01-17-2012 Planning Commission Packet

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i':., i � 11-3531 9 January 2012 Page4of5 Driveway plans have been reviewed and approved by the City engineer. The plans must be placed on the final certificate of survey prior to recording. , 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. The applicant's revised survey reflects a 10-foot wide easement concurrent with the existing drainage and utility easement along McCulley for future trail purposes. 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. 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, hardcover and the delineated edge of wetlands. Private wells shall be setback 3'from structures and 50' from septic systems. Rural Oasis,Conservation Design&Woodland Impacts The property 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 purpose of Conservation Design is to preserve and enhance Orono's identified ecological/aesthetic character by requiring: (1) protection and enhancement of drainageways and water quality; (2) protectiorr and enhancement of ecological communities; (3) reinforcement and establishment of ecological connections throughout the city; (4) augmentation and preservation of viewsheds including corridor enclosure and buffering; (5) preservation and improvement of views; and (6) preservation or reinterpretation of local landmarks. Conservation Design is defined in the ordinance as follows: Conservation design means a two-phased approach to design and development that maintains or improves ecological assets, provides infrastructure that works with the land, and incorporates people's instinctive desire to experience nature. Some conservation design strategies include: identifying and avoiding sensitive natural features, planning roads along contours, allowing lots to border natural open space, integrating ecologica!stormwater management, using smaller lots, and educating developer and buyers about the ecological values of the landscape. The first phase entails an inventory and analysis of the potential development site's natural features, existinq land uses, and wetland delineation. The second phase entails analyzing the design implications of the findings from the initial phase, alternative stormwater design, and a conceptual design for road and lot layouts.