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HomeMy WebLinkAbout2005-161 Council Resolution• Lakewood Apartment, page 9 CITY OF LINO LAKES RESOLUTION NO. 05 -161 RESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT — FINAL PLAN FOR THE LAKEWOOD APARTMENTS WHEREAS, the City has received an application for a planned unit development — final plan approval for property currently described to -wit: Outlot A, THE VILLAGE NO. 3, Anoka County, Minnesota. ;and WHEREAS, the City has approved a final plat entitled THE VILLAGE NO. 4, which will create the parcel on which the Lake Wood Apartments is proposed to be constructed. This parcel will be described as: Lot 1, Block 1, THE VILLAGE NO. 4 ; and WHEREAS, the planned unit development — final plan approval request is based on the following submittals: II1. Lakewood Apartments Plan Set received September 27, 2005. 2. Village No. 4 Final Plat received September 7, 2005 ; and WHEREAS, at their meeting on October 12, 2005, the Planning & Zoning Board recommended approval of the planned unit development — final plan subject to the conditions listed in the meeting minutes; and WHEREAS, the proposed planned unit development — final plan meets the requirements of the City's zoning ordinance, subdivision ordinance, and the Lino Lakes Town Center Design and Development Guide subject to certain conditions of approval. NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby approves the planned unit development — final plan for the Lakewood Apartments subject to the following conditions: 1. A site performance agreement between the city and the developer must be completed prior to the issuance of building permits. 2. Issues discussed in the S.E.H. engineering review memo must be addressed to the satisfaction of city staff. 3. Operation and maintenance agreements for the site, including provisions for stormwater facilities, must be submitted for review by city staff prior to the issuance of building permits. Lakewood Apartment, page 10 • 4. All parking lot lighting fixtures and poles shall be painted to complement the city's decorative street lighting; shall be mounted to round lighting poles measuring no more than twenty feet in height; shall be mounted to a concrete base no higher than twenty -four inches above the surrounding grade; and shall be located within landscape planter islands. 5. A revised lighting plan indicating the above required fixture changes, and the relocation of the luminaire near the north entrance drive further east to avoid a conflict with the garage opening must be submitted prior to the issuance of building permits for the site. 6. The final plat for the project (Village No. 4) must be approved prior to City Council approval of this building. 7. The developer must work with staff to identify the most appropriate location for bicycle parking within this block of the development. 8. A full recycling plan must be submitted for staff review prior to this item being heard by the City Council. 9. A minimum 2 inch deep window trim must be provided in accordance with the development standards for the site. • 10. The developer is required to add an additional architectural element to the central portion of the building to further strengthen the presence of the corner. 11. All units within the residential portion of the building are required to be supplied with uniform internal window treatments that will complement the architecture of the building. 12. The landscape plan shall be revised to indicate four shrubs per tree within the north planter island (adjacent to the Interstate 35W right -of -way). 13. All landscaped and sodded areas must be irrigated. Passed by the Lino Lakes City Council this _24th day of October 2005. TEST: Jean V , Deputy City C • eson, Mayor • AGENDA ITEM 6.C.iv STAFF ORIGINATOR: Paul Bengtson MEETING DATE: October 24, 2005 TOPIC: Final Plan — Lakewood Apartments Legacy at Woods Edge BACKGROUND The Hartford Group has applied for a Planned Unit Development final plan for an apartment building with first floor multi -tenant retail within the Legacy at Wood's Edge project located on the southeast quadrant of Interstate 3 5 W and Lake Drive. The final plan consists of the building plans for the apartment building as well as the final plat for the lot (Village No. 4). One of the goals of the mixed use downtown is to provide a variety of housing types and costs to meet life cycle housing needs that are not currently available in Lino Lakes. The development agreement between the Lino Lakes Economic Development Authority (EDA) and Hartford Group, the developer of the workforce housing, includes housing covenants. Those housing covenants include an affordability clause that requires that 20 ercent of the housing units built on the development property as a whole must meet affordability requirements. f that 20 percent, 67 percent must be rental units that meet the income and rent requirements for federal low - income tax credits. This 60 -unit workforce rental housing meets the 67 percent requirement. In addition, affordable rental housing must meet the following requirements: 1. The developer must retain an experienced, professional property manager, approved in writing by the EDA. 2. The management agreement must require that the manager will use resident selection criteria that include evidence that tenants have income to support their rental rate, rental history showing timely payment of rent, and criminal background checks. 3. The management agreement must include a plan for long -term maintenance and repair of the property. ANALYSIS Governing Plans This site is located within the Legacy at Woods Edge project and is therefore subject to the Lino Lakes Town Center Design & Development Guide that was adopted by Ordinance 04 -04 as part of the original Planned Unit Development for the site. The layout generally follows the original layout, though the lots have been slightly modified to accommodate the proposed apartment building. The layout of the entire block is shown on the site plan. The site has been *reorganized to allow a commercial /office building to the west of the apartment building and one to the north Lakewood Apartment, page 2 !along the Interstate 35W frontage. It is a reduction in the overall building area that will be built in the area and is therefore substantially conforming to the original layout. Lakewood Apartments is located in a Mixed Use Land Use area and is located on Lot 10 and 11 in Block B. Acceptable Building Types are Commercial /Retail /Office /Housing. The proposed apartment building will include underground parking, first floor retail and apartments, and three additional floors of apartments for a total of 60 units within the four story structure. The use of ground floor as residential (apartments) is not fully in conformance with the guidelines; however, since the portion of the building where this is being done is along a residential street across from future townhomes, staff finds it acceptable to permit a small number of units on the mixed -use streetside. The Regulating plan of the development guide includes the required street framework, which is currently under construction as part of the city's improvements in the area. This will include the pedestrian streetscape as part of a future phase of construction. The plan also indicates a build -to line for this portion of that block which will require that the building be close to the edge of the street to create an intimate pedestrian environment. The Regulating Plan does not indicate any `Required Building Entries' on this site, nor any `Gateways'. The site is identified for an `Architectural Feature' at the southeast corner near the traffic roundabout. This will be discussed in more detail within the Architectural Standards section of the report. Allowable Uses proposed use for this site is residential apartment units above first floor retail. The Lino Lakes Town • The Center Development & Design Guide classifies these uses as General Merchandise Retail and Residential Units above Ground Floor Commercial; and considers them permissible uses within the Mixed Use District. The applicable section is included below: SECTION 3.1 ALLOWABLE USES Table 1. Allowable Land Uses in Mixed -Use Commercial, Commercial Residential and Civic Distri Allowable Land Use Comm ercial Mixed Use Civic Commercial Uses General merchandise retail, including but not limited to: variety, hardware, and dry goods stores, but excluding vending machine operators and direct selling organizations. Must be less than 40,000 s.f. footprint. P P - Residential Uses Residential units above ground -floor commercial space (e.g. retail or employment), including "live work units." - P - TABLE 1 NOTES: P = permitted use • Lakewood Apartment, page 3 *Building Massing & Placement The proposed building is within a portion of the development that requires build -to lines; specifically for this site a maximum 5 foot setback is prescribed. This standard requires a minimum of 70% of the block to meet the build -to lines, with up to 20% can be plaza/park areas. Though the build -to line is not technically being met, the developer has followed the spirit and intent of the guidelines to the best of their abilities and has delivered what staff feels is the best possible compromise on this site. The central element of the proposed building is shown right at the 5 foot setback line, and then the building tapers out as it proceeds both to the west and the north. The west wing of the building must be stepped back due to the grade differences between the site and the streetscape, as well as the provision of underground parking. The developer has effectively mitigated this situation by providing a plaza that runs the entire length of the west wing of the building which provides a separate walkway to access the buildings with periodic stairways and landscaped planters to break up the monotony of the sidewalk area. On the north wing of the building the step back is necessary because of the residential use along the first floor. Within residential districts buildings are allowed a 15 foot setback meeting build -to lines. Since the apartments are a residential use, and the residential project across the street will be allowed to be setback to the 15 feet, staff supports this minor deviation as an effort to create continuity along the streetscape. The developer has included a `pocket park' that will be accessible to the occupants of the residential units within the entire building. The proposed building will be built at an overall height ranging from 49 to 51 feet, including the grade differential between the streetscape and the site. This exceeds the maximum height of 45 feet; however the additional height is in the form of parapet walls which are allowed to exceed the 45 foot height standard up to *10 additional feet. Architectural Standards The relationship between the building and the street is required to be accentuated by expressive wall faces, with a minimum of 60% of the wall face being windows, doors, or arcades. The proposed elevations meet or exceed all of those requirements. The streetscape relationship is also accentuated by the use of landscaping planters within the plaza area attached to the west wing of the building. This will act as a clear separation between those using the public streetscape for transportation purposes versus those using the private sidewalk to gain access to the building itself. The primary entrances for all of the commercial uses, and secondary entrances for the residential uses will be provided along the front of the building. Secondary access for the commercial and the primary access for the residential portion of the building will be located on the rear of the building adjacent to the parking area. As previously mentioned above, the Regulating Plan identifies an architectural feature at the southeast comer of this site near the roundabout. The standards do not specifically define what format an architectural feature is supposed to take, but it does identify clock towers, bell towers, cupolas, trellises, and ornamental portions of parapet walls as architectural features in other portions of the text. The purpose of the architectural feature at this location is to attract the eye of pedestrians and create a point of visual interest. The central portion of the apartment building attempts to accomplish this by being stepped closer to the streetscape and with its height differentiation from the surrounding portions of the building. Staff is including a condition requiring the *developer to further accentuate the corner with some additional architectural element. Lakewood Apartment, page 4 41/The base of the structure is clearly articulated through the use of masonry materials throughout. The base also helps to define the separation between the uses, as the entire commercial portion of the building is composed of masonry materials, while only the first five feet of the residential portion of the building is finished with masonry materials. The top is also clearly articulated with the use of strong cornice feature that crowns the majority of the building. This cornice is especially accentuated by the contrasting color depicted. Due to the vast horizontal length of this building the architect has used a variety of fenestrations and stepped portions of the building to break up the elevation effectively. This stepping both on the wall face as well as the parapet walls requires that the cornice element also vary. Portions of the building have varied the location of the cornice, or even eliminated the cornice all together to provide a greater differentiation between the sections of the building. The parapet walls will provide an adequate screening device for the roof mounted equipment that will be required for this type of use. The building materials proposed for the site include a variety of decorative masonry units and cementitious wall board. Additional trim is provided in the form of canvas canopies, aluminum balcony railings, a variety of storefronts, and the aluminum cornice element. All of these materials meet the stringent standards of the design guidelines, and are incorporated consistently throughout the building's elevations. The proposed structure has integrated a couple of climatic response devices that meet the design guidelines. 4ifnayli of the interior space is being achieved through the large number of windows provided. Sheltering ay be accomplished with the use of canvas or metal canopies over the store fronts, and a main lobby area for the residential area. The building integrates all of the necessary service areas into the building including the trash handling area, which is accessed through the parking garage under the building. The recycling and trash handling plan for this site still needs to be reviewed by city staff to determine if it is adequate. This review must occur prior to the City Council review of the project. Because this particular building has so many windows, attention and detail to the quality of the windows is important. The design standards require a reveal of at least 2 inches from the exterior trim to create shadow for visual interest rather than windows and trim flush with the building. Sometimes this shadow can be created with solid window trim as is depicted on the submitted plans. A condition is included with staffs recommendations to require a minimum two inch thick exterior trim be applied to all windows of this building. Given this buildings height, it's visibility from the village green; and the numerous windows provided; the internal window treatments are also of particular concern. Staff has recommended a condition addressing the provision of uniform treatments that will complement the architectural style of the building. • Parking Requirements Lakewood Apartment, page 5 Per Chapter 3.5 of the guidelines, the City is maintaining a shared parking analysis for the entire development. This analysis identifies peak parking demands at key times throughout the day. In the case of apartments the peak period is 10 PM on both weekdays and weekends. The peak periods for retail uses are identified as 1 PM on weekends. The peak period for the combined uses is 8 PM on both weekdays and weekends. Lakewood Apartments 1 Peak Hour Demand Factor Parking Required Parking Provided Surplus Retail 4 spaces per 1,000 s.f. 13,140 s.f. 53 113 196 (surface & underground) 83 Residential 2 per unit 120 units 60 Per Chapter 3.5 of the guidelines, the City is maintaining a shared parking analysis for the entire development. This analysis identifies peak parking demands at key times throughout the day. In the case of apartments the peak period is 10 PM on both weekdays and weekends. The peak periods for retail uses are identified as 1 PM on weekends. The peak period for the combined uses is 8 PM on both weekdays and weekends. Lakewood Apartments 1 Use Parking Peak Parking Provided Surplus Retail 53 (1 PM Weekends) 148 (8 PM Weekdays and Weekends) 196 (surface & underground) 48 Residential 57 (10 PM Weekdays and Weekends) The proposed use is clearly being provided enough parking within the parking lot layout and underground parking that the applicant has proposed with this application. Entire Block Single Use Peak Hour Demand Parking Peak (1 PM Weekdays) Parking Provided Surplus Varies 200 237 (surface, underground, and on- street) 37 There are approximately 41 on- street parking spaces that can be dedicated to this block within the development, this number might be adjusted slightly as the construction of the city improvements are not complete, however, it is clear that this block is currently meeting parking standards. The shared parking spreadsheet is based on the Urban Land Institute's Shared Parking Standards and as is required by the Development and Design Guidelines. As always, staff will continue to review each project to maintain the parking standards within this block as well as the entire development. Staff has included a condition requiring that the developer work with staff to identify an appropriate location for bicycle parking facilities on this block. • Lakewood Apartment, page 6 "'Landscaping Requirements The submitted plans meet all of the landscaping requirements of Chapter 3.6. The site plan indicates a total of 136 parking spaces within the surface parking lot. This means that the 16 trees provided throughout the lot exceeds the requirement of 1 tree for every 10 parking spaces. The parking lot abuts Interstate 35W, therefore plantings must occur that `screen' the metal security fence. The proposed landscape plan does depict deciduous trees spaced 60 feet on center, accentuated with coniferous trees; however staff is adding a condition that a minimum of four shrubs be added per tree to this landscape planter to provide adequate screening. The shrubs shown on the planting pallet should be used, and should be spread evenly throughout the planter area. The 136 total surface parking spaces provided in this lot does not meet or exceed the threshold of 300 spaces which would require the implementation of connecting walkways throughout the parking lot. All of the landscaping materials proposed as a part of the planting palette for the site satisfy the comments of the Environmental Board as well as city staff Lighting The photometric lighting plan submitted with the application is in conformance with the minimum standards of Chapter 3.7 of the guidelines. The parking lot fixtures do not meet city standards and are being conditioned to be replaced by shoebox fixtures. The parking lot lighting that will be used for this phase of development must Mrbe repeated throughout this block, if not throughout the entire Legacy at Woods Edge project area. A condition is also included requiring a revised lighting plan that indicates the revised fixtures and the revised location of the luminaire located near the north entrance drive. This luminaire must be moved further to the east to avoid the garage entrance. • The building itself will include some architectural and building entry lights mounted directly to the building. These fixtures will be used to highlight the building massing and will enhance the pedestrian environment. Engineering The city's consulting engineer on the Legacy project is Short Elliot Hendrickson (S.E.H.), and a memorandum including all of their comments is attached to the report. Any outstanding issues will be addressed through the site performance agreement and building permit process prior to construction. Final Plat The final plat for the project (Village No. 4) is attached to the same agenda as a separate item, and a condition will be added to this review that the final plat must be approved prior to City Council approval for this building. ENVIRONMENTAL BOARD The Environmental Board reviewed this application at the August 31St regular meeting. Their comments are attached and many were addressed in the landscaping portion of the staff report. Additionally, the board was Lakewood Apartment, page 7 concerned with the recycling program for the apartment complex. Staff will include a condition requiring that a 11 recycling plan be submitted prior to this item being scheduled for a City Council meeting. PLANNING AND ZONING BOARD The Planning and Zoning Board reviewed this project at the October 12, 2005 regular meeting, recommending approval subject to the conditions included in this staff report. OPTIONS 1. Adopt Resolution 05 -161 approving the Final Plan for Lakewood Apartments 2. Deny Resolution 05 -161 and the Final Plan for Lakewood Apartments 3. Return to Staff with direction. RECOMMENDATION The submitted plans are in substantial conformance with the standards of the Lino Lakes Town Center Design and Development Guide. Therefore, staff recommends approval of the Conditional Use Permit and Final Plan for Betty's Pies, subject to the following conditions: 1. A site performance agreement between the city and the developer must be completed prior to the issuance of building permits. • 2. Issues discussed in the S.E.H. engineering review memo must be addressed to the satisfaction of city • staff. 3. Operation and maintenance agreements for the site, including provisions for stormwater facilities, must be submitted for review by city staff prior to the issuance of building permits. 4. All parking lot lighting fixtures and poles shall be painted to complement the city's decorative street lighting; shall be mounted to round lighting poles measuring no more than twenty feet in height; shall be mounted to a concrete base no higher than twenty -four inches above the surrounding grade; and shall be located within landscape planter islands. 5. A revised lighting plan indicating the above required fixture changes, and the relocation of the luminaire near the north entrance drive further east to avoid a conflict with the garage opening must be submitted prior to the issuance of building permits for the site. 6. The final plat for the project (Village No. 4) must be approved prior to City Council approval of this building. 7. The developer must work with staff to identify the most appropriate location for bicycle parking within this block of the development. 8. A full recycling plan must be submitted for staff review prior to this item being heard by the City Council. Lakewood Apartment, page 8 • 9. A minimum 2 inch deep window trim must be provided in accordance with the development standards for the site. r • 10. The developer is required to add an additional architectural element to the central portion of the building to further strengthen the presence of the corner. 11. All units within the residential portion of the building are required to be supplied with uniform internal window treatments that will complement the architecture of the building. 12. The landscape plan shall be revised to indicate four shrubs per tree within the north planter island (adjacent to the Interstate 35W right -of -way). 13. All landscaped and sodded areas must be irrigated. ATTACHMENTS 1. S.E.H. memorandum dated October 6, 2005. 2. Environmental Board memorandum from the August 31, 2005 meeting. 3. Lakewood's Apartments plan set received September 27, 2005.