Request for Council Action - Orono Ambar, LLC

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dated 11/7/00 and 11/14/00 have been attached for your review. A primary concern addressed by our consultant is the proposed interior road would be used for the clinic traffic as well as the residential use. The individual parking spaces in the lots located in front of the senior housing building would back out directly into through traffic. They have recommended a separate primary parking area be designed to not allow two sided parking to have to back out into the through traffic. When the original planning for the site was completed in 1988 it was envisioned that a service road would pass through this property to the Orono Mall property, Otten Bros. and connect to Willow Drive. The plan was completed many years prior to the final route of the Highway 12 relocation. A full service road may not be required since Highway 12 will be relocated and the intersection with Brown Road and 12 will be realigned and lighted in the future. However, the traffic consultant believes that many motorists would seek this service road route as an alternative to the other direct access drives to Highway 12 increasing the amount of "cut thru" dramatically. V. Grading and Drainage The proposed grading plan shows the parking lot in the northwest corner of the site approximately 10' higher than the adjoining property to the south. The City Engineer is recommending this part of the site be lowered at least 4'. The retaining wall could then be eliminated. Additional engineering is required for further review of the proposal. The developer should provide storm sewer and ponding calculations for review. VI. Landscaping Plans/Pedestrian Ways Proposed standards for landscaping are attached as Exhibits J and K. The applicants have provided landscaping plans for each property under review. The plans have placed an emphasis on heavier planting between the buildings/parking areas and the residential use to the north. The Code requires a screen not less than 50% opaque be located between commercial uses and residential uses. The RPUD ordinance has proposed a landscaping value to be required based on a percentage of the project value. For a development greater than$4,000,000 the minimum landscaping value that must be provided would equal 1% of the project value. Wally Case, the City's landscaping consultant, would complete an estimate of the landscaping value based on the proposed ordinance. Some of the existing trees would be removed to make room for the project. The plans submitted have been designed to protect several mature trees that are located between the proposed building and Highway 12. Protection of those trees requires the building and access road to be shifted to the north. An adjacent property owner to the north has expressed concerns about the location of the building being 40'from the rear property line. The Planning Commission should consider the option of shifting the building forward 20' to allow a 60' setback between the rear property line and the senior housing building. Shifting the building forward would likely require removal of the trees located between Highway 12 and the pond. If the trees are removed, it would make the building more visible to the future 12 and Brown Road intersection. This may be a more desired option as the building_would be moved further from the adjacent residential properties. A suitable landscape plan would soften the impact of the building as viewed from the Brown/12 intersection,and perhaps enhance the urban feel of this area.