HomeMy WebLinkAbout20-120 - ADMIN Resolution - City Council - 2020/08/17Resolution No. 20-120
A resolution granting variance a from Section 36-361(C)(3) of the zoning
ordinance to allow 324 parking spaces instead of the required 349 parking
spaces at 6009 Wayzata Boulevard, 1341 Colorado Avenue S., 1345 Colorado
Avenue S., 6112 14th Street West
Whereas, Patrick Giordana on behalf of SLP Investment Partners LLC C/O The Davis
Group, applied for a variance from the requirements of the Zoning Ordinance Section 36 -
361(C)(3) to allow provide 324 parking spaces instead of the requ ired 349 parking spaces; and
Whereas, the property is located at 6009 Wayzata Boulevard, 1341 Colorado Avenue S.,
1345 Colorado Avenue. S., 6112 14th Street West; the property is legally described as follows,
to-wit:
Lot 1, Block 1, XCHANGE, Hennepin County, Minnesota
Whereas, the property is located in the O – Office zoning district, the Travel Demand
Management zoning overlay district B, and the Floodplain Overlay zoning district; and
Whereas, a medical office building is a permitted use in the office zoning district, and
Whereas, the proposed building is outside of the floodplain and does not meet the
required thresholds for travel demand management mitigation; and
Whereas, the planning commission reviewed the application for variance Case No. 20-12-
VAR on August 5, 2020; and
Findings
Whereas, the property is guided “Office” in the comprehensive plan, which allows
medical office buildings.
Whereas, the city council has determined that the application meets the conditions for a
medical office building in the O – Office zoning district.
Whereas, the variance is in harmony with the general purposes and intent of the Zoning
Ordinance. The medical office building is located within the office zoning district and is
surrounding by other office uses to the south and west.
Whereas, the variance is consistent with the comprehensive plan. It allows the
construction of a medical office building, and redevelops four dated existing officing buildings
into a class A office building.
Whereas, the streets surrounding the development site are too narrow to permit on -
street parking to be counted toward the required parking for the development.
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Resolution No. 20-120 2
Whereas, the research from other local jurisdictions and the Institute of Transportation
Engineers demonstrate a need for the city to require less parking than city code requires for
medical office uses.
Whereas, the developer experience from other similarly sized medical office buildings in
the metro area show a need to provide fewer parking spaces than required by city code.
Whereas, city staff worked with the developer to construct twenty fewer parking spaces
on top of the variance request until such a time additional parking may be deemed necessary
by either the city or the developer.
Whereas, the use of this property as a medical office building is consistent with and
supportive of principles, goals, objectives, land use designations, redevelopment plans,
neighborhood objectives, and implementation strategies of the comprehensive plan.
Whereas, the use is not detrimental to the health, safety, morals and general welfare of
the community as a whole.
Whereas, the use is in harmony with the general purposes and intent of city code and the
zoning district in which the use is located. The proposed plan, with staff recommended
conditions of approval, will meet the zoning requirement for a new building in the office district
including the proposed building, parking lot and site improvements.
Whereas, there are circumstances such as the shape, topography, water, conditions or
other physical conditions unique to the property, including a portion of the site being located
within FEMA Floodzone A which limits the location of any buildings on the site and how flood
storage and compensatory flood storage is accommodated.
Whereas, the granting of the variance is necessary for the preservation and enjoyment of
a substantial property right, as the applicant will be using the top floor of the building as a
surgery center which requires less parking than typical medical office uses.
Whereas, the granting of the variance will not impair an adequate supply of light and air
to adjacent properties, unreasonably increase congestion in the public streets or increase the
danger of fire or endanger public safety, since the building is separated from adjacent
properties by public streets, railroad right-of-way, and large setbacks. The development poses
no threat of fire or public safety.
Whereas, there are practical difficulties in complying with the Zoning Ordinance. The
request for the variance is due in part to the narrow right-of-way surrounding the site, and to
the city’s one-size fits all parking requirement for medical office buildings. There is professional
research, local examples of parking requirements, and existing medical offices in the m etro
area that demonstrate the need to require less parking for medical office uses than allowed
under the city’s parking ordinance.
Whereas, the contents of Case No. 20-12-VAR is hereby entered into and made part of
the record of decision for this case.
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Resolution No. 20-120 3
Conclusion
Now therefore be it resolved that the variance is hereby approved and accepted by the
city council as being in accord and conformity with all ordinances, city plans and regulations of
the City of St. Louis Park, provided, however, that thi s approval is made subject to the opinion
of the City Attorney and certification by the City Clerk and subject to the following conditions:
1. City council approval of an associated request to vacate a portion of 14th Street
West road right-of-way is required (Case No. 20-12-VAC).
2. The site shall be developed, used and maintained in conformance with the
official exhibits.
3. An agreement regarding the proof of parking shall be executed between the City
of St. Louis Park and the developer.
4. Any future changes to the building that expand the gross floor area of the
building for a use with the same or more restrictive parking requirements cannot
be approved without another variance to the parking for the site.
5. All required permits shall be obtained prior to starting construction, including
but not limited to:
a. NPDES grading/construction permit.
b. City building, erosion control, right-of-way and sign permits.
c. Bassett Creek Watershed District stormwater management permit.
6. The city assent form and the official exhibits shall be signed by property owner
prior to issuance of a building permit.
7. In addition to other remedies, the developer or owner shall pay an
administrative fee of $750 per violation of any condition of this approval.
The City Clerk is instructed to record certified copies of this resolution in the Office of the
Hennepin County Register of Deeds or Register of Titles as the case may be.
Reviewed for administration: Adopted by the City Council August 17, 2020
Thomas K. Harmening, city manager Jake Spano, mayor
Attest:
Melissa Kennedy, city clerk
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