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HomeMy WebLinkAbout2015/04/01 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. APRIL 1, 2015 1. Call to order – Roll Call 2. Approval of Minutes of February 25, 2015 and March 4, 2015 3. Hearings A. Zoning Text Amendments relative to Setbacks, Parking and Screening Applicant: City of St. Louis Park Case No.: 15-10-ZA 4. Other Business A. 2014 Planning Commission Annual Report and 2015 Work Plan 5. Communications A. 2015 Report to the Community B. Open House – Southwest LRT Station Design C. Neighborhood Meeting – Former Bally’s Total Fitness site 6. Adjournment STUDY SESSION AGENDA 1. Form-Based Code 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 952/924-2575 at least 96 hours in advance of meeting. UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA FEBRUARY 25, 2015 – 6:10 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Richard Person, Carl Robertson, Joe Tatalovich MEMBERS ABSENT: Robert Kramer, Lisa Peilen STAFF PRESENT: Ryan Kelley, Meg McMonigal, Gary Morrison, Nancy Sells 1. Call to Order – Roll Call 2. Approval of Minutes of February 4, 2015 Commissioner Robertson moved approval of the minutes. Commissioner Johnston-Madison seconded the motion, and the motion passed on a vote of 4-0-1 (Carper abstained). 3. Public Hearings A. Conditional Use Permit – Excavation for new home Location: 4106 Forest Lane Applicant: Timothy Alt, ALTUS Architecture & Design Case No.: 15-02-CUP Gary Morrison, Assistant Zoning Administrator, presented the staff report. He stated the Conditional Use Permit (CUP) is requested to export approximately 816 cubic yards of fill which is required for the construction of a new house. He explained that the property is a vacant parcel with a significant grade change and the CUP is required to excavate enough soil from the hillside to construct the house. Mr. Morrison noted that an erosion control plan was reviewed by the Engineering Dept. That plan is also under review by the Minnehaha Creek Watershed District. Mr. Morrison reviewed the trucking haul route. Hauling will take approximately 5 days. Mr. Morrison stated that a neighborhood meeting was held on February 14th. No concerns were raised at the meeting. Unofficial Minutes Planning Commission February 25, 2015 Page 2 Commissioner Carper spoke about Condition No. 4.c. regarding street maintenance during grading and stormwater construction. He discussed the importance of compliance with this condition. Chair Person opened the hearing. As no one was present wishing to speak he closed the public hearing. Commissioner Robertson stated that applicant did a good job of removing a minimal amount of soil to achieve a very good design. He said it will be an attractive addition to the neighborhood. Commissioner Carper said he likes the design of the home. He said he is pleased to see that trees will be kept on the lot. Commissioner Robertson made a motion recommending approval of the Conditional Use Permit to export approximately 816 cubic yards of fill. Commissioner Johnston-Madison seconded the motion, and the motion passed on a vote of 5-0. 4. Other Business 5. Communications 6. Adjournment The meeting was adjourned at 6:20 p.m. A study session followed at 6:25 p.m. Study topics were updates on Southwest LRT, Form-Based Code and south side of Excelsior Blvd. Design Guidelines. Submitted by, Nancy Sells Administrative Secretary UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA March 4, 2015 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Claudia Johnston-Madison, Lisa Peilen, Richard Person, Carl Robertson, Joe Tatalovich MEMBERS ABSENT: Lynne Carper, Robert Kramer STAFF PRESENT: Sean Walther, Ryan Kelley, Nancy Sells 1. Call to Order – Roll Call 2. Approval of Minutes: None 3. Public Hearings: None 4. Other Business A. Final Plat and Final Planned Unit Development Location: West End – 1511 Utica Ave. S. Applicant: DLC Residential Case Nos.: 14-23-S and 14-24-PUD Sean Walther, Senior Planner, presented the staff report. He explained that the proposed development is part of the larger West End redevelopment area. Five buildings are proposed for construction. Mr. Walther spoke about the findings of the updated Alternative Urban Area-wide Review (AUAR). Mr. Walther discussed the proposed reconstruction of Utica Ave., which would accommodate future traffic generated, especially from the office development. Mr. Walther provided an analysis of the Final Plat and Final PUD. David Graham, ESG Architects, presented highlights of the development. Commissioner Peilen asked about amenities planned for the residential units. Mr. Graham responded that interior finishes will be high end. Commissioner Peilen asked about guest parking. Unofficial Minutes Planning Commission March 4, 2015 Page 2 Mr. Graham said there will be some short-term parking and guest parking which is secured and accessible. Commissioner Tatalovich asked about sustainability features of the buildings. Mr. Graham responded that ESG Architects’ spec is a full green spec. He said he is LEED certified and as a company policy all of their buildings use low VOC paints, finishes and carpeting. There will be extra insulation on the perimeter of the building with the new energy code. They will harvest the stormwater, treat it and use it for irrigation. Mr. Graham said they will definitely hit the checklist to make the development as energy efficient as possible. Commissioner Johnston-Madison stated that she likes the project very much. Commissioner Robertson said the developer continues to bring excellent work to the city. Chair Person asked about the tree requirement and the caliper inch requirement. Mr. Walther said the caliper inch requirement falls within the tree replacement requirement. The developer is required to replace trees removed at a certain formula designated in the ordinance. The number of trees planted will meet that tree replacement. He added that the landscaping requirement varies on the type of development, either based on the number of units in a residential project or the square footage of a particular building or the perimeter of the site. He said the ordinance anticipates that there are alternative landscaping opportunities with denser developments. Commissioner Robertson asked about phasing for the linear park and the developments to the south. Mr. Graham responded that Phase I will be a residential building, the central park and the Utica reconstruction. He said there will be a build-to line on the south edge of the park which will allow the office building to be built and the façade will be back about 20 feet. The barrier will minimally, or not at all, affect the park. Chair Person asked about bus stops. Mr. Walther explained that the area is served by three different bus routes: the 9, 649 and 604. The 9 and the 649 will probably be rerouted down 16th St. to Utica and then up to Wayzata Blvd. in order to better serve residents and employees in the area. He said the 604 is a circulator bus. This area would be the end of the line for the 604 before it turns around. Discussions were held with Metro Transit Unofficial Minutes Planning Commission March 4, 2015 Page 3 about doing a turnaround at 16th St. but that turned out to be impactful to green space and traffic. The 604 will follow Utica to Gamble or Utica to Wayzata Blvd. and make an efficient loop through the area instead of a U-turn at the 16th and Utica intersection. Chair Person asked if there would be any bus layovers. Mr. Walther stated that there is a layover location provided on 16th St. Shops at West End provided two shelters and layover for two buses. Chair Person asked about how the new state energy code would impact the proposed development. Mr. Graham replied that new code for the exterior envelope of the buildings requires insulation on the outside of the sheeting. The thermal break is on the outside that covers metal or wood studs so the cold isn’t conducted through the structural elements. Mr. Graham said code for windows has already been at a higher standard. He added that there are no new requirements for lighting but lamps and fixtures used now are very efficient. Commissioner Robertson made a motion to recommend approval of the Final Plat subject to the conditions recommended by staff. He made a second motion to recommend approval of the Central Park West Final Planned Unit Development and requested modifications subject to the conditions recommended by staff. Commissioner Johnston-Madison made a motion seconding the two motions, and the motions passed on a vote of 5-0. 5. Communications Mr. Walther said the March 18th meeting will probably be cancelled. A meeting will be held on April 1st. 6. Adjournment The meeting was adjourned at 6:45 p.m. Respectfully submitted, Nancy Sells Administrative Secretary Planning Commission Meeting Date: April 1, 2015 Agenda Item #3A 3A. South Side of Excelsior Zoning Amendments Case No.: 15-10-ZA Applicant: City of St. Louis Park Recommended Action: Chair to close public hearing. Motion to recommend approval of the S. Side of Excelsior Zoning Amendments DESCRIPTION OF REQUEST: Staff is requesting amendments to the zoning ordinance in response to the findings of the South Side of Excelsior Boulevard Design Guidelines Study. There are three general categories of amendments being proposed: yards, parking, and screening and they are detailed below. BACKGROUND: City staff has been working with a consultant and a City Council appointed Task Force on Design Guidelines for the South Side of Excelsior Boulevard since early 2014. The Task Force completed its study in December and the study includes recommended amendments to the zoning code. The Planning Commission and City Council reviewed the design guidelines at a joint meeting. Also, Staff has reported on the development of the following zoning amendments during Planning Commission Study Sessions and has prepared an ordinance to implement the changes. Some of the code changes identified for the South Side of Excelsior Boulevard are also appropriate for the City more broadly. Also, many of the C-1 Neighborhood Commercial zoning districts in the City share common features with the South Side of Excelsior Boulevard, such as being located on relatively small lots, on higher traffic streets, and adjacent to residential uses. ANALYSIS: Side yards in the C-1 and C-2 Zoning Districts The current minimum width of a side yard abutting a street is 15 feet. The amendment decreases the minimum width of a side yard to five feet in the C-1 and C-2 zoning districts. This will allow buildings to be closer to the streets and sidewalks. The building placement is one contributing factor to improve the pedestrian atmosphere of commercial corridors and intersections. To be consistent with the Design Guidelines, the code suggests requiring buildings with three or more stories in the C-1 district to set stories above the second floor back by at least 10 feet from the street front and side property lines. S. Excelsior Zoning Amendments Page 2 Meeting Date: April 1, 2015 ____________________________________________________________________________________________ Parking in All Districts Staff recommends reducing the minimum drive aisle width in parking lots from 25.0 feet to 24.0 feet for 90 degree angle stalls in all zoning districts. The City has granted several variances to this allow this width in the past. Since the city has frequently considered acceptable, staff recommends allow this as the citywide minimum requirement. Parking in C-1 Zoning Districts In the C-1 zoning district, the Design Guidelines recommended allowing the minimum parking lot aisle width to be reduced to 22.0 feet. When the drive aisle is less than 24.0 feet, staff recommends requiring the parking stall minimum width to increase to 9.0 feet. Again, since there are so many similarities among the lots zoned C-1, staff recommends applying this throughout the C-1 district. The Design Guidelines recommends prohibiting parking in front of a building. This will promote parking to be located in the rear or side yard, which will contribute to the pedestrian realm and provide separations between residential and commercial buildings. Staff recommends applying this rule to all C-1 district properties. Screening in C-1 Zoning Districts To further define and enhance the buffer zone between commercial and residential properties, the Design Guidelines recommend increasing the minimum parking lot screening height from six feet to eight feet. Also, the Design Guidelines recommend requiring parking lots to be at least eight feet from adjacent residential properties in order to provide more distance between the parking lot and residential uses and more land for landscaping and the screen fence. Again, staff recommends applying this rule to all C-1 properties. Next Steps If the Planning Commission concurs with the proposed amendments, staff will proceed to City Council to amend the zoning code to reflect these changes. Attachments: Proposed Ordinance Changes Staff Report, Planning Commission Study Session, 2/25/2015 Prepared by: Nicole Mardell, Community Development Intern Reviewed by: Sean Walther, Senior Planner S. Excelsior Zoning Amendments Page 3 Meeting Date: April 1, 2015 ____________________________________________________________________________________________ ORDINANCE NO.______ CITY OF ST. LOUIS PARK HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING CHAPTER 36 OF THE ST. LOUIS PARK CITY CODE CREATING A PLANNED UNIT DEVELOPMENT ZONING DISTRICT THE CITY OF ST. LOUIS PARK DOES ORDAIN: SECTION 1. Chapter 36 is amended to add the following: Sec. 36-193. C-1 neighborhood commercial district. *** (f) Dimensional standards/densities. (3) A side yard abutting a street shall be a minimum of five15 feet wide for one and two story buildings. Upper stories of buildings taller than two stories shall be setback at least 10 feet from the side lot line adjacent to a street. (4) The front yard shall be a minimum of five feet for one and two story buildings. The upper stories of buildings taller than two stories shall be setback at least 10 feet from the front lot line. *** Sec. 36-194. C-2 general commercial district. *** (g) Dimensional standards/densities. (3) A side yard abutting a street shall not be less than five15 feet in width. *** Sec. 36-361. Off-street parking areas, paved areas, and loading spaces. *** (k) Design Requirements PARKING LOT DIMENSIONS Table 36-361 (b) Stall Angle (degrees) Curb Length (feet) Vehicle Projection (feet) Aisle Width (feet) Total Width (feet) 45 Standard Compact 12.0 11.5 18.5 17.0 13.0* 50.0 60 Standard 10.0 20.0 15.0* 55.0 S. Excelsior Zoning Amendments Page 4 Meeting Date: April 1, 2015 ____________________________________________________________________________________________ Compact 9.5 18.0 75 Standard Compact 9.0 8.5 20.5 17.5 18.0* 59.0 90*** Standard Compact 8.5 8.0 18.0 16.0 25.0 24.0 61.0** Parallel Standard Compact 23.0 21.0 8.5 8.0 22.0 38.0 * One-way aisles only. ** When parking is provided within a parking ramp, the total bay width may be reduced to 58 feet. *** In a C-1 district the minimum aisle width may be reduced to 22.0 feet with the condition that aisles less than 24.0 feet wide shall provide a minimum curb length of 9.0 feet. *** (10) Yards. Required parking areas shall be subject to the following requirements: b. In the C-1, C-2, O, I-P and I-G districts, parking areas shall be permitted in the front yard and side yards abutting a street, provided that the yard shall not be reduced to less than five feet. c. In the C-1 district: 1. Parking spaces and drive aisles shall not be located between a building and a street, except that a through lot may have parking between the building and less prominent street, as determined by the Zoning Administrator. 2. The minimum yard requirement for parking spaces and drive aisles shall be zero (0.0) when located adjacent to a non-residential district. 3. The minimum yard requirement for parking spaces and drive aisles shall be eight feet when abutting a residentially zoned property. 4. The minimum yard requirement for parking spaces shall be five feet when adjacent to a street. *** Sec. 36-364. Landscaping (4) Parking lots: a. All off street parking areas and drive lanes located within 30 feet of any parcel that is zoned residential and used or subdivided for residential or has an occupied institutional building such as a school, religious institution or community center shall be screened with landscaping and a solid fence or wall a minimum of eight six feet high in the side and back rear yard and 42 48 inches in the front yard. A hedge may be substituted for the fence in the front yard only. S. Excelsior Zoning Amendments Page 5 Meeting Date: April 1, 2015 ____________________________________________________________________________________________ SECTION 4. This Ordinance shall take effect fifteen days after its passage and publication. ADOPTED this ______ day of _______________, 2015, by the City Council of the City of St. Louis Park. CITY OF ST. LOUIS PARK ATTEST: By: Jeffrey W. Jacobs, Mayor Nancy Stroth, City Clerk APPROVED AS TO FORM: City Attorney Planning Commission Meeting Date: February 25, 2015 Study Session Item #3 South Side of Excelsior Zoning Discussion Following the regular meeting, we would like to continue our discussion regarding zoning changes resulting from the South Excelsior study that was just completed. Please see attached document for discussion. In summary, the major changes proposed include: • Decrease the minimum width of a side yard abutting a street from 15 feet to five feet in C-1 and C-2 zoning districts. (Note: the Subdivision Ordinance requires a 10 foot easement for side yards abutting a street). • Allow for a minimum drive aisle width of 22.0 feet for 90 degree stall angles in C-1 districts. • Require a parking lot setback of eight feet from the rear lot line to create a buffer between commercial and residential properties in C-1 districts. • Increase the minimum parking lot screening height from six feet to eight feet in C-1 districts. • Require buildings in the C-1 district with three or more stories to set back those upper stories at least 10 feet from the street side property line. • Additional minor language changes for clarification and correction purposes. If the commission concurs, we will proceed to set a public hearing to consider these changes through the zoning ordinance amendment process. Attachments: Proposed Ordinance Changes Prepared by: Nicole Mardell, Community Development Intern Reviewed by: Sean Walther, Senior Planner Study Session Item No. 3 S. Excelsior Zoning Amendments Page 2 Meeting Date: February 25, 2015 ____________________________________________________________________________________________ Sec. 36-193. C-1 neighborhood commercial district. *** (f) Dimensional standards/densities. (1) No structure or building shall exceed three stories or 35 feet in height, whichever is less, except as provided in section 36-78. (2) The floor area ratio within the C-1 district shall not exceed 1.2. (3) A side yard abutting a street shall be a minimum of five15 feet wide. (4) The front yard shall be a minimum of five feet. (5) Through lots shall have a required front yard on each street. *** Sec. 36-194. C-2 general commercial district. (g) Dimensional standards/densities. (1) No structure or building shall exceed the lesser of six stories or 75 feet in height, unless authorized by section 36-78 or section 36-367. The height limit may be increased by 50 percent to permit buildings nine stories or 112.5 feet in height, whichever is the lesser. This greater building height shall only be permitted for buildings which meet the following conditions: a. The building shall be at least 200 feet from any parcel that is zoned residential and used or subdivided for residential use, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers. b. The building shall not cast a shadow on residential structures between the hours of 9:00 a.m. and 3:00 p.m. c. The building shall be located within travel demand management zones A or B as defined in section 36-322. (2) The floor area ratio within the C-2 district shall not exceed 2.0. (3) A side yard abutting a street shall not be less than five15 feet in width. (4) The front yard shall be a minimum of five feet. (5) There shall be no required side yard for buildings unless the side yard abuts an R district. If that is the case, for buildings up to 35 feet in height, the required side yard shall be the same as the required side yard for the abutting R district. For buildings 35 feet and higher, the required side yard shall be 15 feet plus one foot for each foot of building height in excess of 35 feet. The required setback for buildings over 35 feet in height may be met by setting back those stories of the building over 35 feet. (6) There shall be no required rear yard for buildings under 35 feet in height, unless the rear yard abuts an R district. If that is the case, the required rear yard shall be 15 feet. The minimum rear yard for buildings over 35 feet in height shall be half the building height, unless it abuts an R district and then the required rear yard shall be equal to the building height. *** Study Session Item No. 3 S. Excelsior Zoning Amendments Page 3 Meeting Date: February 25, 2015 ____________________________________________________________________________________________ Sec. 36-361. Off-street parking areas, paved areas, and loading spaces. (k) Design Requirements PARKING LOT DIMENSIONS Table 36-361 (b) Stall Angle (degrees) Curb Length (feet) Vehicle Projection (feet) Aisle Width (feet) Total Width (feet) 45 Standard Compact 12.0 11.5 18.5 17.0 13.0* 50.0 60 Standard Compact 10.0 9.5 20.0 18.0 15.0* 55.0 75 Standard Compact 9.0 8.5 20.5 17.5 18.0* 59.0 90 Standard Compact 8.5 8.0 18.0 16.0 24.0*** 61.0** Parallel Standard Compact 23.0 21.0 8.5 8.0 22.0 38.0 * One-way aisles only. ** When parking is provided within a parking ramp, the total bay width may be reduced to 58 feet. *** In a C1 district the minimum aisle width is 22.0 feet for 90 degree stall angles. (10) Yards. Required parking areas shall be subject to the following requirements: a. In the R-4 and R-C districts, parking areas shall be subject to the requirements for front yards and side yards abutting a street. b. In the C-1, C-2, O, I-P and I-G districts, parking areas shall be permitted in the front yard and side yards abutting a street, provided that the yard shall not be reduced to less than five feet. c. In C-1 districts parking shall be located behind the building. The parking lot setback shall be eight feet from the rear lot line to create a buffer zone between the commercial use and residential properties. *** Sec. 36-364. Landscaping (4) Parking lots: a. All off street parking areas and drive lanes located within 30 feet of any parcel that is zoned residential and used or subdivided for residential or has an occupied institutional building such as a school, religious institution or community center shall be screened with landscaping and a solid fence or wall a minimum of eight six feet high in the side and back yard and 42 inches in the front yard. Except on Excelsior Boulevard C-1 properties, a A hedge may be substituted for the fence in the front yard only. Sec. 36-366. Architectural design. (b) Standards. (1) Building Design. a. Architectural design elements that will be considered in the review of building and site plans include building materials, color and texture, building bulk, general massing, roof treatment, proportion of openings, facade design elements and variation, window and openings. Site plan design elements that will be considered in the determination as to whether site plan design is Study Session Item No. 3 S. Excelsior Zoning Amendments Page 4 Meeting Date: February 25, 2015 ____________________________________________________________________________________________ superior include quantity, quality, variation, compatibility and size of plant materials, landscape berms and screening walls. Also considered will be the overall order, symmetry and proportion of the various elements within the site and within the larger context of the area or corridor. b. The height, bulk, general massing, roof treatment, materials, colors, textures, major divisions, and proportions of a new or remodeled building shall be compatible with that of other buildings on the site and on adjacent sites. Buildings in the C-1 district with three or more stories shall have those upper stories setback at least 10 feet from any property line. Planning Commission Meeting Date: April 1, 2015 Agenda Item 4A 4A. Planning Commission 2014 Annual Report and 2015 Work Plan RECOMMENDED ACTION: Discuss the Planning Commission 2014 Annual Report and Work Plan for 2015 with Planning Commissioners. SUMMARY: The 2014 Annual Report is attached for Planning Commission review. The report summarizes the applications reviewed by the Planning Commission. It also highlights a planning study and zoning amendments that were heard by the Commission. In addition, the 2015 Work Plan is attached. Several of the work items have been completed or substantially completed. For 2015, it is expected that several major development projects and zoning items will be the focus of the Planning Commission’s work. These consist of the development of Central Park West, ASAP/Encore, two developments on Excelsior Boulevard, and the completion of the Formed-Based Code Zoning Text Amendment. SUPPORTING DOCUMENTS: Planning Commission 2014 Annual Report and 2015 Work Plan Prepared by: Alex Boyce, Community Development Intern Reviewed by: Meg McMonigal, Planning and Zoning Supervisor St Louis Park Planning Commission 2014 Annual Report Art Created By: Norman Andersen The St. Louis Park Planning Commission is a seven member advisory body made up of citizen volunteers appointed by the City Council. The Planning Commission reviews and makes recommendations on Comprehensive Plan amendments, development projects, and zoning studies and amendments. It also holds public hearings where the public can give input to Commission recommendations. 2014 Planning Commission Annual Report The 2014 Annual Report provides a summary of the Planning Commission’s major activities and accomplishments in 2014. 2014 Planning Commission Members Richard Person, Chair Claudia Johnston-Madison, Vice-Chair Lynne Carper Robert Kramer Lisa Peilen Carl Robertson Joe Tatalovich, School Board Representative St. Louis Park Community Development Department Staff Kevin Locke, Director of Community Development Meg McMonigal, Planning & Zoning Supervisor Sean Walther, Senior Planner Gary Morrison, Assistant Zoning Administrator Ryan Kelley, Associate Planner Nancy Sells, Administrative Secretary Alex Boyce, Community Development Intern Nicole Mardell, Community Development Intern Development and Redevelopment in St. Louis Park Corresponds to development projects in the above map. St. Louis Park School Additions and Expansions Major Amendment and CUP The St. Louis Park School District requested a Major Amendment and Conditional Use Permits this past year to construct new additions and expansions to Peter Hobart School, Aquila Elementary School, and Susan Lindergren School. The expansions were due to the increased enrollment at the schools, which place pressure on the buildings current capacities. All additions were designed to be consistent with the current architecture of the existing buildings. D&D Auto Repair Expansion CUP D&D Auto Repair requested a Conditional Use Permit to add two service bays and repair the facility. In addition, existing non- conformities were brought into compliance with code. The proposed project met Zoning and Comprehensive Plan requirements. Frauenshuh Addition Preliminary and Final Plat A Preliminary and Final Plat to separate the properties at 4951 Excelsior Blvd (Park Nicollet Diagnostic Imaging Center) and 4959 Excelsior Blvd (Wells Fargo Bank Building) was requested. The separation was sought to spilt the one unplatted parcel into two platted parcels. Excavation and Fill of Dakota Park Baseball Field CUP A Conditional Use Permit was requested to import 730 cubic yards of fill for the northernmost baseball field in Dakota Park. The proposed project improves drainage on the field to make the field more usable throughout the season. 1 2 3 4 5 6 13 Unit Apartment Building 31st Street CUP A Conditional Use Permit was requested by William Wells Architect. The CUP was to allow a three-story, 13 unit apartment building with structured parking on the 0.48 acre site. Kia Dealership CUP NLD 394 LLC requested a Conditional Use Permit to establish a Kia Dealership at 6475 and 6501 Wayzata Blvd. The redevelopment includes a new 26,471 square foot building with a parking lot, landscaping, and an underground storm water management system. The store expects to open in late summer of 2015. Knollwood Target Liquor Store CUP A Conditional Use Permit was requested to allow a liquor store to be constructed at the Super Target located in the Knollwood Village Mall. Target Corporation proposed a conversion of a portion of their existing store into a liquor store. It will have a separate access from the Target retail/grocery store, and function as a separate entity. DLC Residential---Central Park West PUD DLC Residential has proposed the construction of two 6-story multiple-family residential buildings, a six-story limited service hotel, two 11-story office buildings, a 2,600-stall parking ramp, and a privately maintained, but publically accessible gathering space as part of the West End PUD. The development would include a total of 363 residential units, up to 706,000 square feet of office, and a 150-room hotel. The development includes land in both St. Louis Park and Golden Valley. 7 8 9 10 Homewood Suites Major Amendment TPI Hospitality requested a major amendment to allow a side setback for 18 feet for an existing trash room instead of the approved 25 feet. While refinancing the property, a non- conforming setback was discovered. The applicant pursued the amendment to ensure that the property will be in compliance with the PUD. Bader/CSAH25 PUD Bader Development has proposed a redevelopment on the block located between France Ave and Glenhurst Ave and of Highway 25 and W 31st Street. The proposed redevelopment includes 150 apartments, including 30 affordable units, and 10,000 square feet of ground-floor office space with underground and surface parking. Zoning Amendments • Zoning Text Amendments - Planned Unit Development (PUD) o Staff requested amending the City’s PUD process to create a new PUD section of the Zoning Code, revise the text and format of the PUD section, and revise language which would provide the Planning Commission and City Council with greater discretion when approving PUD applications. • Zoning Text Amendments - Business Park (BP) o Zoning code amendments were proposed to: change both “Light Assembly” and “Warehouse/Storage” from “Conditional Use Permit” to “Permitted with Conditions”, and increase in the percent of use allowed in the BP district such as “Group daycare” and “Indoor entertainment and Studios.” • Zoning Text Amendment - Anaerobic Digesters o This amendment was in response to a request from a non-profit developer to incorporate anaerobic digesters into a mixed-use, mixed-income development. The amendment created new definitions for food waste, yard waste, organic material and anaerobic digesters. The amendment also allowed the use of anaerobic digesters in the I-G General Industrial District with a conditional use permit. 11 12 • Zoning Text Amendment- Form Based Code o The Form Based Code Amendment is designed to produce development regulations for the areas around the three SW LRT Station Areas in St. Louis Park. It is intended to foster predictable built results and a high- quality public realm by using physical form as the organizing principle. It is anticipated that the Form Based Code will be completed in summer of 2015. Applications Received Planning Study • South Side Excelsior Boulevard Design Guidelines o The City contracted with LGB, Inc., and SRF Consulting Group to create design guidelines for the south side of Excelsior Boulevard between Quentin and France Avenues. The design guidelines address six key areas: Boulevard Experience; Public Realm; Neighborhood Interface; Site Design; Building Design; and Traffic Access and Parking. 2008 2009 2010 2011 2012 2013 2014 Comprehensive Plan Amendments 1 2 0 1 1 1 0 Conditional Use Permits 9 5 8 1 6 7 6 Planned Unit Developments 5 4 4 4 2 10 1 Rezoning 2 2 0 1 1 4 0 Subdivisions/Plats 5 1 6 3 6 5 1 Variances 5 2 3 3 0 3 0 Zoning Code Amendments 5 0 4 2 6 3 6 Total 32 16 25 15 22 33 14 2015 Work Plan Zoning Items: • Complete Formed-based code and adopt into zoning • Address zoning items from South Side of Excelsior Boulevard Study • Recommend PUD amendments • Address Mixed-use zoning requirements Major Development Applications • Rezoning of Meadowbrook Golf Course • Central Park West • Methodist Hospital expansion • ASAP/Encore development • Bridgewater Bank site – Excelsior Blvd and Monterey Ave • Bally’s Site – Excelsior Blvd and Quentin Ave • Japs-Olson expansion • McGarvey Coffee site Miscellaneous Other Development Applications SWLRT input on station planning and development Page 1 Planning Commission Meeting Date: April 1, 2015 Study Session Agenda Item 1 Form-Based Code Discussion Background: The purpose of this item is to have a discussion with the Planning Commission regarding two components of the form-based code (FBC) currently under development for the SWLRT station areas. Staff would like discuss “Architectural Materials” requirements in our existing zoning code and what is being proposed for the FBC districts. Staff would also like to discuss the proposed parking requirements and possible reductions in the FBC districts. A brief outline of the differences between the two codes is provided below. Attachments of the relevant code sections are also attached. Architectural Materials: Generally the FBC allows the same materials as our existing Code, but the FBC addresses the materials slightly differently. The FBC includes the same Class I Materials as the existing Code, but designates them as Primary Façade Materials, and includes some additional materials. The FBC then identifies Secondary Materials, which are limited to trim, accents and details, rather than defining Class II and Class III Materials as does the existing Code. A more notable difference is that the FBC introduces a new process for someone to request consideration of a material that is not specifically identified as a Class I material to consider such classification. Additionally, the FBC provides more specific guidance regarding: windows, shutters, pitched roof materials and balconies. On a related note: staff have received a number of requests over the past few years to consider additional materials as Class I, but most applicants have not elected to go through the City’s process for such consideration. Parking: The primary differences between the FBC and the existing Code related to multi-family developments and potential parking reductions. The current Code requires one parking space per bedroom for multi-family developments. The proposed requirements for multi-family developments are revised as follows: • 1 space/efficiency • 1.5 spaces/1 BR unit • 2 spaces/2 BR unit • 2.5 spaces/3 BR unit The existing Code currently allows certain reductions, such as a transit reduction, to be applied to the parking requirements for non-residential uses only. The FBC adds some additional reductions options, and proposes to allow such reductions to apply to residential uses. See attached comparison table. Staff would like Planning Commission feedback on the above outlined differences. Attachments: Architectural Materials requirements of existing Zoning Code and FBC Parking requirements comparison Prepared by: Ryan Kelley, Associate Planner Reviewed by: Sean Walther, Senior Planner 49 Article IV: Zoning Districts Division 12: Form-Based DistrictsDRAFT 36-348 MATERIALS, COLOR AND DESIGN ELEMENTS (a) Primary Facade Materials. 60 percent of each facade shall be constructed of primary materials. Street facade materials shall continue around the corner of the building to the interior side or rear facade (if a corner lot) a minimum depth of 20 feet. (1) Permitted class I facade materials include high quality, durable, finish materials. The following are acceptable primary facade materials: stone; brick; glass; cement-based stucco; wood lap siding and shingles; fiber cement siding or shingles (such as HardiePlank, HardieShingle, or HardiePanel vertical siding or similar); architectural metal panels. Refer to Figure 36- 339-1 Examples of Permitted Primary Materials (2) Other high quality synthetic materials may be approved during the site plan process with an approved sample and examples of successful, high quality local installations. (3) Exposed concrete, synthetic stucco, unfinished wood, concrete masonry units (CMU), glass block, and vinyl are not permitted as a primary facade material. (4) Brick types larger than 3 inches in height, such as economy bricks, are permitted only on the Warehouse/Workshop Frontage. (b) Secondary Facade, Trim, Accent, Details Materials. Secondary materials are limited to trim, details, and accent areas that combine to less than 20 percent of the facade surface. (1) All primary materials may serve as secondary materials. (2) Additional secondary materials include fiber cement and wood; metal for beams, lintels, trim, and ornamentation; burnished, glazed, or honed concrete masonry units (CMU) or block for trim and details, but not surfaces; split-face, honed, or glazed concrete masonry units with Primary Materials: Brick Figure 36-339-1 Examples of Permitted Primary Materials Section 36-348 MATERIALS, COLOR & DESIGN a height less than 4.5 inches for surfaces less than 10 percent of the facade surface; cast stone concrete elements; and vinyl for trim and details. (3) Synthetic stucco or exterior insulation and finishing systems (EIFS), such as Dryvit, are permitted as a secondary material on upper floor facades only. (4) Burnished, glazed, or honed concrete masonry units (CMU) or block are permitted as secondary materials in the Workshop/ Warehouse Frontage Type for trim and details, and surfaces up to 40 percent of the facade. Split-face, honed, or glazed concrete masonry units with a height less than 4.5 inches are permitted as secondary materials in the General Frontage Type and the Apartment/ Rowhouse Frontage Type for surfaces less than 10 percent of the facade surface. Scored concrete panels or block are not permitted. (c) Color. Main building colors shall utilize any historic palettes from any major paint manufacturer. Other colors may be utilized for details and accents, not Section 36-348 Materials, Color & Design 50 City of St. Louis Park November 5 2014 to exceed a total area larger than 10 percent of the facade surface area. (d) Appropriate Grade of Materials. Commercial quality doors, windows, and hardware shall be used on all building types with the exception of the Apartment/Rowhouse and Townhouse/Yardhouse Frontage Type. (e) Windows. Percent of transparency is required per Frontage Type. (1) Recessed. All upper story windows on all buildings shall be recessed. (2) Clear Glass. Tinted or reflective glass, and glass block are prohibited on street facades. (f) Awnings. All awnings shall be canvas or metal. Plastic awnings and canopy awnings with poles that extend from the front facade into the right-of-way are prohibited. Awning types and colors for each building face shall be coordinated. Refer to Figure 36-339-2 Examples of Permitted Awnings (g) Shutters. If installed, shutters on any street facing facade, whether functional or not, shall meet the following requirements: (1) Scale. All shutters shall be sized for the windows, so that if the shutters were to be closed, they would not be too small for complete coverage of the window. Refer to Figure 36-339-3 Appropriate versus Inappropriate Shutter Scale (2) Materials. Shutters shall be wood, metal, or fiber cement. Vinyl shutters are also permitted in a color consistent with the trim of the building. Other “engineered” woods may be approved during the site plan process with an approved sample and examples of successful, high quality local installations. (h) Pitched Roof Materials. (1) Permitted Materials. Acceptable roof materials include 300 pound or better, dimensional asphalt composite shingles, wood shingles and shakes, metal tiles or standing seam, slate, and ceramic tile. Refer to Figure 36-339-4 Examples of Permitted Roof Materials (2) Permitted Based on Site Plan Review. “Engineered” wood or slate may be approved during the site plan review process (see Sec. 36-335 Development Approval Process) with an Figure 36-339-3 Appropriate versus Inappropriate Shutter Scale NOT PERMITTED Appropriately Scaled Shutters. Inappropriately Scaled Shutters. Permitted Awnings: Metal Permitted Awnings: Canvas Figure 36-339-2 Examples of Permitted Awnings DRAFT Section 36-348 Materials, Color & Design Article IV: Zoning Districts Division 12: Form-Based Districts 51 approved sample and examples of successful, high quality local installations. (i) Balconies. The use of balconies on street facades is encouraged. (1) Applicability. These provisions apply to locations where balconies are incorporated into the facade design facing any street. (2) Size. Balconies shall be a minimum of 6 feet deep and 5 feet wide. (3) Balcony Structure. Balconies shall be integral to the facade. Balconies on stepped- back stories may be independently secured, extending from the facade. Balcony structure shall not include more than one balcony. Refer to Figure 36-339-5 Examples of Permitted and Prohibited Balconies. (4) Facade Coverage. A maximum of 40 percent of the front and corner side facades, as calculated separately, may be covered with balconies, including street-facing railing and balcony structure. Roof Materials: Asphalt Composite Shingles Figure 36-339-4 Examples of Permitted Roof Materials Balconies: Not Permitted.Balconies Appropriately Attached to or Incorporated into Facade. Figure 36-339-5 Examples of Permitted and Prohibited Balconies. NOT PERMITTED DRAFT Section 36-348 Materials, Color & Design 52 City of St. Louis Park November 5 2014 FOr reFereNCe: Sec. 36-366(b)(2) from SLP code Building Materials. exterior surface materials of buildings shall be installed in accordance with the adopted building code and the manufacturer’s specifications, and shall be subject to the following regulations: a. Classes of materials. Materials shall be divided into class I, class II and class iii categories as follows: 1. Class I. Brick, marble, granite or other natural stone, textured cement stucco, copper, porcelain and glass are class I exterior building materials on buildings other than those used as dwellings which contain four or fewer dwelling units. Wood, vinyl siding, fiber-reinforced cement board and prefinished metal are class I materials on residential buildings containing four or fewer dwelling units in addition to the other class i materials listed in this subsection. Wood is a class i material on park buildings under 3,000 square feet. if a minimum of two other Class i materials are in use, clapboard and shake-style fiber reinforced cement board with a minimum thickness of ¼ inch may be used as a Class i material for up to 10 percent of the façade on residential buildings with more than four (4) units. “Smooth” finish fiber-reinforced cement board is not permitted as a Class i material. 2. Class II. Exposed aggregate concrete panels, burnished concrete block, integral colored split face (rock face) and exposed aggregate concrete block, cast-in-place concrete, artificial stucco (E.I.F.S., Drivit), artificial stone, fiberreinforced cement board siding with a minimum thickness of ¼ inch, and prefinished metal. 3. Class iii. unpainted or surface painted concrete block (scored or unscored), unpainted or surface painted plain or ribbed concrete panels, and unfinished or surface painted metal. b. Minimum class I materials. At least 60 percent of each building face visible from off the site must be of class I materials except as permitted by subsection (b)(6)c. of this section. Not more than 10 percent of each building face visible from off the site may be of class III materials. Portions of buildings not visible from off the site may be constructed of greater percentages of class ii or class iii materials if the structure otherwise conforms to all city ordinances. The mixture of building materials must be compatible and integrated. DRAFT Parking Comparison Form-Based Code Maximum Off-Street Vehicular Parking. The maximum number of vehicular spaces permitted per site shall be 10 percent more spaces than the required minimum spaces, without any reductions applied. Transit Credit. Proximity is measured from any point along the property line to the edge of the platform. a. 1300 Feet from Station. For all uses, vehicular parking minimums may be reduced by 15 percent for sites located less than 1300 feet (approximately 1/4 mile) from a light rail transit station. b. 2600 Feet from Station. For all uses, vehicular parking minimums may be reduced by 10 percent for sites located between 1300 and 2600 feet (approximately 1/2 mile) from a light rail transit station. On-Street Parking Credit. For all non- residential uses, on-street parking spaces that meet the following may be credited to meet the minimum required off-site parking spaces. a. Spaces shall be designated on-street parking available 24 hours of every day, subject to a determination by the Zoning Administrator that adequate off-street parking will be available to accommodate vehicles during snow removal and other periods of parking restrictions. b. A minimum of 50 percent of the on-street space must be adjacent to the property line of the lot. Public Parking Credit. For all non- residential uses, public parking lot spaces located within 1/8 mile (660 feet) of any property line may be credited against the parking requirement at a rate of one credit for every three public parking spaces. Public parking lot spaces shall be available at all times to the public at large. Existing Zoning Code N/A Transit Service. Parking may be reduced by 10 percent for any parcel located within one-quarter of a mile of a transit stop. To qualify, the transit stop must be served by regular transit service on all days of the week and adequate pedestrian access must be available between the transit stop and the parcel. Regular transit service shall operate at least twice hourly between 7:30 a.m. and 6:30 p.m. on weekdays and once hourly after 6:30 p.m. Regular transit service shall operate on Saturdays, Sundays, and holidays. On-Street Parking. Parking may be reduced on a one-for-one basis through the use of on- street parking adjacent to the parcel. To qualify, adequate pedestrian access must be available between the principal structure and all on-street parking spaces. On-street parking reductions may be approved by the Zoning Administrator, subject to a determination by the City Engineer that adequate off-street parking will be available to accommodate vehicles during snow removal and other periods of parking restrictions. N/A FBC N/A Shared Vehicular Parking. An arrangement in which two or more non-residential uses with different peak parking demands use the same off-street parking spaces to meet their off-street parking requirements. a. General Provisions. The Zoning Administrator may permit up to 100% percent of the parking required for a daytime use to be supplied by the off-street parking spaces provided for a nighttime or Sunday use and vice versa. b. Approval. In order to approve a shared parking arrangement, the Zoning Administrator must find, based on competent evidence provided by the Applicant, that there is no substantial conflict in the principal operating hours of the uses for which the sharing of parking is proposed. c. Description of Uses with Weekday, Nighttime, and Sunday Peak Parking. (i) The following uses are considered predominantly weekday uses: office and industrial uses and other similar uses as authorized by the Zoning Administrator. (ii) The following uses are typically considered predominantly nighttime or Sunday uses: entertainment uses, restaurants, assembly uses, auditoriums accessory to schools and other similar uses with peak activity at night or on Sundays, as authorized by the Zoning Administrator. Existing Code Travel Demand Management. In those instances where no transit or on-street parking reductions are available, parking may be reduced by five percent through the implementation of a travel demand management plan. Such a plan shall be filed with and approved by the Zoning Administrator and may be subject to yearly review. Shared Parking. Shared off-street parking facilities are allowed to collectively provide parking in any district for more than one structure or use, subject to the following conditions: 1. The uses must have their highest peak demand for parking at substantially different times of the day or week, or an adequate amount of parking shall be available for both uses during shared hours of peak demand. A parking plan shall address the hours, size and mode of operation of the respective uses. 2. The minimum spaces required under a shared parking agreement shall be based on the number of spaces required for the use that requires the most parking. Shared parking facilities shall be protected by an irrevocable covenant running with the land and recorded with the County in a form approved by the City Attorney. A certified copy of the recorded document shall be provided to the Zoning Administrator within 60 days after approval of the agreement by the City Council. FBC Cooperative (Mixed Use) Vehicular Parking Reduction. In the Form-Based District, when two or more categories of non- residential uses share a parking lot and are located on the same lot or abutting lots, the following applies: a. Cooperative parking will be approved in accordance with the following: (i) A 25 percent reduction in number of spaces is permitted when four or more use categories are involved. (ii) A 15 percent reduction in number of spaces is permitted when three use categories are involved. (iii) A 10 reduction in number of spaces is permitted when two use categories are involved. b. Location of Cooperative Parking. Any cooperative parking must be within 1/8 mile (660 feet) from the entrance of the use to the closest parking space within the cooperative parking lot, measured along a dedicated pedestrian path. c. Off-Site Cooperative Parking Agreement. An agreement providing for cooperative use of off-site parking spaces, executed by the parties involved, shall be reviewed and may be approved by the Zoning Administrator. (i) Off-site cooperative parking arrangements shall continue in effect only as long as the agreement remains in force. (ii) If the agreement is no longer in force, then parking must be provided as otherwise required in this section. N/A Existing Code N/A Proof of Parking. If it is demonstrated that the required parking is in excess of the actual demand, all of the required parking need not be constructed initially. Any spaces not constructed, as shown on the site plan, shall be constructed when determined necessary by the Zoning Administrator or at such a time as the property owner determines necessary. The area of future parking shall be landscaped, but that landscaping shall not be used to satisfy landscaping requirements. To ensure construction of the future spaces, a financial or other guarantee may be required by the City. FBC Car-Share Parking Credit. Parking minimums may be reduced with the inclusion of car-share parking spaces as follows. a. Minimum parking spaces may be reduced by four spaces for every one car-share parking space provided, for a maximum total reduction of 40 percent. b. Applicant must provide documentation of an agreement with a car-share company. If this agreement should terminate at any point, applicant shall be required to provide parking as otherwise required. Other Parking Reductions. Additional reductions may be approved by the Zoning Administrator with the submittal of a parking study illustrating the reduction. N/A Existing Code N/A N/A Off-site Parking. Off-site parking shall require a conditional use permit, subject to the following conditions: (1) Paved pedestrian access shall be provided and maintained between the off-site parking facility and the principle structure. (2) The off-site parking facility shall be located no further than 300 feet from a residential structure and no further than 500 feet from a non-residential structure. Shuttle service may be provided as an alternative means of access for non-residential uses. (3) Off-site parking facilities shall be protected by an irrevocable covenant recorded by the County. A certified copy of the recorded document shall be provided to the Zoning Administrator within 60 days after approval of the agreement by the City Council.