05-08-2017 Council Minutes - Laserfiche WebLink

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MINUTES OF THE ORONO CITY COUNCIL MEETING Monday,May 8,2017 7:00 o'clock p.m. 15. #17-3941 LAKE WEST DEVELOPMENT,LLC,OB/O RICK AND BARBARA LUPIENT,3580 IVY PLACE, SKETCH PLAN REVIEW—Continued the property owner who has the view easement to see whether there is any chance of changing that easement. There is a neighbor that also has a deck and a driveway that encroaches into the setback. The property is a peninsula that is wooded with mostly poor-quality volunteer trees. The land is relatively flat,with some portions of the site actually being located within the floodplain. Some mitigation measures may be required as a result. Each of the two proposed lots exceeds the minimum acreage requirements. Each lot is supposed to face on a public street or an appropriate private easement. The applicants are proposing to create a 30-foot wide outlot to meet City standards. Lot 2,being platted as a back lot given the unusual property shape and access limitations,more than meets the 150 percent lot area requirement. Each lot exceeds the 100- foot width requirement. The front/back lot configuration was recommended by Staff as the most conforming method of converting these three lots into two. In order to convert the three lots into two lots, a new,relocated access corridor to get past proposed Lot 1 is necessary. Since the property is located on a peninsula, with both lots having shoreline on two sides,the average lakeshore setback appears to be defined by the location of the adjacent home at 3560 Ivy. Since any new homes on Lots 1 and 2 must be at least 75 feet from the shore, Staff would suggest that 75 feet become the required average setback regardless of which of Lots 1 or 2 is built on first. As a result,the line between proposed Lots 1 and 2 becomes the front lot line,requiring a 45-foot setback when the back lot 150 percent of standard setbacks rule is applied. The proposed driveway extends from the end of traveled Ivy Place through the road easement across 3560 Ivy and is proposed to be constructed as an 8-foot wide paved driveway within Outlot A. The actual driving surface is proposed to be mostly 30 feet from the shore, while portions will be within 12 to 25 feet from the shoreline. Maximum driveway width allowed within 75 feet of the lake is eight feet. The proposed driveway will require a hardcover variance. While eight feet is minimal for a driveway serving two residences,that is the maximum width allowed by code within 75 feet of the lake. With the driveway being so close to the lake, it would be appropriate that stormwater management facilities be established to mitigate impacts of runoff from the driveway. It is likely that re-grading of substantial portions of the site will be proposed and a number of trees will likely be removed. The need for grading within the 0-75 foot protected zone should be carefully reviewed at the time a preliminary plat application is proposed. Staff does not believe there is any reasonable way to construct a cul-de-sac since it would eliminate the ability to construct more than one house. That cul-de-sac would also be within 75 feet of the lake. The Fire Chief has suggested the residences be provided with fire suppression sprinkler systems given the narrowness of Ivy Street and the narrow width of the driveway. Gaffron stated it might be reasonable to widen the width of the driveway to 10 feet,which would require a variance. The applicants are proposing a fairly short backup apron on both lots,which Staff does not feel is a big issue. Construction traffic would need to be located on site. The property is served by municipal water and sewer and some fees will be required. There is also a sewer connection for the house at 3560 coming across into this property, which will need to be located and determined if an easement is required. Page 18 of 34