02-21-2017 Planning Commission Packet

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#17-3898 2060 Wayzata Blvd. February 21,2017 Page 3 The primary intent of this review is to determine whether a daycare use is appropriate for this site at 2060 Wayzata Boulevard, and if so, define what general conditions should be established for that use. Adding a bit of complexity to the issue is that this site contains 5 separate building pad tax parcels as well as the common parking lot which serves each of the five pads. In discussions with the applicant recently and with others over the past five years,the likelihood of the remaining four pads being developed for office condominium use as platted is relatively low. There appears to be greater interest in developing the east half of the site for some type of multi-family residential use. How that would interact with the proposed daycare use is unclear. A comprehensive development plan for this site would be preferable to the piece-meal approach we are faced with. Optional Approaches to Zoning. If the Council determines that a daycare use falls within the broad definition or scope of'office use',and further determines that a daycare use is within the scope of a 'service use',then neither a CMP map amendment nor CMP text amendment are necessary. However, if the Council determines that a daycare use does not fall within the scope of office or service uses,then a CMP map&text amendment would be required. In either of the above scenarios,at a minimum an amendment of the PUD No. 2C Agreement will be required in order to allow the daycare use at this site,since the existing Agreement is quite specific as to allowing only the 'office condo' use.. If it is determined that daycare would be appropriate generally within the B-6 District,then a companion text amendment to the B-6 zoning code should be considered. Site Plan Considerations Site planning for the specific requested daycare use for this property will be considered in the review of the companion application#17-3899 by Little Acorns. However, a number of site planning considerations pertinent to any use of this site will be addressed here. Parking Requirements.The original approvals for parking for this site recognized that while the Zoning Ordinance requires 1 stall for every 200 s.f. of floor area for all professional office uses,this number may have been excessive for the anticipated office condo use. The term "floor area"for the purpose of calculating the number of off-street parking spaces is the net usable floor area of the various floors, devoted to retail sales,services,office spaces, processing and fabrication, exclusive of hallways, utility space and storage areas other than warehousing. For office buildings the City has generally considered the net "floor area"for parking calculation to be 85%of gross floor area. For the original approvals,after consulting with the City Engineer and the City's planning consultant, it was determined that a parking requirement of 3.5 stalls per 1,000 s.f. (1 stall per 286 s.f.) using 85%of the gross floor area,was a more realistic standard for the office condos. This would balance the need to provide adequate parking completely within the site,while eliminating unnecessary hardcover. Council accepted this formula and it was used in the approvals for the office condo project, requiring 101 stalls for the anticipated 34,000 gross s.f. of office space (34,000 sf x 0.85)/286 sf= 101 stalls. The site plan was approved with a parking layout that just meets the minimum with 102 stalls. For uses other than office, parking requirements vary considerably. Per section 78-1516, "day nurseries" require four stalls plus one for each 500 square feet in excess of 1,000 square feet of floor space in the principal structure. Retail sales and service establishments require at least one stall for each 150 square feet of net floor area. Restaurants require at least one stall for each 80 square feet of public floor area. The available parking at this site is a limiting factor in the types of uses possible. How the proposed daycare use impacts this is addressed in the CUP application memo (17-3899).