01-17-2012 Planning Commission Packet

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� � 11-3531 15 November 2011 Page 3 of 5 existing home on the property is proposed to remain at this time. The access to Tract B is currently via the existing driveway which cuts through proposed Tract A. The applicants have shown a proposed driveway entirely on the Tract B property. All required RR-1A setbacks are currently and can reasonably be met if this lot is redeveloped with a new home. Wetlands on Site and/or Impacted According to the submitted survey there are three wetlands on the property: one on the northern property line of Tract A is shown on the City's wetland map as a Manage 2 wetland requiring a 25 foot buffer and is approximately 1,970 square feet in area; the two wetlands along Wolverton Place are not shown on the City's wetland map these wetlands total 9,965 square feet(0.22 acre).The wetlands were delineated this year. The MCWD must approve these delineations and determine whether or not the wetlands along Wolverton Place are incidental ditch wetlands and not subject to WCA or the City's buffer requirements. Once the delineations are approved and the functional assessment conducted to - determine the preservation classification (if applicable), the appropriate buffer widths and setbacks . should be indicated on the survey. In the event the wetlands along Wolverton Place are determined to be subject to WCA regulation the total acreage of the property to be subdivided will not meet the City's minimum dry buildable acreage and the subdivision should be denied.* The City will require a Flowage iTM and Conservation Easement over all wetlands and buffers designated on the site. Road Layout and Standards 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. Park/Trail Easement/Fees or Dedication Needed 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' wide trail easement be required along McCulley Road on Tract A as part ofthis subdivision application. The Park Fee is determined as 8% of the fair market value of the land being subdivided, or a maximum of$5,550 per residential dwelling unit.The City Assessor provided staff with a fair market value estimate for this property which results in the application of the maximum per dwelling fee.Staff has determined that as there will be one new dwelling site,the total Park Fee will be$5,550. Road Improvements and/or Easements Needed The City requires 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.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. Stormwater and Drainage Improvements The 10.1 acre development is subject to the 5-acre Stormwater and Drainage Trunk Fee. The total SWDT Fee for this property is$2,660 per acre x 10.1 acres=$26,866. Utility Locations and Availability The subject property is not located within the Metropolitan Urban Service Area (MUSA); sewer service is not available to these properties. The properties are proposed to be served by septic systems and private wells. All septic systems must be located 20' from all property boundaries, 20' from structures,