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) Chair Mabusth indicated this issue had been addressed. 4. Should the City allow the property to be developed without developing at least a"vision" of how the Dumas piece to the west might be included? It was a consensus there should be some kind of connection between the properties, that it should be evaluated as to how the fill elevation would impact the Dumas property and existing uses to the west, such as the orchard, and what sound barriers and buffers would be needed for the development. Leslie and Jurgens stated they assumed there would need to be cyclone fence adjacent to the Hwy 12 right-of-way. 5. If the Dumas property develops a townhouse use, are there possibilities for negative transitions through this proposed development? Gundlach noted the applicant's intention with the dead ends at the western boundary of the plat is to provide access for the future development of the Dumas property. There is some risk in allowing this property to develop, specifically the roadway system, without at least thinking how the Dumas property might develop bearing in mind the intentions with the CMP. The CMP has guided both properties for the same mixed use at an ideal overall density of 2.5 units/acre. She advised there is a need to consider transitions and access issues. Leslie wondered if the developer was concerned with their proposed project's street becoming a thoroughfare for the Dumas property. Chairs Mabusth requested Mr. Johnston prepare a sketch plan for the Dumas property. 6. Are the setbacks proposed reasonable? Can the site support 50 single-family lots? Chair Mabusth stated that with standard setbacks and buffer areas, the site probably would not support 50 single-family lots. Rahn commented that the CMP guides for 2-4 units per acre,but with using the maximum of 4 units per acre instead of aiming for the 2.5 average units per acre, he questioned if it is what is wanted in Orono. Gaffron remarked that to achieve 2.5 units per acre, it probably would result in a mix of single and townhouse units. Jurgens added that the single-family homes could become part of the townhouse association. Mr. Johnston remarked that there were differences, such as exterior maintenance, garbage collection service, lawn mowing,between single family homes and townhouses that would negatively affect association management. Also, he noted that the expectation that backyards were private spaces was a significant difference. Gaffron pointed out the public area could abut some of the wetland area. Fritzler added that without the proposed trail, there appears to be no access to the wetland, no outlet for emergency vehicles or other public vehicles, except across private land. Page 18 of 22