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2016.01.14 PC Packet
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2016.01.14 PC Packet
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1/13/2016 9:39:13 AM
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Commissions
Meeting Date
1/14/2016
Document Type
Agenda/Packets
Commission Name
Planning
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LaValle Fields - Apartment Concept Plan <br />Page 3 <br />closest to Finale Avenue, is a 2 story building and has a 60,500 square foot building foot print for <br />a total of 121,000 square feet. The applicant has stated that the outlot would be subdivided to <br />accommodate the development. The applicant has stated that the first phase of the apartments <br />concept plan would be building A and that the second phase would be building B. The applicant <br />did not provide a lot layout for staff's review. It is unclear to staff where property lines would be <br />proposed and what portions of the concept plan would be completed with each phase. <br />The two buildings shown on the PUD General Plan on the west side of the property, overlooking <br />the wetland, have become one building (building A) on the concept plan. The building is <br />approximately 800 feet long and is linear with a small bend in the middle. The building is shown <br />having 97 units with a combination of underground and surface parking. Building B, closest to <br />Finale Avenue, has a larger foot print than previously proposed in the PUD General Plan. The <br />building is shown having 73 units with a combination of .underground and surface parking. <br />Building B has a more compact design and with some revisions would seem to reduce the mass <br />of the building. The total number of units shown on the concept plan is 170 units, which is more <br />than the 165 units allowed by the PUD General Plan. It is unclear to staff whether the applicant <br />would be asking for a higher number of units during the approval process. <br />A portion of the concept plan shows a building and the gazebo on property that is not controlled <br />by the applicant. Staff is not opposed to this area being added to the project, but it should be <br />resolved with the first phase to ensure proper planning. The concept plan shows building A is <br />planned around the uncontrolled property, but building B and the gazebo are included on the <br />uncontrolled property. <br />During the PUD General Plan approval process the City Council added conditions to the <br />resolution regarding the apartment buildings. The first item required a "revised building <br />orientation and footprint to reduce the appearance of the massing of the large buildings". The <br />concept plan shows two larger buildings, and one in a generally linear design. It is in staff's <br />opinion that the placement of the building to the west and the very long linear design does not <br />meet this condition. It has been discussed with the applicant that the total square footage of the <br />building is not the issue, it's the linear design. The same number of units, or even more units, <br />could be included in the building if the massing of the building was reduced. This could be <br />accomplished with a compact building design that wraps around itself or a non-linear foot print <br />to break up the long expansions of the walls. There are many good examples of apartment <br />buildings, the same size or larger, which have used a compact design or non-linear footprint to <br />reduce the massing of a large building. <br />There is one access into the site from Finale Avenue between Upper 1461i Street and 1471' Street. <br />In general this access will work, but the parking area does not have good circulation and includes <br />a long dead end aisle. Staff recommends the plan be revised to allow circulation and eliminate <br />the long dead parking aisle. The access into the underground parking area is located too close to <br />the access into the site. This access will be busy during the morning and afternoon. It is a <br />concern to staff that there will be a congestion issue at this location due to its proximity to the <br />access into the site. Staff recommends that the access into the underground parking be relocated <br />with the consideration of stacking of cars during busy times of the day. <br />
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