06-28-2004 Council Packet - Laserfiche WebLink

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#04-3016 May 14,2004 Page? 9. Utility Locations and Availability The property is proposed to be served by nuiiucipal sewer and water from Long Lake. The letter from Long Lake Planner Jennifer Zierke indicates that these connections are possible, subject to agreements to be made between Long Lake and Orono. Staff supports the concept of development of this site as a PRD with sewer and water, even though it is within Orono’s defined Rural Area. 10. Utility Assessments or Connection Fees The developer will be responsible for any sewer and water connection fees required by the City of Long Lake, for the actual construction costs of any the lateral system serving the development, and for any costs incurred by Orono (legal, etc.) as a result of the connections. 11. Conformity with Shoreland Regulations The setback to the creek bank for Long Lake Creek for this sewered property is 75'. Wetland setbacks of 26' must be adhered to. The MCWD may require greater setbacks or buffers for this wetland, and developer should contact MCWD to determine this. The City Engineer has suggested that the plan need to show the OHWL and floodplain boundary for the creek, and that the developer submit the plans to the DNR regarding stormwater management. 12. Wetlands On Site and/or Impacted The wetlands on the property were delineated a few years ago to help determine the amount of dry buildable area. The City will require a Flowage and Conservation Easement over all wetlands designated on the site. The proposed grading plan appears to avoid any impacts to wetlands. 13. Tree and/or Woodland Impacts; Steep Slope Impacts The site is heavily wooded with a variety of i.*ee species. Orono does noc have a tree preservation ordinance other than within the 0-75’ lakeshore and creek setback zone, where clearcutting and removal of trees 6" or greater in diameter is prohibited. The developer has provided a Tree Preservation Plan (Sheet 3 of 8) which indicates the areas where tree removal will occur on the site. Tree removal and site regrading is proposed to occur in substantial areas of slopes ranging from 20% to as much as 35%. The proposal is to shave the tep 4-6' of the knoll area and fill to create walkout- style building pads with 4:1 (25%) maximum finished slopes. Staff has determined that the areas to be graded do not meet the definition of “bluffs". However, the subdivision code definition of dry- buildable area excludes slopes of greater than 18%. The City has in many past applications not excluded such areas from the dry-buildable calculation, but has limited their development. An example is the Cristofori Woods subdivision on Baysidc Road, in which “no residential construction or land alteration ” was allowed on slopes greater than 18% (Resolution No. 3069, February 1992). Exhibit P is a sketch of slopes exceeding 18% on the site. Imposition of such a limitation on this application will have a sever impact on the viability of this subdivision.