10-21-2013 Planning Commission Packet

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday, September 16, 2016 6:30 o’clock p.m. _____________________________________________________________________________________ Page 29 of 34 the quiet, almost rural feel even though the homes are close together on Togo Road. Knollenberg indicated the green land and the open areas help create that feel. Knollenberg pointed out on the overhead the nature area that extends from the park down to Shadywood Road. Knollenberg commented a number of wildlife live in this area and that the development in the back portion of the site would change the nature of the neighborhood. In addition, there is a wet area on the property and is approximately 25 feet lower than Northern Avenue. Knollenberg noted that area floods regularly in the spring and that any driveway in that area will further impact the flooding. Knollenberg stated as it relates to the current plan, the survey shows three separate parcels and that he is wondering why there has been a change in the platting. Knollenberg noted Mr. Gaffron had difficulty fitting in six lots on his own sketches and having them meet all the requirements. Gaffron stated it becomes a question of whether the City is going to give credit for all of the dry buildable area, which would support six or seven lots, but noted all of the other standards cannot be met on each individual lot. Gaffron noted the land has been combined in the past and is acting as one site rather than three separate parcels. Knollenberg stated the one house will be located right next to his if the proposed plan is approved. Jeff Zell, 3680 Northern Avenue, pointed out his property on the overhead. Zell stated every spring and every time it rains more than two inches, the swamp drains on his property and the woods remain wet for two or three weeks. Constructing a driveway in that area will only compound the problem. Zell noted he has hauled in over 140,000 pounds of rock for his driveway and it keeps sinking in. Zell stated the area in the back would likely be even softer. Zell stated there is also a substantial amount of wildlife in the area as well as mature trees which would be nice to preserve but that he is more concerned with the water runoff and the impact that will have on his property. Ralph Kempf, 3675 Togo Road, pointed out the location of his property and Jeff Zell’s property. Kempf noted there is approximately 66 feet between his property and the subject property. Kempf stated in his view this is a very special neighborhood and is a very valuable asset to the neighborhood. A number of different types of wildlife live in this area and it is truly a natural preserve. Kempf stated the neighbors would hate to see that altered in any way. Kempf stated the 66 feet that Mr. Zell owns does totally fill up with water and slowly drains every time it rains. In the spring the land is under water for quite some time. The area from Sunset to Shadywood drains to this property and needs to be taken into consideration as it relates to the overall drainage of the neighborhood. Kempf stated the PRD proposal of having the houses more clustered along the front as compared to the back makes more sense since it will help preserve the wildlife habitat and the drainage area. Kempf stated he would encourage the Planning Commission to deny the current proposal. John Quam, 3760 Northern Avenue, stated he is the property that abuts this property. Quam stated he is very much opposed to the original proposal and that he has already submitted his concerns in writing to the City Council and the Planning Commission. Item #01 - PC Agenda - 10/21/2013 Approval of PC Minutes 09/16/2013 [Page 29 of 34]