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The sketch plan drawings do not propose any storm water facilities which would likely be required. The <br />property appears to accept drainage from the adjacent developments in Long Lake, and due the proximity <br />to the creek, storm water management, especially from a quality standpoint, will have to be developed if <br />this subdivision goes forward. <br />#2490 -VanEeckhout Sketch Plan <br />May 12, 1999 <br />Page4 <br />Utility Locations and Availability <br />Orono does not have sewer or water available to serve this area. The City has considered options for <br />serving the Fox Ridge neighborhood with sewer via a force main discharging to the Long Lake sewer <br />system as an alternative to running it south to the Webber Hills area. Long Lake staffhave indicated while <br />their system likely has capacity to serve additional homes, they will not formally consider a request from <br />Van Eeckhout for sewer until/unless Orono approves the development. If this property was to be served <br />with sewer via Long Lake, the developer would bear all costs of making use of that system. <br />Septic Testing and Site Availability <br />No septic testing information has been provided, and staff would note that it is highlyunlikelythat suitable <br />sites would be found on all of the lots in the current layout. The applicant acknowledges this, and that is <br />one reason he is requesting the rezoning and sewered development. <br />Conformity with Shoreland Regulations <br />Long Lake Creek is a protected tributary stream and subject to Orono's Shoreland Management <br />regulations. The plat drawings show a number of areas where conflicts with the Shore land regulations may <br />occur, and some of these have been noted above. The key conflict would be establishment of a driveway <br />within 75' of the creek for Lots 3 and4 which requires a variance to Section 10.56 Subdivision 16(J)(3). <br />Wetlands <br />The sketch plan indicates that wetland have been formally delineated, but no Wetland delineation Report <br />has been submitted. All wetlands on the sketch plan are shown within Orono's 1974-75 Protected <br />Wetland fuventory, and the formally delineated boundaries would ultimately become the boundaries for <br />easement purposes. The developer will receive no lot area credit for delineated wetlands regardless of <br />wetland type, unless other separate basins of lesser wetland types not shown on Orono's Protected