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HomeMy WebLinkAbout2017/02/01 - ADMIN - Minutes - Planning Commission - RegularOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA FEBRUARY 1, 2017 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Torrey Kanne, Richard Person, Carl Robertson, Joe Tatalovich, Ethan Rickert (youth member) MEMBERS ABSENT: Claudia Johnston-Madison, Lisa Peilen STAFF PRESENT: Jennifer Monson, Gary Morrison, Sean Walther 1. Call to Order – Roll Call Vice Chair Robertson called the meeting to order. 2. Approval of Minutes of January 18, 2017 Commissioner Person made a motion to approve the minutes of January 18, 2017. Commissioner Carper seconded the motion, and the motion passed on a vote of 5- 0. 3. Public Hearings A. Preliminary and Final Plat and Preliminary and Final PUD The Elmwood Redevelopment Location: 5605 36th Street W. Applicant: 36th Street LLC Case Nos.: 16-47-S and 16-48-PUD Jennifer Monson, Planner, presented the staff report. The applicant proposes to demolish the existing building and construct a 6-story, mixed-use building with 85 residential units, 20% of which will be affordable at 60% area median income, 4,400 square feet of commercial space, and 196 parking stalls. Ms. Monson discussed the preliminary and final plat. She noted that the applicant has requested to vacate the alley that lies between the south property line and the Burlington Coat Factory parcel. Staff supports vacating the northern eight feet of the alley. Ms. Monson presented the zoning analysis for the PUD request. Official Minutes Planning Commission February 1, 2017 Page 2 Ms. Monson spoke about the traffic study. She said normally a study is not done for a project of this size but due to the increase in density they wanted to see how a development for ages 55 + compares to a market rate development. She said the study found that in the afternoon peak, a 70-unit senior housing development generates the same amount of traffic as a 50-unit market rate housing development. Furthermore, the peak hour traffic generation is about the same as the existing American Legion and commercial office space. Ms. Monson discussed landscaping. She explained that the project does not meet the number of tree and shrub plantings required by the city, so the plan provides alternative landscaping measures in order to meet the landscaping ordinance. These measures include outdoor fireplaces, pergola structures, outdoor space on the roof and public art. Ms. Monson discussed the Designed Outdoor Recreation Area (DORA). The plan exceeds the City’s minimum 12% DORA requirements and provides approximately 21.6% of the project. Ms. Monson stated that a neighborhood meeting was held on November 29, 2016. Concerns included parking and compliance with zoning code regarding building façade. Comments were also expressed about height. Concerns were lessened when it was determined that the proposed building was only 10 feet higher than Hoigaard Village across the street. Commissioner Carper asked if there would be a rain garden or underground storage. Ms. Monson said the site is under one acre so they are not required to do any on- site stormwater retention. They are reducing the amount of impervious surface to about 72%. She added that the applicant will be paying for a portion of the Hoigaard Village pond which the city constructed. Commissioner Carper commented on the shadow study. Ms. Monson explained that the ordinance allows up to 50% of the building wall to be covered for up to two hours a day between the hours of 9 a.m. and 3 p.m. for up to 60 days. The applicant supplemented their original shadow study to show that it meets that requirement. The Hoigaard Village Harmony Vista south building wall will never be shadowed more than 50% during the hours of 9 a.m. and 3 p.m. by The Elmwood building. Commissioner Carper asked about pets, community garden, electric charging stations and recycling of demolition materials. Official Minutes Planning Commission February 1, 2017 Page 3 Commissioner Kanne spoke about alternative landscaping measures being used to help meet the intent of the landscaping ordinance. She spoke about outdoor structures aging, and being less desirable than trees. Ms. Monson said the zoning ordinance requires one tree per unit which would be 85 trees for this site. She said there isn’t enough room for 85 trees with this development. Staff looks at the cost of all components of DORA and amenities to see if that is approximately the same as what they would be required to pay for trees and planting. They found that it is similar. She said as regards aging of pergolas, outdoor fireplaces, etc., they will have to keep up with the property maintenance so it looks and remains functional for the life of the building. Commissioner Tatalovich asked for more information about the alley. Ms. Monson said there is currently an unused platted alley between the Burlington site and the Elmwood site. The southern 8 feet of the alley is planted with trees. The city supports vacating the northern half of the alley. Don Kasbohm, 36th Street LLC, said the building will be marketed as a 55+ building. He noted that one person signing a lease for a unit must be 55+. Dean Dovolis, DJR Architecture, spoke about the design and landscaping. He said the building has the capacity for expansion of retail on street level. Scott England, DJR Architecture, said the DORA is extensive. He said there is some potential on the north side to do a small, narrow rain garden. He spoke about south side DORA which could be available for residents to garden. He spoke about recycling measures within the building. Mr. England said the materials used for outdoor hardscape amenities will be very durable, long lasting pre-conditioned aluminum. He said they will be recycling existing materials and construction debris. Commissioner Kanne said she thought some landscaping could be shorter, flowering trees with width to try to get the tree number back up. Maybe there could be less shrubs and more flowering trees. Commissioner Kanne commented that many 55+ people are working and that should be considered in the traffic study. She said many 55+ tenants may be moving back to St. Louis Park to be closer to their children and grandchildren. She asked if there were open places for grandparents to watch children during the day. She said such open areas would be a selling point. Mr. England replied that there are parks in the neighborhood. He spoke about the hardscape areas of the DORA which includes grass, raised planters and some trees. Official Minutes Planning Commission February 1, 2017 Page 4 Mr. Dovolis spoke about the availability of SWLRT transit close by for the development residents. Commissioner Person and Mr. Kasbohm discussed the 60% area median income and how it relates to the 55 + population. Mr. England stated that electric stations for cars will be available. Commissioner Robertson asked about flexibility to convert units to condominiums. Mr. England said the physical structure is set up in such a way that units could be converted. Mr. Kasbohm added that his intent is not to convert to condominiums. He said he is a long-term holder of apartment buildings in good locations. Commissioner Rickert and Mr. England spoke about the haul route for construction materials. Vice Chair Robertson opened the public hearing. He closed the public hearing as no one was present wishing to speak. Commissioner Carper stated he liked the project design. He commented on the variety of landscaping, adding that more trees could be added as recommended. He said he was very much in favor of the project. Commissioner Kanne spoke about the emphasis on children and the elderly in the city and she really likes that part of the proposal. She commented on the street needing a facelift and she likes having new life and landscaping added to that area. She said overall she finds that it is a really good project. Vice Chair Robertson said the design and amenities are top notch. He said he does have an issue with the project as the area is guided as Mixed Use in the Comprehensive Plan. He said it isn’t really a mixed-use project. He said he brought this up at the Commission study session. He said when he looks at the designation of mixed-use this project is too short on commercial on the lower level. He said it is a strong street and he’d like to keep the commercial strength of it at the street level. He said he can’t get over that hurdle. Mr. Dovolis said they designed the first floor to be flexible so that as the street evolves more commercial intensive the building could adapt with it. It is sized for the present situation. But over time the commercial mixed-use could be strengthened. Official Minutes Planning Commission February 1, 2017 Page 5 Vice Chair Robertson said that is a step in the right direction but he’d prefer to see the commercial aspect emphasized at this stage rather than later. Mr. Kasbohm spoke about the difficulty of the commercial market, including commercial at Hoigaard Village and Excelsior & Grand. He said he believes in the location and creating a destination. Commissioner Carper made a motion to recommend approval of the preliminary and final plat. Commissioner Kanne seconded the motion, and the motion passed on a vote of 5-0. Commissioner Carper made a motion to recommend approval of the preliminary and final planned unit development. Commissioner Person seconded the motion, and the motion passed on a vote of 4-1 (Robertson opposed). B. Zoning Text Amendment Dwelling Units as Accessory Use to Religious Institutions Applicant: Tracy Schultz, Thai Buddhist Center of Minnesota Case No.: 17-01-ZA Gary Morrison, Assistant Zoning Administrator, presented the staff report. He explained that the applicant purchased the former church property at 2544 State Highway 100. The applicant is requesting an amendment to the Zoning Ordinance to allow up to 15 people to live at a religious institution in the R-1 Single-Family Residence Zoning District. Mr. Morrison noted that if the zoning code is amended, staff has recommended the regulations apply to all residential zoning districts. Mr. Morrison reviewed the applicant’s intent to renovate the building into a Thai Buddhist Temple that will serve as a place of worship and meditation. He explained the tradition to have monks living at the temple for varying lengths of time. He reviewed zoning regulations for R-1 Single Family Residential District. He reviewed current conditions for religious institutions in Residence Districts by Conditional Use Permit. He reviewed proposed provisions for accessory dwelling units or living quarters affiliated with a Religious Institution. Commissioner Robertson asked how the 15 person cap was determined, commenting that certain properties were large enough to accommodate more than 15. Mr. Morrison responded there is a little bit of flexibility in that number. The applicant is requesting up to 15. When staff calculates the density for this Official Minutes Planning Commission February 1, 2017 Page 6 property it is just over 15 dwelling units. Looking at potential uses in the future staff is comfortable with this number. Sean Walther, Planning and Zoning Administrator, added that this is relatively new for the city. He said the cap of 15 people seems appropriate. The principal use of the property should remain the religious institution, and the dwelling units remain an accessory use. Allowing too many people could change that balance. Commissioner Carper asked about other religious institutions in St. Louis Park that have clergy living on site. Mr. Morrison spoke about two parishes with clergy living on site. He also mentioned the Yeshiva of Mpls. boy’s high school and dormitory. Tracy Schultz, applicant, and Yin Srichoochat board director Wat Thai of Minnesota, introduced themselves. Commissioner Person asked if the average occupancy would be less than 15. Ms. Srichoochat said normally there are about five monks living on site. Vice Chair Robertson opened the public hearing. Sharon Lehrman, 2610 Vernon Ave. S., said she is thrilled to welcome their new neighbors. She asked about any new structures on the site to house monks. Mr. Morrison said if the zoning text amendment is adopted the applicant will be submitting a conditional use permit. Detailed drawings would be available at that time. He said he understood plans were currently being drawn up and would be presented at a neighborhood meeting. Ms. Schultz said currently there are no plans to build an accessory structure. She discussed the community garden and said it is their intention to work with the neighborhood to retain some of that. Amy McTavish, 2624 Yosemite Ave. S., said the garden plots were plowed away last year. Mr. Walther stated that the city’s Natural Resources Coordinator, Jim Vaughan, will coordinate with the new owners on replacing the garden plots. Vice Chair Robertson closed the public hearing. He said the proposal works very well and strengthens the neighborhood. Official Minutes Planning Commission February 1, 2017 Page 7 Commissioner Person spoke about the interior of the building. He said he is very much in favor of the proposal. Commissioner Kanne said that she is very pleased with the proposal. Commissioner Person made a motion to recommend approval of the zoning ordinance amendment pertaining to Religious Institutions. Commissioner Kanne seconded the motion, and the motion passed on a vote of 5-0. 4. Other Business: None 5. Communications Mr. Walther reminded commissioners about the February 27 Boards and Commissions annual meeting. Mr. Walther spoke about the Vision 3.0 process. He provided information about the upcoming Facilitator Training and the first Town Hall meeting. 6. Adjournment The meeting was adjourned at 7:25 p.m. STUDY SESSION NOTES Commissioners Present: Carl Robertson, Lynne Carper, Torrey Kanne, Joe Tatalovich, Ethan Rickert Staff Present: Sean Walther, Jack Sullivan, Jennifer Monson Others Present: Heather Kienitz, SEH PLACE Project Team: Chris Velasco, Stuart Krahn, Alex Monarez, Elizabeth Bowling, Alice Hiniker Traffic Study Review (Jack Sullivan) Traffic Study Jack Sullivan reviewed the traffic studies that have been completed for W 36th Street and Wooddale Avenue. Mr. Sullivan presented four options that were identified to remedy any traffic concerns in the area. The best option to fix traffic issues in the area is to widen the Wooddale Ave bridge over Hwy 7 to better accommodate pedestrians and bicycles. The bridge widening project will be completed as part of the SWLRT project, and signalized intersections at the on and off ramps will be installed. Official Minutes Planning Commission February 1, 2017 Page 8 A discussion of Level of Service (LOS) occurred. The city’s policy is to maintain an overall LOS Level D. The PLACE development provides LOS D on opening day 2020, and continues to operate at LOS D in 2030 and 2040. A summary of the evolution of PLACE’s site plan was presented. The original project was all located on the north side of the SWLRT line and the traffic numbers did not work. The current proposal splits the site north and south of the SWLRT line, and the project maintains an acceptable LOS. Mobility Plan Review Chris Velasco representing PLACE presented the non-profit’s mission of creating great places and transforming communities, and how they plan to accomplish that mission in St. Louis Park by providing a transit oriented development. The goal is to have people live and work on site so they do not have to rely on vehicle, but can use alternate transportation. The mobility plan includes car free living, on site job opportunities, car shares, bike shares, a stipend for car free living, and a local shuttle service until LRT opens. A discussion occurred on the normal factors a traffic study takes into consideration. Heather mentioned the traffic study did account for proximity to transit and shared uses, but did not include discounts for the additional mobility plan elements. These mobility plan elements reduce the traffic impact PLACE has on area traffic. Parking Study PLACE is providing significantly less parking than is normally required for development in St. Louis Park. Discussions included a summary of parking analysis done by city staff and an independent parking analysis completed by Walker Parking Consultants. St. Louis Park’s standard parking requirements do not allow for discounts for proximity to a highly reliable transit system like LRT. The city staff and consulting firm analysis show that adequate parking is being provided by PLACE. However, since this is a large change in what is normally required in the city, a proof of parking plan will be required. The city will need to manage/regulate parking around LRT stations regardless of PLACE. The study session was adjourned at 9:00 p.m. Respectfully submitted, Nancy Sells Recording Secretary