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5.2.A. SR 09-14-2009 t~ve~ MEMORANDUM TO: City Council FROM: Jeremy Barnhart, Planning Manager DATE: September 14, 2009 Item # 5.2.A. SUBJECT: Concept Review of Shepherds Ridge, a Proposed Multi-Family Housing Project Located on Property Now Zoned C-2 Background/Discussion The City has been approached by a potential buyer of the 4.74 acres. Their desire is to construct 22 townhome units and a community center for recovering adults and families. This use would require a residential zoning (likely R-3). The property is currently zoned C-2 Office District. Information regarding a similar project is attached for information. Because this project represents a departure from limited commercial zoning, a concept review is suggested. Overview/ Analysis The City Council is asked to identify issues/ concerns with the proposed location and layout of the project, known as Shepherds Ridge. It is important to note that this is not a formal request to rezone the property, and the City Council is not obligated to approve a formal application once received. The concept review is beneficial for the City Council (to be aware of major developments being contemplated and provide initial feedback), staff (to understand Council concerns and desires with the project), and the applicant (to get an understanding of the major issues observed by staff and the City Council). Following input regarding the concept plans, staff will work with the applicant towards development of a proposal that meets Council's stated and published goals. The Proposal The proposal includes plans for 22 townhome units in four buildings, a large community center building, and a play ground. These improvements will be located in the southern 2/3 of the L shaped lot at the SW corner of Jackson and School Street. The northern 1 /3 is not proposed to be developed at this time. Access Access to the site will come from Jackson Street. The Council may recall that upon the development of the larger parcel south of this site, 8`'' Street will be extended, and access for these two parcels will come from this location. This reduces the number of driveways on Jackson, which is expected to become a major street in the years to come. This also provides maximum. separation between the School/ Jackson intersection and the driveway. It is expected that an emergency access will come off of School Street, although this will be refined as planning continues. Parkuig The layout shows parking for 76 surface parking stalls, well over the required 55 (2.5 per dwelling unit). However, the 76 spaces does not include any garage parking, which 22 spaces axe required per ordinance. Land Use The current zoning is C-2. There is limited office zoning in the City and there may be long term advantages to maintaining a minimum level of available developable commercial properties. Additionally, there may be a concern with adding more housing in the area immediately around the park. Development around the park includes many residential dwelling units, including the approved but not developed Jackson Street Townhomes (78 units). Dwelling units immediately adjacent to the park may be at the saturation point. The project would be served by City water and Sewer. Staff continues to review the proposal with regard to storm water management. No design has been offered of the buildings themselves, although it appears that the building will be two level. Staff continues to work with the applicant on addressing these and other concerns. Preliminary comments are attached for information. Staff is looking for direction on proposed housing development for property at the SW corner of School and Jackson, currently zoned C-2. Additionally, the Council is asked to provide direction as to their desire to amend the zoning for this given property. Attachments • Layout • Staff Comments, dated August 20, 2009 Belle Haven townhomes information August 20, 2009 Ms. Terri Cermak Re: Shephards Ridge .Terri, Thank you for allowing me to provide some preliminary comments regarding the proposed Shephards ridge. These comments also include comments received from the City Engineer. Timetable 1) From a timing perspective, you should allot 2-3 months from the date of a final application to complete the necessary regulatory approvals, including, if necessary, Conditional Use Permit, rezoning, preliminary and final plat and site plan. I understand you are envisioning a City Council workshop review. The Council meets in workshop the second Monday of each month. The next one is September 14`''. Do you anticipate wanting to meet with them then? If so, I'll need a copy of the site plan (with revisions, if possible), proposed elevations, and a written narrative of your operation for inclusion in their packets. I will need this by September 8r''. Fees and Apphr cation 2) To complete the use as proposed, the property will need to be rezoned from C-2 to a residential use, likely R-3, R-4, or PUD. A PUD will require a Conditional use Permit. I am attaching the necessary applications. Engineering 3) Some additional right of way will be necessary for a right turn lane off of east bound School onto southbound Jackson. 4) The site plan should include storm water ponding. 5) There will be trunk sewer and water assessments, and SAC and WAC fees. 6) Water/ sewer and hydrant layouts will be discussed later. Access/ Parking 7) Access to the property should ultimately be at the south end of the property to work with the planned access adjacent to 8~' street 8) The access off of Jackson will go away when development to the south occurs, to be replaced with a shared access adjacent to 8~' street extended. 9) An easement will need to be provided through the townhome property to the lot in the corner, if these are separated. 10) The larger community building in the SE corner of the site will need to be relocated. 11) There appears to be access out of the site to the west. Easements will be required. 12) The fire department has not commented. I will forward these on once received. 13) The Zoning Ordinance requires 2.5 spaces per unit, one of which must be covered. The Council may reduce the number constructed, if there is sufficient area for future construction of the spaces. Landscaping/Vegetation 14) Conceptually, the Landscape plan looks consistent with the intent of the ordinance. Parks 15) Park dedication will be required. This may be cash or land, based on the Park and Recreation recommendation to the City Council. If it's cash, the amount will likely be $3,639 per dwelling unit. Please do not hesitate to contact me should you have any questions, I can be reached at (763) 635-1034. Sincerely, ~f _.__. ,~ =f ~~~ ~- Jeremy Barnhart, AICP Planning Manager CSH Key Features and Innovations: • Belle Haven provides tenants with a safe, sober and affordable place to call home while allowing them the opportunity for a fresh start. • Belle Haven programs also focus on children and assist them in building skills needed to be successful in school and in the broader community. Services for children include a weekly "Kid's Club" for school-aged children, a preschool readiness class, job skills, individual tutoring, mentoring, planned activities and volunteer opportunities. • Belle Haven tenants are required to remain sober, do at least 25 hours of productivity a week and be lease abiding. The average length of stay is 22-36 months. Financing :Capital LIHTC Tax Credit Proceeds Federal Home Loan Bank Rum River Health Services Capitol Campaign HUD SHP MHFA Housing Trust Fund (HTC) Greater MN Housing Fund (GMHF) General Partner Capital Contribution Greater MN Housing Fund (GMHF)-Bridge Misc Funds :Total Sources of Funds j Operating Group Residential Housing (GRH) Housing Trust Fund (HTF) Services $2,256,451 $ 80,000 $ 365,000 $ 400,000 $ 498,818 $ 160,000 $ 29,224 $ 156,510 $ 4,600 $3,950,603 Determined by Counties On an as Needed Basis MN DHS $ 152,000 HUD SHP $ 50,000 About Rum River Health Services, Inc. (RRHS) RRHS is a 501 (c) (3) non-profit organization, incorporated in 1987, located in Mille Lacs County, Princeton, Minnesota. The mission of RRHS is "To identify and respond to community health needs as an advocate, as a catalyst for community collaboration, and provider of needed services." The agency conducts periodic health needs assessments, advocates for needed programs, and directly provides programs when appropriate. The agency secures funding and administers programs in accordance with its articles of incorporation and by-laws at the discretion of its governing board. Current programs under management include the Rum Rivers Women's Health Project, a subsidized family planning program; Rum River Recovery Alliance, a case management program for substance abusing pregnant or parenting women; Spirit River Recovery Services, a chemical dependency outpatient treatment and dual diagnosis treatment program. In 2007 RRHS opened Belle Haven Townhomes, a permanent supportive housing project which provides sober housing for families affected by homelessness and chemical dependency. The newest program is Family House, a residential facility where mothers in treatment for chemical dependency can live with their children. RRHS maintains a focus on quality of life issues in its area. When identified needs can be met by other agencies or organizations, RRHS advocates for transition and change that will improve availability, access and affordability for the population groups served. It recognizes the evolutionary= changes characteristic of the health care industry, and is poised to grow and serve changing community needs. About CSH The Corporation for Supportive Housing (CSH) is a national non-profit organization and community development financial institution that helps communities create permanent housing with services to prevent and end homelessness. Founded in 1991, CSH advances its mission by providing advocacy, expertise, leadership, and financial resources to make it easier to create and operate supportive housing. CSH seeks to help create an expanded supply of supportive housing for people, including single adults, families with children, and young adults, who have extremely low-incomes, who have disabling conditions, and/or face other significant challenges that place them at on-going risk of homelessness. For more information about CSH, please visit ~7ww_ csh.org. Corporation for Supportive Housing 2801 21S` Avenue S., Suite 230 Minneapolis, MN 55407 T: 612.721.3700 F: 612.721.9903 E: mn@csh.org www.csh.org N n y .i ,f JAc~sav.~vE.