03-09-2015 Council Minutes - Laserfiche WebLink

Home Browse Search

MINUTES OF THE ORONO CITY COUNCIL MEETING Monday, March 9, 2015 7:00 o’clock p.m. _____________________________________________________________________________________ Page 13 of 43 (9. #14-3687 REAL ASSETS II, LLC 3720 – 3730 NORTHERN AVENUE – PLAT OF NORTHERN OAKS, continued) Northern Oaks has six parallel lots that extend to the back of the property with a fairly large wetland. The homes are all placed up against the road to the south, which is Northern Avenue. The first two homes on the left side are currently under construction and the third house from the left came in with a proposed lower level that technically, based on the existing grades on the site, would be classified as a story rather than a basement. The applicants have looked at both Lots 3 and 4, as did Staff, to see where they stand with those lots. The lots are very tight with no lateral ability to move the homes around. The original grading plan that was approved for the site specifically did not establish new existing grades. Gaffron stated based on the existing grades, both Lots 3 and 4 would not be able to have two stories with a basement. As a result, the surveyor has proposed a slightly different grading plan that would bring in slightly more fill to artificially change those levels from stories into basements. One of the concerns Staff has is what the City’s initial intent was with this development. In the case where the developer was not intending to immediately create building pads, the City would not ordinarily establish new existing grades. In the case where a developer were proposing to immediately create building pads, the City would generally accept those proposed grades that would be created by the developer as new existing grades for measuring basements. Gaffron stated in this case, one of the impacts of the proposed grading plan was that the houses at the east and west end of the development are higher in topography, and as you get towards the center of the site, the houses would be lower. In order to create new grades, those houses will have a little different character than they would otherwise have. Gaffron displayed a color rendering of the homes. Gaffron noted the houses are not exactly in a straight line and they all have approximately a 20-foot separation between the homes. The homes on the left side are set back slightly further than the other homes. Gaffron stated one of the things the City was hoping not to create was a neighborhood with six or seven homes that all look the same right in a row. Given the varying locations of the building pads, these homes will have a little bit different character. From Staff’s perspective, this application perhaps should have been looked at it as creating new existing grades. As the situation currently exists, Lots 3 and 4 would not be able to have two stories and a full basement but rather a basement and a story and a half, which would provide some vertical relief to the neighborhood. Gaffron stated if the Council feels approval is warranted, Staff can revise the development agreement. Gaffron noted the applicant has graded the stormwater ponds on the west and east side of the wetland and have done a good job with the drainage. Walsh asked whether the City would allow someone to change the grade on a tear down in any neighborhood. Gaffron stated Staff would want to see a grading plan to ensure it does not have any negative impacts on the neighborhood.