Loading...
HomeMy WebLinkAbout2017/03/15 - ADMIN - Minutes - Planning Commission - Regular OFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA MARCH 15, 2017 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Torrey Kanne, Lisa Peilen, Joe Tatalovich, Ethan Rickert (youth member) MEMBERS ABSENT: Richard Person, Carl Robertson STAFF PRESENT: Jennifer Monson, Jack Sullivan, Sean Walther 1. Call to Order – Roll Call Chair Peilen called the meeting to order. 2. Approval of Minutes of February 1, 2017 Commissioner Johnston-Madison made a motion to approve the minutes of February 1, 2017. Commissioner Tatalovich seconded the motion, and the motion passed on a vote of 5-0. 3. Public Hearings A. PLACE Comprehensive Plan Map Amendment; Preliminary and Final PUD; Preliminary and Final Plat Location: 5605 W. 36th Street Applicant: PLACE E-generation One, LLC Case No: 17-04-CP, 17-05-S, 17-06-PUD, 17-07-VAR Jennifer Monson, Planner, presented the staff report. Ms. Monson provided the development summary and site information. She said for the last 20 years the city has anticipated the site to redevelop and has actively purchased properties around the site for that redevelopment. The expectation is that it would redevelop into a transit oriented mixed use development. Ms. Monson spoke about the land use and transportation studies in the area which identify the site as future transit oriented development. Ms. Monson provided background on PLACE’s proposal which began with discussions in November, 2013. She reviewed the public process for PLACE which has occurred since that time. Official Minutes Planning Commission March 15, 2017 Page 2 The applicant requests a change to the future land use designation of the site to MX Mixed Use to create a pedestrian scale mixed use building with retail service or other commercial uses on the ground floor, and residential or office uses on upper floors. Ms. Monson stated that MX Mixed Use is intended to facilitate a diversity of uses in certain areas of the community. She reviewed the goals and vision of the Mixed Use designation in the Comprehensive Plan and the availability of infrastructure which staff uses to analyze requests. Ms. Monson spoke about the Environmental Assessment Worksheet (EAW) which has been completed. The comment period for the EAW ends on April 5, 2017. Ms. Monson discussed city improvements to be made to the transportation network related to SWLRT and the PLACE development. Ms. Monson provided staff analysis of the request for Preliminary and Final Plat which would combine nine properties in the northeast quadrant of Wooddale Ave. and W. 36th Street intersection. Ms. Monson discussed the PUD request, including the helical wind turbine to be located on the property. She discussed the robust mobility plan which includes a bike share and car share. She discussed parking, building materials, landscaping, sustainability and energy efficiency. Ms. Monson stated on Feb. 23, 2017 PLACE held its 8th neighborhood meeting with 60 people in attendance. Concerns included increased traffic, inadequate parking, density, hotel, number of affordable units and increase of neighborhood taxes. Support included the density near light rail, dedication to car-free living, building design, inclusion of affordable housing and the community offered by the project such as the woonerf and urban forest. Chris Velasco, applicant, PLACE E-generation One, stated that PLACE exists for the purpose of building healthy communities for all and specializes in creating communities that are for the arts and feature a high degree of sustainable design. He provided examples of live/work spaces in the project. Mr. Velasco spoke about Marriott’s interest in the proposed hotel. This would bundle housing and jobs together. He said three independent market studies completed for hotel at the site were positive. He spoke about PLACE and Marriott’s relationship with Park Nicollet Health Services. Patients and families could stay one-half mile from Park Nicollet clinics and the hospital. Mr. Velasco explained the sustainability features of the project. He discussed benefits of the development to the St. Louis Park community. Official Minutes Planning Commission March 15, 2017 Page 3 Commissioner Carper asked how residents would commute until 2021 when SWLRT is projected to begin. Ms. Monson responded that the city is requiring the developer to offer a shuttle for the first three years or until SWLRT is complete. The hotel will also be providing a shuttle to and from the airport. Commissioner Carper and Ms. Monson discussed standards, height, pole, location, sound and code regarding the proposed helical turbine. Mr. Velasco provided dimensions for the proposed turbine. Sean Walther, Planning and Zoning Supervisor, noted that code would allow a helical style turbine, however the ordinance contemplated a rotary style. The main modification being requested through PUD is to allow a rooftop mounted turbine rather than a ground mounted turbine. He said staff believes that would also reduce the overall height of the turbine that is required. Commissioner Rickert asked if apartments would be sound proofed for musicians. Mr. Velasco responded that is very difficult to do for apartment units. Four soundproof rooms will be built, however. Commissioner Rickert asked who would have access to the Urban Forest area. Mr. Velasco said anyone in the community would have access to the Urban Forest area, all year long. Commissioner Kanne asked what would happen if the hotel fails. Mr. Velasco responded he thinks the relationship PLACE has with Park Nicollet and Methodist Hospital would prevent that from happening. Their use of the hotel will assure high occupancy. He said the three feasibility studies done on a proposed hotel do not indicate failure. Commissioner Kanne spoke about the email sent by resident Janet Zastrow, 3700 Wooddale Ave. S., which referenced the Schmidt Artist Lofts in St. Paul as a development community for artists. Commissioner Kanne said she understands one of the problems with that development is that artists are resisting rules and regulations. Official Minutes Planning Commission March 15, 2017 Page 4 Mr. Velasco stated he has a great deal of experience in development for the arts and live/work units. He spoke about very specific rules called house privileges and commitments which are shared with applicants. Chair Peilen asked how traffic would proceed south on Wooddale Ave. Jack Sullivan, staff engineer reviewing PLACE, and staff liaison for SWLRT, said a small percentage of drivers will want to make a left turn. He said driver behavior and habits will transition over time for right turn movements at that location. Vehicle movements will use Hwy. 100 and Hwy. 7 access locations. He said he anticipates very little traffic heading to or from the Sorensen neighborhood. He added that the removal of the left turn out would have happened with or without the PLACE development. Chair Peilen said the number of required parking spots has been reduced but less car-use is an experiment. She asked if that doesn’t work is there a way to get more parking spaces. Ms. Monson said the developer has been required to provide a Proof of Parking document which shows they could provide another 55 parking spaces. There are also other opportunities where spaces could be leased in the neighborhood. Chair Peilen said two-thirds of the units are affordable housing. She asked if PLACE would have the budget to maintain the building with those lower rents. Mr. Velasco said developers must contribute heavily to capitalized operating and replacement reserves upfront and those are deemed sufficient for maintenance and improvements. Chair Peilen commented that her biggest concern is that so much of the project is predicated on light rail occurring. Commissioner Johnston-Madison read from Walker Parking consultant conclusion on page eight. She said she is concerned about the lag time between light rail operation and the time people start moving into PLACE. She said she is concerned during those three years there will be parking and traffic in the neighborhood. She said she’s concerned that this is an experiment. She asked about the Level of Service summary. Mr. Sullivan stated that the Level of Service designation is per intersection. Level of Service D or better is what the Council and Engineering department have historically used as acceptable. Official Minutes Planning Commission March 15, 2017 Page 5 Commissioner Johnston-Madison said the city needs to have developments that don’t perpetuate Level of Service D throughout this entire quadrant. She said the City Council has heard from many people that they are unhappy with this and it doesn’t seem the issue is being listened to. Commissioner Johnston-Madison asked about incentives for not driving. Mr. Velasco said the car-free perks include a $70/month stipend to not have a car. Commissioner Johnston-Madison spoke about poor bus service prior to light rail. Mr. Velasco spoke about discussions held with Metro Transit about improved levels of bus service prior to light rail operation. Commissioner Johnston-Madison spoke about a January 2016 neighborhood meeting where PLACE spoke about additional organic waste to be shipped in for the generator. She asked why this has been dropped from plans. Mr. Velasco said PLACE had been discussing working with the City’s organic program for this but there was a mis-match in sorting. He said it seems the best thing to do was to scale down the E-generation facility. Spent grain will also be provided by Steel Toe Brewery to bolster PLACE’s local collection. Commissioner Carper asked about shading. Mr. Walther responded that there are exceptions to shading when the shadow occurs within the PUD. On this site the northwest corner of 36th & Yosemite would be impacted. The west wall of the existing one-story commercial building would be impacted. Chair Peilen opened the public hearing. Roger Onken, 3600 Wooddale Ave. S. #212, stated he loves the philosophy and design. He doesn’t like the height of the building. He said he thinks six stories for St. Louis Park is too high. Reducing the height would reduce the number of units and parking spaces. He doesn’t feel assured that enough people would choose to go car-free at the development, particularly with the delay of light rail. He said he doesn’t like the inadequate tree and shrub count. He said the employees and customers related to live/work units would require more parking. He said he is concerned about the impact of a hotel of that size on the neighborhood. He said he felt there is a lot of unknown with the proposal. He stated he is concerned about his building’s driveway exit to get on to Highway 7. There will be a better sense of the perfect scenario with light rail in 2021. He Official Minutes Planning Commission March 15, 2017 Page 6 said he thought the turbine would be intrusive with the height of the building. He said he didn’t like the proposed setback on 36th and Wooddale. Sheila Asato, Monkey Bridge Arts, 6801 W. Lake St., said PLACE sounds ideal for studio space and light rail. She asked if units are rental or for sale. James McDonough, 2840 Cavell, a 42-year resident, said he is heavily involved in the arts in St. Louis Park. He said he is fully supportive of the project and understands creative visioning involves a risk. He said that is the way with all progress and development. Mr. McDonough said his hope is that PLACE’s rental apartment development will be his next destination. He said he encourages the Commission’s strong and full support for the project. Russell Griesner, 3700 Wooddale Ave S. #14, commented that as a creative he couldn’t be more excited about PLACE. He said it is exactly what St. Louis Park needs and it is the reason he was attracted to this community. He said he doesn’t think it is an experiment with the traffic. He said we live in a time where car-free desire is here, now. He stated members of his family would love to have living space which is car-free. Alonso Ramos, 3738 Dakota Ave. S., stated that he just bought his first house and is new in the neighborhood. He said he is concerned about decrease of property values related to affordable. He said the project minimizes winter and car concerns. He said he used to live in affordable housing in Minnesota. He spoke about problems and disrespect he experienced. He said he is concerned about security and safety with affordable housing with light rail. He said the Lake and Hiawatha rail station is scary. He spoke about a study which shows higher housing property crimes in areas with affordable housing. He said he isn’t opposed to the project but the location is the wrong location. Mr. Ramos distributed copies of his notes. Danielle Griesner, 3700 Wooddale Ave. S., #14, stated her background is public health and she works to better the health of families and communities to make the healthy choice the easy choice. She said is excited about walkability and sustainability which is why her family moved to St. Louis Park and she is in full support of the project. J.W. Starrett, 5825 Goodrich Ave. S., said his concern is traffic and parking. He said it is a very exciting project for the community. He said he feels like they’ve been backed into this. The expectations and innovation are good in the beginning. He said the expectations have all moved backwards to a point where an adequate level is met for right now. He said he is excited about the future but we aren’t ready for 2021. He said he doesn’t think the traffic numbers are giving the right picture and he recommends that the Planning Commission conduct another traffic Official Minutes Planning Commission March 15, 2017 Page 7 study. It will make a big difference as to why this works. Mr. Starrett said he has concerns about all the new rental units in the city which are at full occupancy which affects traffic and parking. He said Fair Housing will make sure everyone gets in and the management won’t be able to force everyone to be an artist or to follow the rules. He said the city needs to be realistic about the numbers and that we haven’t backed ourselves into a project. Chair Peilen acknowledged the receipt of an email dated March 14, 2017, from Janet Zastrow, 3700 Wooddale Ave. S., #5, expressing concerns about the project. Also received is a letter dated March 13, 2017, from Joel A. Hilgendorf, attorney representing Standal Properties, objecting to the request for variance to the shading requirement. Chair Peilen closed the public hearing as no one else was present wishing to speak. Chair Peilen stated that the city has very stringent rental regulations and she is assured that PLACE will be required to do background checks on all rental applicants. She said there is a very strong inspections and complaint process in the city as well as very strong rental housing laws. Mr. Walther said the live/work spaces for employee parking was factored in to studies. Peak times are studied as largest demand in parking studies. Peak time for live/work spaces is daytime. Peak time for hotel is around 9 p.m. Parking is not public; it is for commercial uses, for residents and for hotel guests on the site. Mr. Walther spoke about hotel experience in the city. The city’s parking requirement for hotels is recognized by staff as being high and is routinely reviewed for reductions. Hotel market professionals say .8 or 1 space per room is the going demand for parking for most of the hotel chains. The city’s requirement is 1.5 spaces which covered other mixed uses on a site. He said PLACE’s hotel is a limited service hotel and restaurant parking is calculated separately. Mr. Walther said all units are rental apartments and there are no for sale units included. Mr. Walther said if the turbine is located on the E-generation building it would be closer to the range of 64-66 ft. tall which is not out of line with the height of the buildings which are proposed for the project. Ms. Monson said the 10 feet which was mentioned as setback is the amount of land that PLACE is dedicating to the city for right-of-way, it’s not the setback Official Minutes Planning Commission March 15, 2017 Page 8 from the curb line. The setback on Wooddale is 15 feet and on 36th Street the setback is significantly more than 26 feet. Ms. Monson stated the way the PUD is written all live/work type 1 cannot have any outside employees working there. The maximum number of employees for live/work type 2 is two. Commissioner Johnston-Madison asked about car sharing. Ms. Monson said PLACE is looking at using HourCar. If for some reason there isn’t a company offering those services the developer could purchase ten cars and those could serve as car shares for the development. Ten parking spaces have been included in the requirements. Mr. Walther reviewed the Environmental Action Worksheet (EAW) process and timeline. Commissioner Carper asked for heights of the area residential developments. Ms. Monson said the proposed Elmwood development on the east side of 36th Street is 77 feet tall (6 stories). Hoigaard Village to the north is approximately 67 ft tall (5 stories). Tower Light directly south is 5 stories tall. Buildings kitty corner to PLACE are approximately 3 ½ stories tall. Ms. Monson commented that the city did a streetscape plan in 2006 looking at landscaping and setbacks on 36th St. as well as building setbacks and how the road would function with the lane width. The dedication required on 36th St. is being required to meet that plan. Chair Peilen said the project is so bold and progressive but her biggest concern are challenges if light rail doesn’t happen. The success of project seems completely linked to light rail. Mr. Velasco replied that PLACE has been working closely with SWLRT and they have said they are moving forward and have given no indication PLACE has anything to worry about in that regard. He added that if something should go wrong and there is no light rail, a good transit oriented development can still be done. He said the nature of car ownership and mobility is changing dramatically and PLACE will be able to take advantage of new technologies coming. Commissioner Johnston-Madison said she has always liked the project and thinks it’s a great experiment. But all the numbers that make the project work on paper are right up to the edge on everything. She said she likes the north side of the project. But there are too many questions about hotel and wind turbine. She said Official Minutes Planning Commission March 15, 2017 Page 9 she doesn’t think the project is ready. She said we can’t afford as a city to approve a project when the viability relates to unanswered questions. She said she can’t recommend approval for the plat and PUD. Commissioner Carper said he was concerned prior to the meeting but his issues have been satisfactorily cleared up. Regarding concern of concentration of affordable housing, he said developers have been encouraged to provide affordable housing through TIF. He commented that affordable housing is scarce in the city. He said he is uncomfortable with a turbine so enormous in the area but there are other existing large structures within the city. Regarding light rail, he said PLACE could be delayed three years at great expense and three years of an innovative project will have been lost. He said all developments come with a risk. Commissioner Kanne said her biggest worry has always been about traffic. She lives in the Elmwood neighborhood and has children who ride bikes in the area. She said she has watched all the new development happen in Elmwood and said the intersection is a nightmare. She added that she is proud to live in a city that would bring such a project to the city and she is in total support of it. Commissioner Tatalovich made a motion to recommend approval of The PLACE Comprehensive Plan Amendment changing the land use designation from OFC – Office, BP – Business Park, RRR – Railroad, and Right-of-way to MX – Mixed Use. Commissioner Carper seconded the motion, and the motion passed on a vote of 5-0. Chair Peilen made a motion to recommend approval of The PLACE Preliminary and Final Plat subject to conditions. Commissioner Carper seconded the motion, and the motion passed on a vote of 4-1 (Johnston-Madison opposed). Commissioner Carper made a motion to recommend approval of The PLACE Preliminary and Final Planned Unit Development subject to conditions. Commissioner Tatalovich seconded the motion, and the motion passed on a vote of 4-1 (Johnston-Madison opposed). Mr. Walther discussed the process and schedule for EAW comments and consideration by City Council. 4. Other Business: None 5. Communications Commissioner Carper asked if the turbine issue might come up for a zoning ordinance amendment. Official Minutes Planning Commission March 15, 2017 Page 10 Mr. Walther said the PLACE PUD ordinance would create the rules for that site to allow that particular use. But it does open up a larger policy question for other sites in the community. He suggested that might be discussed in the upcoming revision of the Comprehensive Plan. Mr. Walther spoke about upcoming events including Town Hall for Vision 3.0, Facebook Live for Vision 3.0, and the State of the City. 6. Adjournment The meeting was adjourned at 8:35 p.m. Respectfully submitted, Nancy Sells Recording Secretary