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HomeMy WebLinkAbout2026/08/19 - ADMIN - Agenda Packets - Planning Commission - RegularAugust 19, 2026 Board of zoning appeals and Planning Commission meeting 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Laura Chamberlain at 952.924.2573 or the administration department at 952.924.2525. Board of Zoning Appeals and Planning Commission meetings The St. Louis Park Board of Zoning Appeals and Planning Commission are meeting in person at St. Louis Park City Hall, 5005 Minnetonka Blvd. Members of the public can attend the board of zoning appeals and planning commission meetings 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. Board of Zoning Appeals Agenda 1. Call to order – roll call 2. Approval of minutes – Aug. 6, 2025 3. Hearing 3a. Application for variance at 4000 Cedarwood Road Applicant: Ron Sonic, President, Sicora Design/Build Case No: 26-05-VAR 4. Other business 4a. Rescind two variances for 2625 Louisiana Ave. S. Applicant: City of St. Louis Park Case No: 26-10-VAR 5. Communications 6. Adjournment Planning Commission Agenda 1. Call to order – roll call 2. Approval of minutes – July 1, 2026 (regular meeting and study session) 3. Hearing 3a. Zoning text amendment – Medical/dental clinic or office Applicant: Liz Hochman Case No: 26-07-ZA 4. Other Business 5. Communications 6. Adjournment Future scheduled meeting/event dates: September 2, 2026 – BOZA meeting and planning commission study session September 16, 2026 – planning commission regular meeting October 7, 2026 – planning commission regular meeting October 21, 2026 – planning commission regular meeting 1 2 Board of zoning appeals August 6, 2025 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration department at 952.924.2525. Board of zoning appeals Members present: Jim Beneke, Mia Divecha, Sylvie Hyman, Sara Strain, Tom Weber, John Flanagan, Estella Hughes (youth member) Members absent: Matt Eckholm Staff present: Gary Morrison, Livia Klechefski, Intern Guests: none 1. Call to order – roll call 2. Approval of minutes – March 19, 2025 - The minutes were approved unanimously. 3. Hearings 3a. Application for sign variance at 9445 Minnetonka Blvd. Applicant: Brad Middendorf Case No: 25-02-VAR Ms. Klechefski presented the application. She noted the applicant is requesting a wall sign that is approximately 54 square feet in the sign face area. This sign is in addition to an existing 16 square-foot free-standing sign located at the parking lot entrance on Independence Avenue for a total of 70 square feet of sign face area. Commissioner Hyman asked about wildlife and light pollution concerns expressed by a resident and related to the property and the adjacent watershed area. Mr. Morrison stated staff reviewed these concerns and noted the wall sign is only visible to Hwy. 169, and not from the creek or the adjacent residences. He added that the wall sign is internally lit and would not be lit from any outside source. Commissioner Flanagan noted the resident’s concerns, but added that given cars are driving constantly, and the sign is adjacent to a highway on-ramp, he sees no concerns and will support the motion. Commissioner Weber agreed and added that the point about the watershed is moot because it is on the other side of the highway and Minnetonka Blvd from the creek, and any wildlife issue has already been addressed when the interchange was created. He stated he will support the motion as well. 3 Unofficial minutes BOZA Aug. 6, 2025 Page 2 Chair Divecha agreed and added she will vote to approve this also. She asked if there are more legally non-conforming variances that have come up and if that is a risk. Mr. Morrison stated that staff do not receive many requests for variance pertaining to existing legal non-conforming uses. He stated staff is comfortable with the requested variance as the existing office use is a reasonable use of land as a legally non-conforming use and allowing the variance for the requested sign is reasonable for the existing legally non-conforming business. Commissioner Strain stated she appreciates that the applicant is requesting a sign that is less than what is allowed in commercial zoning districts, to bridge the gap between non- conforming use and what is legally allowed. It was moved by Commissioner Weber, seconded by Commissioner Flanagan, to approve the sign variance as recommended by staff at 9445 Minnetonka Blvd. The motion passed unanimously. 4. Other Business - none 5. Communications Mr. Morrison noted the planning commission’s future meeting schedule:  August 20, 2025 - Planning Commission regular meeting/study session  September 3, 2025 - Planning Commission study session  September 17, 2025 - Planning Commission regular meeting  October 8, 2025 – Planning Commission study session Mr. Morrison stated that new planning commission officers will be elected at the Aug. 20 meeting. Chair Divecha thanked youth member Estella Hughes for her time on the commission and wished her luck as she begins college in the fall. 6. Adjournment – 6:32 p.m. ______________________________________ ______________________________________ Gary Morrison, liaison Sarah Strain, chair member 4 Unofficial Minutes Planning commission St. Louis Park, Minnesota July 1, 2026 1. Call to order – 6:00 p.m. Roll Call Members present: Jim Beneke, Christopher Caton, Mia Divecha, John Flanagan, Tess Machalek, Sarah Strain, Tom Weber Members absent: Matt Eckholm Staff present: Laura Chamberlain 2. Approval of Minutes – June 17, 2026 minutes It was moved by Commissioner Divecha, seconded by Commissioner Strain to approve the June 17, 2026 minutes. The motion passed 6-0. 3. Hearing 4. Other business 4a. Election of officers Ms. Chamberlain outlined the election process notice that the same individuals may not serve consecutive terms in the same position. Commissioner Weber nominated Commissioner Strain for chair and she accepted. Commissioner Divecha volunteered for vice chair. The commissioners approved their nominations. 4b. Review and approve planning commission purpose statement Ms. Chamberlain presented proposed revisions to the planning commission and BOZA purpose statements. Commissioners Divecha and Weber commented on the language “helps make sure” and suggested for clarity that it be changed to “The board of zoning and appeals works to apply zoning laws fairly while allowing reasonable use of property”. Commissioner Divecha also requested that previous language stating the board’s decisions are final determinations be added back into the purpose statements. It was moved by Commissioner Weber, seconded by Commissioner Divecha to approve purpose statements as amended. The motion passed 6-0 5. Communications Ms. Chamberlain shared that the first study session on parking minimums is scheduled for the July 15, 2026 meeting. Future scheduled meeting/event dates:  July 15, 2026 – planning commission study session  August 5, 2026 – planning commission regular meeting 5 Unofficial minutes Planning commission Page 2 July 1, 2026  August 19, 2026 – planning commission regular meeting  September 2, 2026 – planning commission regular meeting 6. Adjournment – 6:11 p.m. ______________________________________ ______________________________________ Laura Chamberlain, liaison Sarah Strain, chair member These minutes were created with the assistance of a generative AI transcript service, then edited by a staff person. 6 Unofficial Minutes Planning commission July 1, 2026 6:13 p.m. Planning commission Study Session Members present: Jim Beneke, Christopher Caton, Mia Divecha, John Flanagan, Tess Machalek, Sarah Strain, Tom Weber Members absent: Matt Eckholm Staff present: Laura Chamberlain Item 1: Comprehensive plan 101 Ms. Chamberlain provided the Commission with an introductory overview of the comprehensive planning process in advance of the city's upcoming multi-year effort to update its Comprehensive Plan. Ms. Chamberlain described the Comprehensive Plan as a long-range document providing a 20-year vision for the city, encompassing high-level goals and policies to guide future decision-making across land use, utilities, transportation, and related city services. The city is required by state law to update its plan every 10 years in alignment with the Metropolitan Council's regional framework. The Met Council issues system statements to each jurisdiction with population, household, and employment projections through 2040 and 2050, to which the city must respond. The city had no objections to the current projections. The city's local controls, including ordinances and policies, cannot conflict with the adopted comprehensive plan, which is how the Met Council ensures jurisdictions across the seven- county metro area act consistently. The current 2040 Comprehensive Plan, which was based on the 2010 census, is organized around five strategic priorities: racial equity, environmental stewardship, livable communities, mobility, and community health and safety. Ms. Chamberlain noted the document exceeds 400 pages and acknowledged that the upcoming plan would aim to be more concise, visual, and plain language in its presentation. Staff identified several other priorities for the new plan: a stronger emphasis on measurable implementation metrics as requested by the City Council, and alignment with the recently completed Vision 4 process and updated strategic priorities. Ms. Chamberlain noted that "good governance" and safety have been elevated in the new strategic priorities. Commissioner Weber reinforced the significance of the comprehensive plan explaining that the plan functions as the foundational legal basis for land use decisions—every development application before the commission is evaluated against the plan's policies—and that it is the appropriate vehicle for establishing the policy groundwork before pursuing specific zoning or ordinance changes. He cited the recent zoning code update and the discussion around parking minimums as examples of matters that belong in the comprehensive plan first. 7 Unofficial minutes Planning commission study session July 13, 2026 Role of the Planning Commission Ms. Chamberlain outlined the commission's expected role, which includes participating in policy discussions, identifying gaps in existing policy, engaging in community outreach, interpreting community feedback through a strategic priority lens, reviewing individual plan chapters, conducting the public hearing on the final draft, and making a formal recommendation to city council. Commissioner Divecha raised the importance of joint sessions between the planning commission and city council during this process, expressing that greater connectivity between the two bodies had been a standing desire. Ms. Chamberlain confirmed that joint sessions would be a possibility as the process unfolds. Comprehensive Plan Schedule Ms. Chamberlain outlined a multi-year schedule: 2026: Project kickoff, existing conditions analysis, and initial goal and policy drafting 2027: Topic analysis, plan drafting, and implementation metric development 2028: Finalization of the plan document followed by a required six-month adjacent jurisdiction review period, a planning commission public hearing, city council adoption, and final Met Council approval. Policy Discussion: Topics for the 2050 Plan Ms. Chamberlain invited the Commission to discuss priority policy areas for the upcoming process, referencing topics previously identified during the October 2026 work plan session. The discussion covered a broad range of ideas, including:  Parking minimums and transportation alternatives o Interest in advancing parking minimum reforms on an accelerated timeline while also promoting cycling infrastructure, traffic calming, and a broader shift away of car-centric design.  Walkable commercial nodes and small businesses o More small-scale, locally-oriented commercial nodes throughout the city to support walkability, third-place gathering, and economic vitality. o The plan could more explicitly connect livable communities goals to small business support.  Design for children, families, and universal access o Concerns about how little the built environment is designed with children in mind, advocating for infrastructure that supports child independence, such as safe cycling routes to parks and recreation facilities. o Use universal design; disability-accessible design benefits all residents at every stage of life.  Community identity and equitable policy review o Propose an audit of existing policies and ordinances rooted in outdated or exclusionary norms that may not serve immigrant communities or communities of color, citing nuisance ordinances like tall grass-noxious weeds, which may not reflect a welcoming community. 8 Page 2 8 Unofficial minutes Planning commission study session  House and building quality, aging stock. o Acknowledgment that while some older homes hold historic or community value, others impose significant maintenance burdens on residents. o Preserve neighborhood character and ensure that the housing stock remains viable, energy-efficient, and affordable to maintain.  Resiliency and anticipating change. o Remain nimble in the face of shifting technologies, economic conditions, and work patterns, drawing on lessons from the COVID-19 pandemic.  Road design and county/state jurisdiction o It is difficult to improve pedestrian conditions on county roads such as Excelsior Boulevard. Explore whether state legislative engagement could help unlock changes currently outside the city's jurisdiction. o Traffic calming measures and a rebalancing of road design priorities away from vehicles.  Employment patterns and amenity access o Understand commuter inflow and outflow patterns and ensure that major employment centers, such as the hospital, are better connected to walkable amenities. Ms. Chamberlain noted that similar feedback had been heard during the Arrive and Thrive planning process.  Business engagement o Include business owners and employers as stakeholders in the engagement process, given their interest in retaining employees nearby during the workday. Ms. Chamberlain closed by encouraging all commissioners to document their ideas and share them with staff or the incoming consultant team, noting that the early stages of the process are the most opportune time to introduce new directions. She indicated that the consultant team would be present at the next relevant meeting to present their approach. 3. Adjournment – 7:24 p.m. ______________________________ _______________________________ Laura Chamberlain, liaison Sarah Strain, chair member These minutes were created with the assistance of a generative AI transcript service, then edited and finalized by a city staff person. 偡来 10 Board of zoning appeals: Regular meeting Meeting date: August 19, 2026 Agenda item: 3a 3a Request for variance to front yard determination at 4000 Cedarwood Road Location: 4000 Cedarwood Road Case Number: 26-05-VAR Applicant: Ron Sonic, President, Sicora Design/Build Owner: Ari and Lily Beilin Review Deadline: 60 days: September 13, 2026 120 days: November 12, 2026 Recommended motions: Chair to open the public hearing, take testimony and close the hearing. Motion to adopt resolution approving a variance to section 36-4 definition of front lot line to designate the lot line along Cedarwood Road as the front lot line and the lot line along France Ave S as a side lot line abutting a street. Request: Applicant requests approval of a variance to section 36-4 which requires the shortest lot line abutting a street for a corner lot to be the front lot line. The purpose of the request is to accommodate an addition to the rear of the house. Site information: Zoning: N-1 Neighborhood-1 Site area: 13,303 square feet 11 Regular meeting of August 19, 2026 (Item No. 3a) Title: Request for variance to front yard determination at 4000 Cedarwood Road Summary of request: The applicant intends to construct an addition to the rear of the house to create an in-law suite. The addition, however, encroaches into the 25-foot rear yard which is required along the west property line. Letters of support from neighbors are attached to the end of the report. Lot lines. Below is city code section 36-4, which defines the front lot line. The highlighted text is the portion of the code that is the subject of the variance request. Lot line, front, means that boundary of a lot which abuts a street. In the case of a corner lot, it shall be the shortest dimension on a public street. If the dimensions of a corner lot are equal, the front lot line shall be designated by the owner and filed in the office of the division of inspections. If a parcel has multiple sides on more than two street frontages, the front lot line shall be determined by the zoning administrator. All other lot line types are identified based on the location of the front lot line. For example, the side lot lines intersect with the front lot line, and the rear lot line does not intersect with the front lot line and is closely parallel to the front lot line. The subject property is a corner lot with France Ave S along the east lot line and Cedarwood Rd along the south lot line. The shortest lot line adjacent to a street is along France Ave S. This makes it the front lot line. Therefore, the rear lot line is the west lot line because it is opposite France Ave S. The lot line adjacent to Cedarwood Ave S is a side lot line as is the north lot line. See illustration below. Rear lot line Side lot line 12 Regular meeting of August 19, 2026 (Item No. 3a) Title: Request for variance to front yard determination at 4000 Cedarwood Road Yard Requirements. The yard requirements are measured from the lot line type. For example, the front yard is measured from the front lot line, the rear yard from the rear lot line, and side yards from the side lot lines. For the subject property, since the lot line adjacent to France Ave S is the front lot line, this makes the portion of the yard adjacent to France Ave S the front yard. The side yards extend from the side lot lines, and the rear yards from the rear lot line. See the aerial photo below to see how the yards lay out for the subject property and the adjacent properties. The aerial shows that the front yard for the subject property is along France Ave S. This is inconsistent with the rest of the block which has the front yards along Cedarwood Rd and Forest Rd. The house on the subject property, however, faces Cedarwood Rd (pictured below) which is consistent with all the other houses along Cedarwood Rd. The house located on the corner of France Ave S and Forest Rd faces Forest Rd. Neither of the houses on this block face France Ave S. 13 Regular meeting of August 19, 2026 (Item No. 3a) Title: Request for variance to front yard determination at 4000 Cedarwood Road Proposed addition. Below is an excerpt from the survey showing the existing conditions and the proposed addition. The survey shows:  The house faces Cedarwood Rd, not France Ave S.  The house does not meet the 25-foot rear yard, which is currently measured from the west lot line. It shows that the house is 14.2 feet from the west lot line. If the variance is approved and the front yard is adjacent to Cedarwood Rd, then:  The proposed addition would meet both the proposed rear (north) and side (west) yard requirements.  The currently legal non-conforming rear yard along the west lot line becomes a side lot yard with a five-foot side yard requirement. The existing 14.2 feet meets this requirement, so the existing non-conformity is removed.  The north lot line changes from a side lot line to a rear lot line. As a result, the yard requirement changes from a five-foot side yard to a 25-foot rear yard. This creates a legal non-conformity because the house is 23.3 feet from the proposed rear lot line. The zoning code update-2 approved on August 3, 2026 included a provision allowing additions to homes with legally non-conforming rear yards as long as the addition meets the rear yard requirements. The proposed addition meets the rear yard requirements, so the addition would be allowed despite the legally non-conforming rear yard. N 14 Regular meeting of August 19, 2026 (Item No. 3a) Title: Request for variance to front yard determination at 4000 Cedarwood Road Variance analysis: The applicant proposes the following: 1. Change the front lot line from being adjacent to France Ave S to being adjacent to Cedarwood Ave S thereby changing the front yard from facing France Ave S to facing Cedarwood Ave S. 2. The changes to the yard requirements would accommodate an addition to the rear of the house. Findings: As required by city code, the board of zoning appeals (BOZA) considers the following criteria 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 changes to lot line types is consistent with the existing lot line types along the Cedarwood Rd. The resulting front yard along Cedarwood Rd is also consistent with the location of the front yards for the homes along Cedarwood Rd. Additionally, the house located on the subject property faces Cedarwood Rd and the yard in front of the home functions as a front yard even though it is currently classified as a side yard. Staff finds the proposed change does not create any adverse impacts on the health, safety, and welfare of the area and therefore finds that 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 existing home was constructed in 1940. As noted above, the home faces Cedarwood Rd and Cedarwood Rd has functioned as its front yard since it was built. Staff finds that the variance request is in harmony with the general purpose and intent of the zoning ordinance and that this criterion has been met. 3. Whether or not the request is consistent with the comprehensive plan. The use of the property as a single-unit dwelling is consistent with the comprehensive plan. Staff finds 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. Single-unit dwellings are permitted in the Neighborhood-1 district. Additions of the proposed size are commonly approved in this district but can’t be approved because of the current lot line type configuration. Staff finds this criterion has been met. b. The plight of the landowner is due to circumstances unique to the property and not created by the landowner. The dimensions of the lot and the placement of the home were established in the 1940s and were not created by the landowner. Staff finds this criterion has been met. 15 Regular meeting of August 19, 2026 (Item No. 3a) Title: Request for variance to front yard determination at 4000 Cedarwood Road c. The variance, if granted, will not alter the essential character of the locality. The house has faced Cedarwood Rd since it was constructed in 1940. The area in front of the house and adjacent to Cedarwood Rd has been treated as the front yard ever since. The granting of the variance will not change this configuration and therefore, won’t alter the character of the area. Staff finds this criterion has been met. d. Economic considerations alone do not constitute practical difficulties. Economic considerations are not considered as part of this application. e. Practical difficulties include inadequate access to direct sunlight for solar energy systems. Not applicable. 5. Whether or not there are circumstances unique to the shape, topography, water conditions, or other physical conditions of the property. The shape and topography of the lot are not unique. The placement of the house, however, is unique in that it was placed far from both street frontages. Typically a house meets the front yard requirement, but is then close to the side yard abutting the street. This configuration would leave room for future additions. This home, however, was placed in the northwest corner of the lot leaving little room for an addition to the rear of the home. Staff finds 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. As noted in Criterion #5, the placement of the house, combined with the interior configuration of the home, makes it difficult to add an in- law suite to the rear of the home. Staff finds this criterion has been met. 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 variance will create a side yard and rear yard configuration typically found on city blocks. If approved, the side yard on the west property line of the subject property will be adjacent to the neighbor’s side yard. Staff finds 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. As noted above, the variance will allow for a reasonably sized addition to the back of the house. Staff finds this criterion has been met. Recommendation: Staff recommends BOZA adopt the attached resolution approving a variance to section 36-4 definition of front lot line to designate the lot line along Cedarwood Road as the front lot line and the lot line along France Ave S as a side lot line abutting a street as recommended by staff. Supporting documents: Draft Resolution; letter from applicant; exhibits; letters of support Prepared by: Gary Morrison, zoning administrator Reviewed by: Jennifer Monson, planning & economic development manager 16 Regular meeting of August 19, 2026 (Item No. 3a) Title: Request for variance to front yard determination at 4000 Cedarwood Road DRAFT BOZA Resolution No. _____ Resolution approving a variance to designate the lot line adjacent to Cedarwood Road as the front lot line at 4000 Cedarwood Road Whereas, on July 6, 2026, the owners, Ari and Lily Beilin, submitted a complete application for a variance from the requirements of the Zoning Ordinance Section 36-4 to allow the lot line adjacent to Cedarwood Road to be designated as the front lot line and the lot line adjacent to France Ave S to be designated as the side lot line abutting a street. Whereas, the property is located at 4000 Cedarwood Road and described below as follows, to wit: Lot 025, Block 006, Forest Tract Lake Forest Addn, St. Louis Park, Minn., Hennepin County, Minnesota Whereas, the property is zoned N-1 Neighborhood-1. Whereas, the Board of Zoning Appeals held a public hearing and reviewed the application for variance Case No. 26-5-VAR on August 19, 2026. Whereas, based on the testimony, evidence presented, and files and records, the Board of Zoning Appeals has determined that the requested variance meets the requirements of Section 36-34(a)(2) of the zoning ordinance necessary to be met for the Board of Zoning Appeals to grant variances, and makes the following findings: a. The variance will not have an adverse effect on the health, safety, and welfare of the community. Designating the lot line adjacent to Cedarwood Road as the front lot line is consistent with the other properties on the block. b. Designating the lot line adjacent to Cedarwood Road will result in the front yard requirements being measured from the lot line adjacent to Cedarwood Road instead of France Ave S which is in harmony with the area since the house faces Cedarwood Road, not France Ave S. c. The placement of the house in the northwest corner of the lot creates a practical difficulty to construct a reasonable sized addition to the back of the house with the current yard configuration. e. The contents of the Board of Zoning Appeals Case File 26-05-VAR are hereby entered into and made part of the public hearing record and the record of decision for this case. Now therefore be it resolved by the Board of Zoning Appeals of St. Louis Park, Minnesota, that the requested variance to section 36-4 definition of front lot line to designate the lot line 17 Regular meeting of August 19, 2026 (Item No. 3a) Title: Request for variance to front yard determination at 4000 Cedarwood Road along Cedarwood Road as the front lot line and the lot line along France Ave S as a side lot line abutting a street is hereby approved. Adopted by the Board of Zoning Appeals: August 19, 2026 Effective date: August 31, 2026 ______________________________ Sarah Strain, Chair ATTEST: _______________________________________ Gary Morrison, Zoning Administrator 18 Page 1 of 4 July 2, 2026 City of St Louis Park RE: Variance application for 4000 Cedarwood Rd, St Louis Park 55416 Property Owners: Ari and Lily Beilin. 4000 Cedarwood Rd 1 Variance Request: For this property, redefine the front yard to Cedarwood Road instead of France Avenue We appreciate your review for the attached variance application for 4000 Cedarwood Road. 1.The effect of the proposed variance upon the health, safety, and welfare of the community. -The addition that the landowner is seeking is to create a mother-in-law suite for their home. The location of the addition is desired to be placed behind the existing garage and attached to the existing home. The placement of the proposed design does not have a negative impact on the neighbors and is not located closer to the property line than the existing garage. 2.The request is in harmony with the general purposes and intent of the zoning ordinance. -The use of the addition will be for living space, which is consistent with a residential neighborhood 3.The request is consistent with the comprehensive plan. -The proposed addition is consistent with the residential neighborhood. 4.There are practical difficulties in meeting the zoning ordinance standards. a.The proposed use is permitted in the zoning district b.The plight exists with the property and was not created by the landowner c.The variance, if granted, will not alter the essential character of the locality 19 Page 2 of 4 d.Economic considerations are not a factor for this project -The original structure was built in 1940 with an orientation facing Cedarwood Rd and with the garage being constructed 14.2 from the West property boundary, which was permitted at the time. Since then, SLP has developed Zoning code standards that are necessary, but sometimes do not translate well to all existing properties. 4000 Cedarwood Rd is one of those properties. With its unique shape and being a corner lot, this home currently finds that its EAST boundary is now classified as the front yard per the current zoning standards, as it has the narrowest dimension at 90 . 5.There are circumstances unique to the shape of the property. -Even though there is no physical access for the property to France avenue, the shape of the property designates the France Avenue side of the property as the Front yard by SLP Zoning Code. By recognizing that the home was originally constructed with the South property boundary being classified as the front yard, it would recognize the pre-existing condition that has been created. 6.The granting of the variance is necessary to preserve the enjoyment of the property. -This lot has a topography and existing tree cover that covers a good percentage of the property. The proposed part of the property that the planned addition is proposed to occupy is on a part of the property that is not currently usable. 7.The granting of the variance will not impair light and air to the surrounding properties, nor increase congestion, nor endanger public safety. -The use of the addition does not adversely affect the neighborhood or community 8.The granting of the variance will not merely serve as a convenience but is necessary to alleviate a practical difficulty. -This property was built under a different set of zoning standards. Due to the shape of this property, the east side of the property on France Avenue is now classified as the front yard and this just doesn t make sense. Cedarwood Rd should be recognized as the proper front yard for this property, and as such, this proposed addition would then comply with the required side and rear yard setbacks. The property owners look forward to conversations with you regarding this planned project. Thank you for your time and consideration of this matter. Sincerely, Ron Sonnek President, Sicora Design/Build 20 21 Page 4 of 4 Property Photos (from Cedarwood Road looking NORTH) 22 23 24 DUE TO UMl"ORfSEfH GOHDITIOH5 01" !RfMODn.5 & AOOITION5. OISlR!l'J.Mt-l!S MAY OU.UR !!M!!M. IM�MATION GCNTAIM!O OH TM�E D�1'165AND EXl5TIH6 C.ON5T!IIUG-Tl0tl DETHL.:,,_ MOD IHGATIOK5 TO A"'1'"'1'(f0 Of!ilGN MAY 8E ltfQU lltfO�ITHOUTj �16H..0,.I" TO HMHTHN GOH!>T ltlJG.TlOMSGHE .DUL.f . '!HOULD MODtl"IGATIOM5 ltet.ll.TIN IHGREASED GO!>T TO rfW.JEGT, GV!,TOM!lt V"ILL ee. 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Rescind variances for 2625 Louisiana Ave. S. Location: 2625 Louisiana Ave. S. Case Number: 26-10-VAR Applicant: City of St. Louis Park Owner: Web Development, LLC Recommended actions: Motion to adopt resolution rescinding BOZA Resolution Numbers 24- 01 and 24-02 adopted on June 26, 2024. Summary of request: The board of zoning appeals approved two variances for the property at 2625 Louisiana Ave. S on July 6, 2022: • Resolution No. 22-01: Variance to reduce the minimum lot line coverage from 80% to 66% in the MX-1 district. • Resolution No. 22-02: Variance to reduce the total width of a parking drive aisle from 24 feet to 22 feet. City code section 36-38 requires construction to begin within two years for developments that were granted a variance. The owner of the development was not able to meet the two-year deadline and therefore requested an extension. On June 26, 2024 the following two BOZA resolutions granting a two-year extension for the above variances were approved with the condition that substantial completion of the development be achieved by July 6, 2026: • Resolution No. 24-01: Variance amending and restating Resolution No. 22-01 to reduce the minimum lot line coverage from 80% to 66% in the MX-1 district. • Resolution No. 24-02: Variance amending and restating Resolution No. 22-02 to reduce the total width of a parking drive aisle from 24 feet to 22 feet. As of the date of this report, however, work on the development has not commenced and another extension was not requested. Additionally, the recently approved zoning code update- 2 rezoned this property to Mixed Use-1 which has a maximum height of three stories. The previously proposed development has a height of four stories and no longer meets code. Therefore, the city is requesting that the variances noted above be rescinded. STAFF RECOMMENDATION: Staff recommends the board of zoning appeals adopt the draft resolution rescinding Resolutions numbered 24-01 and 24-02 pertaining to 2625 Louisiana Ave S. Supporting documents: Draft resolution, development summary, exhibits and Resolution No. 24-01, Resolution No. 24-02 Prepared by: Gary Morrison, zoning administrator Reviewed by: Jennifer Monson, planning & economic development manager 37 Regular meeting meeting of August 19, 2026 (Item No. 4a.) Title: Rescind variances for 2625 Louisiana Ave. S. DRAFT BOZA Resolution No. 26-__ Rescinding BOZA Resolution No. 24-01 and BOZA Resolution No. 24-02 for property located at 2625 Louisiana Avenue South Whereas, on April 18, 2022, Jeremy Exley, representing Web Development LLC, applied for a variance from the requirements of the Zoning Ordinance (Section 36-264(g)(3)) to allow for a lot line coverage of 66% instead of the minimum requirement of 80% lot line coverage in the MX-1 zoning district. Whereas, on April 18, 2022, Jeremy Exley, representing Web Development LLC, applied for a variance from the requirements of the Zoning Ordinance (Section 36-361(l)(2)) to allow for an off-street parking area drive aisle width of 22 feet. Whereas, the subject property is located at 2625 Louisiana Ave. S. and described below as follows, to wit: Lots 19 and 20; Lots 21 and 22 except the Westerly 12 feet of said lots; All in Block 3, “Earlsfort Terrance”, Hennepin County, Minnesota. Whereas, the subject property is zoned MX-1 vertical mixed-use. Whereas, variances were approved by the Board of Zoning Appeals on July 6, 2022, via Resolution No. 22-01 and Resolution No. 22-02. Whereas, On June 26, 2024, the BOZA adopted Resolutions 24-01 and 24-02 amended and restated Resolutions 22-01 and 22-02 by extending the deadline for construction to July 6, 2026. Whereas, As of August 19, 2026, construction has not begun on the development that is the subject of the approved variances. Whereas, the owners of the development that is the subject of the approved variances have not requested an extension. Whereas, the proposed development is four stories, and the subject property has been rezoned under the city-wide zoning code update-phase 2 to Mixed Use-1 which allows a maximum height of three stories. Whereas, city code 36-38(9) requires construction to begin within two years of approval of a variance. Whereas, BOZA Resolution 24-01 and BOZA Resolution 24-02 were approved with a condition that construction be substantially completed by July 6, 2026. 38 Regular meeting meeting of August 19, 2026 (Item No. 4a.) Title: Rescind variances for 2625 Louisiana Ave. S. Now therefore be it resolved that BOZA Resolution No. 24-01 and BOZA Resolution No. 24- 02 are hereby rescinded, revoked, and canceled. Adopted by the Board of Zoning Appeals: August 19, 2026 Effective date: August 31, 2026 ______________________________ Sarah Strain, chair ATTEST: _______________________________________ Gary Morrison, Zoning Administrator 39 Regular meeting meeting of August 19, 2026 (Item No. 4a.) Title: Rescind variances for 2625 Louisiana Ave. S. Development summary Site information: Site area (acres): 0.89 acre Current use: One-story commercial Surrounding land uses: North: Regional trail and railroad East: One-family residences South: Retail and services West: Industrial 2040 land use guidance: Zoning: MX - mixed use MX-1 vertical mixed use 40 Regular meeting meeting of August 19, 2026 (Item No. 4a.) Title: Rescind variances for 2625 Louisiana Ave. S. Background: The applicant initially contacted city staff in February 2022 to discuss their interest in developing a mixed-use development on the site at 2625 Louisiana Ave. S. As one of the first new developments proposed in the MX-1 vertical mixed-use district, the applicant worked with city staff to try to meet the provisions of the zoning district. Due to some constraints on the site and challenges with frontage, terrain, and stormwater, the applicant eventually requested three variances from the zoning code to develop the proposed 57-unit, four-story, mixed-use building. Aside from the variances, all other aspects of the development may be reviewed and approved or denied administratively. Staff conducted a preliminary zoning review related to these administrative elements in 2022 and shared them with the BOZA as part of the staff report. The existing conditions of the site include a one- story commercial building with a driveway at the southwest corner of the property onto Louisiana Avenue. The topography of the site then drops and slopes to the northeast away from Louisiana Avenue; the elevation changes by 20 feet when going from west to east on the site. In addition to the elevation change on the property, northbound Louisiana Avenue rises into a bridge over the Burlington Northern railroad tracks and North Cedar Lake Regional Trail along the west property line. Also running along the western property line is a slope easement granted in favor of the City of St. Louis Park. The purpose of the easement is to maintain the structural integrity of the Louisiana Avenue bridge or any future reconstruction of the bridge through maintenance of the slope. The easement is 38 feet wide for over half the property and then increases to 50 feet wide when the property juts out to the west. Buildings may be constructed in the slope easement if the structural integrity of the slope and bridge is maintained. Slope Easement Diagram 41 %KXKN'PIKPGGTKPI5WTXG[KPI.CPFUECRG#TEJKVGEVWTG )NGPYQQF#XGPWG )QNFGP8CNNG[/0 civilsitegroup.comÄÄ COPYRIGHT CIVIL SITE GROUP INC.c 26 2 5 L O U I S I A N A A V E 26 2 5 L O U I S I A N A A V E N U E S , S T . L O U I S P A R K , M N 5 5 4 2 6 61 0 1 W . O L D S H A K O P E E R O A D , B L O O M I N G T O N , M N 5 5 4 3 8 WE B D E V E L O P M E N T , L L C PR O J E C T ISSUE/SUBMITTAL SUMMARY DATE DESCRIPTION .. .. .. .. .. .. PROJECT NUMBER: 22049 04/28/22 CITY RESUBMITTAL 06/2/22 CITY RESUBMITTAL .. .. .. .. 04/18/22 VARIANCE APPLICATION DRAWN BY:REVIEWED BY:JR MP .. .. .. .. .. .. .. 2022 44263 Matthew R. Pavek 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. 06/2/22 REVISION SUMMARY DATE DESCRIPTION C2.0 SITE PLAN .. .. .. .. .. .. SITE AREA TABLE: SITE LAYOUT NOTES: SITE PLAN LEGEND: N Know what's R CITY OF ST. LOUIS PARK SITE SPECIFIC NOTES: 㐲 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 20 RENDERS View from Louisiana Ave looking Northeast STREET VIEW 43 BOZA Resolution No.24-01 Amends and Restates BOZA Resolution No.22-01 Amending and restating BOZA Resolution No.22-01 adopted on July 6, 2022,by amending the expiration date to existing variance to allow lot line coverage of 66 percent instead of the minimum 80 percent in the MX-1 district for 2625 Louisiana Avenue South Whereas,on April 18,2022,Jeremy Exley,representing Web Development LLC, applied for a variance from the requirements of the Zoning Ordinance (Section 36- 264(g)(3))to allow for a lot line coverage of 66%instead of the minimum requirement of 80%lot line coverage in the MX-1 zoning district. Whereas,the subject property is located at 2625 Louisiana Ave.S.and described below as follows,to wit: Lots 19 and 20; Lots 21 and 22 except the Westerly 12 feet of said lots; All in Block 3,"Earlsfort Terrance",Hennepin County,Minnesota. Whereas,the subject property is zoned MX-1 vertical mixed-use. Whereas,a variance was approved by the Board of Zoning Appeals on July 6,2022, via Resolution No.22-01. Whereas,it is the intent of this resolution to continue and restate the conditions of the variance granted by BOZA Resolution No.22-01 and to extend the approval window two years from the previous approval date. Now therefore be it resolved that BOZA Resolution No.22-01 is hereby restated and amended by this resolution which continues and amends the variance on the subject property at the location described above based on the following conditions: 1.The building shall be constructed in accordance with the following exhibits: a.Exhibit A-Ground Floor Architectural Plan showing the proposed building width of 193.2 feet,representing 66.9%of the coverage on the west lot line, which totals 288.9 feet. 2.The building's lot line coverage may not be reduced further unless this variance is amended to reflect the proposed change. 3.The construction of the retaining wall on the eastern edge of the property shall be conducted completely on the subject property,unless the owner has obtained a temporary easement for construction access;this shall apply to initial construction of the wall and any future maintenance or reconstruction of the wall. Docusign Envelope ID: 18123017-95F6-45A8-8295-B5114FC8D747 44 4.The stormwater management facility for this project shall be designed to accommodate all of the existing drainage areas directed to this site.The volume of runoff draining to a landlocked receiving area may not increase due to a project unless the applicant can demonstrate that any additional runoff volume from the project will be effectively abstracted.The 100-year runoff event,as determined by Atlas 14,will be used to determine holding capacity and high-water elevation for this area. 5.The variance is automatically revoked and canceled if construction of the proposed building is not substantially completed within two years as outlined in city code section 36-38(a)(9)by July 6,2026. Adopted by the Board of Zoning Appeals:June 26,2024 Effective date:July 8,2024 Mia Divecha,Chair ATTEST: Gary Morrison,Zoning Administrator Docusign Envelope ID: 18123017-95F6-45A8-8295-B5114FC8D747 45 "Exhibit A" Floor Plan -Level 1 06/02/2022 SO78 23 t--~•-'[il1-"l===S'"rl:"'·•s-.,·=~""i C ----~,;:.---------- $94 Mn 0ECK M?4 S '\; 2RC0AO 155 \ \ \ l t$SAIK 84 S 21-1ow4/---•··- I I L _-----'c--------------------------------------'i,-------_i \ \ FLOOR PAN-LEVEL I 1.20-0° DJR FLOOR PLANS $0709 2625 Louisiana Ave S St Lou;Pe,Mine4a 2%18 10 Docusign Envelope ID: 18123017-95F6-45A8-8295-B5114FC8D747 46 BOZA Resolution No.24-02 Amends and Restates BOZA Resolution No.22-02 Amending and restating BOZA Resolution No.22-02 adopted on July 6, 2022,by amending the expiration date to existing variance to allow for an off-street parking area drive aisle width of 22 feet instead of the minimum requirement of 24 feet for 2625 Louisiana Avenue South Whereas,on April 18,2022,Jeremy Exley,representing Web Development LLC, applied for a variance from the requirements of the Zoning Ordinance (Section 36-361 (l)(2)) to allow for an off-street parking area drive aisle width of 22 feet. Whereas,the subject property is located at 2625 Louisiana Ave.S.and described below as follows,to wit: Lots 19 and 20; Lots 21 and 22 except the Westerly 12 feet of said lots; All in Block 3,"Earlsfort Terrance",Hennepin County,Minnesota. Whereas,the subject property is zoned MX-1 vertical mixed-use. Whereas,a variance was approved by the Board of Zoning Appeals on July 6,2022, via Resolution No.22-02. Whereas,it is the intent of this resolution to continue and restate the conditions of the variance granted by BOZA Resolution No.22-02 and to extend the approval window two years from this resolution's approval date. Now therefore be it resolved that BOZA Resolution No.22-02 is hereby restated and amended by this resolution which continues and amends the variance on the subject property at the location described above based on the following conditions: 1.The off-street parking area shall be constructed in accordance with the following exhibits: a.Exhibit A-Site Plan showing the proposed drive aisle width of 22 feet. 2.The off-street parking area's drive aisle width may not be reduced further unless this variance is amended to reflect the proposed change. 3.The construction of the retaining wall on the eastern edge of the property shall be conducted completely on the subject property,unless the owner has obtained a Docusign Envelope ID: 18123017-95F6-45A8-8295-B5114FC8D747 47 temporary easement for construction access;this shall apply to initial construction of the wall and any future maintenance or reconstruction of the wall. 4.The stormwater management facility for this project shall be designed to accommodate all of the existing drainage areas directed to this site.The volume of runoff draining to a landlocked receiving area may not increase due to a project unless the applicant can demonstrate that any additional runoff volume from the project will be effectively abstracted.The 100-year runoff event,as determined by Atlas 14,will be used to determine holding capacity and high-water elevation for this area. 5.The variance is automatically revoked and canceled if construction of the proposed off-street parking area is not substantially completed within two years as outlined in city code section 36-38(a)(9)byJuly 6,2026. Adopted by the Board of Zoning Appeals:June 26,2024 Effective date:July 8,2024 Mia Divecha,Chair ATTEST: Gary Morrison,Zoning Administrator Docusign Envelope ID: 18123017-95F6-45A8-8295-B5114FC8D747 48 "Exhibit A" Site Plan 06/02/2022 r ,..:,..32:.. rear0tEe.. ff ,¥ Docusign Envelope ID: 18123017-95F6-45A8-8295-B5114FC8D747 49 50 Planning commission: Regular meeting Meeting date: August 19, 2026 Agenda item: 3a 3a Zoning text amendment – Medical/dental clinic or office Case Number: 26-07-ZA Applicant: Liz Hochman Review Deadline: 60 days: September 20, 2026 120 days: November 19, 2026 Recommended Motion: Chair to open the public hearing, take testimony, and close the public hearing. Motion to recommend approval of the zoning text amendment to add the medical/dental clinic or office land use to the Neighborhood zoning districts as recommended by staff. Summary of request: The applicant desires to conduct a medical office use in an office building located at 6213 Lake Street (subject property). The activities to be conducted as part of the proposed medical office use consists of counseling, adult prenatal education, therapeutic bodywork, acupuncture, wellness services, and physical therapy. The zoning ordinance establishes the office land use and the medical/dental clinic or office land use as two separate land uses. The subject property is zoned N-2, which allows the office land use if it is less than 2,500 square feet in area and meets the additional standards specific to the office use. The medical/dental clinic or office land use is not permitted in the N-2 district. Therefore, the proposed use is not allowed unless the zoning ordinance is amended to allow the medical/dental clinic or office land use. While the applicant’s intent is to allow the medical/dental clinic or office land use in the N-2 district so they can operate their business at the subject property, it is important to note that if approved, the medical/dental clinic or office use would be allowed on any property in the city zoned N-2 that meets the proposed standards assigned to the land use. Staff recommendation. Staff recommend approval of the amendment to the zoning ordinance to allow medical/dental clinic or office as permitted with standards in the Neighborhood-2, -3, and -4 zoning districts with the standards as recommended by staff and shown on the attached draft ordinance. Supporting documents: Discussion, draft ordinance, zoning map Prepared by: Gary Morrison, zoning administrator Reviewed by: Jennifer Monson, planning and economic development manager 51 Regular meeting of August 19, 2026 (Item No. 3a) Title: Zoning text amendment – Medical/dental clinic or office Discussion Background: As noted in the summary page, the applicant’s intent is to allow the medical/dental clinic or office land use in the N-2 district so they can operate their business at the subject property (6213 Lake Street), it is important to note that if approved, the medical/dental clinic or office use would be allowed on any property in the city zoned N-2 that meets the proposed standards assigned to the land use. Subject property: The subject property is identified below on the southside of Lake Street, between Brunswick and 34th Street W. It is a one-story office building approximately 2,500 square feet in area. There are single-unit dwellings to the north and multiple-unit dwellings to the south. 52 Regular meeting of August 19, 2026 (Item No. 3a) Title: Zoning text amendment – Medical/dental clinic or office Subject property-zoning districts: The building located at 6213 Lake Street was constructed in 1955. The 1949 zoning map showed the property as zoned commercial, and the 1959 and 1987 zoning maps showed it as zoned Residential-Business. The 1992 zoning map shows it as R-C Multiple-Family Residence, which allowed office uses that were in existence prior to March 1, 1999. So, the office use on the subject property remained legally conforming. The property was rezoned to Neighborhood-2 as part of the zoning code update phase-1. This rezoning kept the office use as a legal use in the Neighborhood-2 district to prevent it from becoming legally non-conforming, however, the property was limited to the office land use. Current zoning map. The subject property has N-1 zoned properties to the northeast and east, N-2 zoned properties to the west and south, a Park-1 property across Lake Street, and Mixed-Use-1 properties are located further west on Lake Street. The MU-1 zoned properties are in the Historic WalkerLake overlay district. 53 Regular meeting of August 19, 2026 (Item No. 3a) Title: Zoning text amendment – Medical/dental clinic or office Zoning analysis: A copy of the zoning map, recently approved on August 3, 2026 as part of the zoning code update-2 is attached. Text amendment: While the applicant is requesting that the medical/dental clinic or office land use be added to the Neighborhood-2 district, staff expanded the addition to the Neighborhood- 3 and Neighborhood-4 zoning districts. This is to be consistent with the office land use which is allowed in the Neighborhood-2, -3, and -4 zoning districts. The zoning ordinance allows the office land use in the Neighborhood-2, -3, and -4 zoning districts with the condition that the use not exceed 2,500 square feet and be subject to the following standards: (a) 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. (b) The parking areas shall be set back at least five feet from any parcel that is zoned N. (c) The materials used in and placement of all signs shall be integrated with the building design and architecture. Staff is proposing that the medical/dental clinic or office land use be allowed in the Neighborhood districts in the same manner as the office land use is. This means it would only be allowed in the Neighborhood-2, -3, and -4 zoning districts with the condition that the use not exceed 2,500 square feet, and with the same standards as the office use is. Staff proposes however, that additional standards be added due to potential impacts some medical uses could have on adjacent land uses. In addition to the standards required for office uses, staff proposes adding the following standards to the medical/dental clinic or office land use: (a) The use shall be subject to the following conditions when operating in a Neighborhood district: (1) The use shall be limited to a maximum of 2,500 square feet. (2) The use shall be limited to dental care, eye care, physical therapy, family practice care, prenatal care, counseling, acupuncture and similar uses that have minimal impact on adjacent properties. (3) The use shall not include activities such as surgery, radiotherapy, magnetic resonance imaging, or other activities that may generate hazardous waste or impacts to adjacent properties. Primarily staff proposes to not allow medical uses that produce excessive biowaste and potentially emit various forms of radiation or strong magnetic pulses. The medical/dental clinic or office uses would be subject to the same development standards applied to all commercial uses in the city, such as parking, lighting, landscaping, screening, signage, etc. Therefore, the use will be required to follow all ordinances that require additional conditions, such as screening and setbacks, when adjacent to residential properties in the N districts. 54 Regular meeting of August 19, 2026 (Item No. 3a) Title: Zoning text amendment – Medical/dental clinic or office Zoning Map. The attached zoning map shows the properties zoned N-2, -3, and -4 that would be impacted by the proposed zoning ordinance amendment. The map shows that these zoning districts are primarily located along the major transportation corridors which are conducive to the office and medical/dental clinic or office zoning districts. It also shows that the medical/dental clinic or office land use could be added to these districts with minimal impact to the properties located in the Neighborhood-1 zoning district. Staff recommendation. Staff recommend approval of the amendment to the zoning ordinance to allow medical/dental clinic or office as permitted with standards in the Neighborhood-2, -3, and -4 zoning districts with the standards as recommended by staff and shown on the attached draft ordinance. 55 Ordinance No. ___-26 Zoning ordinance regarding medical/dental clinic or office In the Neighborhood zoning districts The City of St. Louis Park does ordain: Whereas, the planning commission conducted a public hearing on this ordinance on August 19, 2026 and recommended the city council adopt this ordinance, and Whereas, the City Council considered the advice and recommendation of the planning commission (case no. 26-07-ZA), and Now, therefore be it resolved that the following amendments shall be made to Chapter 36 of the City Code pertaining to zoning: Section 1. Article III. Neighborhood Districts, Section 36-76, Table 36-76(a) of the St. Louis Park City Code is hereby amended to add the following underlined text: Public, Social, & Institutional Community center C C C C See article VII; division 3 Educational (academic) facility with 20 or fewer students PS PS PS PS See article VII; division 3 Educational (academic) facility with more than 20 students C C C C See article VII; division 3 Library C C C C See article VII; division 3 Medical/dental clinic or office PS PS PS See article VII; division 3 Police/fire station PS PS PS PS See article VII; division 3 Religious institution C C C C See article VII; division 3 56 Section 2. Article VII. Use Specific Standards, Division 3. Principal Uses, Public, Social, & Institutional, Section 36-249 of the St. Louis Park City Code is hereby amended to add the following underlined text: Sec. 36-249. Medical/dental clinic or office. (a) The use shall be subject to the following conditions when operating in a Neighborhood district: (1) The use shall be limited to a maximum of 2,500 square feet. (2) The use shall be limited to dental care, eye care, physical therapy, family practice care, prenatal care, counseling, acupuncture and similar uses that have minimal impact on adjacent properties. (3) The use shall not include activities such as surgery, radiotherapy, magnetic resonance imaging, or other activities that may generate hazardous waste or impacts to adjacent properties. (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. (5) The parking areas shall be set back at least five feet from any parcel that is zoned N. (6) The materials used in and placement of all signs shall be integrated with the building design and architecture. Section 3. Renumber Article VII. Use Specific Standards, Division 3 accordingly after inserting the text in Section 2 above. Section 4. This ordinance shall take effect 15 days after publication. Reviewed for administration: Adopted by the City Council _____, 2026 Kim Keller, city manager Nadia Mohamed, mayor Attest: Approved as to form and execution: Melissa Kennedy, city clerk Soren Mattick, city attorney First reading September 8, 2026 Second reading September 22, 2026 Date of publication October 1, 2026 Date ordinance takes effect October 16, 2026 57 58