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 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

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. No condition was included that provided a definitive rate, but it can be inferred that the 1.25 parking stalls per-unit rate was intended. For a 64-unit building, a minimum of 80 parking stalls would be required in order to meet the 1.25 parking stalls per unit requirement. 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 Ave, 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 snow removal plan will be requested of the applicant to demonstrate that snow is stored and/or removed appropriately to accommodate any required landscaping and parking stalls.