3D - Conditional Use Application to Construct Grocery Store

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COMMUNITYGROWTH (Chy of I N S T I T U T E Pequot F..nce rt in Small 7olrrr Planning Ld�es-� complements and does not detract from the natural, scenic and cultural �. amenities unique to Pequot Lakes",. The same section of the plan indicates that "Many new developments follow suburban patterns and design guidelines, resulting in look-alike cities. All new developments.....should incorporate Pequot Lakes' small town feel and cultural heritage in their layout and design." This is done primarily through the screening and impervious coverage limitations, the latter of which provide spacing and green space consistent needed along the highway. The city welcomes traditional big box construction, but under the City's standards for highway oriented development. • We welcome the applicant's request for rezoning to Downtown Mixed Use, but developing in the DMU necessitates a change in approach that, so far, the applicant has been unwilling to make. That change not only involves a more liberal approach on screening and coverage limits from the City, but a reorientation of the design consistent with urban development. The first step of such a reorientation would be flipping the parking and the structure on the site. • The applicant has indicated that moving the building to the front would not be possible. It is not clear why this is the case, and we are all aware of downtown commercial areas — like much of Pequot Lakes - where the stores are built close to the road to provide for an urban sense of place. • To facilitate a discussion on modifying the site to an urban orientation, we have prepared a brief sketch where we cut out and taped their building on the site in a new location. While design professionals could do a much better job than this five-minute sketch,this simple step reveals a number of things: �-- o First, it is physically possible.The structure fits on the site and can still allow highway access,facilitate a filling station visible from the highway and provide adequate parking room. o A backage road can be provided across the property,consistent with prior plans put together for development of this area. o The rationale for TIF starts to emerge, including not just the demolition of the Bradmor,but also the construction of a backage road connection and a sidewalk system to make a physical connection to the downtown as well as a realignment of the City's watermain.These are corrections to the site that serve a public purpose,not simply a direct subsidy. These are staff comments, and we have been providing this feedback consistently since this application was first made. We urge the Planning Commission to provide their own feedback so that the Staff and applicant can understand how members would like this application to proceed over the coming month. We also request that the Planning Commission direct another DRT meeting on this application be held following the City Council meeting. Finally, Mn/DOT has weighed in on this application in the form of a letter from Ken Larson.A couple of thoughts on their letter: 1 Pequot Lakes Comprehensive Plan,page 16 Pequot Lakes Staff Report 3(c)-5 August 20,2009