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3.Long Lake Creek is a protected tributary and requires a 75' setback for hardcover and <br />structure. The driveway to serve Lot 7 would be required to bridge the creek. A variance <br />would be required for the alteration, however the building pad of the lot is restricted by the <br />lot requiring a 75' OHWL setback. <br />4.The private road would require the City approve land alteration and mitigation of the City <br />protected wetland. <br />5.Is the proposed lot layout acceptable with 4 smaller lots to the north and 3 larger lots to the <br />south? Does the plan meet the intent of the PRD for creation of open space areas. <br />Staff Recommendation <br />Conformity to Surrounding Properties and PRD Standards <br />The intent of the PRD Ordinance is to preserve natural open spaces. The subdivision has not made <br />a provision for any space to oe held as conservation/open space. Conservation and Flowage <br />Easements will be granted in favor of the City of Orono for those areas determined to be within <br />protected wetlands. Under subdivision requirements in a standard plat (not a PRD) the City would <br />also require the same C & F easements for wetland protection. This plan has not dedicated land that <br />would be considered preservation land or "open space". <br />The land located south of the Long Lake Creek has potential to eliminate a few concerns if the lot <br />would be used for conservation purposes. The DNR has requested in a letter dated November 10, <br />1999 an easement of up to 50' wide along the entire southern border with the Luce Line Trail to <br />benefit the adjacent land owners and trail users by providing a buffer zone of vegetation. A 50' <br />easement would restrict vegetation removal and land alteration. If an easement is requested with the <br />PRD it would not remove the ability to develop the lot. The lot also requires regrading and filling <br />of a portion of the Long Lake Creek for driveway purposes. If the lot does not develop a grading and <br />hardcover would not be required to ser\ e Lot 7. Staff feels a conservation outlol over Lot 7 would <br />be desirable to meet the intent of the PRD standards. <br />The Planning Commission recommended Lots 1 through 4 be realigned to have a minimum size of <br />one acre. It appears the applicant has located the lot lines as shown on the survey to preserve the <br />most ideal building sites. The lots located immediately north of the development are zoned for <br />10,000 s.f (approx 1/4 acre) minimum lot size. The properties, as shown, have a greater lot size than <br />those to the north in the City of Long Lake. <br />Other Concerns <br />A.The property owner of Tract G to be a co-applicant and agree to allow ing the property to be <br />replatted if he w ill remain the owner subsequent to plat approval. <br />B.More detailed engineering data is required to ensure lots will be provided with safe driveway <br />access. The City recommends driveways not exceed a 10% slope. The applicant shall <br />provide to Staff for engineering review a proposed grading plan for the entire site.