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Zoning File #2196 November 15,1996 Page 2 approximately 940-944' or approximately 6-8' above the surface of County Road 15. This will require the removal of approximately the top 25-30' of this bluff feature, which according to applicant's submittal rises to an elevation of 974 or approximately 45' above the lake level. As noted in applicant's submittal, the access to this parking area is north of the bluff and within 75' of the shoreline. The project as proposed requires the following City approvals; 1. Conditional use permit for land alteration in excess of 100 cubic yards (10.03, Subd. 21). 2. Variance for land alterations within 75' of the shoreline (10.22, Subd. 2; 10.55, Subd. 8; 10.56, Subd. 16[J]). 3. Hardcover within 75' of the shoreline (10.22, Subd. 2; 10.55, Subd. 8; 10.56, Subd. 16[L]). 4. Intensive vegetation clearing within 75' of the shoreline and in a bluff impact zone (10.56, Subd. 16[I]). 5. Hardcover in 75-250' zone in excess of 25% allowed (10.22, Subd. 2; 10.56, Subd. 16[L]). Agencies from which the City has requested comment c * tiiis application include the DNR, MCWD, and Hennepin County Public Works. Applicant has also contacted the State Archaeologist. Inconsistency with Comprehensive Plan The 1980 City of Orono Community Management Plan ("Comprehensive Plan") contains a number of general land use and environmental protection goals and policies with which the proposed land alteration would be inconsistent. Specifically, General Land Use Policy No. 6 on page 4-13 indicates that "lake shorelines will be protected from alteration. Shoreland areas, whether bluff, beach or flood plain, are sensitive environmental features with significant impact on lake water q .r/iiiy, aesthedc values and land use function. These same factors act to draw development which Tan be destructive if not properly regulated. Natural vegetation in shoreland areas will be preserved insofar as practical and reasonable in order to retard surface runoff and soil erosion, and to utilize excess nutrients. Clear cutting will be prohibited . ..". In Gc ieral Land Use Policy No. 13, the Comprehensive Plan states "future developments must enhance the environment. Land development shou’ ^ respect and enhance the unique natural fe?*ures of the site and the general environmental assets of the community. Preservation of natural views, vegetation, drainage and general respect for unique site features alw’ays producing more aesthetic results and lasting value for the property owner and the community than does w'holesale alteration of the landscape or mathematical division to the highest possible density." I 4i