Agenda Packets - 2005/05/02 - Laserfiche WebLink

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Snyders Report May 2, 2005 Page 2 Parking: The area of the proposed building is 5,975 square feet. Of that amount, 4,045 square feet would be devoted to general retail usage. The parking requirements for a general retail use is one space per every one hundred square feet of retail space plus one space per employee. Assuming there would be no more than six employees on any given shift, 41 spaces plus 6 spaces would be required, totaling 47 spaces. The site plan indicates that 48 stalls would be provided, one more than the minimum. The dimensions of the individual stalls, including the parallel stalls along the east property line, satisfy City Code requirements. The number of “accessible” stalls shown on the plan complies with ADA requirements. Discussion: The Snyders redevelopment plan would divert all stormwater to proposed infiltration and retention ponds on City land to the east as shown on the second attached exhibit. Staff had envisioned such an arrangement when the City was considering acquisition of the property. (Refer to the third attached exhibit.) There has been some discussion with Snyders to over- size the pond in order to accommodate potential run-off from the adjacent public works area (which currently has no stormwater management controls) as well as run off associated with the County Road 10 corridor improvement program. The City Council would ultimately need to determine if this would be the best use of the land which is presently green space behind the baseball diamond. In early discussions with Snyders representatives, staff had suggested that there could be an arrangement that would allow for the ponds to be located on City land at no cost to Snyders if they would oversize the pond construction for City run-off. In return for the ability to site the ponds on City property without having to acquire the land, staff had suggested that Snyders construct a trailway along their County Road 10 frontage and continue the installation southeast to Edgewood Drive, a distance of approximately 1,290 feet. The estimated cost to install a ten-foot wide bituminous trailway is about $20 per lineal foot. Thus, the probable cost to Snyders to install the trail to Edgewood would be approximately $26,000--$6,000 for the Snyders segment and $20,000 to cover the segment adjacent to the City’s property. Snyders representatives agree to a trail adjacent to their property but are opposed to paying for a trail alongside the City’s property. That being the case, staff would thus recommend that the City—if it would even consider such a siting arrangement—enter into a long-term lease agreement with Snyders that would compensate the City based on a fair market value assessment. The City Hall site has a per- square foot value of $6.09. In comparison, the land value of the Snyders site is $8.76 per square foot. (It could be argued that the “value” of the land to be used for ponding should be based on the value of the land for which the ponds serve.) Assuming the ponding area is 15,000 square feet, an appropriate compensation due the City might amount to $91,350 on the low side and $131,400 on the higher side. The City Council should provide some guidance to staff as to what it might consider appropriate and under what conditions (if any) the proposed development would be supported.