04-16-2018 Planning Commission Packet

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FILE #LA18-000036 April 16, 2018 Page 2 of 8 There does not appear to be a market for additional office space in Orono, and the Comprehensive Plan suggests no retail uses west of Willow Drive, reducing the land use options for the subject parcel. In February 2018, the City Council reviewed the project in the context of a sketch plan (Case Number 18-4002). This proposal is generally consistent with the sketch plan. The minutes from the City Council meeting is attached as Exhibit J. Proposal The property owner proposes the construction of a 56 unit apartment building on the 2.55 acre property. Improvements will include the 2.5 story building, underground parking, and surface parking and associated utility connections. To complete this project, a Comprehensive Plan Amendment will need to be approved, as will a rezoning to a RPUD. RPUD rezoning requires approval of a Master site plan. The apartments include 1, 1+, and 2 bedroom units. All units are proposed to be market rate. No financial subsidy is requested. The building is U shaped and fronts Kelley Parkway. The defined height of the building was found to be 29 feet. The building elevations suggest rock accents similar to the Stonebay Condominium building. The building is of a residential style, with a peaked roof, consistent with the RPUD standards. The property has been located within the Metropolitan Urban Service Area (MUSA) in the 1980's, and will be served with municipal sewer and water. The applicant's proposal is described in their narrative, Exhibit C and illustrated in the site plan, elevations, and floor plans, Exhibits D 1-D8. General Site Characteristics The site is vacant. The property is very flat with a relatively shallow water table. There are no wetlands mapped on the property. There are some areas of volunteer trees of low quality, these will be removed and replaced with planned landscaping. To the north of the property is the public works garage, which generates noise and truck traffic not commonly experienced in residential neighborhoods. Also to the north is a 3 story condominium building. To the south is Wayzata Boulevard, a Hennepin County arterial serving approximately 8,000 vehicles per day. Further south is Orono industrial uses. To the west is a medical office building, to the east is vacant land, subject of a proposal to construct a senior housing project. RPUD/ Master Site Plan Analysis The property was zoned to B-6 PUD in June of 2003. Permitted uses were those listed in the B-6 Highway Commercial District, offices, banks, motels, and hotels. There are no zoning districts that permit apartment buildings by right or by conditional use. The developer proposes a rezoning to RPUD. The RPUD District standards are found in Zoning Code Sections 78-621 thru 78-629, attached as Exhibit I.