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HomeMy WebLinkAbout2025/12/03 - ADMIN - Minutes - Planning Commission - Study Session Official Minutes Planning commission December 3, 2025 6:00 p.m. Planning commission Study Session Members present: Jim Beneke, Mia Divecha, Sylvie Hyman, Sarah Strain, Tom Weber (arrived 6:05), John Flanagan Members absent: Matt Eckholm, Tess Machalek Staff in attendance: Gary Morrison, Laura Chamberlain 1. Zoning code update – phase 2 Mr. Morrison presented the staff report. Mr. Morrison summarized the Nov. 10, 2025, city council study session meeting and their reaction to the draft of the zoning code. Mr. Morrison also noted updates on the following for discussion:  Mixed-use form-based standards. The existing MX-1 and MX-2 districts have some elements of form-based standards. This table illustrates how these standards are proposed to be carried forward into the MU districts.  Lot size and density standards table. This table illustrates how the existing lot size and density standards will be carried forward into the proposed districts. There are minimal changes to the lot width and area. This table establishes the threshold for density bonuses, triggering a CUP for the MU-2, MU-3, and B-1 districts.  Site & building dimension standards table. Minimal changes to existing standards. Maintain additional distance requirements when adjacent to N districts.  Building height limits table. This table establishes how many stories can be built without height bonuses, which require a CUP. It also establishes a minimum of two stories in the MU-2 and the MU-3 districts.  Land use tables (principal and accessory uses). These tables carry existing uses forward to the new districts. It also establishes the manner of review, administrative or conditional use permit (planning commission/city council review). There have been some updates. When reviewing this table, consider which uses you do or do not want in each district, and how they are reviewed/approved. Ms. Chamberlain stated the city council appreciates the planning commission’s input on uses, so staff is working on facilitating this where appropriate. Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Official minutes Planning commission Dec. 3, 2025 Commissioner Hyman asked if conditions are in the ordinance or if they are set by the planning commission. Mr. Morrison stated that it can be both. Standard conditions typical of the use will be in the ordinance, but the planning commission can add conditions specific to a particular application as long as it is pertinent to the application and addresses a specific concern. He added that a site plan is typically added as a condition to the CUP. Commissioner Weber stated the commission has the authority to amend and recommend additional conditions, and then the city council can decide if they want to include this in an approval. Mr. Morrison added that the conditions do need to be relevant to a project, however. Commissioner Strain asked for an explanation of primary vs. secondary street frontage. Mr. Morrison stated that this refers to two different street types – primary street relates to the volume of traffic or emphasizes pedestrian uses and storefronts. Commissioner Strain asked about non-residential uses on the ground floor and asked if this is a true use vs. a façade. Mr. Morrison stated that non-residential uses refers to uses that are not dwellings. Chair Flanagan asked about the proposed building setback. Mr. Morrison noted the building setbacks from the front and rear include the height at 3 stories, but if the height is 4-5 stories, then those additional stories are setback further. Commissioner Hyman asked about building entrance heights. Mr. Morrison stated yes, this is to minimize a terrace effect and encourage the public sidewalk to be at the same grade as the storefronts. Mr. Morrison asked the commission about industrial properties that have been in the city for many years. Commissioner Strain stated that the city can remove any lot width and area standards for industrial districts since standards are not included in any other district. Commissioner Divecha noted the point would be to not allow for subdivision of an industrial lot. Mr. Morrison stated that is correct, adding that there are minimum lot widths in residential areas to prevent flag lots where one lot is behind another. Commissioner Hyman asked if any developments were getting close to the height maximums. Mr. Morrison stated the maximums are always pushed within the code. He added that staff will propose bonuses for developers that include both inclusionary housing and that meet the green policy, not either or. Commissioner Hyman asked if a CUP could be changed for residential or commercial use to be permitted with standards and with conditions attached to it. She added that then there would be no need for a public hearing. Mr. Morrison stated, however, that some council members expressed concern about getting too far away from using the CUP process. Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Official minutes Planning commission Dec. 3, 2025 Chair Flanagan asked in what ways the conditions of the CUP deviate from the standards. Mr. Morrison stated that under today’s code, there is no density bonus option; the developer has to meet the standards. Mr. Morrison noted that the Designed Outdoor Recreational Area (DORA) is included for multi- family housing standards only. Commissioner Hyman stated that if the city required 2 stories minimum and a building in a district wants to expand, but not add a story, would the city tell them that is not allowable. Mr. Morrison stated as a non-conformity, we cannot intensify the use or make it bigger. Commissioner Hyman stated that this seems counterproductive. Commissioner Hyman stated she does not want to require a 2-story minimum. Commissioner Weber pointed out 3 stories or 30 feet maximum and asked what the meaning is of having a building height maximum of more than 75 feet, and could this allow for a 700-foot height building. Commissioner Weber noted that some of the language may need to be adjusted. Mr. Morrison stated the intent is to go up to 75 feet for a maximum, and the bonuses would be from 75-150 feet. Commissioner Hyman stated a concern is the need for corner grocery stores in neighborhoods. Mr. Morrison stated that hopefully the nodes will meet the need to bring some commercial to residential areas. The commissioners discussed drive-through restaurants. Mr. Morrison stated that drive- throughs are allowed in C2 and C1, and the change is that they are listed as principal uses in C1, and now they will be changed to accessory uses in the MU districts. Commissioner Divecha asked about in-vehicle sales and asked if the commissioners have any interest in not including drive-through in accessory use. Mr. Morrison stated that in-vehicle sales are a true drive-through and noted that prohibiting them could be an issue, as there are other uses for drive-throughs, such as at banks. Commissioner Divecha stated she understands that this convenience is used for banks and pharmacies but would prefer not to have them on Excelsior Avenue. Commissioner Strain agreed with Commissioner Divecha for the MU-1 districts. Commissioner Weber asked if cities can ban certain types of uses. Ms. Chamberlain stated there are certain uses protected by state statute or under the 1st amendment, and outside of those, the city is not obligated to allow other uses. Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Official minutes Planning commission Dec. 3, 2025 Commissioner Beneke asked if there is a limit on cannabis and liquor stores. Mr. Morrison stated there is a limit on cannabis and a limit on pawn shops, which is handled through licensing, and is unrelated to zoning. Chair Flanagan stated he is in favor of staff reevaluating the MU-1 district drive-throughs. Commissioner Hyman added that transit-oriented development is supposed to be non-car development, noting she would be interested in staff reviewing this also. Commissioner Divecha asked if one of the conditions on mixed-use could be that there is no drive-through in the MU-1 district. Ms. Chamberlain stated that staff will look closer at the conditions and bring this back to the planning commission. Commissioner Weber stated he would prefer to address residential above commercial with drive-throughs, and the problem of breathing in car fumes. Commissioner Divecha asked about shopping centers and big box stores. Mr. Morrison stated that staff is currently working on refining the shopping center definition. Currently they can be defined as buildings with at least two tenants, or in a more obvious manner that resembles Shoppes at Knollwood, Texa-Tonka mall, and Miracle Mile. Commissioner Strain added that shopping centers are a combination of square footage and number of users. Commissioner Divecha noted she would prefer smaller shopping centers. Commissioner Weber added that his vision is that retail should default to a more mixed-use going forward, and shopping centers should be allowed but not encouraged. Mr. Morrison added that a definition could indicate that the shopping center is more car oriented. Commissioner Weber asked about restaurants in a park, similar to the one at Lake Harriet in Minneapolis, and if that could be done in St. Louis Park. He added that it is not allowed now, but asked if this could be discussed. Mr. Morrison stated there was a conversation about having a coffee/sandwich shop in a park bordering a regional trail, but it was not approved due to zoning, and it also would need to be opened up to bids, so the city decided against that at the time. Commissioner Hyman noted that businesses are not oriented to the trails, and it would be great to be able to see these businesses more oriented toward the trail. Commissioner Beneke asked about having more restaurants on Excelsior Blvd. and about outdoor patios and enclosures. Mr. Morrison stated that patios are allowed, and they can be enclosed for up to six months per calendar year. Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Official minutes Planning commission Dec. 3, 2025 Commissioner Divecha asked why microbreweries are not allowed in B1, but taprooms are. Mr. Morrison stated he has the same question. Ms. Chamberlain stated that there does need to be a taproom in some districts, and a microbrewery is in the production area, so this could be a reason. Commissioner Divecha asked about medical, optical, and dental laboratories not being allowed in MU-1. Mr. Morrison stated this pertains to manufacturing and research areas not medical offices. Commissioner Hyman noted parking ramps as a principal use, and asked if this is across the board, and if parking ramps will be allowed in all areas. Commissioner Hyman added that parking ramps should not be allowed as a primary use. Ms. Chamberlain stated that the primary use of the ramp would only be for parking, adding that standards can be built around this, and it can be reevaluated. Mr. Morrison stated that if parking requirements are reduced, the city sets itself up for metered parking and paying for parking ramps. Ms. Chamberlain added that if the Walker Lake district is used as a testing ground where no parking areas are allowed, there are more on-street and off- street parking opportunities, which would be a district parking approach. Commissioner Weber stated that, when the planning commission makes a recommendation, there could be a letter written to the city council stating that the planning commission has supports the recommendation but also encourages the council to consider steps to eliminate parking minimum requirements. Mr. Morrison stated this could also be included as a motion in the meeting minutes. Ms. Chamberlain stated that within the planning commission work plan that is approved by the city council, the comp plan will be the major item, but other items can also be added to the work plan, and then the parking topic could be revisited at that time. Commissioner Hyman asked if the planning commission recommendations could include options as to how to handle parking minimums for them to decide. Mr. Morrison stated in general, the city council would not want options; they would want a specific recommendation from the planning commission. Mr. Morrison stated that staff will conduct open houses for the public and prepare a draft of phase 2 of the zoning code for review by the planning commission in February. Mr. Morrison stated that commissioner Hyman submitted a letter to the commission to review tonight (attached), and she would like to discuss parking minimum requirements. Commissioner Hyman summarized her desire to discuss removing parking minimums and asked for comments from the commission. Commissioner Divecha stated that parking has not been discussed long enough by the planning commission, and she would prefer an additional study session to discuss parking further. Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Official minutes Planning commission Dec. 3, 2025 Commissioner Hyman added that data and information on how we arrived at the current parking requirements would be helpful as a starting point for discussion. Ms. Chamberlain stated that the work plan will need to be voted on at one of the January planning commission meetings. She added that a study session can also be added to the January meeting. Chair Flanagan added that residential parking should also be discussed. Commissioner Divecha stated that residential parking was discussed previously by the planning commission during phase 1. Mr. Morrison stated that parking has not been static for a long time; there have been adjustments over time as needs have changed. Ms. Chamberlain stated that a full scope of parking can be further discussed at a study session in January. Future scheduled meeting/event dates:  January 7, 2026 – planning commission meeting  January 21, 2026 – planning commission meeting  February 4, 2026 – planning commission meeting  February 25, 2026 – planning commission meeting 2. Adjournment – 8:19 p.m. ______________________________________ ______________________________________ Sean Walther, liaison John Flanagan, chair member Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Attachment Unofficial minutes Planning Commission Dec.3,2025 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99 Docusign Envelope ID: 51CF7162-F215-4E08-9007-A2B79A4BEE99