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HomeMy WebLinkAboutReso 4619 (4:0— ,a p- CITY of ORONO �ti// ,04,1'1'0A G// RESOLUTION OF TT-IE_�CITY COUNCIL \kEH0 S �' NO. • A RESOLUTION APPROVING THE GENERAL CONCEPT PLAN FOR PROPERTY LOCATED AT 2060 WAYZATA BOULEVARD FILE NO. 2640/2641 WHEREAS, Orono Ambar, LLC (hereinafter the "applicant") has an interest in property located at 2060 Wayzata Boulevard within the City of Orono (hereinafter the "City") and legally described as follows: Outlot F, Sugarwoods, Hennepin County, Minnesota (hereinafter the "property"); and WHEREAS, the City of Orono Highway 12 PUD ordinance (Municipal Code Section 10.53) requires a multiple step approval process for properties developing as part of a PUD; the General Concept Plan approval stage is the first step in the process followed by the Development approval stage, with a concurrent platting process for Preliminary and Final Plat Approval; and WHEREAS, the applicant has requested General Concept Plan Approval for a two lot plat of this 6.7 acre property. Proposed is a rezoning 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 23,000 s.f. office building and a 3-story, 62 unit residential senior housing building; and WHEREAS, the property is located in the Highway 12 Corridor Study Area for which the City has established special requirements for rezoning per Municipal Code Section 10.52; and WHEREAS, the proposed residential use of a portion of the property would require a Comprehensive Plan Amendment as the property is not guided for residential use in Orono's 1980 Comprehensive Plan nor in the preliminarily approved 2000-2020 Comprehensive Plan; and WHEREAS, the Orono City Council makes the following findings in regard to this application: Page 1 of 13 • I O CITY of ORONO ��� ,x111.41 O%/ RESOLUTION OF THE CITY COUNCIL �9 N O. \�= FINDINGS 1. This application was reviewed as Zoning Files #2640-2641. 2. The property is located in the B-1 Limited Neighborhood Business District. The property consists of approximately 6.7 acres. 3. The development plans include a 23,000 s.f. two-story office building and a 62 unit "55+" senior housing building. The office building would be located on a parcel approximately 2.7 acres in size. The residential use would be located on a parcel approximately 4.0 acres in size. 4. Rezoning of the property- from B-1 General Business to B-6 and RPUD is essentially down zoning of the property as the permitted uses in the B-6 and RPUD districts would have less potential impact on the adjacent residential properties than certain allowed B-1 retail uses. The proposed office use and senior residential component will not result in the same traffic levels or development pattern as a retail environment. 5. The 62 unit building on the 4 acre site would provide 15.5 units/acre of senior housing units at a variety of unit sizes and rental rates. The proposed rezoning to RPUD Residential Planned Unit Development zoning district is appropriate to allow for the units/acre density requested based on two key factors: a. The land is currently zoned to allow high intensity retail uses. The proposed higher density senior housing use will have a substantially lower impact on the adjacent properties and the transportation system than would a high intensity retail use. b. The senior housing use has a substantially lower impact in terms of traffic generation and impact on adjacent properties, particularly the single family residential neighborhood directly adjacent to the property, than would other types of higher density residential development. Page 2 of 13 bap. CITY of ORONO C> RESOLUTION OF THE CITY COUNCIL NO. 6 6. Amendment of the Comprehensive Plan is warranted because while the use of the westerly portion of the property will be in keeping with the currently planned "commercial" use as established in the 1980 and 2000-2020 CMP, senior housing use of the easterly portion of the property will be more compatible with the existing adjacent single-family residential use to the immediate north than would development to high-intensity retail commercial as currently guided. Amendment of the Comprehensive Plan is also warranted because topography of the site is severe, making retail development more difficult, more costly and potentially more visually incompatible with the surrounding area due to the potential need for extensive retaining walls to accommodate expanded access and parking needs. 7. The proposed senior housing meets a number of Orono's housing goals including the provision of lifecycle housing options and provision of affordable housing. 8. The proposed development has incorporated building and road design that takes advantage of the existing topography. The senior building has been designed to fit the general topography of the land, resulting in the ability to reduce the visual impacts of the 3`d story as well as maintain a vegetated buffer to the north where existing residential homes would be most impacted by the mass of the building. Likewise, the office building has been limited to two stories, has been moved to provide more than the required rear setback, and has been oriented with the short side facing the adjacent residential neighborhood, limiting its visual impacts from neighboring properties. 9. Provision of buffers on site will decrease the visual impacts to the adjacent single family residential use. The Sugar Woods Homeowners Association owns and maintains a 40' wide platted outlot buffer strip along the perimeter of that residential subdivision and immediately adjacent to the property. While restrictions were placed on each lot within the Sugar Woods neighborhood that prohibits removal of trees greater than 2" in diameter within the rear setback for those lots located closest to the proposed development, additional screening will be needed on the property to minimize the impacts of the mass and length of the senior building as well as the proximity of parking area serving the office building. Buffers to the east, south and west of the property are less critical because the property is located on Highway 12; the properties to the east and Page 3 of 13 C44) O O CITY of ORONO l� ti \'''1/40, to. c / RESOLUTION OF THE CITY COUNCIL zsx NO. 4 . south in the City of Long Lake are or will be mostly commercially developed. Properties located west of the project are commercially developed as the Orono Shopping Center and Conoco gas station. 10. Stormwater management will be provided by storm drains discharging to the existing stormwater pond located adjacent to the property. The pond is owned by MnDOT and has been designed with the capacity to handle stormwater flows from the property. In addition to the City of Orono, MnDOT and the Minnehaha Creek Watershed District have approval authority over the stormwater management plan. 11. Vehicular access to the property will primarily be via a private road entering Brown Road north of the stormwater pond. This is the ideal primary ingress/egress to the property because a signalized intersection is planned for Highway 12 and Brown Road as part of the Highway 12 re-routing process. The City intends that this signalization be completed concurrent with completion of development of the property. Secondary access to the property will be via a right-in right-out access directly to Highway 12 at the boundary between proposed Lots 1 and 2. At this location a full access to Highway 12 is not appropriate because of proximity to the Brown/12 intersection. The Orono Comprehensive Plan does include a future service road connection between Brown Road and the properties to the west. The service drive has been designed to allow for a future connection to the west via the northwest corner of the office parking lot. This would connect with existing future road Outlots existing within the plats of Sugar Woods and East Willow Woods, with potential future service road connections to a location directly across 12 from Brimhall Avenue or continuing west to Willow Drive. Such future connections would likely reduce the amount of through traffic affecting the senior housing visitor parking areas. Page 4 of 13 $ 041.0 CITY of ORONO RESOLUTION OF THE CITY COUNCIL .4%* NO. 4 6 �S 12. Required off-street parking per Section 10.61, Subd. 10 is as follows: Office Building: Required stalls = 1 per 200 s.f. of "net usable floor area for office use" Net usable floor area = 19,400 s.f. + Total stalls required = 19,400/200 = 97 Total stalls proposed = 97 Senior Residential Building Required stalls = 2 per dwelling unit (standard for multiple dwelling use) Number of dwelling units = 62 Total stalls required = 124 Total stalls proposed = 83 interior stalls + 39 exterior stalls = 122 stalls The senior housing parking proposal is 2 stalls short of the standard parking requirement. A building designed for senior housing use may not require the same parking standards as an apartment-type multiple dwelling use. Applicant has stated in his experience the parking proposed on site will be sufficient for the intended use. Pedestrian access between the office and senior building parking lots will be provided to allow for potential use of the office parking by senior building visitors during weekend hours. 13. An existing 8' wide trail which is part of the Orono comprehensive trail system is located along Brown Road. An existing 6' sidewalk is located along the south property line adjacent to Highway 12. The proposed site plan provides pedestrian access to the existing trail and sidewalk via sidewalks within the site. A sidewalk connection between the office building and senior housing building within the site will also be constructed to allow for easy pedestrian access between the two uses, which will allow for weekend overflow parking. 14. The applicant has provided preliminary site plans, grading plans, landscaping plans, utility plans and building construction plans which the Council finds are sufficient to indicate the intent of the developer and the potential impacts of the project. Page 5 of 13 giv • oCITY of ORONO iroi o~ RESOLUTION OF THE CITY COUNCIL 15. The applicant has requested financial assistance from the City of Orono to allow for affordable rents. Such methods include the creation of a TIF district or similar provisions or reimbursements. 16. 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. The applicant has provided a preliminary plat drawing to allow subdivision of the property into two lots for development purposes. 17. The City Council finds that the proposed rezoning, proposed comprehensive plan amendment, proposed subdivision and proposed development of an office building and senior housing building are appropriate for the property, will not have negative impacts on the surrounding properties when all approval conditions are met, and are in keeping with the goals, policies and philosophies of the City. CONCLUSIONS, ORDER AND CONDITIONS NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Orono hereby approves the General Concept Plan for development of a 62 unit building for senior housing use and a 23,000 s.f. general office building, subject to the following declarations and conditions: 1. The City of Orono will approve an amendment to the Orono Comprehensive Plan to allow for the proposed uses upon City Council finding of satisfactory completion of the Conditions for Development Plan and Final Plat Approval. 2. The City of Orono will approve rezoning of the property as described herein upon City Council finding of satisfactory completion of the Conditions for Development Plan and Final Plat Approval. 3. This resolution is not intended to grant Preliminary Plat Approval. Page 6 of 13 0 0 CITY of ORONO \ 1 + ti ,., I; ) / RESOLUTION OF TV CITY COUNCIL ‘\\.<1E �� NO. 4. Conditions for Development Plan and Final Plat Approval are as follows: A. Plans and Specifications. The following plans and specifications shall be submitted for review and approval by the City and other appropriate jurisdictions: 1) Final plans and specifications for all proposed utility lines and services, including any proposed revisions to existing service facilities. (Plans and specifications for service line connections around the pond. Proposed plans shall be provided to the City for final review and approval with the Preliminary Plan set. The Public Works Department and MnDOT shall review and approve all utility improvements.)(Final sanitary sewer and watermain plans shall be provided and subject to approval by the Public Works Department. Plan sets for sewer and water shall be provided with the Preliminary Plat set.) 2) Final grading, drainage and erosion control plan showing existing and proposed contours, building locations, elevations, stormwater facilities and calculations, utilities and erosion control measures to be used during construction. Development Plan and Final Plat Approval will not be granted until the Minnehaha Creek Watershed District and MnDOT have approved the stormwater plans. 3) Engineering details and design for any proposed retaining walls. 4) Final landscaping design plan with planting schedules including numbers and species, in accordance with the landscaping requirements of the RPUD and B-6 zoning districts. 5) Final building construction plans detailing roofing and siding materials, etc. Page 7of13 ;,. . . . , -* 0 4,.N \o 0 -„,4, „.... CITY of ORONO yt� )4 OO. . IM O~ RESOLUTION OF THE CITY COUNCIL 6) . Road and parking lot construction plans, including confirmation that parking lots and roadways will be paved and provided with concrete curb and gutter, and that all driving lanes within parking lots shall have a 9-ton minimum pavement section. A geotechnical evaluation of the soil shall be done in conjunction with the pavement design and shall be submitted to the City Engineer for approval. Applicant shall provide detailed engineering evaluations and plans to indicate the stability of the parking areas located adjacent to the office building, including the retaining wall system adjacent to the property. 7) Detailed signage and lighting plans. 8) Any additional plans and specifications deemed necessary by the City as review progresses. B. Platting Process. Applicant shall complete all requirements for Final Plat Approval as outlined in a forthcoming Preliminary Plat Approval Resolution. C. General Conditions. 1) The sidewalk/trail connections shall be provided to the Brown Road trail along the east side of the property, from the property to the sidewalk along Highway 12, and between each of the proposed buildings. All trails shall be permanently owned and maintained by applicant/property owner to provide pedestrian access through the site. 2) Applicants' architect shall submit final development plans to the Metro Council Environmental Services to determine the exact number of SAC units to be charged at the time of the issuance of building permits. Page 8 of 13 /o =v...4 D to. CITY of ORONO \\ Y,4,1 RESOLUTION OF THE CITY COUNCIL \'9k�SK j/' N0. 4 3) Appropriate traffic and parking signage shall be installed subject to the Orono staff and City Engineer's review, including required stop signs within the parking lots and service drive to ensure safe parking areas and pedestrian crossing within the development. 4) All landscaping shall conform to the standards established by City ordinance for the RPUD and B-6 districts. 5) Monument signs may be provided by the developer at each entrance to the site. The signage shall be limited to a company or development name and/or logo and street address on the monument signs. Final design/materials of monument signage shall be subject to approval by the City Council. 6) Final lighting plan shall be subject to City staff approval and shall locate lighting so as to direct lights away from the adjacent residential neighborhood. 7) Erosion control shall adhere to "Best Management Practices for Protecting Water Quality in Urban Areas". All erosion controls as required by the City shall be in place prior to commencing excavation on the site. 8) The construction limits shall be clearly marked with adequate fencing to prevent any construction damage or disturbance of any trees and vegetation outside of the construction limits area. Developer must strive to maintain perimeter vegetation to the greatest extent possible during construction to minimize visual impacts. 9) Additional improvements including burying of power lines, installation of street lighting compatible with the City of Long Lake's street lighting program, and improvement of sidewalks outside the project boundaries will be addressed in the Development Agreement noted herein. Page 9 of 13 4 u.4i. O OCITY of ORONO 410 RESOLUTION OFT E I TY COUNCIL �S 1 E NO. II 10) A road easement shall be granted to the City to permit public ingress/egress over the driveways on the site to guarantee future access for a public road should the City choose to develop a service road connection to the west in the future. 11) Easements shall be provided to allow for ingress and egress over the driveways and sidewalks on the site to allow access between the office building and senior housing parcel. 12) Additional Drainage and Utility Easements shall be granted to the City of Orono over all utility lines and rights of way. 13) This concept plan approval is based upon the known issues that may affect this project, but this approval does not limit the City from revising or amending these conditions as the review process continues. D. Financial Plan. Development Plan and Final Plat Approval are contingent on successful completion of a financing plan acceptable to the City Council which may include use of TIF funding and/or other means of financial assistance for the senior housing development. The use of such financial assistance methods is intended to ensure the continued use of the senior housing building for its intended purpose, and to provide disincentives to its conversion to other uses which may not be in keeping with City housing goals. E. Development Agreement. Development Approval and Final Plat Approval is contingent upon the successful execution of a Development Agreement between the applicant and the City. Such Agreement shall address all financial arrangements between the applicant and the City, as well as all specific City requirements for the development. Page 10 of 13 /4?. 0.4,. /70 0 _,,,,,,t,.. CITY of ORONO �' �, i ' RESOLUTION OF THE CITY COUNCIL �.q� 1 04,A �/" NO. Ess F. Financial Guarantee. The Development Agreement shall include a financial guarantee by the applicant to ensure the completion of site improvements. The City Engineer shall complete an estimate of improvement costs, including but not limited to landscaping, grading, erosion control, utilities, driveways and parking areas, trails, sidewalks, retaining walls and stormwater management facility construction, and the applicant shall provide to the City a financial guarantee of 150% of the improvement costs. G. Park Dedication. City will waive the RPUD requirements for 10% site dedication for private parks for the senior housing project. The standard Park Dedication fee shall be paid by the developer for the senior housing site at the standard residential rate provided by City ordinance (8% of the fair market value of the site but not less than $3,100 per dwelling unit). The City Council may agree to defer specified amounts of the senior housing park fee, which arrangement shall be detailed within the Financial Plan. The standard park dedication fee for the office project site shall be paid by the developer at the standard per-acre rate per City ordinance (8% of fair market value of land but not to exceed $13,250 per acre). H. Sewer and Water Connection Charges. The applicant shall pay sewer and water connection charges to the City in an amount to be arrived at by use of the following formula: (A + B) - 41 x 6.7 acres x $13,545/acre = Connection Charge Due (A + B) where: A = number of senior housing dwelling units B = number of SAC units required for office building 41 = number of sewer/water units paid previously The City Council may agree to defer specified amounts of the sewer and water connection charges, which arrangement shall be detailed within the Financial Plan. Page 11 of 13 .4e0 0 Al- (( 0 . OCITY of ORONO Avi O'7, RESOLUTION OF THE CITY COUNCIL l41r4 6 \�S) NO. 5. This General Concept Plan approval resolution approves the development concept subject to the applicant meeting the requirements of this resolution and all other requirements of the City. This resolution does not constitute approval of the Rezoning or Comprehensive Plan Amendment. This resolution does not constitute Preliminary Plat Approval. Such approvals shall only be considered when the City Council finds that all "Conditions for Development Plan and Final Plat Approval" as identified herein have been met. 6. This Conceptual Approval shall be effective for a period of 6 months from the date of this resolution. If Development Plan and Final Plat Approval is not granted within that period, the terms and conditions of this resolution shall be null and void. The City Council at its sole discretion may extend this effective period. 7. The undersigned applicants have read and reviewed this document. Adopted by the Orono City Council on this 12th day of March, 2001. ATTEST: �.4ia4. Lin a S. Vee, City Clerk Barbara A. Peterson, Mayor APpn li Page 12 of 13 1 .4?,...v,„ 0 /O O _.^,s, p. CITYofORONO 11II IA 1 ti/ \� i iM 0' RESOLUTION OF THE CITY COUNCIL \`9lf�g_H NO. 4 6 STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me on this 12th day of March, 2001 by Barbara A. Peterson and Linda S. Vee, Mayor and City Clerk of the City of Orono, a Minnesota municipal corporation, and said instrument was executed on behalf of the City. rr i'fig-r -ir ice,- ., :-_�----s RACHEL DODGE c:',1111e. NOTARY PUBUC-lAiNNEDOTAe rY My Cannission Win Jan.31'2005 Not Public STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) On this S t day of 4-4-5'u S r , 20G' before me a Notary Public within and for said county,personally appeared Fran C • Doh ha r, Oh I e.f Mai-109 r known to me to be the person(s) described in and who executed the foregoing instrument, and acknowledged that he(they) executed the same as his (their) free act and deed. RACHEL DODGE `K ct.� A.-f--r ,C�oc.(sg._, NOTARY PUBLIC- MTA NOTARY PUBLIC ti -n Page 13 of 13 Ci of Orono tit AA, 04 9kESH�4' 2750 Kelley Parkway P.O. Box 66 Crystal Bay, MN 55323 (952) 249-4600 Fax: (952) 249-4616 FAX TRANSMISSION COVER SHEET ht-rm. 2- Date: 8 - / - r1 1 To: e'LL l Ls �`' "CH (QNB Aiz h e/eLe114 rr- Fax: '74i3- 377- 70e? Re: -VISe Vele-saki df 4-e30L. Y6.(9 Sender: • G 4figif YOU SHOULD RECEIVE / PAGE(S), INCLUDING THIS COVER SHEET. IF YOU DO NOT RECEIVE ALL THE PAGES, PLEASE CALL (952) 249-4600. l, ie-e t0t_a Citi or P° S Z . P. I'Z o /3 ) re61/I Coni( 7701\i 7 Ta osArr 12-Qut it-a-Me-ly T- F( A. c /ti a.444,4N OF rt-rz_�1 , 10e_019 D wry t-42 - rr2A.mi_ c� .4 P /N NL �l�Ns� Tl►�^- . A RESOLUTION APPROVING THE GENERAL CONCEPT PLAN FOR PROPERTY LOCATED AT 2060 WAYZATA BOULEVARD FILE NO. 2640/2641 WHEREAS, Orono Ambar, LLC (hereinafter the "applicant") has an interest in property located at 2060 Wayzata Boulevard within the City of Orono (hereinafter the "City") and legally described as follows: Outlot F, Sugarwoods, Hennepin County, Minnesota (hereinafter the "property"); and WHEREAS, the City of Orono Highway 12 PUD ordinance (Municipal Code Section 10.53) requires a multiple step approval process for properties developing as part of a PUD; the General Concept Plan approval stage is the first step in the process followed by the Development approval stage, with a concurrent platting process for Preliminary and Final Plat Approval; and WHEREAS, the applicant has requested General Concept Plan Approval for a two lot plat of this 6.7 acre property. Proposed is a rezoning 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 23,000 s.f. office building and a 3-story, 62 unit residential senior housing building; and WHEREAS, the property is located in the Highway 12 Corridor Study Area for which the City has established special requirements for rezoning per Municipal Code Section 10.52; and WHEREAS, the proposed residential use of a portion of the property would require a Comprehensive Plan Amendment as the property is not guided for residential use in Orono's 1980 Comprehensive Plan nor in the preliminarily approved 2000-2020 Comprehensive Plan; and WHEREAS, the Orono City Council makes the following findings in regard to this application: Page 1 of 13 FINDINGS 1. This application was reviewed as Zoning Files #2640-2641. 2. The property is located in the B-1 Limited Neighborhood Business District. The property consists of approximately 6.7 acres. 3. The development plans include a 23,000 s.f. two-story office building and a 62 unit "55+" senior housing building. The office building would be located on a parcel approximately 2.7 acres in size. The residential use would be located on a parcel approximately 4.0 acres in size. 4. Rezoning of the property from B-1 General Business to B-6 and RPUD is essentially down zoning of the property as the permitted uses in the B-6 and RPUD districts would have less potential impact on the adjacent residential properties than certain allowed B-1 retail uses. The proposed office use and senior residential component will not result in the same traffic levels or development pattern as a retail environment. 5. The 62 unit building on the 4 acre site would provide 15.5 units/acre of senior housing units at a variety of unit sizes and rental rates. The proposed rezoning to RPUD Residential Planned Unit Development zoning district is appropriate to allow for the units/acre density requested based on two key factors: a. The land is currently zoned to allow high intensity retail uses. The proposed higher density senior housing use will have a substantially lower impact on the adjacent properties and the transportation system than would a high intensity retail use. b. The senior housing use has a substantially lower impact in terms of traffic generation and impact on adjacent properties, particularly the single family residential neighborhood directly adjacent to the property, than would other types of higher density residential development. Page 2 of 13 6. Amendment of theComprehensive Plan is warranted because while the use of Co p the westerly portion of the property will be in keeping with the currently planned "commercial" use as established in the 1980 and 2000-2020 CMP, senior housing use of the easterly portion of the property will be more compatible with the existing adjacent single-family residential use to the immediate north than would development to high-intensity retail commercial as currently guided. Amendment of the Comprehensive Plan is also warranted because topography of the site is severe, making retail development more difficult, more costly and potentially more visually incompatible with the surrounding area due to the potential need for extensive retaining walls to accommodate expanded access and parking needs. 7. The proposed senior housing meets a number of Orono's housing goals including the provision of lifecycle housing options and provision of affordable housing. 8. The proposed development has incorporated building and road design that takes advantage of the existing topography. The senior building has been designed to fit the general topography of the land, resulting in the ability to reduce the visual impacts of the 3'd story as well as maintain a vegetated buffer to the north where existing residential homes would be most impacted by the mass of the building. Likewise, the office building has been limited to two stories, has been moved to provide more than the required rear setback, and has been oriented with the short side facing the adjacent residential neighborhood, limiting its visual impacts from neighboring properties. 9. Provision of buffers on site will decrease the visual impacts to the adjacent single family residential use. The Sugar Woods Homeowners Association owns and maintains a 40' wide platted outlot buffer strip along the perimeter of that residential subdivision and immediately adjacent to the property. While restrictions were placed on each lot within the Sugar Woods neighborhood that prohibits removal of trees greater than 2" in diameter within the rear setback for those lots located closest to the proposed development, additional screening will be needed on the property to minimize the impacts of the mass and length of the senior building as well as the proximity of parking area serving the office building. Buffers to the east, south and west of the property are less critical because the property is located on Highway 12; the properties to the east and Page 3 of 13 south in the City of Long Lake are or will be mostly commercially developed. Properties located west of the project are commercially developed as the Orono Shopping Center and Conoco gas station. 10. Stormwater management will be provided by storm drains discharging to the existing stormwater pond located adjacent to the property. The pond is owned by MnDOT and has been designed with the capacity to handle stormwater flows from the property. In addition to the City of Orono, MnDOT and the Minnehaha Creek Watershed District have approval authority over the stormwater management plan. 11. Vehicular access to the property will primarily be via a private road entering Brown Road north of the stormwater pond. This is the ideal primary ingress/egress to the property because a signalized intersection is planned for Highway 12 and Brown Road as part of the Highway 12 re-routing process. The City intends that this signalization be completed concurrent with completion of development of the property. Secondary access to the property will be via a right-in right-out access directly to Highway 12 at the boundary between proposed Lots 1 and 2. At this location a full access to Highway 12 is not appropriate because of proximity to the Brown/12 intersection. The Orono Comprehensive Plan does include a future service road connection between Brown Road and the properties to the west. The service drive has been designed to allow for a future connection to the west via the northwest corner of the office parking lot. This would connect with existing future road Outlots existing within the plats of Sugar Woods and East Willow Woods, with potential future service road connections to a location directly across 12 from Brimhall Avenue or continuing west to Willow Drive. Such future connections would likely reduce the amount of through traffic affecting the senior housing visitor parking areas. Page 4 of 13 12. Required off-street parking per Section 10.61, Subd. 10 is as follows: Office Building: Required stalls = 1 per 200 s.f. of "net usable floor area for office use" Net usable floor area = 19,400 s.f. + Total stalls required = 19,400/200 = 97 Total stalls proposed = 97 Senior Residential Building Required stalls = 2 per dwelling unit (standard for multiple dwelling use) Number of dwelling units = 62 Total stalls required = 124 Total stalls proposed = 83 interior stalls + 39 exterior stalls = 122 stalls The senior housing parking proposal is 2 stalls short of the standard parking requirement. A building designed for senior housing use may not require the same parking standards as an apartment-type multiple dwelling use. Applicant has stated in his experience the parking proposed on site will be sufficient for the intended use. Pedestrian access between the office and senior building parking lots will be provided to allow for potential use of the office parking by senior building visitors during weekend hours. 13. An existing 8' wide trail which is part of the Orono comprehensive trail system is located along Brown Road. An existing 6' sidewalk is located along the south property line adjacent to Highway 12. The proposed site plan provides pedestrian access to the existing trail and sidewalk via sidewalks within the site. A sidewalk connection between the office building and senior housing building within the site will also be constructed to allow for easy pedestrian access between the two uses, which will allow for weekend overflow parking. 14. The applicant has provided preliminary site plans, grading plans, landscaping plans, utility plans and building construction plans which the Council finds are sufficient to indicate the intent of the developer and the potential impacts of the project. Page 5 of 13 15. The applicant has requested financial assistance from the City of Orono to allow for affordable rents. Such methods include the creation of a TIF district or similar provisions or reimbursements. 16. 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. The applicant has provided a preliminary plat drawing to allow subdivision of the property into two lots for development purposes. 17. The City Council finds that the proposed rezoning, proposed comprehensive plan amendment, proposed subdivision and proposed development of an office building and senior housing building are appropriate for the property, will not have negative impacts on the surrounding properties when all approval conditions are met, and are in keeping with the goals, policies and philosophies of the City. CONCLUSIONS, ORDER AND CONDITIONS NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Orono hereby approves the General Concept Plan for development of a 62 unit building for senior housing use and a 23,000 s.f. general office building, subject to the following declarations and conditions: 1. The City of Orono will approve an amendment to the Orono Comprehensive Plan to allow for the proposed uses upon City Council finding of satisfactory completion of the Conditions for Development Plan and Final Plat Approval. 2. The City of Orono will approve rezoning of the property as described herein upon City Council finding of satisfactory completion of the Conditions for Development Plan and Final Plat Approval. 3. This resolution is not intended to grant Preliminary Plat Approval. Page 6 of 13 4. Conditions for Development Plan and Final Plat Approval are as follows: A. Plans and Specifications. The following plans and specifications shall be submitted for review and approval by the City and other appropriate jurisdictions: 1) Final plans and specifications for all proposed utility lines and services, including any proposed revisions to existing service facilities. (Plans and specifications for service line connections around the pond. Proposed plans shall be provided to the City for final review and approval with the Preliminary Plan set. The Public Works Department and MnDOT shall review and approve all utility improvements.)(Final sanitary sewer and watermain plans shall be provided and subject to approval by the Public Works Department. Plan sets for sewer and water shall be provided with the Preliminary Plat set.) 2) Final grading, drainage and erosion control plan showing existing and proposed contours, building locations, elevations, stormwater facilities and calculations, utilities and erosion control measures to be used during construction. Development Plan and Final Plat Approval will not be granted until the Minnehaha Creek Watershed District and MnDOT have approved the stormwater plans. 3) Engineering details and design for any proposed retaining walls. 4) Final landscaping design plan with planting schedules including numbers and species, in accordance with the landscaping requirements of the RPUD and B-6 zoning districts. 5) Final building construction plans detailing roofing and siding materials, etc. Page 7 of 13 6) Road and parking lot construction plans, including confirmation that parking lots and roadways will be paved and provided with concrete curb and gutter, and that all driving lanes within parking lots shall have a 9-ton minimum pavement section. A geotechnical evaluation of the soil shall be done in conjunction with the pavement design and shall be submitted to the City Engineer for approval. Applicant shall provide detailed engineering evaluations and plans to indicate the stability of the parking areas located adjacent to the office building, including the retaining wall system adjacent to the property. 7) Detailed signage and lighting plans. 8) Any additional plans and specifications deemed necessary by the City as review progresses. B. Platting Process. Applicant shall complete all requirements for Final Plat Approval as outlined in a forthcoming Preliminary Plat Approval Resolution. C. General Conditions. 1) The sidewalk/trail connections shall be provided to the Brown Road trail along the east side of the property, from the property to the sidewalk along Highway 12, and between each of the proposed buildings. All trails shall be permanently owned and maintained by applicant/property owner to provide pedestrian access through the site. 2) Applicants' architect shall submit final development plans to the Metro Council Environmental Services to determine the exact number of SAC units to be charged at the time of the issuance of building permits. Page 8 of 13 3) Appropriate traffic and parking signage shall be installed subject to the Orono staff and City Engineer's review, including required stop signs within the parking lots and service drive to ensure safe parking areas and pedestrian crossing within the development. 4) All landscaping shall conform to the standards established by City ordinance for the RPUD and B-6 districts. 5) Monument signs may be provided by the developer at each entrance to the site. The signage shall be limited to a company or development name and/or logo and street address on the monument signs. Final design/materials of monument signage shall be subject to approval by the City Council. 6) Final lighting plan shall be subject to City staff approval and shall locate lighting so as to direct lights away from the adjacent residential neighborhood. 7) Erosion control shall adhere to "Best Management Practices for Protecting Water Quality in Urban Areas". All erosion controls as required by the City shall be in place prior to commencing excavation on the site. 8) The construction limits shall be clearly marked with adequate fencing to prevent any construction damage or disturbance of any trees and vegetation outside of the construction limits area. Developer must strive to maintain perimeter vegetation to the greatest extent possible during construction to minimize visual impacts. 9) Additional improvements including burying of power lines, installation of street lighting compatible with the City of Long Lake's street lighting program, and improvement of sidewalks outside the project boundaries will be addressed in the Development Agreement noted herein. Page 9 of 13 10) A road easement shall be granted to the City to permit public ingress/egress over the driveways on the site to guarantee future access for a public road should the City choose to develop a service road connection to the west in the future. 11) Easements shall be provided to allow for ingress and egress over the driveways and sidewalks on the site to allow access between the office building and senior housing parcel. 12) Additional Drainage and Utility Easements shall be granted to the City of Orono over all utility lines and rights of way. 13) This concept plan approval is based upon the known issues that may affect this project, but this approval does not limit the City from revising or amending these conditions as the review process continues. D. Financial Plan. Development Plan and Final Plat Approval are contingent on successful completion of a financing plan acceptable to the City Council which may include use of TIF funding and/or other means of financial assistance for the senior housing development. The use of such financial assistance methods is intended to ensure the continued use of the senior housing building for its intended purpose, and to provide disincentives to its conversion to other uses which may not be in keeping with City housing goals. E. Development Agreement. Development Approval and Final Plat Approval is contingent upon the successful execution of a Development Agreement between the applicant and the City. Such Agreement shall address all financial arrangements between the applicant and the City, as well as all specific City requirements for the development. Page 10 of 13 F. Financial Guarantee. The Development Agreement shall include a financial guarantee by the applicant to ensure the completion of site improvements. The City Engineer shall complete an estimate of improvement costs, including but not limited to landscaping, grading, erosion control, utilities, driveways and parking areas, trails, sidewalks, retaining walls and stormwater management facility construction, and the applicant shall provide to the City a financial guarantee of 150% of the improvement costs. G. Park Dedication. City will waive the RPUD requirements for 10% site dedication for private parks for the senior housing project. The standard Park Dedication fee shall be paid by the developer for the senior housing site at the standard residential rate provided by City ordinance (8% of the fair market value of the site but not less than $3,100 per dwelling unit). The City Council may agree to defer specified amounts of the senior housing park fee, which arrangement shall be detailed within the Financial Plan. The standard park dedication fee for the office project site shall be paid by the developer at the standard per-acre rate per City ordinance (8% of fair market value of land but not to exceed $13,250 per acre). H. Sewer and Water Connection Charges. The applicant shall pay sewer and water connection charges to the City in an amount to be arrived at by use of the following formula: (A + B) - 41 x 6.7 acres x $13,545/acre = Connection Charge Due (A + B) where: A = number of senior housing dwelling units B = number of SAC units required for office building 41 = number of sewer/water units paid previously The City Council may agree to defer specified amounts of the sewer and water connection charges, which arrangement shall be detailed within the Financial Plan. Page 11 of 13 5. This General Concept Plan approval resolution approves the development concept subject to the applicant meeting the requirements of this resolution and all other requirements of the City. This resolution does not constitute approval of the Rezoning or Comprehensive Plan Amendment. This resolution does not constitute Preliminary Plat Approval. Such approvals shall only be considered when the City Council finds that all "Conditions for Development Plan and Final Plat Approval" as identified herein have been met. 6. This Conceptual Approval shall be effective for a period of 6 months from the date of this resolution. If Development Plan and Final Plat Approval is not granted within that period, the terms and conditions of this resolution shall be null and void. The City Council at its sole discretion may extend this effective period. 7. The undersigned applicants have read and reviewed this document. Adopted by the Orono City Council on this 12th day of March, 2001. ATTEST: Linda S. Vee, City Clerk Barbara A. Peterson, Mayor Applicant Page 12 of 13 STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me on this 12th day of March, 2001 by Barbara A. Peterson and Linda S. Vee, Mayor and City Clerk of the City of Orono, a Minnesota municipal corporation, and said instrument was executed on behalf of the City. Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) On this day of , 20 before me a Notary Public within and for said county,personally appeared known to me to be the person(s) described in and who executed the foregoing instrument, and acknowledged that he(they) executed the same as his (their) free act and deed. NOTARY PUBLIC Page 13 of 13 ° Ci ofOrono 9k'ESX�Q' 2750 Kelley Parkway P.O. Box 66 Crystal Bay, MN 55323 (952) 249-4600 Fax: (952) 249-4616 FAX TRANSMISSION COVER SHEET / D& 1 Date: e ~ r 0 To: r-L r �SCM (but N 8 ` ev C- Fax: R77 - 7be9 Re: / J) L/ I /\i'P � 3 '� /2 of Sender: 164(14-E G j.pt,) YOU SHOULD RECEIVE ,46.- PAGE(S), INCLUDING THIS COVER SHEET IF YOU DO NOT RECEIVE ALL THE PAGES, PLEASE CALL (952) 249-4600. (0(2-16,1Nkt.— Vra-VOAI y M A-Yole_ dN V/2-/o 07/x25/01 09:44 FAX 763 377 7089 DUNBAR DEVLPMNT [7]001 trt4�-`t YSS�Y�k�t"l ti +3'�'"MY7;:1•� 1:.��.��+:��aSOj35;>?: �. i R�.t „„,,��lj�TZ«';��.'s'L�'l� ti «: �sn; /i, Y a �,""F AC+ rfZvr74 !.LAS},�. S�Y 2:">'Ey +s-: St nS >`"�f!•{ 41 T,3 ��. t`1 X490 �t�'i?�+sjf t�rt�e'4F� Ts1.V'vb .s.<'i,a tom•.`... .. tiY.�•r::i:.��'vS-.Civ+e.S4r,�C. Date: 7/25/01 To: City of Orono Michael P. Gaffron Phone: 952-249-4600 Fax:952-249-4616 From: Dunbar Development Corporation Kellie R. Tesch Phone: 763-377-7090 Fax:763-377-7089 Pages: 1 Subject: Orono Woods Mr. Gaffron: Pursuant to our telephone conversation yesterday, I checked our files for the Resolution Approving the General Concept Plan. I did find a copy of the Resolution attached to the Request for Council Action dated March 9, 2001 but I did not find an executed copy of the Resolution. At your convenience,please forward to me an executed copy at the following address: Kellie Tesch Dunbar Development Corporation 5000 Glenwood Avenue, Suite 200 Minneapolis, MN 55422 763-377-7090 If you hwe any questions please feel free to contact Frank Dunbar or myself. Thank you in advance for your assistance. tick) 0.- II . .i. 161527'1 15;;) /® o-,:„. ( 4. T i/cITY of ORONO ti / �. .4 i,^�M�!4` i6' ' U .�\ �E�/ RESOLUTION OF THE CITY COUNCIL 9kESH04� V t�� N0. 4 i '. A RESOLUTION APPROVING THE GENERAL CONCEPT PLAN FOR PROPERTY LOCATED AT 2060 WAYZATA BOULEVARD FILE NO. 2640/2641 WHEREAS, Orono Ambar, LLC (hereinafter the "applicant") has an interest in property located at 2060 Wayzata Boulevard within the City of Orono (hereinafter the "City") and legally described as follows: Outlot F, Sugarwoods, Hennepin County, Minnesota (hereinafter the "property"); and WHEREAS, the City of Orono Highway 12 PUD ordinance (Municipal Code Section 10.53) requires a multiple step approval process for properties developing as part of a PUD; the General Concept Plan approval stage is the first step in the process followed by the Development approval stage, with a concurrent platting process for Preliminary and Final Plat Approval; and WHEREAS, the applicant has requested General Concept Plan Approval for a two lot plat of this 6.7 acre property. Proposed is a rezoning 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 23,000 s.f. office building and a 3-story, 62 unit residential senior housing building; and WHEREAS, the property is located in the Highway 12 Corridor Study Area for which the City has established special requirements for rezoning per Municipal Code Section 10.52; and WHEREAS, the proposed residential use of a portion of the property would require a Comprehensive Plan Amendment as the property is not guided for residential use in Orono's 1980 Comprehensive Plan nor in the preliminarily approved 2000-2020 Comprehensive Plan; and WHEREAS, `J the Orono Cityfollowing regard makes the findings in re and to this application: Page 1 of 14 (4itw CITYof ORONO ► t ti ,�� �M����� �G RESOLUTION OF THE CITY COUNCIL NO. f_Y �kESH�j� FINDINGS 1. This application was reviewed as Zoning Files #2640-2641. 2. The property is located in the B-1 Limited Neighborhood Business District. The property consists of approximately 6.7 acres. 3. The development plans include a 23,000 s.f. two-story office building and a 62 unit "55+" senior housing building. The office building would be located on a parcel approximately 23 acres in size. The residential use would be located on a parcel approximately 4.0 acres in size. 4. Rezoning of the property from B-1 General Business to B-6 and RPUD is essentially down zoning of the property as the permitted uses in the B-6 and RPUD districts would have less potential impact on the adjacent residential properties than certain allowed B-1 retail uses. The proposed office use and senior residential component will not result in the same traffic levels or development pattern as a retail environment. 5. The 62 unit building on the 4 acre site would provide 15.5 units/acre of senior housing units at a variety of unit sizes and rental rates. The proposed rezoning to RPUD Residential Planned Unit Development zoning district is appropriate to allow for the units/acre density requested based on two key factors: a. The land is currently zoned to allow high intensity retail uses. The proposed higher density senior housing use will have a substantially lower impact on the adjacent properties and the transportation system than would a high intensity retail use. b. The senior housing use has a substantially lower impact in terms of traffic generation and impact on adjacent properties, particularly the single family residential neighborhood directly adjacent to the property, than would other types of higher density residential development. Page 2 of 14 ° . t-v.- /0 � tip- CITY of ORONO 4,74L 1iJ ti RESOLUTION OF THE CITY COUNCIL 4y/ / NO. ;s �kESH.O�� _. 6. Amendment of the Comprehensive Plan is warranted because while the use of the westerly portion of the property will be in keeping with the currently planned "commercial" use as established in the 1980 and 2000-2020 CMP, senior housing use of the easterly portion of the property will be more compatible with the existing adjacent single-family residential use to the immediate north than would development to high-intensity retail commercial as currently guided. Amendment of the Comprehensive Plan is also warranted because topography of the site is severe, making retail development more difficult, more costly and potentially more visually incompatible with the surrounding area due to the potential need for extensive retaining walls to accommodate expanded access and parking needs. 7. The proposed senior housing meets a number of Orono's housing goals including the provision of lifecycle housing options and provision of affordable housing. 8. The proposed development has incorporated building and road design that takes advantage of the existing topography. The senior building has been designed to fit the general topography of the land, resulting in the ability to reduce the visual impacts of the 3`d story as well as maintain a vegetated buffer to the north where existing residential homes would be most impacted by the mass of the building. Likewise, the office building has been limited to two stories, has been moved to provide more than the required rear setback, and has been oriented with the short side facing the adjacent residential neighborhood, limiting its visual impacts from neighboring properies. 9. Provision of buffers on site will decrease the visual impacts to the adjacent single family residential use. The Sugar Woods Homeowners Association owns and maintains a 40' wide platted outlot buffer strip along the perimeter of that residential subdivision and immediately adjacent to the property. While restrictions were placed on each lot within the Sugar Woods neighborhood that prohibits removal of trees greater than 2" in diameter within the rear setback for those lots located closest to the proposed development, additional screening will be needed on the property to minimize the impacts of the mass and length of the senior building as well as the proximity of parking area serving the office building. Buffers to the east, south and west of the property are less critical because the property is located on Highway 12; the properties to the east and Page 3 of 14 NNW /4 O k (4 A 0 _^�: �. CITY of ORONO ,; �� A,,, �j 45.)// '4 RESOLUTION OF THE CITY COUNCIL l9 1 1 4�'// NO. d "' ", 4 ESH� south in the City of Long Lake are or will be mostly commercially developed. Properties located west of the project are commercially developed as the Orono Shopping Center and Conoco gas station. 10. Stormwater management will be provided by storm drains discharging to the existing stormwater pond located adjacent to the property. The pond is owned by MnDOT and has been designed with the capacity to handle stormwater flows from the property. In addition to the City of Orono, MnDOT and the Minnehaha Creek Watershed District have approval authority over the stormwater management plan. 11. Vehicular access to the property will primarily be via a private road entering Brown Road north of the stormwater pond. This is the ideal primary ingress/egress to the property because a signalized intersection is planned for Highway 12 and Brown Road as part of the Highway 12 re-routing process. The City intends that this signalization be completed concurrent with completion of development of the property. Secondary access to the property will be via a right-in right-out access directly to Highway 12 at the boundary between proposed Lots 1 and 2. At this location a full access to Highway 12 is not appropriate because of proximity to the Brown/12 intersection. The Orono Comprehensive Plan does include a future service road connection between Brown Road and the properties to the west. The service drive has been designed to allow for a future connection to the west via the northwest corner of the office parking lot. This would connect with existing future road Outlots existing within the plats of Sugar Woods and East Willow Woods, with potential future service road connections to a location directly across 12 from Brimhall Avenue or continuing west to Willow Drive. Such future connections would likely reduce the amount of through traffic affecting the senior housing visitor parking areas. Page 4 of 14 //:- I‘' 0 At / OO ,-, to,., 14 . . of ORONO �'� �� �� G j RESOLUTION OF THE CITY COUNCIL L9k Oj NO. LI (1 ' , \�� ESII 12. Required off-street parking per Section 10.61, Subd. 10 is as follows: Office Building: Required stalls = 1 per 200 s.f. of "net usable floor area for office use" Net usable floor area = 19,400 s.f. + Total stalls required = 19,400/200 = 97 Total stalls proposed = 97 Senior Residential Building Required stalls = 2 per dwelling unit (standard for multiple dwelling use) Number of dwelling units = 62 Total stalls required = 124 Total stalls proposed = 83 interior stalls + 39 exterior stalls = 122 stalls The senior housing parking proposal is 2 stalls short of the standard parking requirement. A building designed for senior housing use may not require the same parking standards as an apartment-type multiple dwelling use. Applicant has stated in his experience the parking proposed on site will be sufficient for the intended use. Pedestrian access between the office and senior building parking lots will be provided to allow for potential use of the office parking by senior building visitors during weekend hours. 13. An existing 8' wide trail which is part of the Orono comprehensive trail system is located along Brown Road. An existing 6' sidewalk is located along the south property line adjacent to Highway 12. The proposed site plan provides pedestrian access to the existing trail and sidewalk via sidewalks within the site. A sidewalk connection between the office building and senior housing building within the site will also be constructed to allow for easy pedestrian access between the two uses, which will allow for weekend overflow parking. 14. The applicant has provided preliminary site plans, grading plans, landscaping plans, utility plans and building construction plans which the Council finds are sufficient to indicate the intent of the developer and the potential impacts of the project. Page 5 of 14 (4'i/v 0 _ v /00 = �: ,,,,iiy.- ti.. CITY of ORONO wi IAii� io9f �, RESOLUTION OF THE CITY COUNCIL � ESH 15. The applicant has requested financial assistance from the City of Orono to allow for affordable rents. Such methods include the creation of a TIF district or similar provisions or reimbursements. 16. 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. The applicant has provided a preliminary plat drawing to allow subdivision of the property into two lots for development purposes. 17. The City Council finds that the proposed rezoning, proposed comprehensive plan amendment, proposed subdivision and proposed development of an office building and senior housing building are appropriate for the property, will not have negative impacts on the surrounding properties when all approval conditions are met, and are in keeping with the goals, policies and philosophies of the City. CONCLUSIONS, ORDER AND CONDITIONS NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Orono hereby approves the General Concept Plan for development of a 62 unit building for senior housing use and a 23,000 s.f. general office building, subject to the following declarations and conditions: 1. The City of Orono will approve an amendment to the Orono Comprehensive Plan to allow for the proposed uses upon City Council finding of satisfactory completion of the Conditions for Development Plan and Final Plat Approval. 2. The City of Orono will approve rezoning of the property as described herein upon City Council finding of satisfactory completion of the Conditions for Development Plan and Final Plat Approval. 3. This resolution is not intended to grant Preliminary Plat Approval. Page 6 of 14 -O ,-- „ey. /O 0 ._ ,, ,�o. CITY of ORONO 4Y74 ti,tw �� 016. c.')/ RESOLUTION OF THE CITY COUNCIL 4. Conditions for Development Plan and Final Plat Approval are as follows: A. Plans and Specifications. The following plans and specifications shall be submitted for review and approval by the City and other appropriate jurisdictions: 1) Final plans and specifications for all proposed utility lines and services, including any proposed revisions to existing service facilities. (Plans and specifications for service line connections around the pond. Proposed plans shall be provided to the City for final review and approval with the Preliminary Plan set. The Public Works Department and MnDOT shall review and approve all utility improvements.)(Final sanitary sewer and watermain plans shall be provided and subject to approval by the Public Works Department. Plan sets for sewer and water shall be provided with the Preliminary Plat set.) 2) Final grading, drainage and erosion control plan showing existing and proposed contours, building locations, elevations, stormwater facilities and calculations, utilities and erosion control measures to be used during construction. Development Plan and Final Plat Approval will not be granted until the Minnehaha Creek Watershed District and MnDOT have approved the stormwater plans. 3) Engineering details and design for any proposed retaining walls. 4) Final landscaping design plan with planting schedules including numbers and species, in accordance with the landscaping requirements of the RPUD and B-6 zoning districts. 5) Final building construction plans detailing roofing and siding materials, etc. Page 7 of 14 • - = 0 i. `V : ,0. CITY of ORONO.2 ��^11'1 G� j RESOLUTION OF THE CITY COUNCIL M SMP �'/ N0. �kESH�4_v 6) Road and parking lot construction plans, including confirmation that parking lots and roadways will be paved and provided with concrete curb and gutter, and that all driving lanes within parking lots shall have a 9-ton minimum pavement section. A geotechnical evaluation of the soil shall be done in conjunction with the pavement design and shall be submitted to the City Engineer for approval. Applicant shall provide detailed engineering evaluations and plans to indicate the stability of the parking areas located adjacent to the office building, including the retaining wall system adjacent to the property. 7) Detailed signage and lighting plans. 8) Any additional plans and specifications deemed necessary by the City as review progresses. B. Platting Process. Applicant shall complete all requirements for Final Plat Approval as outlined in a forthcoming Preliminary Plat Approval Resolution. C. General Conditions. 1) The sidewalk/trail connections shall be provided to the Brown Road trail along the east side of the property, from the property to the sidewalk along Highway 12, and between each of the proposed buildings. All trails shall be permanently owned and maintained by applicant/property owner to provide pedestrian access through the site. 2) Applicants' architect shall submit final development plans to the Metro Council Environmental Services to determine the exact number of SAC units to be charged at the time of the issuance of building permits. Page 8 of 14 ( 04, 70 0 ,o. CITY of ORONO �L '''441A- M'^1 �G~/ RESOLUTION OF THE CITY COUNCIL 9kESH j// NO. ,i 3) Appropriate traffic and parking signage shall be installed subject to the Orono staff and City Engineer's review, including required stop signs within the parking lots and service drive to ensure safe parking areas and pedestrian crossing within the development. 4) All landscaping shall conform to the standards established by City ordinance for the RPUD and B-6 districts. 5) Monument signs may be provided by the developer at each entrance to the site. The signage shall be limited to a company or development name and/or logo and street address on the monument signs. Final design/materials of monument signage shall be subject to approval by the City Council. 6) Final lighting plan shall be subject to City staff approval and shall locate lighting so as to direct lights away from the adjacent residential neighborhood. 7) Erosion control shall adhere to "Best Management Practices for Protecting Water Quality in Urban Areas". All erosion controls as required by the City shall be in place prior to commencing excavation on the site. 8) The construction limits shall be clearly marked with adequate fencing to prevent any construction damage or disturbance of any trees and vegetation outside of the construction limits area. Developer must strive to maintain perimeter vegetation to the greatest extent possible during construction to minimize visual impacts. 9) Additional improvements including burying of power lines, installation of street lighting compatible with the City of Long Lake's street lighting program, and improvement of sidewalks outside the project boundaries will be addressed in the Development Agreement noted herein. Page 9 of 14 / tv 0 At �� __-.� 0 .,: to, CITYof ORONO ".4 1 ,;, �t ,tv RESOLUTION OF THE CITY COUNCIL �9 , �'// NO. r kESHD 10) A road easement shall be granted to the City to permit public ingress/egress over the driveways on the site to guarantee future access for a public road should the City choose to develop a service road connection to the west in the future. 11) Easements shall be provided to allow for ingress and egress over the driveways and sidewalks on the site to allow access between the office building and senior housing parcel. 12) Additional Drainage and Utility Easements shall be granted to the City of Orono over all utility lines and rights of way. 13) This concept plan approval is based upon the known issues that may affect this project, but this approval does not limit the City from revising or amending these conditions as the review process continues. D. Financial Plan. Development Plan and Final Plat Approval are contingent on successful completion of a financing plan acceptable to the City Council which may include use of TIF funding and/or other means of financial assistance for the senior housing development. The use of such financial assistance methods is intended to ensure the continued use of the senior housing building for its intended purpose, and to provide disincentives to its conversion to other uses which may not be in keeping with City housing goals. E. Development Agreement. Development Approval and Final Plat Approval is contingent upon the successful execution of a Development Agreement between the applicant and the City. Such Agreement shall address all financial arrangements between the applicant and the City, as well as all specific City requirements for the development. Page 10 of 14 k • 0 6,.\ /0 CITY of ORONO � ',A1,\ � R1,� �� ill '$.'•"4 ' ' RESOLUTION OF THE CITY COUNCIL ii4b4kESiiOj/ NO. 4 F. Financial Guarantee. The Development Agreement shall include a financial guarantee by the applicant to ensure the completion of site improvements. The City Engineer shall complete an estimate of improvement costs, including but not limited to landscaping, grading, erosion control, utilities, driveways and parking areas, trails, sidewalks, retaining walls and stormwater management facility construction, and the applicant shall provide to the City a financial guarantee of 150% of the improvement costs. G. Park Dedication. City will waive the RPUD requirements for 10% site dedication for private parks for the senior housing project. The standard Park Dedication fee shall be paid by the developer for the senior housing site at the standard residential rate provided by City ordinance (8% of the fair market value of the site but not less than $3,100 per dwelling unit). The City Council may agree to defer specified amounts of the senior housing park fee, which arrangement shall be detailed within the Financial Plan. The standard park dedication fee for the office project site shall be paid by the developer at the standard per-acre rate per City ordinance (8% of fair market value of land but not to exceed $13,250 per acre). H. Sewer and Water Connection Charges. The applicant shall pay sewer and water connection charges to the City in an amount to be arrived at by use of the following formula: (A + B) - 41 x 6.7 acres x $13,545/acre = Connection Charge Due (A + B) where: A = number of senior housing dwelling units B = number of SAC units required for office building 41 = number of sewer/water units paid previously The City Council may agree to defer specified amounts of the sewer and water connection charges, which arrangement shall be detailed within the Financial Plan. Page 11 of 14 /-:1-?. ON. �O 0 - , ,o. CITY of ORONO pi s ttriA ' ` ,,+ �� ��� G/ RESOLUTION OF THE CITY COUNCIL 5. This General Concept Plan approval resolution approves the development concept subject to the applicant meeting the requirements of this resolution and all other requirements of the City. This resolution does not constitute approval of the Rezoning or Comprehensive Plan Amendment. This resolution does not constitute Preliminary Plat Approval. Such approvals shall only be considered when the City Council finds that all "Conditions for Development Plan and Final Plat Approval" as identified herein have been met. 6. This Conceptual Approval shall be effective for a period of 6 months from the date of this resolution. If Development Plan and Final Plat Approval is not granted within that period, the terms and conditions of this resolution shall be , null and void. The City Council at its sole discretion may extend this effective period. 7. The undersigned applicants have read, understood and hereby agree to the terms of this resolution and on behalf of themselves, their heirs, successors and assigns, hereby agree to the recording of this resolution in the Chain of Title of the property. Adopted by the Orono City Council on this 12th day of March, 2001. ATTEST: Linda S. Vee, City Clerk Barbara A. Peterson, Mayor Property Owner Property Owner Applicant Page 12 of 14 . • . . ,_____„_ 7.4, ok to , OCITY of ORONO A �'S1 ; s‘4,4 ' i' 1� G// RESOLUTION OF THE CITY COUNCIL �9_E 80_4, NO. �'. cv '. . S STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me on this 12th day of March, 2001 by Barbara A. Peterson and Linda S. Vee, Mayor and City Clerk of the City of Orono, a Minnesota municipal corporation, and said instrument was executed on behalf of the City. Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) On this day of , 20 before me a Notary Public within and for said county,personally appeared known to me to be the person(s) described in and who executed the foregoing instrument, and acknowledged that he(they) executed the same as his (their) free act and deed. NOTARY PUBLIC Page 13 of 14 . . .. , . / O toy,_^s: �,p. 0 CITY of ORONO �$ 1 ��A (4 G�/' RESOLUTION OF THE CITY COUNCIL �9 4�'/ NO. i; c; kESHOj STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) On this_ day of , 20 before me a Notary Public within and for said county,personally appeared_ I known to me to be the person(s) described in and who executed the foregoing instrument, and acknowledged that he(they) executed the same as his (their) free act and deed. NOTARY PUBLIC STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) On this day of , 20 before me a Notary Public within and for said county,personally appeared known to me to be the person(s) described in and who executed the foregoing instrument, and acknowledged that he(they) executed the same as his (their) free act and deed. NOTARY PUBLIC Page 14 of 14