10-27-1997 Council Packet - Laserfiche WebLink

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r > I ORONO PLANNING COMMISSION MEETING MINUTES FOR SEPTEMBER 15,1997 (#3 - #2294 LGA Investment Group - Continued) The drainage is to the northeast and southeast through two ravines with culverts under Wildhurst Trail and eventually to Forest Lake. The drainage to the south ravine is suggested changed to enable drainage to flow to the north ravine. Applicant's plan uses the first 200' of the north ravine for a drainage pond. This may be sound from an engineering standpoint but will impact the natural characteristics of the ravine. This proposal was submitted after the original application submission showing a pond in the northwest of the Sollner lot. It was changed apparently in response to the fact that no area credit would be received for ponds. Gaffron said the drainage plan will provide a benefit to the neighborhood. It should reduce the flow rate as it leaves the subdivision. The City Engineer had suggested runoff controls located at the head of the ravine. Gaffron said Staff had not expected the stormwater pond to be shifted to the ravine. There are major trees (oak, maple, basswoods) growing in the ravine, creating a problem with having a stormwater pond at the head of the ravine, since the slopes make this a fragile environment. Gaffron reported that there is adequate area to meet the front, rear, and side setbacks for all lots, some of which are located in the Shoreland District and subject to the 500-1000', 35% hardcover, limitation. The northerly ravine is not located in the Shoreland District. The City Engineer has reviewed the preliminary plat and suggested sanitary sewer run from Wildhurst Trail. The developer will be responsible for the cost to bring the sewer in. The applicant must confirm that the streets meet the design, speed, and radius standards and include a typical section with the plans. Gaffron indicated that due to the park land restrictions on the proposed northern cul-de-sac location, no cul-de-sac can be located there, only an access road across it. The cul-de-sac should be moved to the southeast, while maintaining a corridor for access to both the park land and Hennessy property. The proposed island should be omitted or cul-de-sac widened for maintenance. Erosion controls must be in place before any site grading and additional measures taken along the steep slope between Lots 3 and 4 where sewer construction will take place. Pre and post development flow rates will be required and need MC WD approval. A NURP stormwater pond wall be required. Gaffron reviewed general issues for consideration and discussion, including stormwater pond relocation. The current proposed location would result in the removal of numerous mature trees, change the characteristics of the ravine, negatively impact the views from the adjacent park land, and causes a single family residence to be located within 10-20' of a pond. Gaffron said the cul-de-sac should be moved toward the east and continue the corridor to the park land. The Park Commission has not reviewed the application for park fee or 8% land dedication. Gaffron suggested land be taken in the ravine area. With the total acreage required for park dedication, stormwater, and roads, it may be that the development will only consist of 6 lots.