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Home My WebLink Aboutre: proposed development • • - - _, O \ / /� � � i O O \�' i' C ITY of ORONO ', , ,� , ��r�l ' j' �'�'' �'►I i ��, ��' `�w' '� ; ti%� Municipal Offices �' �.�� ° ��`��.�G�� Street Address: Mailing Address: $EggO - - " 2750 Kelley Parkway P.O. Boz 66 -- Orono, MN 55356 Crystal Bay, MN 55323-0066 November 24, 2008 Nancy Bausman& Dan Larkin Birch Creek Properties 5140 Greenwood Circle Excelsior, MN 55331 Re: Proposed Development at 2560 Kell�y Avenue and/or 2525/35/45 Shadywood Road /� Dear Ms. Bausman and Mr. Larkin: This letter is intended to summarize the application and review process for multi-family residential development at 2560 Kelly Avenue and/or at the Klingelhutz property at 2525-2535-2545 Shadywood Road per our recent discussions. A. 2560 Kelly Avenue Your proposal for a 6-unit senior housing building on the approximately 1.6 buildable acres would require the following applications: l. A request for Comprehensive Plan Amendment to amend the 2000-2020 Orono Comprehensive Plan(CMP)as well as the pending 2008-2030 CMP which is currently being drafted. This site is guided for Urban Residential Use at a density of one unit per acre. To accommodate your proposal, the site must be re-guided to Urban Residential Medium Density SFR/MFR. 2. A request for rezoning of the property to Residential Planned Unit Development(RPUD) and a request for RPUD Master Development Plan approval as outlined in the RPUD sections of the Zoning Ordinance. The property is currently zoned LR-1B Single Family Lakeshore Residential, minimum lot size 1.0 acre. RPUD zoning provides the flexibility to develop multi-family housing in the manner you have proposed. Note that because the property is less than 5 acres and is located entirely within the Shoreland Overlay District,the City Council must find existence of one of the following conditions in order for the rezoning to occur: (a) Unusual physical features of the property itself or of the surrounding neighborhood such that development as a RPUD will conserve a physical or topographic feature of importance to the neighborhood or community. Telephone(952)249-4600 • Fax(952)249-4616 www.ci.orono.mn.us � Bausman/Larkin November 24,2008 Page 2 (b) The property is directly adjacent to or across a public street from property which has been developed previously as a RPUD or planned residential development and will be perceived as and will function as an extension of that previously approved development. (c) The property is located in an area where the proposed development provides a transition between a commercial or industrial area and an existing residential area or on an intermediate or principal arterial as defined in the comprehensive plan. (d) The property contains steep slopes or a substantial number of significant trees that could be preserved through the clustering of buildings or other design techniques not generally allowed by the existing zoning district. It is my opinion that the proposed development likely satisfies condition(c)and potentially satisfies conditions (a) and (d). CMP Amendment Timin Issues. The Comprehensive Plan Amendment process requires review by the Planning Commission and approval by the Ciry Council, as well as Metropolitan Council acceptance. The timing of your upcoming request for Comp Plan Amendment is problematic, because Orono is in the midst of updating its Comprehensive Plan. Plan updates were required to be submitted to adjacent municipalities far a 6-month review period by June 30, 2008 and formally submitted to Met Council by December 31,2008. Orono's Plan update is still being drafted and the City has recently received an extension to July 31, 2009 for submittal of the Plan to Met Council. However,Met Council has adopted a policy of not accepting for review after December 3 l,2008 any comp plan amendments that are not directly related to the statutory requirement for Decennial Update, as follows: "After December 31,2008,the Metropolitan Council will accept for review only 2030 plan updates that are submitted pursuant to Minnesota Statutes section 473.864,and amendments to those plan updates. This means that,as of January 1, 2009,the only amendments the Metropolitan Council will process and review are amendments to 2030 (updated) comprehensive plans." The timing problem here is that the City Council can take action to approve an amendment of the current (2020) comp plan only after review by Planning Commission, and the application deadline for review by the Planning Commission in 2008 was in mid-October. The Planning Commission does not meet in December, hence any application you make now will not be reviewed by the Planning Commission until mid-January,at the same time that the City is intending to hold hearings on its 2030 update. Met Council action to approve the 2030 Plan Update is not likely to occur until late summer or early fall of 2009. Met Council s�aff has indicated to me that it would be acceptable for the City to add land use amendments such as yours to the Plan Update, rather than waiting until next fall to amend the approved 2030 Plan. This process would save you a few months next fall by allowing you to do the CMP Amendment now and work through the RPUD rezoning and Development Plan approval during the spring of 2009. � ' Bausman/Larkin November 24,2008 Page 3 The bottom line is that in order to expedite your proposal, you should make a CMP Amendment application by noon on December 17 in order to have your application reviewed by the Planning Commission at a public hearing on January 20, with Council preliminary action potentially on January 26 or February 9 to have the amendment added to the 2030 CMP Update. The application packet is attached, and a list of items to be submitted appears below. RPUD Process. The RPUD review process involves a Concept Plan Stage, in which you provide preliminary plans and detailed information for review by the staff, Planning Commission and Council. Once Concept Plan Approval is granted(documented by a resolution of the City Council), you would then submit final plans and address all requirements established in the Concept Plan approval resolutions in order to obtain RPUD Master Development Plan approval. The RPUD application should not be submitted until the City Council has granted preliminary approval of the CMP Amendment. Note: While we had initially discussed the idea of a sketch plan application to determine whether there is Planning Commission and Council support for your development proposal, the extra time involved would force delay of your CMP amendment request and prohibit its inclusion with the City's 2030 Plan Update, resulting in delays next fall. I have informally reviewed the general concept of your proposal with the Planning Commission and some Council members and the response has been generally favorable. At this point I would recommend skipping the sketch plan step due to time constraints. B. Klingelhutz Site � You have recently indicated an interest in doing the same type of senior housing development on the property at 2525-2535-2545 Shadywood Road(CR 19). The easterly two lots within that property abutting Shadywood Road are guided for Commercial Use and zoned B-4 Office and Professional Business District. The back lot which abuts Kelly Avenue is guided for Urban Residential Use at a density of one unit per acre and zoned LR-1B Single Family Lakeshore Residential, minimum lot size 1.0 acre. The front lots and back lots would have to undergo virtually the same process as spelled out for the Kelly Avenue site - comp plan amendment and RPUD rezoning. The RPUD standards do support such a rezoning of commercial to residential, as noted here: Sec. 78-626. Development standards. Within the RPUD district all development shall be in compliance with the following: (1) ...... (2) Uses. Each property rezoned to RPUD shall only be used for the use or uses for which the site is designated in the comprehensive plan, except that the city may permit rezoning to RPUD on a site designated for commercial use if the city council finds that such use is in the best interests of the city and is consistent with the requirements of this division. If a commercial site is to be rezoned to RPUD, the city may forward a copy of the request to the metropolitan council for review. � Bausman/Larkin November 24,2008 Page 4 Required Submittals for Comprehensive Plan Amendment Each of the two sites in question should be the subj ect of a separate application.The following items need to be submitted by noon on December 17 for each site in order for review and public hearing at the Planning Commission on January 20: 1. Completed `General Land Use Application' form, including signatures of applicant(s) and property owner(s) and Data Privacy Advisory, plus Items 1 thru 9 under "Required Submittals" on�age 9 of the application packet. (Packet enclosed) 2. $600.00 Application Fee. 3. Property survey should include as much detailed information as possible(as described in item 2b on page 1 of application packet) and a proposed site plan. 4. Conceptual building plans (plan and elevation views if possible). 5. Detailed written description of proposed use and basis for request. Please feel free to contact me at 952-249-4622 if you have questions regarding the application process. Sincerely, �.! ,.f(/,. (�'`4 �� ✓ ��f(�� 4 Michael P. Gaffron Asst. City Admin./Long Term Strategy cc: Melanie Curtis, Planning Coordinator Evelyn Turner, City Planner Chris Mattson, Planning Assistant encl.