HomeMy WebLinkAboutResolution 6869 Doc No A10565238
Certified, filed and/or recorded on
Jun 20, 2018 12:09 PM
Office of the County Recorder
Hennepin County, Minnesota
Martin McCormick, County Recorder
Mark Chapin, County Auditor and Treasurer
Deputy 129 Pkg ID 1702259E
Document Recording Fee $46.00
Document Total $46.00
This cover sheet is now a permanent part of the recorded document.
� p CITY OF ORONO
RESOLUTION OFFTUE?T§COUNCIL
y* 4 NO. 88
G
<'KEsHo°.
A RESOLUTION APPROVING THE
GENERAL CONCEPT PLAN,
AND GRANTING ZONE CHANGE,AND COMMUNITY MANAGEMENT PLAN
AMENDMENT APPROVAL FOR PROPERTY LOCATED AT
2745 KELLEY PARKWAY
FILE NO. LA18-000036
WHEREAS, Berkshire Partners, LLP, (hereinafter the "Owner") is owner of the
property located at 2745 Kelley Parkway within the City of Orono (hereinafter the "City") and
legally described as follows:
Lot 1,Block 1,City of Orono Addition,(hereinafter the "Property"); and
WHEREAS, Orono Apartments, LLC, a Minnesota Limited Liability Company,
hereinafter"Developer" o/b/o the Owner has requested General Concept Plan approval and Zone
Change. 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
56-unit apartment building; 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 21 dwelling
units per acre,where no residential density is prescribed in the CMP; and
WHEREAS,on April 10, 2018 the Developer filed a complete formal application
for a Comprehensive Plan amendment, rezoning, and concept plan 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 April 16, 2018, 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 April 16,
2018 meeting, including staff report and exhibits, is incorporated by reference; and
WHEREAS,the Planning Commission on April 16, 2018 recommended on a vote
of 6-0 that the Council grant the proposed CMP; the rezoning to RPUD Residential Planned Unit
Development District; and general concept plan approval subject to a number of conditions and
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6869
recommendations; and
WHEREAS,the Orono City Council reviewed the sketch plan for the Property on
February 12, 2018, and has reviewed the formal applications at its regular meeting on May 14,
2018; and
WHEREAS, the City Council hereby makes the following findings in regard to
this application for RPUD General Concept Plan CMP amendment, and rezoning:
FINDINGS
A. Community Management Plan Conformity; CMP Amendment
1. This application was reviewed as Zoning File#LA18-000036.
2. The Property is currently zoned RR-1B PUD. The Property contains
approximately 2.55 acres. 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
primarily the location adjacent to a high-traffic roadway; the availability of
municipal utility services; and the remote location from single family residential
development.
Page 2
p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
tik NO. 6869
4sHo'`%"
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-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 2.55 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
uses;
d) preserves desirable site characteristics and open space;
e) provides design compatible with surrounding land uses,including both existing
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43.0Atp CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
� ! NO.
6869
t.'.kESH0'-
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
��' NO.
6869
t�kES H O,„
RPUD District Proposed lot Flexibility
Minimum SFR Standards Required?
Standard
Minimum project size: 5 acres 2.55 No
Building Setback(Kelley 35 75.4 No
Parkway)
Building setback(Wayzata Blvd) 50 51.5 No
Minimum side yard setback: 35 feet 36.7 E, 62.6 W No
Maximum FAR: 1 0.9 No
Parking lot and driving lane 5 West, 20
setback 20' north, 15 South, Yes
62 East
Private Recreational Area: 10%of area project Cash proposed No
Building height: Maximum of 30 feet 29'defined No
Number of stories 3 (Max.) 2.5 No
Hardcover 50% 55% Yes
13. Landscaping. The preliminary landscaping plan will be evaluated for compliance
with the very detailed RPUD landscaping requirements.The preliminary landscape
plans will need to be modified to meet the following standards:
Required Proposed
78-626 (14) Size Number Size Number
Overstory 2.5 cal 34 2.5 26
Evergreen 6' BB 10
Shrub 3 gal 106 1 gal 131*
14. Parking Lot and driving lane setback. The Ordinance requires a setback of 20
feet for drive lanes and parking areas. The shared parking on nthe east does not
meet the setback, nor does the parking nearer Keley Parkway. Both of these
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CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y; G NO. 6869
`'KESHol``"
parking areas are existing, or are proposed to be tied to existing.
15. Building Height. The building height as shown on the plan is 29 feet. The
developer recognizes that the building may not be higher than 30 feet.
16. 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 55%, 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.
17. Trail, and sidewalks . The sidewalk along Kelley Parkway from the west
terminates near the NW corner of the site. This sidewalk should be continued to
the NE corner of the site.
A trail along the south property line is anticipated as part of the Stonebay project.
Preliminary Hennepin County plans for the upgrade of Wayzata Boulevard include
a trail along the north side of Wayzata Boulevard from Willow Drive to Old Crystal
Bay Road, within the right of way. The applicants should expect that a trail will
be required along their south boundary, with a possible connecting link to Kelley
Parkway along the west edge of the stormwater pond. If the trail is to be located
on public right of way, the developer should anticipate paying the portion of the
trail equal to their front foot costs.
18. 10% Private Park RPUD Requirement. In lieu of the property owner providing
10% of the land in a private recreational component as required by the RPUD
zoning, it is suggested that that a recreation fee be paid. 10% of the land value is
$41,500. The donation should equal that, less the developers portion of the cost for
the trail improvement along the south property line.
19. Stormwater Management. Stormwater management is proposed to be provided
on 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.
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ILOt)lkEjsrios`14
- CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y� NO. 6869
`
20. The applicant has provided General Concept Plans and Drawings attached to this
Resolution as Exhibits A-1 through A-8 including:
Plans prepared by Weber Architects:
Al —Certificate of Survey and Proposed Site Plan dated 3-16-18
A2—Landscape Plan dated 3-20-18
A3—Parking Level dated 3-18-18
A4—First Floor Plan dated 3-18-18
A5—Second Floor Plan dated 3-18-18
A6—Roof Section Plan dated 3-18-18
A7—Unit Plans dated 3-18-18
A8—Elevations dated 3-18-18
Council finds that the plans submitted are generally sufficient to indicate the
intent of the developer and the potential impacts of the project.
21 City Engineer Comments. General Development Plans and Final Plat approvals
will be reviewed for conformity City standards.
22. 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 shall be cause to deny the applications for zone change and
Concept Master Plan.
FURTHER, BE IT RESOLVED, that upon Met Council approval of the CMP,
the General Concept Plan, and Zone Change, for development of the property at 2745 Kelley
Page 7
V.pAlp CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
sF NO. 669
G
<'kESHOv.
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 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-1 thru A8. Building shall meet all building and
fire codes. Fire Chief shall approve all hydrant/connection locations.
4) Flexibility shall being granted for the hardcover and drive setback as noted in
the Findings section above.
5) 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.
6) Easements. Additional easement may be required by the City engineer to
protect existing water and storm sewer infrastructure.
7) Utilities; Stormwater Management
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
Page 8
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
� �- NO. 6869
`1kESHov:"
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.
8)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.
9. 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.
b) Any additional plans and specifications deemed necessary by the
City as review progresses.
10. Fees required
Water and Sewer Connection and SAC charges apply,based on the number of SAC
units applied. These fees would be due at the time of Building Permit.
The following fees are based on the number of SAC units, as determined by the
Met Council, at the time of Building Permit:
SAC $2,485 x SAC units= $TBD
Water $4,240 x SAC units= $TBD
Sanitary Sewer $5,100 x SAC units= $TBD
Storm water trunk fees apply to new development and redevelopment of existing
properties and provide funding for the storm water infrastructure necessary to serve
Page 9
.3.0k0 CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6869
S�
C.
eAkESHO�tG
the City. The trunk fee is based on the land use and acreage of the property being
developed.
Residential>4 units/acre: $8,490/ac x 2.55 acres=$21,649.00
Private Recreational space is proposed to be addressed through a cash equivalent
donation.
B. This General Concept Plan 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, after finding that all "Conditions for Development Plan Approval" as identified
herein have been met.
Adopted by the Orono City Council on this 14th day of May, 2018.
Page 10
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
t NO. 6869
l'kESH0°'
ATTEST: ( 0011111
Dennis Walsh, Mayor
Anna Carlson, City Clerk
Applica•
(for Orono Apartment, LLC)
STATE OF MINNESOTA }
} ss.
COUNTY OF M&Leock )
The foregoi instrument was acknowledged before me this /5day of /L(ciy/ ,
2018, by _\okit FQ+ , the 14-e l;«n�' of Orono Apartments, LLC,
a Minnesota limited liability company, on behalf of the limited liability company.
N tary Pu
�. Nola J.Dk:khausen
i = = Notary Public
i Minnesota
. •'►y Commission ExpiresJanuary 31,2022
Page 11
6869
Resolution Exhibit Al
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6869
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DATE, II MARCH MHO 55 .479.4434• Fax 952.478.5663•nw weberarohltects.com ':.
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ORONO, MINNESOTA 2280 Watertown Road.Long Labe,MN 65358.9419
DATE 1e MARCH 20111 952.478.4434••Fax 952.478.6883•nweiveberarchItects.com
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