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HomeMy WebLinkAbout04-08-2002 Council Work SessionCouncil Work Session 5:30 p.niM Monday, April 8,2002 Orono City Council Chambers 2780 Kelley Parkway AGENDA 1.City Assessor Update Regarding the Property Revaluation Process and Results 2. 3. Highway 12 Development Issues Update Regarding the Medical OITice Building Plan for the City Parcel at the Comer of Highway 12 and Old Crystal Bay Road 5 kmi crnrofOiMHfo Miiiikipd Offices Strset AMrtU: 2750 Kelley Psrhway Orono, MN 55356 MaHitf AMnts: P.O. to 66 Ciystal Bey. MN 55323 0066 January 31,2002 Karl Berg 2112 Sugarwood Drive Long Lake. MN 55356 Re: Proposed Development at US 12/Old Crystal Bay Road Dear Karl: This letter is intended to summarize the application and review process for your proposed medical office building on the 2-acre parcel at the NE comer of Highway 12 and Old Crystal Bay Road North. Such a proposal would require the following applications: 1. 2. 3. A request for rezoning of the property via the PUD process. The property is currently zoned RR-IB Single Family Rural Residential, although it has been guided since the late 1980s for commercial use. You would be applying for a rezoning to B-6 Highway Commercial District, in which Offices (business and professional) are a permitted use. The Planning Commission has already recommended approval for adding "Clinics for human care on an outpatient basis only" to the list of permitted B-6 uses, which may be an even better fit for your proposed use. This will likely be approved by the Council this winter. A request to develop the site as a Planned Unit Development (PUD) per Zoning Code Section 10.53, subject to the guidelines established for development of the Highway 12 Corridor in Section 10.52. You will also be asking for a variance to the 5-acre minimum rezoning requirement of Section 10.52, Subd. 1. A request for Commercial Site Plan Review which is processed concurrently with the PUD and rezoning. The appropriate application packages are enclosed with this letter. The PUD review process involves a Concept Plan Stage, in which you provide preliminary plans and detailed information for review by the staff, Planning Commission and Council. Once Concept Plan Approval is granted (documented by a resolution of the City Council), you would then submit final plans that would address all requirements established by the Concept Plan Approval. If found by the City to be acceptable and in conformance with the Concept Plan conditions and requirements, these fmal plans would be approved in a General Development Plan Approval resolution. Ttkpboae(9S2)MM<M • llu(9S2)24M61i www,ctorono.mB.ii8 L Karl Berg January 31,2002 Page 2 It is, of course, in the best interests of all concerned that your application submittals be as complete as possible, allowing sufficient time for staff to review and understand all aspects of the application prior to Concept Plan consideration by the Planning Commission and Council. The submittals required should include all these items listed under the General Concept Stage (Section 10.53 Subd. 8). Appiigation Fees The folic <ving application/review fees as excerpted from the City's 2002 Fee Schedule would apply for your application for the General Concept Stage: PUD / Rezoning Application : Commercial ...................................................... $175.00/acre Special Improvement Fees: - Proposed Storm Sewer System.......................... $250.00 - Proposed Sanitary Sewer Main Extension*......... $275.00 plus $25.00 per stub - Proposed Water Main Extension*...................... $275.00 plus $25.00 per stub * if required Commercial Site Plan Review........................................ $275.00 Additional fees you should expect when the application proceeds to the development stage include: Park Dedication (Commercial Site) 8% of Land; or Cash Contribution in Lieu of Land (Council Discretion): 8% of Predevelopment Fair Market Value (Subject to minimum fee of $8125/acre, maximum $ 13,875/acre per Resoi. 4739 and 2002 Fee Schedule) Local Sewer/Water Connection Charges Sanitary Sewer Connection Charges 1989 Highway 12 Area .............................$5,320.00 per acre Municipal Water Connection Charge 1989 Highway 12 Area.............................$8,795.00 per acre Storm Water and Drainage Trunk Fees Conunercial:.......................................................$6,480.00 per acre Document Filing Fees.....................................................$220.00 minimum plus incurred costs I; i: Karl Berg January 31,2002 Page 3 Applicable Code Sections The Orono Zoning Code sections which apply to this project include the following: Section 10.52: Special Requirements for Rezoning in the Highway 12 Corridor Study Area. The requirements are summarized as follows: a) Minimum site area for rezoning is 5 acres; applicant must demonstrate the proposal is compatible with surrounding uses. b) Access and circulation plan required, must be consistent with City transportation goals and policies; must dedicate necessary right-of-ways. c) Sewer and water must be available (it is, but connection charges apply). d) Stormwater Management Plan is required. e) PUD development required for any proposal requiring zoning changes f) Building design and construction standards enumerated as to exterior finishes, outbuilding compatibility with original buildings, no temporary buildings g) Development Agreement required Section 10.53: Planned Unit Development, lliis section defines the PUD review and approval process including application and submittal requirements. Refer to Section 10.53 Subd. 8A(4) on page 359-6 thru 359-9 regarding the necessary General Concept Stage submittals. Section 10.45: B-6 District Standards. These standards provide information regarding site plaruiing requirements and other topics. Copies of the noted Ordinance sections are attached for your use. Preliminary Kev Issues There are perhaps two key issues which the City staff sees as critical in development of this site: A. Stormwater Management. The Minnehaha Creek Watershed District will likely require that stormwater runoff rate control ponding be developed on the site. As far as stormwater quality management is concerned, two existing stormwater ponds adjacent to Highway 12 about 1/4 mile east of your site, are owned and controlled by MnDOT. The probable developer of the 50 acres east of the City Facilities complex plans to expand those ponds to meet their stormwater quantity and quality management needs, and Orono intends to assist them as necessary to obtain MnDOT permits/approvals for use and expansion of those ponds to serve their development as well as your parcel and the one to your immediate east. Karl Berg January 31,2002 Page 4 B. Development Quality and Site Planning. Because your building will be one of the first, if not the first, to develop along Kelley Parkway, it will set the standard for the development that comes after it. The City will be looking carefully at site planning, building design, quality of materials, and landscaping as elements that are critical to making your application successful. We are looking forward to working with you on this project, and will seek to provide whatever assistance we can in moving the process forward. Please feel free to contact me or other staff members if you have questions. Sincerely,/ Michael P. Gaffron Planning Director cc: Ron Moorse, City Administrator end. /tgeti: K>c» »f>cw« Aoo^ <i^i>iiicic ; »<• ^rtivts ; ^«j)/rA>C» PAC« S j \ if ftcC ; /fr,»st> <c i,©ro <c l,r^^ sC /*/,soo r7»w '•• lA.Soo -X. ---------- c ^73t»o c . 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