2016.02.01 CC Packet - Laserfiche WebLink

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LaValle Fields - Apartment Concept Plan Page 2 4. The colors shown on the building should be paired down to a smaller amount of earth tone colors. 5. A phasing plan would be needed to show what amenities would be built with each phase. 6. The site should be planned development. The Commission believed that the PUD was approved, with flexibility from the zoning ordinance based, on a planned development. The concept plan shows separate apartment developments, not a campus. 2. BACKGROUND: The property is generally located to the north of 145th Street and west of Finale Avenue near Lions Park. The property owner, Marvin LaValle, has signed a contract with the applicant, Bill Lentsch (LaValle Fields, LLC), to develop the parcel of land. The property is currently vacant and contains flat, buildable land with a portion of wetlands. In 2014, the City approved a PUD General Plan for the 39.56 acre property (16.18 buildable) and at that time the property was rezoned to PUD. The property was previously zoned Central Residential (CR -3) with an allowed density of 4 units per acre. The plan included four buildings, one being the Keystone senior housing facility. The senior housing is allowed up to 130 units, but was approved for 100 units with the ability to expand. The PUD General Plan proposed three apartment buildings for a total of 165 units. The two buildings shown on the west side of the property were proposed to be 3 stories and the building closest to Finale Avenue was proposed to be 2 stories. The total number of units approved for the PUD is 295 units for an overall density of 18 units per acre. The approved PUD General Plan includes two phases. Phase 1 was the senior housing facility and the reconstruction of Finale Avenue from 145' Street to 146a' Street, which is complete. Phase 2 included three apartment buildings as well as the realignment and construction of Finale Avenue north of 140 Street to 147a' Street. Phase 2 also includes the construction of 147' Street to Oneka Parkway. Although the construction of Finale Avenue and 147th Street are required with Phase 2, the right-of-way was dedicated with Phase 1. The land dedication for a portion of the park dedication requirement was also dedicated with Phase 1. The approved PUD General Plan includes two accesses into the site from Finale Avenue across 146th Street and Upper 146h Street on the east side of the site. Generally good circulation was shown within the site and parking areas, with a connection from the apartments to the senior housing project. The plan also showed a trail connection from CSAH 8 to Lions Park. The applicant was granted flexibility on land use, density, and building height. In exchange for the flexibility the applicant committed to preserving a wetland, providing a public trail connection to Lions Park, creating a stormwater reuse project, and reducing impervious surface by using underground parking. The PUD approval and granted flexibly is also based on the PUD General Plan and the conditions listed in the approving resolution. During the approval process, there were discussions from the City Council on the project in regards to the land use and density, they generally agreed that the land use and density were compatible with the area. There were concerns about the apartments in regards to architecture and building material, building orientation and placement, apartment management, and parking.