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HomeMy WebLinkAbout2021/07/21 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting July 21, 2021 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther at 952.924.2574 or the administration department at 952.924.2525. Planning commission The St. Louis Park Planning Commission is meeting in person at St. Louis Park City Hall, 5005 Minnetonka Blvd. in accordance with the most recent COVID-19 guidelines. Some members of the planning commission may participate by electronic devise or telephone rather than by being personally present at the meeting. Members of the public can attend the planning commission meeting in person or watch the meeting by webstream at bit.ly/watchslppc and on local cable (Comcast SD channel 17 and HD channel 859). Visit bit.ly/slppcagendas to view the agenda and reports. Members of the public who want to address the planning commission during the hearing(s) on the regular meeting agenda may attend the meeting in person or call the number noted be low next to the corresponding item. Call when the meeting starts at 6:00 p.m. and follow instructions provided. Comments will be taken during the public hearing in the order they are received and must relate to the item being discussed on the agenda. Agenda 1. Call to order – roll call 2. Approval of minutes – June 16, 2021 3. Hearings 3a. Zoning ordinance amendment pertaining to medical marijuana dispensaries Applicant: City of St. Louis Park Case No.: 21-25-ZA Public hearing phone number: 952.562.2886 4. Other Business 5. Communications 6. Adjournment Future scheduled meeting/event dates: August 4, 2021 – planning commission regular meeting August 18, 2021 – planning commission regular meeting September 1, 2021 – planning commission regular meeting September 23, 2021 – planning commission regular meeting 1 Planning commission meeting July 21, 2021 STUDY SESSION 1. Green building policy revisions (oral presentation only, no staff report) 2. Wooddale Station Redevelopment introduction 3. City council chambers orientation for commissions (oral presentation only, no staff report) 2 Planning commission June 16, 2021 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration department at 952.924.2525. Planning commission Members present: Jim Beneke, Matt Eckholm, Courtney Erwin, Jessica Kraft, Sam Tift, Tom Weber, Joffrey Wilson Members absent: Imran Dagane Staff present: Jacquelyn Kramer, Jennifer Monson, Gary Morrison, Sean Walther Guests: none 1. Call to order – roll call 2. Approval of minutes – June 2, 2021 Commissioner Beneke made a motion, and Commissioner Kraft seconded, to approve the minutes of June 2, 2021, as presented . The motion passed 6-0. 3. Hearings 3a. Zoning ordinance amendment pertaining to home occupations Applicant: City of St. Louis Park Case No: 21-24-ZA Mr. Morrison presented the report. Commissioner Wilson asked if there has been demand for operating businesses out of homes historically in the city . Mr. Morrison stated there has not been a request for home salon or barber but it was brought up as an equity issue . He stated this is most likely the primary drive for that. Commissioner Kraft stated the planning commission has been looking at home occupations for a while and salons and barbers were not allowed initially as a home occupation . It came forward as an item for further discussion. Commissioner Beneke asked if when the council discussed this, did accessory dwelling units come up specifically . Mr. Morrison stated yes. The concern comes with potential nuisance in accessory buildings such as garages, so they continue to be excluded from being used for home occupations. At this time , only occupants of an accessory dwelling units are allowed to conduct a home occupation in the accessory dwelling unit within the proposed ordinance. Chair Eckholm opened the public hearing. 3 There were no callers on the line. Chair Eckholm closed the public hearing. Chair Eckholm stated the work staff did to update this ordinance has been very good and this brings the ordinance more in line with what the average person likely assumes to be allowed . He will support this. Commissioner Beneke stated he also supports the ordinance, adding the ordinance offers more equitable opportunities. Commissioner Beneke made a motion, and Commissioner Weber seconded, to accept the zoning ordinance amendment pertaining to home occupations. The motion passed 6-0. 4. Other Business - none 5. Communications Mr. Walther noted the commission will have a study session immediately following adjourning the regular meeting. The topics to be discussed include daycare regulations, an introduction of a development proposal anticipated for the site north of the future Beltline Blvd. Light Rail Transit Station, and a discussion about the joint study session commissioners had with the city council regarding the 2021 work plan. He stated the July 7 planning commission meeting is cancelled and the next regular meeting will be July 21. 6. Adjournment – 6:18 p.m. STUDY SESSION The study session commenced at 6:19 p.m. 1. Daycare ordinance introduction Mr. Morrison presented the report. Commissioner Wilson stated there are some great parks in the city and leveraging those, while lessening barriers to childcare , is worthwhile pursuing. Commissioner Kraft stated she would hate to lose a dedicated park space at daycares. Also, she stated there are peak times for drop off/pick up and parents are stuck circling; she cautioned on parking reduction. Chair Eckholm stated possibly incorporating a parking management plan would be in order especially during peak times. He added traffic flow and parking needs to be safe with children coming in and out. 4 Chair Eckholm asked why the ordinance is so stringent in various areas. Mr. Morrison stated it hasn’t been reviewed in many years and may be outdated. Chair Eckholm stated he supports urban designs with rooftop play areas. He would want to support that especially if there are no parks nearby. Commissioner Weber agreed. He stated the ordinance should make it as easy as possible for daycares and would defer to the state on regulation here. Commissioner Tift also agreed . He asked if in the past when setting up daycares near a highway and what are the safety standards that are looked at. Mr. Morrison stated in the one near Highway 100, the highway is elevated so there is a concrete barrier; it was determined to be safe there. He noted fences and barriers would help with safety issues. Commissioner Weber asked if there has been the same type of issues with people wanting to do in-home day care in St. Louis Park and not being able to because of commercial day cares. Mr. Morrison stated in-home daycares operate under a different set of city, state , and county rules. He had not heard of any barriers to in-home day care in the city. Chair Eckholm stated Highway 7, 100 and 169 used to be surface highways, so perhaps in the past the fences and barriers were needed since there was no grade or setback. He added with the way highways are constructed now, there are barriers in place and more fully developed . He stated possibly setback is not needed but only fencing would be used if needed. Commissioner Kraft noted most play areas are fenced in so this is probably not asking something daycares do not already do. Mr. Morrison stated the fencing or barrier will be needed for safety reasons regardless of the location. Commissioner Weber asked if there are playgrounds in nearby schools and if daycares would be able to utilize those assets as well as park playgrounds. Commissioner Kraft stated she feels it is important that a daycare not share a park and have a dedicated play area within its property. She stated she is concerned about there not being a dedicated space located right at the daycare itself. She asked if the state requires a dedicated play area. Mr. Morrison stated the state allows local parks as a substitute to the required on-site play area. Chair Eckholm stated he is not comfortable asking a daycare to use a certain park and not also have a dedicated on-site play space. Commissioner Weber added he did not intend that the city’s ordinance would need to follow all of the state regulations. 5 Mr. Walther stated Commissioner Beneke serves as the school board liaison on the commission and asked him if there are any shared aspects of this with schools. Commissioner Beneke stated the schools are limited in the number of preschool programs they can run but he was not sure about sharing the playgrounds. He added there might be rules of not bringing outside groups to play at school playgrounds during the day but noted he would check into this. 2. Sherman Associates proposed Beltline Boulevard Station Redevelopment Ms. Monson presented the report. Chair Eckholm stated the unit count is set on the development. He asked when they go ahead with phase 2, would additional units be able to be added? Ms. Monson stated the developer is locked into their unit mix for the most part. She stated the site plan is still at five to six stories ; one building will be at seve n stories. Commissioner Weber asked if the developer is in talks with a grocer. Ms. Monson stated yes. Commissioner Beneke asked if there is a park and ride included in the development. Ms. Monson stated the hope was to have a lower amount of cars allowed at the park and ride at 268 parking slots and up to 98 for resident use. Mr. Walther added this one will be a park and ride and there is also another at Louisiana Avenue as well. Commissioner Beneke asked if the EAW is worrisome at all. Ms. Mon son stated there are some soil problems, but it is nothing out of the ordinary for St. Louis Park. She noted issues that came up in the area have been solved and the developer will be applying for grants to help. Commissioner Weber asked if phase 1 happens and then in phase 2 the affordable gets cancelled, does the city have safeguards in place on this? Ms. Monson stated yes and that will all be included in the contracts. She also noted there will TIF applied for by the developer as well, to help with th is. Mr. Walther stated typically the financing takes about two years to set up in a development like this. Commissioner Wilson asked if there will be infrastructure provided in the development, so it is not more expensive to add this in the future. Ms. Monson stated yes, noting there will be conduit and EV chargers included in the development. Commissioner Kraft asked for the timeline for phase 2 being built and what it will look like before phase 2 is built. Ms. Monson stated she knows the park and ride will have to be set before light rail begins operation . Phase 2 should be completed then or shortly thereafter, as the developer will have their tax credits by then. 6 Chair Eckholm asked if there is pressure from the grocer for surface parking. He stated he sees a lot of parking in the development and would like to see it broken up a bit, such as 90-degree parking or parallel parking in the actual implementation. Commissioner Beneke noted the water quality in Bass Lake, noting the development might be able to help the water quality there as well, when following all the requirements. Ms. Monson stated this is correct. Ms. Walther added some of the water management issues have already been addressed following the watershed requirements. Chair Eckholm asked what the vision is related to retail at the development. Ms. Monson stated the city is working to keep that in there and the developer is looking at a coffee shop. Commissioner Weber stated but Nordicware has a coffee shop right across the street already. Ms. Monson stated that is correct, adding the city only wants something there and does not have a preference as to what it is. 3. 2021 Work Plan Mr. Walther state d this portion of the meeting is for the commission to make comments related to the work plan and councils debrief. He added if there was specific direction for staff, they would also appreciate that feedback as well. Chair Eckholm asked about the council’s stance on the analysis of build size for residential buildings and putting that on the back burner. Mr. Walther stated that is correct, adding there were only two councilmembers in support of the amendment provided by staff. He noted council will further discuss this and come back to the commission with more direction. Commissioner Beneke asked if the concern was the size of single-family homes. Mr. Walther stated yes and noted there were several proposals on how to address this but the council did not support the items brought forth by staff. Commissioner Beneke asked if this relates at all to the percentage of rentals vs. owner occupied units. Mr. Walther stated there was some conversation around two-family dwellings in lower density areas and identify areas where three and four-plex’s might be appropriate. This item may be another area the council will look into to help support first-time home ownership. Chair Eckholm asked if there is any way to look at having more owner-occupied multifam ily housing. Mr. Walther stated there are some issues with state regulations on this type of building not moving ahead in the state. Mr. Walther stated condos are currently not being pursued at all in the state. Commissioner Wilson agreed there is opportunity with condos, but challenges to get there. 7 Mr. Walther added there are also different construction requirements when converting apartments to condos, and in building condos. Chair Eckholm asked if these discussions related to triplexes and quads would be worthwhile to include in the work plan as there seems to be interest by the council on this. He added also that the council was interested in early discussions on neighborhood commercial uses within residential neighborhoods. He noted this might be related to food security and having grocery stores close by in neighborhoods. Mr. Walther stated there are two paths to look at multiple items: bring individual items to the commission and council over a year or two or to look at everything at once and pursue a more sweeping amendment that takes in all these topics. Chair Eckholm stated this is helpful to hear and a good concept. Commissioner Beneke stated this would be a way to work out any issues over two years vs. rushing in and doing everything at once. Mr. Walther agreed. Commissioner Wilson agreed there is benefit in taking things one at a time and being mindful that all things are interconnected. Mr. Walther stated that there may be room to add to the work plan list but stated it is a large list at this point. He added the transit-oriented development district zoning code amendment is a huge topic for staff and a consultant may be brought in to help on this item. Mr. Walther noted the city hall HVAC equipment has all been updated and has been used at city council meetings. He noted the city council chambers also have dividers that can be used at the dais and if the commission is interested in utilizing these, they are available. He added all are welcome to use masks as they so choose to. He noted the public will now be invited to all futu re meetings and the commissioners can also be seated six feet apart if so desired. Mr. Walther stated he will work with facilities on the commission’s requests for the in - person meeting space. He added there will no longer be Webex meetings and no longe r a call-in number to listen to meetings, although there will still be a call-in number for public hearings. He also added if residents want to participate in study sessions, they will have to be at the meeting in person. 4. Adjournment – 7:50 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Matt Eckholm, chair member 8 Planning commission: Regular meeting Meeting date: July 21, 2021 Agenda item: 3a 3a Zoning ordinance amendment pertaining to medical marijuana dispensaries Case Number: 21-25-ZA Applicant: Scott Landsman, representing Leaf line Industries, LLC Review Deadline: 60-day deadline: 8/7/21, 120-day deadline 10/6/21 Recommended motions: Chair to close the public hearing. Motion to recommend denial of the ordinance pertaining to marijuana dispensaries in the C-1 neighborhood commercial district. Summary of request: Scott Landsman, representing Leafline Industries applied for a text amendment to the zoning ordinance to allow marijuana dispensaries in the C-1 neighborhood commercial district with the following conditions: The condition for marijuana dispensary is that it shall be limited to a distribution facility in the form of a retail store that sells and distributes medical cannabis and medical cannabis products. Medical cannabis is any species of the genus cannabis plant, or any mixture or preparation of them, including whole plant extracts and resins for a patient with a qualifying medical condition enrolled in the registry program administered by the State of Minnesota. Medical cannabis products are any delivery device or related supplies and educational material use d in the administration of medical cannabis. No other form of marijuana dispensary shall be allowed. Leafline Industries would like to open a marijuana dispensary at 8225 Highway 7 which is zoned C-1 neighborhood commercial. Attached to the report is a narrative written by the applicant that describes the State of Minnesota regulations governing the sale of medical use marijuana and describing Leafline’s facilities and experiences. Background: A marijuana dispensary land use category was created by the city in January of 2021, and is defined as follows: Marijuana dispensary means a dispensary location where patients or consumers can access cannabis in a legal and safe manner. Users get assistance from experts (bud tenders) who find an optimal dosage and recommend the delivery method to achieve optimal results when using medical cannabis. Marijuana dispensaries, however, were intentionally not permitted in any zoning district. By creating a separate land use category specific to marijuana dispensaries, the city clarified that marijuana dispensaries are not to be considered pharmacies or similar uses, and therefore, could not be allowed anywhere a pharmacy is currently permitted. This approach allow s the city time to study and deliberate marijuana sales in St. Louis Park and determine if dispensaries should be permitted, where they should be permitted, under which co nditions. 9 Regular meeting meeting of July 21, 2021 (Item No. 3a) Title: Zoning ordinance amendment pertaining to medical marijuana dispensaries Analysis: The applicant proposes to amend the zoning ordinance to allow medical use marijuana sales in the C-1 neighborhood commercial district. The applicant chose to amend this district because the available commercial space they found is zoned C-1 neighborhood commercial. While this application meets the needs of the applicant, it is not sufficient reason alone for the city to approve the application resulting in marijuana dispensaries being permitted on any property zoned C-1 neighborhood commercial. The city has not yet undertaken a study of marijuana sales, medical or recreational use . The applicant’s intent is to draft the ordinance to allow medical use marijuana sales only. This is intended to address the possibility that recreational use marijuana sales may someday be legalized in the state and medical marijuana dispensaries become recreational marijuana dispensaries. Staff finds that the proposed language is insufficient for the following reasons: 1. Properties located in the C-1 neighborhood commercial district are small commercial properties that are adjacent to residential uses. Because of their close proximity to residential uses, the zoning ordinance currently prohibits uses such as liquor stores, pawn shops, firearm sales and payday loans. Staff believes marijuana dispensaries have similar community perceptions and impacts as these uses and should be prohibited in the C-1 neighborhood district for the same reasons. 2. A concentration of the uses above, including marijuana dispensaries, could have a negative impact on the image of the neighborhood, community character and property values that contributes to real or perceived problems or issues. Therefore, if the city allow s marijuana dis pensaries, consideration should be given to separating these use s an appropriate distance from other uses , including residential, other dispensaries, liquor stores, pawn shops and payday loans. Additional study would be needed to determine what conditions should apply. 3. It is prudent for the city to proceed cautiously when considering how to regulate marijuana dispensaries. The intent of this application may be to allow marijuana dispensaries for medical use only, however, the regulations governing marijuana use in Minnesota is uncertain, and national trends indicate legalizing recreational use marijuana sales is becoming more likely . It is reasonable to assume that if the state eventually legalizes recreational use marijuana, then existing medical use marijuana sales facilities will desire to transition to include recreational use marijuana sales. Therefore, staff recommends only allowing medical marijuana dispensaries where the city would potentially support marijuana dispensaries that include recreational use . Before the city approves a marijuana dispensary, the city needs to prepare for this new industry. It needs to determine where the city will allow marijuana sales , in what manner should it be approved (permitted, permitted with conditions, or conditional use permit) and under which conditions. Should there be setbacks from residential and other uses such as liquor stores, other marijuana dispensaries, pawn shops etc.? For comparison, the city currently limits liquor stores, pawn shops, firearms sales, and payday loans mostly to the C-2 general commercial district. None of them are allowed in the C-1 neighborhood commercial district. Each of the uses are allowed by conditional use permit in the C-2 general commercial district, 10 Regular meeting meeting of July 21, 2021 (Item No. 3a) Title: Zoning ordinance amendment pertaining to medical marijuana dispensaries and there are several conditions required that are specific to these uses including a 1,000-foot setback from each of these listed uses and a 350-foot setback from residential. There are additional complications to allowing the sale of marijuana in St. Louis Park. The zoning ordinance may not be the only city ordinance that would need to be amended. The applicant identified other potential conflicts with city regulations, including restrictions on electronic delivery devices and prohibition of the sale of products containing marijuana. The city should evaluate and amend other city ordinances along w ith the zoning ordinance as opposed to amending the zoning ordinance first, then evaluating and amending other city ordinances. The building and energy department is reviewing its licensing regulations to ensure compliance with State law. Staff recommendation: Staff recommends denial of the ordinance pertaining to marijuana dispensaries in the C-1 neighborhood commercial district. Next Steps: The city council is tentatively scheduled to consider the planning commission recommendation on August 2, 2021. Attachments: Zoning ordinance text amendment narrative Prepared by: Gary Morrison, assistant zoning administrator Reviewed by: Sean Walther, planning and zoning supervisor 11 12 13 14 15 16 17 18 Planning commission: Study session Meeting date: July 21, 2021 Study session item: 2 2 Proposed Wooddale Station Redevelopment Location: 5850 36th Street & 5802 36th Street Applicant: Saturday Properties & Anderson Companies Owner: City of St. Louis Park Economic Development Authority Standal Properties Summary of request: In February 2021, the St. Louis Park Economic Development Authority (EDA) entered into an agreement with Anderson Companies and Saturday Properties to develop a mixed -use, mixed-income, transit-oriented development at the Southwest Light Rail Transit (SWLRT) Wooddale Avenue Station Site. The initial concept plan includes 17,000 square feet of ground floor commercial uses and 283 residential units, including 10% of the units available at 50% area median income (AMI), 10% of the units available at 60% AMI, and 80% of the units at market rate. Site information: 19 Regular meeting meeting of July 21, 2021 (Item No. 2) Title: Proposed Wooddale Station Redevelopment Site area (acres): 3.08 acres Current use: vacant commercial building Surrounding land uses: One-story commercial building North: Wooddale LRT Station East: commercial and industrial uses South: TowerLight senior living West: Wooddale Avenue Current 2040 land use guidance Current zoning TOD - transit oriented development MX-1 vertical mixed use Proposed 2040 land use guidance Proposed zoning TOD - transit oriented development PUD planned unit development Background: In August 2020, the city’s Economic Development Authority distributed a request for proposals (RFP) for the SWLRT Wooddale Avenue Station Site . The EDA envisions the Wooddale Avenue Station Site to be an active, vibrant and connected place where people can affordably live, work and recreate with the opportunities and advantages of proximity to LRT. The site is expected to become an important community hub for mixed-income housing, neighborhood business and transit. The EDA sought a development that provide s: • An abundance of affordable multifamily housing that exceeds the city’s Inclusionary Housing Policy requirements and facilitates multicultural and intergenerational living (i.e. includes larger size units); • Smaller scale, affordable, ground floor commercial spaces conducive for neighborhood businesses; • Attractive, bold and creative architecture; • Building and site designs that incorporate numerous “green” elements including renewable energy sources designed to achieve net zero carbon emissions at the site and serve as a showcase for environmental sustainability; • Numerous accommodations for pedestrians, bicyclists, transit riders, and automobiles, including electric bikes, electric vehicles, and possibly car sharing; • A public plaza or community space with unique community landmark or feature; • High quality site ame nities and public art; • Connections to nature through green features such as enhanced landscaping, green roofs or living wall systems. Present considerations: In February 2021, the EDA entered into an agreement with Anderson Companies and Saturday Properties to develop a mixed-use, mixed-income, transit -oriented development at the Southwest Light Rail Transit (SWLRT) Wooddale Avenue Station Site. The initial concept plan includes 17,000 square feet of ground floor commercial uses and 283 residential units, including 10% of the units available at 50% area median income (AMI), 10% of the units available at 60% AMI, and 80% of the units at market rate. There is also a large public plaza facing the SWLRT Wooddale Ave. Station. 20 Regular meeting meeting of July 21, 2021 (Item No. 2) Title: Proposed Wooddale Station Redevelopment Proposed site plan A neighborhood meeting was held on February 10, 2021 to gather initial comments from the Elmwood and Sorensen neighborhoods. The concept plans were well received and most of the neighbors in attendance at the meeting are excited for this proposal to move forward. Planning commission study session: Staff will present the conceptual site plan to the planning commission during the July 21, 2021 study session. Staff requests the commission discuss and provide feedback on the proposal. Next steps: In the coming months, the planning commission will be asked to consider a preliminary and final plat, and a preliminary and final planned unit development for the site . Recommendations: Discuss and provide feedback on the proposed development for the Wooddale Station Site Redevelopment Supporting documents: Discussion, site plan, concept images Prepared by: Jennifer Monson, senior planner Reviewed by: Sean Walther, planning and zoning supervisor 21 22 39 39Saturday Properties + Anderson Companies CITY OF SAINT LOUIS PARK Park Central Exhibit D Preliminary Site Plan 36 th St. W o o d d a l e A v e .Yosemite Ave.East Building West Building East Lobby West Lobby Wooddale Lawn Resident Amenity Deck over Parking Ea s t S k y Dec k West Sky DeckDog Run LRT Dro p Pub l ic Pa r k ing Retail Parkin g Access Reta i lPar k ingAcces s Resident Parking Entry L1 Possible PV ArrayPossible PV Array Resident Parking Entry L0 Bi ke Pa r k ing Bi ke Pa r k ing Bike Parki n g Bike Parking Bypass SWLRT W o o d d al e A v e. St ati o n Bus Stop BNSF H e a v y R ail Cedar L ak e Bik e Tr ail Level 0 Resident Parking below entire building footprint 241 spaces N Level 1 Resident Parking behind active Amenity Spaces and below amenity deck 121 Spaces Level 1 Public Parking 12 angled surface parking and 29 interior spaces 43 total Grade Level of West Building Commercial/Retail and Resident Lobby 23 EntryEnt ry 20-0430St LouiS Park | M inneS ota 3November 6, 2020Wooddale RFP - Park Central rEndErEd Floor Plan - ground Floor COMMUNITY / COWORKING LOBBY 24 43 43Saturday Properties + Anderson Companies CITY OF SAINT LOUIS PARK Park Central Exhibit E Conceptual Images 25 44 44Saturday Properties + Anderson Companies CITY OF SAINT LOUIS PARK Park Central Corner of 36th and Yosemite Plaza edge along Station 26 45CITY OF SAINT LOUIS PARK Park Central Corner of Wooddale and 36th Overhead of Plaza Exhibit E Conceptual Images 27 46 Saturday Properties + Anderson Companies Movies in the Park Wooddale Lawn Plaza Entry off Wooddale Ave 28