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HomeMy WebLinkAbout2022/03/23 - ADMIN - Minutes - Planning Commission - Regular Meeting: City council Meeting date: April 18, 2022 Consent agenda item: 4 ƚ Official minutes Planning commission March 23, 2022 – 6:00 p.m. Members present: Jim Beneke, Matt Eckholm, Jessica Kraft, Michael Salzer Members absent: Tom Weber, Joffrey Wilson Staff present: Laura Chamberlain, Sean Walther 1. Call to order – roll call 2. Approval of minutes - none 3. Hearings 3a. Wooddale Avenue Apartments Applicant: Real Estate Equities Case No: 22-02-CP, 22-03-S, 22-04-PUD Ms. Chamberlain presented the report. Chair Beneke asked if there is no way to cut through this land without going through the parking garage. Ms. Chamberlain stated that is correct and presented this information on the slide, noting that only those using the garage will have the southern access. Chair Beneke asked if there is any other potential development in that area in the future. Ms. Chamberlain stated there is possibility of developments near the light rail station. Mr. Walther added there are still parcels to be developed but no plans beyond the Wooddale Station development at this time. He added someday the Micro Center and Burlington sites may be developed. Other areas are on 36th Street and Alabama Avenue, the former Jonny Pops site, owned by Nordic Ware. He also noted there has been interest in the Jessen Press building as well but nothing has formally been submitted. Commissioner Salzer asked if primary access for the garage is from the north. Ms. Chamberlain stated yes and added there is a secondary access to the south, as well. Commissioner Salzer asked about fee-based parking in the garage. Ms. Chamberlain stated the developer could answer that. She noted the garage parking is not included in the monthly rent, however, they will comply with the city’s inclusionary housing policy. Commissioner Salzer asked if there are any sound barriers being added in the area as it is so close to Highway 100. Ms. Chamberlain stated not to her knowledge and no indication from MNDOT on this either. Page 2 City council meeting of April 18, 2022 (Item No. 4ƚ) Title: Planning commission meeting minutes March 23, 2022 Chair Beneke opened the public hearing. Alex Bisanz, partner at Real Estate Equities, introduced himself and his team who are available to answer questions. Andy Wenzel, 5607 Cambridge Street, asked what the reason is for the new Cambridge access. He also noted the traffic and 70% of access will come through Highway 100 or 7 and noted those are folks that have a garage. He asked if there will be restrictions for on-street parking in front of the development if it passes. Dale Tatarek, 5826 Cambridge Street, stated he was not sure how the traffic study was done and noted streets have already been narrowed. He noted there are traffic jams occurring and could affect this area. He also noted Jonny Pops is moving out and he worries about parking in the area. He also noted the SWLRT adding there will be issues there and it would cost more to cancel the project vs. building the light rail project. He noted there is parking at the Louisiana Station and not at the Wooddale Station; maybe if it were eliminated it would save costs, as well. Ali Keyes, 3816 Wooddale Avenue, asked about minimum parking requirements and now we hear the garages will cost more. She asked about noise and light pollution with putting in 450 additional residents across from her home. She added the Micro Center and Burlington projects are staying but we do not know for how long. She noted the landscaping does not meet the minimum requirement and asked where will it be planted and placed. Luke Hodgdon, 5924 Cambridge Street, stated he is not aware of the traffic audit and where the numbers are coming from. He stated this will impact Cambridge Street and using the light rail as leverage for this whole development. With Jonny Pops leaving, the traffic coming through this area of Wooddale and Alabama will impact the neighborhood. He added there are many children in the neighborhood and all this added traffic and construction will be highly impactful. He fears for children’s safety and overall lifestyle of those living in the area. Daryl Eastburg, 3944 Xenwood Avenue South, asked in the winter, to keep the lots clean, where will all the snow go. He stated if there is less parking because of snow, they will park in the streets. Brian Fuchs, 5818 Goodrich Avenue South, noted traffic is addressed, but the MNDOT recommendation is to add a left turn lane. The packet stated the traffic will not be impactful in the area. He stated this site will create significantly more traffic and that intersection should be reviewed and redeveloped as well. He stated the recommendation from MNDOT and the traffic study should be required. Blake Chaffee, 5713 Cambridge Street, stated he opposes the project and the change in zoning. He stated the density is not reasonable and the traffic into the Elmwood neighborhood is not reasonable. He added there used to be some access behind the church allowing cut through traffic and people drove very fast there. He stated this will Page 3 City council meeting of April 18, 2022 (Item No. 4ƚ) Title: Planning commission meeting minutes March 23, 2022 create more traffic problems than they had before and that is a safety issue; it is too much. He stated there is a place for this sort of development but not in a residential area. He has serious concerns and hopes this will not move forward. Ben Petersen, 3940 Xenwood Avenue South, noted the traffic study said 400 trips at the church per day, not 200 which seems more reasonable, but the delta of 85 seems unrealistic. He added if street parking becomes an issue, restrictive parking would be added and he would support that if needed. Joel Coleman, 5900 Cambridge Street, stated he also is worried about the traffic impact and the size of development in the neighborhood. He stated Jonny Pops make sense but this single development will add 30% of new residents to the neighborhood, which is 500 people. He stated this might not be the best place to add this high density to this quiet neighborhood. He stated high density would be better in the Burlington parking lot area instead. Ali Keyes, 3816 Wooddale Avenue, asked if anyone has consulted with the Fire Department and impacts to them. Andy Wenzel, 5607 Cambridge Street, stated he would like to know how many housing units have been added in St. Louis Park in the last 20 years and how many new parks have been added in the last 20 years. He noted this site would be a perfect place for a park, to handle all the new housing destined for the area. Chair Beneke closed the public hearing. Mr. Walther answered questions raised during the public hearing. He stated the Cambridge south access was removed initially in the concept plans and then after the traffic study results, it was at staff’s request that they include the south access again. This was because of the relatively low number of resulting trips to and from the south access. He noted staff presented that information at the February neighborhood meeting. He stated the neighborhood felt the south access was undesirable. There were concerns from neighbors about the intersection at the Wooddale cul du sac intersection, as well. He noted the traffic study concluded that any of the access scenarios would work at the site with little or no impact to the level of service. He stated this site is adjacent to the existing public street at Wooddale and prohibiting any access to it from this site did not seem reasonable to city staff. Mr. Walther added the Fire Department was consulted on the project and there were no concerns with traffic at this site. He noted there was some benefit with the south access for the Fire Department as well for emergency response to the building. Mr. Walther stated the parking here meets city requirements and they used the standard counts under the city ordinance. He noted the garage parking was always proposed to be at a fee and discussed at the first neighborhood meeting. He noted right now parking in allowed on Wooddale south of the cul-de-sac and it is wide enough to accommodate parking on both sides. Staff did not see a reason people would need to Page 4 City council meeting of April 18, 2022 (Item No. 4ƚ) Title: Planning commission meeting minutes March 23, 2022 park there but added people would be able to park there. He stated any limitations on parking can be looked at later but staff does not expect it to be a problem at this time. Mr. Walther stated the Jonny Pops business is relocating to a different city. The property owner has said they will continue use the building as a warehouse and have no current interest in redevelopment at this site. Mr. Walther stated 2027 is now the projected opening of SWLRT and noted they did not discount the traffic generated by the development in the traffic study or required parking based on the future SWLRT. He noted noise and light pollution usually does not generate complaints and the lighting ordinance is rather strict to avoid nuisances. He noted the lighting will face downward and not spill over into the adjacent properties. He noted the landscaping plan has fewer shrubs than required; this is not unusual for this type of development. The code includes a provision for alternative landscaping that are not plantings and include amenities such as the tot lot paly equipment and dog run. He added the ordinance does not allow for snow to be stored on required parking spaces and must be pushed onto the green space or hauled away. Mr. Walther stated the left turn lane was recommended to be explored in the traffic study and MNDOT suggested it should be installed. However, he added this does not guarantee MNDOT will approve the turn lane. He noted staff is exploring this left turn lane further. He added it is not included as a condition of approval because the city and developer do fully control the decision; MNDOT will have the final say on this. Mr. Walther stated the number of new households added in the last 20 years can be found in the comprehensive plan on the city’s website. Commissioner Salzer asked about the minimum parking requirement and if they are based on the old or new requirement. Mr. Walther stated they are based on the new requirement. The applicant, Link Wilson, Kass Wilson Architects, stated they are sensitive to the comments made this evening. He stated both parking lots are entered from the north and do not go to the south, and that is 90 stalls. He added at peak times he would only see 59 coming and going during peak hours. He stated there are 235 total units with 27 one-bedrooms, 53 two-bedrooms, and 34 three-bedrooms. Mr. Wilson noted some would not have drivers in those units and with light rail, will be a year out from that. He stated they do not have any objection to signs but added they do meet the city ordinance. He stated all they do is multi-family housing and this is a very good multi-family site which creates a sound barrier from Highway 100. He noted the Towerlight project which his firm did, was very controversial, but now has become a neighborhood amenity. He added the interior finishes they use are high quality and create a condo-like feel to the units. Mr. Wilson added they pulled the building back as far as they could from the neighborhood and is buffered by as much landscaping as possible. Page 5 City council meeting of April 18, 2022 (Item No. 4ƚ) Title: Planning commission meeting minutes March 23, 2022 Commissioner Salzer asked about the buffer and if there is a sidewalk included. Mr. Wilson stated there will be a sidewalk that connects all the way north to south. Mr. Walther added the sidewalk is currently at the back of the curb of the road and will be rebuilt with a six foot wide boulevard, a six foot wide sidewalk, and berming and landscaping between the sidewalk and parking lot. Commissioner Salzer asked if there will be onsite management. Mr. Wilson stated yes and noted there will be 24-hour staff onsite. Commissioner Kraft stated after listening to the comments and reviewing the traffic study, she still has some concerns about the traffic overall and the left turn will be a concern, as well. She added at peak times that is a concern that should be addressed and will be critical since much of that traffic will be turning there. She also had concerns about the south entrance and that traffic and potential for speeding through the neighborhood. She stated perhaps the south entrance should be reconsidered. Stated overall in terms of use of this site for multi-family, she thinks that is a good use for it. She added she likes how the architecture steps down, how the is site is closer to the highway, and provides a buffer to the neighborhood. Commissioner Eckholm stated he is supportive of the project but does believe the south entrance is extraneous and they should strongly consider taking it out. He stated he is supportive of the high-density development land use and affordable housing, but if the point is moot and the traffic differences are minimal no matter which access scenario is used then why have the south driveway. He added if it was an entrance only, then he may agree, but he prefers to not have it at all and keep the traffic out of the neighborhood. He added that the things that the current residents love about this neighborhood are the same things we want future residents of this site and this neighborhood to enjoy, including the safety and walkability of the neighborhood. Putting a driveway there could ruin it for everybody. He stated generally he is supportive of this project. Commissioner Salzer stated human nature will kick in and he has walked this area extensively during covid. He stated he cannot imagine many would be exiting the parking garage from the south through the neighborhood. He added he likes that it will be a natural sound barrier. He did have some concerns about the development being so close to Highway 100 and asked if more barriers could be added. He stated parking on the street should be examined and perhaps parking stickers be used. He added he is generally in support of the project. Chair Beneke added he is also generally supportive of the project, especially with the affordable units in it. He has concerns with the south exit and agrees with others to eliminate the south exit. Ali Keyes, 3816 Wooddale Avenue, stated the maximum occupancy of the building experienced in past was 60% so why cannot a smaller building be built there. Page 6 City council meeting of April 18, 2022 (Item No. 4ƚ) Title: Planning commission meeting minutes March 23, 2022 Patrick Alstrom, Real Estate Equities, clarified the maximum capacity under their lease is two residents per bedroom. He noted their experience is that actual occupancy of people living in the building is 60% of that maximum. To clarify the occupancy of units rented is usually 90-95% within the whole building. Commissioner Eckholm made a motion, and Commissioner Kraft seconded, to approve the comprehensive plan amendment, preliminary and final plat, and the preliminary and final planned unit development (PUD) subject to the conditions recommended by staff, with added condition of exploring the removal of the southern driveway access to the garage from the plan. The motion passed 4-0 (Commissioners Weber and Wilson absent). Mr. Walther stated this will go to city council on April 4, 2022, for further consideration. 4. Other Business - none 5. Communications Mr. Walther stated the Human Rights Commission is accepting nominations for their annual award. He noted the nomination form is on the city website. Mr. Walther stated the city is working with a diversity equity and inclusion consultant and looking to advance equity around the city’s strategic priories, and they are seeking members of boards and commissions to participate in a focus group, on Monday April 4, from 3-4 p.m. He stated if anyone has interest, they should contact Mr. Walther. Since planning commissioners are also board of zoning appeals members, they can nominate two representatives. Commissioner Kraft nominated Commissioner Wilson who has a very strong interest in this topic. Chair Beneke also volunteered. April 6, 2022 is the next planning commission meeting and a public hearing is planned for the St. Louis Park Emergency Program, which is expanding their operation. He noted there will be a study session following the meeting to introduce the Wooddale Station development proposal to commissioners. 6. Adjournment – 7:20 p.m. Sean Walther Jim Beneke ______________________________________ ______________________________________ Sean Walther, liaison Jim Beneke, chair member