09/19/2005 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION Monday, September 19,2005 6:00 o'clock p.m. (#05-3152 BOHLAND DEVELOPMENT, CONTINUED) residence and the property to the immediate east of the site is developed with a residence near Watertown Road and open land including substantial wetland to the rear. Gaffron reviewed the location of each lot,noting that the houses are essentially in a line. The proposed road layout meets the corridor standards of a 50-foot road right-of-way and 100 foot cul-de-sac diameter. Gaffron noted Lot 4,Block 2 has a number of issues that need to be addressed. First,the dry buildable area southeast of the wetland is 1.67 acres, which does not meet the minimum contiguous two-acre requirement. Second,the proposed house site is located at the most southeasterly corner of the lot,tucked up against the front and side setbacks,in a location that will tend to block the long views the Rural Oasis study contemplates protecting. Third,the septic sites appear to be too near the side lot line and the alternate site is oddly shaped. Fourth, in order to make the driveway functional, it parallels the front lot line for 200 feet before it enters Watertown Road. This driveway requires a retaining wall approaching ten feet in height just outside the required wetland buffer. Gaffron stated Staff would normally require that all lots in a subdivision be served with driveways from the new local road rather than from the arterial. Lot 4 is proposed to access directly to Watertown. The alternative would be to create a driveway connection across the entire width of Lot 4 to connect with the private road. This would impact the wetland buffer area. Gaffron indicated the proposed development would be required to provide stormwater management systems including ponding. A stormwater pond is proposed near the east end of Lot 3,just above the wetland, and a lengthy storm sewer is proposed leading from the southwest corner of the property to the pond, in order to collect storm drainage from the entire private road. An easement for the existing drainageway through the site was granted when the property was subdivided as a part of the Kintyre plat in 1983. Wetlands on the site will be subject to the standard Flowage and Conservation Easement as well as the City's new buffer requirements. Gaffron indicated the Orono Comprehensive Trail System Plan does not show any future trails along this segment of Watertown Road. The six new lots would be subject to the standard eight percent park dedication. It is likely that this will be in the form of a fee rather than land dedication; although the Park Commission will be reviewing this. Gaffron recommended the developer familiarize himself with the City's proposed Comprehensive Plan Amendment with regards to Conservation Design, as this property is being reviewed in terms of the Rural Oasis goals and policies soon to be formally adopted. Bohland stated he has had the septic sites tested but the report has not yet been submitted. Gaffron noted he only has the boring information. PAGE 22