01/17/2012 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday,January 17,2012 6:30 o'clock p.m. In addition,the applicants have submitted a grading plan,which has been deemed acceptable by the City Engineer. Curtis noted the applicants have submitted MCWD approved wetland delineations and functional assessment for all wetlands on the property as well as confirmation that the property contains a total of 10.0 dry,buildable acres. In addition,the applicant's Conservation Design plan has been received. 2. Submittal of a revised subdivision survey indicating standard perimeter drainage and utility easements as well as conservation, flowage and drainage easements over all wetlands and wetland buffers on the property. Additionally, a 10-foot trail easement should be shown concurrent with the requested perimeter D/U easement along McCulley Road. The properly consists of an open hillside with perimeter trees and three wetland bodies. 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 applicant has submitted their response to the City's request for a conservation design analysis and plan consisting of the City's review checklist and � a short letter. The applicant's conservation design submittal appears to indicate there are no natural resources present on the subject property to be enhanced,preserved or protected. However, it is difficult to ascertain their conclusions without a detailed analysis. The applicant has not referenced specifically how the subject property is classified within each of the NRI maps. The submitted conservation design materials appear to be lacking critical elements such as detailed reporting and analysis of the site's natural values and visual documentation such as photographs which illustrate existing viewsheds,etc. Further, while invasive species have been identified, no plans for removal and maintenance have been contemplated. The conservation design analysis and conclusions submitted by the applicant appear to suggest the property is a what you see is what you get site with little to no worthwhile natural value based on the conservation design standards. The Planning Commission should consider the submitted conservation design analysis and determine if sufficient information has been provided to satisfy the conservation design analysis requirements. If so, and the Commission agrees with the conclusions of the applicant's report,which seem to indicate lack of existing natural value within the site, a motion to approve the subdivision should be considered. It is Staff s opinion that the proposed subdivision meets the minimum requirements outlined within the RR-lA zoning district standards as well as the subdivision requirements for the creation of a new, buildable lot. Separate easement documents are required to be submitted to convey the appropriate easements. Schoenzeit asked whether any additional documentation will be provided prior to the City Council meeting. Curtis indicated there would not be unless the Planning Commission so requests. � Levang asked if Staff is requesting the Conservation Design analysis be provided. Curtis indicated Staff is recommending a more detailed analysis be completed, and that the conclusions reached by the Applicant's engineer that have been submitted have some value but they are not as in depth as what Staff would normally prefer. Page 2