HomeMy WebLinkAboutResolution 4852 y. .r.-�Y,.. � . .
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� RESOLUTION OF THE CITY COUNCIL
��`�kEsH.�4�G NO. 4 � � � � .
A RESOLUTION APPROVING THE
GENERAL CONCEPT PLAN .
FOR PROPERTY LOCATED AT
"2550" WAYZATA BOULEVARD
FILE NO. 02-2789
WHEREAS, Dahlstrom Development LLC (hereinafter the "applicant") has an
interest in property located at "2550" Kelley Parkway within the City of Orono (hereinafter the
"City") and legally described as follows:
Outlot B, Willow Properties Addition, Hennepin County, Minnesota,
� . except Pazce1201 and 201 a Minnesota Department of Transportation Right
� of Way Plat No. 27-57.
(hereinafter the "property"); and
WHEREAS, the property is located in the Highway 12 Corridor Study Area for
which the City has established special requirements for rezoning and development per
Municipal Code Section 10.52; and
WHEREAS, the City of Orono Highway 12 Planned Unit Development (PUD)
ordinance (Municipal Code Section 10.53) requires a multiple step approval process for
properties developing via the PUD process; the General Concept Plan approval stage is the first .
step in the process followed by the Development Plan approval stage; and
. WHEREAS, the applicant has requested General Concept Plan Approval for
Planned Unit Development of this approximately 51-acre property. Proposed is a rezoning from
RR-1B, One Family Rural Residential District to RPUD Residential Planned Unit Development
District for construction of 167 residential multi-family dwelling units on approximately 41
acres of the site, and creation of two commercial outlots on the remaining 10 acres to be
developed at a later date; and �
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WHEREAS, the Orono City Council makes the following findings in regard to
this application for rezoning and PUD/RPUD General Concept Plan approval:
� FINDINGS � �
A. Communitv Management Plan Conformitv; Rezoning
1. This application was reviewed as Zoning File #02-2789.
2. The property is currently zoned RR-1B One Family Rural Residential Zoning
District, requiring a minimum residential lot size of 2 acres. The property
consists of approximately 51 acres.
� 3. The proposed use of the property is consistent with the Orono 2000-2020
• Community Mana�ement Plan (CMP) guiding of the property north of Kelley
Parkway for attached residential dwelling use, and for commercial office uses
south of Kelley Parlcway. �
, 4. The proposal locates Kelley Parkway consistent with the CMP intent for a single
� tier of commercial office uses between Kelley Parkway and Highway 12, with
no direct access to Highway 12. The proposal creates two outlots for potential
commercial use between Kelley Parkway and Highway 12.
5. Because the property south of Kelley Pazkway is guided in the CMP for '
commercial office use, that property should be rezoned consistent with the
intended and guided use. At this time the applicant does not have a specific
proposal for development of the commercial office outlots. The most appropriate � .
. - zone for the intended commercial office uses is B-6 Highway Commercial
District. The B-6 District was specifically created to accommodate the uses
guided by the CMP for the Highway 12 corridor. The B-6 District primarily
allows non-retail uses such as offices, banks, libraries and motels/hotels, and
allows Class I restaurants only as a conditional use. Rezoning the two proposed
commercial outlots to B-6 would be appropriate at the time of Development Plan �
Approval, regardless whether the outlots have been proposed for specific uses
at that time.
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6. North of Kelley Parkway, the proposed mix of units and pricepoints includes
56 rambler townhomes at $450,000-plus per unit, 47 two-story townhomes at .
$325-350,000 per unit, and 64 Lofts condominium units at $225-250,000. This
mix of unit styles and pricepoints provides housing options generally consistent
with the City's�intent for this property and consistent with the Community
Management Plan (CMP). �
7. In the CMP's Housing Action Plan six "implementation policies" aze presented.
Policy 3 on Page 3C-25 reads in part as follows:
"3. Orono will encourage developers to provide a variety of housing types and
cost ranges. Whenever a multiple family or clustered housing development is
proposed, Orono will actively encourage setting aside a reasonable number of
, units for large families and/or for low and moderate income families. Orono will
� participate and assist developers in applications for loan guarantees or other
suitable forms of housing subsidy aids which may be available...."
� Council finds that it would be appropriate for the Developer to suggest and
implement methods for making a number of the units available at price points
nearer the Metropolitan Council's `affordable' standard, and to propose methods
to price a number of units within the "affordable"price range, under Met Council
or other criteria, given that the overall density requested is at the very top of the
City's intended 3-6 units per acre density range.
8. The properfy is within the only area of Orono guided by the CMP for a density
ran�e of 3-6 units per dry buildable acre (including use of the north half of
Kelley Parkway for density credit). The proposed density of 1-story and 2-story
townhome units if considered separately is 4 units per acre as proposed.
Similarly, the density of the Lofts condominium units is approximately 18 units
per acre as proposed. Combined, the proposed overall density is 6 units per dry-
buildable acre, within the 3-6 unit per acre range established in the Community
Management Plan (CMP). �
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9. The Lofts are a type of housing needed to meet the City's housing goals. The
proposed location is appropriate for this type of housing in terms of visual impact
and impact on adjacent uses.
10. The proposal meets the intent of the CMP in terms of housing density, housing
types, and mix of units. The proposal provides for multi-family attached dwelling
units at a density of 6 units per acre which meets the density guidelines proposed
by Orono and accepted by the Metropolitan Council.
11. Rezoning the portion of the properiy north of Kelley Parkway to RPUD
Residential Planned Unit Development is appropriate based on the multi-family
residential nature of the proposal, which meets the following general purposes
' of the RPUD District:
� a) incorporates flexibili in land develo ment and redevelo ment in order �
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to utilize new techniques of building design, construction and land
development;
b) provides lifecycle housing with the potential to meet affordable and
moderate cost housing needs;
c) incorporates energy conservation through the use of attached building
designs and the clustering of buildings and land uses;
d) preserves desirable site characteristics and open space and protects
sensitive environniental features, including sensitive wetland areas;
e) provides design compatible with surrounding land uses, including both
existing and planned;
fl results in a sensitive development in the transitional area located between .
single family uses to the north and commercial uses to the south along
the Highway 12 corridor; and
g) yields development which is consistent with the Comprehensive Plan. �
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B. Site Plannin� & Amenities; Transportation; Miscellaneous
12. Platting of the portions of the property south�of Kelley Parkway as outlots for
future commercial office use as guided in the CMP is acceptable given that the
developer has no specific users identified at this time. The Developer's
schematic drawings showing how the outlots could feasibly be developed should
become a part of the record as an indication of the viability of said outlots for
their intended use. Developer and City in making decisions about the nature
of Kelley Parkway should keep in mind that future uses south of Kelley Parkway
will most likely be non-residential in nature.
13. The Lofts will be 3 stories in height and will exceed the 30' RPUD height limit
� for multi-family buildings. The estimated visual peak height with a 4/12 pitch
will.be approximately 40' above finished grade as viewed from the south. The
t� `defined height' similarly will be approximately 40'. A low-pitched roof of 4/12
or 5/12 should be designed for the Lofts in order to limit the visual impact of
the excess height. All residential buildings including the Lofts should have
pitched roofs rather than flat roofs to maintain a rural residential character..
14. The proximity of the Lofts to the Orono Public Works facilities will require that
substantial measures be taken to limit the impacts of the City facilities on the
residential use. Such measures may include buffering, special setbacks,disclosures
to prospective buyers, etc.
15. The proposed commons open spaces are a positive feature and should be included
in the final development plan; these features include but are not limited to:
- The Plaza and northerly green areas providing substantial separation between
� � the two Lofts buildings; �
- The open green area north of two-story townhomes #15-19;
- The traffic circle at the center of the site (pedestrian access safety concerns
must be addressed);
- The commons oval surrounded by 2-story townhomes #39-47 with possible
tot-lot; �
� - Bus-stop/pond overlook on south side of Kelley Pazkway across from main
entrance; ° . . - , .
� - The various lineaz trails and water features shown on the concept plan attached
as Exhibit A-1;
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- The interior spaces of the three cul-de-sac loops;
- The wetland areas shown as open space on the Concept Plan.
Additionally, the stormwater pond has potential to be a significant open space
amenity for both the residential and commercial development of the property, and
conditions for development of the commercial outlots should be established to
protect the perimeter of the pond from commercial development encroachment
to enable pedestrian amenities and a trail around the perimeter of the pond.
" 16. The proposed open space areas within the development will be private open
spaces, and will be maintained by the homeowners association. These spaces need
to be high quality spaces, and the overall landscaping plan must be of similarly
high quality. Further, site layout, building orientation and design, and building
separation distances must be considered by the developer to maintain the `open
. space' character intended by the City for this development. �
� 17. Interior private street lighting should be at a low level consistent with the
� sunounding rural residential character while providin; the necessary level of
security, and will be maintained by the homeowners association. Public street
lighting along Kelley Parkway will be provided by the developer, then maintained
through standard agreement between the City and the appropriate public utility
company.
18. There are no identifiable public parkland needs at this location other than
extensions of the City's public trail system along Willow Drive and Highway 12.
However, development of the proposed housing and future development of office
uses will generate additional use of existing City park facilities in the area. On
the basis of the Developers' statement that the public trail easements will be
granted without requesting a park fee reduction, Council finds that no park lands
need to be dedicated and the park dedication should be in the form of a Cash
Contribution in Lieu of Lands as allowed by the Municipal Code.
19. The City Council finds that it would be prudent to conduct a traffic study as
soon as possible to determine the impacts of this plan on roads and intersections �
outside the development, to review internal circulation, and to determine whether
specific revisions to the proposed development plan or offsite roadway
� improvements are required, either as a direct result of this development or due
to conditions not directly related to this development. Developer has indicated
a willin�ess to pay an appropriate share of the costs of this study.
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20. While the proposed overall level of parking at 4 stalls per unit (including garage
spaces, driveway spaces and on-street defined parking) is double the amount
required by code, the Council finds that it would be appropriate that the
. developer give special attention to providing adequate parking for the anticipated
residential uses.
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21. The City's goals in terms of pedestrian transportation for this development
aze to provide functional and safe walkability within the residential development;
to connect the residential development with existing or future trails and sidewalks
providing access to surrounding areas; to provide walkability for commercial
users to easily access nearby commercial or public areas; and to provide a safe,
� continuous separated bike trail approximately parallel to Highway 12 with no
driveway crossings between Willow Drive and Old Crystal Bay Road. This bike
trail is likely to connect westward along Highway 12 to the City's `Lurton' park
property in the future. �
� 22. Stormwater mana emen ' �
g t is proposed to be provided by stormwater catch basms
and storm sewer lines as well as open swales which will discharge to a regional
stormwater pond to be located between Kelley Parkway and Highway 12 between
� the two commercial outlots. This regional pond is proposed by the developer
as an expansion of the existing MnDOT stormwater ponds at this location,
xequiring MnDOT approval. The City agrees to work with MnDOT and the
developer to gain MnDOT approval for this pond expansion. In addition to the
City of Orono, MnDOT and the Minnehaha Creek Watershed District have
approval authority over the applicants' stormwater management plan.
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23. The City recognizes that approximately 1.4 acres of Wetland Conservation Act
(WCA)-protected wetlands will be impacted by filling or excavation with this
project. The conceptual wetland impact plan provided by the applicant indicates
those azeas impacted are primarily linear wetlands along ditch lines, small pockets
of wetland separated from the major wetlands on the site, or portions of wetland
� fringe. The City Council finds that these impacts appear to be minimal and can
be suitably mitigated by compliance with rules of the Minnehaha Creek
Watershed District and the provisions of the Wetland Conservation Act which �
is administered for Orono by the MCWD.
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24. Because the City has not adopted a specific streetscape plan for Kelley Parkway,
it would be appropriate for the developer to submit a streetscape proposal to the
City for consideration. Such a plan should not include a center median
in Kelley Pazkway, but should include substantial vegetation and provide a
"parkwa�' character that is pedestrian oriented while maintaining functional
access for the commercial and public uses that will also be served by Kelley
Parkway.
25. The City's goals for the internal residential road system are that it be privately
owned and maintained; designed to adequately accommodate normal residential
' traffic as well as emergency and service vehicle traffic; and be safe and
comfortably wallcable for pedestrians. The City will herein establish minimum
acceptable internal road standards, and will encourage�the provision of sidewalks
where feasible and appropriate to minimize pedestrian and traffic conflicts, and
� � to connect residences with on-street�parking areas. Internal pedestrian ways are
��, � intended to be privately owned and maintained. :
26. The applicant has provided General Concept Plans attached to this Resolution
as Exhibits A-1 through A-6 including:
A-1: Sheet C2.1 - Concept Plan submitted 8-12-02
A-2: Sheet C2.3 - Conceptual Desi�n Guideline Plan submitted 8-12-02
A-3: Sheet C2.4 - Conceptual Design Guideline Plan submitted 8-12-02
A-4: Sheet C5.1 - Conceptual Plat submitted 8-12-02
A-5: Sheet C3.2 - Conceptual Wetland Impact Plan submitted 6-24-02
A-6: Sheet C2.1 a - Alternate Concept Plan (Kelley Parkway located north
of MnDOT pond property)
Applicant has also provided additional preliminary plans not attached hereto.
� Council finds that the plans submitted are generally sufficient to indicate the
intent of the developer and the potential impacts of the project.
27. The City Council finds that the development of this property must set a high
standard for the quality, character, context and compatibility of development
desired by the City for Kelley Parkway. While Orono has not created specific
design guidelines for commercial or residential development within the Highway �
12 corridor area, minimum standards for site design and building construction
have been incorporated into the applicable zoning codes. In order to ensure that
� development of the property will result in an expression of Orono's open space
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character and image, City Council will herein establish minimum Concept Plan
Approval conditions to be met by the developer in order to gain Development
Plan Approval.
28. The City Council finds that the proposed rezoning and proposed development of
the property for mixed multi-family uses is appropriate for the property, will not
have negative impacts on the surrounding properties when all Concept Plan
Approval conditions are met, and is in keeping with the goals, policies and
philosophies of the City.
CONCLUSIONS, ORDER AND CONDITIONS
� NOW, THEREFORE, BE IT R.ESOLVED that the Cit Council of the Ci
Y tY
of Orono hereby approves the General Concept Plan for development of the property at "2550"
Wayzata Boulevard by Dahlstrom Development, LLC subject to the following declarations and
conditions:
1. The City of Orono will approve rezoning of the property north of Kelley Parkway
to RPUD as described herein upon City Council finding of satisfactory
completion of the Conditions for Development Plan approval.
2. The City of Orono will in due course appropriately rezone the property south of
Kelley Parkway, including the two outlots, to be consistent with the guided
commercial office use as indicated in the CMP.
3. Conditions for Development P1an Approval are as follows:
A. RPUD Development Standards and General Conditions.
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, 1) The total number of residential dwelling units shall be 167 units �
including 64 Lofts units, 47 rivo-story townhomes and 56 rambler
townhomes, generally as configizred on the Concept Plan attached
� as ExhibitiA-1.
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2) Developer shall provide a Development Plan for the residential
. portion of the development that conforms to all standards of the
RPUD District (Municipal Zoning Code Section�10.33) and shall
demonstrate to the satisfaction of the City Council that all RPUD
standards have been met and shall demonstrate where such
standards have not been met, and shall satisfy the City Council that
non-compliance with said standards is remedied in a manner
acceptable to the Council.
3) Developer shall demonstrate to the satisfaction of the Council that
the RPUD standard of 10% of the gross project area has been set
aside for private recreational uses. Developer is advised that the
wetlands which are protected under the Wetland Conservation Act
� may not be used towards the private recreational area requirement.
� Developer shall install a Tot Lot as one of the private park .
,� � & recreation amenities of the development.
4) Developer shall provide a landscaping plan meeting all of the
requirements of the RPUD District. The developer shall
create a "parkwa}�' character through substantial landscaping
along Kelley Parkway subject to approval of a streetscape plan
to be provided by the Developer and approved by the City Council.
Final landscaping plans will be reviewed by the City's consulting
landscape planner for conformity with the RPUD standards.
Landscaping plans for the commercial outlots can be deferred until
those sites are developed.
5) Street lighting alon�Kelley Parkway adjacent to the property shall .
be provided by the Developer and shall be of a style, number,
height and location approved by the City Council. Public street
lighting along Kelley Parkway shall be maintained throujh standard
� agreement between the City and the appropriate public utility
company. Interior private street lighting shall be at a low level
_ consistent with the surrounding rural residential character while �
� providing the necessary level of security. Such lighting shall be
of a style, number, height and location approved by the City
Council. Interior street lighting shall be maintained by the
� homeowners association.
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6) Final decisions by the Developer regarding colors, types and
qualities of building materials shall be subject to Council approval.
The proposed �residential buildings shall be subject to the
Development Standazds for Attached and Multi-Family Dwelling
Structures for the RPUD District per Zoning Code Section 1033,
Subd. 5(G).
7) The separation distances between townhome buildings are generally
acceptable as shown on the approved General Concept Plan, with
the majority being :at least 15' at the nearest point with greater
separation as the building walls diverge. Any separations less than �
15' shall be reviewed to determine if a greater separation is
feasible, and Developer shall demonstrate to the satisfaction of the
City Council that suitable architectural styling,building orientation
or other methods will be used to mitigate the lack of separation.
� The Orono Fire Marshal shall review the building separations and
' any revisions required for fire-protection purposes shall be made
by the Developer. � �
8) The berm along the Public Works site east boundary may be
extended eastward to assist in establishing a buffer to the Lofts;
however, any buffer walls, plantings or other improvements shall
be located on the Lofts site as shown in the approved General �
Concept Plan. The Developer shall take extraordinary efforts to
minimize impacts on existing vegetation and enhance screening and
buffering in the area northwest of the Lofts west building. A
disclosure regarding the Lofts buildings proximity to Public Works
. shall be required of Lofts buyers to help limit the expected
� complaints about City activity and noise from the Public Works
site. -
9) All residential buildings including the Lofts shall have pitched
roofs rather than flat roofs to maintain a rural residential character.
Roofs for the Lofts units shall be low-pitched rather than steeply �
pitched to decrease the impact of excess building height.
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10) Developer shall submit proposed conditions for development of the
commercial outlots to maintain the natural amenity values of the
pond and protect the perimeter of the pond from commercial
development encroachment.
B. Transportation- � � •
11) Kelley Parkway shall be platted as a public roadway as shown on
the Conceptual Plat. The following design standards for Kelley
Parkway shall be adhered to:
Platted Width: . 60' minimum �
Paved Width: 32' fc/fc (face of curb to face of curb).
� ' On-Street Parkin�: On-street parking will be allowed on the north
side of Kelley Parkway only, to be accomplished by additional 8'
wide `bump-outs' with a number of breaks to allow for
appropriate landscaping to maintain a"parkway" character. Design
considerations will be required to ensure ease of maintenance for
snow removal.
Turn Lanes: Per recommendations of City transportation
consultant.
12) The interior road system shall be platted as part of the Commons
Lot as shown on the Conceptual Plat. All of the streets and
sidewalks within the Commons Lot shall be private, with the
exception of the Public Trail located along Willow Drive. The
appropriate City standard private street and utility easements shall
be required over all streets and utilities within the Commons Lot.
Maintenance of the private streets and sidewalks within the
Commons Lot will be the responsibility of the Developer or an �
. incorporated homeowners association. The Orono Fire Marshal and
a representative of the Long Lake Fire Department shall review
the interior road system, and any revisions required for fire-
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protection purposes shall be made by the Developer. The
following desi� standards for the interior road system shall be
adhered to:
Main access: Design shall be revised to limit the two intersection
points to one-way in and one-way out. These lanes shall
be limited to a width of approximately 16-18' to make wrong-way
. access less likely. Appropriate traffic control signage shall be
installed. The separation of the inbound/outbound access roads
must be at least 100' to minimize tra�c conflicts.
Road Widths: Two-way interior roads: 22' minimum fc/fc (face of
curb to face of curb)
One-way interior straight roads: 16' min fc/fc
. One way curved roads, esp. at roundabout: 18' fc/fc
� Entry roads to Lofts: 28' fc/fc
In General: All curve radii shall be reviewed to
ensure that moving vans, garbage trucks, firetrucks,
etc. are accommodated.
Roundabout: Developer shall work with City staff and consultants
to create a design incorporating traffic controls, walkway design '
features, landscaping, etc. that will provide for safe pedestrian
accessability to/through the roundabout interior.
Parkin : No parking on interior streets except at designated
bumpout areas.
� SE Access: A connection between the east lane circle loop and
Kelley Parkway is not necessary from a general traffic standpoint;
`emergency vehicle only' access would be desirable. An
emergency-use-only connection between the East Lane cul-de-sac
loop and Kelley Parkway shall be incorporated into the final
. development plans. �
13) An 8' wide bituminous surfaced public pedestrian/bicycle trail shall
� be provided by the Developer along the Willow Drive and
Highway 12 frontages of the property. Such trail shall be located
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within the Commons Lot and within the Commercial Outlots.
Such trail may be located within the Highway 12 right-of-way if
a 20' separation is maintained from the traveled roadway of
Highway 12, and if MnDOT approval is obtained. Portions of the
trail may be located within the right of way of Kelley Parkway
north of the stormwater pond. Said trail shall be curvilinear along
' Willow Drive as shown in the Concept Plan drawings. The trail
shall provide a continuous connection along Highway 12 from the
east boundary of the property to the west boundary; connection
across the stormwater pond area may be along Highway 12 or may
. jog up to and back down from Kelley Parkway along the
stormwater pond perimeter. If portions of the trail are located
adjacent to Kelley Parkway, that portion should be designed to
function as both a trail and sidewalk at a total width of 8'. The
. � construction of the portions of said public trail within the
. Commercial Outlots adjacent to Highway 12 may be deferred until
� a determination is made whether the Highway 12 boulevard area
will be converted from a rural section to an urban section and/or
until the commercial lots are developed. The portion of trail along
Willow Drive in the commercial outlot shall be constructed during
the initial phases of residential development, to ensure that the area
designated for trail use is not commercially developed. The City
shall be responsible for maintenance of the public trails upon their
completion and acceptance. Public easements including a suitable
shoulder width shall be granted over the public trails.
14) Sidewalks along both sides of Kelley Parkway shall be provided
, by the developer as follows:
North and South Sides of Kellev Parkway: 5' concrete sidewalk
separated from back of curb by 8' to accommodate deciduous
trees and landscaping in boulevard.
All trails and sidewalks, whether public or private, shall be �
installed concurrently with the development phases and prior to
occupancy of residential units, to avoid neighborhood resistance
, to trail development at a later date.
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Maintenance responsibility for the Kelley Parkway sidewalks shall
be the responsibility of the Developer or the homeowners or
commercial maintenance association(s).
15) Appropriate traffic control and parking signage within the site and
on Kelley Parkway shall be installed by the developer subject to
the City Engineer's review and approval.
C. Utilities; Stormwater Management
16) Water mains shall be looped near the north end of the site.
Developer shall accomplish this without impacting wetlands. All
internal watermains shall be 8" rather than 6"; the main in Kelley
Parkway shall be 12". � , �
� 17 The ro osed 8" sanit sewers are acce table. �
) P p �Y P
18) City will own and maintain the sanitary sewer and water mains
within the development. City will inspect these systems during their
construction to ensure proper installation. Drainage and Utility
� Easements shall be granted to the City of Orono over all sewer
and water utility lines and facilities, including the rights of way
necessary to maintain same. .
19) 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. �
20) Developer shall provide suitable evidence of Minnehaha Creek
Watershed District (MCWD) approval of the stormwater
management plan before Development Plan Approval will be
granted. The stormwater drainage system �vill be owned and �
maintained by the homeowners association.
.
Pa�e 15 of 21
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� O _Y
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� � CITY of ORONO
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� RESOLUTION OF THE CITY COUNCIL
ti
���kESI3�g'�� NO. � �
D. Wetland Impacts �
21) While the City reco�izes that the wetland impacts depicted in the
Conceptual Wetland Impact Plan are for the most part necessary
to allow a reasonable development of the site, applicant shall
demonstrate to the satisfaction of the City Council that all
� , requirements of the Minnehaha Creek Watershed District as
� administrator of the WCA regulations on Orono's behalf, are
complied with.
22) Orono's 26' wetland setback requirement (Zoning Code Section
10.55, Subd. 8) which disallows filling, grading, dredging,
excavation, hardcover, temporary or permanent structures,
obstructions, septic systems, wells or other construction, is in effect
. � � � on the site. Final grading and site plans shall indicate those
locations where grading or filling within the 26' setback is
� necessary to accomplish the Plan. While filling of the 26' setback
area will be allowed as necessary� to accomplish the plan, no
encroachment of buildings, retaining walls or other constructed
features will be approved.
E. Grading, Erosion Control
23) Erosion control shall adhere to "Best Management Practices for
Protecting Water Quality in Urban Areas". All erosion controls
as required by the City and the MCWD shall be in place prior to
. � � commencing excavation on the site. All such erosion control
� measures shall be maintained in workin� order until the site is
revegetated.
24) The construction limits shall be clearly marked with adequate
fencing to prevent any construction damaje or disturbance of any
trees and vegetation outside of the construction limits area. �
Developer shall identify trees to be preserved on site, shall mark
them on a site plan, and shall take extraordinary measures such
� as fencing, signage, etc. to ensure they are not disturbed.
Page 16 of 21 �
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r �� � � CITY of ORONO
,� � ,-.. �
,r �
RESOLUTION OF THE CITY COUNCIL
��l ��'~
�kESI3�4�' N O. � � � �
F. Other General Conditions.
25) Monument signs may be provided by the developer at each
. entrance to the RPUD development site. The signage shall be
limited to a development name and/or logo and street address on
the monument signs. Final desi�/materials of monument signage
shall be provided as part of the final development plan submittals
and shall be subject to approval by the City Council.
26) The applicable general engineering comments and or conditions
provided by City Engineer Tom Kellogg in relation to the original
Concept Plan review and which are included in the Planning
Commission's July 12, 2002 packet shall be suitably addressed by
applicant in the development plan submittal.
27) Developer shall provide market study information to confirm that
� � the proposed units at the proposed pricepoints are marketable and
will indeed meet housing needs of this area.
� '
28) Developer shall provide copies of proposed covenants and
� documents describing the structure, rights and responsibilities
of the various homeowners associations to be reviewed by the City
Attorney. � � '
G. Plans and Specifications. The following plans and specifications shall
be submitted for review and approval by the City and other appropriate
jurisdictions: .
i) Final plans and specifications for all proposed utility lines and
services, including any proposed revisions to existing service
facilities. Proposed plans shall be provided to the City for final
review and approval with the Preliminary Plan set. The Public
Works Department and any other pertinent reviewing agencies shall �
review and approve all utility improvements. Final sanitary sewer
and watermain plans shall be provided and are subject to approval
by the Public Works Department and City Engineer.
�
Page 17 of 21
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O O
• � g r CITY of ORONO
� .�.. �
-,; . �
. ��� �Gti
RESOLUTION OF THE CITY COUNCIL
�kESI3�'� � NO. � � � �
ii) 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 Approval will
not be granted until the Minnehaha Creek Watershed District and
� MnDOT have approved the stormwater plans.
iii) Final landscaping design plan with planting schedules including
numbers and species, in accordance with the landscaping
requirements of the RPUD zoning district.
iv) Final building construction plans, including:
v) Detailed signage and lighting plans.
� � vi) Phasing Plan
�
vii) Any additional plans and specifications deemed necessary
by the City as review progresses.
H. Platting Process. Applicant shall complete all requirements for Final Plat
Approval as outlined in a forthcoming Preliminary Plat Approval
Resolution.
I. Development Agreement. Development Approval is contingent upon the
successful execution of a Development Agreement between the applicant
and the City. Such Agreement shall address all specific City requirements
for the development. , '
J. 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 public and private streets,
curb & gutter, stormsewer, 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.
Page 18 of 21
���
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g � CITY of ORONO
� � ���-:.� �
, ti
�� �'�' RESOLUTION OF THE CITY COUNCIL
L`9kES�I�g'�' � � NO. � � � �
K. Storm Water and Drainage Trunk Fee. The standard Storm Water and
Drainage Trunk Fee for residential development shall be paid by the
developer per the City Fee Schedule (2002 Fee Schedule).
L. Park Dedication. The Developer shall pay the standard Park Dedication
Fee in an amount to be determined prior to Development Plan Approval.
M. Sewer and Water Connection Charges. The applicant shall pay the
standard sewer and water connection charges to the City per the 2002 City
Fee Schedule.
4. 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. �
.` 5. The potential use of the MnDOT stormwater pond right-of-way for Kelley .
Pazkway presents an unknown factor which could change the nature of the
Concept Plan if such use is not feasible. If Kelley Parkway must move
northward to avoid the MnDOT pond property, the City Council will determine
whether a revised Concept Plan requires further review including referral to the
Planning Commission..
6. This General Concept Plan Approval resolution approves the development
concept subject to the applicant meeting the requirements of this resoiution and
all other requirements of the City. This resolution does not constitute approval
of the rezoning. Such approval shall only be considered when the City Council
finds that all "Conditions for Development Plan Approval" as identified herein
have been met. Additionally, the Council's rezoning approval will also depend
on the Council's evaluation of the financial strength and organizational capacity
of the Developer.
7. This General Concept Plan Approval shall be effective for a period of 6 months
from the date of this resolution. If Development Plan 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.
s . - . . , , .
,...: ,� ..+ _ . Page 19 of 21 � � '
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• O ' ,. O
-�� s. CITY of ORONO
� , �b , � .. .. _ . � .
�
RESOLUTION OF THE CITY COUNCIL
�L�9 p4�'G � NO. � � � °�
kESYi j .
Adopted by the Orono City Council on this 26th day of August, 2002.
ATTEST: � -a
.
/J .� .�-2f _.
Linda S. Vee, City Clerk Barbaza A. Peterson, Mayor
i��/�'�
Applicant
(for Dahlstrom Development, LLP as Developer) �
� . .
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me on this � day of G:c� ,
2002 by Barbara A. Peterson, Mayor of the City of Orono, a Minnesota municipal corporation
and said instrument was executed on behalf of the City �
� . ltRISTI B.ANDERSON
^ NOTARYPUBLIC-MINNESOTA
':�;;;:�� tviy Camrri�ion Expires Jan.31,2007 r,
Notary ublic�� R
`�t,t..�ti.� f.3.C.r,,al�....
� �
Page 20 of 21 ,
, � �
� O�
• O � O
� . CITY of ORONO
� �:�,�.. �
ti
'�' RESOLUTION OF THE CITY COUNCIL
� �L`9k'E Sp4�G N O. ���--
S
STATE OF MIl�TNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was aclrnowledged before me on this � day of
-�m � 2002 by Linda S. Vee, City Clerk of the City of Orono, a Minnesota municipal
corporation and said instrument was executed on behalf of the City.
RACHEL DODGE ����,..�S---k-- 'paoC.
,Yp:�'�',� NOTARY PU6LIC-MIPiNE"OTA Notary Public
>�=••6< My Gommission Exp'ues Jan.31,2�5
s;,3.:.
STATE OF MINNESOTA
COUNTY OF HENNEPIN �
• On this �day of c2�J"VZ.IQ� , 2002, c C�
personally appeared before me, . ��
who is personally known to me
_�whose identity I proved on the basis of /1n N 1'� � _
whose identity I proved on the oath/affirmation of
, a credible witness
and who executed the foregoing instrument, and acknowledged that he/she/they executed the
same as his/her/their free act and deed on behalf of Dahlstrom Development, LLP.
4•� RACHEL DODGE
_`'���``- � �- - C�
�•'�Y' �: NOTARYPUBLlC-M�NNE.^.•OTA
�'' "''�;` My Gommission ExPkas Jan.31,� Notary Public .
��...
��;�..�'..-;-<-�-� '
. ,
Page 21 of 21
1 V � •
•
LIST OF EXHIBITS-RESOLUTION NO.� 4 � � �
A-1: Sheet C2.1 - Concept Plan submitted 8-12-02
A-2: Sheet C2.3 - Conceptual Design Guideline Plan submitted 8-12-02
A-3: Sheet C2.4-Conceptual Design Guideline Plan submitted 8-12-02
A-4: Sheet C5.1 - Conceptual Plat submitted 8-12-02
A-5: Sheet C3.2 - Conceptual Wetland Impact Plan submitted 6-24-02
A-6: Sheet C2.1 a-Alternate Concept Plan(Kelley Pazkway located north
of MnDOT pond property)
. . .
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