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HomeMy WebLinkAbout2022/07/06 - ADMIN - Agenda Packets - Planning Commission - RegularBoard of zoning appeals and planning commission meeting July 6, 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. Board of zoning appeals and planning commission meeting The St. Louis Park board of zoning appeals and 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 board of zoning appeals and planning commission may participate by electronic device or telephone rather than by being personally present at the meeting. Members of the public can attend the board of zoning appeals and 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. Due to technical challenges, courtesy call-in public comment is not available for this meeting. You can provide comment on agenda items in person at the board of zoning appeals and planning commission meeting or by emailing your comments to info@stlouispark.org by noon the day of the meeting. Comments must be related to an item on the meeting agenda. The city recognizes the value of the call-in opportunity to provide access to those who can’t attend meetings in person and is working on a reliable solution. Agenda BOARD OF ZONING APPEALS (BOZA) 1. Call to order – roll call 2. Approval of minutes – June 15, 2022 3. Hearings 4. Other Business 4a. Variances for 2625 Louisiana Ave. S. Applicant: Web Development, LLC Case No.: 22-16-VAR 5. Communications 6. Adjournment PLANNING COMMISSION 1. Call to order – roll call 2. Approval of minutes – June 15, 2022 3. Hearings 1 Board of zoning appeals and planning commission meeting July 6, 2022 4. Other Business 4a. 2220 Florida Ave. S. – plat and conditional use permit Applicant: Martin Bell Case No.: 22-15-S, 22-21-CUP 5. Communications 6. Adjournment Future scheduled meeting/event dates: July 20, 2022 – planning commission regular meeting August 3, 2022 – planning commission regular meeting August 17, 2022 – planning commission regular meeting September 7, 2022 – planning commission regular meeting 2 Board of zoning appeals June 15, 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. Board of zoning appeals Members Present: Mia Divecha, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber, Jan Youngquist Members Absent: Jim Beneke Staff Present: Laura Chamberlain, senior planner, Gary Morrison, zoning administrator, Sean Walther, planning manager 1.Call to Order – Roll Call 2.Approval of Minutes of January 6, 2021 – The meeting minutes were approved unanimously as presented. 3.P ublic Hearings 3a. 2625 Louisiana Avenue variances Applicant: Web Development, LLC Case No.: 22-16-VAR Ms. Chamberlain presented the report. Commissioner Salzer asked about the intent of the variance. Ms. Chamberlain stated the intent for the minimum lot coverage for a mixed -use development is to provide active uses at street level along sidewalks where people are walking by and to minimize gaps between those active uses. Commissioner Divecha asked for clarification on cars and pedestrian access on the south side of the building. Ms. Chamberlain stated the intention is to be a full access onto Louisiana Ave nue. She added there is a sidewalk that would be connected from Louisiana Ave nue to the development and with ADA access all the way to the North Cedar Lake Trail. Commissioner Weber asked what would happen to the stairs that currently go down to the North Cedar Lake Trail. Ms. Chamberlain stated the plan does not indicate any impact to the stairs and they will remain at this time. Commissioner Youngquist asked about the access regarding the retaining wall and trail. Ms. Chamberlain stated the access to the trail is at grade and the Three Rivers Park will need to approve the trail connection. Regarding the retaining wall, it decreases in height 3 on the north end and ends before the north end of the parking lot and should not impact the design of the access. Commissioner Eckholm asked if there was an issue with bicycle access through the site within the drive aisle being marked. Ms. Chamberlain stated there will be markings on the pavement and maybe signs showing it is shared space. It is a more practical route for bikes than the five -foot-wide sidewalk Commissioner Salzer asked about the current building and if there are any significant changes to the roadway. Ms. Chamberlain stated currently the building has vegetation growing on the south side and it is not in compliance with the MX-1 district. She added there are no near-term plans to change the design of Louisiana Ave nue at this location. Commissioner Salzer asked about the parking lot variance, how significant is that , and why a 24 vs. 22-foot drive aisle. Ms. Chamberlain stated the city allows for this in other districts and circumstances and 22 feet can safely be accommodated. She stated the variance helps accommodate the ADA accessible sidewalk connection to the regional trail. Commissioner Salzer asked for more detail related to the three feet vs. five feet overhanging deck encroachment as it relates to the public sidewalk. Ms. Chamberlain stated in MX-1 there is primary street frontage build-to zone with minimum and maximum setbacks. She added there are allowances in all zoning districts that allow for balconies, stoops and additional encroachments in the required yard. She noted to have five -foot balconies as requested, they will need to go beyond the three -foot e ncroachment, adding the balconies are encroaching further than typically allowed. Commissioner Salzer asked if the balconies would hang over the sidewalk. Ms. Chamberlain stated they would hang over internal sidewalks and not hang over the public sidewalk on Louisiana Avenue. Vice Chair Kraft opened the public hearing. Steve Tabor, 2600 Kentucky Ave nue, noted he lives backed up to the northeast end of the property. He asked once the BOZA reviews this item, will that be all for the public review? He stated he has issues with the project noting the concessions are too big and there are too many dwelling units. They should not go above and beyond the basic density allowed for the development. He stated from his property is five stories tall, not four, because his side of the building has the full lower parking level exposed. He stated there are variances everywhere and stated the narrower drive aisle is a concern. He stated he does not want to see a connection to the trail at all, but if it happens, would like to see it on the other end closer to the bridge. He stated a lot of garbage shows up in the trail, there are disturbances along the trail that are problematic, and undesirable activities going on under the bridge. He stated the city should hold to the requirements, there are too many variances here. 4 Mr. Morrison responded to Mr. Tabor’s question regarding the process. The board of zoning appeals decision can be final but the decision may be appealed to the city council. Ben Ptacek, DJR, stated they approached the design in relation to the neighborhood and placed the bulk of the building toward Louisiana. This included less lot coverage and reduction in parking and balcon ies to the west. He stated the slope easement is not a construction easement for future work on the bridge. He added they wanted to fit most of the parking underground and with only one -sided parking, stated the 22 feet should be sufficient there. He added with the balconies there is more visibility for residents. Commissioner Youngquist asked if there is anything at the site that precludes recessing the balconies and extending them three vs. five feet. Mr. Petashak stated it would be difficult to do this at level two due to the construction type of the building. There may be opportunity to inset the balconies on the third and fourth stories. Commissioner Weber asked if there are any variances requested related to units. Mr. Ptacek stated that there is not a variance related to units. The applicant is asking for a density bonus, which is allowed with conditions in the MX-1 district. He noted the district allows 44 units but there are there are opportunities for density bonuses by including items such as the public gathering space, bike facilities, solar panels on the roof, and inclusionary commercial spaces as well. Vice Chair Kraft closed the public hearing. Commissioner Weber stated this is a tricky property and he has not seen this steep of a grade before. He understands this is a unique property and is glad negotiations are in process. He pointed out at the bridge, the two-lane goes down to one-lane on Louisiana and he would like consideration of right turn only and no left turn. He also suggested that the stairs to the trial be rebuilt and he will recommend tabling this issue. Vice Chair Kraft added she appreciates the connection to the trail but does have concerns about more people in the area with this connection. She stated the ground floor and balconies might help to have more eyes in the area; it will feel safer and this underdeveloped area would have more life brought to it. She is not sure if the variance with the balconies is necessary. Commissioner Eckholm added it is nice to see the combination of smaller businesses and liv e/work units there and appreciates the work that has gone into this proposal. Commissioner Eckholm made a motion, seconded by Commissioner Weber, to table the variance requests based on the staff recommendation seeking more information regarding the construction of the east retaining wall and storm water management. The motion passed 6-0 (Chair Beneke absent). 5 Mr. Morrison clarified the appeal process by stating once the board take action on an application, residents or the applicant have 10 days file an appeal. 4. Other Business 5. Communications 6. Adjournment The meeting was adjourned at 6:50 p.m. ______________________________________ ______________________________________ Gary Morrison, liaison Jessica Kraft, vice chair member 6 Board of zoning appeals: Regular meeting Meeting date: July 6, 2022 Agenda item: 4a 4a Variances for 2625 Louisiana Ave . S. Location: 2625 Louisiana Ave . S. Case Number: 22-16-VAR Applicant: Web Development, LLC Owner: Web Development, LLC Review Deadline: 60 days: July 17, 2022 120 days: September 17, 2022 Recommended actions: Motion to adopt resolution approving a variance to allow lot line coverage of 66 percent instead of the minimum 80 percent in the MX- 1 district for 2625 Louisiana Ave . S. Motion to adopt resolution approving a variance to allow for an off - street parking area drive aisle width of 22 feet instead of the minimum requirement of 24 feet for 2625 Louisiana Ave . S. Motion to adopt resolution denying a variance to allow balcon ies to e ncroach beyond the build -to-zone more than three feet at 2625 Louisiana Ave . S. Summary of request: The applicant requests three variances for a proposed mixed-use development at 2625 Louisiana Ave. S. The three variance requests include : • Variance to reduce the minimum lot line coverage from 80% to 66%. • Variance to reduce the total width of a parking drive aisle from 24 feet to 22 feet. • Variance to allow balconies to encroach beyond the build -to-zone by 4.8 feet rather than the permitted three feet. Summary of changes: The board of zoning appeals held a public hearing on June 15, 2022 to take public testimony regarding the variances requested for the site. One member of the public spoke in opposition of the project. Their comments and the board’s discussion can be found in the draft minutes included in this meeting’s agenda packet. The board followed staff ’s recommendation at that meeting, and table d the decision, as additional information was needed by engineering to demonstrate that the proposed development could be built on the site without accessing neighboring properties. The applicant submitted additional information to the city engineer with adequate information showing that the development could be built as proposed without impacting the requested variances any further. Staff recommends conditions of approval related to the stormwater and the retaining wall in question for any approved variances, as reflected in the attached draft resolutions . 7 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. Site information: Site area (acres): 0.89 acre Current use: One -story commercial Surrounding land uses: North: Regional trail and railroad East: One-family residences South: Retail and services West: Industrial 2040 land use guidance : Zoning: MX - mixed use MX-1 vertical mixed use Background: The applicant initially contacted city staff in February 2022 to discuss their interest in developing a mixed -use development on the site at 2625 Louisiana Ave. S. As one of the first new developments proposed in the MX-1 vertical mixed-use district, the applicant has worked with city staff to try to meet the provisions of the zoning district. Due to some constraints on the site and challenges with frontage, terrain, and stormwater, the applicant eventually requested three variances from the zoning code to develop the proposed 57-unit, four-story, mixed -use building. Aside from the variances, all other aspects of the development may be reviewed and approved or denied administratively. Staff included the preliminary zoning review 8 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. related to these administrative elements as an attachment to this staff report as additional background information . The existing conditions of the site include a one -story commercial building with a driveway at the southwest corner of the property onto Louisiana Avenue. The topography of the site then drops and slopes away to the northeast away from Louisiana A venue ; the elevation changes by 20 feet when going from west to east on the site. In addition to the elevation change on the property, northbound Louisiana Avenue rises into a bridge over the Burlington Northern railroad tracks and North Cedar Lake Regional Trail along the west property line. Also running along the western property line is a slope easement for the City of St. Louis Park. The purpose of the easement is to maintain the structural integrity of the Louisiana Avenue bridge or any future reconstruction of the bridge through maintenance of the slope. The easement is 38 feet wide for over half the property and then increases to 50 feet wide when the property juts out to the west. Buildings may be constructed in the slope easement if the structural integrity of the slope and bridge is maintained. Present considerations: The applicant requests the city: 1. Approve a variance from section 36-264(g)(3) to allow for a lot line coverage of 66% instead of the 80% minimum required lot line coverage in the MX -1 zoning district. 2. Approve a variance from section 36-361(l)(2) to allow a driveway aisle width of 22 feet instead of the minimum 24 feet. 3. Approve a variance from section 36-73(b)(1) to allow for balconies that encroach beyond the build -to-zone by 4.8 feet rather than the allowed maximum of three feet. VARIANCE ANALYSIS Applicable Zoning Code Sections: The sections of city code applicable to the variance s are as follows: Slope Easement Diagram 9 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. City Code Section 36-73(b)(1). (b) Principal building - any yard. The following shall not be encroachments on yard requirements for principal buildings provided no permanent structure is placed in an easement without first obtaining approval of an encroachment agreement: (1) Balconies, bays and window wells not exceeding a depth of three feet and containing an area of less than 20 square feet. City Code Section 36-264(g)(3). Building shall be constructed to the form requirements specific to the street frontage type in Table 36-263(f)(3) Table 36-263(f)(3) Primary Street Frontage Secondary Street Frontage Building Siting Minimum Lot Line Coverage 80%a 50%a a Minimum Lot Line Coverage, the following exceptions may apply: • Courtyards. A Courtyard up to 35% of the width of the front façade is permitted and may contribute to the minimum lot line coverage. • Driveways. When a driveway is located at a primary street frontage and side yard parking is not utilized, a driveway width of 22’ may be deducted from the width of the build-to zone and is not included in the calculation of the minimum lot line coverage City Code Section 36-361(l)(2). Required parking spaces shall be 8.5 feet wide and 18 feet long. However, where modifications are determined appropriate by the Zoning Administrator because of a need for compact or oversize parking spaces, up to 20% of the spaces may be designated as a different size. Unless alternative requirements are designated by the Zoning Administrator, parking spaces shall be served by access drives with minimum dimensions provided as follows: Table 36-361(c) Stall Angle (degrees) Curb Length (feet) Vehicle Projection (feet) Aisle Width (feet) Total Width (feet) 90*** Standard Compact 8.5 8.0 18.0 16.0 24.0 60.00** ** When parking is provided within a parking ramp, the total bay width may be reduced to 58 feet. *** In a C-1 district the minimum aisle width may be reduced to 22.0 feet and a minimum total width of 58.0 feet, with the condition that aisles less than 24.0 feet wide shall provide a minimum curb length of 9.0 feet. 10 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. Findings: As required by city code, the board of zoning appeals (BOZA) considers the following prior to ruling on a variance. City s taff provided an analysis of each point below for each variance request, and the applicant also provided an analysis of each point in an attached letter. Variance Request 1: Variance to allow for lot line coverage of 66% instead of the minimum requirement of 80% lot line coverage in the MX-1 zoning district: 1. The effect of the proposed variance upon the health, safety, and welfare of the community. The neighboring property to the north is a regional trail and railroad property, with the Louisiana Avenue bridge crossing above it. Therefore, reducing the lot line coverage at the north end of the lot frontage facing Louisiana Avenue will not impact the health safety or welfare of this block , particularly for the property to the north, where the variance is requested. The variance also allows less encroachment in to a slope easement which beneficial to the public interest in the adjacent bridge. 2. Whether or not the request is in harmony with the general purposes and intent of the Zoning Ordinance. The general purpose and intent of the lot line coverage standard for the MX-1 district is to ensure active ground-floor uses are concentrated at the street frontage, creating pedestrian-scale engagement. The subject site has a street frontage that includes the Louisiana Avenue bridge, presenting changes in elevation as well as restricting direct access to the lot’s frontage from the right of way. 3. Whether or not the request is consistent with the Comprehensive Plan. The Comprehensive Plan designates the land use of this site as MX – mixed -use, which requires a mix of uses on a property, with retail, service, or other commercial uses on the ground floor and residential or office on the upper floors, with residential densit ies ranging from 20 to 75 units per acre. The request for the variance is for a four-story, mixed -use building, with commercial fronting on Louisiana Avenue South with pedestrian access and with residential density of 65 units per acre , which is consistent with the Comprehensive Plan. 4. Whether or not the applicant establishes that there are practical difficulties in complying with the Zoning Ordinance. Practical difficulty means: a. The proposed use is permitted in the zoning district in which the land is located. A variance can be requested for dimensional items only. Mixed-Use buildings with ground- floor commercial and upper-floor multi-family residential are permitted uses with conditions in the MX-1 vertical mixed-use district. b. The plight of the landowner is due to circumstances unique to the property and not created by the landowner. The primary street frontage of the property is Louisiana Avenue South, with a portion of the site fronting onto the Louisiana Avenue bridge. These circumstances are unique to this property’s location and are not the result of action by the landowner. c. The variance, if granted, will not alter the essential character of the locality. The essential character of the site and the surrounding area would not be altered if this variance were granted. Although the proposed development will bring with it change to the area, it is consistent with the intent of the zoning and land use guidance. The approval of this variance would not change the character of the type of development allowed. d. Economic considerations alone do not constitute practical difficulties. Economic considerations are not considered as part of this application. 11 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. e. Practica l difficulties include inadequate access to direct sunlight for solar energy systems. This is not applicable to the application. 5. Whether or not there are circumstances unique to the shape, topography, water conditions, or other physical conditions of the property. The physical conditions of the property are unique in that the grade of the north half of the property drops 22 feet below the street level of the Louisiana Avenue bridge. 6. Whether or not the granting of the variance is necessary for the preservation and enjoyment of a substantial property right. The variance allows a mixed -use development that is allowed in the district and reduces the degree to which the building encroaches on the slope easement. While the re might be a way to extend the building frontage north, so that more of the frontage was covered, the usability of that space would be extremely limited, thanks to the dramatic grade changes between the Louisiana Avenue bridge and the sloping terrain. Therefore, the intent of the regulation, to have more active uses on the ground level of the street frontage would not be met, and the variance is needed to meet that intent. 7. Whether or not the granting of the variance will impair light and air to the surrounding properties, unreasonably increase congestion, increase the danger of fire, or endanger public safety. The granting of this variance will not impair light or air to the surrounding properties; rather, granting this variance would relieve development impact on the regional trail and railroad property to the north. The traffic expected to be generated from the planned residential density and commercial development were broadly reviewed in the comprehensive plan for this and other areas where the land use changes were considered, as well as background growth in the city’s comprehensive plan. 8. Whether or not the granting of the variance will merely serve as a convenience or is it necessary to alleviate a practical difficulty. Staff finds this criterion has been met. Requiring that the building take up 80% of the lot coverage, or 231 feet, will create a practical difficulty by greatly reducing the usability of the ground floor uses facing an elevated Louisiana Avenue bridge and extend the building encroachment farther into the slope easement. Staff recommendation: Staff recommends adoption of the attached resolution approving the above -described variance and findings with conditions recommended by staff. Variance Request 2: Variance to allow a driveway aisle width of 22 feet instead of the minimum 24 feet: 1. The effect of the proposed variance upon the health, safety, and welfare of the community. The reduction of the drive aisle width from 24 feet to 22 feet will enable the eastern portion of the site to maintain a landscaped buffer between the parking lot and the adjacent properties to the east, as well as a pedestrian walkway along the east side of the building, which provides Americans with Disabilities Act (ADA ) access ible route through the site from Louisiana Avenue South to the North Cedar Lake Regional Trail. In that regard, by allowing this variance, the health, safety, and welfare of the community may be improved beyond the alternative if the variance was not allowed. 2. Whether or not the request is in harmony with the general purposes and intent of the Zoning Ordinance. The intent of the zoning ordinance is to safely accommodate on-site parking facilities while also creating buffers between different uses. The reduction of the drive aisle width is allowed in the C-1 district to address similar condition s on this site as 12 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. most C-1 properties, including narrow lot depths and parking lots adjacent to residences, so the variance request is not outside of what has been allowed through the zoning ordinance before. The variance has the added benefit of resulting in the parking stalls being two feet farther away from the east property line, which slightly reduces the impact of the parking onto the neighboring one-family residences to the east. 3. Whether or not the request is consistent with the Comprehensive Plan. The comprehensive plan designates the land use of this site as MX – mix ed-use, which requires a mix of uses on a property, with retail, service, or other commercial uses on the ground floor and residential or office on the upper floors, with residential densities ranging from 20 to 75 units per acre. The request for the variance is for a four-story, mixed -use building, with commercial fronting on Louisiana Avenue South with pedestrian access and with residential density of 65 units per acre, which is consistent with the Comprehensive Plan. 4. Whether or not the applicant establishes that there are practical difficulties in complying with the Zoning Ordinance. Practical difficulty means: a. The proposed use is permitted in the zoning district in which the land is located. A variance can be requested for dimensional items only. Mixed -Use buildings with ground- floor commercial and upper-floor multi-family residential are permitted uses with conditions in the MX-1 vertical mixed -use district. b. The plight of the landowner is due to circumstances unique to the property and not created by the landowner. The unique topography and shape of the property make it difficult to accommodate the mixed use building as well as adequate on-site parking for the uses while also maintaining a buffer between parking and the adjacent properties to the east without the variance. These conditions of the lot were not created by the landowner. c. The variance, if granted, will not alter the essential character of the locality. The essential character of the area will not be impacted by this variance. The MX-1 district allows for a maximum driveway curb cut width of 22 feet, so maintaining the drive aisle width at 22 feet will not alter the character of the district. d. Economic considerations alone do not constitute practical difficulties. Economic considerations are not considered as part of this application. e. Practical difficulties include inadequate access to direct sunlight for solar energy systems. This is not applicable to the application. 5. Whether or not there are circumstances unique to the shape, topography, water conditions, or other physical conditions of the property. The topography and shape of the property are unique in that the topographic challenges of the lot limit where the building may be placed, which also limits where adequate parking on the lot may go. To accommodate the appropriate amount of parking, while giving access to the building and creating a buffer from the neighboring properties to the east, the variance become s necessary. 6. Whether or not the granting of the variance is necessary for the preservation and enjoyment of a substantial property right. Providing a mix of uses on the property and providing adequate parking facilities for those uses are part of the intention of the MX-1 vertical mixed -use district. To meet the intent of having off -street parking, and not having those facilities in the front yard of the property (facing Louisiana Avenue South), the configuration of the parking around the east yard and over to underground facilities in the building becomes necessary. These elements in the narrow lot, along with a needed buffer 13 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. between the parking facilities and neighboring properties to the east and provide ADA accessible sidewalk to the regional trail, warrant a variance in drive aisle width. 7. Whether or not the granting of the variance will impair light and air to the surrounding properties, unreasonably increase congestion, increase the danger of fire, or endanger public safety. Granting this variance will not impair light or air access for surrounding properties. There are examples in other districts and circumstances where a 22-foot drive aisle is allowed , so there is no endangerment to safety with this variance. 8. Whether or not the granting of the variance will merely serve as a convenience or is it necessary to alleviate a practical difficulty. Staff finds this criterion has been met. The reduced drive aisle width will allow for the use of the property as intended within the zoning district and enable other regulations, such as parking space requirements and landscaping buffers, to be installed . Staff recommendation: Staff recommends adoption of the attached resolution approving the above -described variance and findings with conditions recommended by staff. Variance Request 3: Variance to allow for balcony encroachment of 4.8 feet rather than maximum of three feet into the front yard: 1. The effect of the proposed variance upon the health, safety, and welfare of the community. The proposed variance of nine balconies , three on each of three levels of the building, to be built closer to the property line than the allowed three feet would add vertical impediments to future bridge work and encroach es farther into a slope easement that runs along and relates to the Louisiana Avenue bridge on the property. While the easement allows buildings to be constructed within that easement, it is not in the public interest them to be closer that the zoning code allows and could be detrimental to the safety and comfort of future residents and road users. 2. Whether or not the request is in harmony with the general purposes and intent of the Zoning Ordinance. The zoning ordinance currently allows for encroachments of balconies into a required front yard by three feet. Furthermore, the MX-1 zoning district specifically allows for awnings and signs to encroach beyond the build-to zone towards the property line more the standard encroachment. As balconies are not included in this specific encroachment for the MX-1, it is not the intent for balconies to encroach so far beyond the build -to zone. Also, granting a v ariance would allow a total of nine balconies on three floors to encroach more than zoning code allows. 3. Whether or not the request is consistent with the Comprehensive Plan. The Comprehensive Plan designates the land use of this site as MX – Mixed -Use, which requires a mix of uses on a property, with retail, service, or other commercial uses on the ground floor and residential or office on the upper floors, with residential densities ranging from 20 to 75 units per acre. The request for the variance is for a four-story, mixed -use building, with commercial fronting on Louisiana Avenue with pedestrian access and with residential density of 65 units per acre, which is consistent with the Comprehensive Plan. 4. Whether or not the applicant establishes that there are practical difficulties in complying with the Zoning Ordinance. Practical Difficulty means: a. The proposed use is permitted in the zoning district in which the land is located. A variance can be requested for dimensional items only. Mixed -Use buildings with ground- floor commercial and upper-floor multi-family residential are permitted uses with conditions in the MX-1 vertical mixed -use district ; balconies are allowed on individual 14 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. residential units in the MX-1 and are allowed to encroach three feet into the required yard (beyond the minimum build-to-zone) by the zoning ordinance ; the requested 4.8 feet encroachment is not allowed by the zoning ordinance. b. The plight of the landowner is due to circumstances unique to the property and not created by the landowner. Staff find that the circumstances for this variance are not unique to the property. The zoning regulations allow for smaller balconies to be installed, the balconies could be inset into the building façade to accommodate the same balcony size and still meet the zoning requirements, and balconies are not required. c. The variance, if granted, will not alter the essential character of the locality. The essential character of the area would not be altered by this variance. d. Economic considerations alone do not constitute practical difficulties. Economic considerations are not considered as part of this application. e. Practical difficulties include inadequate access to direct sunlight for solar energy systems. This is not applicable to the application. 5. Whether or not there are circumstances unique to the shape, topography, water conditions, or other physical conditions of the property. The shape and topography of the site are challenging; however, these do not generate a condition that prevent the applicant from avoiding the need for the variance. There are available alternatives to meet the city requirements. 6. Whether or not the granting of the variance is necessary for the preservation and enjoyment of a substantial property right. Staff find the request does not meet this criterion for a variance. While individual balconies are a reasonable amenity for multi-family residential, the code already allows for a provision for balconies to be accommodated on this property. The balconies can encroach three feet beyond the build-to zone towards the property line; the balconies could be inset into the façade and still meet the requirement; and the balconies could be removed from the plan. 7. Whether or not the granting of the variance will impair light and air to the surrounding properties, unreasonably increase congestion, increase the danger of fire, or endanger public safety. The request to encroach beyond the build-to zone more than already allowed for all properties would also result in the development encroaching farther into the existing city -owned slope easement along the Louisiana Avenue bridge. While the easement allows buildings within the slope easement that meet certain requirements, city staff do recommend varying from the zoning protections that limit the proposed easement encro achment. 8. Whether or not the granting of the variance will merely serve as a convenience or is it necessary to alleviate a practical difficulty. Staff find this variance request to allow for balconies to encroach beyond the build -to zone and closer towards the front lot line by 4.8 feet rather than the allowed three feet is not necessary to alleviate a practical difficulty. Staff recommendation: Staff recommends adoption of the attached resolution denying the above -described variance based on city staff’s findings. NEIGHBORHOOD MEETING : A virtual neighborhood meeting was held on May 12, 2022. The developers presented their development proposal for the site and city staff explained to community members the development process for the proposal and the needed variances. There were over ten attendees at the meeting, and they asked questions about tree removal, 15 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. additional fencing/screening for the neighboring properties to the east, traffic and sight line concerns for traffic coming southbound on Louisiana and turning left into the development, and amenit ies for residents, employees, and the public. The developers answered the attendees’ questions and are going to explore adding screening fences to a portion of the south property lin e . The recording of this meeting is posted on the city’s development projects webpage. STAFF RECOMMENDATION: Staff recommend the board of zoning appeals takes the following actions: 1. Motion to adopt resolution approving a variance to allow lot line coverage of 66 percent instead of the minimum 80 percent in the MX-1 district for 2625 Louisiana Ave . S. 2. Motion to adopt resolution approving a variance to allow for an off -street parking area drive aisle width of 22 feet instead of the minimum requirement of 24 feet for 2625 Louisiana Ave . S. 3. Motion to adopt resolution denying a variance to allow encroachment of balconies beyond the street frontage build-to-zone by 4.8 feet at 2625 Louisiana Ave . S. Supporting documents: draft resolutions, variance narrative from the applicant, zoning analysis for proposal, proposal exhibits Prepared by: Laura Chamberlain, senior planner Reviewed by: Gary Morrison, zoning administrator Sean Walther, planning manager 16 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. DRAFT BOZA Resolution No. _____ Resolution approving a variance to allow lot line coverage of 66 percent instead of the minimum 80 percent in the MX-1 district for 2625 Louisiana Avenue South Whereas, On April 18, 2022, Jeremy Exley, representing Web Development LLC, applied for a variance from the requirements of the Zoning Ordinance (Section 36-264(g)(3)) to allow for a lot line coverage of 66% instead of the minimum requirement of 80% lot line coverage in the MX-1 zoning district. Whereas, The property is located at 2625 Louisiana Ave . S. and described below as follows, to wit: Lots 19 and 20; Lots 21 and 22 except the Westerly 12 feet of said lots; All in Block 3, “Earlsfort Terrance”, Hennepin County, Minnesota. Whereas, The property is zoned MX-1 vertical mixed -use . Whereas, The Board of Zoning Appeals held a public hearing and reviewed the application for variance Case No. 22-16-VAR on June 15, 2022; the Board of Zoning Appeals tabled action at that meeting and reviewed the application further on July 18, 2022. Whereas, Based on the testimony, evidence presented, and files and records, the Board of Zoning Appeals has determined that the requested variance meets the requirements of Section 36-34(a)(2) of the zoning ordinance necessary to be met for the Board of Zoning Appeals to grant variances, and makes the following findings: a. The request to reduce the lot line coverage means that there will be less building massing on the northwest corner of the site, where the property slopes down to the adjacent property to the north with a regional trail and railroad; at the same time, Louis iana Avenue elevates to provide a bridge crossing. Also, this variance allows less encroachment into a slope easement related to the adjacent bridge . These elements make it undesirable to extend the building farther along the street frontage . Therefore, re ducing the lot line coverage of the primary street frontage will not negatively affect the health, safety, and welfare of the community, and preferrable based on these conditions over the zoning standard. b. The request is in harmony with the general purposes and intent of the Zoning Ordinance. The intent of this code is to have a vertical mixed-use buildings with commercial uses on the ground floor that are oriented towards the street frontage that support pedestrian interaction with the development and street. The Louisiana Avenue bridge, however, limits direct pedestrian access, and access to light and air, especially as the frontage goes north. Therefore, granting the requested variance will allow 2625 17 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. Louisiana Avenue South to have active uses along the ground floor where they are more accessible and upper stories of residential. c. The Comprehensive Plan designates the land use of this site as MX – Mixed -Use, which requires a mix of uses on a property, with retail, service, or other commercial uses on the ground floor and residential or office on the upper floors, with residential densities ranging from 20 to 75 units per acre. The request for the variance is for a four- story, mixed use building, with commercial fronting on Louisiana Avenue South with pedestrian access and with residential density of 65 units per acre, which is consistent with the Comprehensive Plan. d. The applicant has established a practical difficulty in complying with the Zoning Ordinance with the following: 1. The proposed use of a mixed-use building with ground-floor commercial uses and upper-floor multi-family residential uses are permitted uses with conditions in the MX-1 vertical mixed-use district. 2. The primary street frontage of the property is Louisiana Avenue, with a portion of the site fronting onto the Louisiana Avenue bridge. These circumstances are unique to this property’s location and are not the result of action by the landowner. 3. The essential character of the site and the surrounding area would not be altered if this variance were granted. Although the proposed development will bring with it change to the area, it is consistent with the intent of the zoning and land use guidance. The approval of this variance would not change the character of the type of development allowed. 4. Economic considerations are not considered as part of this application. e. There are factors related to the shape, size or other extraordinary conditions on the lot which impact the ability to construct a building to meet the minimum front lot line coverage . A significant portion of the street frontage onto Louisiana Avenue fronts onto the Louisiana Avenue bridge, which is at a different elevation than the property, and cannot provide direct access to street-fronting uses for that portion of the property. f. The variance allows a mixed use development that is allowed in the district and reduces the degree to which the building encroaches on a slope easement. While there might be a way to extend the building frontage north, so that more of the frontage was covered, the usability of that space would be extremely limited, thanks to the dramatic grade changes between the Louisiana Avenue bridge and the sloping terrain. Therefore, the intent of the regulation, to have more active uses on the ground level of the street frontage would not be met, and the variance is warranted. g. The granting of this variance will not impair light or air to the surrounding properties; rather, granting this variance may even relieve development impact on the regional trail and railroad property to the north. The traffic expected to be generated from the planned residential density and commercial development were broadly reviewed in the comprehensive plan for this and other areas where the land use 18 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. changes were considered, as well as background growth in the city’s comprehensive plan. h. Requiring that the building take up 80% of the lot coverage, or 231 feet, will create a practical difficulty by greatly reducing the usabilit y of the ground floor uses facing an elevated Louisiana Avenue bridge and extend the building encroachment into a slope easement. i. The contents of the Board of Zoning Appeals Case File 22-16-VAR are hereby entered into and made part of the public hearing record and the record of decision for this case. Now therefore be it resolved by the Board of Zoning Appeals of St. Louis Park, Minnesota, that the requested variance to construct a building that provides lot line coverage of 66% for the primary street frontage of the property located at 2625 Louisiana Ave. S. is hereby approved with the following conditions: 1. The building shall be constructed in accordance with the following exhibits: a. Exhibit A – Ground Floor Architectural Plan showing the proposed building width of 193.2 feet, representing 66.9% of the coverage on the west lot line, which totals 288.9 feet. 2. The building’s lot line coverage may not be reduced further unless this variance is amended to reflect the proposed change. 3. The construction of the retaining wall on the eastern edge of the property shall be conducted completely on the subject property, unless the owner has obtained a temporary easement for construction access; this shall apply to initial construction of the wall and any future maintenance or reconstruction of the wall. 4. The stormwater management facility for this project shall be designed to accommodate all of the existing drainage areas directed to this site. The volume of runoff draining to a landlocke d receiving area may not increase due to a project unless the applicant can demonstrate that any additional runoff volume from the project will be effectively abstracted. The100-year runoff event, as determined by Atlas 14, will be used to determine holding capacity and high-water elevation for this area. 5. The variance is automatically revoked and canceled if construction of the proposed building is not substantially completed within two years as outlined in city code section 36-38(a)(9). Adopted by the Board of Zoning Appeals: July 6, 2022 Effective date: July 18, 2022 ______________________________ James Beneke, Chair ATTEST: _______________________________________ Gary Morrison, Zoning Administrator 19 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. “Exhibit A” Floor Plan – Level 1 06/02/2022 20 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. DRAFT BOZA Resolution No. _____ Resolution approving a variance to allow for an off-street parking area drive aisle width of 22 feet instead of the minimum requirement of 24 feet for 2625 Louisiana Avenue South Whereas, on April 18, 2022, Jeremy Exley, representing Web Development LLC, applied for a variance from the requirements of the Zoning Ordinance (Section 36-361(l)(2)) to allow for an off-street parking area drive aisle width of 22 feet. Whereas, the property is located at 2625 Louisiana Ave. S. and described below as follows, to wit: Lots 19 and 20; Lots 21 and 22 except the Westerly 12 feet of said lots; All in Block 3, “Earlsfort Terrance”, Hennepin County, Minnesota. Whereas, the property is zoned MX-1 vertical mixed -use. Whereas, The Board of Zoning Appeals held a public hearing and reviewed the application for variance Case No. 22-16-VAR on June 15, 2022; the Board of Zoning Appeals tabled action at that meeting and reviewed the application further on July 18, 2022. Whereas, based on the testimony, evidence presented, and files and records, the Board of Zoning Appeals has determined that the requested variance meets the requirements of Section 36-34(a)(2) of the zoning ordinance necessary to be met for the Board of Zoning Appeals to grant variances, and makes the following findings: a. The reduction of the drive aisle width from 24 feet to 22 feet will enable the eastern portion of the site to maintain a landscaped buffer between the parking lot and the adjacent properties to the east, as well as a pedestrian walkway along the east side of the building, which provides ADA access through the site from Louisiana Avenue to the North Cedar Lake Regional Trail. By allowing this variance, the health, safety, and welfare of the community may be improved beyond the alternative if the variance was not allowed. b. The intent of the zoning ordinance is to safely accommodate on-site parking facilities while also creating buffers between different uses. The reduction of the drive aisle width is allowed in the C-1 district to address similar condition s on this site as most C-1 district properties, including narrow lot depths and parking lots adjacent to residences, so the variance request is not outside of what has been allowed through the zoning ordinance before. The variance has the added benefit of resulting in the parking stalls being two feet further away from the east property line, which slightly reduces the impact of the parking onto the neighboring one-family residences to the east. c. The Comprehensive Plan designates the land use of this site as MX – Mixed -Use, which requires a mix of uses on a property, with retail, service, or other commercial 21 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. uses on the ground floor and residential or office on the upper floors, with residential densities ranging from 20 to 75 units per acre. The request for the variance is for a four- story, mixed use building, with commercial fronting on Louisiana Avenue with pedestrian access and with residential density of 65 units per acre, which is consistent with the Comprehensive Plan. d. The applicant has established a practical difficulty in complying with the Zoning Ordinance with the following: 1. The proposed use of a mixed-use building with ground-floor commercial uses and upper-floor multi-family residential uses are permitted uses with conditions in the MX-1 vertical mixed-use district. 2. The unique topography and shape of the property make it difficult to accommodate the mixed use building as well as adequate on-site parking for the uses while also maintaining a buffer between parking and the adjacent properties to the east without the variance. These conditions of the lot were not created by the landowner. 3. The essential character of the area will not be impacted by this variance. The MX -1 district allows for a maximum driveway curb cut width of 22 feet, so maintaining the drive aisle width at 22 feet will not alter the character of the district. 4. Economic considerations are not considered as part of this application. e. The topography and shape of the property are unique in that the topographic challenges of the lot limit where the building may be placed, which also then limits where adequate parking on the lot may go. To accommodate the appropriate amount of parking, while giving access to the building and creating a buffer from the neighboring properties to the east, the variance is warranted . f. Providing a mix of uses on the property and providing adequate parking facilities for those uses are part of the intention of the MX-1 vertical mixed -use district. To meet the intent of having parking facilities on site, but not having those facilities in the front yard of the property (facing Louisiana Avenue South), the configuration of the parking around the east yard and over to underground facilities in the building becomes necessary. These elements in the narrow lot, along with a needed buffer between the parking facilities and neighboring properties to the east and provide ADA accessible sidewalk to the regional trail, warrant a variance in drive aisle width. g. Granting this variance will not impair light or air access for surrounding properties. And there are examples in other districts and circumstances where a 22-foot drive aisle is allowed, so there is no endangerment to safety with this variance. h. The contents of the Board of Zoning Appeals Case File 22-16-VAR are hereby entered into and made part of the public hearing record and the record of decision for this case. Now therefore be it resolved by the Board of Zoning Appeals of St. Louis Park, Minnesota, that the requested variance to construct an off -street parking facility with a drive aisle of 22 feet in 22 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. width at the property located at 2625 Louisiana Avenue South is hereby approved with the following conditions: 1. The off-street parking area shall be constructed in accordance with the following exhibits: a. Exhibit A – Site Plan showing the proposed drive aisle width of 22 feet. 2. The off-street parking area’s drive aisle width may not be reduced further unless this variance is amended to reflect the proposed change. 3. The construction of the retaining wall on the eastern edge of the property shall be conducted completely on the subject property, unless the owner has obtained a te mporary easement for construction access; this shall apply to initial construction of the wall and any future maintenance or reconstruction of the wall. 4. The stormwater management facility for this project shall be designed to accommodate all of the existin g drainage areas directed to this site. The volume of runoff draining to a landlocked receiving area may not increase due to a project unless the applicant can demonstrate that any additional runoff volume from the project will be effectively abstracted. The 100-year runoff event, as determined by Atlas 14, will be used to determine holding capacity and high-water elevation for this area. 5. The variance is automatically revoked and canceled if construction of the proposed off- street parking area is not substantially completed within two years as outlined in city code section 36-38(a)(9). Adopted by the Board of Zoning Appeals: July 6, 2022 Effective date: July 18, 2022 ______________________________ James Beneke, Chair ATTEST: _______________________________________ Gary Morrison, Zoning Administrator 23 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. “Exhibit A” Site Plan 06/02/2022 24 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. DRAFT BOZA Resolution No. _____ Resolution denying a variance to allow encroachment of balconies beyond the street frontage build -to -zone by 4.8 feet at 2625 Louisiana Avenue South. Whereas, On April 18, 2022, Jeremy Exley, representing Web Development LLC, applied for a variance from the requirements of the Zoning Ordinance (Section 36-73(b)(1)) to allow for balconies proposed at 2625 Louisiana Avenue S to encroach beyond the build-to zone by 4.8 feet instead of the allowed 3 feet. Whereas, The property is located at 2625 Louisiana Ave. S. and described below as follows, to wit: Lots 19 and 20; Lots 21 and 22 except the Westerly 12 feet of said lots; All in Block 3, “Earlsfort Terrance”, Henn epin County, Minnesota. Whereas, The property is zoned MX-1 vertical mixed -use. Whereas, The Board of Zoning Appeals held a public hearing and reviewed the application for variance Case No. 22-16-VAR on June 15, 2022; the Board of Zoning Appeals tabled action at that meeting and reviewed the application further on July 18, 2022. Whereas, Based on the testimony, evidence presented, and files and records, the Board of Zoning Appeals has determined that the requested variance does not meet the requirements of Section 36-34(a)(2) of the zoning ordinance necessary to be met for the Board of Zoning Appeals to grant variances, and makes the following findings: a. The proposed variance of nine balconies , three on each of three levels of the building, to be built closer to the property line than the allowed 3 feet would add vertical impediments to future bridge work and further encroaches farther into a slope easement that runs along and relates to the Louisiana Avenue bridge on the property. While the easement allows buildings to be constructed within that easement, the is not in the public interest and could be detrimental for the safety and comfort of future residents and road users. b. The zoning ordinance currently allows for encroachments of balconies into a required front yard by three feet. Furthermore, the MX-1 zoning district specifically allows for awnings and signs to encroach more than the standard encroachment. As balconies are not included in this specific exception for the MX -1, it is not the intent for balconies to encroach so far beyond the build-to zone. c. The applicant has not established a practical difficulty in compliance with the Zoning Ordinance with the following: 1. Mixed -Use buildings with ground-floor commercial and upper-floor multi- family residential are permitted uses with conditions in the MX-1 vertical mixed - use district; balconies are allowed on individual residential units in the MX-1 and 25 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. are allowed to encroach 3 feet into the build-to zone by the zoning ordinance, the requested 4.8 feet encroachment is not allowed by the zoning ordinance. 2. The circumstances asking for this variance are not unique to the property . The zoning regulations allow for smaller balconies to be installed . The balconies could be inset into the building façade to accommodate the same balcony size and still meet the build -to zone requirements of the district. The balco nies could be removed from the plans because they are not required. d. The shape and topography of the site are challenging, however, these do not relate to the variance request for balconies being built closer to the adjacent road right- of-way, and there are available alternatives to the proposed variance to accomplish the proposed uses; the zoning regulations allow for smaller balconies to be installed, or the balconies could be inset into the building façade to accommodate the same balcony size and still meet the build -to zone requirements of the district. e. The variance is not necessary for the preservation and enjoyment of a substantial property right. While individual balconies are a reasonable amenity for multi-family residential, the code already allows for a provision for balconies to be accommodated on this property. The balconies are not required elements. The balconies could be built smaller to comply with code or the balconies could be inset into the building façade to maintain the desired size and remain farther away from the west property line and still meet the encroachment requirement. f. The request for further encroachment beyond the build-to zone beyond what is allowed for all properties would also encroach farther into a slope easement related to the nearby Louisiana Avenue bridge. While the easement allows buildings within the easement that meet building safety and zoning standards, it is not in the public interest to any more encroachment into the easement than necessary. g. The contents of the Board of Zoning Appeals Case File 22-16-VAR are hereby entered into and made part of the public hearing record and the record of decision for this case. Now therefore be it resolved by the Board of Zoning Appeals of St. Louis Park, Minnesota, that the requested variance to construct nine balconies that encroach beyond the primary street frontage build-to zone by 4.8 feet for the property located at 2625 Louisiana Avenue South is hereby denied. Adopted by the Board of Zoning Appeals: July 6, 2022 Effective date: July 18, 2022 ______________________________ James Beneke, Chair ATTEST: 26 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. _______________________________________ Gary Morrison, Zoning Administrator 27 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. ATTACHMENT: ZONING ANALYSIS – 2625 Louisiana Avenue Zoning analysis: The following table provides zoning information for the project. Further details on some of the zoning requirements are provided below. Factor Required Proposed Met? Use Multifamily residential Live -work Unit Retail, Service – less than 8,000 sf 54 residential units 3 Live -work units 3,804 sf retail Yes Setbacks Build -to Zone Louisiana: 10’ to 15’ Rear & north side yard: 15’ + 1’ for every ft in bldg. ht over 40’ (24’) South Side Yard: 0’ Front (Louisiana Ave): 10.3’ Rear: 50’ Side (north): 38.6’ Side (south): 50.3’ Yes Lot Line Coverage Minimum 80% (231.1’) 66.9% (193.2’) Variance requested Building width Maximum 200’ 193.2’ Yes Building Height Building to Street Width: 60% - 100% At 66’ ROW: 28.4’ to 47.3’ At 90’ ROW: 33.2’ to 55.3’ Building Height: 2 Stories - 6 Stories or 75’ whichever is less Ground story height: 12’ to 20’ All other story height: 10’ to 15’ Building to Street Width: At 66’ ROW: 47’ (99%) At 90’ ROW: 47’ (85%) 4 stories | 47’ Ground story height: 15’ All other story height: 10.7’ Yes Building materials Class I 60% Class II 30% Class III 10% North: 92.8% Class I East: 77.0% Class I South: 99.3% Class I West: 74.1% Class I Yes Off-Street parking Multi Family per unit: Studio – 1 space (21): 21 spaces 1-BR – 1 space (27): 27 spaces 2-BR – 1.5 spaces (9): 13.5 spaces 3-BR – 2 spaces: 0 spaces 4-BR – 2 spaces: 0 spaces Additional 5% for Guest parking: 4 spaces Total of 66 spaces Retail et al where >25% of floor area is customer area: 75 parking spaces (38 surface spaces, 37 garage spaces) Yes 28 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. Factor Required Proposed Met? Min: 1 space per 250 sf (16 spaces) Max: 1 space per 150 sf (27 spaces) Minimum Total: 82 spaces 10% transit reduction: 74 spaces Maximum Total: 93 spaces Electric Vehicle Charging Station (EVSE) Level 2: 10% of residential w/ at least 1 HC accessible (7 stations with 1 handicap accessible) 5% of retail w/ at least 1 HC accessible (1 station, HC accessible) 50% of stalls with conduit for future Level 2 ESVE (37 stalls) 1 surface stations 7 garage stations Conduit for 37 more spaces underground Garage locations to be finalized with building permit Yes Bicycle Parking 1 per residential unit (57) + 1 per 10 automobile spaces (8) 65 total 68 provided – 54 wall units, 10 bike lockers, and 4 outdoor Yes D.O.R.A. 12% of lot 12% of 38,679 sf = 4,642 sf 4,827 sf (12.5%) Yes Landscaping- # of Trees & Shrubs TREES 1 tree per dwelling unit (57) + 1 tree per 1,000 sf of commercial (4) = 62 trees SHRUBS 6 shrubs per 1,000 sf of gross building floor area = 369 TREES 19 trees; 15 over story trees and 9 ornamentals (counted as 4 trees) SHRUBS 279 Alternative Landscape: - Trailhead gathering space - ADA public ingress / egress through site for pedestrians and bicyclists Tree Replacement Calculation 108 caliper inches to be removed 118 caliper inches total 116 caliper inches required replacement 51 caliper inches proposed Requires Fee into Tree Fund for 65 caliper inches ($9,100) Screening 8’ wall and landscaping required along east property line 8’ cedar fence with landscaping in front of retaining wall Yes 29 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. Factor Required Proposed Met? Refuse handling Full screening and compliance with city’s solid waste ordinance Plan will comply with all solid waste handling and screening requirements Yes Stormwater management Meet city, watershed and state requirements Site will meet requirements; see conditions of approval Yes Mechanical equipment Full screening required Full screening proposed Yes Mixed Use Division Standards (Sec. 36-263) (a) Buildings (1) More than one principal building may be placed on one lot. Only one building proposed on site. Standard Met (2) Each individual business on the ground floor of a building shall have a direct and primary access facing the street frontage or an interior arcade and the access shall remain open during business hours. Two commercial spaces, each has direct and primary access onto the street frontage. Standard Met (b) Non-vehicular access (1) A separate pedestrian access shall connect the principal building to the public street or a public trail, on all sides of the lot which front on a public right-of-way or public trail. Pedestrian access connects building to Louisiana Ave and Cedar Lake Trail. Standard Met (2) On-site pedestrian/bicycle facilities shall be provided as logical connections to off-site uses. Pedestrian/bicycle facilities provided, with access facilities to allow bike users and pedestrians to cross the property from Cedar Lake Trail to Louisiana Ave. (3) Pedestrian/bicycle accesses shall be separated from parking areas by curbed, landscaped islands which have a minimum width of 20 feet inclusive of sidewalk. Pedestrian access from Louisiana Ave is completely separated from parking area. Standard Met (4) If an existing transit stop is located on any adjacent public street, pedestrian/bicycle access shall be located convenient to that transit stop. No existing transit stop on Louisiana Ave. Standard Met (5) Developments located on a public transit route shall work with the transit authority and accommodate a transit stop that conveniently serves the development, if needed for the transit route. Not located on a transit route. Standard Met (6) Sidewalks shall be provided along all sides of the lot that abut a public or private street. Sidewalks provided along Louisiana Ave. (c) Vehicular access (1) All delivery service entrances to a building shall be from a public alley, service -alley, off - street parking lot; deliveries not able to be made from a public alley, service -alley or off - street parking lot shall be made from the curb in a manner that does not obstruct drive lanes or on-street parking spaces. Delivery service will be from off -street parking lot. Standard Met 30 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. (2) Vehicular driveway access is managed through alleys, primary and secondary street frontages. The order of access is as follows: a. An alley permits unlimited access. Not on public alley. Standard Met b. If no alley exists, one driveway per secondary street frontage is permitted. Not on a secondary street frontage. Standard Met c. If no other option exists, one driveway is permitted off the primary street frontage and shared access with abutting properties is encouraged. One driveway on primary street frontage proposed; shared driveway with adjacent property not possible due to differences in topography. Standard Met (3) Driveways shall be no gre ater than 22 feet in width at the right-of-way line. Driveway 22’ at right-of-way. Standard Met (4) Shared driveways are encouraged. Shared driveway not possible with adjacent property. Standard Met (5) When two or more parking lots have adjacent rear property lines and each lot contains the same street frontage type, the parking lots shall be connected with a drive perpendicularly crossing the minimum rear yards. NA. Standard Met (6) Designated pedestrian routes, including sidewalks and driveway crossings, shall be provided to connect each parking space to the front sidewalk (and front entrance) or a rear public entrance. Driveways shall not be utilized as designated pedestrian routes. Designated pedestrian routes provided. Standard Met (7) There shall be no vehicular access within 50 feet of the intersection of the projection of the nearest curblines of any public streets to a parcel on which a commercial use is operated. The property is not located on an intersection. Standard Met (d) Exterior uses (1) Parking Location. a. Street Yard. Parking is not permitted in any street yard. No parking proposed in street yard. Standard Met b. Rear Parking Yard. Parking may be permitted in the rear of the lot, but shall not be closer than five (5) feet to property zoned R-1 or R-2 in the rear or side yard and shall be fully screened from the front by the building. Refer to the Street and Parking Yards illustration. Note that accessory parking structures within each district have separate side and rear yard standards. Rear parking yard setback 5’ from rear lot line (properties zoned R-2) Standard Met c. Limited Side Parking Yard. Parking may be permitted with the following: i. Location. The parking is permitted only in the side parking yard of the building (refer to the Street and Parking Yards illustration) but shall not be closer than five (5) feet to property zoned R-1 or R-2 in the rear or side yard. Parking is setback 5’ from side lot line. Standard Met ii. Limited Width. Up to one double -loaded bay of surface parking is permitted with a maximum width of 65 feet. Side yard parking width is 40’. Standard Met iii. Perpendicular to the Street. The parking lot shall be located perpendicular to the street with the centerline of the drive aisle perpendicular to the centerline of the street. Drive aisle is perpendicular to the street centerline. Standard Met iv. Accessory Parking Structure. An accessory parking structure is not permitted in the side yard of a primary street frontage. No accessory parking structure proposed in the side yard. Standard Met 31 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. d. Garage Entrances. Vehicular entrances to structured parking garages within the building generally shall be limited to locations on the rear façade that face the rear parking yard; except such entrances may be located on the side façade, facing the limited side parking yard, if the following is met: i. The location may not be closer to the street than the maximum of the build-to zone. The garage entrance is located in the side yard, and not closer to the street than the build-to-zone maximum. Standard Met (2) All rear and side yards that do not contain parking lots or ramps shall consist only of landscaped area, designed outdoor recreation area, and/or sidewalk space. All areas in the side and rear yards not used for parking are landscaped or designated for DORA/sidewalks. Standard Met (3) Vehicle storage or display, mechanical equipment, refuse and recycling containers, and loading areas shall not be located within any street yard, build-to zone, or minimum side/rear yard. No vehicle storage or display, mechanical equipment, refuse and recycling containers, or loading areas are located within the street yard, build-to zone, or minimum side/rear yard. Standard Met (4) All refuse/recycling and loading areas shall be screened from view within a waste enclosure which shall be constructed of complementary materials to the principal building. Refuse/recycling area located within underground parking. Standard Met (5) Outdoor storage shall be prohibited except when specifically permitted elsewhere in this chapter. No outdoor storage proposed. Standard Met (6) New structures and structures which expand their gross square footage by more than 50 percent shall be required to place all utility service lines underground. Any new utility services to an existing building shall be placed underground. All utility proposed to be underground. Standard Met MX-1 – Vertical Mixed Use District (b) Restrictions and Performance Standards (1) All buildings shall have a vertical mix of land uses, such as residential and commercial, with a strong pedestrian orientation. A use on the ground floor must be different from a use on an upper floor. The second floor may be designed to have the same use as the ground floor so long as there is at least one more floor above the second floor that has a different use from the first two floors. Ground floor uses on the street frontage retail/service and live/work units; upper stories are multi-family residential. Standard Met (2) Business uses, except for off-street vehicular parking and off-street loading, shall be conducted wholly within an enclosed structure except as specifically permitted elsewhere in this chapter. All business uses are proposed to be conducted wholly in the building. Standard Met (3) At least 75 percent of the building along the primary street frontage must be designed for non- residential uses on the ground floor. Lobbies and amenity areas serving a residential use or a hotel shall not count as a non-residential use. Total building street frontage = 193.5’; non -residential uses frontage = 151.8’; 78.4% of building frontage is non-residential. Standard Met (4) The first 30 feet behind the building façade on each street frontage shall contain permitted uses, excluding accessory parking, break rooms, storage areas, and utility closets/rooms. Beyond the first 30 feet behind the building facade, any permitted 32 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. principal and accessory use is allowed on any floor. First 30’ on ground floor are made up of Retail/Service and Live/Work units, both of which are permitted or permitted with conditions. Bicycle parking facility not counted towards this standard. Standard Met (5) A development agreement is required as part of the development approval and shall address, at a minimum, approved site and building design criteria, approved sign locations and design criteria, construction phasing, density bonuses, specifications for inclusionary commercial space, cash escrow or letter of credit for construction of on-site and off-site improvements generated by the development, and maintenance. A development agreement will be required when building permit submitted. Standard Met (6) The development shall comply with all other applicable chapter provisions unless specifically modified by subsections (1) through (6) of this section N/A (c) Uses (1) Multifamily residential: Permitted with Conditions Use Allowed (2) Live -work unit: Permitted with Conditions Use Allowed (3) Retail, Service (<8,000 sf) Permitted Use Allowed (d) Uses permitted with conditions (PC). (1) Multifamily residential category. a. Shall be located in the upper stories of a structure; the basement; or in the ground story, a minimum of 30 feet behind any primary street façade and behind a permitted use, or on a secondary, rear, or side facade. Multifamily residential units located 33’ from front façade on ground floor, and on upper stories. Standard Met b. Dwelling unit entrances are not required to be internal to the building, and individual exterior entrances are encourage for ground floor units. Internal entrances are provided for all residential units, as topography makes exterior entrances difficult for ground floor units. Standard Met c. Balconies shall serve a single dwelling unit. Each balcony serves one unit; note the large west-facing balcony over the commercial below needs to have disctinct spaces for each unit. Standard Met d. Buildings are discouraged from being massive in scale or institutional in appe arance. Upper stories step back from street frontage; design reflects modern multi-family trends and does not appear institutional. Standard Met e. Use may include leasing and/or property management offices, gym or other fitness facilities for tenants, and me eting rooms as accessory uses. Management office and resident amenities, including an amenity deck are on the ground floor. Standard Met (2) Live -work unit. a. The units shall only be located on a street frontage. Live -work units are all located on street frontage. Standard Met (f) Accessory uses (1) Off-street parking a. Parking Lot c. Building interior parking i. Parking is permitted fully in any basement and in the rear portion of any building, beyond the first 30 feet behind the building facade. Parking in the basement. Standard Met 33 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. ii. Interior parking shall meet the façade requirements of the building. Parking located in basement and meets façade requirements. Standard Met iii. Entrances to the interior parking are permitted from the rear or side building facades only, unless otherwise noted per the street frontage type. Entrance to parking is from side façade. Standard Met (13) Accessory utility structures b. Solar energy systems Solar energy systems proposed on roof. Standard Met d. Where accessory utility structures are permitted with conditions, the following apply: i. Accessory use. The equipment shall be located on a lot with a building and is a secondary use for the lot. Standard Met ii. Roof mounted location. Roof mounted equipment shall be located per one of the following: a. Pitched roof. Locate the equipment on a rear facing surface of the roof, if feasible for communication purpose s. NA b. Flat roof. Locate the equipment towards the rear portion of the roof, where visibility is limited from the street to the maximum extent possible. Standard Met iii. Ground mounted location. Ground mounted equipment is limited to the rear yard. Equipment may be located in the side yard if the equipment is screened from the street with an opaque wall, of the same or similar material of the street facade of the building. NA iv. Height. The height of the equipment is either a maximum of 12 feet or the maximum that is not visible from any street sidewalk, whichever is greater. Standard Met v. Performance standards. When noxious or offensive odors, sounds, vibrations, emissions, or any external nuisances upon adjacent properties, including truck traffic, will be generate d by this accessory use above any generated by the principal use, a Conditional Use Permit is required. Refer to 36-33 Conditional Use Permits. NA (g) Dimensional standards/densities. Notwithstanding the provisions of Section 36-32, the following standards and requirements cannot be modified or waived except as specifically stated: (1) The maximum nonresidential density is 1.5 FAR and the maximum residential density is 50 units per acre. In determining density, the total nonresidential floor area or number of residential units shall be divided by the land associated with each use, including building coverage and parking areas associated with the use and a proportion of the on- site usable open space. Stormwater ponds and public/private streets and alleys shall be excluded from land calculations. Maximum residential densities may be increased by up to 50 percent based on Table 36-263(f)(1) 3 points 10% increase in density 6 points 20% increase in density 9 points 30% increase in density 12 points 40% increase in density 15 points 50% increase in density a. Inclusionary housing (maximum 6 points may be earned) NA 34 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. i. Provide affordable housing at the levels required in the city’s Inclusionary Housing Policy, as amended from time to time, whether or not the development includes city financial assistance (6 points); b. Environmental, energy, and water resources (maximum 8 points may be earned) i. Meet the requirements of the city’s Green Building Policy as amended from time to time, whether or not the development includes city financial assistance (5 points); NA ii. Provide 0.5 W of on-site renewable energy per gross square foot of building area (3 points) Building gross area of 61,459 square feet, requiring 30,729.5 W; Roof array provides 30,800 W (~31 kW) through 77 400 W monocrystalline panels. Standard Met – 3 points c. Inclusionary commercial (maximum 4 points may be earned) i. Inclusionary commercial space for retail and service less than 8,000 square feet, food service, and restaurant uses (4 points): NA a. 10 percent of total commercial space provided at 80 percent fair market rent for 10 years; or b. 20 percent of total commercial space provided 90 percent fair market rent for 10 years. ii. Provide 20 percent or up to 5,000 square feet, whichever is less, of the total commercial space as micro storefronts (4 points) Site provides 3,957 sf of commercial; the smaller commercial space is a micro storefront at 1,044 sf, which makes up 26.4% of commercial space. Standard Met – 4 points d. Travel demand management (maximum 2 points may be earned) i. Complete a travel demand management plan and implement all recommended strategies (1 points). ii. Commuter bicycle facilities provided onsite (1 points) a. In addition to the bicycle parking requirements in Section 36-361, an additional 10 percent of the required bicycle parking facilities shall be provided as bike lockers, onsite showers shall be available for building occupants, and a bicycle repair station shall be provided. 65 spaces required, plus 10% (7) bike lockers for 72 total. Provid ed 62 spaces, plus 10 bike lockers for 72 total. Standard Met e. Gathering spaces (maximum 2 points may be earned) i. Provide and maintain a publicly accessible space which may include a plaza, courtyard, or community room (1 points) Plans provide a publicly accessible trailhead/gathering space at the Cedar Lake Trail as well as public ingress/egress through the site for pedestrians and bicycle users, providing an ADA connection between the trail and Louisiana Avenue. Standard Met ii. Provide and maintain a publicly accessible community garden (1 points) (2) The development site shall include a minimum of 12 percent designed outdoor recreation area based on private developable land area. The development is providing the trailhead plaza, public ingress/egress through the site, as well as an outdoor amenity deck for residents. These features add up to 4,827 square feet or 12.5% of the total lot area. (3) Building shall be constructed to the form requirements specific to the street frontage type in Table 36-263(f)(3). a. Building Siting 35 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. i. Minimum Lot Line Coverage: 80% Lot Width: 288.9’; 80% = 231.1’; provided: 193.5’ = 66.9%. Variance Requeste d the following exceptions apply: a. Courtyards. A courtyard up to 35% of the width of the front facade is permitted and may contribute to the minimum lot line coverage. Not applicable. b. Driveways. When a driveway is located at a primary street frontage and side yard parking is not utilized, a driveway width of 22’ may be deducted from the width of the build-to zone and is not included in the calculation of the minimum lot line coverage. Not applicable. ii. Build-to Zone: 10’ to 15’ Setback 10.3’ from front lot lin e. Standard Met a. Encroachments. Awnings and signage are permitted to encroach beyond the build -to zone toward the lot line. No awnings or signage proposed, however, the applicant has requested a variance to allow balconies to encroach further beyond the build-to zone than allowed elsewhere in the zoning ordinance. Variance Requested b. Intersection of two build-to zones. Not applicable (i) All buildings located on corner lots shall be built to the corner of the build -to zone unless otherwise stated. (ii) The corner is defined as the intersection of the two build-to zones. Courtyards, per definition, cannot be located in this area. iii. Maximum Building Length: 200 feet. Building length (width): 193.5’. Standard Met a. May be increased up to 50% if a pedestrianway is provided. b. These pedestrianways can be pedestrian easements and pathways or exterior through -building linkages at least every 200’ b. Height i. Building to Street Width The width of Louisiana Avenue right of way widens as you move north through the site, from 66 feet to 90 feet. The building height is 47 feet, which is 99% of the 66-foot ROW and 85% of the 90-foot ROW. Standard Met a. Minimum: 60% b. Maximum: 100% ii. Building Height Building height is 4 stories / 47 feet. Standard Met a. Minimum: 2 stories b. Maximum: 6 stories or 75’, whichever is less (i) Step-backed stories: all stories that exceed the maximum building to street width shall be stepped back from the front façade a minimum of 10 feet and a maximum of 30 feet iii. Story Height a. Primary Ground Story Height: 12’ to 20’ The ground floor height is 15 feet. Standard Met (i) Tall Stories: 18’ or more in floor-to-floor ground story height counts as two stories toward maximum building height b. All Other Stories Height: 10’ to 15’ All upper stories are 10.7 feet. Standard Met c. Façade 36 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. i. Entrance Elevation: Each street entrance shall be within 30” of adjacent street sidewalk average grade There are 7 entrances on the ground floor street frontage and all are within 30” of the sidewalk height. Standard Met (4) Side and rear yards: The property is adjacent to the R-2 zoning district on the east property line; the building is setback 50 feet from the property line, allowing a building height of 75 feet at that setback [(50-15)+40=75]; the building height is 47 feet. Standard Met a. Buildings with side or rear property lines adjacent to R-1 or R -2 zoned and used districts shall have a maximum building height of 40 feet, and minimum side and rear yards of 15 feet. b. Buildings may exceed 40 feet in height if the portion of the building above 40 feet is stepped back from the side and rear property lines a distance equal to the additional height. (h) Special provisions. (1) Signage shall be allowed with the following conditions: No signs proposed at this time – these will apply when applicant applies for signs on site. a. Pylon signs are prohibited; b. Freestanding monument signs shall utilize the same exterior materials as the principal buildings and shall not interfere with pedestrian, bicycle or automobile circulation and vis ibility. c. Maximum allowable number, sizes, heights and yards for signs shall be regulated by Section 36-362, MX division requirements. d. Wall signs of non -residential uses shall only be placed on the ground floor and exterior walls of the occupied tenant lease space, and/or a monument sign. e. Wall signs shall not be included in calculating the aggregate sign area on the lot if they meet the following outlined conditions: i. Non-residential wall signs permitted by this section that do not exceed seven percent of the exterior wall area of the ground floor tenant lease space. ii. The sign is located on the exterior wall of the ground floor tenant lease space from which the seven percent sign area was derived. iii. No individual wall sign shall exceed 100 square feet in area. f. Pedestrian scale signs visible from public sidewalks shall be encouraged. Such signs shall be no more than three feet in vertical dimension unless flush with the building wall. (2) Architectural Design. The standards established in Sec. 36-366 shall apply, with the following additional standards: a. Façade Transparency i. Each upper story façade shall have a minimum transparency of 20% for primary and secondary street frontages. Upper story west façade 6,836 sf; requires at least 1,367 sf transparency to mee t 20%. Proposed 2,408 sf of transparency (35%). Standard Met Ground floor west façade 2,989 sf; require at least 1,449 sf transparency to meet 50%. Proposed 1,453 sf of transparency (50.1%) Standard Met b. Building Entrances i. The principal entrance to the building shall be required on the primary street frontage of the building. All principal entrances located on primary street frontage. Standard Met 37 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: Variances for 2625 Louisiana Ave. S. ii. Each street entrance shall be within 30” of adjacent street sidewalk average grade All street entrances are within 30” of adjacent street sidewalk. Standard Met 38 VARIANCE OF BUILDING LENGTH REQUIREMENTS REQUIRED FINDINGS A variance is requested to reduce the minimum lot line coverage from 80% to 70%. The variance request is consistent with the required findings under § 36-34 of the Zoning Code. 1) The effect of the proposed variance upon the health, safety and welfare of the community. The proposed variance will not have an adverse effect on the health, safety and welfare of the community. The driveway connection has been placed at the south end of the site in order to provide a safer street connection as far away from the Louisiana Ave bridge as possible. This results in the north end of the building aligning with a portion of the street and sidewalk that is much higher than the ground level of the building. The shortened length of the building reduces the amount of shading the building has on the bike trail to the north, resulting in less ice build-up on the trail in the winter. The reduced lot line coverage also reduces the amount of impervious surface on the site which increases the amount of green space between the building and the existing bike trail and helps contain stormwater on site. 2) The request is in harmony with the general purposes and intent of the zoning ordinance. The general purpose and intent of minimum lot line coverage in this district is to line the majority of the primary street frontage with the building and to enhance the pedestrian realm. The proposed building is oriented so that the longer side is facing the primary street frontage and also maintains the required 75% non-residential use at the ground level of this façade. The proposed building length is stopped at the north side of the site where the street and sidewalk rise significantly in elevation above the lot elevation. At the point the building ends, the street and sidewalk are already over 5 feet higher than the ground level floor height. The street is separated from the sidewalk with a guard rail and the sidewalk is separated from the lot with a large metal fence. A longer building would not provide any additional connectivity or activation to the street or pedestrian realm on the north end of the site where this occurs. 3) The request is consistent with the comprehensive plan. The mixed-use district is intended to create safe, pedestrian scale mixed-use areas along commercial corridors. The project provides non-residential uses that have physical and visual connection to the public sidewalk. As the sidewalk rises above the ground level toward the north end of the site, visibility and connection between the pedestrian realm and non-residential uses is reduced. As the sidewalk continues north the reduced building length will allow for desirable views from the Louisiana Ave bridge over the bike trail and railroad corridor. The 39 building is oriented with it’s longer side parallel to the street and will provide more eyes on the street both at the non-residential and residential uses. 4) The applicant establishes that there are practical difficulties in complying with the zoning ordinance. This means that: a. The proposed use is permitted in the zoning district in which the land is located. A variance can be requested for dimensional items. b. The plight of the landowner is due to circumstances unique to the property and not created by the landowner. c. The variance, if granted, will not alter the essential character of the locality. d. Economic considerations alone do not constitute practical difficulties. e. Practical difficulties include inadequate access to direct sunlight for solar energy systems. The practical difficulties are based on the existing site topography and change in the adjacent street and sidewalk elevation at the Louisiana Ave bridge. The variance will not alter the essential character of the locality. The current building has much less lot line coverage than the proposed building. The reduced building length will allow for more tree replacement and other landscaping in the remaining lot area to the north adjacent to the Cedar Lake Trail. The practical difficulties are based on the site conditions and not economic considerations. 5) There are circumstances unique to the shape, topography, water conditions or other physical conditions of the property. The circumstances unique to the property are the site topography that drops significantly at the north side of the site and places the street frontage and public sidewalk significantly higher than the proposed building’s ground level. 6) The granting of the variance is necessary for the preservation and enjoyment of a substantial property right. The variance will allow the lot to be developed consistent with the intent for the mixed-use district while also maintaining access to the site, an open area for recreational use and desirable commercial and residential uses. 7) The granting of the variance will not impair light and air to the surrounding properties, unreasonably increase congestion, increase the danger of fire, or endanger public safety. The variance, which would reduce the building length, will only reduce the amount of shading on surrounding properties. The reduced size of the building will also reduce the amount of rentable space and will not increase congestion. The reduced building length will not increase the danger of fire or endanger public safety. 8) The granting of the variance will not merely serve as a convenience but is necessary to alleviate a practical difficulty. The granting of the variance will not serve as a convenience but will allow the proposed building and site improvements to be developed in a way that is consistent with the intent of the mixed-use district. The proposed variance will alleviate the practical difficulty of the significantly higher elevation of the primary street and public sidewalk. 40 VARIANCE OF BUILDING LENGTH REQUIREMENTS REQUIRED FINDINGS A variance is requested to reduce the total width of a parking aisle to 22’. The variance request is consistent with the required findings under § 36-34 of the Zoning Code. 1) The effect of the proposed variance upon the health, safety and welfare of the community. The proposed variance will not have an adverse effect on the health, safety and welfare of the community. The drive aisle that is reduced to 22’ will only have parking spaces on one side. The parking aisle width provides sufficient space for all vehicle to maneuver parking. The parking layout on the site minimizes sidewalk crossings. The reduced aisle also increases the width between the parking and east property line, allowing enough room to mitigate stormwater from neighboring properties. 2) The request is in harmony with the general purposes and intent of the zoning ordinance. The general purpose and intent of the parking aisle width is to provide enough space to maneuver parking. The ordinance allows for a reduced width for commercial uses and parking ramps. The proposed variance will reduce the width consistent with these exceptions. 3) The request is consistent with the comprehensive plan. The comprehensive plan emphasizes reducing the amount of surface parking on site. The reduced aisle width allows for enough room for almost half of the proposed parking to be located in a parking ramp underneath the building. The plan also encourages pedestrian and bike connections. A publicly accessible route will connect the public sidewalk with the Cedar Lake trail through the middle of the site. The reduced parking aisle width allows enough space for this route to be located between the parking aisle and the building at a gradual slope that will be accessible for all people. 4) The applicant establishes that there are practical difficulties in complying with the zoning ordinance. This means that: a. The proposed use is permitted in the zoning district in which the land is located. A variance can be requested for dimensional items. b. The plight of the landowner is due to circumstances unique to the property and not created by the landowner. c. The variance, if granted, will not alter the essential character of the locality. d. Economic considerations alone do not constitute practical difficulties. 41 e. Practical difficulties include inadequate access to direct sunlight for solar energy systems. The narrowness of the site make it practically difficult to provide enough space for the required setbacks, an underground parking garage, trail connection and one row of surface parking. The requirements for parking are based on the zoning ordinance and not based on economic considerations alone. 5) There are circumstances unique to the shape, topography, water conditions or other physical conditions of the property. The site narrows at the bridge abutment which makes it difficult to fit the required amount of parking, land uses and required setbacks along the length of the site. Due to the steep topography, the accessible bike trail connection was placed between the building and the surface parking. 6) The granting of the variance is necessary for the preservation and enjoyment of a substantial property right. The variance preserves the right to provide reasonable access to the site for vehicles, pedestrians and bikes while also maintaining enough building width for enclosed parking and commercial and residential uses above. 7) The granting of the variance will not impair light and air to the surrounding properties, unreasonably increase congestion, increase the danger of fire, or endanger public safety. The variance will not impact light and air to the surrounding properties. It will not have an unreasonable impact on the amount of congestion on site. The surface parking is all one sided and there is a separate underground parking area with double loaded parking. The variance will not increase the danger of fire or endanger public safety. The reduced width is consistent with the amount of width reduction allowed for other circumstances. 8) The granting of the variance will not merely serve as a convenience but is necessary to alleviate a practical difficulty. The granting of the variance is necessary to alleviate the practical difficulty of the site that narrows at the bridge abutment and maintains an accessible connection between the public sidewalk and the bike trail to the north. 42 VARIANCE FOR BALCONIES REQUIRED FINDINGS A variance is requested to allow balconies on the upper levels to be 5 feet from the west property line. The variance request is consistent with the required findings under § 36-34 of the Zoning Code. 1) The effect of the proposed variance upon the health, safety and welfare of the community. The current zoning allows balconies to be within 7 feet from the property line. The reduction to 5 feet at the west property line will not have an adverse effect on the health, safety and welfare of the community. Balconies are constrained to the upper levels starting at Level 2 which is 15 feet above the ground level. The balconies will not obstruct the right of way and will allow sufficient headroom for pedestrians using the sidewalk to access the live work units on the ground level. 2) The request is in harmony with the general purposes and intent of the zoning ordinance. The general purpose and intent of the balcony setback is for privacy at neighboring properties and clearance for work in the right of way. The balconies will face Louisiana Ave and will not impact the privacy of commercial uses on the other side of the street. The balconies are located at the upper levels in a location where the right of way is already increased by 12 feet and allows for sufficient sightlines and clearance for work in the right of way. There will be a total of 9 balconies applicable to this variance. They are spread out with three on each upper level and more than 23 feet horizontally between each balcony. 3) The request is consistent with the comprehensive plan. The comprehensive plan emphasizes human scale development. Human scale development allows people to connect with one another. Exterior architectural elements such as porches and balconies invite interaction with pedestrians and allow observation, increasing safety. The placement of the balconies on the street facing side of the building is consistent with the comprehensive plan. Projecting balconies allow for more visibility than those that are recessed. 4) The applicant establishes that there are practical difficulties in complying with the zoning ordinance. This means that: a. The proposed use is permitted in the zoning district in which the land is located. A variance can be requested for dimensional items. b. The plight of the landowner is due to circumstances unique to the property and not created by the landowner. c. The variance, if granted, will not alter the essential character of the locality. 43 d. Economic considerations alone do not constitute practical difficulties. e. Practical difficulties include inadequate access to direct sunlight for solar energy systems. The narrowness of the site where the right of way is increased by 12 feet makes it practically difficult to provide enough space for all of the building and site elements and also have room for balconies facing Louisiana Ave. The MX-1 district encourages buildings to be within 10 feet of the property line and does not allow buildings to be setback more than 15 feet at the ground level. The setback would need to be increased to more than 12 feet at the ground level to allow 7 feet between the balconies and the property. 5) There are circumstances unique to the shape, topography, water conditions or other physical conditions of the property. The site narrows at the bridge abutment which makes it difficult to fit the balconies in addition to the required amount of parking, land uses and required setbacks along the length of the site. 6) The granting of the variance is necessary for the preservation and enjoyment of a substantial property right. The variance preserves the right to provide an amenity to dwelling units that enhances the living experience with views and interaction with the outdoors and visible connection to the street and sidewalk. 7) The granting of the variance will not impair light and air to the surrounding properties, unreasonably increase congestion, increase the danger of fire, or endanger public safety. The variance will not impact light and air to the surrounding properties since the balconies are on the primary street frontage. It will not have any impact on the amount of congestion on site. The variance will not increase the danger of fire or endanger public safety. The bottom of the balconies will be more than 14 feet above the ground level which allows ample headroom below. 8) The granting of the variance will not merely serve as a convenience but is necessary to alleviate a practical difficulty. The granting of the variance is necessary to alleviate the practical difficulty of the site that narrows at the bridge abutment. 44 Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/22REVISION SUMMARYDATEDESCRIPTIONC0.0TITLE SHEET. .. .. .. .. .. .2625 LOUISIANA AVEST. LOUIS PARK, MINNESOTASHEET INDEXSHEET NUMBER SHEET TITLEC0.0 TITLE SHEETSITE LOCATIONSITE LOCATION MAPNSITE SURVEYV1.0UTILITY PLANC4.0ISSUED FOR: CITY RESUBMITTALDEVELOPER / PROPERTY OWNER:ENGINEER / LANDSCAPE ARCHITECT:CIVIL SITE GROUP5000 GLENWOOD AVEGOLDEN VALLEY, MN 55422CONTACT:MATT PAVEK612-615-0060SURVEYOR:GEOTECHNICAL ENGINEER:SWPPP - EXISTING CONDITIONSSW1.0GRADING PLANC3.0C5.0C5.1L1.0CIVIL DETAILSLANDSCAPE PLANSWPPP - PROPOSED CONDITIONSSW1.1SWPPP - DETAILSSW1.2C2.0 SITE PLANSWPPP - NARRATIVESW1.3CIVIL DETAILSC1.0 REMOVALS PLANC5.2 CIVIL DETAILSKnow what'sbelow.before you dig.CallRSWPPP - ATTACHMENTSSW1.4SWPPP - ATTACHMENTSSW1.5L1.1LANDSCAPE PLAN NOTES & DETAILSARCHITECT:C1.1 TREE PRESERVATION PLANLAKE AND LAND SURVEYING, INC.1200 CENTRE POINTE, SUITE 375SAINT PAUL, MN 55120CONTACT: JONATHAN FARACI651 776 6211ALL EXISTING UTILITY LOCATIONS SHOWN AREAPPROXIMATE. CONTACT "GOPHER STATE ONE CALL"(651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS,48 HOURS PRIOR TO CONSTRUCTION. THECONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIESTHAT ARE DAMAGED DURING CONSTRUCTION AT NOCOST TO THE OWNER.DJR ARCHITECTURE INC.333 WASHINGTON AVE NSUITE 210 UNION PLAZAMINNEAPOLIS, MN 55401CONTACT: SHELDON BERG612-676-2700WEB DEVELOPMENT, LLC6101 W. OLD SHAKOPEE ROAD,#385231BLOOMINGTON, MN 55438CONTACT: JEREMY EXLEYJEREMY.EXLEY@GMAIL.COMMTM ENVIRONMENTAL, INC.1871 MELROSE AVENUE SOUTHST LOUIS PARK, MN 55426CONTACT: JONATHAN FARACI651-776-6211C2.1 TURNING MOVEMENTEAST PROPERTY LINE PLAN AND PROFILEC4.1C5.3 CIVIL DETAILSC5.4 CIVIL DETAILS45 FOR ALL FENCE REMOVALS OR PRESERVATIONSON LOT LINES: CONTRACTOR SHALL CONFIRMOWNERSHIP OF FENCE PRIOR TO REMOVAL ANDCOORDINATE WITH ADJACENT PROPERTY OWNER.REMOVE ALL EXISTING PRIVATE UTILITY SERVICES(THAT ARE NOT TO BE REUSED) PER PRIVATEUTILITY COMPANY AND CITY STANDARDSCONTRACTOR SHALL SAWCUT &REMOVE PUBLIC PVMTS., CURBS, ANDWALKS FOR INSTALLATION OF UTILITIES.UPON COMPLETION OF UTILITY WORK,REPLACE ALL MATERIAL, IN KIND, ANDTO CITY STANDARD AND APPROVALREMOVE EXISTING TREEAND ROOT BALL, TYP.REMOVE EXISTING TREEAND ROOT BALL, TYP.REMOVE EXISTING TREEAND ROOT BALL, TYP.EXISTING TREES TOREMAIN, PROVIDE TREEPROTECTION FENCING, TYP.REMOVE EXISTINGPAVEMENT AND BASEMATERIAL ANDPARKING SIGNS, TYP.REMOVE EX BUILDING, STRUCTURES,FOUNDATIONS, FOOTINGS & BASEMATERIALS, PER LOCAL STATE & FEDERALSTANDARDS. REMOVE/DISCONNECT ALLSERVICES & UTILITIES PER UTILITYCOMPANY AND/OR L.G.U. STANDARDSREMOVE EX BUILDING, STRUCTURES,FOUNDATIONS, FOOTINGS & BASEMATERIALS, PER LOCAL STATE & FEDERALSTANDARDS. REMOVE/DISCONNECT ALLSERVICES & UTILITIES PER UTILITYCOMPANY AND/OR L.G.U. STANDARDSEXISTING BUILDING TOREMAIN, PROTECTFROM DAMAGE, TYP.EXISTING SHED TO REMAIN,PROTECT FROM DAMAGE, TYP.EXISTING BITUMINOUS BIKEPATH TO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING CHAIN LINKFENCE TO REMAIN,PROTECT FROMDAMAGE, TYP.EXISTING WOOD STEPSTO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING LIGHT POLETO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING CONCRETE SIDEWALK TOREMAIN, PROTECT FROM DAMAGE, TYP.EXISTING CONCRETE SIDEWALK TOREMAIN, PROTECT FROM DAMAGE, TYP.EXISTING CONCRETE SIDEWALK TOREMAIN, PROTECT FROM DAMAGE, TYP.EXISTING GUARD RAILTO REMAIN, PROTECTFROM DAMAGE , TYP.EXISTING POWER POLETO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING POWER POLETO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING POWER POLETO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING POWER POLETO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING POWER POLETO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING POWER POLETO REMAIN, PROTECTFROM DAMAGE, TYP.EXISTING OVERHEAD WIRES TOREMAIN, PROTECT FROM DAMAGE, TYP.EXISTING OVERHEAD WIRES TOREMAIN, PROTECT FROM DAMAGE, TYP.EXISTING OVERHEADWIRES TO REMAIN,PROTECT FROMDAMAGE, TYP.EXISTING OVERHEAD WIRES TOREMAIN, PROTECT FROM DAMAGE, TYP.EXISTING OVERHEAD WIRES TOREMAIN, PROTECT FROM DAMAGE, TYP.REMOVE EXISTINGCURB ANDGUTTER, TYP.REMOVE EXISTINGCURB ANDGUTTER, TYP.REMOVE EXISTINGPAVEMENT AND BASEMATERIAL ANDPARKING SIGNS, TYP.REMOVE/REPLACE EXISTINGSANITARY LINE. REFER TOUTILITY PLANEXISTING GARAGE TO REMAIN,PROTECT FROM DAMAGE, TYP.EXISTING RET. WALL,AND PAVED AREA TOREMAIN, PROTECT FROMDAMAGE, TYP.EXISTING CHAIN LINK FENCETO REMAIN, PROTECT FROMDAMAGE, TYP.EXISTING CHAIN LINK FENCETO REMAIN, PROTECT FROMDAMAGE, TYP.REMOVALS LEGEND:TREE PROTECTIONREMOVAL OF PAVEMENT AND ALL BASE MATERIAL,INCLUDING BIT., CONC., AND GRAVEL PVMTS.REMOVAL OF STRUCTURE INCLUDING ALLFOOTINGS AND FOUNDATIONS.TREE REMOVAL - INCLUDING ROOTS AND STUMPSCivil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/2201" = 20'-0"20'-0"10'-0"NREVISION SUMMARYDATEDESCRIPTIONC1.0REMOVALS PLAN. .. .. .. .. .. .Know what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALREMOVE CURB AND GUTTER. IF IN RIGHT-OF-WAY,COORDINATE WITH LOCAL GOVERNING UNIT.REMOVAL NOTES:CITY OF ST. LOUIS PARK REMOVAL NOTES:1.PRIOR TO THE ISSUANCE OF DEMO PERMIT, ALL SEWER AND WATERSERVICES WILL NEED TO BE DISCONNECTED AT THE MAIN.2.ALL ABANDONED SERVICES SHALL BE DISCONNECTED AT THE MAIN WITH ANAPPROVED CAP AND SHUT OFF. THIS MUST BE DONE IN THE PRESENCE OF ACITY INSPECTOR.SEE SWPPP ON SHEETS SW1.0 - SW1.5EROSION CONTROL NOTES:DLTREE PROTECTIONN T S25'DRIPLINE WIDTHFURNISH A AND INSTALL TEMPORARY FENCE AT THE TREE'S DRIP LINE OR CONSTRUCTION LIMITS ASSHOWN ON PLAN, PRIOR TO ANY CONSTRUCTION. WHERE POSSIBLE PLACE FENCE 25' BEYOND DRIPLINE. PLACE TREE PROTECTION SIGN ON POSTS, ONE PER INDIVIDUAL TREE (FACING CONSTRUCTIONACTIVITY), OR ONE EVERY 100' LF ALONG A GROVE OR MULTI-TREE PROTECTION AREA.POSTS AND FENCINGEXTEND FENCE 25'BEYOND DRIPLINEWHERE POSSIBLETREE PROTECTION SIGN, TYP.TREE DRIPLINE, ORCONSTRUCTION LIMITS11.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.2.SEE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) PLAN FOR CONSTRUCTION STORM WATER MANAGEMENT PLAN.3.REMOVAL OF MATERIALS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH MNDOT, STATE AND LOCAL REGULATIONS.4.REMOVAL OF PRIVATE UTILITIES SHALL BE COORDINATED WITH UTILITY OWNER PRIOR TO CONSTRUCTION ACTIVITIES.5.EXISTING PAVEMENTS SHALL BE SAWCUT IN LOCATIONS AS SHOWN ON THE DRAWINGS OR THE NEAREST JOINT FOR PROPOSED PAVEMENT CONNECTIONS.6.REMOVED MATERIALS SHALL BE DISPOSED OF TO A LEGAL OFF-SITE LOCATION AND IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS.7.ABANDON, REMOVAL, CONNECTION, AND PROTECTION NOTES SHOWN ON THE DRAWINGS ARE APPROXIMATE. COORDINATE WITH PROPOSED PLANS.8.EXISTING ON-SITE FEATURES NOT NOTED FOR REMOVAL SHALL BE PROTECTED THROUGHOUT THE DURATION OF THE CONTRACT.9.PROPERTY LINES SHALL BE CONSIDERED GENERAL CONSTRUCTION LIMITS UNLESS OTHERWISE NOTED ON THE DRAWINGS. WORK WITHIN THE GENERAL CONSTRUCTION LIMITS SHALL INCLUDESTAGING, DEMOLITION AND CLEAN-UP OPERATIONS AS WELL AS CONSTRUCTION SHOWN ON THE DRAWINGS.10.MINOR WORK OUTSIDE OF THE GENERAL CONSTRUCTION LIMITS SHALL BE ALLOWED AS SHOWN ON THE PLAN AND PER CITY REQUIREMENTS. FOR ANY WORK ON ADJACENT PRIVATEPROPERTY, THE CONTRACTOR SHALL OBTAIN WRITTEN PERMISSION FROM THE ADJACENT PROPERTY OWNER PRIOR TO ANY WORK.11.DAMAGE BEYOND THE PROPERTY LIMITS CAUSED BY CONSTRUCTION ACTIVITY SHALL BE REPAIRED IN A MANNER APPROVED BY THE ENGINEER/LANDSCAPE ARCHITECT OR IN ACCORDANCEWITH THE CITY.12.PROPOSED WORK (BUILDING AND CIVIL) SHALL NOT DISTURB EXISTING UTILITIES UNLESS OTHERWISE SHOWN ON THE DRAWINGS AND APPROVED BY THE CITY PRIOR TO CONSTRUCTION.13.SITE SECURITY MAY BE NECESSARY AND PROVIDED IN A MANNER TO PROHIBIT VANDALISM, AND THEFT, DURING AND AFTER NORMAL WORK HOURS, THROUGHOUT THE DURATION OF THECONTRACT. SECURITY MATERIALS SHALL BE IN ACCORDANCE WITH THE CITY.14.VEHICULAR ACCESS TO THE SITE SHALL BE MAINTAINED FOR DELIVERY AND INSPECTION ACCESS DURING NORMAL OPERATING HOURS. AT NO POINT THROUGHOUT THE DURATION OF THECONTRACT SHALL CIRCULATION OF ADJACENT STREETS BE BLOCKED WITHOUT APPROVAL BY THE CITY PRIOR TO CONSTRUCTION ACTIVITIES.15.ALL TRAFFIC CONTROLS SHALL BE PROVIDED AND ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THISSHALL INCLUDE, BUT NOT BE LIMITED TO, SIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL REMAIN OPEN TO TRAFFIC AT ALL TIMES. NO ROADCLOSURES SHALL BE PERMITTED WITHOUT APPROVAL BY THE CITY.16.SHORING FOR BUILDING EXCAVATION MAY BE USED AT THE DISCRETION OF THE CONTRACTOR AND AS APPROVED BY THE OWNERS REPRESENTATIVE AND THE CITY PRIOR TO CONSTRUCTIONACTIVITIES.17.STAGING, DEMOLITION, AND CLEAN-UP AREAS SHALL BE WITHIN THE PROPERTY LIMITS AS SHOWN ON THE DRAWINGS AND MAINTAINED IN A MANNER AS REQUIRED BY THE CITY.18.ALL EXISTING SITE TRAFFIC/REGULATORY SIGNAGE TO BE INVENTORIED AND IF REMOVED FOR CONSTRUCTION SHALL BE RETURNED TO LGU.19.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TOCONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.46 REMOVE EXISTING TREEAND ROOT BALL, TYP.REMOVE EXISTING TREEAND ROOT BALL, TYP.REMOVE EXISTING TREEAND ROOT BALL, TYP.EXISTING TREES TOREMAIN, PROVIDE TREEPROTECTION FENCING, TYP.DECIDUOUS TREES CODE QTY COMMON / BOTANICAL NAMECONTNATIVE PLANTS POLLINATOR FRIENDLYGI 4Skyline Honey Locust / Gleditsia triacanthos inermis 'Skycole' TM2.5" CAL. B&BQE5Crimson Spire Oak / Quercus x 'Crimschmidt' TM2.5" CAL. B&BEVERGREEN TREES CODEQTYCOMMON / BOTANICAL NAMECONTNATIVE PLANTS POLLINATOR FRIENDLYBF 3 Balsam Fir / Abies balsamea6` B&BNATIVEPS3 3 White Pine / Pinus strobus6` B&BNATIVEORNAMENTAL TREES CODEQTYCOMMON / BOTANICAL NAMECONTNATIVE PLANTS POLLINATOR FRIENDLYMP 3Prairifire Crabapple / Malus x 'Prairifire'1.5" CAL. B&BOV 7American Hophornbeam / Ostrya virginiana1.75" Cal B&B NATIVEYSHRUBSCODEQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTSPOLLINATOR FRIENDLYHJ35Little Lime Panicle Hydrangea / Hydrangea paniculata 'Jane' TM#3 CONTHL 4Little Quick Fire Panicle Hydrangea / Hydrangea paniculata 'SMHPLQF' TM#3 CONTPD43Little Devil Dwarf Ninebark / Physocarpus opulifolius 'Donna May' TM#3 CONTRG 22Gro-Low Fragrant Sumac / Rhus aromatica 'Gro-Low'#3 CONTGRASSESCODEQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTS POLLINATOR FRIENDLYAB3 65Blackhawks Big Bluestem / Andropogon gerardii 'Blackhawks'#1 CONT NATIVE CULTIVAR YPH 46Heavy Metal Switch Grass / Panicum virgatum `Heavy Metal`#1 CONT NATIVE CULTIVAR YSL56Little Bluestem Grass / Schizachyrium scoparium#1 CONT NATIVEYPERENNIALSCODEQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTS POLLINATOR FRIENDLYEM 11Magnus Purple Coneflower / Echinacea purpurea `Magnus`#1 CONT NATIVE CULTIVAR YGC8Biokovo Cranesbill / Geranium x cantabrigiense `Biokovo`#1 CONT NOT NATIVE YHS54Stella Supreme Daylily / Hemerocallis x 'Stella Supreme'#1 CONTPL 74Little Spire Russian Sage / Perovskia atriplicifolia 'Little Spire'#1 CONTRG215Goldsturm Coneflower / Rudbeckia fulgida `Goldsturm`#1 CONT NATIVEYPLANT SCHEDULEGROUND COVERS COMMON / BOTANICAL NAMESIZEShredded Cedar Mulch / Shredded Hardwood Mulch MulchBlue Grass Based / SodCommercial grade, locally grown, "Big Roll"preferredSodPLANT SCHEDULETREE PRESERVATION LEGEND:TREE PROTECTIONTREE REMOVAL - INCLUDING ROOTS AND STUMPSCivil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/2201" = 20'-0"20'-0"10'-0"NREVISION SUMMARYDATEDESCRIPTIONC1.1TREE PRESERVATIONPLAN. .. .. .. .. .. .Know what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALTREE REMOVALSPLANTING PLAN SCHEDULE47 UPNOPARKINGNOPARKINGR10.0'R10.0'R3.0'R2.0'R 3 . 0 'R3.0'R 3 . 0 'R6.0'R 6 . 0 'R6.0'R30.0'ACCESSIBLE ROUTE ARROW.DO NOT PAINT, FOR CODEREVIEW ONLY, TYP.8.5'18.0'22.0'4.7'5.3'8.5'8.5'5.0'18.0'22.0'5.6'4.7'5.0'8.5'8.5'ACCESSIBLE PARKINGSPACE, INCL.SIGNAGE, STRIPINGAND RAMPS22.0'22.0'11.3'4.7'22.0'6.0'50.0'50.2'50.0'8.5'ACCESSIBLE PARKINGSPACE, INCL. SIGNAGE,STRIPING AND RAMPSCONCRETE SIDEWALK, TYP.MATCH EXISTING, TYP.MATCH EXISTING, TYP.H. D. BIT. PAVMNT,TYP.PAVEMENTSTRIPING, TYP.B612 C&G,TYP.B612 C&G,TYP.B612 C&G,TYP.CONCRETESIDEWALK, TYP.8' HT. CEDARPRIVACY FENCE, TYP.8' HT. CEDARPRIVACY FENCE, TYP.PAVEMENTSTRIPING, TYP.CONCRETE DRIVEWAYAPRON PER CITYSTANDARDS, TYP.CROSSWALKPAVING, TYP.MAKE CONNECTION TO EXISTING TRAIL,FINAL DESIGN OF CONNECTION IS TO BECOORDINATED W/ CITY & THREE RIVERSPARK DISTRICT.AREA OF REST, TYP.(2) BENCHES, TYP.CONCRETE SIDEWALK, TYP.CONCRETE SIDEWALK PERCITY STANDARDS, TYP.PEDESTRIAN RAMP PERADA STANDARDS, TYP.PEDESTRIAN RAMP PERADA STANDARDS, TYP.12' CURB TAPER, TYP.RIBBON CURB, TYP.5' CURB TAPER, TYP.4' CURB TAPER, TYP.RETAINING WALL, TYP.RETAINING WALL, DESIGNED BYOTHERS.RET. WALL DESIGNEDBY OTHERS(1) TRASH & RECYCLING RECEPTACLES, TYP.(1) DRINKING FOUNTAIN, TYP.EXISTING 10" OAK TREE TO PROVIDESHADE FOR AREA OF RESTCONCRETE STAIR SEEDETAIL, TYP.8' CURBTAPER, TYP.4' CURBTAPER, TYP.8.5' CURBTAPER, TYP.BIKE RACK, SEEDETAIL, TYP.38.6'L. D. BIT. PAVMNT,TYP.L. D. BIT. PAVMNT,TYP.H. D. BIT. PAVMNT,TYP.GARAGE FLOOR LEVEL P1FIRST FLOOR LEVEL 13' CURB TAPER, TYP.16.0'7.3'6.7'3.6'JOG IN RETAININGWALL AND FENCETO LEAVE ROOMFOR SWALE8.0'11 COMPACT STALLSBIKE LANE MARKINGTYP.BIKE LANE MARKING TYP.DO NOT PAINT.FOR REVIEW ONLYDO NOT PAINT.FOR REVIEW ONLYEVCS SEE DETAIL,COORD. W/ELECTRICAL PLANBIKE RACK, SEEDETAIL, TYP.9.3'7.0'6.0'4.7'50.3'14.3'6.0'8.5'6.0'3.9'SIGNAGE ALERTING DRIVERS TO THEPOTENTIAL PRESENCE OF BIKESTRAIL CONNECTION SIGNAGEACCESSIBLE ROUTE ARROW.DO NOT PAINT, FOR CODEREVIEW ONLY, TYP.4.7'Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/22REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLAN. .. .. .. .. .. .SITE AREA TABLE:SITE LAYOUT NOTES:SITE PLAN LEGEND:TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGSSIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED.HC = ACCESSIBLE SIGNNP = NO PARKING FIRE LANEST = STOPCP = COMPACT CAR PARKING ONLY01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallRPROPERTY LINECURB AND GUTTER-SEE NOTES (T.O.) TIP OUTGUTTER WHERE APPLICABLE-SEE PLANLIGHT DUTY BITUMINOUS PAVEMENT (IF APPLICABLE).SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE& WEAR COURSE DEPTH, SEE DEATIL.HEAVY DUTY BITUMINOUS PAVEMENT (IF APPLICABLE).SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE &WEAR COURSE DEPTH, SEE DETAIL.CONSTRUCTION LIMITSTOCITY OF ST. LOUIS PARK SITE SPECIFIC NOTES:1.THE CITY OF ST. LOUIS PARK REGULATES DEWATERING ACTIVITIES. IF DEWATERING ISNEEDED, REFER TO THE CITY'S DEWATERING WEBPAGE FOR DETAILS:HTTPS://WWW.STLOUISPARK.ORG/GOVERNMENT/DEPARTMENTS-DIVISIONS/ENGINEERING/ENGINEERING-PERMITS/DEWATERING-PERMIT2.NO CONCRETE WASHOUTS ALLOWED ON SITE. MUST BE CONTAINED ON DELIVERYTRUCKS.3.NO VEHICLE WASHING ALLOWED ON SITE.4.NEW CONDUIT AND WIRE WILL BE NEEDED FOR STREETLIGHTS ALONG LOUISIANA AVE.SEE ELECTRICAL PLAN/LIGHTING PLAN FOR LAYOUT, VAULT LOCATION, AND CONDUITLOCATION.ACCESSIBILITY ARROW (IF APPLICABLE) DO NOTPAINT.1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURSPRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.2.CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO, LOCATIONS OFEXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONSOF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALL BE CORRECTEDAT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OFMATERIALS. STAKE LAYOUT FOR APPROVAL.3.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING PERMIT.4.THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE IMPROVEMENT MATERIALS.5.CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THEOWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS.6.LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE STAKED IN THE FIELD, PRIORTO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT.7.CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDING IS TO BUILDINGFOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS.8.THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TOFABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS,BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOTPREVIOUSLY APPROVED.9.PEDESTRIAN CURB RAMPS SHALL BE CONSTRUCTED WITH TRUNCATED DOME LANDING AREAS IN ACCORDANCE WITH A.D.A. REQUIREMENTS-SEE DETAIL.10.CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTH OF CROSSWALK SHALL BE5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING BODIES.11.SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL.12.ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED.13.CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS.14.FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS.15.PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE.16.ALL PARKING LOT PAINT STRIPPING TO BE WHITE, 4" WIDE TYP.17.BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS.18.ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPE DOCUMENTS.19.LOCATION OF STOCKPILE TO BE PROVIDED BY CONTRACTOR. PERIMETER CONTROL TO BE PROVIDED ON DOWNSTREAM SIDE OF STOCKPILE.20.LOCATION OF CONCRETE WASHOUT IMPERVIOUS LINER TO BE PROVIDED BY CONTRACTOR (IF ON SITE)CONCRETE PAVEMENT (IF APPLICABLE) ASSPECIFIED (PAD OR WALK) SEE GEOTECHNICALREPORT FOR AGGREGATE BASE & CONCRETEDEPTHS, WITHIN ROW SEE CITY DETAIL, WITHINPRIVATE PROPERTY SEE CSG DETAIL48 UPNOPARKINGNOPARKINGGARAGE FLOOR LEVEL P1FIRST FLOOR LEVEL 1T OT OT OEOF=909.50B-3B-2B-4B-1Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/22REVISION SUMMARYDATEDESCRIPTIONC3.0GRADING PLAN. .. .. .. .. .. .GENERAL GRADING NOTES:1.0' CONTOUR ELEVATION INTERVALGRADING PLAN LEGEND:SPOT GRADE ELEVATION GUTTERSPOT GRADE ELEVATION TOP OF CURBSPOT GRADE ELEVATION BOTTOM OF STAIRS/TOP OF STAIRSGROUNDWATER INFORMATION:CITY OF ST. LOUIS PARK GRADING NOTES:1.RESERVED FOR CITY SPECIFIC GRADING NOTES.SEE SWPPP ON SHEETS SW1.0 - SW1.5EROSION CONTROL NOTES:01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallREX. 1' CONTOUR ELEVATION INTERVALSPOT GRADE ELEVATION (GUTTER/FLOW LINEUNLESS OTHERWISE NOTED)CURB AND GUTTER (T.O = TIP OUT)EMERGENCY OVERFLOWEOF=1135.52TOPER GEOTECHNICAL REPORT BY MTM ENVIRONMENTAL, INC., DATED SEPT-10-2021GROUNDWATER WAS NOT ENCOUNTERED IN ANY OF THE BOREHOLES.THE BORINGS & DEPTHS DRILLED ARE AS FOLLOWS:BORINGSURFACE ELEVATIONBOREHOLE DEPTHB-1917.0892.5B-2925.7901.2B-3926.0901.5B-4908.2876.7SPOT GRADE ELEVATION MATCH EXISTINGGRADE BREAK - HIGH POINTS1.CONTRACTOR SHALL VERIFY ALL BUILDING ELEVATIONS, (FFE, LFE, GFE), PRIOR TO CONSTRUCTION BY CROSS CHECKING WITH ARCHITECTURAL, STRUCTURAL AND CIVIL ELEVATIONS FOREQUIVALENT "100" ELEVATIONS. THIS MUST BE DONE PRIOR TO EXCAVATION AND INSTALLATION OF ANY FOOTING MATERIALS. VERIFICATION OF THIS COORDINATION SHALL BE CONFIRMED INWRITING BY CIVIL, SURVEYOR, ARCHITECTURAL, STRUCTURAL AND CONTRACTOR PRIOR TO CONSTRUCTION.2.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.3.SEE SITE PLAN FOR HORIZONTAL LAYOUT & GENERAL GRADING NOTES.4.THE CONTRACTOR SHALL COMPLETE THE SITE GRADING CONSTRUCTION (INCLUDING BUT NOT LIMITED TO SITE PREPARATION, SOIL CORRECTION, EXCAVATION, EMBANKMENT, ETC.) IN ACCORDANCEWITH THE REQUIREMENTS OF THE OWNER'S SOILS ENGINEER. ALL SOIL TESTING SHALL BE COMPLETED BY THE OWNER'S SOILS ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FORCOORDINATING ALL REQUIRED SOIL TESTS AND INSPECTIONS WITH THE SOILS ENGINEER.5.ANY ELEMENTS OF AN EARTH RETENTION SYSTEM AND RELATED EXCAVATIONS THAT FALL WITHIN THE PUBLIC RIGHT OF WAY WILL REQUIRE A “RIGHT OF WAY EXCAVATION PERMIT”. CONTRACTOR ISRESPONSIBLE FOR AQUIRING THIS PERMIT PRIOR TO CONSTRUCTION IF APPLICABLE6.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.3.GRADING AND EXCAVATION ACTIVITIES SHALL BE PERFORMED IN ACCORDANCE WITH THE NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS & PERMITREQUIREMENTS OF THE CITY.4.PROPOSED SPOT GRADES ARE FLOW-LINE FINISHED GRADE ELEVATIONS, UNLESS OTHERWISE NOTED.5.GRADES OF WALKS SHALL BE INSTALLED WITH 5% MAX. LONGITUDINAL SLOPE AND 1% MIN. AND 2% MAX. CROSS SLOPE, UNLESS OTHERWISE NOTED.6.PROPOSED SLOPES SHALL NOT EXCEED 3:1 UNLESS INDICATED OTHERWISE ON THE DRAWINGS. MAXIMUM SLOPES IN MAINTAINED AREAS IS 4:17.PROPOSED RETAINING WALLS, FREESTANDING WALLS, OR COMBINATION OF WALL TYPES GREATER THAN 4' IN HEIGHT SHALL BE DESIGNED AND ENGINEERED BY A REGISTERED RETAINING WALLENGINEER. DESIGN DRAWINGS SHALL BE SUBMITTED FOR REVIEW AND APPROVAL PRIOR TO CONSTRUCTION.8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE OF GRADE STAKES THROUGHOUT THE DURATION OF CONSTRUCTION TO ESTABLISH PROPER GRADES. THE CONTRACTOR SHALL ALSOBE RESPONSIBLE FOR A FINAL FIELD CHECK OF FINISHED GRADES ACCEPTABLE TO THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO TOPSOIL AND SODDING ACTIVITIES.9.IF EXCESS OR SHORTAGE OF SOIL MATERIAL EXISTS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS SOIL MATERIAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR IMPORTSUITABLE MATERIAL TO THE SITE.10.EXCAVATE TOPSOIL FROM AREAS TO BE FURTHER EXCAVATED OR REGRADED AND STOCKPILE IN AREAS DESIGNATED ON THE SITE. THE CONTRACTOR SHALL SALVAGE ENOUGH TOPSOIL FORRESPREADING ON THE SITE AS SPECIFIED. EXCESS TOPSOIL SHALL BE PLACED IN EMBANKMENT AREAS, OUTSIDE OF BUILDING PADS, ROADWAYS AND PARKING AREAS. THE CONTRACTOR SHALLSUBCUT CUT AREAS, WHERE TURF IS TO BE ESTABLISHED, TO A DEPTH OF 6 INCHES. RESPREAD TOPSOIL IN AREAS WHERE TURF IS TO BE ESTABLISHED TO A MINIMUM DEPTH OF 6 INCHES.11.FINISHED GRADING SHALL BE COMPLETED. THE CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING, INCLUDING ADJACENT TRANSITION AREAS. PROVIDE A SMOOTH FINISHEDSURFACE WITHIN SPECIFIED TOLERANCES, WITH UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN, OR BETWEEN SUCH POINTS AND EXISTING GRADES. AREAS THATHAVE BEEN FINISH GRADED SHALL BE PROTECTED FROM SUBSEQUENT CONSTRUCTION OPERATIONS, TRAFFIC AND EROSION. REPAIR ALL AREAS THAT HAVE BECOME RUTTED BY TRAFFIC OR ERODEDBY WATER OR HAS SETTLED BELOW THE CORRECT GRADE. ALL AREAS DISTURBED BY THE CONTRACTOR'S OPERATIONS SHALL BE RESTORED TO EQUAL OR BETTER THAN ORIGINAL CONDITION OR TOTHE REQUIREMENTS OF THE NEW WORK.12.PRIOR TO PLACEMENT OF THE AGGREGATE BASE, A TEST ROLL WILL BE REQUIRED ON THE STREET AND/OR PARKING AREA SUBGRADE. THE CONTRACTOR SHALL PROVIDE A LOADED TANDEM AXLETRUCK WITH A GROSS WEIGHT OF 25 TONS. THE TEST ROLLING SHALL BE AT THE DIRECTION OF THE SOILS ENGINEER AND SHALL BE COMPLETED IN AREAS AS DIRECTED BY THE SOILS ENGINEER. THESOILS ENGINEER SHALL DETERMINE WHICH SECTIONS OF THE STREET OR PARKING AREA ARE UNSTABLE. CORRECTION OF THE SUBGRADE SOILS SHALL BE COMPLETED IN ACCORDANCE WITH THEREQUIREMENTS OF THE SOILS ENGINEER. NO TEST ROLL SHALL OCCUR WITHIN 10' OF ANY UNDERGROUND STORM RETENTION/DETENTION SYSTEMS.13. TOLERANCES13.1.THE BUILDING SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.30 FOOT ABOVE, OR 0.30 FOOT BELOW, THE PRESCRIBED ELEVATION AT ANY POINT WHEREMEASUREMENT IS MADE.13.2.THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT VARY BY MORE THAN 0.05 FOOT ABOVE, OR 0.10 FOOT BELOW, THE PRESCRIBED ELEVATION OF ANY POINTWHERE MEASUREMENT IS MADE.13.3.AREAS WHICH ARE TO RECEIVE TOPSOIL SHALL BE GRADED TO WITHIN 0.30 FOOT ABOVE OR BELOW THE REQUIRED ELEVATION, UNLESS DIRECTED OTHERWISE BY THE ENGINEER.13.4.TOPSOIL SHALL BE GRADED TO PLUS OR MINUS 1/2 INCH OF THE SPECIFIED THICKNESS.14.MAINTENANCE14.1.THE CONTRACTOR SHALL PROTECT NEWLY GRADED AREAS FROM TRAFFIC AND EROSION, AND KEEP AREA FREE OF TRASH AND DEBRIS.14.2.CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED AREAS TO SPECIFIED TOLERANCES. DURING THE CONSTRUCTION, IF REQUIRED, AND DURING THEWARRANTY PERIOD, ERODED AREAS WHERE TURF IS TO BE ESTABLISHED SHALL BE RESEEDED AND MULCHED.14.3.WHERE COMPLETED COMPACTED AREAS ARE DISTURBED BY SUBSEQUENT CONSTRUCTION OPERATIONS OR ADVERSE WEATHER, CONTRACTOR SHALL SCARIFY, SURFACE, RESHAPE, ANDCOMPACT TO REQUIRED DENSITY PRIOR TO FURTHER CONSTRUCTION.B-1SOIL BORING LOCATION49 UPNOPARKINGNOPARKINGGARAGE FLOOR LEVEL P1FIRST FLOOR LEVEL 16" FIRE DIP WATER SERVICEAND VALVE, STUB TOWITHIN 5' FROM BUILDING,COORD. W/MECH'LSTUB SANITARY TO 5'FROM BUILDINGIE @ STUB=911.37COORD. W/MECH'LEXISTING 9'' SANITARY SEWERVSP @ 0.5%EX IE AT MAIN (N/S)=910.65(FIELD VERIFY)COORDINATE WITH CITYCB 1RIM=918.53IE=910.03SUMP=906.03CB 2RIM=911.00IE=907.00SUMP=903.00MAKE WET TAPCONNECTION TO EXISTING12'' WATER MAIN, COORD.WITH CITYCBMH 3RIM=911.00IE(S)=907.00IE(NW)=909.50SUMP=903.00UNDERGROUND STORM WATERSTORAGE AND INFILTRATION SYSTEM 1P22,153 CF STORAGE120'' PERFORATED CMPROCK IE=898.50PIPE IE=899.00FOOTPRINT=2700 SF218 LF OF PIPE100-YR HWL (6"-EVENT)=909.64100-YR HWL (ATL-14)=910.45TOP OF PIPE=909.00TOP OF ROCK=909.5012'' INLET IE=906.9237 LF 12" HDPESTORM @ 5.49%8 LF 12" HDPESTORM @ 1.00%137 LF TRENCH DRAINRIM=925.09BOT=924.401.69' DEPTHINTERNAL SLOPE=0.50%OUTLET PIPE IE=922.40MH 5RIM=916.50IE(E)=909.30IE(S)=912.5024'' NYLOPLASTWITH 24'' SOLIDGRATE4 LF 12'' HDPESTORM @ 2.00%37 LF 12'' HDPESTORM @ 1.00%12'' INLET IE=907.63CBMH 4RIM=912.00IE=908.00SUMP=904.0046 LF 12'' HDPESTORM @ 2.83%29 LF 6'' PVC SCH40STORM @ 34.14%137 LF TRENCH DRAINRIM=925.09BOT=924.091' DEPTHINTERNAL SLOPE=0.50%RETAINING WALL/PIPE CROSSINGPIPE IE=909.09 BOTTOM OF WALL=912.36COVER=2.27'12'' INLET IE=906.9212'' INLET IE=908.00ACCESS RISER TYP.ACCESS RISER TYP.ACCESS RISER TYP.SEPARATION BETWEEN UNDERGROUNDPOND IE AND BORING DEPTH = 21.8'BORING DEPTH=876.70CB 6, CB 7RIM=910.00IE=906.0024" NYLOPLASTWITH 24" GRATE12'' INLET IE=905.7413 LF 24" HDPESTORM @ 2.00%15' ENERGY DISSIPATOR MANIFOLD,SEE DETAILIE=909.44±INSTALL 3.0 CY CL II RIP RAP PERMNDOT STANDARD30 LF 12'' RCPSTORM @ 0.20%HYD & GV, TYP.6" X 6'' TEEINSTALL 4" DT BELOWSWALE, TYP.4" DOMESTIC DIP WATERSERVICE AND VALVE, STUB TOWITHIN 5' FROM BUILDING,COORD. W/MECH'LPROPOSED GATEVALVE AND VALVE BOXPROPOSED GATEVALVE AND VALVE BOX36 LF 9'' SCH 40 PVC SANITARYSERVICE @ 2.00%Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/22REVISION SUMMARYDATEDESCRIPTIONC4.0UTILITY PLAN. .. .. .. .. .. .GENERAL UTILITY NOTES:UTILITY LEGEND:CITY OF ST. LOUIS PARK UTILITY NOTES:1.RESERVED FOR CITY SPECIFIC UTILITY NOTES.01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallRCATCH BASINGATE VALVE AND VALVE BOXSANITARY SEWERSTORM SEWERWATER MAINPROPOSED FIRE HYDRANTMANHOLEFES AND RIP RAP1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION.THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.2.SEE SITE PLAN FOR HORIZONTAL DIMENSIONS AND LAYOUT.3.CONTRACTOR SHALL FIELD VERIFY LOCATION AND ELEVATION OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THEENGINEER OF DISCREPANCIES OR VARIATIONS FROM THE PLANS.4.UTILITY INSTALLATION SHALL CONFORM TO THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION" AND "SANITARY SEWER AND STORM SEWERINSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), AND SHALL CONFORM WITH THE REQUIREMENTS OF THE CITY AND THE PROJECT SPECIFICATIONS.5.CASTINGS SHALL BE SALVAGED FROM STRUCTURE REMOVALS AND RE-USED OR PLACED AT THE DIRECTION OF THE OWNER.6.ALL WATER PIPE SHALL BE CLASS 52 DUCTILE IRON PIPE (DIP) AWWA C151, ASME B16.4, AWWA C110, AWWA C153 UNLESS OTHERWISE NOTED.7.ALL SANITARY SEWER SHALL BE SDR 26 POLYVINYL CHLORIDE (PVC) ASTM D3034 & F679, OR SCH 40 ASTM D1785, 2665, ASTM F794, 1866) UNLESS OTHERWISE NOTED.8.ALL STORM SEWER PIPE SHALL BE HDPE ASTM F714 & F2306 WITH ASTM D3212 SPEC FITTINGS UNLESS OTHERWISE NOTED.9.PIPE LENGTHS SHOWN ARE FROM CENTER TO CENTER OF STRUCTURE OR TO END OF FLARED END SECTION.10.UTILITIES ON THE PLAN ARE SHOWN TO WITHIN 5' OF THE BUILDING FOOTPRINT. THE CONTRACTOR IS ULTIMATELY RESPONSIBLE FOR THE FINAL CONNECTION TO BUILDING LINES. COORDINATE WITHARCHITECTURAL AND MECHANICAL PLANS.11.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BE SUMPED 0.15 FEET PER DETAILS. RIM ELEVATIONS SHOWN ON THIS PLAN DONOT REFLECT SUMPED ELEVATIONS.12.ALL FIRE HYDRANTS SHALL BE LOCATED 5 FEET BEHIND BACK OF CURB UNLESS OTHERWISE NOTED.13.HYDRANT TYPE, VALVE, AND CONNECTION SHALL BE IN ACCORDANCE WITH CITY REQUIREMENTS. HYDRANT EXTENSIONS ARE INCIDENTAL.14.A MINIMUM OF 8 FEET OF COVER IS REQUIRED OVER ALL WATERMAIN, UNLESS OTHERWISE NOTED. EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM OF 18" VERTICAL SEPARATION TOSANITARY OR STORM SEWER LINES. EXTRA DEPTH WATERMAIN IS INCIDENTAL.15.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FOR ALL UTILITIES, UNLESS OTHERWISE NOTED.16.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE IN ACCORDANCE WITH CITY STANDARDS AND COORDINATED WITH THE CITY PRIOR TO CONSTRUCTION.17.CONNECTIONS TO EXISTING STRUCTURES SHALL BE CORE-DRILLED.18.COORDINATE LOCATIONS AND SIZES OF SERVICE CONNECTIONS WITH THE MECHANICAL DRAWINGS.19.COORDINATE INSTALLATION AND SCHEDULING OF THE INSTALLATION OF UTILITIES WITH ADJACENT CONTRACTORS AND CITY STAFF.20.ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL PAVEMENT CONNECTIONS SHALL BE SAWCUT. ALL TRAFFIC CONTROLS SHALL BE PROVIDEDBY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDEBUT NOT BE LIMITED TO SIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTEDWITHOUT APPROVAL BY THE CITY.21.ALL STRUCTURES, PUBLIC AND PRIVATE, SHALL BE ADJUSTED TO PROPOSED GRADES WHERE REQUIRED. THE REQUIREMENTS OF ALL OWNERS MUST BE COMPLIED WITH. STRUCTURES BEINGRESET TO PAVED AREAS MUST MEET OWNERS REQUIREMENTS FOR TRAFFIC LOADING.22.2CONTRACTOR SHALL COORDINATE ALL WORK WITH PRIVATE UTILITY COMPANIES.23.CONTRACTOR SHALL COORDINATE CONNECTION OF IRRIGATION SERVICE TO UTILITIES. COORDINATE THE INSTALLATION OF IRRIGATION SLEEVES NECESSARY AS TO NOT IMPACT INSTALLATION OFUTILITIES.24.CONTRACTOR SHALL MAINTAIN AS-BUILT PLANS THROUGHOUT CONSTRUCTION AND SUBMIT THESE PLANS TO ENGINEER UPON COMPLETION OF WORK.25.ALL JOINTS AND CONNECTIONS IN STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATERTIGHT. APPROVED RESILIENT RUBBER JOINTS MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TOMANHOLES, CATCHBASINS, OR OTHER STRUCTURES.26.ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED IN ACCORDANCE WITH MN RULES, CHAPTER 4714, SECTION1109.0.27.FOR ALL SITES LOCATED IN CLAY SOIL AREAS, DRAIN TILE MUST BE INSTALLED AT ALL LOW POINT CATCH BASINS 25' IN EACH DIRECTION. SEE PLAN AND DETAIL. INSTALL LOW POINT DRAIN TILE PERPLANS AND GEOTECHNICAL REPORT RECOMMENDATIONS AND REQUIREMENTS.50 UP NOPARKINGNOPARKING GARAGE FLOOR LEVEL P1FIRST FLOOR LEVEL 110+0011+0012+0013+0013+21HORIZONTAL SCALE: 1"=50'VERTICAL SCALE: 1"=10'88088589089590090591091592092593093594094595088088589089590090591091592092593093594094595010+0011+0012+0013+0014+0014+21PROPERTY LINE EASTMATCH EXISTINGGRADE ATPROPERTY LINETW = 920.82 TW = 920.22 TW = 919.99 TW = 919.61 TW = 919.31 TW = 919.07 TW = 917.87 TW = 917.03 TW = 916.19 TW = 915.11 TW = 914.49 TW = 913.19 TW = 912.45TOP OF RET.WALLLP PARKING LOTCBMH 2 = 911.00LP OF SWALECB 6, CB 7RIM = 910.008.39' MAX WALLHEIGHTHEIGHT AT ENDOF WALL = 0.28'END OF SWALEBW = 918.02 BW = 916.37 BW = 913.31 BW = 912.10 BW = 911.19 BW = 910.68 BW = 910.62 BW = 910.38 BW = 910.21 BW = 910.34 BW = 910.99 BW = 912.00 BW = 912.17JOG IN RET.WALLBOT OF RET.WALLSTART OFSWALECB 1 STA: 11+40.53 OS: 6.80 LRIM: 918.56 CB 2STA: 12+76.89 OS: 6.80 LRIM: 911.06 Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/22REVISION SUMMARYDATEDESCRIPTIONC4.1EAST PROPERTY LINEPLAN AND PROFILE. .. .. .. .. .. .UTILITY LEGEND:01" = 50'-0"50'-0"25'-0"NKnow what'sbelow.before you dig.CallRCATCH BASINGATE VALVE AND VALVE BOXSANITARY SEWERSTORM SEWERWATER MAINPROPOSED FIRE HYDRANTMANHOLEFES AND RIP RAP01" = 20'-0"20'-0"10'-0"N51 UPNOPARKINGNOPARKINGGARAGE FLOOR LEVEL P1FIRST FLOOR LEVEL 1LAWNLAWNLAWNEDGING, TYP.EDGING, TYP.EDGING, TYP.EDGING, TYP.MULCH MAINTENANCE STRIP,TYP.SHREDDED MULCHMAINTENANCE STRIP, TYP.18" SHREDDED HARDWOODMULCH MAINTENANCE STRIP,TYP.EDGING, TYP.EDGING, TYP.1 - GI8 - RG4 - HL1 - GI1 - GI1 - GI8 - RG1 - MP1 - MP1 - MP5 - PD10 - HS3 - HJ6 - PL10 - HS5 - PD5 - PD10 - HS4 - HJ10 - PL10 - HS5 - PD10 - PL5 - HJ5 - PD10 - PL5 - HJ5 - PD5 - HJ10 - HS5 - PD13 - PL5 - HJ8 - PD7 - HJ12 - PL1 - OV1 - OV1 - OV1 - OV1 - OV18" SHREDDED HARDWOODMULCH MAINTENANCE STRIP,TYP.3 - PS33 - BF6 - RG66 - AB356 - SL46 - PH8 - RG211 - EM8 - GC7 - RG210 - PL1 - OV5 - QE4 - PL4 - HS1 - OVIMPROVED PLANTING SOILS TO5' DEEP IN PARKING LOT BEDSIMPROVED PLANTING SOILS TO5' DEEP IN PARKING LOT BEDSIMPROVED PLANTING SOILS TO5' DEEP IN PARKING LOT BEDSDESIGNED OUTDOORRECREATION AREADECIDUOUS TREES CODE QTY COMMON / BOTANICAL NAMECONTNATIVE PLANTS POLLINATOR FRIENDLYGI 4Skyline Honey Locust / Gleditsia triacanthos inermis 'Skycole' TM2.5" CAL. B&BQE5Crimson Spire Oak / Quercus x 'Crimschmidt' TM2.5" CAL. B&BEVERGREEN TREES CODEQTYCOMMON / BOTANICAL NAMECONTNATIVE PLANTS POLLINATOR FRIENDLYBF3Balsam Fir / Abies balsamea6` B&BNATIVEPS3 3White Pine / Pinus strobus6` B&BNATIVEORNAMENTAL TREES CODEQTYCOMMON / BOTANICAL NAMECONTNATIVE PLANTS POLLINATOR FRIENDLYMP3Prairifire Crabapple / Malus x 'Prairifire'1.5" CAL. B&BOV 7American Hophornbeam / Ostrya virginiana1.75" Cal B&BNATIVEYSHRUBSCODEQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTS POLLINATOR FRIENDLYHJ35Little Lime Panicle Hydrangea / Hydrangea paniculata 'Jane' TM#3 CONTHL 4Little Quick Fire Panicle Hydrangea / Hydrangea paniculata 'SMHPLQF' TM#3 CONTPD 43Little Devil Dwarf Ninebark / Physocarpus opulifolius 'Donna May' TM#3 CONTRG22Gro-Low Fragrant Sumac / Rhus aromatica 'Gro-Low'#3 CONTGRASSESCODEQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTSPOLLINATOR FRIENDLYAB3 65Blackhawks Big Bluestem / Andropogon gerardii 'Blackhawks'#1 CONTNATIVE CULTIVAR YPH 46Heavy Metal Switch Grass / Panicum virgatum `Heavy Metal`#1 CONTNATIVE CULTIVAR YSL 56Little Bluestem Grass / Schizachyrium scoparium#1 CONT NATIVEYPERENNIALSCODEQTYCOMMON / BOTANICAL NAMESIZENATIVE PLANTS POLLINATOR FRIENDLYEM11Magnus Purple Coneflower / Echinacea purpurea `Magnus`#1 CONT NATIVE CULTIVAR YGC 8Biokovo Cranesbill / Geranium x cantabrigiense `Biokovo`#1 CONT NOT NATIVE YHS54Stella Supreme Daylily / Hemerocallis x 'Stella Supreme'#1 CONTPL 74Little Spire Russian Sage / Perovskia atriplicifolia 'Little Spire'#1 CONTRG2 15Goldsturm Coneflower / Rudbeckia fulgida `Goldsturm`#1 CONT NATIVEYPLANT SCHEDULEGROUND COVERS COMMON / BOTANICAL NAMESIZEShredded Cedar Mulch / Shredded Hardwood MulchMulchBlue Grass Based / SodCommercial grade, locally grown, "Big Roll"preferredSodPLANT SCHEDULEREVISION SUMMARYDATEDESCRIPTIONL1.0LANDSCAPE PLAN. .. .. .. .. .. .Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202224904Patrick J. SarverLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.06/2/22LANDSCAPE NOTES:MULCH SCHEDULEAREAMULCH TYPEEDGING FABRICREMARKSTREE RINGS4" DEPTH, SHREDDED CEDARNONOSEE DETAIL SHT. L1.1PLANTING BEDS4" DEPTH, SHREDDED CEDARYESNOMAINT. STRIP AT BUILDING FOUNDATION NANANANATIVE SEED AREASNANANANOTE: COORDINATE ALL MULCH AND PLANTING BED MATERIAL PRIOR TO INSTALLATION, PROVIDE SAMPLES AND SHOP DRAWINGS/PHOTOS/DATA SHEETS OF ALLMATERIALS01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallR1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THECONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER.2.WHERE SHOWN, SHRUB & PERENNIAL BEDS SHALL BE MULCHED WITH 4" DEPTH (MINIMUM AFTER INSTALLATION AND/OR TOP DRESSING OPERATIONS) OF SHREDDED HARDWOOD MULCH.3.ALL TREES SHALL BE MULCHED WITH SHREDDED HARDWOOD MULCH TO OUTER EDGE OF SAUCER OR TO EDGE OF PLANTING BED, IF APPLICABLE. ALL MULCH SHALL BE KEPT WITHIN A MINIMUM OF 2" FROMTREE TRUNK.4.PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND SHALL BE OF HARDY STOCK, FREE FROM DISEASE, DAMAGE AND DISFIGURATION. CONTRACTOR ISRESPONSIBLE FOR MAINTAINING PLUMPNESS OF PLANT MATERIAL FOR DURATION OF ACCEPTANCE PERIOD.5.UPON DISCOVERY OF A DISCREPANCY BETWEEN THE QUANTITY OF PLANTS SHOWN ON THE SCHEDULE AND THE QUANTITY SHOWN ON THE PLAN, THE PLAN SHALL GOVERN.6.CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE ARCHITECT THROUGHOUT THE DURATION OF THE CONTRACT. LANDSCAPE MATERIALS PART OF THE CONTRACT SHALL BE WARRANTEDFOR ONE (1) FULL GROWING SEASONS FROM SUBSTANTIAL COMPLETION DATE.7.ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES SHALL RECEIVE 6" LAYER TOPSOIL AND SOD AS SPECIFIED UNLESS OTHERWISE NOTED ON THE DRAWINGS.8.COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD UTILITIES, LIGHTING FIXTURES, DOORS AND WINDOWS. CONTRACTOR SHALL STAKE IN THE FIELD FINAL LOCATION OF TREES ANDSHRUBS FOR REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.9.ALL PLANT MATERIALS SHALL BE WATERED AND MAINTAINED UNTIL ACCEPTANCE.10.REPAIR AT NO COST TO OWNER ALL DAMAGE RESULTING FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.11.SWEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED FROM LANDSCAPE CONTRACTOR'S ACTIVITIES.12.PROVIDE SITE WIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE FULLY PROGRAMMABLE AND CAPABLE OF ALTERNATE DATE WATERING. THE SYSTEM SHALL PROVIDE HEAD TO HEADOR DRIP COVERAGE AND BE CAPABLE OF DELIVERING ONE INCH OF PRECIPITATION PER WEEK. SYSTEM SHALL EXTEND INTO THE PUBLIC RIGHT-OF-WAY TO THE EDGE OF PAVEMENT/BACK OF CURB.13.CONTRACTOR SHALL SECURE APPROVAL OF PROPOSED IRRIGATION SYSTEM INLCUDING PRICING FROM OWNER, PRIOR TO INSTALLATION.52 UPNOPARKINGNOPARKINGREVISION SUMMARYDATEDESCRIPTIONL1.1LANDSCAPE PLANNOTES & DETAILS. .. .. .. .. .. .Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202224904Patrick J. SarverLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.06/2/221.ENTIRE SITE SHALL BE FULLY IRRIGATED. THE CONTRACTOR SHALL SUBMIT IRRIGATION SHOP DRAWINGS FOR REVIEWAND APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.2.SEE MECHANICAL AND ELECTRICAL PLANS AND SPECIFICATIONS FOR IRRIGATION WATER, METER, AND POWERCONNECTIONS.3.CONTRACTOR TO VERIFY LOCATION OF ALL UNDERGROUND/ABOVE GROUND FACILITIES PRIOR TO ANYEXCAVATION/INSTALLATION. ANY DAMAGE TO UNDERGROUND/ABOVE GROUND FACILITIES SHALL BE THERESPONSIBILITY OF THE CONTRACTOR AND COSTS ASSOCIATED WITH CORRECTING DAMAGES SHALL BE BORNEENTIRELY BY THE CONTRACTOR.4.SERVICE EQUIPMENT AND INSTALLATION SHALL BE PER LOCAL UTILITY COMPANY STANDARDS AND SHALL BE PERNATIONAL AND LOCAL CODES. EXACT LOCATION OF SERVICE EQUIPMENT SHALL BE COORDINATED WITH THELANDSCAPE ARCHITECT OR EQUIVALENT AT THE JOB SITE.5.CONTRACTOR SHALL COORDINATE WITH LOCAL UTILITY COMPANY FOR THE PROPOSED ELECTRICAL SERVICE ANDMETERING FACILITIES.6.IRRIGATION WATER LINE CONNECTION SIZE IS 1-12" AT BUILDING. VERIFY WITH MECHANICAL PLANS.COVAGE.7.ALL MAIN LINES SHALL BE 18" BELOW FINISHED GRADE.8.ALL LATERAL LINES SHALL BE 12" BELLOW FINISHED GRADE.9.ALL EXPOSED PVC RISERS, IF ANY, SHALL BE GRAY IN COLOR.10.CONTRACTOR SHALL LAY ALL SLEEVES AND CONDUIT AT 2'-0" BELOW THE FINISHED GRADE OF THE TOP OF PAVEMENT.EXTEND SLEEVES TO 2'-0" BEYOND PAVEMENT.11.CONTRACTOR SHALL MARK THE LOCATION OF ALL SLEEVES AND CONDUIT WITH THE SLEEVING MATERIAL "ELLED" TO2'-0" ABOVE FINISHED GRADE AND CAPPED.12.FABRICATE ALL PIPE TO MANUFACTURE'S SPECIFICATIONS WITH CLEAN AND SQUARE CUT JOINTS. USE QUALITY GRADEPRIMER AND SOLVENT CEMENT FORMULATED FOR INTENDED TYPE OF CONNECTION.13.BACKFILL ALL TRENCHES WITH SOIL FREE OF SHARP OBJECTS AND DEBRIS.14.ALL VALVE BOXES AND COVERS SHALL BE BLACK IN COLOR.15.GROUP VALVE BOXES TOGETHER FOR EASE WHEN SERVICE IS REQUIRED. LOCATE IN PLANT BED AREAS WHENEVERPOSSIBLE.16.IRRIGATION CONTROLLER LOCATION SHALL BE VERIFIED ON-SITE WITH OWNER'S REPRESENTATIVE.17.CONTROL WIRES: 14 GAUGE DIRECT BURIAL, SOLID COPPER IRRIGATION WIRE. RUN UNDER MAIN LINE. USEMOISTURE-PROOF SPLICES AND SPLICE ONLY AT VALVES OR PULL BOXES. RUN SEPARATE HOT AND COMMON WIRE TOEACH VALVE AND ONE (1) SPARE WIRE AND GROUND TO FURTHEST VALVE FROM CONTROLLER. LABEL OR COLOR CODEALL WIRES.18.AVOID OVER SPRAY ON BUILDINGS, PAVEMENT, WALLS AND ROADWAYS BY INDIVIDUALLY ADJUSTING RADIUS OR ARCON SPRINKLER HEADS AND FLOW CONTROL ON AUTOMATIC VALVE.19.ADJUST PRESSURE REGULATING VALVES FOR OPTIMUM PRESSURE ON SITE.20.USE SCREENS ON ALL HEADS.21.A SET OF AS-BUILT DRAWINGS SHALL BE MAINTAINED ON-SITE AT ALL TIMES IN AN UPDATED CONDITION.22.ALL PIPE 3" AND OVER SHALL HAVE THRUST BLOCKING AT EACH TURN.23.ALL AUTOMATIC REMOTE CONTROL VALVES WILL HAVE 3" MINIMUM DEPTH OF 3/4" WASHED GRAVEL UNDERNEATHVALVE AND VALVE BOX. GRAVEL SHALL EXTENT 3" BEYOND PERIMETER OF VALVE BOX.24.THERE SHALL BE 3" MINIMUM SPACE BETWEEN BOTTOM OF VALVE BOX COVER AND TOP OF VALVE STRUCTURE.IRRIGATION NOTES:FACE OF BUILDING, WALL, OR STRUCTUREMIN. 3" LAYER OF ROCK MULCH AS SPECIFIED. PROVIDE SAMPLE TOLANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATIONFINISHED GRADECOMPACTED SUBGRADEWATER PERMEABLE GEOTEXTILE FABRIC AS SPECIFIED18" - VERIFY W/ PLANAGGREGATE MAINTANENCE STRIPN T SSTAKED LANDSCAPE EDGER AS SPECIFIED, SEE MANUFACTURER'SINSTRUCTIONS AND SPECS. FOR INSTALLATION AND PLACEMENTSLOPE - MIN. 2%, MAX. 5:1VERIFY W/ GRADING PLAN1Know what'sbelow.before you dig.CallRPERENNIAL BED PLANTINGN T SPLANT TOP OF ROOTBALL 1-2" ABOVE ABOVESURROUNDING GRADEROOTS AT OUTER EDGE OF ROOTBALL LOOSENED TOENSURE PROPER BACKFILL-TO-ROOT CONTACTSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDEXISTING GRADEROCK OR ORGANIC MULCH, SEE GENERAL LANDSCAPENOTES AND PLAN NOTES FOR MULCH TYPE. KEEPMULCH MIN. 2" FROM PLANT STEMBACKFILL AS PER SPECIFICATIONDO NOT EXCAVATE BELOW ROOTBALL.SIZE VARIESSEE LANDSCAPE PLANMODIFY EXCAVATION BASED ON LOCATION OF PLANTMATERIAL AND DESIGN OF BEDS OR OVERALL PLANTPLACEMENT4DECIDUOUS & CONIFEROUS SHRUB PLANTINGN T SPRUNE AS FIELD DIRECTED BY THE LANDSCAPEARCHITECT TO IMPROVE APPEARANCE (RETAINNORMAL SHAPE FOR SPECIES)PLANT TOP OF ROOTBALL 1-2" ABOVE ABOVESURROUNDING GRADEROOTS AT OUTER EDGE OF ROOTBALL LOOSENED TOENSURE PROPER BACKFILL-TO-ROOT CONTACTSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDEXISTING GRADEROCK OR ORGANIC MULCH, SEE GENERAL LANDSCAPENOTES AND PLAN NOTES FOR MULCH TYPE. KEEPMULCH MIN. 2" FROM PLANT TRUNKBACKFILL AS PER SPECIFICATIONDO NOT EXCAVATE BELOW ROOTBALL.THREE TIMES WIDTHOF ROOTBALLRULE OF THUMB - MODIFY EXCAVATION BASED ONLOCATION OF PLANT MATERIAL AND DESIGN OF BEDSOR OVERALL PLANT PLACEMENT3THREE TIMES WIDTHOF ROOTBALLDECIDUOUS & CONIFEROUS TREE PLANTINGN T SPRUNE AS FIELD DIRECTED BY THE LANDSCAPEARCHITECT TO IMPROVE APPEARANCE (RETAINNORMAL TREE SHAPE)THREE 2"X4"X8' WOODEN STAKES, STAINED BROWNWITH TWO STRANDS OF WIRE TWISTED TOGETHER.STAKES SHALL BE PLACED AT 120° TO ONE ANOTHER.WIRE SHALL BE THREADED THROUGH NYLONSTRAPPING WITH GROMMETS. ALTERNATE STABILIZINGMETHODS MAY BE PROPOSED BY CONTRACTOR.TRUNK FLARE JUNCTION: PLANT TREE 1"-2" ABOVEEXISTING GRADEMULCH TO OUTER EDGE OF SAUCER OR TO EDGE OFPLANTING BED, IF APPLICABLE. ROCK OR ORGANICMULCH, SEE GENERAL LANDSCAPE NOTES AND PLANNOTES FOR MULCH TYPE. KEEP MULCH MIN. 2" FROMPLANT TRUNKEXISTING GRADECUT AND REMOVE BURLAP FROM TOP 1/3 OF ROOTBALL. IF NON-BIODEGRADABLE, REMOVE COMPLETELYSLOPE SIDES OF HOLE OR VERTICAL SIDES AT EDGE OFPLANTING BEDBACKFILL AS SPECIFIEDCOMPACT BOTTOM OF PIT, TYP.RULE OF THUMB - MODIFY EXCAVATION BASED ONLOCATION OF PLANT MATERIAL AND DESIGN OF BEDSOR OVERALL PLANT PLACEMENT2LANDSCAPE PLANTING REQUIREMENTS:DESIGNED OPEN RECREATION AREAS:(1) IT IS OF EXCEPTIONAL DESIGN THAT INCLUDES AMENITIES SUCH AS PUBLIC ART, PUBLIC SEATING, ANOUTDOOR PLAZA, GREEN ROOFTOP, RECREATIONAL BENEFIT, AND/OR TRANSIT SHELTER.(2) IT IS DEEMED EQUIVALENT TO THE MINIMUM REQUIREMENTS OF THIS SECTION AND COMPLIES WITHTHE PURPOSE AND OBJECTIVES OF THIS SECTION.(3) IT WILL ALLOW A SITE PLAN THAT IS MORE CONSISTENT WITH THE CHARACTER OF THE AREA.(4) IT WILL RESULT IN THE RETENTION OF MORE EXISTING SIGNIFICANT TREES.(5) § 36-364 LANDSCAPING(6) SUPP. NO. 41 (01-21) 36:V:41 ST. LOUIS PARK ZONING CODETHE TOPOGRAPHY DECREASES OR ELIMINATES THE NEED FOR VISUAL SCREENING.(7) IT DOES NOT REDUCE THE EFFECT OF REQUIRED SCREENING.(8) EFFORTS ARE MADE TO CREATE INTEREST BY PROVIDING A VARIETY OF COLORS AND TEXTURES.TOTAL SITE AREA = 38,679 SF (DORA 12.5%)ROOF DECK +634 SF(1.6%)RECREATION, SEATING, & BIKE TRAIL CONNECTION +3284 SF(8.5%)BIKE TRAIL CONNECTION THROUGH SITE & SIGNAGE +2723 SF(7.0%)TOTAL 6641 SF (17.2%)LEGEND:01" = 30'-0"30'-0"15'-0"NDESIGNED OPEN RECREATION AREA53 PERIMETER EROSIONCONTROL AT CONSTRUCTIONLIMITS, USE SILT FENCE WHENPRACTICAL, TYP.PERIMETER EROSIONCONTROL AT CONSTRUCTIONLIMITS,USE SILT FENCE WHENPRACTICAL, TYP.CONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.PLACE EROSIONCONTROL BLANKETON ALL SLOPES 4:1 ORSTEEPER, TYP.(MNDOT CATEGORY 3)CONSTRUCTIONENTRANCEDOUBLE PERIMETER EROSIONCONTROL,USE SILT FENCE.PROTECT BRIDGEWALLS ANDFOOTINGS,Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/22REVISION SUMMARYDATEDESCRIPTIONSW1.0SWPPP - EXISTINGCONDITIONS. .. .. .. .. .. .01" = 20'-0"20'-0"10'-0"N1.THE CITY OF ST. LOUIS PARK REGULATES DEWATERING ACTIVITIES. IFDEWATERING IS NEEDED, REFER TO THE CITY'S DEWATERING WEBPAGE FORDETAILS: HTTPS://WWW.STLOUISPARK.ORG/GOVERNMENT/DEPARTMENTS-DIVISIONS/ENGINEERING/ENGINEERING-PERMITS/DEWATERING-PERMIT2.NO CONCRETE WASHOUTS ALLOWED ON SITE AND MUST BE CONTAINED ONDELIVERY TRUCKS.3.NO VEHICLE WASHING ALLOWED ON SITE.4.SEDIMENT CANNOT SPILL ONTO THE TRAIL TO THE NORTH AT ANY TIME.CITY OF ST. LOUIS PARK EROSION CONTROL NOTES:1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT"GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITYLOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTORSHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.2. THIS PROJECT IS LESS THAN ONE ACRE AND WILL NOTREQUIRE AN MPCA NPDES PERMIT. CONTRACTOR ISRESPONSIBLE FOR OBTAINING ANY EROSION CONTROLPERMITS REQUIRED BY THE CITY.3. SEE SHEETS SW1.0 - SW1.5 FOR ALL EROSION CONTROLNOTES, DESCRIPTIONS, AND PRACTICES.\4. SEE GRADING PLAN FOR ADDITIONAL GRADING AND EROSIONCONTROL NOTES.5. CONTRACTOR IS RESPONSIBLE FOR SWPPPIMPLEMENTATION, INSPECTIONS, AND COMPLIANCE WITHNPDES PERMIT.SWPPP NOTES:Know what'sbelow.before you dig.CallRLEGEND:EX. 1' CONTOUR ELEVATION INTERVALINLET PROTECTIONSTABILIZED CONSTRUCTION ENTRANCEDRAINAGE ARROW1.0' CONTOUR ELEVATION INTERVALSILT FENCE / BIOROLL - GRADING LIMITEROSION CONTROL BLANKETALL SPECIFIED EROSION AND SEDIMENT CONTROL PRACTICES, ANDMEASURES CONTAINED IN THIS SWPPP ARE THE MINIMUMREQUIREMENTS. ADDITIONAL PRACTICES MAY BE REQUIRED DURINGTHE COURSE OF CONSTRUCTION.54 UPNOPARKINGNOPARKINGGARAGE FLOOR LEVEL P1FIRST FLOOR LEVEL 1PERIMETER EROSIONCONTROL AT CONSTRUCTIONLIMITS, USE SILT FENCE WHENPRACTICAL, TYP.PERIMETER EROSIONCONTROL AT CONSTRUCTIONLIMITS,USE SILT FENCE WHENPRACTICAL, TYP.CONTRACTOR TO PROVIDEINLET PROTECTION AT ALLDOWNSTREAM CATCHBASINS.PLACE EROSIONCONTROL BLANKETON ALL SLOPES 4:1 ORSTEEPER, TYP.(MNDOT CATEGORY 3)CONSTRUCTIONENTRANCEINLET PROTECTION ATCATCH BASINS,INSTALL GEOTEXTILEBAG, SEE DETAIL, TYPINLET PROTECTION ATCATCH BASINS,INSTALL GEOTEXTILEBAG, SEE DETAIL, TYP.INLET PROTECTION ATCATCH BASINS,INSTALL GEOTEXTILEBAG, SEE DETAIL, TYP.DOUBLE PERIMETER EROSIONCONTROL,USE SILT FENCE.PROTECT BRIDGEWALLS ANDFOOTINGS,PROTECT EXCAVATIONAREA AND TREATMENTSYSTEM ONCE INSTALLEDINLET PROTECTION ATTRENCH DRAIN, USEBIO-LOG, SEE DETAIL,TYP.Civil Engineering Surveying Landscape Architecture5000 Glenwood AvenueGolden Valley, MN 55422civilsitegroup.com 612-615-0060COPYRIGHT CIVIL SITE GROUP INC.c2625 LOUISIANA AVE 2625 LOUISIANA AVENUE S, ST. LOUIS PARK, MN 55426 6101 W. OLD SHAKOPEE ROAD, BLOOMINGTON, MN 55438 WEB DEVELOPMENT, LLC PROJECT ISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION. .. .. .. .. .. .PROJECT NUMBER:2204904/28/22 CITY RESUBMITTAL06/2/22 CITY RESUBMITTAL. .. .. .. .04/18/22 VARIANCE APPLICATIONDRAWN BY:REVIEWED BY:JRMP. .. .. .. .. .. .. .202244263Matthew R. PavekLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.06/2/22REVISION SUMMARYDATEDESCRIPTIONSW1.1SWPPP - PROPOSEDCONDITIONS. .. .. .. .. .. .01" = 20'-0"20'-0"10'-0"NKnow what'sbelow.before you dig.CallR1.ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT"GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITYLOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTORSHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.2. THIS PROJECT IS LESS THAN ONE ACRE AND WILL NOTREQUIRE AN MPCA NPDES PERMIT. CONTRACTOR ISRESPONSIBLE FOR OBTAINING ANY EROSION CONTROLPERMITS REQUIRED BY THE CITY.3. SEE SHEETS SW1.0 - SW1.5 FOR ALL EROSION CONTROLNOTES, DESCRIPTIONS, AND PRACTICES.4. SEE GRADING PLAN FOR ADDITIONAL GRADING AND EROSIONCONTROL NOTES.5. CONTRACTOR IS RESPONSIBLE FOR SWPPP IMPLEMENTATION,INSPECTIONS, AND COMPLIANCE WITH NPDES PERMIT.SWPPP NOTES:LEGEND:EX. 1' CONTOUR ELEVATION INTERVALINLET PROTECTIONSTABILIZED CONSTRUCTION ENTRANCEDRAINAGE ARROW1.0' CONTOUR ELEVATION INTERVALSILT FENCE / BIOROLL - GRADING LIMITEROSION CONTROL BLANKETALL SPECIFIED EROSION AND SEDIMENT CONTROL PRACTICES, ANDMEASURES CONTAINED IN THIS SWPPP ARE THE MINIMUMREQUIREMENTS. ADDITIONAL PRACTICES MAY BE REQUIRED DURINGTHE COURSE OF CONSTRUCTION.1.THE CITY OF ST. LOUIS PARK REGULATES DEWATERING ACTIVITIES. IFDEWATERING IS NEEDED, REFER TO THE CITY'S DEWATERING WEBPAGE FORDETAILS: HTTPS://WWW.STLOUISPARK.ORG/GOVERNMENT/DEPARTMENTS-DIVISIONS/ENGINEERING/ENGINEERING-PERMITS/DEWATERING-PERMIT2.NO CONCRETE WASHOUTS ALLOWED ON SITE AND MUST BE CONTAINED ONDELIVERY TRUCKS.3.NO VEHICLE WASHING ALLOWED ON SITE.4.SEDIMENT CANNOT SPILL ONTO THE TRAIL TO THE NORTH AT ANY TIME.CITY OF ST. LOUIS PARK EROSION CONTROL NOTES:55 REVISION SUMMARYDATEDESCRIPTIONV1.0SITE SURVEY. .. .. .. .. .. .56 Committee of the Whole (COW) Submittal Variance Application Submittal 06.02.2022 2625 Louisiana Ave S 22-004.00 57 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 2 INTRODUCTION - TABLE OF CONTENTS INTRODUCTION TABLE OF CONTENTS 2 PROJECT INFORMATION 3 SITE ANALYSIS SITE AERIALS 4 ZONING AND ADJACENT USES 5 NEIGHBORHOOD 6 STREET PANORAMA 7 PROPOSED PROJECT COLOR SITE PLAN 8 FLOOR PLANS 9-13 ROOF PLAN 14 ELEVATIONS 15-17 SITE SECTIONS 18-19 RENDERINGS 20-23 SHADOW STUDY 24 CIVIL AND LANDSCAPE DRAWINGS CONTENTS 58 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 3 INTRODUCTION - PROJECT INFORMATION PROJECT DESCRIPTION Site Location: Louisiana Ave S Project Team Development Web Development LLC 6101 W Old Shakopee Rd, #385231 Bloomington, MN 55438 952.484.2776 Architect DJR Architecture, Inc. 333 N Washington Avenue #210 Minneapolis, MN 55401 612.676.2700 Civil Engineer & Landscape Architect Civil Site Group 5000 Glenwood Ave Golden Valley, MN 55422 612.615.0060 Site Information Address (Current) 2625 Louisiana Ave St. Louis Park, MN 55426 Area 0.89 acres (38,680 sf) Legal Description: Lots 19 and 20; Lots 21 and 22 except the Westerly 12 feet of said lots; All in Block 3, “Earlsfort Terrance”, Henneping County, Minnesota. The development includes a 57 unit, four-story mixed-use building. The proposed building will contain residential and commercial uses. A surface parking lot will wrap around the south and east sides of the building eventually sloping down to an underground parking garage on the north side of the building. A publicly accessible path will cross the site, connecting the public sidewalk with the Cedar Lake Trail. Variance to reduce the minimum lot line coverage from 80% to 70%. Variance to reduce the total width of a parking aisle from 24 feet to 22 feet. Variance to allow balconies to be 5 feet from the front property line. N PROJECT DESCRIPTION REQUIRED APPLICATION 26th St W Jersey Ave S27th St W Kentucky Ave SIdaho Ave SLouisiana Ave SSITE 59 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 4 SITE AERIALS Aerial Photo Looking Northwest Aerial Photo Looking Northeast Aerial Photo Looking Southwest Aerial Photo Looking Southeast SITE AERIALS LOUISIA NA AVE S LOUIS A N A A V E S LOUI S A N A A V E S LOUISIANA AVE SPROP O S E D S I T E PROPOSED SITEPRO P O S E D S I T E PROPOSED SITE60 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 5 SITE ANALYSIS - ZONING AND ADJACENT USES Primary Zoning Map ZONING AND ADJACENT USES SITE Usage Map KEY Public and Cultural Single Family Housing Multi-Family Housing Commercial and Industrial KEY IP-Industrial Park C-2 General Commercial C-1 Neighborhood Commercial M-X Mixed Use R-3 Two-Family Residence R-2 Single-Family Residence R-4 Multi-Family Residence POS - Park & Open Space SITE SITE 61 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 6 SITE ANALYSIS - NEIGHBORHOOD BRONX PARK NEIGHBORHOOD SITECedar Lake T r ail Carlson Field The Bronx Park neighborhood is mostly residential with some commercial nodes located along Louisiana Ave and Minnetonka Blvd to the south. The Peter Hobart Primary Center is located east of the site along with Nelson Park, Dakota Park and the Dakota Dog Park. Bronx Park is located southeast of the site. The Cedar Lake Trail runs along the northern edge of the neighborhood. A large community garden is also located in Nelson Park adjacent to the Cedar Lake Trail. The Bronx Park neighborhood’s western boundary is Louisiana Ave. The Texa Tonka neighborhood is located on the west side of Louisiana Ave and the Eliot View and Willow Park neighborhoods are located north of the Louisiana Ave bridge and the Burlington North Santa Fe Railroad. KEY Site 350’ Site Buffer Protected Bike Trail Bus Stop Bus Stop at Cedar Lake Rd and Louisiana Ave 62 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 7 SITE ANALYSIS - STREET PANORAMA SITE STREET PANORAMA LOUISIANA AVE S. LOOKING EAST Key MapSITE 63 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 8 COLOR SITE PLAN COMMERCIAL EV STATION PROPOSED BUILDING FOOTPRINT Copyright 2021 DJR Architecture, Inc. ARCHITECTURAL SITE PLAN ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 06/08/22 RED CROSSHATCH SHOWS EXTENT OF DORA QUALIFYING SPACES 6,641 SF TOTAL(17.2% OF TOTAL SITE AREA) SEE LANDSCAPE PLAN L1.1 FOR CALCULATIONS ARCHITECTURAL SITE PLAN 1" = 20'-0"NNHATCH SHOWN IS TO VISUALLY REPRESENT DORA SPACE THERE WILL NOT BE A CROSS HATCH DEMARCATION ON SITE AMENITY DECK 634 SF GREEN SPACE/RECREATION, SEATING AND BIKE TRAIL CONNECTION 3,284 SF BIKE TRAIL CONNECTION THROUGH SITE 2,773 SF PROPERTY LINE 64 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 9 FLOOR PLANS 11,758 SF PARKING 271 SF CIRCULATION 369 SF MEP 320 SF TRASH/REC 21 185 SF CIRCULATION 1670'-0"163'-4"39'-8" 203'-0"62'-0"8'-0"11'-4"14'-4 1/8"14'-6 1/2"50'-0"50'-0 3/4" 38'-9 1/8"50'-0"55'-1 1/8" 50'-2 1/8" 203'-0" EV EV EV EV EV EV EV EV Copyright 2021 DJR Architecture, Inc. LEVEL P1 ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/22 FLOOR PLAN-LEVEL P1 1" = 20'-0"NN8 TOTAL EV STATIONS FOR RESIDENTIAL 65 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 10 FLOOR PLANS 1,477 SF LOBBY 746 SF BIKE 746 SF LIVE/WORK 746 SF LIVE/WORK 770 SF LIVE/WORK 549 SF ALCOVE 549 SF ALCOVE 2,760 SF COMMERCIAL 147 SF TRASH/REC 265 SF CIRCULATION 37 SF MEP 1,044 SF COMMERCIAL 514 SF ALCOVE 39'-8"153'-6 1/4"9'-9 3/4" 203'-0"29'-6 1/8"32'-5 7/8"684 SF CIRCULATION 181'-2 1/4"21'-10 1/4" AMENITY DECK 634 SF498 SF AMENITY BIKE FIX-IT STATIONSHOWER 8 BIKE LOCKERS 56 WALL MOUNTED BIKE FILE SPACES14'-6 1/2"11'-3 7/8" 50'-2 1/8"38'-9 1/8"14'-4 1/8"8'-0"50'-0"10'-7 1/8"70'-0"50'-0"55'-0 5/8"50'-0 3/4"11'-4"Copyright 2021 DJR Architecture, Inc. LEVEL 1 ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/22 FLOOR PLAN-LEVEL 1 1" = 20'-0"NN66 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 11 FLOOR PLANS 1,050 SF 2BR567 SF 1BR 492 SF ALCOVE 1,046 SF 2BR 598 SF 1BR 927 SF 2BR 512 SF STUDIO 601 SF 1BR 509 SF STUDIO 561 SF 1BR 498 SF ALCOVE 627 SF 1BR 641 SF 1BR 567 SF 1BR 492 SF ALCOVE567 SF 1BR 493 SF ALCOVE 1,359 SF CIRCULATION 94 SF TRASH/REC 30 SF MEP RAILING 7'-6 15/16"66'-5 3/4"14'-4 1/8"5 1/16"14'-6 1/2"1'-4 13/16"39'-8"3'-8 9/16" 9'-9 5/16" 105'-10"9'-9 5/16"24'-9 7/8" 194'-11 7/8" 48'-9 1/8"48'-0 3/8" 48'-7 7/8"46'-11 7/8"7'-8 9/16"99'-9 1/2"7'-8 9/16"20'-9 3/8"76'-10 7/8" 56'-1 1/2"12'-0"30'-6"33'-11 3/4"10'-10 3/8"47'-11 3/8"4'-2 3/4"4'-0 11/16"45'-11 3/8"74'-0 11/16"5'-2 3/8"Copyright 2021 DJR Architecture, Inc. LEVEL 2 ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/22 FLOOR PLAN-LEVEL 2 1" = 20'-0"NNPATIO PATIO 67 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 12 ARCHITECTURAL EXHIBIT1'-9 5/8"1'-7 5/8"1'-5 5/8"10'-0" SETBACK LINE 10'-0" SETBACK LINE 10'-0" SETBACK LINE 10'-0" SETBACK LINE 10'-0" SETBACK LINE 7'-0" BALCONY SETBACK LINE7'-0" BALCONY SETBACK LINE WEST PROPERTY LINE 7'-0" BALCONY SETBACK LINE 7'-0" BALCONY SETBACK LINE WEST PROPERTY LINE WEST BALCONY STACK ONE WEST BALCONY STACK TWO WEST BALCONY STACK THREE 7'-0" BALCONY SETBACK LINE BUILD TO ZONE BUILD TO ZONE5'-2 3/8"5'-4 3/8"5'-6 3/8"DIM TO PROPERTY LINE, TYP DIM OVER BALCONY SETBACK LINE, TYP 15'-0" SETBACK LINE 15'-0" SETBACK LINE 5x10 BALCONY, TYP Copyright 2021 DJR Architecture, Inc. ARCHITECTURAL EXHIBIT ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 06/09/22 EXHIBIT A -BALCONY & BUILDING FACADE SETBACK -WEST PROPERTY LINE 3/32" = 1'-0"NN68 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 13 FLOOR PLANS 1,050 SF 2BR567 SF 1BR 492 SF ALCOVE 1,046 SF 2BR 602 SF 1BR 929 SF 2BR 512 SF STUDIO 609 SF 1BR 502 SF STUDIO 561 SF 1BR 498 SF ALCOVE 627 SF 1BR 641 SF 1BR 567 SF 1BR 492 SF ALCOVE567 SF 1BR 493 SF ALCOVE 1,359 SF CIRCULATION 94 SF TRASH/REC 30 SF MEP 44'-9 3/8"9'-9 5/16"105'-10"9'-9 5/16"24'-9 7/8"66'-5 3/4"46'-11 7/8"7'-8 9/16"99'-9 1/2"7'-8 9/16"20'-9 3/8" 12'-0"30'-6"33'-11 3/4"10'-10 3/8"48'-0 3/8"22'-1 5/8"21'-11"45'-11 3/8"48'-7 7/8"77'-1"47'-11 3/8"48'-9 1/8" 195'-1 3/16"5'-2 3/8"56'-1 1/2" Copyright 2021 DJR Architecture, Inc. LEVEL 3 ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/22NNFLOOR PLANS -LEVELS 3-4 1" = 20'-0" 69 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 14 ROOF PLAN SOLAR ARRAY -77 PANELS @ 400 W EA TOTAL -30,800 W ELEVATOR OVERRUNTRASH CHUTE EXHAUST ROOF HATCH Copyright 2021 DJR Architecture, Inc. ROOF PLAN ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 05/04/22NNROOF PLAN 1" = 20'-0" --UUNNIITT CCOOUUNNTT BBYY TTYYPPEE-- NNaammee CCOOUUNNTT 11BBRR 24 22BBRR 9 AALLCCOOVVEE 15 LLIIVVEE//WWOORRKK 3 SSTTUUDDIIOO 6 UUnniitt CCoouunntt:: 5577 --PPAARRKKIINNGG SSCCHHEEDDUULLEE-- Type Level Count LLEEVVEELL PP11 88''--66"" xx 1188'' -- 9900 ddeegg LLEEVVEELL PP11 3355 88''--66"" xx 1188'' -- 9900 ddeegg AADDAA LLEEVVEELL PP11 11 88''--66""'' xx 1188'' ((88'' AAiissllee))LLEEVVEELL PP11 11 LLEEVVEELL PP11:: 3377 LLEEVVEELL 11 88''--66"" xx 1188'' -- 9900 ddeegg LLEEVVEELL 11 3366 88''--66""'' xx 1188'' ((88'' AAiissllee))LLEEVVEELL 11 22 LLEEVVEELL 11:: 3388 --AARREEAA SSCCHHEEDDUULLEE ((RREENNTTAABBLLEE))-- NNaammee LLeevveell CCoouunntt AArreeaa ALCOVE LEVEL 1 33 1,611 SF LIVE/WORK LEVEL 1 33 2,262 SF 66 33,,887733 SSFF 1BR LEVEL 2 88 4,729 SF 2BR LEVEL 2 33 3,023 SF ALCOVE LEVEL 2 44 1,976 SF STUDIO LEVEL 2 22 1,021 SF 1177 1100,,774499 SSFF 1BR LEVEL 3 88 4,740 SF 2BR LEVEL 3 33 3,024 SF ALCOVE LEVEL 3 44 1,976 SF STUDIO LEVEL 3 22 1,014 SF 1177 1100,,775544 SSFF 1BR LEVEL 4 88 4,739 SF 2BR LEVEL 4 33 3,026 SF ALCOVE LEVEL 4 44 1,976 SF STUDIO LEVEL 4 22 1,014 SF 1177 1100,,775555 SSFF GGrraanndd ttoottaall:: 5577 3366,,113300 SSFF --AARREEAA SSCCHHEEDDUULLEE ((GGRROOSSSS))-- NNaammee LLeevveell AArreeaa CIRCULATION LEVEL P1 456 SF MEP LEVEL P1 369 SF PARKING LEVEL P1 11,758 SF TRASH/REC LEVEL P1 320 SF LLEEVVEELL PP11 1122,,990033 SSFF ALCOVE LEVEL 1 1,611 SF AMENITY LEVEL 1 498 SF BIKE LEVEL 1 746 SF CIRCULATION LEVEL 1 949 SF COMMERCIAL LEVEL 1 3,804 SF LIVE/WORK LEVEL 1 2,262 SF LOBBY LEVEL 1 1,477 SF MEP LEVEL 1 37 SF TRASH/REC LEVEL 1 147 SF LLEEVVEELL 11 1111,,553311 SSFF 1BR LEVEL 2 4,729 SF 2BR LEVEL 2 3,023 SF ALCOVE LEVEL 2 1,976 SF CIRCULATION LEVEL 2 1,359 SF MEP LEVEL 2 30 SF STUDIO LEVEL 2 1,021 SF TRASH/REC LEVEL 2 94 SF LLEEVVEELL 22 1122,,223322 SSFF 1BR LEVEL 3 4,740 SF 2BR LEVEL 3 3,024 SF ALCOVE LEVEL 3 1,976 SF CIRCULATION LEVEL 3 1,359 SF MEP LEVEL 3 30 SF STUDIO LEVEL 3 1,014 SF TRASH/REC LEVEL 3 94 SF LLEEVVEELL 33 1122,,223377 SSFF 1BR LEVEL 4 4,739 SF 2BR LEVEL 4 3,026 SF ALCOVE LEVEL 4 1,976 SF CIRCULATION LEVEL 4 1,359 SF MEP LEVEL 4 30 SF STUDIO LEVEL 4 1,014 SF TRASH LEVEL 4 94 SF LLEEVVEELL 44 1122,,223388 SSFF GGrraanndd ttoottaall 6611,,114400 SSFF 70 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 15 BUILDING ELEVATIONS LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"3'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP.58'-11 5/8"Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 EEAASSTT EEXXTTEERRIIOORR EELLEEVVAATTIIOONN EEAASSTT EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 3,042 SF 29.40% GLAZING 3,262 SF 31.51% NICHIHA 1,662 SF 16.06% SUBTOTAL 7,966 SF 76.97% CLASS II: METAL 2,382SF 23.03% TOTAL AREA 10,347SF 100.00% LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"3'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP.58'-11 5/8"Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 EEAASSTT EEXXTTEERRIIOORR EELLEEVVAATTIIOONN EEAASSTT EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 3,042 SF 29.40% GLAZING 3,262 SF 31.51% NICHIHA 1,662 SF 16.06% SUBTOTAL 7,966 SF 76.97% CLASS II: METAL 2,382SF 23.03% TOTAL AREA 10,347SF 100.00% 71 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 16 BUILDING ELEVATIONS LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"3'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP.58'-11 5/8"Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 EEAASSTT EEXXTTEERRIIOORR EELLEEVVAATTIIOONN EEAASSTT EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 3,042 SF 29.40% GLAZING 3,262 SF 31.51% NICHIHA 1,662 SF 16.06% SUBTOTAL 7,966 SF 76.97% CLASS II: METAL 2,382SF 23.03% TOTAL AREA 10,347SF 100.00% LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"46'-11 5/8"3'-0"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP. Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 WWEESSTT EEXXTTEERRIIOORR EELLEEVVAATTIIOONN WWEESSTT EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 1,658 SF 17.03% GLAZING 3,861 SF 39.66% NICHIHA 1,697 SF 17.43% SUBTOTAL 7,216 SF 74.13% CLASS II: METAL 2,518 SF 25.87% TOTAL AREA 9,734 SF 100.00% CCAALLCCSS FF OORR TTRRAANNSSPPAARR EENNCCYY GROUND LEVEL: TOTAL AREA 2,898 SF 100.00% AREA OF GLAZING 1,453 SF 50.13% UPPER LEVELS: TOTAL AREA 6,836 SF 100.00% AREA OF GLAZING 2,408 SF 35.22% 72 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 17 BUILDING ELEVATIONS LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"3'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP.58'-11 5/8"Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 EEAASSTT EEXXTTEERRIIOORR EELLEEVVAATTIIOONN EEAASSTT EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 3,042 SF 29.40% GLAZING 3,262 SF 31.51% NICHIHA 1,662 SF 16.06% SUBTOTAL 7,966 SF 76.97% CLASS II: METAL 2,382SF 23.03% TOTAL AREA 10,347SF 100.00% LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"3'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"46'-11 5/8"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP. INDUSTIAL BLOCK, FIBER CEMENT PANEL. TYP LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"12'-0"15'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"3'-0"58'-11 5/8"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP. Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 SSOOUUTTHH EEXXTTEERRIIOORR EELLEEVVAATTIIOONN 1/16" = 1'-0"2 NNOORRTTHH EEXXTTEERRIIOORR EELLEEVVAATTIIOONN NNOORRTTHH EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 1,157 SF 29.27% GLAZING 890 SF 22.51% NICHIHA 1,621 SF 41.01% SUBTOTAL 3,668 SF 92.79% CLASS II: METAL 285 SF 7.18% TOTAL AREA 3,953 SF 100.00% SSOOUUTTHH EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 509 SF 15.72% GLAZING 1,288 SF 35.72% NICHIHA 1,670 SF 47.81% SUBTOTAL 3,467 SF 99.25% CLASS II: METAL 26SF 0.75% TOTAL AREA 3,493SF 100.00% 73 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 18 SITE SECTION LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"3'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP.58'-11 5/8"Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 EEAASSTT EEXXTTEERRIIOORR EELLEEVVAATTIIOONN EEAASSTT EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 3,042 SF 29.40% GLAZING 3,262 SF 31.51% NICHIHA 1,662 SF 16.06% SUBTOTAL 7,966 SF 76.97% CLASS II: METAL 2,382SF 23.03% TOTAL AREA 10,347SF 100.00% LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8" 8' HIGH CEDAR PRIVACY FENCE RETAINING WALL (HEIGHT VARIES, 8'-5" MAX TO 8") PUBLIC SIDEWALK PROPERTY LINE NEW LANDSCAPING PROPERTY LINE PARKING GARAGE COMMERCIAL LOBBY RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT LOUISIANA AVE 3'-0"46'-11 5/8"3'-0"51'-5 5/8"Copyright 2021 DJR Architecture, Inc. SITE SECTION ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 05/11/22 1/16" = 1'-0"1 SSIITTEE SSEECCTTIIOONN AA 74 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 19 SITE SECTION LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8"3'-0"10'-7 7/8"10'-7 7/8"10'-7 7/8"15'-0"12'-0"VERTICAL FLUSH REVEAL METAL PANEL, BONE WHITE, TYP INDUSTRIAL BLOCK, FIBER CEMENT PANEL, TYP BLACK VELOUR, UTILITY BRICK, TYP MATTE BLACK PREFINISHED MTL BALCONY SYSTEM, TYP MATTE BLACK, STOREFRONT SYSTEM, TYP.58'-11 5/8"Copyright 2021 DJR Architecture, Inc. EXTERIOR ELEVATIONS ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 04/15/2022 1/16" = 1'-0"1 EEAASSTT EEXXTTEERRIIOORR EELLEEVVAATTIIOONN EEAASSTT EELLEEVVAATTIIOONN MMAATTEERRIIAALL CCAALLCCSS CLASS I: BRICK 3,042 SF 29.40% GLAZING 3,262 SF 31.51% NICHIHA 1,662 SF 16.06% SUBTOTAL 7,966 SF 76.97% CLASS II: METAL 2,382SF 23.03% TOTAL AREA 10,347SF 100.00% LEVEL 1 100' -0" LEVEL 2 115' -0" LEVEL P1 88' -0" LEVEL 3 125' -7 7/8" LEVEL 4 136' -3 3/4" T.O. ROOF DECK 146' -11 5/8" 8' HIGH CEDAR PRIVACY FENCE RETAINING WALL (HEIGHT VARIES, 8'-5" MAX TO 8") PUBLIC SIDEWALK PROPERTY LINE NEW LANDSCAPING PROPERTY LINE LOUISIANA AVE 3'-0"46'-11 5/8"3'-0"57'-5 1/8"PARKING GARAGE BIKE ROOM AMENITY ROOM RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT RESIDENTIAL UNIT Copyright 2021 DJR Architecture, Inc. SITE SECTION ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 05/12/22 1/16" = 1'-0"1 SSIITTEE SSEECCTTIIOONN BB 75 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 20 RENDERS View from Louisiana Ave looking Northeast STREET VIEW 76 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 21 STREET VIEW RENDERS View from Louisiana Ave looking East 77 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 22 AERIAL VIEW RENDERS Aerial View looking Southeast 78 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 23 GROUND VIEW RENDERS View from Cedar Lake Trail looking South 79 © 2022 DJR Architecture 2625 Louisiana Ave S 22 -004.00 St. Louis Park, Minnesota 06.02.2022 24 9:00 AM SPRING/FALL EQUINOX MARCH 21 SUMMER SOLSTICE JUNE 21 WINTER SOLSTICE DECEMBER 22 12:00 PM 3:00 PM SHADOW STUDY Copyright 2021 DJR Architecture, Inc. SHADOW STUDY ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 03/18/22 Copyright 2021 DJR Architecture, Inc. SHADOW STUDY ST. LOUIS PARK, MN 2625 LOUISIANA AVE S 22-004 03/18/22 SHADOW STUDY 80 Planning commission June 15, 2022 6:50 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: Mia Divecha, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber, Jan Youngquist Members absent: Jim Beneke Staff present: Laura Chamberlain, Gary Morrison, Sean Walther Guests: Mark Laverty, director of development, Saturday Properties; Greg Anderson, president/CEO, Anderson Companies; Sheldon Berg, principal architect, DJR Architects 1. Call to order – roll call 2. Approval of minutes – June 1, 2022 – The minutes were approved unanimously as presented. 3. Hearings 3a. Wooddale Station Apartments Applicant: Saturday Properties and Anderson Companies Case No: 22-18-S, 22-19-PUD Ms. Chamberlain presented the report. Commissioner Youngquist asked if the tree replacement is part of the landscaping. Ms. Chamberlain stated yes, they can count toward both requirements. If fees are still required then they will be calculated and paid separate ly . Commissioner Youngquist asked about the alternative landscaping and if there is anything beyond the public art. Ms. Chamberlain stated yes there are alternative elements that quality, including rain garden elements. Mr. Walther added qualifying elements also include xeroscaping and native plantings requiring less or no irrigation, green roofs on buildings, and public art. He noted the focus has been on the public art element with this development and should satisfy the alternative landscaping on its own, even if other qualifying elements included in the plan. Commissioner Weber asked for clarification on the project and if it is still two siz -story buildings or if that has changed. Ms. Chamberlain stated the building heights have not changed and they have been six -story buildings all along, however, some elements such as the exterior design and materials have changed. 81 Commissioner Divecha asked about the age-restricted residential component of the project and if that is a formal or general recommendation. Mr. Laverty stated the age restriction is 55+ and this was completed after feedback from residents that wanted senior housing; he added that this component is independent living. Commissioner Salzer asked if both buildings were six stories in the original RFP . Mr. Laverty stated yes, adding this project was always two-six story buildings from the beginning, as part of the public RFP. Commissioner Divecha asked about the public space and noted the trees on the perimeter with small public entrances for people to enter. Ms. Chamberlain stated the light rail station platform entrances are at the ends and the intention was to direct folks to Wooddale Avenue and Yosemite Avenue in the SWLRT design. She also noted significant grading changes and amenities around the light rail that will include a retaining wall with plantings, helping to guide folks to access points on the site and to the plaza. Commissioner Divecha asked if the bike racks are for public use . Ms. Chamberlain stated yes, they are available for public use. Commissioner Salzer asked about the status of the parking study. Ms. Chamberlain stated this is not a parking study, it is a parking management plan which will be attached to the planning development contract and will guide parking management ongoing for the site . She noted there will be various aspects of the plan, including shared parking, time restrictions, and other management details. She added if there is a concern with parking, the plan can be adapted if there are concerns with overflow uses. Commissioner Salzer asked if both residential and commercial will use underground parking stalls. Ms. Chamberlain stated the underground parking is one unit and is residential only . She pointed out Level 1 will have both commercial and residential parking. There could be opportunities for employees to park in the residential part of the Level 1 parking. Commissioner Divecha stated she likes the emphasis on sustainability with the project but wondered why there is no organics recycling including in the building. Mr. Laverty stated there will be organics recycling in the trash areas, in accordance with the Hennepin County project, in the west building. He stated they can look at including this at the east building also; the west building’s trash room is open to residents from the east so they can drop off their organics. Commissioner Youngquist asked about the commercial, which seems to be oriented toward 36th Street. She wondered if there are any areas of the commercial that will face the public plaza. Ms. Chamberlain stated yes, the intention with the plaza being the main feature of the site, the commercial businesses are proposed to have entrances and windows facing the plaza. Vice Chair K raft opened the public hearing. 82 Mr. Anderson stated they have been working on the project for the past two years and have enjoyed working with staff on this. He noted the name of the project, OlyHi, and its connection to the history of the site. He stated it fits the Wooddale Station theme very well. Mr. Laverty stated they have been very involved in community and public engagement with neighbors. They met with neighborhood groups right away to gather feedback from neighbors on the past project, what they liked and did not like, and incorporated that into this new project. Mr. Berg added connectivity was one of the important aspects that neighbors noted. He stated they completely overhauled the old project, gave the building more character, focused on the ground level experience, pedestrian amenities, and green space based on the comments of the neighborhood. He noted the live /work units on the east building where there are front porches that provide connectivity as well as some privacy . Commissioner Salzer asked how many people the plaza will hold . Mr. Berg stated this plaza will be similar in size to the one at the Bridgewater Bank building and three to four times larger than the Ellipse on Excelsior plaza. Commissioner Weber asked what kind of lane closures there will be during construction. Mr. Anderson stated they hope to build from the inside and only close off to the curb and sidewalks; not the street. Commissioner Weber stressed he is hopeful the construction near the street will be as minimal as possible, especially when considering the neighborhood. Mr. Berg stated much of the utilities work will be done ahead of time so as not to disrupt the vehicle travel lanes . Mr. Anderson added the intent is to close off sidewalks during construction but not the lanes. Commissioner Salzer asked if the inbound driveway will be right turn only or allow left turns from eastbound 36th St reet. Mr. Anderson stated their hope left turns will continue to be allowed but added they are still collaborating with staff on that. Mr. Walther added the city’s work underway currently is with replacing sanitary sewer mains and 36th Street will be reduced to three lanes total to accommodate turn lanes and bike lanes. There will be two westbound lane s and one eastbound lane. He noted the road project will not install any physical barriers to making a left turn into the site but traffic levels may have practical impacts and limit when a left turn can be made. Commissioner Youngquist stated she is happy about the senior component but asked about the market for three -bedroom units with senior housing. Mr. Laverty stated there is also a 20% affordability component. He stated some of the 55+ folks will be coming from single -family homes and transitioning into the three -bedroom units. 83 Commissioner Youngquist noted the workshops held with neighbors and asked about the commercial/retail aspects . Mr. Laverty explained about the panels which featured question and answer sessions related to the public space. Commissioner Youngquist noted the economic development authority owns one site and another has existing retail. She asked if the business owners of the existing retail were part of the engagement and are their opportunities to include them in the new development. Mr. Laverty stated some of the retail could work in the new building space and others will not. He stated they have an agreement with the current property owners that limits their ability to engage with the businesses regarding relocation and will be working on this to have more flexibility to work with the retailers . Vice Chair Kraft closed the public hearing. Commissioner Divecha stated she loves the public plaza especially with the light rail. She added she wants to be sure people know this is a public area, noting the intention is for the public and just wants to be clear this is a place for the public to spend time. Commissioner Salzer stated he likes the plan, however, he added it is tight. He stated he lives in the neighborhood and likes what has been presented. Commissioner Eckholm added he likes the project and noted the extensive work that has gone into it, as well as the engagement. He likes the name presented and noted if there was a w ay to include those historic elements into the design and interior spaces of the development it would be a great addition. Commissioner Divecha noted the organic recycling. She is happy to see it being built into the project and would also like to see it included in the east building. Commissioner Youngquist added it is exciting both the developer and builder are St. Louis Park -based companies. This project embraces the adjacent light rail station, adding she is supportive . Commissioner Weber made a motion, seconded by Commissioner Divecha, 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. The motion passed 6-0 (Chair Ben e ke absent). 3b . Comprehensive plan and zoning map amendments for 7116 Minnetonka Blvd. Applicant: Anh Nguyen Case No: 22-2-CP, 22-23-Z Mr. Morrison presented the report. Commissioner Weber asked if the owner currently occupies the house. Mr. Morrison stated the home is not currently occupied but is owned by the applicant. 84 Commissioner Salzer asked why this was zoned commercial. Mr. Morrison stated it has been zoned comme rcial since approximately 1935 and there are no records specific to that decision . Commissioner Youngquist asked if the owners ever lived in the home. Mr. Loi Nguyen stated his family purchased the business and the home in 2000 because the previous owner sold them together. His family has never lived there but his parents would like to live adjacent to the business they own and work at. They have previously rented the house out to others but now it is vacant. Commissioner Youngquist asked if the cars shown in the aerial photos are allowed to be parked there. Mr. Morrison stated that if the house property is rezoned to residential then the cars belonging to customers and employees of the business cannot be parked at the residential property. Staff is recommending, as a condition of approval, that a landscaped barrier be installed to separate and distinguish between the two parking areas while still allowing driveway access . Commissioner Youngquist asked if there is sufficient parking on the commercial property . Mr. Morrison stated yes there is sufficient parking for this size building when occupied by retail or services uses. There is not enough parking for a restaurant or other similarly more intensive commercial use s. Commissioner Youngquist asked if in the future the shared access along Minnetonka Boulevard were removed, what the spacing distance along Louisiana Ave nue would be for a new access site ? Mr. Morrison stated a new driveway on Louisiana would have to be at least 50 feet from the Minnetonka Boulevard intersection. Commissioner Youngquist stated she wants to be sure that if this moves forward there is sufficient parking for the current use and the area remains developable in the future . Mr. Walther stated there is flexibility along Louisiana to accommodate a new driveway access and it has fewer controls and barriers than the county road. Vice Chair Kraft opened the public hearing. Mr. Morrison noted an email that was received by the city and shared with commissioners before the meeting that is included for the public hearing record. Vice Chair Kraft closed the public hearing. Commissioner Weber stated the fact that this is not already residential is a bit weird since this house has been there for 100 years . He said it seems like we are putting into the zoning code, what has been there, and he is supportive and excited about this for the family . He added he loves that this family is there and will continue with the business and the home. 85 Commissioner Eckholm added he is supportive but does share some concerns included in the email they received about losing space for neighborhood-oriented commercial businesses. He understands why the property was zoned commercial, and he will vote yes, but he asked staff to explore the city parking lot at the southwest corner of Minnetonka Boulevard and Louisiana Ave nue. He would like to see if th at might be made into a more walkable and engaging area. Commissioner Salzer agreed with Commissioner Weber’s comments. He pointed out that the commercial building is not a very large footprint. Rezoning and building a new house on the adjacent lot may limit expansion opportunities of the commercial building and might limit the types of businesses that can go in there. Commissioner Eckholm asked if residential would be allowed under the neighborhood commercial district. Mr. Morrison stated the C-1 neighborhood commercial district allow s medium density residential as part of a vertical mixed -use building and residential is not allowed on the ground floor. Commissioner Weber stated this has been zoned this way for many years but could be flipped back to commercial in the future and it should not be a problem. Commissioner Youngquist noted this is a unique situation with the zoning and layout. She stated she looked at the site and she saw why the shared access is needed onto Minnetonka Boulevard because the existing driveway access from Louisiana Ave nue is tricky . She thought a lot about this proposal and she noted having visited and view ed the site changed her mind; she will be supportive. Vice Chair Kraft agreed and noted the improvements of removing the old house will improve the lo ok there . She added this creates a live/work situation that may not be traditional but will provide for a family that has invested in the community for many years ; she is supportive. Commissioner Weber made a motion, seconded by Commissioner Salzer, to recommend approval of the comprehensive plan amendment and rezoning subject to the conditions recommended by staff. The motion passed 6-0 (Chair Beneke absent). 4. Other Business 5. Communications – Mr. Walther stated there may be a July 6 meeting to consider previously tabled applications and he asked the commissioners to continue to hold that date in their schedules. 6. Adjournment – 8:08 p.m. 86 ______________________________________ ______________________________________ Sean Walther, liaison Jessica Kraft, vice chair member 87 88 Planning commission: Regular meeting Meeting date: July 6, 2022 Agenda item: 4a 4a 2220 Florida Ave . S. – plat and conditional use permit Location: 2211, 2221 and 2220 Florida Ave . S. and 6560 23rd St. W. Case Number: 22-15-S, 22-21-CUP Applicant: Martin Bell Owner: Martin Bell Properties, LLC Review Deadline: 60 days: June 10, 2022 150 days: September 14, 2022 Recommended motions: Motion to approve the preliminary and final plat of Bellboy Addition as recommended by staff. Motion to approve the conditional use permit as recommended by staff . Summary of request: The applicant requests approval of a preliminary and final plat of Bellboy Addition to combine three existing platted lots into one lot to facilitate the construction of a warehouse building. The applicant also requests approval of a conditional use permit (CUP) to allow off -site parking on the new platted lot for the existing warehouse located at 2220 Florida Ave. S. The public hearing was conducted on May 11, 2022. Comments were received about other properties in the industrial park, but no comments specific to the applications. The public hearing was closed, and the applications were tabled to the June 1, 2022 meeting where they were again tabled to a future meeting. The purpose of the request to table the applications was so the applicant could complete the stormwater calculations and design. The stormwater calculations and design have been completed and reviewed by the city engineer. The city engineer has approved the plans and requests a 30-foot drainage and utility easement to be dedicated adjacent to the east property line. The purpose of the easement is to protect the infiltration area from being altered in t he future without city approval. Dedication of the requested easement on the final plat has been included as a recommended condition of approval. 89 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: 2220 Florida Avenue S - plat and conditional use permit Site information: The three properties proposed to be combined are located at 2211 Florida Ave. S., 2221 Florida Ave . S., and 6560 23rd St. W. All three lots are located on the east side of Florida Ave . S. and north side of 23rd St. W. The existing warehouse that would benefit from the off -site parking is at 2220 Florida Ave . S., on the west side of Florida Avenue South. Site area (acres): Bellboy plat: 1.56 acres 2220 Florida Ave. S.: 0.9 acres Current use: Bellboy plat: parking lot 2220 Florida Ave. S.: warehouse/office Surrounding land uses: North: Hockey training facility , industrial East: industrial South: industrial West: industrial, residential 2040 land use guidance : IND - industrial Zoning: I-P industrial park Background: The three properties proposed to be platted are currently paved for parking purposes. The parking lot has historically been underutilized. The number of spaces used by the warehouse building located at 2220 Florida Ave. S. has varie d depending on the tenants. A portion of the parking lot is striped for 23 parking spaces. Most of the parking lot is not striped and not utilized for parking or any other use. The warehouse located at 2220 Florida Ave. S. was constructed in 1976. It has been utilized for various warehouse and office uses. The building covers 68% of the lot. The remaining land is landscaped to the west north and east of the building. The south and a small portion of the east parts of the lot are paved and provide access to the docks. There are no on-site parking spaces. 90 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: 2220 Florida Avenue S - plat and conditional use permit Present considerations: The applicant proposes to combine the three properties in preparation to construct a 15,000-square-foot warehouse/office building. The building cannot be constructed across property lines; therefore, the three existing lots must be combined into one lot as proposed by the plat. The applicant requests a CUP to allow 43 parking spaces, the number of parking spaces required by code for the existing office/warehouse building, to be maintained on a different property. The existing office/warehouse building at 2220 Florida Ave. S. currently utilizes the parking spaces on 2211 and 2221 Florida Ave . S. since there are no parking spaces located on 2220 Florida Ave . S. This arrangement is referred to as “off -site parking”, which city code allows by CUP. One of the conditions of approval is that a permanent easement for parking and access be recorded on both properties to ensure the parking spaces will be available to 2220 Florida Ave. S. in the future without an expiration date. The current off-site parking arrangement was not approved by a CUP or other formal city approval and is not protected by a parking and access easement. Analysis: The following is an analysis of the preliminary and final plat and CUP application: Preliminary and final plat. The preliminary and final plat proposes to combine three lots into one. City code allows staff to administratively combine two previously platted lots, however, combining three or more lots requires the property to be replatted. Lot size: The combined lot will be 68,296 square feet (1.56 acres). 91 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: 2220 Florida Avenue S - plat and conditional use permit Street frontage: The lot will front on two streets. It will have 248 feet of frontage along Florida Avenue South to the west, and 127 feet of frontage along 23rd St. W. to the south. This lot is a corner lot even though it does not include the 15,000 square foot property at the corner of the two streets. For corner lots, the zoning ordinance considers the shortest of the two street frontages to be the front lot line and subject to the front yard requirements. The other is a side lot line and subject to the side yard abutting a street requirement. Easements: City code requires a ten-foot drainage and utility easement along all street frontages and a five -foot drainage and utility easement along all interior lot lines . The plat proposes a ten-foot drainage and utility easement along both Florida Ave nue S and 23rd Street W, and a six -foot easement along the interior lot lines. Staff is also requesting a 30-foot easement along the east property lin e to protect the infiltration area. Inclusion of the easement means that the grades in the easement area cannot be altered without city approval. While the city does not currently have plans to construct additional stormwater control improvements in the area, the additional easement also reserve s the ability for the city to utilize the easement area as part of a future stormwater project. Stormwater: The application includes plans for the development of the combined property to be used as a warehouse building with accessory parking lot. The subject property, along with the adjacent properties to the east and 23rd Street West to the south have a history of flooding resulting from significant rain events. The proposed development includes underground stormwater control improvements to ensure that the flooding risk is not increased because of the development. Sidewalks : There are no sidewalks along Florida Ave. S. or 23rd St. W. A trail which includes a pedestrian bridge over the train tracks , however, was constructed in 2021 along Edgewood Avenue South just 300 feet east of the subject property. The subdivision ordinance requires a sidewalk be installed along all street frontages . Additionally, the city code allowing off -site parking includes a condition that sidewalks be installed to provide pedestrian access from the parking facility to the warehouse building. Sidewalks have been added to the development plan , and staff is recommending the sidewalks as a condition of approval. Conditio nal use permit. The CUP would allow the 43 required parking spaces for the office/warehouse located at 2220 Florida Ave . S. to be located at 2211 and 2221 Florida Ave . S. Off-site parking is allowed with the following conditions: (1) Paved pedestrian access shall be provided and maintained between the off-site parking facility and the principal structure. The application does not currently propose sidewalks . Staff is working with the applicant to have pedestrian access included with the plat and development plans. Staff recommends including a condition of approval requiring sidewalks along Florida Ave nue South and 2220 Florida Ave . S. (2) The off -site parking facility shall be located no further than 300 feet from a residential structure and no further than 500 feet from a non-residential structure. Shuttle service may be provided as an alternative means of access for non-residential uses. The off -site 92 Regular meeting meeting of July 6, 2022 (Item No. 4a) Title: 2220 Florida Avenue S - plat and conditional use permit parking facility is located approximately 60 feet from 2220 Florida Ave . S. This condition is met. (3) Off-site parking facilities shall be protected by an irrevocable covenant recorded by the county. A certified copy of the recorded document shall be provided to the Zoning Administrator within 60 days after approval of the agreement by the city council. Staff is recommending that a condition of approval be added that an irrevocable easement be recorded on 2220 Florida Ave . S. and the new parcel resulting from the plat. Proposed development. As noted above, a new warehouse/office building is proposed to be constructed on the new platted parcel. The building and use are permitted in this district and will be approved administratively by staff after the plat has been approved and recorded at Hennepin County. The plan meets most of the zoning requirements, however, there are minor revisions needed to meet code. These revisions do not impact the ability to approve the requested preliminary and final plat or conditional use permit. The revisions effect electric vehicle charging stations, building materials, and some site design items such as landscaping and sidewalk designs. These revisions will be made prior to the building permit being issued. Recommendati on: Staff recommends approval of the combined preliminary and final plat with the following conditions: 1. A financial guarantee be submitted to the city for the construction of the public sidewalks in the form of a cash escrow or irrevocable letter of credit for 1.25 times the estimated cost of the improvements. 2. A development agreement be entered into for the construction of the public improvements. 3. A $1,000 financial guarantee be submitted to ensure the submittal of a mylar copy of the plat. Staff recommends approval of the conditional use permit to allow off -site parking at the property located at Lot 1, Block 1, Bellboy Addition for the existing warehouse building located at 2220 Florida Av e. S. with the following conditions: 1. An ADA accessible route shall be installed and maintained from the parking lot to the warehouse. 2. A permanent access and parking easement covering at least 43 parking spaces be recorded on both properties, 2220 Florida Ave S and Lot 1, Block 1, Bellboy Addition. Supporting documents: Proposed development plans, preliminary plat, final plat. Prepared by: Gary Morrison, zoning administrator Reviewed by: Sean Walther, planning manager 93 94 95 96 97 98