03-19-2012 Planning Commission Packet

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r t FILE#12-3546 � 12 March 2012 Page 2 of 5 Summary The applicant recently received approval to plat the six southerly 50-foot lots into three 100- foot lots. They have since changed directions and plan to develop each of the seven 50-foot lots individually according to MN State Statute 462.357. In order to successfully develop each of the seven lots the previously approved stormwater grading plan must be implemented. The previous plan was reviewed and approved as part of the plat; as plat will not be finalized the applicant requires conditional use permit approval to accomplish the similar/same grading ptan which exceeds 500 cubic yards of land alteration. The primary change to the grading plan includes incorporation of building pads for 3 additional . homes (including the 1545 Maple Place lot) and currently shows two,4-foot high retaining walls on Lots 7 and 8 to accomplish the swale to the road culvert. According to the statute, and as � with the previous plan, the properties are limited to 25% hardcover each where 30% and 35% � � would normally be permitted by City Code. The increase in the number of home sites does not result in an increase in total hardcover, only a change in the location and size of building pads and common lot line swales. It should be noted that the building pads, as shown, exceed the 1,500 square foot size as allowed by City Code 78-1403. The pad sizes were shown for grading purposes and to assure accommodation for varying shapes of potential 1,500 square foot home footprints. The plan involves primarily moving existing site material around rather than importing/exporting a significant amount of material. There will be tree removal in the pond/swale area as well. The City Engineer has reviewed the grading plans and generally approves; engineer comments are attached as Exhibit C. The City has completed the necessary design work and permitting through the MCWD for the City's portion of the project and will proceed with the stormwater improvements in Maple Place once the project receives City Council approval. , Storm Water• As discussed within the preliminary plat reports, the subject property is identified in Orono's Surface Water Manasement Plan (Jan 2011) as being located within a drainage area (NA-9) 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. The sizing of a pond was determined by the City's and the applicant's engineers to address the drainage area needs and the potential impact, if any, on development of these properties. The result of the analysis is the applicant's current plan. . CONDITIONAL USE PERMIT ANALYSIS � Zoning Code Sections 78-916 and 78-1286(e) provide guidance for the granting of a conditional use permit. Specifically,78-1286(e) states the following: (1) Grading or filling in any type 1,2, 3, 4, 5, 6, 7 or 8 wetland must be evaluated to determine how extensively the proposed activity would affect the following functional qualities of the wetland. Not applicable. (2) Alterations must be designed and conducted in a manner that ensures only the