02/19/2013 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Tuesday,February 19,2013 6:30 o'clock p.m. It is important to note that here should be a platted corridor to the properiy to the immediate southeast for potential future road connection to serve that property. This would allow for a future through road from Willow to Watertown. This would provide more options for future development of the property to the southeast and ultimately make for more efficient road maintenance. A Rural Oasis Study and Conservation Design Master plan is required for this project and it should be submitted with the preliminary plat application. Any platting that takes place would require the recording of easements and buffers for the wetland. The property is subject to the 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. Conservation easements should be provided to protect the views and natural features identified with the comprehensive Conservation Design Master planning process. The subject properiy is located within the Metropolitan Urban Service Area. Sewer service is available to these properties via the Hackberry system which discharges to the Long Lake system. Water service is available from the Long Lake system subject to Long Lake approval. Sewer and water fees will be due to Long Lake, subject to the provisions of the Glendale Cove Sewer and Water Agreement. The developer will be responsible for installation of sewer and water laterals to serve the development. Per past City practice,there will not be a connection charge to Orono for sewer or water but Long Lake connection charges will apply. Staff has developed a series of sketches depicting options for consideration. Sketch 1 puts a slight curve in the entry from Willow and also includes a future 50-foot angled corridor from the cul-de-sac to the northwest corner of the property to the southeast. This layout also reduces the length of the outlot driveway to Lot 3 to around 100 feet. Gaffron stated Sketch 2 avoids platting a permanent cul-de-sac and makes use of temporary cul-de-sac easements. This type of layout has been used on occasion in the past. The benefit is that if/when the road is extended to serve the next property,the temporary cul-de-sac can be physically removed and the underlying land can revert back to the appropriate owners via extinguishing the easement rather than vacating a platted road. This option also saves on future survey costs. Both Sketches 1 and 2 end up putting a corridor connection to the next property right at the northwest corner of the parcel,which may be awkward and may not be a reasonable place to connect into that property since you will end up with either a right angle turn or some triangular shaped lots. Sketch 3 shows the cul-de-sac further to the east and north and rearranges the layout so that Lots 1 and 2 become single lots and would access directly to the cul-de-sac. Lots 2 and 3 would also access directly to the cul-de-sac. Lots 4 and 6 would access directly on to the private road but instead of having a connection at the very northwest corner of the neighboring property, it would be moved it south either to the very south end of Lot 5 or between Lot 5 and 4 and 6. Gaffron stated conceptually this is an idea that could work. The potential is that you create the corridor between Lots 5 and 6 with the expectation that that lot is either going to access the driveway off of Willow Drive or the future road. It also forces there to be two new roads or connections off of Willow Drive. Page 16 of 23