HomeMy WebLinkAboutResolution 6786MINIIIIVIIIVIIIIIAIIhllIIIIIIIInllIIIIIII
Doc No A10498148
Certified, filed and/or recorded on
Nov 8, 2017 1:41 PM
Office of the County Recorder
Hennepin County, Minnesota
Martin McCormick, County Recorder
Mark Chapin, County Auditor and Treasurer
Deputy 30 Pkg ID 1621255M
Document Recording Fee $46.00
Document Total $46.00
This cover sheet is now a permanent part of the recorded document.
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
6786
NO.
A RESOLUTION APPROVING THE
GENERAL CONCEPT PLAN,
AND GRANTING A CONDITIONAL USE PERMIT, PRELIMINARY PLAT, ZONE
CHANGE, AND COMMUNITY MANAGEMENT PLAN AMENDMENT APPROVAL
FOR PROPERTY LOCATED AT
2635 KELLEY PARKWAY
- FILE NO. 17-3948
WHEREAS, Apex Holdings, LLC, a Minnesota limited liability company
(hereinafter the "Developer") is owner of the property located at 2635 Kelley Parkway within the
City of Orono (hereinafter the "City") and legally described as follows:
Outlot D, Stonebay Addition (hereinafter the "Property"); and
WHEREAS, the Developer has requested General Concept Plan, Zone Change,
Conditional Use Permit and Preliminary Plat Approval for development of the Property. Proposed
is a rezoning from RR -1 B PUD, One Family Rural Residential District Planned Unit Development
to RPUD Residential Planned Unit Development District for construction of a 70- unit Senior
Housing, Assisted Living, and Memory care facility; and
WHEREAS, the Developer has concurrently requested an amendment of the 2008-
2030 Orono Community Management Plan ("CMP") to change the proposed land use from Office
to High Density Residential and allow said development at a density of approximately 20 dwelling
units per acre, where no residential density is prescribed in the CMP; and
WHEREAS, on June 27, 2017 the Developer filed a complete formal application
with the City for Comprehensive Plan amendment, rezoning, and concept plan & preliminary plat
approval for a 70 unit senior care facility on the Property; and
WHEREAS, after due published and mailed notice in accordance with Minnesota
Statutes 462.358 et. seq. and the City of Orono Zoning and Subdivision Codes, the Orono Planning
Commission held a public hearing for the application and reviewed it on July 17, 2017, at which
time all persons desiring to be heard concerning this application were given the opportunity to
speak thereon; and
WHEREAS, the Planning Commission information, published for the July 17,
2017 meeting, including staff report and exhibits, is incorporated by reference; and
WHEREAS, the Planning Commission on July 17, 2017 recommended on a vote
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. b786
of 7-0 that the Council grant the proposed CMP; the rezoning to RPUD Residential Planned Unit
Development District; grant Conditional Use Permit, grant general concept plan, and preliminary
plat approval subject to a number of conditions and recommendations; and
WHEREAS, the Orono City Council reviewed the sketch plan for the Property in
September 2016, and has reviewed the formal applications at its regular meeting on August 14,
2017; and
WHEREAS, the City Council hereby makes the following findings in regard to
this application for RPUD General Concept Plan, Preliminary Plat approval, CMP amendment,
Conditional Use Permit and rezoning:
FINDINGS
A. Community Management Plan Conformity, CMP Amendment
1. This application was reviewed as Zoning File #17-3948.
2. The Property is currently zoned RR -1 B PUD as part of the Stone Bay development,
The Property contains approximately 3.5 acres. The Stonebay Master Plan
suggests an office use for the property. The CMP guides the property as office.
3. The property has sat vacant for many years; the city recognizes that there is not a
market, nor is one likely, for office uses on the subject parcel.
4. The Metropolitan Council established density goals for the City of Orono, and the
city responded by carefully selecting parcels at densities that would potentially
allow for more affordable housing options. Metropolitan Council guidelines require
an overall new sewered development density of at least 3 units per acre. In order to
meet these goals, certain parcels within the Metropolitan Urban Service Area
(MUSA) were guided for densities significantly higher than 3 units/acre — to allow
those shoreland areas in the MUSA historically zoned and planned for low density,
to develop at the 1 -acre and 2 -acre lot sizes desired by the City.
Recent developments within the MUSA have been approved at densities lower that
prescribed in the CMP.
6. The city desires to identify additional areas appropriate for high density residential
within the community. The rationale for the density increase at this site was
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6786
primarily the location adjacent to a high -traffic roadway; the availability of
municipal utility services; and the remote location from single family residential
development.
7. The City Council has reviewed the development proposal with regards to the CMP
and finds that it meets a number of goals for housing as established within the
Housing element of the CMP, including:
- Provides opportunities for housing types, locations, and cost ranges which will
meet the needs and provide adequate housing for a broader range of ages, family
groups, lifestyle needs and levels of income to the greatest extent practical.
- Provides housing types and residential densities consistent with environmental
and land use plans and with the availability of public services and facilities.
B. Rezoning from RR -1 B to RPUD
8. The Property is located within the Metropolitan Urban Service Area (MUSA) and
is intended to be developed using municipal sewer and water, a requirement of the
RPUD zoning district.
9. Because the property is proposed to be reguided in the CMP for high density
residential, the property should be rezoned consistent with the intended and guided
use. The most appropriate zoning for the intended use is RPUD, Residential
Planned Unit Development District.
10. The property contains approximately 3.5 acres. The property meets the lot size
requirements of Zoning Code Section 78-626(1) for rezoning to RPUD because it
is part of a larger Planned Unit Development, Stonebay.
11. Rezoning the property to RPUD Residential Planned Unit Development is
appropriate based on the High- Density residential nature of the proposal, which
meets the following general purposes of the RPUD District:
a) incorporates flexibility in land development and redevelopment in order 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 clustering of buildings and land
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6786
uses;
d) preserves desirable site characteristics and open space;
e) provides design compatible with surrounding land uses, including both existing
and planned;
f) results in a sensitive development in the transitional area located between a high
capacity roadway and the high density housing to the north; and
g) yields development which is consistent with the Comprehensive Plan guiding
for higher density than the typical urban and rural residential development in
Orono.
12. Conformity with Zoning District Standards. In relation to the RPUD standards,
there are specific guidelines for development in Zoning Code Section 78-626(7),
including Setbacks, Height limitations, and outside storage limitations. However,
the concept of a planned unit development process is to allow flexibility in design.
Section 78-626(16) provides for flexibility in RPUD standards, as follows:
(16) Flexibility. The uniqueness of each RPUD requires that
specifications and standards for streets, utilities, public facilities and
subdivisions may be subject to modification from the city ordinances
ordinarily governing them. The city council may therefore approve
streets, utilities, public facilities and land subdivisions which are not in
compliance with usual specifications or ordinance requirements, if it
finds that strict adherence to such standards or requirements is not
required to meet the intent of this section or to protect the health, safety
or welfare of the residents of the RPUD, the surrounding area or the city
as a whole.
This proposed development concept requires flexibility from the RPUD district lot
standards for attached dwelling units. The table below identifies specific standards
which require flexibility, which the City Council finds acceptable:
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
�� N O . 7 6
�FSHo'V
C. Conditional Use Permit for Assisted Living
13. As required in Section 78-624 (2) Assisted living facilities are a conditional use in the
RPUD zoning district. The Council finds, in the review of the standards for granting a
Conditional Use:
1) Consistent with the community management plan; The Community
Management plan maps the site for office use. The Commission is
considering an amendment to the Community Management Plan, if
approved the use would be consistent.
2) Compliant with the zoning code, including any conditions imposed on specific
uses as required by article V, division 3 of the City Code; The proposed
rezoning to RPUD would allow for consistency with use regulations.
3) Adequately served by police, fire, roads, and stormwater management; The
property was laid out to accommodate an office use.
4) Provided with an adequate water supply and sewage disposal system; The
property is served by municipal water and sanitary sewer
Page 5
RPUD District
Proposed lot
Flexibility
Minimum SFR
Standards
Required?
Standard
Minimum project size:
5 acres
3.5
No
Building Setback (Kelley
Parkway)
35
44
No
Building setback (Wayzata Blvd)
50
54
No
Minimum side yard setback:
35 feet
37 feet
No
Maximum FAR:
1
0.52
No
Parking lot and driving lane
setback
20'
8-27 feet
Yes
Private Recreational Area:
10% of roses project
11% proposed
No
area
Building height:
Maximum of 30 feet
appx 32'
Yes
Number of stories
3 (Max.)
2
No
Hardcover
50%
63%
Yes
C. Conditional Use Permit for Assisted Living
13. As required in Section 78-624 (2) Assisted living facilities are a conditional use in the
RPUD zoning district. The Council finds, in the review of the standards for granting a
Conditional Use:
1) Consistent with the community management plan; The Community
Management plan maps the site for office use. The Commission is
considering an amendment to the Community Management Plan, if
approved the use would be consistent.
2) Compliant with the zoning code, including any conditions imposed on specific
uses as required by article V, division 3 of the City Code; The proposed
rezoning to RPUD would allow for consistency with use regulations.
3) Adequately served by police, fire, roads, and stormwater management; The
property was laid out to accommodate an office use.
4) Provided with an adequate water supply and sewage disposal system; The
property is served by municipal water and sanitary sewer
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6786
5) Not expected to generate excessive demand for public services at public cost;
No additional public service costs associated with the proposed use are
anticipated.
6) Compatible with the surrounding area as the area is used both presently and as
it is planned to be used in the future; The adjoining properties to the north
are high density residential; to the south and west are commercial. To the
east across a stormwater pond is vacant, commercial land. The proposed
quasi commercial residential use appears to be consistent with the
Comprehensive Plan.
7) Consistent with the character of the surrounding area, unless a change of
character is called for in the community management plan; An amendment to
the Community Management Plan would allow the proposed use.
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; The existing building has both commercial and
residential characteristics and its location and design make it compatible
with the surrounding residential and commercial uses.
8) 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; No
evidence has been presented to suggest otherwise.
9) Provided with screening and buffering adequate to mitigate undesirable views
and activities likely to disturb surrounding uses; Adhering to the RPUD
landscaping requirements will provide for adequate screening.
10) Not create a nuisance which generates smoke, noise, glare, vibration, odors,
fumes, dust, electrical interference, general unsightliness, or other means; No
evidence has been presented to suggest otherwise.
11) Not cause excessive non-residential traffic on residential streets, parking needs
that cause a demonstrable inconvenience to adjoining properties, traffic
congestion, or unsafe access; No evidence has been presented to suggest
otherwise.
12) Designed to take into account the natural, scenic, and historic features of the
area and to minimize environmental impact; There are minimal natural,
scenic features of the site.
13) 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; The site
plan shows minimal measurable light at the ground off site; and
14) Not detrimental to the public health, public safety, or general welfare. There
is no evidence that the proposed use will have detrimental effects.
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 0
D. Environmental Considerations, Site Planning & Amenities; Transportation,
14. Landscaping. The preliminary landscaping plan will be evaluated for compliance
with the very detailed RPUD landscaping requirements. The preliminary landscape
plans (Exhibit A8) indicate 58 trees will be planted within the development area, in
a variety of deciduous, coniferous and ornamental species.
15. Parking Lot and driving lane setback. The Ordinance requires a setback of 20
feet for drive lanes and parking areas. The driveway lane around the building,
provided emergency access and on site circulation encroached in this setback as
close as 8 feet to the side property line. The Council finds that this is acceptable
given the size of the building and the proposed use.
16. Building Height. The building height as shown on the plan is 30 feet 1 and '/4
inches, higher than the maximum permitted by ordinance. The final grading plan
may impact the defined height of the building. The Council finds allowing up to
32 feet in defined height appropriate given the size and width of the building, the
desire to retain a residential style roof structure, and the fact that the building is two
stories, fewer than the maximum 3.
17. Hardcover. By virtue of the RPUD zoning, per 78-1701(4)(a) the property is
assigned to Hardcover Protection Tier 4, which allows up to 50% hardcover of the
gross lot area. The proposed hardcover is 63%, due in part to the complex
residential use, and need for onsite circulation. The Council finds flexibility is
appropriate given the high intensity uses surround the property (Industrial and
Wayzata Blvd to the south, Condominiums and Public Works facility to the North.)
If the parcel was not zoned RPUD, there would be no hardcover limitation due to
the site distance from lakes.
18. Easements Required. Standard perimeter drainage and utility easements around
all property boundaries will be required. Additional easement or property may be
requested by Hennepin County to permit expansion of the stormwater pond east of
the site, for Hennepin Council retention and treatment needs.
19. Trail. A trail was envisioned along the south property line, to be constructed by the
developer as part of the global Stonebay development. If Hennepin County
provides a trail as part of the Wayzata Boulevard project, and requires city easement
or financial support, the developer, in lieu of providing a private trail alongside a
public trail, will provide the city's share of the financial contribution, not to exceed
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6796
their expected responsibility to design and construct a private trail. (example: if
the private trail is to cost $100,000, and Hennepin County requests city funding of
$200,000 for a public trail, the developer will provide $100,000.)
20. 10% Private Park RPUD Requirement. The private recreation area of `10% of
the platted property' required under the RPUD standards will be satisfied via the
pavilion and the reflective spaces in front of the building, and upper level patio
areas.
21. Park and Trail Dedication. There are no identifiable public parkland needs at this
location. The Stonebay master plan identified park dedication needs for residential
development because development of the proposed housing will generate
additional use of existing City park facilities in the area. The 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 and as
stipulated by the StoneBay Planned Unit Development Agreement.
3,250 per unit = $3,250 x 70 = $227,500.00
22. Stormwater Management. Stormwater management is proposed to be provided
by the existing stormwater pond area east of the site. The stormwater facilities
will be subject to standard drainage easements. In addition to the City of Orono, the
Minnehaha Creek Watershed District have approval authority over the applicants'
stormwater management plan. Final stormwater plans will be subject to the
recommendations and approval of the City Engineer.
23. Stormwater and Drainage Improvements & Fees. The property will be subject
to the Stormwater and Drainage Trunk Fee. Recent Council action to revise the
Trunk Fee provisions would result in a fee (for development at greater than 4.0
units per acre) of $8,490 per acre (2017 Fee Schedule), based on non -wetland
acreage. The fee is estimated at $29,715 ($8,490/ac x 3.5 acres = $29,715.00)
24. The applicant has provided General Concept Plans and Preliminary Plat Drawings
attached to this Resolution as Exhibits A-1 through A-17 including:
Plans prepared by Westwood Professional Services:
Al - Plan Sheet 1 of 10
— Cover Sheet dated 6-19-17
A2 - Plan Sheet 2 of 10
— Survey dated 6-19-17
A3 - Plan Sheet 3 of 10
— Site Plan dated 6-19-17
A4 - Plan Sheet 5 of 10
— Grading Plan dated 076-19-17
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. b796
A5 - Plan Sheet 6 of 10 — Utility Plan dated 6-19-17
A6 - Plan Sheet 7 of 10 — Civil Details dated 6-19-17
A7 - Plan Sheet 8 of 10 — Civil Details dated 6-19-17
A8 - Plan Sheet 9 of 10 — Landscape Plan dated 6-19-17
A9 - Plan Sheet 10 of 10 — Lighting Plan dated 6-19-17
Plans prepared by Viren Gori, Architect:
A 10 — Sheet A 1.0 — Title Sheet
A11 — Sheet 2.1 — Site Plan dated 6-15-2017
Al2 — Sheet 3.0 — Landscaping Plan dated 6-15-2017
A 13 — Sheet 3.1 — 1St Floor Plan dated 6-15-2017
A14— Sheet 3.2-2 nd Floor Plan dated 6-15-2017
A 15 — Sheet 3.3 — Roof Plan dated 6-15-2017
A 16 — Sheet 5.0 Elevations — 6-15-2017
Preliminary Plat prepared by Westwood Professional Services
A17 - Preliminary Plat, Stonebay Eighth addition
Council finds that the plans submitted are generally sufficient to indicate the
intent of the developer and the potential impacts of the project.
25 City Engineer Comments. General Development Plans and Final Plat approvals
will be reviewed for conformity City standards.
26. 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 high density development in Orono. The Council finds that
the proposed comprehensive plan reguiding, rezoning and proposed development
of the property for high density senior use 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 RESOLVED that the City Council of the City of
Orono hereby approves the Amendment to the Community Management Plan, subject to the
written approval of the CMP amendment by the Metropolitan Council. Failure to gain
Metropolitan Council approval within the 120 day review period, expiring October 27, 2017 or
Page 9
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO.
failure to obtain residential density credit for 70 units shall be cause to deny the applications for
zone change, Conditional Use Permit, Concept Master Plan and Preliminary Plat.
FURTHER, BE IT RESOLVED, that upon Met Council approval of the CMP,
the General Concept Plan, Zone Change, Conditional Use Permit and Preliminary Plat for
development of the property at 2635 Kelley Parkway shall be approved, subject to the following
declarations and conditions:
A. Conditions.
1) Unless noted otherwise, plans shall be consistent with the project outlined in
Exhibit A. Developer shall provide a final Master Development Plan for the
development that conforms to all standards of the RPUD District except as
modified herein, 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.
2) Developer shall provide a final landscaping plan meeting all of the
requirements of the RPUD District and addressing the elements of
Conservation Design to the satisfaction of the City Council. Final landscaping
plans will be reviewed for conformity with the RPUD standards.
3) Building footprints and styling shall be generally per the examples included
in the attached Exhibit A-13 thru A16. Developer shall make every attempt
to ensure that identical dwelling units are not placed side-by-side.
4) Flexibility shall being granted for the building height, hardcover, and drive
setback as noted in the Findings section above.
5) Applicant to confirm with SHPO that there are no archaeological sites within
the property.
6) Applicant shall dedicate an easement for potential future public trail purposes
over the southerly 10 feet of the property; this requirement may be waived
pending resolution of the public trail question as part of the Wayzata
Boulevard planning process.
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO.
7) Transportation:
a.) Internal site circulation shall be provided as shown on the site plan,
provided as Exhibit A3. The new road serving the development shall be
platted as two private road outlots as shown on the Preliminary Street &
Storm Sewer Plan. The east -west segment of road (Outlot D) shall have a
platted corridor width of 40' and a paved width (back of curb to back of
curb) of 28'. The north -south segment (Outlot C) shall have a platted
corridor width of 50 feet with a 32' paved width. The north -south segment
will remain privately owned and maintained until such time that Outlot A
is further developed, at which time the City will determine whether the road
in Outlot C should be taken over as a public road.
b.) A second access drive shall be provided at the east end of the site, to line
up with a drive on the north side of Kelley Parkway.
8) Utilities; Stormwater Management
a.) Sewer and water mains shall be installed by the Developer per the
Preliminary Sanitary Sewer and Water Main Plan attached hereto as
Exhibit A5, subject to the modifications noted in the City Engineer's
comments.
b.) The City will own and maintain the sanitary sewer and water mains
within the development. The 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 main lines
and facilities that are not within dedicated public rights-of-way in order to
facilitate future system maintenance.
c.) The Developer shall install stormwater management facilities generally
as shown on the various attached plans. Developer shall provide suitable
evidence of Minnehaha Creek Watershed District (MCWD) approval of the
stormwater management plan before Development Plan and Final Plat
Approval will be granted. The Developer shall provide sufficient drainage
and utility easements as necessary to allow for future City maintenance
access for stormwater management facilities.
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO.
17�v
9) Grading, Erosion Control
a) Erosion control shall adhere to 'Best Management Practices for
Protecting Water Quality in Urban Areas" and to the approved SWPPP.
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 working order until the site is revegetated.
b) The construction limits shall be clearly marked with adequate
fencing to prevent any construction damage or disturbance of any trees and
vegetation outside of the construction limits area.
10. Plans and Specifications.
a) Proposed plans shall be provided to the City for final review and
approval with the Final 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.
b) Final Street and Storm Sewer Plans.
C) Final Grading, Drainage and Erosion Control Plan and SWPPP
showing existing and proposed contours, building locations, elevations,
stormwater facilities and calculations, utilities and erosion control measures
to be used during construction. General Development Plan Approval will
not be granted until the Minnehaha Creek Watershed District has approved
the stormwater plans. Preliminary Grading plan is attached as Exhibit A4.
d) Final Landscaping Plan with planting schedules including numbers
and species, in accordance with the landscaping requirements of the RPUD
zoning district, and the recommendations contained within the
Conservation Design Master Plan. Preliminary Grading Plan is attached as
Exhibit A8.
e) Detailed signage and street lighting plans, if any.
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CITY OF ORONO
RESOLUTION OF/THE, CITY COUNCIL
G~� 6
N O . 6�ESH6,�
f) Any additional plans and specifications deemed necessary by the
City as review progresses.
11. Platting Process.
Applicant shall complete all requirements for Final Plat Approval as follows. The
following list of final submittals must be submitted to the Zoning Administrator 2
weeks prior to the regularly scheduled Council meeting on the second and fourth
Mondays of the month. These submittals are as follows:
1). Record plat drawings in the form of two (3) mylar copies (one copy for the
City's records and one for filing with Hennepin County) and one (1) copy
reduced to 1 " = 200'. Drawing to include:
A. Dedication of "drainage and utility easements" 10' along exterior
property lines and 5' along the interior property lines..
B. Naming of plat.
2). Legal documents required:
A. Title opinion addressed to the City or a title insurance policy in favor
of the City. All owners, mortgage holders or others with property
interest indicated therein shall sign the plat and all other documents
affected by such interest.
B. The applicant must provide certified copies of all recorded
easements currently affecting the property.
D. Signed Developers Agreement and Letter of Credit for construction
of improvements. The City Engineer shall establish the amount to
be provided in the Letter of Credit.
E. Signed Trail Easement over the southerly 10 feet of the property.
3). Final plat application fee to be paid
12. 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.
13. 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
Page 13
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6786
not limited to public and private streets, curb & gutter, sidewalks, storm sewers,
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.
14. Fees required
Development of the property is subject to the various fees established within
Exhibit M of the PUD No. 4 Agreement, all of which were deferred until a
development plan is approved for each of the commercial outlots (Outlots A & D).
Below is a summary of the fees, collectible in full at the time of approval of the
final plat. These fees will be recalculated at the time of Final Plat:
Park Dedication Fee:
$3,250/unit x # of units (example: 48 units x $3,250 = $156,000)
Sewer Connection Charge:
$6,330/acre x 3.5 acres = $22,155.00
Water Connection Charge:
$10,480/acre x 3.5 acres = $36,680.00
Stormwater & Drainage Trunk Fee:
Residential > 4 units/acre: $8,490/ac x 3.5 acres = $29,715.00
Note that per the Agreement, the Park Fee is not adjusted for inflation, while the
connection charges and Stormwater & Drainage Trunk Fee are calculated based on
the current (2017) Fee Schedule.
B. This General Concept Plan and Preliminary Plat 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.
C. 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 permit construction of the project illustrated in Exhibit
A. Such approval shall only be considered when the City Council approves the Master
Plan and the Final Plan, after finding that all "Conditions for Development Plan Approval"
as identified herein have been met.
Adopted by the Orono City Council on this 28{h day of USS , 2017.
Page 14
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. X786
ATTEST:
Anna Carlson, City Clerk Dennis Walsh, Mayor
Page 15
Prel0
iminary Plans
for
Removals, Site, Grading, Utilities & Landscape
for
Orono Senior Housing
2635 Kelley Parkway
Orono, Minnesota
Prepored for:
Apex Holdings LLC
MO Lyndak Avenue South Suite C
Minneapolis, MN 5540.5
Contact Sanjeev MangaH&
Bmail san'
Prepared by.
Project number: 0011740.00
RECEIVED
JUN 2 0 Z01 i
CRY OF ORONO # 3948 948
6786
Resolution Exhibit A
17-3948
Preliminary Plans
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JUN 2 0 2017
Westwood
OW Gr- QRGN9
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STATE OF MINNESOTA )
ss
COUNTY OF HENNEPIN )
The undersigned, being duly qualified and appointed City Clerk of the City of
Orono, Minnesota, certifies that I compared the foregoing resolution adopted at the
meeting of the Orono City Council on August 28, 2017 with the original thereof on file in
my office, and the same is a correct transcription thereof.
WITNESS my hand officially as such City Clerk and the: Cor�oxae seal of the
City this 9th day of October, 2017. _ ;,,,'v
Anna (ai bVityJP
(seal) 1