HomeMy WebLinkAbout2015/02/04 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
FEBRUARY 4, 2015
1. Call to order – Roll Call
2. Approval of Minutes of January 21, 2015
3. Hearings
A. Major amendment to Planned Unit Development – Methodist Hospital
Location: 6500 Excelsior Boulevard
Applicant: Park Nicollet Methodist Hospital
Case No.: 14-31-PUD
B. Rezoning to POS Parks and Open Space
Location: Meadowbrook Golf Course
Applicant: City of St. Louis Park
Case No.: 15-01-Z
C. Comprehensive Plan Text Amendments - Planned Unit Developments
Applicant: City of St. Louis Park
Case No.: 14-32-CP
4. Other Business
5. Communications
6. Adjournment
If you cannot attend the meeting, please call the Community Development Office, 952/924-2575.
Auxiliary aides for individuals with disabilities are available upon request. To make arrangements, please
call 952/924-2575 at least 96 hours in advance of meeting.
UNOFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
JANUARY 21, 2015 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison,
Lisa Peilen, Carl Robertson, Joe Tatalovich
MEMBERS ABSENT: Robert Kramer, Richard Person
STAFF PRESENT: Gary Morrison, Sean Walther, Nancy Sells
1. Call to Order – Roll Call
Vice-Chair Johnston-Madison opened the meeting.
2. Approval of Minutes of January 7, 2015
Commissioner Carper made a motion to approve the minutes of January 7, 2015.
Commissioner Tatalovich seconded the motion, and the motion passed on a vote
of 4-0-1 (Robertson abstained).
3. Old Business
A. Zoning Ordinance Amendments – Outside storage in the IP District
Applicant: James T. Smith
Case No.: 14-29-ZA
(tabled on January 7, 2015)
Gary Morrison, Assistant Zoning Administrator, presented the staff report. He
reviewed the three proposed amendments which were presented to the
Commission on January 7, 2015. The Commission tabled consideration for
further discussion, and requested staff meet with the applicant to review the
proposed ordinance and recommend changes.
Mr. Morrison stated that staff met with James Smith, an attorney representing
Martin Bell. Staff confirmed its position on the first two proposed amendments
which is that the City Council and City Attorney already stated the ordinance is
clear and does not need to be amended.
Mr. Morrison said at the meeting with Mr. Smith staff suggested revisions to the
third option, allowing outdoor storage as a conditional use in the Industrial Park
zoning district. Mr. Morrison stated the importance of reviewing the applicant’s
request in the context of how it would impact all properties zoned IP along with
the impacts it would have on neighboring properties. He reviewed the
conditions, with recent revisions.
Unofficial Minutes
Planning Commission
January 21, 2015
Page 2
Mr. Morrison mentioned the goals and strategies of the Comprehensive Plan that
guide the city when considering zoning amendments. He spoke about the goals
and strategies for industrial uses.
Mr. Morrison discussed how the city uses performance standards, zoning districts
and the zoning map to successfully mitigate the impacts of industrial uses on
adjacent properties. He reviewed the purpose and intent of each of the three
industrial zoning districts. Mr. Morrison presented and discussed a table which
compared permitted uses in the Industrial Park and General Industrial Districts.
He stated the definitions of principal and accessory uses.
Mr. Morrison addressed comments regarding other existing uses occurring in the
area. He noted proposals should be compared to legal uses, the Comprehensive
Plan, and to the purpose/intent of the zoning district. A proposed use should not
be compared to a legally non-conforming use.
Mr. Morrison spoke about locations of IG and IP properties in the city and their
proximity to residential.
Mr. Morrison closed by saying staff recommends denial of the proposed
amendments to the Zoning Ordinance pertaining to Outdoor Storage and the
Accessory Use definition.
Commissioner Peilen asked if the City Attorney has reviewed the proposed
amendments.
Mr. Morrison responded that the City Attorney has reviewed the proposed
amendments and has recommended denial.
Commissioner Tatalovich asked how often and what kind of requests the city
receives for outdoor storage.
Mr. Morrison responded one or two requests may be received a year. He said the
request typically comes from landscapers.
James Smith, applicant, attorney representing Martin Bell, provided a summary of
the request. He spoke about Mr. Bell’s properties being linked historically due to
parking purposes.
Mr. Smith thanked staff for meeting with him recently to discuss concerns. He
said the proposed conditions are designed to limit the nuisance factor and
distinguishes it from the General Industrial district. He stated the proposal is a
rational approach to the overall problem. A property is being used which fosters
Unofficial Minutes
Planning Commission
January 21, 2015
Page 3
employment. When the lease was entered into with Tim’s Tree Service there
was reliance on past use. He said the proposal is an attempt to remedy what the
City Council described as an unintended consequence of the code. He added that
the Council encouraged the process and the possibility of conditional use permit.
Commissioner Carper commented on the importance of the zoning studies
conducted in 1989 and 1991, and the extended period of time the
Edgewood/Florida Ave. has been zoned as Industrial Park. He spoke about the
unintended consequences the proposed amendments could create for other areas
of the city. He said he recommends denial of the proposed amendments.
Commissioner Robertson said he believes the current zoning is effective and said
he does not see a good reason for the proposed amendments. He said he
recommends denial.
Commissioner Tatalovich said he is concerned about consequences of changing
the code across the city. He thanked staff for the additional information.
Commissioner Carper made a motion to recommend denial of the proposed
Zoning Ordinance Amendments to Section 36-4 pertaining to the Accessory use
or structure definition, to Section 36-243(c)(6) pertaining to Parking lots as an
exclusive principal land use in the Industrial Park Zoning District, and to Section
36-243(d) to include outdoor storage as a Conditional Use. Commissioner
Robertson seconded them motion, and the motion passed on a vote of 5-0.
Sean Walther, Senior Planner, said the item is scheduled for City Council
consideration on February 2, 2015. Mr. Smith, applicant, requested that the item
be scheduled for City Council consideration on February 17, 2015.
4. Other Business
5. Communications
Mr. Walther briefly discussed a Methodist Hospital expansion request which is
scheduled for a public hearing at the next Planning Commission meeting on
February 4, 2015.
6. Adjournment
The meeting was adjourned at 6:40 p.m.
Submitted by,
Nancy Sells
Adm. Secretary
Planning Commission
Meeting Date: February 4, 2015
Agenda Item #3A
3A.
Methodist Hospital Campus – Planned Unit Development (PUD) Major Amendment
Location: 6500 Excelsior Boulevard
Case No.:
14-31-PUD
Recommended
Action:
Chair to close public hearing.
Motion to recommend approval of a Major Amendment to the
PUD for the Methodist Hospital Campus.
REQUEST: Park Nicollet Health Services requests approval of a Major amendment to the
existing PUD for the Methodist Hospital Campus to allow construction of vertical building
expansions will improve its patient rooms and surgical center.
DEVELOPMENT PROPOSAL: Park Nicollet proposes additions to the east and west towers
of the main hospital building at 6500 Excelsior Boulevard.
Patient Room Modernization: This part of the project is comprised of two floors (5th and 6th
Floor) vertical expansion above the existing hospital building totaling 38,334 square feet for new
in-patient private rooms with associated family and nursing space. The project also includes
renovation of existing patient room space on Floors 4-7 of the existing west tower of the hospital
converting them from semi-private (two patients) to private (single patient) rooms. When the
Patient Room Modernization is complete nearly all of the rooms at Methodist will be private.
Surgery Expansion/ Renovation: The hospital also proposes a one story vertical expansion for
Surgical Services on the west side of the hospital campus. This addition comprises a total of
20,535 square feet, of which 2,800 square feet is at the Ground Floor, 3,235 square feet is at the
First Floor and 14,500 square feet is at the Second Floor. The project is a major renovation of the
Surgery Center. It adds pre-op and post-op rooms, and sixteen operating rooms will be renovated
and upgraded to accommodate state of the art equipment and have a standard layout which will
increase safety and efficiency. Shell space for two additional operating rooms will be available
for future expansion. Six small existing operating rooms will be decommissioned.
“Link” Addition: A small addition is also proposed on the third floor connecting to shell space
above the Cancer Center. This is a minor change to the building that can be approved
administratively, but is mentioned in order to be comprehensive.
NEIGHBORHOOD INPUT: Park Nicollet, City and Brooklawns neighborhood representatives
met twice to discuss the proposed plans. The discussions centered on a list of neighborhood
concerns and goals to which Park Nicollet Methodist Hospital has responded. Park Nicollet
documented the neighborhood’s concerns and the proposed resolutions in an “Issues and
Resolution List” that is attached for your review.
Agenda Item No. 3A Methodist Hospital PUD Major Amendment Page 2
Meeting Date: February 4, 2015
BACKGROUND: In 2003, Park Nicollet prepared a General Development Plan for the
Methodist Hospital campus that described short-term and long-term plans for expansion. Park
Nicollet worked closely with Brooklawns neighborhood representatives to arrive at this plan.
The City approved the General Development Plan Phase II (longer-term) improvements in
concept only. This project advances another portion of Phase II improvements and requires a
PUD Major Amendment.
The City completed an Environmental Assessment Worksheet (EAW) in 2003, which analyzed a
future total hospital building area of 1,235,927 square feet based on the proposed General
Development Plan. The current building area is 1,039,000 square feet. The proposed addition
would add 58,869 square feet for a total of 1,097,869 square feet. The total campus building area
is still below the area analyzed in the EAW. The locations of the currently proposed vertical
building expansions were shown in the General Development Plan.
EXISTING CONDITIONS:
Existing Conditions Data
Zoning R-C High Density Multi-Family Residential,
Floodway and Flood Fringe
Comprehensive Plan Office
PUD Size 38.1 Acres
Current Use Hospital/Clinic
Gross Building Area 1,039,000 square feet
Building Height 8 stories (existing hospital building only)
Floor Area Ratio (F.A.R.) 0.63
Ground Floor Area Ratio (G.F.A.R.) 0.11
Parking (Automobile) 3,139 stalls (2,531 on-site, 608 off-site)
Agenda Item No. 3A Methodist Hospital PUD Major Amendment Page 3
Meeting Date: February 4, 2015
FLOODPLAIN: Federal Emergency Management Agency (FEMA) issued a Letter of Map
Revision (LOMR) that became effective on September 28, 2007 that established the predicted
100-year flood elevation in the Methodist Hospital Campus area at an elevation of 890.
A small portion of the west addition will encroach upon the 100-year floodplain. The use of the
floor area within the floodplain will be a stairway and storage. The building will be constructed
of flood resistant materials. Based on these factors, the encroachment is allowed, provided
compensatory storage is provided for any loss in flood storage capacity. There will be 77 cubic
yards of fill in the floodplain and 122 cubic yards of excavation near the truck loading docks.
Staff finds the required compensatory storage will be provided.
ZONING ANALYSIS: The proposed addition to the west side of the building meets all the
requirements of the Zoning Code. A PUD modification for the building height is needed for a
portion of the east tower addition; otherwise, it meets the Zoning Code requirements. The
modification will be discussed in the building height section below. In 2003, the City granted a
PUD modification for the existing eight-story hospital building.
Compliance Table
Factor RC District
Requirement
Allowed by
PUD Proposed Met?
Use Hospital/Clinic Hospital/Clinic Hospital/Clinic Yes
Lot Area 15,000 sq. ft. n/a 38.1 acres Yes
Height 6 stories or 75 ft. tall;
except within 100
feet of R-1, R-2 or R-
3 districts hospital
buildings are limited
to 45 ft. tall
No maximum The west surgery
addition is 45 ft. tall.
The east patient room
addition is 71.96 ft. to
roof deck & 80.01 ft. (el.
985.11) to tallest
parapet walls. A PUD
modification is
required.
Yes,
with
PUD
mod.
Building
Materials
60% Class I materials
on each building
elevation
60% Class I materials,
including brick & glass
Yes
Off-Street
Parking
2,662 stalls with 10%
transit reduction
15% reduction
allowed
3,139 stalls (On-site
2,531; Off-site 608)
Yes
Setbacks –
Front/Rear
Front/South: 30 ft. No yard required Front/South: 35 ft. Yes
Rear/North: 25 ft. No yard required Rear/North: 40 ft.
Setbacks –
Side/Side
Side/West: 20 ft. No yard required Side/West: 458 ft.
Side/East: 60 ft. No yard required Side/East: 93 ft.
Floor Area
Ratio
1.20 Limited by
height, GFAR
0.66 Yes
Ground
Floor Area
Ratio
0.25 0.30 0.11
Yes
Agenda Item No. 3A Methodist Hospital PUD Major Amendment Page 4
Meeting Date: February 4, 2015
Architectural Design:
The height, massing, roof treatment, proportions and architectural character of the Cancer Center
are contextual and complementary with the existing hospital. There are brick and glass elements
that match the existing building. The plans introduce more prefinished metal materials on the
building walls than has been previously included on the existing building. Although, the hospital
has previously included prefinished metal as an accent material near the building main entrances
as either siding or in the canopies. The exterior materials on the building addition include brick,
glass and pre-finished metal. The building meets the minimum Class I materials requirement.
Building Height
The proposed west surgery addition is approximately 45 feet tall and meets the code
requirements.
The height regulations for the east side of the building are a bit more complex. A portion of the
building will require a PUD modification related to building height in order to proceed.
The east building addition proposes to add two levels to the existing building (Floors 5 and 6).
The roof of the building will be 71.96 feet (el. 977.1) tall. There are parapet walls that will rise
between 2.7 feet and 7.75 feet higher than the roof deck.
In the RC zoning district, the maximum height is generally 75 feet with some allowances for
parapet walls and elevator penthouses and the like to be taller than 75 feet. However, hospital
buildings are limited to 45 feet tall within 100 feet of R-1, R-2 or R-3 districts. The existing
hospital is 93 feet from the R-2 district to the east. The code promotes “stepping back” the upper
portions of the building that are taller than 45 feet. In this case, approximately 7 feet farther back
from the existing building wall.
Park Nicollet noted during the neighborhood meetings and subsequent application materials the
following points:
• The original 1978 building was designed to allow expansions up to 8 stories (matching
the height of the existing central hospital tower.
• The 2003 General Development Plan contemplated vertical expansion in this location,
and received conceptual support from the neighborhood and City of St. Louis Park.
• There are structural engineering limitations to stepping the building addition back seven
feet or more on the east side.
• Stepping the building addition back seven feet would also cause practical difficulties in
the layout of the planned patient rooms and cause ongoing operations (nursing/staffing)
inefficiencies of those areas.
• The taller parapet walls would better screen some of the mechanical equipment that will
be located on top of the roof from off-site.
• The architect evaluated the shadowing impacts of the proposed addition on the
neighboring residential properties. With computer modeling they were able to attribute
some additional shadowing on the back yards of the some of the residential lots, but the
exhibits also indicated the shadowing would be almost imperceptible in comparison to
the shadows from the existing 8-story tower. The shadows produced by the hospital
building, existing and proposed; does not violate the zoning code shadowing regulations.
Agenda Item No. 3A Methodist Hospital PUD Major Amendment Page 5
Meeting Date: February 4, 2015
Staff would add the following three points when considering the merits of this modification
request:
• The PUD ordinance allows for modification of the height restrictions in the ordinance.
• Based on the floor area proposed in the 2003 EAW for the vertical expansions, the
proposed floor area for the two additional floors on the east tower seem consistent with
the General Development Plan.
• The PUD ordinance includes broad protections for neighboring residential properties that
are less restrictive than the RC zoning district limitation for hospitals. The PUD
ordinance requires buildings to be set back from the property line a distance equal to its
height. The building would still be farther from the residential district than the proposed
height.
Also of note, there will be an elevator penthouse and mechanical equipment that rise to total
heights of 92.8 feet (el. 994.3) and 84 feet (el. 989.1) respectively. These are within the
maximum 100 feet height allowed by the zoning code and not within 100 feet of the residential
properties.
Landscaping
Revised landscaping plans for the east side of the site were recently approved by the City Council
as a minor amendment to the PUD. No additional plantings are required as part of this project.
Over the next four years the landscaping along the east side of the building will be disturbed by
either this construction, or due to Xcel Energy landscaping restrictions under its overhead high
voltage power lines. The landscaping will be replaced with suitable plantings within four years
in compliance with the recently approved landscaping plan. Landscaping plans are not included
in the exhibits.
Drainage, Grading and Utilities
The sanitary sewer, storm sewer, and water mains are adequate to serve the facility and the
proposed additions.
Wetlands and water quality are governed by the Minnehaha Creek Watershed District (MCWD).
The applicant shall meet MCWD permitting requirements.
Lighting
The proposed photometric plan meets City Code requirements. In addition, to the City’s
regulations for exterior lighting, the architect has tried to address the neighbors’ questions and
concerns about lighting impacts from inside the building and shared a light study exhibit with the
neighborhood representatives. The City Code does not address this issue directly.
RECOMMENDATION:
Staff recommends approval of the Planned Unit Development Major Amendment, including the
modification for the height of the east tower addition from 45 feet to 80 feet tall, for the
Methodist Hospital Campus at 6500 Excelsior Boulevard, subject to the following conditions:
1. All previously approved PUD conditions for the Methodist Hospital Campus shall
continue.
2. Prior to any site work, the applicant shall meet the following requirements:
a. Applicant and owner must sign Assent Form and Official Exhibits.
Agenda Item No. 3A Methodist Hospital PUD Major Amendment Page 6
Meeting Date: February 4, 2015
b. The applicant shall provide a copy of the Minnehaha Creek Watershed District
permit to the City of St. Louis Park.
c. Any other necessary permits from other agencies shall be obtained (i.e. Hennepin
County, Minnesota Pollution Control Agency, Minnesota Department of Natural
Resources, etc.).
d. Obtain the required Erosion Control, Right-of-way, Utility and other permits
required by the City, which may impose additional conditions.
e. A preconstruction conference shall be held with the appropriate development,
construction, city and other agency representatives.
f. The applicant shall submit a financial guarantee in the form of cash escrow or
letter of credit in the amount of 125% of the costs of public infrastructure, exterior
lighting, site restoration, and landscaping improvements.
3. Prior to the issuance of any building permits, the applicant shall meet the following
conditions:
a. Submit building materials and samples to the City of St. Louis Park for review
and approval.
4. The developer shall comply with the following conditions during construction:
a. All City noise ordinances shall be complied with, including that there be no
construction activity between the hours of 10 p.m. and 7 a.m. weekdays, and 10
p.m. and 9 a.m. on weekends and holidays.
b. Loud equipment shall be kept as far as possible from residences at all times.
c. The site shall be kept free of dust and debris that could blow onto neighboring
properties.
d. Public streets shall be maintained free of dirt and shall be cleaned as necessary.
e. Construction workers vehicle parking shall be on remoate parking lot away from
single family residential areas, and on-street parking by construction workers in
surrounding neighborhoods shall be discouraged and managed closely by the on-
site job supervisor and property owner.
f. The Zoning Administrator may impose additional conditions if it becomes
necessary in order to mitigate the impact of construction on surrounding
properties.
5. Approval of a Building Permit, which may impose additional requirements.
6. The site shall be developed, used and maintained in accordance with the Official
Exhibits.
7. The developer or owner shall pay an administrative fee of $750 per violation of any
condition of this approval.
Attachments:
General Development Plan (GD.1)
General Staging Plan (GD.2)
West Surgery Addition Exhibits
o Civil Site Plan (220.CS)
o Compensatory Storage Exhibit
o Ground Level Zone 1 Core & Shell Plan (400.1EX)
o First Level Zone 1 Core & Shell Plan (401.1EX)
o Second Level Zone 1 Core & Shell Plan (402.1EX)
o Methodist Surgery Model - Northwest View (WT 1.0)
o Methodist Surgery Model – Southwest View (WT 2.0)
Agenda Item No. 3A Methodist Hospital PUD Major Amendment Page 7
Meeting Date: February 4, 2015
o Methodist Surgery Model – View from West (WT 3.0)
o Methodist Surgery Model – Northwest Aerial View (WT 4.0)
East Patient Rm. Addition Exhibits
o Location Plan (ET 7.0)
o Fifth Floor East Tower Floor Plan (105)
o Sixth Floor East Tower (106)
o Roof Plan (107)
o West Aerial View of Overall Campus (ET 1.0)
o West Aerial View (ET 1.1)
o Northwest Aerial View (ET 2.0)
o Two-Level Vertical Expansion (ET 3.0)
o South Elevation of Vertical Expansion (ET 4.0)
o East Elevation of Vertical Expansion (ET 5.0)
o East Tower Elevation – Night View (ET 5.1)
o North Elevation of Vertical Expansion (ET 6.0)
o Construction Staging (SL.1, SL.2, SL.3, SL.4)
Link Addition Exhibit
o Methodist Surgery Model – North Entry View (NE 1.0)
Issues and Resolutions List dated 01/28/2015
Sustainability Highlights
Prepared by: Sean Walther, Senior Planner
www.aecom.comPROJECTCLIENTARCHITECT6500 EXCELSIOR BOULEVARDSAINT LOUIS PARK, MN 55426952.993.5000 telwww.parknicollet.comISSUE/REVISIONKEY PLANSHEET NUMBERSHEET TITLEPROJECT NUMBER
Last Plotted:Filename:Printed on ___% Post-ConsumerRecycled Content PaperARCH E1 30" x 42"Project Management Initials:Designer:Checked:Approved:123456ABCDE654321800 LaSalle Avenue612.376.2000 tel 612.376.2271 faxMinneapolis, Minnesota 55402SHADEDPORTIONDENOTES AREAOF PLANMATCHLINENWESTEAST
BACDEFGMM/dd/yyyy hh:mm:ss AMC:\Users\guntherk\Documents\PNHS Patient Room Modernization 2014.rvt
St. Louis Park, MN 554266500 Excelsior Blvd.PARK NICOLLET METHODIST HOSPITAL60329244CheckerDesigner Approver
AECOM TECHNICAL SERVICES, INC.I/R DATEDESCRIPTIONNOTES:1. EXCELSIOR BOULEVARD ENTRY -MODIFIED IN PHASE ONE OF THE PUD.NO CHANGE - COMPLETED PREVIOUSLY2. LOUISIANA AVENUE ENTRY SIGNAGE ANDLANDSCAPE TO BE MODIFIED FOR ENHANCEDVISIBILITY AS A PRIMARYENTRY TO THE METHODIST HOSPITAL CAMPUS.NO CHANGE - COMPLETED PREVIOUSLY3. MINNEHAHA CREEKRE-MEANDERIG A JOINT VENTURE BETWEENMINNEHAHA CREEK WATERSHED DISTRICT ANDPARK NICOLLET.NO CHANGE - COMPLETED PREVIOUSLY4. WETLAND BOARDWALKA JOINT VENTURE BETWEEN MINNEHAHACREEK WATERSHED DISTRICT ANDPARK NICOLLET.NO CHANGE - COMPLETED PREVIOUSLY5. CANCER CENTER VERTICAL EXPANSIONWITH 2 ADDITIONAL FLOORS AT 20,000 SF/FLOORENTIRE BUILDING WILL BE 117,000 SF +/-.NO CHANGE - COMPLETED PREVIOUSLY6. BUS STOP LOCATION FOR NORTH ANDSOUTH ROUTES.NO CHANGE - COMPLETED PREVIOUSLY7. BUFFERYARD A BETWEEN NEIGHBORHOODAND PARKING RAMP.NO CHANGE - COMPLETED PREVIOUSLY8. EXISTING BUFFERYARD ALONG PROPERTY LINE.NO CHANGE - COMPLETED PREVIOUSLY9. ACCESS CONTROL FENCE TO MATCHNEIGHBORHOOD SCREEN FENCE.NO CHANGE - COMPLETED PREVIOUSLY10. EXISTING HELIPAD LOCATION.NO CHANGE - COMPLETED PREVIOUSLY11. EXISTING 8 STORY HOSPITAL TOWER - NO CHANGE.12. PROPOSED 1-STORY VERTICAL EXPANSIONABOVE EXISTING ROOF AT SECOND FLOOR LEVEL.NEW OCCUPIABLE SPACE AT LEVEL 2.13. PROPOSED 2-STORY VERTICAL EXPANSION ABOVEEXISTING ROOF AT FIFTH FLOOR LEVEL.NEW OCCUPIABLE SPACE AT LEVELS 5 AND 6.PUD AMENDMENTGENERAL DEVELOPMENT PLANGD.1PUD AMENDMENT SUBMITTALPATIENT ROOM MODERNIZATION AND SURGERY EXPANSION / RENOVATIONPARK NICOLLET METHODIST HOSPITALST LOUIS PARK, MNDECEMBER 18, 2014JANUARY 28, 2015 REV.1LIST OF DRAWINGS:GD.1: COVER SHEET AND GENERAL DEVELOPMENT PLANGD.2: GENERAL STAGING PLANSP.1: EXISTING CAMPUS SITE PLANSP.2: (NOT RE-ISSUED- REPLACED BY SHEETS 200.EX, 210.SD, 220.CS, 230.CG AND 250.CD)SP.3: PARTIAL SITE LIGHTING PLAN - WEST SIDE200.EX: EXISTING CONDITIONS210.SD: SITE DEMOLITION PLANS220.CS: CIVIL SITE PLAN230.CG: GRADING, DRAINAGE & EROSION CONTROL PLAN250.CD: CIVIL DETAILSEXHIBIT: COMPENSATORY STORAGEL0.1: EASEMENT AREA LANDSCAPING TITLE SHEET (EXISTING NO CHANGE)L1.2: EASEMENT AREA LANDSCAPING REMOVALS (EXISTING NO CHANGE)L2.1: EASEMENT AREA LANDSCAPING PLAN (EXISTING NO CHANGE)L3.1: EASEMENT AREA LANDSCAPING DETAILS (EXISTING NO CHANGE)105: FIFTH FLOOR PLAN-EAST TOWER (PATIENT ROOM MODERNIZATION)106: SIXTH FLOOR PLAN-EAST TOWER (PATIENT ROOM MODERNIZATION)107: ROOF PLAN-EAST TOWER (PATIENT ROOM MODERNIZATION)400.1 GROUND FLOOR PLAN (SURGERY EXPANSION/RENOVATION)401.1: FIRST FLOOR PLAN (SURGERY EXPANSION/RENOVATION)402.1: SECOND FLOOR PLAN (SURGERY EXPANSION/RENOVATION)ET1.0: WEST AERIAL VIEW OVERALL CAMPUS (PATIENT ROOM MODERNIZATION)ET1.1: WEST AERIAL VIEW OPTION 1 (PATIENT ROOM MODERNIZATION)ET2.0: NORTHWEST AERIAL VIEW (PATIENT ROOM MODERNIZATION)ET3.0: TWO LEVEL VERTICAL EXPANSION(PATIENT ROOM MODERNIZATION)ET4.0: SOUTH ELEVATION VERTICAL EXPANSION (PATIENT ROOM MODERNIZATION)ET5.0: EAST ELEVATION VERTICAL EXPANSION (PATIENT ROOM MODERNIZATION)ET5.1: EAST ELEVATION NIGHT VIEW (PATIENT ROOM MODERNIZATION)ET6.0: NORTH ELEVATION VERTICAL EXPANSION (PATIENT ROOM MODERNIZATION)ET7.0: EAST TOWER LOCATION PLAN(PATIENT ROOM MODERNIZATION)ET7.1: EAST TOWER SOUTH ELEVATION (PATIENT ROOM MODERNIZATION)ET7.1A: SOUTH ELEVATION MATERIALS (PATIENT ROOM MODERNIZATION)ET7.2: EAST TOWER EAST ELEVATION (PATIENT ROOM MODERNIZATION)ET7.2A: EAST ELEVATION MATERIALS (PATIENT ROOM MODERNIZATION)ET7.3: EAST TOWER NORTH ELEVATION (PATIENT ROOM MODERNIZATION)ET.3A: NORTH ELEVATION MATERIALS (PATIENT ROOM MODERNIZATION)WT1.0: NORTHWEST VIEW (SURGERY EXPANSION/RENOVATION)WT2.0: SOUTHWEST VIEW (SURGERY EXPANSION/RENOVATION)WT3.0: VIEW FROM WEST (SURGERY EXPANSION/RENOVATION)WT4.0: NORTHWEST AERIAL VIEW (SURGERY EXPANSION/RENOVATION)WT5.0: EXTERIOR MATERIALS (SURGERY EXPANSION/RENOVATION)NE.1.0: NORTH ENTRY VIEW (LINK ADDITION AT SECOND FLOOR)SL.1: VIEW OF CONSTRUCTION SITE LOGISTICSSL.2: VIEW OF CONSTRUCTION SITE LOGISTICSSL.3: VIEW OF CONSTRUCTION SITE LOGISTICSSL.4: VIEW OF CONSTRUCTION SITE LOGISTICS12/18/2014PATIENT ROOMMODERNIZATION ANDSURGERY EXPANSION /RENOVATIONPUD AMENDMENT REV 101/28/2015111213
www.aecom.comPROJECTCLIENTARCHITECT6500 EXCELSIOR BOULEVARDSAINT LOUIS PARK, MN 55426952.993.5000 telwww.parknicollet.comISSUE/REVISIONKEY PLANSHEET NUMBERSHEET TITLEPROJECT NUMBER
Last Plotted:Filename:Printed on ___% Post-ConsumerRecycled Content PaperARCH E1 30" x 42"Project Management Initials:Designer:Checked:Approved:123456ABCDE654321800 LaSalle Avenue612.376.2000 tel 612.376.2271 faxMinneapolis, Minnesota 55402SHADEDPORTIONDENOTES AREAOF PLANMATCHLINENWESTEAST
BACDEFGMM/dd/yyyy hh:mm:ss AMC:\Users\guntherk\Documents\PNHS Patient Room Modernization 2014.rvt
PATIENT ROOMSt. Louis Park, MN 55426MODERNIZATION ANDSURGERY EXPANSION /RENOVATION6500 Excelsior Blvd.PARK NICOLLET METHODIST HOSPITAL60329244CheckerDesigner Approver
AECOM TECHNICAL SERVICES, INC.I/R DATEDESCRIPTIONPUD AMENDMENTGENERAL STAGING PLANGD.212/18/2014
20.0'
20.0'
27.5'
18.0'
9.0'
5.0'
CONCRETE BOLLARD
(TYP.)
RETAINING WALL
W/ RAILING
(SEE STRUCTURAL)
B612 CONCRETE
CURB & GUTTER
(SEE DETAIL)
CONCRETE SIDEWALK
(TYP., SEE DETAIL)
REPLACE PARKING LOT STRIPING
W/ PROPOSED LAYOUT
CONCRETE PAVEMENT
(TYP.)
BITUMINOUS
PAVEMENT
(TYP.)
3' CURB TAPER
FLAT CURB
(SEE DETAIL)
B612 CONCRETE
CURB & GUTTER
(SEE DETAIL)
10' CURB TAPER
COORDINATE W/ PARK
NICOLLET SECURITY FOR SIGN
LOCATION & TYPE
(TYP.)
PROPOSED HANDICAP STALL
(SEE DETAIL)
CONCRETE PAVEMENT
(TYP., SEE DETAIL)
8.0'
PROPOSED SCREENING FENCE
(SEE ARCHITECTURAL)
REPLACE EXISTING BITUMINOUS PAVEMENT,
CONCRETE RETAINING WALL & CONCRETE
PAVEMENT AS NEEDED FOR BUILDING
FOUNDATION CONSTRUCTION
R20.0'
R3.0'
CONCRETE STAIRS
5 RISERS @ 0.5'
W/ 12" TREAD LENGTH
(SEE ARCHITECTURAL)
40.0'
33.6'
40.0'
9.0'
18.0'
CONCRETE WHEEL STOP
(TYP.)
A
B
C
D
E
F
G
H
1 2 3 4 5 6 7
H
G
F
E
D
7654321 Copyright BWBRDateItem
Sheet No.
Sheet Title
Comm. No.Drawn
This Sheet may be a
Reduced Copy.
The bar above is 1" long on a Full Size Sheet.
Drawing Scales apply to Full Size Sheets.NOT FORCONSTRUCTIONThis document may be an electronic file or may
be printed from an electronic file provided to
the user. It is the sole responsibility of the user
to ensure that the content and quality is
consistent with the content and quality of the
paper documents on file at BWBR.
C
B
A
Issued For
651.222.3701
Saint Paul, MN 55102
380 St. Peter Street, Ste. 600
bwbr.com
METHODIST
HOSPITAL
SURGERY SHELL
EXPANSION
12/15/2014 3:59:05 PMTDG3.2014145.00
KEYPLAN
ZONE 2
ZONE 1
ZONE 3
ZONE 4
ZONE 5
ZONE 6
PUD SUBMITTAL 12/18/2014
Name
Date Reg. No.
of the State of Minnesota.
I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Professional Engineer under the laws
01/28/2015
Jonathan J. Donovan - PE
44613
Minneapolis, Minnesota 55369
7200 Hemlock Lane - Suite 300
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
www.LoucksAssociates.com
Fax: (763)424-5822
Telephone: (763)424-5505
DD PACKAGE 01/19/2015
PUD RESUBMITTAL 01/28/2015
CIVIL SITE PLAN
220.CS
N
WARNING:
THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL
EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN
MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES.
THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT
LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES,
CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE
DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED
DURING CONSTRUCTION AT NO COST TO THE OWNER.
BITUMINOUS
PAVEMENT
PAVEMENT TYPES
CONCRETE
SIDEWALK
CONCRETE
PAVEMENT
DISTURBED AREA:0.26 AC
EXISTING IMPERVIOUS AREA: 0.26 AC (100%)
PROPOSED IMPERVIOUS AREA: 0.26 AC (100%)
SITE DATA
SITE NOTES
1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED
IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL
JURISDICTION REQUIREMENTS.
2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA
STANDARDS AND LOCAL/STATE REQUIREMENTS.
3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.
4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED.
5. TYPICAL FULL SIZED PARKING STALL IS 9' X 18' UNLESS OTHERWISE NOTED.
6. ALL CURB RADII SHALL BE 5.0' UNLESS OTHERWISE NOTED.
7. BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE
ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND
SIDEWALKS.
8. SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING.
(( '#
(( '#
(( $#
(( ##
87.10
FFE=891.10
2.0%
87.10
87.10
87.10
91.10
90.10
88.83
87.04
88.83
5.0%
5.0%
90.66
3.0%
89.01
89.00
5.0%
1.6%
2.3%
87.43
89.61
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BW-87.10
91.10
CUT - 122 C.Y.
FILL - 77 C.Y.
NET - 45 C.Y. (CUT)
Landscape Architecture Environmental
Planning Civil Engineering Land Surveying
Sheet No.:
Project No.:
Sheet Title:
Quality Control:
Checked By:
Project Lead:Drawn By:
Review Date:
Professional Signature:
Submittal:
by the Consultant. With the Consultant's approval, others
Consultant from any & all responsibilities, claims, and liabilities.
deletions and that party shall hold harmless and indemnify the
at the full risk of that party making such revisions, additions or
revisions, additions, or deletions to these CADD files shall be made
files for information and reference only. All intentional or unintentional
may be permitted to obtain copies of the CADD drawing
or for completion of this project by others without written approval
shall not be used on other projects, for additions to this project,
for use solely with respect to this project. These CADD files
are instruments of the Consultant professional services
CADD files prepared by the Consultant for this project
CADD Qualification:
Professional Services:
Project Name:
Owner/Developer:
Sheet Index:
7200 Hemlock Lane - Suite 300
Maple Grove, Minnesota 55369
Telephone: (763) 424-5505
www.LoucksAssociates.com
NORTH
EXHIBIT
TDG TRG
JJD 1-28-15
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24 x 5424 x 5424 x 7248/2448/2448/2448/2448/2448/24BF BFBFBC/42BC/42BC/42SB/60
BBFFF
60/25 CAEP/P
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HYBRIDOREQUIPMENTCONTROLSTRETCHERSTRETCHERSTRETCHERSTRETCHERSTRETCHERSTRETCHERSTERILECORE(SHELL)(SHELL)PPEOR 1OR 2OR 3OR 4OR 8OR 7OR 6OR 5C-ARMANESTHCARTSSTOREQUIPSTAFFT910 11 1217 1615 149627 SF SUITEMATCH LINE B (2)FREESTANDINGCOAT RACKS40373626272829SSSSDNDFGHEJKM98765-784N1.N1-782-78S-78T-78U-78V-78W-78510P-78ZONE 6ZONE 1ZONE 6ZONE 2ZONE 2ZONE 4ZONE 1ZONE 3ZONE 2ZONE 1ZONE 4ZONE 3ZONE 2ZONE 1ZONE 6ZONE 15103C5103E5103H2CP-793-78R.1T.1W.9L.3I52618'-8"526419'-11 1/2"12'-6"9'-11"18'-0"52666 3/4"12'-5"0.50.1V.5W.812'-2 3/4"8'-6"12'-0 3/4"14'-10 1/2"18'-1 1/4"12'-0"14'-2 3/4"11'-5 3/8"12'-0 3/4"2'-6 1/2"2'-5 1/2"2'-0"18'-0"4'-8"ABCDEFGH1234567HGFED7654321Copyright BWBRI hereby certify that this plan, specification or report was preparedby me or under my direct supervision and that I am a dulyLicensed Architect under the laws of the State of Minnesota.NameDateReg. No.DateItemSheet No.Sheet TitleComm. No.DrawnThis Sheet may be aReduced Copy.The bar above is 1" long on a Full Size Sheet.Drawing Scales apply to Full Size Sheets.NOT FORCONSTRUCTIONThis document may be an electronic file or maybe printed from an electronic file provided tothe user. It is the sole responsibility of the userto ensure that the content and quality isconsistent with the content and quality of thepaper documents on file at BWBR.CBAIssued For651.222.3701Saint Paul, MN 55102380 St. Peter Street, Ste. 600bwbr.comMETHODISTHOSPITALSECOND FLOORSURGERYEXPANSION ANDREMODELING12/15/2014 4:24:04 PMDBWSECOND LEVEL ZONE 1 -CORE AND SHELL PLAN402.1EX3.2014145.00 1/8" = 1'-0"402.1EX1GSECOND LEVEL - CORE AND SHELL PLAN - ZONE 1KEYPLANZONE 2ZONE 1ZONE 3ZONE 4ZONE 5ZONE 6BP1 SD ISSUE11/18/2014
PARK NICOLLET HEALTH SERVICES | METHODIST SURGERY REMODEL
DECEMBER 2014 | COMM. #3.2014145.00
NORTHWEST VIEW
WT 1.0
PARK NICOLLET HEALTH SERVICES | METHODIST SURGERY REMODEL
DECEMBER 2014 | COMM. #3.2014145.00
SOUTHWEST VIEW
WT 2.0
PARK NICOLLET HEALTH SERVICES | METHODIST SURGERY REMODEL
DECEMBER 2014 | COMM. #3.2014145.00
VIEW FROM WEST
WT 3.0
PARK NICOLLET HEALTH SERVICES | METHODIST SURGERY REMODEL
DECEMBER 2014 | COMM. #3.2014145.00
NORTHWEST AERIAL VIEW
WT 4.0
H.61718.316.71819202125283023262916.415141353'-3"EHDFGJKMPR14151617181920212326293020.5EH2827252422CBwww.aecom.comPROJECTCLIENTARCHITECT6500 EXCELSIOR BOULEVARDSAINT LOUIS PARK, MN 55426952.993.5000 telwww.parknicollet.comISSUE/REVISIONKEY PLANSHEET NUMBERSHEET TITLEPROJECT NUMBER
Last Plotted:Filename:Printed on ___% Post-ConsumerRecycled Content PaperARCH E1 30" x 42"Project Management Initials:Designer:Checked:Approved:123456ABCDE654321800 LaSalle Avenue612.376.2000 tel 612.376.2271 faxMinneapolis, Minnesota 55402MATCHLINENMM/dd/yyyy hh:mm:ss AMC:\Users\guntherk\Documents\PNHS Patient Room Modernization 2014.rvt
St. Louis Park, MN 554266500 Excelsior Blvd.PARK NICOLLET METHODIST HOSPITAL60329244CheckerDesigner Approver
AECOM TECHNICAL SERVICES, INC.I/R DATEDESCRIPTIONPUD AMENDMENTFIFTH FLOOR EAST TOWER10512/18/2014PATIENT ROOMMODERNIZATION
14151617181920212326293020.52827252422www.aecom.comPROJECTCLIENTARCHITECT6500 EXCELSIOR BOULEVARDSAINT LOUIS PARK, MN 55426952.993.5000 telwww.parknicollet.comISSUE/REVISIONKEY PLANSHEET NUMBERSHEET TITLEPROJECT NUMBER
Last Plotted:Filename:Printed on ___% Post-ConsumerRecycled Content PaperARCH E1 30" x 42"Project Management Initials:Designer:Checked:Approved:123456ABCDE654321800 LaSalle Avenue612.376.2000 tel 612.376.2271 faxMinneapolis, Minnesota 55402MATCHLINENMM/dd/yyyy hh:mm:ss AMC:\Users\guntherk\Documents\PNHS Patient Room Modernization 2014.rvt
St. Louis Park, MN 554266500 Excelsior Blvd.PARK NICOLLET METHODIST HOSPITAL60329244CheckerDesigner Approver
AECOM TECHNICAL SERVICES, INC.I/R DATEDESCRIPTIONPUD AMENDMENTSIXTH FLOOR EAST TOWER10612/18/2014PATIENT ROOMMODERNIZATION
151617181920212326293020.5H.6D.9FGH.3www.aecom.comPROJECTCLIENTARCHITECT6500 EXCELSIOR BOULEVARDSAINT LOUIS PARK, MN 55426952.993.5000 telwww.parknicollet.comISSUE/REVISIONKEY PLANSHEET NUMBERSHEET TITLEPROJECT NUMBER
Last Plotted:Filename:Printed on ___% Post-ConsumerRecycled Content PaperARCH E1 30" x 42"Project Management Initials:Designer:Checked:Approved:123456ABCDE654321800 LaSalle Avenue612.376.2000 tel 612.376.2271 faxMinneapolis, Minnesota 55402SHADEDPORTIONDENOTES AREAOF PLANMATCHLINENWESTEAST
BACDEFGMM/dd/yyyy hh:mm:ss AMC:\Users\guntherk\Documents\PNHS Patient Room Modernization 2014.rvt
St. Louis Park, MN 554266500 Excelsior Blvd.PARK NICOLLET METHODIST HOSPITAL60329244CheckerDesigner Approver
AECOM TECHNICAL SERVICES, INC.I/R DATEDESCRIPTIONPUD AMENDMENTROOF PLAN10712/18/2014PATIENT ROOMMODERNIZATION
Methodist Existing CampusWest Aerial View of Overall CampusIndicates the portion of the existing building to be expanded verticallyET 1.0
Vertical Expansion –Level 5 & 6 East TowerWest Aerial View –Option 1ET 1.1
East Tower ‐Existing CampusNorthwest Aerial ViewIndicates the portion of the existing building to be expanded verticallyExisting Exterior Wall to be demolished and replaced with CurtainwallExisting Exterior Wall to be demolished and replaced with CurtainwallElevator Penthouse wi;; be removed and rebuilt as part of this Vertical Expansion ProjectET 2.0
East Tower Vertical ExpansionTwo Level Vertical ExpansionNew Curtainwall over existing structureElevator PenthouseMechanical AHU –Painted to match metal panelCurtainwallCurtainwallNew Curtainwall over existing structureBrick Wall to match existing Brick Wall to match existing Insulated Metal PanelRibbon WindowET 3.0
South Elevation of Vertical ExpansionEast Tower Vertical ExpansionNew Curtainwall over existing structureElevator Penthouse –Metal Panel exterior finishExisting Building BelowExisting Building BelowCurtainwallBrick Wall to match existing Insulated Metal PanelRibbon WindowExisting Brick WallET 4.0
East Elevation of Vertical ExpansionEast Tower Vertical ExpansionNew Curtainwall over existing structureExisting Building BelowExisting Building BelowCurtainwallBrick Wall to match existing Insulated Metal PanelRibbon WindowExisting Emergency Drop‐OffExisting Brick WallET 5.0
East Tower Elevation –Night ViewEast Tower Vertical Expansion –Light StudyET 5.1
North Elevation of Vertical ExpansionEast Tower Vertical ExpansionNew Curtainwall over existing structureCurtainwallBrick Wall to match existing Insulated Metal PanelRibbon WindowExisting Emergency Drop‐OffExisting Brick WallElevator Penthouse –Metal Panel exterior finishET 6.0
SL.1
PUD Amendment
01/28/2015
SL. 2
PUD Amendment
01/28/2015
SL. 3
PUD Amendment
01/28/2015
SL. 4
PUD Amendment
01/28/2015
PARK NICOLLET HEALTH SERVICES | METHODIST SURGERY REMODEL
DECEMBER 2014 | COMM. #3.2014145.00
NORTH ENTRY VIEW
NE 1.0
LINK ADDITION
Planning Commission
Meeting Date: February 4, 2015
Agenda Item 3B
3B. Rezoning of Meadowbrook Golf Course
Case No.:
15-01-Z
Applicant: City of St. Louis Park
Recommended
Action:
Chair to close public hearing.
Motion to recommend approval of the rezoning of Meadowbrook Golf
Course from R-1 Single-Family Residential District to Park and Open
Space District (POS).
Comprehensive Plan: Park and Open Space District
Zoning: R1 – Single-Family Residential
Site Area: 140.76 acres (6,131,505 square feet)
Description of Request:
The request is to rezone Meadowbrook Golf Course from R-1 Single Family Residential to Park
and Open Space (POS), located at 201 Meadowbrook Road. This zoning change would make
the property consistent with the City’s Comprehensive Plan and the current use of the property.
Background:
Meadowbrook Golf Course was established in 1926 and spans St. Louis Park, Edina, and
Hopkins. St. Louis Park has two parcels that are located within the city limits that total 140.76
acres. Currently, both parcels are zoned R-1 Single-Family Residential. The majority of the
land is located in the FEMA Floodplain and would be undevelopable.
In 2006, the City adopted a Park and Open Space Zoning District (POS) to preserve City-owned
parks, undevelopable land and areas with valuable environmental qualities as open space to
ensure the continued health, safety and welfare of the community and to provide a location for
recreational activities. City parks were rezoned POS at that time. Recently, the City began the
process of rezoning publically-owned properties as well. Therefore, the City has proposed the
rezoning of Meadowbrook Golf Course, owned by the Minneapolis Park and Recreation Board,
from R-1 to POS to be more consistent with current uses of the property.
Rezoning:
As directed by the City Council, staff is beginning the process of rezoning the two parcels of
Meadowbrook Golf Course that are located in the City of St. Louis Park to maintain consistency
with Comprehensive Plan, which currently designates the land as a Parks and Open Space
District. As specified in Section 36-151, golf courses are permitted uses within the Parks and
Open Space District.
Staff has been in contact with the Minneapolis Park and Recreation Board (MPRB) regarding the
rezoning of Meadowbrook Golf Course. The MPRB supports the rezoning so long as the current
use is not in violation of the POS District, and if the property ceases to be used as a golf course,
other open space and recreational uses will be allowed on the property. Furthermore, the MPRB
Agenda Item No 3B. Rezoning of Meadowbrook Golf Couse Page 2
Meeting Date: February 4, 2015
has stated that the proposed action is consistent with their future plans to improve and maintain
the Meadowbrook Golf Course.
Recommendation:
Staff recommends approval of the proposed rezoning from R-1 Single-Family Residential
District to Park and Open Space District to be consistent with the Comprehensive Plan.
Attachments: Aerial Photo with Site Location
Existing and Proposed Rezoning Map
2030 Comprehensive Plan Land Use Map
Letter from Minneapolis Park and Recreation Board
Prepared by: Alex Boyce, Community Development Intern
Reviewed by: Meg McMonigal, Planning and Zoning Supervisor
Site Locations
Edina
Hopkins
Excelsior BlvdLouisianaAve
¯0 0.30.15 Miles
Aerial Photo and Site Location
Current Zoning
Proposed Rezoning
Zoning Districts
C-1 Neighborhood Commercial
C-2 General Commerical
I-G General Industrial
I-P Industrial park
M-X Mixed Use
O Office
POS Park and Open Space
R-1 Single-Family Residence
R-2 Single-Family Residence
R-3 Two-Family Residence
R-4 High-Density Multiple-Family Residence
R-C High-Density Mulitple-Family Residence
0 10.5 Miles ±
Proposed Rezoning ofMeadowbrook Golf Coursefrom R-1 to POSMeadowbrook Golf Course
Meadowbrook Golf Course
Meadowbrook Lake
Meadowbrook Lake
City of Edina
City of Edina
HIGHWAY 7HIGHWAY 169INTERSTATE 394
MINNETONKA
36TH
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RALEIGHKENTUCKYLand Use Categories
RL - Low Density Residential
RM - Medium Density ResidentialRH - High Density Residential
MX - Mixed UseCOM - Commercial
IND - Industrial
OFC - Office
BP - Business Park
CIV - Civic
PRK - Park and Open SpaceROW - Right of Way
RRR - Railroad
City of St. Louis ParkOfficial 2030 Comprehensive PlanLand Use Map
Effective: December 2009Printed: December 29, 2011
Prepared by the City of St. Louis ParkCommunity Development Department1 in = 1,425 feet
2,500 Feet
Planning Commission
Meeting Date: February 4, 2015
Agenda Item 3C
3C.
Comprehensive Plan Amendments – Planned Unit Developments
Case No.:
14-32-CP
Recommended
Action:
Chair to close public hearing.
Motion to recommend approval of the Comprehensive Plan
Amendments pertaining to Planned Unit Developments.
REQUEST:
The City recently revised the planned unit development (PUD) section of the Zoning Code,
including the approval process, as well as other procedural, text and policy revisions. The
changes allow the City Council more discretion and flexibility to approve PUDs. Similar
amendments are needed in the Comprehensive Plan to accomplish the flexibility intended in the
recent zoning ordinance amendments. Therefore, staff is requesting text amendments to the
Comprehensive Plan to be consistent with the recently approved new PUD ordinance. The
changes remove specific density limitations associated with the PUD process in the “Land Use
Plan” and “Plan Implementation” chapters of the Comprehensive Plan to provide consistency
with the removal of specific modifications in the new PUD zoning district. These changes apply
to the RH – High Density Residential, C – Commercial, O – Office and MX – Mixed Use land
use categories of the Comprehensive Plan. Detail of the revisions is attached to this report.
The Council is tentatively scheduled to act on these proposed changes February 17, 2015.
Recommendation:
Staff recommends approval of the attached amendments to the Comprehensive Plan pertaining to
Planned Unit Developments.
Attachments: Draft Comprehensive Plan Text Amendments (Affected pages only)
The complete Comprehensive Plan can be found at:
http://www.stlouispark.org/comprehensive-plan.html
Prepared by: Ryan Kelley, Associate Planner
Reviewed by: Sean Walther, Senior Planner
Meg McMonigal, Planning and Zoning Supervisor
St. Louis Park, Minnesota
Excerpt of Land Use Plan Chapter
Where We Are Headed
This section of the Land Use chapter establishes the City’s official land use categories and the
2030 Comprehensive Plan Land Use Map, which is intended to guide current and future land use
planning and development through the year 2030. The land use plan categories are fully defined
below. The 2030 map is the official land use designation map for the City. The land use
designations are intended to shape the character, type and density of future development
according to sound planning principles. Any new development, redevelopment, change in land
use, or change in zoning is required to be consistent with the land use guiding for each parcel.
Comprehensive Plan Land Use Categories
There are 12 land use categories that guide the City’s 2030 Comprehensive Plan Land Use Map,
which are described below. In general, the categories reflect a movement towards greater mixing
of uses.
I. RL - Low Density Residential
The Low Density Residential category is intended primarily for single-family detached housing.
This category allows net residential densities from three (3) to seven (7) units per acre.
II. RM - Medium Density Residential
The Medium Density Residential category allows net residential densities from six (6) to 30 units
per acre. This category allows for a variety of housing types including single family detached,
duplexes, townhomes, and small two- and three-story apartment buildings.
III. RH - High Density Residential
The High Density Residential land use category is intended for higher density, compact urban
residential development, including high-rise apartment buildings. This category allows for a net
residential density range of 20 to 75 50 units per acre;. however zoning will allow only up to 50
units per acre except hHigher densities may be achieved by utilizing the PUD process and
addressing Livable Communities Principles and other goals of the Comprehensive Plan such as
including structured parking, affordable housing, or incorporating sustainable site and building
design elements. Under a PUD, 75 units per acre may be developed if within 1,000 feet of a park.
The appropriate building height will vary by development and depend upon the characteristics of
the development and its surroundings. Pedestrian-scale, three- to four-story buildings will be
appropriate in some areas, while six- to eight-story buildings and even taller high-rises will be
acceptable in others. In addition to residential development, a small proportion of supportive
retail and service is also appropriate. Retail, service and office beyond those supporting the
residential development would only be permitted as part of a mixed-use PUD.
IV. C - Commercial
The Commercial land use category is intended to accommodate a wide range and scale of
commercial uses, such as retail, service, entertainment, and office. Commercial uses can range
from small neighborhood convenience nodes, to community retail areas along major roadways,
to large shopping centers, to auto-related commercial uses along freeways. Residential uses are
also appropriate as part of a mixed-use commercial development, with a net residential density
St. Louis Park, Minnesota
range of 20 to 50 units per acre allowed. Higher densities may be achieved by utilizing the PUD
process and addressing Livable Communities Principles and other goals of the Comprehensive
Plan such as including structured parking, affordable housing, or incorporating sustainable site
and building design elements.
V. MX – Mixed-Use
In the Mixed Use land use category, a mixing of uses including commercial is required for every
development parcel. The goal of this category is to create pedestrian-scale mixed-use buildings,
typically with a portion of retail, service or other commercial uses on the ground floor and
residential or office uses on upper floors. Mixed use buildings typically have approximately 75
to 85 percent of the building for residential use and 20 to 25 percent for commercial or office
uses. Taller buildings may be appropriate in some areas and net residential densities between 20
and 75 50 units per acre are allowed. Higher densities may be achieved by utilizing the PUD
process and addressing Livable Communities Principles and other goals of the Comprehensive
Plan such as including structured parking, affordable housing, or incorporating sustainable site
and building design elements. The MX designation is intended to facilitate an integrated town
center atmosphere in Park Commons and a diversity of uses in certain other areas of the
community.
VI. I - Industrial
The Industrial land use category covers all industrial uses from manufacturing, assembly,
processing, warehousing, storage, laboratory, distribution, and related offices. Industrial areas
consist of both lighter industrial uses, which tend to have higher appearance standards and fewer
impacts on surrounding properties, and general industrial uses which are typically set off from
other uses. Current industrial uses tend to be concentrated around the City’s railroads, where
industrial uses first developed in the community. Future industrial uses should primarily be
located in close proximity to either a railroad line or regional roadway system with limited traffic
circulation through residential and pedestrian oriented areas.
VII. O - Office
The Office land use category is primarily intended for employment centers of fairly intensive
office and mixed use development with high floor area ratios (FARs) and building heights.
Business, professional, administrative, scientific, technical, research, and development services
are typical uses appropriate for the Office land use category. The Office category also allows
other limited uses such as hotels, parking ramps, residential, day care, retail and restaurants when
part of a larger development.
VII. CIV-Civic
The Civic land use category is intended for public buildings and uses as well as similar private
uses, such as schools, government buildings, places of assembly, community centers, libraries,
and non-profit institutions.
I X. Plan Implement at ion
Plan Implementation
IX-A2 ComprehensivePlan
Plan Implementat ion
C omprehensive pla nning is a living process, as the community
is continually changing and adapting. The Plan is continually
used and updated to provide clear direction to city leaders.
Implementation of the Plan is achieved in many ways and
of ten in an incremental way. The Plan is intended as a guide
for decisions to enable community growth and development
over time. Comprehensive Plans are developed so that
opportunities are recognized when they are consistent with
physical conditions, economic opportunities, and the financia l
capability of the city and the private sector.
Implementation of specific items will be undertaken as an
outcome of the current planning process. The Zoning and
Subdivision Ordinances, the Capital Improvement Plan, and
the Storm Water Management Plan are some of the method s
to implement policies, plans, and programs contained in the
Comprehensive Pla n. Changes to these documents are to be
consistent with the provisions of the C omprehensive Pla n.
Following is a list and explanation of identified changes the
city will pursue as a result of this Pla n.
Official Controls
Zoning Code
The Zoning Ordinance, Chapter 36 of City Code, establishe s
regulations including land use, yard area, height, parking, tree
preservation and architectural design.
Associated with the Zoning Ordinance is the official zoning
map. This map shows the different districts and their
boundaries. St. Louis Park has eleven different zoning districts.
The zoning district associated with a property can be found
on the map; the standards for each district are located in
the Zoning Ordinance. The table below identifies the City’s
current zoning districts and allowable densities and lot sizes.
It is expected the Zoning Ordinance and Zoning Map will be
amended to carry out the intent of the new Business Park
categories In the Land Use section to reflect the new categories
and policies adopted as part of this Comprehensive Pla n.
Zoning District Densit y (m a x) FA R Lot siz e minimum (sf )
Residential
Res-PUD
Non-residential
R1 Single-family Residential 4.84 u/ac 9,000
R 2 Single-family Residential 6.05 u/ac 7,200
R 3 Two-family Residential 11 u/ac 7,200
R4 Multiple-family residential 30 u/ac 33 u/ac 8,000
RC High-density Residential 50 u/ac 55 u/ac 15,000
M X Mixed Use 75 u/ac 1.5 NA
C1 Neighborhood Business 30 u/ac 33 u/ac 1.2 NA
C1 General Commercial 50 u/ac 55 u/ac 2.0 NA
O Office 75 u/ac 1.5 15,000
IP Industrial Park 0.5 15,000
IG General Industrial 1.0 5,000