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Home My WebLink AboutSpecial Requir for rezoning in the highway 12 corridor L § 10.52 SEC. 10.52 SPECIAL REQUIREMENTS FOR REZONING IN THE HIGHWAY 12 CORRIDOR STUDY AREA. Subd. 1. Minimum Area. To insure consistency with the goals and objectives of the Highway 12 Corridor Study,applications for rezoning within the study area must include a minimum of five acres. The plans submitted along with these applications must also include enough information regarding the effect of the proposed development on surrounding parcels to insure that the property can be developed in a manner that is both compatible with adjacent properties and consistent with the Highway 12 Corridor Study. Subd.2.Access and Circulation Plan. The plans submitted along with the application must propose access to the proposed development which is consistent with the Transportation Planning Objectives of the Highway 12 Corridor Study. All public easements and road right of way that is needed to allow the construction of service roads and/or the expansion of Trunk Highway 12 past the subject property, shall be dedicated to the City. Source: Ordinance 67, 2nd Series Adopted: 5-8-89 Subd. 3. Sanitary Sewer and Municipal Water Availability. The available sanitary sewer and municipal water capacity to serve the development of this corridor is currently very limited. Therefore, any plans to develop within this area must either demonstrate that it can occur utilizing current sewer and water allocations or they must include improvements to increase the capacity of the systems serving this area. If sanitary sewer or municipal water system improvements are proposed as part of the application, then the feasibility of providing this service will also be scrutinized along with an improvement financing plan to insure that the costs associated with providing this additional capacity will be paid for by the development. Source: Ordinance 78, 2nd Series Adopted: 1-22-90 Subd. 4. Storm Water Management. Site Drainage plans must be submitted to insure consistency with the Storm Water Management objectives of the Highway 12 Corridor Study. Plans will be carefully reviewed to insure both that proposed storm water ponding areas contain sufficient storage capacity and whatever additional measures are necessary to guarantee that the quality of runoff from the site, meets or exceeds the City's standards. Subd. 5. Available Zoning Districts. Due to the unique set of constraints and opportunities that affect future decisions regarding development within the Highway 12 Corridor Study Area, applicants for rezoning are strongly encouraged to utilize the planned unit development ORONO CC 359 (4-1-84) (5-8-89) § 10.52 approach, outlined in Section 10 of the Orono Zoning Ordinance. However, applications will be accepted for rezoning requests for any of the following existing. zoning districts within the City, consistent with a finding of consistency with the Highway 12 Corridor Study and subject to compliance with all of the additional requirements established in this section: B-6 Highway Commercial District PRD Planned Residential Development R-1A One Family Residential District R-1B One Family Residential District M-6 Multiple Family Planned Residential District . Any proposal which requires a modification to zoning or subdivision requirements must be done as a Planned Unit Development. Subd. 6. Building Design and Construction. In addition to other restrictions of this Chapter, the use, construction, alteration or enlargements to any building or structure within the district shall meet the following standards: A. All exterior wall finishes on any building shall be: (a) Face brick, or (b)Natural stone, or (c) Specially designed precast concrete units if the surfaces have been integrally treated with an applied decorative materials or texture, or (d)Factory fabricated and finished metal framed panel construction, if the panel materials be of any of those noted in items a, b and c above, or glass. (e)Other materials as may be approved by the Council. Combinations of such materials shall be permitted. • B. All subsequent additions and outbuildings constructed after the erection of an original building or buildings shall be constructed of materials comparable to those used in the original construction and shall be designed in a manner conforming with the original architectural design and general appearance. C. No building or structure of a temporary character, trailer, basement,tent or shack shall be constructed, placed or maintained upon the property except as accessory to and during the construction of permanent buildings. Subd. 7. Requirement of Development Agreement. All development permits authorized within the Highway 12 Corridor Study Area shall be subject to the execution of a ORONO CC 359-1 (4-1-84) (5-8-89) • 'v ` § 10.52 development agreement. Said development agreement shall clearly identify the timing of all of the public improvements associated with the development and the developers' financial commitments related to these improvements. The agreement shall also include any and all other conditions of approval deemed necessary to insure compliance with the Special Minimum Requirements for Rezoning the Highway 12 Corridor Study Area, as well as the goals and objectives of the Highway 12 Corridor Study. Source: Ordinance 67, 2nd Series Adopted: 5-8-89 SEC. 10.53. PLANNED UNIT DEVELOPMENT (PUD) Subd. 1. Authorization: Planned unit development authorization may allow: A.Variety: Within a comprehensive site design concept a mixture of land uses, housing types and densities. B. Sensitivity: Through the departure from the strict application of required setbacks,yard areas,lot sizes,minimum house sizes,minimum requirements,and other performance standards associated with conventional zoning, planned unit development can maximize the development potential of land while remaining sensitive to its unique and valuable natural characteristics. C. Efficiency: The consolidation of areas for recreation and reductions in street lengths and other utility related expenses. D. Density Transfer: The project density may be clustered,basing density on number of units per acre versus specific lot dimensions. E.District Integration:The combination of uses which are allowed in separate zoning districts such as: 1. Mixed residential allows both densities and unit types to be varied within the project. 2.Mixed residential with increased density acknowledging the greater sensitivity of PUD projects, regulation provides increased density on the property if a PUD is utilized. 3.Mixed land uses with the integration of compatible land uses within the project. F. Applicability: Utilization of this zoning district is limited to the Highway 12 Corridor as set forth in the City of Orono's Comprehensive Plan Amendment#2 adopted May 23, 1988. ORONO CC 359-2 (4-1-84) (5-8-89) § 10.53 Subd.2.Allowed Uses:Uses within the PUD may include only those uses designated on the official Comprehensive Land Use Plan. Specific allowed uses and performance standards for each PUD shall be delineated in an ordinance and development plan. The PUD development plan shall identify all the proposed land uses and those uses shall become permitted uses with the acceptance of the development plan. Any change in list of uses presented in the development plan will be considered an amendment to the PUD and will follow the procedures specified in Subd. 6 of this Title. Subd. 3. Required Standards: For the purpose of administering this ordinance,the City shall apply the standards contained in the conventional zoning district that is most similar to • the proposed development. In the event of mixed-use developments, the Zoning-Administrator shall determine the appropriate underlying zoning standards, subject to the approval of the City Council. Furthermore, the City shall consider the proposed PUD from the point of view of all standards and purposes of the Comprehensive Land Use Plan to achieve a maximum coordination between the proposed development and the surrounding uses, the conservation of woodlands and wetlands, the protection of health, safety and welfare of the community and resident of the PUD. To these ends,the City Council shall consider the location of the buildings, compatibility,parking areas and other features with respect to the topography of the area and existing natural features such as streams and large trees; the efficiency,adequacy and safety of the proposed layout of internal streets and driveways; the adequacy and location of green areas; the adequacy, location and screening of parking areas; and such other matters as the Council may find to have a material bearing_ upon the stat_d standards and objectives of the Comprehensive Land Use Plan. Subd. 4. Coordination With Subdivision Regulations: Subdivision review under the subdivision regulations shall be carried out simultaneously with the review of the PUD. The plans required under this Chapter shall be submitted in a form which will satisfy the requirements of the subdivision ordinance for the preliminary and final plat. Subd. 5. Revisions and/or Changes. A. Minor changes in the location,placement and height of structures may be authorized by the Development Review Committee if required by engineering or other circumstances not foreseen at the time the final plan was approved and filed with the Zoning Administrator. B. Changes in uses: Significant changes in the location, size. or height of structures,any rearrangement of lots,blocks and building tracts,changes in the provision of common open spaces, and all other changes to the approved final development plan may be made only after a public hearing conducted by the Council. Any changes shall be recorded as amendments to the recorded copy of the final development plan. ORONO CC 359-3 (4-1-84) (5-8-89) § 10.53 C. All of the provisions of this Title applicable to the original district within which the Planned Unit LSevelopment District is established shall apply to the PUD District except as otherwise provided in approval of the final plan. D. Review: If substantial development has not occurred within a reasonable time after approval of the PUD Zoning District as set forth in the Developer's Agreement, the City Council may instruct the Planning Commission to initiate rezoning to the original zoning district. It shall not be necessary for the City Council to find that the rezoning was in error. Subd. 6. Phasing and Guarantee of Performance. • A. The Planning Commission shall compare the actual development accomplished in the various PUD zones with the approved development schedule. B. Upon recommendation of the Planning Commission and for good cause shown by the property owner, the Council may extend the limits of the development schedule. C.The construction and provision of all of the common open space and public and recreational facilities which are shown on the final development plan must proceed at the same rate as the construction of dwelling units, if any. The Development Review Committee shall review all of the building permits issued for the PUD and examine the construction which has taken place on the site. If they find that the rate of construction of dwelling units is greater than the rate at which common open spaces and public and recreational facilities have been constructed and provided,they shall forward this information to the Council for action. D. A letter of credit shall be required to guarantee performance by the developer. The amount of this letter of credit, and the specific elements of the development program that it is intended to guarantee, will be stipulated in the development agreement. • Subd. 7. Control of Planned Unit Development Following Completion. A. After the certificate of occupancy has been issued,the use of the land and the construction, modification or alteration of any buildings or structures within the planned development shall be governed by the final development plan. B. After the certificate of occupancy has been issued, no changes shall be made in the approved final development plan except upon application as provided below: 1. Any minor extensions, alterations or modifications of existing buildings or structures may be authorized by the Development Review Committee if they are ORONO CC 359-4 (4-1-84) (5-8-89) § 10.53 consistent with the purposes and intent of the final plan. No change authorized by this Section may increase the cube of anyTuilding or structure by more than ten percent (10%). 2. Any building or structure that is totally or substantially destroyed may be reconstructed only in compliance with the final development plan unless an amendment to the final development plan is approved under Section 10.53 Subd. 5. 3.Any other changes in the final development plan must be authorized by an amendment of the final development plan under Section 10.53 Subd. 5. Subd. 8. Procedure for Processing a Planned Unit Development. A. Application Conference: Upon filing of an application for PUD, the applicant of the proposed PUD shall arrange for and attend a conference with the Zoning Administrator. The primary purpose of the conference shall be to provide the applicant with an opportunity to gather information and obtain guidance as to the general suitability of his proposal for the area for which it is proposed and its conformity to the provisions of this Title before incurring substantial expense in the preparation of plans, surveys and other data. 1. Purpose: The general concept plan provides an opportunity for the applicant to submit a plan to the City showing his basic intent and the general nature of the entire development without incurring substantial cost. The plan shall include the following: a) Overall maximum PUD density range. b) General location of major streets and pedestrian ways. c) General location and extent of public and common open space. d) General location of residential and nonresidential land uses with approximate type and intensities of development. e) Staging and time schedule of development. f) Other special criteria for development. ORONO CC 359-5 (4-1-84) (5-8-89) § 10.53 2. Schedule: a) Developer meets with the Zoning Administrator to discuss the proposed developments. b) The applicant shall file the concept stage application and preliminary plat, together with all supporting data. 30 days after verification c) Within thirty( ) y by the Zoning Administrator that the required plan and supporting data is adequate,the Planning Commission shall hold a public hearing. d) The Planning Commission shall conduct the hearing and report its findings and make recommendations to the City Council. Notice of the hearing shall consist of a legal property description, description of request, and be published in the official newspaper at least ten(10) days prior to the hearing and written notification of the hearing shall be mailed at least ten(10) days prior thereto to owners of land within three hundred fifty feet (350') of the boundary of the property in question. e) The City may request additional information from the applicant concerning operational factors or retain expert testimony at the expense of the applicant concerning operational factors. f) The Council may hold a public hearing after the receipt of the report and recommendations from the Planning Commission.If the Planning Commission fails to make a report within sixty (60) days after receipt of the application, then the City Council may proceed without the report. The Council may approve the concept plan and attach such conditions as it deems reasonable. Approval shall require a four-fifths (4/5) vote of the entire Council. 3. Development Stage: Following general concept approval, if given, the applicant shall submit the development stage application and final plat. The application shall proceed and be acted upon in accordance with Section 10.53 Subd. 8(D) for zoning district changes. If appropriate because of the limited scale of the proposal,the concept stage and development stages may proceed simultaneously. 4. Applications: Ten(10)copies of the following exhibits, analysis and plans shall be submitted to the City: General Concept Stage: a) Preliminary plat and information required by subdivision Title. ORONO CC 359-6 (4-1-84) (5-8-89) 10.53 b) General Information: (1) The landowner's name and address and his interest in the subject property. (2) The applicant's name and address if different from the landowner. (3) The names and addresses of all professional consultants who have contributed to the development of the PUD plan being submitted, including attorney, land planner, engineer and surveyor. (4) Evidence that the applicant has sufficient control over the subject property to effectuate the proposed PUD, including a statement of all legal,beneficial,tenancy and contractual interests held in or affecting the subject property and including an up-to-date certified abstract of title or registered property report, and such other evidence as the City Attorney may require to show the status of title or control of the subject property. c) Present Status: (1) The address and legal description of the Property. (2) The existing zoning classification and present use of the subject property and all lands within one thousand feet (1,000') of the property. (3) A map depicting the existing development of the property and all land within one thousand feet (1,000') thereof and indicating the location of existing streets,property lines, easements, water mains and storm and sanitary sewers,with invert elevations on and within one hundred feet(100') of the property. (4) A written statement generally describing the proposed PUD and the market which it is intended to serve and its demand showing its relationship to the City's Comprehensive Plan and how the proposed PUD is to be designed, arranged and operated in order to permit the development and use of neighboring property in accordance with the applicable regulations of the City. ORONO CC 359-7 (4-1-84) (5-8-89) § 10.53 (5) Site Conditions: Graphic reproductions of the existing site conditions at scale of one inch equals one hundred feet (1" = 100'). (a) Contours; minimum two foot (2') intervals. (b) Location, type and extent of tree cover. (c) Slope analysis. (d) Location and extent of water bodies;wetlands and streams and flood plains within three hundred feet (300') of the property. (e) Significant rock outcroppings. (f) Existing drainage patterns. (g) Vistas and significant views. (h) Soil conditions as they affect development. All of the graphics should be the same scale as the final plan to allow easy cross reference. The use of overlays is recommended for clear reference. (6) Schematic drawing of the proposed development concept including but not limited to the general location of major circulation elements, public and common open space, residential and other land uses. (7) A statement of the estimated total number of dwelling units proposed for the PUD and a tabulation of the proposed approximate allocations of land use expressed in acres and as a percent of the total project area, which shall include at least the following: (a) Area developed to residential uses. (b) Area developed to residential use by building type. (c) Area devoted to common open space. ORONO CC 359-8 (4-1-84) (5-8-89) § 10.53 (d) Area devoted to public open space. (e) Approximate area devoted to streets. (f) Approximate area devoted to,and number of, off-street parking and loading spaces and related access. (g) Approximate area, and floor area, devoted to commercial uses. (h) Approximate area,and floor area,devoted to industrial or office use. (8) When the PUD is to be constructed in stages during a period of time extending beyond a single construction season, a schedule for the development of such stages or units shall be submitted stating the approximate beginning and completion date for each such stage or unit and the proportion of the total PUD public or common open space and dwelling units to be provided or constructed during each such state and overall chronology of development to be followed from stage to stage. (9) When the proposed PUD includes provisions for public or common open space or service facilities, a statement describing the provision that is to be made for the care and maintenance of such open space or service facilities. (10) Any restrictive covenants that are to be recorded with respect to property included in the proposed PUD. (11) Schematic utilities plans indicating placement of water, sanitary and storm sewers. (12) The City may excuse an applicant from submitting any specific item of information or document required in this stage which it finds to be unnecessary to the consideration of the specific proposal. (13) The City may require the submission of any additional information or documentation which it may find necessary or appropriate to full consideration of the proposed PUD. ORONO CC 359-9 (4-1-84) (5-8-89) § 10.53 Development Stage: Development stage submissions should depict and outline the proposed implementations of the general concept stage for the PUD. Information from the general concept stage may be included for background and to provide a basis for the submitted plan. The development stage submissions shall include but not be limited to: a) A final plat and information required by the City subdivision Title. b) Ten(10) sets of preliminary plans drawn to a scale of not less than one inch equals one hundred feet(1" = 100') (or scale requested by the Administrator containing at least the following information): (1) Proposed name of the development(which shall not duplicate nor be similar in pronunciation to the name of any plat theretofore recorded in the county where the subject property is situated). (2) Property boundary lines and dimensions of the property and any significant topographical or physical features of the property. (3) The location,size,use and arrangement including height in stories and feet and total square feet of ground area coverage and floor area of proposed buildings, and existing buildings which will remain, if any. (4) Location, dimensions of all driveways, entrances, curb cuts, parking stalls, loading spaces and access aisles, and all other circulation elements including bike and pedestrian; and the total site coverage of all circulation elements. (5) Location, designation and total area of all common open space. (6) Location, designation and total area proposed to be conveyed or dedicated for public open space,including parks, playgrounds,school sites and recreational facilities. (7) Proposed lots and blocks, if any and numbering system. (8) The location,use and size of structures and other land uses on adjacent properties. ORONO CC 359-10 (4-1-84) (5-8-89) § 10.53 (9) Detailed sketches and provisions of proposed landscaping. (10) General grading and drainage plans for the developed PUD. (11) Any other information that may have been required by the Planning Commission or Council in conjunction with the approval of the general concept plan. c) An accurate legal description of the entire area within the PUD for which final development plan approval is sought. • . d) A tabulation indicating the number of residential dwelling units and expected population. e) A tabulation indicating the gross square footage, if any, of commercial and industrial floor space by type of activity (e.t. drug store, dry cleaning, supermarket). f) Preliminary architectural"typical"plans indicating use,floor plan,elevations and exterior wall finishes of proposed building, including mobile homes. g) A detailed site plan, suitable for recording, showing the physical layout, design and purpose of all streets, easements, rights of way, utility lines and facilities, lots, block, public and common open space, general landscaping plan, structure, including mobile homes, and uses. h) Preliminary grading and site alteration plan illustrating changes to existing topography and natural site vegetation. The plan should clearly reflect the site treatment and its conformance with the approved concept plan. i) A preliminary plat prepared in accordance with the Subdivision Ordinance. j) A soil erosion control plan acceptable to watershed districts, Department of Natural Resources, Soil Conservation Service, or any other agency with review authority clearly illustrating erosion control measures to be used during construction and as permanent measures. Source: Ordinance 67, 2nd Series Adopted: 5-8-89 ORONO CC 359-11 (4-1-84) (5-8-89) N. Landscaping. 1. Landscape Plan Requirements. Landscape plans shall be prepared by a landscape architect or other qualified person acceptable to the City, drawn to the scale of not less than 1 inch equals 50 feet and shall show the following: a) boundary lines of the property with accurate dimensions; a) locations of existing and proposed buildings, parking lots, roads and other improvements; b) proposed grading plan with 2-foot contour intervals; c) location, approximate size and common name of existing trees and shrubs; d) a planting schedule containing symbols, quantities, common and botanical names, size of plant materials, root condition and special planting instructions; e) planting details illustrating proposed locations of all new plant material; f) locations and details of other landscape features including berms, fences and planter boxes; g) details of restoration of disturbed areas including areas to be sodded and seeded; h) location and details of irrigation systems; and i) details and cross sections of all required screening. 2. Minimum Landscaping Requirements. a) All open areas of a lot which are not used or improved for required parking areas, drives or storage shall be landscaped with a combination of overstory trees, understory trees, shrubs, flowers and groundcover materials. The plan for landscaping shall include ground cover, bushes, shrubbery, trees.sculpture,foundations,decorative walks or other similar site design features or materials in a quantity having a minimum value in conformance with the following table: 8 Project Value Minimum Landscape Value (hreluding building construction, site preparation,and site improvements) Below$1,000,000 2.0 % $1,000,000- $2,000,000 1.7 % $2,000,001 -$3,000,000 1.4% $3,000,001 -$4,000,000 1.15 % Over$4,000,000 1.0 % In instances where healthy plant materials of acceptable species exist on a site prior to its development,the application of the standards in this section may be adjusted by the City to allow credit for such material,provided that such adjustment is consistent with the intent of this ordinance. b) A reasonable attempt shall be made to preserve as many existing trees as is practicable and to incorporate them into the site plan. c) All new overstory trees shall be balled and burlapped or moved from the growing site by tree spade. Deciduous trees shall have a minimum caliper of 21/2.inches. Coniferous trees shall be a minimum of six feet in height. Ornamental trees shall have a minimum caliper of 1`/2 inches. d) All site areas not covered by buildings, sidewalks, parking lots, driveways,patios, or similar hardsurface materials shall be covered with sod or an equivalent ground cover approved by the city. This requirement shall not apply to site areas retained in a natural state. e) In order to provide for adequate maintenance of landscaped areas, an underground sprinkler system shall be provided as part of each new development, except one and two family dwellings and additions to existing structures which do not at least equal the floor area of the existing structure. A sprinkler system shall be provided for all landscaped areas except areas to be preserved in a natural state. 9 f) Not more than 50 percent of the required number of trees shall be composed of one species. No required tree shall be one of the following: 1) a species of the genus Ulmus(elm),except those elms bred to be immune to Dutch Elm Disease; 2) box elder; 3) a species of the genus Populous (poplar); or 4) female ginko. 3. Interior Parking Lot Landscaping. a) All parking lots containing over 150 stalls shall be designed to incorporate unpaved, landscaped islands in number and dimension as required by the City. All landscape islands shall contain a minimum of 180 square feet. Islands which are necessary to promote the safe and efficient flow of traffic shall not be subject to the "150 stall" standard and shall be required by the city when warranted. b) Parking lot landscape areas,including landscape islands,shall be reasonably distributed throughout the parking lot area so as to break up expanses of paved areas. Parking lot landscape areas shall be provided with deciduous shade trees, ornamental or evergreen trees, plus ground cover, mulch and/or shrubbery as determined appropriate by the Planning Commission. Parking lot landscape trees shall be provided at the rate of one tree for each 15 surface parking spaces provided, or major fraction thereof. Parking lot landscaping shall•be contained in planting beds bordered by a raised concrete curb or equivalent approved by the Planning Commission. 4. Maintenance of Landscaping. The owner, tenant and their respective agents shall be jointly and severally responsible for the maintenance of all landscaping in a condition presenting a healthy, neat and orderly appearance and free from refuse and debris. Plants and ground cover which are required by an approved site or landscape 10 NMIb. plan, and which have died shall be replaced within three months of — notification by the city. However, the time for compliance may be extended up to nine months by the city in order to allow for seasonal or weather conditions. 5. Retaining Walls. Retaining walls exceeding four feet in height,and staged walls which cumulatively exceed 16 feet in height or involve more than 4 tiers, must be constructed in accordance with plans prepared by a registered engineer or landscape architect. 6. Landscaping Performance Security Required. When screening, landscaping or other similar improvements to property are required by this ordinance a letter of credit shall be supplied by the owner in an amount equal to at least one and one-half times the value of such screening, landscaping or other improvements. The letter of credit shall be conditioned upon reimbursement of all expenses incurred by the city for engineering,legal,contracting or other fees in connection with making or completing such improvements. The letter of credit shall be provided prior to the issuance of any building permit and shall be valid for a period of time equal to one full growing season after the date of installation of the landscaping. The city may accept some other form of security in lieu of a letter of credit in an amount and under such conditions that the city may determine to be appropriate. In the event that construction of the project is not completed within the time prescribed by building permits and other approvals, the city may, at its option, complete the work required at the expense of the awner and the surety. The city may allow an extended period of time for completion of all landscaping if the delay is due to conditions which are reasonably beyond the control of the developer. Extensions which may not exceed nine months, may be granted due to seasonal or weather conditions. When an extension is granted,the city shall require such additional security as it deems appropriate. 11 7. Screening and Buffering. a) The following uses shall be screened or buffered in accordance with the requirements of this subdivision: 1. Principal buildings and structures and any building or structure accessory thereto used for residential uses at a density of greater than 4 units per acre shall be buffered from residential lots located in any "R" district. 2. Off-street parking facilities containing six or more spaces shall be buffered from streets located within 50 feet. 3. Loading.docks shall be screened from all lot lines and public roads. 4. Trash storage facilities shall be screened from all lot lines and public roads. b) Required screening or buffering.may be achieved with fences, walls, earth berms.hedges, or other landscape materials. All walls and fences shall be architecturally harmonious with the principal building. Earth berms shall not exceed a slope of 3:1. The screen shall be designed to employ materials which provide an effective visual barrier during all seasons. c) All required screening or buffering shall be located on the lot • occupied by the use, building., facility or structure to be screened. No screening or buffering shall be located on any public right-of-way or within eight feet of the traveled portion of any street or highway. d) Screening or buffering required by this section shall be of a height needed to accomplish the goals of this section. Height of plantings required under this section shall be measured at the time of installation. 12 Bonestroo Rosene Memowig Anderlik& VII Associates Engineers&Architects Name: Orono Apartments Traffic Review Client: City p of Orono To: File No: 139-98-000 From: Bryant Ficek Date: 11/07/00 Re: Traffic Flow for the Orono Apartments The proposed Orono Apartments will be located in the northwest quadrant of the intersection of Trunk Highway(TH) 12 with Brown Road North in Orono, Minnesota. No development currently exists on this site. The current site plan, dated October 17, 2000, shows two buildings. One building is proposed to be an apartment complex with 70 dwelling units and would be located on the east side of the site,next to Brown Road North. The other building is proposed to be an office building with approximately 23,200 square feet of area and would be located on the west side of the lot. Using the Institute of Transportation Engineers' trip generation rates for developments of this kind, the following table shows the estimated traffic volumes to and from the site. Office Building Senior Housing Total Site Trip Ends Time Period In Out Out In Out Average Weekday 130 130 120 120 250 250 AM Peak Hour 30 5 5 5 35 10 PM Peak Hour 5 30 5 5 15 35 Average Saturday 30. 30 90 90 120 120 Average Sunday 10 10 95 95 105 105 As shown in the table, the site could expect about 250 vehicles in and 250 vehicles out of the site during a typical weekday according to the size and type of these developments. Site Access The current site plan shows the three access drives to and from the proposed development. The first access drive connects to Brown Road North on the east side of the lot. We would recommend aligning this site access drive, if possible, with the access to the bank and private homes on the east side of Brown Road North, creating one four-legged intersection rather than two closely spaced 'T' intersections. One lane in each direction on the access drive should suffice for the expected amount of traffic. From this full access driveway, motorists could continue south to the existing full access intersection of Brown Road North with TH 12. Motorists should expect delays at this intersection of Brown Road North and TH 12 due to the traffic volumes on TH 12. We would not recommend a signal at this TH 12 intersection since other nearby intersections in both directions on TH 12 have existing signals. The current geometrics at this TH 12 intersection are also adequate for the expected amount of traffic. Bonestroo, Rosene, Anderlik and Associates 2335 West Highway 36+ St. Paul, MN 55113 + Phone: 651-636-4600+ Fax: 651-636-1311 November 7, 2000 Page 2 of 2 The second access drive connects directly to TH 12, south of the proposed site. At the location of this access, TH 12 currently has a closed median. We would recommend a right in/right out only access at this location, leaving the median,.on TH 12 closed. We further recommend a short right turn lane be created from TH 12 into the access drive. By re-striping the existing markings with a short taper immediately following Brown Road North, this lane could be created without widening TH 12. One lane in each direction would suffice for the amount of traffic expected for this access drive. A third access is in the northwest corner of the site. Based on site plan drawings and field reconnaissance, we were unable to determine where this access leads. Further investigation will be needed before making a recommendation. However, we would not recommend this access if the drive connects into a residential area. Due to the high volumes on TH 12 and the likely delays for vehicles turning onto TH 12 from the side streets, it is likely that many motorists would seek this route as an alternative to the other access drives. Thus, the amount of'cut-thru' traffic in the connected area would likely increase dramatically. Internal Traffic Flow From the access directly off TH 12, motorists proceed to an internal intersection and are able to choose to go to the office building or the senior housing,. This allows vehicle trips to and from each building without disruption of activity at the other. The access drive connecting to Brown Road North does not provide this type of separation. Motorists using this access to and from the office building would be driving through the middle of the senior housing parking, creating safety concerns. Correcting this potential problem would require changes to the existing site plan. Some options include: • Swapping the location of each building so the office building is on the east side of the lot and the senior housing is on the west side of the lot. Although this may result in the undesirable situation of apartment residents driving through the office parking lot, office users are generally used to more vehicle activity in their building's parking lot. • Provide a separate drive aisle to the south of the senior housing parking. This puts the parking close to the building while allowing other vehicles to continue through the lot without disruption from parking activities. • Provide a separate drive aisle north of the senior housing building. Apartment parking could remain as shown or be shifted to the north side of the building as well. Either option would allow office users to use this drive instead of going through the apartment parking area. Changes should be made to separate the office users from driving through the senior housing areas. The access drive in the northwest corner of the site could have motorists from the senior housing driving through the middle of the office parking, depending on where this access leads. Although not desirable, office users are generally used to more vehicle activity in their building's parking lot. As stated before, this access drive and its relation to the internal traffic flow should be re-assessed when more information is known. Pedestrian Movements To provide additional safety and encourage pedestrian movements, sidewalks should connect each building to the existing trail and sidewalk system, located on the east and south sides of the lot. This would allow people from either building another option to use to reach nearby land uses or for general exercise. Bonestroo, Rosene,Anderlik and Associates 2335 West Highway 36 + St. Paul, MN 55113 + Phone: 651-636-4600 + Fax: 651-636-1311 Bonestroo o�Rosene Memo Anderlik Associates Engineers S Architect: Project Name:Orono Apartments Review Client:City of Orono To: Paul Weinberger File No: 139-2641 From: Bryant Ficek, Tom Kellogg Date: 11/14/00 Re:Traffic Flow and other issues for the Orono Apartments The proposed Orono Apartments will be located in the northwest quadrant of the intersection of Trunk Highway (TH) 12 with Brown Road North in Orono, Minnesota. No development currently exists on this site. The current site plan, dated October 17, 2000, shows two buildings. One building is proposed to be an apartment complex with 70 dwelling units and would be located on the east side of the site, next to Brown Road North. The other building is proposed to be an office building with approximately 23,200 square feet of area and would be located on the west side of the lot. Using the Institute of Transportation Engineers' trip generation rates for developments of this kind, the following table shows the estimated traffic volumes to and from the site. Office Building Senior Housing Total Site Trip Ends Time Period In Out In Out In Out Average Weekday 130 130 120 120 250 250 AM Peak Hour 30 5 5 5 35 10 PM Peak Hour 5 30 5 5 15 35 Average Saturday 30 30 • 90 90 120 120 Average Sunday 10 10 95 95 105 105 As shown in the table, the site could expect about 250 vehicles in and 250 vehicles out of the site during a typical weekday according to the size and type of these developments. Site Access The current site plan shows the three access drives to and from the proposed development. The first access drive connects to Brown Road North on the east side of the lot. We would recommend aligning this site access drive, if possible, with the access to the bank and private homes on the east side of Brown Road North, creating one four-legged intersection rather than two closely spaced 'T' intersections. One lane in each direction on the access drive should suffice for the expected amount of traffic. From this full access driveway, motorists could continue south to the existing full access intersection of Brown Road North with TH 12. Motorists should expect delays at this intersection if this project is completed before MNDOT's realignment of TH 12. As part of the MNDOT TH 12 project, South Brown Road will be realigned to be the fourth leg of the Brown Road/TH 12 intersection. MNDOT plans include signalizing this intersection. • Bonestroo, Rosene,Anderlik and Associates 2335 West Highway 36+ St. Paul,MN 55113+ Phone:651-636-4600+ Fax: 651-636-1311 • November 14, 2000 Page 2 of 3 The second access drive connects directly to TH 12, south of the proposed site. At the location of this access,TH 12 currently has a closed median. We would recommend a right in/right out only access at this location, leaving the mediarron TH 12 closed. We further recommend a short right turn lane be created from TH 12 into the access drive. By re-striping the existing markings with a short taper immediately following Brown Road North, this lane could be created without widening TH 12. One lane in each direction would suffice for the amount of traffic expected for this access drive. A third access is in the northwest corner of the site. Based on site plan drawings and field reconnaissance, we were unable to determine where this access leads. Further investigation will be needed before making a recommendation. However, we would not recommend this access if the drive connects into a residential area. Due to the high volumes on TH 12 and the likely delays for vehicles turning onto TH 12 from the side streets, it is likely that many motorists would seek this route as an alternative to the other access drives. Thus, the amount of 'cut-thru' traffic in the connected area would likely increase dramatically. Internal Traffic Flow From the access directly off TH 12, motorists proceed to an internal intersection and are able to choose to go to the office building or the senior housing. This allows vehicle trips to and from each building without disruption of activity at the other. The access drive connecting to Brown Road North does not provide this type of separation. Motorists using this access to and from the office building would be driving through the middle of the senior housing parking, creating safety concerns. Correcting this potential problem would require changes to the existing site plan. Some options include: • Swapping the location of each building so the office building is on the east side of the lot and the senior housing is on the west side of the lot. Although this may result in the undesirable situation of apartment residents driving through the office parking lot, office users are generally used to more vehicle activity in their building's parking lot. • Provide a separate drive aisle to the south of the senior housing parking. This puts the parking close to the building while allowing other vehicles to continue through the lot without disruption from parking activities. This will require locating the drive aisle a bit further south than originally shown. This will not impact the site any more than shown on the proposed grading plan. A sketch of this option is included with this submittal. • Provide a separate drive aisle north of the senior housing building. Apartment parking could remain as shown or be shifted to the north side of the building as well. Construction of this drive aisle would impact an area north of the buildings not shown to be graded on the proposed grading plan. Either option would allow office users to use this drive instead of going through the apartment parking area. Changes should be made to separate the office users from driving through the senior housing areas. The City should evaluate the proposed access drive in the northwest corner of the site. This access could, at a minimum, provide access to the City's pump house. Pedestrian Movements To provide additional safety and encourage pedestrian movements, sidewalks should connect each building to the existing trail and sidewalk system, located on the east and south sides of the lot. This would allow people from either building another option to use to reach nearby land uses or for general exercise. Bonestroo, Rosene,Anderlik and Associates 2335 West Highway 36+ St. Paul, MN 55113+ Phone: 651-636-4600+ Fax: 651-636-1311 November 14, 2000 Page 3 of 3 Grading and Drainage The proposed grading plan shows the parking lot in the northwest corner of the site approximately 10 feet higher than the adjoining property to the south. We recommend this part of the site be lowered at least 4 feet. The retaining wall could then be eliminated and 4:1 slopes graded between the parking lot and the adjoining property. If the proposed grades are not revised the developer should work with the adjoining property owner to replace the existing timber wall with a segmental block retaining wall. The developer should provide storm sewer and ponding calculations for our review. Bonestroo, Rosene,Anderlik and Associates 2335 West Highway 36+ St. Paul, MN 55113+ Phone: 651-636-4600+ Fax: 651-636-1311 Y . im.,77.7. ser---_-. $.6-7,.._,,,..4-- Li cc) ,.....; ,.... .1 L ..)c• is :.r �* : : 4' : - • . ?i .4 0 . 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