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4.1 PCSR 02-24-2015Request for Action To Item Number Planning Commission 4.1 Agenda Section Meeting Date Prepared by Planning Items February 24, 2015 Zack Carlton, Planner I Item Description Reviewed by Request by Duffy Development for CUP to amend approved Site Plan to include one additional dwelling unit. Public Hearing Jeremy Barnhart, Deputy Director CODD Reviewed by Action Requested Recommend, by motion, approval or denial of the Conditional Use Permit (CUP) as proposed. If the Planning Commission recommends approval, staff recommends the following condition: 1. Park Dedication shall be paid for one dwelling unit at the rate applicable when the CUP is recorded. Current rate for residential is $3,712 per dwelling unit. Background /Discussion Case No. CU 15 -04 Duffy Development is proposing to add one additional unit to the approved Coachman Ridge plan. The site plan approved by the City Council on April 21, 2014, permitted construction of a 52 -unit building, and the applicant proposes to increase the number of units by one, for a total of 53 units. The proposed number of units is below the 60 units allowed per the amendment to the Elk River Station PUD agreement approved on May 21, 2012. The applicant is requesting the additional unit for use as a managers unit. The manager would provide on- site services for the Coachman Ridge building and the Depot building located across Twin Lakes Road. Additionally, the financing utilized by the applicant states that the unit may not be rented out to the general public. Analysis The proposal changes a storage room to a one - bedroom apartment. The changes are contained within the footprint of the existing room and no exterior modifications are required. Staffs primary concern is regarding impacts to the parking lot as the change requires 2.34 additional parking spaces, one of which must be provided in the underground garage. The submitted plans show the parking requirements are satisfied, both above and below ground. Applicable Regulations The Elk River Station PUD agreement outlines the required site plan approval process. (0 1) Site Plan Approval — (a) Site plan approval shall be required prior to issuance of a building permit for any lot within the Project, both for initial construction and for any subsequent expansion, exterior remodeling of a structure, redevelopment of a site, or substantial revision of an approved site plan. P 0 W E D E D D C i�ATURE (b) Each site plan approval request shall be accompanied by such plans and supporting materials as City staff shall require, and shall be reviewed by the Planning Commission and City Council in a public hearing held thereon before approval. (c) Site plan approval shall be granted only if the City Council finds that the proposed site plan is consistent UdXb the terms and conditions of the Conditional Use Permit for tbepr ject, this PUD agreement, applicable City Ordinance requirements and all other legal requirements. City reserves the right to refuse approval of an individual site plan if, in the City Council's judgment, this condition is not met. (d) The City Council may, when approving individual site plans, impose such conditions as it shall deem necessary to ensure that the Pr ject complies with the requirements of this PUD Agreement, as amended from time to time, the Conditional Use Permit, as amended from time to time, and the City Code of Ordinances. Financial Impact None MN Statute 15.99 deadline The city must take action by March, 27 2015 Attachments • Location Map • Applicants Narrative • Coachman Ridge Site Plan • Before and after building plans N:\ Departments \Community Development \Planning \Case Files \CUP \CU 15 -04 Coachman Ridge \CU 15 -04 sr PC Coachman Ridge 2-24 - 2015.docx * ` 3 4. -14 A flu _7 law Coachman ! fI c .7� %�� ; `. � � ,tea i �� -. ♦} . t.. L -L,� 4 _may i �`• Ap artments Ridge CUP LIP. �s r Case No: CU 15 -04 E River Coachman Ridge Manager's Unit During a review of the project with our management team, we confirmed that the approved project has an excess of storage space within the building. After also observing that we had one extra garage parking stall and several extra surface stalls, the idea of a 53rd unit came up. We began to research the best use of this square footage. A meeting with our lender revealed that the loan documents limited the project to 52 rental units. That seemed the end of the issue. But as we walked out of the meeting, it was suggested that if a unit was not available to the public for rental use, example- used by a site manager, that may be allowed, subject to loan committee review. Our next meeting was with the city staff who pointed out that even though the site had zoning approval for 53 units, the plan submitted with our PUD application had only 52 units. A PUD amendment would be required for any change. We've spent the last couple months deliberating staffing. We've come to the conclusion that full time management of The Depot and Coachman Ridge would be desired. Having the manger live on site would be an added bonus. Therefore, we're requesting the City Council consider allowing us to convert a first floor storage room into a managers unit, not rented to the public. This would be a PUD amendment from 52 apartment units to 53 units. If the council gives approval, we would then take this request to the loan committee. Regardless of the outcome, thank you for your time considering this idea. 0 it SITE PLAN \ \ s \ PARKING SUMMARY ouwxccuesasa„�n. v�wcsv�E9vsrn�n a se as vm v�vn— ,sseues PROJECT AREA SUMMARY eA51NGwRm+a15.WG M o ox K lal � . ail, W.—Mu rsm ss ®PERFORMANCE DRIVEN DESIGN, e,w. s�xrou. smsoolo�+. un s.�mlziamsua PUD SUBMITTAL 2 -24 -2014 Coachman Ridge of Elk River LP c/o Duffy Development Company 12708 Wayzata Blvd., Suite 400 Minnetonka, MN 55305 PRE�'�M gNpR N NDSPD ZZ41e�A Coachman Ridge Apartments #Twin Lake Road Elk River, MN 55330 SITE PLAN �Br o��'' C1.01 Q s B s a GENERAL BUILDING PLAN NOTES: GENERAL PUBLIC STAIR NOTES: mc�rcu ff uw•�s u�or rwri mw Ai�h�n'FVOUw�wha�sµcu r�enri�e I, PERFORMANCE DRIVEN DESIGN. aeeeeA.�em ]m Y.ecuhpm x. x. m:w I Mhr�da. aw snai I6i vunms 100% FOR CONSTRUCTION SET 10 -29 -2014 Coachman Ridge of Elk River LP Go Duffy Development Company 12708 Wayzata Blvd., Suite 400 Minnetonka, MN 55305 �umESxens 'mro. I HEREBY CERTIFY that this ph,, a,Fw5 a0oa or report — prepareetymeorxa ,mya� mp—w aM#mt1ama NI,io,rwo AichWt uMertM k+.e ofth. State of Afnnwota. ryaeu mnexm: Coachman Ridge Apartments 17250 Twin Lake Road Elk River, MN 55330 First Floor Plan N L. a 0) o aw " A1.12 GENERAL BUILDING PLAN NOTES: n oaTM�, ��w:.w<.aoaN6w GENERAL PUBLIC STAIR NOTES: E First Floor Plan - Matchline Engt_. _ s a f N =R PERFORMANCE DRIVEN DESIGN. �«a.ero.mm M lNmv,ym ar N. se:ool+am+awi +. NNSSWf 6123b.:a:9 100% FOR CONSTRUCTION SET 10 -29 -2014 Coachman Ridge of Elk River LP Go Duffy Development Company 12706 Wayzata Blvd., Suite 400 Minnetonka, MN 55305 Num6:wena n,ron I HEREBY CERTIFY Inat b,e pbq fiµwft.jon a �uwnwaa padnndI ma mweermraraa apaMabnandmatl amedmlka .Mhdect uneerine Dan MM/e SMa of Mmna6oh. smm. rypaamnb N..e: xE.o.mm«n Coachman Ridge Apartments 17250 Twin Lake Road Elk Rim, '1 153" First Floor Plan a� "aNO A1.12 E I STAIR 8 w-474 COMMUNITY R� F-In7 "X< GENERAL BUILDING PLAN NOTES: PERFORMANCE DRIVEN I)EIIIII, =`T 100% FOR CONSTRUCTION SET 10-29-2014 Coachman Ridge of Elk River LP Go Duffy Development Company 12708 Wayzata Blvd., Suite 400 Minnetonka, MN 55305 GENERAL PUBLIC STAIR NOTES: I HEREBY CERTIFY Mal Nis pb, Wftgo- , My M eupeMaon N ft I — NIy L.— AOW —the I—.fth.swdM.-Ma Coachman Ridge Apartments GENERAL FIRE RATING NOTES 17250 Twin Lake Road Elk River, MN 55330 Garage and First Floor ICY WALL RRE RATING Overall Plans AO.10