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2013.09.09 PC Meeting Packetr ar' , i v, c CRYSTAL PLANNING COMMISSION AGENDA MondaV. September 9 2013 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1142 or email 'ohn.sutter c stalmn. ov if unable to attend * Items for which supporting materials are included in the meeting packet A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the followin members resent: ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 4) Sears [Vice Chair] Kolb Richter ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 3) ❑ Commissioner (Ward 4) Heigel VonRueden [Chair] Johnson ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 3) ❑ Commissioner (At -Large) I Erickson Buck [Secretary] Strand B. APPROVAL OF MINUTES * Moved by and seconded by to approve the minutes of the July 8, 2013 regular meeting with the following exceptions: Motion carried. C. PUBLIC HEARINGS 1. Consider Application 2013-11 for The Cavanagh, 5401 515 Avenue North - Rezoning to R-3 Planned Development including revised site and building plans for a four story building * Staff presented the following: GAPLANN[NGTIanning Commission\2013109.091agenda detailed.doc 1 .61 - The following were heard: Planning Commission discussion: Moved by and seconded by to (recommend approval) (recommend denial) (continue consideration) of Application 2013-11 for Rezoning 5401 51St Avenue North (The Cavanagh) to R- 3 Planned Development including revised site and building plans for a four story building. Motion carried. D. NEW BUSINESS 1. City Council actions on previous Planning Commission items: - Approved partial vacation of utility easement at 2708 Zane Avenue North and adjacent properties - Approved the Preliminary & Final Plat of Crystal Economic Development Authority Sixth Addition (3556 & 3564 Welcome Avenue North) - Adopted the revised Section 520 (Site & Building Plan Review) 2. Staff preview of likely agenda items for Monday, October 14 meeting F. OPEN FORUM G. ADJOURNMENT Moved by and seconded by to adjourn. Motion carried. The meeting adjourned at p.m. &TLANNINGTIanning Commission12013109.091agenda detailed.doc Unapproved minutes of July, 2013 Planning Commission Meeting Page I of 3 CRYSTAL PLANNING COMMISSION MINUTES Monday, July 8 2013 at 7:00 p.m. Council Chambers, Crystal City Hall , A..� A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:0 p:rwith the �p< following members present X Commissioner (Ward 1) X Commissioner (Ward 2) X Corrmmisslo`n r A1IV rd 4) Sears [Vice Chair] Kolb Richter X Commissioner (Ward 1) ❑ Commissioner (Ward 3) kCo (� Issio er (Ward 4) HeigelVonRueden [Chair] � ,a;��� ,1onson: ;;> X Commissioner (Ward 2) X Commissioner (Ward 3)gmmissioner (At - Erickson Buck [Secretary] ,g" Strand Also attending were staff members John Sutter armad"GWIM n Krer elen and Council Liaison Casey Peak. 1 i3�4eEa i:saea,z B. APPROVAL OF MINUTES > Nm Moved by Commissioner Kolb and sq J hide b,pmmissioner Heigel to approve the minutes of the June 10, 2013 regulrmeetlri', �3= Motion carried. C. PUBLIC HEARINGS,-,," gj'z ar=u"sera 1. Consider, pplita ion �0�13-0 °°for Preliminary and Final Plat of Crystal Economic DevelotAutlQr y Sixth'Addition resulting in two lots at 3556 and 3564 ,A(Welco Av ue.North meffibpr; John Sutter, presented the staff report. Actin, .Chair Sears opened the Public Hearing. There being no testimony, Acting Cham ears closed the Public Hearing. Commissioner Heigel said that he's seen a problem with Minneapolis allowing large houses on small lots and questioned whether we have an ordinance prohibiting that. Mr. Sutter stated that we do not; that it's controlled more by the market and that as property owner the EDA may refuse to approve proposed building plans. Moved by Commissioner Kolb and seconded by Commissioner Buck to recommend approval of the Preliminary and Final Plat of Crystal Economic GAPLANNINGTIanning Commission12013107.081unapproved minutes.doc IQ E Unapproved minutes of July, 2013 Planning Commission Meeting Page 2 of 3 Development Authority Sixth Addition resulting in two lots at 3556 and 3564 Welcome Avenue North. Motion carried. 2. Consider Application 2013-09 amending City Code Section 520 (Site and Building Plan Review) Staff member, John Sutter, presented the staff report. Chair Sears opened the Public Hearing. There being no testimoN tin f air Sears closed the Public Hearing. _. Moved by Commissioner Strand and seconded by Commissioner Johnson to recommend approval of the amendments to City Codd Sectlot €2; (Site and Building Plan Review). 7° NEW BUSINESS Opportunity for review and comm of a platted drainage and utllity''�a Avenue North and 2708 andel6 public hearing on July �)E*a_ g;T@, z> Motion carried. .� SE9a it on Application 2013-10 for vacation of part e:rnenf al6ng the east lot line of 5824 27" ,.,P Avenue North (City Council to hold Staff member, John4;S:3 tter, Of, sent�'64,Jhe staff report. Comm issioneV,Re"` 1p as bd If there was a limit on how many outbuildings are allowed on aat.IIfSttei Nd,that there is a limit on how much square footage is allowe.to beQve,� rathef 'than number of buildings. �F.�..CEIaPC. [0N GEN AL 11 RNI :OAf yM ' E RN: a G 1. City C lu.ncll d fi6ns on previous Planning Commission items. Ohl- Appro.. ed realignment of the side lot line between 4924 and 4930 56t" Avenue 9, North�1 consistent with the Planning Commission recommendation) 2. OU9ft rly Development Status Report Commissioner Kolb questioned if the EDA has sold any lots to anyone other than Novak Fleck. Mr. Sutter responded that MT Builders has purchased 3 lots and optioned one more, and Berger Built Construction has provided earnest money to purchase a lot. Mr. Sutter also stated that any state licensed builder is able to purchase lots and the city had recently joined an organization of builders to promote Its lots. GAPLANNINGTIanning Comm ission12013107.0$lunapproved minutes.doc unapprovea 1111HuMb ui July, GV IJ rl[IIII1ILI6 I UIRILIJJ311 er wvuub Page 3 of 3 Commissioner Heigel asked if there is anything going on with the Gaulke property and whether it could be broken up. Mr. Sutter said that the property is listed on the MLS but that the market may need to strengthen before it sells. He also stated the parcel can be broken up but that was up to the owner or developer of the property; and that it may be better utilized as a low density townhome development rather than for single family homes. Commissioner Strand commented that she lives on Bassett Creek an,_ is having ¢ x} issues with people who walk along the creek coming onto private pro`�;x. r(y. Mr. Sutter will follow-up with the city engineer to see if there are any publicments along the creek and consider steps the homeowners and city could t��e to " Z discourage trespassing, and suggested that she may want to call theolice Iople xr refuse to leave.:; tWE 3. Staff preview of likely agenda items for Monday, August 12-, 20,13 meeting — no applications had been received at the time of the meeting: tVo'lap�g Commissioners objected to cancellation of meeting ifJjlo applications are received by the deadline. iA�ai3t �,. F. OPEN FORUM — None heard s G. ADJOURNMENT Moved by Commissioner Buck and`condeAby Commissioner Erickson to adjourn. �eaa : a Motion carried. The meeting adjourn°fidf7. 35 peri kha € » ­�N, e4. �ez s=' G: IPLANNINGTIanning Com mission12013107.081unapproved minutes.doc M E M O R A N D U M DATE: September 5, 2013 TO: Planning Commission (September 9, 2013 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director" SUBJECT: Public Hearing: Application 2013-11 for Rezoning 5401 51st Avenue North (The Cavanagh) to R-3 Planned Development including revised site and building plans for a four story building A. BACKGROUND The proposed development would be located on a site formerly occupied by the now - demolished Cavanagh School, its parking lots and other associated site improvements. The former school property contained 8.3 acres including not only the 4.3 acre development site but also 4 acres of open space extending east to Quail Avenue. The Economic Development Authority of the City of Crystal ("EDA") has conveyed the 4 acres of open space, addressed as 5100 Corvallis Avenue North and legally described as Lot 2, Block 1, Cavanagh Park Addition, to the City of Crystal for park purposes. The EDA has an agreement with a private developer ("Dominium") to purchase the 4.3 acre development site, addressed as 5401 51St Avenue North and legally described as Lot 1, Block 1, Cavanagh Park Addition, and construct a 130 unit senior citizen apartment building ("The Cavanagh"). In December 2012, after a neighborhood open house at the site and a Planning Commission public hearing, the Crystal City Council rezoned the property from R-1 to R-3 and approved site and building plans for The Cavanagh. In summer 2013 Dominium sought bids from contractors for construction of The Cavanagh and found that construction costs would be higher than anticipated. To keep the project financially feasible, Dominium is proposing a four story design with the same number of units in a smaller footprint and a flat roof to keep the building height at or below the peak of the previously -approved pitched roof. To exceed three stories, Planned Development ("PD") rezoning is required. In the same manner as in late 2012, a public hearing notice has been mailed to property owners within 700 feet of the site and those as far north as the CPRR railroad regardless of distance. The notice was also published in the Sun Post on August 29, 2013. On September 9, 2013 the Planning Commission will hold the public hearing and consider making a recommendation for the City Council to consider at its September 17, 2013 meeting. 5401 51$T AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 1 OF 9 The following Exhibits are attached: A. Developer's Narrative B. Aerial photos, wide view and close-up (spring 2012) C. Color site plan and building elevation D. Removals Plan (Cl -1) E. Site Plan (C2-1) F. Grading & Drainage Plan (C3-1) G. Storm Water Pollution Prevention Plan (C3-2) H. Utility Plan (C4-1) I. Detail Sheet (C8-1) J. Electrical Site Plan (E010) K. Landscape Plan (L101) L. Architectural Site Plan (A010) M. Parking Level Plan (A100) N. First Floor Plan (A101) 0. Second Floor Plan (A102) P. Third Floor Plan (A103) Q. Fourth Floor Pian (A104) R. Roof Plan (A105) S. Exterior Elevations (A400) B. STAFF COMMENTS 1. Comprehensive Plan and Zoning Classification The subject property is guided for High Density Residential development subject to Special Area Plan C, which states: C. Cavanagh School Site. The following requirements are imposed to reflect the unique historical and geographic setting of the property in general and the school site in particular: 1. The term "School Site" means the block bounded by Lakeland, Quail, Corvallis and 50 Avenues except that portion cast of Cavanagh School's east parking lot. 2. If the school site is redeveloped for high density residential use then no development shall be permitted on the rest of the property and it shall only be used for public park and open space. 3. Due to the school site being embedded in a low density residential neighborhood, rezoning to high density residential shall only occur for age -restricted housing defined as age 55 and older. 4. Because such age -restricted housing tends to have fewer traffic impacts than housing available to the general public, the maximum density for redevelopment of the school site is 30 dwelling units per acre of the school site, or 130 units total, whichever is less. 5. To utilize the existing transportation infrastructure, motor vehicle access to any high density residential use shall only be front 51st Avenue and Lakeland Avenue. 6. Care should he taken in the rezoning and site planning process to integrate the redeveloped school site into adjacent public trails and sidewalks as well as the park and open space comprising the east half of the property. 5401 515T AVE N (THE CAVANAGH) — SITE & BUILDING PLANS — FOUR-STORY DESIGN PAGE 2 OF 9 The proposed rezoning would add `Planned Development' designation to the current R-3 zoning. Planned Development (City Code 515.57) contains the following development standards: a) Each PD must have a minimum area of 2 acres, excluding areas within a public right-of-way, designated wetland or floodplain overlay district The development site contains 4.3 acres. b) The uses proposed within a PD may be used only for a use or uses that are consistent with the comprehensive plan. The development would still be 730 units of senior housing, consistent with Special Area Plan C in the Comprehensive Plan. C) Where the site of a proposed PD is designated for more than 1 land use in the comprehensive plan, the city may require that the PD include all the land uses so designated or such combination of the designated uses as the city council deems appropriate to achieve the purposes of this subsection and the comprehensive plan. Not applicable. d) If a particular PD would provide an extraordinary benefit to the community, or if a PD site has extraordinary characteristics that make development difficult, the city council may approve a density of up to 10% more than the maximum identified in the comprehensive plan. Not applicable. e) Hardswface coverages and floor area ratios are limited as follows: COMPREHENSIVE PLAN MAXIMUM MAXIMUM DESIGNATION HARDSURFACE COVERAGE FLOOR AREA RATIO High Density Residential 60% The Cavanagh (proposed) 49% 1.0 0.89 f) The minimum setback for all buildings within a PD from any property line directly abutting a street, railroad, or residential district is 30 feet, except that in no case shall the minimum setback be less than the height of the building or more than 100 feet. The setbacks would be no less than the following: • 58 feet from the north lot line 58 feet from the south lot line • 75 feet from the west lot line • 160 feet from the east lot line The building height would be 50 feet or less. 5401 51ST AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 3 OF 9 Parking lots and driving lanes must be set back at least five feet from all exterior lot lines of a PD. The parking lot between the two driveways on 51st which would be set back 5 feet, same as the school parking lot previously located on the site; otherwise the plan provides far greater setback than required. g) More than I building may be placed on 1 platted or recorded lot in a PD. Not applicable. h) A PD which involves a single land use type or housing type will be permitted provided that it is otherwise consistent with the objectives of this Code and the comprehensive plan. In addition to Special Area Plan C in the Land Use chapter of the Comprehensive Plan (item b on the preceding page), the development of senior housing is an objective in the Housing chapter of the Plan. i) A residential PD or residential area of a mixed use PD must provide a minimum of 10% of the gross project area in private recreational uses for project residents. Such area must be developed and used for active or passive recreational uses suited to the needs of the residents of the project, including swimming pools, trails, nature areas, picnic areas, tot lots and saunas. This requirement may be waived if the city council finds that adequate recreational opportunities are available sufficiently near the PD to make this requirement duplicative, or if the PD is too small for this requirement to be feasible. The proposed outdoor amenities include three patio areas (one large, two small) on the south side of the building, garden plots for residents on the east side of the site, several natural prairie areas and sidewalk connections throughout the site. These areas comprise approximately T acre of the site, or 20-25%. in addition, the developer will construct a public sidewalk through the block in line with Toledo Avenue, and another public sidewalk along the Corvallis Avenue curb from Lakeland to Quail Avenue. j) Property to be included within a PD must be under unified ownership or control or subject to such legal restrictions or covenants as may be necessary to ensure compliance with the approved master development plan as well as the long term maintenance of buildings and site improvements in the development. 5401 51" AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 4 OF 9 The EDA's development agreement with Dominium is tied specifically to the site and building plans approved by the City Council. k) Signs are restricted to those that are permitted in a sign plan approved by the city and must be regulated by permanent covenants. A sign plan will be submitted to city staff for review in accordance with Section 405 of city code. Freestanding signage will be limited to one monument sign not to exceed 6 feet in height or 75 sq. ft. in area. l) The requirements contained in sections of this Code pertaining to general regulations and performance standards apply to a PD as deemed appropriate by the city. The development will be subject to the same general performance standards as other property in the city. m) The uniqueness of each PD requires that specifications and standards for streets, utilities, public facilities and subdivisions may be subject to modification from the city ordinances ordinarily governing them. The city council may therefore approve streets, utilities, public facilities and land subdivisions that are not in compliance with usual specifications or ordinance requirements if it finds that strict adherence to such standards or requirements is not required to meet the intent of this subsection or to protect the health, safety or welfare of the residents of the PD, the surrounding area or the city as a whole. Planned Development rezoning is only necessary for the change from a three story to a four story design. The development will be subject to the same performance standards as other property in the city. n) A building or other permit may not be issued for any work on property included within a proposed or approved PD nor may any work occur unless such work is in compliance with the proposed or approved PD. Upon submittal of the building permit application, including the final, more detailed site and building plans, city staff will review the plans to ensure they are consistent with the Planned Development approval by the City Council. Suggested finding: The proposed development and the addition of the Planned Development designation to the existing R-3 zoning would be consistent with the Comprehensive Plan and the Planned Development standards in the Zoning Ordinance. 5401 51" AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 5 OF 9 2. Site and Building Plan Review The building would have four stories on top of a basement parking garage. Its footprint would be 42,700 sq. ft. (the previously approved three story plan was 55,080). The floor area would be 168,100 (the previously approved three story plan was 165,240 sq. ft. The proposed dwelling unit count is as follows: In addition to the 130 units the building would have a number of amenities for the residents. The building would have a flat roof. The exterior materials include cement board lap siding and a significant amount of face brick. The building features large window areas and a balcony for each unit. The site would have a total of 163 parking stalls: 95 in the basement garage and 68 in the parking lot. (The previously approved three story plan had 191 stalls: 140 in the basement garage and 51 in the parking lot.) The minimum requirement for this development would be 130 stalls with a least 65 in the basement garage. To guarantee completion of the site improvements, Dominium will need to provide an executed Site Improvement Agreement and financial surety in the form of a cash escrow deposit or irrevocable letter of credit. The surety amount will be determined after Dominium submits a completed Table of Project Cost form as part of the building permit submittal. On September 3, 2013 city staff met to review and discuss the submitted site and building plans. Notes from that meeting, as well as previous comments from the 2012 approval, are as follows.- Sheet ollows: Sheet C1-1: 1. Of the two overhead utility poles and overhead wires along the north lot line, at a minimum the east pole and lines serving it must be removed by Dominium or the private utility companies (see item #3 under Sheet C4-1). 2. Dominium may choose to re -use the existing 4 inch water service on 51St instead of removing it (see item #1 under Sheet C4-1). 5401 516T AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 6 OF 9 1 BR 2 BR 12BA 1 BR+DEN+2BA TOTAL. 1st Floor 18 8 4 30 2nd Floor 18 10 4 32 To Floor 20 10 4 34 4th Floor 20 10 4 34 ------------- TOTAL ------------- 76(59%) ------------- 38(29%) ------------- 16(12%) -------- 130 In addition to the 130 units the building would have a number of amenities for the residents. The building would have a flat roof. The exterior materials include cement board lap siding and a significant amount of face brick. The building features large window areas and a balcony for each unit. The site would have a total of 163 parking stalls: 95 in the basement garage and 68 in the parking lot. (The previously approved three story plan had 191 stalls: 140 in the basement garage and 51 in the parking lot.) The minimum requirement for this development would be 130 stalls with a least 65 in the basement garage. To guarantee completion of the site improvements, Dominium will need to provide an executed Site Improvement Agreement and financial surety in the form of a cash escrow deposit or irrevocable letter of credit. The surety amount will be determined after Dominium submits a completed Table of Project Cost form as part of the building permit submittal. On September 3, 2013 city staff met to review and discuss the submitted site and building plans. Notes from that meeting, as well as previous comments from the 2012 approval, are as follows.- Sheet ollows: Sheet C1-1: 1. Of the two overhead utility poles and overhead wires along the north lot line, at a minimum the east pole and lines serving it must be removed by Dominium or the private utility companies (see item #3 under Sheet C4-1). 2. Dominium may choose to re -use the existing 4 inch water service on 51St instead of removing it (see item #1 under Sheet C4-1). 5401 516T AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 6 OF 9 Sheet C2-1: 1. Dominium to build the following sidewalks: • An approximately 7 foot wide behind -the -curb sidewalk along 51St to match the width of the existing sidewalk between the east curb cut and Lakeland. This includes widening, from 5' to 7', the existing sidewalk between the east curb cut and Toledo, and a curb ramp at Toledo. After construction, this sidewalk will be plowed by Dominium as part of the apartment building's grounds maintenance. • A 5 foot wide sidewalk along east side of the building to connect Toledo/51St and Toledo/Corvallis. This sidewalk will be on Dominium property so the city requires that Dominium grant a public sidewalk easement to ensure public use. After construction, this sidewalk will be plowed by Dominium as part of the apartment building's grounds maintenance. • A 5 foot wide behind -the -curb sidewalk along the north side of Corvallis from Lakeland to Quail, including curb ramps at Toledo and Quail. The north edge of this sidewalk must be at least 1 foot from any fire hydrant nozzle tips. This sidewalk will be plowed by the city. 2. Other sidewalks shown on the plan would be private sidewalks and Dominium may modify their locations and extent. 3. It is important to keep the traffic and parking on the 51 st Avenue side of the building, as that street was built to MSA standards to accommodate the former school. Dominium should consider modifying the main south patio/plaza area and its connecting sidewalks to make it feel more like a private recreational space. This should help discourage visitors from parking on Corvallis. This may have the additional benefit of allowing more of the mature Ash trees to be preserved (see item #4 under Sheet L101 below). Sheet C3-1: 1. Final drainage design to be reviewed and approved by the City Engineer and Shingle Creek Watershed. 2. The city will require a maintenance agreement whereby developer commits to maintain the stormwater facilities including the proposed underground stormwater treatment and rate control structures. Sheet C4-1: 1. Dominium must remove the existing water service on 51St Avenue by disconnecting it at the water main under the street, unless it chooses to re- use this line as a backup line. For example, they may loop it through the building as a backup supply in case the main and 8 inch supply on Corvallis needs to be shut down for maintenance. This would need to be reviewed and approved by Public Works. 2. Dominium must remove the existing sanitary sewer service on 51" Avenue by plugging it with concrete at the manhole. 3. Overhead utilities (electricity and communications) serving the development must be underground and cannot extend east of the existing westerly pole along the north lot line. Dominium and the utilities may choose to use the existing westerly pole as the terminal pole for the overhead lines. The existing 5401 511T AVE N (THE CAVANAGH) -- SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 7 OF 9 easterly pole and lines along the north lot line must be removed by Dominium and the private utilities, and no other overhead lines or poles will be permitted. Sheet E010: 1. Parking lot and building exterior lighting must comply with the city's maximum illumination standards of 1.0 foot candles at the centerline of abutting streets and 0.4 foot candles at adjacent residential property lines. A photometric plan must be included with the detailed building permit submittal. Sheet L101: 1. The spruce trees cannot be located in the 25 foot sight triangle at the Lakeland/51st intersection. The two trees closest to the corner must be located elsewhere. 2. The proposed number of maples (33 out of 168 total trees) is not acceptable to City Forester due to overplanting concerns. Maximum allowable would be approximately 17 maples (10% of the total). Possible substitutes include Yellowwood, seedless Kentucky Coffeetree, Hackberry and resistant Elms (`Princeton' preferred). 3. Littleleaf Linden is not a good choice for parking lots due to pyramidal structure and propensity for breakage. Recommend substituting Ginkgos or any of the trees suggested in item #2 above. 4. Preservation of the mature Ash trees along Corvallis is desired, and the four story design's smaller footprint will help in this regard. The plan shows seven of the trees being preserved, which is roughly half of the ones in reasonable condition. It would be desirable to preserve more of them, if possible, so they can provide interim shade while the new trees are growing. A tree preservation plan must be submitted for the City Forester's review with the building permit submittal. 5. Turf areas and landscaping beds must be irrigated (the natural planting areas are exempt). West Metro Fire Rescue District comments: 1. Fire Flow per square footage is: 4,218 gallons per minute with sprinkler credit. 2. Flow Duration is 4 hours. 3. They would need 5 hydrants for this building. They can use city hydrants. Average spacing shall be 300 feet. Maximum distance from any point on street or road frontage to hydrant shall be 180 feet. 4. We require one hydrant within 100 feet of the fire department connection. We require the fire department connection to be located in the front of the building. 5. Compliance to be reviewed and confirmed at the time of building permit submittal. Suggested finding: The proposed site and building plans would be in compliance with city code, provided that the issues identified in the staff comments are addressed in the submittal of detailed plans for the building permit application, 5401 51" AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 8 OF 9 C. RECOMMENDED A C TION Approve Application 2013-11 for site and building plans for The Cavanagh to be located at 5401 51"Avenue North, subject to the findings of fact and staff comments in Section B of this report which shall become conditions of approval. Planning Commission action is requested. The City Council would consider the Planning Commission's recommendation at its meeting on September 17, 2013. 5401 51ST AVE N (THE CAVANAGH) - SITE & BUILDING PLANS - FOUR-STORY DESIGN PAGE 9 OF 9 I io DOMINIUA The Cavanagh The Cavanagh is a proposed 130 unit affordable senior development to be constructed in the place of the now -vacant Cavanagh School. The Robbinsdale School District sold the 54 -year old building the City of Crystal's Economic Development Authority in October of 2012. The EDA has since demolished the building oil the site so it can be sold and developed in a way that meets the needs of the community and the surrounding neighborhood. Tile Cavanagh is a proposed development that will be mutually beneficial to the city, neighborhood and community. The Cavanagh will provide affordable housing for tenants over the age of 55 who income -qualify earning no more than 60% of the Area Median Income, Due to the use of tax exempt bonds as a portion of the financing, rents will be restricted on 100% of the units, with 104 units rented at 60% Area Median Income (AMI) rental limit and 26 units rented at the Fair Market or Exception Fair Market (FMR) rent limit. The project will consist of one and two bedrooms. Like all Dominium properties, the onsite staff and compliance department will work to qualify all future residents, which will include income, credit and criminal background checks. Any applicant with a prior issue will not be eligible to rent and tenants will be required to abide within the rules and regulations established by Dominium Property Management while living oil -site. Below is a proposed unit matrix with projected rents: Unit Type # of Units Proposed Rents I Bed athroon-1 — 60% AMI 84 2 Bedroom/ 2 Bathroom — 60% AMI 2 Bedroom/ 2 Bathroom - FMR 20 2.6 $998 $857 Total/ Average 1.311 $887 The building will be constructed using quality and attractive materials that will be aesthetically pleasing to the local community. it will consist of four stories of residential living with multiple floor plans and will include underground parking. There will be approximately 91 underground parking spaces and an additional 47 surface spaces. With the target population in mind, the building will contain many amenities that appeal to the senior coilimunity including a Fitness facility, movie theater, library, balconies or patios, covered gazebo, club room, card room, a party kitchen with a private dining room, wood shop, craft room, salon and nurse station as well as a full time management staff. In addition, the existing park to the East of the property will not be disturbed and the residents will have easy access to enjoy its proximity. The building and landscaping will be designed and maintained in a way that is consistent with the quality on which Dominium has established their national reputation. 2905 Northwest 6lvd, Suite 150 - Plymouth, NIN 55441-2644 - Corporate 763/354-5500 - fax 7631354-5519 - Web doiliiiiiiiiiiaplrtll)ellts.coiii & 4k, The Cavanagh will be financed through a combination of Tax -Exempt bonds, 4% Low income Housing Tax Credit, and Tax Increment Financing. Dominium has a proven track record of being successful with this complicated financing execution. In summary, The Cavanagh will be a quality, affordable senior housing option. This is a project that will serve the community for years to come. 2905 NoilliNvest Blvd, Suite 150 - Plymouth, NIN 55.441-2644 - Corporate 763/354-5500 - Fax 763/354-5519 - Web dominiumapartilients.coni ID: utl- I I o -z I -1.5-v 1 1 V IAU15[racl I Print Date: 9/5/2013 Owner Econ Devel Auth Of Crystal Market $0 Name: Total: Parcel 5401 51 St Ave N Tax $0.00 Address: Crystal, MN 55429 Total: (Payable: 2013) Property Sale Commercial -Preferred $956,000 Type: Price: This map is a compilation of data from various sources and is furnished "AS IS" with no Home- Sale representation or warranty expressed or stead: Non-HomesteadDate: 1012012 implied, including fitness of any particular purpose, merch a ntability, or the accuracy and completeness of the information shown. Parcel 4.34 acres Sale Vacant Land COPYRIGHT@ HENNEPIN COUNTY 2013 Area: 189,226 sq ft Code: #11,4110 DOMINIUM m 0 PROPOSED SOUTH ELEVATION DOMINIUM PROPOSED NORTH ELEVATION NOIL: All OTHER EXISTING FEATURES NOT SHOWN 'fillIlIM01111111,11IIAll BE RA7_EO BY I HE IWWWA v g� M No. k.r 5— lin—",MIN 55901" 2-339-3757 112-111-Q12 .bkvg ro up. cram X905 NaV�we.K&4d PI,,wtlr, MN 55991 DID Package In conal-d.n 8/2812013 Cavanagh Senior Hous ng 5401 I illA7e N11 Associms EXISTING CONDITIONS/ REMOVALS PIAN LA -1 I I SITE PLAN NOTES 1. SITE PLAN IS SHOWN FOR REFERENCE ONLY. SEE ARCHITECTURAL SITE PLAN FOR SPECIFIC DIMENSIONS. BKV G R 0 U P Firyneenfg vat Group Irk 222 North Min—, , MN 5— �pfir�6�2- n-3752 33,4212 Acqueirion LLC Sue 150 pw.- M. Is., DD Package for Conduction 8/28/2013 Cavanagh Senior Housing 5401 51WA—i CrysW, Minta ASSOCIATES'. SITE PLAN C2-1 0-1 --- M-877.0 GEE -066.5 .e - nzaarw r..mmhu nerrmrmronuu.w � y'ue''v yrs Gopher State One Call :► I G R O U P Arz wre M Design landswp PicbEectre En ng eo..re� 1(ree. ogal Group 222 NMA Sacad - M,- IN MN 55991 T ¢phone 612 339-3752 F 'Ic 612-334-6212 .bkvgr -p.wm DOM1M Dommum Developmerrt& am�xw, uc 2995 NMAweR BPN iso rym-w, MN ssal DD Padage (or Constnst on 8/2812013 Cavanagh Senior U. Housing 599151st Averue NoM al"A Minn ASSOCIATES.. X• GRADING & DRAINAGE PLAN <.J— 1 T ran oe�mngi 5o 3KV 3 R 0 U P 22 Na Second Sb li,—I, MN 550 612-3-- 612-339-6212 kg—p 1,4 n., N..—. 9�m0Wh, MN 55941 � P-ker f.' D C-Cti- 8/28/2013 iu1w He., g — 5401 1. A.NOM C,-, min— y T ran oe�mngi 5o 3KV 3 R 0 U P 22 Na Second Sb li,—I, MN 550 612-3-- 612-339-6212 kg—p 1,4 n., N..—. 9�m0Wh, MN 55941 � P-ker f.' D C-Cti- 8/28/2013 Cavan* Senior He., g — 5401 1. A.NOM C,-, min— Assoaarss uxl� STORM WATER POLLUTION PREVENTION PLAN C3-2 BKV G R 0 U P S- ml,­�i, MN 55101 L T,�ph,—:-39-3752 613-- LLC MIN 55541 FFE-877. 5-866.5 DID Package f. C—t—r- 8/2W2013 n H �g C—gh S� i., Z— A M.— tI �6VE/V. V 1fO, Gopher St to U e Call . ...... ... UTILITY PLAN .... ..... B K V -••,,•,u G R O U P " it IMurior Dg®� '�^"^�' Landscape Arzhicedvre ETE SID—K SECTION En�necnng ^- Boarrtan Itrvaa Yogel O TUMNOUS SECTION Group 122 NEM 5— 5— f•4nxapo6cMN 55901 TO`-6'C0NCNE �¢PAD{APkON SfG110TO`-612-339-3152 F csimde. 612-3A-6] 12 waw,bkvg rou p. com LC un Demlopme,rt & AcquuNon LLC 1905 NortMvest PJM, 0 Ph+naM MN 55941 DD Package for Construc4on /28/201 .,..,�.. .-`` Cavanagh nenror N 5901 ASSOCIATES m WIN �N f _: I DETAIL SHEET a.>~�aromm,. eaxemow T w C8-1 I al �w B K V -••,,•,u G R O U P " it IMurior Dg®� '�^"^�' Landscape Arzhicedvre ETE SID—K SECTION En�necnng ^- Boarrtan Itrvaa Yogel O TUMNOUS SECTION Group 122 NEM 5— 5— f•4nxapo6cMN 55901 TO`-6'C0NCNE �¢PAD{APkON SfG110TO`-612-339-3152 F csimde. 612-3A-6] 12 waw,bkvg rou p. com LC un Demlopme,rt & AcquuNon LLC 1905 NortMvest PJM, 0 Ph+naM MN 55941 DD Package for Construc4on /28/201 .,..,�.. .-`` Cavanagh nenror N 5901 ASSOCIATES m WIN �N f _: I DETAIL SHEET a.>~�aromm,. eaxemow T w C8-1 3KV i R 0 U P Street MinneapolisPIN 11.1 .14—:612-339-3757 ac s,,k 612-339-t�l2 ��P. —11,11c K,,FL POLE Housing ieumvv 11IANI N01 I'll CON5TRJETAA II 1L. N PAN ENTRY LHIVE ar ELECTRICAL SITE PLM E010 T� IIIDEIGlQjNC �ARANC qqq A �P " X J, -'11RO-IT COPVALLTS- AVE.N. PEERING 3KV i R 0 U P Street MinneapolisPIN 11.1 .14—:612-339-3757 ac s,,k 612-339-t�l2 ��P. Cavanaugh Senior Housing ieumvv 11IANI N01 I'll CON5TRJETAA ar ELECTRICAL SITE PLM E010 PROPOSEDPLANt5CHEDULE xairc a� : rouxrme -eisr nrE «aTrH _51 ST AVE. NO. s nv� npetH __.._ ffCORVALLIS AVE. NO. LEGEND KEYNOTES B K V G R O lJ P Fienw Desipi E3G ® i[t3 � I IeMsrzpe Ardwledurc Er�yt cenng © gel ro .� 22 nz Norm s«oxa Sveet FL apolu MN 55401 �p TNephmn 612 339 3J52 I� h6:lf 11 F Ik: bl2 P. P 33 � .bkvg�oum 8 � � 1 DOMINIUM � f K Do 'um DevelaprtaM& t� f ]905 N0i4rv�at BlM, yy{{ S.iit 150 39' t FlyninM, MN SSKI Cavanagh S.N., \ � �i GysW,Mn 55429 City Submittal 0M8RDI3 ��>��� )��� .,� +.�`• hili --.� NOT FOR CONSTRUCTION •ax.w I..n — LANDSCAPE PLAN az DQ 51 ST AVE. NO ----------- ------------- ------ --------- ---------- �z D [I 11 u OWN G R 0 U P Frgneenng Bauman Wow Yogd M M potl MN 55401 T&ph-2-3,,-3752 F=,l,: 612-339-6212 a�bk�&—p city sul>mittal 08120/2013 arogh Sd., Hmlg - --------- Cwark* Swor I Houmg N X,- MMY CORVALLIS AVE. NO.- -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - — -- — --------- - - Q ARCtIlTECT—L SITE —N 113D 2B[) 2BA IBD+DEN-2BA UNITS AREA PARKING LEVEL 42,200 SF LEVEL 1 18 8 4 30 42,700 SF L VEL2 18 4 32 41,800 0 SF LE EL3 20 10 0 4 34 41.8000 LEVEL4 20 10 4 34 41,BDD SF TOTAL 76(59%) 35(29%) 16(12%) 130 168,100 SF PARKING UNDERGROUNDPA KING 95 SURFACE PARKING 68 TOTAL 163 ARCHITECTURAL SIFE PLAN A010 l i L V$ PARKING PIAN — G 0. 0 U P Ardti[ecNre Interior De9gn voed Gm Q 222 North S—d S- -- I. MN 55401 Telepharc: L12-339-3]52 F—: 612-339-6212 w.wr. bk191. .can City Subrnittal 08/262011 Cavanagh Senior Housing y;nn..�.:ssav wxxcrnrs Cavanagh Senior ''..,.. ng Housiwvn,r+n PARKING LEV& RAN AI00 B KV G R O U P ivch'.rtenure lnfener oe�ix" 1�,d�pe n.nxe<.wre Kamm Yegd G,wp Irc. 222 NOM 5—d S— Mimc li, MN 55101 Telephone: 612-3-3- F 612-339-6212 mvw.bkvgrou p, cgn City Submittal 0820/2013 '..,. Cavamgh Senior H—irg L Housirg �.,. wav �TM� a� 1000 �. RRSiR-COR PLAN A t -COMMON NREP ( " AOI f �iilinm J �� E= f Elulll m I IIIIII'i - __ LEVEL CONMON ARE4 � � _ Ci •� BKV G R O U P ArchitecNre nor0esign —v, Annrt— Fngrcning Vogtl Gmµ+ 2" Nrn S.d Sveet '.... M'im., is MN 55401 '.. T"Ph— 612-339-3]52 F—q. 612-339-6212 City Sub-itla! Housag orluin,�sNn wcgarmu ..__.._ Cever* Sem Houshp SECOND FLOOR PLAN A102 BKV G R 0 U P City submitw 08/2M13 a—gh S— C—* Salo' Housing THIRD FLOOR PLAN ti A103 BKV G R 0 U P '. ANiactture Engrcenng veal Group 221 N - N kSvc — Mmeap h MN 554 —tmle612-339-67. CityS,bmkW 08/2812013 C.arogh W- C—ogh Sc,4.r Hmi,g FOURTH FLOOR PLAN A104 tDrEtEr R of rine ..�o a< BKV G R O U P '... taMscape Archhenure ''.,. Baartnan ' Ilrooi GnW 222 NOM Second 55401 M'imeapoFs MN 53401 Talephooe 612-339-3]52 '. fxzimi!e: 412-334-6212 0V2812013 ' C332R1�15E1110('.. Hou�sirg .hiSR.,nnr ',, Cavutg3h $error HOuarg ROOF LEVEL PIAN n&raF®� A105 SP1 i 3 (j) -am ,1- E 11111 s�1 � �� � ° ° � I 11= 111 IIIP'l1I 111 L6 MI �e111 IRq�e X11111 a e 11 �i • °-1 ° .I 1 ?uor. w _ m 'm p L z .:111111 9 _I��s' 1 _ 'Iy .._ _':: 1 111 1!t .111 :111 Al .z _:: .1, a -ie 11.•IJ_ I� IIIYfI I.' �', I!IYII� 11�M � .� nom'. e�l�•1� ,. ��I��u �' � 116= �I�III 1111 111 — 1 MIT illy-��ri.;.lA.,. -..moi• �I! i 1= 'T'� e Iil:iY esu , j I mei CIe ItF; 0-mv 1.. eel,• fl _moi +',.,s. 11E r°-vu� s1 JBI�e�� F. s;® ■reg .. r .1®, E%TERIORELEVATION-COURTYARD EAST E ER OR ELEVATION -COURTYARD NORTHEAST EXTERIOR ELEVATION- COURTYARD NORTHNEST EXTERIOR ELEVATION -COURTYARD NEST ELEVATION /"T 6LEVATON ` EL6VATON I EL (TION U rz ,o- xi BKV G R O U P AmbM1ecwre Iniaiw Ded� ',. landec.;eArcnkecnre I. 6,a;,ree,me Ve l Gm Inc 222 Nair —d Street MFneepois MN 1S 1 Telepnme 612 37-37$2 ,-6 6 12 339 6212 bmsur I, oup c0 cltysu6mkW 0MIM13 Cav .I CR+zlggh Seng Housrg wnerxrH ✓) i — apt IN TE IELEVATION-SOUTH PATIO EAST EXTERIOR ELEVATION SOUTH PAT ST AIM E%ATION q E OANOPY ELEVATION KEY 4tAN 1 ELEVAT ON /l _. ----. 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