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HomeMy WebLinkAboutReso 6786 a 5 ley e.way 0111 , 1 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 .1, 14(1)11C‘-4' b786 AkFSH00' N O. 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-1B 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 Page 1 1cLO ♦O CITY OF ORONO RESOLUTION OF THE CITY COUNCIL 6786 A!�FSH60' N O 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-1B 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. 5. 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 Page 2 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL 6786 NO. 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 fmds 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-1B 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 Page 3 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL s NO. 6786 kESH0� 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 fmds 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: Page 4 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL jgK6SH�4ti N O. 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. Page 6 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL 1-�� �G~0C-4` NO. 6786 kEsHO� 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 fords 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 '/ 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 Page 7 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL �� ,r Gam` id786 AkFSHo�� N O. 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 fmds 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 Page 8 -, L.0./v- 1, , L.0' ♦O CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y`�A G~ NO. 6736 kESHOti 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 Al 1 —Sheet 2.1 —Site Plan dated 6-15-2017 Al2—Sheet 3.0—Landscaping Plan dated 6-15-2017 A13 —Sheet 3.1 — 1St Floor Plan dated 6-15-2017 Al4—Sheet 3.2—2nd Floor Plan dated 6-15-2017 A l 5 —Sheet 3.3—Roof Plan dated 6-15-2017 A16—Sheet 5.0 Elevations—6-15-2017 Preliminary Plat prepared by Westwood Professional Services All -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 -off CITY OF ORONO RESOLUTION OF THE CITY COUNCIL �� k 6736 t'' OsHO 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 fmal 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. Page 10 *011( -).„ AA\/T O ♦ CITY OF ORONO RESOLUTION OF THE CITY COUNCIL NO. 'cFS 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. Page 11 lilLOA1 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL ~� 1° i j ! l9IcEsHoti C NO. 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 fmal review and approval with the Final Plan set. The Public Works Depaitnnent 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. Page 12 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL 1. N O. ,4 i.s I�(EsHOS`" 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 (44 61k.s..1iL.0./v CITY OF ORONO RESOLUTION OF THE CITY COUNCIL 6786 NO. l9kESH0°' 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 fmancial 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 2$4" day of Au d+ , 2017. Page 14 J �0.Ar I\A" CITY OF ORoNo RESOLUTION OF THE CITY COUNCIL NO. l�kESHo�� ATTEST: nl,r� 1 1 Iri f �` Anna Carlson, City Clerk Dennis Walsh, Mayor Page 15 6 7 O ) • .0017 Wo.lrmd Prof*Sntee,Inc Resolution Exhibit A - 17-3948 Preliminaryars for Removals, Site, Grading, Utilities & Landscape for Orono Senior Housing 2635 Kelley Parkway Orono, Minnesota Prepared for: sheer TM MM. T+0. DATE RN6f0N Std Apex Holdings LLC SeelMader ShariCover, — Sheet 2 8/TA—MPS Land Title Survey 2110 Lyndale Avenue South Suite C 4 Site Pion ��5.,,,,, MN 55405 5 Cradles retinas de traitor,Canthal Ploy Minneapolis, 6 Witty Porn 7 CM Deices 8 _CM Delete Contact Sanjeev Mangalick 9 PreM1nl,ery Landecope Plan ,n U(ynmG PLAN Bmail: sanjeevmanaglick comcast.net Prepared by. Preliminary Plans WeStWOod RECEIVED Remove's,Site,Grading,utilities&Landscape JUN 2 U 201; ;,,�„alPmO11.41.00,11Mb Hous Project number: 0011740.00ron0 Senlor 'g Project dace,.�e.ee. cnnlnrr.Ryan 1.1.R6�e'n Ct7Y OF ORONO # 3948 9 4 M iT�/ Dede evwro She. ler» till. it I a 11 g 1 II ! 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E W„ p - mm�nm y pp ' _ c P e i c1 SG.,?H ELI-VA:Ciu _.– O { r-,; t i!l ZI.I i :t RECEIVED i'tI s I e 1811# 13 a -�' '41 UI x°`_ I JUN 2 0 2017 chtteet . .. ,ES v .. r S ¢ 1, t =n. �' CRY OF ORONO E.- ,. - — I le IVn p (-4-\ EAST ELEVATION A 5.0 PM",•=M0-0, 678 S TONEBA Y EIGHTH ADDITION C.R. DOC. ,,,e ......IMaRM'IQ I1Ra1/R Aa 4a reaW ate•FI.I••••b n...1.A.aloft at 1 Ia...Swam.a...,A./. •wComfy✓,M...I.hlb of lftwooft..t _ - • aMl.ea mml.Y err f,.. .h ' :: 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 cork a e seal of the City this 9th day of October, 2017. _•N,11 ';414 • `v i/lAggatitodO�� / �tVii , r Anna C. ciAcity,cA to_: to r �, . (seal) r, -r- ;� �1 0 4, ;` .