09-14-2020 Council Packet - Laserfiche WebLink

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5 outdoor dining or seating facility. This will require an Administrative Permit to be submitted by the future tenant. As discussed with the developer in previous meetings, staff is recommending the building be shifted towards CSAH 14 (Main Street) to mirror Main Street Shoppes. The intent is to create the private road as the “Main Street” to the development with commercial buildings and parking lots fronting the street. This will also be a similar to the commercial development on CSAH 14 (Main Street) as it extends into the City of Hugo. The developer’s reasons for locating the building on the north side are as follows: “The developer's reasoning for the building being located on the north side of the lot is multi- faceted. A building located on the south side of the lot as you are suggesting would mean the storefront entrances and the sidewalks would be on the north facing side of the building. The north facing side of the building does not receive direct sun. The lack of sun to help dry sidewalks after rains and aid in melting snow and ice buildup in the winter leads to increased maintenance costs, prolonged moisture resulting in building discoloration, and increased use of ice melt that deteriorates sidewalks and the building. There is also an increased risk of "slip and falls" for customers and businesses as a result of potential ice buildup. This increased risk leads to higher insurance costs and thus, higher operating costs for businesses and building owners. A north facing building does not benefit from increased natural solar gain through the storefront either. Again, that increases heating costs and operating costs in the winter months. Tyme Properties LLC manages other north facing buildings and has experienced these very issues and costs. One of the aforementioned buildings had to have the storefront and blockwork that supported it completely replaced far before its expected useful life due to salt and moisture deterioration that was mentioned earlier. Furthermore, a north facing building located on the southern portion of the lot would require tenant signage on the front and back of the building in order for customers to find our tenant's businesses. Visibility is a key component of a tenant's business being successful and plays a significant role in leasing space in a building. Tenants willing and able to pay new construction rents, (high rents), depend on visibility and need to face the busy roadways. Our submission promotes visibility, efficiency, and the optimal use of the site. We have already received feedback from one of our promising national anchor tenants that our site plan is "great" and they "love it." Our proposed site plan and building location is similar to the McDonald's site. It preserves intersection sight lines and visibility to the remaining outlots to the west. We have put a lot of thought and experience into our site plan and as far as we know, it fully complies with the city's requirements as submitted.” The Planning & Zoning Board discussed the idea of shifting the building south towards CSAH 14 (Main Street), but did not motion to revise the site plan.