2016.01.14 PC Packet - Laserfiche WebLink

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LaValle Fields - Apartment Concept Plan Page 3 closest to Finale Avenue, is a 2 story building and has a 60,500 square foot building foot print for a total of 121,000 square feet. The applicant has stated that the outlot would be subdivided to accommodate the development. The applicant has stated that the first phase of the apartments concept plan would be building A and that the second phase would be building B. The applicant did not provide a lot layout for staff's review. It is unclear to staff where property lines would be proposed and what portions of the concept plan would be completed with each phase. The two buildings shown on the PUD General Plan on the west side of the property, overlooking the wetland, have become one building (building A) on the concept plan. The building is approximately 800 feet long and is linear with a small bend in the middle. The building is shown having 97 units with a combination of underground and surface parking. Building B, closest to Finale Avenue, has a larger foot print than previously proposed in the PUD General Plan. The building is shown having 73 units with a combination of .underground and surface parking. Building B has a more compact design and with some revisions would seem to reduce the mass of the building. The total number of units shown on the concept plan is 170 units, which is more than the 165 units allowed by the PUD General Plan. It is unclear to staff whether the applicant would be asking for a higher number of units during the approval process. A portion of the concept plan shows a building and the gazebo on property that is not controlled by the applicant. Staff is not opposed to this area being added to the project, but it should be resolved with the first phase to ensure proper planning. The concept plan shows building A is planned around the uncontrolled property, but building B and the gazebo are included on the uncontrolled property. During the PUD General Plan approval process the City Council added conditions to the resolution regarding the apartment buildings. The first item required a "revised building orientation and footprint to reduce the appearance of the massing of the large buildings". The concept plan shows two larger buildings, and one in a generally linear design. It is in staff's opinion that the placement of the building to the west and the very long linear design does not meet this condition. It has been discussed with the applicant that the total square footage of the building is not the issue, it's the linear design. The same number of units, or even more units, could be included in the building if the massing of the building was reduced. This could be accomplished with a compact building design that wraps around itself or a non-linear foot print to break up the long expansions of the walls. There are many good examples of apartment buildings, the same size or larger, which have used a compact design or non-linear footprint to reduce the massing of a large building. There is one access into the site from Finale Avenue between Upper 1461i Street and 1471' Street. In general this access will work, but the parking area does not have good circulation and includes a long dead end aisle. Staff recommends the plan be revised to allow circulation and eliminate the long dead parking aisle. The access into the underground parking area is located too close to the access into the site. This access will be busy during the morning and afternoon. It is a concern to staff that there will be a congestion issue at this location due to its proximity to the access into the site. Staff recommends that the access into the underground parking be relocated with the consideration of stacking of cars during busy times of the day.