11/21/2011 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,November 21,2011 6:30 o'clock p.m. . The applicant is proposing to create Outlot A over the existing driveway access as shown via Willow Drive South through a 50-foot corridor with a 100-foot 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. • Orono's Comprehensive Plan indicates that a future trail is proposed along Willow Drive south,which would provide a connection from the Luce Line to the Dakota Rail. The City has not determined on which side of the road the trail might be developed. However,Planning Staff recommends that,if possible,considering the wetland along Willow,the dedication of a trail easement be required as part of this application. The Park Fee is deternuned as 8 percent of the fair market value of the land being subdivided or a maximum of$5,550 per residential dwelling unit. For this property, Staff has determined that as there will be two new dwelling sites,the ParkFee will be$11,100. The City will require standard perimeter, drainage and utility easements around all property boundaries in the plat as well as Conservation and Flowage Easements over the delineated wetlands and wetland buffers. Establishment of wetland buffers and buffer setbacks will be triggered for the lots containing wetlands. The subject property is not located within MUSA. The properties are proposed to be served by septic systems and private wells. All septic systems must be located 20 feet from all property boundaries 20 feet from structures,hardcover and the delineated edge of wetlands. Private wells shall be set back three feet from structures and 50 feet from septic systems. According to the submitted survey,there are three wetlands on the property: one of the northwestern edge of Lot 1 is classified as a Manage 3 wetland; one located entirely along Willow Drive is shown as the City's wetland map as Manage 2; and a larger wetland along the eastern portion of the property is shown as a Preserve wetland. The wetlands were delineated this year and were submitted to the MCWD for their review and approval. The City will require a flowage and Conservation Easement over all wetlands and buffers designated on the site. The property has an area of existing woods along Willow Drive and a mature pine stand along the northern property line,three wetland bodies,and an open view-shed over the wetlands to the east. The Rural Oasis Study and Conservation Design Master Planning process has been formulated to help determine on a case-by-case basis what natural values should be preserved. 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 by the Planning Commission prior to final review and approval of the preliminary plat. The applicant is proposing to utilize the existing private drive location for the new private road. Widening the private drive and upgrading it to City standards will impact the adjacent wetlands. The proposed fill within the wetlands will require a Wetland Conservation act pernut from the MCWD. Wetland buffer mitigation will be required as part of this approval. Staff recommends tabling of the preliminary plat subject to submittal of the following: Page 16