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08/26/97 Plambeck/Daley Field Analysis of ProposalsDate: August 26, 1997 To: Larry Gallagher, PECDD Director From: Ross Plambeck, Redevelopment Manager RE: Daley Field/Analysis of Proposals Submittal Requirements & Selection Criteria Your memo of August 20, 1997, asks me to "comment on the overall site planning and aesthetic considerations" of the two proposals. The DALEY FIELD OFFERING DOCUMENT identifies specific criteria for evaluating "Proposals that represent architectural and site planning excellence will be given preference in the selection process. " The document defines the objectives and purpose for the evaluation as follows: (a) Originality, flexibility, and innovation in site planning and development, including architecture, landscaping, and graphic design of the proposed development: (b) Protect -and enhance the south entrance to the city and appeal to residents and visitors and thus support and stimulate business and industry and promote the desirability of investment and occupancy in business, commercial and industrial properties (c) Stabilize and improve property values and prevent blighted areas and, thus, increase tax revenues Criteria for evaluation of the proposals will be based upon the documents submitted in the proposal and shall include the following information: (a) A site plan drawn to scale, showing the proposed layout of all structures and other improvements including driveways, pedestrian walks, landscaped areas, fences, walls, off-street parking, and loading areas. The site plan shall indicate the location of entrances and exits and the direction of traffic flow into and out of off- street parking and loading areas, and indicate how exterior lighting, utility service, and drainage will be provided. (b) Architectural drawings or sketches, drawn to scale, including preliminary floor Page 2 Daley Field/Analysis of Proposals August 26, 1997 plans, with sufficient detail to permit computation of all site development criteria (i.e. setbacks, lot coverage, off-street parking requirements, building heights). The drawings will show all elevations of the proposed structures and other improvements as they will appear upon completion, including all roof mounted equipment, trash storage areas, and utility equipment. (c) Specifications as to type, color, and texture of exterior surfaces of the proposed structures, including signage, graphics, and illumination. U.S. Hwy 93 & the South Entrance to the City of Kalispell The sale of both Haven and Daley Fields provide the opportunity to create quality development to enhance the south corridor of the City. Both Offering Documents include selection criteria based on design excellence. The south corridor is experiencing redevelopment and improvements that are enhancing the aesthetics of the area. The Haven Field development proposal accepted by the City includes architectural renderings and site plans showing a quality development of office and retail uses. Good site planning and landscaping will enhance and complement the major remodeling that has occurred at City Service South and The Gable's Office Building (formerly Ace Powell Gallery). The widening of U.S. Hwy 93 South will also bring visual improvements to the corridor with new landscaping, curb & gutter, controlled access and sidewalk/bikepaths. The Daley Field Proposals Two proposals were submitted. The Rosauers Supermarket Proposal is for a 5+ acre development for a single, stand alone 50,000 sq.ft. store, and a proposal from King Management is for a 15+ acre motel/retail/restaurant development of various sizes and types. As proposed, the two developments are quite different from each other. The following table attempts to define the physical differences between them: Proposal King Management, Inc. Rosauers, Inc. Total Acres 15.65 acres 5-1/4 to 5-3/4 acres Total Sq.Ft. of New Development 80 unit motel, 5,500 sf restaurant, the remainder is not identified 50,000 sf supermarket Start of Construction Ireconstruction: Phased: July, 1998 to 2001 + To coincide with Hwy 93 South Spring `99 or later Page 3 Daley Field/Analysis of Proposals August 26, 1997 Proposal King Management, Inc. Rosauers, Inc. Site Plan Very preliminary schematic not Preliminary schematic drawn to drawn to scale. No details on scale indicating number of parking parking or landscaping. spaces, circulation and areas of landscaping. Ingress/Egress A north -south road in the middle A proposed new private road of the development will provide extending to the west of the interior access connecting with the realigned and signalized 3' Ave. Hwy 93 intersections at Kelly East and Hwy 93 intersection will Road and 3d Ave. East provide access to the northerly pads. The southerly part of the parcel would be accessed from the Kelley Rd. signalized intersection. Architectural None submitted. Based on A perspective rendering indicates Elevations conversations with Broker Rep, a typical new style Rosauers with each development would be architectural features on the utilizing their own generic identity storefront only. The rendering of strip commercial design. does not seem to coincide with the site plan configuration. Conditions of Sale Access to City Airport with small Joint -use agreement of the new plane storage and work area. private road with the developer of the north property. Agreement discusses no additional assessments. However, the Stoplight at 31d Ave. East must be property will be assessed for storm installed prior to construction. water and street maintenance. (Items 8D & 8M) No assessments for stoplight at 3' Ave East nor Kelley Road. Agreement states all zoning issues resolved. However, the casino No assessments for Hwy 93 may require a CUP and airplane improvements or storm drainage. hangars are not permitted in the B- 2 zone. (Item 8N) Restrictive covenants prohibiting any other "competing" food/drug stores on remainder of Daley Field Page 4 Daley Field/Analysis of Proposals August 26, 1997 Conclusions n Both proposals bring new added value to the old ballfield site. Both take advantage of the planned intersections at 3' Ave. East and Kelley Road for ingress and egress. Both appear to use standardized strip commercial design for building architecture and site planning. Nearly a million visitors to the Flathead pass through this primary approach to the City, the north -end of the Valley and Glacier Park. First impressions are important to the economic well being of a community. The desires to stop, shop, eat, and stay are a combination of many factors that include the right mix of uses, ease of access, adequate parking, and visual appeal. The aesthetic quality of a project is the blending of good site planning, architectural excellence, attractive signing, pedestrian access, and superior landscaping. The City and the developers have a unique opportunity to construct a quality project on 15 acres served by existing utilities and adjacent to a new, five lane highway with signalized intersections. The current proposals do not take advantage of using architectural design and materials that capturing the character of the Flathead Valley. The proposals do offer the same style of site planning and building design you can find anywhere else in strip commercial design. The City identified its desire for excellence and uniqueness of design in the Offering Document. Neither proposal offers anything that distinguishes itself from each other, nor from anyplace else. Both proposals should look at the many award winning shopping center designs that have been built in other communities to encourage them to do the same for Kalispell.