08-15-2016 Planning Commission Packet

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, 16-3855 August 10,2016 Page 5 of 9 flexibility. Proposed underground parking constitutes a 3`a level, mostly below grade. It is assumed that some filling to raise the overall elevation of the site is likely in arder to accommodate the underground parking while avoiding water table issues. Building setbacks on three sides meet minimum RPUD standards,while the proposed 30'setback from the Wayzata Boulevard right-of-way does not meet the 50' requirement. The proposed perimeter driving lane and parking lot generally do not meet the 20' minimum setback requirement. Along the east boundary of the site, the bank slope of the stormwater pond extends approximately 40 feet into applicants' property, which will impact the location of the perimeter driveway. Access, Internal Circulation and Parking It has long been the City's intent to avoid new accesses onto Wayzata Boulevard between Willow Drive and Old Crystal Bay Road.Accordingly,the concept plan includes a single access point onto Kelley Parkway, with no access to Wayzata Boulevard. The existing driveway entrance to Wayzata Boulevard which served the former farmstead, will be removed. The proposed Kelley access point is halfway between the Cascade Lane entrance/exit and the Lofts parking exit, and is anticipated to be acceptable at this location. Internal circulation is proposed to be provided by a paved driveway along approximately 2/3 of the perimeter of the site, providing access to various building entrances. A pathway denoted on the plans as a"fire lane/bike path" completes a drivable accessway surrounding the building. The Fire Marshal should review the actual need for this pathway. Parking as depicted includes 54 surface stalls and 24 underground stalls. While the Orono Zoning Code does not specify a numerical parking requirement for the continuum of care, a review of other cities' ordinances suggests the following minimum standards: Independent Living: 1.0 - 1.5 stalls per unit Assisted Living: 0.5 stalls per unit, or 1 per 3 beds Memory Care: 1 stall per 4 beds Applicants propose 24 Independent Living units at 1 stall per unit; 24 Assisted Living units at 0.75 stalls per unit; and 22 Memory Care units at 1 stall per three beds. This yields a parking requirement of 47 stalls. With a total of 78 stalls available, parking would appear to be sufficient. Staff has requested the City Engineer to review whether the above noted standards are acceptable based on Institute of Transportation Engineers (ITE) recommendations. Parks, Trails, Sidewalks Development of the property is subject to the conditions of approval of the Stonebay PUD. No. 4 Agreement. In part the Agreement requires establishment and construction of a trail system in Outlot D. An excerpt from the Agreement, Exhibit K, "Special Conditions", Item 1 (Transportation) reads as follows: h) An 8' wide bituminous surfaced public pedestrian/bicycle trail shall be constructed by the Developer or his successars in ownership within Outlots A and D along Highway 12, connecting to the trails constructed in Phase I. The construction of the portions of said public trail adjacent to Highway 12 within Outlots A and D inay be deferred until a determination is inade whether the Highway 12 boulevard area will be converted from a rural section to an urban section and/or until Outlots A ar D are developed for commercial uses. The trails along Highway 12 may be located within the Highway 12 right-of-way if a 20'separation is maintained froin the traveled roadway of