Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
City Council Planning Joint Agenda Packet 12-18-2013
AGENDA SPECIALJOINTMEETING–MONTICELLOCITYCOUNCILAND MONTICELLOPLANNINGCOMMISSION Wednesday,December18,2013–5:00p.m. BridgeRoom,MonticelloCommunityCenter Mayor:ClintHerbst CouncilMembers:LloydHilgart,TomPerrault,GlenPosusta,BrianStumpf PCMembers:BillSpartz,BradFyle,CharlotteGabler,SamBurvee,GrantSala Others:AngelaSchumann,JeffO’Neill 1.CalltoOrder 2.PurposeofMeeting:JointreviewofapplicationforCollaborativePlannedUnit Developmentat503MapleStreet;Applicant:SRCSBuildingCompany(SwanRiver). 3.Adjournment JointCityCouncil/PlanningCommissionAgenda:12/18/2013 1 ConsiderationofarequestforadoptionofaPublicValuesStatementgoverningtheproposed PlannedUnitDevelopmentforaCharterSchool.Applicant:Miller,Eric/SRCSBuilding Company(SwanRiverMontessori)(NAC) A.REFERENCE&BACKGROUND: Property:Legal:Lots6and7,Block10,andLots8,9,and10of Block11,OriginalPlatofMonticello Address:503and500MapleStreet PlanningCaseNumber:2013-040 Request(s):CollaborativeAdoptionofPublicValuesStatementfora PlannedUnitDevelopment DeadlineforDecision:February1st,2014 LandUseDesignation:PlacestoLive/PlacesforCommunity ZoningDesignation:R-3,MediumDensityResidentialandCCD,Central CommunityDistrict. Thepurposeofthe“R-3”MediumDensityResidential districtistoprovideformediumdensityhousingin multiplefamilystructuresranginguptoandincluding twelve(12)unitsanddirectlyrelated,complementaryuses. Thepurposeofthe“CCD”CentralCommunityDistrictis toprovideforawidevarietyoflanduses,transportation options,andpublicactivitiesinthedowntownMonticello area,andparticularlytoimplementthegoals,objectives, andspecificdirectivesoftheComprehensivePlan,andin particular,theEmbracingDowntownMonticelloreportand itsDesignGuidelines.TheCCDsub-districtisL-4. Overlays/Environmental RegulationsApplicable:NA CurrentSiteUse:Single-FamilyResidential(503Maple)andK-12School (500Maple). JointCityCouncil/PlanningCommissionAgenda:12/18/2013 2 SurroundingLandUses: North:Railroad/Institutional East:CommunityCenter South:Low-DensityResidential West:Low-DensityResidential ProjectDescription:Theproposedprojectconsistsofanexpansionofthe existingSwanRiverMontessoriSchoolfacilitywithanew, separatebuildingtobeconstructedacrossMapleStreetto thewestoftheexistingSchool.Thenewbuildingwillbe usedforclassroomandofficespace,inconjunctionwith theschoolactivitiesintheexistingbuilding. ThepurposeofusingPlannedUnitDevelopmentforthis projectistopermittheapplicantstoexpandthefacilityon aseparatesite,butcontinuetosharecommonfacilities (suchasparking,studentdrop-off,andothersiteelements) withoutprovidingseparatesupportfacilitiesonboth parcels.SubsequentstagesofPUDreviewwillexamine howthepropertiesworktogetherdespitetheintervening roadway. ANALYSIS Generalprojectdescription: TheapplicantisseekingaPlannedUnitDevelopmenttoallowtheoperationand expansionofitsexistingMontessoriSchoolontheeastsideofMapleStreet.The applicantisseekingtoexpandthefacilitiestoprovideadditionalclassroomandoffice space,andtocomplywiththerequirementsforSpecialEducationunderstatelaw.A portionofthenewbuildingwillaccommodatelargemeetingandmusicspacethatisnot availableinthecurrentbuilding,aswellasoutdoorspace.Noincreaseinstudent populationisplannedasaresultoftheexpansion–thenewbuildingspaceisintendedto supplementtheexistingcurriculum. Aplannedunitdevelopmentisrequiredfortheproposeduseduetotheinteractionofthe twosites. Listofmaterialssubmittedinsupportoftheapplication: ProjectNarrative GeneralizedSitePlans GeneralizedFloorPlan JointCityCouncil/PlanningCommissionAgenda:12/18/2013 3 ProcessforPUDapplicationandreview: ThefirststepinthePUDprocessisfortheapplicant’spreliminarymaterialstobe reviewedbyCitystaffinapre-applicationmeeting.Thatmeetingwasheldinmid- November. Thenextstep,thecollaborativeprocessdefinedbythePUDordinance,beginswitha jointmeetingwiththePlanningCommissionandCityCouncil,duringwhichaPublic ValuesStatementistobedeveloped. ThePublicValuesStatementisintendedtolayoutthecommonobjectivesheldbyboth theCityanddeveloperforthePUD.Thezoningordinanceidentifiesthefollowing purposeofPlannedUnitDevelopment: PurposeandIntent ThepurposeofthePlannedUnitDevelopment(PUD)zoningdistrictisto providegreaterflexibilityinthedevelopmentofneighborhoodsandnon- residentialareasinordertomaximizepublicvaluesandachievemore creativedevelopmentoutcomeswhileremainingeconomicallyviableand marketable.Thisisachievedbyundertakingacollaborativeprocessthat resultsinadevelopmentoutcomeexceedingthatwhichistypically achievablethroughtheconventionalzoningdistrict.Ifadevelopment proposaldoesnotdemonstratesignificantpublicvaluebenefitsaboveand beyondthoseachievableunderaconventionalzoningdistrict,theCity reservestherighttodenythePUDrezoninganddirectthedevelopertore- applyunderthestandardapplicablezoningdistrict. ThezoningordinancelaysoutthefollowingexpectationsofaPUDapplication (editedlistincludingonlyitemsrelevanttothisproject): ExpectationsofaDevelopmentSeekingaRezoningtoPUD Theprovisionsofthissectionincludethefollowingstandards,whichare intendedtoachievethefollowingpublicvalueswithinaPUDzoning district: (a)Ensurehighqualityconstructionstandardsandtheuseofhighquality constructionmaterials; (d)Promoteaesthetically-pleasingdesignwithintheneighborhoodand appearsattractiveandinvitingfromsurroundingparcels; (e)Incorporateextensivelandscapinginexcessofwhatisrequiredby code; (f)Providehigh-qualitypark,openspace,andtrailopportunitiesthat exceedtheexpectationsestablishedintheComprehensivePlan; JointCityCouncil/PlanningCommissionAgenda:12/18/2013 4 (h)Promotedevelopmentthatisdesignedtoreduceinitialinfrastructure costsandlong-termmaintenanceandoperationalcosts; (i)Whereapplicable,maximizetheuseofecologically-basedapproaches tostormwatermanagement,restoreorenhanceon-siteecologicalsystems, andprotectoff-siteecologicalsystemsincludingtheapplicationofLow ImpactDevelopment(LID)practices; AreasofFlexibility (a)TheCityshallconsideranincreaseinthenumberofoverallunitsand associatedreductionsinlotwidthandsizeifthePUDprovides substantiallymoresiteamenitiesandpublicvalues,asoutlinedinSection 2.4(P)(7),thancouldbeachievedinaconventionalresidential developmentfortheapplicablezoningdistrict. (b)TheCityshallconsideradecreaseintheamountofroadwidth requiredorright-of-wayrequirementsifthePUDprovidessubstantially moresiteamenities,asoutlinedinSection2.4(P)(7),thanarefoundina conventionalresidentialdevelopmentfortheapplicablezoningdistrict. Specificationsandstandardsforstreets,utilities,andotherpublicfacilities shallbeatthediscretionofCityCouncilandmustprotectthehealth, safety,comfort,aesthetics,economicviability,andgeneralwelfareofthe city. (c)TheCityshallconsiderflexibilitywithregardtolotsize,width,and depthwhenreviewingaPUDrezoningrequest.Specificationsand standardsforlotsshallbeatthediscretionofCityCouncil,andshall encourageadesirablelivingenvironmentwhichassistsinachievingthe goalssetoutforPUDs. (d)TheCityshallconsiderflexibilityinthephasingofaPUD development.ChangestotheproposedstagingortimingofaPUDmaybe approvedbytheCityCouncilwhennecessaryorontheshowingofgood causebythedeveloper. ThePublicValuesStatementproducedbytheJointMeetingprocessshould addresstheitemsidentifiedinthe“Expectations”sectionabove,alongwithany otherelementsdeemedimportantbytheCityandDeveloper.Asanoutlinefor thisstatement,thediscussionoftheJointMeetingparticipantsmayfocuson definingthefollowingelements: RangeofAcceptableBuildingMaterials Architecture,SitePlanning,andDesign LandscapingandRelatedSiteImprovements ExpectationsforPathwayConnections ExpectationsforTransportation,TrafficControl,StreetAccess,etc. JointCityCouncil/PlanningCommissionAgenda:12/18/2013 5 ExpectationsforStormwaterControl,aswellasotherutilities. TheValuesStatementwillbeusedastheevaluativetoolfortheCityin determiningtheeventualacceptabilityoftheprojectforPUDconsideration. Thus,italsoservesasthedesignguidelineforthedeveloperastheyworkthrough thePUDdesignandreviewprocess.ForthecollaborativePUDprocesstobe successful,itisimperativethattheValuesStatementaddressesasmanyofthe importantissuesaspossible,whetherthosearedeveloperorcommunityinterests. Whileitisnotpossibletoforeseeeveryeventualissueatthebeginningofsucha project,thebettertheValuesStatementidentifiesandaddressestheissues,the smootherthecollaborativeprocesswillbe.Assuch,thePublicValuesStatement shouldalsofocusonoverarchingelementsthatrelatetothesiteinquestion, includingtheroleofthispropertyintheCity’sdevelopmentlandscape,andhow therangeofpotentiallanduseswillfurthertheobjectivesoftheCity’s ComprehensivePlan. TheresultingValuesStatementisaPOLICYdocument,notaTECHNICALone. Therefore,itwillidentifyGoalsandObjectives,butnotprecisedesigndetails.It isessentiallyamini-ComprehensivePlanforthesubjectproperty,usedtodesign andcritiquethenewcustomZoningDistrictbeingwrittenfortheproposed project. AttachedtothisdocumentisadiscussionguidethattheparticipantsattheJoint Meetingcanutilizetoconsidertheproposedproject,andcreatethePublicValues Statement.Duringthediscussion,staffwillbepreparedtoofferpreliminary analysisandcommentasrelatedtoeachquestionintheguide. B.ALTERNATIVEACTIONS: 1.MotiontoadoptpublicvaluesanddirectstafftopreparethefinalPublicValues Statementforofficialreview 2.Motiontodenyordelayconsiderationofthepublicvaluesstatementforthisproject. C.STAFFRECOMMENDATION: Staffhasnospecificrecommendationatthecollaborativestage.Asnoted,subjectto directionfromthejointCommission/Councildiscussion,staffwilldevelopthePublic ValuesStatementbasedoncommentsandrecommendationsmadebyconsensusofthe group. D.SUPPORTINGDATA: JointCityCouncil/PlanningCommissionAgenda:12/18/2013 6 1.LandUseApplication 2.ProjectNarrative 3.SitePlanSketch 4.FloorPlanSketch 5.PublicValuesStatementDiscussionGuide 1 PUBLICVALUESSTATEMENTDISCUSSIONGUIDE 1.WhatdesignconsiderationsarebeingusedbytheDeveloperthataredrivingthe proposedarchitecturalconcepts? 2.WhataspectsofthissiteareimportantfortheCityofficialsinseeingthattheproperty isdevelopedtomaximizeitsvaluetothecommunity? 3.Howwelldoesthesitefunctioncurrentlyforpublicvalues,includingtransportation, stormwater,utilities,andopenspaceorpathways? 4.Arethereimprovementsintheseareasthatneedtobeaddressedaspartofany successfulPUDproject? 5.Whatspecificlistofpotentialusesisbeingsoughtbythedeveloper? 6.AretheseusesacceptabletotheCity?DotheymeettheComprehensivePlan requirements?ArethereusesinthislistthatareunacceptabletotheCityforthisparticular site? 7.WhatspecificamenitiescantheCityidentifythatjustifiestheuseofPUDonthis site?Arethereothersthatwouldbecriticalinconsideringfinalapprovaloftheproject? Howdothesemeshwiththedeveloper’sproposals? 8.Whatspecificareasofflexibilityordeparturefromtheordinancerequirementsare requestedbythedeveloper?DoanyoftheseareasofflexibilityraiseissuesforCity officials? 9.Onbalance,istheregeneralagreementthattheidentifiedamenitiesandother objectivesjustifyandoutweightheflexibilitybeingsought? 10.ShouldthedeveloperbeencouragedtoproceedwithaConceptPUDsubmission,or shouldanothercollaborativemeetingbeconsideredtostrengthenthecommonvaluesasa partofthePublicValuesStatement?