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HomeMy WebLinkAboutRequest for Council Action - Orono Ambar, LLC Application Date: 10/16/00 60 Day Deadline: 12/15/00 REQUEST FOR COUNCIL ACTION DATE: December 8, 2000 ITEM NO.: / I/— Department Approval: Administrator Reviewed: Agenda Section: Name Paul Weinberger Zoning Title Zoning Administrator Item Description: Orono Ambar, LLC. 2060 Wayzata Boulevard #2640 Preliminary Subdivision/CUP-Rezoning/Comprehensive Plan Amendment #2641 Site Plan Reviews Existing Zoning: B-1, Retail Sales Business District Lot Area: + 6.7 acres Application Summary Orono Ambar, LLC. has submitted an application for a two lot plat of a 6.7 acre property. Proposed is a rezoning for the two properties from B-1, Retail Sales Business District to B-6/PUD (for office use of the proposed west parcel)and RPUD/PUD(for multi-family residential use of the proposed east parcel). The intended use of the properties are a 3 story 70 unit senior housing project and a 23,000 s.f. office building. The proposed residential use of the property would require a Comprehensive Plan Amendment as the property is not guided for residential use in the 1980 Plan or the proposed Comprehensive Plan(CMP). The City has a Highway 12 PUD procedure and a Highway 12 rezoning procedure established that provide the process the review requires. Issues for Council Discussion There are three primary issues for Council discussion as a continuation of the Work Session held on December 7, 2000. See the attached summary of Work Session discussion. 1. Site plans and use ofthe property as residential/commercial. Frank Dunbar will be submitting a new plan reducing the number of residential units from 70 to 62. 2. RPUD zoning district(this item will be discussed as a separate agenda item) 3. TIF financing. COUNCIL ACTION REQUESTED Provide direction to the applicant on the 3 items listed above. Staff will prepare a letter requesting an extension of the 60 day application deadline. i List of Exhibits A Plat Map J L1 Office Building Landscaping B Site Plan/Preliminary Lot Layout K L1-1 Senior Building Landscaping C Office Building Views L Section 10.52 Hwy 12 Rezoning D Senior Housing Building Views M Section 10.53 Hwy 12 PUD Ordinance E A2.1 Second Level Building Plan N Proposed RPRD Landscaping Req. F A2.2 Third Level Building Plan 0 Traffic Consult. Review I (11/7/00) G A2.3 Typical Building Plan P Traffic Consult. Review II (11/14/00) H A4.1 Unit Floor Plans Q Property Owner Notification List I A4.2 Unit Floor Plans PUD Process Section 10.53 is the Code section that defines the standards and review process for a Highway 12 PUD and Section 10.52 defines the special requirements for rezoning along the Highway 12 corridor and study area. Those Code sections have been attached as exhibits to this report. The applicant has provided site plans for both properties. A commercial site plan review for the office and senior housing properties and buildings will include a full review of the following items: 1) Landscaping 2) Traffic Flow/Road System 3) Parking Arrangement 4) Building Height/Setbacks 5) Review of Architectural Materials/Building Design 6) Lighting 7) Screening 8) Other I. Preliminary Subdivision/Rezoning/Comprehensive Plan Amendment Uses within the PUD may include only those uses designated by the official Comprehensive Land Use Plan. The 1989 Comprehensive Plan Amendment had guided the property for commercial use. The Comprehensive Plan (CMP) as preliminarily approved by the City Council in September designated several Orono properties as areas that would allow medium density. The density proposed in the CMP does not have an existing zoning district that would allow the types of housing that would be offered by as proposed in this application. The proposed CMP did not include this property as a residential site. In fact it has been guided for commercial use as was the case with 1989 CMP amendment. The entire property has been zoned B-1 since at least 1967, perhaps earlier. To rezone the east property would require changing the land use designation to residential. The 70 unit building on the 4 acre site would provide 17.5 units/acre of senior housing units at a variety of unit sizes and rental rates. A revised plan of 62 units would reduce the density to 15.5 units/acre. The proposed RPUD zoning district would be the appropriate zoning district to provide the units/acre density requested. Section 10.33, Subdivision 5(E) in the proposed RPUD district would allow the City of Orono to provide incentives to encourage projects which are consistent with housing goals. "Incentives may include modification of density and floor area ratio requirements for developments providing lifecycle housing and low and moderate cost housing." The City has the ability to ensure the housing need, for lifecycle housing, is met. The RPUD district would rely • heavily on the CMP designation for housing density and the ability of the developer to meet the housing needs of the community. The office use would not require a CMP amendment as the underlying land use designation is for commercial use. The property is proposed as a 2.7 acre site. The use of the property as office/clinic would be permitted under the B-6 district should the Council approve an amendment to the permitted uses in the B-6 district to permit clinic uses. Platting Process This review is at the preliminary plat stage. A complete review of the preliminary plat will require review and approval of the proposed site plans. The plat would result in two lots. Lot 1 (west property) = 116,832 s.f. or± 2.7 acres Lot 2 (east property) = 173,871 s.f. or±4.0 acres The preliminary plat review falls under the standard platting procedures as established in the Subdivision Ordinance. Additional requirements may be imposed by the City on non-residential subdivisions to protect adjacent residential areas from potential nuisance from a proposed commercial/office development including for provisions for a permanently landscaped buffer strip if necessary. Additional special requirements may be imposed to protect the residential areas surrounding the development. The developer has proposed to plat the senior housing project as condominiums. Each unit would have a separate legal description and tax statement. Under this type of plat the units would be owned by a non-profit agency and rented to the occupants under the agreements established for the building. Surrounding Land Use The subject parcel was platted as Outlot F, Sugarwoods the parcel immediately south of the Sugarwoods neighborhood. The only buffer between the residential use in Sugarwoods is a 40'wide platted outlot that is owned by the Sugarwoods homeowners association. Restrictions were placed on each lot within the Sugarwoods neighborhood that prohibits removal of trees greater than 2" in diameter within the rear setback for those lots located closest to the proposed development. The property is located on Highway 12 and the City of Long Lake is located south of Highway 12. Two lots that are located west of the project are developed as the Orono Shopping Center and Conoco gas station. U.S.Highway 12 is proposed to be relocated to the south and the existing Highway 12 will be turned over to Hennepin County. Part of the proposed Highway 12 relocation includes a change to the existing 12 and Brown Road intersection. Currently, Brown Road North ends in a T intersection with 12. The Brown Road south of 12 will be realigned to create an intersection with existing 12 directly across from Brown Road North and a signal light would be installed at that intersection. The property east of Brown Road is the Long Lake State Bank site, in the City of Long Lake. IA. Financial Considerations Briefly,applicant has requested the Council consider various methods of financial assistance to make this project feasible. Such methods include the creation of a TIF district or similar provisions or reimbursements. Council has had early discussions regarding this and has indicated it is willing to consider this. Rusty Fifield,the City's financial consultant, is preparing information related to Tax Increment • Financing for the December 11 Council meeting. The information will give the council an idea of the types of issues to be addressed as the concept of using TIF is further pursued. This information will not include any detailed financial analysis related to items such as the amount of development expenses eligible for TIF reimbursement,or the amount of financial assistance needed to keep rents at targeted levels or to meet cash flow needs. This analysis will be done over the next few weeks. II. Site Plan Review (Lot 1 - Office Building) The proposed office building is two stories with approximately 23,000 s.f. of gross floor space.ace. Under the building is a 21 stall underground parking area. The actual building size is 172'X 80' or 13,760 s.f. The building is designed to step down from a two story structure to one story immediately adjacent to the Sugarwoods neighborhood. The building would be constructed to only expose the 80' width to the neighborhood. Site Characteristics,B-6 Conformity (Note: Needed variances are shown in bold type) Required/Allowed Existing/Proposed Site area: 2 acres 2.7 acres Defined lot width: 100' 195' Parking setbacks: Required front yard: 15' 15' Required rear yard: 10' 35' Required side yard adj. to "R" district: 10' 125' Required side yard adj. to "B" district: 5' 15' Building setbacks: Front lot line: 30' 190' Rear lot line: 35' 35' Side lot line adj. to "R" district: 35' 35' Side lot line adj. to "B" district: 10' 83' No. of Parking Stalls: Required = 1 per 200 s.f. Required= 1 per 200 s.f. of"net usable floor area for office/medical use" (Net=20,880 s.£+/200= 105 stalls required) Total stalls required = 105 Total stalls proposed = 105 Signage Allowance 190 s.f. Not known Additional Standards required by the current B-6 zoning district (Section 10.45): A. At least twenty five percent(25%)of the land area shall be landscaped with grass,approved ground cover, shrubbery and trees. At least three percent (3%) of the land area within a parking area shall be landscaped. B. All trash and trash handling equipment shall be stored within the principal structure,within an attached structure accessible from within the principal structure,or totally screened from eye-level view from public streets and adjacent residential properties.If accessory structures are proposed, they shall be constructed of the same building material as the principal structure and be readily served through swinging doors. C. Garages, accessory structures, screen walls and exposed areas of retaining walls shall be of similar type, quality and appearance as the principal structure. D. The ground level view of all mechanical utilities shall be completely screened from contiguous properties and adjacent streets, or designed to be compatible with the architectural treatment of the principal structure. E. External loading and service areas must be completely screened from the ground level view from contiguous residential or commercial properties and adjacent streets, except at access points. F. The light from automobile headlights and other sources shall be screened whenever it may be directed onto adjacent residential windows. *Note that the proposed B-6 landscaping/screening and architectural standards(application #2638) will be much more detailed than the current standard. The proposed standards have been forwarded to the developers landscape architect for this project. III. Site Plan Review (Lot 2 - Senior Housing) The senior housing building is designed with the same concept of stepping down to decrease the mass of the ends of the building from 3 stories to 2 stories. The building is designed to have 3 levels and a level of underground parking for 83 cars. One significant design element of the building is the clock tower,designed to break up the roof line of the building. The building is designed to have the east ''V2 of the entire structure located 10' lower than the west 1/2 due to the existing topography. A MnDot stormwater pond is located at the northwest corner of Highway 12 and Brown Road. The pond is owned and maintained by MnDot. Developer has indicated this pond has existing designed capacity to serve both proposed structures as well as other existing/future development in the area. Site Characteristics, Conformity with the proposed RPUD zoning district standards (Note: Needed variances are shown in bold type) Required/Allowed Existing/Proposed Site area: 5 acres 4 acres * The RPUD district allows the Council flexibility to this standard when findings are made as listed in proposed Section 10.33, Subdivision 5 (A). Parking setbacks: Required front yard: 20' 45-50' Required rear yard: 20' NA Required side yard 20' 60' Building setbacks: The setback for all buildings from exterior RPUD lot lines would be 35' except that in no case shall the setback be less than the height of the building. One concern is the building location being proposed at 56' to the rear lot line. The property is very limited by the MnDot pond for developing the housing further from the property line. One non-desirable option to allow the building to be located even further from the rear lot line would be to located the access to north of the building. This may not be the best option as a building would be a better "neighbor" to the residential properties to the north than a service road providing access to the buildings and a clinic. Building Height: The intent of the RPUD district is to provide housing to meet lifecycle, and affordable and moderate cost housing needs. As discussed with the review of the RPUD ordinance, the housing types may require buildings to exceed the 30'standard that applies to single family residential homes and office buildings. The only district that could allow a building greater than 30' is the Industrial district which all 3 stories or 40'. The proposed building would have a peak height of close to 50'as viewed from the back side of the structure. Staffs determination of the defined height of the building averages 38'. Strict interpretation of the ordinance would define the height at 45', lowest grade adjoining building to highest midpoint of the roof. Because the RPUD ordinance has not been adopted,no standard exists for building height in the district. The developer has stated to allow the project to work the building would have to be three stories or moderately priced senior rental units would not be feasible. No. of Parking Stalls: Required =2 per dwelling unit (Section 10.61) Required= 140 spaces Total stalls proposed = 84 interior spaces 50 exterior spaces Section 10.30 establishes required parking for the M-6, Multiple Family Zoning District as 2 spaces per unit plus .25 spaces for each unit as additional parking areas for guests. A minimum of one space per unit shall be provided on the interior of the building. While this proposal is not subject to the M-6 standards,these standards provide a guideline for parking for a standard apartment building. The standards for a building designed for senior housing use may not require the same parking standards. The applicants have stated they do not feel all the parking proposed on site will be necessary for the use. They will be providing additional information as to parking needs for other similar projects to justify the amount of spaces provided. IV. Road/Parking/Access The property would have two access points. One on Brown Road North to serve the entire development and provide access to a future signal light at the intersection of Highway 12 and Brown Road. A second access point for the properties would be to Highway 12 for right in/right out turns. The City of Orono's traffic consultant has reviewed the plan and has determined the development would expect to generate approximately 500 vehicles trips per day (250 in 250 out). Both reports dated 11/7/00 and 11/14/00 have been attached for your review. A primary concern addressed by our consultant is the proposed interior road would be used for the clinic traffic as well as the residential use. The individual parking spaces in the lots located in front of the senior housing building would back out directly into through traffic. They have recommended a separate primary parking area be designed to not allow two sided parking to have to back out into the through traffic. When the original planning for the site was completed in 1988 it was envisioned that a service road would pass through this property to the Orono Mall property, Otten Bros. and connect to Willow Drive. The plan was completed many years prior to the final route of the Highway 12 relocation. A full service road may not be required since Highway 12 will be relocated and the intersection with Brown Road and 12 will be realigned and lighted in the future. However, the traffic consultant believes that many motorists would seek this service road route as an alternative to the other direct access drives to Highway 12 increasing the amount of "cut thru" dramatically. V. Grading and Drainage The proposed grading plan shows the parking lot in the northwest corner of the site approximately 10' higher than the adjoining property to the south. The City Engineer is recommending this part of the site be lowered at least 4'. The retaining wall could then be eliminated. Additional engineering is required for further review of the proposal. The developer should provide storm sewer and ponding calculations for review. VI. Landscaping Plans/Pedestrian Ways Proposed standards for landscaping are attached as Exhibits J and K. The applicants have provided landscaping plans for each property under review. The plans have placed an emphasis on heavier planting between the buildings/parking areas and the residential use to the north. The Code requires a screen not less than 50% opaque be located between commercial uses and residential uses. The RPUD ordinance has proposed a landscaping value to be required based on a percentage of the project value. For a development greater than$4,000,000 the minimum landscaping value that must be provided would equal 1% of the project value. Wally Case, the City's landscaping consultant, would complete an estimate of the landscaping value based on the proposed ordinance. Some of the existing trees would be removed to make room for the project. The plans submitted have been designed to protect several mature trees that are located between the proposed building and Highway 12. Protection of those trees requires the building and access road to be shifted to the north. An adjacent property owner to the north has expressed concerns about the location of the building being 40'from the rear property line. The Planning Commission should consider the option of shifting the building forward 20' to allow a 60' setback between the rear property line and the senior housing building. Shifting the building forward would likely require removal of the trees located between Highway 12 and the pond. If the trees are removed, it would make the building more visible to the future 12 and Brown Road intersection. This may be a more desired option as the building_would be moved further from the adjacent residential properties. A suitable landscape plan would soften the impact of the building as viewed from the Brown/12 intersection,and perhaps enhance the urban feel of this area. SUMMARY OF DECEMBER 7,2000 WORK SESSION DISCUSSION REGARDING SENIOR HOUSING PROPOSAL There was general agreement among the Council Members and the residents in attendance at the work session that the concept of a senior housing development on the site is acceptable. However,there were concerns regarding the height and massing of the proposed building. There was substantial discussion regarding options for addressing this concern. The option determined to be both feasible and effective in reducing the impact of the building's height on the neighbors to the north was to eliminate the top story of the easternmost portion of the building, which is closest to the neighbors. This would result in a reduction in the number of units from 70 to 62. There was also concern regarding the City's ability to ensure the building would continue to be used for senior housing, both in the medium term (20-30 years) and in the long term. It was discussed that the City's financial participation (i.e., through TIF) gives the City control for the duration of this participation (20-25 years). There were two options discussed for maintaining control of the use of the building in the long term. One was the imposition of restrictive covenants that would require the building to continue to be used for senior housing. It is questionable whether the owner of the building would agree to such covenants, and whether those covenants could be extended far into the future. Another option considered was the City's purchase of the land. This would enable the City to control the use through a long term lease arrangement restricting the use of the land to senior housing. These options need to be further explored. Mr. Dunbar indicated financial assistance, i.e., TIF, was essential to the feasibility of the project. Council Member Kelley indicated it was his opinion the City should not be involved financially. Jabbour indicated there is agreement regarding the need for the project. The City's financial participation provides two benefits. First,it makes the project feasible. Second,it provides the City with control over the project, at least in the medium term. It was determined that the use of Tax Increment Financing should continue to be pursued. • 6,75) 1 \ N , 1 , . clip _.....___3,,,, ,(-4--....:,2,„ 4 -7 e a ,:4, r . '-' 4;- " , i••• 0, sa., " 7 ,,21 r... (114 4zt 53 ,,...___230.0t__ (3) ., ... • so! ,..t&--; ..7" "f5-1-1- 147.43_1 _ ! P. t, s 9 II s 0.m. --1--121.4< A 21 .••• 1 $01 Ze39 .;;Z VI I„ 01) . ••• tdd /f--?---154•4 IC; 011 ...... (41 Z "" ... , $ 401 id09•6crE- - ,7 yd,1:? 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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) § 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 stated 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 l5evelopment 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 any-building 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. c) Within thirty(30)days after verification 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 development to be followed from stage and overall chronology ofd p 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): (lY 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 (Including 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 11/2 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 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`Valls. 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 Ammo Bonestroo Con Ander kik& O VI Associates Engineers 6 Architects Project Name: Orono Apartments Traffic Review Client: City 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 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 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 geometries 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 of€lce 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 Animism Bonestroo v Rosene Memo ¶ Associ Associates Engineers&Architects 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 I 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 I 15 35 Average Saturday 30 30 90 90 I 120 120 Average Sunday 10 10 95 95 I 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. 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