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HomeMy WebLinkAbout2018/10/03 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. OCTOBER 3, 2018 1. Call to order – Roll Call 2. Approval of Minutes: August 15, 2018 and September 5, 2018 3. Hearings A. St. Louis Park Middle School conditional use permit and variance Applicant: St. Louis Park School District Location: 2025 Texas Ave. S. Case Nos.: 18-40-CUP and 18-41-VAR B. St. Louis Park High School conditional use permit Applicant: St. Louis Park School District Location: 6425 W. 33rd St. Case Nos.: 18-45-CUP and 18-46-VAR C. The Block – Conditional use permit with variance Applicant: Craft & Crew, Luke Derheim Location: 7008 Highway 7 Case Nos. 18-49-CUP and 18-50-VAR 4. Other Business 5. Communications 6. Adjournment STUDY SESSION 1. Discussion of home occupations and upcoming applications (no written materials) If you cannot attend the meeting, please call the Community Development office, 952.924.2575. Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please call the administration department at 952/924-2525 (TDD 952/924-2518) at least 96 hours in advance of meeting. UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA AUGUST 15, 2018 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Matt Eckholm, Jessica Kraft, Claudia Johnston-Madison, Lisa Peilen, Joe Tatalovich, Alanna Franklin MEMBERS ABSENT: Carl Robertson (unexcused) STAFF PRESENT: Jacquelyn Kramer, Gary Morrison, Sean Walther 1. Call to Order – Roll Call 2. Approval of Minutes of July 18, 2018 Commissioner Eckholm made a motion to approve the minutes. Commissioner Tatalovich seconded the motion, and the motion passed on a vote of 5-0. Commissioner Peilen arrived at 6:10 p.m. 3. Public Hearings A. Conditional Use Permit – Wat Promwachirayan (Wat Prom) Applicant: Mark Snyder, Construction Results Corp. Location: 2544 Highway 100 S. Case No.: 18-32-CUP Gary Morrison, Assistant Zoning Administrator, presented the staff report. He explained that Wat Prom anticipates three phases of development. The conditional use permit is for Phase 1 to expand the parking lot, construct storm drainage and to export more than 400 cubic yards of material. Mr. Morrison explained that phases two and three will require separate major amendments to the conditional use permit. Mr. Morrison discussed details of the proposed retaining wall and fence. Mr. Morrison summarized comments received at two neighborhood meetings. Unofficial Minutes Planning Commission August 15, 2018 Page 2 Mr. Morrison said the applicant is willing to connect their privacy fence with the neighbor’s privacy fence to the north to prevent people from cutting through their property. Mr. Morrison said due to a neighborhood concern the temple is willing to make a change and provide revised drawings for council consideration. This change is to the yard along Vernon Avenue South where nine parking spaces would be removed and the retaining wall moved 16 feet to the east. This would provide approximately 30 feet of space between the sidewalk, and fence which is more consistent with the front yards of the area. This would also provide more space for landscaping. Mr. Morrison reviewed all recommended conditions for approval of the conditional use permit. Commissioner Kraft asked for clarification of trees planted for Phase I. Commissioner Carper asked about landscaping other than trees. Commissioner Carper asked why such a large parking lot is needed. Mr. Morrison responded that the parking lot is being sized for the future. Building it all now is the most economical way to do it, especially since the stormwater retention will be constructed underneath the parking lot. Commissioner Carper asked about the usage of the parking lot. Darin Troftgruben, project manager and temple member, spoke about the current outdoor Sunday market from 10 a.m. – 4 p.m., cultural events and large religious events which would use the expanded parking lot. He said there are not many evening events. He spoke about LED lighting in the parking lot. He said the lighting could be put on a timer to address neighborhood concern. He noted the lot has also been lowered to reduce illumination from the lot. Mr. Walther spoke about the need for security lighting which property owners often determine with the police department. Vice Chair Johnston-Madison opened the public hearing. Dale Anderson, 2700 Vernon Ave. S., said he was a charter member of the Reformation Church and has deep roots there. He discussed how he thought Unofficial Minutes Planning Commission August 15, 2018 Page 3 most of the parishioners were able to walk to the church and he didn’t understand there were also traffic problems until five years ago. He said he spoke with a minister who thought it’s a terrible site for a church because of ingress and egress problems. People had to go through the neighborhood to enter and leave the site which could result in tremendous traffic problems to 27th St., Vernon and Webster streets. Mr. Anderson said he’s concerned about traffic. He spoke about Reformation Church and the synagogue across the highway having traffic problems, unless people were able to walk there. He said he’s pleased to see that two of the issues he brought to the neighborhood meeting were mitigated; ugly sight lines and traffic noise from Hwy. 100 coming into the neighborhood. He said so far Wat Prom has been an excellent neighbor but he’s concerned about long term plans dramatically increasing services and events and the impact it will have on traffic in the neighborhood. Sharon Lehrman, 2610 Vernon Ave. S., said they greatly welcome Wat Prom into the neighborhood. She said Wat Prom is an amazing neighbor. She said her concern is about the loss of so many trees, especially with Phase I. Her request is that as many trees as possible be retained before Phase II starts. Plans can change and if Phase II didn’t occur, losing all of those trees would be terrible. She said the trees also serve as a noise barrier from Hwy. 100. Diane Steen-Hinderlie, 2829 Yosemite Ave. S., said she is alarmed that the sanctuary square might be torn down. She said a dozen people worked very hard on preserving the structure. She said she was so happy to have Wat Prom move in as neighbors, until she read this plan. She spoke about the book Lost Twin Cities. She said mid-century modern architecture is now a very important architectural element for preservation. She showed a photograph from the book regarding Reformation Church complex. She said it shouldn’t be altered other than surface things. Ms. Steen-Hinderlie said the acoustic elements of the square building should be saved as these elements were the prototype for Minneapolis’ Orchestra Hall. She suggested this space could also be rented as it has perfect seating for community concerts. She said the city should have a heritage preservation commission. Tom Schmitz, 2571 Vernon Ave. S., a 22-year resident, said there is a natural barrier between the frontage road and commercial. Phase I, 2 and 3 will open up that barrier. He said we can’t talk about Phase 1 without considering Phases 2 and 3. Why would you build a large parking lot if Phases 2 and 3 weren’t going to happen. The neighborhood is concerned about loss of buffer and facing commercial. He said the garden has been a great asset and should be preserved. He said he wishes the city could purchase the garden. Unofficial Minutes Planning Commission August 15, 2018 Page 4 Sue Wolfe, 2600 Vernon Ave. S., lives directly across from the path. She said she and her husband each owned businesses in the city. She said she was a founding member of Friends of the Arts and she started Day One at the high school. She said the neighborhood process has been extraordinary and the temple is a wonderful neighbor. She said she shares concerns about losing green space, trees and the buffer from Hwy. 100. The meetings have been productive and she assumes they will continue being productive. She said her concern is that the Planning Commission decision tonight would not inhibit future changes. Many things can change. She asked if Phase 1 is approved is it possible to amend it along the way as changes are made. Neighbors have mentioned being interested in purchasing trees for the property. She is concerned about the maintenance of the parking lot. She said currently the temple has no paid staff and operates with volunteerism. She said she and her husband do take care of the path, mow across the street, and try to keep it looking good. She has concerns about how the large parking lot will be maintained over the years. Lisa Robinson, 2575 Vernon Ave. S., said she agreed with many speakers that the process has been very good and the temple has been a great neighbor. She said Vernon is a residential street and the integrity of the residential street needs to be maintained. The larger setback will help. She spoke about connecting the fence. Ms. Robinson said she would like a completion date of when the parking lot will be done to make sure trees are planted, escrow for trees is provided, and making sure the project gets finished. She said she doesn’t want to see the area left in disarray for a long time, waiting for funding. Kathryn McKeen, 2834 Vernon Ave. S., said her concern is traffic. She said currently drivers exit Hwy. 100, back up on the frontage road by the dealership and come through the neighborhood very fast. She said she is often unable to back out of her driveway because of cut through traffic. Ms. McKeen said if 200 more vehicles are trying to get into that space the traffic will get worse. The traffic is already problematic. Vice Chair Johnston-Madison closed the public hearing. Commissioner Peilen commented that many people walk to Beth El Synagogue on the Sabbath. She added that for any major service the Beth El parking lot is packed, many people park on Salem Ave., and there is driving through the neighborhood. She said the point made about preserving trees until Phase 2 is good. Unofficial Minutes Planning Commission August 15, 2018 Page 5 Mr. Morrison responded due to the grading and excavation for the parking lot most of the trees must be removed. Trees on the south side will be saved until Phase 2 is constructed. The intent is to get new landscaping in as soon as possible so that when Phase 2 starts there will be 10 years of growth. The intent is to plant the area with coniferous trees with year round screening. There was a discussion about Mr. Schmitz’ concern about loss of barrier to the residential side at Phase 2. Mr. Morrison said the intent is to minimize the impact on Vernon Avenue South by having the fence and building meet the same setback required for the homes. Additional landscaping will provide green space along that area. During Phases 2 and 3 there will be a public process, so additional modifications can be made at that time. Commissioner Peilen asked about the 10-year gap between Phase 1 and 2. Mr. Morrison responded it is about fund raising. Commissioner Eckholm asked if any trees might be saved by the retaining wall being moved to the east. Mr. Morrison said that will be evaluated. Construction of the wall itself will require some digging to anchor the wall. Grading also needs to be done for sidewalk. Commissioner Peilen made a motion recommending approval of the conditional use permit. Commissioner Eckholm seconded the motion. Commissioner Peilen said her level of discomfort is about the 10 years between Phase 1 and 2. What happens if Phase 2 doesn’t materialize? Commissioner Tatalovich said he agreed. Commissioner Peilen asked why not raise more funds now and begin a few years down the road. Mr. Troftgruben said the phased approach was presented to the temple by the city because the parking lot needs to be replaced now. Repairing it today means handling stormwater, sewer, utilities, access and lighting. He commented that a lot of the traffic isn’t just about people coming. It is about Unofficial Minutes Planning Commission August 15, 2018 Page 6 them trying to find parking spots. He spoke about outdoor activities being their largest fundraisers. He said if they don’t have a large parking lot to accommodate those activities it affects Phases 2 and 3. Commissioner Carper said the conditional use permit is for a parking lot. The applicant has the right to build a parking lot and do nothing other than build a parking lot. He said there are conditions and there is no reason to deny it based upon future activities. The motion recommending approval of the conditional use permit passed on a vote of 6-0. B. Urban Park Apartments Applicant: Ben Delwiche, KaasWilson Architects Location: 3601 Phillips Parkway Case Nos.: 18-33-CUP, 18-34-VAR, 18-35-VAR, 18-36-VAR 18-37-VAR, 18-38-VAR Jacquelyn Kramer, Associate Planner, presented the staff report. The applicant requests a conditional use permit for import/export of soil and material associated with construction, and five variances to build a second apartment building. Ms. Kramer reviewed vehicular parking. She provided a zoning analysis and noted two conditions of approval required for the parking variance: 1) all off- street parking spaces on the site will be made available to residents in both buildings; and 2) a parking management plan will be required as a condition of approval for the parking variance. Ms. Kramer reviewed conditional use permit requirements and provided an analysis of the variance requests. Ms. Kramer stated construction is anticipated to begin in January 2019 and will last approximately one year. She said Phillips Parkway and the regional trail will remain open throughout construction. Ms. Kramer discussed the public input process. Concerns of the 10 residents attending the August 8, 2018 neighborhood meeting regarded parking. The property manager discussed a proposed parking permit system at that meeting. The staff report included a letter in opposition to the project from a community member. Unofficial Minutes Planning Commission August 15, 2018 Page 7 Commissioner Peilen said the applicant is about 35 spaces short of the requirement. Ms. Kramer stated based on the code requirements they are short, but the applicant argues that based on the demand that is experienced in the current building there wouldn’t be a parking shortage. There was a discussion about parking management plans mitigating impacts on a neighborhood. In response to questions, Sean Walther, Planning and Zoning Supervisor, stated that parking management plans establish the approach management will take to effectively use the parking available and reduce problems. It can be an enforcement mechanism if complaints are received. Ben Delwiche, applicant, KaasWilson Architects, spoke about the proposed parking management plan. He discussed the balance of the unit mix on the site and how that affects parking needs. Smaller units are proposed for the new building. He stated how the requested variances provide consistency with the look of the existing building, site and the trail. Mr. Delwiche stated that originally the applicant proposed a larger new building. They were urged by staff to reduce that size which has resulted in a plan that provides building consistency, creates vast improvements to the site, and improves resident amenities. Commissioner Peilen asked if each unit would be guaranteed a permitted parking spot, but not necessarily more than one. Mr. Delwiche said every unit is guaranteed a parking stall. He discussed available alternate means of transportation. He added that the city requires 10% parking be set aside for guests. This is managed by signs on the site. Brenda Hvambsal of Steven Scott Management said they manage Urban Park Apartments. She noted that they also manage and do lease-up for Ellipse, e2, and Shoreham developments. They are very familiar with parking management plans. She discussed details of a plan. Ms. Hvambsal stated they are already in the process of using parking permits at Urban Park Apts. She said there would be a spot guaranteed per unit, not per bedroom. Commissioner Eckholm discussed safety concerns bicyclists using the regional trail have at the curb cuts at the parking lot because of landscaping and drivers pulling out rapidly from the parking lot. Unofficial Minutes Planning Commission August 15, 2018 Page 8 Mr. Delwiche responded that one of the things they’ve been working on is increasing site lines of those particular entrances. He also spoke about temporary safety measures at the trail that will be made during construction. Commissioner Eckholm suggested doing more than increasing site lines; perhaps a physical way of stopping cars rushing straight up to the street. He discussed raising the trail area. Mr. Walther said staff and the applicant will explore this and have a solution or proposal when the application is presented to City Council. Vice Chair Johnston-Madison opened the public hearing. Donna Rock, 3601 Phillips Parkway, said she is a 30 year resident of St. Louis Park. Her letter was included in the staff report. She said the south end of the proposed building and the pool will take over a natural habitat. Currently there is a grill, seating, space for dog walking, and wildlife. The best thing about living in Urban Park is the aspect of park that is still there. There will be a major loss of trees. Ms. Rock said she has concerns about the parking variance. Currently she doesn’t have to worry about parking for her guests. She spoke about street parking not being available when Sholom, located across the street, has events. Street parking isn’t always available. She said she is concerned about the variance and the loss of green space between the trail and the existing parking lot. She is concerned about safety for bikers and drivers during the year of construction as one entrance/exit of the parking ramp will be closed during that time. She said that will be particularly difficult in the winter because of ice and the inclined driveway. Ron Donacik, campus administrator, Sholom Senior Living, 3600, 3610, 3620 and 3630 Phillips Parkway thanked Urban Park Apts. management and tenants. He said they have been great neighbors. He stated that the 400 plus Sholom residents are concerned about parking. He said the evening and nighttime parking situation at Sholom is relatively fluid. Weekday hours the parking lot is heavily congested. Weekday hours along Phillips Pkwy is also heavily congested. He said Sholom is worried about their parking lot being used for parking by Urban Park residents and guests. He stated that having accessible and close parking for Sholom’s elderly residents is critical. He is concerned about the ability of fire and police to get in and out of the area. Mr. Donacik said all Sholom is asking is that there is a thorough parking plan to ensure that any potential parking issues relative to Sholom are mitigated. Unofficial Minutes Planning Commission August 15, 2018 Page 9 The Vice Chair closed the public hearing as no one else was present wishing to speak. Commissioner Peilen said in this instance she would feel better if she could see a parking management plan. She said she is quite familiar with the Sholom campus and has been to the campus numerous times and parking is tough. Commissioner Peilen commented that transit isn’t fully developed in St. Louis Park and isn’t necessarily an option for everyone. She stated she is concerned about the parking variance. Vice Chair Johnston-Madison said she feels it is a very tight project. She said she believes parking is a huge issue and doesn’t feel she can support the application. Commissioner Carper said he isn’t comfortable about the parking either. He said it seems unusual not to include on-street parking in the parking count. He said he doesn’t recall the Commission or the city ever refusing something based upon the lack of on-street parking. He said he has heard some reasonable explanations on how the apartment management will control parking and make this work based upon past experience. He said he will support the request to move forward. Mr. Walther explained that the off-street parking ordinance allows for any on- street parking that is adjacent to a site to allow a reduction in off-street parking on a one-for-one basis. He explained how that could reduce the variance request. Staff is familiar with the site and is aware of the pressure for parking during the day in the area. That drove staff’s decision to encourage the applicant to downsize the proposal. Mr. Walther said staff was very conservative in not including the on-street parking. They took this approach because of the unusual narrow site and historic use of the on-street parking by the neighboring use. He said the city has good experience with parking plans and the management company. The recommendation was also based upon Urban Park’s current experience with parking. Commissioner Carper spoke about time of day considerations between Sholom and Urban Park Apartments. He said he didn’t think the Commission should disqualify a good project that adds more housing to the city, housing that would be more affordable. Commissioner Kraft said she’s concerned about parking but the project is taking a challenging site and putting in a variety of housing types that aren’t available in their existing building. She said the applicant is adding some other amenities, Unofficial Minutes Planning Commission August 15, 2018 Page 10 and due to its location it might appeal to a group of people that might not all have cars. She said we should be open to thinking about it in those terms. Vice Chair Johnston-Madison said she can support the request now that she understands that three-bedroom units wouldn’t all have 3 cars. Ms. Rock stated that the party room holds 30-50 people. There would be no parking for those guests. She added that management isn’t available outside of business hours to deal with parking problems. Regarding the three-bedroom units, she said the younger urban professionals who are roommates do have 3 vehicles. She said she doesn’t know how many of the three-bedroom units are occupied by families. Commissioner Peilen made a motion recommending approval of the conditional use permit and variance with conditions. Commissioner Eckholm seconded the motion, and the motion passed on a vote of 5-0-1 (Peilen abstained). C. Westwood Hills Nature Center Applicant: City of St. Louis Park Location: 8300 Franklin Avenue Case No.: 18-31-CUP Jacquelyn Kramer, Associate Planner, presented the staff report. The conditional use permit is requested for import/export of soil and material associated with construction of a new interpretive center at Westwood Hills Nature Center. Ms. Kramer reviewed the haul route for excavation, construction hours, construction duration, and tree replacement. She stated the application meets conditional use permit general requirements and zoning requirements. She discussed the neighborhood meeting held on July 31, 2018 and resident feedback. Vice Chair Johnston-Madison opened the public hearing. Jay Jaffee, 2521 Princeton Ct., spoke in support of the new interpretive center, calling the nature center a true gem in the community. Commissioner Carper spoke about the importance of continuing to support the nature center and the entire recreation and parks system. Unofficial Minutes Planning Commission August 15, 2018 Page 11 Commissioner Peilen made a motion recommending approval of the conditional use permit with conditions recommended by staff. Commissioner Eckholm seconded the motion, and the motion passed on a vote of 6-0. 4. Other Business 5. Communications Mr. Walther said two public hearings for zoning text amendments will be held at the September 5, 2018 meeting. A development tour is planned to follow the regular meeting. 6. Adjournment The meeting was adjourned at 8:30 p.m. Respectfully submitted, Nancy Sells Recording Secretary UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA SEPTEMBER 5, 2018 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Claudia Johnston-Madison, Jessica Kraft, Lisa Peilen, Carl Robertson, Joe Tatalovich, Alanna Franklin (youth member) MEMBERS ABSENT: Lynne Carper (unexcused), Matt Eckholm (unexcused) STAFF PRESENT: Sean Walther, Gary Morrison, Jennifer Monson 1. Call to Order – Roll Call 2. Approval of Minutes of August 1, 2018 Commissioner Peilen made a motion to approve the minutes. Commissioner Tatalovich seconded the motion, and the motion passed on a vote of 5-0. 3. Public Hearings A. Zoning ordinance amendment – educational facilities in the R-4 Zoning District Applicant: Yeshiva of Minneapolis Case No.: 18-39-ZA Gary Morrison, Assistant Zoning Administrator, presented the staff report. Yeshiva of Minneapolis, 3115 Ottawa Ave. S., is requesting an amendment to the zoning ordinance to allow dormitories at schools located in the R-4 Multiple- Family Residence district. He provided background on the high school and dormitories. He discussed the anticipated expansion to the facilities. He explained that proposed improvements will require several zoning applications. The first step would be to amend the zoning ordinance to increase the maximum number of students allowed to live at the school. Mr. Morrison reviewed proposed conditions to the amendment. Commissioner Peilen asked about parking. Mr. Morrison said parking would be located along the south of the property, across the street in an existing parking lot, and in the back of the school. He said parking required for a school is based on teachers in classrooms. A higher formula is required for a high school. However, students are not allowed to Unofficial Minutes Planning Commission September 5, 2018 Page 2 have cars at Yeshiva. Mr. Morrison added that parking could be reviewed in depth with the future applications that come forward. Chair Robertson asked about R4 zoning adjacent to the site. Mr. Morrison stated there is RC high density multiple family to the west, R3 to the north and east, and the Belt Line development area to the south. Commissioner Johnston-Madison asked Mr. Morrison for a map showing the area. Mr. Morrison presented a zoning map indicating the zoning of the parcel and adjacent properties. Commissioner Johnston-Madison asked what would happen if Yeshiva chose to change the rules to allow cars. Mr. Morrison responded the applicant would then have to come forward to amend the conditional use permit, as this is included as a condition of the approval. Shlomo Kutoff, dean and founder, Yeshiva of Minneapolis, spoke about the school’s growth. He said they have no intention of allowing students to have cars. He said it would be a tremendous addition if they could house more students. Mr. Shlomo stated the school currently has 45 out-of-town students that are housed at the site and 35 local students. Chair Robertson opened the public hearing. As no one was present wishing to speak, he closed the public hearing. The Chair said he was comfortable that the planned proposal would not be spot zoning. Commissioner Peilen made a motion recommending approval of the zoning ordinance amendment pertaining to education facilities in the R-4 Multiple- Family Residence as recommended by staff. Commissioner Tatalovich seconded the motion, and the motion passed on a vote of 5-0. Unofficial Minutes Planning Commission September 5, 2018 Page 3 B. Zoning ordinance regarding home occupations Applicant: City of St. Louis Park Case No.: 18-43-ZA Sean Walther, Planning and Zoning Supervisor, presented the staff report. He stated that the city council directed staff to explicitly prohibit firearm sales as a home occupation. He discussed the home occupation land use description currently in the zoning code. He explained the purpose of the proposed amendment is to clarify that the rules apply to both for-profit and not-for-profit home occupations and to also explicitly prohibit certain additional home occupational uses. He stated those uses include firearm sales, currency exchange, payday loan agency, sexually-oriented business and high impact sexually oriented businesses. All of these uses are currently required to be separated from residential uses when located in a commercial district. Chair Robertson and Mr. Walther discussed the difference between a firearm sale and a retail sale. Commissioner Peilen asked about a ban on retail sales. She said there are any number of women’s clothing lines that are sold in the home. She described these sales as occurring approximately four times a year. Samples are shipped back to the retailer and items purchased are shipped directly to the customer. Mr. Walther said the type of activity as described by Commissioner Peilen is not prohibited. Commissioner Johnston-Madison said many multi-level marketing businesses are run out of homes. Product is being stored in homes. She said she didn’t think those businesses could be construed as retail sales. Commissioner Johnston-Madison asked city council’s intent in prohibiting firearm sales as a home occupation. Mr. Walther responded it came up when council asked how the city currently regulates firearm sales and where they are permitted. Commissioner Johnston-Madison asked if any Federal Firearms Licensees (FFLs) are selling firearms from their homes today in St. Louis Park. Mr. Walther stated he believed there are approximately six current FFLs operating as home occupations at this time. Unofficial Minutes Planning Commission September 5, 2018 Page 4 Commissioner Johnston-Madison noted for the record that she didn’t appreciate some of the wording in the emails received from the public on the proposed amendment. She asked about the procedure of licensing. Mr. Walther said he doesn’t know all the details of how the licenses are issued. He said the zoning division is asked whether or not that use is allowed in the zoning ordinance. That is asked initially when a license is being obtained and again when it is renewed. The zoning division is asked if the FFL meets the local regulations. The Chair said he would like more definition about firearm sales as a primary home occupation or as a related home occupation like gunsmith. He said sometimes gunsmiths will make a sale of a custom item that was manufactured on site. Mr. Walther said the city will have to look at every case individually. He said he doesn’t believe gunsmith would meet current regulations for home occupations. He added that conditions for home occupations as an accessory use in each district are noted in the zoning code. Chair Robertson said with gunsmith there seems to be a gray area that a firearm might be produced off site but modified on site. He went on to say this is a complex item and he doesn’t have enough information such as wording and definitions to feel comfortable voting on the item. He suggested holding the public hearing and tabling the vote. Commissioner Johnston-Madison said she agreed. She said she doesn’t have enough information and also wants background information on why this is being proposed. Mr. Walther asked the commission to provide him with specific questions. Commissioner Peilen said she would not vote to table. She said she doesn’t think guns have any business being sold in private residences. The Chair said he would like to sit down with the six FFLs and see how they do business. He said he doesn’t see the purpose of the extra proposed step. Mr. Walther said there are approximately six FFL holders that operate as a home occupation. He’s spoken with one FFL holder who primarily does internet sales of collector antique firearms. He explained how the proposed amendment would limit new future home occupations. Unofficial Minutes Planning Commission September 5, 2018 Page 5 Chair Robertson said he sees zero issue with this and doesn’t see why it should be prohibited. Commissioner Kraft asked what surrounding cities are doing about this. Mr. Walther responded it varies from city to city. Conditions are similar but there are differences in each city. He added that the city attorney attended the city council study session where the issue was discussed and the attorney’s opinion is that cities can place reasonable limits upon firearm sales, including the proposed zoning code amendment. Chair Robertson opened the public hearing. Rob Doar, political director and vice president of MN Gun Owners Caucus, 716 County Hwy. 10, Minneapolis, distributed his letter opposing the proposed ordinance to the commission. He said commissioners’ questions were good. He said the question of why is important as state statute specifically protects firearms dealers, and requires that any ordinances to be enacted be reasonable, non-arbitrary and non-discriminatory. He stated there has to be a very significant justification of why the ordinance would be enacted. Mr. Doar said the major function of FFLs is firearm transfers. He said FFLs have to renew their license every three years which includes a federal inspection. He said many gunsmiths are often FFL dealers. He stated the vast majority of FFL dealers sell at gun shops and gun shows and are not handling customer traffic at their front doors. Mr. Doar said there are important distinctions of the functions of what FFL dealers do that go beyond the scope of the intent of retail sales. He said prohibiting those functions would be discriminatory and arbitrary. Mr. Walther noted that email correspondence opposing the proposed amendment and comments on 2nd amendment rights had been received and distributed to the commission at the beginning of the meeting. Email correspondence opposing the ordinance was received from David H. Anderson, Robert J. De brey, Ryan Daniels, James Guertin, Taylor Jones, Kevin S., Thomas Knute, Marc Olivier, Matthew Race, Rocky Vandal and James Allison, 5639 Nicollet Ave., Mpls. Emails were received by city staff after 3:30 p.m. on September 5, 2018. The Chair closed the public hearing as no one else was present wishing to speak. Chair Robertson stated he understands the logic of separating gun sales from neighborhoods, but a retail gun sale with transfer is different. This kind of Unofficial Minutes Planning Commission September 5, 2018 Page 6 firearm sale is already separated from the neighborhood. He said he wouldn’t vote to approve the amendment as it seems discriminatory and he doesn’t see that there is an issue. He said his understanding is that the federal regulations are pretty strict and guns aren’t being sold out the door. He added that to force someone to rent an office space to do their business is burdensome and he isn’t comfortable with it. Commissioner Peilen said she isn’t comfortable with storage and distribution of guns from homes. Commissioner Johnston-Madison remarked that she wants to receive more information. She wants a good reason for the amendment that is definable and explainable. She stated she wants facts. She referenced a gun study in one of the emails. Commissioner Johnston-Madison said she’d like to see the item tabled. The Chair asked Commissioner Franklin, youth member, for her thoughts about gun issues. Commissioner Franklin responded that students are scared. She said students aren’t fully educated about this issue. She said the ones who are fully educated about the issue are speaking up about their fears. She said she would like to know more about the proposed amendment. Commissioner Tatalovich stated that none of the emails received appeared to come from St. Louis Park residents. Commissioner Tatalovich made a motion recommending tabling the request. He added that his opinion on this subject is much closer to Commissioner Peilen’s. Commissioner Johnston-Madison seconded the motion, and the motion to table passed on a vote of 4-1 (Peilen opposed). In summary, the Chair requested information on what the city is trying to fix and if there is an issue to be addressed. Commissioner Johnston-Madison asked to know why the council is recommending this and if there are any studies that we should be aware of. Commissioner Peilen added that details regarding home based sales need to be developed. Mr. Walther asked commissioners in clarifying the ordinance broader restrictions on retail sales if they wanted it to be more restrictive or less restrictive than the current rules. Unofficial Minutes Planning Commission September 5, 2018 Page 7 The Chair responded it needs to be more defined. Commissioner Tatalovich spoke about finding a certain threshold the city should be looking at in terms of home occupations and retail sales. Commissioner Peilen said a lot of people could be put out of business so a greater definition of what is allowed and what isn’t allowed needs to be determined. 4. Other business 5. Communications Mr. Walther discussed the adoption of the moratorium on the former Sam’s Club property at 3745 Louisiana Avenue for the purpose of reviewing land use and zoning regulations for property. He discussed changes for the property which are proposed in the 2040 Comprehensive Plan. He noted that the next Planning Commission meeting will be held on October 3, 2018. 6. Adjournment The meeting was adjourned at 7:00 p.m. Study Session – Tour The regular meeting was followed by a study session tour of AC Hotel by Marriott, 5075 Wayzata Boulevard, and a walking tour of the West End to observe window transparency examples and pedestrian scale amenities. The tour was adjourned at 8:00 p.m. Respectfully submitted, Nancy Sells Recording Secretary Planning Commission Meeting Date: October 3, 2018 Agenda Item: 3A 3A. St. Louis Park Middle School conditional use permit and variance Location: 2025 Texas Avenue South Case Nos.: 18-40-CUP, 18-41-VAR Applicant: Thomas Bravo, St. Louis Park School District 60-day review: October 5, 2018 120-day review: December 4, 2018 Recommended motion: Motion to recommend approval of the conditional use permit and variance with conditions as recommended by staff. REQUEST: Thomas Bravo with St. Louis Park School District is requesting a conditional use permit (CUP) and variance for building and site improvements at St. Louis Park Middle School. SITE INFORMATION: Texas Avenue Middle School W 22nd Street Meeting of October 3, 2018 Page 2 Subject: St. Louis Park Middle School conditional use permit and variance PROPOSAL: The school district proposes building improvements to the middle school including constructing a new performing arts center and administration addition, along with renovations to the cafeteria, kitchen, media center and science classrooms. Landscaping and stormwater treatment will be improved on the site, and parking and bus-drop off areas will be updated. Conditional Use Permit – education facility. A CUP is required for all educational facilities in the R-1 Single Family Residence zoning district. A CUP was issued for import/export of construction materials at the property (Resolution No. 05-066), but not for the operation of a school. No changes to the use of the property are proposed, and the school district does not anticipate a significant increase in enrollment due to this project. Variance. The applicant requests a variance of 9 feet to increase the maximum allowed height of the building from 31 feet to 40 feet. ZONING ANALYSIS: The following is an analysis of the criteria considered while reviewing a conditional use permit for an educational institution and variance. In addition to criteria for CUP and variance applications, the project needs to meet all other zoning regulations. The following table summarizes the zoning requirements for this development. Factor Required Proposed Met? Use Educational facility Educational facility Yes Lot Area 29.74 acres No change Yes Height Three stories or 30 feet Two stories or 41 feet Variance Building Materials Minimum of 60% Class I materials Class I: 60% - 76% Class III: 1% Yes Ground Floor Area Ratio Maximum 0.35 0.12 Yes Off-Street Parking 2 spaces per classroom: 122 spaces 133 spaces + 40 event spaces Yes Bicycle Parking 1 space per 10 students: 103 spaces 120 spaces Yes Landscaping Trees: 215 Shrubs: 1,290 Trees: 218 Shrubs: 1,504 Yes Tree Replacement Calculation Public land, so 1:1 caliper inch replacement required: 135 caliper inches 250 caliper inches canopy trees + 52.5 caliper inches ornamental trees: 302.5 caliper inches Yes Setbacks Front: 30 feet Rear: 25 feet Side: 9 feet Front: 323.7 feet Rear: 513.1 feet Side: 55.7 feet Yes Current land use guidance: CIV Civic Current & proposed use: Educational facility Current zoning: R-1 Single Family Residence Surrounding land uses: North: park and open space East: single and multi-family housing South & West: single family housing Site Area: 29.74 acres Meeting of October 3, 2018 Page 3 Subject: St. Louis Park Middle School conditional use permit and variance Side: 6 feet Side: 353.4 feet Mechanical Equipment Full screening required Full screening provided Yes Sidewalks Required along all street frontages Provided along all street frontages Yes Solid Waste Full screening required Located inside school. Yes Stormwater Management Required on-site Provided on-site Yes Signage Maximum size of allowed signage site-specific. 148 square feet: existing monument sign and new wall sign Yes Electric Vehicle Charging Infrastructure None Conduit to install charging stations at 12 parking stalls at a future date Yes Educational facilities zoning requirements: The property is zoned R-1 Single Family Residence, which requires a conditional use permit to operate an educational facility. A summary of the conditions and staff’s findings follows: 1. Buildings shall be located at least 50 feet from a lot in an R district. The building is located at a minimum of 55.7 feet from every lot line. 2. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. Parent and bus drop-off zones are located in separate parking lots west of the building. 3. Outdoor recreational and play areas shall be located at least 25 feet from any lot in an R district. This condition is met. 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. The two primary accesses to the school are off Texas Avenue, with a secondary entrance off 22nd Street. Conditional Use Permit general review requirements: The following items are to be considered while reviewing a CUP: 1. Consistency with plans. The use of this property as multi-family residences is consistent with and supportive of principles, goals, objectives, land use designations, redevelopment plans, neighborhood objectives, and implementation strategies of the comprehensive plan. The property is guided “Civic” which allows educational facilities. 2. Nuisance. It 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. There are no adverse impacts anticipated due to this project. 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 plan meets the conditions required for an educational facility. 4. Consistency with service capacity. It will not have undue adverse impacts on governmental facilities, services or improvements which are either existing or proposed. Services will not be adversely impacted by the proposed educational facility. 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 Meeting of October 3, 2018 Page 4 Subject: St. Louis Park Middle School conditional use permit and variance by the city council. The site design meets the requirements for an educational facility. All parking and landscaping requirements are met. 6. Consistency with utilities. It is consistent with the City’s stormwater, sanitary sewer, and water plans. On-site stormwater management improvements will be made as part of the site improvements. The utilities have capacity for the use. The proposed design is consistent with all city plans. Variance analysis. The applicant requests a variance of 9’ to the maximum allowed building height from 30 feet to 41 feet. The following diagram shows the parts of the building that have a proposed height over the allowed 30 feet: This variance is requested to meet specific performance needs at the Middle School: • The additional height at the performing arts center is required in order to meet the technical needs of the space. This space will house the fly loft, which is used for the rigging cables to lift sets above the opening during a performance. It also includes clear space for catwalks, house lighting, and the orchestra shell. • The additional height at the media center will allow for daylight into an interior room with no other outside walls. The following is an analysis of the criteria required by code to be considered when reviewing variances: 1. The effect of the proposed variance upon the health, safety and welfare of the community. The increase in building height will have no negative impact on the health, safety and welfare of the community. The building is set far away from all neighboring residential properties, so the impact of the increased building height will be minimal. Allowing natural light into the media room, will also improve conditions for occupants. Meeting of October 3, 2018 Page 5 Subject: St. Louis Park Middle School conditional use permit and variance 2. The request is in harmony with the general purposes and intent of the ordinance. The intent of this provision is to minimize impacts on neighboring properties from the building. The building is set far away from all neighboring residential properties, and the portions of the building that would exceed the allowed maximum height make up a small percent of the overall building mass, so the impact of the increased building height will be minimal. 3. The request is consistent with the comprehensive plan. Chapter 8-3 of the St. Louis Park 2040 Comprehensive Plan explains the city’s goals for schools and youth: “connecting and engaging with St. Louis Park School district and other community organizations to meet the needs of current and future community;” and “continuing to support youth and future generations.” This variance allows the school to meet current and future programming needs at the middle school. The height variance also allows for natural light into the interior media room space which helps reduce electricity use for lighting, and improve conditions for the occupants, both of which support contribute to the community’s environmental stewardship efforts. The performing arts space and school generally also afford a gathering space for the arts and learning which contribute to the community’s commitment to creating opportunities to build social capital through community engagement. 4. The applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. “Practical difficulties,” as used in connection with the granting of a variance, means that: a. The property owner proposes to use the property for a land use 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; b. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and, c. The variance, if granted, will not alter the essential character of the locality. d. Economic considerations alone do not constitute practical difficulties. Educational facilities are permitted in this zoning district by conditional use permit. The portions of the building that would exceed the allowed maximum height make up a small percent of the overall building mass and therefore would not alter the essential character of the site nor the locality. The new performing arts center could not be constructed without the height variance. 5. There are circumstances such as or including the shape, topography, water conditions, or other physical conditions unique to the property. 6. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The variance is necessary to improve the functionality of the school. The new performing arts center will be a community asset for students and neighbors. 7. The granting of the variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, or endanger public safety. This variance will have no impact on the supply of light and air to adjacent properties, and will not endanger public safety. 8. The granting of the variance will not merely serve as a convenience to the applicant but is necessary to alleviate a practical difficulty. The variance alleviates the practical difficulty in constructing a performing arts space on the site. PUBLIC INPUT: A neighborhood meeting was held by the applicant on September 13, 2018, at the middle school. Four residents attended the meeting and all were supportive of the project. Meeting of October 3, 2018 Page 6 Subject: St. Louis Park Middle School conditional use permit and variance STAFF RECOMMENDATON: Staff recommends approval of the conditional use permit and variance for building and site improvements at 2025 Texas Avenue, subject to the following conditions: 1. The site shall be developed, used and maintained in conformance with the official exhibits. The official exhibits include: a. Exhibit A: G001 Title Page b. Exhibit B: A001 Survey c. Exhibit C: A002 Survey d. Exhibit D: A003 Level 1 Reference Plan e. Exhibit E: A004 Level 2 Reference Plan f. Exhibit F: A005 Overall Exterior Elevations g. Exhibit G: A006 Enlarged Exterior Elevations h. Exhibit H: A007 Enlarged Exterior Elevations i. Exhibit I: C1.11 Site Removals Plan j. Exhibit J: C1.21 Site Layout Plan k. Exhibit K: C1.41 Grading Plan l. Exhibit L: C1.51 Site Utility Plan m. Exhibit M: L001 Tree Removal and Protection Plan n. Exhibit N: L101 Overall Site Layout Plan o. Exhibit O: L300 Overall Planting Plan p. Exhibit P: L400 Landscape Details q. Exhibit Q: E100 Electrical Site Plan r. Exhibit R: Electrical Site Lighting Calculations Plan 2. All required permits shall be obtained prior to starting construction, including but not limited to: a. NPDES grading/construction permit. b. City of St. Louis Park building, erosion control, right-of-way, and sign permits. c. Minnehaha Creek Watershed District stormwater management permit. 3. The city assent form and the official exhibits shall be signed by property owner prior to issuance of a building permit. 4. In addition to other remedies, the developer or owner shall pay an administrative fee of $750 per violation of any condition of this approval. ATTACHMENTS: • Site plan • Floor plans • Building elevations Prepared by: Jacquelyn Kramer, Associate Planner Reviewed by: Sean Walther, Planning & Zoning Supervisor PROPOSEDBUILDINGADDITIONPROPOSED BUILDINGADDITIONPROPOSED BUILDINGADDITIONREFER TO ARCHITECTURAL PLANS FORLAYOUT AND DIMENSIONSFFE= 892.8 = ARCH 100'-0"55.07' BUILDING SETBACK323.74' BUILDING SETBACK353.43'BUILDINGSETBACK513.09'BUILDINGSETBACK30.00'40.00'150.00'28.42'24.00'195.00'45.00'20.00'161.00'30.0025.00'30.00'R 4 . 0 0 'R4.00'R50.00'R26.00'R35.00'R35.00'R15.00'R20.00'R20.00'R20.00' R5 0 . 0 0 'R20.00 'R8.00'R4.00'R 4 . 0 0 'R50.00'R25.00'R75.00'R100.00'R55.00'135°0'0"'BUS CORRAL (20)/EVENT PARKING (40)TOP OF SAND = 885.30BOTTOM OF SAND = 882.80HWL - 887.63EOF = 887.789.38' BUILDING SETBACKFILTRATION BASIN - 2PTOP OF SAND = 886.50BOTTOM OF SAND = 884.00HWL - 888.16EOF = 889.2WEST PARKING LOT(127 + 6 HC STALLS)DROP - OFFDROP - OFF30.89'015 30NOTES:LEGENDBASELINE FOR DIMENSIONSPOINT OF INTERSECTIONPOINT OF TANGENCYPOINT OF COMPOUND CURVATUREBUILDING STOOP - REFER TO ARCHITECTURAL PLANSPROPERTY LINE1. REFER TO SHEET C1.41 - GRADING AND DRAINAGE PLAN FOR GENERAL NOTES.2. ALL APPLICABLE DIMENSIONS ARE TO FACE OF CURB, EDGE OF PAVEMENT, CENTERLINE OFFENCE, OR PROPERTY LINE UNLESS OTHERWISE NOTED.3. CHECK ALL PLAN AND DETAIL DIMENSIONS AND VERIFY SAME BEFORE FIELD LAYOUT.4. SIGNAGE SHALL BE INSTALLED 18" BEHIND THE BACK OF CURB OR EDGE OF PAVEMENT.PIPTPCCSheet NumberSheet TitleRevisionsConsultantDrawn By:Comm. No.:Project TitleDate:Document Phase:Checked By:St. AnthonyMain201 Main St.SESuite325Minneapolis,MN55414Tel: 612 3793400Fax: 612 3794400www.cuningham.com©®Cuningham GroupArchitecture, Inc.Copyrightby Cuningham Group Architecture, Inc. (All Rights Reserved)2018No.Date DescriptionLANDSCAPE ARCHITECTURE SITE PLANNING CIVIL ENGINEERINGANDERSON - JOHNSONASSOCIATES,INC.7575 GOLDEN VALLEY ROAD SUITE 200 MINNEAPOLIS. MN 55427FAX (763) 544-0531 PH (763) 544-7129under the laws of the State ofduly licensedspecification, or report wasI hereby certify that this plan,prepared by me or under mydirect supervision and that I am aReg. No.DateMinnesota.ST. LOUIS PARKMIDDLE SCHOOLSITE LAYOUTPLAN50% CD PRICING SETNOT FORCONSTRUCTIONCD09/07/2018CLGJRPAJA 18069C1.21Landscape Architect23543JAY R. POMEROYXX/XX/XXXXCUP APPLICATIONNOT FORCONSTRUCTION 1122 WORK ROOM 1120 PR SEC 1118 LARGE CONF 1123 ASSIST PRINCIPAL 1121 PRINCIPAL 1214 DEAN 1218 DEAN 1220 DEAN 1221 SOCIAL WORKER 1222 COUNSELOR 1223 FLEX SPACE 1212 STOR 1216 SMALL 1219 SMALL 1217 SMALL 1126 SRO 1226 TOILET 1119 STOR 1116 FRONT OFFICE/RECEPTION 1211 GUIDANCE ENTRY 1109 ORCHESTRA 1102 PERFORMING ARTS 1238 WELLNESS 1237 MAIL 1236A NURSE OFFICE 1234 REFLECTION 1232 OFFICE 1300 CLASSROOM 1301 CLASSROOM 1124 FLEX OFFICE 1104 COSTUME STORAGE 1131 MEN 1204B ELEVATOR ROOM 1109A INSTRUMENT STORAGE 1406 CURRICULUM SUPPORT 1406A SMALL GROUP 1404 CLASSROOM 1403 CLASSROOM 1403A SMALL GROUP 1402B DATA ROOM 1402 COPY ROOM + WORK SPACE 1402A MEDIA STORAGE 1407 COMPUTER LAB 1408D MED GROUP 1408C OFFICE 1101 LOBBY 1408 MEDIA CENTER 1614 CAFETERIA 1417 ART/DESIGN CLASSROOM 1501 TECHNOLOGY & DESIGN CLASSROOM 1503B STORAGE 1502 ART/ DESIGN CLASSROOM 1506 SCIENCE CLASSROOM 1602 SPECIAL ED CLASSROOM (DCD) 1503 ART CLASSROOM 1508 ART CLASSROOM 1508A STORAGE 1603 SPECIAL ED CLASSROOM 1501A WORK RM 1507 SCIENCE CLASSROOM 1504 DESIGN/ TECH ED CLASSROOM 1601 SPECIAL ED CLASSROOM (DCD) 1242 CLASSROOM 1244 PARA OFFICE 1306 CLASSROOM 1305 CLASSROOM 1302 CLASSROOM 1307 COMPUTER LAB 1304 COMPUTER LAB 1303 CLASSROOM 1604 ART STORAGE 1607B CUSTODIAL 1607C TOILET 1607 ELEV LOBBY 1204 STORAGE 1311 SCIENCE CLASSROOM 1310 SCIENCE CLASSROOM 1601B TOILET 1601A SENSORY ROOM 1614A ALA CARTE 2102 ELEV 1103 BOX OFFICE 1130 HAND WASHING 1133 UNISEX 1132 WOMEN 1102B VESTIBULE 1102A VESTIBULE 1107 CORRIDOR 1727 ACTIVITY CENTER 1730 BAND 1732 CHOIR 1730E INSTRUMENT STORAGE 1732A CHOIR OFFICE 1730A BAND OFFICE 1202 MAT ROOM 1717 GIRLS' LOCKER 1700A POOL 1703 BOYS LOCKER 1246A GYM-UPPER 1620 BOILER ROOM 1617 VESTIBULE 1618 LOADING 1619 CUSTODIAN 1619D DRY FOOD STORAGE 1621 REPAIR SHOP 1610 LAUNDRY 1600 VESTIBULE 1239A BOYS TOILET 1240A GIRLS TOILET 1239B JANITOR 1609A TOILET 1608A TOILET 1608B JANITOR 1613 TOILET 1612 TOILET 1411 WASH ROOM 1412 TOILET 1413 TOILET 1408B MECH 1408A ELEC/ STORAGE 1413A JANITOR 1110D MECH SHAFT 4 A005 5A0051 A005 3A0051614B STORAGE 1601C STORAGE 1603A STORAGE 1134 COMMUNITY ED OFFICES 1227 TOILET 1224 STOR 1243 CLASSROOM 1100 VESTIBULE 1231 OFFICE 1233 OFFICE 1229 WORKROOM 1201 WEIGHT ROOM 1614C SERVERY 1614D WAREWASHING 1618A KITCHEN OFFICE 1619C FREEZER 1619B KITCHEN RECEIVING 1619A COOLER 1117 MED CONF 1128 DATA 1206 STAFF TOILET 1207 STAFF TOILET 1616A EXISTING COOLER 1616B EXISTING FREEZER 1106B STAGE APRON 1127 GUIDANCE ENTRY 1616 KITCHEN 1503A STORAGE 1204A ELEC 1246 GYM-LOWER 1236B TOILET 1700 POOL DECK 1110 DRAMA CLASSROOM 1110B WOMEN - DRESSING 1110A MEN - DRESSING 1110C UNISEX 1112 STAIR 1114 PIANO 1113 SCENE SHOP 1111 RISER STORAGE 1113A SECURE CAGE STORAGE 1108 CORRIDOR 1106 STAGE 1106C SHELL STORAGE 1106A RIGGING 1236 NURSE 1236C STORAGE 1228 SMALL GROUP ROOM 1213 CORRIDOR 1200 COMMONS 1401 LEARNING COMMONS 1400 CORRIDOR 1611 CORRIDOR 1203 CORRIDOR 1208 CORRIDOR 1240 HANDWASH 1239 HANDWASH 1230 ALCOVE 1209 STAIR 1210 STAIR 1241 CORRIDOR 1308 CORRIDOR 1414 CORRIDOR 1416 STAIR 1416A STORAGE 1500 CORRIDOR 1606 STAIR 1608 HANDWASH 1609 HANDWASH 1607A ELEV 1701A POOL MECH 1701 POOL EQUIP 1702 STAIR 1704 STORAGE 1706 STAIR 1707 OFFICE 1707A SHOWER 1700B OFFICE 1708 BOYS SHOWER 1710 STORAGE 1711 STORAGE 1712 STORAGE 1709 STORAGE 1719 STAIR1718 STORAGE 1720 CORRIDOR 1721 STORAGE 1723 OFFICE 1722 SHOWER1724 STORAGE1726 STORAGE 1713 GIRLS SHOWER1714 STORAGE 1716 STAIR 1731 HALL 1732B STORAGE 1730G PRACTICE 1730F HALL 1730H STORAGE 1729 HALL1730D PRACTICE 1730C PRACTICE 1730B HALL 1728 VESTIBULE 1727C ELEC 1727B STORAGE 1727A STAIR 1110E ELEC SHAFT 2 A005 Sheet Number Sheet Title Revisions Consultant Drawn By: Comm. No.: PIC / AIC: Project Title Date: Document Phase: Checked By: St. Anthony Main 201 Main St. SE Suite 325 Minneapolis, MN 55414 Tel: 612 379 3400 Fax: 612 379 4400 www.cuningham.com © ® Cuningham Group Architecture, Inc. Copyright by Cuningham Group Architecture, Inc. (All Rights Reserved) 1 3 4 6 7 2 5 8/6/2018 1:25:15 PMBIM 360://17-0623 - SLPS - Middle School Renovation/ARCH-SLPS-MiddleSchool-CENTRAL.rvt08/06/18 17-0623 Checker Author CUP WALLACE St. Louis Park Public Schools - Middle School LEVEL 1 REFERENCE PLAN A003 CUP APPLICATION NOT FOR CONSTRUCTION 2018A0031" = 20'-0" 1 LEVEL 1 CUP PLAN No .Date Description NClassroom Schedule_PROPOSED Department Count Level Art 6 LEVEL 1 6 Classrooms 10 LEVEL 1 Classrooms 26 Existing LEVEL 2 36 Performing Arts 1 STAGE 1 Science 4 LEVEL 1 Science 5 Existing LEVEL 2 9 Special Education 3 LEVEL 1 Special Education 2 Existing LEVEL 2 5 Grand total: 57 DN 2310A SMALL GROUP 2323 CLASSROOM 2310 CLASSROOM 2311 ENGLISH LEARNING 2312 CLASSROOM 2313A SMALL GROUP 2313 CLASSROOM 2314 SHELL 2319 CLASSROOM 2317 INFORMAL LEARNING 2320 CLASSROOM 2322 SHELL 2300 SCIENCE CLASSROOM 2301 SCIENCE CLASSROOM 2208 SPECIAL ED CLASSROOM 2204 CLASSROOM 2203 CLASSROOM 2328 CLASSROOM 2327 CLASSROOM 2321 CLASSROOM 2209 CLASSROOM 2210 CLASSROOM 2213 CLASSROOM 2214 CLASSROOM 2211 SPECIAL ED CLASSROOM 2212 SPECIAL ED OFFICE 2216 MECHANICAL 2302 CLASSROOM 2303 CLASSROOM 2304 SCIENCE CLASSROOM 2513A STORAGE 2513 STORAGE 2512 CLASSROOM 2510 CLASSROOM 2508 CLASSROOM 2504 CLASSROOM 2503 CLASSROOM 2511 SCIENCE CLASSROOM 2509 CLASSROOM 2507 CLASSROOM 2506 CLASSROOM 2502 CLASSROOM 2501 SCIENCE CLASSROOM 2326A STORAGE 2306A STORAGE 2206B JANITOR 2206A TOILET 2207A TOILET 2517A TOILET 2516A TOILET 2516B JANITOR 4 A005 5A0051 A005 3A0052102 ELEV 2101 VESTIBULE 2106 CIRCULATION 2104 AUDIO CONTROL ROOM 2103 CIRCULATION 2100 MEZZANINE 2512A STORAGE 2202 STORAGE 2111 TORMENTOR 2112 TORMENTOR 2108 AMPLIFIER ROOM 1607A ELEV 2107 VESTIBULE 2200 STAIR 2207 HANDWASH 2206 HANDWASH 2201 CORRIDOR 2517 HANDWASH 2516 HANDWASH 2514 STAIR 2307 CORRIDOR 2308 CORRIDOR 2309 CORRIDOR 2318 CORRIDOR 2324 CORRIDOR 2326 STAIR 2316A ROOF ACCESS 2500 CORRIDOR 2315 MECH SHAFT 2105 MECHANICAL 1110E ELEC SHAFT 2 A005 Sheet Number Sheet Title Revisions Consultant Drawn By: Comm. No.: PIC / AIC: Project Title Date: Document Phase: Checked By: St. Anthony Main 201 Main St. SE Suite 325 Minneapolis, MN 55414 Tel: 612 379 3400 Fax: 612 379 4400 www.cuningham.com © ® Cuningham Group Architecture, Inc. Copyright by Cuningham Group Architecture, Inc. (All Rights Reserved) 1 2 3 4 6 1 3 4 5 7 2 5 8/6/2018 1:25:22 PMBIM 360://17-0623 - SLPS - Middle School Renovation/ARCH-SLPS-MiddleSchool-CENTRAL.rvt08/06/18 17-0623 Checker Author CUP WALLACE St. Louis Park Public Schools - Middle School LEVEL 2 REFERENCE PLAN A004 CUP APPLICATION NOT FOR CONSTRUCTION 2018A0041" = 20'-0" 1 LEVEL 2 CUP PLAN No .Date Description NClassroom Schedule_PROPOSED Department Count Level Art 6 LEVEL 1 6 Classrooms 10 LEVEL 1 Classrooms 26 Existing LEVEL 2 36 Performing Arts 1 STAGE 1 Science 4 LEVEL 1 Science 5 Existing LEVEL 2 9 Special Education 3 LEVEL 1 Special Education 2 Existing LEVEL 2 5 Grand total: 57 LEVEL 1 892' -11" LEVEL 1 892' -11" Existing LEVEL 2 903' -1 5/8" T.O.D @ EXISTING 913' -1" PARAPET @ THEATER 933' -11" PARAPET @ ORCHESTRA 920' -5" PARAPET @ OFFICE 906' -11" PARAPET @ NEW CLASSROOM 917' -1 5/8" PARAPET @ CLASSROOM CLERESTORY 924' -7 5/8" T.O.D. @ ADMIN 906' -2 1/2" T.O. BRICK/CMU @ GYM 926' -5 5/8" T.O.D. GYMATORIUM 920' -2 1/2" A006 1 A007 3 A007 1 A005 2 927' - 1 5/8" MECH SCREEN ORCHESTRA PIT 889' -9" LEVEL 1 892' -11" LEVEL 1 892' -11" Existing LEVEL 2 903' -1 5/8" T.O.D @ EXISTING 913' -1" PARAPET @ THEATER 933' -11" PARAPET @ ORCHESTRA 920' -5" PARAPET @ OFFICE 906' -11" PARAPET @ NEW CLASSROOM 917' -1 5/8" PARAPET @ CLASSROOM CLERESTORY 924' -7 5/8" LINK ADDITION T.O. BRICK/CMU @ GYM 926' -5 5/8" A006 2 A007 2 A006 1 MECH SCREEN ORCHESTRA PIT 889' -9" BRICK PREFINISHED METAL PANEL LEVEL 1 892' -11" LEVEL 1 892' -11" T.O.D @ EXISTING 913' -1" KITCHEN T.O.D. 904' -0 1/4" PARAPET @ THEATER 933' -11" PARAPET @ NEW CLASSROOM 917' -1 5/8" PARAPET @ NEW CLASSROOM 917' -1 5/8" PARAPET @ CLASSROOM CLERESTORY 924' -7 5/8" PARAPET @ CAFETERIA 909' -11 7/8" CAFETERIA EXPANSIONPERFORMING ARTS & ENTRY ADDITION T.O. BRICK/CMU @ GYM 926' -5 5/8" T.O.D. @ POOL 911' -1" T.O.D. GYMATORIUM 920' -2 1/2" A006 3 A006 2 PREFINISHED METAL PANEL PREFINISHED METAL SCREEN PREFINISHED METAL PANEL MECH. SCREEN ORCHESTRA PIT 889' -9" LEVEL 1 892' -11" LEVEL 1 892' -11" T.O.D @ EXISTING 913' -1" KITCHEN T.O.D. 904' -0 1/4" PARAPET @ THEATER 933' -11" PARAPET @ ORCHESTRA 920' -5"PARAPET @ CAFETERIA 909' -11 7/8" CAFETERIA EXPANSION PERFORMING ARTS & ENTRY ADDITION EXISTING BRICK (TYP.) T.O. BRICK/CMU @ GYM 926' -5 5/8" T.O.D. @ POOL 911' -1" T.O.D. GYMATORIUM 920' -2 1/2" A007 4 A007 1 A006 3 927' - 1 5/8" MECH. SCREEN ORCHESTRA PIT 889' -9" NORTH (SF) FACADE SOUTH (SF) EAST (SF) WEST (SF) OVERALL SQUARE FEET 15,102 BRICK/STUCCO SF (% OF FACADE) 8,952 (59%) 64% MIDDLE SCHOOL FACADE MATERIALS GLASS SF (% OF FACADE) PREFINISHED METAL SF (% OF FACADE) PRECAST CONCRETE SF (% OF FACADE) PAINTED METAL, PAINTED CONCRETE SF (% OF FACADE) PERCENTAGE OF CLASS 1 MATERIALS 777 (5%) 1,502 (10%) 3,675 (24%) 196 (1%) 14,088 6,243 (44%) 60% 2,243 (16%) 3,917 (28%) 1,663 (12%) 48 (<1%) 21,129 9,989 (47%) 64% 3,549 (17%) 2,902 (14%) 4,527 (21%) 162 (1%) 18,634 9,047 (48%) 76% 5,256 (28%) 2,635 (14%) 1,627 (9%) 69 (<1%) CLASS 1 MATERIALS CLASS 3 MATERIALS CLASS 2 MATERIALS LEVEL 1 892' -11" Existing LEVEL 2 903' -1 5/8" T.O.D @ EXISTING 913' -1" PARAPET @ OFFICE 906' -11" PARAPET @ NEW CLASSROOM 917' -1 5/8" T.O.D. @ EXISTING VESTIBULE 904' -0 1/2" T.O.D. GYMATORIUM 920' -2 1/2" A007 3 927' - 1 5/8" MECH. SCREEN Sheet Number Sheet Title Revisions Consultant Drawn By: Comm. No.: PIC / AIC: Project Title Date: Document Phase: Checked By: St. Anthony Main 201 Main St. SE Suite 325 Minneapolis, MN 55414 Tel: 612 379 3400 Fax: 612 379 4400 www.cuningham.com © ® Cuningham Group Architecture, Inc. Copyright by Cuningham Group Architecture, Inc. (All Rights Reserved)9/13/2018 4:14:32 PMBIM 360://St. Louis Park Schools/ARCH-SLPS-MiddleSchool-CENTRAL.rvt09/13/18 17-0623 Checker Author CUP WALLACE St. Louis Park Public Schools - Middle School Addition/ Renovation OVERALL EXTERIOR ELEVATIONS A005 CUP APPLICATION NOT FOR CONSTRUCTION 2018 A005 1" = 20'-0" 1 Overall West Elevation A005 1" = 20'-0" 3 Overall South Elevation A005 1" = 20'-0" 4 Overall East Elevation A005 1" = 20'-0" 5 Overall North Elevation A005 1" = 20'-0" 2 Overall West Elevation Behind Performing Arts No .Date Description LEVEL 1 892' -11" Existing LEVEL 2 903' -1 5/8" T.O.D @ EXISTING 913' -1" PARAPET @ NEW CLASSROOM 917' -1 5/8" MECHANICAL SCREEN 927' - 1 5/8" BRICK PREFINISHED METAL SCREEN 34' - 0"LINK PREFINISHED METAL PANEL PREFINISHED METAL PANEL 926' - 11" CLERESTORY PARAPET EXISTING BRICK BUILDING ANODIZED ALUMINUM STOREFRONT AT CLERESTORY LEVEL 1 892' -11" KITCHEN T.O.D. 904' -0 1/4" PARAPET @ CAFETERIA 909' -11 7/8" ANODIZED ALUM STOREFRONT PREFINISHED METAL PANEL PRECAST BASE NORTH (SF) FACADE SOUTH (SF) EAST (SF) WEST (SF) OVERALL SQUARE FEET 15,102 BRICK/STUCCO SF (% OF FACADE) 8,952 (59%) 64% MIDDLE SCHOOL FACADE MATERIALS GLASS SF (% OF FACADE) PREFINISHED METAL SF (% OF FACADE) PRECAST CONCRETE SF (% OF FACADE) PAINTED METAL, PAINTED CONCRETE SF (% OF FACADE) PERCENTAGE OF CLASS 1 MATERIALS 777 (5%) 1,502 (10%) 3,675 (24%) 196 (1%) 14,088 6,243 (44%) 60% 2,243 (16%) 3,917 (28%) 1,663 (12%) 48 (<1%) 21,129 9,989 (47%) 64% 3,549 (17%) 2,902 (14%) 4,527 (21%) 162 (1%) 18,634 9,047 (48%) 76% 5,256 (28%) 2,635 (14%) 1,627 (9%) 69 (<1%) CLASS 1 MATERIALS CLASS 3 MATERIALS CLASS 2 MATERIALS LEVEL 1 892' -11" Existing LEVEL 2 903' -1 5/8" T.O.D @ EXISTING 913' -1" PARAPET @ NEW CLASSROOM 917' -1 5/8" PARAPET @ CLASSROOM CLERESTORY 924' -7 5/8" EXISTING LEVEL 1 BRICK BUILDINGEXISTING LEVEL 1 BRICK BUILDING PREFINISHED METAL PANEL PREFINISHED METAL SCREEN ORCHESTRA PIT 889' -9" BRICKPREFINISHED METAL PANEL LEVEL 1 892' -11" T.O.D. @ Existing Music 907' -9 1/8" PARAPET @ THEATER 933' -11" PARAPET @ ORCHESTRA 920' -5" STAGE 893' -11" T.O.D. @ EXISTING VESTIBULE 904' -0 1/2" T.O. CLERESTORY @ ENTRY 914' -5" PRECAST CONCRETE PREFINISHED METAL PANEL PREFINISHED METAL LOUVER PREFINISHED METAL PANEL ORCHESTRA PIT 889' -9"41' - 0"BRICK Sheet Number Sheet Title Revisions Consultant Drawn By: Comm. No.: PIC / AIC: Project Title Date: Document Phase: Checked By: St. Anthony Main 201 Main St. SE Suite 325 Minneapolis, MN 55414 Tel: 612 379 3400 Fax: 612 379 4400 www.cuningham.com © ® Cuningham Group Architecture, Inc. Copyright by Cuningham Group Architecture, Inc. (All Rights Reserved)9/13/2018 4:16:48 PMBIM 360://St. Louis Park Schools/ARCH-SLPS-MiddleSchool-CENTRAL.rvt09/13/18 17-0623 Checker Author CUP WALLACE St. Louis Park Public Schools - Middle School Addition/ Renovation ENLARGED EXTERIOR ELEVATIONS A007 CUP APPLICATION NOT FOR CONSTRUCTION 2018 A007 1/8" = 1'-0" 3 CLASSROOM ADDITION -WEST ELEVATION CUP A007 1/8" = 1'-0" 4 CAFETERIA -NORTH ELEVATION CUP A007 1/8" = 1'-0" 2 CLASSROOM ADDITION -SOUTH ELEVATION CUP A007 1/8" = 1'-0" 1 PERFORMING ARTS -NORTH ELEVATION CUP No .Date Description Planning Commission Meeting Date: October 3, 2018 Agenda Item: 3B 3B. St. Louis Park High School conditional use permit Location: 6425 33rd St. W. Case Nos.: 18-45-CUP Applicant: Thomas Bravo, St. Louis Park School District 60-day review: October 26, 2018 120-day review: December 24, 2018 Recommended motion: Motion to recommend approval of the conditional use permit with conditions as recommended by staff. REQUEST: Thomas Bravo with St. Louis Park School District requests a conditional use permit (CUP) for building and site improvements at St. Louis Park High School. SITE INFORMATION: Current land use guidance: CIV Civic Current & proposed use: Educational facility Current zoning: R-2 Single Family Residence Surrounding land uses: Railroad and commercial to the southeast, single family residential Site Area: 21.63 acres W 33rd Street High School Lake Street Meeting of October 3, 2018 Page 2 Subject: St. Louis Park High School conditional use permit PROPOSAL: The school district applied for a conditional use permit for renovations at St. Louis Park High School. The project includes a new weight and fitness room addition, a new kitchen and cafeteria addition, office and classroom remodeling, new on-site bus parking, expansions of the existing parking lots, and a new front office entry canopy. Conditional Use Permit – educational facility. The R-2 Single Family Residence zoning district allows educational facilities with a CUP. The property does not currently have a CUP, and the proposed changes described above require approval of a CUP for the property. ZONING ANALYSIS: The following is staff’s analysis of the criteria considered while reviewing a CUP for an educational institution. In addition to criteria for the CUP application, the project must meet all other zoning regulations. The following table summarizes the zoning requirements for this development. Additional details on some of these items are discussed below. Factor Required Proposed Met? Use Educational facility Educational facility Yes Lot Area None 21.63 acres (no change) Yes Height Three stories or 30 feet Three stories, 34.75 feet No, see below Building Materials Minimum of 60% Class I and maximum 10% Class III materials Class I: minimum 70% Class III: maximum 9% Yes Ground Floor Area Ratio Maximum 0.35 0.21 Yes Off-Street Parking One space per each four students, plus one space for each two classrooms: 434 spaces 414 spaces at project completion + 27 proof of parking on-street spaces = 441 total spaces Yes Bicycle Parking 1 space per 10 students: 160 spaces 160 spaces Yes Landscaping Trees: 341 Shrubs: 2,045 Trees: 210 Shrubs: 724 Alternative landscaping features Yes Tree Replacement Calculation 1:1 caliper inch replacement required for public land: 179 caliper inches 270 caliper inches Yes Setbacks Front: 25 feet Rear: 25 feet Side: 7 feet Side: 5 feet Front: 39.44 feet Rear: 25.01 feet Side: 465.66 feet Yes Mechanical Equipment Full screening required Full screening provided Yes Sidewalks Required along all street frontages Provided along all street frontages Yes Solid Waste Full screening required Located inside the school Yes Stormwater Management Required on-site Provided on-site Yes Electric Vehicle Charging Infrastructure None Conduit to install two level 2 and 40 level 1 charging stations at a future date Yes Meeting of October 3, 2018 Page 3 Subject: St. Louis Park High School conditional use permit Building height. The existing high school building has a maximum height of 34.75 feet. The maximum height allowed in the R-2 district is 30 feet. The renovations proposed for the building will not increase the maximum height, so the school district has opted not to pursue a variance for building height at this time and the building height will continue to exist as legally non- conforming. If future renovations to the school raise the building height the school district would pursue a variance at that time. Off-street parking. The school requires a total of 434 off-street parking spaces. The current site plan includes a total of 366 off-street parking spaces and 48 on-street parking spaces adjacent to the site as part of this project, for a total of 414 parking spaces. The zoning code allows applicants to submit proof-of-parking plans when it is demonstrated that the required parking on a site is in excess of the actual demand. City staff received no complaints regarding parking around the high school, and finds the current site plan includes enough parking to meet current demand. The applicant submitted a proof of parking plan showing an additional 27 head-in, 90 degree, on-street parking spaces along Idaho Avenue South that would provide for a total of 441 parking spaces. These parking spaces would not have to be immediately constructed, but rather could be built if and when parking demand increases at the school. As a condition of approval for the CUP, the school will be required to grant an easement to the city for the construction of the on-street head-in parking spaces and relocated sidewalk. The city council will also need to approve removal of parking limitations along the northeast side Idaho Avenue, to allow student parking during the day. Landscaping. City code requires 341 trees and 2,045 shrubs on the property based on the gross square footage of the high school building. At the completion of the project the site will have 210 trees and 724 shrubs. Section 36-364(g) allows for projects to utilize alternative landscaping features to meet landscaping requirements. The athletic fields on the site provide recreational benefit both to the school and the surrounding neighborhood. Staff finds that these fields meet the requirements for alternative landscaping features, and the landscaping plan meets city landscaping requirements. Educational facilities zoning requirements: The property is zoned R-2 Single Family Residence, which requires a CUP to operate an educational facility. A summary of the conditions and staff’s findings follows: 1. Buildings shall be located at least 50 feet from a lot in an R district. The building is located more than 90 feet away from any residential lot. 2. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. Automobile and bus drop-off zones are located in separate parking lots west of the building. 3. Outdoor recreational and play areas shall be located at least 25 feet from any lot in an R district. This condition is met. 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. Access to the school is primarily off 33rd Street West, with a secondary access point off Dakota Avenue South. Dakota Avenue South is a collector road, and 33rd Street West has a direct connection to Dakota Avenue South. This criteria is met. Meeting of October 3, 2018 Page 4 Subject: St. Louis Park High School conditional use permit Conditional Use Permit general review requirements: The following items are to be considered while reviewing a CUP: 1. Consistency with plans. The use of this property as multi-family residences is consistent with and supportive of principles, goals, objectives, land use designations, redevelopment plans, neighborhood objectives, and implementation strategies of the comprehensive plan. The property is guided “Civic” which allows educational facilities. 2. Nuisance. It 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. There are no adverse impacts anticipated due to this project. 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 plan meets the conditions required for an educational facility. 4. Consistency with service capacity. It will not have undue adverse impacts on governmental facilities, services or improvements which are either existing or proposed. Services will not be impacted by the proposed educational facility. 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 the requirements for an educational facility. 6. Consistency with utilities. It is consistent with the City’s stormwater, sanitary sewer, and water plans. On-site stormwater management improvements will be made as part of the site improvements. The utilities have capacity for the use. The proposed design is consistent with all city plans. PUBLIC INPUT: A neighborhood meeting was held by the applicant on September 22, 2018, at the high school. Two residents were in attendance and both were supportive of the project. Meeting of October 3, 2018 Page 5 Subject: St. Louis Park High School conditional use permit STAFF RECOMMENDATON: Staff recommends approval of the conditional use permit for building and site improvements at 6425 33rd St. W., subject to the following conditions: 1. The site shall be developed, used and maintained in conformance with the official exhibits. The official exhibits include: a. Exhibit A: G001 Title Sheet b. Exhibit B: C-A001 Basement Composite Plan c. Exhibit C: C-A02 Level 1 Composite Plan d. Exhibit D: C-A003 Level 2 Composite Plan e. Exhibit E: C-A004 Level 3 Composite Plan f. Exhibit F: C-A005 Overall Exterior Elevations g. Exhibit G: C-A006 Enlarged Exterior Elevations h. Exhibit H: A-007 WV-Color-Overall Exterior Elevations i. Exhibit I: Survey j. Exhibit J: Survey k. Exhibit K: Survey l. Exhibit L: Survey m. Exhibit M: C1.00 Site Reference Plan n. Exhibit N: C1.11 Site Removals Plan o. Exhibit O: C1.21 Site Layout Plan p. Exhibit P: C1.41 Grading Plan q. Exhibit Q: C1.51 Site Utility Plan r. Exhibit R: L001 Tree Removal and Protection Plan s. Exhibit S: Proof of Parking Plan t. Exhibit T: L100 Overall Layout and Material Plan u. Exhibit U: L300 Overall Planting Plan v. Exhibit V: E110 Site-Electrical Plan 2. The school district shall grant an easement along Idaho Avenue South for public parking and public sidewalk purposes in order to construct the proposed on-street, 90 degree, head-in parking shown as proof of parking, if and when the proof of parking is constructed. The proof of parking and public sidewalk shall be the school district’s financial responsibility to construct to city engineering standards. The proof of parking may be constructed at the discretion of the school district, and must be built within a commercially reasonable time upon request of the city. 3. All required permits shall be obtained prior to starting construction, including but not limited to: a. NPDES grading/construction permit. b. City of St. Louis Park building, erosion control, right-of-way, and sign permits. c. Minnehaha Creek Watershed District stormwater management permit. 4. The city assent form and the official exhibits shall be signed by property owner prior to issuance of a building permit. 5. In addition to other remedies, the developer or owner shall pay an administrative fee of $750 per violation of any condition of this approval. ATTACHMENTS: Site plan, landscaping plan, building elevations, first floor plan Prepared by: Jacquelyn Kramer, Associate Planner Reviewed by: Sean Walther, Planning and Zoning Supervisor WEST PARKING LOT(132 + 5 HC stalls)SOUTHWEST PARKING LOT(61 + 3 HC stalls)NORTH PARKING LOT(24 + 1 HC stalls)BUS CORRAL / EVENT PARKING(15 buses , 61+3 hc event stalls)drop off drop offPRACTICE FIELD(~170' x 200')5 buses2 buses12345677 TENNISCOURTSBUILDINGADDITIONBUILDINGADDITIONPLAZAONLYINFILTRATIONBASIN (1P)CHILLERSSOUTHEAST PARKINGLOT (138 + 2 HC stalls)8 stalls1313136+3 HC16292925+2 HC26+2 HC23+1 HC 1113+1 HC6 3 + 2 H C 6 4 1 1 15' VISIBILITY SETBACK25' FRONT YARD SETBACK25' FRONT YARD SETBACK15' VISIBILITY SETBACK25' FRONT YARD SETBACK2 5 ' R E A R Y A R D S E T B A C K 2 5 ' R E A R Y A R D S E T B A C K 34.56'SETBACK39.44'SETBACK465.66'SETBACK44.85'SETBACKSERVICE1 bus25.01'SETBACK3 stalls9 stallsProvide conduit for 20Level 1 charging stationsProvide conduit for 20future EV charging stationsProvide conduit for 2Level 2 charging stationsProvide conduit for 20 future EV charging stations 2 dumpsters 1 dumpster AHU MECHANICALEQUIP (BY OTHERS)7' SIDE YARD SETBACK23 stalls45 + 2 HC future stalls5 stalls 020 40SITE STATISTICS:1 9/19/2018 CUP UPDATESTHE PROPERTY IS ZONED "R-2 SINGLE- FAMILY RESIDENCE"EXISTING PARKING COUNTS:STAFF, VISITOR, PUBLIC/ VOLUNTEER PARKING = 447 STALLSBUS PARKING = 23 ON-STREET BUS STALLSPROPOSED PARKING COUNTS:STAFF, VISITOR, PUBLIC/ VOLUNTEER PARKING (ON-SITE) = 366 STALLSPARALLEL PARKING (ON-STREET) =48 STALLSFUTURE PARKING (NET 47 - 20) =27 STALLS (ADD)TOTAL = 441 STALLSEVENT PARKING (ON-SITE/ BUS CORRAL) =64 STALLSBUS PARKING = 15 ON-SITE, 8 ON-STREET BUS STALLSPROPOSED DISTURBED AREA:245,650 SF (5.64 Acres)EXISTING IMPERVIOUS AREA:520,756 SF (11.96 Acres)PROPOSED IMPERVIOUS AREA (includes future):554,927 SF (12.74 Acres)Added Impervious: 34,171 SF (0.78 Acres) L1 -AREA B211' -6"L1 -AREA A206' -0"L1 -AREA A -LOWER204' -7 1/2"L2 -AREA A217' -2 3/4"L3 -AREA A228' -5 1/2"L4 -AREA A -ROOF239' -6 3/4"L4 -AREA B&C -ROOFLOW245' -0 3/4"C -A0061C -A0062C -A0063L1 -AREA B211' -6"L4 -AREA B&C -ROOF251' -0 3/4"L1 -AREA A206' -0"L2 -AREA A217' -2 3/4"L3 -AREA A228' -5 1/2"L4 -AREA A -ROOF239' -6 3/4"L2 -AREA B&C222' -8 3/4"L3 -AREA B&C233' -11 1/2"L4 -AREA B&C -ROOFLOW245' -0 3/4"L1 -AREA C212' -2 1/4"L1 -AREA A -UPPER214' -0 1/4"L1 -AREA B211' -6"L4 -AREA B&C -ROOF251' -0 3/4"L1 -AREA A -LOWER204' -7 1/2"L2 -AREA A217' -2 3/4"L3 -AREA A228' -5 1/2"L4 -AREA A -ROOF239' -6 3/4"L2 -AREA B&C222' -8 3/4"L3 -AREA B&C233' -11 1/2"L4 -AREA B&C -ROOFLOW245' -0 3/4"L1 -AREA C212' -2 1/4"L1 -AREA B211' -6"L1 -AREA A206' -0"L1 -AREA A -LOWER204' -7 1/2"L2 -AREA A217' -2 3/4"L3 -AREA A228' -5 1/2"L4 -AREA A -ROOF239' -6 3/4"L2 -AREA B&C222' -8 3/4"L3 -AREA B&C233' -11 1/2"L4 -AREA B&C -ROOFLOW245' -0 3/4"L1 -AREA C212' -2 1/4"C -A0064SEE OVERALL WEST ELEVATION - FIELD HOUSE FOR REMAINING EXTENTS OF ELEVATIONL1 -AREA B211' -6"L4 -AREA B&C -ROOF251' -0 3/4"L2 -AREA B&C222' -8 3/4"L3 -AREA B&C233' -11 1/2"L4 -AREA B&C -ROOFLOW245' -0 3/4"L1 -AREA C212' -2 1/4"C -A0065NORTH (SF)FACADESOUTH (SF) EAST (SF) WEST (SF)OVERALL SQUARE FEET20,028BRICK SF (% OF FACADE)HIGH SCHOOL FACADE MATERIALS GLASS SF (% OF FACADE)PREFINISHED METAL SF (% OF FACADE)PRECAST CONCRETE SF (% OF FACADE)PAINTED METAL, PAINTED CONCRETE SF (% OF FACADE)PERCENTAGE OF CLASS 1 MATERIALS17,64615,43423645CLASS 1 MATERIALSCLASS 3 MATERIALSCLASS 2 MATERIALSGRANITE SF (% OF FACADE)KALWALL (GLASS WALL PANEL) (% OF FACADE)9,804 (49%)6,159 (31%)423 (2%)642 (3%)1442 (7%)333 (2%)1,225 (6%)82%10628 (60%)1768 (10%)01717 (10%)2349 (13%)01,184 (7%)70%11,036 (71%)3,021 (19%)40 (<1%)0001,337 (9%)90%12399 (52%)4974 (21%)36 (<1%)1463 (6%)2768 (12%)1136 (5%)869 (3%)74%Sheet NumberSheet TitleRevisionsConsultantDrawn By:Comm. No.:PIC / AIC:Project TitleDate:Document Phase:Checked By:St. Anthony Main201 Main St. SESuite 325Minneapolis, MN55414Tel: 612 379 3400Fax: 612 379 4400www.cuningham.com©®Cuningham GroupArchitecture, Inc.Copyrightby Cuningham Group Architecture, Inc. (All Rights Reserved)8/27/2018 11:30:29 AMBIM 360://St. Louis Park Schools/ARCH-SLPS-HighSchool-CENTRAL.rvt8/27/1817-0622CheckerAuthorDDKWSt. Louis Park HSAdditions / RenovationsOVERALL EXTERIORELEVATIONSC -A005CUP APPLICATIONNOT FORCONSTRUCTION2018No.Date DescriptionC -A0051/16" = 1'-0"1Overall North ElevationC -A0051/16" = 1'-0"2Overall East ElevationC -A0051/16" = 1'-0"4Overall South ElevationC -A0051/16" = 1'-0"5Overall West ElevationC -A0051/16" = 1'-0"6Overall West Elevation -Field House DNDNGUPUP1C -A0052C -A0054C -A0055C -A0056C -A005MECH ROOMD12STORAGED10CTECH OFFICED10TECH OFFICED10DTELE EQUIP.D10BEXIST DATAD9SROF102BCONF.D10ATECHF107NUTRITION OFFICEF106ANUTRITION SERV.F106LOCKER ROOMF105MECHF103SHOTEL OFFICEF103DHUDDLEF103RSWF103NCOUNSELORF103MCOUNSELORF103LCOUNSELORF103KCOUNSELORF103JSWF103ISWF103HHOTEL OFFICEF103BHUDDLEF103ECONFF103GWORKROOMF103AWELLNESSF103QINCLUSIVE TOILETF103OINCLUSIVE TOILETF103PKITCHENA102SM MTG RMF102ENURSEF104APF102CAPF102AWORKROOMF101FCARTWASHA100ATRASH DOCKA100BRECEIVINGA100DININGA101WOMENA108MENA107JANITORA124AVESTIBULEA120COSTUME SHOPA109DTICKETSA109CSTORAGEA109AFOYERA116ELEVA106AJANITORA119AWOMEN104FOFFICEC151ARECEPTIONC151OFFICEC151COFFICEC151BOFFICEC151DNON FICTIONC160ECOMP LABC157MEDIA CLASSROOMC159CLASSROOMC163MECH ROOMC165AIR INTAKEC165AAIR INTAKEC149ATRANSFORMERB181CLASSROOMB112CERAMICSB114KILN/PAINT ROOMB114BSTORAGEB114ASTORAGEB130FINISHINGB132ESTORAGEB132DPROJECT FINISHINGB132CLUMBER STORAGEB132BWOOD SHOPB132WOOD STORAGEE192OFFICEB132ASTORAGEE190ESTORAGEE190DVESTIBULEE194FIELD HOUSEE190STORAGEE190BSKI WAXE190ABOYS TOILETE195JANITOR CLOSETE195AOFFICEB133AOFFICEB133CORRIDORB137CLASSROOMB131STORAGEB131ASTORAGEB131COFFICEB112ACONF.F101CWORKROOMF101FMATH LABC165WRITING LEARNING LABC166OFFICEC168GIRL'S TOILETC156BOY'S TOILETC162JANITORC152BARRF103CINCLUSIVE TOILETF102INURSE STORF104AELEC.F105CJANITORF105AINCLUSIVE TOILETF105BMECH ROOMC149CONTROLA109BACTIVITY ROOMB125GYMNASIUMB111ENSEMBLEB145STAIRS "K"B171MENS TOILETB172TICKETSB173VESTIBULEB148TICKETSB175WOMENS TOILETB142STAIRS "J"B176VESTIBULEB140ACORRIDORB140LAUNDRYB118POOL EQUIPB122STORAGEB138STORAGEB131BDISTRICT PRINTINGB135OFFICEB135ACLASSROOMB134CLASSROOMB136GIRLS TOILETE196OFFICEE190CCORRIDORC150ACORRIDORC164ACORRIDORC164ATHLETIC OFFICEE197FOOD DOCKA100CSMALL GROUPC160CWORK ROOM/ OFFICEC160FCAREERC140TINKER SPACEC168CLASSROOMC161HIGH SCHOOL CLASSROOM COUNTStandard: 47Science :11Specialized : 9 Total Teaching Stations: 67 Of these 67 would be considered regularly scheduled clasrooms.Sheet NumberSheet TitleRevisionsConsultantDrawn By:Comm. No.:PIC / AIC:Project TitleDate:Document Phase:Checked By:St. Anthony Main201 Main St. SESuite 325Minneapolis, MN55414Tel: 612 379 3400Fax: 612 379 4400www.cuningham.com©®Cuningham GroupArchitecture, Inc.Copyrightby Cuningham Group Architecture, Inc. (All Rights Reserved)8/27/2018 11:29:53 AMBIM 360://St. Louis Park Schools/ARCH-SLPS-HighSchool-CENTRAL.rvt8/27/1817-0622CheckerAuthorDDKWSt. Louis Park HSAdditions / RenovationsLEVEL 1 COMPOSITEPLANC -A002CUP APPLICATIONNOT FORCONSTRUCTION2018No.Date DescriptionC -A0021" = 30'-0"1Level 1 Composite Floor Plan -CUPA1KEY PLANA2 A3C4B5B6B7B8B9N 1 2 3 4 5 6 7 4 COC 2 COC 2 COC 2 COC 2 COC 2 COC 2 QMA 3 QBI 2 QBI 3 QMA 2 AGA 2 GTS 5 GTS 1 COC 1 QBI 1 QMA 1 GTS 1 UAP 1 UMO 1 UAP 1 UMO 1 UAP 1 UMO 1 GTS 2 GTS 3 COC 1 GTS 5 6 5 STORM STRUCTURE GTD 4 PLANTING BED #1 L301 1 L301 2 CAK 20 RAG 24 GTD 1PLANTING BED #2 L301 3 PLANTING BED #3 CAK 16 RAG 4 RAG 9 RAG 9 CAM 18 CAM 18 CAM 18 CAM 27 CAM 38 SHE 44 2 PAT 5 CAM 4 CAK 7 L301 4 PLANTING BED #4 UAP 1 UMO 1 UMO 1 QBI 1 UMO 1 UAP 1 QMA 1 QBI 1 UAP 1 COC 1 QMA 1 UMO 1 COC 1 COC 1 QMA 1 UAP 1 COC 1 QBI 1 UMO 1 COC 1 QMA 1 UAP 1 UMO 1 UAP 1 UAP 1 QMA 1 COC 1QMA 1 COC 1 QMA 1 COC 1 QMA 1 UMO 1 UAP 1 UMO 1 UAP 1 COC 1 PPF 8 Materials PLANTING BED CONCRETE, SEE CIVIL. ROCK MULCH TURF 1 2 3 INFILTRATION BASIN See Civil 4 5 ROCK MULCH 6 LANDSCAPE EDGING 7 BIKE RACKS 8 Sheet Number Sheet Title Revisions Consultant Drawn By: Comm. No.: PIC / AIC: Project Title Date: Document Phase: Checked By: St. Anthony Main 201 Main St. SE Suite 325 Minneapolis, MN 55414 Tel: 612 379 3400 Fax: 612 379 4400 www.cuningham.com © ® Cuningham Group Architecture, Inc. Copyright by Cuningham Group Architecture, Inc. (All Rights Reserved)9/28/2018 7:52:03 AMBIM 360://St. Louis Park Schools/LAND-SLPS-HighSchool-Central.rvt9/19/18 17-0622 Checker Author CUP KW St. Louis Park HS Additions / Renovations Overall Planting Plan L300 CUP APPLICATION NOT FOR CONSTRUCTION 2018 No .Date Description L300 1" = 40'-0" 1 Overall Planting Plan Planting Schedule Type Mark Common Name Botanical Name Quantity Installed Size Perennial AMS Achillea millefolium 'Sunny Seeduction' Sunny Seduction Yarrow 8 #2 CONT AXM Achillea x 'Moonshine'Moonshine Yarrow 96 #2 CONT CAK Karl Foerster Feather Reed Grass Calamagrostis acutiflora 'Karl Foerster'93 #2 CONT DPU Purple Prairie Clover Dalea purpurea 46 #2 CONT EYU Rattlesnake Master Eryngium yuccifolium 26 #2 CONT NXF Walker's Low Catmint Nepeta x faassenii 'Walker's Low'26 #2 CONT SHE Prairie Dropseed Sporobolus heterolepis 181 #2 CONT SHT Tara Prairie Dropseed Sporobolus heterolepis 'Tara'18 #2 CONT SNC Caradonna Meadow Sage Salvia nemorosa 'Caradonna'93 #2 CONT SSM Blue Heaven Little Bluestem Schizachyrium scoparium 'MinnblueA'25 #2 CONT Shrub - Deciduous CAM Baton Rouge Dogwood Cornus alba 'Minbat'190 #5 CONT PAT Russian Sage Perovskia atriplicifolia 51 #5 CONT RAG Gro-low Fragrant Sumac Rhus aromatica 'Gro-Low'54 #5 CONT Tree - Coniferous PPF Fat Albert Blue Spruce Picea pungens ‘Fat Albert’8 2 1/2" B&B Tree - Deciduous COC Hackberry Celtis Occidentalis 23 2 1/2" B&B CTV Canopy Tree Varies 7 2 1/2" B&B GTD Street Keeper Honeylocust Gleditsia triacanthos var. inermis ‘Draves’5 2 1/2" B&B GTS Skyline Honeylocust Gleditsia triacanthos var. inermis ‘Skyline’17 2 1/2" B&B QBI Swamp White Oak Quercus bicolor 9 2 1/2" B&B QMA Bur Oak Quercus macrocarpa 14 2 1/2" B&B UAP Princeton Elm Ulmus americana ‘Princeton’12 2 1/2" B&B UMO Accolade Elm Ulmus ‘Morton’11 2 1/2" B&B Tree - Ornamental AGA Autumn Brilliance Apple Serviceberry Amelanchier × grandiflora 'Autumn Brilliance' 2 2 1/2" B&B - Multistem Planning Commission Meeting Date: October 3, 2018 Agenda Item: 3C 3C. The Block – Conditional use permit with variance Location: 7008 Highway 7 Case Nos.: 18-49-CUP, 18-50-VAR Applicant: Craft & Crew, Luke Derheim 60-day review: November 3, 2018 120-day review: January 2, 2019 Recommended motion: Motion to recommend approval of the conditional use permit and variance with conditions as recommended by staff. REQUEST: The applicant, Luke Durheim representing Craft & Crew, is requesting: • A conditional use permit (CUP) to operate a restaurant with intoxicating liquor. • A variance to reduce the required parking from 96 spaces to 16. SITE INFORMATION: Current land use guidance: COM-Commercial Surrounding land uses: North: commercial and industrial East: commercial South: Highway 7 West: office Current zoning: C-2 General Commercial Site area: 11,623 sf Current use: Retail Proposed use: Restaurant Meeting of October 3, 2018 Page 2 Subject: The Block conditional use permit and variance PROPOSAL: The applicant owns five restaurants located in the metro area. Three in Minneapolis, one in Hopkins and another in Hastings. Each restaurant is unique and customized to the neighborhood they are located in. They are experienced in operating restaurants in Minneapolis where parking is limited, so they are prepared to encourage walking and biking, and utilizing public parking in a manner that works for the neighborhood, customers and employees. More information about Craft and Crew and their restaurants can be viewed at craftncrew.com. They propose to remodel and expand the existing building to operate a restaurant with intoxicating liquor. The plans are attached for your review, and in summary include: • An outdoor dining area on the south side of the building, along Highway 7. • A 2,300 sf rooftop dining area. • A 608 sf two-story addition on the north side of the building. • A 498 sf one-story addition on the south side of the building. • A new building façade. During review of the plans, staff recommended moving the outdoor dining area to the north side of the building, along Walker Street, and the two-story addition to the south side. The purpose for the request is twofold: 1. To enhance the accessibility and interaction between the neighborhood and the outdoor dining area. It is a priority of the Historic Walker/Lake area to enhance the pedestrian scale business activity by encouraging amenities such as outdoor dining along Walker Street, Lake Street and Library Lane. 2. The two-story addition with the two-story glass feature will be more eye-catching for the business along Highway 7. The applicant agreed to the recommendation, and is in the process of making the changes to the plans. Unfortunately, they will not be ready in time for this report. Therefore, they will be presented at the planning commission meeting. The changes to be presented to the planning commission include the following: • Relocating the outdoor dining area from the south side (Highway 7 side) to the north side adjacent to Walker Street. • Combining both building additions into one addition to be located on the south side, facing Highway 7. Meeting of October 3, 2018 Page 3 Subject: The Block conditional use permit and variance ZONING ANALYSIS: The following is an analysis of the criteria considered while reviewing a conditional use permit for a restaurant with intoxicating liquor and variance. Restaurants with intoxicating liquor: The property is zoned C-2 General Commercial, which requires a conditional use permit to operate a restaurant with intoxicating liquor. A summary of the conditions and staff’s findings follows: 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. This condition is met. Access is to Walker Street, which is classified as a major collector. b. Buildings shall be located a minimum of 100 feet from any parcel that is zoned residential and used or subdivided for residential or has an occupied institutional building including but not limited to a school, religious institution or community center. This condition is met. The closest residential or institutional use is a single-family home located 247 feet to the north on Brownlow Avenue. c. Separate pedestrian ways shall be constructed to allow for the separation of pedestrian and vehicular movements within the parking lot. The proposal relies heavily on off-site parking. A connection will be made to the sidewalk along Walker Street. Additionally, a sidewalk will be installed along the east side of the building to facilitate pedestrian movements on-site. d. The use is in conformance with the comprehensive plan including any provisions of the redevelopment chapter and the plan by neighborhood policies for the neighborhood in which it is located and conditions of approval may be added as a means of satisfying this requirement. The property is guided commercial, and the proposed restaurant is consistent with that designation. Additionally, the Historic Walker/Lake area has been the subject of a couple small studies involving public input, and is the subject of a more comprehensive study focusing on land uses and parking in the area. This study will begin this fall. The proposal is consistent with discussions to date which include preferences for restaurants with patio dining and smaller parking lots that allow property owners to take advantage of the abundance of public parking in the area. Conditional Use Permit general review requirements: The following items are to be considered while reviewing a CUP: 1. Consistency with plans. The use of this property as a restaurant is consistent with and supportive of principles, goals, objectives, land use designations, redevelopment plans, neighborhood objectives, and implementation strategies of the comprehensive plan. This condition is also required specifically for restaurants as summarized above. This condition is met. 2. Nuisance. It 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. This condition is met. The restaurant is surrounded by commercial uses, and will not have an adverse impact on the enjoyment of the area. Residents and a business owner spoke at the neighborhood meeting in favor of the use. They expressed their excitement for a high end Meeting of October 3, 2018 Page 4 Subject: The Block conditional use permit and variance restaurant that brings outdoor dining and activity to the Historic Walker/Lake area. They discussed the parking variance, and agreed that there is sufficient public parking to facilitate it. 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 plan meets the conditions required for a restaurant with intoxicating liquor. Staff believes the requested modifications can be completed in a manner that fits within the general footprint shown on the attached plans and meets code. 4. Consistency with service capacity. It will not have undue adverse impacts on governmental facilities, services or improvements which are either existing or proposed. Services will not be adversely impacted by the proposed restaurant with intoxicating liquor. 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 the requirements for a restaurant with intoxicating liquor. 6. Consistency with utilities. It is consistent with the City’s stormwater, sanitary sewer, and water plans. The proposed design is consistent with all city plans. Variance analysis. The applicant requests a variance of 80 parking spaces to the minimum 96 spaces required. An exhibit showing the available on-street parking and municipal parking lots in the area is attached. There is an estimated 351 on-street parking spaces and 199 spaces in municipal parking lots available. This is a total of 550 public parking spaces available for commercial and industrial uses in the area. None of these spaces included in the count are located on streets in residential neighborhoods. The following is an analysis of the criteria required by code to be considered when reviewing variances: 1. The effect of the proposed variance upon the health, safety and welfare of the community. The city has not received concerns regarding the parking variance other than one commercial user on Lake Street that spoke at the neighborhood meeting in favor of the use and the variance, but noted that daytime parking of the municipal parking lot on Walker Street and Lake Street is utilized a lot. It was noted that the on-street parking for the proposal will focus on Walker Street and Gorham Avenue because these spaces are more conveniently located to the restaurant. It was also noted that these spaces along Walker Street and Gorham Avenue are utilized by the adjacent industrial users during the week day only, and are available during the evenings and weekends. While the adjacent industrial businesses utilize the on-street parking during the week days, there is still capacity to accommodate more on-street parking during the week day. The peak parking times for the restaurant will be the week evenings and weekends when the adjacent industrial uses are not operating and the on-street parking is not being utilized. Therefore the off-setting parking demands make a good fit with the industrial Meeting of October 3, 2018 Page 5 Subject: The Block conditional use permit and variance businesses using the spaces during the week day, and the restaurant using them during the week evenings and weekends. If the on-street parking becomes a nuisance to area businesses, The Block has a parking plan they can implement to address those concerns. The options include: 1. Provide valet parking, utilizing the municipal lot on Gorham Avenue. This parking lot contains approximately 80 parking spaces and is not utilized during evenings and weekends. It is located 750 feet away from the subject property. 2. Share parking with adjacent uses. The applicant arranged non-binding parking arrangements with Perspectives to use their parking lot located on the north side of Walker Street across from the proposed restaurant. This lot contains 39 spaces. The applicant is also in discussion with the neighboring office building that may make 10 spaces available during the evenings and weekends. 2. The request is in harmony with the general purposes and intent of the ordinance. The zoning ordinance allows businesses to count on-street parking spaces toward their minimum number of parking spaces required for the use. The ordinance states the use can only count those directly adjacent to their property in an attempt to alleviate an over- reliance on them, and therefore a shortage of parking. In this case, however, the restaurant is adjacent to a large industrial area and it is not competing with the industrial businesses for the on-street parking since their peak parking demands are at different times of the day and week. The proposed off-peak parking meets the general intent of the ordinance, and it results in a more efficient use of the available public parking in the area. 3. The request is consistent with the comprehensive plan. Chapter IV, Goal 4 is to encourage redevelopment projects that fulfill the city’s vision and meet other community goals. One of the strategies identified to meet this goal is to encourage efficient, compact redevelopment that results in the highest and best land uses so as to minimize energy and infrastructure costs. Individual businesses with large private parking lots is an inefficient use of the city’s land and resources. There is a large concentration of public parking in the Historic Walker/Lake area that is not utilized in the evenings and weekends. The variance is a way to efficiently share available public parking resulting in a smaller private parking lot. 4. The applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. “Practical difficulties,” as used in connection with the granting of a variance, means that: a. The property owner proposes to use the property for a land use 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; b. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and, c. The variance, if granted, will not alter the essential character of the locality. d. Economic considerations alone do not constitute practical difficulties. This condition is met. The restaurant is permitted in this zoning district by conditional use permit. The variance will not adversely impact the character of the area as on-street parking is permitted and utilized by businesses in the area. Meeting of October 3, 2018 Page 6 Subject: The Block conditional use permit and variance There is sufficient public parking in the area including both on-street parking and three municipal parking lots. The Historic Walker/Lake area was developed in the 1940 and 1950s with a high dependency on on-street parking. As a result, most properties in the area do not have a private on-site parking lot. Those that do, are small and unlikely to meet the minimum number of parking spaces required for commercial uses or restaurants. There are other factors besides economic considerations that need to be considered. A restaurant with outdoor dining is a high priority for the Historic Walker/Lake area. As noted above, however, the parking requirements for a restaurant make it very difficult and unlikely that a restaurant such as The Block, can locate in this area without a sizeable parking variance or replacing existing buildings with a large parking lot, which is not consistent with the goals of the Historic Walker/Lake area. 5. There are circumstances such as or including the shape, topography, water conditions, or other physical conditions unique to the property. The Historic Walker/Lake area is the original downtown of St. Louis Park. As noted above, it was developed with very little private on-site parking, and therefore, a heavy reliance on on-street parking. This makes it difficult for commercial and restaurants to locate in Historic Walker/Lake without a parking variance. 6. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, and the granting of the variance will not merely serve as a convenience to the applicant but is necessary to alleviate a practical difficulty. A restaurant such as The Block, can only locate in the Historic Walker/Lake if they receive a parking variance, or if they replace existing buildings with a large parking lot capable of parking up to 100 cars. (The zoning ordinance requires 96 parking spaces for The Block.) Replacing buildings with parking lots is contrary to the goals of the city and Historic Walker/Lake. Alternatively, the city encourages efficient and shared use of the public parking along with alternative means of transportation such as walking and biking. Locating a restaurant such as The Block in this area provides an alternative to area residents by giving them a restaurant they can walk or bike to as opposed to having to drive to West End or other regional commercial centers. 7. The granting of the variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, or endanger public safety. This variance will have no impact on the supply of light and air to adjacent properties, and will not endanger public safety. PUBLIC INPUT: A neighborhood meeting was held on September 25, 2018. Three residents and one business representative attended. All were supportive of the project, and expressed enthusiasm for a restaurant in the Historic Walker/Lake area. The parking variance was discussed, however, it was not opposed. The business representative was from a business on Lake Street and stated that the Walker/Lake municipal lot gets moderate use during the day. It was noted at the meeting that the restaurant parking demand is expected to be focused on the streets west of Lake Street in the industrial area, and that the Walker/Lake municipal lot shouldn’t be affected. Those in attendance appreciated the redesign to place the outdoor dining on Walker Street, which will contribute to a lively presence in the Historic Walker/Lake area. Meeting of October 3, 2018 Page 7 Subject: The Block conditional use permit and variance Ideas were also discussed to encourage bike and pedestrian traffic instead of cars. The applicant also discussed the menu and family friendly emphasis of the restaurant. STAFF RECOMMENDATON: Staff recommends approval of the conditional use permit and variance to operate a restaurant with intoxicating liquor at 7008 Highway 7, subject to the following conditions: 1. The site shall be developed, used and maintained in conformance with the official exhibits. The official exhibits include: a. Exhibit A: Site plan b. Exhibit B: Landscaping plan c. Exhibit C: Lighting plan d. Exhibit D: Building elevations e. Exhibit E: Grading plan 2. The property owner shall implement and enforce a parking plan for customer and employee vehicles which minimizes conflicts in public parking areas during the industrial business peak parking times, and discourages parking in residential areas. 3. All required permits shall be obtained prior to starting construction, including but not limited to: a. City of St. Louis Park building, erosion control, right-of-way, and sign permits. b. Minnehaha Creek Watershed District stormwater management permit. 4. The city assent form and the official exhibits shall be signed by property owner prior to issuance of a building permit. 5. In addition to other remedies, the developer or owner shall pay an administrative fee of $750 per violation of any condition of this approval. ATTACHMENTS: • Development plans • Amended site plan • Public parking exhibit Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning & Zoning Supervisor N5' - 1"14' - 11 1/2" 24' - 3 3/8"12' - 3 1/2"40' - 6 1/2"38' - 5 3/4"NORTH ADDITION608 SFSOUTH ADDITION498 SFPARKING LOT8' - 4 1/2"7' - 7"EXISTING 1-STORY BUILDING2,045 SFPROPERTY LINEPATIO741 SFRAMPRAMPUP UP UP UP UPEXISTING MONUMENT SIGNNEW TRASH AREA110 SF5' - 0"5' - 0"EXISTING FENCEEXISTING TRASH ENCLOSURE TO BE REMOVED12345678991011121314151617SITE PLANA7008 HIGHWAY 7SAINT LOUIS PARK, MN 55426THE BLOCK2018-08-31SEAT COUNT109INTERIORSEATS 30EXTERIORSEATS113 FUTURE ROOF SEATS252 TOTAL SEATSPARKING CALCULATIONS 1st FLOOR2,045 SFEXISTING 1-STORY BUILDING 608 SFNORTH ADDITION 498 SFSOUTH ADDITION 741 SFPATIO 2nd Floor2,300 SFROOF PATIO AREABASEMENT2,010 SFSTORAGE/UTILITY 8,202 SF of Building / 60SF of floor area per space = 137 parking spaces required NFUTURE STAIRDNDISHCOOKING BARDININGHOST/TAKE-OUTTO-GO HOT HOLDINGLIFTFLOOR PLANB7008 HIGHWAY 7SAINT LOUIS PARK, MN 55426THE BLOCK2018-08-31SEAT COUNT109INTERIORSEATS 30EXTERIORSEATS113 FUTURE ROOF SEATS252 TOTAL SEATS LIFTFUTURE STAIRFUTURE RESTROOMSFUTURE COVERED ROOFTOP BARFUTURE SEATINGROOF PLANC7008 HIGHWAY 7SAINT LOUIS PARK, MN 55426THE BLOCK2018-08-31SEAT COUNT109INTERIORSEATS 30EXTERIORSEATS113 FUTURE ROOF SEATS252 TOTAL SEATS LOWER LEVELD7008 HIGHWAY 7SAINT LOUIS PARK, MN 55426THE BLOCK2018-08-31 PERSPECTIVEE7008 HIGHWAY 7SAINT LOUIS PARK, MN 55426THE BLOCK2018-08-31NOT TO SCALEENORTHEAST VIEW1NOT TO SCALEESOUTHEAST VIEW2 ELEVATIONSF7008 HIGHWAY 7SAINT LOUIS PARK, MN 55426THE BLOCK2018-08-31 1/16" = 1'-0"FSOUTH ELEVATION1 1/16" = 1'-0"FWEST ELEVATION2 1/16" = 1'-0"FEAST ELEVATION3 1/16" = 1'-0"FNORTH ELEVATION4 Amended site plan Patio Addition Walker Street On-street parking Municipal parking lot