09-18-2017 Planning Commission Minutes

Home Browse Search

MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,September 18,2017 6:30 o'clock p.m. The project as proposed will require approval of a subdivision with some level of flexible zoning approval to account for the lack of contiguous dry buildable area for the southern two lots. A 20-foot right-of-way dedication is shown along Togo Road. The sketch drawings do not include a dedication of additional right-of-way for Northern Avenue. With half of Northern Avenue's traveled road on the railroad right-of-way, it is in the City's best interest to regain the necessary right-of-way outside the rail corridor for potential relocation of Northern Avenue should the need arise. Property subdivision is one of the few opportunities the City has to acquire necessary road rights-of-way. Curtis stated the Planning Commission should discuss the appropriate amount of right-of-way to apply to this subdivision and identify any additional issues or concerns with this application and provide some guidance to the applicant. The Planning Commission had no questions for Staff. Ralph Kempf, 3675 Togo Road, stated he is representing the owner of the property and that her intention is to sell the property. Kempf indicated they are looking for direction from the City to generally understand if what is being proposed is acceptable. Kempf noted the proposed subdivision from a density standpoint is consistent with the Comprehensive Plan and that all lots meet the dry buildable requirement. To make this subdivision viable,the dry contiguous buildable will require the potential use of an RPUD. Kempf stated to the right of this parcel is Northern Oaks, which was done as an RPUD. The drainage from the pond in the middle of that development runs from the east and the west to a point just to the right of the big white parking lot. Kempf stated as it relates to Northern Oaks, from the left side of the pond all the way across those lots except for the two most to the west are noncontiguous. Kempf stated in his view Northern Oaks is a very good precedent both in terms of time and locale to this subdivision. Kempf stated in addition, all of those lots in the Northern Oaks development are approximately 78 feet wide,with at least four lots noncontiguous. The upper portion depicted on Exhibit B is the Togo Road side, which is 124 feet wide. Kempf stated there are no real issues there. On the south side the subdivision will create two lots of 100 feet and 114 feet wide as proposed on Northern Avenue. Kempf stated that width is very appropriate to the neighborhood and are actually some of the wider lots in the area. Kempf stated as to Staff's recommendation for a 15-foot dedication of right-of-way beyond the existing blacktop on the northern side, Staff is correct that if it was a normal dedication of right-of-way,the two lots on the southern side would be totally unbuildable. Kempf stated a 15-foot right-of-way dedication beyond the existing blacktop, plus the front setback from the right-of-way, would barely allow for an adequate 24-foot depth garage on the east lot. Kempf stated they would like to see a 13-foot setback to allow for a 26-foot deep garage. Kempf pointed out if you look at the strange shape of the buildable areas,the lot on the right will not support a garage on the left-hand side. Kempf stated it should also be noted that in 1982 the present owner provided the City of Orono a 20-foot easement all the way along the 525 feet of the east boundary. At the time of that easement,the City installed two sewer stubs at the Northern Avenue location and the owner paid special assessments. Kempf stated he heard earlier this evening it does matter if there is a sewer stub but that it is a little bit Page 18 of 21