HomeMy WebLinkAbout2026/01/21 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting
January 21, 2026
6:00 p.m.
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Planning commission meeting and study session
The St. Louis Park Planning Commission is meeting in person at St. Louis Park City Hall, 5005
Minnetonka Blvd. Members of the public can attend the planning commission meeting in
person or watch the regular meeting by webstream at www.parktv.org and on local cable
(Comcast SD channel 14 and HD channel 798). Visit bit.ly/slppcagendas to view the agenda and
reports.
You can provide comment on agenda items in person at the meeting or by emailing your
comments to info@stlouispark.org by noon the day of the meeting. Comments must be related
to an item on the meeting agenda.
Agenda
PLANNING COMMISSION MEETING
1. Call to order – roll call
2. Approval of minutes – January 7, 2026
3. Hearing
3.a. Application name: Park Community Church conditional use permit
Location: 6805 Minnetonka Blvd.
Applicant: Park Community Church
Case No: 25-08-CUP
3.b. Application name: Parkway on 5 preliminary and final plat, and variance
Location: 5430 Minnetonka Blvd.
Applicant: Sela Investments, Ltd., LLP
Case No: 25-10-S, 25-11-VAR
4. Other Business
5. Communications
6. Adjournment
PLANNING COMMISSION STUDY SESSION
1. Zoning code update, phase 2 – parking standards
Future scheduled meeting/event dates:
February 4, 2026 – planning commission regular meeting
February 25, 2026 – planning commission regular meeting*
March 4, 2026 – planning commission regular meeting
March 25, 2026 – planning commission regular meeting**
*meeting held on Feb. 25, 2026 since Ash Wednesday is Feb. 18, 2026.
** meeting held on March 25, 2026 since Eid-a-Fitr potentially begins March 18, 2026
1
2
Unofficial Minutes
Planning commission
St. Louis Park, Minnesota
January 7, 2026
1. Call to order – 6:00 p.m.
Roll Call
Members present: Jim Beneke, Mia Divecha (arrived at 6:01 p.m.), Matt Eckholm,
John Flanagan, Sylvie Hyman, Tess Machalek, Sarah Strain
Members absent: Tom Weber
Guests: Joanna Griffith, Pope Design Group
Nate Enger, Kraus-Anderson
Pastor Andrew Peterson, Park Community Church
Edgar Durand, North Central State Regional Council of Carpenters
Staff present: Katelyn Champoux, Sean Walther
2. Approval of Minutes – Oct. 8, 2025; Oct. 15, 2025; Nov. 5, 2025 and Dec. 3, 2025.
It was moved by Commissioner Beneke, seconded by Commissioner Hyman to approve the Oct.
8, 2025, Oct. 15, 2025, Nov. 5, 2025 and Dec. 3, 2025 minutes. The motion passed 6-0.
3. Hearing
3a. Title: Park Community Church conditional use permit
Location: 6805 Minnetonka Blvd.
Applicant: Park Community Church
Case No: 25-08-CUP
Ms. Champoux presented the conditional use permit application for Park Community Church,
located at 6805 Minnetonka Boulevard. She explained that staff recommended opening the
public hearing but tabling the item until the Jan. 21, 2026 meeting because of an error in the
public hearing notice that was mailed to property owners, which listed the incorrect date. A
new notice with the correct date was mailed on Jan. 6.
Ms. Champoux provided details about the project, explaining that the church proposed to
renovate the interior of the sanctuary and community spaces, expand the sanctuary by
approximately 500 square feet on the south side of the building (on top of an existing
mechanical roof), and remove existing pavement on the north and west sides of the building to
replace it with green space. The purpose was to provide more space for the existing
congregation and improve accessibility, comfort, and functionality without altering the
building's character.
She noted that the zoning code requires a conditional use permit for religious institutions in the
N-2 zoning district. Although the church's establishment predated this requirement, the
proposed site work required the church to come into compliance with city code.
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Unofficial minutes January 7, 2026
Planning commission
Ms. Champoux discussed how the project would remove a significant portion of impervious
surface, replacing it with green space and removing two access points onto Minnetonka
Boulevard. The planned landscaping would bring the site into compliance with city code, adding
30 trees and 172 shrubs while preserving all existing trees. This would reduce impervious
surface coverage from about 75% to 59%.
Regarding parking, Ms. Champoux explained that the project would increase sanctuary capacity
from approximately 215 to 344 seats, resulting in a parking requirement of 98 spaces (after
applying a 15% transit reduction). The church proposed providing 60 off-street parking spaces
with 12 potential additional spaces through "proof of parking," plus 13 street parking spaces
adjacent to the property. The church requested a reduction of 13 parking spaces to its
requirement, which would change the requirement from 98 to 85 spaces.
Ms. Champoux noted that the project would also bring the site into compliance with the city's
electric vehicle charging infrastructure ordinance and bike parking ordinance, providing 4
parking spaces with EV chargers, 28 spaces with conduit for future chargers, and 12 bike
parking spaces (double the requirement).
She reported that the project team held a neighborhood meeting on Dec. 3, 2025 with one
resident attending who shared general concerns about street parking but did not oppose the
project.
Commissioner Divecha asked for clarification about the driveway access changes. Ms.
Champoux explained that the property currently has five access points and the project would
remove two access points on Minnetonka Boulevard and one on Hampshire Avenue South.
Commissioner Hyman inquired about the existing shared parking agreement between the
church and the community center. Ms. Champoux explained that the informal agreement did
not meet city requirements because shared parking agreements need to be permanent and
recorded against the property.
Commissioner Hyman also asked about bicycle parking plans. Ms. Griffith from Pope Design
Group responded that while the specific bike rack design had not been selected, they planned
to install functional racks that would exceed the minimum requirement by providing 12 spots
instead of the required six.
Commissioner Beneke asked if removing parking spots was necessary for the new sanctuary.
Mr. Enger from Kraus-Anderson explained that reducing impervious surface helped avoid the
need for expensive underground stormwater storage, as there is no stormwater infrastructure
currently in that section of Minnetonka Boulevard, which is slated for improvements next fiscal
year. He added that the church also desired more green space.
Mr. Peterson, Pastor at Park Community Church and St. Louis Park resident, expressed
excitement about bringing the historic building up to current code and improving its function
for the city and community. He noted that the church, established in 1945, had nearly closed
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Unofficial minutes January 7, 2026
Planning commission
about a decade ago but had been revitalized with a growing congregation that includes many
St. Louis Park residents who walk and bike from surrounding neighborhoods.
Mr. Durand, a business agent with the North Central State Regional Council of Carpenters,
expressed thanks to the Kraus-Anderson team for providing work opportunities for union
members.
It was moved by Commissioner Strain, seconded by Commissioner Eckholm, to table the Park
Community Church CUP and continue the public hearing at the Jan. 21, 2026 meeting.
The motion passed 6-0.
4. Other Business
4a. 2026 Work Plan
Mr. Walther presented the 2026 work plan that the commission had crafted last year and
presented to the city council in November 2025. He explained that the council had asked all
boards and commissions to formally approve their recommended plans and council would also
review and approve the plans.
Mr. Walther outlined the key components of the work plan:
Reviewing planning applications and holding public hearings
Continuing work on phase 2 of the zoning code update, focusing on business district
standards, the zoning map for commercial districts, and performance standards
Implementing approved plans for light rail stations and West Excelsior Boulevard
Beginning the 2050 comprehensive plan process, which would be a 2-3 year effort
Broadening participation in planning processes, including the recently implemented
stipend for commissioners to reduce barriers to service
Mr. Walther explained that if commissioners wanted to propose additions to the work plan
during the year, they would need to submit a form to staff, which would then be brought to the
commission for discussion and potentially forwarded to the city council for approval.
Commissioner Divecha expressed interest in adding a study on parking to the work plan,
following up on a discussion from the previous meeting. Mr. Walther agreed to send the form
to commissioners.
It was moved by Commissioner Divecha, seconded by Commissioner Eckholm to approve the
2026 work plan as proposed by staff. The motion passed 6-0.
5. Communications
Future scheduled meeting/event dates:
January 21, 2026 – planning commission regular meeting
February 4, 2026 – planning commission regular meeting
February 25, 2026 – planning commission regular meeting*
March 4, 2026 – planning commission regular meeting
*meeting held on Feb. 12, 2026 since Ash Wednesday is Feb. 18, 2026. 5
Unofficial minutes January 7, 2026
Planning commission
6. Adjournment – 6:30 p.m.
______________________________________ ______________________________________
Sean Walther, liaison John Flanagan, chair member
These minutes were created with the assistance of a generative AI transcript service, then
edited by a staff person.
6
Planning commission: Regular meeting
Meeting date: January 21, 2026
Agenda item: 3.a.
3.a. Park Community Church conditional use permit
Executive summary
Location: 6805 Minnetonka Blvd.
Case number: 25-08-CUP
Applicant: Park Community Church
Owner: Park Community Church
Review deadline: 60 days: February 9, 2026 120 days: April 10, 2026
Recommended
motion:
Chair to open public hearing, take testimony, and close public hearing.
Motion to recommend approval of a conditional use permit for 6805
Minnetonka Blvd. to allow a religious institution and a reduction of 13
parking spaces.
Summary of requests:
Park Community Church applied for a conditional use permit to renovate the interior of the
sanctuary and community spaces at Park Community Church, expand the sanctuary by
approximately 500 square feet on the south side of the building, and remove existing pavement
on the north and west sides of the building and replace those areas with green space. The
purpose of the project is to provide more space for the existing congregation in the sanctuary
and improve accessibility, comfort and functionality without altering the building’s character.
The zoning code requires a conditional use permit for religious institutions in the N-2 zoning
district. Although the church’s establishment predates this code requirement, the proposed site
work requires the church to come into compliance with city code.
The zoning code allows city council to revise parking requirements as part of a conditional use
permit application. The applicant requests the city council revise the parking requirement
downward by 13 parking spaces given excess street parking available adjacent to Lenox
Community Center that can be used to accommodate additional parking needs. Lenox
Community Center provides 115 off-street parking spaces, which is nearly double the number
of parking spaces required for the use. Staff do not anticipate adverse impacts on the adjacent
property owners resulting from the parking reduction or the use of street parking along the
east side of Hampshire Avenue South.
Supporting documents: Site survey, site plan, landscape plan, building elevations, unofficial
minutes for Jan. 7, 2026, planning commission meeting
Prepared by: Katelyn Champoux, associate planner
Reviewed by: Laura Chamberlain, senior planner
7
Regular meeting of January 21, 2026 (Item No. 3.a.)
Title: Park Community Church conditional use permit - 6805 Minnetonka Blvd.
Discussion
Site information:
Park Community Church is located at 6805 Minnetonka Blvd. in the Lenox neighborhood. The
church was established in 1946 as St. Louis Park Evangelical Free Church, but the church
building was not constructed until 1948. The property spans one city block bounded by
Minnetonka Boulevard. to the north, Idaho Avenue South to the west, and Hampshire Avenue
South to the east. The property contains the 29,000 square foot church and a 1,600 square foot
parish house in the northwest corner. The project does not propose changes to the existing
parish house.
Site area (acres) 1.5 acres
Building area (sq ft) 28,892 square feet
Use Religious institution
2040 Future Land Use CIV – Civic
Zoning N-2
Surrounding land uses North: Single-unit dwellings
East: Community center
South: Single-unit dwellings
West: Single-unit dwellings
Background:
Park Community Church proposes to renovate the interior of the building, complete a minor
expansion to the existing sanctuary, and remove excess pavement along the north and west
sides of the building to accommodate additional green space. The purpose of the project is to
provide more space for the existing congregation in the sanctuary and improve accessibility,
8
Regular meeting of January 21, 2026 (Item No. 3.a)
Title: Park Community Church conditional use permit - 6805 Minnetonka Blvd.
comfort and functionality without altering the building’s character. The zoning code requires a
conditional use permit for religious institutions in the N-2 zoning district. Although the church’s
establishment predates this code requirement, the proposed site work requires the church to
come into compliance with city code.
Present considerations:
The applicant requests the city approve a conditional use permit for 6805 Minnetonka Blvd. to
allow a religious institution use and consider a reduction of required on-site parking.
Zoning analysis:
Below is a table summarizing the zoning requirements for this project. Further details on some
of the requirements are provided after the table.
Factor Required Proposed Met?
Use Religious institution Religious institution Yes
Height 40 feet (max) 37.5 feet Yes
Building
Materials
Minimum of 60% class 1; No more than
10% class 3 materials
North: Class 1 – 90%, Class 3 – 4%
South: Class 1 – 64%, Class 3 – 1%
West: Class 1 – 92%, Class 3 – 1%
East: Class 1 – 91%, Class 3 – 1%
Yes
Off-Street Parking 98 parking spaces See parking analysis below. Yes
EV charging
infrastructure
EV chargers: 3 parking spaces
Conduit for future chargers: 29 parking
spaces
EV chargers: 4 parking spaces
Conduit for future chargers: 28 parking
spaces (plus the extra EV charging
space)
Yes
Bicycle parking 6 bicycle parking spaces 12 bicycle parking spaces Yes
Setbacks Front: 25 feet
Side: 9 feet or 20 feet when adjacent to
a property zoned N-1
Rear: 25 feet
Front: 34 feet
Side: 35 feet, 91 feet
Rear: 80 feet
Yes
Landscaping Trees: 30
Shrubs: 177
Trees: 37 trees (7 existing, 30 new)
Shrubs: 180 (8 existing, 172 new)
Yes
Impervious
surface coverage
80% (max) 57% Yes
Off-street parking.
Parking requirement. The proposed project meets the parking requirement for Park Community
Church with the proposed proof of parking and parking reduction. The zoning code requires
religious institutions to provide one parking space per three seats. For Park Community Church,
this would apply to the capacity of its sanctuary. The floor plan shows 344 seats in the
9
Regular meeting of January 21, 2026 (Item No. 3.a)
Title: Park Community Church conditional use permit - 6805 Minnetonka Blvd.
sanctuary, which would require 115 parking spaces. The church qualifies for a 15% transit
reduction given its proximity to high-frequency bus service at the intersection of Minnetonka
Boulevard and Hampshire Avenue South. This reduces the requirement to 98 parking spaces.
The proposed site plan indicates the provision of 58 parking spaces in the parking lot, two (2)
parking spaces in the parish house driveway, and 13 parking spaces on the street adjacent to
the property. The existing church parking lot has 67 parking spaces.
Proof of parking. Park Community Church proposes using the proof of parking ordinance in the
zoning code to meet a portion of the remaining parking requirement. Proof of parking
demonstrates that a property can accommodate the required parking while deferring
construction of this additional parking until the zoning administrator or property owner
determines necessary. The applicant provided a site plan showing 12 additional proof of
parking spaces for a total of 85 parking spaces for the site.
Request for reduction. The zoning code allows city council to revise parking requirements as
part of a conditional use permit application. The applicant requests the city council revise the
parking requirement downward by 13 parking spaces given excess parking available adjacent to
Lenox Community Center that can be used to accommodate additional parking needs. Lenox
Community Center provides 115 off-street parking spaces, which is nearly double the number
of parking spaces required for the use. Given the surplus of off-street parking, staff find it
appropriate to assume that Lenox Community Center may not need adjacent street parking to
accommodate its parking demand.
Staff recommend reducing the parking requirement by 13 parking spaces under the assumption
that the street parking available along the east side of Hampshire Avenue South adjacent to
Lenox Community Center may accommodate this need. Park Community Church shared that
10
Regular meeting of January 21, 2026 (Item No. 3.a)
Title: Park Community Church conditional use permit - 6805 Minnetonka Blvd.
these spaces are typically used by
church patrons, and it anticipates this
would continue after completion of the
proposed project. Staff do not
anticipate adverse impacts on the
adjacent property owners resulting
from the parking reduction or the use of
street parking along the east side of
Hampshire Avenue South.
Access. The project proposes to reduce
the number of access points to the site
from seven to four. The project would
remove the two access points to
Minnetonka Boulevard on the north
side of the site and remove one of the
driveways on Hampshire Avenue South.
After completion of the project, church
patrons may access the site via the driveways off Idaho Avenue South and Hampshire Avenue
South or the alley access off Idaho Avenue South.
Building materials. The zoning ordinance requires at least 60% class 1 materials, which include
materials such as glass and brick, and allows for up to 10% class 3 materials. Although the
project does not propose major external changes to the building, the existing building uses less
than 5% of class 3 materials on each façade.
Height. The height of the building is 37.5 feet. This would not change with the proposed
project. The building height meets the zoning code requirement of a maximum of 40 feet.
Yards. As noted in the table above, the project complies with all minimum yard requirements
for the building.
Electric vehicle supply equipment (EVSE). The project proposes electric vehicle charging for four
parking spaces including one ADA parking space. It also proposes providing conduit for future
EV chargers for 28 parking spaces. This meets the zoning code requirement.
Bicycle parking. The zoning code requires six bicycle parking spaces on the site. The proposed
project would provide 12 bicycle parking spaces, which exceeds the zoning code requirement.
Landscaping. The property requires 30 trees and 177 shrubs. There are seven (7) existing trees
on site that will be preserved. The applicant proposes planting 30 new trees for a total of 37
trees on the site and 172 new shrubs on site to add to eight (8) existing shrubs. This meets the
landscaping requirement for the property.
Conditional use permit analysis:
Staff finds the application meets the following general requirements for conditional use permits
listed in city code section 36-33(b):
11
Regular meeting of January 21, 2026 (Item No. 3.a)
Title: Park Community Church conditional use permit - 6805 Minnetonka Blvd.
1. Consistency with plans. It is consistent with and supportive of principles, goals,
objectives, land use designations, redevelopment plans, neighborhood objectives, and
implementation strategies of the comprehensive plan. The proposed project aligns with
the city’s strategic priority of environmental stewardship by reducing the impervious
surface coverage on the site by nearly 11% and adding 30 trees and other landscaping to
the site.
2. Nuisance. It is not detrimental to the health, safety, morals, and general welfare of the
community. It will not have undue adverse impacts on the use and enjoyment of
properties, existing and anticipated traffic conditions, parking facilities on adjacent
streets, and values of properties in close proximity to the conditional use. Staff do not
anticipate the proposed project will have adverse impacts on the existing and
anticipated traffic conditions adjacent to the site.
3. Compliance with code. It is consistent with the regulations, intent and purpose of city
code and the zoning district in which the conditional use is located. The proposed use
meets the conditions required for religious institutions located in the N-2 zoning district.
4. Consistency with service capacity. It will not have undue adverse impacts on
governmental facilities, services or improvements which are either existing or proposed.
The proposal is consistent with sewer and water service capacity.
5. Site design. It is consistent with the design and other requirements of site and landscape
plans prepared by or under the direction of a professional landscape architect or civil
engineer registered in the state and adopted as part of the conditions imposed on the
use by the city council. The site design meets these requirements.
6. Consistency with utilities. It is consistent with the city’s stormwater, sanitary sewer, and
water plans. The utilities have capacity for the proposed use.
Staff find the project meets all general CUP requirements and the specific requirements for
religious institutions in the N-2 zoning district.
Next steps: The CUP application is tentatively scheduled for city council consideration on
Monday, Feb. 2, 2026.
Public outreach: A public hearing notice was posted in the Sun Sailor and mailed to property
owners within 350 feet of the site. The applicant hosted a neighborhood meeting at Park
Community Church on Dec. 3, 2025. One resident attended the neighborhood meeting. The
resident shared general concerns about people parking on the street in front of his house but
did not oppose the church’s project. He also had some general questions for staff about how
the city determines parking requirements.
Planning commission: Staff presented the application to the planning commission on Jan. 7,
2026. Due to an error in the mailing notice, staff recommended the planning commission table
the agenda item and continue the public hearing at the Jan. 21, 2026 planning commission
12
Regular meeting of January 21, 2026 (Item No. 3.a)
Title: Park Community Church conditional use permit - 6805 Minnetonka Blvd.
meeting. The planning commission opened the public hearing on Jan. 7, 2026 and received
testimony from one person who shared general support for the project. Staff sent a notice for
the Jan. 21, 2026 public hearing to neighboring properties on Jan. 6, 2026.
Staff recommendation: Staff recommends the following:
Motion to recommend approval of a conditional use permit for 6805 Minnetonka Blvd. to allow
a religious institution and the reduction of required parking by 13 spaces, with the following
conditions:
1. The site shall be developed, used and maintained in accordance with the conditions of
the zoning ordinance, approved official exhibits and city code.
2. Construction and staging information will be provided to staff for review and approval
before building permits are issued.
3. All new utility service structures shall be buried.
4. Prior to installation of any new signs, the applicant shall submit the necessary sign
permits and a site sign plan that shows all existing and proposed signs. No signs will be
permitted in public right-of-way.
5. Prior to starting any land disturbing activities, the following conditions shall be met:
a. A preconstruction meeting shall be held with the appropriate development,
construction, private utility and city representatives.
b. All necessary permits shall be obtained.
6. Prior to issuance of building permits, the following conditions shall be met:
a. A performance guarantee in the form of cash escrow or irrevocable letter of
credit shall be provided to the City of St. Louis Park in the amount of 1.25 times
the estimated costs for landscaping.
7. The developer shall comply with the following conditions during construction:
a. All city noise ordinances shall be complied with, including that there be no
construction activity between the hours of 7 p.m. and 7 a.m. Monday through
Friday, and between 7 p.m. and 9 a.m. on weekends and holidays.
b. The site shall be kept free of dust and debris that could blow onto neighboring
properties.
c. Public streets shall be maintained free of dirt and shall be cleaned as necessary.
d. The city shall be contacted a minimum of 72 hours prior to any work in a public
street.
e. Work in a public street shall take place only upon the determination by the city
engineer (or designee) that appropriate safety measures have been taken to
ensure motorist and pedestrian safety.
f. The developer shall install and maintain chain link security fencing that is at
least six feet tall along the perimeter of the site. All gates and access points
shall be locked during non-working hours.
g. Temporary electric power connections shall not adversely impact surrounding
neighborhood service.
8. Prior to the issuance of any permanent certificate of occupancy permit the private
utilities, site landscaping and irrigation shall be installed in accordance with the official
exhibits.
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Regular meeting of January 21, 2026 (Item No. 3.a)
Title: Park Community Church conditional use permit - 6805 Minnetonka Blvd.
9. Upon city approval of and acceptance of private site improvements, the developer shall
provide a one-year warranty in the form of a cash escrow or letter of credit for 25% of
the final construction costs of the improvements.
10. In addition to any other remedies, the developer or owner shall pay an administrative
fee of $750 per violation of any condition of this approval.
11. The proof of parking spaces shall be constructed when determined necessary by the
zoning administrator or at such a time as the property owner determines necessary.
Any landscaping removed to construct the parking spaces shall be relocated on site to
remain compliant with city code.
12. The conditional use permit shall be revoked and cancelled if the use, building or
structure for which the conditional use permit is granted is removed or abandoned.
13. Approval of a Building Permit, which may impose additional requirements.
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PID: 1711721120215
Address: 6805 Minnetonka Boulevard
PID: 1711721120002
Address: 3029 Idaho Avenue South
Owner: Margaret Peltier
PID: 1711721120016
Address: 3024 Hampshire Avenue South
Owner: Poppenhagen Housing Division
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EXCEPTION
AL
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Y
Wat. Serv.
(Per Rec.)
Concrete Drive
Wat. Serv. (Per Rec.)
The N Line of the S 2 Feet
of Lot 28, Block 5, "Lenox"
The N Line of the S 20 Feet
of Lot 10, Block 5, "Lenox"
DESCRIPTION OF PROPERTY SURVEYED
All of Lots 3, 4, 6, 7 and 29, Block 5, "Lenox," according to the recorded plat thereof, Hennepin County, Minnesota, Lot 28,
Block 5, "Lenox", except the South 2 feet thereof, according to the recorded plat thereof, Hennepin County, Minnesota,
together with that part of the vacated alleys adjacent to said lots 3, 4, 6, 7, 28 and 29.
Abstract Property
AND
All of Lots 1, 2, 5, 8, and 9, and that part of Lot 10 lying North of the South 20.0 feet thereof, "Lenox", according to the
plat thereof on file or of record in the office of the Register of Deeds in and for said Hennepin County, together with that
part of the vacated alleys adjacent to said lots 1, 2, 5, 8, 9, and 10.
Torrens Property
GENERAL SURVEY NOTES
1.Bearings are based on the Hennepin County Coordinate System (1986 Adjustment).
2.Elevations are based on the NGVD 29 Datum. Site Benchmark is the top nut of the fire hydrant located in the
southeast quadrant at the intersection of Minnetonka Boulevard and Idaho Avenue South, as shown hereon.
Elevation = 929.46.
3.We have shown the location of utilities to the best of our ability based on observed evidence together with evidence
from the following sources: plans obtained from utility companies, plans provided by client, markings by utility
companies and other appropriate sources. We have used this information to develop a view of the underground
utilities for this site. However, lacking excavation, the exact location of underground features cannot be accurately,
completely and reliably depicted. Where additional or more detailed information is required, the client is advised that
excavation may be necessary. Also, please note that seasonal conditions may inhibit our ability to visibly observe all
the utilities located on the subject property.
ALTA/NSPS LAND TITLE SURVEY NOTES
(numbered per Table A)
1.Monuments placed and/or found at all major corners of the boundary of the surveyed property as shown hereon.
2.Site Address: 6805 Minnetonka Boulevard, St. Louis Park, Minnesota 55426.
3.This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood
Insurance Rate Map, Community Panel No. 27053C0353F, effective date of November 4, 2016.
4.The gross land area is 64,936 +/- square feet or 1.491 +/- acres.
7.(a) Exterior dimensions of buildings at ground level as shown hereon.
(b)(1) Square footage of exterior footprint of buildings at ground level as shown hereon.
8.Substantial features observed in the process of conducting the fieldwork as shown hereon. Please note that seasonal
conditions may inhibit our ability to visibly observe all site features located on the subject property.
9.The number of striped parking stalls on this site are as follows: 58 Regular + 9 Handicap = 67 Total Parking Stalls.
13.The names of the adjoining owners of the platted lands, as shown hereon, are based on information obtained from
the Hennepin County Interactive Property Map.
SURVEY REPORT
1.This map and report was prepared without the benefit of a Commitment for Title Insurance. The property description
was obtained from county tax records and may not be the description of record. There may be easements or other
matters of record we are unaware of and thus not shown hereon.
2.Conflicts such as (but not limited to): encroachments, protrusions, access, occupation, and easements and/or
servitudes:
[A].Wood fence crosses the south line of the subject property, as shown hereon.
[B].Bituminous parking lot crosses the south line of the subject property, as shown hereon.
ALTA CERTIFICATION
To: St Louis Park Evang Free Church:
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum
Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and
includes Items 1, 2, 3, 4, 7(a), 7(b)(1), 8, 9, and 13 of Table A thereof.
The fieldwork was completed on 10-2-2025.
Dated this 8th day of October, 2025.
________________________________________________________
Rory L. Synstelien Minnesota License No. 44565
rory@civilsitegroup.com
VICINITY MAP
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PROJECT NO.: 25375.00
COPYRIGHT 2025 CIVIL SITE GROUP INC.c
REVISION SUMMARY
DATE DESCRIPTION
V1.0
ALTA/NSPS LAND
TITLE SURVEY
..
..
..
..
..
..
N
44565
RORY L. SYNSTELIEN
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS SURVEY,
PLAN, OR REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED LAND
SURVEYOR UNDER THE LAWS OF THE
STATE OF MINNESOTA.
10-8-2025N
CL
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N
T
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
QA/QC
FIELD CREW
DRAWN BY
REVIEWED BY
UPDATED BY
MG/BS/TL
DS
CJ
.
OVERHEAD UTILITIES
GASMAIN
SANITARY SEWER
STORM SEWER
FIBER/COMM. LINE
ELECTRIC LINE (RECORD)
WATERMAIN
ELECTRIC LINE
GASMAIN (RECORD)
CHAINLINK FENCE LINE
Linetype & Symbol Legend
CONCRETE SURFACE
PAVER SURFACE
BITUMINOUS SURFACE
GRAVEL/LANDSCAPE
SURFACE
IRON FENCE LINE
GUARDRAIL
WATERMAIN (RECORD)
SANITARY SEWER (RECORD)
STORM SEWER (RECORD)
FIBER/COMM. LINE (RECORD)
TELEPHONE LINE (RECORD)
TELEPHONE LINE
SIGN
SANITARY MANHOLE
STORM MANHOLE
CABLE TV BOX
TELEPHONE MANHOLE
ELECTRIC TRANSFORMER
TELEPHONE BOX
TRAFFIC SIGNAL
GAS METER
ELECTRICAL METER
WATER MANHOLE
WATER VALVE
AIR CONDITIONER
BOLLARD
CATCH BASIN
ELECTRIC MANHOLE
GAS VALVE
FLAG POLE
HANDICAP SYMBOL
FOUND IRON MONUMENT
HYDRANT
CAST IRON MONUMENT
SET OR TO BE SET IRON MONUMENT
FLARED END SECTION
POWER POLE
UTILITY MANHOLE
GUY WIRE
CONIFEROUS TREE
DECIDUOUS TREE
ROOF DRAIN
SEWER CLEAN OUT
FIRE CONNECTION
WELL
UTILITY VAULT
POST INDICATOR VALVE
GAS MANHOLE
HAND HOLE
FIBER/COMM. MANHOLE
MAIL BOX
FUEL TANK
ELECTRICAL OUTLET
SB SOIL BORING
LIGHT POLE
ACCESS RESTRICTION
WOODEN FENCE LINE
SATELLITE DISH
BUSH/SHRUB
40102001020
SCALE IN FEET
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9" VCP (Per Rec.)
12" WM (Per Rec.)
12" WM (Per Rec.)
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Existing House
Existing
Garage
Existing
Garage
2 Story Lap Sided House
Foundation Area =
1,678 +/- Sq. Ft.
Existing House
2 Story Brick Sided Church with Lookout Basement
Foundation Area = 13,411+/- Sq. Ft.
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Truncated Domes
Column
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Overhang
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Wood Fence
[A] Wood Fence
Crosses Property Line
Keystone
Retaining Wall
Monument
Sign
[B] Bituminous Parking Lot
Crosses Property Line
Rock Pile
88
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Found 1/2 Inch
Open Iron Pipe
Found 1/2 Inch
Open Iron Pipe
PID: 1711721120215
Address: 6805 Minnetonka Boulevard
PID: 1711721120002
Address: 3029 Idaho Avenue South
Owner: Margaret Peltier
PID: 1711721120016
Address: 3024 Hampshire Avenue South
Owner: Poppenhagen Housing Division
Sa
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M
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Wat. Serv.
(Per Rec.)
Wat. Serv. (Per Rec.)
4. 14" DIM
HONEY
LOCUST TREE
5. 12" DIM
HONEY
LOCUST TREE
6. 12" DIM
HONEY
LOCUST TREE
7. 30 FT TALL
ARBORVITAE
TREE
1.12" DIM HONEY
LOCUST TREE
2. 8FT TALL
JUNIPER TREE
12. JUNIPER
SHRUB
11. JUNIPER
SHRUBS
3. 8 FT TALL
JUNIPER TREE
9.WEIGELA
SHRUB
10. WEIGELA
SHRUB
13. JUNIPER
SHRUB
14. JUNIPER
SHRUB
15. JUNIPER
SHRUB
8. JUNIPER
SHRUB
EV
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5' PARKING SETBACK
30' BLDG. SETBACK
5'
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30' BLDG. SETBACK
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
ACCESSIBLE ROUTE
ARROW. DO NOT
PAINT, FOR CODE
REVIEW ONLY, TYP.
24
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3' CURB
TAPER
7' CURB
TAPER
5' CURB
TAPER
PED RAMP,
SEE DETAILS,
TYP.
5' CURB
TAPER
7' CURB
TAPER
3' CURB
TAPER
5' TRANSITION B612
TO SURMOUNTABLE
CURB
MATCH
EXISTING
MATCH
EXISTING
CONC. WALK
CONC. WALK
CONC. VALLEY
GUTTER
CONC. B612
CURB & GUTTER
CONC. RIBBON
CURB
CONC. B612
CURB &
GUTTER
CONC. B612
CURB & GUTTER
CONC. WALK
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
MATCH
EXISTING
(6) "HOOP STYLE" BICYCLE
RACKS, SURFACE MOUNT
PER MANUF. SPECS.
12 SPACES
ACCESSIBLE
PARKING SPACE,
INCL. SIGNAGE,
STRIPING AND
RAMPS
BIT. PVMT., TYP, SEE FINAL
GEOTECH FOR THICKNESS
CONCRETE COMM.
DRIVEWAY, PER
CITY STANDARDS
PVMT. MARKINGS, TYP
6' WALL TRASH
ENCLOSURE
AREA, SEE
ARCH.
CONCRETE COMM.
DRIVEWAY, PER
CITY STANDARDS
ADJUST SANITARY
CASTING PER PROPOSED
GRADING, SEE SHEET C3.0
TO
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FEV FEV FEV FEV FEV FEV
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BOLLARD
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10
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FEV
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8' ALUMINUM
FENCE TYP.
4' ALUMINUM
FENCE TYP.
RIBBON
CURB TYP.
3' CURB
TAPER TYP.
COORDINATE WITH
NEIGHBOR ALL SITE WORK
TO BE DONE OUTSIDE OF
PROPERTY LINE
9.0
8.5
8.5
8.5
EV3.0
5
.
0
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
2025
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
10/17/2025 CITY SUBMITTAL
12/1/2025 CITY RESUBMITTAL
12/22/2025 CITY RESUBMITTAL
DRAWN BY DK, RB, BN, ZH
REVIEWED BY DK, RB
PROJECT MANAGER DK
PROJECT NUMBER 25375
PA
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48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
12/22/2025
SITE LAYOUT NOTES:
SITE PLAN LEGEND:
SIGN AND POST ASSEMBLY. SHOP DRAWINGS
REQUIRED.
HC = ACCESSIBLE SIGN
NP = NO PARKING FIRE LANE
ST = STOP
CP = COMPACT CAR PARKING ONLY
PROPERTY LINE
CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT
GUTTER WHERE APPLICABLE-SEE PLAN
BITUMINOUS PAVEMENT
CONSTRUCTION LIMITS
TO
1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY
LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING
CONSTRUCTION AT NO COST TO THE OWNER.
2.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO,
LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS
RESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TO
LOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE
ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.
3.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING PERMIT.
4.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE IMPROVEMENT MATERIALS.
5.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BY
THE OWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.
6.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE STAKED IN THE
FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.
7.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDING IS TO
BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.
8.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT
PRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS,
PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TO
REJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED.
9.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL.
10.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTH OF
CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL
GOVERNING BODIES.
11.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.
12.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.
13.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.
14.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.
15.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.
16.ALL PARKING LOT PAINT STRIPING TO BE WHITE, 4" WIDE TYP.
17.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.
18.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPE DOCUMENTS.
19.CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND CURBING PER DESIGN PLAN. CONTRACTOR TO VERIFY ALL CURBS AND SIDEWALKS WILL
DRAIN PROPERLY IN FIELD CONDITIONS. CONTRACTOR MUST CONTACT THE CIVIL ENGINEER 24-HOURS PRIOR TO ANY CURB AND/OR SIDEWALK
INSTALLATION TO REVIEW AND INSPECT CURB STAKES. CONTRACTOR IS RESPONSIBLE FOR ANY CURB OR SIDEWALK REPLACEMENT IF THIS PROCEDURE
IS NOT FOLLOWED.
CONCRETE PAVEMENT (IF APPLICABLE) AS
SPECIFIED (PAD OR WALK) SEE
GEOTECHNICAL REPORT FOR AGGREGATE
BASE & CONCRETE DEPTHS, WITHIN ROW
SEE CITY DETAIL, WITHIN PRIVATE
PROPERTY SEE CSG DETAIL.
OPERATIONAL NOTES
SNOW REMOVAL
ALL SNOW SHALL BE STORED ON-SITE OUTSIDE
PARKING LOT. WHEN FULL, REMOVAL CO. SHALL
REMOVE EXCESS OFF-SITE.
TRASH REMOVAL
TRASH SHALL BE PLACED IN EXTERIOR TRASH
AREA AND REMOVED BY COMMERCIAL CO.
WEEKLY.
DELIVERIES
DELIVERIES SHALL OCCUR AT THE FRONT DOOR
VIA STANDARD COMMERCIAL DELIVERY
VEHICLES (UPS, FED-EX, USPS).
REVISION SUMMARY
DATE DESCRIPTION
4/8/2024 CODE COMMENTS
5/8/2024 REVISED LIGHT POLE
7/11/2024 CSI #1
8/1/2024 CSI #2
0
1" = 20'-0"
20'-0"10'-0"
N
Know what's below.
before you dig.Call
R
C2.0
SITE PLAN
OWNER INFORMATION
PARK COMMUNITY CHURCH
6805 MINNETONKA BLVD
ST LOUIS PARK, MN 55426
JOHN NESS
320-260-1262
JOHN@PARKMN.COM
CITY OF ST. LOUIS PARK SITE SPECIFIC NOTES:
1.A PERMIT IS REQUIRED FOR ALL UTILITY WORK IN THE RIGHT OF WAY. CONTACT KAREN WALL
AT (952.924.2548) TO OBTAIN A RIGHT OF WAY PERMIT.
FEV
FUTURE EV CAPABLE CHARGING STATION
LOCATION (27 TOTAL) - SEE ELEC'L PLANS
EVR
EV READY CHARGING STATION LOCATION
(2 TOTAL) - SEE ELEC'L PLANS
FUTURE CHARGING STATION LOCATION -
SEE ELEC'L PLANS. PROVIDE CONDUITS
AND CAP IN SIDEWALK AS NECESSARY.
SET 2'-8" BEHIND FACE OF CURB.
ㄶ
6"
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9" VCP
9" VCP (Per Rec.)
12" WM (Per Rec.)
12" WM (Per Rec.)
16
"
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ALLEY
(A Public R/W)
9"
V
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N89°18'32"E 267.90
S0
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0
8
'
5
7
"
E
2
3
0
.
9
8
S89°13'28"W 134.18
S01°05'32"E
22.00
S89°13'27"W 134.20
N0
1
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0
2
'
0
6
"
W
2
5
3
.
3
7
ID
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MINNETONKA BOULEVARD
(A Public R/W)
HA
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Existing
Garage
2 Story Lap Sided House
Foundation Area =
1,678 +/- Sq. Ft.
Existing House
2 Story Brick Sided Church with Lookout Basement
Foundation Area = 13,411+/- Sq. Ft.
Co
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Concrete Sidewalk
Concrete Sidewalk
Co
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Concrete
Driveway
Co
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W
a
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k
w
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Concrete Steps
Concrete Steps
W/ Railing
Co
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W
a
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k
w
a
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Concrete Step
W/ Railing
Concrete
Access
Truncated Dome
Truncated Domes
Column
Column
Column
Overhang
Overhang
De
c
k
Wood Step
Wood Fence
[A] Wood Fence
Crosses Property Line
Keystone
Retaining Wall
Monument
Sign
Wood Fence
[B] Bituminous Parking Lot
Crosses Property Line
Rock Pile
88
.
7
17.9
10
.
7
20.8
6.
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24.5 2.
5
34.0
2.
4
24.4
35
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19.2
39
.
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18.3
8.
7
61.8
22
.
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20.0
11
.
6
17.8
3
1
.
2
21.2
19
.
9
7.1
13
.
6
25.8
26
.
3
40.2
1.3
5.
5
1.4
49
.
8
4.
4
Found 1/2 Inch
Open Iron Pipe
Found 1/2 Inch
Open Iron Pipe
PID: 1711721120215
Address: 6805 Minnetonka Boulevard
PID: 1711721120016
Address: 3024 Hampshire Avenue South
Owner: Poppenhagen Housing Division
Sa
n
.
M
a
i
n
EXCEPTION
AL
L
E
Y
Wat. Serv.
(Per Rec.)
Wat. Serv. (Per Rec.)
The N Line of the S 2 Feet
of Lot 28, Block 5, "Lenox"
The N Line of the S 20 Feet
of Lot 10, Block 5, "Lenox"
4. 14" DIM
HONEY
LOCUST TREE
5. 12" DIM
HONEY
LOCUST TREE
6. 12" DIM
HONEY
LOCUST TREE
7. 30 FT TALL
ARBORVITAE
TREE
1.12" DIM HONEY
LOCUST TREE
2. 8FT TALL
JUNIPER TREE
12. JUNIPER
SHRUB
11. JUNIPER
SHRUBS
3. 8 FT TALL
JUNIPER TREE
9.WEIGELA
SHRUB
10. WEIGELA
SHRUB
13. JUNIPER
SHRUB
14. JUNIPER
SHRUB
15. JUNIPER
SHRUB
8. JUNIPER
SHRUB
1 - AN 1 - AN
2 - UP1 - PD1 - EK1 - QB
1 - MS
1 - PS3
1 - PD
1 - PS3
1 - QB
1 - RB
1 - RB
1 - AG
8 - AA2
3 - CA2
2 - SM
4 - AA
1 - TN
1 - TN
1 - TN
1 - TN
1 - SM3
1 - SGJ
2 - CA2
2 - SGJ
2 - CA2
2 - SGJ
4 - SGJ 2 - CA2
2 - HL2
4 - AA2
2 - HL2
2 - HL2
5 - HA
1 - AA
1 - TT
1 - TT
1 - AA
7 - RG2 - JM2
3 - HA 4 - TT3 - HA 2 - TN
3 - JM2
3 - JM2
1 - SM3
1 - AA21 - SM
1 - SM
1 - SM
3 - TN
1 - RG
3 - HL2
2 - RG
3 - TT
2 - AA
3 - RG
1 - HL2
1 - TN
2 - HL2
1 - TT
1 - TN
1 - RG
2 - AA
1 - RG
4 - SM3
EVNO
PARKINGNO
PARKING
5' PARKING SETBACK
30' BLDG. SETBACK
5'
P
A
R
K
I
N
G
S
E
T
B
A
C
K
5' PARKING SETBACK
5'
P
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S
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B
A
C
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30
'
B
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.
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T
B
A
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30
'
B
L
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.
S
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B
A
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30' BLDG. SETBACK
30' BLDG. SETBACK
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
CONSTRUCTION
LIMITS
SYMBOL QTY COMMON / BOTANICAL NAME
GROUND COVERS
632 sf
Decorative Rock Mulch / Decorative Rock Mulch
3/4" Screened Red Limestone, Installed on Geotextile Fabric, 3" deep,
w/ landscape eging. Provide Samples. Match existing already in planting
beds.
2,646 sf
ROCK MAINTENANCE STRIP / ROCK MAINTENANCE STRIP
1.5" DECORATIVE SCREENED ROCK/STONE INSTALLED 3" DEEP
OVER GEOTEXTILE FABRIC. PROVIDE EDGING AS SHOWN ON
LANDSCAPE PLAN.
1,323 sf
SHREDDED CEDAR MULCH 3" DEEP / SHREDDED CEDAR MULCH
DOUBLE SHREDDED CEDAR MULCH INSTALLED 4" DEEP ON
GRADED, WEED FREE, & PREPARED SOIL. PROVIDE EDGING AS
GROUND COVER SCHEDULE
L1.0
LANDSCAPE PLAN
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
COPYRIGHT CIVIL SITE GROUP INC.c
PR
O
J
E
C
T
2025
ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
10/17/2025 CITY SUBMITTAL
12/1/2025 CITY RESUBMITTAL
DRAWN BY DK, RB, BN
REVIEWED BY DK, RB
PROJECT MANAGER DK
PROJECT NUMBER 25375
PA
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68
0
5
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M
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5
5
4
2
6
KR
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-
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50
1
S
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M
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N
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A
P
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I
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,
M
N
5
5
4
0
4
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED LANDSCAPE ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.
25821
Robert L. Binder
12/1/2025
LANDSCAPE NOTES:
PROPOSED PERENNIAL PLANT SYMBOLS - SEE PLANT
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED DECIDUOUS AND EVERGREEN SHRUB SYMBOLS - SEE
PLANT SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED ORNAMENTAL TREE SYMBOLS - SEE PLANT
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED EVERGREEN TREE SYMBOLS - SEE PLANT
SCHEDULE AND PLAN FOR SPECIES AND PLANTING SIZES
PROPOSED CANOPY TREE SYMBOLS - SEE
PLANT SCHEDULE AND PLAN FOR SPECIES
AND PLANTING SIZES
LEGEND
EDGING - SHALL BE COMMERCIAL GRADE, 4" DEPTH ALUMINUM,
BLACK OR DARK GREEN IN COLOR, INCLUDE ALL CONNECTORS,
STAKES, & ALL APPURTENANCES PER MANUF. INSTALL PER MANUF.
INSTRUC./SPECS.SEE SHEET L1.1 FOR PLANTING SCHEDULE
PLANTING SEASON SCHEDULE
SEASON CONIFEROUS DECIDUOUS REMARKS
SPRING PLANTING APRIL 15 - JUNE 15 APRIL 15 - JUNE 15
FALL PLANTING AUGUST 21 - SEPTEMBER 30 AUGUST 15 - NOVEMBER 15
NOTE: ADJUSTMENTS TO PLANTING DATES MUST BE APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT.
CONSTRUCTION LIMITS
REVISION SUMMARY
DATE DESCRIPTION
4/8/2024 CODE COMMENTS
8/1/2024 CSI #2
0
1" = 20'-0"
20'-0"10'-0"
N
Know what's below.
before you dig.Call
R
1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE
CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.
2.REFERENCE MULCH SCHEDULE FOR MULCH MATERIALS AND LOCATIONS.
3.ALL TREES SHALL BE MULCHED WITH SHREDDED CEDAR MULCH TO OUTER EDGE OF SAUCER OR TO EDGE OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2" FROM
TREE TRUNK.
4.IF SHOWN ON PLAN, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEW LANDSCAPING. OWNER TO APPROVE BOULDER SAMPLES PRIOR TO INSTALLATION.
5.PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR
IS RESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD.
6.UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN.
7.CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE
WARRANTED FOR TWO (2) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE.
8.ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 6" LAYER TOPSOIL AND SOD AS SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS.
9.COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES
AND SHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.
10.ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE.
11.REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.
12.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.
13.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TO
HEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB.
14.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INCLUDING PRICING FROM OWNER, PRIOR TO INSTALLATION.
1.ENTIRE SITE SHALL BE FULLY IRRIGATED. THE CONTRACTOR SHALL SUBMIT IRRIGATION SHOP DRAWINGS FOR REVIEW AND APPROVAL
BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.
2.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLE AND CAPABLE OF
ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TO HEAD OR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE
INCH OF PRECIPITATION PER WEEK. SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF
CURB.
3.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INLCUDING PRICING FROM OWNER, PRIOR TO INSTALLATION.
4.SEE MECHANICAL AND ELECTRICAL PLANS AND SPECIFICATIONS FOR IRRIGATION WATER, METER, AND POWER CONNECTIONS.
5.CONTRACTOR TO VERIFY LOCATION OF ALL UNDERGROUND/ABOVE GROUND FACILITIES PRIOR TO ANY EXCAVATION/INSTALLATION. ANY
DAMAGE TO UNDERGROUND/ABOVE GROUND FACILITIES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AND COSTS ASSOCIATED
WITH CORRECTING DAMAGES SHALL BE BORNE ENTIRELY BY THE CONTRACTOR.
6.SERVICE EQUIPMENT AND INSTALLATION SHALL BE PER LOCAL UTILITY COMPANY STANDARDS AND SHALL BE PER NATIONAL AND LOCAL
CODES. EXACT LOCATION OF SERVICE EQUIPMENT SHALL BE COORDINATED WITH THE LANDSCAPE ARCHITECT OR EQUIVALENT AT THE
JOB SITE.
7.CONTRACTOR SHALL COORDINATE WITH LOCAL UTILITY COMPANY FOR THE PROPOSED ELECTRICAL SERVICE AND METERING FACILITIES.
8.IRRIGATION WATER LINE CONNECTION SIZE IS 1-12" AT BUILDING. VERIFY WITH MECHANICAL PLANS.
9.ALL MAIN LINES SHALL BE 18" BELOW FINISHED GRADE.
10.ALL LATERAL LINES SHALL BE 12" BELLOW FINISHED GRADE.
11.ALL EXPOSED PVC RISERS, IF ANY, SHALL BE GRAY IN COLOR.
12.CONTRACTOR SHALL LAY ALL SLEEVES AND CONDUIT AT 2'-0" BELOW THE FINISHED GRADE OF THE TOP OF PAVEMENT. EXTEND SLEEVES
TO 2'-0" BEYOND PAVEMENT.
13.CONTRACTOR SHALL MARK THE LOCATION OF ALL SLEEVES AND CONDUIT WITH THE SLEEVING MATERIAL "ELLED" TO 2'-0" ABOVE
FINISHED GRADE AND CAPPED.
14.FABRICATE ALL PIPE TO MANUFACTURE'S SPECIFICATIONS WITH CLEAN AND SQUARE CUT JOINTS. USE QUALITY GRADE PRIMER AND
SOLVENT CEMENT FORMULATED FOR INTENDED TYPE OF CONNECTION.
15.BACKFILL ALL TRENCHES WITH SOIL FREE OF SHARP OBJECTS AND DEBRIS.
16.ALL VALVE BOXES AND COVERS SHALL BE BLACK IN COLOR.
17.GROUP VALVE BOXES TOGETHER FOR EASE WHEN SERVICE IS REQUIRED. LOCATE IN PLANT BED AREAS WHENEVER POSSIBLE.
18.IRRIGATION CONTROLLER LOCATION SHALL BE VERIFIED ON-SITE WITH OWNER'S REPRESENTATIVE.
19.CONTROL WIRES: 14 GAUGE DIRECT BURIAL, SOLID COPPER IRRIGATION WIRE. RUN UNDER MAIN LINE. USE MOISTURE-PROOF SPLICES
AND SPLICE ONLY AT VALVES OR PULL BOXES. RUN SEPARATE HOT AND COMMON WIRE TO EACH VALVE AND ONE (1) SPARE WIRE AND
GROUND TO FURTHEST VALVE FROM CONTROLLER. LABEL OR COLOR CODE ALL WIRES.
20.AVOID OVER SPRAY ON BUILDINGS, PAVEMENT, WALLS AND ROADWAYS BY INDIVIDUALLY ADJUSTING RADIUS OR ARC ON SPRINKLER
HEADS AND FLOW CONTROL ON AUTOMATIC VALVE.
21.ADJUST PRESSURE REGULATING VALVES FOR OPTIMUM PRESSURE ON SITE.
22.USE SCREENS ON ALL HEADS.
23.A SET OF AS-BUILT DRAWINGS SHALL BE MAINTAINED ON-SITE AT ALL TIMES IN AN UPDATED CONDITION.
24.ALL PIPE 3" AND OVER SHALL HAVE THRUST BLOCKING AT EACH TURN.
25.ALL AUTOMATIC REMOTE CONTROL VALVES WILL HAVE 3" MINIMUM DEPTH OF 3/4" WASHED GRAVEL UNDERNEATH VALVE AND VALVE BOX.
GRAVEL SHALL EXTENT 3" BEYOND PERIMETER OF VALVE BOX.
26.THERE SHALL BE 3" MINIMUM SPACE BETWEEN BOTTOM OF VALVE BOX COVER AND TOP OF VALVE STRUCTURE.
IRRIGATION NOTES:
ㄷ
MTL-1
EB-1
GL-1
STN-1
FLASH-1
MTL-3
MTL-4
CONC-1
STN-1
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
H
E
I
G
H
T
3
7
'
-
5
1
/
2
"
NORTH ELEVATION - MATERIAL CLASS %
GL-1
MATERIAL ID MATERIAL CLASS SF
STN-1
EXISTING GLASS
EXISTING CAST STONE
EXISTING SURFACE PAINTED METAL
EB-1
MTL-2
EXISTING FACE BRICK CLASS 1 2,389 SF
CLASS 3
CLASS 1
CLASS 1 207 SF
295 SF
109 SF
TOTAL % OF CLASS 1 MATERIALS: 90%
TOTAL % OF CLASS 2 MATERIALS: 6%
EXISTING PREFINISHED METALMTL-1 CLASS 2 130 SF
TOTAL % OF CLASS 3 MATERIALS: 4%
PREFINISHED METAL PANELMTL-3 CLASS 2 51 SF
PAINTED STEELMTL-4 CLASS 3 14 SF
PREFINISHED METAL FLASHINGFLASH-1 CLASS 2 14 SF
WEST ELEVATION - MATERIAL CLASS %
GL-1
MATERIAL ID MATERIAL CLASS SF
STN-1
CONC-1
EXISTING GLASS
EXISTING CAST STONE
EXISTING PIGMENTED CONCRETE
EXISTING PREFINISHED METAL
EB-1
MTL-1
EXISTING FACE BRICK CLASS 1 1,853 SF
CLASS 2
CLASS 1
CLASS 1 353 SF
503 SF
123 SF
CLASS 2 13 SF
TOTAL % OF CLASS 1 MATERIALS: 92%
TOTAL % OF CLASS 2 MATERIALS: 7%
PAINTED STEEL
MTL-3
MTL-4
PREFINISHED METAL PANEL CLASS 2 53 SF
CLASS 3 13 SF
PREFINISHED METAL FLASHINGFLASH-1 CLASS 2 14 SF
TOTAL % OF CLASS 3 MATERIALS: 1%
FLASH-1
MTL-3
(wrap existing 6x6
tube steel cols w/
MTL-4)
MTL-1
GL-1
EB-1
STN-1
STN-1
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
H
E
I
G
H
T
37
'
-
5
1
/
2
"
NEW EXTERIOR MATERIAL FINISH SCHEDULE
GL-2
MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION
ALUMINUM
WINDOWS
FLASHING
MTL-3
FLASH-1
METAL PANEL PAC-CLAD PREFINISHED
DARK BRONZE ADDITION
NOTE:
THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR
ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS.
PRODUCT
HIGHLINE S1
PREFINISHED DARK BRONZE ADDITION
PREFINISHED BRONZE ADDITION
MTL-4 STEEL SHERWIN WILLIAMS PAINTED
DARK BRONZE ADDITION
1/8" = 1'-0"AE1.7
2 WEST ELEVATION
D E S I G N
G R O U P
ISSUES & REVISIONS
COMMISSION NO:
DRAWN BY:
CHECKED BY:
SHEET
767 N. EUSTIS STREET, SUITE 190
ST. PAUL, MINNESOTA 55114
651.642.9200
WWW.POPEDESIGN.COM
POPE DESIGN GROUP
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
0"1/2"1"
TRUE SHEET SCALE
DATE
10/20/2025 4:04:27 PM
C:\Users\bwicks\Documents\41100-25116_KA - PCC RENOVATION_R25_BWicks_PDG.rvt
AE1.7
EXTERIOR
ELEVATIONS
Checker
Author
41100-25116
PARK
COMMUNITY
CHURCH
BUILDING
RENOVATION
6805 MINNETONKA BLVD
ST. LOUIS PARK, MN 55426
CUP Submission 10-20-25
EXISTING PHOTO: WEST ELEVATION
1/8" = 1'-0"AE1.7
3 NORTH EXTERIOR ELEVATION
EXISTING PHOTO: NORTH ELEVATION
ZONING CODE EXCERT: TABLE 36-362A
ZONING CODE EXCERT: 36-362.g
OK
MTL-1
MTL-3
GL-1
SN-1
EB-1
FLASH-1
GL-2
MTL-3
FLASH-1
(wrap existing 6x6 tube steel
cols w/ MTL-4)
(VERTICAL SIDING )
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
H
E
I
G
H
T
37
'
-
5
1
/
2
"
AD
D
I
T
I
O
N
H
E
I
G
H
T
17
'
-
1
"
PREFINISHED ALUMINUM
LETTERS
MTL-1
MTL-2
EB-1
GL-1
STN-1
STN-1
EB-1
MTL-1
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
H
E
I
G
H
T
35
'
-
9
1
/
2
"
AD
D
I
T
I
O
N
H
E
I
G
H
T
17
'
-
1
"
PREFINISHED METAL SIGN
-38 SQUARE FEET
6'
-
0
"
MTL-3
FLASH-1
NEW EXTERIOR MATERIAL FINISH SCHEDULE
GL-2
MATERIAL ID MATERIAL MANUFACTURER FINISH COLOR LOCATION
ALUMINUM
WINDOWS
FLASHING
MTL-3
FLASH-1
METAL PANEL PAC-CLAD PREFINISHED
DARK BRONZE ADDITION
NOTE:
THE "BASIS OF DESIGN" MATERIALS FOR THE PROJECT ARE LISTED ON THE SCHEDULE ABOVE. SEE SPECIFICATIONS FOR
ADDITIONAL MATERIAL INFORMATION AND OTHER APPROVE D SUBSTITUTIONS.
PRODUCT
HIGHLINE S1
PREFINISHED DARK BRONZE ADDITION
PREFINISHED BRONZE ADDITION
MTL-4 STEEL SHERWIN WILLIAMS PAINTED DARK BRONZE ADDITION
SOUTH ELEVATION - MATERIAL CLASS %
GL-1
MATERIAL ID MATERIAL CLASS SF
STN-1
CONC-1
EXISTING GLASS
EXISTING CAST STONE
EXISTING PIGMENTED CONCRETE
EXISTING SURFACE PAINTED METAL
EB-1
MTL-2
EXISTING FACE BRICK CLASS 1 1,506 SF
CLASS 3
CLASS 1
CLASS 1 15 SF
412 SF
19 SF
CLASS 2 20 SF
TOTAL % OF CLASS 1 MATERIALS: 64%
TOTAL % OF CLASS 2 MATERIALS: 35%
EXISTING PREFINISHED METALMTL-1 CLASS 2 96 SF
TOTAL % OF CLASS 3 MATERIALS: 1%
PREFINISHED METAL PANELMTL-3 CLASS 2 979 SF
PAINTED STEELMTL-4 CLASS 3 7 SF
PREFINISHED METAL FLASHINGFLASH-1 CLASS 2 23 SF
GL-2 NEW GLASS
CLASS 1 94 SF
EAST ELEVATION - MATERIAL CLASS %
GL-1
MATERIAL ID MATERIAL CLASS SF
STN-1
EXISTING GLASS
EXISTING CAST STONE
EXISTING SURFACE PAINTED METAL
EB-1
MTL-2
EXISTING FACE BRICK CLASS 1 2,982 SF
CLASS 3
CLASS 1
CLASS 1 99 SF
195 SF
24 SF
TOTAL % OF CLASS 1 MATERIALS: 91%
TOTAL % OF CLASS 2 MATERIALS: 8%
EXISTING PREFINISHED METALMTL-1 CLASS 2 79 SF
TOTAL % OF CLASS 3 MATERIALS: 1%
PREFINISHED METAL PANELMTL-3 CLASS 2 194 SF
PREFINISHED METAL FLASHINGFLASH-1 CLASS 2 12 SF
D E S I G N
G R O U P
ISSUES & REVISIONS
COMMISSION NO:
DRAWN BY:
CHECKED BY:
SHEET
767 N. EUSTIS STREET, SUITE 190
ST. PAUL, MINNESOTA 55114
651.642.9200
WWW.POPEDESIGN.COM
POPE DESIGN GROUP
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
0"1/2"1"
TRUE SHEET SCALE
DATE
10/20/2025 4:04:26 PM
C:\Users\bwicks\Documents\41100-25116_KA - PCC RENOVATION_R25_BWicks_PDG.rvt
AE1.6
EXTERIOR
ELEVATIONS
Checker
Author
41100-25116
PARK
COMMUNITY
CHURCH
BUILDING
RENOVATION
6805 MINNETONKA BLVD
ST. LOUIS PARK, MN 55426
CUP Submission 10-20-25
1/8" = 1'-0"AE1.6
2 SOUTH ELEVATION
1/8" = 1'-0"AE1.6
4 EAST BUILDING ELEVATION
EXISTING PHOTO: SOUTH ELEVATION
EXISTING PHOTO: EAST ELEVATION EXISTING PHOTO: EAST ELEVATION EXISTING PHOTO: EAST ELEVATION
ZONING CODE EXCERT: TABLE 36-362A
ZONING CODE EXCERT: 36-362.g
OZ
Unofficial Minutes
Planning commission
St. Louis Park, Minnesota
January 7, 2026
1. Call to order – 6:00 p.m.
Roll Call
Members present: Jim Beneke, Mia Divecha (arrived at 6:01 p.m.), Matt Eckholm,
John Flanagan, Sylvie Hyman, Tess Machalek, Sarah Strain
Members absent: Tom Weber
Guests: Joanna Griffith, Pope Design Group
Nate Enger, Kraus-Anderson
Pastor Andrew Peterson, Park Community Church
Edgar Durand, North Central State Regional Council of Carpenters
Staff present: Katelyn Champoux, Sean Walther
2. Approval of Minutes – Oct. 8, 2025; Oct. 15, 2025; Nov. 5, 2025 and Dec. 3, 2025.
It was moved by Commissioner Beneke, seconded by Commissioner Hyman to approve the Oct.
8, 2025, Oct. 15, 2025, Nov. 5, 2025 and Dec. 3, 2025 minutes. The motion passed 6-0.
3. Hearing
3a. Title: Park Community Church conditional use permit
Location: 6805 Minnetonka Blvd.
Applicant: Park Community Church
Case No: 25-08-CUP
Ms. Champoux presented the conditional use permit application for Park Community Church,
located at 6805 Minnetonka Boulevard. She explained that staff recommended opening the
public hearing but tabling the item until the Jan. 21, 2026 meeting because of an error in the
public hearing notice that was mailed to property owners, which listed the incorrect date. A
new notice with the correct date was mailed on Jan. 6.
Ms. Champoux provided details about the project, explaining that the church proposed to
renovate the interior of the sanctuary and community spaces, expand the sanctuary by
approximately 500 square feet on the south side of the building (on top of an existing
mechanical roof), and remove existing pavement on the north and west sides of the building to
replace it with green space. The purpose was to provide more space for the existing
congregation and improve accessibility, comfort, and functionality without altering the
building's character.
She noted that the zoning code requires a conditional use permit for religious institutions in the
N-2 zoning district. Although the church's establishment predated this requirement, the
proposed site work required the church to come into compliance with city code.
20
Unofficial minutes January 7, 2026
Planning commission
Ms. Champoux discussed how the project would remove a significant portion of impervious
surface, replacing it with green space and removing two access points onto Minnetonka
Boulevard. The planned landscaping would bring the site into compliance with city code, adding
30 trees and 172 shrubs while preserving all existing trees. This would reduce impervious
surface coverage from about 75% to 59%.
Regarding parking, Ms. Champoux explained that the project would increase sanctuary capacity
from approximately 215 to 344 seats, resulting in a parking requirement of 98 spaces (after
applying a 15% transit reduction). The church proposed providing 60 off-street parking spaces
with 12 potential additional spaces through "proof of parking," plus 13 street parking spaces
adjacent to the property. The church requested a reduction of 13 parking spaces to its
requirement, which would change the requirement from 98 to 85 spaces.
Ms. Champoux noted that the project would also bring the site into compliance with the city's
electric vehicle charging infrastructure ordinance and bike parking ordinance, providing 4
parking spaces with EV chargers, 28 spaces with conduit for future chargers, and 12 bike
parking spaces (double the requirement).
She reported that the project team held a neighborhood meeting on Dec. 3, 2025 with one
resident attending who shared general concerns about street parking but did not oppose the
project.
Commissioner Divecha asked for clarification about the driveway access changes. Ms.
Champoux explained that the property currently has five access points and the project would
remove two access points on Minnetonka Boulevard and one on Hampshire Avenue South.
Commissioner Hyman inquired about the existing shared parking agreement between the
church and the community center. Ms. Champoux explained that the informal agreement did
not meet city requirements because shared parking agreements need to be permanent and
recorded against the property.
Commissioner Hyman also asked about bicycle parking plans. Ms. Griffith from Pope Design
Group responded that while the specific bike rack design had not been selected, they planned
to install functional racks that would exceed the minimum requirement by providing 12 spots
instead of the required six.
Commissioner Beneke asked if removing parking spots was necessary for the new sanctuary.
Mr. Enger from Kraus-Anderson explained that reducing impervious surface helped avoid the
need for expensive underground stormwater storage, as there is no stormwater infrastructure
currently in that section of Minnetonka Boulevard, which is slated for improvements next fiscal
year. He added that the church also desired more green space.
Mr. Peterson, Pastor at Park Community Church and St. Louis Park resident, expressed
excitement about bringing the historic building up to current code and improving its function
for the city and community. He noted that the church, established in 1945, had nearly closed
21
Unofficial minutes January 7, 2026
Planning commission
about a decade ago but had been revitalized with a growing congregation that includes many
St. Louis Park residents who walk and bike from surrounding neighborhoods.
Mr. Durand, a business agent with the North Central State Regional Council of Carpenters,
expressed thanks to the Kraus-Anderson team for providing work opportunities for union
members.
It was moved by Commissioner Strain, seconded by Commissioner Eckholm, to table the Park
Community Church CUP and continue the public hearing at the Jan. 21, 2026 meeting.
The motion passed 6-0.
4. Other Business
4a. 2026 Work Plan
Mr. Walther presented the 2026 work plan that the commission had crafted last year and
presented to the city council in November 2025. He explained that the council had asked all
boards and commissions to formally approve their recommended plans and council would also
review and approve the plans.
Mr. Walther outlined the key components of the work plan:
Reviewing planning applications and holding public hearings
Continuing work on phase 2 of the zoning code update, focusing on business district
standards, the zoning map for commercial districts, and performance standards
Implementing approved plans for light rail stations and West Excelsior Boulevard
Beginning the 2050 comprehensive plan process, which would be a 2-3 year effort
Broadening participation in planning processes, including the recently implemented
stipend for commissioners to reduce barriers to service
Mr. Walther explained that if commissioners wanted to propose additions to the work plan
during the year, they would need to submit a form to staff, which would then be brought to the
commission for discussion and potentially forwarded to the city council for approval.
Commissioner Divecha expressed interest in adding a study on parking to the work plan,
following up on a discussion from the previous meeting. Mr. Walther agreed to send the form
to commissioners.
It was moved by Commissioner Divecha, seconded by Commissioner Eckholm to approve the
2026 work plan as proposed by staff. The motion passed 6-0.
5. Communications
Future scheduled meeting/event dates:
January 21, 2026 – planning commission regular meeting
February 4, 2026 – planning commission regular meeting
February 25, 2026 – planning commission regular meeting*
March 4, 2026 – planning commission regular meeting
*meeting held on Feb. 12, 2026 since Ash Wednesday is Feb. 18, 2026. 22
Unofficial minutes January 7, 2026
Planning commission
6. Adjournment – 6:30 p.m.
______________________________________ ______________________________________
Sean Walther, liaison John Flanagan, chair member
These minutes were created with the assistance of a generative AI transcript service, then
edited by a staff person.
23
24
Planning commission: Regular meeting
Meeting date: January 21, 2026
Agenda item: 3.b
3.b Parkway on 5 preliminary and final plat and variance applications
Executive summary
Location: 5430 Minnetonka Blvd.
Case number: 25-10-S, 25-11-VAR
Applicant: Sela Investments, Ltd., LLP
Owner: Sela Investments, Ltd., LLP
Review deadline: 60 days: February 21, 2026 120 days: April 22, 2026
Recommended
motion:
Chair to open public hearing, take testimony, and close public hearing.
Motion to recommend rescinding previous special permit, conditional
use permit, and variance approvals for property located at 5430
Minnetonka Blvd.
Motion to recommend approval of the preliminary and final plat of
Parkway on 5 located at 5430 Minnetonka Blvd.
Motion to recommend approval of a variance to allow a minimum front
yard setback of 11 feet instead of the minimum setback of 25 feet in the
N-2 zoning district for 5430 Minnetonka Blvd.
Summary of requests: The applicant requests the city approve a preliminary and final plat for
5430 Minnetonka Blvd and a variance to the front yard setback to accommodate a proposed
low-rise apartment building. The variance would reduce the required setback from a minimum
of 25 feet to a minimum of 11 feet. The variance would only apply to the underground parking
portion of the development; the above ground portion of the building would meet the 25-foot
setback.
The subject property is a 1.1-acre site located at the northwest corner of Minnetonka
Boulevard and Highway 100. The property is guided RM – medium density residential in the
comprehensive plan and zoned N-2. The property is currently vacant but was previously used
for a gas station until the Minnesota Department of Transportation acquired the property to
facilitate the reconstruction of the Highway 100 off-ramp.
The proposed project is a three-story, 33-unit apartment building with a mix of underground
and surface parking. The project would also construct a public trail to the east of the property
connecting Minnetonka Boulevard to Utica Avenue South.
Supporting documents: Site survey, site plan, building elevations
Prepared by: Katelyn Champoux, associate planner
Reviewed by: Laura Chamberlain, senior planner
25
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
Discussion
Site information:
The subject property is a 1.1-acre
site located at the northwest corner
of Minnetonka Boulevard and
Highway 100. The property is
bounded by right-of-way on three
sides: Vernon Avenue South to the
west, Minnetonka Boulevard to the
south, and Highway 100 to the east.
The property is currently vacant.
Other adjacent uses include single-
unit and two-unit dwellings to the
north and west, commercial uses to
the southwest, and a multi-unit
dwelling to the south.
Location 5430 Minnetonka Blvd.
Site area (acres) 1.1 acres
Use Vacant
2040 Future Land Use RM – Medium density residential
Zoning N-2
Surrounding land uses North: Single-unit and two-unit dwellings
South: Commercial uses, multi-unit dwelling
East: Right-of-way
West: Single-unit and two-unit dwellings
Background:
The property was previously used as a gas station with a car wash and retail store until it was
acquired by the Minnesota Department of Transportation (MNDOT) to allow the reconstruction
of the southbound Highway 100 off-ramp.
After completion of the reconstruction project, the city initiated a comprehensive plan
amendment and a zoning map amendment for 5430 Minnetonka Blvd. The comprehensive plan
amendment changed the future land use from COM – Commercial and ROW – Right of way to
RM – Medium density residential and ROW – Right of way. The zoning map amendment
changed the zoning of the property from C-1 neighborhood commercial and R-2 two-family
residence to R-4 multiple family residence. In 2025, city council updated the zoning code which
changed the zoning of the property from R-4 multiple family residence to N-2 neighborhood
district.
26
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
MNDOT first offered the property to the original owner who decided not to purchase the
property. The previous owner would have used the site for the same or similar commercial use
which was not permitted under the new land use guiding and zoning district. MNDOT did not
offer the property to the city, and the city did not participate in the blind bid auction to
purchase the property. The current owner of the property is Sela Investments, Ltd., LLP.
Present considerations:
The applicant requests the city approve a preliminary and final plat for 5430 Minnetonka Blvd.
and a variance to the front yard setback. The variance would reduce the required setback from
a minimum of 25 feet to a minimum of 11 feet. The variance would only apply to the
underground parking portion of the development.
Zoning analysis:
Below is a table summarizing the zoning requirements for this project. Further details on some
of the requirements are provided after the table.
Factor Required Proposed Met?
Use Various types of dwelling units,
including low-rise apartments
Low-rise apartment Yes
Height 40 feet 38 feet Yes
Building
Materials
Minimum of 60% Class 1 materials
No more than 10% Class 3 materials
North: Class I - 72%, Class II - 28%
South: Class I - 97%
East: Class I - 82%, Class II - 18%
West: Class I - 89%, Class II - 11%
No Class 3 materials proposed.
Yes
Off-Street Parking 33 parking spaces 52 total parking spaces (38
underground parking spaces, 14 surface
parking spaces)
Yes
EV charging
infrastructure
Not required for surface parking lots
with 14 spaces or less
EV chargers: 8 parking spaces
Conduit: 18 parking spaces
Yes
Bicycle parking 38 bicycle parking spaces 42 bicycle parking spaces Yes
Setbacks Front: 25 feet
Side: 9 feet
Rear: 25 feet
Front: 25 feet (above ground), 11 feet
(below ground)
Side: > 9 feet (both sides)
Rear: > 25 feet
Yes, with
variance
approval
Designed outdoor
recreation area
(DORA)
12% 12.4% provided by front patio and
amenity deck
Yes
Landscaping Trees: 33
Shrubs: 329
Trees: 57
Shrubs: 365
Yes
27
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
Tree replacement Required to plant 20 inches of trees
to replace significant trees removed
from the site
Landscape plan proposes planting
over 100 inches of trees on the
property
Yes
Impervious
surface coverage
80% 70% Yes
Off-street parking. The zoning code requires 33 parking spaces for the proposed 33-unit
apartment building. This includes an additional 5% of the parking requirement for guest
parking. The site qualifies for a 15% transit reduction given its proximity to high-frequency bus
transit along Minnetonka Boulevard. The project would provide 38 underground parking spaces
and 14 surface parking spaces for a total of 52 parking spaces. There is no street parking
available adjacent to the property. The proposed project provides sufficient parking to meet the
zoning code requirement.
Access. The site would have one access point on Vernon Avenue South at the northwest corner
of the property. There would be no access to the site from Minnetonka Boulevard, Highway
100, or Utica Avenue South. The Minnesota Department of Transportation restricted direct
access to Highway 100 when it sold the property after completing reconstruction of the off-
ramp. Hennepin County also supports access to the site from Vernon with no access on
Minnetonka Boulevard. Staff requested the applicant locate the driveway as far north on
Vernon as possible to mitigate safety concerns from proximity to an intersection.
Building materials. The zoning ordinance requires at least 60% class 1 materials, which include
materials such as glass and brick, and allows for up to 10% class 3 materials. The project
proposes a minimum of 72% class 1 materials on each façade and does not propose using class
3 materials.
Height. The height of the proposed building is approximately 38 feet. The building meets the
zoning code requirement of a maximum of 40 feet.
Yards. The proposed site plan exceeds the required 9-foot side yard setback on the east and
west sides of the property and exceeds the required 25-foot rear yard setback on the north side
of the property. The above ground portion of the building meets the required 25-foot front
yard setback. The applicant is requesting a variance of the front yard setback for the
underground portion of the building to be reduced from 25 feet to 11 feet.
Electric vehicle supply equipment (EVSE). The zoning code does not require electric vehicle
charging infrastructure for surface parking lots with 14 spaces or less. The proposed project
includes eight (8) parking spaces served by electric vehicle (EV) chargers. Two (2) spaces in the
surface parking lot and six (6) spaces in the underground parking garage. The project would also
provide conduit for 18 parking spaces for future installation of EV chargers.
Bicycle parking. The zoning code requires 38 bicycle parking spaces for this site. The proposed
project would provide 42 bicycle parking spaces, which exceeds the zoning code requirement.
28
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
Designed outdoor recreation area (DORA). The project proposes a 5,223 square foot amenity
deck on the south side of the building with a pool and several gathering areas for residents, and
a 636 square foot patio space adjacent to the building entrance on Vernon Avenue South. This
makes up 12% of the total site area, which meets the zoning code requirement.
Landscaping. The zoning code requires a minimum of 33 trees and 329 shrubs for this project.
The applicant proposes to exceed this requirement by planting 57 trees and 365 shrubs on the
site. There are currently four significant trees on the property. This project would remove three
significant trees on the west side of the site and preserve one in the northeast corner. The city’s
tree preservation ordinance requires the applicant to plant 20 inches of trees to replace the
significant trees removed from the site. The landscape plan proposes planting over 100 inches
of trees on the property, which satisfies both the landscaping requirements and the tree
replacement requirements.
Preliminary and final plat analysis:
The applicant seeks approval of a preliminary and final plat for Parkway on 5 located at 5430
Minnetonka Blvd.
Park and trail dedication:
If the preliminary and final plat application is approved, the proposed project will require park
and trail dedication. Staff will present recommendations for dedication of land or cash-in-lieu of
land to the park and recreation advisory commission (PRAC) on Jan. 21, 2026. No new parks are
planned for this area in the comprehensive plan; therefore, cash-in-lieu of land is
recommended by staff. The 2025 fee schedule sets the park dedication fee at $1,500 per
dwelling unit. Staff estimate the development will owe $49,500 in park dedication fees.
The 2025 fee schedule sets the park dedication fee at $225 per unit. Staff estimate the
development will owe $7,425 in trail dedication fees. The comprehensive plan shows a
proposed trail connecting Minnetonka Boulevard and Utica Avenue South adjacent to 5430
Minnetonka Blvd. The applicant has agreed to install a trail in the Minnesota Department of
Transportation right-of-way to the east of the property as part of the project. Staff recommend
the park and recreation advisory committee reduce the trail dedication fee by the cost to install
the proposed trail. The remaining fee will be paid by the developer.
Easements:
The lot requires drainage and utility easements along all property lines. Property lines adjacent
to right-of-way require ten-foot easements and interior lot lines require five-foot easements.
The applicant provided a final plat drawing showing these easements.
Staff find the preliminary and final plat meet city requirements with the conditions
recommended by staff.
Variance analysis:
The applicant requests a variance to Section 36-166. Site dimension standards which requires a
25-foot front yard setback. The requested variance would reduce the minimum front yard
setback to 11 feet for the underground parking garage. The above-ground portion of the
building will meet the 25-foot setback.
29
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
Findings: As required by city code, the board of zoning appeals (BOZA) considers the following
findings prior to ruling on a variance. City staff provided an analysis of each point below. The
applicant submitted a letter explaining the need for the variance. The letter is attached to this
staff report.
1. The effect of the proposed variance upon the health, safety, and welfare of the
community.
The proposed variance does not impact the health, safety, and welfare of the
community given the reduced setback only applies to the underground portion of the
development. This area would be covered by hardscape and plantings concealing it from
passersby. The above ground portion of the building will meet the required 25-foot
setback. Staff believe this criterion has been met.
2. Whether or not the request is in harmony with the general purposes and intent of the
zoning ordinance.
The request is in harmony with the intent of the zoning ordinance given that the project
proposes to meet all required setbacks for the above ground portions of the building.
The requested variance would also allow the project to accommodate more parking
underground rather than increase impervious surface on the site with additional surface
parking spaces. Staff believe this criterion has been met.
3. Whether or not the request is consistent with the comprehensive plan.
The comprehensive plan encourages a variety of housing styles, sizes, and affordability.
The proposed project would add a low-rise apartment building in an area with
predominantly single-unit dwellings. The comprehensive plan also aims to increase
density along high frequency transit corridors. The project site is located adjacent to a
bus stop for a route that runs every 15 minutes at the time of the application submittal.
Staff believe this criterion has been met.
4. Whether or not the applicant establishes that there are practical difficulties in
complying with the zoning ordinance. Practical difficulty means:
a. The proposed use is permitted in the zoning district in which the land is located. A
variance can be requested for dimensional items required in the zoning ordinance,
including but not limited to setbacks and height limitations.
Low-rise apartment dwellings are permitted in the N-2 district.
b. The plight of the landowner is due to circumstances unique to the property and
not created by the landowner.
The topography of the site and the parking restrictions along Minnetonka Boulevard
and Vernon Avenue South necessitate the variance request.
The topography of the site descends along Minnetonka Boulevard and Vernon
Avenue South resulting in an elevation change of approximately 10 feet from the
southeast corner to the north and west sides of the site. This elevation change
makes it difficult to meet the shadow ordinance in the zoning code without locating
the building further south on the site. The applicant chose to shift the building to the
30
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
south to meet the shadow ordinance and reduce impacts on neighboring properties
to the north.
The lack of street parking adjacent to the property means the applicant must
accommodate all required parking on site. The variance request allows the applicant
to accommodate the requirement while potentially reducing impacts to the adjacent
neighborhoods from residents and guest parking on the street further north. It may
also deter illegal street parking along Vernon Avenue South which could present
significant safety concerns given its proximity to an intersection.
c. The variance, if granted, will not alter the essential character of the locality.
The variance will allow the construction of a permitted use that minimizes impacts
on the adjacent neighborhood by meeting the shadow ordinance and providing off-
street parking for residents and guests. The portion of the development impacted by
the variance is underground and will not alter the essential character of the street.
d. Economic considerations alone do not constitute practical difficulties.
Economic considerations are not considered as part of this request.
e. Practical difficulties include inadequate access to direct sunlight for solar energy
systems.
The applicant chose to locate the building further south to limit the shadowing
effects on the neighboring buildings to the north.
5. Whether or not there are circumstances unique to the shape, topography, water
conditions, or other physical conditions of the property.
The topography of the site and the parking restrictions along Minnetonka Boulevard and
Vernon Avenue South necessitate the variance request.
The topography of the site descends along Minnetonka Boulevard and Vernon Avenue
South resulting in an elevation change of approximately 10 feet from the southeast
corner to the north and west sides of the site. This elevation change makes it difficult to
meet the shadow ordinance in the zoning code without locating the building further
south on the site. The applicant chose to shift the building to the south to meet the
shadow ordinance and reduce impacts on neighboring properties to the north. Staff
believe this criterion has been met.
6. Whether or not the granting of the variance is necessary for the preservation and
enjoyment of a substantial property right.
The variance would support the construction of a low-rise apartment building which is
permitted in the N-2 zoning district. The project also aligns with the RM – Medium
density residential land use guiding which allows densities of 18 to 30 units per acre.
City council initiated the land use change to RM – Medium density residential in 2021.
Staff believe this criterion has been met.
31
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
7. Whether or not the granting of the variance will impair light and air to the
surrounding properties, unreasonably increase congestion, increase the danger of fire,
or endanger public safety.
Granting the requested variance will not impair light and air to the surrounding
properties. The site plan proposes a rear setback of approximately 65 feet adjacent to
the neighboring property on Vernon Avenue South and approximately 89 feet adjacent
to the neighboring property on Utica Avenue South. This is more than double and triple
the required 25-foot setback. The intent of this setback is to mitigate light and air
impairments on adjacent properties and to reduce the danger of fire. The project will
also clean up the contaminated soils on the site during project construction. Staff
believe this criterion has been met.
8. Whether or not the granting of the variance will merely serve as a convenience or is it
necessary to alleviate a practical difficulty.
The variance is necessary to alleviate the practical difficulty created by the topography
of the site and lack of street parking. It would allow the applicant to meet the project
parking needs with underground parking compared to surface parking which would
increase impervious surface on the site. The variance would also allow the building to
locate further south on the site to mitigate impacts on adjacent properties.
Next steps: The preliminary and final plat application and variance application is tentatively
scheduled for city council consideration on Monday, Feb. 2, 2026.
Public outreach: A public hearing notice was posted in the Sun Sailor and mailed to property
owners within 500 feet of the site. The applicant hosted a neighborhood meeting at Parkway 25
(4015 County Road 25), another building developed by the property owner of 5430 Minnetonka
Blvd. Approximately 14 people attended the neighborhood meeting. No attendees expressed
opposition to the project. Comments and questions addressed various topics including, but not
limited to, outdoor lighting, parking, and site access. Attendees seemed satisfied with
responses from the project team and city staff and did not request changes to the proposed
site plan.
Staff recommendation: Staff recommends the following:
Motion to recommend rescinding previous special permit, conditional use permit, and variance
approvals for property located at 5430 Minnetonka Blvd.
Motion to recommend approval of the preliminary and final plat of Parkway on 5 located at 5430
Minnetonka Blvd., subject to the following conditions:
1. The site shall be developed, used and maintained in accordance with the conditions
of the zoning ordinance, approved official exhibits and city code.
2. Construction and staging information will be provided to staff for review and
approval before building permits are issued.
3. All new utility service structures shall be buried.
4. Prior to installation of any new signs, the applicant shall submit the necessary sign
permits and a site sign plan that shows all existing and proposed signs. No signs will
be permitted in public right-of-way.
32
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
5. The final plat shall be recorded within two years after approval of the final plat. If
the final plat is not recorded within the two-year period, then the preliminary and
final plat shall be considered void, unless a request for a time extension is submitted
in writing and approved by the city council.
6. Prior to the city signing and releasing the final plat to the developer for filing with
Hennepin County:
a. A financial security in the form of cash escrow or letter of credit in the
amount of $6,000 shall be submitted to the city to ensure that a signed mylar
copy of the final plat is provided to the city ($1,000) and the placement of
iron monuments ($5,000).
b. A development agreement shall be executed between the city and developer
that addresses, at a minimum:
i. The installation of all public improvements including, but not limited
to sidewalks, modifications to the street, boulevards, and the
execution of necessary easements related to such improvements.
ii. A performance guarantee in the form of cash escrow or irrevocable
letter of credit shall be provided to the City of St. Louis Park in the
amount of 1.25 times the estimated costs for the installation of all
public improvements, placement of iron monuments at property
corners, and landscaping.
iii. The applicant shall reimburse the city attorney’s fees in
drafting/reviewing such documents as required in the final plat
approval.
iv. The mayor and city manager are authorized to execute the
development agreement.
c. The park and trail dedication requirements have been met through land
dedication, cash-in-lieu of land, or a combination of the two.
7. Prior to starting any land disturbing activities, the following conditions shall be met:
a. Proof of recording the final plat shall be submitted to the city.
b. A preconstruction meeting shall be held with the appropriate development,
construction, private utility and city representatives.
c. All necessary permits shall be obtained.
8. The developer shall comply with the following conditions during construction:
a. All city noise ordinances shall be complied with, including that there be no
construction activity between the hours of 7 p.m. and 7 a.m. Monday
through Friday, and between 7 p.m. and 9 a.m. on weekends and holidays.
b. The site shall be kept free of dust and debris that could blow onto
neighboring properties.
c. Public streets shall be maintained free of dirt and shall be cleaned as
necessary.
d. The City shall be contacted a minimum of 72 hours prior to any work in a
public street.
e. Work in a public street shall take place only upon the determination by the
city engineer (or designee) that appropriate safety measures have been
taken to ensure motorist and pedestrian safety.
33
Regular meeting of January 21, 2026 (Item No. 3.b)
Title: Parkway on 5 preliminary and final plat and variance applications
f. The developer shall install and maintain chain link security fencing that is at
least six feet tall along the perimeter of the site. All gates and access points
shall be locked during non-working hours.
g. Temporary electric power connections shall not adversely impact
surrounding neighborhood service.
9. Prior to the issuance of any permanent certificate of occupancy permit the private
utilities, site landscaping and irrigation shall be installed in accordance with the
official exhibits.
10. Upon city approval and acceptance of private site improvements, the developer shall
provide a one-year warranty in the form of a cash escrow or letter of credit for 25%
of the final construction costs of the improvements.
11. In addition to any other remedies, the developer or owner shall pay an
administrative fee of $750 per violation of any condition of this approval.
Motion to recommend approval of a variance to allow a minimum front yard setback of 11 feet
instead of the minimum setback of 25 feet in the N-2 zoning district for 5430 Minnetonka
Boulevard, subject to the following conditions:
1. The property shall be developed in accordance with the approved exhibits.
2. The front yard setback shall only apply to the underground portions of the
development. The required minimum front yard setback for the above ground
portion of the building shall remain 25 feet.
3. The variance is automatically revoked and cancelled if construction of the proposed
building is not substantially completed within two years as outlined in city code
section 36-38(a)(9).
34
Found Mag Nail Found 1/2 Inch Iron
Pipe W/ Cap No. 25718
Found 1/2 Inch Rebar
W/ Cap No. 44530
Found 1/2 Inch
Open Iron Pipe
Found 1/2 Inch Iron
Pipe W/ Cap. No. 25710
S89°52'16"E 125.17
N01°49'12"E
27.31
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(COUNTY ROAD NO. 5)
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PID: 3102924330124
Address: 5430 Minnetonka Boulevard
PID: 3102924330024
Address: 2926 Utica Avenue South
Owner: Marnie Lazarus
PID: 3102924330019
Address: 2955 Vernon Avenue South
Owner: D E & P A Janke
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Area Conveyed in Doc. Nos.
A3876997 AND A3876998
N Line of Lot 15,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"N Line of Lot 16,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
NE Corner of Lot 17,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
E Line of LOT 17,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
Found 1/2 Inch Rebar W/ Cap No. 44530
Point 27.3 Feet N'ly of the SE Corner of
Lot 17, "AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
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"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
S Line of Lot 15,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
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Wat. Serv.
(Per Rec.)
DESCRIPTION OF PROPERTY SURVEYED
All of Tracts A, B, and C described below:
Tract A:
Lot 15, except the north 80 feet thereof, and Lot 16, except the north 80 feet thereof, Auditor's Subdivision
No. 351, according to the plat thereof on file and of record in the office of the County Recorder in and for
Hennepin County, Minnesota; excepting therefrom those parts conveyed to the County of Hennepin in
Documents No. A-3876997 and A-3876998, lying westerly, northerly and easterly of the following described
line: Beginning at the northeast corner of Lot 17 in said Auditor's Subdivision No. 351; thence southerly to a
point on the easterly boundary of said Lot 17, distant 27.3 feet northerly of the southeast corner thereof;
thence on an azimuth of 194 degrees 37 minutes 31 seconds for 223.52 feet; thence on an azimuth of 272
degrees 09 minutes 07 seconds for 210.49 feet; thence on an azimuth of 00 degrees 07 minutes 44 seconds
for 181.58 feet and there terminating;
Tract B:
The northerly 80 feet of Lot 16, and the southerly 27.3 feet of Lot 17, Auditor's Subdivision No. 351, according
to the plat thereof on file and of record in the office of the County Recorder in and for Hennepin County,
Minnesota, lying westerly of the following described line: Beginning at the northeast corner of said Lot 17;
thence southerly to a point on the easterly boundary of said Lot 17, distance 27.3 feet northerly of the
southeast corner thereof; thence on an azimuth of 194 degrees 37 minutes 31 seconds for 223.52 feet and
there terminating;
Tract C:
The northerly 80 feet of Lot 15, Auditor's Subdivision No. 351, according to the plat thereof on file and of
record in the office of the County Recorder in and for Hennepin County, Minnesota, lying easterly of the
following described line: Commencing at the northeast corner of Lot 17 in said Auditor's Subdivision No. 351;
thence southerly to a point on the easterly boundary of said Lot 17, distant 27.3 feet northerly of the
southeast corner thereof; thence on an azimuth of 194 degrees 37 minutes 31 seconds for 223.52 feet;
thence on an azimuth of 272 degrees 09 minutes 07 seconds for 210.49 feet to the point of beginning of the
line to be described; thence on an azimuth of 00 degrees 07 minutes 44 seconds for 181.58 feet and there
terminating;
Subject to the following restriction:
No access shall be permitted to Trunk Highway No. 100 from the lands herein conveyed.
GENERAL SURVEY NOTES
1.Bearings are based on the Hennepin County Coordinate System (1986 Adjustment).
2.Elevations are based on the NGVD 29 Datum. Site Benchmark is the top nut of the fire hydrant located
on the north side of Minnetonka Boulevard, approximately 21 feet northeast from the southeast corner
of the subject property, as shown hereon . Elevation = 910.02.
3.We have shown the location of utilities to the best of our ability based on observed evidence together
with evidence from the following sources: plans obtained from utility companies, plans provided by
client, markings by utility companies and other appropriate sources. We have used this information to
develop a view of the underground utilities for this site. However, lacking excavation, the exact location
of underground features cannot be accurately, completely and reliably depicted. Where additional or
more detailed information is required, the client is advised that excavation may be necessary. Also,
please note that seasonal conditions may inhibit our ability to visibly observe all the utilities located on
the subject property.
4.Site Address: 5430 Minnetonka Boulevard, St. Louis Park, Minnesota 55416.
5.This property is contained in Zone X (area determined to be outside the 0.2% annual chance floodplain)
per Flood Insurance Rate Map, Community Panel No. 27053C0353F, effective date of November 4, 2016.
6.The gross land area is 47,349 +/- square feet or 1.087 +/- acres.
7.The names of the adjoining owners of the platted lands, as shown hereon, are based on information
obtained from the Hennepin County Interactive Property Map.
8.The fieldwork was completed on 8-14-2025.
SURVEY REPORT
1.A boundary determination was not part of the scope of this project. The property description and
boundary was obtained from a survey preformed by Cornerstone Land Surveying, Inc., dated 11-8-2024.
2.We have been provided with a Commitment for Title Insurance issued by HomeStead Title LLC as agent
for Fidelity National Title Insurance Company, File No. 2500044, dated January 16, 2025, from the client.
Said Commitment does not contain documentation of easements affecting the subject property.
VICINITY MAP
54
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PROJECT NO.: 25083.00
COPYRIGHT 2025 CIVIL SITE GROUP INC.c
REVISION SUMMARY
DATE DESCRIPTION
V1.0
TOPOGRAPHIC
SURVEY
9-12-25 Added Building Heights
1-5-26 Title Commitment
..
..
..
..
N
44565
RORY L. SYNSTELIEN
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS SURVEY,
PLAN, OR REPORT WAS PREPARED BY ME
OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED LAND
SURVEYOR UNDER THE LAWS OF THE
STATE OF MINNESOTA.
8-18-2025
N
CL
I
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N
T
Civil Engineering Surveying Landscape Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
QA/QC
FIELD CREW
DRAWN BY
REVIEWED BY
UPDATED BY
TK/VK
DS
CJ
.
OVERHEAD UTILITIES
GASMAIN
SANITARY SEWER
STORM SEWER
FIBER/COMM. LINE
ELECTRIC LINE (RECORD)
WATERMAIN
ELECTRIC LINE
GASMAIN (RECORD)
CHAINLINK FENCE LINE
Linetype & Symbol Legend
CONCRETE SURFACE
PAVER SURFACE
BITUMINOUS SURFACE
GRAVEL/LANDSCAPE
SURFACE
IRON FENCE LINE
GUARDRAIL
WATERMAIN (RECORD)
SANITARY SEWER (RECORD)
STORM SEWER (RECORD)
FIBER/COMM. LINE (RECORD)
TELEPHONE LINE (RECORD)
TELEPHONE LINE
SIGN
SANITARY MANHOLE
STORM MANHOLE
CABLE TV BOX
TELEPHONE MANHOLE
ELECTRIC TRANSFORMER
TELEPHONE BOX
TRAFFIC SIGNAL
GAS METER
ELECTRICAL METER
WATER MANHOLE
WATER VALVE
AIR CONDITIONER
BOLLARD
CATCH BASIN
ELECTRIC MANHOLE
GAS VALVE
FLAG POLE
HANDICAP SYMBOL
FOUND IRON MONUMENT
HYDRANT
CAST IRON MONUMENT
SET OR TO BE SET IRON MONUMENT
FLARED END SECTION
POWER POLE
UTILITY MANHOLE
GUY WIRE
CONIFEROUS TREE
DECIDUOUS TREE
ROOF DRAIN
SEWER CLEAN OUT
FIRE CONNECTION
WELL
UTILITY VAULT
POST INDICATOR VALVE
GAS MANHOLE
HAND HOLE
FIBER/COMM. MANHOLE
MAIL BOX
FUEL TANK
ELECTRICAL OUTLET
SB SOIL BORING
LIGHT POLE
ACCESS RESTRICTION
WOODEN FENCE LINE
SATELLITE DISH
BUSH/SHRUB
40102001020
SCALE IN FEET
㌵
Found Mag Nail Found 1/2 Inch Iron
Pipe W/ Cap No. 25718
Found 1/2 Inch Rebar
W/ Cap No. 44530
Found 1/2 Inch
Open Iron Pipe
Found 1/2 Inch Iron
Pipe W/ Cap. No. 25710
S89°52'16"E 125.17
N01°49'12"E
27.31
S89°54'35"E 140.34
S1
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3
7
'
3
1
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W
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5
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MINNETONKA BOULEVARD
(COUNTY ROAD NO. 5)
(A Public R/W)
(Width Varies)
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PID: 3102924330124
Address: 5430 Minnetonka Boulevard
PID: 3102924330024
Address: 2926 Utica Avenue South
Owner: Marnie Lazarus
PID: 3102924330019
Address: 2955 Vernon Avenue South
Owner: D E & P A Janke
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Area Conveyed in Doc. Nos.
A3876997 AND A3876998
N Line of Lot 15,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"N Line of Lot 16,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
HENNEPIN COUNTY, MINNESOTA"
E Line of LOT 17,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
Found 1/2 Inch Rebar W/ Cap No. 44530
Point 27.3 Feet N'ly of the SE Corner of
Lot 17, "AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
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TRACT B
TRACT C
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"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
S Line of Lot 15,
"AUDITOR'S SUBDIVISION NO. 351,
HENNEPIN COUNTY, MINNESOTA"
27
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EXCEPTION
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(A
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Wat. Serv.
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1311
15
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5
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18
LOBBY
001
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003
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009
ENTRY
002
WEST STAIR
050
PACKAGE
004
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B
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9'
B
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25' BUILDING SETBACK
25' BUILDING SETBACK
GARAGE F
L
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F
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P
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FIRST FLO
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F
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14
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14
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8.0
8.0
8.
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8.0
CONSTRUCTION LIMITS
CONSTRUCTION LIMITS
15
'
P
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B
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2
8
EV
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25' BUILDING SETBACK
NO
PARKING
7.
7
50.0 STORMWATER
FILTRATION BASIN
ACCESSIBLE
PARKING SPACE,
INCL. SIGNAGE,
STRIPING AND
RAMPS
MATCH EXISTING, TYP.
CONCRETE SIDEWALK, TYP.
DRIVE ENTRANCE PER
CITY STANDARDS, TYP.
HEAVY DUTY
CONCRETE
PAVEMENT, TYP.
HEAVY DUTY
CONCRETE
PAVEMENT, TYP.
B612 C&G, TYP.
3' CURB TAPER, TYP.
MATCH EXISTING, TYP.
MATCH EXISTING, TYP.
BITUMINOUS TRAIL PER
CITY STANDARDS, TYP.
BITUMINOUS TRAIL PER
CITY STANDARDS, TYP.
CONCRETE PATIO, TYP.
CONCRETE
SIDEWALK, TYP.
CONCRETE SIDEWALK, TYP.
RETAINING WALL,
COORD. W/ LANDSCAPE
ARCH., TYP.
AMENITY DECK, TYP.
SEE LANDSCAPE ARCH.
PLANS FOR DETAILS
CONCRETE
SIDEWALK W/
STAIRS AND
RAILINGS, TYP.
LANDSCAPED AREA, SEE
LANDSCAPE ARCH. PLANS
FOR DETAILS, TYP.
MATCH EXISTING, TYP.
MATCH EXISTING, TYP.
24" CONC. VALLEY
GUTTER, TYP.
RETAINING WALL,
COORD. W/
LANDSCAPE
ARCH., TYP.
CONC. SIDEWALK
PER CITY
STANDARDS
SEE ARCH'L AND LANDSCAPE PLANS
FOR POOL FENCE AND GATES DETAILS
4
ELECTRIC
VEHICLE (VE)
PARKING SPACE,
INCL. SIGNAGE &
EV CHARGING
STATION
CONCRETE PATIO, TYP.
CONCRETE PATIO,
SIDEWALK, STAIRS W/
RAILINGS, TYP.
CONC. STAIRS, RAILINGS, &
CHEEK WALL, TYP. SEE
GRADING PLAN FOR DETAILS
CONC. STAIRS, RAILINGS, &
CHEEK WALL, TYP. SEE
GRADING PLAN FOR DETAILS
CONCRETE
SIDEWLAK, TYP.
CONCRETE
SIDEWLAK, TYP.
CONC. STAIRS, RAILINGS, &
CHEEK WALL, TYP. SEE
GRADING PLAN FOR DETAILS
MATCH EXISTING, TYP.
CONCRETE RAMP
PER ADA
STANDARDS, TYP.
RETAINING WALL,
TYP. SEE GRADING
PLAN FOR DETAILS
CONC. SIDEWALK PER
CITY STANDARDS
RETAINING WALL,
COORD. W/
LANDSCAPE
ARCH., TYP.
CONCRETE SEAT
WALL & AMENITY
DECK, TYP. SEE
LANDSCAPE ARCH.
PLANS FOR DETAILS
CONCRETE SEAT WALL
AND AMENITY DECK, TYP.
SEE LANDSCAPE ARCH.
PLANS FOR DETAILS
LANDSCAPED AREA, SEE
LANDSCAPE ARCH. PLANS
FOR DETAILS, TYP.
PVMT. STRIPING, TYP.
PVMT. STRIPING, TYP.B612
C&G,
TYP.
PEDESTRIAN RAMP PER
ADA STANDARDS, TYP.
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27.6
CONSTRUCTION LIMITS
CONSTRUCTION LIMITS
PATCH STREET
SECTION IN-KIND PER
CITY STANDARDS
CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND
CURBING PER DESIGN PLAN. CONTRACTOR TO VERIFY ALL CURBS AND
SIDEWALKS WILL DRAIN PROPERLY IN FIELD CONDITIONS.
CONTRACTOR MUST CONTACT THE CIVIL ENGINEER 24-HOURS PRIOR
TO ANY CURB AND/OR SIDEWALK INSTALLATION TO REVIEW AND
INSPECT CURB STAKES. CONTRACTOR IS RESPONSIBLE FOR ANY CURB
OR SIDEWALK REPLACEMENT IF THIS PROCEDURE IS NOT FOLLOWED.
CONC. PED RAMP PER
MNDOT STANDARDS
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COPYRIGHT CIVIL SITE GROUP INC.c
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ISSUE/SUBMITTAL SUMMARY
DATE DESCRIPTION
12/08/2025 CITY SUBMITTAL
12/15/2025 BID SET
1/12/2026 CITY RESUBMITTAL
PROJECT MANAGER DAVE KNAEBLE
CONTACT NUMBER 612-615-0060 X 703
DRAWN BY KB, DK
REVIEWED BY DK
PROJECT NUMBER 25083
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48776
David J. Knaeble
LICENSE NO.DATE
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
1/12/26
Civil Engineering ° Surveying ° Landscape
Architecture
5000 Glenwood Avenue
Golden Valley, MN 55422
civilsitegroup.com 612-615-0060
OW
N
E
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SITE LAYOUT NOTES:
SITE PLAN LEGEND (SHEETS C2.0-C2.2):
TRAFFIC DIRECTIONAL ARROW PAVEMENT
MARKINGS
SIGN AND POST ASSEMBLY. SHOP DRAWINGS
REQUIRED.
HC = ACCESSIBLE SIGN
NP = NO PARKING FIRE LANE
ST = STOP
CP = COMPACT CAR PARKING ONLY
PROPERTY LINE
CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT
GUTTER WHERE APPLICABLE-SEE PLAN
LIGHT DUTY BITUMINOUS PAVEMENT (IF
APPLICABLE). SEE GEOTECHNICAL REPORT
FOR AGGREGATE BASE & WEAR COURSE
DEPTH, SEE DETAIL.
HEAVY DUTY BITUMINOUS PAVEMENT (IF
APPLICABLE). SEE GEOTECHNICAL REPORT
FOR AGGREGATE BASE & WEAR COURSE
DEPTH, SEE DETAIL.
CONSTRUCTION LIMITS
TO
SPECIALTY PAVEMENT (IF APPLICABLE) -
PROVIDE BID FOR THE FOLLOWING OPTIONS,
INCLUDE VARIATIONS OF BASE MATERIAL AND
OTHER NECESSARY COMPONENTS.
1. STAMPED & COLORED CONCRETE
2. CONCRETE PAVERS
MAKERS, COLORS, MODELS, & PATTERN TO BE
INCLUDED IN SHOP DRAWING SUBMITTAL
PRIOR TO CONSTRUCTION.
CITY OF ST. LOUIS PARK SITE SPECIFIC NOTES:
1.SIGNAGE WILL BE APPROVED THROUGH A SEPARATE SIGN PERMIT. PROJECT MAY HAVE UP TO 200 SF OF SIGNAGE WITH A
MAXIMUM OF 100 SF FOR ONE SIGN FACE AND MAX HEIGHT OF 25 FT FOR A PYLON SIGN.
2.PROPOSED PYLON SIGNAGE ON THE CHIPOTLE SITE CANNOT BE USED FOR SIGNAGE FOR THE BUSINESSES ON THE
NEIGHBORING PROPERTY. SIGNAGE FOR THAT PROPERTY MUST BE LOCATED ON THE PROPERTY ITSELF.
3.OUTDOOR LIGHTING FIXTURES TO HAVE DIMMING CONTROL SYSTEM OR DIMMING DRIVERS TO MEET CITY CODE OF 1.0 FC
AVERAGE BETWEEN THE HOURS OF 10PM AND 6AM.
ACCESSIBILITY ROUTE ARROW (IF
APPLICABLE) DO NOT PAINT.
1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR
800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR
REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.
2.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION,
INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS,
UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE
SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALL
BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE
ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL.
3.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND
STREET OPENING PERMIT.
4.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF
SITE IMPROVEMENT MATERIALS.
5.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE BUILDING AND STAKE
FOR REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.
6.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE
AND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE
ARCHITECT.
7.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION.
LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.
8.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE
ENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH
AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING
PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOT
PREVIOUSLY APPROVED.
9.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A.
REQUIREMENTS-SEE DETAIL.
10.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF
TRAFFIC. WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS
OTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING BODIES.
11.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.
12.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.
13.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE
IMPROVEMENTS.
14.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.
15.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.
16.ALL PARKING LOT PAINT STRIPING TO BE WHITE, 4" WIDE TYP.
17.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.
18.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE.
SEE LANDSCAPE DOCUMENTS.
19.CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND CURBING PER DESIGN PLAN. CONTRACTOR TO VERIFY ALL
CURBS AND SIDEWALKS WILL DRAIN PROPERLY IN FIELD CONDITIONS. CONTRACTOR MUST CONTACT THE CIVIL ENGINEER
24-HOURS PRIOR TO ANY CURB AND/OR SIDEWALK INSTALLATION TO REVIEW AND INSPECT CURB STAKES. CONTRACTOR IS
RESPONSIBLE FOR ANY CURB OR SIDEWALK REPLACEMENT IF THIS PROCEDURE IS NOT FOLLOWED.
20.FINISH GRADING FOR HARDSCAPE AREAS IE. PARKING LOTS, CURBS, SIDEWALKS SHALL BE WITHIN 0.05 FEET. ADA AREAS
MUST COMPLY WITH REQUIREMENTS ON PLANS AND ADA REGULATIONS. TOLERANCE WITHIN ADA AREAS IS 0.00 FEET
DISCUSS ANY DEVIATIONS WITH ENGINEER PRIOR TO CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR ANY CURB,
SIDEWALK AND/OR PAVEMENT REPLACEMENT THAT DOES NOT MEET TOLERANCE/ADA REQUIREMENTS.
CONCRETE PAVEMENT (IF APPLICABLE) AS
SPECIFIED (PAD OR WALK) SEE
GEOTECHNICAL REPORT FOR AGGREGATE
BASE & CONCRETE DEPTHS, WITHIN ROW
SEE CITY DETAIL, WITHIN PRIVATE
PROPERTY SEE CSG DETAIL
OPERATIONAL NOTES
SNOW REMOVAL
ALL SNOW SHALL BE STORED ON-SITE OUTSIDE PARKING LOT
IN OPEN LANDSCAPED AREAS. WHEN FULL, REMOVAL CO.
SHALL REMOVE EXCESS OFF-SITE.
TRASH REMOVAL TRASH SHALL BE PLACED IN EXTERIOR TRASH AREA AND
REMOVED BY COMMERCIAL CO. WEEKLY.
DELIVERIES DELIVERIES SHALL OCCUR AT THE FRONT DOOR VIA STANDARD
COMMERCIAL DELIVERY VEHICLES (UPS, FED-EX, USPS).
REVISION SUMMARY
DATE DESCRIPTION
C2.0
SITE PLAN
0
1" = 20'-0"
20'-0"10'-0"
N
Know what's below.
before you dig.Call
R
OWNER INFORMATION
SELA INVESTMENTS LTD, LLP
4915 WEST 35TH STREET, SUITE 102
ST, LOUIS PARK, MN 55416
PAZ SELA
612-290-7632
PAJJS@AOL.COM
HEAVY DUTY CONCRETE PAVEMENT (IF
APPLICABLE) AS SPECIFIED. SEE
GEOTECHNICAL REPORT FOR AGGREGATE
BASE & CONCRETE DEPTHS, WITHIN ROW
SEE CITY DETAIL, WITHIN PRIVATE
PROPERTY, SEE CSG DETAIL
㌶
LEVEL 1
100' -0"
LEVEL 2
112' -1 7/8"
LEVEL 3
123' -9 3/4"
ROOF TRUSS BEARING
133' -10 7/8"
1'
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T.O. HIGH PARAPET
138' -3 5/8"
W4 W10 W9 W9
W4 W9 W9
W9W9W10
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T.O. LOW PARAPET
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15
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T.O. ROOF SHEATING
135' -5 5/8"
22
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LEVEL 1
100' -0"
LEVEL 2
112' -1 7/8"
LEVEL P1
88' -8"
LEVEL 3
123' -9 3/4"
ROOF TRUSS BEARING
133' -10 7/8"
T.O. HIGH PARAPET
138' -3 5/8"
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SF06
W5W1
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W9W4
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SF07SF07 SF07
SF04 SF05
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T.O. LOW PARAPET
137' -3 5/8"
K
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135' -5 5/8"
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100' -0"
LEVEL 2
112' -1 7/8"
LEVEL 3
123' -9 3/4"
ROOF TRUSS BEARING
133' -10 7/8"
T.O. HIGH PARAPET
138' -3 5/8"
A300
B1L
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137' -3 5/8"
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135' -5 5/8"22
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LEVEL 1
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LEVEL 2
112' -1 7/8"
LEVEL 3
123' -9 3/4"
ROOF TRUSS BEARING
133' -10 7/8"
T.O. HIGH PARAPET
138' -3 5/8"
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25'-0" SETBACK FROM
PROPERTY LINE
SEE PLAN
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UNIT PATIO
LEVEL 1
100' -0"
LEVEL 2
112' -1 7/8"
LEVEL 3
123' -9 3/4"
ROOF TRUSS BEARING
133' -10 7/8"
T.O. HIGH PARAPET
138' -3 5/8"
A351
C1
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137' -3 5/8"
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135' -5 5/8"
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15 3
EXTERIOR MATERIALS
SIDING 1 -METAL PANEL
MFR: ALUCOBOND
CLASSIC COLLECTION
COLOR: STATUARY BRONZE
SIDING 2 -FIBER CEMENT PANEL
MFR: CERACLAD
PANEL: CAST STRIPE
VERITCAL ORIENTATION
COLOR: PEARL
SIDING 3 -FIBER CEMENT WOOD-LOOK PANEL
MFR: CERACLAD
PANEL: URBAN CEDAR
COLOR: ESPRESSO
BRICK
MFR: BELDEN BRICK COMPANY
NORMAN BRICK
COLOR: TUMBLEWEED VELOUR
DARK BRICK COLOR
MFR: BELDEN BRICK COMPANY
NORMAN BRICK
COLOR: SIENNA BLEND VELOUR
BURNISH BLOCK
COLOR: TO MATCH TUMBLEWEED
VELOUR BRICK
COMPOSITE WINDOW
MFR: ANDERSEN
100 SERIES
EXT COLOR: DARK BRONZE
INT COLOR:
SLIDING DOORS
MFR: ANDERSEN
100 SERIES
EXT COLOR: DARK BRONZE
INT COLOR:
STOREFRONT
COLOR: DARK BRONZE
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333 Washington Ave N, Suite 210
Minneapolis, Minnesota 55401
612.676.2700 www.djr-inc.com
Issue:Date:
Project #:
Date:
Drawn by:
Checked by:
NOT FOR
CONSTRUCTION
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23-007.00
12.08.2025
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1/8" = 1'-0"B3 EXTERIOR ELEVATION -SOUTH (2)
1/8" = 1'-0"E1 EXTERIOR ELEVATION -WEST
KEYNOTES - EXTERIOR
Note # Note
1 FACE BRICK VENEER
2 BRICK SOLDIER COURSE
3 ROWLOCK COURSE HEADER
4 PREFINISHED METAL PANEL
5 FIBER CEMENT PANEL SIDING (PEARL)
6 FIBER CEMENT WOOD-LOOK PANEL SIDING (ESPRESSO)
7 PREFINISHED METAL PARAPET CAP - COLOR TO MATCH FIBER CEMENT
8 KNOX BOX
9 CAST STONE SILL
10 FIBERGLASS SLIDING DOOR
11 PREFINISHED ALUMINUM BALCONY W/ GLASS PANELS
12 PATIO SWING DOOR
13 PREFINISHED METAL MAGIC-PAK GRILL
14 BUILDING SIGNAGE
15 HOSE BIB
16 EXPOSED CMU COLOR TO MATCH ADJACENT BRICK
17 ELEVATOR OVERRUN
18 FIRE DEPARTMENT CONNECTION
19 ELECTRONIC ACCESS SYSTEM
20 GAURDRAIL
21 GARAGE DOOR
22 FIBER CEMENT PANEL REVEAL
23 C CHANNEL - COLOR TO MATCH FIBER CEMENT PANEL
80 ALUMINUM STOREFRONT
81 COMPOSIT WINDOW
MATERIAL CALCS - SOUTH
Material Type
Material
Class Area Percentage
FIBER CEMENT PANEL CLASS I 2,643 SF 41%
GLAZING CLASS I 2,422 SF 37%
BRICK CLASS I 804 SF 12%
WOOD-LOOK PANEL CLASS I 437 SF 7%
6,306 SF 97%
PREFINISHED METAL CLASS II 207 SF 3%
207 SF 3%
Grand total 6,512 SF 100%
MATERIAL CALCS - WEST
Material Type
Material
Class Area Percentage
BRICK CLASS I 494 SF 12%
FIBER CEMENT PANEL CLASS I 2,146 SF 51%
GLAZING CLASS I 1,043 SF 25%
WOOD-LOOK PANEL CLASS I 35 SF 1%
3,718 SF 89%
METAL PANEL CLASS II 312 SF 7%
PREFINISHED METAL CLASS II 168 SF 4%
480 SF 11%
Grand total 4,198 SF 100%
1/8" = 1'-0"C1 EXTERIOR ELEVATION -WEST COURTYARD
1/8" = 1'-0"A1 EXTERIOR ELEVATION -WEST SE BUMP-OUT
1/8" = 1'-0"E3 EXTERIOR ELEVATION -SOUTH (1)
CITY REVIEW 12.08.2025
37
LEVEL 1
100' -0"
LEVEL 2
112' -1 7/8"
LEVEL P1
88' -8"
LEVEL 3
123' -9 3/4"
ROOF TRUSS BEARING
133' -10 7/8"
T.O. HIGH PARAPET
138' -3 5/8"
11
'
-
4
"
12
'
-
1
7
/
8
"
11
'
-
7
7
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10
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1'
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6
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1
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1'
-
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"
W10 W9 W9 W4 W9 W4 W9
W9W4W9W4W9
W2
W10
W10
W2
W9 W4 W9 W4 W9
W3
W3
W9
W9
W9
49
'
-
7
5
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8
"
A353
C1
A353
D1
A353
F1
SF01 SF01 SF01 SF01 SF01
SF02 SF03
21 19 17 1A300
B3
A350
A1
T.O. LOW PARAPET
137' -3 5/8"
4
4
10
13
11
81
21
2
1
5
7
17
T.O. ROOF SHEATING
135' -5 5/8"
22
23
80
4
10
11
1
20
93
LEVEL 1
100' -0"
LEVEL 2
112' -1 7/8"
LEVEL P1
88' -8"
LEVEL 3
123' -9 3/4"
ROOF TRUSS BEARING
133' -10 7/8"
T.O. HIGH PARAPET
138' -3 5/8"
A300
B1
W9 W9 W4 W9 W4 W4
W4W4W9W7W4W4W7W4W9
W9 W9 W4 W7 W4 W4 W7 W9 W4 W4
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A1
T.O. LOW PARAPET
137' -3 5/8"
4
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11
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2
3
81
12 10
T.O. ROOF SHEATING
135' -5 5/8"
11
16
EXTERIOR MATERIALS
SIDING 1 -METAL PANEL
MFR: ALUCOBOND
CLASSIC COLLECTION
COLOR: STATUARY BRONZE
SIDING 2 -FIBER CEMENT PANEL
MFR: CERACLAD
PANEL: CAST STRIPE
VERITCAL ORIENTATION
COLOR: PEARL
SIDING 3 -FIBER CEMENT WOOD-LOOK PANEL
MFR: CERACLAD
PANEL: URBAN CEDAR
COLOR: ESPRESSO
BRICK
MFR: BELDEN BRICK COMPANY
NORMAN BRICK
COLOR: TUMBLEWEED VELOUR
DARK BRICK COLOR
MFR: BELDEN BRICK COMPANY
NORMAN BRICK
COLOR: SIENNA BLEND VELOUR
BURNISH BLOCK
COLOR: TO MATCH TUMBLEWEED
VELOUR BRICK
COMPOSITE WINDOW
MFR: ANDERSEN
100 SERIES
EXT COLOR: DARK BRONZE
INT COLOR:
SLIDING DOORS
MFR: ANDERSEN
100 SERIES
EXT COLOR: DARK BRONZE
INT COLOR:
STOREFRONT
COLOR: DARK BRONZE
1/8" = 1'-0"C3 EXTERIOR ELEVATION -NORTH
1/8" = 1'-0"C1 EXTERIOR ELEVATION -EAST
MATERIAL CALCS - EAST
Material Type
Material
Class Area Percentage
BRICK CLASS I 561 SF 14%
FIBER CEMENT PANEL CLASS I 1,538 SF 39%
GLAZING CLASS I 1,152 SF 29%
3,250 SF 82%
METAL PANEL CLASS II 584 SF 15%
PREFINISHED METAL CLASS II 135 SF 3%
720 SF 18%
Grand total 3,970 SF 100%
MATERIAL CALCS - NORTH
Material Type
Material
Class Area Percentage
BRICK CLASS I 1,019 SF 12%
FIBER CEMENT PANEL CLASS I 3,145 SF 36%
GLAZING CLASS I 2,129 SF 24%
6,293 SF 72%
METAL PANEL CLASS II 1,924 SF 22%
PREFINISHED METAL CLASS II 515 SF 6%
2,439 SF 28%
Grand total 8,732 SF 100%
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KEYNOTES - EXTERIOR
Note # Note
1 FACE BRICK VENEER
2 BRICK SOLDIER COURSE
3 ROWLOCK COURSE HEADER
4 PREFINISHED METAL PANEL
5 FIBER CEMENT PANEL SIDING (PEARL)
6 FIBER CEMENT WOOD-LOOK PANEL SIDING (ESPRESSO)
7 PREFINISHED METAL PARAPET CAP - COLOR TO MATCH FIBER CEMENT
8 KNOX BOX
9 CAST STONE SILL
10 FIBERGLASS SLIDING DOOR
11 PREFINISHED ALUMINUM BALCONY W/ GLASS PANELS
12 PATIO SWING DOOR
13 PREFINISHED METAL MAGIC-PAK GRILL
14 BUILDING SIGNAGE
15 HOSE BIB
16 EXPOSED CMU COLOR TO MATCH ADJACENT BRICK
17 ELEVATOR OVERRUN
18 FIRE DEPARTMENT CONNECTION
19 ELECTRONIC ACCESS SYSTEM
20 GAURDRAIL
21 GARAGE DOOR
22 FIBER CEMENT PANEL REVEAL
23 C CHANNEL - COLOR TO MATCH FIBER CEMENT PANEL
80 ALUMINUM STOREFRONT
81 COMPOSIT WINDOW
CITY REVIEW 12.08.2025
38
Planning commission: Study session
Meeting date: January 21, 2026
Agenda item: 1
1 Zoning Code Update - phase 2 – parking standards
Recommended Action: No action at this time. Consider direction on how parking minimums
should be addressed through the Zoning Code Update phase 2 and beyond.
Background: The planning commission discussed the topic of parking standards as part of the
study session on Sept. 9, 2025. Based on the discussion, staff identified the following approach
to parking minimums within phase 2 of the zoning code update:
The reduced parking minimum standards that currently apply to the MX-2 district will be
expanded to all new MU districts
The Historic Walker Lake area will get rid of parking minimums altogether
There is no change to parking minimums proposed for residential uses
This approach was presented to the city council, along with other elements of the zoning code
update, on Nov. 10, 2025. City council members commented that they liked seeing reduced
parking requirements and that the Historic Walker Lake area made for good “testing grounds”
of eliminating parking minimums.
On Dec. 3, commissioner Hyman requested to revisit the topic of parking minimums, as not all
commissioners were present for the initial discussion. Commissioners raised the following
questions for staff, requesting a study session specifically to talk about parking minimums in
zoning:
What is the history of parking minimum standards in St. Louis Park and where did those
standards come from?
What are other communities doing about parking minimums?
What are some resources for research and best practices on the topic?
At the study session, staff will present historical context for the standards St. Louis Park has
today, along with examples of how other communities are handling parking minimums through
zoning. Commissioners will engage in a discussion about parking, which includes challenges the
city is facing and goals that could be pursued.
Recommendation: Staff recommends proceeding with the approach presented to city council
for the zoning code update and also including the parking minimum topic in the 2050
Comprehensive Plan process to facilitate community participation and input and to build the
policy foundation needed for next steps.
Prepared by: Laura Chamberlain, senior planner
Reviewed by: Gary Morrison, zoning administrator
Attachments:
Official minutes, planning commission, study session, Sept. 9, 2025
Official minutes, city council, study session, Nov. 10, 2025
39
Official Minutes
Planning commission
September 3, 2025
6:00 p.m.
Planning commission
Study Session
Members present: Jim Beneke, Mia Divecha, Matt Eckholm, John Flanagan, Sarah Strain,
Tom Weber
Members absent: Sylvie Hyman
Staff present: Gary Morrison
Guests: Jeff Miller and Beth Richmond from HKGi presented the report.
1. Zoning Code Update phase 2 – updates to Article V Special Provisions
Mr. Miller stated HKGi will present the results of the community survey, which closed at the
end of August, and provide an analysis of Article V Special Provisions of the zoning code,
including the following topics: parking & loading facilities, landscaping, screening, signage,
and community survey results.
Mr. Miller stated that the survey questions focused on the neighborhood corridors and
commercial spaces and received 240 responses. He reported in detail on the survey results,
which are included in the staff report.
Commissioner Beneke asked about offset parking . Ms. Richmond stated it relates to
restrictions in parking, with the limit of 300 feet from a residential structure and 500 feet
from a non-residential structure.
Commissioner Divecha added she was pleased to see that more people are not asking for
more parking in the survey results.
Commissioner Eckholm stated it is difficult to narrow in on what sort of parking issues are a
legitimate concern and what are a scarcity mindset from the community, as many issues are
emotionally charged.
Commissioner Eckholm stated that more parking requirements in certain areas of the city
may be a harder sell.
Ms. Richmond asked the commissioners if there are parking issues that the planning
commission has heard about or areas that should be focused on.
Mr. Morrison noted there are many city-owned and maintained parking lots around the
city, particularly in the Walker Lake area. He added, over time the city would like to get
away from owning and maintaining these parking lots.
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Planning commission study session
Sept. 3, 2025
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Commissioner Weber stated it would be best to limit parking .
Commissioner Divecha asked what the argument for mandating parking is.
Ms. Richmond stated that the argument is that businesses will not provide enough parking
on their own, and then it becomes an issue if people park on the street and elsewhere. She
continued, it is at the multifamily apartments where enough parking has not been provided.
Mr. Morrison noted the city has street permit parking around the schools and on Vallacher
Ave., and near the Ellipse Apartments.
Ms. Richmond stated that, for financing requirements, many times developers must show
they have parking for apartment buildings.
Commissioner Eckholm stated that the conversation always goes back to there not being
enough parking. He stated he is less concerned about restaurants and small businesses, but
noted larger commercial businesses will provide ample parking if they feel it is pertinent to
their business.
Commissioner Weber stated the goals should be to add flexibility to the requirements and
let businesses open.
Commissioner Eckholm added also, because delivery has increased, many businesses do not
need 9 parking spaces any longer, similar to the Chipotle development , which is order and
pick up through the drive-through.
Commissioner Eckholm stated he would like to take the parking restrictions out of the
Walker Lake district. He added that the area around The Block is very busy with parking
around the restaurant. He stated it is only a problem here because people are used to
parking in front of where they are going.
Commissioner Weber asked if, in the Miracle Mile area, there is a way to have a parking
code for the neighborhood, and cut parking by 30% by 2050, and if that should be the vision
to work toward.
Commissioner Eckholm added that if the county is not going to shrink the road, then we
need to put the building up right next to the road to make it denser, so drivers go slower.
He added, however, that he is not sure how realistic the idea is, especially because Miracle
Mile bumps up to neighborhoods on the south side of Excelsior.
Mr. Morrison stated the city can work with the residential owners to create alleyways
behind their homes to also include parking behind businesses, rather than in front. He
added, however, that it comes down to what property owners are willing to do.
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Planning commission study session
Sept. 3, 2025
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Commissioner Divecha stated that when we require minimums, we are blocking off areas of
the city for cars over people. She stated she understands the issue, but it constrains what
we want someplace like the Walker Lake area to be.
Commissioner Weber stated there are two parking spaces for each classroom at the high
school and asked what those spaces are based on. Ms. Richmond stated that these are for
two spaces for each classroom for teachers and support staff.
Mr. Miller stated he notes the commissioners are interested in expanding parking at Walker
Lake to other areas, there is interest in having new construction have more flexibility at
Walker Lake, also, and so parking is not as restrictive there.
Commissioner Strain asked about what exists in the parking code and if there is flexibility,
and if it has to be a permanent easement. She asked if there is a way to get at some of
these issues, expand shared parking options, and rely more on traffic reports.
Mr. Morrison stated the city does have the ability to be flexible with parking standards, but
a CUP that goes before council and documentation that provides a reason for a reduction in
parking. He stated CUP is not, however, required to be flexible, and added there is flexibility
in transit areas within the code, and within a certain distance to light rail . He added that this
is a policy issue for the planning commission and the city council to decide.
Commissioner Divecha asked about the CUP. Ms. Richmond stated that currently, off-site
parking requires a CUP.
Ms. Richmond asked about non-residential areas. She asked if the planning commission
would want to adjust or eliminate non-residential.
Commissioner Eckholm stated that for M2 and M3, for more mixes and uses in the bigger
areas, there are more single-use buildings, and if we encourage this, the mix of uses does
not occur.
Mr. Morrison stated that in Walker Lake, the parking helps to encourage mixed use.
Commissioner Eckholm stated he would like to get rid of minimums for parking where the
commission can.
Commissioner Weber stated that this discussion by the planning commission will need to be
presented to the city council and then agreed upon by at least 4 council members to move
forward.
Commissioner Divecha stated the planning commission needs to take this further, though.
Commissioner Weber stated that the planning commission will have more opportunities to
respond to parking.
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Planning commission study session
Sept. 3, 2025
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Mr. Morrison added that working to fine-tune parking is a big first step.
Chair Flanagan asked about timelines and how soon we can see if it works, so the
discussions can keep going.
Mr. Morrison stated that staff will update the city council in October regarding parking .
Ms. Richmond explained alternative landscaping, special design features, such as rain
gardens, native landscaping, and more creative ways of keeping property . She stated this
section is very subjective and does not provide guidance vs. regular requirements.
Mr. Morrison stated that the intent is to show that landscaping is not always only trees .
Commissioner Weber noted the city is losing tree canopy and asked if there are ways to be
creative on replacement through the zoning code.
Ms. Richmond noted that the screening discussion will move into its own separate section
and will be looked at within the parking lots. She stated that signage cannot be regulated
now because of free speech, but no big changes to signs are allowed. She added that super
graphic signs and murals will also be reviewed, while being content -neutral.
Ms. Richmond stated the next discussion with the planning commission will be in October
to discuss procedures, definitions, and general zoning provisions .
Mr. Miller stated there will be more discussions and that parking may move out of this
process for further in-depth discussion.
Commissioner Eckholm agreed. Commissioner Divecha stated she would be interested in
some case studies on parking as well, with more robust discussion.
The following comments submitted by Commissioner Hyman were distributed to the
commissioners.
From: Sylvie Hyman <sylvishawn7@gmail.com>
Sent: Wednesday, September 3, 2025 4:15 PM
To: Laura Chamberlain <LChamberlain@stlouisparkmn.gov>; Gary Morrison
GMorrison@stlouisparkmn.gov>; Sean Walther <SWalther@stlouisparkmn.gov>
Subject: Sylvie's Comments for 9/3 Planning Commission Study Session
CAUTION: This email originated from outside of the organization. Do not click links or
open attachments unless you recognize the sender and know the content is safe.
Hi Laura, Sean, and Gary,
My apologies for getting this in so late. Here are my comments for tonight's meeting.
I'm very sad to be missing this one!
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Planning commission study session
Sept. 3, 2025
5
Parking structures- we should not encourage developers to build parking structures by
including density bonuses for underground parking. These are more costly and all of
that cost is passed on to those who can least afford it. We should look at eliminating
mandates everywhere we can and keeping them in strategically where they won't pass
costs onto non-drivers. Incentivise underground parking structures by limiting the
impervious surfaces they are allowed to build at grade for the purpose of parking.
Residential parking mandates should be 100% eliminated. Everyone needs a home but
not everyone needs to park a car. What benefits individuals is unique to the individual
so by mandating something that only benefits a certain group we are punishing non-
drivers. Non-drivers are people who can't afford car ownership, are too young for a
driver's license, people with disabilities that prevent them from driving, or people who
choose not to drive for environmental reasons, convenience, or cost. Passing
unnecessary costs on to non-drivers is wrong.
Mandates make it less affordable to build homes while the region desperately needs
more homes. Infill development is crucial for preventing more damaging sprawl,
especially in first ring suburbs like St. Louis Park . Many of the survey responses
expressed desires for small businesses and medium density development, but these
types of development are stifled by parking mandates.
Mandates for all other uses should also be reduced or eliminated. For places where
minimums are kept, there should be alternatives offered, like the installation of bicycle
parking or parklets in place of mandated parking spaces.
Looking more specifically at the zoning map, anything within a quarter mile of the light
rail stations should have no minimum parking requirements. All parking spaces should
be accompanied by tree planting, native rain gardens, or other ecological features to
offset the environmental harms done by the additional impervious surface and car use.
Bicycle parking requirements should also be eliminated and replaced with
incentives/programs to support the installation of secure, easy to use bicycle parking
facilities. Also the city should use revenue from the sale of city owned lots to build bike
parking in public right of way.
Sec 36-361 Off street Parking (a) Purpose states that the purpose of regulating off
street parking is to "prevent congestion" and for "safety", but excess parking
encourages more driving which is the main cause of congestion on our streets. They also
make spaces less safe by putting more cars in spaces where people should be. Rather
than requiring parking, we should require safety features and environmental mitigation
to offset the harms and threats from driving and parking.
Question responses:
1. (Survey) Will the city be doing more engagement leading up to the public hearing(s)
for this? How do the percentages of homeowners/renters who responded correspond
to the percentages of homeowners/renters who live in SLP?
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Planning commission study session
Sept. 3, 2025
6
2. (CUP for off-site parking) Need for the permits should be eliminated or reduced with
the mandates.
3. (Min parking caused issues) It's hard to know what could have been built if we hadn't
built so much parking. The main issue I see is lack of tree canopy and greenspace due to
excessive amounts of land being devoted to parking lots.
4. (Table 36-361b applied to MU, C-1, other districts) Parking should not be required, but
if it must be then we should require an amount proportional to the amount of people
who DRIVE to the place, not the amount of people we expect to BE at those places.
5. (Existing landscaping requirements)
I'm no expert, but my personal opinion is that the current requirements are overly
complicated. I feel like there should be a simpler way to get the benefits we're looking
for when it comes to supporting habitats for pollinators, cleaning up the watershed,
adding/maintaining shade trees, etc. I think that providing incentives and support (like
the native plant sale) for these elements are much more beneficial than complex
mandates that most people won't follow and likely won't be enforced.
6. (ideas to improve/make less subjective) Everywhere it has single and 2 unit dwellings
exempted should be extended to all N1 and maybe even N2.
Sec 36-364 (d) (3) Landscaping requirements
Change from trees per dwelling unit to trees per square footage of dwelling space.
Eliminate fence requirements unless they are needed to protect people from some
hazard. Find better ways to protect people from hazards or eliminate the hazards.
Best regards,
Sylvie Hyman
sylvishawn7@gmail.com
@sylvie-h.bsky.social
561) 809-3059
Future scheduled meeting/event dates:
September 17, 2025 – planning commission regular meeting
October 8, 2025 – planning commission study session*
October 15, 2025 – planning commission regular meeting
November 5, 2025 – planning commission regular meeting
Meeting held on October 8, 2025 (Yom Kippur is October 1 and 2)
Adjournment – 8:00 p.m.
Sean Walther, liaison John Flanagan, chair member
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Official minutes
City council study session
St. Louis Park, Minnesota
Nov. 10, 2025
The meeting convened at 6:34 p.m.
Council Members present: Mayor Nadia Mohamed, Margaret Rog, Lynette Dumalag, Sue Budd,
Tim Brausen, Yolanda Farris, Paul Baudhuin
Council Members absent: none
Staff present: City manager (Ms. Keller), senior planner (Ms. Chamberlain), community
development director, interim building and energy director (Ms. Barton), zoning administrator
Mr. Morrison), economic development manager (Ms. Monson), planning manager (Mr.
Walther)
Guests: Jeff Miller, Consultant with HKGi
Discussion items
1. Boards and Commissions check in with the city council: Planning Commission/Board of
Zoning Appeals
Mr. Flanagan, planning commission chair, presented the report.
The planning commission and the board of zoning appeals (BOZA) are statutory boards
composed of the same members. The planning commission serves in an advisory capacity to
the city council on matters where authority is granted to the council by state law or the city
charter. These matters include land use, comprehensive planning, zoning, platting, street
modifications and other general planning issues. Additionally, the board of zoning appeals
reviews and makes recommendations on matters referred to it or as required under the zoning
ordinance.
Mr. Flanagan reviewed the commission’s accomplishments in 2025 and highlighted the 2026
work plan for the planning commission, including:
1. Planning and zoning application review: Review planning and zoning applications submitted
to the city; hold public hearings to help inform commission recommendations and BOZA and
council decisions.
2. Zoning code update: Review and recommend changes to the zoning code to better reflect
the city’s strategic priorities and implement the comprehensive plan goals, policies and
strategies.
Phase 2 – Commercial, office, business park, and industrial districts and related zoning map
changes and performance standards. In the first quarter of 2026, the planning commission will
hold a public hearing and recommend changes to the zoning map and non-residential district
zoning standards and performance standards.
46
Study session minutes -2- Nov. 10, 2025
3. Implementation of Arrive + Thrive: St. Louis Park Gateways Plan: Review the online
implementation tracker and get annual updates on progress.
4. 2050 Comprehensive Plan: Identify how the outcomes of Vision 4.0 can be woven throughout
the comprehensive planning process, expected to last from 2026-2028. Review selected
regional planning documents as they apply to the city. Review policies and strategies amended
in the comprehensive plan and review iterations of the comprehensive plan chapters. Monitor
overall progress until adopted.
5. Broaden participation: Identify strategies to broaden and reduce barriers to public
participation.
Have a joint meeting with other commission(s) on a topic of shared interest/responsibility.
Hold a planning commission meeting at an off-site location to foster community relationships.
e.g., study sessions with topics of general interest, development project tours, etc.)
Help recruit community members with diverse experiences to apply for vacancies on boards
and commissions, task forces, committee, or other volunteer opportunities.
Mr. Flanagan noted future ideas:
Water conservation and water recycling: Explore ways to encourage reduced water use,
capture and reuse of storm water, and protect groundwater resources.
Housing analysis: Explore setting policy targets for different housing types in the city based on
the present inventory and unmet demand and promote homeownership opportunities as well
as inclusionary housing goals.
Council Member Budd noted the 2025 work plan related to addressing requests within a 60-day
window and asked how big a challenge that is. Ms. Chamberlain stated that staff are very
diligent about maintaining that 60-day window. City staff can initiate an extension of an
additional 60-days for a total of up to 120 days, while the applicant can approve an extension
after that time.
Council Member Rog asked whether the planning commission allows remote comments and if
any progress has been made in that space, adding she is supportive. Ms. Chamberlain stated
that the practice has not been added and that the item will continue onto the 2026 work plan.
Mr. Flanagan added that the planning commission accepts emailed comments.
Council Member Brausen asked whether stipends were extended for the planning commission.
Ms. Chamberlain confirmed that stipends were extended.
Regarding remote comments, Council Member Brausen stated that he assumes there are state
laws supporting remote community engagement measures. Ms. Keller confirmed this is true
and noted that staff capacity to work with remote comments is another consideration, recalling
that technology use and integration during meetings has been an issue in the past.
47
Study session minutes -3- Nov. 10, 2025
Council Member Brausen stated that he supports the planning commission’s inclusion of water
conservation and water recycling in their future ideas. He suggested that a joint meeting with
the Environmental Sustainability Commission might be warranted. The city council regularly
accesses the planning commission minutes. He stated the questions, comments and
recommendations made during planning commission meetings are wonderful. Council Member
Brausen complimented the commission to keep up the great work.
Council Member Budd asked for more information on the visit to Union Park Flats. She asked if
residents were in attendance. Mr. Flanagan stated the meeting was open to the public but that
no residents attended. Mr. Flanagan shared that the visit included of a tour of the development
along with an overview of the building and a question-and-answer session.
Council Member Rog asked what is working well for the planning commission and if there are
any gaps or opportunities. Mr. Flanagan stated that while the planning commission gets
direction from the city council, it can be difficult at times to know if they are aligned with the
council on zoning and other issues, adding some extra guidance or input would be helpful.
Council Member Rog stated that the planning commission and staff do excellent work.
Council Member Dumalag noted future plans related to housing analysis, adding that it will be
interesting to see if the policies put forth manifest themselves in physical spaces.
Council Member Dumalag referenced a recent vote on a development for a Chipotle in the
Knollwood area, and how it related to accessibility. As the city population is getting older, the
accessibility issue will become more apparent and she wanted to flag that for the planning
commission. Mr. Flanagan agreed and stated the planning commission will continue to work on
accessibility needs as projects that come forward.
Council Member Baudhuin thanked Mr. Flanagan for his work and the planning commission
minutes, noting that he appreciates the volume of work being done.
Council Member Budd asked if the planning commission is fully staffed. Mr. Flanagan stated yes
and noted a new commissioner was recently appointed as well as a new youth member.
Mayor Mohamed thanked Mr. Flanagan for his presentation and for all the work the planning
commission does.
2. Zoning code update discussion
Mr. Morrison stated that the planning commission provided direction to staff at five study
sessions conducted since May of 2025. The feedback resulted in the draft summarized in the
staff report. The amendments to the zoning code propose updates to the administration
procedures and zoning district regulations. It also proposes updates to the special provisions,
which include parking, landscaping, signage, and architectural design. The amendment will
reformat the ordinance into the format established with the first phase of the update approved
earlier this year.
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Study session minutes -4- Nov. 10, 2025
Mr. Morrison stated public outreach included a project webpage, community-wide emails and
articles in the Park Perspective. Staff conducted a community survey from May 22, 2025, to
Aug. 24, 2025. The survey was available in the languages of English, Spanish and Somali. There
were 240 respondents (239 in English, one in Spanish). Staff is also conducting a second survey
focused on the business community, and a third phase of engagement is planned for January
2026 that will include open houses and online opportunities.
Comments and questions from the city council related to major changes noted below:
Replacing the Office, Business Park and C-1 Neighborhood Commercial zoning districts
with mixed-use districts
Changing the zoning map district boundaries
Utilizing density and height bonuses to achieve policy objectives
Determining uses that need council review
Reducing parking minimum requirements
Revising the public hearing process for variances
Council Member Budd asked for an explanation of C2 and Mixed-Use (MU-2) zoning. Mr.
Morrison stated “big box” retail is intended to be kept in the B1 district – general business. Mr.
Morrison added that some smaller retail businesses in the Knollwood area or on Excelsior
Boulevard could move into MU-1 or 2.
Council Member Rog asked if the zoning codes will move into the municipal code. Mr. Walther
stated that the zoning codes information could be moved into that format at some point.
Council Member Brausen asked for clarification on where the school properties are marked on
the maps. Mr. Morrison stated that schools are in the neighborhood zoned areas.
Council Member Rog asked if there was anything dramatically different in the zoning map
proposal. Mr. Morrison stated no, adding it was not staff’s intent to change anything
dramatically. The biggest changes are what we discussed with the changes to the zoning
districts and integrating the results of the Arrive and Thrive plan. Mr. Morrison added that the
map reflects placing zoning districts with similar heights adjacent to N1 and N2 districts.
Council Member Budd asked how much existing density bonuses in the zoning code have been
used. Mr. Walther stated only one project has used the density bonuses, but it did not include
the available inclusionary housing bonus. The district design requirements have been a barrier,
the point system for bonuses has been too complex, and the points awarded for inclusionary
housing have not been enough incentive.
Council Member Rog stated she has concerns about community response to many changes. The
council should be cautious in how this would come about in the community, and aware of other
ways to meet goals more comfortably through community expectations.
Council Member Baudhuin added that there are uncertainties already with the potential change
of existing one-story buildings being replaced or added onto to be up to three stories tall,
adding that he would like to research potential density or height bonuses further before
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Study session minutes -5- Nov. 10, 2025
proceeding, asking if it could be added later. Mr. Walther stated yes, noting that bonuses in the
MU-1 district could be delayed and discussed further by the planning commission and city
council at a later date.
Council Member Budd stated that no matter how compelling residents' arguments might be,
the city council cannot deny if all conditions are met. Mr. Walther clarified council cannot
decide to deny based only on neighborhood opposition but can choose to deny if the issue does
not meet the standards of the conditional use permit (CUP).
Council Member Brausen asked which zone Union Flats would be included in. Mr. Walther
stated it’s currently in N2, but it would fit best in MU1 or MU2 because of its proximity to light
rail transit.
Council Member Rog asked if density bonuses are predetermined now. Mr. Walther stated it is
a complicated points system now, but staff is looking to simplify it and set a standard to make
the system easier to understand.
Council Member Rog stated the Green Building policy is an investment that has a payoff and is
the kind of incentive that is beneficial for building owners.
Council Member Dumalag stated she feels the Green Building policy is at risk with the federal
administration.
Council Member Budd stated she prefers to keep the Green Building policy.
Council Member Baudhuin added that incentivizing something that is already a financial benefit
to developers gives him pause.
Mayor Mohamed asked about parking standards and if the existing standards would remain in
the Walker Lake district only or be district-wide. Mr. Morrison stated the existing parking
standards would apply to the MU-1, MU-2 and MU-3 districts only, and no parking minimums
for non-residential uses would be required in the Walker Lake district only.
Council Member Baudhuin stated he likes the parking standards at the Walker Lake district and
making places less focused on parking and more on walkability in general. Council Members
Farris, Budd and Dumalag agreed.
Council Member Dumalag stated that while she is in favor, crosswalk use is also important to
walkability.
Council Member Rog asked what the difference is between allowing any use to occupy any
building and having no parking minimums. Mr. Walther stated that in Walker Lake, there were
existing buildings that were redone for other uses, so parking was not required and on-street
parking was accepted. Parking was a barrier but doing away with parking minimums has been
positive for the Walker Lake district.
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Study session minutes -6- Nov. 10, 2025
Council Member Rog asked if parking minimums might present a challenge in other parts of the
city. Mr. Morrison stated challenges may result from a broader use of on-street parking.
Council Member Rog stated she is pleased with parking in the Walker Lake district.
Council Member Rog stated with regards to planning commission and city council approval of
projects, the planning commission minutes sometimes reflect comments and input that are
outside the scope of the project, but improves the project with small recommendations, and
there is a benefit when the process is adhered to.
Council Member Rog added that there is an awareness factor as well, with projects going
through administratively, and staff should make sure the council is aware. Mr. Morrison added
that he understands the benefit of additional eyes on projects is helpful.
Council Member Dumalag agreed with Council Member Rog’s comments and noted that with
the parking ramp in Beltline, there was feedback and public engagement involved, and it is
helpful to hear both from staff and from the council regarding expectations.
Council Member Baudhuin shared that he appreciates examples to help clarify projects.
Mr. Morrison stated that staff can structure the draft ordinance so that if there are limits that
trigger a CUP, they can be put into specific use standards rather than using a table that applies
citywide.
Mr. Walther stated the staff will work with the council’s input to be ready for community
engagement.
Mr. Morrison noted that staff is looking at the variance process and noted several changes with
notices and mailings that would be sent to adjacent properties only. Mr. Walther noted that
this would streamline the formal variance process.
Council Member Budd asked about the mailed notice and the public hearing. Mr. Morrison
stated the public hearing would still be held and comments would be taken; this would also be
written into the ordinance.
Mr. Morrison stated council’s comments will go to the planning commission at their Dec. 3,
2025 meeting. After the open house events, the draft of the ordinance would next be brought
to the planning commission for review before scheduling the public hearing.
Staff asked for council to provide input on the policy question, does the city council support the
staff and planning commission sharing the proposed changes to the zoning districts,
performance standards, and administrative procedures with the public in January 2026?
The council agreed with the policy question.
Written Reports
3. Conveyance of EDA-owned land to the city – all wards.
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Study session minutes -7- Nov. 10, 2025
Council Member Dumalag asked if the conveyance of EDA-owned land to the city includes the
dump site. Mr. Walther confirmed this.
4. Sewer access charge (SAC) credit policy
Council Member Rog stated that this summer, some businesses in the city received notice that
their Sewer Availability Charge (SAC) fees were increasing. Mr. Walther stated there was
concern because some businesses were adding outdoor seating and their fees would change as
a result of expansion. He stated this is a one-time fee only and not ongoing. However, it is a
significant fee, so there were some concerns from businesses.
Council Member Budd stated that a few businesses she spoke to said they did not want to go
through the process, so they stopped offering patio seating because of the fees. Mr. Walther
stated that staff reached out to the business and explained the process and the Met Council
component.
Council Member Rog asked if usage shrinks, could there be any reversal of the fees. Ms. Barton
stated yes; that is where the credits come in and the fees are paid only once by the business.
5. Development update Q4 2025
Council Member Brausen stated that there are several projects with construction that is not
progressing because of financial issues. Council Member Brausen asked about the Arlington
East and West project being dropped. Mr. Walther stated it was dropped because the
preliminary plat had expired and noted multiple extensions were given. The plat approval
process will have to be undertaken again.
6. Minnetonka Boulevard twin homes update – Ward 1
Communications/meeting check-in (verbal)
The meeting adjourned at 8:07 p.m.
Melissa Kennedy, city clerk Nadia Mohamed, mayor
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