05-16-2016 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, April 18, 2016 6:30 o'clock p.m. considerably long and narrow in configuration. The average lakeshore setback can be a potential issue with these properties and will depend on which lot gets developed first. The westerly two-thirds of the property is generally open,while the steep slope area along the lakeshore of proposed Lot 1 is heavily wooded. The area around the existing house contains a number of mature trees. The shape of the existing property is somewhat of a point jutting into North Arm Bay, and as such, has shoreline running north, south, and shoreline running east-west. The linear shape of the property forces the proposed lots to be long and narrow in order for each]ot to have at least 140 feet of width. There are a few small areas of wetland along the northerly shoreline. The property to the iminediate north at 790 North Ann is also a lake lot. The property to the iinmediate south includes two off lake lots and a lakeshore lot. The west half of the property slopes gradually to the east,with steep slopes at the easterly and northerly shorelines. The area where the north lot boundary nears the lakeshore is likely a bluff by definition. The property contains an existing residence and a number of outbuildings that are served by a 700-foot long driveway along the south lot line. A potential issue with the proposed house site on Lot 1 is that no structures are allowed within 30 feet of the top of bluf£ The top of bluff will inost likely be defined as the 960' contour. The 30-foot setback would likely force the house further west, away from the lake and closer to the cul-de-sac. Lot 2 contains the existing municipal sewer lines that were installed in 1973. The sewer line crosses the property froin north to south and discharges to a lift station at the very north end of the property at the shore, which in turn pumps into a parallel forcemain that runs back up the hill adjacent to the gravity line, discharging to a manhole in Windjam�ner Lane. The easement for that sewer line is 20 feet wide and no structures can be built over that easement. That results in a proposed house location being resMcted to the triangle between the sewer easement and the 75-foot setback. In addition, the Public Works Department utilizes a route outside of that easeinent due to the topography. It is necessary on a regular basis to bring a truck down to the lift station for maintenance and that route is used since there is no other way to access the lift station. The City needs to preserve this non-easement route for future sewer system inaintenance. Lot 3 contains the existing house that was built in 1956. Replacing the house will likely require it to be moved back from the lake some distance as the 75-foot setback line appears to run through the east side of the structure. With or without the proposed subdivision, an average lakeshore setback variance would be required for replacement of this house. The property is located within the MUSA and is intended to be served with public sanitary sewer and private wells. The proposed subdivision would generally be in conformity with the 2030 CMP which guides the property for low-medium density single-family residential use. Although only a small nuinber of hoines will be served by the road, City Code requires a road width of 24 feet paved width in a 50-foot road corridor. Given the one acre urban density of the proposed developinent, it would follow that the road system should be public. However, since recent urban-density developinents have been directed by the City Council to be served by private roads, the applicants should be advised to prepare as if the road systein will be private. Staff recommends that the road be a public road. Page 4 of 32