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HomeMy WebLinkAbout2023/11/01 - ADMIN - Minutes - Planning Commission - Study Session Planning commission November 1, 2023 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 Study Session Members present: Jim Beneke, Matt Eckholm, Katie Merten, Jan Youngquist, Tom Weber, Michael Salzer and Mia Divecha Members absent: none Staff present: Sean Walther and Gary Morrison 1. Discussion of expanding neighborhood housing options Mr. Morrison and Mr. Walther presented the report. They noted staff is seeking general direction from the planning commission regarding the proposed zoning of several areas of the city that will be presented and discussed at this evening’s meeting. Mr. Morrison reviewed the four residential district concept zoning map and indicated the main transportation corridors. Commissioner Beneke asked about heights allowed for the proposed low-rise housing type category. Mr. Morrison stated the maximum is three story buildings. Mr. Morrison then presented information about an area on the northeast quadrant of the Louisiana Ave and Cedar Lake Rd intersection. He indicated staff had considered C1, O, and N-2 for these parcels that are presently zoned RC but used as office or dental office. Commissioner Eckholm asked about the distinction between C1 and the mixed-use zoning district. Mr. Walther noted the heights that are allowed are very different stating C1 is less height with 3 stories and mixed-use zoning allows 4-6 stories and higher density. He also noted that C-1 allow mixed-use, but the mixed-use district requires mixed use in new buildings and sites. Commissioner Eckholm stated this is what he has issues with. He would rather see higher density than see another auto-oriented one-story use. Commissioner Weber added there are two strip malls here, but noted he does not feel like it’s a commercial area because they don’t play well with each other, adding it is such a busy corner. He added maybe the roundabout will change that and make the areas feel more connected one another and have safer street crossings at these intersections. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Nov. 1, 2023 2 Commissioner Merten added in this area, she has not seen many people walking from their home in the neighborhood to any of the commercial buildings there. Mr. Walther stated the current zoning on the corners south of Cedar Lake Rd are mixed use and the north parcels on the north side were left as C1 in 2019. Commissioner Youngquist asked about the construction of the roundabout and if there will be any remnant land that can be assembled with these two parcels. Mr. Walther stated there will be some, however he does not know much. Commissioner Weber asked if the parcels that have commercial uses now retain what they have. Mr. Walther stated yes, and if their use ceases, they can’t go back to what they were. Commissioner Salzer stated another factor is the fire department across the street, and from a traffic standpoint, who would want to live across the street from a fire department. Commissioner Eckholm noted with traffic here, the commercial buildings with the parking lots are likely generating more traffic than an apartment building ever would. Commissioner Divecha asked if there is a sense from a small business perspective about zoning. Mr. Walther stated there are a lot of inquiries from people looking for lower rent commercial spaces and existing commercial buildings can best meet that need. The commercial spaces in new mixed-use developments are much more expensive to lease. The commission agreed upon mixed-use for this location. Commissioner. Mr. Morrison noted another area that is currently R3 along the south side of Cedar Lake Road between Blackstone Ave and Alabama Ave and asked the commission’s thoughts on this area. This area consists of four lots, each improved with a single-family home. Commissioner Weber asked if there is potential for legal non-conforming in this area. Mr. Walther stated yes that is a possibility depending on the commission direction. Commissioner Youngquist asked how the proposed zoning districts align with the current comp plan. Mr. Walther stated it matches but on the low end. He stated in the R3 it’s a maximum of 11 units per acre. The medium density land use designation allows up to 30 units per acre. An R4 district allows the higher end of the medium density category. So either R3 or R4 district are consistent with the land use designation. Commissioner Youngquist asked how does this line up with the districts being reviewed. Mr. Walther stated they would be closer to N1 or N2 districts with the present zoning and the proposed house-scale and low-rise scale housing type categories. Commissioner Weber asked if there is any desire with the wetland there to have a future vision with park land. Commissioner Merten asked if this land would support a larger structure, despite the wetland. Mr. Walther stated there is high land and fill in these DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Nov. 1, 2023 3 parcels, but N2 would handle the range of uses and the medium density guidance with single-family up to low-rise. Mr. Walther added staff has met with the owner of two of these properties and the owner does have development interest at some point. Commissioner Youngquist asked how much of the wetland property is developable. Mr. Walther stated it could be over an acre, but he is not sure. The commission suggested N2 for this area. Mr. Morrison noted property next to city hall in St. Louis Park and developments around this area. He stated it is a mix of single-family, duplexes, and small to medium apartment buildings. There are also schools in this area. He asked the commissioners what to do in this area noting the proposed zoning is N4, N3, and N2. Commissioner Divecha asked if currently this area is mostly single-family. Mr. Morrison stated yes, and most are on small lots. Commissioner Divecha asked if it’s zoned N3 then anyone wanting to build a single-unit there could not. Mr. Morrison stated with N3, it would make the existing single-unit houses non-conforming, and new single-unit houses would not be permitted. Commissioner Weber stated his sense that going into the future N2 makes sense to keep single-family in this area. Commissioner Eckholm added he is not bothered by N2 in this area either. Commissioner Youngquist noted this area is sandwiched between Hwy. 7 and Minnetonka Boulevard, which is a transit route, is within walking distance of the light rail station, adding it can handle more density. Commissioner Eckholm stated with N2 if the density is there and the market supports it, it can be built, with low-rise buildings. He added it could be rezoned also later as well. Commissioner Divecha stated she believes at some point in the future the single-unit houses will go away, and some people may be sad about that, but that is what the utilitarian goal is. She stated this is right next to the N4 district and N3 around it, it’s not unreasonable to move toward an N3 district to force more development. Commissioner Salzer suggested dividing the area into two separate designations with properties fronting Ottawa being the dividing line. Those along Ottawa Avenue and west could be N3 and those east of could be N2. The commission agreed upon N3 between and including properties adjacent to Ottawa to Natchez Ave. And N2 in the remaining area east of Natchez. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Nov. 1, 2023 4 Mr. Morrison noted another zone south of Highway 7, between Alabama and Brunswick, and between 36th and 37th Streets. The subject property is an industrial building that occupies the entire block. He noted the park and the Union Park Flats development in the area. Commissioner Weber asked if developers are coming to the city to ask for industrial uses. Mr. Walther stated most of our existing industrial buildings don’t have the floor to ceiling heights desired for contemporary warehousing in most industries, so there have been different commercial uses that have wanted to locate in these buildings. Also, the city for 30 or more years has seen a continuous reduction of land used for industrial and these areas have been targeted for redevelopment because they are less expensive, larger lots, and have less public resistance to change. He noted this area is guided for medium density residential in the comprehensive plan, and it is expected to turn over to residential at some point. He noted this current building is used by Nordic Ware as extra warehouse and distribution space. Commissioner Weber stated he thinks this area should be N3. Commissioner Eckholm agreed this area should be either N3 or N4. Commissioner Divecha agreed on N3 or N4. Mr. Walther stated the neighborhood has concerns on heights of buildings in this area and also preserving the historic park and character of the area. We saw strong interest in three stories or less when the Union Park Flats development went through the process in 2020. Commissioner Beneke asked what N4 allows for stories. Mr. Walther stated N4 allows for 7 or more stories. Commissioner Youngquist stated this area feels like N3 to her. She added if it is zoned for N4 and there is an appraisal, the value of the land will go up high, and then there will be a need for the buyer and developer to build more density to justify what was paid for the land. Commissioner Youngquist asked about the land adjacent to the east being zoned N3. Mr. Walther stated N3 matches the existing housing type on that parcel, which is a senior condominium building. The commission suggested proposing N4 noting the proximity to light-rail and highway 7, and that the Union Park Flats building provide a height transition from the house-scale to the subject property. They also commented that development on the subject parcel does not negatively impact the park and may bring more people to the park. Staff noted the change may require a comprehensive plan amendment. Mr. Morrison noted another area north of the Rec Center at 36th Street and Monterey Avenue, which is owned by the EDA and is guided for high density residential. Mr. Walther added this area has been expected to be held for community use and the EDA owns it. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Nov. 1, 2023 5 Commissioner Weber noted this area is very high density residential already. He added there is a high flood plain area there and marsh land so it may limit development options. Mr. Walther added there are also major underground utility corridors in this area as well. The commission proposed N4. Mr. Morrison presented an area south of Excelsior Boulevard, near the Ukrainian Church and Susan Lindgren School. Mr. Walther stated this area was brought to discussion as there have been inquiries and the property is listed for sale. Commissioner Salzer noted the proximity to the frontage road and the sound barrier. Commissioner Weber asked if the sound barrier wall is an issue, especially if a building were to be higher than that. Mr. Walther stated staff recognized what has been happening with church properties being redeveloped and suggested this area be N2 also, similar consistent with the Brookside school conversion that happened on the other side of Highway 100. The commission agreed upon N2. Mr. Morrison noted an area just east of Knollwood Mall with senior living properties and commercial, plus a place of worship. He noted it is all zoned RC residential, and asked if it should be changed. Commissioner Eckholm stated he is fine with this area rezoned at N2. The commissioners agreed this area should be N2. Commissioner Youngquist asked if the land use plan would be changed with the next comp plan to reflect this change. Mr. Walther stated it would likely need to amended sooner and before the suggested zoning map amendments could be adopted. Mr. Morrison noted the area of the northeast corner of Highway 169 and Minnetonka Boulevard. The commission proposed N3. Mr. Morrison noted the area south of Wayzata Boulevard, fronting on Pennsylvania and the north side of 14th Street, all west of Louisiana Avenue where there is transit parking and office uses with single family homes and one two-story apartment building. He noted there are deep lots. The commission agreed that properties adjacent to Pennsylvania should be N3. The rest of the properties east of there to Louisiana should be N2. Mr. Walther stated staff will now review the overall 4 neighborhood districts, housing type groups, and the corridors approach for the zoning map with the city council and there is a planned second round of community engagement. DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC Planning commission Nov. 1, 2023 6 Mr. Walther asked if there were any general communications or announcements from commissioners. Commissioner Salzer noted he is moving out of St. Louis Park, and this will be his last planning commission meeting. The commissioners and staff thanked Commissioner Salzer for his service to the commission and wished him well. The commissioners congratulated Mr. Walther on receiving the 2023 planner of the year award from the MN Chapter of the American Planning Association. Mr. Walther noted the upcoming planning commission meeting dates: • November 15, 2023 - planning commission regular meeting • December 6, 2023 – planning commission regular meeting • December 20, 2023 – planning commission regular meeting • January 3, 2024 – planning commission regular meeting 2. Adjournment – 7:30 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Tom Weber, chair member DocuSign Envelope ID: 7AC6B08D-C9B8-4C05-908B-02D8A63A77BC