02/16/2010 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday,February 16,2010 6:30 o'clock p.m. 5. #10-3446 STEVEN D.BLUM, 1131 WILDHiJRST TRAIL, SKETCH PLAN,7:45 P.M.— 8:13 P.M. Jeff Martineau,Developer,and Mark Gronberg, Surveyor,were present on behalf of the applicant. Curtis stated the applicant is here for a sketch plan for a 6.89 acre parcel proposed to be divided into six single-family residential lots. All of the lots would be served by a new private road with cul-de-sac extending westerly from Wildhurst Trail. All lots would be served by municipal sewer and private wells. The proposed 6.89 acre lot subdivision appears to be in conformity with the guiding of this area for single-family lakeshore residential development at a density of one unit per one acre. The proposed development will be required to conform to the 1.0 acre, 140 feet width standards of the LR-1B Zoning District. Under a standard subdivision process,each proposed lot would have to contain the minimum of 1.0 acres of dry buildable land. The proposed single-family development with one-plus acre lot sizes is consistent with existing development in the surrounding neighborhood. Developed single-family lots surround this site to the south and east and a city park property borders on the north. The surrounding single-family lots vary between %2 to 1-plus acre lots. The current survey depicts six lots with a conforming density of one lot per gross acre. However, some of the lots are less than the 1.0 acre requirement due to the presence of bluffs and steep slopes and storm water ponding which reduce the availability of calculable acreage. The three northern lots have adequate building envelopes and do not appear to meet the required lot area minimum due to the buff and steep slopes. Further refinement of lot lines may alleviate some of the borderline lot area issues,but it appears that two of the lots likely will need to be eliminated based solely on the calculable buildable acreage. The developer should provide the bluff analysis including a perpendicular cross-section to assure the bluff has been correctly defined. The proposed road corridor is 50 feet in width with a 100-foot diameter cul-de-sac as required by the Subdivision Ordinance and the CMP for a local private road. The standard paved width for this road would be 24 feet with a 50-foot diameter cul-de-sac. Street design information is required at the time of preliminary plat for the City Engineer's review. The City would expect that the existing cut for the current driveway at Wildhurst be eliminated and the remainder of the driveway, as it cuts through Lots 5 and 6,be removed. The CMP indicates that no future irails are proposed along Wildhurst Trail. Because of the proximity to the City park property and the sensitive nature of the bluffs and ravine,Planning Commission and Council will be asked to consider whether dedication of land or an 8 percent park dedication fee would be more appropriate. The City would require standard perimeter and drainage easements around all property boundaries in the plat as well as Conservation and Flowage Easements over any delineated wetlands. Due to the nature of the topography on this property,the developer should consider a master grading plan which includes building pad locations as part of the preliminary plat review process. Page • 12