Title/Name/Summary
Main Street Village West - 16100 LaGrange Road - Divide Building 8 into 6 Units
History
QUICKFACTS
Project
Main Street Village West - 16100 LaGrange Road - Divide Building 8 into 6 Units
Legistar ID: 2025-0673
Project ID: PPA-25-0029
Petitioner
Montaser Ijbara, Property Owner
Purpose
The petitioner proposes divide the interior of the building into 6 tenant spaces, adding 3 new entrances along the front elevation and 4 new entrances along the rear elevation.
Requested Actions: Appearance Review
Project Attributes
Address: 16100 LaGrange Road
P.I.N.(s): 27-21-202-018-0000
Comprehensive Plan Planning District: Regional Core Planning District
Comprehensive Land Designation:
Existing Zoning: COR Mixed Use District
Existing Land Use: Commercial Retail Establishment
Proposed Land Use: TBD- No uses identified yet for new tenants
Surrounding Land Use:
North: COR Mixed Use District/ Vacant (Petey’s II Restaurant)
South: COR Mixed Use District/ Commercial Retail, Restaurant
East: COR Mixed Use District/ Commercial Retail, Restaurant
West: COR Mixed Use District/ Multi-Family Residential (Hummingbird Hill Subdivision)
BACKGROUND
Main Street Village West is a Planned Development that was approved in 2004 (2004-0357) as a 12.5 acre retail and office complex with two restaurants. The original approved development included 9 buildings, shared parking, and two shared detention areas. However, the southern half that was intended to be a commercial strip center was never developed. In 2016, the approval was amended to develop the southern portion of the site with two five-story hotel buildings (2016-0030).
This Appearance Review petition focuses on Building 8 in the Main Street Village West development, which was constructed in 2006. The building is 13,215 square feet, and it was originally intended for 3 commercial tenants. It was most recently occupied by House of Brides and Black Tie Formalwear.
DETAILED PLANNING DISCUSSION
The existing east (front) elevation of the building at 16100 LaGrange Road consists of 3 entrances. The façade has a mixture of red brick veneer, decorative trim, flagstone, and a glass storefront that will all remain untouched. Each existing entrance is emphasized with two decorative lights on brick veneer columns underneath the hip-style roof. The proposed entrances that will be added to the façade will be incorporated along the glass storefront, spaced properly to allow for enough space for a tenant sign to be placed above each new door.
The existing west (rear) elevation of the building consists of one entrance to the mechanical room that is hidden behind the dumpster enclosure. The façade is consistent in design with the front elevation, which contains a mix of brick, paint, stone, and trim elements that will not change with this project. Four new entrances are proposed along this elevation to provide egress for back-of-house operations for the new tenant spaces. The doors will be spaced evenly along the façade in the same design as the doors in the front.
The south elevation consists of one entrance. No changes are proposed to this façade, and it is consistent in design with the two other elevations.
Section 6-308.F of the Land Development Code discusses the design requirements for commercial buildings. Section 6-308.F.16 sates that ground level storefront elevations facing a parking lot serving he business shall maintain no less than 65% transparent glass in the area measured 2’-6” above interior finished floor to 8’ above interior finished floor along elevations. Areas of transparency shall provide a minimum visibility of 5’ into the interior during business hours. Areas of opaque storefront should be discreetly blended with the building materials and architecture. Back-of-house doors should have the same design standard as pedestrian entrances. The proposed design meets the Village’s design standards.
Overall, the project conforms to the Village’s Comprehensive Plan, Land Development Code, and policies for this area.
Recommended Action/Motion
The Appearance Review for the Main Street Village West Building 8 Division Project, case number 2025-0673, received August 22, 2025, was administratively approved on October 23, 2025, subject to the following conditions:
1. Obtain building permits prior to starting work.
2. Obtain sign permits prior to installing any signage for the new tenants.
3. Landscaping around the building shall be maintained and/or restored in accordance with the approved Landscape Plan for the site, dated August 20, 2008, including weed removal, trimming, edging, plant replacement, etc. as needed and organic mulching for at least 3 inches, to be completed by the time of final inspections for the building permit for the new entrances.
4. Meet all Land Development Code and Building Code requirements.