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HomeMy WebLinkAbout2024/02/07 - ADMIN - Minutes - Planning Commission - Regular Planning commission February 7, 2024 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration department at 952.924.2525. Planning commission Members present: Jim Beneke, Mia Divecha, Matt Eckholm, Katie Merten, Tom Weber, Jan Youngquist Members absent: none Staff present: Gary Morrison, Sean Walther Guests: Joshua Aaron, property owner; Sheldon Berg, principal architect at DJR 1. Call to order – roll call. 2. Approval of minutes – Dec. 6 and Dec. 20, 2024. It was moved by Commissioner Eckholm, seconded by Commissioner Beneke, to approve the Dec. 6 and Dec. 20, 2024 minutes as presented. The motion passed unanimously. 3. Hearings. 3a. Achromatic 6013- rezoning, preliminary/final plat, and conditional use permit – 6013 and 6019 Cedar Lake Rd. Applicant: Joshua Aaron Case No: 24-01-Z; 24-02-S; 24-03-CUP Mr. Morrison presented the report. Chair Weber asked if the park dedication of $62,100 is paid for by the developer. Mr. Morrison stated yes that is correct. Chair Weber asked if the Cedar Lake Road and Louisiana Avenue roundabout will come down to this particular area. Mr. Morrison stated no and added this section was completed in 2019, so it will not come down as far as this area. Commissioner Divecha asked about rationale for the rezoning, and if it is in line with the comprehensive plan. Mr. Morrison stated it is in line with the comp plan which accommodates the R3 and R4 districts. Sheldon Berg, DJR Architecture, stated they are working with the developer and the owner. He pointed out various aspects of the project, noting the homes have been operated as rental homes. He stated the owner sees this as a way to bring more housing to St. Louis Park, and in DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Feb. 7, 2024 line with the comp plan requirements. He noted this property covers many aspects of the comp plan requirements with walkability and bike ability as well as being near the West End. He also noted this development will have a less urban feel and also noted the wetlands area that people can enjoy. Mr. Berg also presented various views of the building, wetlands and trial area. Commissioner Youngquist asked about the privacy fencing on the east and west sides and what type of materials will be used. Mr. Berg stated it is a type of wood or metal slotted fence with privacy screening. Commissioner Youngquist asked if there will be fencing on the south side to prevent people and pets from going into the wetlands. Mr. Berg stated there is fence on the south side which will be more opaque and is a picket fence with a retaining wall. Commissioner Youngquist asked if there is a slight berm and if the landscaping will be elevated. Mr. Berg stated that is correct. Commissioner Beneke asked what the building to the east is. Mr. Berg stated the building to the east is the city water treatment building and is a 1.5 story high commercial building. Commissioner Divecha asked about the 3-story limit and if that is for the R3 or R4 zone. Mr. Morrison stated it is for the R4 district at 40 feet high. He noted R3 is more similar to R1 and R2 with 30 feet to the point of the gable. Chair Weber opened the public hearing. Gary Berscheid, 1604 Blackstone Ave., stated the traffic counts are almost maxed out vs. 2019 numbers, and noted the numbers from 2020 are very low because of the pandemic at that time, when everyone was staying home. He added peak time traffic is terrible. He noted he has been a resident of St. Louis Park for 45 years and has seen these projects which come and go and many die on the vine. He stated the proposal of moving from 8 to 36 units is one heck of a big step. He added most residents would not care it is were 8 units, and the question is how to put 36 apartments into an 8-unit piece of land which held 2 houses. He stated this is a “sardine” effect with high density and if it goes to R4, it can be done. He added across the street is all residential and that is a lot of density in a residential area. Mr. Berscheid asked if a builder buys adjoining properties and take the houses down and put a 36-unit apartment in Lake Forest or Fern Hill neighborhoods, would you allow it. He stated he doubts it, and asked why the commission wants to do this in his neighborhood. He added there are two major design flaws with the project including lack of parking, which will move parking into the neighborhood. He asked when these residents entertain, where will people park, and neighbors will have to put up with this. He stated another issue is the slippery hill when it snows at the bottom of Blackstone Avenue, and noted cars spin out and cannot get up the hill there, which will be an issue for residents of the development. He stated in the 2020 census there are 3600 people living in poverty and noted there is a great need for affordable housing, not upscale rentals that are upwards of $3000 per month. He stated this project should be denied and is too much in too small of a space, adding the only purpose is to make money for Josh at the expense of the neighborhood. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Feb. 7, 2024 Thomas Peterson, 6025 Eliot View Rd., stated if the rezoning is approved, he recommends tabling the project for 1 year until the zoning is redone throughout the city. He added greenery of the building proposed is 0 and they want to put in solar which is only thing being done for climate issues. He stated this project need a green roof, 25% recycled materials, bird sanctuary and butterflies, noting other projects within the city that are all asphalt with no green areas. He added if they want to go for a high-buck building, high-buck people will go for a green building, and he feels this project should move in a whole different direction. Dominique Versini, 6101 Cedar Lake Rd., noted she does not care either way if the building is built or not, but she thinks it is too high density. She stated she has lived in St. Louis Park for 20 years and recently purchased a home in this area. She stated the project looks very generic, and identical with everyone packed together and no individuality. She stated she is concerned about the wetlands and worries about the wildlife being disrupted by people living in the building. She stated this will not be an improvement in the neighborhood. Julia Alzen, 6010 Cedar Lake Rd., noted she lives right across the street from the development. She stated they bought their home in 2019 and is concerned about traffic, and noted how long it takes her to get out of her driveway. She said people drop glass on her driveway when walking from the West End and worries this project will add to the problem. She added she also worries that people will hang out outside of the apartment building across the street from her. Sue Malk, 5912 Cedar Lake Rd., noted she has lived in the area for 15 years and is at the roundabout and the only one on the block with a driveway on that side of the road. She noted the roundabout has improved the area, but in the last year the traffic on Cedar Lake Road has picked up. She noted her home office faces the street, and now traffic is lined up way back on Cedar Lake Road waiting to get into the roundabout. She stated her concern is with 36 units that means maybe 72 cars and at certain times of the day, that is a lot of traffic, combined with a lot of walkers and bikers. She added visibility is not the greatest with the roundabout, and noted the wildlife in the area will be moved out. She added the transient population is also an issue, and personally does not what more $3000 apartments there, and would prefer townhouses with families on that land, noting more apartments will not encourage families. Todd Tills, 6019 Cedar Lake Rd., advocated for moving the project to another location. He stated he likes that St. Louis Park is growing, but the traffic and safety concerns and the wildlife being affected is a problem. He stated there is a veteran on an oxygen tank that will lose his rental home because of this project, and the landlord is lacking on upkeep of the properties. He stated as a veteran himself, he is upset that someone will be losing their home because of this project. He added St. Louis Park can pick better people to make prosperous from projects such as this. He added he would like to see this project in a different location but does not want it to force others out. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Feb. 7, 2024 Greg Alexander, 6025 Cedar Lake Rd., stated he owns the house next to the property, and added there are several historic elm trees on the lots and asked if those could be saved and not taken down. Chair Weber closed the public hearing. Commissioner Beneke stated this project is marginal and while he supports the goal of increasing density along certain corridors, in this case this project may be too big, and there is a possibility of not enough parking and overflow of parked cars into the neighborhood. He added for converting single family homes, he would like to see that in support of affordable housing, and added he is not certain this project does that. He stated he is inclined to vote against this but will listen to the other commissioner’s comments. Commissioner Eckholm stated he is generally in support of a project like this and meets a need. He noted however the treatment of the rental property resident is unfortunate and does need to be brought to the city council’s attention because it is not a criterion the planning commission can consider when voting on this project. He noted with traffic people will want to have their cars covered and there most likely will be charges for underground parking for a resident or guest. He stated he is not concerned about the number of parking slots there, and added these are market rate apartments so those moving in will move in by choice, adding it is not affordable housing, it is choice housing. He added this is a very thoughtful development and this does belong near the west end and also in an area of higher traffic routes as opposed to interior neighborhoods. He added he will support this project. Commissioner Divecha appreciated the dialogue and comments from residents. She stated she is in favor of prioritizing housing over parking. She added the traffic is a larger issue, but stated she does not see a very large change in the amount of traffic from the 2017 study even though it might be concentrated at certain times of day. She stated she recognizes this is rental but also wants to acknowledge there are single people who live in St. Louis Park also and are entitled to a place to live. She also noted the commission cannot approve or not approve a project just by how it looks and aesthetics. She stated she could see tabling this project until all rezoning is accomplished, but added the intention of rezoning is to create more opportunities for more density. She added she would like to discuss more with the developer on bike safety and also is compelled about the tree preservation and maintenance of them. Commissioner Merten stated people are not inherently evil or called to a life of crime because they rent, and the don’t need your judgement and they are not less than you because they are renters. Commissioner Eckholm stated with rezoning was made confusing in the past and because of the comprehensive plan, zoning will be brought into compliance with no R3 in the future, and with zoning for medium density. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Feb. 7, 2024 Commissioner Youngquist stated the zoning proposed is consistent with the long-range plans of the comprehensive plan. She stated there is a housing crisis in this country and noted MN and other states have under produced housing, while the demand has only increased, and we are trying to make up for a lack of development of housing. She added any type of housing development assists in affordability of housing. She appreciated residents speaking, but noted she will vote in favor of this project because it is consistent with the comprehensive plan and it also provides missing middle housing, which is a step between lower and higher density apartments at West End, and she is happy to see this proposed here. Chair Weber stated if the zoning is in alignment with the 2040 comp plan, then it is appropriate, and he will support it. He stated he is not in favor of tabling this until rezoning occurs. He added this would mean the commission would need to table all developments through the rest of the calendar year, which is not feasible and stated that most developments that come before the commission will not be controversial. He stated he appreciates the residents being at the public hearing and encouraged them to be in contact with their city council representatives about their concerns. He added regardless of how the planning commission votes, many times city council or the developer will rethink a project and encouraged them again to engage in public comment at the city council meeting when this is addressed. Commissioner Beneke stated he does not care as much about parking, and agreed providing more housing along a transit corridor is a good goal, but stated other goals are to have more owner occupancy in the city as well as having homes suitable for families. He added he does not think the commission should be in a rush to approve this proposal. It was moved by Commissioner Merten, seconded by Commissioner Divecha, to approve the application to rezone 6013 and 6019 Cedar Lake Road from R3 two-family residence to R4 multiple family residence. The motion passed 5-1 (Commissioner Beneke opposed). It was moved by Commissioner Merten, seconded by Commissioner Youngquist, to approve the preliminary and final plat of Cedar Heights Estates with conditions recommended by staff, which includes the park and trail dedication. The motion passed 5-1 (Commissioner Beneke opposed). It was moved by Commissioner Merten, seconded by Commissioner Divecha, to approve the application for CUP to construct a 3-story, 36-unit apartment building with the conditions as recommended by staff. The motion passed 5-1 (Commissioner Beneke opposed). Mr. Walther stated this will be brought to the city council meeting on Feb. 20th at City Hall at 6:30 p.m. 4. Other Business. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Feb. 7, 2024 Mr. Walther stated election of officers will be conducted today and will be effective at the next meeting. Commissioner Divecha was nominated unanimously as the new planning commission chair effective at the next meeting and approved. Commissioner Eckholm was nominated unanimously as the new planning commission vice chair effective at the next meeting approved. 5. Communications. Mr. Walther noted the commission will now move into the study session. 6. Adjournment – 7:15 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Tom Weber, chair member DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC