07-17-2017 Planning Commission Packet

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17-3948 July 17,2017 Page 4of7 parking while avoiding water table issues. The building setbacks meet minimum RPUD standards, Preliminary Plat The property is currently Outlot D of Stonebay. The property must be platted to a buildable lot to allow for development. The proposed plat, Stonebay Eighth Addition, is consistent with the master plan of the development, and includes easements outlined in the original plat. The location of the storm water pipe along the southern property line and the watermain along the east end (discussed below) will need to be verified and if necessary,the easements adjusted. Development of the property is subject to the various fees established within Exhibit M of the PUD No. 4 Agreement, all of which were deferred until a development plan is approved for each of the commercial outlots (Outlots A& D). Below is a summary of the fees,collectible in full at the time of approval of the final plat. These fees will be recalculated at the time of Final Plat: Park Dedication Fee: $3,250/unit x #of units (example: 48 units x$3,250=$156,000) Sewer Connection Charge: $6,330/acre x 3.5 acres=$22,155.00 Water Connection Charge: $10,480/acre x 3.5 acres=$36,680.00 Stormwater& Drainage Trunk Fee: Residential>4 units/acre: $8,490/ac x 3.5 acres=$29,715.00 Note that per the Agreement, the Park Fee is not adjusted for inflation, while the connection charges and Stormwater&Drainage Trunk Fee are calculated based on the current(2017) Fee Schedule. Conditional Use Permit Access,Internal Circulation and Parking The plan provides one access,from Kelley Parkway. There are no accesses onto Wayzata Blvd. The access will line up with the exit of the Stonebay Lofts access. Internal circulation is proposed to be provided by a paved driveway around the building. This driveway will serve as the fire lane. The Fire Chief notes that the fire lane should be 20 feet minimum width. Portions of the proposed drive do not meet the setback requirements of 20 feet requiring a waiver. Parking as depicted includes 46 surface stalls and 39 underground stalls,for a total of 85 spaces. While the Orono Zoning Code does not specify a numerical parking requirement for the continuum of care, the ITE Parking Generation manual,4th addition suggests the need for 53-67 stalls,based on the following uses: Independent Living: 1.0- 1.15 stalls per unit(Low rise apartment building) Assisted Living: 0.5 stalls per unit,or 1 per 3 beds Memory Care: 1 stall per bed Parking appears to be sufficient. 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 successors in ownership within Outlots A and D along Highway 12, connecting