HomeMy WebLinkAbout2019/08/21 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
AUGUST 21, 2019
PLANNING COMMISSION
1.Call to order – Roll Call
2.Approval of Minutes: June 5, 2019 and June 19, 2019
3.Public Hearings
3a. Implementation of former Sam’s Club land use study recommendations
Applicant: City of St. Louis Park
Location: 3745 Louisiana Ave
Case No.: 19-18-ZA, 19-19-CP, 19-20-Z
3b. Size restrictions for retail and service uses in the C-1 zoning district
Applicant: City of St Louis Park
Case No.: 19-05-ZA
4.Old Business
5.New Business
5a. Board of Zoning Appeals bylaws
6.Communications
7.Adjournment
If you cannot attend the meeting, you may call the Community Development
office at 952.924.2575.
Auxiliary aids for individuals with disabilities are available upon request. To make
arrangements, please call the administration department at 952/924-2525 (TDD
952/924-2518) at least 96 hours in advance of meeting.
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UNOFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
JUNE 5, 2019 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Carl Robertson; Claudia Johnston-Madison; Jessica Kraft;
Courtney Erwin; Lynette Dumalag; Matt Eckholm; Jim Beneke;
Alanna Franklin (youth member)
MEMBERS ABSENT:
STAFF PRESENT: Sean Walther, Jennifer Monson, Gary Morrison
1.Call to Order – Roll Call
2.Approval of Minutes: April 3, 2019, April 17, 2019 and May 15, 2019
Commissioner Robertson made a motion to approve the minutes for April 3,
2019 and April 17, 2019. Commissioner Kraft seconded the motion, and the
motion passed on a vote of 7-0.
City staff will amend and bring back the May 15, 2019 minutes regarding Historic
Walker Lake.
3.Public Hearings
A.Bridgewater Bank Corporate Center – Major Amendment
Applicant: Peter Brodd
Location: 4424 & 4400 Excelsior Blvd and 3743 Monterey Dr.
Case No.: 19-13-PUD
Jennifer Monson, planner presented the staff report . Mentioning they want to
extend the restaurant space from 4,000 sq. ft.to 5,500 sq.ft. the additional space
would be on the East side of the building.
Commissioner Robertson, asked what the larger restaurant would be displacing,
as to how they worked it out in the interior.
Ms. Monson explained it will remove a piece from the retail bank and some of
the retail space that was fronting Excelsior Blvd, which they are looking for a
separate tenant for that frontage.
Commissioner Erwin asked if a tenant has been secured yet for the restaurant.
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Ms. Monson explained the representatives for Bridgewater Bank are waiting on
this approval before finalizing the tenant, to be sure they are meeting everyone’s
needs. But yes, they do have a tenant in mind that they are discussing details
with now.
Chair Eckholm asked if the market dictated the size of the use.
Ms. Monson said this is not the case. The developers already had a restaurant in
mind and are hoping to move forward with the original intent.
Commissioner Erwin asked what the numbers were the parking numbers for a
high turnover restaurant compared to a fine dining restaurant.
Ms. Monson mentioned on page 26 table 5 it will show the demand as 70 and
the demand for 5,500 is 84. The parking study uses more accurate building data
for what’s being constructed today.
Commissioner Dumalag questioned whether the restaurant is an evening only
operation.
Ms. Monson answered it is a lunch and evening operation.
The Chair opened the public hearing.
Melody O’Connor Allen, 4525 Park Commons Dr unit #401, said she wanted to
discuss the traffic flow for the area surrounding the Bridgewater Bank. And
asked to be shown the map to see where the entrance and exit are to the
parking lot.
Ms. Monson presented the best site drawing on hand and explained the
entrance and the direction traffic will have to go in order to enter or leave.
Ms. O’Connor Allen said she just wanted to make sure, and she now understood.
The Chair closed the public hearing.
The developer, Peter Brodd with Bridgewater Bank wanted to note the space
planning by the restaurant is a minimum they are requiring before entering into
agreement. They are trying to respond to the market and they cannot give out
the name of the interested party.
Commissioner Dumalag asked if the restaurant is okay with the traffic counts.
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Mr. Brodd said they are okay with the traffic counts.
Commissioner Johnston-Madison asked whether or not the Engineering
department has given any information for the Monterey 36 th Street plan and the
neighborhood meeting in the future.
Mr. Walther remarked that there was a delay and they are currently in the
Capitol Improvement process now and we still have a goal that it will be
implemented by opening day, until we hear otherwise.
Commissioner Robertson made a motion to recommend approval of the major
amendment. Commissioner Erwin seconded the motion, and the motion passed
on a vote of 7-0.
B.Zoning Ordinance text Amendment regarding mobile uses
Applicant: City of St. Louis Park
Case No.: 19-11-ZA
Gary Morrison, Assistant Zoning Administrator, presented the staff report. There
are two parts to the ordinance, the first is to allow mobile uses on any property
that is zoned residential and occupied by any use other than single-family or
two-family residential dwellings. The second part of the amendment is to the
definition of mobile use- food to include grocery stores.
Mr. Morrison explained the city received a request from Twin Cities Mobile
Market which operates a mobile grocery store. Their intent is to provide access
to food to areas and people who might have trouble getting to a market for
various reasons.
Mr. Morrison explained that mobile grocery stores are currently not allowed in
the city, and mobile uses are currently not allowed at multiple-family dwellings..
The Twin Cities Mobile Market is hoping to operate this summer, if the
ordinance is approved.
Chair Eckholm asked why grocery was banned from the ordinance in the first
place.
Mr. Morrison said the intent of the existing code was to allow food trucks in the
traditional sense, where the food is prepared on the vehicle for immediate
consumption.
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Commissioner Johnston-Madison remarked whether or not any grocery stores
have commented on this. Example being what if they locate a mobile grocery
store in front of Fresh Thyme and apartment buildings being above it.
Mr. Morrison remarked the mobile use is not allowed on streets only on private
property, unless the street is closed for an event. Therefore, it is a private
matter. If the grocery store does not want the mobile use on their property, they
can simply say no to it.
Commissioner Kraft asked if there is a limit of how many trucks that could be
parked on a private property or for events. She also asked if there are limits on
the times of day or limits they are allowed to park.
Mr. Morrison remarked there are no limits and there have been some events
where multiple trucks have been present. He said trucks are not allowed on
public streets unless it’s for an event and that event would have hours of
operation.
Commissioner Beneke asked if they are able to setup a permanent operation on
private property.
Mr. Walther added that the mobile use section of the ordinance is under
temporary uses, so it is not something the city would contemplate about it
becoming permanent. If this becomes an issue it’s something we can address
when we’re doping the licensing and permitting a revisit in the city ordinance if
needed.
The Chair opened the public hearing.
Jess Weisman, 6320 Minnetonka Blvd, said he is interested in the topic of mob ile
use.
Mr. Weisman asked whether the mobile use truck is a non-profit or a for profit
business.
Mr. Morrison remarked that this particular truck is funded by the Wilder
Foundation and is a non-profit.
Commissioner Robertson clarified that the ordinance allows for a profit or non-
profit, it would not discriminate.
Mr. Morrison stated that is correct, it does not differentiate.
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Mr. Weisman questioned if mobile use like kitchens need to have a commissary
kitchen in St. Louis Park.
Mr. Morrison stated you do not need one.
Mr. Weisman asked if they can setup seating outside the bus.
Mr. Morrison said they can.
Mr. Weisman questioned if they can be in a park, in St. Louis Park and if
permission is needed. If so, is there a fee.
Mr. Morrison said the truck can and the Park’s department will regulate that
permit and there is a fee.
Commissioner Kraft made a motion to recommend approval for the zoning
ordinance amendment for mobile uses. Commissioner Robertson seconded the
motion, and the motion passed on a vote of 7-0.
4.Other Business
A.Board of Zoning Appeals (BOZA) & Planning Commission by-laws
Gary Morrison, Assistant Zoning Administrator, presented the staff report and
explained all detailed changes being proposed for the BOZA by-laws.
Commissioner Johnston-Madison asked about section 3 and if this could affect
notice of notifications for the paper.
Mr. Morrison responded it does not, and we will continue to post the meetings
for six o’clock.
Commissioner Johnston-Madison asked how it would be publicized when both
meetings are going to take place.
Mr. Walther responded it will be listed as addressed on the agenda for each
Commission. Our intention is to keep it at a six p.m. start even if the items are
for the Board of Zoning Appeals first, similar to that of the Planning Commission.
Commissioner Robertson asked about the voting status of the youth member
and if there are any updates.
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Mr. Walther said there is no change, just a similar update as the last discussion
which is, the city is hiring a consultant to come in and focuse on youth issues
generally within the city and this is one item we are hoping to include. They are
expected to be hired this summer and expected to be here for six months.
Commissioner Robertson motioned that the changes to the bylaws be approved.
Commissioner Erwin seconded the motion, and the motion passed on a vote of
7-0.
5.Communications:
Mr. Walther welcomes the new commissioners to their first meeting and
explained the next meeting is June 19 and they will have the first Board of
Zoning Appeals meeting at that time; the agenda will have the BOZA by-laws and
an application related to a variance for a garage at 7627 North Street. Following
the Board of Zoning Appeals meeting, the Planning Commission will hold a public
hearing on comprehensive rezoning.
July 3 meeting will be cancelled and city council on June 10 will be having a study
session and taking up two matter as one discussion item one is accessory
dwelling units and the other is home occupations.
6.Adjournment
The meeting was adjourned at 6:42 p.m.
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UNOFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
JUNE 19, 2019 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Carl Robertson; Claudia Johnston-Madison; Jessica Kraft;
Courtney Erwin; Lynette Dumalag; Matt Eckholm; Jim Beneke;
Alanna Franklin (youth member)
MEMBERS ABSENT: None
STAFF PRESENT: Sean Walther, Planning and Zoning Supervisor
Gary Morrison, Assistant Zoning Administrator
Akua Opoku, Community Development Intern
1.Call to Order – Roll Call
Chair Eckholm called the meeting to order at 6:15 p.m. immediately following
the board of zoning appeals meeting adjournment.
2.Approval of Minutes: May 15, 2019
Commissioner Johnston-Madison made a motion to approve the minutes.
Commissioner Robertson seconded the motion. The motion was approved on a
vote of 7-0.
3.Public Hearings
3a. Comprehensive plan related zoning map amendments
Applicant: City of St. Louis Park
Case Nos: 19-09-ZA
Mr. Sean Walther presented the staff report. It was reported that the city held
an open house in the beginning of May 2019 to provide information and answer
any questions or concerns regarding the proposed rezoning. Letters were mailed
to every property that is proposed to be rezoned, as well as any property within
350 feet of the proposed changed for that open house. The city also utilized
social media, the website and email contacts for neighborhoods leaders.
Mr. Walther summarized the proposed rezoning of the properties.
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Commissioner Robertson asked if all the properties that are proposed to be
changed were addressed tonight, or if some properties have been left out
because of questions or concerns.
Mr. Walther responded that no changes have occurred since the initial notice for
the open house was mailed.
Commissioner Kraft asked about the existing properties and if their current
usage would stay with the property following the rezoning.
Mr. Walther explained the rezoning does not require an immediate change of
use. Existing uses could remain and operate as they do today. They may become
legal non-conforming uses, and they are allowed to continue, but, they are not
allowed to expand or intensify their use. They would only lose their legal
nonconforming status if the use is abandoned and ceases for a full year.
If the use were to cease, then the city would expect new uses that enter the
building to meet the current standards of the ordinance. Also, any additions or
redevelopment of the property would be required to comply with the new
ordinance.
Commissioner Johnston-Madison questioned the statement in the staff report
about the comprehensive plan increasing the density allowed in a low-density
residential zoning district and the exploration of allowing accessory housing units
and duplexes through changes to the zoning ordinance. Clarifica tion was
requested regarding this statement, as previous discussions regarding duplexes
had not yet made a determination.
Mr. Walther said those are notable changes that were adopted in the
comprehensive plan which do not relate to the actions this evening. Mr. Walther
stated that the comprehensive plan clearly states that the city intends to allow
accessory dwelling units, and how we allow them has yet to be determined, and
will be incorporated through a zoning ordinance amendment. Those
amendments will be brought to the planning commission for review and
discussion in the coming months. The comprehensive plan states that the city
will explore allowing duplexes in low density residential areas. While it was not
as definitive as the language for accessory dwelling units, it will be explored
further in the coming months.
Commissioner Erwin asked about the difference between the general
commercial and office zoning districts.
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Mr. Walther explained that the office zoning district is one the most intense
zoning districts in the city, it allows the tallest buildings, the highest floor area
ratios, its generally geared toward employment uses, and it does allow some
commercial and high density residential uses use as part of an office
development.
Mr. Walther then explained that the general commercial is the most permissive
of the commercial districts and is geared toward regional shopping centers.
Examples include: Knollwood, Miracle Mile and the Costco and Home Depot
properties which are all zoned C2. The C-1 neighborhood commercial zoning
district is designed for smaller scale, and more service-oriented businesses that
generally serve a smaller market area.
Commissioner Robertson asked about the legal non-conforming status related to
the site on Louisiana Avenue, south of the Burlington Noerthern railroad tracks
and Cedar Lake Road and 26th Street West. He noted Area 4 has multiple smaller
lots. What would happen if one of those building were inactive, as it doesn’t
seem logical to make it a mixed-use area?
Mr. Walther said it would be unlikely for one of those sites to redevelop on its
own. He noted that in past study sessions leading up to the comprehensive plan
amendment, the commission had difficulty choosing the appropriate land use
designation for this site and eventually landed on the mixed-use category.
The Chair opened the public hearing.
Mark Abramovitz, 7525 Wayzata Blvd., stated that he is the owner of the
property being rezoned. He stated he has questions about the properties being
grandfathered in and becoming legal non-conforming. He asked what happens if
they cannot replace their tenant, DaVita Dialysis, when it’s a medical building.
Are all the current uses under C2 grandfathered in or only the medical use.
He then asked if a property is vacant for a year or more and it loses its previous
zoning, does this still happen if the owner is the same but the leasing tenant is
the one changing.
Mr. Abramovitz, stated that changing the current zoning requirements to the
proposed requirements could be detrimental to his area of businesses and asked
for his property to be left alone during the rezoning if at all possible.
Mr. Walther responded first to the existing use on the site and said that it is
allowed to continue as a legal non-conforming use, even if it were to be rezoned.
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This does not preserve the array of uses that were allowed in the previous
zoning district category, so new uses would be limited to the new zoning district.
Mr. Walther then responded to the questions about when non-conforming uses
are no longer allowed to continue and said only if the use is abandoned for one
year does the site lose its nonconforming status. If the property is being actively
marketed and the property owner and can demonstrate that, then it is not
considered abandoned even if it stretches beyond 12 months of being vacant .
Mr. Walther also addressed Mr. Abramovitz’s concern regarding the existing sign
on the property. Any signs that exceed the sign area limit in the new zoning
district also become legal, nonconforming structures when the property is
rezoned. A sign is also allowed to continue, and the sign face could be changed
and the owner is allowed to continue to maintain the sign. If the sign were to be
completely removed, the sign could not be replaced unless it is in full compliance
with the new rules.
Commissioner Dumalag asked if the building were sold to another user, would
that trigger the change in zoning requirements.
Mr. Walther explained that a change in ownership or a change in business, for
example, a change from one daycare to another daycare, do not impact the legal
non-conforming use status. The change in ownership is not a trigger that would
eliminate the legal non-conforming status.
David Saad, 5727 West 36th Street, wanted to confirm his current zoning and the
status of his use.
Mr. Walther confirmed the current zoning is industrial and is proposed to change
to mixed-use. The existing use as a luggage retail store is already a legal non-
conforming use in the present industrial zoning district.
Mr. Saad asked if he were to sell the building to his child down the line, if they
would be able to continue to operate as is.
Chair Eckholm responded that as long as there isn’t a gap of more than a year
where it’s vacant, then the sale to a family member would still qualify it for a
legal non-conforming use and the business would be able to continue to operate
as is.
Commissioner Johnston-Madison asked for clarification on which property Mr.
Abramovitz was discussing.
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Mr. Walther explained that the property is within Area 1 and the cross streets
are Pennsylvania Avenue South and Wayzata Boulevard, it is on the southeast
corner.
William Mason, 4330 Hwy 7 (Co. Rd. 25), wanted to ask about the current zoning
for his property as he was unsure.
Mr. Walther explained the property is currently zoned RC high density residential
and is not within the scope of zoning map amendments being considered this
evening and was not advertised to change, so we would not be able to affect a
zoning change on that parcel. This would need to be accomplished through a
separate process with a separate application.
Randy Johnson and Joel Libor, 4700 Park Glen Rd, are both owners of the
property being proposed to change.
Mr. Libor explained they have two buildings and one of them is proposed to
change to mixed-use and said he and Mr. Johnson’s current tenants are a
combination of office, warehouse or light assembly. One of the tenants would
also be considered a studio space. Under the new ordinance it doesn’t mention
any of the current uses that are present now would be allowed in the future,
which can make it hard to find new leasing tenants.
Mr. Walther responded that the owners are correct and that if a medical office
or studio use in the building went away after the rezoning to mixed use
occurred, a new use of the property would need to be a use that is allowed in
the mixed-use district. The mixed use district does not allow industrial
manufacturing and warehousing, so they would not be able to re-tenant that
medical office or studio space with a manufacturing use.
Mr. Libor asked about the office warehouse use.
Mr. Walther responded office is allowed, but warehousing is more strictly limited
to small scale accessory use related to the principal use of the property and
generally not more than 20% of the tenant space under the mixed use district.
Mr. Johnson said that’s what would be constricting for them as owners.
Mr. Libor added that the building is built with the idea you have office in front
and warehouse in the back, there are overhead doors that were built for FedEx
drop offs. He feels it could take a long time, possibly years to find a tenant to fit.
Chair Eckholm asked if this situation could apply for a conditional use permit.
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Mr. Walther responded, no, and stated that he has had past conversations with
this owner about the level of flexibility the city may have to accommodate
certain changes in use under the non-conforming use ordinance, and that he had
also spoken to the city attorney who advised that the city could not allow a
change from a studio use to all the other uses that were allowed in the business
park district if the property is rezoned to mixed-use district and that use is not
allowed in the new district.
As no one else was present wishing to speak the Chair closed the public hearing.
Commissioner Johnston-Madison stated she has concerns regarding areas 7, 8, 9
being switched at this time and said the conversation should go on.
Mr. Chair asked what the timeline is, as far as, when everything had to be
conformed to the comprehensive plan and if it is possible to approve a big
portion of the rezoning but leave a few to allow for time to go over some of the
issues brought up.
Mr. Walther said the commission may recommend amendments to the proposal.
All the changes would proceed to city council for their consideration, with the
benefit of the planning commission recommendations.
Commissioner Robertson asked if there is potential to add a text amendment
adding some possible uses to the mixed-use designation that might be desirable
for the area.
Mr. Walther responded that the city would be open to exploring more uses to
allow in the mixed use zoning district through a future zoning code text
amendment, and any new uses added would need to be suitable and
appropriate in the mixed use district throughout the city.
Another option that is more complex is to look at amendments the city’s non-
conforming use ordinance or looking at creating an interim use ordinance that
provide more flexibility.
Commissioner Robertson mentioned wanting to be respectful of the current
landowners and instead of taking away potential uses that are there now, to
start opening doors for more exciting and lucrative uses that aren’t currently
allowed.
Mr. Walther explained that in regards to some of the questions that were asked,
the city will try to be flexible and entertain potential uses to the ordinance that
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seem to be suitable. The city has no interest in perpetuating vacancies, but we
do want properties to eventually comply with the ordinance.
Commissioner Johnston-Madison asked if there is a way to review what is
allowed in C2 and compare it to the allowed in office district and see if we can
approve some of the uses that otherwise wouldn’t be allowed under office
zoning.
Mr. Walther said that if there are uses that were overlooked that would be
suitable in the office district throughout the city, the city can consider adding
uses at any time.
Commissioner Dumalag remarked to the audience that commissioners have
heard their concerns and encouraged owners to work with the city staff to
address specific concerns and that the city can accommodate and address some
of the issues that come up in the interim and transitional period between the
uses in the building now and the longer-term future of the property.
Commissioner Robertson said this is a good conversation to have and one that
should continue. He reminded the audience that the Commission is just a
recommending body to the council and that he feels comfortable with what is
being presented so far.
Chair Eckholm agreed with the other Commissioners and their statements and
also said the commission and city is trying to make the best decision for the
future of the city.
Commissioner Johnston-Madison added that city council will have to carefully
review everything that has been presented, and hopes they will consider the
comments from commissioners and the people that attended the public hearing.
Commissioner Robertson made a motion recommending approval of the
ordinance amending the zoning map. Commissioner Kraft seconded the motion,
and the motion passed on a vote of 7-0.
4.Old Business: None.
5.New Business: None.
6.Communications
Mr. Walther noted there will be no meeting on July 3, 2019, it is cancelled. The
comprehensive plan was reviewed by Metropolitan Council’s Community
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Development Committee and was recommended for approval. He noted that
there is also an Environment Committee that will consider the plan on their
consent agenda and then the Metropolitan Council will formally authorize the
plan on July 10, 2019. There is a survey posted on the city’s website, under the
planning studies page, for the Texa Tonka Small Area Plan. This will allow an
opportunities for input, and a community workshop is planned for June 27, 2019
from 6:00 – 7:30 p.m. at Lennox Community Center.
7.Adjournment
The meeting adjourned at 7:50 p.m. The advertised study session was not held
following the meeting and the planned discussion item was postponed until J uly
17, 2019.
Respectfully submitted,
Elena Roberts
Recording Secretary
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Meeting: Planning Commission
Meeting Date: August 21, 2019
Agenda Item: 3A
3A. Implementation of former Sam’s Club land use study recommendations
Case No.: 19-18-ZA, 19-19-CP, 19-20-Z
Recommended
Action:
Chair to close public hearing(s).
Motion to recommend approval of amendments to the 2040
Comprehensive Plan Future Land Use Plan Map, as well as
related figures, tables and text.
Motion to recommend amendments to the Official Zoning Map
Motion to recommend amendments to the Zoning Code to
define and regulate self-storage facilities (Sections 36-5, 36-243,
and 36-244)
Background: In January 2018, the Sam’s Club store at 3745 Louisiana Avenue (subject
property) closed its doors and the property was subsequently put up for sale. Before that time,
the Sam’s Club building and use had been viewed as a continuing commercial use as far as the
city’s planning efforts were concerned. Following the closure of the store, the city council
decided that the site needed to be studied in order to optimize the future land use of the site .
Given the city’s recent investments in the Louisiana Avenue and Hwy 7 intersection, the
upcoming SWLRT station at Louisiana Avenue, and the city’s vision and overarching goals set
forth in the 2040 Comprehensive Plan, land use guidance and regulations for this site’s future
reuse and/or redevelopment should align with that of its surrounding context. A moratorium
was placed on land use applications for the site for one year to allow adequate time for the city
to conduct a land use study.
The results of the land use study were presented to the city council on May 28, 2019 at a study
session, and a brief summary of the study is attached for your information. Based on the land
use study, the city council directed staff to move forward with amending the site’s land use
guidance and rezoning the site in order to promote transit oriented development that will
increase development intensity around transit investments, focus on pedestrian and bicycle
connections, achieve the city’s environmental goals, and increase opportunities for affordable
housing in the city.
This direction is being implemented through a 2040 Comprehensive Plan amendment, rezoning
of the site, and amendment to the Zoning Ordinance. These changes were discussed previously
with the planning commission on July 17, 2019 during a study session. Additional feedback on
these changes was collected during a neighborhood meeting on August 8, 2019.
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Summary of the Comprehensive Plan Amendment:
•Change in future land use designation of subject property, 13.0 net acres, from COM
Commercial to TOD Transit Oriented Development enabling the potential for adding at
least 500 housing units and 98 jobs on this site.
•Updates to growth forecasts for 2030 and 2040 based on the addition of households,
population, and employment with the change in land use. All related figures, text, and
tables that reference overall forecasts will be updated to reflect these changes.
•Updates to maps in the 2040 Comprehensive Plan to reflect the change in the future
land use designation
•Updates to tables throughout Chapter 5. Livable Community to reflect changes in
acreage of future land uses
•Addition of mid-block road connection between Louisiana Avenue and Monitor Street
across 3745 Louisiana Ave S to Desired Conceptual Street Connections
Summary of the Zoning Ordinance Amendment:
•Rezoning of subject property from the C2 General Commercial district to BP Business
Park and RC High Density Multiple Family Residence on the Official Zoning Map
•Addition of definition of self-storage facility to Sec. 36-5
•Addition of self-storage facility as a “permitted with conditions” use in the I-P and I-G
districts, with conditions listed
Previous action: The planning commission recently reviewed the proposed 2040
Comprehensive Plan amendment and Zoning Ordinance amendments at its study session held
July 17, 2019.
Recommendation: Staff recommends approval of a resolution amending the 2040
Comprehensive Plan and recommend approval of an ordinance amending the Official Zoning
Map and adding text to the Zoning Ordinance to define and regulate self-storage facilities
(Sections 36-5, 36-243, and 36-244)
Attachments:
•Proposed Amendment to the 2040 Comprehensive Plan ’s Future Land Use Plan Map
•Proposed Amendment to the City’s Official Zoning Map
•Draft zoning ordinance for adding self-storage facility definition and permitted with
conditions use in the I-P and I-G zoning districts
•Summary of the former Sam’s Club site land use and development study
Prepared by: Laura Chamberlain, Consulting Planner, Hoisington Koegler Group Inc.
Reviewed by: Sean Walther, Planning and Zoning Supervisor
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Future Land Use
RL - Low Density Residential
RM - Medium Density Residential
RH - High Density Residential
MX - Mixed Use
TOD - Transit Oriented Development
COM - Commercial
OFC - Office
BP - Business Park
IND - Industrial
CIV - Civic
PRK - Park and Open Space
ROW - Right of Way
RRR - Railroad
2040 Comprehensive Plan Proposed Amendment to FLU (2019)
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Future Land Use
RL - Low Density Residential
RM - Medium Density Residential
RH - High Density Residential
MX - Mixed Use
TOD - Transit Oriented Development
COM - Commercial
OFC - Office
BP - Business Park
IND - Industrial
CIV - Civic
PRK - Park and Open Space
ROW - Right of Way
RRR - Railroad
2040 Comprehensive Plan Proposed Amendment to FLU (2019)
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35TH ST W
VERNON AVE SGORHAM AVE
PARK GLEN RD INGLEWOOD AVE SKIPLING AVE SBELT LINE BLVDBROWNDALEAVE39TH ST W
CLUB RD
MORNINGSIDE RDBRUNSWICK AVE SJOPPAAVE SHUNTINGTON AVE S
VIRGINIA CIR N PARK PLACE BLVD S28TH ST WMELROSEAVE 25 1/2 ST W
NORTH
S
T
ZARTHAN AVE SBROOKSI
D
E
AVEMARYLAND AVE S
31ST ST W 16TH ST W FORESTRD
HAMILTON ST
ZINRAN AVE SEDGE
B
R
O
O
K
D
R
TOLEDO AVE SGOODRICH AVE
B A S SWOOD RDUTICA AVE S1ST ST NW23RD ST W
36 1/2 ST W
36TH ST W
ELIOT VIEW RD26TH ST W
GLENHURST AVE S2ND ST NWXENWOOD AVE SWEBSTER AVE SAQUILALNS32ND ST W NEVADAAVE SM
O
N
T
E
R
E
Y
D
R
VIRGINIA CIR S NATCHEZ AVE SFRANKLIN AVE W 24TH ST WWESTWOODHILLSDR
MEADOWBROOK RDVALLA
C
H
E
R
A
V
E
DAKOTAAVE SSALEM AVE S22ND ST W
LYNN AVE S43 1/2 ST W
40TH L
N
W
29TH ST W
40TH S
T
W OTTAWAAVE S25TH ST WBOONE AVE SWO
O
D
D
A
L
E
A
V
E
GAMBLE DR30 1/2 ST W
B
R
O
W
N
L
O
W
A
V
E
BROOK AVE S34 1/2 ST WQUEBECAVES14TH ST WBURDPLSTANLENRD RALEIGH AVE SPARKLANDSRDMACKEY AVE SXYLONAVESSERVICERDP A R K C O M M O N S D RKILMER AVEVICTORIA WAY
SOUTH
S
T
CEDARWOOD RDJORDAN AVE SPARKERRDSUMTER AVE SCOLORADO AVE SDART AVE
SUTAH AVE SAQUILAAVESCAVELLAVES KENTUCKYLN22ND LN W
35 1/2 ST WRIDGE DRM
O
N
I
T
O
R
S
T BLACKSTONE AVE S
VERMONT ST
FORD LN RANDALL
A
V
E
32 1/2 ST W
EDGEWOOD AVE SWYOMING AVE STAFT AVE
S
STEPHENS DRINDEPENDENCEAVES
R
E
P
U
B
LIC
A
V
EDECATURLN MONTEREY AVE SHAMPSHIRE AVE S13TH LN WCAVELLLN
PAR K C E N T E R BLVD13 1/2 ST W PRINCETON AVE SPARKDALE DROREGON AVE SPHILLIPS PKWYLANCASTERAVEGLENHURSTRDVIRGINIAAVESSBHWY100STOWBHWY7
YUKON AVE S33RD ST W
MEADOWBR
O
O
K
B
L
V
D
HIGHWOODRD
GLEN PLSUMTERDRHILLSBOROAVES24TH CT W
EXCELSIOR WAYVICTORIACRV
WOODLAND DRQUEBECDRDECATUR AVE SBROOKLNMINNEHAHACIRS
BROOKVIEW
DR
CEDAR STOAKLE
A
F
D
R
FOREST LN
42 1/2 ST WHILLLNSFRONTAGE RDWOOD LN
LOUISIANA CT SFAIRWAY LNO A K P A R K V I L L A G E D RTEXATONKAAVE JEWISHCCTU R N A R O U N DENSIGN AVE S
VICTORIACIR WILLOW LN SBOONE CTAUTO CLUB WAY
DEVANEY
S
T
FREDERICK AVE
AQUILA C
I
R
S
OTTAWA PLWESTRIDGE LN24TH PL W
SUNSET RIDGE RDFORD CIRTEXAS CIR S IDAHO AVES23RD ST W
34TH ST W
28TH ST WPENNSYLVANIAAVES DAKOTAAVE S29TH ST WBLACKSTONE AVE S
32ND ST WAQUILAAVES MARYLAND AVE S18TH ST W 23RD ST WGETTYSBURG AVE SLAKE ST W
36TH ST W
31ST ST W 2 3 R D S T W
QUEBEC AVE S
31ST ST WUTAH AVE S34TH ST W
COLORADO AVE SXENWOOD AVE S33RD ST WOREGON AVE SJOPPAAVE SJERSEY AVE S25TH ST W18TH ST W
RALEIGH
AVE
S
31ST ST W
HIGHWAY 100 S33RD ST W WEBSTER AVE SCEDARLAKERDSRHODEISLANDAVESPENNSYLVANIA AVE SKIPLING AVE SSUMTER AVE SDAKOTAAVE SYOSEMITE AVE SEDGEWOOD AVE SSUMTER AVE SUTICA AVE SPRI
NCETONAVESNATCHEZ AVE S13TH LN W 31ST ST W ZARTHAN AVE S32ND ST W
PENNSYLVANIA AVE SYOSEMITE AVE SKENTUCKY AVE S
16TH ST W22ND ST WFORD RDOXFORD ST
23RD ST WVIRGINIAAVES DAKOTAAVE S25 1/2 ST W
INGLEWOOD AVE S43 1/2 S
T
W
26TH ST W 31ST ST WZARTHAN AVE S27TH ST WVIRGINIAAVESSALEM AVE SYOSEMITE AVE S33RD ST W
41ST ST WJORDANAVES TOLEDO AVE SOTTAWAAVE S36TH ST W
RALEIGH
A
V
E
S
25TH ST WOREGON AVE S18TH ST W
37TH ST W FRANCE AVE S
28TH ST W XENWOOD AVE SCOLORADO AVE SUTICA AVE SBRUNSWICK AVE SXYLON AVE SEDGEWOOD AVE S37TH ST WNEVADAAVE S18THSTWBLACKSTONE AVE SBOONE AVE SCOLORADOAVES31ST ST W
RHODE ISLAND AVE S23RD ST W LYNN AVE SQUEBECAVES BRUNSWICK AVE S22ND ST W
BRUNSWICK AVE S26TH ST W
BROOKVIEW DR
40TH ST WDAKOTA AVE STEXAS AVE SKILMERAVE27TH ST WHAMPSHIRE AVE SZARTHAN AVE SHUNTINGTONAVES42ND ST W
22ND ST W32ND ST WFRANKLIN AVE W24TH ST W25THSTW29TH ST W RALEIGH AVE S
16TH STWRHODE ISLAND AVE S16TH ST W
OTTAWAAVE SVIRGINIAAVESQUENTIN AVE S
35TH ST W
16THSTWUTAH AVE SALABAMAAVE SSUMTER AVE S33RD ST W
PENNSYLVANI
AAVESYUKON AVE SBOONE AVE SPENNSYLVANIA AVE SAQUILA AVE SGETTYSBURG AVE S14TH ST WXYLON AVE SCAVELL AVE S
35TH ST WCOLORADO AVE S29TH ST W
39TH ST W
OTTAWAAVE SXYLON AVE S14TH ST W
OTTAWAAVE SFLAG AVE SWEBSTER AVE SNEVADAAVE S37TH ST WUTAH AVE SHAMPSHIRE
AVE
SEDGEWOOD AVE SLYNN AVE SJOPPA AVE SALABAMAAVE S27TH ST WHAMPSHIRE AVE SVIRGINIA AVE S22NDSTW FLORIDA AVE S
CAMBRIDGE ST
36TH ST W
CAMBRIDGE ST RALEIGH AVE SXENWOOD AVE SRHODEI
SLANDAVES26TH ST W
DAKOTAAVE SIDAHO AVE SQUEBEC AVE SINGLEWOOD AVE SSALEM AVE
S
MEAD
O
W
B
R
OOKBLVDVIRGINIAAVES 32ND ST W NATCHEZ AVE SQUEBEC AVE S28TH ST WWYOMINGAVESZARTHAN AVE S39TH ST W VERNON AVE SPRINCETON AVE SPRINCETON AVE SBRUNSWICK AVE SW A LKER ST41ST ST WYOSEMITE AVE S26TH ST W UTICAAVESMONTEREY AVE SALABAMAAVE SFRANKLIN AVE WAQUILA AVES28TH ST W29TH ST W16TH ST W
WEBSTER AVE SUTAH AVE SVIRGINIA AVE SPUD 1
PUD 2
PUD 4PUD3PUD 5 PUD 6
PUD 8
PUD 7
PUD 9
Westwood HillsNature CenterCedar ManorSchoolMinneapolis Golf Club
Knollwood Mall
Benilde-St.MargaretSchool
Bass Lake
Preserve
Wolfe Park
Meadowbrook
Golf Course
LouisianaOaks ParkAquila Park St. Louis ParkSenior High SchoolSt. Louis ParkMiddle School
Methodist
Hospital
JewishCommunity CenterShelardParkCity HallDakota ParkPeter HobartSchool KeystoneParkHannon LakeVictoria LakeCobble CrestLakeWestwood LakeLamplighterPond
Meadowbrook
Lake
South
Oak
Pond
Twin LakeCity of MinnetonkaCity of Plymouth City of Golden Valley
City of Hopkins
City of Edina City of MinneapolisTDM Zone ATDM Zone B
Recreation Center
Fire Station#2Oak HillPark
Municipal
Service Center
Park Nicollet
Clinic
Fire Station
#1
PoliceStation
MinnehahaCreek
PUD 10
PUD 13
PUD 12
PUD 11 PUD 1455
7
3
3
5
7
17
25
100
100
100394394169169
169
Official Zoning Map
Effective: May 13, 2019
Prepared by the City of St. Louis Park
Community Development Department
Zoning Districts
POS Park and Open Space
R-1 Single-Family Residence
R-2 Single-Family Residence
R-3 Two-Family Residence
R-4 Multiple-Family Residence
R-C High-Density Multiple-Family Residence
M-X Mixed Use
C-1 Neighborhood Commercial
C-2 General Commercial
BP Business Park
O Office
I-P Industrial Park
I-G General Industrial
PUD Planned Unit Development
Floodplain
FloodFringe
Floodway
Travel Demand Management Boundary0 0.5 1
Miles
PUD No. Ordinance No.
2471-15
2475-15
PUD-2 2483-15
2481-15
2502-16
PUD-4 2488-16
2489-16
2503-16
PUD-6 2501-16
2500-16
2517-17
PUD-8 2515-17
PUD-9 2518-17
PUD-10 2520-17
PUD-11 2531-18
PUD-12 2536-18
PUD-13 2538-18
PUD-14 2552-19
PUD-1
PUD-3
PUD-5
PUD-7
MINNETONKA BLVD
EXCELSIOR BLVDCEDAR LAKE RD34TH ST W
WALKER ST
LAKE
S
T
W
27TH ST W
ALABAMAAVE STEXAS AVE SFRANCE AVE S
OXFOR
D
S
TFLAG AVE SFLORIDA AVE SYOSEMITE AVE SGEORGIAAVE SIDAHO AVE SLI
B
R
A
R
Y
L
N
41ST S
T
WJERSEY AVE SWOODDAL
E
A
V
E
SLOUISIANAAVE S38TH ST W
37TH ST W
FORD RD KENTUCKY AVE S
SHELARD PKWY C E D A R L A K E R D S
35TH ST W
VERNON AVE SGORHAM AVE
PARK GLEN RD INGLEWOOD AVE SKIPLING AVE SBELT LINE BLVDBROWNDALEAVE39TH ST W
CLUB RD
MORNINGSIDE RDBRUNSWICK AVE SJOPPAAVE SHUNTINGTON AVE S
VIRGINIA CIR N PARK PLACE BLVD S28TH ST WMELROSEAVE 25 1/2 ST W
NORTH
S
T
ZARTHAN AVE SBROOKSI
D
E
AVEMARYLAND AVE S
31ST ST W 16TH ST W FORESTRD
HAMILTON ST
ZINRAN AVE SEDGE
B
R
O
O
K
D
R
TOLEDO AVE SGOODRICH AVE
B A S SWOOD RDUTICA AVE S1ST ST NW23RD ST W
36 1/2 ST W
36TH ST W
ELIOT VIEW RD26TH ST W
GLENHURST AVE S2ND ST NWXENWOOD AVE SWEBSTER AVE SAQUILALNS32ND ST W NEVADAAVE SM
O
N
T
E
R
E
Y
D
R
VIRGINIA CIR S NATCHEZ AVE SFRANKLIN AVE W 24TH ST WWESTWOODHILLSDR
MEADOWBROOK RDVALLA
C
H
E
R
A
V
E
DAKOTAAVE SSALEM AVE S22ND ST W
LYNN AVE S43 1/2 ST W
40TH L
N
W
29TH ST W
40TH S
T
W OTTAWAAVE S25TH ST WBOONE AVE SWO
O
D
D
A
L
E
A
V
E
GAMBLE DR30 1/2 ST W
B
R
O
W
N
L
O
W
A
V
E
BROOK AVE S34 1/2 ST W QUEBECAVES14TH ST WBURDPLSTANLENRD RALEIGH AVE SPARKLANDSRDMACKEY AVE SXYLONAVESSERVICERDP A R K C O M M O N S D RKILMER AVEVICTORIA WAY
SOUTH
S
T
CEDARWOOD RDJORDAN AVE SPARKERRD SUMTER AVE SCOLORADO AVE SDART AVE
SUTAH AVE SAQUILAAVESCAVELLAVES KENTUCKYLN22ND LN W
35 1/2 ST WRIDGE DRM
O
N
I
T
O
R
S
T BLACKSTONE AVE S
VERMONT ST
FORD LN RANDALL
A
V
E
32 1/2 ST W
EDGEWOOD AVE SWYOMING AVE STAFT AVE
S
STEPHENS DRINDEPENDENCEAVES
R
E
P
U
B
LIC
A
V
EDECATURLN MONTEREY AVE SHAMPSHIRE AVE S13TH LN WCAVELLLN
PAR K C E N T E R BLVD13 1/2 ST W PRINCETON AVE SPARKDALE DROREGON AVE SPHILLIPS PKWYLANCASTERAVEGLENHURSTRDVIRGINIAAVESSBHWY100STOWBHWY7
YUKON AVE S33RD ST W
MEADOWBR
O
O
K
B
L
V
D
HIGHWOODRD
GLEN PLSUMTERDRHILLSBOROAVES24TH CT W
EXCELSIOR WAYV IC T O RIACRV
WOODLAND DRQUEBECDRDECATUR AVE SBROOKLNMINNEHAHACIRS
BROOKVIEW
DR
CEDAR STOAKLE
A
F
D
R
FOREST LN
42 1/2 ST WHILLLNSFRONTAGE RDWOOD LN
LOUISIANA CT SFAIRWAY LNO A K P A R K V I L L A G E D RTEXATONKAAVE JEWISHCCTU R N A R O U N DENSIGN AVE S
V IC TORIACIR WILLOW LN SBOONE CTAUTO CLUB WAY
DEVANEY
S
T
FREDERICK AVE
AQUILA C
I
R
S
OTTAWA PLWESTRIDGE LN24TH PL W
SUNSET RIDGE RDFORD CIR TEXAS CIR S IDAHO AVES23RD ST W
34TH ST W
28TH ST WPENNSYLVANIAAVES DAKOTAAVE S29TH ST WBLACKSTONE AVE S
32ND ST W AQUILAAVES MARYLAND AVE S
18TH ST W 23RD ST WGETTYSBURG AVE SLAKE ST W
36TH ST W
31ST ST W 2 3 R D S T W
QUEBEC AVE S31ST ST WUTAH AVE S
34TH ST W
COLORADO AVE SXENWOOD AVE S33RD ST WOREGON AVE SJOPPAAVE SJERSEY AVE S25TH ST W18TH ST W
RALEIGH
AVE
S
31ST ST W
HIGHWAY 100 S33RD ST W WEBSTER AVE SCEDARLAKERDSRHODEISLANDAVESPENNSYLVANIA AVE SKIPLING AVE SSUMTER AVE SDAKOTAAVE SYOSEMITE AVE SEDGEWOOD AVE SSUMTER AVE SUTICA AVE SPRI
NCETONAVESNATCHEZ AVE S13TH LN W 31ST ST W ZARTHAN AVE S32ND ST W
PENNSYLVANIA AVE SYOSEMITE AVE SKENTUCKY AVE S
16TH ST W22ND ST WFORD RDOXFORD ST
23RD ST W VIRGINIAAVESDAKOTAAVE S25 1/2 ST W
INGLEWOOD AVE S43 1/2 S
T
W
26TH ST W 31ST ST WZARTHAN AVE S27TH ST WVIRGINIAAVESSALEM AVE SYOSEMITE AVE S33RD ST W
41ST ST WJORDANAVES TOLEDO AVE SOTTAWAAVE S36TH ST W
RALEIGH
A
V
E
S
25TH ST WOREGON AVE S
18TH ST W
37TH ST W FRANCE AVE S
28TH ST W XENWOOD AVE SCOLORADO AVE SUTICA AVE SBRUNSWICK AVE SXYLON AVE SEDGEWOOD AVE S37TH ST WNEVADAAVE S18THSTWBLACKSTONE AVE SBOONE AVE SCOLORADOAVES31ST ST W
RHODE ISLAND AVE S23RD ST W LYNN AVE SQ U EBECAVESBRUNSWICK AVE S22ND ST W
BRUNSWICK AVE S26TH ST W
BROOKVIEW DR
40TH ST WDAKOTA AVE STEXAS AVE SKILMERAVE27TH ST WHAMPSHIRE AVE SZARTHAN AVE SHUNTINGTONAVES42ND ST W
22ND ST W32ND ST WFRANKLIN AVE W24TH ST W 2 5 T H ST W 29TH ST W RALEIGH AVE S
16TH STWRHODE ISLAND AVE S16TH ST W
OTTAWAAVE SVIRGINIAAVESQUENTIN AVE S
35TH ST W
16THSTW UTAH AVE SALABAMAAVE SSUMTER AVE S
33RD ST W
PENNSYLVANI
AAVESYUKON AVE SBOONE AVE SPENNSYLVANIA AVE SAQUILA AVE SGETTYSBURG AVE S14TH ST WXYLON AVE SCAVELL AVE S
35TH ST WCOLORADO AVE S29TH ST W
39TH ST W
OTTAWAAVE SXYLON AVE S14TH ST W
OTTAWAAVE SFLAG AVE SWEBSTER AVE SNEVADAAVE S37TH ST WUTAH AVE SHAMPSHIRE
AVE
SEDGEWOOD AVE SLYNN AVE SJOPPA AVE SALABAMAAVE S27TH ST WHAMPSHIRE AVE SVIRGINIA AVE S2 2N D S T W FLORIDA AVE S
CAMBRIDGE ST
36TH ST W
CAMBRIDGE ST RALEIGH AVE SXENWOOD AVE SRHODEI
SLANDAVES26TH ST W
DAKOTAAVE SIDAHO AVE SQUEBEC AVE SINGLEWOOD AVE SSALEM AVE
S
MEAD
O
W
B
R
OOKBLVDVIRGINIAA VES32ND ST W NATCHEZ AVE SQUEBEC AVE S
28TH ST WWYOMINGAVESZARTHAN AVE S39TH ST W VERNON AVE SPRINCETON AVE SPRINCETON AVE SBRUNSWICK AVE SW A LKER ST41ST ST WYOSEMITE AVE S26TH ST W UTICAAVESMONTEREY AVE SALABAMAAVE SFRANKLIN AVE WAQUILA AVES28TH ST W29TH ST W16TH ST W
WEBSTER AVE SUTAH AVE SVIRGINIA AVE S
PUD 1
PUD 2
PUD 4PUD3PUD 5 PUD 6
PUD 8
PUD 7
PUD 9
Westwood HillsNature CenterCedar ManorSchoolMinneapolis Golf Club
Knollwood Mall
Benilde-St.MargaretSchool
Bass Lake
Preserve
Wolfe Park
Meadowbrook
Golf Course
LouisianaOaks ParkAquila Park St. Louis ParkSenior High SchoolSt. Louis ParkMiddle School
Methodist
Hospital
JewishCommunity CenterShelardParkCity HallDakota ParkPeter HobartSchool KeystoneParkHannon Lake Victoria LakeCobble CrestLake Westwood Lake LamplighterPond
Meadowbrook
Lake
South
Oak
Pond
Twin LakeCity of MinnetonkaCity of Plymouth City of Golden Valley
City of Hopkins
City of Edina City of MinneapolisTDM Zone ATDM Zone B
Recreation Center
Fire Station#2Oak HillPark
Municipal
Service Center
Park Nicollet
Clinic
Fire Station
#1
PoliceStation
MinnehahaCreek
PUD 10
PUD 13
PUD 12
PUD 11 PUD 1455
7
3
3
5
7
17
25
100
100
100394394169169
169
Official Zoning Map
Effective: May 13, 2019
Prepared by the City of St. Louis Park
Community Development Department
Zoning Districts
POS Park and Open Space
R-1 Single-Family Residence
R-2 Single-Family Residence
R-3 Two-Family Residence
R-4 Multiple-Family Residence
R-C High-Density Multiple-Family Residence
M-X Mixed Use
C-1 Neighborhood Commercial
C-2 General Commercial
BP Business Park
O Office
I-P Industrial Park
I-G General Industrial
PUD Planned Unit Development
Floodplain
FloodFringe
Floodway
Travel Demand Management Boundary 0 0.5 1
Miles
PUD No. Ordinance No.
2471-15
2475-15
PUD-2 2483-15
2481-15
2502-16
PUD-4 2488-16
2489-16
2503-16
PUD-6 2501-16
2500-16
2517-17
PUD-8 2515-17
PUD-9 2518-17
PUD-10 2520-17
PUD-11 2531-18
PUD-12 2536-18
PUD-13 2538-18
PUD-14 2552-19
PUD-1
PUD-3
PUD-5
PUD-7
MINNETONKA BLVD
EXCELSIOR BLVDCEDAR LAKE RD
34TH ST W
WALKER ST
LAKE S
T
W
27TH ST W
ALABAMAAVE STEXAS AVE SFRANCE AVE S
OXFOR
D
S
TFLAG AVE SFLORIDA AVE SYOSEMITE AVE SGEORGIAAVE SIDAHO AVE SLI
B
R
A
R
Y
L
N
41ST S
T
WJERSEY AVE SWOODDAL
E
A
V
E
SLOUISIANAAVE S38TH ST W
37TH ST W
FORD RD KENTUCKY AVE S
SHELARD PKWY C E D A R L A K E R D S
35TH ST W
VERNON AVE SGORHAM AVE
PARK GL
E
N
R
D INGLEWOOD AVE SKIPLING AVE SBELT LINE BLVDBROWNDALEAVE39TH ST W
CLUB RD
MORNINGSIDE RDBRUNSWICK AVE SJOPPAAVE SHUNTINGTON AVE S
VIRGINIA CIR N PARK PLACE BLVD S28TH ST
WMELROSEAVE 25 1/2 ST W
NORTH
S
T
ZARTHAN AVE SBROOKS
ID
E
AVEMARYLAND AVE S
31ST ST W
16TH ST W FORESTRD
HAMILTON ST
ZINRAN AVE SEDGEB
R
O
O
K
D
R
TOLEDO AVE SGOODRICH AVE
BASSWOOD RDUTICA AVE S1ST ST NW23RD ST W
361/2ST W
36TH ST W
ELIOT VIEW RD
26TH ST W
GLENHURST AVE S2ND ST NWXENWOOD AVE SWEBSTER AVE SAQUILALNS32ND ST W NEVADAAVE SMO
N
T
E
R
E
Y
D
R
VIRGINIA CIR S NATCHEZ AVE SFRANKLIN AVE W 24TH ST WWESTWOODHILLSDR
MEADOWBROOK RDVALLA
C
H
E
R
A
V
E
DAKOTAAVE SSALEM AVE S22ND ST W
LYNN AVE S43 1/2 ST W
40TH L
N
W
29TH ST W
40TH S
T
W OTTAWAAVE S25TH ST W
BOONE AVE SWO
O
D
D
A
L
E
A
V
E
GAMBLE DR
30 1/2 ST W
B
R
O
W
N
L
O
W
A
V
E
BROOK AVE S34 1/2 ST W
QUEBECAVES14TH ST W
BURDPL
STANLEN RD
RALEIGH AVE SPARKLANDSRDMACKEY AVE SXYLONAVESSERVICERDP A R K C O M M O N S D RKILMER AVEVICTORI
A
W
A
Y
SOUTH
S
T
CEDARWOOD RDJORDAN AVE SPARKER RD SUMTER AVE SCOLORADO AVE SDART AVE
SUTAH AVE SAQUILAAVESC
A
V
E
L
L
AVESKENTUCKYLN22ND LN W
35 1/2 ST WRIDGE DRM
O
N
I
T
O
R
S
T BLACKSTONE AVE S
VERMONT ST
FORD LN
RANDAL
L
A
V
E
32 1/2 ST W
EDGEWOOD AVE SWYOMING AVE STAFT AVE
S
STEPHENS DRINDEPENDENCEAVES
R
E
P
U
B
LIC
A
V
EDECATURLN MONTEREY AVE SHAMPSHIRE AVE S13TH LN W
CAVEL
L
LN
PARK C E N T E R BLVD13 1/2 ST W PRINCETON AVE SPARKDALE DROREGON AVE SPHILLIPS PKWYLANCASTERAVEGLENHURSTRDVIRGINIAAVES
SBHWY100STOWBHWY7YUKON AVE S33RD ST
W
MEADOWBR
O
O
K
B
L
V
D
HIGHWOODRD
GLEN PLSUMTERDRHILLSBOROAVES24TH CT W
EXCELSIOR WAYV I C T O RIAC
RVWOODLAND DRQUEBECDR
DECATUR AVE SBROOKLNMINNEHAHA C IRSBROOKVIEW
DR
CEDA
R
S
T
O AK LE
A
F
D
R
FOREST LN
42 1/2 ST WHILLLNSFRONTAGE RDWOOD LN
LOUISIANA CT SFAIRWAY LNO A K P A R K V ILL A GE D R
T E X A T O N KAAVEJEWISHCCTU R N A R O U N D
ENSIGN AVE S
V IC T
O
RIA
CI
RWILLOW LN SBOONE CTAUTO CLUB WAY
DEVANEY
S
T
FREDE
RI
C
K
A
V
E
AQUILA CI
R
S
OTTAWA PLWESTRIDGE LN24TH PL W
SUNSET RIDGE RDFORD CIR TEXAS CIR S
I
DA
H
O
A
V
E
S
23RD ST W
34TH ST W
28TH ST WPENNSYLVANIAAVES
DAKOTAAVE S29TH ST WBLACKSTONE AVE S
32ND ST W AQUILAAVES MARYLAND AVE S
18TH ST W 23RD ST W
GETTYSBURG AVE SLAKE ST W
36TH ST W
31ST ST W
2 3 R D S T W
QUEBEC AVE S
31ST ST WUTAH AVE S
34TH ST W
COLORADO AVE SXENWOOD AVE S33RD ST WOREGON AVE SJOPPAAVE SJERSEY AVE S25TH ST W18TH ST W
RALEIGH
AVE
S
31ST ST W
HIGHWAY 100 S33RD ST W WEBSTER AVE SCEDARLAKERDSRHODEISLANDAVESPENNSYLVANIA AVE SKIPLING AVE SSUMTER AVE SDAKOTAAVE SYOSEMITE AVE SEDGEWOOD AVE SSUMTER AVE SUTICA AVE SPRI
NCETONAVESNATCHEZ AVE S13TH LN W
31ST ST W
ZARTHAN AVE S32ND ST W
PENNSYLVANIA AVE SYOSEMITE AVE SKENTUCKY AVE S
16TH ST W22ND ST WFORD RDOXFORD ST
23RD ST W VIRGINIAAVESDAKOTAAVE S25 1/2 ST W
INGLEWOOD AVE S43 1/2 ST
W
26TH ST W
31ST ST WZARTHAN AVE S27TH ST W
VIRGINIAAVESSALEM AVE SYOSEMITE AVE S33RD ST W
41ST ST WJORDANAVES TOLEDO AVE SOTTAWAAVE S36TH ST W
RALEIGH
A
V
E
S
25TH ST WOREGON AVE S
18TH ST W
37TH ST W FRANCE AVE S
28TH ST
W XENWOOD AVE SCOLORADO AVE SUTICA AVE SBRUNSWICK AVE SXYLON AVE SEDGEWOOD AVE S37TH ST WNEVADAAVE S18 THSTWBLACKSTONE AVE SBOONE AVE SCOLORADOAVES31ST ST W
RHODE ISLAND AVE S23RD ST W
LYNN AVE SQ U EBECAVESBRUNSWICK AVE S22ND ST W
BRUNSWICK AVE S26TH ST W
BROOKVIEW DR
40TH ST WDAKOTAAVE STEXAS AVE SKILMERAVE27TH ST W
HAMPSHIRE AVE SZARTHAN AVE SHUNTINGTONAVES42ND ST W
22ND ST W
32ND ST W
FRANKLIN AVE W 24TH ST W
25TH ST W
29TH ST W
RALEIGH AVE S
16TH STW
RHODE ISLAND AVE S16TH ST W
OTTAWAAVE SVIRGINIAAVESQUENTIN AVE S
35TH ST W
16 TH S T W UTAH AVE SALABAMAAVE SSUMTER AVE S
33RD ST W
PENNSYLVANI
AAVESYUKON AVE SBOONE AVE SPENNSYLVANIA AVE SAQUILA AVE SGETTYSBURG AVE S14TH ST W
XYLON AVE SCAVELL AVE S
35TH ST WCOLORADO AVE S29TH ST W
39TH ST W
OTTAWAAVE SXYLON AVE S14TH ST W
OTTAWAAVE SFLAG AVE SWEBSTER AVE SNEVADAAVE S37TH ST WUTAH AVE SHAMPSHIRE
AVE
SEDGEWOOD AVE SLYNN AVE SJOPPA AVE SALABAMAAVE S27TH ST WHAMPSHIRE AVE SVIRGINIA AVE S2 2 N D S T W FLORIDA AVE S
CAMBRIDGE ST
36TH ST W
CAMBRIDGE ST RALEIGH AVE SXENWOOD AVE SRHODEI
SLANDAVES26TH ST W
DAKOTAAVE SIDAHO AVE SQUEBEC AVE SINGLEWOOD AVE SSALEM AVE
S
MEADO
W
BR
O
OKBLVDVIRGINIAAVES32ND ST W NATCHEZ AVE SQUEBEC AVE S
28TH ST W
WYOMINGAVESZARTHAN AVE S39TH ST W VERNON AVE SPRINCETON AVE SPRINCETON AVE SBRUNSWICK AVE SW A LKER ST41ST ST WYOSEMITE AVE S26TH ST W
UTICAAVESMONTEREY AVE SALABAMAAVE SFRANKLIN AVE W
AQUI
L
A AVES28TH ST W
29TH ST W
16TH ST W
WEBSTER AVE SUTAH AVE SVIRGINIA AVE S
PUD 1
PUD 2
PUD 4PUD3PUD 5 PUD 6
PUD 8
PUD 7
PUD 9
Westwood HillsNature Center
Cedar Manor
School
Minneapolis Golf Club
Knollwood Mall
Benilde-St.MargaretSchool
Bass Lake
Preserve
Wolfe Park
Meadowbrook
Golf Course
Louisiana
Oaks Park
Aquila Park
St. Louis Park
Senior High School
St. Louis ParkMiddle School
Methodist
Hospital
JewishCommunity CenterShelardPark
City Hall
Dakota ParkPeter HobartSchool
Keystone
Park
Hannon Lake Victoria Lake
Cobble Crest
Lake
Westwood Lake LamplighterPond
Meadowbrook
Lake
South
Oak
Pond
Twin Lake
City of MinnetonkaCity of Plymouth City of Golden Valley
City of Hopkins
City of Edina City of MinneapolisTDM Zone ATDM Zone B
Recreation Center
Fire Station#2
Oak Hill
Park
Municipal
Service Center
Park Nicollet
Clinic
Fire Station
#1
Police
Station
MinnehahaCreek
PUD 10
PUD 13
PUD 12
PUD 11 PUD 14
5
5
7
3
3
5
7
17
25
100
100
100394394169
169
169
Official Zoning Map
Effective: May 13, 2019
Prepared by the City of St. Louis Park
Community Development Department
Zoning Districts
POS Park and Open Space
R-1 Single-Family Residence
R-2 Single-Family Residence
R-3 Two-Family Residence
R-4 Multiple-Family Residence
R-C High-Density Multiple-Family Residence
M-X Mixed Use
C-1 Neighborhood Commercial
C-2 General Commercial
BP Business Park
O Office
I-P Industrial Park
I-G General Industrial
PUD Planned Unit Development
Floodplain
FloodFringe
Floodway
Travel Demand Management Boundary 0 0.5 1
Miles
PUD No. Ordinance No.
2471-15
2475-15
PUD-2 2483-15
2481-15
2502-16
PUD-4 2488-16
2489-16
2503-16
PUD-6 2501-16
2500-16
2517-17
PUD-8 2515-17
PUD-9 2518-17
PUD-10 2520-17
PUD-11 2531-18
PUD-12 2536-18
PUD-13 2538-18
PUD-14 2552-19
PUD-1
PUD-3
PUD-5
PUD-7
MINNETONKA BLVD
EXCELSIOR BLVDCEDAR LAKE RD
34TH ST W
WALKER ST
LAKE S
T
W
27TH ST W
ALABAMAAVE STEXAS AVE SFRANCE AVE S
OXFOR
D
S
TFLAG AVE SFLORIDA AVE SYOSEMITE AVE SGEORGIAAVE SIDAHO AVE SLI
B
R
A
R
Y
L
N
41ST S
T
WJERSEY AVE SWOODDAL
E
A
V
E
SLOUISIANAAVE S38TH ST W
37TH ST W
FORD RD KENTUCKY AVE S
SHELARD PKWY C E D A R L A K E R D S
35TH ST W
VERNON AVE SGORHAM AVE
PARK GL
E
N
R
D INGLEWOOD AVE SKIPLING AVE SBELT LINE BLVDBROWNDALEAVE39TH ST W
CLUB RD
MORNINGSIDE RDBRUNSWICK AVE SJOPPAAVE SHUNTINGTON AVE S
VIRGINIA CIR N PARK PLACE BLVD S28TH ST WMELROSEAVE 25 1/2 ST W
NORTH
S
T
ZARTHAN AVE SBROOKSID
E
AVEMARYLAND AVE S
31ST ST W 16TH ST W FORESTRD
HAMILTON ST
ZINRAN AVE SEDGEB
R
O
O
K
D
R
TOLEDO AVE SGOODRICH AVE
BASSWOOD RDUTICA AVE S1ST ST NW23RD ST W
36 1/2 STW
36TH ST W
ELIOT VIEW RD26TH ST W
GLENHURST AVE S2ND ST NWXENWOOD AVE SWEBSTER AVE SAQUILALNS32ND ST W NEVADAAVE SM
O
N
T
E
R
E
Y
D
R
VIRGINIA CIR S NATCHEZ AVE SFRANKLIN AVE W 24TH ST WWESTWOODHILLSDR
MEADOWBROOK RDVALLA
C
H
E
R
A
V
E
DAKOTAAVE SSALEM AVE S22ND ST W
LYNN AVE S43 1/2 ST W
40TH L
N
W
29TH ST W
40TH S
T
W OTTAWAAVE S25TH ST WBOONE AVE SW
O
O
D
D
A
L
E
A
V
E
GAMBLE DR30 1/2 ST W
B
R
O
W
N
L
O
W
A
V
E
BROOK AVE S34 1/2 ST W QUEBECAVES14TH ST WBURDPLSTANLENRD RALEIGH AVE SPARKLANDSRDMACKEY AVE SXYLONAVESSERVICERDP A R K C O M M O N S D RKILMER AVEVICTORIA WAY
SOUTH
S
T
CEDARWOOD RDJORDAN AVE SPARKER RD SUMTER AVE SCOLORADO AVE SDART AVE
SUTAH AVE SAQUILAAVESCAVELLAVES KENTUCKYLN22ND LN W
35 1/2 ST WRIDGE DRM
O
N
I
T
O
R
S
T BLACKSTONE AVE S
VERMONT ST
FORD LN
RANDAL
L
A
V
E
32 1/2 ST W
EDGEWOOD AVE SWYOMING AVE STAFT AVE
S
STEPHENS DRINDEPENDENCEAVES
R
E
P
U
B
LIC
A
V
EDECATURLN MONTEREY AVE SHAMPSHIRE AVE S13TH LN WCAVELLLN
PARK C E N T E R BLVD13 1/2 ST W PRINCETON AVE SPARKDALE DROREGON AVE SPHILLIPS PKWYLANCASTERAVEGLENHURSTRDVIRGINIAAVES
SBHWY100STOWBHWY7YUKON AVE S33RD ST
W
MEADOWBR
O
O
K
B
L
V
D
HIGHWOODRD
GLEN PLSUMTERDRH ILLSBOROAVES24TH CT W
EXCELSIOR WAYV IC T O RIACRV
WOODLAND DRQUEBECDRDECATUR AVE SBROOKLNMINNEHAHA C IRSBROOKVIEW
DR
CEDAR ST
O AK LE
A
F
D
R
FOREST LN
42 1/2 ST WHILLLNSFRONTAGE RDWOOD LN
LOUISIANA CT SFAIRWAY LNO A K P A R K V I L LA G E D RTEXATONKAAVE JEWISHCCT U R N A R O U N DENSIGN AVE SV IC TORIACIR WILLOW LN SBOONE CTAUTO CLUB WAY
DEVANEY
S
T
FREDERICK AVE
AQUILA CI
R
S
OTTAWA PLWESTRIDGE LN24TH PL W
SUNSET RIDGE RDFORD CIR TEXAS CIR S I
D
A
H
O
A
V
E
S
23RD ST W
34TH ST W
28TH ST WPENNSYLVANIAAVES DAKOTAAVE S29TH ST WBLACKSTONE AVE S
32ND ST W AQUILAAVES MARYLAND AVE S
18TH ST W 23RD ST WGETTYSBURG AVE SLAKE ST W
36TH ST W
31ST ST W 2 3 R D S T W
QUEBEC AVE S31ST ST WUTAH AVE S
34TH ST W
COLORADO AVE SXENWOOD AVE S33RD ST WOREGON AVE SJOPPAAVE SJERSEY AVE S25TH ST W18TH ST W
RALEIGH
AVE
S
31ST ST W
HIGHWAY 100 S33RD ST W WEBSTER AVE SCEDARLAKERDSRHODEISLANDAVESPENNSYLVANIA AVE SKIPLING AVE SSUMTER AVE SDAKOTAAVE SYOSEMITE AVE SEDGEWOOD AVE SSUMTER AVE SUTICA AVE SPRI
NCETONAVESNATCHEZ AVE S13TH LN W 31ST ST W ZARTHAN AVE S32ND ST W
PENNSYLVANIA AVE SYOSEMITE AVE SKENTUCKY AVE S
16TH ST W22ND ST WFORD RDOXFORD ST
23RD ST W VIRGINIAAVESDAKOTAAVE S25 1/2 ST W
INGLEWOOD AVE S43 1/2 ST
W
26TH ST W 31ST ST WZARTHAN AVE S27TH ST WVIRGINIAAVESSALEM AVE SYOSEMITE AVE S33RD ST W
41ST ST WJORDANAVES TOLEDO AVE SOTTAWAAVE S36TH ST W
RALEIGH
A
V
E
S
25TH ST WOREGON AVE S
18TH ST W
37TH ST W FRANCE AVE S
28TH ST W XENWOOD AVE SCOLORADO AVE SUTICA AVE SBRUNSWICK AVE SXYLON AVE SEDGEWOOD AVE S37TH ST WNEVADAAVE S18THSTWBLACKSTONE AVE SBOONE AVE SCOLORADOAVES31ST ST W
RHODE ISLAND AVE S23RD ST W LYNN AVE SQ U EBECAVESBRUNSWICK AVE S22ND ST W
BRUNSWICK AVE S26TH ST W
BROOKVIEW DR
40TH ST WDAKOTAAVE STEXAS AVE SKILMERAVE27TH ST WHAMPSHIRE AVE SZARTHAN AVE SHUNTINGTONAVES42ND ST W
22ND ST W32ND ST WFRANKLIN AVE W 24TH ST W 25TH ST W 29TH ST W RALEIGH AVE S
16TH STWRHODE ISLAND AVE S16TH ST W
OTTAWAAVE SVIRGINIAAVESQUENTIN AVE S
35TH ST W
16 TH S T W UTAH AVE SALABAMAAVE SSUMTER AVE S
33RD ST W
PENNSYLVANI
AAVESYUKON AVE SBOONE AVE SPENNSYLVANIA AVE SAQUILA AVE SGETTYSBURG AVE S14TH ST WXYLON AVE SCAVELL AVE S
35TH ST WCOLORADO AVE S29TH ST W
39TH ST W
OTTAWAAVE SXYLON AVE S14TH ST W
OTTAWAAVE SFLAG AVE SWEBSTER AVE SNEVADAAVE S37TH ST WUTAH AVE SHAMPSHIRE
AVE
SEDGEWOOD AVE SLYNN AVE SJOPPA AVE SALABAMAAVE S27TH ST WHAMPSHIRE AVE SVIRGINIA AVE S2 2N D S T W FLORIDA AVE S
CAMBRIDGE ST
36TH ST W
CAMBRIDGE ST RALEIGH AVE SXENWOOD AVE SRHODEI
SLANDAVES26TH ST W
DAKOTAAVE SIDAHO AVE SQUEBEC AVE SINGLEWOOD AVE SSALEM AVE
S
MEADO
W
BR
OOKBLVDVIRGINIAA VES 32ND ST W NATCHEZ AVE SQUEBEC AVE S
28TH ST W
WYOMINGAVESZARTHAN AVE S39TH ST W VERNON AVE SPRINCETON AVE SPRINCETON AVE SBRUNSWICK AVE SW A LKER ST41ST ST WYOSEMITE AVE S26TH ST W UTICAAVESMONTEREY AVE SALABAMAAVE SFRANKLIN AVE WAQUILA AVES 28TH ST W29TH ST W16TH ST W
WEBSTER AVE SUTAH AVE SVIRGINIA AVE S
PUD 1
PUD 2
PUD 4PUD3PUD 5 PUD 6
PUD 8
PUD 7
PUD 9
Westwood HillsNature CenterCedar ManorSchool Minneapolis Golf Club
Knollwood Mall
Benilde-St.MargaretSchool
Bass Lake
Preserve
Wolfe Park
Meadowbrook
Golf Course
Louisiana
Oaks Park
Aquila Park St. Louis Park
Senior High School
St. Louis ParkMiddle School
Methodist
Hospital
JewishCommunity CenterShelardParkCity HallDakota ParkPeter HobartSchool KeystoneParkHannon Lake Victoria LakeCobble CrestLake Westwood Lake LamplighterPond
Meadowbrook
Lake
South
Oak
Pond
Twin LakeCity of MinnetonkaCity of Plymouth City of Golden Valley
City of Hopkins
City of Edina City of MinneapolisTDM Zone ATDM Zone B
Recreation Center
Fire Station#2Oak HillPark
Municipal
Service Center
Park Nicollet
Clinic
Fire Station
#1
PoliceStation
MinnehahaCreek
PUD 10
PUD 13
PUD 12
PUD 11 PUD 1455
7
3
3
5
7
17
25
100
100
100394394169169
169
Official Zoning Map
Effective: May 13, 2019
Prepared by the City of St. Louis Park
Community Development Department
Zoning Districts
POS Park and Open Space
R-1 Single-Family Residence
R-2 Single-Family Residence
R-3 Two-Family Residence
R-4 Multiple-Family Residence
R-C High-Density Multiple-Family Residence
M-X Mixed Use
C-1 Neighborhood Commercial
C-2 General Commercial
BP Business Park
O Office
I-P Industrial Park
I-G General Industrial
PUD Planned Unit Development
Floodplain
FloodFringe
Floodway
Travel Demand Management Boundary 0 0.5 1
Miles
PUD No. Ordinance No.
2471-15
2475-15
PUD-2 2483-15
2481-15
2502-16
PUD-4 2488-16
2489-16
2503-16
PUD-6 2501-16
2500-16
2517-17
PUD-8 2515-17
PUD-9 2518-17
PUD-10 2520-17
PUD-11 2531-18
PUD-12 2536-18
PUD-13 2538-18
PUD-14 2552-19
PUD-1
PUD-3
PUD-5
PUD-7
Official Zoning Map Proposed Amendment to Zoning Map (2019)
Page 20
Ordinance No. ___-19
Ordinance regarding self-storage facilities
The City of St. Louis Park does ordain:
Section 1. Chapter 36 of the St. Louis Park City Code is hereby amended by adding
underscored text and deleting strikethrough text. Section breaks are represented by ***.
Section 36-4 Definitions
***
Self-Storage Facility means any real property designed and used for the purpose of renting or leasing
individual storage space to individuals, organizations, or businesses who are to have access to such
facility for the purpose of storing and removing personal property; a self-storage facility is not a
warehouse/storage facility.
***
Section 36-243 I-P industrial park district
***
(c) Uses permitted with conditions.
***
(13)Self-storage facility. The conditions are as follows:
a.No hazardous or flammable materials shall be stored on site.
b.No auctions, commercial sales/rentals, garage sales, or other activities not
consistent with the approved storage use shall be conducted on the premises.
c.No separate, dedicated utility connections, namely, electricity, water, telephone,
cable TV, or gas, will be provided to the individual units.
d.No unit within a self-storage facility shall be utilized as a place of business.
e.Outdoor storage is permitted with the following conditions:
1.Only commercial and recreational vehicles may be stored outside.
2.The vehicles must be properly licensed and in operable condition.
3.The outdoor storage area shall not exceed ten percent of the property
size.
4.The outdoor storage area shall be located in the interior of the site.
5.The outdoor storage area shall be screened from view from surrounding
properties with a 15-foot landscaped buffer consisting of an 8-foot
privacy fence and trees.
Page 21
***
Section 36-244 I-G general industrial district
***
(c) Uses permitted with conditions.
***
(18)Self-storage facility. The conditions are as follows:
a.No hazardous or flammable materials shall be stored on site.
b.No auctions, commercial sales/rentals, garage sales, or other activities not
consistent with the approved storage use shall be conducted on the premises.
c.No separate, dedicated utility connections, namely, electricity, water, telephone,
cable TV, or gas, will be provided to the individual units.
d.No unit within a self-storage facility shall be utilized as a place of business.
e.Outdoor storage is permitted with the following conditions:
1.Only commercial and recreational vehicles may be stored outside.
2.The vehicles must be properly licensed and in operable condition.
3.The outdoor storage area shall not exceed ten percent of the property
size.
4.The outdoor storage area shall be located in the interior of the site.
5.The outdoor storage area shall be screened from view from surrounding
properties with a 15-foot landscaped buffer consisting of an 8-foot
privacy fence and trees.
Section 2. This ordinance shall take effect (insert text)
Reviewed for administration: Adopted by the City Council (insert date)
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest: Approved as to form and execution:
First Reading (date)
Second Reading (date)
Date of Publication (date)
Date Ordinance takes effect (date)
Melissa Kennedy, City Clerk Soren Mattick, City Attorney
Page 22
Former Sam’s Club Land Use and Development Study Project Summary
Project overview: Between December 2018 and June 2019, the project team studied the
property, explored previous planning efforts in the area, conducted a market feasibility
analysis, and tested scenarios for different land uses. The analysis of the project is summarized
below:
Issues identified: Several factors were identified that would impact the future development of
the site, regardless of use. These factors are outlined on the attached Considerations for All
Development Scenarios
SWLRT regional context and transit oriented development (TOD).
o As part of the larger SWLRT, Louisiana Avenue Station area has an emphasis on
health care and employment.
o Due to the proximity of the Louisiana Avenue Station, development in this area
should exhibit TOD elements such as: orientation of buildings and entrances
towards transit station and pedestrian connections, intensification of
uses/housing/jobs near transit station, decrease in parking demand/shared
parking strategies.
Environmental considerations.
o The site’s environmental contamination is currently “capped” – any construction
or site alteration would require new processes to ensure environmental
contamination is mitigated.
o Soil contamination and quality make deep foundations/heavy structures cost
prohibitive on site, so new buildings will likely not exceed six stories in height.
o Environmental remediation generally would be based on addressing the activity
occurring during demolition/construction and is not tied to future use.
o The site’s high water table and groundwater contamination will limit most
landscaping on the site to “tree trenched” and other lined features that are
connected to the stormwater system.
Bicycle and pedestrian connections.
o Construction of the SWLRT will result in a slight realignment of the regional trail
as well as the addition of an underground tunnel connecting the trail to the
Louisiana Station, providing an opportunity to create an ADA accessible
entrance/exit from the trail to Louisiana Avenue.
o Connections to the site from the regional trail are unique opportunities and
should be incorporated into any redevelopment.
o Future facilities identified for within and around the site include a pedestrian-
scale plaza near the LRT tunnel, short-term and long-term bicycle parking, and
bicycle and pedestrian circulation throughout the site.
Page 23
Former Sam’s Club land use and development study project summary
Goals/metrics:
City goals.
o Support Transit Oriented Development.
Increase in the number/density of jobs, students, and/or housing units
within ½ mile radius of the transit station.
Promote mode-shift from personal vehicle trips to alternatives over the
existing uses.
Promote underlying design, orienting buildings and connections to transit
facilities.
o Maintain/expand tax capacity.
Increase square footage of tax-producing uses.
Provide a mix of use types to allow for a balanced and diverse tax base.
o Fulfill climate action plan.
Contain and remediate contaminants on site, following MPCA standards
Adaptive reuse of existing building features, prolonging the life of existing
construction.
Reduction of number and distance of personal vehicle trips by providing
jobs and housing near transit.
o Provide affordable housing.
Promote residential densities on the site that allow for affordable
housing development (as a portion or all of a project) to be a possibility
for affordable housing developers/programs.
Increase living-wage employment opportunities near transit and regional
trail network to reduce transportation cost and increase household
income for existing housing cost-burdened households.
o Maximize use and efficiency.
Allow for the redevelopment, infill, and intensification of uses on the site
Consider vehicle circulation and access, especially in relation to bicycle
and pedestrian circulation with an emphasis on reducing conflict points.
Promoting high-quality design for the site, encouraging users (residents,
employees, patrons, visitors, etc.) fully engage with the uses on the site.
Other metrics.
o Time to complete.
o Level of public assistance.
o Complexity.
o Level of impact.
o Number of jobs and housing units added.
Alternatives analyzed: The project team analyzed three different development scenarios, each
with their own focus. The analysis was intended to see what could be developed on the site,
spatially and from a market perspective. Features within any of the scenarios could be
implemented within the others. Details and visuals for each of the scenarios are attached as
Development Scenario Sheets.
Page 24
Former Sam’s Club land use and development study project summary
Scenario A: employment-focused development.
o Scenario shown in three phases.
Reuse of existing building, at least in short term, for employment uses.
Infill development while still reusing existing building.
Full redevelopment of the site.
o Future land use: business park.
Scenario B: Residential-focused development.
o Full redevelopment of site.
o Multi-family residential.
o Future land use: transit oriented development
Scenario C: mixed use development
o Full redevelopment of site
o Multi-family and employment uses
o Mix of uses not likely to be vertical, but rather across the site
o Future land use: transit oriented development
Study recommendations:
Preference of mixed use development, with desire to have as much intensification of
site (through housing unit and employment) as possible.
Would like to see opportunity for phasing/creative reuse of existing building integrated
into options.
Priorities for site from city council and staff.
o Prime opportunity for intensification and diversification of uses along transit
investments.
The property offers a great opportunity for the city to promote city goals
of maximizing efficient and effective investment at the southwest light
rail (SWLRT) station areas.
Housing should be a focus of the site, with at least half of the area
committed to high-density residential development.
o Housing development and program opportunities to further the possibility of
affordable units on the site should also be pursued.
Any development (or building reuse) on the site with non-residential uses
should focus on high-quality employment opportunities, that increase
jobs per square foot and promote living-wage jobs accessible by transit
users and regional trail users.
o Site development should also focus on optimizing built form.
Promoting pedestrian scale and circulation.
Add midblock street connection to make the blocks easier to walk
and bike.
Orient building fronts & entrances to pedestrian
walkways/streets.
o Reducing parking spaces requirement & facilitating a shared parking agreement
with neighboring property at 3715 Monitor Street.
Page 25
Former Sam’s Club land use and development study project summary
High-quality open space amenities, integrating connections to LRT
bike/pedestrian tunnel and Regional Trail “on ramp” into design.
Minimize conflict points between vehicular and pedestrian/bicycle traffic.
Use of high-quality exterior materials and innovative design for buildings
and open space.
o Environmental concerns on the site should lead to high-quality design and
solutions.
Meet or exceed MPCA standards for mitigation efforts.
Ensure equity from an environmental justice perspective:
Make sure design protects residents.
Do not concentrate affordable units in areas with dangerous
impacts.
Promote possibility of a phased redevelopment approach to allow for
creative reuse of the existing building and give longer life to the materials
already used on site over new, immediate construction.
Implementation:
Amend the 2040 comprehensive plan future land use designation.
o Change designation from C – commercial to TOD – transit oriented development.
o Additional amendment to the comprehensive plan showing a mid-block
roadway(s) through the site within the transportation chapter, to encourage the
appropriate block sizes for TOD development and circulation.
o Commence process when 2040 comprehensive plan is adopted by city council
(anticipated August 5, 2019).
Zoning analysis and direction.
o Currently no zoning districts allow more than 50 units per acre (allowed only
through PUD). The new mixed use district will allow up to 75 units per acre
through density bonuses.
o Ultimately, the TOD land use designation is intended to be implemented through
a form based code; however action needs to be taken on the site’s zoning before
that will be adopted.
o The best mechanism available now is the planned unit development (PUD)
process, which allows for a variety of uses, and can designate specifics about the
PUD site; however, a PUD zoning cannot be done preemptively, not applicable
until there is actually a planned development.
o Solution to rezone property the closest approximation of what the city’s
intention is for the land use of the site, and then encourage owners/developers
to go through a PUD process when time for development.
All existing zoning districts have limitations related to the goals for the
site, but a PUD would be able to create specific standards for the area.
o There are certain uses that would be inappropriate for this TOD site that are
currently allowed under existing zoning districts.
Page 26
Former Sam’s Club land use and development study project summary
The zoning code does not currently define mini-storage as a distinct use
and it currently falls under “warehousing” which is allowed in the BP (and
other) districts.
Mini-storage facilities should be defined and distinguished as their own
use, and determined which zoning districts are appropriate for that use.
Other official controls.
o Through discussion, other amendments to the official controls may be identified
that help achieve the development goals of the site.
Attachments: Considerations for all development scenarios
Development scenario sheets
Page 27
Bicycle/Pedestrian
Connections
Regardless of future use of the site, having
amenities and connections that encourage travelling
by walking, bicycling, or transit should be heavily
emphasized
CONSIDERATIONS FOR ALL DEVELOPMENT SCENARIOS
Connection to SWLRT Tunnel, and possible
transit plaza between Monitor Street and tunnel
Complete the gap in the multi-use trail along
Louisiana on the site
Coordinate with the City, Three Rivers Park
District, and HCRRA to build an “off-ramp” from
the Cedar Lake Trail at Louisiana that meets ADA
Standards
Internal circulation of bicycles and pedestrians
should be emphasized in any future site design
1
2
3
4
PROXIMITY TO FUTURE LRT STATION
The reuse or redevelopment of the former Sam’s Club site offers a unique
opportunity within St. Louis Park to orient future uses to Louisiana
Station, the future LRT station. While construction of the LRT is expected
to be complete in 2023, planning for the lightrail and its stations has been
underway for the last twenty years.
TCAAP - Transitional Station Area Action Plan
The TCAAP wholistically looked at the SWLRT and identified place types
for the focus of each station. Some stations are focused on residential
neighborhoods and commercial centers, while others are more focused
on employment and taking advantage of institutions in the station area.
Development within the station areas should think about the areas
holistically, and how one development fits in the larger area. The Lousiana
Station place types are:
Health & Wellness Employment Green Corridor, Recreation & Environment
Environmental Assumptions
The history of contamination on the site will add costs to any development on the site, regardless of use. The
Developer will have to work closely with the MPCA to ensure plans and processes adequately meet environmental
requirements. The City should be an active participant in these conversations, as there are various grant and
funding opportunities related to environmental assessment and remediation available to the City and development
partners.
CONTAMINATED SOILS
●Currently “capped” by the Sam’s Club
building and pavements.
●Contaminated soil encountered on
the site may have to be moved to
another part of the site and covered
or potentially disposed off-site.
Treatment to reduce pH may be
required prior to any off-site disposal.
●Contaminated soils may be
geotechnically unsuitable for
foundations and as structural fill.
Additional soil compaction or deep
foundation systems may be required
to support future buildings.
●Structure heights may be limited to a
maximum of six stories, as buildings
with seven+ stories become heavier
and require deeper foundation
techniques and are more costly to
construct.
HIGH WATER TABLE &
CONTAMINATION
●The high water table on the site limits
the options to construct basements,
subgrade levels, and underground
parking.
●Infiltration of stormwater and runoff
through contaminated soils into the
groundwater will be prohibited.
●Open Spaces will likely be a
combination of hardscape plazas
and boxed landscaping with lining
that channelizes stormwater to a
stormwater pond or below-grade
stormwater retention structure
instead of infiltrating to groundwater.
VAPOR INTRUSION
●The presence of containments in
the soil and former wetlands release
vapors that requires higher standards
for vapor barriers and/or building
vapor mitigation systems.
●Internal parking structures have
similar standards to address potential
vapor intrusion.Complete Multi-Use
Trail Gap
on
Louisiana
Reconstruct C
e
d
a
r
Lake Trail “O
f
f
-
R
a
m
p”
at Louisiana
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
OVERVIEW
Over its 15 mile length, the Southwest
LRT Corridor passes through five
different municipalities. Although
generally characterized as a “jobs
line”, a closer look at the line and its
17 stations reveals that it is much
more. The Southwest LRT Corridor
is an interwoven string of interesting
and unique places. While each of the
stations is distinct, there are a number
of systems and in some cases, common
elements, features and characteristics
that help connect station areas along
the corridor and relate them to
adjacent neighborhoods. The exhibit
on the following pages illustrate the
primary areas of influence surrounding
each of the station areas as well as the
key systems (streets, parks, corridors,
etc.), features and characteristics with
which they have a relationship.
PLACE TYPES
When it opens in 2018, the Southwest
LRT will connect a range of diverse
communities and place types along its
route including places to work, mixed
use centers, public institutions and
important recreational and open space
assets. Nine different place types
along the route have been identified
by groups like the Urban Land Institute.
These place types provide clues as
to the types of infrastructure that
can better help them support their
functions on opening day and beyond.
Corridor Characterization
1-19MINNEAPOLIS • ST. LOUIS PARK •HOPKINS•MINNETONKA • EDEN PRAIRIE
H
A
C
T
T
PLACE TYPES:
URBAN VILLAGES
LEARNING & INSTITUTIONAL DESTINATION
HEALTH & WELLNESS DESTINATION
GREEN CORRIDORS, RECREATION & ENVIRONMENT
EMPLOYMENT AREA
HERITAGE, ARTS & CULTURE
TRANSIT & TRAIL FEEDERS
NEW TRANSIT BUSINESS PARKS
NEIGHBORHOODS
SIGNIFICANT HISTORIC PROPERTY
SIGNIFICANT PUBLIC ART OPPORTUNITY
CULTURAL DESTINATION
IMPORTANT TRAIL CONNECTION
PARK & RIDE LOCATION
TRANSIT INTERCHANGE
1-20SOUTHWEST CORRIDOR INVESTMENT FRAMEWORK - INTRODUCTION
P
H
A
C
T
T
PLACE TYPES:
URBAN VILLAGES
LEARNING & INSTITUTIONAL DESTINATION
HEALTH & WELLNESS DESTINATION
GREEN CORRIDORS, RECREATION & ENVIRONMENT
EMPLOYMENT AREA
HERITAGE, ARTS & CULTURE
TRANSIT & TRAIL FEEDERS
NEW TRANSIT BUSINESS PARKS
NEIGHBORHOODS
SIGNIFICANT HISTORIC PROPERTY
SIGNIFICANT PUBLIC ART OPPORTUNITY
CULTURAL DESTINATION
IMPORTANT TRAIL CONNECTION
PARK & RIDE LOCATION
TRANSIT INTERCHANGE
1-20SOUTHWEST CORRIDOR INVESTMENT FRAMEWORK - INTRODUCTION
P
H
A
C
T
T
PLACE TYPES:
URBAN VILLAGES
LEARNING & INSTITUTIONAL DESTINATION
HEALTH & WELLNESS DESTINATION
GREEN CORRIDORS, RECREATION & ENVIRONMENT
EMPLOYMENT AREA
HERITAGE, ARTS & CULTURE
TRANSIT & TRAIL FEEDERS
NEW TRANSIT BUSINESS PARKS
NEIGHBORHOODS
SIGNIFICANT HISTORIC PROPERTY
SIGNIFICANT PUBLIC ART OPPORTUNITY
CULTURAL DESTINATION
IMPORTANT TRAIL CONNECTION
PARK & RIDE LOCATION
TRANSIT INTERCHANGE
1-20SOUTHWEST CORRIDOR INVESTMENT FRAMEWORK - INTRODUCTION
P
H
A
C
T
T
PLACE TYPES:
URBAN VILLAGES
LEARNING & INSTITUTIONAL DESTINATION
HEALTH & WELLNESS DESTINATION
GREEN CORRIDORS, RECREATION & ENVIRONMENT
EMPLOYMENT AREA
HERITAGE, ARTS & CULTURE
TRANSIT & TRAIL FEEDERS
NEW TRANSIT BUSINESS PARKS
NEIGHBORHOODS
SIGNIFICANT HISTORIC PROPERTY
SIGNIFICANT PUBLIC ART OPPORTUNITY
CULTURAL DESTINATION
IMPORTANT TRAIL CONNECTION
PARK & RIDE LOCATION
TRANSIT INTERCHANGE
1-20SOUTHWEST CORRIDOR INVESTMENT FRAMEWORK - INTRODUCTION
P
Transit P
l
a
z
aBicycle & Pede
st
r
i
an pathwaysShort-t e r m & L
o
n
g-termbicycle parkingSTORMWATER
FLOW DIRECTION
BICYCLE/PEDESTRIAN INFRASTRUCTURE
LINED LANDSCAPING
TRENCHES
Page 28
CIRCULATION
SCENARIO A: RE-USE & INTENSIFICATION
Manufa
ct
uri
n
g /
T
e
c
h
Fl
e
x
Office
(
3
Stories)40,000
sf
Small R
et
ail
(1 Story)
5,000 sf
Surfac
e
P
ar
ki
n
g
Lot (Ser
v
e
s
all
Uses)
Surfac
e
P
ar
ki
n
g
Lot (Ser
v
es
all
Uses)
70,000 sf
50,000
sf
20,000
sf
PHASE 1PHASE 2PHASE 3ImplementationCity Goals Other Metrics (Full Build-out)
LAND USE DESIGNATION
●Business Park
ZONING DISTRICT
●BP - Business Park
OTHER ZONING
CONSIDERATIONS
●The current market’s intensity of uses will likely
keep parking at surface-level. Long term phasing
possible
●Existing Building may have some non-
conformities to BP setbacks
OTHER OFFICIAL CONTROLS
●Mid-site access could be public or private street
●Subdivision/PUD likely
●Shared Parking Agreement
Support Transit Oriented
Development
Low Mid High
Maintain / Expand Tax Capacity
Low Mid High
Fulfill Climate Action Plan
Low Mid High
Provide Affordable Housing
Low Mid High
Maximize Use & Efficiency
Low Mid High
Time to Complete
Low Mid High
Level of Public Assistance
Low Mid High
Complexity
Low Mid High
Level of Impact
Low Mid High
Total Jobs
Phase 1 Phase 2 Phase 3
215 385 635
Total Housing
Units
0
3D MODEL
Manufa
ct
uri
n
g /
T
ec
h
Fl
e
x
70,000
sf
50,000
sf
20,000
sf
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
Office
(
3
Stories)40,000
sf
Small R
et
ail
(1 Story)
5,000 sf
Small R
et
ail
(1 Story)
5,000 sf
Office (2-3 Stori
es)
60,000
sf
Surfac
e
Parkin
g
Lot
Load
ingBa
y
s
Surfac
e
P
ar
ki
n
g
L
ot
(with op
p
ort
u
nit
y for struct
ur
e
d
parkin
g)Manufa
c
tu
r
ing
/
Tech
F
lex
40
,000
s
f
Manufa
ct
uri
n
g / Tech Fl
e
x (ground
f
l
oor)
26,000 sf
Loadin
g
Bays
Page 29
SCENARIO B: MIXED MULTI-FAMILY REDEVELOPMENT
Fire Ac
c
es
s /
W
al
k
w
a
y
Terrace
Courty
ar
d
w/
pool
Terrace
Courty
ar
d
w/
pool
Terrace
Courty
ar
d
w/
pool
Mixed
Reside
nti
al
(6 Stori
es)
4 Stori
es
of
Apartm
e
nts
above
4
S
t
o
r
i
e
s
o
f
A
p
a
r
t
m
e
n
t
s
ab
o
v
e
Pedes
t
r
ianSt
ree
t
First &
Second
Fl
o
or
Parkin
g (Interior)
2-Stor
y
Townh
o
m
e
s (Wrap Ext
eri
or)
2-
S
t
o
r
y
T
o
w
n
h
o
m
e
s
(
W
r
a
p
E
x
t
e
r
i
o
r
)
Median
Median
RotaryPark
ing
S
t
ru
c
tu
re5-S
to
ry
(6
pa
rk
ing
de
ck
s
)
Cafe/S
m
all
R
et
ail
(1st Flo
or)
3,000 sf
6-Stori
es
of
Apartm
e
nts
Entry
Overha
n
g
Sur
fa
ce
Pa
rk
ing
fo
r
Re
ta
i
l
&
Vi
s
i
to
r
s
ImplementationCity Goals
LAND USE DESIGNATION
●Transit Oriented Development
ZONING DISTRICT
●R-C High-Density Multiple Family Residence
OTHER ZONING
CONSIDERATIONS
●TOD areas will likely transition to Form Based
Code in the future, so attention to form and
orientation should be a priority
OTHER OFFICIAL CONTROLS
●Likely a phased development, which may require
subdivision
●Subdivision/PUD likely
●Shared Parking Agreement
Support Transit Oriented
Development
Low Mid High
Maintain / Expand Tax Capacity
Low Mid High
Fulfill Climate Action Plan
Low Mid High
Provide Affordable Housing
Low Mid High
Maximize Use & Efficiency
Low Mid High
Time to Complete
Low Mid High
Level of Public Assistance
Low Mid High
Complexity
Low Mid High
Level of Impact
Low Mid High
Total Jobs
5 - 10
Total Housing
Units
625 - 675
CIRCULATION
3D MODEL
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
Other Metrics (Full Build-out)
Page 30
SCENARIO C: MIXED USE REDEVELOPMENT
ImplementationCity Goals
LAND USE DESIGNATION
●Transit Oriented Development
ZONING DISTRICT
●Northern Half: O - Office
●Southern Half: R-C - High-Density Multiple Family
Residence
OTHER ZONING
CONSIDERATIONS
●TOD areas will likely transition to Form Based
Code in the future, so attention to form and
orientation should be a priority
OTHER OFFICIAL CONTROLS
●Likely a phased development, which may require
subdivision
●Subdivision/PUD likely
●Shared Parking Agreement
Support Transit Oriented
Development
Low Mid High
Maintain / Expand Tax Capacity
Low Mid High
Fulfill Climate Action Plan
Low Mid High
Provide Affordable Housing
Low Mid High
Maximize Use & Efficiency
Low Mid High
Time to Complete
Low Mid High
Level of Public Assistance
Low Mid High
Complexity
Low Mid High
Level of Impact
Low Mid High
Total Jobs
225-380
Total Housing
Units
475-560 CIRCULATION
3D MODEL
Fire Ac
c
es
s
R
o
ut
e
&
Pr
o
m
e
n
a
d
e
Terrace
Courty
ar
d
w/
pool
Terrace
Courty
ar
d
w/
pool
Mixed
Reside
nti
al
(6 Stori
es)
2-Story
Townh
o
m
e
s (Wrap Ext
eri
or)Pedes
t
r
ianSt
ree
t
Surfac
e
Parkin
g f
or
Retail
Drop
Off
Parkin
g
R
a
m
p
3 Stori
es (4 Parki
n
g
D
e
c
k
s)
Office
2-3 Stori
es
60,000
sf
First &
Second
Fl
o
or
Parkin
g (Interior)
4 Stori
es
of
Apartm
e
nts
above
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
Apartm
e
nt
s (4-6 Stori
es)
or
Office
(
3
Sto
ries)
Apartm
e
nt
s (4-6 Stori
e
s)
or
Office
(
3
Sto
ries)
Small R
et
ail
(1st Flo
or)
5,000 sf
Other Metrics (Full Build-out)
Page 31
Support TOD
Maintain /
Expand Tax
Capacity
Fulfill Climate
Action Plan
Provide
Affordable
Housing
Maximize
Use &
Efficiency
Time to
Complete
Level of
Public
Assistance
Complexity Level of
Impact Total Jobs
Total
Housing
Units
Total Jobs
+ Housing
Units
Scenario A: Business Park Re-
Use & Phased Redevelopment Mid Mid Mid/High Low/Mid Mid High High Mid Mid 215-635 0 215-635
Scenario B: Multi-Family
Redevelopment High Mid Mid High High Low Mid Mid Mid 5-10 625-675 630-685
Scenario C: Mixed Use
Redevelopment High High Mid Mid High Mid High High High 225-380 475-560 700-940
SCENARIO SUMMARIES
Fire Ac
c
e
s
s
R
o
ut
e
&
Pr
o
m
e
n
a
d
e
Terrace
Courty
ar
d
w/ pool
Terrace
Courty
ar
d
w/ pool
Mixed
Reside
nti
al
(6 Stori
es)
2-Story
Townh
o
m
es (Wrap
Exterior)Pedes
t
r
ianSt
ree
t
Surfac
e
Parkin
g f
or
Retail
Drop
Off
Parkin
g
R
a
m
p
3 Stori
es (4 Parki
n
g
Decks)
Office
2-3 Stori
es
60,000 sf
First &
Second
Fl
o
or
Parkin
g (Interior)
4 Stori
es
of
Apartm
e
nts
above
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
Apartm
e
nt
s (4-6 Stori
e
s)
or Off
ice
(3
Apartm
e
nts (4-6 Stori
e
s)
or
Office
(
3
Sto
ries)
Small R
et
ail
(1st Flo
or)
5,000 sf
Fire Acc
ess /
W
al
k
w
a
y
Terrace
Courty
ar
d
w/ pool
Terrace
Courty
ar
d
w/ pool
Terrace
Courty
ar
d
w/ pool
Mixed
Reside
nti
al
(6 Stori
e
s)
4 Stori
es
of
Apartm
e
nts
above4 Stories of Apartments abovePedes
t
r
ianSt
ree
t
First &
S
e
c
o
n
d
Floor P
ar
ki
n
g (Interior)
2-Stor
y
Townh
o
m
es (Wrap
Exterior)
2
-
S
t
o
r
y
T
ow
n
h
om
e
s
(W
r
a
p
E
x
t
e
r
i
o
r
)
Median
Median
RotaryPark
ing
S
t
ru
c
tu
re5-S
to
ry
(6
pa
rk
ing
de
ck
s
)
Cafe/S
m
all
R
et
ail
(1st Flo
or)
3,000 sf
6-Story
Apartm
e
nt
s
Entry
Overha
n
g
Sur
fa
ce
Pa
rk
ing
fo
r
Re
ta
i
l
&
Vi
s
i
to
r
s
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
Surfac
e
Parkin
g
L
ot LoadingBay
s
Surfac
e
P
ar
ki
n
g
L
ot
(with op
p
ort
u
nit
y f
or structure
d
p
ar
ki
n
g)
T
r
a
n
s
i
t
P
l
a
z
a
&
C
o
n
n
e
c
t
i
o
n
t
o
L
R
T
T
u
n
n
e
l
Office
(3 St
ories)40,000
sfManufa
c
tu
r
ing
/
Tech
F
lex
40
,000
s
f
Small R
et
ail
(1 Story)
5,000 sf
Small R
et
ail
(1 Story)
5,000 sf
Manufact
uri
n
g /
T
e
c
h
Flex (gr
o
u
n
d
f
l
oor)
26,000
sf
& Off
i
ces
(
a
b
ove)
26,000
sf
Office (2-3 Stori
e
s)
60,000 sf
Loadin
g
Bays
Page 32
Page 33
Meeting: Planning Commission
Meeting Date: August 21, 2019
Agenda Item: 3B
3B.Size restrictions for retail and service uses in the C-1 zoning district
Case No.: 19-05-ZA
Recommended
Action:
Chair to open public hearing, take public testimony, and close the
public hearing.
Motion to recommend approval of the zoning ordinance
amendment pertaining to size limitations for retail and service
uses in the C-1 zoning district.
Request: This amendment to section 36-193 of the zoning ordinance establishes a maximum
floor area allowed for retail and service uses in the C-1 Neighborhood Commercial zoning
district.
Background: In an effort to minimize large scale stores that are out of scale with the character
of low density neighborhoods and to promote small businesses, the city council, on February
20, 2018, directed staff to consider options for limiting the size of businesses within commercial
districts. Since then, staff conducted several discussions in study session with the planning
commission and city council which resulted in two proposed courses of action. The most recent
planning commission and city council study session meeting minutes are attached for your
information.
1.Rezoning. It was decided to rezone several properties from C-2 to C-1 or other more
appropriate zoning district. This action would further reduce the areas in the city where
a large store could locate. First, zoning changes were initiated to conform with the
comprehensive plan land use changes, including commercial areas changed to office,
mixed use, or another category. Staff hosted a community meeting on May 8, 2019, a
public hearing was conducted before the planning commission on June 19, 2019, and
the city council approved the first reading of the comprehensive rezoning on August 5,
2019. The second reading is scheduled for August 19, 2019. Additional zoning changes
will be explored for areas guided Commercial to change from C-2 General Commercial
to C-1 Neighborhood. However, the following zoning text amendments contemplated
below should be completed before beginning the public engagement process for
additional rezonings.
2.Zoning amendment. The city council recommended reviewing size limitations for retail
and service uses in the C-1 zoning district so that large retail and service uses would be
limited to the C-2 General Commercial zoning district only. After reviewing options with
the city council and planning commission, the attached ordinance amends the C-1
zoning district by establishing size limitations for retail and service uses.
Page 34
Zoning Amendment: A draft of the proposed ordinance is attached for your review. If
approved, staff would be permitted to administratively approve a total of 7,500 square feet of
retail uses, individual or cumulative on a property, and a total of 7,500 square feet of services
uses, individual or cumulative on a property.
The amendment includes a provision allowing the 7,500 square foot limitations to be increased
to 10,000 square feet, through the conditional use permit process.
The size limitations apply only to the retail and service uses located within a building or
property. The current regulations applying to the overall size of a building remain unchanged.
This means that larger mixed-use buildings, including those with a residential component, may
still be constructed. The form of the building will have to comply with the zoning regulations of
the C-1 zoning district, which includes regulations for height, floor area ratio, and yards.
Additional standard zoning regulations also apply, which includes regulations for parking,
screening, landscaping, lighting, etc. Whether a building or site plan may be approved
administratively or by conditional use permit will continue to be determined by the application
of the intensity classification table (Section 36-115). This ordinance does not amend the
intensity classification table.
Recommendation: Staff recommend approval of the attached zoning ordinance establishing
size maximums for retail and service uses in the C-1 Neighborhood Commercial zoning district.
Attachment: Draft zoning ordinance, Planning Commission study session meeting
minutes ____, 2019, and city council study session meeting minutes from ___, 2019.
Prepared by: Gary Morrison, Assistant Zoning Administrator
Reviewed by: Sean Walther, Planning & Zoning Supervisor
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Draft Ordinance
Ordinance No. ___-18
The City of St. Louis Park does ordain:
Section 1. Chapter 36 of the St. Louis Park City Code is hereby amended by adding
underscored text and deleting the strikethrough text. Section breaks are represented by ***.
Sec 36-193. C-1 neighborhood commercial district.
***
(c) Uses permitted with conditions. A structure or land in a C-1 district may be used for one
or more of the following uses.
***
(11)Service. The maximum floor area shall be 2,500 7,500 square feet.
***
(25)Retail. The conditions for retail are that the maximum floor area shall be 7,500 square
feet and shall not is that these cannot exceed intensity classification 4 for all other
measures.
(26)Large item retail. The conditions for large item retail are that the maximum floor area
shall be 7,500 square feet and shall not is that these cannot exceed intensity
classification 4.
(d) Uses permitted by conditional use permit. No structure or land in a C-1 district shall be
used for the following uses except by conditional use permit.
***
(2)Exceeding classification 4. All of those uses which are permitted or permitted with
conditions, which exceed an intensity classification 4, shall be conditional uses. The
conditions are as follows:
a.Access shall be to a roadway identified in the comprehensive plan as a collector
or arterial or shall be otherwise located so that access can be provided without
generating significant traffic on local residential streets.
b.Buildings shall be located a minimum of 25 feet from any parcel that is zone d
residential and used or subdivided for residential or has an occupied institutional
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building including but not limited to a school, religious institution or community
center.
c.The use is in conformance with the comprehensive plan including any provisions
of the redevelopment chapter and the plan by neighborhood policies for the
neighborhood in which it is located and conditions of approval may be added as
a means of satisfying this requirement.
d.The cumulative gross floor area used for retail, large item retail, and service uses
shall not exceed 10,000 square feet.
Section 2. This ordinance shall take effect fifteen days after its publication.
Reviewed for administration: Adopted by the City Council __________
Thomas K. Harmening, City Manager Jake Spano, Mayor
Attest: Approved as to form and execution:
Melissa Kennedy, City Clerk Soren Mattick, City Attorney
First Reading August 19, 2019
Second Reading
Date of Publication
Date Ordinance takes effect
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EXCERPT OF MINUTES
PLANNING COMMISSION STUDY SESSION
ST. LOUIS PARK, MINNESOTA
FEBRUARY 6, 2019 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Lynne Carper, Matt Eckholm, Jessica Kraft,
Claudia Johnston-Madison, Joe Tatalovich, Lisa Peilen, Carl Robertson,
Alanna Franklin (youth member)
MEMBERS ABSENT:
STAFF PRESENT: Sean Walther, Jacquelyn Kramer, Gary Morrison, Clint Pires
3.C-1 District retail/service/liquor store size limits. Mr. Morrison presented an updated
proposal for amendments to the C-1 District. The updated amendment proposes to
establish a 5,000 sf maximum for retail and service uses up to classification 4, and a 20,000
sf maximum for uses exceeding classification 4. It also clarifies that the classification table
does not apply to the residential portion of buildings containing residential uses. The
planning commission agreed with the updated amendment with the exception that the
retail and service uses permitted up to, and including class 4 be increased to 7,500 sf.
Page 38
Excerpt of Official minutes
City council study session
St. Louis Park, Minnesota
July 8, 2019
The meeting convened at 6:30 p.m.
Councilmembers present: Mayor Jake Spano, Tim Brausen, Steve Hallfin, Rachel Harris, Anne
Mavity, Thom Miller, and Margaret Rog.
Councilmembers absent: None.
Staff present: City Manager (Mr. Harmening), City Attorney (Mr. Mattick), Deputy City
Manager/Human Resources Director (Ms. Deno), CIO (Mr. Pires), Director of Community
Development (Ms. Barton), Senior Planner (Mr. Walther), Building and Energy Manager (Mr.
Skellet), Communications Manager (Ms. Smith), Sr. Management Analyst (Ms. Carrillo Perez), and
Recording Secretary (Ms. Pappas).
Guests: St. Louis Park Nest Board Members; Katie Jones, Center for Energy and Environment
1.C-1 zoning district retail and service use restrictions
Mr. Walther noted this report is a follow-up from the March 11, 2019 council discussion of the
planning commission recommendations. He noted staff seeks direction from council on
whether this topic should proceed with the formal public hearing process for the ordinance as
recommended by the planning commission, or if the council has amendments to the proposed
ordinance.
Councilmember Harris asked about allowing a Global Market type of multi-vendor complex in
C1. Mr. Walther stated that scale of business would not likely work in C1 because none of the
city’s C1 properties are large enough to accommodate that use. He added a more common
multi-tenant use in the C1 district might be a small strip mall.
Councilmember Mavity wanted clarification on C1 and C2 zoning districts and what conditions
are allowed or need to be met for 20,000 square feet and if there are any specific proposals
under consideration. Mr. Walther stated there are no current proposals and the city would
need to rely on its current code text for any new applications that the city receives.
Councilmember Mavity stated she has concerns about a 20,000 square foot development in a
C1 district and wants to be sure they proceed cautiously. She asked to see a map of the C1
districts and land parcels or hubs where changes would occur. She added the council is trying to
promote small and local businesses, and she has concerns about offering large scale big box
retailers the opportunity to come into neighborhoods and small business areas that are meant
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to be walkable and are adjacent to residential. She added this is not a good fit and is not
consistent with the comprehensive plan goals.
Councilmember Mavity asked if the Historic Walker Lake area is C1. Mr. Walther stated no, it is
a combination of C2 and Industrial Park zoning. He said the small area plan for the Historic
Walker Lake area recommended the city consider an overlay zoning district for that area. He
shared a map of the areas of the city currently zoned C2 that the planning commi ssion and city
council have previously discussed rezoning to a different zoning district. He added that 73
parcels around the city are being rezoned in order to begin implementing the comprehensive
plan which includes some of the current C2 parcels.
Councilmember Rog agreed and stated she does not approve of the 20,000 square foot limit.
Councilmember Miller agreed with both Councilmembers Mavity and Rog and asked if any
properties will be grandfathered in to the new limits. Mr. Walther stated this would need to be
researched to determine which and how many parcels would become legal, non -conforming
uses, and those sites, and buildings and uses would be allowed to continue as long as the
property uses are not abandoned for a period of time.
Councilmember Harris noted staff’s streamlining process and added the 20,000 square foot
limit may need more conversation; however, she is in favor of a smaller footprint.
Councilmember Brausen is supportive of the planning commission’s changes. Councilmember
Hallfin agreed and stated he supports the planning commission’s changes as well.
Mayor Spano stated he feels like the 7,500 square foot maximum for retail and service uses
allowed administratively is agreed upon by the council, but there is still concern around the
20,000 square foot limit.
It was the consensus of the council to recommend the 7,500 square foot maximum for
administrative approvals, reduce the 20,000 square foot limit to 10,000 square feet, and send
this back to the planning commission for formal consideration. The council also agreed to look
at other options after the ordinance is adopted, if the planning commission wanted to continue
to support allowing 20,000 square feet for retail, service, and large item retail uses with
conditions that give the city adequate control through the conditional use permit process.
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