11/17/03 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,November 17, 2003 6:00 o'clock p.m. (#11) #03-2961 NINA WILDMAN, 745 SPRING HILL ROAD, PRELIMINARY PLAT, Continued Gaffron explained that the loop was proposed for two reasons; first, the code requires that the lots abut a private or public road. While a cul-de-sac is also acceptable, Gaffron pointed out that no one wanted to see a big open cul-de-sac in this area when they could preserve some of the trees with the loop. He added that the loop will provide emergency vehicles with adequate turn around space and give people who inadvertently come down the private road an opportunity to turn around. Winston explained that it was her intention to purchase a portion of the subdivision in order to preserve it and put a conservation easement over as much of the area as possible. She stated that they do not wish to see the area destroyed by the construction of a lot of houses built there. Winston pointed out that no one had approached them with regard to a bigger easement at this time, and indicated that they would have to think twice about granting a greater easement. Acting Chair Mabusth stated that she would concur with the City Engineer's recommendation with regard to street widths and suggested staff seek the City Attorney's opinion over expanding easements in a cartway. She indicated that she would feel more comfortable addressing access to these parcels only, and further suggested consideration be given to turning the access to lot 2 into an outlot. Gaffron stated that it would be unusual to require an outlot and require a road be built in it. Acting Chair Mabusth further suggested that the outlot be registered in joint ownership of the properties, in an effort to save the City from future difficulties. Gaffron indicated that,while making the driveway an outlot made sense, the City would want to put an underlying easement over it. Gaffron encouraged the Commission to make a recommendation of what should happen for the future and have the lawyers work out the details to revise as necessary. He acknowledged that it would be difficult to make the road 20' without some impact to trees and the cartway. Bremer asked what degree of impact a 20' roadway would have on the wetland encroachments. As the subdivision would be located 1/2 mile from Spring Hill Road, Gaffron stated that the road would need to be a minimum of 20' wide for safety reasons. Rahn asked if Orono had ever allowed homes to be built without adequate fire access or sprinkling systems. Gaffron stated that none came to mind. PAGE 26 of 41