04-13-2016 - email re: buildable area for develop.

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4 Melanie Curtis From: Melanie Curtis Sent: Wednesday,April 13, 2016 10:11 AM To: 'Dave Pemberton' Subject: RE: 1003 Wildhurst Trail - Orono Attachments: MORGART_Property.pdf Dave This is a tough one. I've attached the packet from the most recent(1997)formal application made to develop the property. As you are aware, 1003 Wildhurst Trail has 2 PIDs: 07-117-23-21-0007 (Zoned LR-1B) &07-117-23-21-0002 (zoned RR- 1B). The LR-1B portion is within the MUSA and is served by City sewer; the RR-1B parcel is not within the MUSA or served by sewer (and will not likely ever be eligible for connection). Also unlikely is a re-zoning of the properties. Also, I'm not sure if a current survey of the property exists which calculates the slopes, dry buildable, etc. I've pasted the definitions below for determining the dry buildable area for development—eg. steep slopes, wetlands, lake areas, etc are not included in the calculation. ROWs and alleys could be vacated in conjunction with a subdivision or to better make use of the existing layout. I recommend a Sketch Plan application be your first step in the application process if a subdivision is proposed. Septic system evaluations will be needed for each lot to be served by private on-site systems to identify a minimum of 2- five bedroom sites per lot. Let me know if you want to discuss further. Chapter 78—Zoning Regulations Setbacks from top of bluff and bluff impact zone Bluff means a topographic feature,such as a hill,cliff or embankment, having the following characteristics(An area with an average slope of less than 18 percent over a distance of 50 feet or more shall not be considered part of the bluff): (1) Part or all of the feature is located in a shoreland area; (2) The slope rises at least 25 feet above the ordinary high water level of the water body; (3) The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary high water level averages 30 percent or greater;and (4) The slope must drain toward the water body. Bluff impact zone means a bluff and land located within 20 feet from the top of a bluff. Bluff, toe of the, means the lower point of the lowest 50-foot segment with an average slope exceeding 18 percent. If the lowest such point is lakeward of the OHWL,the OHWL will be defined as the toe. Bluff, top of the, means that point on the cross section of a bluff below which the slope becomes more than 18 percent and above which the average slope for a distance of 50 feet or more is 18 percent or less. Chapter 82—Subdivisions Dry buildable land means land area occurring within the property lines of a parcel or lot,excluding drainageways,flowage areas, floodplains,wetlands,marshland or slopes of 18 percent or greater. Lot area, minimum, means minimum area required for each proposed lot as prescribed in chapter 78. In rural zones not served by sanitary sewer,each lot must contain a minimum of two acres of contiguous dry buildable land exclusive of wetlands, public and private rights-of-way,vehicular or pedestrian easements,surface areas below the ordinary high water mark of any surface water or 1