HomeMy WebLinkAboutItem 06 Timbercrest at Lakeville 4th AdditionCity of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Kris Jenson, Associate Planner
Date: April 26, 2023
Subject: Packet Material for the May 4, 2023 Planning Commission Meeting
Agenda Item: Timbercrest 4th Addition Planned Unit Development Amendment
Action Deadline: June 12, 2023
INTRODUCTION
Tresco Realty, LLP has requested an amendment to the Timbercrest at Lakeville 4th Addition
Planned Unit Development to remove language specific to allowed signage for a Best Buy
store within the Timbercrest at Lakeville development.
EXHIBITS
A. Aerial Photo Map
B. Applicant’s Narrative
C. Excerpt from Timbercrest at Lakeville 4th Addition development contract
D. Building Elevation and Floor Plan
A NALYSIS
The Timbercrest at Lakeville 4th Addition was approved by the City Council on September 18,
2006. The addition was for the Best Buy store located at 18350 Orchard Trail. At the time of
approval, the development contract included PUD language that granted the site a 375.4
square foot Best Buy wall sign and a 50 square foot Magnolia Home Theatre wall sign (Exhibit
C). This language was included in the PUD because it exceeded what would have been
permitted under the adopted Timbercrest at Lakeville Design Standards, approved in 2001.
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The store closed in 2015, though Best Buy continued to use the space as a “mock store” for
training and store layout experimentation until October 2022.
Tresco Realty, LLP is working with potential new tenants for the space. The front exterior of
the building will be remodeled to remove the large wedge that was built for the Best Buy store
and the interior space demised to provide 2-3 potential lease spaces (Exhibit D).
Because the Timbercrest at Lakeville 4th Addition PUD included specific language for Best Buy
signs, this language must be deleted from the PUD so that any new tenants of the same
building can be issued sign permits for their business. Signs for future tenants must meet the
Timbercrest at Lakeville Design Standards, which would permit a wall sign of up to 100 square
feet for each tenant in the building.
RECOMMENDATION
Planning Department staff recommends approval of the Planned Unit Development
Amendment for Timbercrest at Lakeville 4th Addition to remove the following language from
the Timbercrest at Lakeville 4th Addition development contract:
Paragraph 31. Special Provisions
E. The PUD performance standard allows Best Buy to install one 375.4 square foot
Best Buy wall sign and one 50 square foot Magnolia Home Theatre wall sign above
the entrance to the building. In addition, Best Buy is allowed to add a 100 square
foot sign below the existing Super Target pylon sign adjacent to Interstate 35.
Written verification from Target Corporation must be submitted to the City
indicating that Best Buy will be allowed to add signage to the Super Target pylon
sign. A permit must be obtained prior to the installation of the signage.
Findings of fact for approval of the PUD amendment request are attached.
Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community
City of Lakeville
Location Map
Timbercrest at
Lakeville 4th Add.
185TH ST (CSAH 60)OR
C
H
ARD TRLKENRICK AVE
EXHIBIT A
Addi%onal Narra%ve to the Planned Unit Development Amendment Applica%on
Tresco Realty, LLP
Tresco Realty, LLP is the successor in interest to Avalon-TimberCrest IV, LLC, the original developer of
the property at 18350 Orchard Trail. Principals of The Avalon Group, LLC are s%ll owners of the
property and are responsible for its redevelopment.
We originally developed the 45,000 square foot building in 2006-2007 for Best Buy, who was our
tenant. In 2015, two years before the expira%on of its lease, Best Buy elected to close the Lakeville
store. Shortly aWer closing, Best Buy began to use the property as its “mock store” where it could
experiment and preview different layouts in a store environment, without customer intrusion. It also
provided training for Geek Squad and Magnolia division staff. Best Buy renewed its lease twice aWer
that, un%l it ul%mately moved the mock store and training func%ons to its corporate offices at the end
of its lease term in October 2022.
Although we were apprecia%ve to have a lease in place with Best Buy aWer it closed the store, we, and
certainly the City of Lakeville, would have preferred be]er uses of the property within the TimberCrest
development. We have been ac%vely marke%ng the building to users for the past year. Given the
current dynamics of the retail and service real estate industry, there are no single-tenant prospects
available or on the horizon. Therefore, we are submi_ng this PUD Amendment Applica%on to conform
it as needed to redevelop the property for mul%-tenant use.
Ul%mately, the market will determine whether the 45,000-sf building will hold 2, 3 or more tenants.
We are currently finalizing a lease with a 20,000 sf tenant, whom we are not permi]ed to disclose that
this %me. We are a]aching a concept eleva%on to provide one poten%al visual of what the front may
look like aWer removing the Best Buy prototypical “wedge” and adding addi%onal storefronts.
One item of tremendous importance is con%nued use of the exis%ng sign below Target along I-35. The
subject site has no visibility from the major access points, including Interstate 35, 185th Street and the
entrances to TimberCrest at either Kenrick Avenue or Orchard Trail. To secure the best users, especially
those that are of the size we are working to a]ract, pylon signage is a requirement for them. Children’s
Minnesota, a tenant of ours elsewhere at TimberCrest, is currently using the sign on a month-to-
month basis and will remove its sign upon no%ce from us. By dele%ng the sec%on regarding Best Buy
signs from the PUD/development contract, it allows future mul%ple tenants within the building to
have wall signs consistent with the adopted architectural standards.
We believe it may be helpful to clarify that, other than modifying the building from single tenant to
mul%-tenant use, we are not asking for any other modifica%ons to the PUD. Specifically, there are:
•No changes to access points
•No changes to parking
•No changes to ligh%ng
•No changes to landscaping
•No changes to the uses allowed within the underlying C3 zoning
•No changes to which side of the building will be used for entry
We look forward to working with you on the redevelopment of the 18350 Orchard Trail property. EXHIBIT B
EXHIBIT C
PROJECT NUMBER:
162.500.100
1220 Marshall St NE,
Minneapolis, MN 55413
BESTBUY RE-DEMISE,
LAKEVILLE, MN
CONCEPT PLAN AND
ELEVATION
REVIEW
13 APRIL 2023
2 (C) 2023 RSP ARCHITECTS, LTD
TRESCO REALTY LLP.
EXISTING ELEVATION - SOUTH
REMOVE EIFS WEDGES BACK TO CMU
BASE WALL
EIFS SIGN FASCIA, FABRIC AWNING AND
NEW STOREFRONT OPENING
EIFS SIGN FASCIA, FABRIC AWNING AND
NEW STOREFRONT OPENINGINFILL PIER TO MATCH EXIST-
ING BRICK
NEW TENANT STOREFRONT
OPENING
NEW TENANT STOREFRONT OPENING
ADD BRICK PIER RE-USE EXISTING STOREFRONT
OPENING
EIFS INFILL EXISTING STORE-
FRONT OPENING. MATCH COL-
OR OF ADJACENT BRICK
REMOVE EXISTING STOREFRONT UPPER
FRAME AND RIGHT SIDE ENTRY
CONCEPT ELEVATION - SOUTH
SCALE: 1/16’’ = 1’ - 0 ‘‘
SCALE: 1/16’’ = 1’ - 0 ‘‘
EXHIBIT D
PROJECT NUMBER:
162.500.100
1220 Marshall St NE,
Minneapolis, MN 55413
BESTBUY RE-DEMISE,
LAKEVILLE, MN
CONCEPT PLAN AND
ELEVATION
REVIEW
13 APRIL 2023
1 (C) 2023 RSP ARCHITECTS, LTD
TRESCO REALTY LLP.
CONCEPT FLOOR PLAN
NOT TO SCALE 1
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
TIMBERCREST AT LAKEVILLE 4TH ADDITION
PLANNED UNIT DEVELOPMENT AMENDMENT
FINDINGS OF FACT AND RECOMMENDATION
On May 4, 2023 the Lakeville Planning Commission met to consider the application of
Tresco Realty, LLP for a planned unit development amendment to eliminate specific sign
allowances for a previous use on the site in the Timbercrest at Lakeville PUD, Planned Unit
Development. The Planning Commission conducted a public hearing on the proposed
planned unit development amendment preceded by published and mailed notice. The
applicant was present and the Planning Commission heard testimony from all interested
persons wishing to speak.
FINDINGS OF FACT
1. The property is located in Planning District No. 1 of the 2040 Comprehensive Plan
which guides the property for Commercial uses.
2. The property is currently zoned PUD, Planned Unit Development.
3. The legal description of the property is:
Lot 1, Block 1, Timbercrest at Lakeville 4th Addition
4. Section 11-96-21 of the City of Lakeville Zoning Ordinance provides that a planned
unit development amendment may not be issued unless the criteria listed in Section
11-3-3E are satisfied. The criteria and our findings regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Finding: The language being deleted from the Timbercrest at Lakeville 4th Addition
PUD granted greater wall sign sizes and number of signs to a single tenant user on
the site. By deleting this language, the site will be subject to the adopted Timbercrest
at Lakeville Design Standards, which is consistent with the policies and provisions
of Planning District 4 of the Comprehensive Land Use Plan.
b. The proposed use is or will be compatible with present and future land uses of
the area.
Finding: The use of the building is unchanged and remains commercial.
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c. The proposed use conforms with all performance standards contained in the
Zoning Ordinance.
Finding: The commercial use of the building will continue to conform to all
performance standards set forth in the Zoning Ordinance.
d. The proposed use can be accommodated with existing public services and will
not overburden the City’s service capacity.
Finding: The existing site is adequately served with existing public services.
e. Traffic generation by the proposed use is within capabilities of streets serving
the property.
Finding: The existing street (Orchard Trail) that serves the property accommodates
the existing use.
5. The planning report dated April 26, 2023 and prepared by Kris Jenson, Associate
Planner, is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the planned unit
development amendment conditioned upon compliance with the planning report prepared by
Associate Planner Kris Jenson dated April 26, 2023.
DATED: May 4, 2023
LAKEVILLE PLANNING COMMISSION
BY:______________________________
Jenna Majorowicz, Chair