01/17/2007 Planning Commission Minutes

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� • MINUTES OF THE ORONO PLANNING COMMISSION Tuesday,January 16,2007 , 6:00 o'clock p.m. (#07-3258 George Stickney, Continued) � 2. Replatting of Lots 1 and 3,Block 1,Bracketts Point,to create: � a. a new private road outlot serving 1450, 1480 and 1500 Bracketts Point Road; b. a 2.02 acre lakeshore lot to replace the 1.99 acre non-lakeshore lot at 1450; c. a 2.83 acre lakeshore lot to replace the 3.71 acre lakeshore lot at 1500; d. a new tennis court outlot,potentially to serve as a neighborhood amenity. The proposal is in conformity with the guiding of this area for single-family dwellings at a density of one unit per two acres. The properiy is zoned LR-lA, Single Family Lakeshore Residential District,requiring , 2.0 dry buildable acres per lot and a 200-foot lot width. Gaffron stated the biggest issue is road layout. Currently, the 20-foot right-of-way of Bracketts Point road contains a narrow paved road that serves homes at 1450, 1480,and 1500. It has no cul-de-sac platted or constructed,but both 1480 and 1500 have loop driveways that eliminate the need for backing up. While these provide for some level of emergency vehicle access, at the average 14-foot width they do not necessarily provide the 20-foot width that the fire marshal would likely be looking for. An additional issue regarding the lack of a cul-de-sac is the need to provide a turnaround for public traffic at the end of Bracketts Point Road. The entire length of the road from County Road 15 to its southerly end abutting 1480/1500 is dedicated to the public. However,the City has historically only maintained it to the northwest corner of 1450 and there has long been a sign at that point that says private road starts here—turn around here. This has not been a huge public issue and has served the residents fairly well. The new proposed layout would eliminate the portion of 1480's driveway in the existing 20-foot right-of- way and create a new shared private road abutting the entire west boundary of 1480. Tliis will have obvious impacts on 1480's access route and may require minor changes where its driveway would enter from the south end of Outlot B. As it regards the vacation of the right-of-way near the lake, Staff would note that it does not abut the lake and provides no public access to the lake. It may provide the opportunity for the public to view the lake, some of which could be lost with this proposal. The Planning Commission should consider the following issues: 1. Is the proposed back-up apron or modified hammer handle configuration at the northwest corner of Lot 1 and Outlot A acceptable as a public turnaround? The City Engineer suggests that the turnaround should be platted as public right-of-way. The issues with a hammer handle versus full cul-de-sac include, one, ease of movement for all probable users; two, amount of hardcover necessary within close proximity to the lake; three,public perception of the demarcation between the end of a public road and the beginning of private driveways. 2. Does the con�guration proposed adequately serve 1480? PAGE 23 •