08-15-2016 Planning Commission Packet

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16-3855 August 10,2016 Page 4 of 9 pond that serves not only the entire Stonebay development but additional properties including the City Offices/Police/Public Works complex. To the immediate west is a vacant 2.5-acre commercial office site, once approved for a 2-story medical office building that never went forward. Across Wayzata Boulevard to the south is the Orono Industrial Park, including Geffre Interiors and Morrie's Automotive. Factors which suggest this site may be appropriate for the proposed residential use include the location directly across from the Stonebay Lofts; the substantial separation from the potential future commercial office development at the NW corner of Willow and Wayzata Boulevard; and the separation from the Industrial Park provided by Wayzata Boulevard. Placing the proposed continuum of care facility adjacent to a possible future office use to the immediate west would not be unusual, as an office use (as opposed to a retail use) would likely be compatible with the applicants' residential concept. General Site Characteristics The site is generally open, a majority of it being former cropland, with a few mature trees located at the east end where the farmhouse and barn once stood. The property is very flat with a relatively shallow water table. There are no wetlands mapped on the property. Lot Layout and Lot Standards The specific lot requirements for a multi-family building in RPUD can be found in Section 78- 626(7). A summary of those standards is as follows: Building setback from local streets (Kelley Parkway): 35'* Building setback from arterial streets (Wayzata Boulevard): 50'* Building setback from side lot lines: 35'* Parking lot and driving lane setback from all lot lines: 20' Parking structure setback from streets: 35' local streets, 50' arterial* Parking structure setback from lot lines: Adj. to residential: 50'* Adj. to non-residential: 35'* *Minimum setback must be no less than height of the building Height limitations. For properties guided for residential use in the comprehensive plan, a building height limit of 30 feet shall apply. For properties currently zoned or guided in the comprehensive plan for commercial use, height may exceed 30 feet but shall not exceed three stories(not including underground parking level) and shall maintain a residential character by incorporating pitched or hipped roof structure. No mansard or flat roofed multiple-family building will be allowed. Outside storage limitations. Building materials, recreational vehicles, boats, RV's, snowmobiles, and other items of personal property shall not be stored outside within any site used for attached or multifamily uses. Maximum Floor Area Ratio (FAR) =Total Building Floor Area/Total Lot Area): 1.0 Additionally, the RPUD District standards include substantial requirements for landscaping as well as screening and buffering of parking areas. Conformitv: The proposed conceptual site plan includes a two-story building with a defined height of 38', significantly lower than the Lofts across the street, but still technically requiring