06/21/2004 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING MONDAY, JUNE 21, 2004 6:00 o'clock p.m. (9. #04-3027 Brenshall Development on behalf of Thomas James Properties, LLC, SW Corner of Old Crystal Bay Road and Highway 12, Sketch Plan—continued) shaped roadway system with access off of Old Crystal Bay Road. The property is located within the Metropolitan Urban Service Area and would be served with public sanitary sewer and water. The site is extremely flat and open with a wetland comprising approximately 4.00 acres of the total area of the plat. An existing single family residence exists on the 1.811 acre piece, which is proposed to be removed. The other existing single family residence at the corner, 595 Old Crystal Bay Road, is not part of the plat. For more detail and staff recommendations, she referred to her staff report, dated June 16, 2004, and included in the Planning Commission agenda materials. Gundlach indicated the property is guided for a mixture of urban single and multi-family residential uses at a density of 2-4 units per acre. She deferred to the applicant's representatives for a sketch plan presentation. Steve Johnston, Landform, initiated the sketch plan presentation of Old Crystal Bay Villages, acknowledging that though the city is currently under a moratorium for any development of 2 units per acre or more, the proposed project is being allowed to undergo sketch plan review. He described a brief site history and explained their view of the site and how it would meet a housing market segment not served in Orono. Ben Nelson distributed materials to the Planning Commission and staff illustrating the site plan, cross-sections,perspectives and house types. He conveyed their goal was to create a neighborhood village feel, blending old and new architectural features with low rooflines to break the scale. Mr. Nelson stated the exterior house finishes would have stone and color varieties with no "taupe- town"colors. Mr. Johnston explained that due to site constraints and design purposes there is some need for small lots and closeness. The sketch plan proposes 4 units per acre density with 45' building widths and 6' side setbacks on the garage side and 10' side setbacks on the house side for a combined 16' side setback. Mr. Johnston stated the appearance of these houses/side setbacks would be better than those in the recent Stonebay development. He indicated there were no planned impacts to the large wetland on the site,though a small wetland would be mitigated. It was emphasized the proposed density is permitted by the Community Management Plan (CMP) and is not at townhouse density levels. Chair Mabusth asked for information about the house plans. It was explained that the house pads would be 1800 s.f. with a 600 s.f. garage for 2 or 3 vehicles. Chair Mabusth asked about the structural coverage calculations. Gundlach advised that there would be about 28% structural coverage assuming an average building pad and not including the wetland acreage. Gaffron pointed out the proposed sketch plan does not fit into the average 2.5 optimum unit per acre density guided by the CMP. He recommended the Planning Commission should view the entire 50- 60 acre area, which would include the Dumas' property, instead of evaluating the properties separately. Gundlach concurred, indicating that the proposed 4 units/acre on the subject property may restrict what eventually could be done on the remainder of property guided for 2-4 units per acre. Page 16 of 22