Resolution approving an amendment to the current Planned Unit Development to decrease the parking plan from the previously provided 87 stalls to 82 stalls at Lewis Lofts. The subject property is described as Lots 1A, 1B, and 1C of The Neighborhood subdivision (Blue Earth County PID R010813256009, R010813256010, R010813256008 - 209 Dewey Lane); by request of Cohen Esrey Development Group.

At the July 24, 2024, meeting, the Planning Commission recommended the adoption of the resolution approving the amendment to the planned unit development with the following findings:

1. Parking flexibility for Lewis Lofts is sought as a result of the project being a senior housing development and to assist with the project affordability. 
2. The proposed decrease in the number of on-site parking stalls does not exceed the minimum 1.25 parking stalls per-unit rate that was approved by the council. 
3. A decrease in the number of on-site parking stalls will not cause a negative cumulative effect on the city as a whole.
4. To the extent known, the property conforms with all other applicable regulations of the district, and other applicable ordinances.
5. The proposal will not jeopardize the public’s health, safety, or general welfare.
6. It is in keeping with the comprehensive planning policies of the City and this Chapter as amended from time to time.

Cohen-Esrey Development Group is requesting an amendment to the current planned unit development to decrease the parking plan from the previously provided 87 stalls to 82 stalls at Lewis Lofts. The original PUD was approved for a 64-unit multifamily housing development for seniors. To achieve the two-acre minimum area for a planned unit development, the original PUD was considered with the Sinclair Flats Development to the East. 

The original planned unit development was partially being sought for flexibility on the required development parking. Site plans submitted for the development depicted 87 parking stalls for the Lewis Lofts development. The original PUD states that this was at a rate of 1.25 parking stalls per unit. The approved plans included 87 parking stalls. The applicant is requesting 82 stalls to be constructed at Lewis Lofts. This would meet the previously approved 1.25 parking-stall per-unit rate. 

The changes made between the originally approved Planned Unit Development and the proposed amendment center around reformation of the parking area and changes to site connectivity. This change allows for relocation of the dumpster area and for improvement to conditions for loading and unloading on the site. 

The Mankato City Code requires two parking stalls per unit for multifamily developments in similar zoning classifications, which would require the development to provide 128 parking stalls. The planned unit development provisions in the City Code allow the City Council the authority to approve any planned unit development to change, alter, modify, or waive any portion of the applicable standards as they apply to the proposed planned unit development. In allowing flexibility, the City Council shall find that the proposed planned unit development will achieve the purpose of a planned unit development and will not violate the general purpose, goals, and objectives of this chapter and of any plans adopted by the Planning Agency or the City Council. Parking flexibility for Lewis Lofts is sought as a result of the project being a senior housing development and to assist with the project affordability. 

The City Code states that open space within a planned unit development must be used for amenity or recreational purposes. Motor vehicle parking areas and traffic corridors shall not be considered an approved use of common open space. The uses authorized for the common open space must be approved to the scale and character of the planned unit development, and consider the planned unit development's size, density, topography, and number and type of structures to be provided. The applicant's plan depicts a "community garden" area off of the SE elevation of the building and a sidewalk area connecting the development to Linder Avenue, Sibley Parkway, and Dewey Lane. Staff recommends that amenities conducive to a senior development, such as an outside patio or gathering area or areas with benches or other seating, be provided in the development. 

The site plan depicts a bike rack at the front entrance area of the development, and bicycle parking will be required at a rate of 5% of parking stalls for a minimum of five stalls based on the 82-stall proposal.

A dumpster enclosure was shown on the northern side of the site in the originally approved plans. The dumpster enclosure as proposed was to be located in a setback area because of the location of a retaining wall. The dumpster enclosure has been proposed to be moved eastward to avoid placement within an existing 15' utility easement.

A condition for a snow removal plan has been included so that the applicant can demonstrate that snow will be stored and/or removed appropriately to accommodate any required landscaping and parking stalls. 

During the Planning Commission meeting for the original Planned Unit Development held on January 26, 2022, the applicant was asked how the parking would be structured. The applicant advised that there would be dedicated parking stalls for the units. Based on this information, a parking plan that includes a break-down of how parking will be enforced and how the dedication of parking stalls to tenants will be managed, will need to be provided as a condition of approval. This condition is to ensure that parking does not interfere with or diminish the use of property in the immediate vicinity. If on-site parking is found not to be adequate, off-street parking alternatives within the immediate vicinity would need to be provided to supplement parking shortages for tenants and their guests. 

The City of Mankato received a letter from the property owners of 1100-1200 South Riverfront Drive on July 16th, 2024. They expressed concerns about the further reduction of parking stalls within the development, as it is believed to further increase traffic on and through their property and to pressure tenants of the development to park within their property instead. The letter indicates that the drive lane separating CUB Foods and the Retail Mall at Riverfront has become the main through route for the area, which has caused a number of safety concerns, maintenance issues, and tenant complaints, and that this decrease would only exacerbate the problem.
                                                                                                                    
An Intersection Control Evaluation (ICE) of the Stoltzman Road and Riverfront Drive Intersection is currently underway and includes the aforementioned drive lane. MAPO is studying this intersection to identify appropriate intersection traffic control and optimal intersection and roadway geometrics, with the intention that this may lead to improvements to safety, congestion, delays, and travel options. This study would include evaluation of the drive lane and the impact that development of the Lewis Lofts / Sinclair Flats parcel would have on this private access. Staff shared this information with the project management team for the Stoltzman/Riverfront ICE study.

A letter from the Development Manager of Cohen-Esrey Development Group was received by Mankato City Staff on July 24, 2024. This letter details parking control systems for the development: residents will be required to report their vehicle's make, model, and license plate to the property manager. These vehicles must be operational, insured, and properly registered in order to park in the lot. Unauthorized vehicle parking, if determined to be the fault of a resident, will result in official warnings and eventual violations. It is not stated what will occur if the vehicle is found to not be linked to a resident, although the letter does express an active issue with this and plans to warn until towed. The letter also addresses existing parking conditions and overflow concerns. The development manager states that Sinclair Flats is fully occupied and that, despite this, the parking area is only half-full. Because of this condition, they believe that possible overflow from Lewis Lofts could be directed to Sinclair Flats parking, although this is not anticipated.