The Cherrywood Neighborhood Association (CNA) Steering Committee met on January 10, 2024 and considered the rezoning request (C14-2023-0110) to lift the 40’ height restriction and voted to request a postponement in the Planning Commission hearing of this request until at least February 27. We understand the applicant, via their representatives with Drenner Group, have agreed to this postponement. A copy of the formal request can be found here.

There are three primary drivers of our position: timeliness, affordability, and design. All are discussed below. We will use the postponement period for a voluntary planning collaboration between the neighborhood, additional stakeholders and the applicants to draft principles and goals to guide future redevelopment, including creative approaches to the enforceability of these principles and goals.

We appreciate the applicants and Drenner Group attended a recorded meeting in September 2023 to answer questions. The Drenner Group representatives have been communicative and responsive throughout the process.

Collaborative Process for E. 38 1/2 Rezoning

Goal: A quick-turn, collaborative process to outline planning and design principles and goals by Feb. 23, 2024 for the future redevelopment of parcels along E. 38 ½ St. grouped in rezoning application C14-2023-0110.

Stakeholders include the Narrow Road Group (owner/developer of the Alma Apartments parcel, hereafter “NRG”), the Drenner Group agents for NRG and other applicants/owners, the Cherrywood Neighborhood Association (CNA), residents along E. 38 ½ St., residents of the Alma Apartments, representatives of Maplewood Elementary.

The result of this process is intended to be a written document that creates a cornerstone of predictability for all stakeholders and can be referenced as the rezoning case proceeds and future development is planned.

The CNA understands the future redevelopment of these parcels, and others in the area, will be an ongoing process that may trigger future opportunities for public engagement (as when site plans are filed or certain additional entitlements pursued) and that this current process guarantees only to mark the beginning of an aspirational conversation.

The CNA firmly believes that proactive, authentic, collaborative small-area planning processes such as we hope NRG will stay committed to, ultimately yield more efficacious projects for developers, more community benefits for residents, and more political success stories for City leaders.

Meeting Schedule

Thr, 2/2, 5:00p - finalize cover article for Feb. Flea, sharing progress to-date and future mtgs

Wed, 2/7 @ 6:30p - CNA SC Mtg at Cherrywood Center or Cherrywood Coffeehouse

Mon, 2/12 @ 6:00p - community planning mtg at Cherrywood Coffeehouse

Sun, 2/18 @  3:00p - community planning mtg at Cherrywood Coffeehouse

Wed, 2/21 @ 6:30p - CNA General Mtg at Cherrywood Center or Cherrywood Coffeehouse

Timeliness:

While this process was triggered by rezoning request C14-2023-0110 for four parcels on E/ 38 ½ St., the CNA has the responsibility of long-range vision for our corner of the city. We believe the parcel adjacent to the Alma Apartments to the west, owned by the Royal Terrace Partnership (RTP) and occupied by the Fiesta complex (over 12 acres and with over 500’ of rail line frontage), may also pursue redevelopment within the next 5-10 years as major transportation projects in the area unfold. The future redevelopment of the four parcels in this case, especially the Alma Apartments, will influence the potential of this much larger adjacent parcel. Our great preference, aside from the case at hand, is that this entire area of our neighborhood be thoughtfully and ambitiously planned together.

Draft Goal: Affordability

What has been discussed to date:

  • Concern with losing Alma Apartments 74 existing units of unsubsidized, market-affordable units.

  • Right-to-return for displaced Alma Apartment residents such as via restrictive covenants.

  • Number/percent and depth of affordability in any new development.

Principal Concepts:

  • The location of the 4 parcels is in the urban core where affordable housing is most needed.

  • Numerous transit linkages possible, which is supportive of affordable units.

  • The loss of existing units should influence greater number of units in new development.

Draft Goal: Mobility

What has been discussed to date:

  • Ensuring new development street-scape and internal circulation is ped/bike friendly.

  • Connect to existing and planned trail and bike networks (e.g., Red Line Parkway).

  • Align new access points to existing street grid.

  • Plan for expanded transit on E. 38 ½ St.

  • Plan for ped/bike safety on E. 38 ½ St.

Principal Concepts:

  • The new development should help fund and invest in known trail and bike network connections such as Red Line Parkway.

  • It should “improve the quality of commercial corridors to make them safe, accessible, and attractive to all forms of transportation. Commercial streets and transit facilities should emphasize pedestrian and bicycle safety and serve pedestrian and bicycle convenience.”

Aspirational Goals:

  • Collaborate with RTP on future rail line station, which will enhance all other development and community benefit goals.

  • Collaborate with RTP for future internal circulation connection points.

Draft Goal: Land Use

What has been discussed to date:

  • New development likely to be much denser and taller than existing buildings.

  • Preservation-in-place or right-to-return for any existing businesses.

    • Notably Cherrywood Coffeehouse, Monarch Mart, G&C Cleaners

  • Preference for locally owned retail, food and service businesses in new development.

Principle Cncepts:

  • Housing with mix of unit types and sizes and price points

  • “The streetscape along East 38th ½ Street should be pedestrian-friendly and promote a safe environment for pedestrians. This includes awnings on the fronts of buildings street trees, benches, convenient trash bins, etc. Encourage new commercial or mixed-use development along the East 38th ½ Street Corridor to locate parking to the side or at the rear of the structure.”

Aspirational Goals:

  • Collaborate with RTP on PUD approach for larger grouping of parcels to optimize value and ROI for each property owners and optimize community benefits.

  • Collaborate with RTP on financing approach that supports the implementation of the North Central Deck cap concept for I-35.

Draft Goal: Design / Compatibility

What has been discussed to date:

  • Lower height (e.g., 40’) on easternmost parcels with progressively higher height moving west toward I-35.

  • Understanding the proportionality and construction cost relationship between height and affordability.

  • Attention to compatibility in design for new streetscape with the single-family fabric to the south across E. 38 ½ St.

  • Attention to compatibility in design for Maplewood Elementary to the northeast.

Principle Concepts:

  • Development should maintain and enhance the quality of life in adjacent neighborhoods, providing complementary linkages, land uses and transportation patterns.

Aspirational Goals:

  • Collaborate with RTP on overall design and area layout, including internal circulation and street level uses.

  • -Collaborate with RTP on height (including over 90’) closer to I-35.

Draft Goal: Environmental

What has been discussed to date:

  • Stormwater management not increasing impact downstream.

  • Preserve in place any significant trees on the parcels.

Principle Concepts:

  • Development should be planned in a way that promotes energy and water efficiency, resource protection, reduced auto dependency, watershed protection and green space creation.

Aspirational Goals:

  • Collaborate with RTP on overall design and area layout of any new green space.

Resources

Last Updated: January 29, 2024