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Medical Associates_Hartig PUD Amendment Power PointTHE CTTY C7F Dubuque ~~ TR ~ All-amer;cacity V U ~- Masterpiece on the Mississippi q ~~ ` ~ , 2007 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Medical Associates PUD Amendment -- PowerPoint Presentation DATE: February 28, 2008 Attached is a copy of the PowerPoint presentation for the proposed amendment to the Medical Associates Clinic PUD (Planned Unit Development) presented by Bob Hartig at the February 4, 2008 city Council meeting relative to the construction of new building on Lot 9 Medical Associates Subdivision. ichael C. Van Milligen (~=~~~ MCVM/jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager THE CITY OF DUB E Masterpiece on the Mississippi TO: Michael C. Van Milligen, City Manager FROM: Laura Carstens, Planning Services Manager~~ Dubuque 2007 SUBJECT: Medical Associates PUD Amendment -- Power Point Presentation DATE: February 27, 2008 The purpose of this memorandum is to provide a copy of the power point presentation for the proposed amendment to the Medical Associates Clinic PUD (Planned Unit Development) presented by Bob Hartig at the February 4, 2008 City Council meeting relative to the construction of a new building on Lot 9 Medical Associates Subdivision. The draft ordinance under consideration for the PUD Amendment contains conditions on the allowed uses, setbacks, height, screening and vehicle access for the proposed building to be constructed on Lot 9. The conditions are based on staffs review of Bob Hartig's verbal presentation before the City Council at their February 4, 2008 meeting. The attached power point presentation does not list any additional conditions beyond what is in the draft PUD ordinance. This presentation is provided for information only. Attachment F:\USERS\Kmunson\WP\City Council\CC 03_03_08\Memo to MVM re Med Assoc power point 02_27_08.doc • February 22, 2008 Laura Carstens Planning Services Manager City Hall 50 W 13`h Street Dubuque, IA 52001 Dear Ms. Carstens: ~~~I~ C~ ~~O -=~ ~~i~~ ' R ~; ~ C , ol ~ 1 ~ ~ ?k ~ ^,n I1~+~ P~~+ ~,~,„ ~..~., ...,.. - ~ ~ ~ r.Ttir_(~~~ J- Per your request to Bob Hartig, enclosed is the PowerPoint presentation that Medical Associates Clinic presented regarding the green space. Please do not hesitate to contact me or Bob Hartig at 584-4100 if you have any questions. Sincerely, (~~ a Dee Collins Administrative Assistant 1 S00 Associates Drive Dubuque. lo~aa X2002-2260 i63.S84.3000 phoiac .? LY K ~° T~ d C ~`~ . 3~~N ~Y t } ~ i a ~ . i a West Campus Medical Support Service Building Why We Are Here Associates Park • Medical Associates purchased and developed Associates Park at its sole expense to meet its long term growth needs "in Dubuque". In doing so, added significant benefit and value to our community via taxable commercial properties and a gift of nearly 30 acres of parkland. • Simply put, Medical Associates retained approximately 31 acres of that Planned Commercial Development to meet future growth needs, and now needs to use it for that purpose. • The green space in question is part of that original retained Planned Commercial parcel. What has changed since 1994? • Our original conceptual development plan anticipated two "mayor" additions. We accepted that from our professional consultants in 1994. • We have learned since 1994 that medical practices (including ours) grow incrementally. • We know that our 5 year need is for less than 20% of our original projected phase 2 project, and we know that smaller additions are very costly. • Time is our teacher. A 1994 "concept" is just that...a concept...subject to influences beyond our control. Our growth is directly tied to population growth, patient needs, and our business environment. Our long term growth plan is still valid. The timing and implementation plan needs adjusting. • The site is a "campus". Like many institutional properties, not everything is "connected and attached". Why the big cost difference for main facility addition? • Higher cost/square foot for fire rated construction • Design for vertical expansion (floor load vs. roof load) • Cost of sprinkler system • Cost to Destroy and relocate existing Surgery Center parking areas and drop-off area • Construction staging at entrance drive and business disruption • Custom exterior brick and stone coping (matching brick is no longer available). • Three times as much glass (more costly reflective glass) as option #1. • Demolition and reconstruction of existing exterior walls. • Excludes future cost of exterior wall and roof demolition, and business disruption. Following the City's Lead In 2007, the GDDC/City changed 4 acres of its own Industrial Park public open space (across the NW Arterial) to Heavy Industrial use, even though it already had approximately 400 alternative acres available. • In 2007, the GDDC/City promoted and pursued efforts to change much of the public open space along the NW arterial to Commercial Use. It was this City action and message that convinced us that using some of the Medical Associates green space to meet our growth needs was a real and viable option. • We initiated this effort the month after the City's decision to change public open space to Heavy Industrial use in a development only 200' away. Nowhere Else There is no other development in the entire City that requires, or has required, a green space separation between Residential and Commercial Property..Our Zoning Ordinance would require a 36' building set-back (20% of lot depth) with no screening (significantly less than our proposed 50' screened green space). Recent Examples: - Sam's /Harvest View. - Steve's Ace Hardware/Arboretum Drive. - Industrial Park / Callahan Seippel Road residential. - Commercial / Herrig residential development along Derby Grange Road. Our PUD Ordinance and Change • PUD Ordinance 3-5.5 (A)(2) - "To encourage flexibility and design for efficiency and cost savings for the developer and the community." • The proposed project is our most efficient and most cost effective viable option to grow our business in Dubuque - by far. • The proposed project increases the City tax base (a long range plan directive) and is of cost benefit to the community. • Denial means devaluation of property and no benefit to either MA or City. What We Are Asking • The current site, including the green space, is ALREADY zoned for PLANNED COMMERICAL use. • The current green space is approximately 180' deep immediately flanked by only a 20' green space on either side. • We are asking you to approve an amendment to the PUD to adjust the central 180' green space to 50'. Four Neighborhood Meetings Their Concerns: ~/• Noise Platinum I changed garbage pickup Same traffic as now Property Values Tax information supports that proximity to commercial property has not affected values of adjacent properties and neighbors have enjoyed a 9-11% value increase. Potentially negative impact to MA Visibility Proposed full landscape screening 13'-20' high Additionally screens existing view of Platinum I ~/• Drainage Repaired damaged berm on our site (caused by illegal dumping) Balance of issue is caused by our neighbors Summary • We have provided a compelling argument, Basil supported by our business need and the zoning ordnance. • Significant engagement with neighbors; positive response to neighbor concerns. • Green Space separation between residential and commercial is not, and has not been, required anywhere else. • Consistent with 2007 precedent change of green space in the Industrial Park to meet another area business need, even though other options were available. • The 2007 green space change in the Industrial Park afforded a cost effective growth solution for that business, even though it departed from that original PUD. • This is a Win/Win solution that business need identified in our preserves a significant amount not be required today. meets the intended original PUD, yet of green space that would Why Is This The Best Solution? • Responds positively to neighbor's concerns. • Proposed screening maintains a pastoral atmosphere and view for neighbors, far beyond what would have resulted from original residential development plan. • Maintains privacy for the neighbors. Blocking visibility of Platinum I in addition to the proposed building benefits the neighbors. • Allows Medical Associates to meet current growth needs in a practical and economical manner. • Improves city tax base by improving property value. • This is the most practical use for the site.