04-17-2017 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,April 17,2017 6:30 o'clock p.m. The developer is proposing the road be private. Even though only a small number of homes will be served, City code requires for 3-6 lots a 24-foot paved road within a 50-foot road corridor, ending in a 100-foot diameter cul-de-sac with 80 feet paved width. At slightly less than 300 feet in length, the cul-de- sac meets the City's 1000-foot maximum length limitation. In addition,the proposed cul-de-sac location abuts the rear yard of the existing residence at 835 Windjammer Lane. While those owners and their predecessors have experienced a single private driveway at that location since the house at 835 was built in 1969,the driveway at 800 North Arm has existed at its current location since at least the 1940s or earlier based on available historic air photos. Moving the private road further north to provide some buffer might be feasible but would result in a less usable street yard area for Lot 1. The CMP does not indicate any future trails along North Arm Drive. No sidewalks exist in this area of Orono and none are contemplated. There are not any planned parks or anticipated park needs relative to development of this property. The total park fees would be $11,100. The creation of a new road, homes, driveways and other impervious surfaces will require stormwater management measures, likely including creation of stormwater conveyance and storage systems. Ponding areas will require the establishment of easements and the ponding areas will not be credited as dry buildable area. Stormwater management will be subject to City and MCWD review and approval. The property and each proposed lot are within Tier 1 of the Stormwater Overlay District, subject to a maximum hardcover per lot of 25 percent. The property will also be subject to the Stormwater and Drainage Trunk Fee. The total SW&DT Fee will be either$10,500 or$15,750 and is dependent on whether the existing house will remain. Municipal sewer is available to serve development at this site. This property was assessed for two sewer units and 280 feet of frontage as part of the 1973 sewer project. A third sewer unit at the 2017 connection charge rate of$5,100 would be due upon final plat approval. The existing sewer connection for the house on Lot 3 runs across proposed Lots 1 and 2 along the shoreline. Leaving it as is will require establishment of easements between the properties. Adding sewer stubs to serve Lots 1 and 2 is likely necessary but may be difficult since the existing gravity line is approximately 15-20 feet below existing grade. An engineered design for these connections may be necessary. Private wells will be required. There is a narrow wetland located on the north side of the property delineated in 2011. The applicants have not been able to find the paperwork on that delineation and are planning to have the wetland re- delineated in the spring. No changes are anticipated. There will likely be buffer setbacks required from the MCWD. The City will require a Conservation and Flowage Easement over this strip of wetlands. Due to the need for vehicular access for municipal sewer maintenance,the City will require that buffer widths and locations be established in a manner that will accommodate such maintenance. The developer has submitted a Conservation Design report and recommendations. The property has been reviewed in terms of the Rural Oasis goals and policies of the City ordinance. The report provides an inventory of the natural resources on the site, discussed how the proposed site design interplays with Page 3 of 48