Workshop Item - Sheila Sellman, City Planner
Title
Title
125th Avenue and Lexington Avenue Concept Plan
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Background
The subject site is located at the southwest corner of Lexington and 125th Avenue consisting of about 37 acres (27 acres on the corner and 10 acres adjacent).
As part of the City Council visioning discussions in early 2021, this area was included and identified as a priority development area. The Council recognized the need to be more proactive in future development to ensure it is consistent with the vision of the community. A new zoning district was created for this area known as B-5 (Town Commercial), the site was rezoned to B-5, and a comprehensive land use amendment was approved for PC (Planned Commercial) in August 2021.
The intent of the B-5 district is to accomplish the following:
(a) To promote a planned environment for integrated commercial uses which feature design continuity. A development shall reflect a common theme using compatible architectural design and consistency in signage, landscaping, and lighting.
(b) To encourage orderly development of property.
(c) To provide opportunity for greater flexibility in arranging land uses according to relative compatibility, convenience, and community needs.
(d) To encourage patterns of development in harmony with the objectives of the City's Comprehensive Plan.
(e) To encourage more attractive and enduring business neighborhoods.
(f) To encourage development compatible with the environmental values of the area and to preserve natural vegetation, wetlands, natural topography, and other such features of the District.
(g) To accommodate uses requiring access to major highways.
(h) To provide a uniform set of standards to be applied equally to all owners and developers in this District.
This district has permitted, conditional, and accessory uses along with a list of prohibited uses. The prohibited uses include (1) Pawn shops (2) Residential including memory care and assisted living facilities (3) Event centers (4) Tobacco/vape shops (5) Auto repair and service (6) Car washes (7) Gas/convenience stores.
The submitted concept plan for discussion includes commercial/retail uses along Lexington Avenue and 125th Avenue, and two apartments on the interior of the development on the west side of the proposed Zest Street extension. This concept is proposed by three partnerships. HJ Development will develop the 27-acre commercial piece, Thompkins Development LLC will develop 10.3 acres with apartments and Enclave will own and manage the apartments.
The developer is seeking overall feedback on the concept plan and specifically on the following:
1. Proposed Uses - The concept plan shows a small grocer, two retail strip centers, a daycare and restaurant with a drive-thru. Note these are all conceptual at the time and the developer has no commitments. These are all permitted or conditional uses in the B-5 district except for the daycare. In addition to the commercial uses two apartment buildings are shown on the west side of the Zest Street extension. Residential is listed as a prohibited use in this zoning district. The PC (Planned Commercial) land use designation identifies commercial, retail and office use as part of a master planned development. The properties to the west are zoned FR (Farm Residential) and guided LDR (Low Density Residential) which is 2.5-6 units/acre.
2. Wetland Impacts - The corner lot is about 27 acres and approximately 18 acres are buildable based on the wetland boundaries identified in the wetland delineation. The developer had indicated there may be a need for the EDA to reduce the cost of wetland credits, however its too early in the analysis process to understand the full geographical and financial impacts. If the project moves further along, there may be discussion with the EDA/City Council regarding wetland credit costs.
3. Extension of Zest Street and Lakes Parkway - At the January 10, 2022 workshop, the City Council discussed various road connections that may be funded entirely or partially by the City either concurrently or ahead of development. Minutes from that meeting are included. The City Council was generally supportive of looking at construction of Lakes Parkway and Zest Street to help spur development and provide additional roadway connections within the City.
Typically, public roads are constructed by the developer, however in this situation, there are unique considerations given the length of roadway to be constructed that is not directly part of the proposed development. The Developer has asked if the City would participate financially in the construction of the extension of Zest Street to Lakes Parkway to Lexington Avenue (see attached map). The longer extension of Lakes Parkway to Lexington Avenue will be discussed with a residential concept at the August 15, 2022 workshop.
The Developer’s engineer has estimated the cost of Lakes Parkway to be $1,225,800 and Zest Street to be $721,925. Staff does not believe the cost estimates incorporate two new signals at Lakes Parkway/Lexington Avenue and Zest Street/125th Avenue, nor sewer and/or water. As such, the cost is anticipated to be higher.
Currently staff is seeking direction from the City Council whether there is interest to financially assist in the construction of either or both roads. If so, staff will work with the Developer’s engineer to revise estimates. Staff will also review the funding options available for each of these extensions. These roadways are identified as State Aid corridors and would be eligible for State Aid funds to construct the street portion, but they would compete for funds with the City’s other State Aid system street projects.
The utility portion of these projects would either be funded with the City’s existing utility enterprise funds or assessed to the benefitting properties.
Staff Recommendation
Discuss and provide feedback on the apartment use and roadway extensions.
Attachment List
Location Map
Narratives
Concept Plans
Road Responsibility Map
January 10, 2022, Workshop Minutes