11/21/2011 Planning Commission Minutes

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� MINUTES OF THE ' ORONO PLANNING COMIVIISSION MEETING Monday,November 21,2011 6:30 o'clock p.m. Tract A is proposed to contain 5.05 acres total. Based on the submitted wetland delineations,only 4.8 acres of this lot is dry buildable. The subdivision will result in 677 feet of frontage along Wolverton Place. Potentially all of the required RR-lA district lot line setbacks can be met. Tract B is proposed to contain 5.05 acres total. Based on the submitted wetland delineations, only 4.98 acres of this lot is dry buildable. This lot is proposed to have 474 feet of frontage along Wolverton Place. The access to Tract B is currently via the existing driveway which cuts through proposed Tract A. Al� required RR-lA setbacks are currently and can reasonably be met if this lot is redeveloped with a new home. Proposed Tract B contains an existing home, driveway, and two separate wetland bodies.A gazebo exists along the north property line of proposed Tract A as well as the current driveway access to the home on Tract B. Curtis noted the applicant's surveyor is currently calculating the dry buildable acreage based on the wetland delineation report which has not been certified by the MCWD. If the MCWD certification concludes that the wetlands along Wolverton Place are not incidental and are subject to WCA regulation, this will result in less than a total of 10.0 dry,buildable acres and less than 5.0 dry acres per lot. If this is the case,this subdivision cannot go forward. The proposed subdivision is in conformity with the guiding of this area for single-family rural residential development at a maximum density of one unit per five acres. The proposed development generally conforms to the 5.0 acre dry-buildable, 300'width standards of the RR-lA Zoning District. Primary and alternate septic locations for each lot will be required;preliminary designs have been submitted and approved by the City's septic manager. One driveway currently serves the property. The applicant is proposing to re-use the existing driveway for Tract A and to create a new driveway to access the home in Tract B entirely on the Tract B property. Staff is recommends requiring the existing driveway access to Tract B be abandoned and a new driveway be reviewed and constructed as part of the subdivision approval. Orono's Comprehensive Plan indicates that a future trail is proposed along McCulley Road. The City has not determined on which side of the road the trail might be developed.However,Planning Staff recommends that the dedication of a 10-foot wide trail easements be required along McCulley Road on Tract A as part of this subdivision application. The Park Fee is determined as 8 percent of the fair market value of the land being subdivided or a maximum of$5,550 per residential dwelling unit. Standard perimeter, drainage and utility easements around all property boundaries in the subdivision as well as Conservation and Flowage Easements over the delineated wetlands and wetland buffers should be provided. These easements should be shown on the final subdivision survey. Establishment of wetland buffers and buffer setbacks will be triggered for the lots containing wetlands. The development is also subject to the 5-acre storm water and drainage trunk fee. The total SWDT fee for this property is$2,660 per acre for a total of$26,866.The property is not located within MUSA and are proposed to be served by septic systems and private wells. The developer should develop a plan which identifies and outlines measures for preserving the ecological assets unique to this property.This plan should be submitted to the City to be reviewed and implemented prior to final consideration of the subdivision by the Planning Commission. , Page 10