03/15/2004 Planning Commission Minutes

Home Browse Search

MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, March 15, 2004 6:00 o'clock p.m. (#16. #04-2998 HENRY J. LAZNIARZ, 120 BROWN ROAD SOUTH, SKETCH PLAN -Continued) commission is looking at a variety of variances for lot widths, perhaps for lot areas. There are some back lot situations that are potentially difficult and it might be worth our while to start talking through them and that will bring up specific issues to address. Gaffron explained each of the five concepts. See Exhibit A-2 for each of five Concept Plan A-E. In reviewing Concept Plan A, Gaffron noted the creek is an amenity whose value can't be judged. There are wetlands on the property. There is also the Luce Line Trail along its south boundary. Gaffron noted once the required setbacks are put in, as this is a back lot, we are looking at 150% of the standards so instead of the 50' there would a 75' setback from the trail. You start to look at the real buildability of this site and what does it do to the character of the Luce Line if this is built. He continued by saying if we are to give this applicant one unit per two acres through a PRD one of the things we ought to be pushing for is to not let this area abutting the Luce Line be buildable, and either acquire easements over this or have this as part of their park dedication. Chair Smith stated she is familiar with this site and can't envision a house there and asked if this meets DNR setbacks. Gaffron responded that DNR doesn't give the city specific setbacks from the trail, and the creek setback is 75'. He continued by saying the DNR hasn't developed a specific setback from the Luce Line and city code says that if this was a side lot line we would have a 30' setback. An accessory building that was fairly small could get as close as 10' to the trail boundary. Access to the lot abutting the trail is by crossing the creek somewhere, and will require some sort of bridge and that means the DNR and MCWD would need to give approvals. Bremer asked how that would affect fire department access. Gaffron stated that with any of the properties with 1,000' long driveways that are 12' wide it is difficult to sometimes get fire trucks to the property. This property would not have city water,but have private wells so there is an issue for the fire department having to bring water in to the property to fight a fire. Applicant stated he is interested in dedicating the area from the creek to the Luce Line and wants seven properties on this site. Gaffron concluded with Concept A with saying this is a series of lots essentially coming off a single road system where you are parallel and potential issues where a home might be built. Gaffron explained that Concept B has the same corridor to get to the south end,perhaps some "gerrymandered" lots at the end of the cul-de-sac to get out to the properties up by Long Lake. Page 45 of 48