WORKSHOP ITEM - Lori Johnson, City Planner
Title
NORTH MEADOWS LAND USE DISCUSSION REGARDING APARTMENTS
Background
The project known as North Meadows will be reviewed by the city council on March 16, 2020. This project includes 258 lots on 174 acres on the northwest corner of Lexington Avenue and 109th Avenue. Austin Street will be extended north through this project into the Sanctuary Preserve development.
The North Meadows project has three proposed outlots on the northeast corner of Austin Street and 109th Avenue. These outlots have a PI/PC (Planned Industrial/Planned Commercial) land use, which means that commercial and light industrial development would be allowed on these outlots. The lots would be rezoned to DF (Development Flex) with the approval of the North Meadows project, so conditional use permits would be required for all future lot development on these parcels.
JPL Development, LLC, is a St. Louis based rental housing developer that would like to propose a high-density apartment project on one of the commercial lots in North Meadows. Their proposal includes the development of 150 market rate apartment units and 6 carriage homes on 5.4 acres, for an overall density of 29 units per acre. They also have similar projects underway in Lakeville and Shoreview, as well as other parts of the country.
In order to accommodate this use, the city council would need to approve a land use amendment for these parcels to HDR (High Density Residential), and that amendment would subsequently need to be approved by the Metropolitan Council. This land use is different than what was envisioned during the 2040 Comp Plan approval process so the applicant is trying to determine whether or not the land use change might be supported by the city. The applicant has made the case for approving the land use change in the attached narrative. Also attached are a site plan, building elevations and photos of other projects.
The developer would likely submit formal applications this spring/summer and would potentially start construction this fall if the project is approved. As always, when a preliminary discussion occurs regarding development, the city council is not bound by the direction given at the workshop and any project is subject to the public process and formal decision by the city council.
Recommendation
Discuss the proposed comprehensive plan amendment proposal from JPL Development, LLC, and provide direction on whether there is favorable support for such amendment.