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HomeMy WebLinkAbout2022/06/15 - ADMIN - Minutes - Board of Zoning Appeals - Regular`f/St. Louis Park Meeting: City council M I N N E 5 0 T A Meeting date: July 18, 2022 perieh e UFS i4 fhe Park Consent agenda item: 4j Official minutes Board of zoning appeals June 15, 2022 — 6 p.m. 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. Public 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 Avenue. She added there is a sidewalk that would be connected from Louisiana Avenue 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 on the north end and ends before the north end of the parking lot and should not impact the design of the access. City council meeting of July 18, 2022 (Item No. 4j) Title: Board of Zoning Appeals minutes of June 15, 2022 Page 2 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 Avenue 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 encroachment, 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 Avenue, 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. 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. City council meeting of July 18, 2022 (Item No. 4j) Title: Board of Zoning Appeals minutes of June 15, 2022 Page 3 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 balconies 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 live/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). 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 City council meeting of July 18, 2022 (Item No. 4j) Title: Board of Zoning Appeals minutes of June 15, 2022 5. Communications 6. Adjournment The meeting was adjourned at 6:50 p.m. Gary Morrison Jessica Kraft Gary Morrison, liaison Jessica Kraft, vice chair member Page 4