HomeMy WebLinkAbout2021/09/01 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting
September 1, 2021
6:00 p.m.
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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.
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Members of the public who want to address the planning commission during the hearing(s) on
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Agenda
1. Call to order – roll call
2. Approval of minutes – none
3. Hearings
3a. Development proposal for 3510 Beltline Blvd.
Applicant: Roers Companies
Case No.: 21-27-S, 21-28-PUD
Public hearing phone number: 952.562.2886
4. Other Business
5. Communications
5a. Zoning text amendment: parking requirements
6. Adjournment
Future scheduled meeting/event dates:
September 22, 2021 – planning commission regular meeting
October 6, 2021 – planning commission regular meeting
October 20, 2021 – planning commission regular meeting
November 3, 2021 – planning commission regular meeting
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Planning commission: Regular meeting
Meeting date: September 1, 2021
Agenda item: 3a
3a Development proposal for 3510 Beltline Blvd.
Location: 3510 Beltline Boulevard
Case Number: 21-27-S, 21-28-PUD
Applicant: Roers Companies
Owner: Beltline Properties, Inc.
Review Deadline: 60 days: October 15, 2021 120 days: December 14, 2021
Recommended
motions:
Chair to open the public hearing, take testimony and close the hearing.
Motion to recommend approval of the preliminary and final plat, and
the preliminary and final planned unit development (PUD) subject to the
conditions recommended by staff.
Summary of request: Roers Companies proposes Risor, a new development at 3510 Beltline
Blvd. The proposal is for a six -story, mixed -use apartment development with 177 residential
units, 240 stalls of structured parking, ground floor residential lobby and amenities, 14 ground
floor live -work dwelling units and 4,100 square feet of ground floor commercial space. The
development would be an age restricted 55 and older com munity with 10% of the units
affordable at 50% of the area median income. The building will have a south facing roof top
amenity deck, as well as a sky lounge with views of Bass Lake Preserve .
The applicant submitted applications for a preliminary and final plat to create one developable
lot and a preliminary and final planned unit development (PUD), which is a zoning map and
zoning text amendment to create a new PUD zoning district specific to the property and
proposed uses.
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
Site information:
Site area (acres): 3.29 acres
Current use: business park uses – former Surrounding land uses:
Comcast offices and fitness studios North: approved mixed -use building
East: Bass Lake Preserve
South: Wolfe Park Professional Center
West: business park uses
Current 2040 land use guidance Current zoning
TOD - transit oriented development MX-1 vertical mixed use
Proposed zoning
PUD planned unit development
Background: This site has long been held by the McCain family. During their ownership tenure,
this area has undergone many changes from heavy industrial, to a business park, and in 2019
the city reguided the property for transit -oriented development and rezoned it to MX-1 vertical
mixed -use.
The McCain family decided to sell this property and entered into a purchase agreement with
Roers Companies who wishes to redevelop the site into a mixed-use, mixed-income, transit -
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
oriented development, for residents age 55 and older which achieves the city’s goals and vision
for the site based on city plans for the area.
In 2012, the city created the Beltline Station area framework and design guidelines which
identified Beltline Boulevard as a transit-oriented street since it is the primary north-south link
for all transportation to the Beltline LRT Station. The plan states that development along
Beltline Boulevard should “…focus on higher density buildings that bring more people, residents
and employees, to live and work within walking distance of the Beltline Transit Station. Taller
buildings for office, residential, and mixed -use (residential or office above retail) are
appropriate along Beltline Boulevard/Ottawa [Avenue South]. All buildings on properties
adjacent to Beltline Boulevard should be street-oriented with minimal building setbacks, entry
doors and windows along the street.”
Present considerations: The applicant requests the city:
1. Approve a preliminary and final plat.
2. Amend the zoning map and zoning ordinance to rezone the subject properties from MX-
1 vertical mixed-use to PUD - planned unit development.
Preliminary and final plat analysis: Roers Companies seeks preliminary and final plat approval
for the proposed redevelopment of a 177-unit, mixed -use building at 3510 Beltline Boulevard .
Lots: Lot 1, Block 1, Belt Line Industrial Park 3rd Addition will have a lot area of 139,048 square
feet or 3.19 acres . The proposed residential density for the site is 55.5 units per acre.
Right-of-way dedication: The city is installing a multi-use trail alo ng the west side of Beltline
Boulevard in summer 2021. The property line will be relocated to one foot away from the trail
providing a clear demarcation between what is publicly and privately owned. The property line
along 35th Street will also be relocate d 1 foot away from the sidewalk that will be installed as
part of the project. The plat dedicates right -of-way along Beltline Boulevard and along 35th
Street. The 2040 Comprehensive Plan identified a future alley connection along the west side of
the property from 35th Street West to 36th Street West. Seven feet measured from the alley
centerline, which is half of the required alley right-of-way width, will be dedicated as part of the
plat. Total right -of -way dedication is 4,955 square feet or 0.113 acres.
Easements: The plat dedicates drainage and utility easements along all property lines. A five -
foot drainage and utility easement is provided along Beltline Boulevard and all interior lot lines ,
and a four-foot drainage and utility easement is provided along 35th Street.
Staff finds the preliminary and final plat meet city requirements.
PUD analysis:
Description: The developer requests approval of a preliminary and final planned unit
development (PUD). A PUD is a rezoning and zoning text amendment that establishes the
regulations for a specific property. The site is currently zoned MX-1 vertical mixed-use.
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
Building and site design analysis: City staff find the application meets the PUD ordinance goals
for building and site design. The ordinance requires the city to find that the quality of building
and site design proposed will substantially enhance aesthetics of the site and implement
relevant goals and policies of the Comprehensive Plan. In addition, the following criteria shall
be satisfied:
(1) The design shall consider the project as a whole and shall create a unified environment
within project boundaries by ensuring architectural compatibility of all structures, efficient
vehicular and pedestrian circulation, aesthetically pleasing landscape and site features, and
design and efficient use of utilities. Staff find the plan meets this requirement.
(2) The design of a PUD shall achieve compatibility of the project with surrounding land uses,
both existing and proposed, and shall minimize the potential adverse impacts of the PUD on
surrounding land uses and the potential adverse effects of the surrounding land uses on the
PUD. Staff find these criteria will be met.
(3) A PUD shall comply with the city’s green building policy. This criterion will be met. The
development intends to use Enterprise Green Communities and use the Energy Design
Assistance program to meet the requirements of the policy.
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
(4) The use of green roofs or white roofs and on-site renewable energy is encouraged. The
building includes rooftop solar energy installation, and the developer is exploring green
roofs for the amenity deck. This criterion will be met.
(5) A PUD shall comply with the city’s Inclusionary Housing Policy. The development will
include 10 percent of the units available at 50 percent area median income. This criterion
will be met.
Zoning analysis: The following table provides the development metrics. The property is
proposed to be rezoned to PUD. The proposed performance and development standards, as
indicated in the development plans, establish the development requirements for this property
if approved.
Zoning Compliance Table.
Factor Required Proposed Met?
Use Mixed-use Mixed-use Yes
Lot Area 2.0 acres required for a PUD
3.19 acres
Yes
Height None.
6 stories
70 feet
Yes
Building Materials Minimum 60% Class I materials
on all facades
Up to 10% of required Class I
can be fiber cement
East: 79%
West: 60%
South: 63%
North: 66%
Yes
Dwelling Units No requirement Proposed 177 units Yes
Inclusionary housing 10% of the units affordable at
50% area median income
10% of the units affordable at
50% area median income
Yes
Density (units per acre Transit oriented development
Max allowed: 125 per acre
55.5 units per acre Yes
Floor Area Ratio None with PUD 2.21 Yes
Off-Street Parking 1 space per bedroom = 253
1 per 200 square feet for coffee
shop = 20
20% reduction due to LRT/bus
transit and shared parking
Total required: 219
Parking garage:
Commercial: 26
Residential: 214
Total provided: 240
Yes
EV charging Stations Residential parking
Level 1 = 22
Level 2 = 1
Conduit level 2 = 22
Commercial parking
Residential parking
Level 1 = 22
Level 2 = 2
Conduit level 2 = 22
Commercial
Yes
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
Level 2 = 1
Conduit level 2 = 3
Level 2 = 2
Conduit level 2 = 3
Bicycle Parking 1 per dwelling unit plus 1 per
10 automobile spaces.
Total required: 201
Total Provided: 225 Yes
Open Area/
DORA
No specific percentage with
PUD
38.3% Yes
Landscaping See Landscaping section
Replacement diameter:
179 caliper inches
New required:
Trees: 177
Shrubs: 1,062
Replacement provided:
192 caliper inches
Provided:
Trees: 132
Shrubs: 1074
Alternative landscaping will be
pursued
Yes
Setbacks No minimum required front,
rear or side setbacks.
East: 12.6 feet
West: 9 feet
South: 149 feet
North: 11.8 feet
Yes
Mechanical Equipment Full screening required Yes
Sidewalks Required along all street frontages Yes
Refuse handling Full screening required Yes
Transit service None required. The site is near the future Beltline LRT Station.
Route 17F stops at 35th Street and Beltline Blvd.
Yes
Stormwater
Management
Meet state and city requirements Yes
Uses: Risor is a mixed -use, multi-family rental development. The units include a combination of
studio, one-bedroom, one-bedroom plus den, two-bedroom, three -bedroom, and live/work
units. 14 units are live/work units and are a combination of studio, one -bedroom and two-
bedroom units. The breakdown of unit type by building is as follows:
Unit Type Summary
Building Studio 1-bed 1-bed +den 2-bed 3-bed TOTALS
Market rate 4 63 33 49 10 159
Affordable 1 7 4 5 1 18
Total 5 70 37 54 11 177
Inclusionary housing policy: The inclusionary housing policy require s any residential
development that re quests a planned unit development rezoning adhere to the city’s
inclusionary housing policy. The required breakdown is 20 percent of units at 60 percent area
median income (AMI), 10 percent of units at 50 percent AMI, or five percent of units at 30
percent AMI. The developer can choose what percentage of affordability they would like to
provide. unit. The developer is proposing 10 percent of the units at 50 percent AMI. Per the 8
Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
Metropolitan Council, 50 percent AMI for a family of four is $51,700. Monthly rental rates at 50
percent AMI are presently $970 for a one -bedroom unit and $1,163 for a two-bedroom.
Floodplain and wetlands: Portions of the site are located within the 100-year floodplain
designation AE, per FEMA Flood Map No. 27053C0354. The building meets the requirements of
the Department of Natural Resources (DNR) and the city’s floodplain ordinance to have the
finished floor elevation at least two feet above the base flood elevation. The base flood
elevation on site is 879.5 feet above sea level and the finished floor elevation for a portion of
the parking garage and ground floor units facing Beltline Boulevard and the green space within
the floodplain, are located at 882 feet above sea level. An elevation certificate will be required
to verify the buildin g’s grade above the flood elevation. Additionally, all portions of the building
located within the floodplain will be required to be floodproofed. Compensatory storage is
provided onsite for portions of the building located within the floodplain.
There is an existing wetland and a natural area with large trees on the south side of the site.
These areas are being preserved and will be utilized for designed outdoor recreation area,
stormwater purposes, and compensatory flood storage.
Setbacks: There are no required minimum setbacks for a PUD in a commercial/industrial area.
The building is 149 feet from the southern property line to minimize impacts to the floodplain
and an existing wetland. The building is set 12.6 feet back from the property line along Beltline
Boulevard and 11.8 feet from the property line along 35th Street, however the raised sidewalks
and retaining walls are located closer to the property line . The west façade is nine feet from the
new alley right-of-way.
Height: The mixed-use building is six stories high (70 feet) and includes a two-story fully
enclosed parking garage.
Façade: The building is comprised primarily of glass, stucco, cast stone, and masonry all of
which are considered class 1 materials. Fiber cement is also utilized, and ten percent of the
fiber cement can be counted toward the class 1 material requirements per the zoning
ordinance. Class II materials include metal and fiber cement panels.
The west side of the building includes the fully enclosed parking garage . The portions of the
walls surrounding the parking are not required to adhere to class 1 material standards.
The building meets the transparency requirements on all ground floor street facing facades at
the pedestrian levels. Because of the floodplain, this is measured from the raised pedestrian
sidewalk s adjacent to the building. Transparency levels along Beltline Boulevard are 58 percent
and 50% along 35th Street. The raised sidewalk was added along the entire length of Beltline to
provide an active street frontage outside of the floodplain that is separate from the public
multi-use trail. Patios and individual entrances have been added to the ground floor live/work
units along 35th Street to provide street-level activity.
Access: All vehicular ingress is provided off Beltline Boulevard. Commercial uses can exit via
Beltline Boulevard or 35th Street West, and all residential egress is provided off 35th Street
West. The proposed redevelopment removes two curb cuts along Beltline Boulevard , shifting
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
the access drive south and away from the 35th Street West intersection .
Commercial traffic will be directed to an open air covered commercial parking lot adjacent to
the commercial uses and will exit via a curb cut onto 35th Street West. Residential traffic will be
directed around the building to an enclosed two-story parking garage. Egress for the residential
vehicles is from a seco nd curb cut near the future alley connection. This alley curb cut will shift
slightly west when the adjacent parcels redevelop to line up with the future alley connection on
the north side of 35th Street West.
All loading and utility access is provided f rom Beltline Boulevard. There are loading zone s within
the open-air covered parking for residential move -ins, delivery vehicles, and car sharing
services. Trash service is located near the residential garage door.
Pedestrian access is provided via 6-foot-wide sidewalks along 35th Street West, with a 5-foot-
wide boulevard between the curb and the sidewalk. The city is installing a 10-foot-wide multi-
use trail along Beltline Boulevard in summer 2021. The building will utilize this trail as
pedestrian and bicycle access for the site. Numerous trail connections are made along the
length of the building, including two connections on the southern half of the site near the green
space , and several stairs and a ramp connection along the Beltline Boulevard frontage.
Additional pedestrian space is added on a raised sidewalk several feet above the trail to
accommodate the floodplain. The building is required to be located two feet above the base
flood elevation fronting Beltline Boulevard because Beltline Boulevard falls within the 100-year
floodplain. Rather than providing six individual staircases along the street, the developer
proposes a raised sidewalk adjacent to the building.
Parking: The developer proposes 240 onsite parking spaces. Of those, 26 stalls will be
dedicated for commercial uses in the open-air parking area and 214 structured spaces will be
reserved for residential uses.
City code requires 253 parking spaces for residential uses based on one parking space per
bedroom, and 67 parking spaces for commercial uses if the retail space is restaurant. The
zoning ordinance allows a 10 percent reduction on commercial requirement when located near
a frequent bus route, making the total required parking on site 314.
This site is located approximately 1300 feet from the future Beltline Boulevard LRT Station. Staff
recommends allowing up to a 20 percent reduction for required parking for all uses with the
inclusion of a parking management plan. This allows flexibility for shared parking between the
residential and commercial uses and allows for flexibility for various uses within the comme rcial
spaces.
The development will also adhere to the city’s recently adopted building readiness ordinance,
which requires 800 mhz radios, security cameras and emergency phones on each level in the
parking garage.
Electric vehicle parking: The development meets the city’s electric vehicle parking ordinance. A
total of 22 level 1 spaces and four level 2 spaces will be provided. Additional conduit will be
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
provided for 25 future level 2 spaces.
Bicycle parking: 201 bicycle parking spaces are required, and 225 spaces are provided. Bicycle
parking is located near the building lobby, within the greenspace and in bicycle storage rooms
within the structured parking.
Lighting: Lighting around the site is minimal and is focused on the main entrances of the
building. The lighting in the parking garage will utilize screening and shields to minimize off -site
views of the lighting fixtures. All lighting will meet the requirements of the zoning ordinance.
Landscaping: A total of 179 caliper inches of significant trees are being removed from the site.
192 caliper inches will be replanted as part of the development.
The landscape plan indicates 96 new canopy trees, 36 new evergreen trees, and 1,074 new
shrubs. The project does not fully meet the city’s tree requirements of one tree per unit. Code
allows for alternative landscaping measures in order to meet the intent of the landscape
ordinance including but not limited to outdoor fireplaces, outdoor space located on the roof
and public art. Staff will work with the developer to ensure the development meets the intent
of the ordinance as the outdoor spaces are further refined.
Designed outdoor recreation area (DORA): There is no minimum DORA requirement for planned
unit developments, but 38.3% of the site is designed as DORA. This includes the outdoor raised
sidewalk that can be used as a gathering space, a large rooftop amenity with a swimming pool,
pickleball court, and community gardens, and a sixth floor skydeck providing views of Bass Lake
Preserve and downtown Minneapolis. Additionally, on the south side of the site is a large open
greenspace, with walking paths and benches. A privately owned and publicly accessible trail will
be constructed through this greenspace .
Signs: A sign plan was not submitted for review. The site will be required to adhere to the sign
requirements for the mixed-use zoning districts. Pylon signs will be prohibited.
Green building policy: The development will be required to meet the city’s green building
policy and the applicant intends to use Enterprise Green Communities for their sustainability
program. The developer proposes a photovoltaic array on the building’s roof and will be
installing electric vehicle charging stations , indoor bike parking facilities for residents and
guests, native plantings, and is exploring the addition of green roofs within the rooftop amenity
area. The building will include LED lighting, low VOC materials, construction waste recycling,
higher efficiency HVAC systems, low flow fixtures and recycled content material. In addition,
the site is near the southwest light rail Beltline Boulevard station reducing the need for single -
occupancy vehicles.
Beltline station area framework and design guidelines: The Beltline Station area framework
and design guidelines written in 2012, established a vision for the area as a transit-oriented
community hub for jobs, neighborhoods, and recreation. The vision was supported by 10
guiding principles including:
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
1. Create a unique sense of identity for the Beltline area
2. Weave together the district Beltline districts
3. Increase street connectivity and mobility
4. Assure superior walk ing and biking accessibility
5. Foster the Beltline area as a growing regional employment center
6. Capture the value of transit
7. Promote transit-oriented development
8. Create a network of great public spaces
9. Advocate for a convenient, safe, and pleasant transit station
10. Manage parking effectively.
The properties fronting Beltline Boulevard were identified as being mixed-use with a pedestrian
oriented street environment. The plan says buildings along Beltline should be sited to front the
street and create a continuous, comfortable, and attractive pedestrian-oriented streetscape.
Along Beltline Boulevard, which is identified as a transit street, a complementary mixed of uses
should be allowed including retail/service and residential buildings, and the building should be
designed to include street level uses that promote pedestrian activity and interest. The plan
notes that “Taller buildings for office, residential, and mixed use (residential or office above
retail) are appropriate along Beltline Boulevard. All buildings on properties adjacent to Beltline
Boulevard should be street-oriented with minimal building setbacks, entry doors and windows
along the street.”
The plan provides guidance for building corners at primary intersections, which should be
treated as prominent features, and encourages structured parking be located behind the
primary building when with minimal curb cuts and driveways along Beltline Boulevard . The plan
also encourages landscaped connections between private and public amenities and spaces, the
use of native plantings, and encourages green roofs. The plan recommends stepbacks along
Beltline Boulevard, pedestrian connections through the site, multiple changes in building
materials, parapet height, and other elements which create variety in the building’s façade,
consistent setbacks, a high percentage of transparency at the ground floor, and functional
balconies to bring interest and “eyes on the street”.
Staff finds the proposed development meets the vision, principals and design guidelines of the
Beltline area framework and design guideline plan.
Neighborhood meeting: A virtual neighborhood meeting was held on September 19, 2021.
Approximately eight members of the public attended the meeting, not including staff,
councilmembers, and representatives from the development team. There were two questions
from residents in attendance, including questions about the number of trees being removed
and the timing of the project. Councilmembers asked about on-street parking along 35th Stree t
and whether the developer was looking to utiliz e natural gas or electric to heat the building.
The meeting was recorded and is posted to the city’s project webpage.
Next steps: The city council is tentatively scheduled to consider the requested preliminary and
final plat and preliminary and final planned unit development on September 20, 2021.
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
Recommendations:
Staff recommends approval of the Belt Line Industrial Park 3th Addition subject to the following
conditions:
1. The site shall be developed, used and maintained in accordance with the conditions of
this ordinance, approved official e xhibits, and city code.
2. All utility service structures shall be buried. If any utility service structure cannot be
buried (i.e. electric transformer), it shall be integrated into the building design and 100%
screened from off-site with materials consistent with the primary façade materials.
3. Prior to the city signing and releasing the final plat to the developer for filing with
Hennepin County:
a. A financial security in the form of a cash escrow or letter of credit in the amount
of $1,000 shall be submitted to the city to ensure that a signed Mylar copy of the
final plat is provided to the city.
b. A planning development contract shall be executed between the city and
developer that addresses, at a minimum:
i. The installation of all public improvements including, but not limited to,
sidewalks, boulevards, and the execution of necessary easements related
to such improvements.
ii. A performance guarantee in the form of cash escrow or irrevocable letter
of credit shall be provided to the City of St. Louis Park in the amount of
1.25 times the estimated costs for the installation of all public
improvements (sidewalks and boulevards), placement of iron
monuments at property corners, and the private site stormwater
management system and landscaping.
iii. The applicant shall reimburse city attorney’s fees in drafting/reviewing
such documents as required in the final plat approval.
iv. The mayor and city manager are authorized to execute the planning
development contract.
4. Prior to starting any land disturbing activities, the following conditions shall be met:
a. The developer shall pay to the city the park dedication fee of $265,500 and trail
dedication fee of $39,825 for residential uses.
b. Proof of recording the final plat shall be submitted to the City.
c. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and city representatives.
d. All necessary pe rmits shall be obtained.
e. A performance guarantee in the form of cash escrow or irrevocable letter of
credit shall be provided to the City of St. Louis Park for all public improvements
(street, sidewalks, boulevards, utility, streetlights, landscaping, etc.) and
landscaping.
5. The on-site underground storm water management systems shall be privately-owned
and privately maintained. Access to the system shall be provided to the city for clean-
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
out and inspection purposes when warranted. Access points shall be covered by a
drainage and utility easement, as provided on the final plat.
Staff recommends approval of the preliminary and f inal planned unit development for 3510
Beltline Blvd. subject to the following conditions:
1. The site shall be developed, used and maintained in accordance with the conditions of
this ordinance, approved official e xhibits, and city code.
2. All utility service structures shall be buried. If any utility service structure cannot be
buried (i.e. electric transformer), it shall be integrated into the building design and 100%
screened from off-site with materials consistent with the primary façade materials.
3. Prior to starting any land disturbing activities, the following conditions shall be met:
a. A preconstruction meeting shall be held with the appropriate development,
construction, private utility, and city representatives.
b. All necessary permits shall be obtained.
4. Prior to issuance of building permits, the following conditions shall be met:
a. A planning development contract shall be executed between the developer and
city that addresses, at a minimum:
i. The conditions of PUD approval as applicable or appropriate.
ii. Alternative landscaping requirements and tree replacement fees.
iii. The installation of all public improvements including, but not limited to,
sidewalks, trails, boulevards and the execution of necessary easements
related to such improvements.
iv. Easements related to electronic communication and fiber infrastructure.
v. A performance guarantee in the form of cash escrow or irrevocable letter
of credit shall be provided to the City of St. Louis Park in the amount of
1.25 times of the costs of all public improvements (sidewalks and
boulevards), and the private site stormwater management system and
landscaping.
vi. The developer shall reimburse city attorney’s fees in drafting/reviewing
such documents as required in the final PUD approval.
v. The mayor and city manager are authorized to execute said planning
development contract.
b. Final construction plans for all public improvements and private stormwater
system shall be signed by a registered engineer and submitted to the city
e ngineer for review and approval.
c. Building material samples and colors shall be submitted to the city for review
and approval.
5. The developer shall comply with the following conditions during construction:
a. All City noise ordinances shall be complied with, including that there be no
constru ction activity between the hours of 10 p.m. and 7 a.m. Monday through
Friday, and between 10 p.m. and 9 a.m. on weekends and holidays.
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
b. The site shall be kept free of dust and debris that could blow onto neighboring
properties.
c. Public streets shall be maintained free of dirt and shall be cleaned as necessary.
d. The city shall be contacted a minimum of 72 hours prior to any work in a public
street.
e. Work in a public street shall take place only upon the determination by the city
e ngineer (or designee) that appropriate safety measures have been taken to
ensure motorist and pedestrian safety.
f. The developer shall install and maintain chain link security fencing that is at least
six feet tall along the perimeter of the site. All gates and access points shall be
locked during non-working hours.
g. Temporary electric power connections shall not adversely impact surrounding
neighborhood service.
6. Prior to the issuance of any permanent certificate of occupancy permit the following
shall be completed:
a. Public improvements, private utilities, site landscaping and irrigation, and storm
water management system shall be installed in accordance with the official
e xhibits.
7. All mechanical equipment shall be fully screened. Rooftop equipment may be located as
indicated in the official e xhibits so as not to be visible from off -site.
8. The materials used in, and placement of, all signs shall be integrated with the building
design and architecture.
Supporting documents: zoning map amendment exhibit; draft PUD ordinance; official ex hibits;
site renderings; Beltline Station area framework and design guidelines
Prepared by: Jennifer Monson, senior planner
Reviewed by: Sean Walther, planning manager
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
Zoning map amendment exhibit
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Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
Ordinance No. ___-21
Ordinance amending the St. Louis Park City Code relating to zoning by creating
Section 36-268-PUD 21 as a Planned Unit Development Zoning District f or the
property located at 3510 Beltline Boulevard .
The City of St. Louis Park does ordain:
Section 1. The city council has considered the advice and recommendation of the planning
commission (Case No. 21-28-PUD) for amending the Zoning Ordinance Section 36-268-PUD 21.
Section 2. The Zoning Map shall be amended by reclassifying the following described
lands from MX-1 vertical mixed -use to PUD 21:
Lot 1, Block 1, Belt Line Industrial Park 3rd Addition , Hennepin County, Minnesota
Section 3. The St. Louis Park Ordinance Code Section 26-268 is hereby amended to add
the following Planned Unit Development Zoning District:
Section 26-268-PUD 21
(a) Development Plans
The site located on property legally described as Lot 1, Block 1, Belt Line Industrial Park
3rd Addition, Hennepin County, Minnesota, shall be developed, used and maintained in
conformance with the following Final PUD approved Official Exhibits:
1. V001 Alta Survey
2. V002 Final Plat
3. P0.01 Preliminary Plat
4. C000 Cover sheet
5. A0.01 Concept f loor plan level 1
6. A0.02 Concept floor plan level 2
7. A0.03 Concept floor plan level 3
8. A0.04 Concept floor plan level 4
9. A0.05 Concept floor plan level 5
10. A0.06 Concept floor plan level 6
11. A0.07 Concept roof plan
12. A0.08 Concept exterior elevations
13. A0.09 Concept exterior elevations
14. A0.10 Project images
15. A0.11 Shadow studies
16. C0.01 Site plan
17. C0.02 Site access plan
18. C0.03 Grading and erosion control plan
19. C0.04 Utility plan
20. L0.0 Tree preservation plan
21. L0.01 Landscape plan
22. L0.01 Landscape plan - color
17
Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
23. L0.02 Landscape schedule
24. L0.03 Dora plan
25. V000 Site lighting plan
The Site shall also conform to the following requirements:
1. The property shall be developed with 177 residential units and a minimum of
4,000 square feet of ground floor commercial.
2. At least 240 off street-parking spaces shall be constructed. Up to a 20 percent
reduction of required parking may be permitted for residential and non-
residential uses under the terms of a parking management plan approved by the
zoning administrator.
3. The maximum building height shall be 70 feet and six stories.
4. The site shall contain a minimum of 12 percent designed outdoor recreation area
based on private developable land area.
(b) Uses
1. Permitted uses. The following uses are permitted in PUD 21:
a. Multiple-family dwellings. Uses associated with the multiple -family dwellings,
including but not limited to, the residential office, fitness facility, mail room,
assembly room or general amenity space.
2. Permitted with Conditions. The following uses are permitted with conditions in
PUD 21:
a. Live/work units.
i. Live -work uses as defined by Sec. 36-142 of city code are
permitted on the first floor.
ii. A Registration of Land Use (RLU) shall be approved by the city
when there is a change in commercial tenant.
b. Commercial uses. Commercial uses are only permitted on the first floor, and
are limited to the following: restaurants, coffee shops, office, private
entertainment (indoor), retail shops, service, showrooms and studios.
i. All parking requirements must be met for each use.
ii. Hours of operation for commercial uses shall be limited to 6 a.m.
to 12 a.m.
iii. In vehicle sales is prohibited.
3. Accessory uses: Accessory uses are as follows:
a. Home occupations as regulated by this chapter.
b. Gardens.
c. Public transit stops/shelters.
d. Outdoor seating.
e. Public address (PA) systems are prohibited.
f. Outdoor uses and outdoor storage are prohibited.
g. Accessory utility structures including:
i. Small wind energy conversion system as defined in 36-4
Definitions.
ii. Solar energy systems. A solar energy system with a supporting
framework that is either place on, or anchored in, the ground and
18
Regular meeting meeting of September 1, 2021 (Item No. 3a)
Title: Development proposal for 3510 Beltline Blvd.
that is independent of any building or other structure; or that is
affixed to or an integral part of a principal or accessory building,
including but not limited to photovoltaic or hot water solar energy
systems which are contained within roofing materials, windows,
skylights, and awnings.
iii. Cisterns and rainwater collection systems.
(c) Special Performance Standards
1. All general zoning requirements not specifically addressed in this ordinance shall
be met, including but not limited to: outdoor lighting, architectural design,
landscaping, parking, and screening requirements.
2. All trash, garbage, waste materials, trash containers, and recycling containers
shall be kept in the manner required by this Code. All trash handling and loading
areas shall be screened from view within a waste enclosure.
3. Signage shall be allowed in conformance with the MX Zoning District s and shall
comply with the following:
a. Pylon signs shall be prohibited.
4. Awnings.
a. Awnings shall be constructed of heavy canvas fabric, metal and/or glass.
Plastic and vinyl awnings are prohibited.
b. Backlit awnings shall be prohibited.
Section 4. The contents of Planning Case File 21-27-S, 21-28-PUD are hereby entered into
and made part of the public hearing record and the record of decision for this case.
Section 5. This ordinance shall take effect fifteen days after its publication (October 29,
2021)
Reviewed for administration: Adopted by the City Council (October 4,
2021)
Kim Keller, city manager Jake Spano, mayor
Attest: Approved as to form and execution:
Melissa Kennedy, city clerk Soren Mattick, city attorney
First reading September 20, 2021
Second reading October 4, 2021
Date of publication October 14, 2021
Date ordinance takes effect October 29, 2021
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20
21
22
3 5 T H S T R E E T W E S TB E L T L I N E B O U L E V A R D
ST-19
IE:872.15 NW
OCS-18
IE:876.10 NW
IE:873.00 SE 15 LF - 12" HDPE@ 0.00%22 LF - 12" PVC@ 3.91%225.97'
319.49'328.29'
882.00'
880.00'
882.00'
882.00'
882.00'
880.00'
882.00'
2
A0.02
882.00'
882.00'
882.00'
880.00'
882.00'
PROPOSED MIXED-USE BUILDING
± 82,000 S.F.
FFE VARIES:
880.00 - 882.00
880
880
880
880
878878
878
879
881
88
1 8788791.46%1.64%1.60%4.91%
1.50%
1.53%
1.82%5.68%1.29%1.57%1.50%7.36%7.61%
1.50%
5.91%
15.47%
11.74%3.49%1.25%1.59%1.52%
1.30
%
3:
1
3:13:
13:13:1
3:1
3
:
1
100-YR FLOOD ELEVATION BOUNDARY.
EL: 879.20 PER FEMA FLOOD MAP NO. 27053C0354F
1.85%1.57%1.91%1.16%
4.95%1.48%1.50%
1.16
%
3:
1
4:11.69%875875880877879
880
880880880
875DD879.97
880.00
880.00
881.99
882.00
879.76
879.54
880.00 880.00
879.81 879.71
879.50879.64
878.93
878.34
878.30
878.90
880.00
880.00
880.00
877.19
877.09
878.10
877.94
882.00
880.00
881.93
882.00
882.00
881.84
878.55
880.88
878.39
881.66
881.73 878.23
878.26
881.98
881.83
881.42
879.60
879.82
877.71 877.66
877.97
877.91 878.09 878.14 879.05 878.22
877.72
879.13
879.17
881.84
879.63
881.66
879.91
879.88
881.17
878.33
880.49
880.30
OFFSITE DRAINAGE
DIRECTION (TYP.)
..\Library\Images\ESG_Logo-AddressBlock.jpg
Signature
Typed or Printed Name
License # Date
PROJECT NUMBER
DRAWN BY CHECKED BY
ORIGINAL ISSUE:
REVISIONS:
KEY PLANNOT FORCONSTRUCTIONI hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly licensed engineer
under the laws of the State of Minnesota
7/17/2020160352000
BPG
3510 BELTLINE BOULEVARD
3510 BELTLINE
BOULEVARD
Saint Louis Park, MN 55416
PUD SUBMITTAL
8/25/2021
No.Description Date
2021 KIMLEY-HORN AND ASSOCIATES, INC.
767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114
PHONE: 651-645-4197
WWW.KIMLEY-HORN.COM
TRISHA D. SIEH
49848 8/25/2021
TDS
7/21/2021
NORTHEX0.02
PROJECT EXTENT
GRADING PLAN EXHIBIT
23