Loading...
HomeMy WebLinkAbout2017/06/21 - ADMIN - Minutes - Planning Commission - Regular OFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA JUNE 21, 2017 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Claudia Johnston-Madison, Torrey Kanne, Lisa Peilen, Richard Person, Carl Robertson, Joe Tatalovich MEMBERS ABSENT: Lynne Carper, Ethan Rickert (youth member) STAFF PRESENT: Jacquelyn Kramer, Gary Morrison, Sean Walther 1. Call to Order – Roll Call 2. Approval of Minutes of May 3, 2017 Commissioner Robertson made a motion to approve the minutes of May 3, 2017. Commissioner Johnston-Madison seconded the motion, and the motion passed on a vote of 5-0-1 (Tatalovich abstained). 3. Public Hearings A. Platia Place – Preliminary Plat; Preliminary PUD Location: 9808 and 9920 Wayzata Blvd. Applicant: SLP Venture Properties Case Nos: 17-19-S and 17-20-PUD Jacquelyn Kramer, Associate Planner, presented the staff report. Ms. Kramer stated the application is being requested to allow construction of two buildings including a six-story 150 unit apartment building and a six-story 111 room limited services hotel. She presented drawings for the project. She spoke about the mix of façade materials. She said right now it appears that the materials meet the requirements but staff has asked for more information to make sure materials are classified correctly. Ms. Kramer discussed mix of units and parking. Ms. Kramer presented the hotel drawings. Ms. Kramer spoke about the landscape plan and requirements. She said the applicant is short about 100 trees and short several 100 shrubs for the apartment site. She said the applicant is short on shrubs on the hotel side. There are alternative landscaping requirements that the applicant can use to enhance the site design. Official Minutes Planning Commission June 21, 2017 Page 2 Ms. Kramer discussed the tree inventory plan. She said it appears the proposal meets tree replacement requirements but more details are required to determine the application’s compliance. Ms. Kramer discussed Designed Outdoor Recreation Area (DORA). More detail is being requested of the applicant. Ms. Kramer spoke about the utility easements. She said more details are being requested of the applicant regarding stormwater management system design and calculations. She said a conflict exists with the building location and existing water main and existing sanitary sewer force main that will need to be resolved. Ms. Kramer reviewed zoning compliance for the project. Ms. Kramer recapped that staff finds that more information needs to be provided in order to fully evaluate the application, including the utilities, parking plan, stormwater details, bicycle parking, landscaping, tree inventory, façade materials mix, labeling of site dimensions, DORA, garbage collection and recycling. Commissioner Robertson asked for clarification of allowed residential units and the PUD. Sean Walther, Planning and Zoning Supervisor, explained that staff has been advised by the city attorney that density can be spread out over the entire PUD on a PUD with multiple lots. He said staff experience with mortgage companies, however, is that during refinancing there are often questions about whether or not it is meeting the city density requirement. Staff decided to call out Lot 1 density so it is very clear to a mortgage company that the city did intend for that density to be allowed. Further, the city can allow an increase density over 50 units per acre with a PUD. Commissioner Kanne asked if the city has suggested a timeframe for the applicant to address the outstanding issues. Mr. Walther responded a specific date hasn’t been set. He spoke about the statutory time limit for the city to act upon an application, which can be extended or waived. He added that the issues staff has identified can be resolved in a short amount of time. Commissioner Person asked for the definition of a limited service hotel. Ms. Kramer responded that limited service hotel means there isn’t a restaurant on site, only breakfast is provided, and it is not an extended stay hotel. Official Minutes Planning Commission June 21, 2017 Page 3 Commissioner Johnston-Madison stated she doesn’t have questions until the plan is complete. Mr. Walther stated it was hoped that the Commission share any specific direction or issues with staff and the applicant at this time. Commissioner Johnston-Madison said the planting shortage is of concern to her. She spoke about the site being an entrance to the city and she’d like to see the plan adjusted to include more plantings. Applicant Bill Stoddard, SLP Park Venture Properties, said he welcomed feedback on the project. He spoke about the market research done for rental units. He said he agrees that more trees and shrubs would be appropriate for a gateway property. He said he will be meeting with city staff very soon to resolve outstanding issues. Commissioner Robertson stated for a gateway and prominent spot he finds the two buildings pretty uninspiring and formulaic architecturally. He said he would hope to see something more unique and substantial on this spot, which he understands is more expensive. He said it falls short. Mr. Stoddard says they will keep that in mind as they balance all factors. Commissioner Tatalovich asked how the applicant approaches the utilities. Mr. Stoddard responded they’ve been in discussion with the Engineering Dept. about that. He said with most utilities developers are always installing new and frequently relocating utilities. He said this situation is a little different because of the forcemain. Right now he is inclined to leave the footprint of the building as is. Further discussions will be held later this week. Chair Peilen opened the public hearing. Jerry Kern, 1155 Ford Rd., #316, said the lot which is next to his condo building has been vacant for eight years. He spoke about the difficulty of living next to what has become a dump site. He said he is extremely happy about the proposal. He said he doesn’t see anything that should prevent the project from moving forward. He stated he is in full support of having two beautiful buildings, walkways, trees and landscaping on the site. Mr. Kern said he is present to support the project 100%. Jalini Dhalgara, 1155 Ford Rd., #209, said she agrees with Mr. Kern’s points but she is concerned because there are already three hotels in the area and many other apartment buildings. She said her building, the Westmarke building, is Official Minutes Planning Commission June 21, 2017 Page 4 struggling to sell units because it is not occupied by as many tenants as it should be for regular mortgage approval. She is wondering what value would be added or removed with an additional hotel and apartment building next to Westmarke. She asked if there is anything else that can be added to increase the value of the Westmarke building so it can be sold or so more of the units can be sold or they can have something for more rental income. Chair Peilen continued the public hearing. Chair Peilen commented that it is a good thing to develop the vacant parcel. She said she is concerned about the discrepancy between what the city requires for trees and landscaping and what was proposed. She said there were other significant gap areas in the application as well. Commissioner Johnston-Madison said she agreed with the Chair and with Commissioner Robertson. She said she agreed with the city’s expectations of what needs to be worked out and completed on the plans. Commissioner Robertson said the Commission is glad to see development on the important site. He said he doesn’t see any major obstacles to the development but details need to be worked out. He said the big picture for the development is good. Commissioner Person noted he has been amazed over the years at the level of interest in building hotels along 394 and the demand for apartments. Commissioner Tatalovich said he is in favor of the staff recommendation regarding issues to be worked out. Commissioner Robertson made a motion to table the application for preliminary plat and preliminary PUD and request additional information as outlined by staff and the Commission. Commissioner Person seconded the motion, and the motion passed on a vote of 6-0. Mr. Walther said upcoming meeting dates and any new plans for the project will be posted on the city website. 4. Other Business: None 5. Communications Mr. Walther said the July 5 meeting is cancelled. The next scheduled meeting is July 19. 6. Adjournment Official Minutes Planning Commission June 21, 2017 Page 5 The meeting was adjourned at 6:50 p.m. Respectfully submitted, Nancy Sells Recording Secretary