pun Concept Stage Plan

Transcription

1 STAFF REPORT TO THE PLANNING COMMISSION August 10, 2015 The Village at Arbor Lakes pun Concept Stage Plan Applicant: Owner: Requested Action: Location: Zoning: Doran MG Partners, LLC Kelly Doran 7803 Glenroy Rd #200 Bloomington, MN Same PUD Concept Stage Plan for the purpose of developing property into multiple uses including high density residential, hotel, office, medical and retail/service uses. Elm Creek Blvd / Hemlock Lane R-A, Single Family Agricultural Adjacent Land Use and Zoning: North: Medium Density Residential; PUD, Planned Unit Development East: Medium Density Residential and Regional Mixed Use - Non-Retail Focus; R-A, Single Family Agricultural South: Regional Mixed Use; PUD, Planned Unit Development West: Regional Mixed Use and High Density Residential and Medium Density Residential; PUD, Planned Unit Development Application Received: June 12, Day Review Deadline: August 11,2015 Additional 60 Day Review Deadline: October 10, 2015 STAFF COMMENTS: The applicant is requesting PUD Concept Stage Plan approval for a mixed-use development at the northeast corner of Hemlock Lane and Elm Creek Blvd. The proposal calls for apartments, hotels, restaurants, a grocery store, pharmacy, a variety of small retail and the potential for medical office, office, and/or senior units. The Gravel Mining Area Special Area Plan (GMA Plan) guides this property as High Density Residential on the north side and Regional Mixed Use-Non Retail Focus on the south side. A Neighborhood Commercial Node is also shown at the intersection of Hemlock Lane North and Arbor Lakes Parkway. An extension of Arbor Lakes Parkway is anticipated in the GMA Plan to G:ICASESI20 ISIThe Village at Arbor LakeslStaff ReportslPC ReportslThe Village at Arbor Lakes PUD Concept IS.docx

2 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10,2015 Page 2 bisect the property. Applicant's Proposal General Design Discussion: Staff notes that the loose leaf plan should be used for this review rather than the plans inside the booklet provided by the applicant. The applicant is proposing High Density Residential on the north side of the development, a mix of uses with some retail, but a fairly low percentage (19.7%) on the south side and an extension or Arbor Lakes Parkway between the two parts. A roundabout on Arbor Lakes Parkway provides access to a central north and south spine that serves the two parts of the project. Arbor Lakes Parkway is shown to be constructed up to the roundabout with ROW dedicated for a future extension when development occurs to the east. Decorative arbors are shown around the roundabout. A private drive that extends from a proposed full movement intersection at Hemlock Lane North and travels across the site before linking up with the intersection of Fountains Drive and Elm Creek Boulvard provides additional access to the south portion. Private drives with additional. right-inlright-out accesses provide traffic circulation in the interiors of the two portions. A right-in only is proposed along Elm Creek Boulevard to provide further access into the southern portion of the site. We note that because of the short timeframe in which we had to review the updated concept plan that Hennepin County has not had a chance to review this new plan (Elm Creek Blvd being a county road and Hemlock Lane being a future county road.) We have added a condition of approval that any approval is subject to future comments from Hennepin County. We will discuss more specifics with the numbers below but in general they appear to be in conformance with the GMA Plan. The corner of Elm Creek Boulevard and Hemlock Lane shows a decorative monument that will complement the other three corners. Staff Comments: 1. In general the plan appears to be consistent with the GMA Plan for the High Density Residential, Regional Mixed Use-Non Retail Focus and the Neighborhood Commercial Node. G:\CASES\20 IS\The Village at Arbor Lakes\Staff Reports\PC Reports\The Village at Arbor Lakes PUD Concept 8-1 O-IS.docx

3 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10,2015 Page 3 2. Specifics on necessary turn lanes and ROW width will come as part of a full traffic study that can come at a later date. It is likely that Arbor Lakes Parkway east of the roundabout will need more ROW. 3. The general plan of extending Arbor Lakes Parkway to the roundabout with any Development Stage is acceptable with a future extension occurring at a later date when development to the east occurs. 4. Staffhas strong concerns about a full movement intersection on Hemlock Lane between Arbor Lakes Parkway and Elm Creek Boulevard. A full movement, uncontrolled intersection would not meet access spacing standards, and staff's initial analysis is that this would create a very unsafe intersection with little benefit to the area. At this point we do not recommend approval of a full movement intersection at this location and note that any approval of this plan does not imply approval of a full movement intersection at this location. 5. Engineering staff will review the proposed private drive extending north from the intersection of Fountains Drive and Elm Creek Boulevard and if this is acceptable or ifit should be a public ROW. Regardless of its final status, access to the parcel to the east must be provided from this roadway. 6. Future comments from Hennepin County will need to be taken into account. North Side Proposal and Discussion: The applicant is proposing between apartment units on the 17.8 acres on the north side of the development. The Concept Plan shows 5 apartment buildings and a central two-story clubhouse at the center of the site. A notable feature is that the applicant is proposing that this be a gated community, with a staffed guard house at the main entrance. An additional gated entrance is proposed at a rightin/right-out off of Hemlock Lane. The applicant's narrative states that they intend the apartments to be luxury apartments and that the proposed 25,000-30,000 s.f. clubhouse would have a number of amenities associated with it. Traffic circulation would be provided by a private road network with green spaces and small surface parking lots near the buildings. Each building would also have underground parking. Staff Comments: 1. The proposed high density housing is generally in conformance with the GMA Plan however we note the max density is 33 units per acre which would calculate to a max of 587 units. The proposed density is 36.5 to 39.3 units per acre. The GMA Plan does allow for densities to go higher than 33 units per acre if the City determines that the project has extraordinary design, attributes, and/or amenities. 2. There are currently no gated communities in the city and so it would be good to discuss G:\CASES\20 IS\The Village at Arbor Lakes\Staff Reports\PC Reports\The Village at Arbor Lakes PUD Concept 8-1 O-IS.docx

4 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10, 2015 Page 4 this at a general level. 3. The placement of buildings along Hemlock Lane creates a nice match for the taller residential buildings on the other side of the street and creates a gateway effect along this road. 4. The buildings along Arbor Lakes Parkway and the main entrance have a very good urban form. 5. The buildings on the east side will be in close proximity to active gravel mining for an indeterminate time and the applicant may wish to move these away from the eastern boundary. 6. The clubhouse will serve as an excellent terminus of view along the central spine. 7. The fence along Hemlock may prevent fire trucks from using Hemlock as a fire access road. A separate fire access road around the buildings may be necessary. 8. The fence along the back side of the units may also prevent fire trucks from using the proposed pedestrian trail/fire access road. 9. Any turn-arounds and curves would need to meet fire access standards. 10. We note that the proposed parking is under what code requires. While this can be dealt with further at the Development Stage, staff recommends that if the applicant does come forward with plans showing less parking than required by code, they should demonstrate to the City why this will work and not create a parking shortage. F or this review, the main items staff sees as discussion items are the proposed density (1) and the general idea of a gated community (2). These should be specifically addressed in the discussion and direction given as part of any recommendation to the City Council. Items 3-6 are simply commentary and items 7-10 can be dealt with at the Development Stage and can be noted as a condition of approval to be incorporated into the Development Stage. South Side Proposal and Discussion: The applicant is proposing a mix of commercial uses on the south side of the development including two hotels, two restaurants, a small grocery store, a pharmacy, a coffee shop, a bank, a retail building and one mixed use building with an undermined use. The proposal shows a very strong urban form along a central spine. The north portion of this spine is a private roadway. The southern portion is shown as a large plaza area with restaurants on the north end of it. A private east/west road extends off of Hemlock Lane on the west before turning south towards the intersection of Fountains Drive and Elm Creek Boulevard. The central spine and E/W road create four quadrants that we will discuss below. G:\CASES\20 IS\The Village at Arbor Lakes\Staff Reports\PC Reports\The Village at Arbor Lakes PUD Concept 8-1 O-IS.docx

5 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10,2015 Page 5 Regarding the mix of retail and non-retail, by square footage and percentage staff calculates the following Use S.F. % of total Retail (Grocery, Pharmacy, 53, % Restaurants, Coffee, Mixed Retail Building) N on Retail (Hotels, Bank, 215, % Office/Medical Office/Hotel/Senior) NW Quadrant: The applicant is showing a four-story, 108 room hotel along the central spine that will provide a great urban feel to this area and a desirable verticality to the development. In addition, a 14,000 s.f. grocery store is shown at the corner of Arbor Lakes Parkway and Hemlock Lane, and a coffee shop is shown with a surrounding drive-through. Access comes from both a right-in/right-out off of Arbor Lakes Parkway and from the main E/W drive. SW Quadrant: The applicant is showing a 13,000 s.f. pharmacy at the corner of Elm Creek Blvd and Hemlock Lane N, a 3,200 s.f. bank situated along the E/W drive and a 6,500 s.f. restaurant along the central spine. Access comes from the main E/W drive into the parking areas. SE Quadrant: The applicant is showing an additional 6,500 s.f. restaurant on the central spine and an 11,000 s.f. retail building along an extension of Fountains Drive that would mimic the form of the retail buildings to the south in The Fountains at Arbor Lakes. A drive-through is shown on the north side of this building. Access comes from the main E/W drive into the parking areas as well as from a right-in off of Elm Creek Boulevard. NE Quadrant: Along the central spine, the applicant is four-story, 98 room hotel and a 71,600 s.fbuilding (17,900 s.f. footprint) on the east side, adjacent to the storm pond, of an undetermined use. The plan labels this eastern building as hotel, office, medical office, senior housing. Staff will discuss this further below G:ICASESI201SIThe Village at Arbor LakeslStaffReportslPC ReportslThe Village at Arbor Lakes PUD Concept S.docx

6 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10,2015 Page 6 Access comes from the main E/W drive into the parking areas. A trail is shown on the east side between the eastern building and the adjoining storm water pond that will provide pedestrian access through the area. Staff Comments: 1. In general the applicant is showing great urban form, especially along the central spine. We think that the tall buildings on the north end and the restaurants on the southern portion will create an enticing pedestrian realm and will create a true sense of place in that this will be a unique environment for people to work, stay, shop, eat and live. The strong central spine ties together with the north side to create a unified, although distinct, development. 2. Along with the great central feature, each comer is also framed by a building so there is an urban design element both internally and externally. This helps block the view of the necessary, but not always visually appealing, parking lots. 3. Non-retail uses are the dominant use by square footage and the retail uses that are proposed (and identified) work very well with the internal and adjoining uses. We have some further comments on each of the quadrants below. 4. NW Quadrant: a. We appreciate the strong urban form created by the four-story hotel along the central spine and the excellent pedestrian corridor this will create. b. The small grocery store is a type of retail that works exceptionally well with the adjoining uses. Every person living in the residential area proposed on the north side of this development will need to shop for groceries and having a neighborhood scale store in such close proximity will allow easy pedestrian and vehicular access. The small size and location on the comer fits in well with urban design form that was missing from previous proposals for this site. We feel this is consistent with the types and form of retail envisioned in the Neighborhood Commercial Node shown in the GMA Plan. c. The coffee shop is another use that works well with the adjoining uses. It is somewhat removed from these adjacent uses but there appears to be an opportunity to make a strong pedestrian connection between the use and the central spine. We recognize the desire, and likely market need, for a drive-thru which creates some of the separation. Staff recommends that a more robust pedestrian corridor should be shown between the hotel and the coffee shop when development stage plans are submitted to help create the pedestrian connection between the central spine and the coffee shop. d. As noted above, any access from Hemlock Lane will require Engineering review and approval and staff s initial reaction to a full movement intersection is one of great concern. G:\CASES\20 IS\The Village at Arbor Lakes\Staff Reports\PC Reports\The Village at Arbor Lakes PUD Concept 8-1 O-IS.docx

7 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10,2015 Page 7 5. SW Quadrant: a. The continuation of the central spine with a restaurant and pedestrian plaza will help create a very dynamic and exciting environment here. The restaurants have excellent synergy with the hotels and adjacent residential. Their proximity to both the hotels and the residential to the north invites a great deal of non-vehicular travel which will help create a lively environment here. b. The pharmacy is a type of retail that works well with the adjoining uses, especially the residential to the north. Pharmacies act as a comer store with a variety of daily goods available besides medicines. It is a bit removed from the residential uses but with some additional sidewalks along the south side of the E/W street, there will still be good pedestrian connections along with good vehicular access. We note that there will be a drive-thru, but it is tucked away on the side and that the building is shown on the comer, creating a presence at this key intersection. c. As alluded to above, we recommend that an additional sidewalk be built along the south side of the E/W road to better facilitate pedestrian movement through the area. d. The bank is a non-retail use that does have some possible synergy with the adjacent residential. 6. SE Quadrant: a. As with above, the restaurant and plaza helps create a great urban space in this area. b. The proposed 11,000 retail building has a nice urban form, extending the form of the buildings along Fountains Drive to the south. Depending on the end uses that lease in this building, there could be additional synergy with the adjacent residential. We do note that the Trip Generation Analysis shows a fast food restaurant with a drive-through which may not be the most ideal use at this site, though this doesn't necessarily mean that it will ultimately be a fast food use. c. As with the SW Quadrant, staff recommends that an additional sidewalk be constructed on the south side of the E/W road. 7. NE Quadrant a. As with the hotel across the street, the four-story hotel helps create a great urban form and feel to the northern part of this mixed use area. b. The building shown on Lot 5 is speculative as far as use goes but does show a further commitment to a non-retail use as well as multiple stories. If it were to develop as an office or medical office building, there would likely be a need for some type of structured parking which the applicant has acknowledged. G:\CASES\20 15\The Village at Arbor Lakes-Staff Reports\PC Reports\The Village at Arbor Lakes PUD Concept docx

8 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10,2015 Page 8 c. Regarding the proposed uses listed for the building shown on Lot 5, all could potentially work with the senior housing being a slightly more unusual use at this site. With that said, high density housing is listed as a possibility in the GMA Plan for the Regional Mixed Use Non-Retail Focus area and ifthere is a market for it, it could add additional vitality to this area. Trip Generation and Discussion: The applicant and staff have compiled a basic trip generation analysis which is attached for the Planning Commission's review. The AUAR for this area estimated trips based on 300,000 s.f. of office and 510 apartments. In summary: Gross Trips Per Day AM Peak PM Peak Applicant's Proposal 14,437 1,267 1,299 AUAR Total 7, Staff notes a few main items with this: 1. There are no reductions for pass-by trips, diverted trips and internal trips. These are trips that go into and out of the site but don't actually increase traffic on adjacent streets. A use such as a coffee shop would expect to have a significant amount of pass-by trips (trips already on the adjacent streets), diverted trips (trips near-by on the system that go here instead of somewhere else (increasing traffic on adjacent streets but decreasing it elsewhere), and internal trips (trips from the hotels or office/med office/senior buildings.) 2. Trip generation science is only beginning to look at pedestrian or bicycle trips which could also be a decent amount in this location with the good synergy between the various uses. 3. Staff recently reviewed the total trip generation in the AUAR, both existing and proposed, and found that we are currently estimating 25,000 fewer trips per day than what was initially anticipated, so there is room to add additional trips. For the peak hour we are currently estimating 1,300 fewer trips than what was initially anticipated. 4. A full traffic analysis will need to be completed to determine the specifics of lane needs in the project and on the public roads proposed, but staff feels that there is enough room to accommodate the proposed traffic. At this time we feel that the road system will continue to operate as expected. G:\CASES\20 IS\The Village at Arbor Lakes\Staff Reports\PC Reports\The Village at Arbor Lakes PUD Concept 8-1 O-15.docx

9 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10, 2015 Page 9 STAFF SUMMARY: Overall, staff anticipates a very dynamic, exciting, and unique environment in the City of Maple Grove with this proposal. There is a strong urban form, a commitment to multiple multi-story buildings, and the proposal appears to us to meet the requirements and guidelines of the Gravel Mining Area Special Area Plan. At this point the two main issues of concern are the type of access off of Hemlock Lane North between Elm Creek Boulevard and Arbor Lakes Parkway and the nature of the road extending north from the Fountains Drive and Elm Creek Boulevard intersections. Both of these items can be worked out with more information from a full traffic study. Staff does have a few recommended conditions for some minor items and we feel all of these can be dealt with at the Development Stage level. STAFF RECOMMENDATION: Motion to remove this item from the table. If the Planning Commission finds that the proposal is in conformance with the goals and objectives of the Gravel Mining Area Special Area Plan, staff suggests a: Motion to recommend that the City Council direct the City Attorney to draft a Resolution approving the PUD Concept Stage Plan for The Village at Arbor Lakes, subject to: 1. The remaining pertinent recommendations contained in the memorandums from the Superintendent of Parks and Planning and Assistant City Engineer dated July 1 and July 2,2015, respectively 2. Engineering review and approval of the proposed intersection shown on Hemlock Lane North between Elm Creek Boulevard and Arbor Lakes Parkway. We note that at this time we do not recommend approval of this full movement access and any approval of this plan does not imply approval of this full movement access. 3. Access off Hemlock Lane will require an analysis of the free right from Elm Creek Boulevard and Hemlock Lane. Past analysis has recommended that this be reconfigured to remove the free right. 4. Engineering review and approval of the private drive north of the Fountains Drive and Elm Creek Boulevard intersection. 5. On the south side of this proposal, access to the parcel to the east shall be provided. 6. Any future comments from Hennepin County regarding the accesses proposed that may impact current and future county roads. 7. Engineer review and approval of the tum-around shown on the right-inlright-out on G:ICASESI20 ISIThe Village at Arbor LakeslStaff ReportslPC ReportslThe Village at Arbor Lakes PUD Concept 8-1 O-IS.docx

10 Staff Report to the Planning Commission The Village of Arbor Lakes PUD Concept Stage Plan August 10,2015 Page 10 Hemlock Lane, north of Arbor Lakes Parkway that accesses the residential area on the north side of the development. 8. Development Stage Plans shall conform to fire access standards. 9. Any Development Stage Plan with less parking than required by code shall demonstrate to the City's satisfaction as to why less parking will not create a parking shortage. 10. Development Stage Plans for Lots 2 & 3, Block 1 shall show a more robust pedestrian corridor should be shown between the hotel and the coffee shop when development stage plans are submitted to help create the pedestrian connection between the central spine and the coffee shop. 11. Development Stage Plans for lots 7-11, Block 1 shall show an additional sidewalk along the south side of the E/W road to better facilitate pedestrian movement through the area. 12. The applicant shall work to fill the proposed retail building on Lot 6 with uses or a use that demonstrates strong synergy with the adjacent uses, especially the residential to the north. 13. A full traffic study based on the approved concept plan shall be submitted with the first subsequent Development Stage plan. This may require modifications to the conceptual turn lane and ROW configurations. 14. A greenspace calculation shall be submitted to determine if any changes are necessary in the storm ponding that the site will use. 15. Any other conditions of approval that the Planning Commission find appropriate. The applicant shall acknowledge that Park Dedication requirements are based on staff review and recommendation to the Park and Recreation Board and their subsequent Board Action. Board meetings are held on the third Thursday of each month. Authored by: Peter Vickerman I Dick Edwards G:\CASES\20IS\The Village at Arbor Lakes\Staff Reports\PC Reports\The Village at Arbor Lakes PUD Concept 8-1O-IS.docx

11 Village at Arbor Lakes - Development Summary Use Summary: Lot 1, Block 1 lot 2, Block 1 Lot 3, Block 1 lot 4, Block 1 Lot 5, Block 1 Lot 6, Block 1 Lot 7, Block 1 Lot 8, 810ck 1 Lot 9, Block 1 Lot io, Block 1 lot 11, Block 1 lot 1, Block 2 Use: Neighborhood Commercial (Grocery) Neighborhood Commercial (Coffee) Regional Mixed Use (Hotel) Regional Mixed Use (Hotel) Regional Mixed Use (Hotel. Office, Medical, Senior, Housing) Undeveloped Regional Mixed Use (Retail) Regional Mixed Use (Full Service Restaurant) Regional Mixed Use (Full Service Restaurant) Regional Mixed Use (Bank) Regional Mixed Use (Pharmacy) High-Density Residential Building Sq. Ft. J Unit No.: 14, , rooms 98 rooms 17,900 sf/floor /10()"120 units N/A 11, , ,50Dsf 3,200 sf 13, S()"700 units Area Summary: Gross Site Area Acres: 42.5 ac. Percentage: 100% Lot 1, Block ac. Lot 2, Block 1 D.7 ac. lot 3, Slock ac. Lot 4, Block ac. lot 5, Block ac. Lot 6, Block ac. Lot 7, Block ac. lot 8, Block ac. lot 9, Block ac. Lot 10, Block 1 0.6ac. lot 11, Block ac. lot I, Block ac, Elm Creek Boulevard (77th Ave. N.) R-O-W 2.7 ac. Arbor Lake Parkway R-O-W 2.6 ac. Total 42.5 ac. Parking Summary: Required: lot I, Block 1 70 stalls lot 2, Block 1 3D stalls lot 3, Block stalls lot 4, Block stalls lot S, Block 1 ls0-600 stalls lot 6, Block 1 lot 7, Block 1 72 stalls lot 8, Block 1 13Sstalis lot 9, Block 1 13Sstalls lot 10, Block 1 18 stalls lot 11, Block 1 7Sstalls lot 1, Block stalls May or may not include underground or structured parking Provided: 78 stalls IS stalls 134stalJs l06stajls ID6stalls" na 74stalis 137 stalls 147 stalls 22 stalls 92 stalls 4.0% 1.6% 7.5% 4.9% 5.4% 1.2% 4.0% 4.7% 5.9% 1.5% 4.8% 41.9% 6.4% 6.1% 100% stalls = 1.4 stall/unit NORTH Village at Arbor Lakes - PUD Development Concept

12 Project Narrative South Development Node The Village at Arbor Lakes is the continuation of the City's Vision Plan that has built Arbor Lakes into a destination for the residents of Maple Grove and the broader region. Consistent with the City's vision, The Village of Arbor Lakes has a thoughtful balance of pedestrian and vehicle circulation routes that provides convenient routes between residential, hospitality, retail and restaurant uses. Continuity with previous Arbor Lakes development phases is accomplished by similar building massing across Elm Creek Boulevard as well as corner monument feature and landscape amenities of equal scale and quality. The amenities, pedestrian and vehicle circulation and tenant mix makes the Village of Arbor Lakes a fitting addition to the City's vision for the development of the Gravel Mining Area plan. Amenities The Village at Arbor Lakes Gateway Amenity: at the intersection of Elm Creek Boulevard and Hemlock Lane, the gateway element provides a gathering point for visitors and completes the last quadrant of the Gateway Amenity (Arbor Lakes Tower, The Shoppes at Arbor Lakes, The Fountains at Arbor Lakes) that started years ago. With a design approach that is complementary to the design work of the other three corners, The Village at Arbor Lakes Gateway Amenity will provide an entry plaza that frames the entry to the north on Hemlock Lane and diagonally to the full services restaurants uses proposed in the southwest corner of the site. The paver path will wind between the outdoor eating patios and welcome residents and guests into the southwest development node. Urban Promenade: the Urban Promenade is a physical and visual element to the site. Physically, the bermed and planted median will provide an over-sized green spine down the "Urban Promenade". The promenade will include on-street diagonal parking, large plaza pedestrian areas for seating with an overhead tree Doran Companies I The Village at Arbor Lakes I 19

13 Project Narrative South Development Node canopy. Ground planters will add additional color along the undulating four story facades with shrubs and perennials. The on-street parking provides easy access to hotel guests and those that require a brief stop in the area in association with the future development to the east of the promenade. Visually, the Urban Promenade will create a visual connection to the residential development node to the north of Arbor Lakes Parkway. The three and four story building massing along the Urban Promenade will relate to each other and also create a sense of place to the high-density residential development node to the north of Arbor Lakes Parkway. Neighborhood Commercial Node: consistent with the Maple Grove Gravel Mining Area Plan, the location and uses proposed in the southeast quadrant of the intersection of Hemlock Lane and Arbor Lakes Parkway provide a viable community amenity. With a mix of retail and service oriented uses, the Neighborhood Commercial node will provide walkable access to commercial goods and services for the local residents. Walks to the coffee shop for a cup of coffee and a conversation with a good friend on the landscaped patio and a short trip to the local drug store are the convenience the Neighborhood Commercial Node intends to provide to the local residents. A wide median south of the coffee shop, and generous landscaping will be provided at the right-in only from Hemlock Lane. 20 I Doran Companies I The Village at Arbor Lakes

14 Project Narrative South Development Node Pedestrian and Vehicle Circulation: A prominent feature of the development is the extension of Arbor Lakes Parkway. The development of this public roadway will create the framework for development nodes to the north and south, along with creating a link for the future development of the gravel mining area to Arbors Lake in the future. The benefits of the Arbor Lake Parkway can be summarized as follows: Consistent with the Gravel Mining Special Area Plan, the extension of Arbor Lakes Parkway will bisect the development and create two distinct development nodes; a high-density gated residential community to the north, and a regional mix-use development to the south. The roadway sections will be consistent with the existing parkway design approach west of Hemlock Lane and will include narrowing travel lanes, landscaped median, boulevard trees, and pedestrian and biking trails along the north and south side of the roadway. In lieu of a traditional traffic signal, a roundabout is proposed as a traffic control measure. Roundabouts reduce vehicle speeds, minimize vehicle weaving, automatically establish right-of-way, and reduce conflict points of a traditional intersection. The circulatory vehicle movements at roundabouts drastically reduce the critical conflicts resulting from red light running, left-turns against opposing traffic, right-angle conflicts at corners, and rear-end collisions. As a result, roundabouts significantly reduce vehicular crashes. The roundabout will provide access to the regional mixed-use development node to the south and allow traffic to continue through and access the high-density residential development node to the north. With respect to pedestrian circulation, roundabouts have defined crosswalk locations with splitter islands. The splitter island provides refuge to pedestrians and allows them to cross one direction of traffic at a time. While not included in the current development proposal, the R~O-W will be dedicated to the City of Maple Grove for the future extension of Arbor Lakes Parkways into the Gravel Mining Area to the east. In addition to the extension of Arbor Lakes Parkway, the development provides a thoughtful and convenient vehicle circulation through the following access points: At the southeast corner of the proposed development, Fountain Drive will be extended to the north and terminate with a roundabout. This roundabout will provide an easterly connection to the south development node along with creating a connection to a future development node located north of Elm Creek Boulevard south and west of the City's storm water pond. This roadway section will include a landscape median and a retail oriented boulevard design similar in nature to the retail development adjacent to Fountain Drive south of Elm Creek Boulevard. Doran Companies I The Village at Arbor Lakes I 21

15 Project Narrative South Development Node Along the south property line, a right-in only is proposed from Elm Creek Boulevard. This entry will allow westbound vehicles on Elm Creek Boulevard to conveniently enter the development onto the north-south central drive. The rightin only will also reduce the number of vehicles making a right turn at the intersection of Elm Creek Boulevard and Hemlock Lane, which is a benefit to the level of service of that intersection. Along the west, a right-in only is proposed from Hemlock Lane. This allows northbound vehicles on Hemlock Lane to conveniently enter the south development node onto the east-west drive. The right-in only will also reduce the number of vehicles making a right turn at the intersection of Hemlock Lane and Arbor Lakes Parkway, which is a benefit to the Level of Service of that intersection. Internal to the south development, a strong axial layout will provide logical traffic patterns and convenient access to the proposed uses. The axial layout is comprised of an urban street concept running north-south and a strong east-west connection. The urban street will include on street parking, landscaped median, and pedestrian plazas between the street and buildings. The east-west roadway will focus on convenient traffic movements into and out of the four quadrants of.the south development area. In the Neighborhood Commercial node (NW quadrant), a right-in/right-only is proposed from Arbor Lakes Parkway. This entrance provides convenient access for the local residents to and from the retail and service oriented uses. 22 I Doran Companies I The Village at Arbor Lakes

16 Project Narrative North Development Node Situated on 17 acres surrounded by the City of Maple Grove, The Village at Arbor Lakes is a development of six structures within a gated community is expected to contain approximately luxury apartment (rental) units. The promenade, established in the south node, extends to the north development, terminating at the centralized Clubhouse, which houses the extensive amenity package. These complementary sites of high density residential and mixed use commercial will allow local residents to form habits of urban living while in the suburbs. The proposed northern node has two points of ingress and egress to help traffic movement within the site. The design of The Village is consistent with the City vision for land use and density. The main access point is a strictly controlled entrance with a staffed guard house that is located to keep traffic flowing while providing a secure entry. Residential buildings are sited in a way to define the edges and establish a physical border simulating an urban designed gated community. The building footprints have a meandering design of complex irregular shapes that allows for pocket parks while evoking a sense of intimacy on such a large site. Each building will have residentdedicated underground parking with additional on grade parking. This conveniently located on grade parking will be shielded by berms and mature trees so not to diminish the campus feel. Doran Companies I The Village at Arbor Lakes I 23

17 Project Narrative North Development Node Varying building heights, undulating facades, and landscaped walks create visual interest. Design aesthetic will be a material combination predominately comprised of brick with secondary brick, stone accents, and stucco. Residential density, frequency and variety of buildings, and the presence of trees and vegetation all enhance the walkability of the site leading to improved social interaction, reduced crime, and increased sense of pride. Within the two-story, 25,000-30,000 square foot Clubhouse residents can enjoy an indoor pool, spa, sauna, state of the art fitness center, group fitness, coffee bar, game room, media room, golf simulator, community room, card room, private entertaining suites, and a business center. Outdoor amenities include an outdoor pool, community gardens, grilling stations, putting green, bocce ball court, fire pits, and dog park. Each building will also have its own car washing station and pet spa. The units will showcase granite countertops, individual washer and dryers, most have patios or decks, some units have four and five fixture bathrooms and many have separate dining areas. There will be diverse housing options offering variations for any lifestyle. The entire project will have high resolution security cameras to offer continued monitoring and safety for its residents. A suburban retreat, The Village at Arbor Lakes, will provide unparalleled quality of life and healthy living. The high quality of construction, unique design criteria and unmatched level of amenities will make it a draw for residents along the entire tier of northern suburbs. 24 I Doran Companies I The Village at Arbor Lakes

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20 """"LEGEND""""",,,,,,,,,,,,,,,,,,,,, NORTH sec Village at Arbor Lakes - Existing Zoning Category and Present Use Map

21 .. - City of Maple Grove Maple Grove Parks and Recreation MEMORANDUM TO: Dick Edwards - Community Development Director ~ FROM: Chuck Stifter - Superintendent of Parks and Planning if ~ DATE: July 1,2015 SUBJECT: The Village at Arbor Lakes - PUD Concept Stage Plan Review After reviewing the above-mentioned submittal, the Park & Recreation Board staff has the following comments: The Park Dedication ordinance applies to this subdivision which requires a land dedication or a cash equivalent per unit based on the current rate. Staff recommends a cash dedication be accepted for The Village at Arbor Lakes based on the Park System Comprehensive Plan Park dedication fees for a mixed use subdivision area as follows: Commercial rates are $11,000 per acre Residential rates: Multi-dwelling are $3194 per unit Single family are $3993 per unit Affordable are $2995 per unit Fees will apply to all platted acres in the subdivision. This proposed subdivision is in Park Service Area 24. Park facilities are undeveloped in this service area at this time. General The recommendations above are that of the Parks and Recreation staff. Final park dedication requirements are acted on by the Parks and Recreation Board at their regularly scheduled monthly meetings. Applicants may pay the park dedication fee at any time after the final plat has been approved by the City Council and Park Board but it must be paid before the plat is released by the City for filing. Park dedication rates are reviewed annually in February by the City Council. The rate is applied at the time the plat is released to the County/or filing.

22 .ifuple Grove MEMORANDUM TO: FROM: Dick Edwards, Community Development Director Terry R. Muller, P.E., Assistant City Engineer ~ DATE: July 2,2015 SUBJECT: Village of Arbor Lakes - PUD Concept Stage Plan I have reviewed the above-subject PUD Concept plan and have the following comments: 1. Transportation. The development proposes a public street system of Arbor Lakes Parkway that runs east and west through the center of the development, including a roundabout feature and the extension of Fountain Drive to the north. Also, there is a right-in only entrance from Elm Creek Boulevard and from Hemlock Lane. The right-in access from Elm Creek Boulevard needs to be evaluated by City and Hennepin County staff to determine ifit can be approved. The right-in/right-out from the north development area may be problematic because visitors pulling up to the gate will have to back out to get to the attended gate. There is a sliver ofland between Fountain Drive and the Tiller property to the east that should be shown as right-of-way. There will be the need to obtain street right-of-way from the Tiller property for the construction of the proposed roundabout. There needs to be a trail constructed along the north side of Elm Creek Boulevard adjacent to this development. The proposed development shall establish a trail corridor in this area. 2. Utilities. There is an existing IS" sanitary sewer pipe that is extended to the northeast comer of the intersection of Hemlock Lane and Elm Creek Boulevard. Also, there is a 12" sanitary sewer pipe that was extended to Forestview Lane on the east side of Hemlock Lane. Both of these sanitary sewer systems are available to serve the proposed development. There is a 20" trunk watermain located on Hemlock Lane that will be extended to the east to serve the proposed development. Storm water from this development will be directed to a storm water pond located south of Arbor Lakes Parkway and east of Fountains Drive on the adjacent Tiller property. 3. This development is located in the Shingle Creek Drainage District, sub-district SC-A51 and SC-A64, as designated in the Maple Grove Storm Water Management Plan. The watershed may require infiltration basins and the developer should be prepared to provide them if required. 4. A feasibility study will be required to be prepared to estimate proposed costs and conduct a preliminary design review for this project. The applicant will be required to submit a surety to the Engineering Department that will guarantee payment for the preparation of the report by a City consultant. cc: Ken Ashfeld, P.E., Director of Public Works/City Engineer Jupe Hale, P.E., Transportation Operations Engineer Rick Lestina, Water Resources Engineer

23 8/3/2015 Plan Gross Trips Size Total Trips per AM Peak Day PM Peak Pharmacy 13,000 1, Coffee Shop 2,000 1, Bank 3, Hotel 206 1, Grocery Store 14,000 1, Retail Apparel 4, Retail Arts and Crafts 4, Retai Fast Food 2,200 1, Office 71, Restaurant 11, South Total 9, Apartments Grand Total 14,437 1,267 1,299 AUAR Total