04-17-2017 Planning Commission Packet

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16-3883 April 17,2017 Page 5of7 Road Improvements and/or Easements Needed Assuming the road will be private, the City will require a Road, Drainage and Utilities Easement over it. Standard perimeter drainage and utility easements around all property boundaries as well as conservation and flowage easements over the delineated wetlands will be required. An additional easement for sewer system maintenance would be appropriate to obtain as a condition of subdivision approval. Parks, Trails, Sidewalks; Park Dedication 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 nor anticipated park needs relative to development of this property. The City Code requires dedication of 8% of the land as public park, or payment of the equivalent value in cash. Assuming the City Council finds no need for a public park at this site, payment of the standard Park Dedication Fee for 2 new building lots would be appropriate; because these are lakeshore lots each with a predevelopment value of greater than $69,375, the park fee would be capped at the maximum of$5,550 per lot, for a total Park Fee of$11,100. Stormwater and Drainage Improvements & Fees 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 creditable 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%. The property will be subject to the Stormwater and Drainage Trunk (SW&DT) Fee. The Trunk Fee established in the 2016 Fee Schedule for 1-acre zoning districts is $5,250 per acre for each new lot being created, with a fee cap of 1.0 acre per new lot. Per Section 14-284, if the existing residence is intended to remain(on Lot 3),only Lots 1 and 2 would be subject to the SW&DT Fee; if the home on Lot 3 is intended to be removed, it would also be subject to the Fee. Therefore, the total SW&DT Fee will be either$10,500 or$15,750. Utility Locations/Availability/Assessments/Connection Fees Municipal sewer is available to serve development at this site. The property was assessed for 2 sewer units and 280 feet of frontage as part of the 1973 sewer project. For the proposed subdivision, no additional footage charge would be required, but a third sewer unit at the 2017 Connection Charge rate of $5,100 would be due upon final plat approval. (Note: this is the reduced rate based on the 2017 Fee Schedule which established a standard connection fee for sewer and water project areas past their 15-year assessment period, a savings of more than $6,000 compared to the fee in 2016). 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, and may be difficult, as the existing gravity line is approximately 15-20 feet below existing grade. An engineered design for these connections may be necessary.