01/20/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday, January 20, 2004 6:00 o'clock p.m. (#04-2971 HICKORY FINE HOMES INC., 3220 AND 3240 WATERTOWN ROAD, LOT LINE RE-ARRANGEMENT—Continued) Since both lots drain directly to a creek which flows to Stubbs Bay, from a water quality standpoint, they function as lakeshore lots. There is little ability to collect significant amounts of stormwater runoff from either lot before it reaches the creek. Therefore, Gaffron maintained that Stormwater treatment provisions should be added to the plan in the form of required substantial buffer strips along the creek, which must remain vegetated with high grasses and not be fertilized. As with the park fee, there is some question as to whether this subdivision should be subject to the Storm Water and Drainage Trunk Fee established by City Ordinance. The fee is established at $2,700 per acre, with a cap of 4.0 acres to be charged per lot. For this property, Lot 1 would be charged the maximum 4.0 acre fee($10,800) and Lot 2 would be charged for 3.47 acres ($9,369). However, a case can be made that Lot 2 already exists as a viable building site, and the real intent of the subdivision is to make Lot 1 buildable. An argument can be made that only the fee for Lot 1 should be required. With regard to septic, Gaffron noted that Septic Systems Inspector Matt Bolterman has reviewed the submitted septic testing and confirms that each lot has suitable sites for adequately-sized septic systems. While the proposed plan appears feasible and appropriate based on the information submitted to date, Gaffron reiterated that the lack of a requested proposed driveway and creek crossing plan, and the lack of proposed house locations to help in determining the feasibility of house development on these somewhat limited sites, suggests tabling may be appropriate until that information is submitted for review. He recommended that the Commission briefly review, provide comment, and then table pending receipt and City Engineer review of requested driveway and creek crossing plans. Acting Chair Mabusth asked if the applicant had begun the process with the MCWD. Henderson indicated that this had begun. Gary Roller, 3280 Watertown Road, the neighbor on the west side, stated that he had a difficult time seeing the building site on the back lot. Gaffron pointed out that the buildable site was tucked in against a 45' setback from the west lot line,between the creek setback and wetland. Mark Summers, 75 Crystal Creek Road, pointed out that his home fell 60' north of Watertown Road and 75-100' west of the property and he, too, was concerned with the placement of a home on lot one. PAGE 23 of 53