HomeMy WebLinkAbout#4823-concept plan approval-2002 ' t ' I
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�b- - ' CITY of ORONO
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� G~' i RESOLUTION OF THE CITY COUNCIL
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A RESOLUTION APPROVING THE
GENERAL CONCEPT PLAN FOR PROPERTY
LOCATED AT 276� KELLEY PARK�VAY
_ FILE I�'O. 02-2782
�VHEREAS, Professional Properties of Orono (hereinafter the "applicant") has
an interest in property located at 2765 Kelley Parkway within the City of Orono (hereinafter
the "City") and legally described as follo�vs:
Lot l, Block 1, Willow Properties Addition, Hennepin County, Minnesota
(hereinafter the "property"); and
`VHEREAS, 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
`VHEREAS, the City of Orono High`vay 12 Planned Unit Development (PUD)
ordinance (Municipal Code Section 10.53) requires a multiple step approval process for
properties developin� via the PUD process; the General Concept Plan approval sta�e 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 2.0 acre property. Proposed is a rezonin� from RR-1B, One
Family Rural Residential District to B-6/PUD for medical office use of the parcel. The
intended use of the property is a 1�,000 s.f. one-story medical office buildin�; and
`VHEREAS, the Orono City Council makes the follo�ving findin�s in regard to
this application for rezoning and PUD General Concept Plan approval:
FINDINGS
1. This application �vas reviewed as ZoninJ File #02-2782.
2. The property is located in the RR-1B One Family Rural Residential Zoning
District. The property consists of approximately 2.0 acres.
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3. Rezoning of the property from RR-1B One Family Rural Residential to B-6
Highway Commercial District (PUD) for a medical office use would be in
keeping with the 2000-2020 Orono Community Mana�ement Plan (CMP) which
_ guides the area in �vhich the property is located, from Willow Drive to Old
Crystal Bay Road between Highway 12 and Kelley Parkway, for professional
office use. Professional office use is a permitted use in the B-6 District.
4. Per Municipal Zoning Code Section 10.52, minimum area for a rezoning in the
Highway 12 Corridor is 5 acres. The property is nominally 2.0 acres in area;
the site was created in 1984 to accommodate a branch of the Hennepin County
Library, which was never built. The City of Orono purchased the site in 1996
for temporary public �vorks use and as a means of controlling the future
development of the site. Because the site exists as a separate parcel and the
proposed use conforms to the CMP and the B-6 district, an area variance
to allow rezoning of the site is reasonable. Such a rezoning is unlikely to have
negative impact on the adjacent 2.5 acre vacant lot, since that parcel is also
guided for professional office use.
5. Other properties abutting or near the property are used for or planned for uses
which are generally compatible with the proposed office use. North of Kelley
Parkway is the Orono municipal complex including administrative offices, police
department and public works facilities to the northeast. Directly east is a vacant
2.5 acre parcel guided for professional office use. To the south across Highway
12 is the Orono industrial pazk. To the west across Old Crystal Bay Road is the
Orono Schools campus.
6. The applicant has provided preliminary plans attached to this resolution as
Exhibits A and B includin� site plan, gradin; plan, utility plan and landscaping
plan (all dated 5-17-02) and conceptual building construction plans (dated 4-17-
02) which the Council finds are sufficient to indicate the intent of the developer
and the potential impacts of the project.
7. The proposed site plan meets the general access standards developed for the
Highway 12 corridor, in that all access is directly to Kelley Parlcway, and trail
links are provided. An esistin� 8' wide bituminous trail which is part of the
Orono comprehensive trail system is located within the property along Old
Crystal Bay Road. The City wishes to maintain this trail in its current
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configuration and location to maintain a pedestrian corridor that is separated from
Old Crystal Bay Road. An easement will be required for this existing trail.
Sidewalks/trails within the Kelley Parkway and High�vay 12 rights-of-way aze
subject to approval by Orono and MnDOT respectively.
8. Stormwater management is an ovemding concern with development of this site,
since ponding is not proposed �vithin the property. Stormwater management is
proposed to be provided by stormwater catch basins and storm sewer lines which
would discharge to a proposed storm sewer throujh properties to the east, then
eventually outletting into a regional stormwater pond to be located approximately
1/4 mile east of the property. This regional pond is proposed as an espansion
of an existing MnDOT stormwater pond by Dahlstrom Development LLC to
serve their proposed 50-acre development surroundin� that pond. The timing of
expansion of the MnDOT pond may not coincide with applicants intended
schedule for the medical office. In addition to the City of Orono, MnDOT and
the Minnehaha Creek �Vatershed District have approval authority over the
applicants' stormwater mana;ement plan.
9. The City Council finds that the development of this critical corner property will
set the 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 HiDhway 12 corridor area, minimum standards for site desi� and
buildin� construction have been incorporated into the applicable zonin� codes.
In order to ensure that development of the property will result in an expression
of Orono's open space character and ima�e, City Council �vill herein establish
minimum Concept Plan Approval conditions to be met by the developer in order
to gain Development Plan Approval.
10. The City Council finds that the proposed rezonin� and proposed development of
the site for a medical office building is appropriate for the property, will not
have negative impacts on the surroundin� properties when all Concept Plan
Approval conditions are met, and is in keepin� with the goals, policies and
philosophies of the City. :
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CONCLUSIONS, ORDER AND CONDITIONS
_ NO`V, THEREFORE, BE IT RESOLVED that the City Council of the City
of Orono hereby approves the General Concept Plan for development of a 15,000 s.f. medical
office building on Lot 1, Block 1, Willow Properties Addition, subject to the following
declarations and conditions:
1. The City of Orono �vill approve rezoning of the property to B-6 (PUD) as
described herein upon City Council finding of satisfactory completion of the
Conditions for Development Plan approvaL
2. Conditions for Development Plan Approval are as follows:
A. Development Standards and General Conditions.
1) The Development Plan shall meet all setback standards for building
construction and parking as established for the B-6 District in the
zoning code, as defined in the following table:
BuildinQ evelo ment Standards Re uired
Lot Area 2.0 acre min.
Lot �Vidth 100'
Principal Structure Front (1� 35'
Setbacl:s Side (E) 10'
Rear (S) 30'
Side Street (`� 35'
Parlcing Setbacl:s Front (� 20'
-includes driving lanes Side (E) 5'
Rear (S) 15'
Side Street (`� 1�'
Building Hei;ht Peal: I3eiaht N/A
Defined Heiaht 30' max.
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The above table values are based on the B-6 standards for
residential zoning of the Orono municipal facilities to the north
and the Orono Schools to the west; the industrial zoning to the
south; and the intended commercial zonin� to the east.
2) Required off-street parking per Section 10.61, Subd. 10 shall be
provided at a ratio of no less than 5 stalls per 1000 s.f. net
building floor area. Parking layout and traffic flow shall be
reviewed and approved by the City Engineer.
3) The northeasterly access driveway to the site shall be operated and
signed as "in onl}�'.
4) Appropriate traffic and parking si�age within the site shall be
installed subject to the Orono staff and City Engineer's review and
approval.
5) Applicants shall demonstrate to the Council's satisfaction that the
service area alon� the northeast side of the building is designed
to provide for efficient service vehicle access and is treated
architecturally as a primary facade that presents a positive visual
ima�e toward Kelley Parkway.
6) The percentage of the property that is devoted to greeri space (not
including areas within road ri?hts-of-way) shall be maximized to
the greatest extent possible but in no case shall be less than 25%
of the lot area.
7) Landscaping plan shall meet all landscaping standards established
for the B-6 District in Section 10.45, Subdivision 6(H). In
addition, the Developer shall be responsible for sodding the
boulevard of Kelley Parkway and any other areas outside the
property boundary that may be disturbed. The developer shall
create a"parkwa}�' character through substantial landscaping along
Kelley Parlcway; shall provide substantial deciduous trees along the
west boundary; and shall provide a combination of deciduous and
coniferous trees along the south boundary of the property
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� 8) Along Kelley Parkway, the Development Plan shall incorporate a
green (sod) boulevard no less than 8 feet in width behind the
curbline of Kelley Parkway; a concrete sidewalk 6 feet in width
_ located partially within the right-of way and partially on the
property; and a setback to parking from the north lot line of no
less than 20 feet. The property owner shall be responsible for
installation and maintenance of the sidewalk and boulevard.
9) Street lighting along 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.
10) Along Old Crystal Bay Road, the setback from the eastern edge
of the existing trail to the back of parkin� lot curb shall be no less
than 5 feet. A suitable buffer to provide a sense of physical
separation between the pazkin� lot and users of the trail shall be
• provided, in the form of a hedge or vegetative barrier, a berm, a
short bamer wall, additional separation, or some other method
acceptable to the City Council. A trail easement shall be granted
to the City over the westerly 25' of the property. The City shall
be responsible for maintenance of this trail.
11) The proposed pedestrian trail along Highway 12 shall be
8' wide, of bituminous surfacing and shall be located within the
Highway 12 right-of-�vay, subject to MnDOT approval,
approximately abutting the south property line, to provide
separation from the traveled portion of the rijht-of-way. The
construction of this trail may be deferred until such time
that development of the property to the immediate east occurs,
subject to the Developer posting suitable financial security in the
interim for such construction. The City shall be responsible for the
maintenance of this trail upon its completion and acceptance.
12) Si�age and li�hting on the• site shall adhere to the pertinent
zonin? code standards, and shall be subject to approval by the
City Council. Site lighting shall be low and shielded, similar to
the style of li�hting found at the Orono Administrative Facilities.
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Site lighting alon� the west and south boundaries shall be
provided adequate to light the trails alon; these two sides of the
property.
13) Final decisions by the Developer regardin� colors, types and
qualities of buildin�materials shall be subject to Council approval.
The proposed building shall be subj ect to the Architectural
Standards for the B-6 District per Zoning Code Section 10.45,
Subd. 6(n.
� 14) The use of the building is specifically approved for professional
office use. Retail uses accessory to the office use may be allowed
through a formal amendment of the PUD, but if approved the
combination of all such uses shall not exceed 5% of the gross
floor area of the building.
15) 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.
16) Developer shall provide suitable evidence of Minnehaha Creek
Watershed District (MCWD) approval of the stormwater
mana�ement plan before Development Plan Approval will be
granted. Erosion control shall adhere to "Best Mana�ement
Practices for Protecting Water Quality in Urban Areas". All
erosion controls as required by the City and by the MCWD shall
be in place prior to commencement of excavation on the site.
17) This concept plan approval is based upon the kno�vn issues that
may affect this project, but this approval does not limit the City
. from revisin� or amendin� these conditions as the review process
continues. .
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C. Plans and Speci�cations. 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. 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 are subject to approval by the Public Works
Department.
2) Final grading, draina�e 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.
3) Finallandscaping design plan with planting schedules including
numbers and species, in accordance with the landscaping
requirements of the B-6 zoning district. ��
4) Final building construction plans, including:
a) elevations of all sides of the building;
b) type and color of exterior building materials;
c) proposed floor plan;
d) building dimensions; and
e) the location of trash and recycling containers and of heating,
ventilation and air conditioning equipment.
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5) Parking lot construction plans, including confirmation that parking
lots and driving lanes will be paved and provided with concrete
curb and gutter, and that all driving lanes within parking lots shall
_ haye 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.
6) Detailed signa?e and lighting plans. �
7) Any additional plans and specifications deemed necessary by the
City as review progresses.
D. Development Agreement. Development Approval is contingent upon the
successful execution of a Development Ageement between the applicant
and the City. Such Agreement shall address all specific City requirements
for the development.
E. 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 azeas, trails, sidewalks,
retaining walls and stormwater mana�ement facility construction, and the
applicant shall provide to the City a financial guarantee of 150% of the
improvement costs.
F. Storm Water and Drainage Trunk Fee. The standard Storm Water and
Drainage Trunk Fee for commercial development shall be paid by the
developer at the rate of$6,480 per acre (2002 Fee Schedule). The City
Council shall determine prior to final Development Plan approval whether
the Developer will be charged additional fees for off-site stormwater
improvements that benefit this property.
G. Park Dedication. The City Council sh�ll determine prior to Development
Plan Approval whether Park Dedication requirements are applicable to this
project. If so, the City will determine the dedication requirement in land
or fee payment prior to Development Plan Approval.
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H. Se�ver and `Vater 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 - 2 x 2.0 acres x $14,115/acre = Connection Charge Due
A
where: A = number of SAC units required for the office building
, 2 = number of sewer/water units paid previously
2.0 acres = area of the property
$14,115 = per-acre connection fees for 1989 Highway 12
municipal sewer & water project.
3. 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 rezonin�. Such approval shall only be considered when the City Council
finds that all "Conditions for Development Plan Approval" as identified herein
have been met.
4. 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 effecfive period.
5. The undersigned applicants have read, understood and hereby agree to the terms
of this resolution and on behalf of themselves, their heirs, successors and
assi�s, hereby agree to the recording of this resolution in the Chain of Title of
the property.
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Adopted by the Orono City Council on this lOth day of June, 2002.
ATTEST:
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Linda S. Vee, City Clerk Barbara A. Peterson, Mayor
Applic
(for Profe sional Properties u�. ono, P as Developer)
� < r ,-��b`'�-�'�.
Ronald J. orse
(for the City of Orono as Property Owner)
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me on this/O��day of n e ,
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.
L3�• �� C/—e�
Notary Public
��ear �
uNa4 s.vEE
NOrTARY PUBLIC•AAJM�ESOTA
" Ibh�CamYsalon Explres Jan.31.2005
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��cEsKo No. 4 � 2 3
STATE OF MINNESOTA
COUNTY OF HENNEPIN
_ The foregoing instrument was acknowledaed before me on this ��f4 day of
, 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.
MAPY ANN JOHNSON
NO?ARY PI�LIC-AA�WESOTA
�rC.anrNldOn Eupi�ee Jan.31.Z005 NOtaiy U C
STATE OF NIINNESOTA
COUNTY OF HENNEPIN
The foregoing instrument was acknowledged before me on this � day of
J u`t� , 2002 by Ronald J. Moorse, City Administrator of the City of Orono, a Minnesota
municipal corporation and said instrument was executed on behalf of the City.
�'�
utaon S.vEE ��,�, � �� .
NOrARY PUBLIC•A�NNESOTA
�on�,,,wo„�res,�an.st,2�s Notary Public
STATE
COUNTY OF HENNEPIN �
On this 28 day of �'vr� , 2002, ICo�r� G • ��c ('er
personally appeared before me,
who is personally known to me
✓'whose identity I proved on the basis of J�t.,,�J i7 C.
whose identity I proved on the oath/affirmation of
, a credible witness
and who executed the foregoin� instrument, and acknowledged that he/she/they executed the
same as his/her/their free act and deed on behalf of Professional Properties of Orono, LLP.
2
Notary Public
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RESOLUTION NO. 4 8 2 `3
EXHIBIT A-1
COVERSHEET
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RESOLUTION NO. � S `,�
lG=LLET PA<<WAY
• . . � EXHIBIT A-2
�NOTES�=�--"�
i. .r•� � �., ;. , a ' • �� �•�•�-•,,�,•�,• PRELIMINARY SITE PLAN
� -i��ri � �`- 5 89'i �' : � ; g�..�..a.�,�,.,�,�„
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r � �� r A � ``��% 15,000 S.F. I � � rm.�r.�u�e enua ava�eo r� �,�
+ � i I� \�� FF`E = 1024.5 � I �
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D woar�.�a ��4� I I � � �p`�}. ' �p.�'•' MINME�VOLIS.►MO�NI%
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I2T�Oi 10 TPNBMI .. RWDf iO TOMB�OM
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RESOLUTION NO. 4 8 2 3
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. ----._. :._:,r..r=�� Esc� EXHIBIT A
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