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<br />The purpose of the "PUD", Planned Unit Development District is to provide for the integration and <br />coordination of land parcels as well as the combination of varying types of residential, commercial and <br />industrial uses. The City has discretion in consideration of whether or not the proposed school use on <br />this property is consistent with this zoning. Therefore, if the City does not wish to accommodate a <br />school use on this site, the current zoning is appropriate because that is why the City created the Public <br />District. No further consideration then would be given to either text amendment option. <br /> <br />The City would have less control to deny a new public school use if the PUD District was amended to <br />allow this as a permitted use. Future uses following the agreed upon PUD conditions would open the <br />site up to another school use. If consideration is to be given, city staff would recommend establishing <br />a specific district that would give the City control over the PUD to avoid the concern that public uses <br />may now be requested on other PUD properties. <br /> <br />Another factor in your consideration of this request is future land uses in the PUD District that would <br />be exempt from property taxes. In discussions with AFSA, they have agreed to participate in PILOT, <br />payment-in-lieu-of-taxes. This payment would be a condition of the specific PUD District zoning and <br />spelled out as part of the Development Agreement. AFSA’s decision to participate in PILOT is on a <br />voluntary basis. The payment made will compensate the City’s portion of the property tax revenue <br />that is lost due to the tax exempt ownership. <br /> <br />Site Analysis <br />The subject parcel is 2.12 acres in size and has an existing 30,000 square foot building. The building <br />will undergo an interior renovation to create 14 classrooms, a cafeteria space, large group working <br />spaces, several small group educational spaces, and administrative offices. The State of Minnesota <br />will have to first review the plans for compliance due to the proposed new school district use. This is a <br />change in occupancy classification so the City will also require a building permit. AFSA feels the <br />exterior layout of the site is sufficient to provide for a playground, recess area, bus access (including <br />drop-off & pick-up), and off-street parking. <br /> <br />Planning staff has prepared the table below which shows the setback requirements comparing potential <br />uses and existing. Staff finds the proposed use to be consistent with the district standards for setbacks. <br /> <br />Setback PUD guided by B-3, <br />General Business <br />Public District Existing <br />Front 40 feet 40 feet 31 feet <br />Side (north) None 15 feet 110 feet <br />Side (south) None 15 feet 80 feet <br />Rear 20 feet 30 feet 45 feet <br /> <br />Parking and Site Layout <br />As it exists today the parcel has 115 off-street parking spaces, plus six additional handicap spaces. <br />However, a portion of the off-street parking on the north side of the building will be converted to <br />accommodate the recess/play area. In addition, the applicant has proposed bus storage on the west side <br />of the building during the day thereby rendering these spaces null in our calculations. From Section <br />903.050, I have outlined below the two provisions used for determining the number of off-street <br />parking spaces required - <br />