04-18-2016 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,April 18,2016 6:30 o'clock p.m. The road access onto North Arm Drive is outside of a curve and would not be expected to have any sight distance concerns. At approximately 375 feet in length, the cul-de-sac meets the City's 1000 foot maximum length limitation. A potential issue for discussion is that the proposed cul-de-sac location abuts the rear yard of the existing residence at 835 Windjammer Lane. While those owners and their predecessors have experienced a single private driveway at that location since the house at 835 was built in 1969, the driveway at 800 North Arm has existed at its current location since at least the 1940s or earlier. Conversion of the driveway to a road may have negative impacts to those neighbors and consideration should perhaps be given to requiring additional buffering or separation of the proposed road from the south lot line. The cul-de-sac could be moved further north into Lot 1 but that may have additional impacts on the already linear shape of the lots. Based upon the density being proposed, Staff would conclude and recommend that the road be publicly owned and maintained. If the road is deemed to be private, the City will require a road, drainage and utilities easement over the private road, which should be platted as an outlot and designed and built to City private road standards. Standard perimeter drainage and utility easements around all property boundaries, as well as conservation and flowage easements over the delineated wetlands will be required. An additional easement for sewer system maintenance would be appropriate to obtain at the time of subdivision. The CMP does not indicate any future trails along North Artn Drive. No sidewalks exist in this area of Orono and none are contemplated. City Code requires dedication of eight percent of the land as public park or payment of the equivalent value in cash. The anticipated park fee would be $5,550 per lot, for a total park fee of$11,100. The property will also be subject to the stormwater and drainage trunk fee. If the existing residence is intended to remain,the Code would suggest that the fee would be approximately$10,500. If it is removed, the fee would be$15,750. The existing sewer connection for the house on Lot 3 runs across proposed Lots 1 and 2 along the shoreline. Leaving it as is will require establishment of easements between the properties. Adding sewer stubs to serve Lots 1 and 2 is likely necessary and may be difficult since the existing gravity line is approximately l5 to 20 feet below existing grade. Municipal water is not available and not planned to be extended to this area of Orono so private wells will be required. The property contains a narrow strip of delineated wetland along the northerly shoreline, which would presumably remain untouched. The City will require a conservation and flowage easement over this strip of wetland. Due to the need for vehicular access for municipal sewer maintenance,the City will likely require that buffer widths and locations be established in a manner that will accommodate such maintenance. The site is relatively open, with one significant wooded area in the steep slope area directly downhill from the proposed building site on Lot 1. The developer is encouraged to preserve existing vegetation to the extent possible. It is likely, however,that connection to the municipal sewer along the shore will require some disruption to the wooded area. The property will also be subject to the City's Conservation Design Ordinance. Each of the lots will be subject to Tier 1 hardcover limits. Staff recommends the Planning Commission discuss the issues outlined in Staff's report and provide the developer with an overview of the pertinent City ordinances and how they affect the proposed plat. Page 5 of 32