03-15-2021 Planning Commission Packet

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FILE#LA21-21 March 15,2021 Page 2 of 3 The site is dominated by natural features. A tributary(Long Lake Creek)serving Long Lake runs through the property. Long Lake has been identified as an 'impaired water'and the creek is part of the strategy to improve water quality. The Watershed District has provided comments regarding these strategies. A pond/wetland complex is adjacent to this tributary, impacting the configuration of lots 1 and 3. There is a 75 foot buffer from the wetlands on the east side of the road, and a buffer of 40 feet on the west side. There are additional wetlands on lot 2. Buffers for these wetlands are 30-40 feet wide, per Watershed regulations. The applicant notes that the Maple, Basswood, and Oak forest south of the creek is not proposed to be impacted by the subdivision. The area north of the creek,while wooded, is largely made up of trees less than 6 inches in diameter. Discussed during the sketch plan phase,the Council waived the requirement for a Conservation design plan, in lieu of a plan identifying substantial trees greater than 6 inched in diameter. Consistent with City policy, no activity is proposed in the area of these trees, a tree survey was not deemed necessary in areas where no work is proposed. The Commission may require a comprehensive tree inventory. Analysis All lots are within the LR-1A zoning district,where 2.0 acres of dry-buildable area, and 200 feet of frontage are required. The subject parcel is in Tier 1 of the Stormwater Quality Overlay district, and upon subdivision, each lot is likely to remain Tier 1,which allows up to 25% lot coverage. Tier assignments will be confirmed at Final Plat. Lot Configuration Lot 1 is 3.49 gross acres, and 3.25 acres dry. Lot frontage is well over 400 feet. There is adequate opportunity for conforming septic and new home sites without impacting setbacks and buffers. Lot 2 is the existing home. It is proposed to be 17.2 acres gross, and 10.79 acres dry. The width is approximately 235 feet,though this dimension should be confirmed prior to Council. Lot 3 is 3.04 acres, 2.98 acres dry, and has more than 400 feet of frontage. There is adequate opportunity for conforming septic and new home sites without impacting setbacks and buffers. Stormwater. Stormwater is proposed to be treated in small areas scattered through the project. Stormwater management techniques are subject to approval by the city engineer and the watershed district. The City Engineer's comments are provided as Exhibit H, and the Watershed's as Exhibit J. The County has requested additional right of way to provide for 50' of ROW along the southern half of the road. Support for these ROW acquisitions supports long term Transportation projects that benefit Orono residents. As noted above,this property is an important strategic part of the overall Long Lake Improvement project, and the watershed district has provided additional comments. Staff recommends that the project be approved subject to those comments. Landscaping. The proposal includes a landscaping plan,where a number of trees are required based on the length of the road. The landscaping plan is provided as Exhibit D.