09/19/2011 Planning Commission Minutes

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MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,September 19,2011 6:30 o'clock p.m. minimum area of 10,000 square feet. The 66 percent would translate to a minimum of 6,600 square feet and a minimum width of 49.5 feet. Each of the applicants'seven lots meets the minimum criteria. In addition, each lot must be connected to public sewer if available. There are existing sewer stubs to serve each of the three proposed building sites, and the entire property was assessed for sewer in 1965. The impervious surface coverage must not exceed 25 percent of each lot. While this is feasible,it is not particularly practical for individua150-foot lots. The lots must also be consistent with the City's Comprehensive Plan. This proposal is consistent with the density requirements of the City for this particular zoning area. The required setbacks of 30 feet front and rear, 10 feet interior side and 15 feet side street setback will result in a reasonable buildable envelope for each property. The applicant has provided a preliminary plat survey which reflects each of the proposed lots with a 75-foot by 120-foot buildable area. According to Code and as proposed,each 18,000 square foot lot would be permitted up to 2,700 square feet or 15 percent of structural coverage. The lots are located within the 250-500 foot setback from Lake Minnetonka,which permits up to 30 percent hardcover. However,the combination of the lots pursuant to MN Statute 462.357 would limit each newly combined property to 25 percent hardcover. Under City Code the allowed hardcover level for each of the proposed lots would be approximately 5,400 square feet. Following the statute,4,500 square feet of hardcover would be permitted for 1545 Maple Place and each of Lots 1,2,and 3. The applicant's property is identified in Orono's Surface Water Management Plan as being located within a drainage area,which is a sub-part of the North Arm drainage area. Because this property is at the low point of the neighborhood drainage area storm water facilities would be appropriately located within these properties to serve the neighborhood and the subject properties. Ideally, a storm water pond would be constructed that would then be piped to the north where it would discharge near the right-of-way upon which Sandy Beach is located. Sizing of a pond will require engineering work to analyze the drainage area needs and the potential impact,if any, on development of these properties. It is unknown at this time if that pond could be linear and located along the western boundary of the properties in the existing depression or whether some other configuration is appropriate. Given that this study has not been completed,it is difficult to assess the impact a pond would have on these properties. From the information identified by the City Engineer,it is evident that more time is needed to discuss with the applicant and their engineer the potential impacts of storm water management on this plat. This afternoon Staff discussed the storm water requirements this afternoon with the applicant and the applicant is agreeable to working with the City Engineer to determine an appropriate storm water solution. Following that discussion, City Staff is now willing to recommend approval of the application subject to those issues being resolved prior to the application going before the City Council. Thiesse asked if the City Engineer has given any indication as to the size of the pond. Curtis indicated he has not but that the applicant will need to accommodate the pond. Curtis stated she has spoken with the applicant and that it is her belief a solution can be reached. Todd Holmers,Applicant, stated he is willing to work with the City Engineer to arrive at a plan to address the storm water issue,which is the only outstanding issue remaining at this time. Page 9