HomeMy WebLinkAbout26-021 - ADMIN Resolution - City Council - 2026/02/02Resolution No. 26-021
Approving a conditional use permit under Section 36-163 of the St.
Louis Park zoning ordinance to allow a religious institution in the N-2
zoning district and a reduction to the parking requirement
at 6805 Minnetonka Boulevard
Whereas, Park Community Church applied for approval of a conditional use permit to
allow a religious institution for the purpose of modifying the existing site at 6805 Minnetonka
Blvd.; the property is legally described in “Exhibit A” attached hereto; and
Whereas, the property is guided CIV – Civic in the comprehensive plan future land use
map; and
Whereas, the property is located in the N-2 zoning district; and
Whereas, the city council has determined that the application meets the conditions for
religious institutions in the N-2 zoning district, including:
1. All buildings shall be located a minimum of 30 feet from any parcel that is zoned N and
used for a dwelling.
2. An off-street passenger loading area shall be provided to maintain vehicular and
pedestrian safety.
3. Outdoor recreational and play areas shall be located at least 25 feet from any lot zoned
N and used for a dwelling.
4. Access shall be to a roadway identified in the comprehensive plan as a collector or
arterial, or shall be otherwise located so that access can be provided without
generating significant traffic on local residential streets.
Whereas, the religious institution use is consistent with and supportive of principles, goals,
objectives, land use designations, redevelopment plans, neighborhood objectives, and
implementation strategies of the comprehensive plan; and
Whereas, the religious institution use is not detrimental to the health, safety, morals and
general welfare of the community as a whole. 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; and
Whereas, the religious institution use is consistent with the regulations, intent and purpose
of city code and the zoning district in which the conditional use is located; and
Whereas, the religious institution use will not have undue adverse impacts on
governmental facilities, services or improvements which are either existing or proposed; and
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Whereas, the religious institution use 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; and
Whereas, the religious institution use is consistent with the city’s stormwater, sanitary
sewer, and water plans; and
Whereas, the religious institution use complies with all conditions imposed by the city
council and listed within the conditional use permit; and
Whereas, Section 36-361(d) of the St. Louis Park zoning ordinance allows city council to
revise the parking requirements upward or downward as part of a conditional use permit based on
verifiable information pertaining to parking; and
Whereas, Park Community Church must provide 98 parking spaces; and
Whereas, Park Community Church provides 60 off-street parking spaces, 13 street parking
spaces, and 12 proof of parking spaces for a total of 85 parking spaces; and
Whereas, the neighboring property located directly east at 6715 Minnetonka Blvd. (Lenox
Community Center) has a surplus of off-street parking spaces and does not require the adjacent
street parking spaces to meet its minimum parking requirement; and
Whereas, staff find it acceptable to reduce the parking requirement for Park Community
Church by 13 parking spaces given the availability of more than 13 street parking spaces along the
eastern side of Hampshire Ave. S. adjacent to the Lenox Community Center; and
Whereas, the contents of Case No. 25-08-CUP are hereby entered into and made part of
the record of decision for this case,
Now therefore be it resolved that the conditional use permit is hereby approved and
accepted by the city council as being in accord and conformity with all ordinances, city plans and
regulations of the City of St. Louis Park, provided, however, that this approval is made subject to
the opinion of the city attorney and certification by the city clerk and 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.
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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.
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.
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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.
It is further resolved that the city clerk is instructed to record certified copies of this resolution in
the office of the Hennepin County Register of Deeds or Register of Titles as the case may be.
Reviewed for administration: Adopted by the city council February 2, 2026:
Kim Keller, city manager Nadia Mohamed, mayor
Attest:
Melissa Kennedy, city clerk
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Exhibit A
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
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