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03-01-04 PCITEM 3_-1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com MEMORANDUM TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 29 January 2004 RE: Otsego — Subdivision Ordinance; Park and Trail Dedication NAC FILE: 176.08 BACKGROUND The City's current park and trail fee in lieu of was adopted by the City Council on 10 March 2003. To ensure that the park and trail dedication fee in lieu of land is adequate and representative of the impacts of new development to the City's park system, the fee should be reviewed annually. ANALYSIS Current Fee. The City's current park and trail fee in lieu of land for residential development is $2,100.00 per dwelling unit. The fee is based on the estimated cost of land acquisition ($1,600.00 per dwelling unit) and construction costs for development of new neighborhood park facilities ($500.00 per dwelling, per square mile) using data generated in 2002. Park and Trail dedication fees in lieu of land for commercial and industrial subdivisions are $7,000.00 and $3,500.00 per gross acre respectively, based on 2002 land values. Land Cost. No change in residential, commercial or industrial land prices from those cited in our office's 26 February 2003 memorandum has been observed by City Staff during 2003. As such, the land value component of the residential cash fee in lieu of land is not recommended to be changed. We also do not recommend changes to the commercial ($7,000.00 per acre) and industrial fee ($3,500.00 per acre) in lieu of land for the same reason. Construction Cost. The Engineering News -Record establishes a construction cost index that can be applied to project estimates over time to account for changes in labor and materials costs. Based on the year end construction cost index for 2002 and 2003, the cost per dwelling unit per square mile for development of a neighborhood park has increased to $530.00. Community Center. We have also been directed by the City Council to research facilities and cost estimates for construction of a community center similar to that built by Monticello, Maple Grove, Becker and Elk River: The average cost of these two community centers is $14,800,000. Under park and trail dedication requirements, the City may include that portion of the cost for a community center to be borne by new residents moving into the community. The 2000 Census identifies Otsego as having 2,062 households. The City is projected to have a household count of 21,471 by 2040 based on a growth rate of 400 to 600 new households per year. As such, the cost per household for the proposed community center would be $690.00, which may be added to the park and trail fee in lieu of land. The addition of this additional fee would be contingent upon the City committing to buildirg a community center as part of its Comprehensive Plan. CONCLUSION City staff recommends that the park and trail fee for residential subdivisions be amended to $2,820.00 per dwelling unit for 2004. A public hearing has been scheduled for 2 February 2004 to consider this amendment. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Square Year Construction CCI Adjusted Footage Constructed Cost Cost Maple Grove 118,831 sf. 2000 $14,900,000.00 $16,000,000.00 Monticello 1999 $12,000,000.00 $13,600,000.00 The average cost of these two community centers is $14,800,000. Under park and trail dedication requirements, the City may include that portion of the cost for a community center to be borne by new residents moving into the community. The 2000 Census identifies Otsego as having 2,062 households. The City is projected to have a household count of 21,471 by 2040 based on a growth rate of 400 to 600 new households per year. As such, the cost per household for the proposed community center would be $690.00, which may be added to the park and trail fee in lieu of land. The addition of this additional fee would be contingent upon the City committing to buildirg a community center as part of its Comprehensive Plan. CONCLUSION City staff recommends that the park and trail fee for residential subdivisions be amended to $2,820.00 per dwelling unit for 2004. A public hearing has been scheduled for 2 February 2004 to consider this amendment. PC. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner ITEM 3_2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 23 February 2004 RE: Otsego — Sheils Office Building; PUD Development Plan NAC FILE: 176.02 — 04.02 BACKGROUND Dr. Paul Sheils has submitted plans to construct an 8,175 square foot office building on Lot 1, Block 1 of the Otsego Waterfront 3rd Addition. Dr, Sheils has a dental practice that would occupy a portion of the building. The subject site is located at the corners of Parrish Avenue, 91St Street and Quaday Avenue, to the north of the Holiday convenience gas store. The subject site is zoned PUD, Planned Unit Development District. The changes to the site plan and building design require approval of a PUD Development Stage Plan. The City Council had previously approved development plans for a commercial retail store for this site submitted by Landcor Construction, Inc. Our understanding is that the proposed tenant will likely occupy a building in the Waterfront East development. Landcor Construction, Inc. has sold this property to Dr. Shiels. Exhibits: A. Site Location B. Site Plan C. Building Elevations. D. Landscape Plan (previously approved) ANALYSIS Use. Uses allowed within the Waterfront PUD District are based upon those permitted, conditional or interim uses allowed in the B-3, General Business District. Professional offices, such as dentists, are a permitted use in the B-3 District. As such, the proposed use is allowed in the PUD District and considered to be highly appropriate. Other potential tenants would include those uses allowed in the B-3 District. Building Design. The proposed building is a one story structure with entrances at the south and north sides of the building. It is to be constructed mainly of brick with EFIS and CMU accents. The building design uses storefront style windows, pilasters and parapets as visual accents. The design of the building is consistent with the requirements of the Zoning Ordinance and PUD Design Guidelines and will be an attractive addition to the Waterfront West development. Landscaping. The applicant must submit a landscape plan based upon the revised site plan. Our expectation is that the site landscaping would be very similar to that which was approved for the proposed retail store that was to be built on the subject site. The landscape plan may be submitted and made subject to City Staff review and approval. The landscape plan attached hereto is the plan previously approved by the Planning Commission and City Council. Lot Requirements. The following lot requirements of the PUD District apply to the subject site. The proposed site plan meets all applicable lot requirements. Lot Area Lot Width _706 -Oft Setbacks CSAH 42 Local Street Interior Parking Street Interior 1.0ac. . 55ft. 35ft. loft. 10ft. 5ft. Access. The subject site has one access to Quaday Avenue, which is shared with the convenience fuel use to the south. The applicant has revised the site plan to modify the access to provide greater visual and physical separation between the subject site and the convenience gas use. Given the change in use on the subject site from a retail business location to an office use, we believe the site changes are positive. Access to the convenience fuel site by fuel delivery trucks is not impacted by the site changes. Off -Street Parking. Professional offices require three parking stalls plus one stall per 200 square feet of net floor area in accordance with Section 20-21-9.N of the Zoning Ordinance. Other potential tenants would likely be subject to the same 1 stall per 200 square foot requirement leaving some flexibility in leasing space. The calculation of required parking for the subject site is shown below: 3 stalls + (8,175sf. x 10% area reduction / 200 sf.) = 40 stalls 2 The site plan provides 40 parking stalls. It should be noted that some of the 17 stalls along the south lot line were intended to be shared with the convenience fuel use to allow tandem parking of vehicles with trailers or RVs. The changes to the site plan involving construction of an island along the south property line would eliminate this arrangement. The convenience fuel use has adequate supply of parking stalls on its own site to meet Zoning Ordinance requirements. Given the traffic generation and site characteristics of each use noted above, we think the change is positive. Pedestrian Access. The site plan indicates that the trail along CSAH 42 has not been extended from the south lot line to 91 street along the west side of the subject site. Construction of the trail is required along with a connection into the site. Signs. The site plan illustrates one freestanding sign to be located at the northwest corner of the site and one at the southeast corner of the site across from the driveway entrance. The sign is a monument type structure of brick and masonry construction with details that mirror elements of the principal building. Only one freestanding sign is allowed. The sign (including the structure) has an area of approximately 83 square feet, which is within sign area allowances of 100 square feet. The sign measures 11 feet in height, whereas up to 20 feet is allowed by the Zoning Ordinance. Section 20-37-2.E of the Zoning Ordinance requires signs to be setback at least 10 feet from any property line, and outside of the visibility triangle on corner lots. The proposed sign location at the northwest corner of the site encroaches within required setbacks. No wall signs are shown on the submitted plans. Wall signs may be allowed on two facades of the building. The size of the individual wall signs may not exceed 100 square feet. A sign permit is required prior to construction or placement of any signs on the property. Lighting. A plan indicating the location of all proposed exterior lights and their illumination field must be submitted. All light fixtures must be hooded with a 90 degree horizontal cut-off and down cast in accordance with Section 20-16-10 of the Zoning Ordinance. Freestanding light fixtures must not be taller than 25 feet. Trash. The site plan illustrates an exterior trash enclosure at the southwest corner of the site. No plans for construction of the trash enclosure have been submitted. The trash enclosure must be constructed out of brick materials consistent with that used on the principal building and will require landscaping around it for screening purposes. The design of the trash enclosure may be made subject to City Staff review and approval. Criteria. An application for PUD Development Stage Plan approval is subject to evaluation based on (but not limited to) the criteria outlined in Section 20-3-21 of the Zoning Ordinance: 1. The proposed action's consistency with the specific policies and provisions of the official City Comprehensive Plan. 3 Comment: The subject site is guided for commercial uses as part of the City's primary retail and service area at CSAH 39 and CSAH 42. The addition of a professional office building at this location is consistent with the range of uses anticipated by the Comprehensive Plan and provides for diversification of the uses within the Waterfront West development. 2. The proposed use's compatibility with present and future land uses of the area. Comment. The subject site is surrounded by commercial uses to the north, east, south and west. The only potential compatibility issue is with the existing single family residential neighborhood to the northwest of the subject site. However, the character of an office use combined with site design elements, serves to mitigate any potential impacts. 3. The proposed use's conformity with all performance standards contained in the Zoning Ordinance (i.e., parking, loading, noise, etc.). Comment: The proposed use will conform with the requirements of the Zoning Ordinance and PUD District. 4. The proposed use's effect upon the area in which it is proposed. Comment: The proposed use will have a positive effect in continuing buildout of the Waterfront West development and adding to the range of services available in the area. 5. The proposed use's impact upon property values of the area in which it is proposed. Comment. Although no study has been completed, the proposed use is not anticipated to negatively impact area property values. 6. Traffic generation by the proposed use in relation to the capabilities of streets serving the property. Comment: The proposed use will generate traffic within the capacities of streets serving the property. 7. The proposed use's impact upon existing public services and facilities including parks, schools, streets, and utilities and its potential to overburden the City's service capacity. Comment: The proposed use is not anticipated to have a negative impact to the City's service capacity. 4 CONCLUSION The proposed use, building and site design is consistent with the requirements of the Waterfront PUD District. As such, we recommend approval of the request as outlined below. A. Motion to approve a PUD Development Stage Plan for the Sheils Building, subject to the following conditions: 1. A landscape plan shall be submitted specifying the type, size, quantities and location of proposed perimeter and foundation plantings, subject to City Staff approval. 2. The trail along CSAH 42 is extended from the south line of the subject site to 91St Street, with provisions made for a pedestrian connection into the subject site. 3. Only one freestanding sign shall allowed and the sign shall be setback 10 feet from any property line and shall not encroach into the required visibility triangle, subject to City Staff approval. The construction of any sign on the property shall require prior approval of a sign permit. 4. The applicant shall submit a lighting plan indicating the location, type, height and illumination field of all proposed fixtures, which is subject to City Staff approval. 5. The trash enclosure shall be constructed of materials consistent with the principal building and landscaping shall be provided at its base for screening purposes, subject to City Staff approval. 6. Comments of other City Staff. B. Motion to deny the request based on a finding that the application is inconsistent with the PUD District. C. Motion to table. pc. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Dr. Paul Sheils PBA Architects, Inc. 5 RAiE MAP DAIR PRD VDED BY Hakanson Anderson ■ � ■ Assoc,..Inc, PREPARED OCTOBER 2001 NOTE: THIS MAP IS FOR PLANNING PURPOSES ONLY AND SHOULD NOT BE USED FOR EXACT MEASUREMENT. 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