CY31-24

Request of Cohen Esrey Development Group for 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).

The anticipated date of City Council action is August 12, 2024. 

The applicant is Cohen Esrey Development Group. 

The applicant 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 property is currently under construction. The property is the former location of the City of Mankato Public Works Garage, but is now in progress to becoming a multifamily housing development known as "Lewis Lofts". 

The property is zoned OR, Office Residential District.

This property was previously reviewed and approved by the Planning Commission and City Council in 2022 as CY04-22. 

Planning Commission - 01/26/2022 - PUD CY04-22
Agenda - View Meetings (destinyhosted.com)

City Council - 02/14/2022 - PUD CY04-22
Agenda - View Meetings (destinyhosted.com)

There are no known environmentally sensitive areas on the property. 

Public utilities were proposed for the site with the original PUD. 

Mankato City Code section 10.18 related to the O-R, Office Residential, zoning district can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTIIREDI_S10.18OROFSIDI

Mankato City Code section 10.93 related to Planned Unit Developments can be found here: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=CH10LAUSZO_PTXADEN_S10.93PLUNDE

The Site Plan and Traffic Advisory Committee reviewed the item at their July 9, 2024 meeting and provided no comment. 

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 2-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 be within the 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 2 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 City Code allow the City Council the authority in approving 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. 

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 5 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. 

The City of Mankato received a letter from the property owners of 1100-1200 S. 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 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. 

During the Planning Commission meeting for the original Planned Unit Development held on January 26, 2022, the applicant was asked by how 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. 

A letter from the Development Manager of Cohen-Esrey Development Group was received by Mankato City Staff on 07/24/2024. 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. 

Staff respectfully submits the following findings of fact: 

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.

Staff recommends approval of the request to amend a planned unit development to decrease the parking plan from the previously provided 87 stalls to 82 stalls at Lewis Lofts with the following conditions:

1. Bicycle parking will be required at a rate of 5% of parking stalls for a minimum of 5 stalls, based on the 82-stall amended proposal.
2. The applicant shall provide common open space amenities conducive to a senior development, such as an outside patio or gathering area or areas with benches or other seating within the development.
3. The applicant shall provide a parking plan that details the management of on-site parking. This includes, but is not limited to, the dedication of parking stalls to tenants, and reservation of stalls to allow for guest parking. 
4. Conditions and recommendations from the previously approved Planned Unit Development that was approved on 02/14/2022 will continue to apply. The aforementioned conditions are as follows:
   1. A loading and unloading plan shall be provided for the development that contemplates all associated activities on private property and not utilizing the public streets, obstructing parking stalls or disrupting ingress/egress to the site. 
   2. Signage for the development shall conform to Mankato City Code standards and a sign permit shall be obtained for any proposed signage prior to fabrication and installation. 
   3. All lighting shall conform to Mankato City Code including full-cut, fully shielded light fixtures and a photometric plan demonstrating a lighting level of no more than 1/2-foot candle at the property line. 
   4. A City of Mankato rental license for the premise shall be secured prior to occupancy. 
   5. The landscaping, as per the approved landscaping plan, shall be installed prior to occupancy. 
   6. The applicant shall provide a snow removal plan, in conjunction with the building permit. 
   7. The applicant shall provide common open space amenities for gathering for a senior development.