HomeMy WebLinkAbout2014.02.03 CC PowerPoint LaValle Fields and O'ReillysLaValle Fields
Preliminary Plat and PUD
Bill Lentsch
LaValle Fields, LLC
January 21st City Council Meeting
The City Council generally agreed that the
use and density were compatible with the
area.
There were concerns on the apartments in
regards to:
Architecture and building material
Building orientation and placement
On-site management
& parking
Discussion on Finale Avenue extension
to the south.
January 21st City Council Meeting
The City Council tabled the application
requests until February 3, 2014, and directed
staff to add conditions to the resolutions
regarding storm water reuse and the
construction of the apartment buildings.
Staff as included a redlined resolutions
highlighting the revisions.
The applications were also tabled to allow
time for discussion with the applicant on
Finale Avenue extending to the south to
CSAH 8.
Finale Avenue Extension Meeting
On Tuesday, January 28, 2014, there was
meeting held at City Hall to discuss Finale
Avenue.
The discussion included property acquisition,
right of way dedication, cost of construction,
and cost sharing.
New condition in the PUD resolution.
Requires right of way dedication
Recommendation
It’s in staff’s opinion that the applications
meet the necessary requirements and criteria
to approve a preliminary plat and PUD,
subject to conditions, as amended, in the
resolutions.
Staff recommends approval of the preliminary
plat and PUD for LaValle Fields, subject to
the findings and conditions, as amemded, in
the attached ordinance and resolutions.
O’Reilly’s Auto Parts
Sketch Plan
14777 Forest Blvd
Description of Request
The applicant is requesting informal
comments the sketch plan.
0.64 acres
7,385 square foot building
Downtown plan and design guidelines
165th St
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Downtown Plan and Design Guidelines
The City approved the downtown plan and
design guidelines in 2007.
Downtown Area
Highway 61, from CR 8 to 147th St
The design guidelines encourage a
development pattern that is not the same as a
typical suburban style commercial shopping
center
Buildings in this area shall be placed towards
the street, based on traditional downtown
storefronts.
Downtown Plan and Design Guidelines
Cont.
Prior to the adoption of the downtown plan
and design guidelines, there were buildings
that were placed further back on the property.
Since then the City adopted the guidelines
that that encourage the buildings to orient to
the streets and anchor corners at key
intersections, like a traditional downtown.
The guidelines identify 147th St and Highway
61 as a key entry point into the downtown
and encourages this area to be designed
with gateway elements.
General Design Standards
The guidelines state that “building should be
oriented to the street with fully articulated
street facades based on traditional storefronts
(doors and display windows) along the
sidewalk”.
The building is not oriented to the street, but
rather to the parking lot.
The building could be turned to be placed at
the southwest corner, with parking to the east
This would create an anchored corner along
Highway 61 and would feel more like a
traditional downtown storefront.
General Design Standards, cont.
The guidelines state that “all new downtown
development shall provide for pedestrian as
well as vehicle circulation and shall create
linkages to existing and proposed sidewalks”.
In general the applicant has provided
connections to the existing and proposed
sidewalks, however not in same way one
would think of a traditional downtown with an
entrance located along the road.
General Design Standards, cont.
Although the plan shows a monument sign
and some landscaping, it does not do a good
job of designing a space with gateway
elements to showcase the area as a key entry
point into downtown.
There is sufficient space located at the
southwest corner of the site to provide a
gateway element that is encouraged in the
guidelines.
The guidelines also encourage
landscaping along the roads and sidewalks.
Parking
45 parking spaces required
22 parking spaces proposed
Although staff believes a reduced number is
reasonable, 22 parking spaces is too low for the size
of the building
Retail should have at least 4 spaces/1,000 sq ft of
building
Building size is to big to provide adequately provide
parking for a typical retail use.
If the building size is reduced and placed differently
on the property, it’s in staff’s opinion that an
adequate amount of parking can be provided.
Setbacks
Required
Front, 10 feet
Side, 0 feet
Rear, 30 feet
The property is a corner lot, it has 2 fronts and 2
sides
The applicant is showing the building 9 feet, at the
closest, from the front property line along Highway
61.
This does not include the 8 feet of additional right -of-
way along Highway 61.
A variance would be required for this front yard
setback.
Setback, cont.
The landscape ordinance requires a 10 foot
landscaped area around parking lots.
The parking lot encroaches on the setback
requirement along the east side of the lot.
A variance would be required for this front
yard setback.
All other setback requirements are met.
Setbacks, cont.
The downtown design guidelines encourage
a zero lot line for buildings along the road to
create the traditional downtown main street
atmosphere.
It’s in staff’s opinion that the sketch plan does
not create a main street atmosphere because
of the building placement.
Planning Commission Update
The building is to large for the site
Uncomfortable with the variance requests
They encourages the applicant to reduce the
building size and to eliminate the setback
variances and to provide adequate parking.
They understood the applicant desire to place
the building in that location, but questioned
whether it met the downtown guidelines.
Review downtown plan and design guidelines
Backs of building at the street
Key property in downtown
EDA Update
Discussion on building placement
One side abuts Highway 61
Some felt this was a compromise to meet the
downtown design guidelines
Setback variances
Some commissioners were comfortable with the
request, but referred to the PC.
Parking variance
Some Commissioners felt the parking lot configuration
and number of parking spaces were sufficient for the
auto parts store use.
Staff explained that the site would need to be
designed to accommodate a typical retail use.
EDA Update, Cont
The EDA generally recognized that this
property is important to downtown and
wanted to make sure that the building
architecture and design meets the intent of
downtown plan and design guidelines.
There were a couple Commissioners that did
not feel the building placement and
architecture met the downtown plan and
design guidelines
Conclusion
There are details on the plan that have been
fully evaluated since this is a sketch plan
application.
At the time a site plan application is submitted,
they will be further evaluated with additional
information that will be required.
It’s in staff’s opinion, because of the building
orientation and placement, site plan layout and
design, and building architecture and design,
the sketch plan does not meet the intent of the
downtown plan and design guidelines.
Conclusion, Cont
Some items the staff would like to see:
1.Move the building to the corner
2.Smaller building footprint
3.Adequate parking for a typical retail user
4.Four sided architecture with design elements
that meet the downtown design guidelines
5.Gateway and pedestrian or oriented
elements into the site design
Recommendation
Staff recommends that the EDA provide
feedback on the sketch plan to Mark Wold.
Below are areas Mr. Wold would like
feedback on:
Orientation/placement of the building on the
property as it relates to the design guidelines
Building architecture
Variance from parking requirements
Variance from setback requirements
147TH
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