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HomeMy WebLinkAboutCC WORKSESSION 06012020 JOINT WITH PLANNING COMMISSIONIf you would like to request special accommodations or alternative formats, please contact the City Clerk at 612-782-3313 or email city@savmn.com. People who are deaf or hard of hearing can contact us by using 711 Relay. Work Session Agenda Joint Meeting with Planning Commission Monday, June 1, 2020 7:00 p.m. This meeting will be streamed live. Due to health concerns and limited seating, we encourage use of virtual option to attend meeting. Members of the public who wish to attend the meeting may do so in person. Following guidance from state health officials, some City Council Members may choose to participate in upcoming meetings electronically pursuant to MN Stat. §13D.021. Please click the link below to join the webinar: https://www.savmn.com/Calendar.aspx?EID=1166&month=6&year=2020&day=27&calType=0 Password: 975075 Dial In Options: iPhone one-tap : US: +13017158592,,88478194659#,,1#,975075# or +13126266799,,88478194659#,,1#,975075# Or Telephone:-Dial(for higher quality, dial a number based on your current location): US: +1 301 715 8592 or +1 312 626 6799 or +1 646 558 8656 or +1 253 215 8782 or +1 346 248 7799 or +1 669 900 9128 Webinar ID: 884 7819 4659 Password: 975075 International numbers available: https://us02web.zoom.us/u/kbzkG19mDD 1. 3725 Stinson Blvd Concept Review. Steve Grittman, City Planner presenting 2. Adjournment 3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699 Office: (612) 782-3301 • Fax: (612) 782-3302 • www.savmn.com MEMORANDUM TO: Mayor Stille and St. Anthony City Council St. Anthony Planning Commission Mark Casey, City Manager FROM: Stephen Grittman, City Planner MEETING DATE: June 1, 2020 RE: Interstate Development – Joint Worksession – June 1, 2020 Multi-Family Housing PUD Concept Plan NAC FILE: 323.01 – 20.08 This summary is intended to provide an overview of the project proposal and some of the primary elements for Worksession discussion. The applicants will have a presentation available for review at the meeting. Potential Issues/Elements for Workshop Discussion • Project Description. The applicants are seeking a PUD proposal that would be developed on a parcel of just under one acre along Stinson Boulevard. The parcel in question is a currently vacant lot, adjoining the north side of the Unofficial restaurant property, which the applicants also have acquired. Interstate Development proposes a 44-unit multi-family residential building that would have access from 38th Avenue NE and Stinson, and provide surface parking along that interior driveway. • Current Land Use and Designations. The current land use for this property is largely vacant, as noted above. The parcel is currently guided for high density residential use, and is zoned PUD, Planned Unit Development as a part of the larger Silver Lake Village PUD District. o Surrounding land uses include multi-family housing to the north and east, and the noted restaurant to the south. To the west, across Stinson Boulevard, the land use is other multi-family residential in the City of Columbia Heights. • PUD Flexibility – Density. The proposed apartment building consists of 38 units, on .85 acres – a density of approximately 44.7 units per acre. The City’s Comprehensive Plan allows for projects of up to 40 units per acre, while the R-4 Zoning District would accommodate just 25 units per acre without PUD flexibility. The R-4 District is used as a comparison district for purposes of establishing the baseline zoning requirements as it would be the zoning district applied if PUD were not being pursued. Thus, the flexibility requested under this PUD project would require a method of accounting for density that would be consistent with the 40 units per acre standard now adopted in the Comprehensive Plan. Options include expanding the area considered as the base project area (including a portion of the Unofficial property), or considering areas in the Silver Lake PUD that have been built out at a lower density, and transferring a portion of that allowance to the proposed site. • PUD Flexibility – Site and Building Plan. The applicants are seeking to depart from the R- 4 zoning District (as well as previous multi-family requests considered by the City) to accommodate site and building plans that are focused on affordability, forgoing some of the common amenities and requirements made of other projects. Included in this list of accommodations would be the following: o Parking. The applicants are proposing a parking supply of 46 spaces, a ratio of 1.2 spaces per unit. This number is equal to the number of total bedrooms in the project – 46 – based on a mix of 30 one-bedroom units and 8 two-bedroom units. The R-4 standard, which would otherwise apply to general market multi- family residential would be 2 spaces per unit. The other departure related to parking is the City’s R-4 standard which requires at least half of the parking to be covered. The applicants are proposing surface parking only, with no covered or underground spaces. o Impervious Surface. The concept plan does not provide an impervious surface coverage estimate. The R-4 standard would be 50%. Staff’s estimate of the current site plan would be that nearly 80% of the site would be covered by building and parking lot/driveway. o Access. The proposed plan utilized the existing access point to Stinson and an access point to 38th Avenue NE. The expanded site plan also shows the potential for a second phase building that could replace the Unofficial restaurant with a second building. Internal driveway access would be anticipated if this were to occur. The applicants have indicated that they are planning for the continuation of restaurant use on this site, however. • Other Considerations o The applicants have designed the setback area in the front of the building to accommodate a band of landscaping and a small patio area along the Stinson Boulevard frontage, as well as additional front yard green planting area along 38th Avenue NE. o Architecturally, the building is proposed to be a 3-story structure with a flat roof. The concept plans show a series of low articulated roof line parapet extensions. The building wall is a combination of recessed and forward extended sections. Materials are identified as a combination of lap siding and brick veneer. The applicants have noted that the construction will be modular-based, in which the individual unit modules are manufactured in a facility designed for that purpose, then transported to the site and assembled, nearly pre-finished. o It is not clear from the plans whether the units would include balconies. The exterior plans do not seem to show them, but the interior photo examples include a view of exterior balcony space. While the zoning ordinance does not include a requirement, one of the discussion issues related to the proposed site plan could be the amount and qualify of outdoor space for tenants. The applicants have noted that their proximity to other private or public open space in the greater neighborhood is one of the locational features they are relying on to minimize the need for on-site open space. • PUD Flexibility, generally. For the City’s discussion, this application relies on the affordability generated by the various cost-saving measures as being the primary “amenity” intended to offset the areas of PUD flexibility proposed. In previous applications, the City has sought additional tenant amenities, or public accommodations, to justify the use of PUD to vary from the standard zoning requirements. Thus, to proceed, the City Council and Planning Commission should be able to find that the flexibility in density, parking supply, surface parking design, impervious surface, and outdoor open space are justified by the ability to provide affordable units to tenants in the range of 60% - 80% of average area income. For processing and next-step purposes, the applicants would seek a “Preliminary Plan” PUD request, with more fully detailed plans and support materials. To advance to that stage, the Planning Commission and City Council can use this Concept discussion to identify preferences in project density, location, site planning, and architecture, along with any other relevant issues, such as affordability and sustainability, that would be important for the applicants to incorporate into their next-stage plans. Also, clarity as to financial considerations should also be included as a part of the discussion. It will be important that planning and zoning aspects of the City’s review do not advance too far beyond the expectations for financial assistance. 3725 Sti nson Blvd evelopment City Council/Planning Commission Work Session June 1, 2020 Proposed Development: Affordable by design 38-unit apartment building Key Features: Market rate workforce housing Targeting working professionals in the 60% to 80% AMI demographic (low $40K to mid $50K) Small and efficient floor plans Quality exterior and interior finishes Eliminating expensive and often unused common area amenities Modular construction 3725 Stinson Area Map – subject at corner of Stinson Blvd and 38th Ave NE Neighboring Apartment Communities: A: Doran New Development - 496 units; 2021 built B: Landings at Silver Lake Village – 263 units; 2005 built C: Equinox Properties – 266 units; 1971 built D: Stinson Apartments/Apache Arms – 48 units; 1960’s built E: Legends at Silver Lake Village (Senior Community) – 169 units, 2015 built F: Heights Manor (Senior Community) – 85 units, 1978 built & 67,1621%/9'7+$9(1(6,7($$&5(66,7(%$&5(6&RS\ULJKW'-5$UFKLWHFWXUH,QF6,7((;,67,1*67$17+21<01,17(567$7('(9(/230(1767,1621$3$570(176  6,7((;,67,1*17KH8QRIILFLDO7KH8QRIILFLDO6WLQVRQ75$6+(1&/2685(    3$5.,1*67$//667,1621%/9'7+$9(1(&RS\ULJKW'-5$UFKLWHFWXUH,QF3+$6(,6,7(3/$167$17+21<01,17(567$7('(9(/230(1767,1621$3$570(176  6,7(3/$13+$6(3+$6(,6725<6))22735,17*6)81,76%('63$5.,1*67$//6$&5(61;ϰϰhŶŝƚƐͬĐƌĞͿ;ϭƐƚĂůůͬďĞĚͿ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ĂŵƉůĞ/ŶƚĞƌŝŽƌ© 2020 DJR Architecture1PUFOUJBM-BOETDBQFE1BUJP"NFOJUZ20-034.00St. Anthony, Minnesota05.21.20201PUFOUJBM-BOETDBQFE0VUEPPS"NFOJUZ N 3725 Stinson Blvd evelopment Projected Schedule Site Entitled: Fall 2020 TIF/Financial Package Approved: Fall 2020 Site Work Commencing: Winter 2020 Offsite Modular Construction: Winter 2020 Modular Units Placed: Spring 2021Complete Construction: Spring 2021 Building Occupancy: Late Spring/Summer 2021