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HomeMy WebLinkAbout2018/08/15 - ADMIN - Minutes - Planning Commission - RegularOFFICIAL 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. Official 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 Official 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. Official 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 seethe 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 EI Synagogue on the Sabbath. She added that for any major service the Beth EI 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. Official 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 Official 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. Official 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. Official 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. Official 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, Official 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. Official 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