04-18-2016 Planning Commission Packet

Home Browse Search

�s�a�'e ' April 13,2016 Page 4 of B will provide public street access to all urban properties. City responsibrlity for proper maintenance levels will ettsure passable, all-weather streets available at all times for emergency vehicles and for general public ingress and egress. Although only a small number of homes will be served, the City code requires for 3-61ots a road of 24' paved wi.dth in a 50' road corridor, ending in a 100' diameter cul-de-sac with 80' paved width. Given the 1-acre urban density of the proposed development, it would follow that the road system should be public. However, since recent urban-density developments have been directed by the Council to be sezved by private roads (i.e. Oliver Hill) the applicants should be advised to prepare as if the road system will be private. Staff will recommend that it be public. The road access onto North Arm Drive is at the outside of a cwtve, and would not be expected to have any sight-ciistance concez�ns. At approlcimately 375 feet in length the cul-de-sac meets the City's 1000-foot maximum length limitation. It is unknown at this time whether curb and gutter would be required in order to manage stormwater runoff. Street design and grading information is required at the time of preli.minary plat for City Engineer and Fire Marshal review. 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 btult in 1969, the driveway at 800 North Arm has existed at its current location since at least the 1940s or earlier based on available historic airphotos. Conversion of the driveway to a road may have negative impacts to those neighbors. Consideration might be given to requiring additaonal 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—see staff sketch, Eahibit G. Road Improvements and/or Easements Needed As noted above, due to the urban density proposed, staff would conclude and recommend that the road be publicly owned and maintained. However, if the road is deemed to be private, the City will requ.ire a Road, Drainage and Utilities Easement over the private road, which shouid be platted as an outlot and designed and built to City pri�vate road standards. Standard perimeter drainage and utility easements azound a11 property boundaries as well as canservation and flowage easements over the deli.neated wetlands will be required. An additional easement for sewer system maintenance would be appropriate to obtain at the time of snbdivision. Parks, Trails, Sidewalks; Park Dedication The C�VIP does not indica.te any future trails along Norkh Arm Drive. No sidewalks exist in this area of Orono and none are contemplated. There are not any planned pazks nor anticipated park needs relative to development of this property. The City Code requires dedication of 8% of the land as public park, or payment of the equivalent value in cash. Assuxning the City Council finds no need for a public park at this szte, payment of the standard Park Dedication Fee for 2 new building lots would be appropriate;because these are lakeshore lots each with a predevelopment value of greater than $69,375, the park fee would be ca.pped at the maximum of$5,550 per lot, for a total Park Fee of$11,100.