HomeMy WebLinkAboutResolution 6002 � o�
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CITY of ORONO
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A RESOLUTION APPROVING A
CONDITIONAL USE PERMIT AND
SITE PLAN
FOR PROPERTIES LOCATED AT
2525, 2535 and 2545 SHADYWOOD ROAD
FILE NO. 10-3471
WHEREAS, Klingeihutz Development Co. is the owner of properties located at
2525, 2535 and 2545 Shadywood Road (hereinafter the "Property") within the City of Orono
(hereinafter the "City") and legally described as follows:
EXHIBIT A, ATTACHED; and
WHEREAS, the City of Orono is a municipal corporation organized and existing
under the laws of the State of Minnesota; and
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WHEREAS, pursuant to State Statutes 412 et. seq. and 462 et. seq., the City
Council of the City of Orono has adopted zoning regulations for the protection of the public
health, safety and general welfare; and
WHEREAS, on May 19, 2010, Terry Schneider of Project Developers, Inc. on
behalf of Klingelhutz Development Co. and Woodhill Senior Cottages of Navarr� LLC.
(hereinafter the "Develope�') made an application requesting a conditional use permit and site
plan approval for an assisted living facility on the Property; and
WHEREAS, the southwesterly portion of the Property is located in the LR-1 B one
famity lakeshore residential zoning district and the northeasterly 250 feet of the Property is
located within the B-4 office and professional zoning district; and -
WHEREAS, the Developer is requesting conditional use permit approval for the
portion of the Property located in the B-4 district to allow an assisted living facility pursuant to
Municipal Code Section 78-734(1); and
WHEREAS, the proposed commercial use of the Property is consistent with the
Orono 2008-2030 Comprehensive Plan; and
WHEREAS, after due published and mailed notice in accordance with Minnesota
Statutes 462.3595 et. seq. and the City of Orono Zoning Codes, on July 19, 2010, the Orono
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Planning Commission held a public hearing for the application at which time all persons desinng
to be heard concerning the application were given the opportunity to speak thereon; and
WHEREAS, the Planning Commission on July 19, 2010 recommended on a vote
of 5-0 that the Council grant approval subject to approval by the City Engineer and City Fire
Marshal; and
WHEREAS, the Orono City Council makes the following findings in regard to this
application for a conditional use permit and site plan approval for an assisted living facility:
FINDINGS
1. This application was reviewed as Zoning File #10-3471.
2. The property consists of approximately 3.67 acres total; approximately 1.43 acres is
wetland resulting in a net dry-buildable area of 2.24 acres.
3. In conjunction with the CUP and site plan approval request, the Developer is platting th�
three tax parcels that comprise the Property into a single parcel for development
purposes.
4. The Developer is requesting conditional use permit approval only for the portion .f the
Property located in the B-4 district to allow an assisted living facility pursuant to
Municipal Code Section 78-734(1).
5. The Developer has proposed to construct a 12,300 square foot, single-story building
plus a 1,141 square foot detached garage. The Property exceeds 1.99 acres therefore
structural coverage limitations do not apply. The proposed square footage comprises
21% of the buildable area and 8.4% of the site overafl.
6. The location of the site within the Navarre Business District makes the site suitable for
development of the proposed senior assisted living housing facility.
7. The proposed senior assisted living facility is specificalty a 20-unit memory care facility
and would provide a housing option not readily available in Orono, advancing Orono's
housing goal of providing lifecycle housing options.
8. The proposed development has incorporated a residential style building providing for a
low-profile, one-story residential appearance.
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9. The Property contains finro wetlands which are both classified as "Manage 2". "Manage
2" classification wetlands require a 25-foot buffer and a 20-foot structural setback from
the buffer. These wetlands and buffer areas will be protected by Conservation
Easements as well as wetland preservation covenants and easements, drainage
easements, etc.
10. Stormwater management will be provided by rain gardens and stormwater ponds in
addition to any other methods deemed advisable by the City Engineer. In addition to the
City of Orono, the Minnehaha Creek Watershed District has approval authority over the
stormwater management plan. The development will be subject to the standard Storm
Water& Drainage Trunk Fee.
11. Vehicular access to the property will be an access drive, entering from Shadywood
Raad, location subject to approval of the Hennepin County Transportation Department.
12. Visitor and employee parking for the property will be provided in a 24 stall surface
parking lot. Based on calculations submitted by the Developer, the Council finds that for
the proposed senior assisted living / memory care use this ratio of approximately 0.6
stalls per unit should be sufficient to serve the intended use.
13. The Property is within the MUSA. The Property will be served by City sewer and �vater
service.
14. The Developer has coordinated with the neighbors to develop a landscape plan which
addresses their concerns regarding appropriate screening.
15. The City Council finds that the proposed development of the property for assisted living
use is appropriate for the property, will not have negative impacts on the surrounding
properties when all conditions are met, and is in keeping with the goals, policies and
philosophies of the City.
16. Pursuant to Article V, Division 3 of the City Code the City of Orono makes the following
findings with regards to the conditional use permit for the assisted living facility use as
described herein:
a) The proposed use is consistent with the Community Management Plan;
b) The proposed use is compliant with the zoning code, including any conditions
imposed on specific uses as required by Article V, Division 3 of the City Code;
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c) The property is able to be adequately served by police, fire, roads, and
stormwater management;
d) The property is provided with an adequate water supply and sewage disposal
system;
e) The proposed use is not expected to generate excessive demand for public
services at public cost;
� The proposed use is compatible with the surrounding area as used both
presently and as it is planned to be used in the future;
g) The proposed use is consistent with the character of the surrounding area,
unless a change of character is called for in the Community Management Plan;
h) The proposed use is compatible with the character of buildings and site
improvements in the surrounding area, unless a change of character is called for
in the Community Management Plan;
i) The proposed use is not expected to substantially impair the use and enjoyment
of the property in the area or have a materially adverse impact on the property
values in the area when compared to the impairment or impact of generally
permitted uses;
j) The proposed use is provided with screening and buffering adequate to mitigate
undesirable views and activities likely to disturb surrounding uses;
k) The proposed use will not create a nuisance which generates smoke, noise,
glare, vibration, odors, fumes, dust, electrical interference, general unsightir��sss,
or other means;
I) The proposed use will not cause excessive non-residential traffic on re:,,. _ntial
streets, parking needs that cause an inconvenience to adjoining properties, traffic
congestion, or unsafe access;
m) The site is designed to take into account the natural, scenic, and historic features
of the area and to minimize environmental impact;
n) All exterior lighting shall be so directed so as not to cast glare toward or onto the
public right-of-way or neighboring residential uses or districts; and
o) The proposed use is not detrimental to the public health, public safety, or general
welfare.
CONCLUSIONS, ORDER AND CONDITIONS
NOW, THEREFORE, BE IT RESOLVED, that based upon one or more of the findings
noted above, the City Council of the City of Orono hereby grants conditional use permit and site
plan approval for Klingelhutz Development Company and Woodhill Senior Cottages of Navarre,
LLC, per the preliminary plat survey by E. G. Rud & Sons, Inc., dated 11/29/10 and attached
hereto as Exhibit B; the plans by Plowe Engineering, Inc., and the floor plans and elevations by
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292 Design Group, dated 6/28/10 and attached hereto as Exhibit C; and the landscape and
buffer plan by Lan-De-Con dated 12/07/10 and attached hereto as Exhibit D; subject to the
following conditions:
1) Approval is subject to Minnehaha Creek Watershed District(MCWD) approval and permits
as required. Final plat approval shall not be granted until the Developer has provided
evidence that all required MCWD permits have been obtained.
2) Approval is subject to the existing and ongoing recommendations of the City Engineer.
3) Approval is based upon the known issues that may affect this project, but this approval does
not limit the City from revising or amending these conditions as the review process
continues.
4) The conditional use permit and site plan approval shall be effective until December 13,
2011. If a complete application for a building permit has not been made by that date, the
terms and conditions of this resolution shall be null and void. The City Council at its sole
discretion may extend this effective period.
5) Any revisions of the building or site plans deemed by City staff as being inconsistent with the
scope or intent of the approved plans shall require fu�ther review and approval of t` City
Council.
6) This conditional use permit approval is specifically for an assisted living facility, and future
conversion to some other permitted or conditional use within the B-4 zoning district is not
guaranteed based on the parking limitations and possible other factors inherent within the
approved site plan.
7) The undersigned Developer has read and reviewed this document.
Adopted by the Orono City Council on this 13th day of December, 2010.
ATTEST:
_ ��� �y,�,�,� � ��. A'�`�.,,...
�C:�
Li S. Vee, City Clerk James M. White, Mayor
,
veloper
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STATE OF MINNESOTA
COUNTY OF HENNEPIN
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On this 1 day of R,n r�l , 2�g�@; .10 h h K��h9U�"'�- its
E'• . personally appeared before me on
behalf of_�r,►h u, jC C� '
�� �� BARBARA G. SILUS
Notary Public �� V �. NOTARYPUBLIC-MINNESOTA
�� .,: My Commission Expires Jan.31,2013
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�-_____---- - - ------------------ --- -- - - ---- --�--
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� ZONING FILE NO. EXHIBIT A RESOLUTION NO.
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i PARCEL 1
That part of Lots 1 and 2, Block 1, LEACH ADDITION, lying
' northeasterly of the Northeasterly line of Block 4, TOWNSITE
OF LANGDON PARK. Hennepin Coun ty. Minnesoto.
Torrerts Property
� � PARCEL 2
All of Lots 1. 2 ond 3, Block 1. LEACH ADDITION, except that
port of Lo ts 1 and 2, Block 1, LEACH ADD1 TION l yin g
northeQsterly of the Northeasterly line of Block 4, TOWNSITE OF
LANGDON PARK, Hennepin County, Minnesota.
Abstract Property
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