HomeMy WebLinkAbout99-90 - ADMIN Resolution - City Council - 1999/08/02RESOLUTION NO. 99-90
A RESOLUTION APPROVING A PRELIMINARY PLANNED UNIT DEVELOPMENT
(PUD) UNDER SECTION 14:6-7 OF THE ST. LOUIS PARK ORDINANCE CODE AND A
PRELIMINARY PLAT OF DRF HIGHWAY VH ADDITION FOR PROPERTY ZONED C-
2 COMMERCIAL LOCATED AT THE SOUTHWEST CORNER OF HIGHWAY 7 AND
LOUSIANA AVENUE
(7200 & 7341 HIGHWAY 7 AND 7250 LAKE STREET WEST)
WHEREAS, applications for approval of a Planned Unit Development (PUD) and a
Preliminary Plat were received on June 30, 1999 from the applicant, and
WHEREAS, notice of a public hearing on the Preliminary PUD and the Preliminary Plat
was mailed to all owners of property within 350 feet of the subject property plus other affected
property owners in the vicinity and
WHEREAS, notice of public hearing on the Preliminary PUD and Preliminary Plat were
published in the St Louis Park Sailor on July 7, 1999 , and
WHEREAS, the Planning Commission reviewed the Preliminary PUD concept and
Preliminary Plat at the meeting of July 21, 1999, and
WHEREAS, the Planning Commission opened the public hearing at the meeting of July 21,
1999, and
WHEREAS, the Planning Commission recommended approval of the Preliminary PUD and
Preliminary Plat on July 21, 1999 by a 5-0 vote with all members present voting in the affirmative,
and
WHEREAS, the City Council has considered the staff reports, Planning Commission
minutes and testimony of those appearing at the public hearing or otherwise including comments in
the record of decision
BE IT RESOLVED BY the City Council of the City of St Louis Park
Findings
1 DRF Holdings LLC has made application to the City Council for a Planned Unit Development
(PUD) under Section 14 6-7 of the St Louis Park Ordinance Code within the C-2 district
located at the southwest corner of Highway 7 and Louisiana Avenue
Resolution No 99-90 -2-
2 The City of St Louis Park and Morris Communications, owners of the land proposed to be
platted as the DRF Highway VII Addition have agreed to an application submitted by DRF
Holdings LLC for approval of preliminary plat of said subdivision in the manner required for
platting of land under the St Louis Park Ordinance Code, and all proceedings have been duly
had thereunder
3 The proposed plat and PUD are situated upon the following described lands in Hennepin
County, Minnesota, to -wit See Exhibit A - Legal Description
4 The City Council has considered the advice and recommendation of the Planning Commission
(Case No 99 -19 -PUD) and the effect of the proposed PUD on the health, safety and welfare of
the occupants of the surrounding lands, existing and anticipated traffic conditions, the effect on
values of properties in the surrounding area, the effect of the use on the Comprehensive Plan,
and compliance with the intent of the Zoning Ordinance
5 The City Council has determined that the PUD will not be detrimental to the health, safety, or
general welfare of the community nor with certain contemplated traffic improvements will it
cause serious traffic congestion nor hazards, nor will it seriously depreciate surrounding
property values The Council has also determined that the proposed PUD is in harmony with
the general purpose and intent of the Zoning Ordinance and the Comprehensive Plan and that
the requested modifications comply with the requirements of Section 14 6-7 2(E)
6 The City Council has determined that the PUD is consistent with the goals of the
Comprehensive Plan, in particular the redevelopment of "brown field" sites, creating a mix of
higher intensity commercial uses, retaining local businesses and, enhancing pedestrian
connections
7 The site consists of two properties, one owned by the City of St Louis Park and one owned by
Morris Communications The 3 3 acre City property is vacant and the 1 5 acre Morris
Communications property contains a billboard The City is facilitating the consolidated
development of the two parcels by use of tax abatement to enable redevelopment goals and
objectives to be achieved Morris Communications as the owner of the billboard parcel is not
the initiator of new development seeking also to retain its existing billboard However, removal
of the billboard would require expenditure of additional public funds which makes the project
unfeasible
8 That the effect of relocation of a billboard is unique to this site and to this development proposal
and is warranted as part of the PUD due to, the location and shape of the billboard parcel, poor
sub -soils and soil contamination issues, the inability to redevelop the site to meet redevelopment
and business retention goals without relocation, the inability to redevelop the site while bearing
billboard removal costs, and the superior site design, landscaping and architecture offset the
effects of relocation The billboard will remain as a non -conforming use Relocation of this
billboard shall not be used as a precedence for retention of any other billboard in the city
9 That the PUD modifications are necessary to achieve the redevelopment, business retention, and
pollution mitigation goals of the Comprehensive Plan
Resolution No 99-90 -3-
10 The proposed preliminary plat has been found to be in all respects consistent with the City Plan
and the regulations and requirements of the laws of the State of Minnesota and the ordinances of
the City of St Louis Park.
11. The contents of Planning Case File 99 -19 -PUD are hereby entered into and made part of the
public hearing record and the record of decision for this case
Conclusion
The Preliminary Planned Unit Development and Preliminary Plat of DRF Highway VII
Addition at the location described are approved based on the findings set forth above and
subject to the following conditions
1 Prior to Planning Commission review of the Final PUD, revised plans and additional
information shall be submitted showing the following
a removal of the proposed curb cut and bus pull out along Louisiana Avenue,
b bearings for shared Lot 1 and Lot 2 lines, minimum setback lines and easements for
existing public utilities,
c sidewalk/trail easements and site plan showing a six foot wide concrete sidewalk or eight
foot wide bituminous trail along Louisiana Avenue and an eight foot wide bituminous
trail along Lake Street and 37th Street,
d calculations showing that off-site storm water runoff meets the City capacity restriction
as approved by the Superintendent of Engineering
2 The Final PUD submittal shall include the following
a site signage that is part of a unified design theme,
b final landscape plan that reflects the established landscape theme of the eastern half of
the Highway 7/Louisiana intersection, and
c site plans that include provisions for future crosswalks at the southwest corner of
Highway 7 and Louisiana Avenue and the northwest corner of Louisiana Avenue and
Lake Street
3 The Final Plat shall dedicate the required rights of way for adjacent streets and additional right -
of way for Highway 7 and Louisiana Avenue, if any, be dedicated as directed by the Public
Works Director
4 Prior to the City signing the Final Plat the following shall occur
a A development agreement shall be executed between the developer and the City
b A shared parking and access agreement, approved by the City Attorney, shall be put into
place to take into consideration the future joint use of the parking lot by the medical
office building and the restaurant
c An escrow account or other form of financial guarantee acceptable to the City, should be
established in the amount of $17,500 to take into consideration tree replacement
requirements to be met by the developers
Resolution No 99-90 -4-
5 Prior to issuance of building permits
a Erosion control plans, performance bonds, site lighting and distribution plans, and
underground irrigation plans shall be submitted and approved by the Zoning
Administrator
b Evidence of Watershed District approval and other required agency approvals shall be
submitted
c The restaurant and any subsequent additions to the medical office building
(including the proposed urgent care) shall obtain future approvals as per City
Code requirements relating to major and minor amendment procedures
6 The development shall comply with the MPCA and St Louis Park consent agreement for
pollution mitigation
7 Payment of any required park dedication fee
Based on the Findings identified in this resolution, the following modifications to ordinance
requirements are authorized as part of this preliminary PUD approval
1 The existing billboard (a non -conforming use) is allowed to be relocated to the western edge of
the property on proposed Outlot B provided that the characteristics of the relocated sign cannot
be different/more extensive that the existing sign relating to height, size, lighting, etc
2 The tree replacement requirements are reduced to reflect the quality and type of trees to be
removed and the amount and quality of the proposed on-site landscaping
Reviewed for Administration
/'City Manager
Attest
' -------- 1:2e—a_.
ty Clerk
Adopted by the City Council August 2, 1999
Resolution No. 99-90
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