Loading...
HomeMy WebLinkAbout1990-02-12 90-76 ORDER{:multi; Action OM 2/6/90 Item No. 90-76 Approving Mobilehome Park Construction Permit - hamMbion; Stillwater Woods MobilehomePark Responsible Department: Planning Division CORMHURarv• The Planning Board held a.public hearing for a Mobilehome ark Construction Permit for a 284 space mobilehome park in the Still - rater Avenue/Chase Road area at its regular Planning Board Meeting of ebruary 5, 1990. fter some discussion as to the limits of the scope of review of the and under the Mobilehome Park Ordinance, the Board voted to recommend he construction permit application to the City Council with two c - itions: 1. That the conditions proffered by applicant to meet the Planning Board's conditional special exception approval be formalized in a legally binding document; and 2. That the applicant request a ruling by the Corps of Engineers as t whether the project needed a permit from the Corps of Engineers because of the presence of wetlands on the site as identified by the recent study conducted for the City of Bangor. (Continued) 0 Fan..evt ead Meltlpsrs Colnmentl: . „� me AzspeiVn.aIIIb`, Budpn Appmutl: U. Fivaxee Dvectar LepN Apptmst: Civ SWieitm Introduced For warsage First Heading" - Nw—L of ❑Hefttral _ IRYLAIRIN Wn OM February 12, 1990 Item No. 90-76 hism/Subjess: Approving Mobilehome Park Construction Permit - Stillwater Woods Mobilehome Park (Continued) Resyomlble Department: CwnnWnpry. _ Proposed condition., No. 1 relates to easements for a proposed private sewer serving the. site and commitments by applicant to make such sewer legally availableto the City for public use if the City so desired in thefuture. Mori Sears tuy uamgw AsaocmtW InfomWdom Budpet ApFuss; Forms" 4 Lepel Approaal: crysax.rrn. - Introduced For OPasupa •. . . ❑ First Reading Pape --gt of� ❑ Referral _ 90-)6 Ae®fined b Councilor Sullivan. February 12. 1990 _pp11. CITY OF BANGOR (TITLE.) WauYal Approving Bottlenose Park construction. Permit - Stillwater Woods Mobilehome Park By w My Cassel of Bu My WBaflow: 06UM% TWTrn accordance with the provisions of Chapter %I, Article 4, Section 1.5the -Bangor City Council hereby grants approval of a Mobilehome Park Construction Permit for the construction of Stillwater Woods Mobilehome Park located on Stillwater Avenue and Chase Road subject to the conditions recommended by the Planning Board at its meeting of February 5, 1990 and the concerns and conditions outlined by the City Engineer in his memorandum of February 2, 1990, a copy of which is attached hereto. STATEMENT OF FACT: The Mobilehome Ordinance requires that after view by the Director of Code Enforcement and Are Prevention and the City Engineer, the Planning Board shall hold a public hearing and report its findings to the City Council for final action. 90-76 IN CITY COIMCIL 0 R 0 E R February 12, 1990 Councilor Baxl's amendment Title,. passed as follows: 1. The the conditions proffered Approving Mobil home Park Construction by applicant to meet the Planning ..........."'"...................... Board's conditional special Permit Stillwater Woods Nobilehome Park exception approval be formalized .................. .............. 2. a legally banding t request and C� ^�".� 2. That the th applicant request a ruling by hfie Corps of engineers Amognedbe as to whether the Corpseo vended a permit from [M1e Corps of Engineers - because of the presence of wetlands ..... .. .....�..-pl........ n the site as identified by the recent Councilman study conducted for the City of Bangor. Councilor Sullivan's amendment passed as follows: amending Ordinavca subject to Ch. 5, Art. 9 5-4A Sewer Extension. Passed as amended. L CITY rUM CONDITIONS REQUIRED TO COMPLY WITH SPECIAL EXCEPTION/SITE PLAN APPROVAL 1. That prior to issuance of a mobilehome construction Permit pursuant to Chapter EI of the City of Bangor Ordinances, the applicant shall obtain written approval of the City Engineer of the design an location of all sewer and water lines serving Its proposed rrevocable easements as provided herein. In reviewing the applicant's sewer and water system, the City Engineer shall require that all lines, with the exception of service lines serving individual mobilehomes, comply with the minimum standards for the location and design of public sewer and water lines located in conventional single-family residential subdivisions. All water lines shall be subject to the approval of the Bangor water District. 2. All sewer.lines serving the applicant's project shall be accessible at no cost to the owners of single-family residences abutting the sewer lines; provided, however, the applicant shall not permit any person to enter said sewer line without first obtaining all permits required under State law and local ordinances for the entry into a public sewer. 3. The construction of all sewer lines serving the premises shall be under the direct supervision of the City Engineer or his designee. All costs of such supervision shall be paid by the applicant within 30 days of the issuance of a bill therefor. 4. In the event the City of Bangor should want to extend its public sewer services to locations on Stillwater Avenue near or beyond the applicant's mobilehome park, the applicant will grant such easements to the City of Bangor as may be "required for the City to utilize the sewer lines through said park to connect entries or exits on the Chase Road to entries or exits an Stillwater Avenue. All sewer lines located on land of third parties shall be located within easements of 20 feet in width (10' on each side of the sewer centerline); said easements to grant to the applicant, its successors or assigns, the free right to enter, dig up, and for all other purposes to permit the operation, maintenance, repair and replacement of said sowar line, whether it be private or public. 5. The applicant shall agree, in a form approved by the City Solicitor and eligible for recording in the Penobscot Registry of Deeds, that all lines constructed pursuant to these conditions may be accepted at any time by the City of Bangor, as Public sewers , at no cost to the City; and that all easements, equipment, and facilities relating to the operation and maintenance of said sewers shall be assigned or otherwise transferred to the City at no cost. 6. These conditions shall be enforceable as against future owners of the mobilehome park and shall run with the title to the land on which the park is situated. December 4, 1989 COPY MPMO 90-]6 TO: John Lord, Planning Director FROM: John T. Frawley, City Engineer DATE: February 2, 1990 SUBJECT: Construction Plana - Stillwater Woods Mobile Home Park This office has reviewed the construction plana of the Stillwater Woods Mobile Home Park as presented by Stiliban Inc., and find them to be acceptable and sufficiently complete for construction purposes. The plans reviewed include the Mobile Home Park plana dated December 4, 1989 and the off-site sanitary sewer plans and profiles dated January 12, 1990. We have examined the storemater drainage calculations and the layout 'of.:thereeormr_ sewer system and detention pond. and find them to be adequate. The system envisions closed drainage system, with all street water collected by catch basins, which 1e considered to be more desirable than open ditch construction. The typical roadway < section shows a total pavement depth of twenty -a n inches from subgrade, which Extends m ns rmal requirements residential streets. The r action does not indicate the c sectional slope of the travel way, and this officerecommends that it be 3%from center line to the curb. The sanitary sewer system, including typical details. is complete and satisfactory. It should be noted that the Hain line. including the off-site section southwest of Chase Road and the line along Ramlosa Drive and the northerly end of Evergreen Drive, have been established at the line and grade previously re o®ended by the City for possible future public sewer extension into the Stillwater Avenue - Chase Road area, and the eight inch size isadeque a t0 serve additional areas surrounding the project, which Would make it suitable for future acceptance as a public sewer if so desired. There have been concerns expressed about soil conditions within portions of the e project a and thepossible need for special construction details if unsuitable conditions are untered. This question has been discussed at length with the applicants engineer, and it Is agreed that there may be roadway areas which might require undercutting, and/or geotextile fabrics to stabilize the roadway subgrade. It may also be necessary ary to install six inch perforated underdrain in certain low areas of the projectsit, along the edge of certain roadways. The exact location andextent of such requirements can only be determined in the field as such areas are encountered. It is also noted that a large portion of the site Is to be filled. This work should be proceeded by stripping roadway areae to a depth Were suitable soil conditions are encountered prior to filling. This office would recommend issuance of 8 construction permit subject to the comments noted above. JTP/c[g APPLICATION A OR E PAR A aM: o.E0o..E. °r°aFAIL.a.0 °..(A.. PP,) rwAl w.onx.Nh1k Ja. klBMW.RN1„GEIH.. X.: 11 ° 14 q 14 :.o,en n....PE dd AM. Mo. Av, x..e_d,. ._ 04 — TIE PA. = slinkWiffunkl ,_..,.'Iw _ i atS-�.—=mimn_..ie2m.l.ouea> - me = �Y.— . AN Amex_ a�re ..ui^re .. r unLPss OP,mMp— NO A SEPARRATE me101�r^olrin _ff BM�Y .} 1.1, 6ne 10100FlG1 WYS ��'r, CA, LIP LEA APA, G. INPAPPAILL, COME 4 nO xx.I fabIAAkvCsn1011w, DAY CP E PRIME ROME Eavx CONSTRUCTION N yMIT R rCRWIPM nu AEY APPRAPP AN ____ DEEM A SUFMATE TALI AN PAN, PLO w NEW ai[ruvm v.-1�— 90-]6 The following list of people are associated with: STILLBA INC:'""" -- ' Thomas -Walsh-andChildren CL�T�YyyOF � 90 76 Y MAINE «' YY COOFCEMENT&PIPE PPEVENTION i[� zm/www� Thoomamm E. Snell, pirecmr Este: Feb 1, 1990 To: The Plam i J 6ozrd From: 'Rua:as &a11, Oirectar SWaject: Stillban, II . This is to =fiem that the application for mpatiyctiai, and the plans for the Stillban, Inc. Yvile I Park lave been reviewed by this office, and it has teen aetemined that there. ere no discrep: ancien fou l with all applicable codes are standards for c struction of this project. A RM 90-76 Item No. 2: Mobilehome Park Construction Permit - Stillwater Avenue and Chase Road - Stillban Inc. a. Applicant requests a mobilehome park construction permit for the construction of a 284 unit mobilehome park in the Still- water Avenue and Chase Road area in an Agricultural Zane. (Recent changes to the City's Zoning Ordinances have deleted mobilehome parks from the Agricultural Zone as special excep- tions. however: since this project has already received Special exception/site plan approval under the Zoning Ordi- ance it is eligible for consideration under the mobilehome Park ordinance for a mobilehome park construction permit.) b. Board Members may recall that the special ception/site plan approval of this project was subject to a number of onditlon% relating to the construction of the private sew- er. Also, - Also, previously submitted construction plans did not set submittal requirements of the mobilehome park construc- tion permit process. These deficiencies have been addressed with additional submittals by the applicant, (See December 279 1989 Memorandum to the Planning Board.) d. You will find in your information for the upcoming meeting a copy of the 'Proposed Conditions" for dealing with the con- cerns i sad at the time ofthe special exception approval forthisproject. In essence, this proposed agreement, which had been rev wed by the City Solicitor, provides for review of all thefinal easements and utility lines by the City Engineer's Office. Also, the construction of other than sewer laterals is to be supervised by the City Engineer (or his 'designee") with Cost of supervision borne by the applicant. Also, there is provision for the City to take over the sewer extension line at no cost if and when the City so desires. It would appear that these proposed condi- tions should be placed in an wxecutablo document with appro- priate signatures of responsible parties prior to issuance of any mobilehome park construction permit. The plans submitted in support of applicant's application e identical to those approved by the Board in conjunction with the special exception/site plan approval issued under the Zoning Ordinance. In addition there have been more detailed plans submitted which meet the requirements of the Mobilehome Park Construction section of the MobilehOme Ordi- nance. The Proposed layout and siting of mobilehome spaces, etc. appear to meet the requirements of the Mobilehome Ordi- nance. [t is anticipated that the comments of the City Engineer, asrequired by the Ordinance, will be available at the time of the meeting. The comments of the Code Enforcement Office a e included with this memorandum. 90-]6 e. The basic design of the mobilehome park does not appear to be at issue as far as Planning Staff review is concerned. However, we would paint out that both the soils identified n the Soil Conservation Service medium intensity soils survey of this area and the wetlands mapping prepared by lot. for rthe Mail Area clearly indicate that a large portion of this site is unsuitable for construction of mooilehome park for residential subdivision or other urban developmentl. Also, it appears that it would be necessary to either receive a Corps of Engineers Permit to fillthe wetland in question or a waiver from the Corps of Engineers indicating that such permit was not necessary. Staff would recommend that such Corps of Engineers review be required of applicant. (We have requested more detailed soils informs tion from applicant, but it has not bean provided.) f. Subject to the various conditions and recommendations noted above, Staff would recommend that the Planning Board send this application forward to the City Council for a final decision.