03/15/2004 Planning Commission Minutes

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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) There is a cul-de-sac in this area with some smaller lots on either side of it taking advantage of the walkouts to the southwest to the southeast and puts the cul-de-sac in a fairly flat area of the property. Gaffron noted that Concept C has smaller lots up against the city boundary with Long Lake. Lots seem to match those lots to the north in Long Lake. There are larger lots to the south with the cul-de-sac and taking advantage of some areas for walkout houses. Applicant is sensitive to not placing houses on top of an existing house nearby. Doing more with the large area, five small lots, one lot is an outlot and this area is one of the potential areas for stormwater ponds. Somewhere on the property there will have to be a stormwater pond to take the drainage from the road. There is access to the outlot on the north. Regarding Concept Plan E, Gaffron noted that it clusters six small lots in the central area, preserves all of the north side as open space, creates a distinct uniform neighborhood and places the new road on top of existing driveway. Chair Smith inquired how the city can set aside forever preserving outlots when the city does clustering. Gaffron responded that the city has a variety of options including easements, land trust ownership, etc. He noted the city hasn't done any cluster housing in the past. Mabusth suggested the city should think about Northgate or Sugarwoods with 2-acre densities with clusters, one road so you won't impact that property or the driveways. Gaffron said this option has the highest intensity use, leaves the outlot alone and the wetlands could be protected by a conservation easement for unbuildable area east of the project and south of the project from the creek to the Luce Line. Builder is interested in considering putting another lot in the public roadway system west of the outlot area and leave the outlot area alone. Chair Smith asked Gaffron about setbacks. Gaffron stated that if you do a cluster development the city should establish special setbacks for this plat that match the zoning. Also, look at what kind of housing the builder wants to place on the property. Gaffron explained that Concept D clusters one-acre lots in the central area as a uniform neighborhood. It separates the smaller 1-acre lots with standard 2-acre lot to the north and south, preserves open area/greenway between the central knoll and northern knoll. Fritzler stated his concern for fire safety. Fire department would have to bring in drop tanks; there are no hydrants and no way to run a line. Page 46 of 48