HomeMy WebLinkAbout2021/08/18 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting
August 18, 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 below
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 – August 4, 2021
3. Hearings
3a. Land use and zoning changes at Minnetonka Boulevard and Highway 100
Applicant: City of St. Louis Park
Case No.: 21-29-CP, 21-30-ZA
Public hearing phone number: 952.562.2886
4. Other Business
5. Communications
6. Adjournment
Future scheduled meeting/event dates:
September 1, 2021 – planning commission regular meeting
September 22, 2021 – planning commission regular meeting
October 6, 2021 – planning commission regular meeting
October 20, 2021 – planning commission regular meeting
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Planning commission
August 4, 2021
6:00 p.m.
Planning commission
Members present: Jim Beneke (arrived 6:10 p.m.), Imran Dagane (arrived 6:03 p.m.), Matt
Eckholm, Jessica Kraft, Sam Tift, Tom Weber, Joffrey Wilson
Members absent: none
Staff present: Jacquelyn Kramer, Sean Walther
Guests: none
1. Call to order – roll call
2. Approval of minutes – July 21, 2021
It was moved by Commissioner Kraft and seconded by Commissioner Weber to approve
the minutes of July 21, 2021 as presented . The motion passed unanimously.
3. Hearings
3a. Wat Promwachirayan (Wat Prom) conditional use permit amendment
Applicant: Mark Snyder, President, Construction Results Corp.
Case No: 21-26-CUP
Ms. Kramer presented the report. The applicant proposes to build an addition onto the
existing building for their events and festivals.
Ms. Kramer stated the application meets all CUP requirements. She noted in person
neighborhood meetings were held July 26 and 27, 2021.
Commissioner Weber asked where the off-street loading area is . Ms. Kramer stated on
the east side of the meditation hall area.
Darin Troftgruben, 2544 Highway 100 South, represented the applicant. He noted this
structure will allow the temple to save time with setting up for festivals and events .
Commissioner Kramer asked if the addition will be storage when not used for an event.
Mr. Troftgruben stated yes. Commissioner Kraft asked if there will be bathrooms
included in the addition for people attending the festivals. Mr. Troftgruben stated they
currently use portable outdoor restrooms and have not discussed indoor bathrooms at
this time .
Commissioner Wilson stated it appears the addition will help with efficiencies, safety
and security, as it relates to community impacts. Mr. Troftgruben stated that is correct.
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Commissioner Weber stated during festivals the existing parking is used for tents. He
asked if the addition will help to move tents off the parking areas. Mr. Troftgruben
stated currently the tents are not in the parking area and the parking remains as is. He
added they also have arrangements for event parking at Beth El Synagogue and are
working to not mix people with cars in their parking lot .
Commissioner Weber stated it is helpful that Wat Prom has a connection with Beth El
for parking and then folks can use the walking bridge to get to the event. He also asked
what future parking plans Wat Prom is discussing. Mr. Troftgruben stated they have not
discussed this in depth and plan to use shuttles for their mid-September event.
Commissioner Weber encouraged them to keep looking into creative ways to address
parking issues in the area.
Chair Eckholm opened the public hearing.
Dale Anderson, 2700 Vernon Avenue South, stated he is not averse to the requests of
Wat Prom, but he did want to explain the problem he and neighbors have in the area
which is traffic problems and high congestion and issues with many cars in the area. He
noted he and several neighbors had people park in front of their driveways and they
could not get out of their garages. He added an ambulance could not get across 27th
street on the day of their June event. He stated cars were parked on both sides of Utica
Avenue going west to east and a fire truck could not get through either. He asked the
commission for their help on these very serious traffic issues.
Chair Eckholm closed the public hearing.
Chair Eckholm stated the traffic continues to be an issue but it sounds like the temple is
working hard on this issue . He asked if staff could look into doing no parking areas in the
area if the problems persist so folks don’t feel trapped in their neighborhoods.
Commissioner Kraft stated she lives in the area as well, and while she has walked over
to events, it’s difficult when driving in the area and she would like to know what other
options could be looked at such as one side of the street parking. She stated the city will
need to work on other parking options as many community members from all over the
area come to the event.
Commissioner Wilson stated the proposal looks very good, adding he would like to
separate the parking issues from the project, because the events will continue with or
without the request. He agreed there are issues with the parking and hopes the city and
applicant can look into resolving these issues .
Commissioner Weber agreed and is hopeful this can be addressed and resolved.
Commissioner Weber made a motion, and Commissioner Wilson seconded, to approve
the CUP as presented. The motion passed on a vote of 7 to 0.
4. Other Business - none
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5.Communications – Mr. Walther noted immediately following the meeting this evening
the planning commission will go into a study session. He added the next meetings will
be August 18 and September 1, both with public hearings.
6.Adjournment – 6:23 p.m.
Study Session
1.Parking requirements update
Ms. Kramer presented the report.
Commissioner Weber asked about EV chargers and if they are added only when the
development has parking. Ms. Kramer stated one project was updated individually and
an EV station was added. She stated staff works to bring projects up to code and these
are looked at on a case -by-case basis.
Commissioner Beneke asked for more details on the conduit requirement in the
ordinance. Ms. Kramer stated the wires can be added to the conduit without digging up
the pavement.
Chair Eckholm stated he would like to see EV chargers at gas stations as well. Ms.
Kramer stated level 2 chargers are required at gas stations and level 3 are permitted.
Commissioner Weber asked if there are any new gas stations being built since the new
parking requirements update and if staff has heard from developers for interest. Mr.
Walther added there is one site of interest that the commission will hear about at their
next meeting. He added it is a parcel off Highway 100 and Minnetonka Boulevard Mr.
Walther added under the current zoning, level 2 would be required if a gas station is
built there.
Commissioner Weber asked about the intersection noted, and if the businesses in the
area depend on EV chargers being added. Ms. Kramer stated parking would most likely
be reduced in most businesses. Mr. Walther added with mixed use, shared parking is
reviewed in many cases, providing opportunities for peak parking times.
Commissioner Weber asked if parking in developments were underground and with
fewer spaces, if there is any cost savings. Mr. Walther stated there are some restrictions
on area coverage and height, noting this is deducted from zoning height. He added
there are incentives that can be utilized.
Commissioner Eckholm noted with level 3 conduit, for future use, seems logical. Mr.
Walther stated conduit is fairly inexpensive but this is more of an access issue.
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Commissioner Wilson asked if there is any mandate for all gas stations to have charging
stations by a certain date. Mr. Walther stated legally gas stations are not liable to have
EV stations, as long as they are viable businesses.
Commissioner Kraft asked if the city regulates outside events parking that is allowed.
Mr. Walther stated when an event is planned a special event permit is required.
Commissioner Tift added it is important for the city to have the EV chargers visible and
asked if there is an initiative within the code for this visibility. Ms. Kramer stated
visibility is not specific in the zoning code to keep flexibility.
2. Adjournment – 7:32 p.m.
______________________________________ ______________________________________
Sean Walther, liaison Matt Eckholm, chair member
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Planning commission: Regular meeting
Meeting date: August 18, 2021
Agenda item: 3a
3a Land use and zoning changes at Minnetonka Boulevard and Highway 100
Location: Northwest corner of Highway 100 and Minnetonka Boulevard
Case Numbers: 21-29-CP, 21-30-ZA
Applicant: City of St. Louis Park
Owner: Minnesota Department of Transportation
Review Deadline: 60 days: September 24, 2021 120 days: November 23, 2021
Recommended
motions:
Chair to open the public hearing, take testimony and close the public
hearing.
Motion to recommend approval of the comprehensive plan
amendment to re -guide the property from COM commercial and ROW
right-of-way to RM medium density residential and zoning map
amendment to rezone the property from C-1 neighborhood commercial
and R-3 two -family residence to R-4 multiple -family residence, subject
to the conditions recommended by staff.
Summary of request: The city proposes rezoning and re -guiding the land on the northwest
corner of Highway 100 and Minnetonka Boulevard.
Site information:
Minnetonka Boulevard Highway 100 Vernon Ave S Utica Ave S subject property
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Regular meeting meeting of August 18, 2021 (Item No. 3a)
Title: Land use and zoning changes at Minnetonka Boulevard and Highway 100
Site area (acres): approximately 1.2
Current use: undeveloped Surrounding land uses:
North: One- and two-family residential
East: Highway 100
South: Minnetonka Boulevard,
apartments, commercial
West: One -family residential
Current 2040 land use guidance Current zoning
COM - commercial C-1 neighborhood commercial
ROW - right of way R-3 two-family residence
Proposed 2040 land use guidance Proposed zoning
RM - medium density residential R-4 multiple -family residence
Background: The subject property is currently undeveloped land located at the northwest
corner of Highway 100 and Minnetonka Boulevard . The site has access to Vernon Avenue South
and potentially Utica Avenue South. Although it fronts Minnetonka Boulevard, it would not be
allowed driveway access onto the county road.
A gas station, including convenience store and car wash, previously operated at the site until
around 2014, when the Minnesota Department of Transportation (MNDOT) condemned the
property for highway purposes.
The site has been zoned for commercial or business use since at least 1949. In 2019, the
property was rezoned from C-2 general commercial to C -1 neighborhood commercial as part of
a comprehensive rezoning following adoption of the 2040 comprehensive plan . The change was
initiated by the city because of the community’s interest in smaller scale buildings and
neighborhood commercial uses generally and recognizing the change in access to this lot
specifically.
The northerly 80 feet or so of the subject property adjacent to the one - and two-family houses
was previously part of the freeway exit ramp connecting to Vernon Avenue. That land is still
guided right-of-way in the comprehensive plan and zoned R-3 two -family residence. The Utica
Avenue road segment ending in a cul-de-sac at the subject property is about 960 feet long and
the subdivision ordinance typically limits dead end streets to 500 feet in length. This design was
approved as part of the city’s municipal consent for MNDOT’s Highway 100 project.
Present considerations: The city council directed staff to initiate the public process to re -guide
the site to medium density residential in the 2040 comprehensive plan future land use map and
rezone the site to R-4 multiple family residence district. Please see the July 26, 2021 city council
study session report link at the end of this report for more details.
The city proposes to:
1. Amend the 2040 comprehensive plan future land use map to change the designations of
the site from commercial and right -of -way to medium density residential.
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Regular meeting meeting of August 18, 2021 (Item No. 3a)
Title: Land use and zoning changes at Minnetonka Boulevard and Highway 100
2. Amend the zoning map to rezone the property from C-1 neighborhood commercial and
R-3 two -family residence to R-4 multiple family residence.
Comprehensive plan amendment: The city proposes a change to the future land use
designation s of the site from commercial and right -of-way to medium density residential. Below
is an excerpt of the comprehensive plan future land use map showing the existing and
proposed boundaries.
A request for amending the city’s future land use plan and zoning map should be evaluated
from the perspective of land use planning principles and community goals. These reflect the
community’s long-range vision and broad goals about what kind of community it wants to be
and what makes strong neighborhoods.
This request is not due to a specific development proposal, but rather the broad goals, policies
and implementation strategies in the comprehensive plan. These elements are the basis for
evaluating the requested change.
Relevant comprehensive plan land use goals and strategies:
Residential land use goal #1: Create a mix of residential land uses and housing types to increase
housing choices, including affordable housing, and increase the viability of neighborhood
services through redevelopment or infill development.
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Regular meeting meeting of August 18, 2021 (Item No. 3a)
Title: Land use and zoning changes at Minnetonka Boulevard and Highway 100
Strategy B. Promote and support the development of medium and high-density
residential land uses near commercial centers and nodes.
Strategy C. Ensure that new and redeveloped medium and high -density residential land
uses are located within walking distance of transit and commercial services.
Commercial land use goal #3: Preserve, revitalize and foster neighborhood commercial nodes
that provide essential neighborhood commercial services, unique neighborhood identity, and
neighborhood gathering opportunities.
Strategy A: Encourage infill and redevelopment in neighborhood commercial nodes that
is neighborhood scale in building size, architecture, and orientation to the street.
Strategy C: Re -guide or rezone targeted commercial nodes in order to require a mix of
commercial and employment or residential uses when they redevelop.
Availability of infrastructure: The proposed comprehensive plan amendment would not have a
negative effect on city and regional infrastructure. Existing w ater, sewer and stormwater
systems can accommodate the scale of development that could occur under the proposed land
use guidance.
Hennepin County staff indicated the county would not support any driveway accesses onto
Minnetonka Boulevard, and city staff concur that this would diminish the bicycle and pedestrian
improvements to the corridor and the traffic safety and congestion mitigation improvements
that have been made to the corridor in this area. Lack of driveway access onto Minnetonka
Boulevard somewhat limits commercial redevelopment on the site, and presents fewer
challenges for multiple family residential development. The existing street network can
accommodate the scale and density of development that would be allowed under the proposed
land use guidance.
Impacts to surrounding properties and the physical character of the neighborhood:
The Minnetonka Boulevard corridor has primarily residential and institutional land uses along it;
however, approximately every ½-mile there is a small neighborhood commercial node,
including at Texas Avenue, Louisiana Avenue, Dakota Avenue, Lake Street/Highway 100, Ottawa
Avenue and France Avenue. The spacing benefits surrounding residents, because they have
access to goods and services within a ¼-mile walk. The comprehensive plan indicates these
neighborhood commercial areas may offer attractive opportunities for adding new housing
options as vertical mixed -use development which is permitted, but not required, in the
commercial districts.
The proposed comprehensive plan amendment would not result in any short-term changes to
the site , except to prohibit commercial development. Long-term, the change would allow for
medium family residential development that is well-served by nearby commercial nodes and
transit and has easy access to the county road and state highway. Medium family residential
development on this site is compatible with nearby residential and commercial uses.
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Regular meeting meeting of August 18, 2021 (Item No. 3a)
Title: Land use and zoning changes at Minnetonka Boulevard and Highway 100
Staff find the goals and policies of the 2040 comprehensive plan support guiding this property
for medium density residential.
Regional policy: Metropolitan Council review of this comprehensive plan amendment is
required. The Met Council must authorize the city to put the amendment into effect. Staff
expects that a change to allow a residential density of up to 30 units per acre would be viewed
favorably by Met Council, as the same residential density is already permitted in the
commercial land use.
As part of Metropolitan Council’s approval process, the city’s household and population
estimates and forecasts will be adjusted to recognize that recent development has slightly
outpaced projections and to reflect the population data release form the U.S. Census Bureau on
August 12, 2021, which indicates the city’s 2020 population was 50,010.
Zoning map amendment: City staff propose a zoning map amendment to rezone the subject
property from C-1 neighborhood commercial and R-3 two -family residence to R-4 multiple -
family residence. Below is an excerpt from the zoning map showing the boundaries of the
existing zoning and the proposed change.
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Regular meeting meeting of August 18, 2021 (Item No. 3a)
Title: Land use and zoning changes at Minnetonka Boulevard and Highway 100
Zoning analysis: The following is staff’s analysis of the zoning requirements for the current and
proposed zoning districts of the site.
Uses: The allowed uses table at the end of this report lists the various uses that are allowed in
the C-1, R-3, and R-4 zoning districts. Rezoning the southern portion of the property from C-1 to
R-4 would prevent the previously allowed commercial uses to occur on the site, including a
motor fuel station. Rezoning the northern portion of the property from R-3 to R-4 would allow
multiple -family development, as well as the single family and duplex uses that are already
allowed on the site.
No non-conformities would result from the proposed rezoning. The R-4 zo ning district allows
for medium density residential uses, which are compatible with the existing residential uses on
adjacent sites.
Housing density: The R-3 zoning district allows up to 11 units per acre but does not allow multi-
family housing development. The C-1 zoning district allows residential uses up to 30 units per
acre, but only as part of a vertical mixed-use development. There are very few, if any, mixed-
use developments in the C-1 zoning district that include multiple family residential. On a one-
acre site, accommodating parking for both the commercial and residential uses would be
challenging even with structured parking. If the city’s goal or expectation for development of
the subject property is that new development must include residential, the C-1 district may not
produce that result even though it is allowed. The R-4 zoning district allows up to 30 units per
acre through a conditional use permit and does not allow commercial development.
Rezoning the northern portion of the property from R-3 would result in an increase in the
potential number of housing units on the northern portion of the site and make medium
density resid e ntial development of the overall subject property more likely .
Dimensional requirements: Below is a table comparing some of the dimensional standards in
the current and proposed zoning districts.
Standard C-1 district R-3 district R-4 district
Building height 3 stories or 35 feet 3 stories or 35 feet 3 sto ries or 40 feet
Setbacks:
Front 5 feet 25 feet 30 feet
Side 5 feet 5-9 feet 15 feet
Rear 20 feet 25 feet 25 feet
Neighborhood meeting: The city held a virtual neighborhood meeting on August 12, 2021. Ten
residents attended the meeting as well as city staff and Councilmember Rog. The group
discussed traffic generation, site access, and the benefits and drawbacks of potential residential
and commercial uses on the site. The city approval process, MnDOT’s ownership of the land,
access to the property, and the types of uses that would be allowed in the C-1 and R-4 districts
were also discussed. Most of the attendees expressed support of the proposed changes. A few
attendees preferred to keep the site guided and zoned for commercial uses, hoping to see a
business serving neighborhood needs on the site such as a small grocer or convenience store,
and expressed concerned about higher density residential uses in this location.
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Regular meeting meeting of August 18, 2021 (Item No. 3a)
Title: Land use and zoning changes at Minnetonka Boulevard and Highway 100
City staff have received one letter in support of the proposed changes which is attached for
review.
Next steps: City council is tentatively scheduled to consider the changes on September 20,
2021.
Recommendations: Staff recommend approval of the comprehensive plan amendment
changing the land use designation of the future land use map from COM – commercial and
ROW – right-of-way to RM – medium density residential.
Staff recommend approval of the zoning map amendment from C-1 neighborhood commercial
and R-3 two -family residence to R-4 multiple -family residence.
Supporting documents: Allowed uses table ; letter of support, July 26, 2021 study session
report
Prepared by: Jacquelyn Kramer, associate planner
Reviewed by: Sean Walther, planning manager
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Regular meeting meeting of August 18, 2021 (Item No. 3a)
Title: Land use and zoning changes at Minnetonka Boulevard and Highway 100
Allowed uses table . (list is edited for space)
Use C-1
district
R-3
district
R-4
district
Park/open space P P P
Single -family dwelling P P
Two-family dwelling P P
Multifamily dwelling; cluster housing CUP CUP
Roominghouse P
State-licensed residential facilities serving 16 or fewer
persons
P (6 or
fewer)
P
Group home/nonstatutory PC PC
Nursing home PC PC
Elderly housing CUP
Hostel CUP
Adult day care PC PC
Group care/nursery school PC PC
Parks/recreation PC PC PC
Office PC CUP
Educational (academic) CUP PC/CUP PC
Places of assembly/Religious institutions CUP CUP CUP
Animal handling PC
Appliance, small engine and bicycle repair PC
Food service PC
Private entertainment (indoor) without intoxicating
liquor license
PC
Restaurants without intoxicating liquor license PC
Service PC
Studio PC
Police/fire stations PC PC
Parking lot PC
Medical/dental office PC
Funeral home PC
Banks PC
Business/trade schools/college PC
Retail PC
Large item retail PC
Shopping Centers PC
Motor fuel station CUP
In-vehicle sales or service (drive -thru) CUP
Restaurants with intoxicating liquor license CUP
P = permitted (administrative)
PC = permitted with conditions (administrative, if it meets certain objective conditions)
CUP = conditional use permit (planning commission review, city council approval required)
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Re: Land use of the property on the NW corner of the intersection of Mtka Blvd and Highway 100
We are responding to the call for neighborhood comment on the proposal to change this acre-or-so of
vacant land from commercial to residential. We applaud this intended land use change.
Our family has lived several houses north of the property on Vernon Avenue for 35 years. There our
children were born and raised to adulthood. We might someday be carried out the door by our feet;
meanwhile we are rooted in the Birchwood neighborhood.
Needless to say, we know the lay of this land intimately and have watched it change over the decades.
Whatever the shifting breezes, Vernon Avenue has all this time had one stable characteristic as the main
and most well-travelled artery of the neighborhood, drawing traffic in and out from both the north and
south. While COVID-related traffic patterns have softened temporarily, Vernon has been subjected to
much more than neighborhood use. During rush hour numerous commuters leave Highway 100 and
travel down Stephens Drive to Vernon to escape the bumper-to-bumper highway mess going south.
Vernon is their chosen funnel to other neighborhoods south and west. Needless to say, the busy
intersection of Vernon-cum-Lake Street and Minnetonka Blvd is not begging for a new commercial
development whose driveway will meet Vernon within several tens of feet of that already congested dot
on the map.
One hears that Holiday is sniffing the corner with intent to build another gas station on that postage
stamp of land. Another gas station?! There are already fully four gas stations within a mile of that
place, one of them directly across the street. A psychiatrist should be invited in to talk about such a plan.
The last time the Birchwood neighborhood was subjected to a plan for a new commercial establishment,
it was preceded by quiet offers to owners of at least seven homes bounded by Minnetonka Blvd and
Vernon and Webster Avenues. Those offers had been hidden under the cloak of non-disclosure
agreements, but a light was shined on them at a city-convened public meeting. A New Jersey man in a
sharkskin suit, of all things, stood in for his corporate employer to tout the benefits of placing a new CVS
on that residential property. Among his assurances was that Minnetonka Blvd would be protected from
the bright lights of the parking lot because most of those lights would illuminate the neighborhood! This
was not a comedy show … and neither would it be one for those of us on Vernon Avenue if a new
commercial development invited increased traffic to this corner. The bright lights of the old Holiday
station that occupied that spot when it was larger are a bad memory for the neighbors.
Fortunately, we have in our city some who are working to fill a need for a renewed residential nature in
this community. This comes also at a time when other Twin Cites communities are also confronting the
residential need [see Star Tribune analysis of the issue in the August 8 issue entitled ZONING DIVIDE].
Whatever the merits of one kind of home or another, a residential result for this corner of our
neighborhood would be uplifting. We stand with those on our city council that have brought this zoning
matter to the table. The Birchwood neighborhood will be blessed by such an outcome.
Jon and Jean Olson 7/12/21 2919 Vernon Ave
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