04-17-2017 Planning Commission Packet

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16-3883 April 17,2017 Page 6 of 7 Municipal water is not available and not planned to be extended to this area of Orono. Private wells will be required. Wetlands on Site and/or Impacted The property contains a narrow strip of delineated wetland (updated delineation pending) along the northerly shoreline, which would presumably remain untouched. The MCWD-required wetland buffers would likely be coincident with and protected by the City's 75' lakeshore setback requirements and hardcover/land alteration limitations. 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(discussed elsewhere in this memo)the City will require that buffer widths and locations be established in a manner that will accommodate such maintenance. Tree and/or Woodland Impacts The site is relatively open,with the only significant wooded area being the steep slope(bluff) area directly downhill from the proposed building site on Lot 1. As this wooded area is primarily within the 75' setback zone and is within a bluff impact zone, only minimal clearing would be allowed per Shoreland Ordinance Sections 78-1285. The developer is encouraged to preserve existing vegetation to the extent possible. It is likely that connection to the municipal sewer along the shore will require some disruption to the wooded area. Please review the discussion in the Conservation Design Report(pages 3-4) regarding tree preservation. Conservation Design The developer has submitted a Conservation Design Report and recommendations prepared by Lucas Mueller of ISG, Inc. (Exhibit F). 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, discusses how the proposed site design interplays with existing features, and establishes a vegetation management plan addressing wetland buffers and invasive species control. The report supports the proposed site layout and does not suggest the need for any site plan revisions. Archaeological Site Proximity Staff is unaware of any archaeological sites within the property; the applicant should contact the State Historic Preservation Office (SHPO)to confirm. Summary of Issues for Consideration Staff suggests that the primary focus for consideration and discussion by the Planning Commission should include the following topics: 1. Establishment of an average lakeshore setback determination structured to be independent of when new homes get built on the site; with an eye toward not having negative impacts to the average setbacks for the adjacent neighboring homes. 2. Review the lot width variance requested for Lot 1 and recommend whether that variance is justified and supportable. 3. Discuss with applicant the limitations for the building site on Lot 2 due to shape of the lot, 75' setback, average setback, and sewer easements (existing and needed).