HomeMy WebLinkAbout2004 10-25 City Council Manager Workshop PacketAGENDA
CITY COUNCIL/MANAGER WORKSHOP
Monday, October 25, 2004
Council Chambers, City Hall
5:30 p.m.
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA
D. UNFINISHED BUSINESS
Gladstone Redevelopment
E. FUTURE TOPICS
F. ADJOURNMENT
City Council/Manager Workshop 10-25-04
Agenda #D1
MEMORANDUM
TO: City Manager
FROM: Tom Ekstrand, Senior Planner
SUBJECT: Gladstone Redevelopment Planning Review Discussion
LOCATION: Gladstone Neighborhood-English Street and Frost Avenue Area
DATE: October 20, 2004
INTRODUCTION
Gladstone Redevelopment Study
The Maplewood City Council directed staff to conduct a planning study for the revitalization of the
Gladstone Neighborhood. Gladstone is recognized as the core neighborhood of Maplewood with
a heritage of railroad operations, industry and a housing stock dating back to around 1875.
Neighborhood Conditions and Existing Zoning
Neighborhood Conditions
Today, Gladstone is still considered by many to be the core neighborhood of Maplewood. Many
long-time residents remember this area as being called "Gladstone" as opposed to Maplewood.
Some long-time Gladstone residents have raised their families and remained in the area for 50+
years. Newer residents are raising their families here today. Residents and business owners
alike in Gladstone have a strong feeling of attachment with this neighborhood and have made it
their home.
Today, parts of Gladstone are in somewhat of a decline. There are businesses that are in need
of cleaning up and there has not been much reinvestment in the area by some property owners.
The available housing stock has remained the same for the most part since the 1950s with a
handful of newer homes added since then. The single family homes in Gladstone are, in general,
very nice and well kept. There are also apartments in the neighborhood that provide rental
housing opportunities.
Existina Zonin
Essentially, the Gladstone study area is comprised of existing commercial properties along Frost
Avenue and English Street. Refer to the data on pages 5-10 which discusses the uses and
density allowed under the current zoning requirements.
In summary, the current zoning, land use provisions and density tables that are in place have the
potential for allowing up to 325 apartments, 269 townhomes or a combination of these in the
Gladstone neighborhood. Single dwellings would not be allowed in any of these commercially-
zoned areas under the current regulations.
Examples of Mixed-Use Projects
In evaluating the potential for Gladstone, the city staff has looked at several examples of mixed-
use developments in the metro area. Some of the noteworthy ones are: Excelsior and Grand in
St. Louis Park, Heart of the City in Burnsville and 50th and France in Edina. Granted, these areas
are considerably more urban in character than Gladstone. They have, however, characteristics
that we can use and encourage here. These characteristics are:
Abundant pedestrian ways
• Attractive building design that reflects the area's heritage
• Attractive landscaping and streetscapes
• Needed neighborhood-scale retail and service businesses
• Housing opportunities for persons in all stages of their lives
• Public spaces to meet, relax and enjoy the outdoors
Staff will present examples of mixed-use developments at the advisory committee meetings.
Why Do Redevelopment?
The city's goal in doing this study is to accomplish the following for Gladstone:
• Reinvest/ Revitalize
• Create housing opportunity
• Preserve/enhance existing businesses
• Create opportunity for neighborhood retail and services
• Enhance open space
• Continue investment in streetscape & beautification
• Create transportation options; including pedestrian trails and connections to existing
amenities
Review of the Gladstone Planning Process to Date
Last January, the city planning staff, along with our planning/design consultant, Rich McLaughlin
of Architecture and Town Planning, began this strategic-planning study. In March, the city staff
hosted two open houses at the Gladstone Fire Station to introduce this issue to the area residents
and business owners. Since then, we surveyed the community, took part in five planning
sessions with the Gladstone Neighborhood Coalition and talked to many area property owners
about their wishes and concems. The five planning sessions with the Coalition are summarized
as follows:
Meeting #1 April 22, 2004
This meeting was largely introductory for the Coalition members and city staff to begin working
together. We held this meeting at the Gladstone Fire Station. During this meeting the Coalition
recapped what they did not like about Rich McLaughlin's two development concepts presented at
the March open house workshops. The Coalition wanted the existing businesses to remain and
wanted only single dwellings-not multi-family-if any housing was to be added. The Coalition also
presented their first draft of their neighborhood redevelopment plan, "Concept C."
Meeting #2 May 6, 2004
This meeting was held at the Maplewood Community Center. Our objective was to set a
schedule for continuing this study, to review the Coalition's redevelopment plan and to review the
market feasibility of potential redevelopment.
Meeting #3 May 20, 2004
This meeting was held at the Gladstone Fire Station. The Coalition presented their revised plan
called "Plan C2." The big change was the inclusion of multi-family in the form of town homes.
The Coalition again stressed "no rental." They did include areas that could be mixed-use with
retail below residential units.
Meeting #4 June 24, 2004
This meeting was held at the Gladstone Fire Station. The issues covered or presented were the
potential redevelopment under the existing zoning; presentation of a developer's analysis of the
Coalition's Plan C2; discussion of redevelopment areas; "finding common ground" between the
Coalition's plan and city goals; and, discussion of city staff's continued schedule.
Meeting #5 July 20, 2004
This meeting was held at city hall with city staff and the executive committee of the Gladstone
Neighborhood Coalition. Tony Kuechle, of United Properties, presented his concept for the
redevelopment of Gladstone. Mr. Kuechle prepared a concept plan on behalf of the Gladstone
Neighborhood Coalition. This plan was later rejected by the Coalition.
City staff also has surveyed the community and talked to many area property owners about their
wishes and concerns. We have been tabulating responses as we receive them. To date, we
have received 74 replies to our surveys and received many emails and telephone calls on the
subject. Staff has conducted two surveys, asked for written comments at three open houses in
March and September and have just placed an on-line survey/questionnaire on the city's web
page. We are doing all we can to get word of this study out to the community.
After the five sessions with the Coalition, Mr. McLaughlin applied the information gained from
these meetings to formulate his proposal for Gladstone. Subsequently, the city staff then hosted
two meetings. On August 26, 2004 we conducted a planning session with the city council and the
city's advisory committees. The public was also present to attend and we heard presentations
from Ms. Jan Steiner of the Gladstone Neighborhood Coalition and Mr. Del Benjamin, owner of
the Maplewood Bowl. Following this meeting, on September 23, 2004, we held an open house
with the Gladstone community and presented Mr. McLaughlin's proposal.
/Vote: City staff mailed a notice to al! of the Gladstone property owners and other interesfed
parties to inform them of fhe upcoming discussion with the advisory committees. Refer to page
77.
DISCUSSION
Review of the Redevelopment Process
As an integral part of this review process, city staff wants to engage the city's advisory boards
and get their input and advice. Staff feels it is important to review and discuss the existing
conditions of the neighborhood and to consider the ramifications the existing zoning would have
on future development/redevelopment in Gladstone. It is equally important to look at examples of
mixed-use developments to see what is appropriate for this neighborhood and to determine and
envision the "look" or "character" of Gladstone for future years.
The redevelopment process is new to Maplewood. Staff has met with the city advisory boards
the past two weeks and has received valuable feedback on the process. Members of the
Gladstone Coalition were also present at the meetings. There was some consensus and
understanding that the process may be moving too fast and that additional outside faciltitation
could be helpful in this process. Staff will review this with the city council at the workshop on
October 25~h. In addition, staff will propose options for how to proceed with this very complex and
important planning process.
Gladstone/GladstoneRedevelopmentU pdateOctober25CC
Attachments:
1. Gladstone DensitylDevelopment Potential
2. Letter to Area Property Owners About the
Review Process
3. Proposed Gladstone Strategic Planning
Timeline
Attachment 1
GLADSTONE DENSITY~DEVELOPMENT POTENTIAL
June 24, 2004
INTRODUCTION
This data shows what the development potential is for Gladstone based on the current land use
Gassifications in the city's comprehensive plan. It considers what type of commercial uses and
what type of residential uses would be permitted or considered.
In order to calculate the development potential for the study area, staff identified areas currently
planned for commercial and industrial purposes. The density formulas from the comprehensive
plan on page 5 were applied to the land areas to determine the maximum number of units that
could be built on the sites shown on the map on page 4.
Currently Allowed Land Uses
Permitted Non-Residential Uses
• HoteUmotel
• Retail stores, offices, studios, banks
• Day care centers
• Restaurants
• Publishing, photocopying or printing shops
• Indoor theaters
• Parking lots
"Conditional" Non-Residential Uses
(uses that are allowed, subject to the approval of a conditional use permit by the city council)
• Apartments and townhomes
• Beverage distribution faalities
• Outdoor recreational facilities
• F~cterior storage
• Automobile maintenance garages
• Pawnbrokers
• Trucking yards
Apartments and Townhomes
The Gladstone Neighborhood Coalition has expressed substantial opposition to there being any
new multi-family development built in their neighborhood.
As stated above, apartments and townhomes are allowed by conditional use permit throughout
the Gladstone neighborhood on the properties zoned for commercial or industrial. Refer to the
ordinance on page 6.
5
Density Provisions
The city's townhome density guidelines allow 6 units per acre of medium density and 10.4 unifs
per acre at hi4h density. The apartment density guidelines vary depending on the number of
units in the apartment building. Refer to the table on page 5. On the average, the density
guidelines for apartments allow 7.26 units geracre of medium density and 12.5 units veracre of
hi4h density.
Multi-Family Development Potential
Using the density provisions, the following calculations show the number of apartment and
townhome units at both high and medium density that could potentially be built along Frost
Avenue in Gladstone (compare these figures to the site locations on page 4):
# of Apartments # of Townhomes
Site # Acreage High Medium High Medium
1 1.17 15 8 12 7
2 2.31 29 17 24 14
3 5.00 63 36 52 30
4 6.41 80 47 67 38
5 3.3 41 24 34 20
6 3.3 41 24 34 20
7 .74 9 5 8 4
8 1.49 19 11 15 9
9 1.22 15 9 13 7
10 1.00 13 7 10 6
Total 325 188 269 155
SUMMARY
In summary, the current zoning, land use provisions and density tables that are in place have the
potential for allowing up to 325 apartments, 269 townhomes or a combination of these in the
Gladstone neighborhood. Single dwellings would not be allowed in any of these areas under the
current regulations.
p:Gladstone/GladstoneDensityPotentialCr04
Attachment:
1. Gladstone Study Area Map
2. S(te Location Map
3. Density Ta61e
4. City Ordinance
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WE Strate is I~lannin Stud Area
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TABLE 5
ESTIMATED PERSONS PER DWELLING UNIT AND PLANNED
MAXIMUM DENSITY OF DWELLING UNITS
People/Gross Acre faorJroximate) 11 9 13 3 2 a
Type of Dwelling People/Unit' Planned Maximum Density
(Units per gross acre)
Single Dwelling' 2.9 4.1 4.6
Double Dwellings= 2.2 5.4 6.0 10.4
~rOiL11l~`/+~ ~ Townhomes 2.2 ~ 5.4 6.0 10.4
anu acture omes 2.0 6.0 6.7 11.4
Apartments
(3~4 units/bldg.) 2.4 5.0 5.5 9.5
Apartments
(5-9 units/bldg.)
Apartments 2.2 5.4 6.0 10.4
A
S• (10-19 units/bldg.) 1.9 6.3 7.0 12.0
Apartments
(2019 units/bldg.) 1.6 7.4 8.3 14.3
Apartments
(50+ units/bldg.) 1.4 8.5 9.5 16.3
(1-bedroom senior) 1.1 (Based on bedroom mix.)
Apartments
(2-bedroom senior) 2.0 (Based on bedroom mix)
Apartments
(3-bedroom senior) 2.5 (Based on bedroom mix.)
Notes:
(t) From the 1990 census.
(2) The Ciiy shall determine the maximum allowed density by the minimumaot areas in
the zoning code. The City shaA determine the maximum number of units from Table
5 if minimum-area bts for each unit are not platted. The Clty may allow reduced
minimum-lot areas in planned unit developments (PUDs) where the overall PUD
project does not exceed the maximum allowed density.
(3) The Cily intends to review the density figures in Table 5 after each federal census.
9
ZONING § 44-512
(ll) CNG (compressed natural gas) or LPG (liquid petroleum gas) dispensing facilities.
Tanks shell not exceed a water capacity of 1,500 gallons for those dispensing facilities
whose primary purpose is to produce power and light for nonvehicie uses, such as at
3M, NSP'a facility on CenturyAvenue, ar far temporary use on construction sites. Refer
to the licensing requirements in chapter 14, article X.
(12) CNG (compressed natural gas) or LPG (liquid petroleum gas) retail dispensing
facilities-Limited capacity, Tanks shall not exceed a water capacity of 1,000 gallons
for dispensing facilities as an accessory use to a motor fuel station ar convenience
store, the primary purpose of which is the filling of LPG tanks for recreational vehicles,
portable heaters and gee grille. These limited-capacity dispensing facilities shall be at
least 350 feet from any property the city is planning for residential use.
(I3) Repair chap, except motor fuel stations or maintenance garages. All business, storage
ar display, except signs and parking, shall be is a closed building,
(14) Organized athletic activities, such as dance, physical fitness or karate, that are
conducted indoors.
(15) Itinerant carnivals, subject to the licensing requirements in chapter 8, article IV.
(16) Any use that would be similaz to any of the uses in subsections (1) through (15) of this
section, if it is not noffious or hazardous.
(17) Adult use accessory, subject to the requirements in chapter 14, article III.
(Code 1982, § 36-161(a); Ord. No. 825, § 1, 4-8-2002; Ord. No. 835, § 2, 11-13-2002)
Sec. 44-b12. Conditional uses.
~/' In a BC business commercial district, the following uses must have a conditional use permit:
/~ (1) All permitted uses in the R-3 district.
(2) Processing and distributing station far beverages.
(3) Place of amusement, recreation or assembly, other than an indoor theater, indoor
athletic activity or itinerant carnival.
(4) The exterior storage, diapIaq, sale or distribution of goods or materials, but not
including a junkyard, salvage automobile, ar other wrecking yard. The city may
require screening of such uses pursuant to the screening requirements of subsection
(6)a of this section.
(5) Far motor vehicles, the following activities, if not within 350 feet of any property that
the city is planning for residential use:
a. The sale or leasing of used motor vehicles.
b. The storage ar rental of motor vehichea.
CD44:67
10
Together We Can
October 1, 2004
CHANGE IN THE REVIEW PROCESS REGARDING THE
GLADSTONE NEIGHBORHOOD STRATEGIC PLANNING STUDY
Dear Maplewood/Gladstone Property Owners and Interested Parties:
Attachment 2
The Maplewood Planning Staff had informed you at recent public meetings of our
timetable for future reviews for the Gladstone Neighborhood Strategic Planning Study.
We were planning to present our planning consultants concept and other concept plans
to the advisory boards at two upcoming meetings. The first review was to take place on
October 12 at the community design review board meeting and the second on October
18 at the planning commission meeting.
We need to postpone our review process at this time for iwo reasons: First, Rich
McLaughlin, the city's planning consultant, has indicated that due to a medical
emergency, he will be out for one month. Second, city staff would like to take a
breather, or a step back to evaluate the process to date and receive feedback
from our advisory boards.
We need to get input and direction as to how we can do a better job of collecting and
synthesizing comments on the vision. Simply put, we need to hear if there are ways we
can improve the input process. Staff also wants to check in with the city policy makers
to ensure the planning process is worth pursuing and to determine if this is still a high
priority city project. (There will not be any plans presented or considered at these two
upcoming meetings.)
We anticipate that the concept plan review meetings will take place in November. We
still welcome and encourage your input in the interim. Please use the survey forms
handed out at the last meeting or check the city web site at www.ci.maDlewood.mn.us.
for our on-line survey farm. Our office will inform you of future public meetings that
involve the presentation of plans, whether they are city's consultant, the Gladstone
Neighborhood Coalition or others.
Thank you,
TOM EKSTRAND -SENIOR PLANNER
ptcom-devlGladstonelCDRB Meeting Neighborhood Notification 10.140
~~
OFFICE OF COMMUNITY DEVELOPMENT 68]-770-4560 FAX: 65]-748-3096
CITY OF MAPLEWOOO iRRl1 RACT r.,•~.~-rv o.,w•+ o ~w. s. ~......... ...~ ~~.....
Attachment 3
Proposed Gladstone Neighborhood Strategic Planning Timeline
Tue., Oct. 12, 6 p.m.: Gladstone Neighborhood Strategic Planning
U date: Community Design Review Board/Open
Space/fiistorical Commission (Maplewood City
Council Chambers)
Mon., Oct. 18, 7 p.m.: Gladstone Neighborhood Strategic Plannine
II.gdate: Planning Commission/Housing
Redevelopment Authority/Parks Commission
(Maplewood City Council Chambers)
Tue., Nov. 9, 6 p.m.: Gladstone Conce t Plan Recommendation:
Community Design Review Board/Open
Space/Historical Commission (Maplewood City
Council Chambers)
Mon., Nov. 15, 7 p.m.: Gladstone Concept Plan Recommendation:
Planning Commission/Housing Redevelopment
Authority/Parks Commission (Maplewood City
Council Chambers)
Mon., Dec. 13, 7 p.m.: Gladstone Final Concent Plan Ap royal: City
Council (Maplewood City Council Chambers)
Jan. 2005 -March 2005: Zonine and Land Use Designation Chan es as
Needed Based on the Adopted Gladstone Concert
Plan: Public Hearings held at the Maplewood City
Council Chambers
March 8, 2005: Development Moratorium Expires -Land Owners
within the Gladstone Strategic Planning Study Area
Free to Develop According to Adopted Gladstone
Concept Plan
12