HomeMy WebLinkAboutLtr to Ugorets 11-10-16 concept review
November 10, 2016
Alex Ugorets VIA EMAIL
alex@midlandglass.com
Re: 2520 Shadywood Road
Alex,
I have had an opportunity to review your concept building at the above referenced address. I note the plans dated September 27, 2016 suggest a 5 story building (1 story in ground parking,
3 full stories, and 1 story penthouse style floor). I assume 49-53 units.
The comments I offer below are based in part on my reading of the City Council, as their approval is necessary to rezone the property, possible amend the comprehensive Plan, plat the
property, and approve the site plan. Additionally, these processes listed above will include a public hearing. I’ve provided comments intended to help you through that process. That
said, the vision of the Council is likely changed after the recent election, as two new members will be seated, and third new member will likely be appointed in the short term. It
is best to prepare for a formal sketch plan review later this winter to receive Council comments.
Land Use. The current zone is B-4 Commercial, but the Comprehensive Plan anticipates development of the site as mixed use, including senior assisted living, townhomes, condominiums,
or apartment buildings. Your illustrations suggest consistency with that vision.
Density. The property is 2.63 gross acres, I calculate 18-20 units per acre, higher than the Comprehensive Plan anticipated 4-15 units per acre.
Traffic Study. The City will likely, for development at this density, require a traffic study to understand the impacts on the adjacent road network.
Access. The proposed access drive should be shifted to the south/ east. A new development across Shadywood is going in, and that street is lined up with the current property line between
2500 and 2520 Shadywood.
Parking. Covered parking for at least one car per unit should be provided. Care should be observed when utilizing underground parking to not impact the water table. One uncovered
space per residential unit should also be provided.
Building height. Historically, the Council has been cautious when approving buildings higher than 2 stories, especially when adjacent to residential and more especially near the lake.
Wetland. The wetland will need to be delineated. It appears that the wetland is a MCWD designated “preserve” wetland, requiring a 75 foot buffer. The city will require an additional
10 feet.
Stormwater. I see the storm water ponds on the property, they will need to be sized to accommodate design storms as mandated by watershed rules and city ordinances.
There will be utility access and trunk fees and park dedication fees applied to this development. These numbers will not be known until a formal submittal is developed.
Formal concept review. With these comments, let us visit in the next month, to prepare for a formal review of your concept.
Please feel free to contact me at 952.249.4626 or by email at jbarnhart@ci.orono.mn.us if you have any questions on the above requirements.
Sincerely,
CITY OF ORONO
/
Jeremy Barnhart, AICP
Community Development Director