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A RESOLUTION APPROVING A
CONDITIONAL USE PERM(T AND
SITE PLAN
FOR PROPERTIES LOCATED AT
2525, 2535 and 2545 SHADYWOOD ROAD
FILE NO. 10-3471
WHEREAS, Klingelhutz Development Co. is the owner of properties located at
2525, 2535 and 2545 Shadywood Road (hereinafter the "Property") within the City of Orono
(hereinafter the "City") and legally described as follows:
EXHIBIT A, ATTACHED; and
WHERE/�S, the City of Orono is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
WHEREAS, pursuant to State Statutes 412 et. seq. and 462 et. seq., the City
Council of the City of Orono has adopted zoning regulations for the protection of the public
health, safety and general welfare; and
WHEREAS, on May 19, 2010, Terry Schneider of Project Devefopers, Inc. on
behalf of Klingelhutz Development Co. and Woodhill Senior Cottages of Navarre LLC.
(hereinafter the "Developer") made an application requesting a conditional use permit and site
plan approval for an assisted living facifity on the Property; and �
WHEREAS, the southwesterfy portion of the Property is focated in the LR-1 B one
family lakeshore residential zoning district and the northeasterly 250 feet of the Property is
located within the B-4 office and professional zoning district; and
WHEREAS, the Developer is requesting condifional use permit approval for the
portion of the Property located in the B-4 district to allow an assisted living facility pursuant to
Municipal Code Section 78-734(1); and
WHEREAS, the proposed commercial use of the Property is consistent with the
Orono 2008-2030 Comprehensive Plan; and
WHEREAS, after due pubfished and mailed notice in accordance with Minnesota
Statutes 462.3595 et. seq. and the City of Orono Zoning Codes, on Jufy 19, 2010, the Orono
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Planning Commission held a pubfic hearing for the appfication at which time all persons desiring
to be heard concerning the application were given the opportunity to speak thereon; and
WHEREAS, the Planning Commission on Jufy 19, 2010 recommended on a vote
of 5-0 that the Council grant approval subject to approval by the City Engineer and City Fire
Marshal; and
WHEREAS, the Orono City Council makes the following findings in regard to this
application for a conditional use permit and site plan approval for an assisted living facifity:
FINDIN�S
1. This appfication was reviewed as Zoning File #10-3471.
2. The property consists of approximately 3.67 acres total; approximately 1.43 acres is
wetfand resulfing in a net ciry-buildable area of 2.24 acres.
3. fn conjunction with the CUP and site plan approval request, the Developer is platting the
three tax parcels that comprise the Property into a single parcel for development
purposes.
4. The Developer is requesting conditional use permit approval onfy for the portion of the
Property located in the B-4 district to allow an assisted Iiving facility pursuant to
Municipal Code Section 78-734(1).
5. The Developer has proposed to construct a 12,300 square foot, single-story building
plus a 1,141 square foot detached garage. The Property exceeds 1.99 acres therefore
structural coverage fimitations do not apply. The proposed square footage comprises
21% of the buildable area and 8.4% of the site overalf.
6. The location of the site within the Navarre Business District makes the site suitable for
development of the proposed senior assisted iiving housing facility.
7. The proposed senior assisted fiving facility is specificalfy a 20-unit memory care facifity
and would provide a housing option not readily avai{able in Orono, advancing Orono's
housing goal of providing lifecycle housing options.
8. The proposed development has incorporated a residential style building providing for a
low-profile, one-story residential appearance.
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9.' The Property contains finro wetlands which are both classified as "Manage 2". "Manage
2" cfassification wetlands require a 25-foot buffer and a 20-foot structural setback from
the buffer. These wetlands and buffer areas will be protected by Conservation
Easements as well as wetland preservation covenants and easements, drainage
easements, etc.
1 Q. Stormwater management will be provided by rain gardens and stormwater ponds in
addition to any other methods deemed advisable by the City Engineer. In addition to the
City of Orono, the Minnehaha Creek Watershed District has approval authority over the
stormwater management plan. The development will be subject to the standard Storm
Water & Drainage Trunk Fee.
11. Vehicufar access to the property will be an access drive, entering frorn Shadywood
Road, location subject to approval of the Hennepin County Transportation Department.
12. Visitor and employee parking for the property will be provided in a 24 stall surface
parking lot. Based on calculations submitted by the Developer, the Council finc+s that for
the proposed senior assisted fiving / memory care use this ratio of approximatefy 0.6
stalfs per unit should be sufficient to serve the intended use.
13. The Property is within the MUSA. The Property will be served by City sewer and water
service.
14. The Deveioper has coorcfinated with the neighbors to develop a fandscape p�an which
addresses their concerns regarding appropriate screening.
'!5. The City Council finds that the proposed development of the property for ass;sted living
use is appropriate for the property, will not have negative impacts on the surrounding
properfies when all conditions are met, and is in keeping with the goals, policies and
philosophies of the City.
16. Pursuant to Article V, Division 3 of the City Code the City of Orono rriakes the following
findings with regards to the conditional use permit for the assisted fiving facifity use as
described herein:
a) The proposed use is consistent with the Community Management Plan;
b) The proposed use is compfiant with the zoning code, incluciing any conditions
imposed on specific uses as required by Articfe V, Division 3 of the City Code;
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c) The property is able to be adequately served by police, fire, raads, and
stormwater management;
d) The property is provided with an adequate water supply and sewage disposal
system;
e) The proposed use is not expected to generate excessive demand for pubfic
services at public cost;
f) The proposed use is compatibie with the surrounding area as used both
presently and as it is p{anned to be used in the future;
g) The proposed use is consistent with the character of the surrounding area,
unless a change of character is called for in the Community Management Plan;
h) The proposed use is compatible with the character of buildings and site
improvements in the surrounding area, unless a change of characfer is called for
in the Community Management P{an;
i) The proposed use is not expected to substantially impair the use and enjoyment
of the property in the area or have a materially adverse impact on the property
values in the area when compared to the impairment or impact of gene�aliy
permitted uses;
j) The proposed use is provided with screening and buffering adequate to mifigate
undesirable views and activities likely to disturb surrounding uses;
k) The proposed use will not create a nuisance which generates smoke, noise,
glare, vibration, odors, fumes, dust, efectrical interference, general unsightfiness,
or other means;
I) The proposed use will not cause excessive non-residential trafiic on residenfial
streets, parking needs that cause an inconvenience to adjoining properties, traffic
congestion, or unsafe access;
m) The site is designed to take into account the natural, scenic, and historic f�atures
of the area and to minimize environmental impact;
n) All exterior fighting shall be so directed so as not to cast glare toward or onto the
public right-of-way or neighboring residential uses or districts; and
o) The proposed use is not detrimental to the pubfic health, public safsty, or general
welfare.
CONCLLlSIONS, ORDER AN� CONDITIOf�S
NOW, THEREFORE, BE (T RESOLV�D, that based upon one or more of the finciings
noted above, the City Council of the City of Orono hereby grants conditional use permit and site
plan approval for Kfingelhutz Development Company and Woodhill Senior Cot'tages of Navarre,
LLC, per the preiiminary plat survey by E. G. Rud & Sons, Inc., dated 11/29/10 and attached
hereto as Exhibit B; the plans by Plowe Engineering, fnc., and the ffoor plans and elevations by
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292 Design Group, dated 6/28/10 and attached hereto as Exhibit C; and the landscape and
buffer plan by Lan-De-Con dated 12/07/10 and attached hereto as Exhibit D; subject to the
folfowing conditions:
1) Approval is subject to Minnehaha Creek Watershed District (MCWD) approval and permits
as required. Final p{at approval shall not be granted until the Developer has provided
evidence that all required MCWD permits have been obtained.
2) Approval is subject to the existing and ongoing recommendations of the City Engineer.
3) Approval is based upon the known issues that may affect this project, but this approval does
not (imit the City from revising or amending these conciitions as the review process
continues.
4) The conditional use permit and site plan approval shall be effective until December 13,
2011. If a complete appfication for a building permit has not been made by that date, the
terms and conditions of this resolufion shall be null and void. The City Council at its sofe
discretion may extend this effective period.
5) Any revisions of the buifding or site plans deemed by City staff as being inconsistent with the
scope or intent of the approved plans shall require further review and approval of the City
Council.
6) This conditional use permit approval is specifically for an assisted fiving facifity, and future
conversion to some other permitted or conditional use within the B-4 zoning district is not
guaranteed based on the parking limitations and possible other factors inherent witnin the
approved site plan.
, 7� �'��I�Q�und��rsigned Developer has read and reviewed this document.
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� -��" r �` - f Adopted by the Orono City Council on this 13th day of December, 2010.
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5.��/��,�i,ty Clerk J es M. White, Mayor
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STATE OF MINNESOTA
COUNTY OF HENNEPIN
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On this �1 day of �pr< < ,-�9-6'" ohh K�i h I��fz..�its
� . personaily peared before me on
behalf of �,1��L,�-h., �e�Q� �,,��'
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BARC3ARA G.SILUS w
NOTARY PUBLIC-MINNESOTA
Notary Pubiic � My Commission Expires Jan.31,2013 .
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ZONING FILE NO. EXHIBIT A RESOLUTION NO. � � a 2 �
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i PARCEL 1
; rhat part of Lots 1 and 2, Block 1, LEACH ADDITION, lying
northeQsterly of the Northeasterly line of Block 4, TOWNSITE
OF LANGDON PARK, Hennepin Counfy, Minnesota.
rorrerrs Property
PARCEL 2
All of Lots 1, 2 and 3, Block i, LEACH ADDfT10N, except that
p ort o f Lo ts 1 an d 2, Block 1, LEA CH ADD1 TION l yin g
northeosterly of the Northeasterly line of Block 4, TOWNSITE OF
LANGDON PARK, Hennepin County, Minnesota.
Abstroct Property
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PRELIMINARY PLAT-�►- WOODNILL SENIOR COTTAGES
FOR: KLINGELNUTZ DEVELOPMENT
1560 Bluff Creek
Chaska,MN 55318
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STATE OF MINNESOTA )
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COUNTY OF HENNEPIN )
The undersigned, being duly qualified and appointed City Clerk of the City of
Orono, Minnesota, certifies that I compared the foregoing resolution adopted at the
meetin� of the Orono City Council on December 13, 2010, with the original thereof on
file in my office, and the same is a correct transcription thereof.
� �,' .
� {`''"WITNESS my hand officially as such City Clerk and the Corporate seal of the
`-C�.t}��.this ;,�21st day of December , 2010.
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Doc No T4852133
. . .����,�.
�; Certified, filed and/or recorded on ,�-.., �
� 4/26/11 12:00 PM '�`�,,
!� Office of the Registrar of Titles
�� Hennepin County, Minnesota
Michael H. Cunniff, Registrar of Titles
a Jil� L. Alverson, County Auditor and Treasurer
:Deputy 45 Pkg ID 707038
`Doc Name: Resolution
Document Recording Fee $46.00
Document Total $46.00
Existing Certs New Certs
1331296
This cover sheet is now a permanent part of the recorded document.
� - ,
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Doc No A9644899 -:.;.:�
Certified filed and/or recorde��
4/14/11 12:00 PM
Office of the County Recordec
Hennepin County, Minnesota
Michael H. Cunniff, County Recorder
Jill L. Alverson, County Auditor and Treasurer
Deputy 3 Pkg ID 704752
Doc Name: Conditional Use Permit
Document Recording Fee $46.00
Document Total $46.00
This cover sheet is now a permanent part of the recorded document.