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HomeMy WebLinkAbout03/18/2003 AGENDA MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY TUESDAY, March 18, 2003 7:00 P.M. CITY HALL MAPLEWOOD ROOM 1. Call to Order 2. Roll Call 3. Approval of Minutes a. August 13, 2002 4. Approval of Agenda 5. Communications a. Land Trust Information 6. Unfinished Business None 7. New Business a. Maplewood Larpenteur Avenue Redevelopment Plan (Larpenteur Avenue and Adolphus) b. Van Dyke Village Town house Development (Van Dyke Street, north of County Road B) 8. Date of Next Meeting 9. Adjournment MINUTES OF THE MAPLEWOOD HOUSING AND REDEVELOPMENT AUTHORITY 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, MARCH 18, 2003 7:00 P.M. CITY HALL CONFERENCE ROOM A I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. II. ROLL CALL Commissioner Commissioner Commissioner Commissioner Commissioner Tom Connelly Absent Lorraine Fischer Present Joe O'Brien Present Gary Pearson Present Beth Ulrich Absent Staff Present: Ken Roberts, Associate Planner Lisa Kroll, Recording Secretary II1. APPROVAL OF MINUTES Approval of the HRA minutes for August 13, 2002. Commissioner Pearson had corrections and additions on pages 2, 3, and 4. On page 2, in the seventh paragraph, the sentences in the paragraph should read as follows: Commissioner Pearson said the industry would recommend them to a company called North Country, you have to have 51% of the people in the community agreeing to a-pe~ purchase and ~ appoint a board for their co-op. These organizations would help the residents with information and how to proceed to get the funding. On page 3, in the fourth paragraph, it should read: Commissioner O'Brien said he feels manufactured home park ewcm~ residents should have protection from being forced to leave their homes as a single-family home ~ owner has. Also, in the last paragraph, at the bottom of page 3, the third sentence should read: In his park they require people to have a fcrm safety feature code disclosure form filled out by aw homeowner or inspection company prior to a new owner ccm!,-,G being approved to go into the park. On page 4, in the fourth paragraph, in the fourth sentence delete the word with. In the seventh paragraph, the last sentence, delete the word of. In the ninth paragraph, in the second line change the word (~e to be. Commissioner Pearson moved to approve the minutes with changes. Commissioner O'Brien seconded. Ayes - Fischer, O'Brien, Pearson The motion carried. Housing and Redevelopment Authority Minutes of 03-18-03 -2- IV. APPROVALOFAGENDA Chairperson Fischer added Hillcrest Village under number 6. Unfinished Business. Commissioner O'Brien moved to approve the agenda with changes. Commissioner Pearson seconded. Ayes - Fischer, O'Brien, Pearson The motion carried. V. COMMUNICATIONS a. Land Trust Information Mr. Roberts said Chairperson Fischer requested staff to find information about land trusts or community trusts for affordable housing. In researching the request, staff found several articles about community land trusts and housing trusts. The articles were included in the HRA packet for further information and reference. VI. UNFINISHED BUSINESS a. Hillcrest Village Update Mr. Roberts said staff is in the beginning stage of writing a new section for the TN2 (mixed use) ordinance. The hope is to have the new ordinance written before the moratorium expires in October 2003. Mr. Roberts asked the HRA members if they wanted the Hillcrest Village plan to come before the commission. HRA members agreed that, yes, they would like to review it. Commission members said items they would like to discuss having the business and residence on different floors in one building and the use of accessory buildings or carriage homes. VII. NEW BUSINESS a. Maplewood Larpenteur Avenue Redevelopment Plan (Larpenteur Avenue and Adolphus) Mr. Roberts said the city acquired five single-family houses located on the northwest corner of Larpenteur Avenue and Adolphus Street with the city's Housing Replacement Program funds. 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 by the city last year in order to combine all five properties to create a more comprehensive development plan. Mr. Roberts said the city is now proposing to rezone and change the comprehensive land use plan for the five city-owned properties (189, 209, 211 and 215 Larpenteur Avenue and 1701 Adolphus Street). The city is proposing this change to accommodate the development of up to 11 town house units in the future. The development of the town house units will require a separate review and is not being considered at this time. Housing and Redevelopment Authority Minutes of 03-18-03 -3- Mr. Roberts said the city's plan is to get a higher density to recover the money the city has invested in this land. There are two staff proposals. Proposal One is 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 and lot width as defined in the city's zoning code. Mr. Roberts said the second proposal is for Medium Multiple-Dwelling Residential: Within the (R-3) zoning district, the permitted uses include multiple dwellings (including multi-unit townhouses). Within the city's comprehensive plan, the maximum density allowed within the R-3(M) land use is six units per acre. If the five city-owned properties were planned to R-3(M), a maximum of 11 townhouse units could be constructed. The (R-3) zoning district is also less restrictive than the (R- 2) zoning district with no minimum lot size or lot width. Mr. Roberts said staff has drawn two plans in the staff report. The first plan is for six units zoned (R-2) and the second plan is for 11 units. Commissioner Pearson asked staff if the plan for the six units zoned R-2 would fit under the R- 3(M) plan? Mr. Roberts said after checking in the Comprehensive Plan, yes, it would work. Commissioner Pearson said when you read the neighbor's comments they all want to keep single- family homes in this area. Mr. Roberts said staff is trying to find out what the commission feels is the best fit for the area, either the six units or the 11 units. Commissioner Pearson liked the (R-2) plan with six units. He said he would be comfortable with the (R-3) plan as well but no more then 9 units. He feels the eleven units shown on the plan are too high. He feels that if you keep the density down, then the number of residents and vehicles are lower. Then you're able to have less cars and less parking problems. He also likes the six-unit plan because it exits off the side street instead of onto Larpenteur Avenue. He said exiting onto Larpenteur Avenue was a big concern of the neighborhood residents as well. Commissioner O'Brien liked the (R-3) plan with eleven units to make the most use of the land and for the city to recover the most money for the land purchased. He said you could go under the eleven units, but the developer can't go over the eleven units. He said there are some good designs out there. There could be tuck under garages and maybe even have a service road along Larpenteur Avenue so the back yards could face the pond area. Commissioner Fischer liked the (R-3) plan with eleven units also. She said it would be a good fit between commercial properties and the pond and open space in the back yard. Having more units on the site is a way to recover more money the city has invested in the property. Money recovered in this project means more money that could be reinvested in housing in another area of the city. Mr. Roberts said that is a legitimate concern for the HRA to continue the housing reinvestment program. Housing and Redevelopment Authority Minutes of 03-18-03 Commissioner O'Brien moved to adopt the zoning map change resolution on page 13 of the staff report. This resolution changes the zoning map for five city-owned properties (189,209, 211 and 215 Larpenteur Avenue and 1701 Adolphus Street) from single dwelling residential (R-l) to multiple dwelling residential (R-3). The city is making this change because: a. The proposed change is consistent with the spirit, purpose and intent if the zoning code of the property adjacent to the area included in the proposed change or plan is adequately safeguarded. b. The proposed change will serve the best interests and conveniences of the community, where applicable, and the public welfare. c. The proposed change would have no negative effect upon the logical, efficient, and economical extension of public services and facilities, such as public water, sewers, police and fire protection and schools. Commissioner O'Brien moved to adopt the land use plan change resolution on page 14 of the staff report. This resolution changes the comprehensive land use plan map for five city-owned properties (189, 209, 211 and 215 Larpenteur Avenue and 1701 Adolphus Street)from single dwelling residential (R-1) to medium multiple-dwelling residential (R-3M). The city is making this change because: a. The site serves well as a transition between the double-dwelling property to the west and the commercial property to the east. b. The c. The site meets the city's policies for medium multiple-dwelling residential uses since it: (1) Includes a variety of housing types for all types or residents. (2) Supports innovative subdivision and housing design. site meets the city's goals for medium multiple-dwelling residential uses since it: (1) (2) (3) (4) (5) (6) (7) Provides for orderly development. Protects and strengthens neighborhoods. Preserves significant natural features where practical. Minimizes the land planned for streets. Minimizes conflicts between land uses. Provides a wide variety of housing types. Integrates developments with open space areas, significant natural features. community facilities and Housing and Redevelopment Authority Minutes of 03-18-03 -5- Commissioner Fischer seconded. Ayes - Fischer, O'Brien Nay- Pearson Commissioner Pearson said he voted nay because he feels the density is too high for the area. He feels the city should accommodate the request of the residents who want the use to remain single-family instead of accommodating the developers. Commissioner O'Brien said he voted aye because the amount of money the city has put into this parcel of land the city needs to recover their investment by putting the most units on the property as possible. The city will be taking care of a flooding problem that occurred there and this would increase the housing stock for people wanting to live closer to St. Paul. He thinks there can be design and architectural elements put into this project to make this a desirable location. The motion carried. This item goes to the city council on March 31,2003. Commissioner Joe O'Brien will be the HRA representative at the city council meeting, March 31,2003. b. Van Dyke Village Town House Development (Van Dyke Street, north of County Road B) Mr. Roberts said Mr. Bruce Mogren is proposing to build a 24-unit town house development on the vacant property on the west side of Van Dyke Street, north of County Road B. This development, called Van Dyke Village, would be primarily for workforce housing for Iow and moderate-income families. There would be on-site management to help monitor and run the property. Mr. Roberts said on March 27, 2000, the city council directed city staff and the Housing and Redevelopment Authority (HRA) to buy from Ramsey County the four tax-forfeited properties on the west side of Van Dyke Street for the development of Iow to moderate or mixed income housing. On June 22, 2000, the council adopted a resolution authorizing the reconveyance and the purchase of the tax-forfeited properties on the west side of Van Dyke Street for the development of Iow to moderate or mixed income housing. City staff, based on this council approved, bought this property from the county for the city. Mr. Roberts said a reason this property went tax-forfeit and has not yet been developed is poor soils. There are areas of poor soils on the property that the builder will have to correct as part of the development of the site. Mr. Roberts said this is an expense that a developer would have to considerwhen putting a project together for this area. Mr. Mogren, while working with the city and the county on preparing the development proposal, told him that having at least 24 town houses is necessary to make the project financially feasible. Mr. Roberts said many of the neighbors who contacted him expressed concerns about the proposed housing and the residents who would live there. Mr. Mogren is proposing to have 75 percent (18) units within this development for workforce housing, which is for Iow-to-moderate income residents. Housing and Redevelopment Authority Minutes of 03-18-03 -6- Mr. Roberts said to qualify as a resident, Ramsey County sets the income levels based on the household size and their percentage of average median income of the Twin Cities area. For example, a three-person household at the 50 percent median income level has an annual income of about $34,500 per year and a three-person household at the 60 percent income level earns about $41,000 per year. Commissioner Pearson said he has received telephone calls from neighbors complaining about the problems occurring in the neighborhood since Emma's Place has opened. The neighbors have said homeowners have to keep their belongings under lock and key or it gets stolen. They can't leave their garage doors open or things get stolen. They told him the kids that live in the neighborhood are being harassed by the kids at Emma's Place that hang out in the neighborhood. If the kids walk on the trail or around the pond, the kids at Emma's Place harass them. Kids on the bus are being harassed to the point they don't want to ride the bus anymore. He feels if this proposal is built, there will be even more problems for the neighborhood. The neighbors that live there have gone through enough since Emma's Place was built. Commissioner Pearson said he voted against the Van Dyke Village proposal at the planning commission meeting and he is voting against this proposal for the HRA as well. The traffic at Cope Avenue and White Bear Avenue is bad enough. He feels the city has done a disservice to this area and he can't vote for it. He said the police report is totally inaccurate in the staff report and in his opinion it is not a report at all. He feels the city should have received a detailed report of the natu re of the complaints occurring in the area from the police department. Chairperson Fischer asked staff if Mr. Mogren has a problem with putting in a sidewalk? Mr. Roberts said no, Mr. Mogren agreed to put in the sidewalk. Commissioner O'Brien said since the city put in the sidewalk on White Bear Avenue underneath Highway 36 he has seen many people use the sidewalk. In the past he has seen people trying to get down White Bear Avenue in the snow with traffic coming and going to Cub and Rainbow, and not having a sidewalk made it very difficult for people. This sidewalk is used often and he thinks it will be just as important to have this sidewalk by Van Dyke Village proposal. In his opinion, the sidewalk was money well spent for the area. The residents will be using the sidewalk to get to the bus stop, to the Goodwill, and to cross White Bear Avenue to Cope Avenue to get to restaurants across the street. He said he thinks people will be using the bus for transportation. This will increase the pedestrian traffic. If the residents will be driving that live in the Van Dyke Village, then that will increase the vehicle traffic in the area. This particular intersection is a hazard with many near miss accidents. There is already a no left turn sign there because of the traffic hazards. Mr. Roberts said there is a bus stop on White Bear Avenue and County Road B by Health Partners that people will probably be using. Commissioner O'Brien said there is also a bus stop in front of the Amoco station on White Bear Avenue so people may be cutting through those commercial properties. Commissioner O'Brien said having 22 or 24 units in this development, in his opinion, does not make that big of a difference. He feels the traffic is already a large problem and the 24 or more cars coming from that development will not make that big of a difference. , ! ' [ Housing and Redevelopment Authority Minutes of 03-18-03 -7- Chairperson Fischer said she wonders if the Van Dyke Village development proposal should be penalized because of the bad experience with Emma's Place and the problems that have occurred in the neighborhood. She said years ago, before Emma's Place was built, the neighborhood was in opposition of building town homes in that area, so there is a history of opposition of building in that area of the neighborhood. Commissioner Pearson said he thinks it would be better for the neighborhood to have slab on grade single-family dwellings zoned R-I(S) instead of this proposal. He doesn't think the city is serving the neighborhood with this proposal at all. Maplewood has already exceeded their necessary limit for affordable housing. Mr. Roberts said he did some checking and there would only be enough land to build eight single- family dwellings on R-I(S) sized lots in that area. Because of the cost of the land and the cost to correct the soil conditions, it is not cost effective to build eight homes there. He said this proposal would be more cost effective with the 22 or 24 rental units proposed to be built there. Chairperson Fischer said the city has already exceeded the amount of affordable housing expected by the met council but they are supposed to keep adding to the affordable housing stock. She said she is fine with this proposal just as she voted on this at the planning commission. She felt having the two units over the density would not make much difference. She likes the fact that having the two additional units would allow Mr. Mogren to have the on-site management there. So for that reason, she approves this proposal. Commissioner Pearson said he wants the commission to understand that on-site management is not the same as it is in a manufactured park. In a manufactured park on-site management includes people that are there every day and they enforce the rules. The residents that would live in the Van Dyke Village units for on-site management are getting a break on their rent. They might even go to work every day and not be there in the daytime. So basically they may not be there to make sure rules are enforced. The on-site management personnel will probably not get involved with Emma's Place and the problems that could occur. Chairperson Fischer said the on-site management people may be timelier and call the police department and get the incidents documented. This would immediately take care of some of the problems that keep occurring at Emma's Place. She said Emma Norton's board of governance has been around for a long time and if their board was notified along with a list of documented problems the people that cause these problems may be evicted or a change in management may Occur, Commissioner Pearson said he would be interested in knowing what teeth (so to speak) the management at Emma's Place has to correct these problems and get the guilty people moving out. Mr. Roberts said he's aware that one family was evicted from Emma's Place. He said he was not sure if there were still problems occurring there or not. Chairperson Fischer said years ago, the HRA was instructed by the city council to survey residents at the apartments on Beebe Road. One reason was because of the history of problems at that location. The HRA contacted the residents to find out how things were going there and if there were any solutions to the problems. Housing and Redevelopment Authority Minutes of 03-18-03 -8- Chairperson Fischer said the committee found out there had been problems but management put a stop to them. The management called the police every time they thought a problem was going to occur or when it was occurring and the police responded immediately. Because this was a Iow- income rental building, the residents found out that if they had any complaints against them they were going to lose their apartment. Soon there were no more problems because the management put a stop to them immediately by contacting the police department. She said sometimes management or a change in management could make a big difference in how buildings are cared for. Many times the history of problems goes with the location for a while but that can be changed. Commissioner O'Brien said he thinks Maplewood needs this price range of housing available. Not everyone can afford a $200,000 home. People need a safe, affordable place to live. He thinks the project will make a large impact on that site. He doesn't think the Van Dyke Village project should be penalized because of the problems that are occurring at Emma's Place. The Board of Directors at Emma Norton's needs to be made aware of the problems and maybe the management needs to be changed in order to fix the problems. Maybe having this facility at Van Dyke Village will help make the problems go away by reporting them to the police department. Getting things documented with the police department will help prove if or if not the problems are arising from the residents at Emma's Place, since the police department said they could not prove that they were. Chairperson Fischer said she received a telephone call from a resident that complained about Emma's Place and wondered if workforce housing was the same type of housing as Emma's Place. She said she explained to the resident the difference between the two. Commissioner O'Brien moved to approve the resolution on page 36 of the staff report. This resolution changes the land use plan from BC (business commercial) and R-3(M) (residential medium density) to R-3(H) (residential high density) for the 3.6-acre site of the Van Dyke Village town house development. The city bases these changes on the following findings: 1. This site is proper for and consistent with the city's goals, objectives and policies for high-density residential land use in the comprehensive plan. This includes: Creating a transitional land use between the existing residential and commercial land uses. Being between two collector streets, near an arterial street and would be near shopping and services. 2. This development will minimize any adverse effects on surrounding properties because: ao The on-site ponding and landscaping will help separate the town houses from the properties to the east and from the town houses to the south. bo There should be no significant increase in traffic from this development on existing local residential streets. The existing street pattern directs the traffic from the town houses to two nearby collector streets. There should be less traffic from this development than from a commercial development on the same site. Housing and Redevelopment Authority Minutes of 03-18-03 -9- Commissioner O'Brien moved to approve the resolution on page 37 of the staff report. This resolution approves a conditional use permit for a planned use development for the Van Dyke Village town house development on the west side of Van Dyke Street, north of County Road B. The city bases this approval on the findings required by code. (Refer to the resolution for the specific findings.) Approval is subject to the following conditions: 1. All construction shall follow the plans for 24 town houses as approved by the city. The city council may approve major changes to the plans. The Director of Community Development may approve minor changes to the plans. Such changes shall include: a. Revising the grading and site plans to show: (1) The developer minimizing the loss or removal of natural vegetation. (2) All driveways at least 20 feet wide. If the developer wants to have parking on one side of the driveway, then it must be at least 28 feet wide. (3) All parking stalls with a width of at least 9.5 feet and a length of at least 18 feet. (4) Revised storm water pond locations and designs as suggested or required by the watershed district or city engineer. The ponds shall meet the city's design standards. (5) The developer minimizing the loss or removal of natural vegetation including keeping and protecting as many of the trees as possible. 2. The proposed construction must be substantially started within one year of council approval or the permit shall end. 3. Have the city engineer approve final construction and engineering plans. These plans shall meet all the conditions and changes noted in the engineer's memo dated February 24, 2003. These shall include: ao Include grading, utility, drainage, erosion control, streets, trails, sidewalks, tree, retaining walls, driveway and parking lot plans. bo Include a storm water management plan for the proposal. 4. The design of all ponds and rainwater gardens shall meet Maplewood's design standards and shall be subject to the approval of the city engineer. If needed, the developer shall be responsible for getting any off-site pond and drainage easements. 5. The developer or contractor shall: a. Complete all grading for the site drainage and the ponds, complete all public improvements and meet all city requirements. b. *Place temporary orange safety fencing and signs at the grading limits. c. Remove any debris or junk from the site. Housing and Redevelopment Authority -10- Minutes of 03-18-03 6. The approved setbacks for the principal structures in the Van Dyke Village PUD shall be: a. Front-yard setback (from a public street): minimum - 30 feet, maximum - 40 feet b. Rear-yard setback: 50 feet from any adjacent residential property line c. Side-yard setback (town houses): minimum - 40 feet from the west property line and 50 feet from the south property line. 7. The developer or builder will pay the city Park Access Charges (PAC fees) for each housing unit at the time of the building permit for each housing unit. 8. The developer shall close on the purchase of the property with the city before the city will issue a grading unit at the time of the building permit for each housing unit. 9. The property owner shall see that the site is well maintained and properly managed. 10. The city council shall review this permit in one year. Commissioner Fischer seconded. Ayes - Fischer, O'Brien Nays - Pearson Commissioner Pearson said the reason for his nay vote, is that he prefers R-I(S) for this location and there is far too much density for this proposal. Especially for the northern routes of traffic are not good at all. Based on the existing neighborhood complaints and police reports in the area from Emma's Place residents as well. Commissioner O'Brien said he thinks it would be a good idea to make Van Dyke Street a cul-de- sac instead of a thru street to eliminate traffic congestion, accidents and make things safer. This goes to the city council on April 14, 2003. Commissioner O'Brien asked if there was something that can be done regarding the problems with Emma's Place. Because of the problems at Emma's Place, it is making it difficult for the developer to build another complex on the same street because of actions that are occurring down the street. He said the building is a decent looking facility and a lot of work went into the design of it. The name is being ruined by the social characteristics of what is happening there. Mr. Roberts said maybe the commission wants to make a motion to ask the city council to write a letter to the foundation of Emma Norton's Residence? Chairperson Fischer said she wondered if Emma Norton knew her good name was being tarnished because of the complaints that are being voiced in the neighborhood and to the police department? Commissioner O'Brien made a motion to recommend that the city council consider sending a letter to the Board of Directors at Emma Norton's Residence. This letter would express the concern from the city relating to the complaints from the neighborhood regarding Emma's Place. VIII. IX. Housing and Redevelopment Authority -11- Minutes of 03-18-03 Commissioner O'Brien said the city wants the Board of Directors to know Emma Norton's good name is being tarnished from activities that are occurring at Emma's Place on Van Dyke Street. Commissioner Pearson seconded. DATE OF NEXT MEETING The tentative date of the next HRA meeting is April 8, 2003. ADJOURNMENT Chairperson Fischer adjourned the meeting at 8:45 p.m. Ayes - Fischer, O'Brien, Pearson