Loading...
HomeMy WebLinkAbout2022/02/16 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting February 16, 2022 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 will hold its meeting on February 16, 2022, at 6:00 p.m. via interactive technology/videoconferencing. Pursuant to Minn. Stat. § 13D.021, subd. 1, and Resolution No. 22-018, the city manager and the city council have determined that an in-person meeting of the St. Louis Park planning commission is not practical or prudent because of the COVID-19 health pandemic, and the surge of the Omicron variant.  Due to the measures necessary to contain and mitigate the impacts of the pandemic, it has been determined that attendance at the regular meeting location by members of the public is not feasible and that the physical presence at the regular meeting location by at least one member of the body, chief legal counsel, or chief administrative officer is not feasible. All members of the St. Louis Park planning commission will participate in the February 16, 2022, planning commission meeting by electronic device or telephone rather than by being personally present at the regular meeting place at 5005 Minnetonka Blvd. Cisco WebEx will be used to conduct videoconference meetings of the planning commission, with commission members and staff participating from multiple locations. Members of the public can monitor the meeting by video and audio at bit.ly/watchslppc, on local cable (Comcast SD Channel 17 and HD channel 859), or by calling +1-312-535-8110 and entering the meeting number (access code): 974 860 00 for audio only. Visit bit.ly/slppcagendas to view the agenda and reports. Members of the public who want to address the planning commission during the regular meeting about items on the agenda can 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 each item in the order they are received and must relate to an item on the current city council agenda. Agenda 1. Call to order – roll call 2. Approval of minutes – February 2, 2022 3. Hearings 3a. Beltline Station Development Applicant: Sherman Associates, Inc. Case No.: 22-01-CP Public hearing phone number: 952.562.2886 4. Other Business 5. Communications 6. Adjournment 1 Planning commission meeting February 16, 2022 Future scheduled meeting/event dates: March 9, 2022 – cancelled March 16, 2022 – planning commission regular meeting March 23, 2022 – planning commission special meeting April 6, 2022 – planning commission regular meeting April 20, 2022 – planning commission regular meeting 2 Planning commission February 2, 2022 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, Jessica Kraft, Michael Salzer, Tom Weber, Joffrey Wilson Members absent: Matt Eckholm Staff present: Gary Morrison, Sean Walther Guests: Patrick Sutter, Stephanie Drews, Erika Bennet, Kjell Bergh 1. Call to order – roll call 2. Approval of minutes – Jan. 19, 2022 Commissioner Weber moved, seconded by Commissioner Wilson to approve the January 19, 2022, Planning Commission minutes as presented. The motion passed 5-0 (Commissioner Eckholm absent). 3. Hearings 3a. Shops at West End PUD Major Amendment Applicant: Ericka Bennett on behalf of ARC WEMPSMN001. LLC Case No: 21-39-PUD Mr. Morrison presented the staff report. Commissioner Weber asked for clarification on the parking study. Mr. Morrison stated the parking study looked at all uses and concluded the amount of restaurant space could be increased as proposed. He added history at the development indicates available parking can accommodate more restaurant space. Commissioner Weber asked what would be done administratively and what action would be taken. Mr. Morrison stated if the amendment is approved and if the Shops at West End wants to increase space in the future, they would need to update the parking study which could be approved administratively. If staff has concerns about the study, then under the proposed amendment, it could be brought to the commission or council for consideration. 3 Commissioner Weber asked the applicant to explain if this is for a car company or a dealership. Ms. Drews stated this is a display showroom only, allowing the public to view cars only, and no sales will be taking place. She noted this is Volvo’s new concept e-car that will be presented. Commissioner Salzer asked if the parking study came through as it had, what total percentage of the square footage could potentially be restaurant space, based on parking. Ms. Drews stated the study explored 150,000 square feet of restaurant and not even half of the 380,000 square feet of the shop space would be used as restaurant space. Commissioner Salzar asked if the medical and dental will be street level or second floor space. Ms. Drews stated the second floor is completely leased to Regis and Taco John’s corporate. She added the medical and dental has recently been set up in retail space, so this will be ground level, well-built out with glass storefront dental and medical uses. Commissioner Salzar asked why building 32 was set as a separate use. Mr. Morrison stated staff looked at the records but could not find details. However, staff speculated it may be related to exiting or sewer capacity. He noted these would need to be reviewed for each new use in more detail to ensure the infrastructure meets the building and fire code requirements. Chair Beneke asked if the parking ramp is city owned. Mr. Morrison stated that is a privately owned parking ramp owned by the two office buildings to the east. There are, however, cross access and parking agreements over the ramps so the retail and theater uses can use them. Mr. Walther added when the West End was developed it was owned by one owner and at that time the center did not have enough parking as required. He noted this was intentional to share parking and for the office parking structure to be well-used and efficient, adding the parking arrangement is permanent. Chair Beneke opened the public hearing. There were no callers or comments from the public. Chair Beneke closed the public hearing. Commissioner Salzer stated when West End was built, he perceived the original intent was to be more upscale shops. He asked if putting the dentist and medical spaces may alter the purpose of the space. Commissioner Wilson appreciated this comment, adding a lot has changed since the development started in terms of the pandemic and how people shop. He stated whatever we can do to protect the development and retailers and businesses that are there is important to do. He stated he is in favor of supporting any businesses there and having flexibility. 4 Commissioner Kraft agreed with Commissioner Wilson’s statement, adding since the West End development was built, a lot of housing has appeared nearby. She noted with all the added housing now in the area, the dental and medical will be helpful for those living nearby and add to daytime activity and she is in favor of the PUD amendment. Commissioner Weber stated he also support this PUD amendment as well. Commissioner Weber moved, seconded by Commissioner Wilson to approve the major amendment to the Shops at West End PUD as presented by staff. The motion passed 5-0 (Commissioner Eckholm absent). Mr. Walther stated this item is scheduled to go to council on February 22 for review. 4. Other Business 5. Communications Mr. Walther stated the annual appointment process for boards and commissions is underway and the information is on the city website, and applications are accepted until the end of February. He added positions are open until filled in several boards and commissions and new members will be in place May 31. He stated the planning commission has two open positions plus if any current members’ terms are expiring, they need to re-apply if they wish to continue serving on the commission. Mr. Walther added the Metropolitan Council announced the Southwest Light Rail (Green Line Extension) Project is not expected to be open for fare service / open for riders until 2027. Mr. Walther stated the next meeting is February 16 with one public hearing related to the Belt Line Station redevelopment project and the comprehensive plan future land use map amendments needed to move the project forward. He added in March, one meeting will be moved due to a holiday and there may be other adjustments to agendas and meeting times to be announced. 6. Adjournment – 6:27 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Jim Beneke, chair member 5 6 Planning commission: Regular meeting Meeting date: February 16, 2022 Agenda item: 3a 3a Beltline Station Development Location: 4725 Highway 7, 4601 Highway 7, 3130 Monterey Avenue S Case Number: 22-01-CP Applicant: Sherman Associates, Inc. Owner: Beltline Development, LLC, St. Louis Park Economic Development Authority, and City of St. Louis Park Review Deadline: 60 days: March 18, 2022 120 days: May 17, 2022 Recommended motions: Chair to open the public hearing, take testimony and close the hearing. Motion to recommend approval of the comprehensive plan amendment subject to the conditions recommended by staff. Summary of request: On Feb. 5, 2018, the St. Louis Park Economic Development Authority (EDA) entered into an agreement with Sherman Development Associates LLC to develop a mixed-use, transit-oriented development immediately north of the Southwest Light Rail Transit (SWLRT) Beltline Boulevard Station Site. Sherman proposes to construct the following building components on the 6.6-acre site at the southeast corner of CSAH 25 and Beltline Boulevard: • Seven-story mixed-use building with six levels of market rate housing (156 units) and approximately 20,000 square feet of neighborhood commercial space, potentially anchored by a grocer. • Five-story market rate apartment building with 146 units. • Four-story all affordable apartment building with 82 units, 77 units will be available at 60% AMI and five units will be available at 30% AMI. 22 units will be three-bedrooms. • A 590-stall, seven-story parking ramp, which will include 268 LRT park and ride stalls and approximately 1,800 square feet of retail/commercial space. Sustainable features including on- and off-site solar, green space, plazas, and public art will be incorporated throughout the development. The development will exceed the requirements of the city’s green building policy as amended June 2020. The applicant seeks a comprehensive plan amendment to change the future land use designation of portions of the site from right-of-way to transit oriented development, from transit-oriented development to right-of way, and railroad to transit oriented development. The development team intends to submit applications for a preliminary and final plat and a preliminary and final PUD in February 2022, to be considered at a future planning commission meeting. The planning commission will hold a separate public hearing for those applications. 7 Regular meeting meeting of February 16, 2022 (Item No. 3a) Title: Beltline Station Development Site information: The proposed redevelopment site is in the southeast quadrant of CSAH 25 and Beltline Boulevard. The site is immediately north of the Southwest Light Rail (SWLRT) Beltline Boulevard Station. The site is comprised of four tracts of land totaling approximately seven acres in the Triangle neighborhood: • 4601 Highway 7 (owned by the EDA) • 3130 Monterey Ave S (owned by the EDA), • road right of way (owned by the city) • 4725 Highway 7 (owned by Beltline Development LLC an affiliate of Sherman Associates). Site area (acres): 6.6 acres Current use: Vacant land Surrounding land uses: North: CSAH25 East: General Office Products South: SWLRT Beltline Station West: Beltline Boulevard Beltline Blvd. Natchez Ave. S Monterey Ave. S 8 Regular meeting meeting of February 16, 2022 (Item No. 3a) Title: Beltline Station Development Current 2040 land use guidance Current zoning TOD - transit oriented development I-G general industrial ROW - right of way RRR - railroad Proposed 2040 land use guidance Proposed zoning TOD - transit oriented development PUD planned unit development ROW - right of way Background: In 2015 the city received a $6.4 million-dollar federal grant to construct a multi- level parking ramp in lieu of a large surface parking lot to serve the park and ride needs of the SWLRT at the Beltline Station. In summer 2017, the EDA entered into a preliminary development agreement with Sherman Associates to construct a development that meets the city’s objectives for the site which included: • Construct a signature, transit-oriented development (TOD). • Transform the SWLRT Beltline Boulevard Station Redevelopment Site into an active, TOD-focused place with: − Mixed use development (including multi-family residential, office and small commercial components), − Housing density to support transit ridership, − Mixed income housing (both market rate and affordable), and − High-quality shared site amenities. • Optimize the site’s development and employment potential. • Integrate development with the adjacent SWLRT Beltline Boulevard Station and connect with the surrounding areas. • Build a parking structure for required park-and-ride purposes. • Demonstrate high standards for environmental sustainability. The EDA determined Sherman Associates’ proposal most closely aligned with the city’s vision, development objectives and preferred programming for the site. Staff and Sherman Associates have been working on details and financing of the project for the past several years, and the development team is now in the process on moving forward with their development proposal. Present considerations: The applicant requests the city amend the comprehensive plan 2040 land use map to change the future land use designation from transit-oriented development, railroad, and right-of-way to transit oriented development and right-of-way. Analysis: The applicant requests a change to the future land use designation of portions of the development site from TOD – transit-oriented development, RR – railroad, and ROW – right-of- way to TOD – transit-oriented development and ROW – right-of-way. Below is an excerpt from the comprehensive plan future land use map. 9 Regular meeting meeting of February 16, 2022 (Item No. 3a) Title: Beltline Station Development A request for amending the city’s land use plan 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 amendment is driven by a specific proposal for development. The request is for a mixed- use development, with approximately 22,000 square feet of ground floor commercial space and around 384 units, resulting in a density around 62 units per acre, which is consistent with the transit-oriented development land use in the comprehensive plan. The amendment may be evaluated independently of the development proposal against the goals of the comprehensive plan for the subject properties. The amendment itself does not permit the proposed development but is one step in the approvals process. General consistency with the comprehensive plan The city’s land use plan should reflect the broad goals, policies and implementation strategies incorporated in the comprehensive plan. These elements are the basis for evaluating the requested change. Livable communities goal #2: Promote building and site design that creates a connected, human scale, multi-modal, and safe environment for people who live and work here. 10 Regular meeting meeting of February 16, 2022 (Item No. 3a) Title: Beltline Station Development A. Encourage quality design in new construction such as building orientation, scale, massing and pedestrian access. B. Encourage new buildings to orient to walkable streets with appropriate building height to street width ratios. 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. A. Ensure that new and redeveloped medium and high-density residential land uses are located within walking distance of transit and commercial services. B. Engage the community to explore how to increase the mix of housing types near transit corridors, parks and commercial nodes/corridors. Mixed-use goal #2: Pursue redevelopment of future light rail transit station areas as transit- oriented, high density, well-connected, mixed-use centers. C. Require transit-oriented development on properties near future light rail transit stations consistent with station area framework plans. Economic development goal #1: Promote economic development and redevelopment activities that enhance the livability and vitality of the community. C. Encourage efficient, compact redevelopment that results in the highest and best land uses so as to minimize energy and infrastructure costs. E. Promote the development of new market rate and affordable housing which will provide residents with additional housing options, assist in retaining and attracting talent for area employers, and further support local commercial businesses. F. Encourage redevelopment that incorporates efforts. Housing goal #1: The City of St. Louis Park will promote and facilitate a balanced and enduring housing stock that offers a continuum of diverse lifecycle housing choices suitable for households of all income levels including, but not limited to affordable, senior, multi- generational, supportive and mixed income housing, disbursed throughout the city. A. Create a broad range of housing types to provide more diverse and creative housing choices to meet the needs of current and future residents. E. Use infill and redevelopment opportunities to assist in meeting housing goals. Housing goal #3 multi-family: The city is committed to promoting quality multi-family developments, both rental and owner occupied, in appropriate locations, including near transit centers, retail and employment centers and in commercial mixed-use districts. B. Promote high-quality architectural design in the construction of new multi-family developments. C. Be proactive in analyzing and guiding redevelopment opportunities for multi-family developments. D. Increase densities and housing options on high frequency transit routes and near rail stations. Housing goal #4 residential rental housing: The city is committed to creating, preserving and improving the city’s rental housing stock. 11 Regular meeting meeting of February 16, 2022 (Item No. 3a) Title: Beltline Station Development B. Promote the inclusion of family-sized units (two and three bedroom) in newly constructed multi- family developments. C. Minimize the involuntary displacement of people of color, indigenous people and vulnerable populations, such as low-income households, the elderly and people with disabilities from their communities as neighborhoods grow and change. Housing goal #5 affordable housing: The city is committed to promoting affordable housing options for low- and moderate-income households. C. Promote the inclusion of affordable housing in new developments, including those located near the Southwest Light Rail Transit Corridor and other transit nodes, retail and employment centers and commercial mixed-use districts. D. Pursue policies, tools and programs to ensure long-term housing affordability for households at or below 30, 50, 60 and 80% of AMI. Availability of infrastructure • Water and sewer: City engineering and operations staff reviewed the proposed development and find the public water and sewer infrastructure in the area to be adequate to serve the proposed development. • Traffic: A traffic study was conducted for the site as part of the environmental review process. The traffic study showed the surrounding street network will operate at an acceptable level of service. • Stormwater: City engineering staff finds that the development complies with stormwater requirements. The applicant will be required to obtain both city and Minnehaha Creek Watershed District permits prior to construction. Environmental assessment worksheet (EAW): An EAW was completed summer 2021 for the Beltline Station Development. The draft EAW was published in the Environmental Quality Board Monitor on July 6, 2021, and the comment period ended August 5, 2021. The EAW examined the potential for environmental impacts of the proposed project including: a detailed project description, review of required permits, and analysis of land use and zoning; geology, soils, topography; water resources; contamination and hazardous materials; ecological resources; historic properties; visual effects; air emissions; noise; and transportation. Six regulatory agencies and three public written comments were submitted. On August 23, 2021 the city council approved a record of decision, finding of fact, and the negative declaration of the need for an environmental impact statement. Other relevant guidance documents: In 2012 the city completed the Beltline Area Framework & Design Guidelines to provide guidance for anticipated redevelopment in the area around the SWLRT Beltline Station. The plan is not a mandated design, rather it offers guidance to communicate building design, massing and community preferences to potential developers and city officials. 12 Regular meeting meeting of February 16, 2022 (Item No. 3a) Title: Beltline Station Development The vision for the Beltline area states “The Beltline area is home to a number of existing community assets. The future Southwest LRT line and transit station present a valuable opportunity for building upon and connecting the area’s assets to create a vibrant new community hub in the Beltline area.” The document provides guidance on the design of future buildings with specifications for building form and character, building façade design, street frontage design, and site design. Typical characteristics of a buildings in the “CSAH 25 South Wedge” character district, where the development site is located, include orientation towards the Beltline Station, plazas, and the regional trail. Buildings should also be oriented towards Beltline Blvd. and include “active” ground-floor uses. Staff finds the goals and policies of the 2040 comprehensive plan support guiding these properties for TOD – transit-oriented development and ROW – right-of-way land uses. Neighborhood meeting: A virtual neighborhood meeting was held on February 10, 2022. The developers presented their development proposal for the site. There were four attendees at the meeting who asked questions about rooftop solar, the number of small retail spaces, pedestrian access through the site and to the light rail platform, impacts from the delay of the light rail construction, and if there are any interior amenities in the affordable building for children due to Minnesota’s cold winters. The developers answered the attendees’ questions and are going to explore adding interior play areas in the affordable building. The overall comments were positive. The recording of this meeting will be posted on the city’s development projects webpage. The developers also expressed interest in having further community engagement specifically to seek input on the neighborhood commercial use for the parking ramp. Next steps: City council is tentatively scheduled to consider the comprehensive plan amendment on March 7, 2022. The applicant intends to submit applications for a preliminary and final plat and a preliminary and final planned unit development in February 2022. The planning commission will hold a second public hearing and review those applications in March 2022. Recommendation: Staff recommends approval of the Beltline Station development comprehensive plan amendment. The amendment includes changes to the land use designation of the future land use map from TOD – transit-oriented development, RR – railroad, and ROW – right-of-way to TOD – transit-oriented development and ROW – right-of-way as described in the report and depicted in the attached exhibit. Supporting documents: Comprehensive plan map amendment exhibit; preliminary site plan; development renderings Prepared by: Laura Chamberlain, senior planner Jennifer Monson, redevelopment administrator Reviewed by: Sean Walther, planning and zoning manager 13 Regular meeting meeting of February 16, 2022 (Item No. 3a) Title: Beltline Station Development Comprehensive plan amendment exhibit 14 0'40'80'160'240' N 1/31/2022 ARCHITECTURAL SITE PLAN 2146.02BELTLINE BLVD. A0.01 15 1/24/2022 AERIAL VIEW FROM NW 2146.02BELTLINE BLVD. A0.10 16 1/24/2022 AERIAL VIEW FROM SW 2146.02BELTLINE BLVD. A0.11 17 1/24/2022 RENDERING - PARKING RAMP 2146.02BELTLINE BLVD. A0.12 18 1/24/2022 RENDERING - BUILDING 1 NW VIEW 2146.02BELTLINE BLVD. A0.13 19 1/24/2022 RENDERING - BUILDING 3 NE VIEW 2146.02BELTLINE BLVD. A0.15 20 1/24/2022 RENDERING - POCKET PARK 2146.02BELTLINE BLVD. A0.17 21 22