HomeMy WebLinkAbout2002 12-09 City Council Manager Workshop PacketAGENDA
CITY COUNCIL/MANAGER WORKSHOP
Wednesday, December 09, 2002
Council Chambers, City Hall
6:00 p.m.
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. NEW BUSINESS
1. Larpenteur /Adolphus Redevelopment Plan
E. FUTURE TOPICS
1. Hillcrest Village Redevelopment Plan
2. Exploring the Possibilities of a Sister City
3. Sidewalk Study - Overall City Plan
4. Street Scape Plan
F. ADJOURNMENT
CounciFManager's Workshop 12 -09 -02
Agenda
MEMORANDUM
TO:
Richard Fursman, City Manager.
FROM:.
Shann Finwall,, Associate Planner
SUBJECT:
Larpenteur Avenue Properties
LOCATION:
189 209, 211, and 215 Larpenteur Avenue and 1701 Adolphus. Street
DATE:
December 2, 2002
INTRODUCTION
Project Description
The city has acquired five single- family houses located on the northwest corner of Larpenteur
Avenue. and Adolphus Street with the city's Housing Replacement. Program funds (see location
map on page 4). As you recall, the_ city originally purchased. three of these houses after they.
were'-flooded during a rainstorm in April 2001. The. two adjacent older houses, which were not
flooded, were purchased earlier this year by the city in order to combine them .with the three
previously purchased lots to create a more comprehensive land use plan that involves rezoning
all five lots to a higher density for the development of townhouses. Prior to beginning the
rezoning process, staff proposes reviewing the redevelopment options with the city council to
ensure a clear direction is followed.
Background
On December 13, 1999, the city council approved a Housing Replacement Program in order to
improve the condition of the city's housing stock.
On July 23, 2001, the city council authorized the purchase of three houses at 209, 211 and 215
Larpenteur Avenue with Housing Replacement Program funds.
On March 4, 2002, the planning commission. reviewed the redevelopment options for the
Larpenteur Avenue properties and agreed that if all five lots were obtained, rezoning to a higher r
density would be a good redevelopment strategy.
On April 9, 2002, the Housing and Redevelopment Authority (HRA) reviewed the redevelopment
options for the Larpenteur Avenue properties and recommended that the city maximize the
returns from the three lots purchased by purchasing the adjacent two lots and developing
townhouses.
On May 13, 2002, during a city council workshop, the city council directed staff to negotiate the
purchase of 1701 Adolphus Street and 189 Larpenteur Avenue. The city council also stated that
the townhouse approach for the area seemed appropriate.
On September 23, 2002, the city council authorized the purchase. of 183 Larpenteur Avenue with
Housing Replacement Program funds.
On October 28, 2002, the city council authorized the purchase of 1701 Adolphus Street with
Housing Replacement Program funds.
DISCUSSION
Existing Conditions
Three of the houses have been demolished (209,.211, 215 Larpenteur Avenue_ ). The house at 189
Larpenteur Avenue is vacant and will be demolished by the city's public works department soon.
The previous owners are renting the house at 1701 Adolphus Street until their new house is built in
the spring or early summer of next year. Demolition of this last house will be, accomplished by the
city soon after.
The combined land area of all five lots is 79,992 square feet, or 1.84 acres. Approximately two
thirds of this area is considered developable because of the pond and required setbacks from the
pond, as well as a future storm sewer to be placed .in the center of the property.
Redevelopment Scenario
In. the. newly created single- family Gladstone Park plat, the city was successful in acting as the
developer in platting and selling the land. Staff foresees the. same development scenario with the
Larpentuer Avenue properties. The city should change the zoning and comprehensive land use
plan to reflect the desired number of units. Once this is complete and all houses are removed from
the site, the city's public works department should prepare the site for development including..
installing storm sewer and rough grading. ..Unlike the single- family Gladstone Park plat, however,
platting of a townhouse development is not possible until a development proposal is created. This
proposal would be finalized after the sale of the land to a builder, 1
Zoning and Land Use Changes
All five city -owned lots are zoned and guided as Single - Dwelling Residential (R -1) (see attached
zoning and land use maps on pages 5 and 6). Properties located on the corner of Larpenteur.
Avenue and Agate Street, directly to the west of the five city -owned properties, have higher- density
zoning including Double- Dwelling Residential (R -2) and Medium Multiple- Dwelling Residential
(R -3M). Therefore, rezoning the five city -owned properties to a higher- density zoning district will
complement the existing land uses.
The city council reviewed five possible redevelopment proposals for the Larpenteur Avenue
properties earlier this year. The proposals included possible redevelopment scenarios for a
combination of three lots, four lots, or . five lots. As the city has now successfully obtained all five
lots, included again for review are the two redevelopment proposals that cover the five -lot scenario
(see attached redevelopment proposals). Proposal one shows the five lots rezoned to Double -
Dwelling Residential (R -2) and proposal two shows them rezoned to Medium Multiple- Dwelling
Residential (R -3M).
Double- Dwelling Residential: Within the R -2 zoning district the permitted uses include single and
double- dwelling units (no multi -unit townhouses). The city's comprehensive plan does not define
the maximum. density allowed within the R -2 zoning district. Therefore the density is limited by the
allowable lot size as defined in the city's zoning code. Within the R-2 zoning district, the lot size
required for double dwellings is 12,000 square feet, or as high as 7.25 units per acre. If the five
city -owned properties were rezoned to R -2, there could be six double dwellings (12 units) at a
maximum .(79,992 square feet divided by 12,000 square feet = 6.66 double dwellings). However,
due to the inflexible nature of the R -2 zoning district with limitations on lot area and lot width, staff
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