11-18-2013 Planning Commission Packet

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MINUTES OF THE ORONO CITY PLANNING COMMISSION Monday, October 21, 2013 6:30 o’clock p.m. _____________________________________________________________________________________ Page 26 of 42 intended to show a concept and not a detailed development. The developer at some point will be required to supply more detailed information. Grittman noted the Planning Commission will not be making a formal approval or denial of the sketch plan. The proposal is based on 118 acres of dry buildable land, which will need to be verified. The proposal consists of two possible alternative layouts, with one of those offered as the preferred alternative for the property and is depicted in Exhibit B. The applicant has also provided a second option depicted in Exhibit E. Exhibit E shows a sketch layout that is based on the allowable density under the proposed amendment and follows the current zoning. Exhibit E illustrates a development of 59 single-family lots, each of two acres in area. This alternative is based on preliminary site data and the lot count would need to be verified. The first plan illustrates an alternative that would utilize the threshold unit count under the zoning and land use plan, then cluster those lots to the higher portions of the site. By reducing the lot sizes and clustering them as shown in the exhibit, the applicants would propose to retain a significant portion of the site for open space. Much of this preservation area is shown around the perimeter of the site. Grittman noted the layout in Exhibit B also shows a clubhouse amenity and a series of trails through the project’s common open space. Grittman stated the applicant’s preferred layout utilizes lots that are less than the 2.0 acre requirement. Such a layout would be possible but requires the project to be reviewed as a Planned Residential Development. That project clusters those lots into one acre lots with common open space that surrounds the development sites. Grittman stated the layout contained in Option 1 is a traditional layout with full development of the property except for the wetlands. Under that scenario, there would be approximately 6,500 lineal feet of roadway. There are four road connections to existing roadways in the sketch which include two roadways to North Arm Drive and two road connections to West Branch that are shown to provide access to the lots within the project. Grittman noted there are four lots in that project design with direct access to existing street, with the remaining lots having access to the new street within the development. There are no other significant amenities as part of the development that are outlined in the sketch plan. Grittman stated under Option 2 there is approximately 5,800 lineal feet of roadway being proposed. The lots would be clustered under a PRD at slightly less lot area than the standard subdivision layout. There are two road connections under this scenario, with both of them going to North Arm. Six lots rather than four provide direct access to North Arm and the remainder of the lots rely on new streets created as part of this project. Grittman indicated the plan also depicts approximately a mile and a half of private trail and shows a community building that would be under the control of the homeowners association. Approximately 62 acres would be common open space. Grittman noted Option 2 has the same number of lots as the standard subdivision but with a different development concept. Grittman stated the threshold question for the City is subject to verification of lot development capacity and the developer would be required to submit all the data that would be required under a full plat. Preserving nearly half the site as common open space is a concept the Planning Commission should recommend the developer pursue. Item #01 - PC Agenda - 11/18/2013 Approval of Planning Commission Minutes 10/21/2013 [Page 26 of 42]