01-18-2005 Planning Commission Packet

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#OS-3080 January 18,2005 ' Page 7 of 10 I�� order to meet parking lot a�id driving lane grade limits, and to acconunodate the proposed walkotitts, the site will be undergoing fairly substantial overall grade reductions. The high ground in the south half of the property will be lowered approximately 4'-8' on average, while the walkout corridor along the north and east lot lines result in cuts averaging 10'-15' or more. The parking area north of the welding shop building will be elevated about 8' above the adj acent welding shop site, requiring an east-west 6' retaining wall. This wall will continue north and south along the westerly boundaries of the site. Applicants should provide a detailed description of how these walls will be designed so that their visual impacts as viewed froni off-site can be assessed. Utilities/Easement Vacations The property has municipal sewer and water available, which was installed approxiinately 15 years ago. No sewer or water assessments will be due for the proposed office uses, as the property has previously been fiilly assessed. Additional cotiiments regarding the utility plan can be found in attached Exhibit O. The portions of utility/drainage easements that likely need to be vacated were granted as part of the site plan approval for the office building under prior approvals, and will conflict with the current site plan in certain areas. Those easements contain no utilities at this point, and staff reconunends approval for their vacation subject to appropriate replacement easements being granted. Road and Pedestrian Access ExteYio�°Site Access Access to the site was established during the approval process for PUD No. 2, and coiisists of a shared right-in/right-out driveway access directly to Highway 12, and a shared driveway access eastward tllrough the Orono Woods site to Brown Road North. Future access potential to the west exists at the northwest corner of the site where it abuts Outlot D, Sugarwoods. Outlot D was platted as a potential service road corridor behind the Orono Shopping Center and Service 800 buildings, with possible connections southward to 12/Brimhall, or west through the Otten Brothers property to Willow Drive. At this time the City has no plazls to develop Outlot D for this use, but it remains available for firture use. The applicants are proposing a connectioil to Outlot D. Existing Highway 12 will Ue tunied over to Hemlepin County when Highway 12 is relocated. Brown Road south of 12 will be realigned to create an intersection with existing 12 directly across from Brown Road North and a semaphore is intended for installation at that intersection. The schedule for installation of that stoplight is still being discussed with MnDOT, but it niay be delayed until the realignment of South Brown is coinpleted.