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Orchard Hill of Orono - Project Narrative 06/27/2017 or passive use as is suited to the needs of the residents. The Orchard Hill of Orono project will include roughly 24 acres of set aside including natural wetland areas, wetland buffers (as required by watershed and city standards), and conservation dedications. These areas will be protected by both easement and protective covenant restrictions. In addition, the proposal includes a trail dedication which will connect the cul-de-sac within the new public right of way with the Luce Line Regional Trail along the property's southern edge. In total, the recreational area set aside will exceed 60 percent of the gross land area and will include both active and passive provisions. Ownership/Control. The RPUD district addresses the need for unified ownership and control to ensure that the project is implemented as approved by the City. As stated, the owner and land developer for the project will be the YMCA of the Greater Twin Cities. The YMCA will be responsible for all submissions and approvals required from the City and other local jurisdictions, as well as the Metropolitan Council. The YMCA will further be the responsible party for implementing all subdivision improvements necessary to carry the land development phase of the project through to successful completion. Gordon James Construction is assisting the YMCA with the development process, architectural and builder standards and the sale of lots. Gordon James will be the lead builder of a small group of premium builders allowed to build within the development. Neighborhood Impacts. The developer and builder will manage the development process to minimize impact to adjacent properties. All construction related parking, equipment and material will be handled on-site to minimize impacts to Orono Orchard Road and the surrounding area. In addition, a rock construction driveway and periodic street sweeping will be utilized to control soils being carried onto Orono Orchard Road. City regulations regarding hours of operation will be adhered to for all construction activity. Long term traffic impacts on Orono Orchard Road are expected to be minimal. The City's transportation component of the Comprehensive Plan denotes Orono Orchard Road as a "local road" with about 2,500 vehicles per day. The development is anticipated to add approximately 120 to 150 total new trips per day. Home and Landscape Architectural Standards. The home and landscape architectural quality of the project will be in keeping with the high standards established by Gordon James Construction. The company's attention to careful planning and detailed design orientation results in homes of exceptional quality with elegant interiors and refined exteriors. Each home will be a custom design project resulting in floor plans with approximately 4,000 to 6,000 square feet of finished floor area plus multi -car attached garages. The overall effect is intended to be an upscale neighborhood with homes of compatible size, quality, and outstanding design characteristics. The market approach for the project is to deliver turn -key, custom homes in the price range of approximately $1.4M and $3.5M and up. Please see Architectural Exhibits provided as part of this sketch plan submittal package. The over-all site design concept, consistent with our project's name, is a neighborhood of fine -homes nestled in a lovely orchard -like setting. In addition to quality boulevard tree plantings , project designers will focus on common -area and supplemental tree stands which will emphasize flowering ornamental