HomeMy WebLinkAbout2016/05/18 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
MAY 18, 2016
1. Call to order – Roll Call
2. Approval of Minutes of May 4, 2016
3. Hearings
A. Methodist Hospital Flood Wall- Conditional Use Permit & Variance Request
Location: 6500 Excelsior Boulevard
Applicant: Park Nicollet Health Services
Case No.: 16-15-CUP and 16-16-VAR
4. Other Business
5. Communications
6. Adjournment
If you cannot attend the meeting, please call the Community Development Office, 952/924-2575.
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call 952/924-2575 at least 96 hours in advance of meeting.
UNOFFICIAL MINUTES
PLANNING COMMISSION
ST. LOUIS PARK, MINNESOTA
May 4, 2016 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Lisa Peilen,
Richard Person, Carl Robertson, Joe Tatalovich
MEMBERS ABSENT: Torrey Kanne, Ethan Rickert (youth member)
STAFF PRESENT: Gary Morrison, Sean Walther, Jennifer Monson
1. Call to Order – Roll Call
2. Approval of Minutes of April 20, 2016
Commissioner Robertson made a motion to approve the minutes of April 20,
2016. Commissioner Peilen seconded the motion, and the motion passed on a
vote of 5-0. Commissioner Person arrived at 6:07 p.m.
3. Public Hearings
A. Conditional Use Permit for Motor Fuel Station
Location: 6405 Minnetonka Boulevard
Applicant: Yousef Abumayaleh
Gary Morrison, Assistant Zoning Administrator, presented the staff report. The
application is made to reopen the vacant motor fuel station and operate it as a
Super America Express gas station.
Mr. Morrison reviewed conditions of approval. He discussed the County’s
request to close the eastern access on Minnetonka Blvd. It has been noted that the
entrance is necessary to facilitate the movement of the fuel truck. The County is
willing to allow the access to be altered to discourage use by the customers. A
surmountable curb would be installed. This would require a replacement of the
sidewalk. The County recommends installation of grid grass adjacent to the
sidewalk.
Mr. Morrison said staff is recommending that the northerly access on Dakota Ave.
be closed. Staff is asking that the landscaped island on the northwest corner of
the property be expanded upon. Staff also asks that some of the pavement be
removed along the west property line to increase the amount of pervious surface
of the property. The remainder of the pavement could and should remain.
Mr. Morrison spoke about canopy and/or ornamental trees that will need to be
planted along Dakota Ave.
Unofficial Minutes
Planning Commission
May 4, 2016
Page 2
Mr. Morrison discussed the lighting plan, screening and fence.
Chair Johnston-Madison asked about screening of rooftop equipment on the
south.
Mr. Morrison said screening is required however, the city doesn’t generally
require compliance until the roof is scheduled to be replaced, and sufficient
structural support can be installed.
Mr. Morrison and Commissioner Peilen discussed access points.
Commissioner Robertson and Mr. Morrison discussed whether or not the building
would be sprinklered and whether or not a door exit on the west would be needed.
He added if that door exit remains accessible then landscaping at that point would
not be needed. Mr. Morrison said the placement of the door will depend on the
final floor plan.
Commissioner Tatalovich said he appreciates how the applicant and neighbor
worked together on the screening on the south end. He asked about the
surmountable curb and whether that design was used throughout the city. He
asked if vehicles with higher clearance would also try to use that curb; in addition
to the fuel trucks.
Mr. Morrison responded the surmountable curb provides access and is a standard
curbing used in other cities, but not often used in St. Louis Park. He said in this
case the design intent is visual. It does not invite traffic or make it obvious that it
can be used.
Commissioner Carper asked about public sidewalks, screening and landscaping.
Mr. Morrison illustrated sidewalk location. He discussed screening, shrubs and
pedestrian visibility.
Commissioner Robertson asked the desired permeability ratio for this zoning
district.
Mr. Morrison responded that there isn’t a maximum impervious requirement. In
the C-1 District a conditional use permit is required to exceed 70% impervious.
Commissioner Person and Mr. Morrison discussed lighting.
Unofficial Minutes
Planning Commission
May 4, 2016
Page 3
Yousef Abumayaleh, applicant, said his only concern is changing the southwest
corner. The pavement gives him options for additional parking, a dumpster or
snow removal. He said that concern is not a defining obstacle. He is in
agreement with staff on all other conditions.
Commissioner Peilen asked the applicant when he hopes to open the business.
Mr. Abumayaleh said he is hoping to open in the fall.
The Chair opened the public hearing.
Terry Warner, 3020 Florida, 29 year resident, said he lives one block away from
the site, said he supports the project and the improvement. He spoke about
vacant and abandoned store fronts on Minnetonka Blvd. between Hwy. 100 and
169. He spoke about walkability and the desire for shops and grocery businesses
on Minnetonka Blvd. to uphold property values in the neighborhoods.
Commissioner Robertson said he agrees with Mr. Warner’s remarks. He said he
thinks it is a great project. He said the surmountable curb is a very good solution.
He said he isn’t a huge fan of grid grass in Minnesota due to upkeep. He
suggested that the applicant and staff keep thinking of other ways to keep traffic
from going through there. Perhaps signage indicating “not an entrance, not an
exit”. He said he is a little ambivalent to changing the west side as it has been
paved and especially since there isn’t a stated required impervious percentage.
Perhaps a picnic table there would make it softer. That paved area would also be
good for snow storage. Commissioner Robertson said it is clear there has been
a lot of good discussion and compromise on how to make a tough site work and
he’s excited to see it happen.
Commissioner Peilen said she will support a motion in favor. She said she
agreed that nothing looks worse than an abandoned building and nothing looks
better than having a business there. It’s a good thing for the neighborhood and
small business.
Commissioner Peilen made a motion to recommend approval of a conditional use
permit to allow a motor fuel station with conditions recommended by staff.
Commissioner Robertson seconded the motion, and the motion passed on a vote
of 6-0.
4. Other Business
5. Communications
Unofficial Minutes
Planning Commission
May 4, 2016
Page 4
6. Adjournment
The meeting adjourned at 6:50 p.m.
A study session began at 6:55 p.m.
Sean Walther, Planning and Zoning Supervisor, provided background on the
proposal of Park Nicollet Methodist Hospital to construct a flood wall, storm
sewer modifications, and construction of compensating flood storage within the
wetlands on the property. A conditional use permit and variance will be required.
He noted that a neighborhood meeting is planned and a public hearing would be
held by the Planning Commission on May 18, 2016.
Mr. Walther provided a general update on the requirements for the
Comprehensive Plan and information about the process to update the
Comprehensive Plan by the end of 2018.
Respectfully submitted,
Nancy Sells
Recording Secretary
Planning Commission
Meeting Date: May 18, 2016
Agenda Item 3A
3A. Methodist Hospital Flood Wall- Conditional Use Permit & Variance Request
Case No.: 16-15-CUP & 16-16-VAR
Location: 6500 Excelsior Blvd
Applicant: Park Nicollet Health Services
Recommended
Action:
Chair to close public hearing.
Motion to recommend approval of the Conditional Use Permit and variance
for 6500 Excelsior Blvd subject to conditions recommended by Staff.
Review Deadline: 8/2/2016
Description of Request: Park Nicollet Health Services (PNHS) requests a Conditional Use Permit
(CUP) to construct a floodwall, storm sewer modifications, and construction of compensatory
storage through wetland restoration. The City requires a CUP to place fill in the floodplain, and
for any project that involves the import or export of more than 400 cubic yards of soil. This request
proposes construction within the floodplain and the export of approximately 1,815 cubic yards of
soil from the existing wetland.
PNHS also requests a Variance to construct compensatory floodplain storage within the existing
floodplain. St. Louis Park’s Floodplain Ordinance requires compensating storage to be provided
outside of the existing floodplain boundary.
There are no physical changes being proposed to the existing buildings, only the addition of a
stand-alone floodwall and additional storage within the existing wetland.
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 2
Meeting Date: May 18, 2016
Comprehensive Plan: Office
Zoning District(s): R-C High-Density Multiple-Family Residence, Floodplain Overlay District
Neighborhood: Brooklawns
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 3
Meeting Date: May 18, 2016
Background: The PNHS facility, Methodist Hospital, in St. Louis Park experienced flooding
related issues due to high water levels from Minnehaha Creek in the spring of 2014.
To help prevent future flooding on and around the building, the Applicant is proposing a floodwall
on the western edge of Methodist Hospital near the loading docks. Construction of the floodwall
would take place within the floodplain and floodway of Minnehaha Creek. To mitigate lost flood
storage due to the floodwall, the Applicant proposes to construct on-site compensatory storage
within the existing floodplain and floodway enhancing the wetland area immediately upstream of
the flood wall.
The CUP and variance are required by St. Louis Park to accomplish this work, and are
accompanied by a Cooperative Agreement and Floodplain Management and Master Planning with
the Minnehaha Creek Watershed District (MCWD). MCWD requires compensatory flood storage
for any fill/impact in the 100 year floodplain.
Structural components installed to control floods are allowed by a CUP, and import of export of
soils over 400 cubic yards requires a CUP. A variance is required to construct compensating
storage within the floodplain, since St. Louis Park’s Floodplain Ordinance requires compensating
storage to be provided outside of the existing floodplain boundary.
The Applicant identified two sites for potential compensatory storage. One of the identified sites
was outside the floodplain located at the northeast quadrant of Louisiana Avenue and Excelsior
Boulevard the “Southwest Site”. Construction in this location would require the removal of many
mature trees that provide an area of natural vegetation adjacent to Minnehaha Creek, and would
be detrimental to the creek’s riparian ecosystem. It would result in potential impacts and access
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 4
Meeting Date: May 18, 2016
conflicts with adjacent properties, would require electrical/mechanical relocation, and would limit
potential for a future trail along Minnehaha Creek’s west bank.
To find a better location, the Applicant partnered with MCWD to conduct a preliminary
investigation into the feasibility of achieving compensatory flood storage through wetland
enhancement in the “North Site” (as proposed). The investigation found that wetland restoration
on the North Site (as proposed) is feasible, appears to meet regulatory requirements, and is
estimated to have similar costs as the Southwest Site option.
PNHS and MCWD are partnering in the design, permitting, and preparation of construction
documents for the North Site, and will be exploring long term master planning for flood storage
and other water and natural resource management or enhancement opportunities at PNHS
Methodist Hospital campus.
The overall purpose of this project is to address the following:
Reduce impact, risk, and flood fighting operations though the construction of a permanent
floodwall structure along the west side of the campus facility, thus improving health and
safety in the project area.
Control floodwater seepage around existing storm sewer piping, manholes, and correct
pavement structure.
Control floodwater within the loading dock area including backflow prevention through
existing storm sewer and management of floodwater through pumping.
The proposal consists of:
1,175 cubic yards of impacted flood storage from the Floodwall
1,815 cubic yards of compensatory storage
This proposal results in a net increase of 640 cubic yards of storage to help mitigate future flooding
events. Following excavation, the Applicant is proposing to restore the wetland by creating the
following wetland types: deep marsh, shrub swamp, and shallow marsh/wet meadow.
Conditional Use Permit-Conditions of Approval: Structural works for flood control such as
levees, dikes and floodwalls, constructed to any height where the intent is to protect individual
structures for a frequency flood event equal to or less than the ten-year frequency flood event are
allowed within the Floodplain Districts by CUP with some conditions specific to this use, and are
allowed as part of the underlying zoning. A review of the conditions follows:
a. All relevant factors specified in other sections of the floodplain chapter of the zoning
ordinance.
This request meets all relevant factors specified in Division 10. Floodplain Districts of the City
of St. Louis Park Zoning Ordinance.
b. The danger to life and property due to increased flood heights or velocities caused by
encroachments.
The proposed floodwall’s purpose is to lessen the danger to life and property by protecting the
PNHS Methodist Hospital structure. The applicant is proposing compensatory storage be
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 5
Meeting Date: May 18, 2016
located within the existing floodplain to mitigate the impacts of flood storage. It is estimated
that the proposed floodwall will not increase flood heights in the interim either, as evidenced
by the “no rise certificate”.
c. The danger that materials may be swept onto other lands or downstream to the injury of
others or they may block bridges, culverts or other hydraulic structures.
Due to the proposed additional compensatory storage within the wetland, there is lessened
danger that materials may be swept onto other lands or downstream to the injury of others.
There have been no identified bridges, culverts or other hydraulic structures that the floodwall
would impact.
d. The proposed water supply and sanitation systems and the ability of these systems to prevent
disease, contamination and unsanitary conditions.
The proposed floodwall should not affect the water supply or sanitation systems, nor alter the
ability of the systems to prevent disease, contamination, or unsanitary conditions.
e. The susceptibility of the proposed facility and its contents to flood damage and the effect of
such damage on the individual owner.
The purpose of the floodwall is to prevent flood damage. The floodwall would protect the
owner from future flood damage to the grounds and buildings.
f. The importance of the services provided by the proposed facility to the community.
The benefits that the community will receive from the proposed floodwall are great. The
floodwall will protect the ground level of Methodist Hospital, which serves the City of St.
Louis Park and the greater Metro Area from future flooding events. The ground level of the
hospital is where much of the mechanical equipment for the hospital is housed. Should the
ground level of Methodist Hospital flood, evacuation of patients from the facility would be
likely.
The proposed floodwall will require additional compensatory storage. The storage is proposed
to be located within the existing floodplain, and would provide and addition 640 cubic yards
of storage for increased flooding events. This will benefit nearby properties owners. The
storage location also facilitates wetland restoration and its continued preservation.
g. The requirements of the facility for a waterfront location.
A floodwall is required to be located on a waterfront location to prevent future flooding events.
h. The availability of alternative locations not subject to flooding for the proposed use.
There are no other locations for the floodwall. The floodwall’s proposed location is to prevent
future flooding damage and disruption to the hospital.
i. The compatibility of the proposed use with existing development and the development
anticipated in the foreseeable future.
The proposed floodwall’s purpose is to protect existing and future development of Methodist
Hospital from flooding events.
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 6
Meeting Date: May 18, 2016
j. The relationship of the proposed use to the comprehensive plan and floodplain management
program for the area.
St. Louis Park’s Comprehensive Plan and the City’s Storm Water Management Plan seek to
minimize public capital expenditures needed to correct flooding and water quality problems;
protect and enhance fish and wildlife habitat; and secure benefits associated with proper
management of surface and groundwater. The floodwall, compensatory flood storage, and
wetland enhancements would help to accomplish each of these items.
k. The safety of access to the property in times of flood for ordinary and emergency vehicles.
The proposed floodwall will increase the safety of access to the property in times of flooding
events for ordinary and emergency vehicles. The location of the floodwall is near the loading
dock for the hospital. This floodwall would enable the hospital to continue to operate during a
flood event.
l. Such other factors which are relevant to the purposes of this division.
Upon consideration of the factors listed above, city council shall attach additional conditions
to the granting of CUP as it deems necessary to fulfill the purposes of the Zoning Ordinance.
Such conditions may include, but are not limited to:
1. Modification of waste treatment and water supply facilities.
2. Limitations on period of use, occupancy, and operation.
3. Imposition of operational controls, sureties, and deed restrictions.
4. Requirements for construction of channel modifications, compensatory storage, dikes,
levees, and other protective measures.
5. Flood proofing measures, in accordance with State Building Code and the Zoning
Ordinance. The applicant shall submit a plan or document certified by a registered
professional engineer or architect that the flood proofing measures are consistent with the
regulatory flood protection elevation and associated flood factors for the particular area.
Staff finds the requirements for #4 Compensatory storage and #5 Documentation certifying
that the floodwall is in accordance with state building code are necessary.
Variance Analysis: The applicant is seeking one variance from St. Louis Park’s Floodplain
Ordinance which requires compensating storage to be provided outside of the existing floodplain
boundary. The applicant would like to add the compensating storage within the existing floodplain
boundary.
To offset the 1,175 cubic yards of impact to the floodplain from the construction of the floodwall,
the Applicant is requesting a Variance to add 1.5 acres of additional floodplain area and 1,815
cubic yards of compensatory storage within the floodplain by excavating an average of 0.75 feet
depth from the existing wetland.
Feasibility studies were conducted for two sites where compensatory storage could be located on
site: the Southwest Site and the North Site. The study for the southwest site, located outside of the
floodplain, found that while storage could be accommodated, it would require the removal of
several mature trees, and would disrupt the Minnehaha Creek riparian ecosystem. There would
also be potential impacts and access issues with adjacent parcels.
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 7
Meeting Date: May 18, 2016
The North Site, which was studied through a partnership with the Applicant and Minnehaha Creek
Watershed District (MCWD), is located within the existing floodplain, and was found to be the
most feasible with respect to Minnehaha Creek and the watershed district. This location can be
utilized to offset fill from the floodwall, and to add an additional capacity of 640 cubic yards of
water storage within the floodplain.
The variance request is to allow excavation for compensatory storage within the existing floodplain
boundary. The criteria for granting variances and the applicant and staff’s finding for each are
provided below.
1. The effect of the proposed variance upon the health, safety, and welfare of the community.
The proposed project would improve public health and safety by reducing flood risk potential and
emergency response efforts to control flooding at the PNHS facility. Development of the
compensatory storage area is not anticipated to affect surrounding lands.
Staff finds this criterion has been satisfied.
2. Whether or not the request is in harmony with the general purposes and intent of the Zoning
Ordinance.
PNHS believes that the variance request is compatible with the purpose and intent of the Zoning
Ordinance. PNHS has retained an independent engineers to evaluate the proposed project for no
rise certification of the 100-year high water level, consistent with Minnesota Department of
Natural Resources guidance. With the no rise certificate, the analysis demonstrates that there
would be no increase in the 100-year flood level for Minnehaha Creek, which meets the intent of
providing compensatory storage outside the 100-year floodplain.
Staff finds this request to be in harmony with the purposes of the Zoning Ordinance.
3. Whether or not the request is consistent with the Comprehensive Plan.
PNHS is not aware of any inconsistency with the City of St. Louis Park Comprehensive Plan or
the 2009 Surface Water Management Plan.
Staff finds this criterion has been satisfied.
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.
This use is permitted within the project's zoning district.
Staff finds this criterion has been satisfied.
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 8
Meeting Date: May 18, 2016
b. The plight of the landowner is due to circumstances unique to the property and not
created by the landowner.
PNHS evaluated compensatory storage outside of the floodplain; however, there is very
limited opportunity on the PNHS property for storage outside of the floodplain between
Louisiana Avenue and Excelsior Boulevard.
PNHS evaluated a potential compensatory storage site in the southwest quadrant of the
hospital campus, at the northeast quadrant of Louisiana Avenue and Excelsior Boulevard
(known as the "Southwest Site"). The Southwest Site is problematic as it would require
removal of many mature trees that provide an area of natural vegetation adjacent to
Minnehaha Creek. Minnehaha Creek is located in an urban setting with limited areas of
natural vegetation; tree removal in this area would be detrimental to the creek's riparian
ecosystem. Construction of compensatory storage at the Southwest Site would also result
in potential impacts and access conflicts with adjacent properties. In addition, it would
require electrical/mechanical relocations and limit potential for a future trail along
Minnehaha Creek's west bank.
Staff finds this criterion has been satisfied.
c. The variance, if granted, will not alter the essential character of the locality.
PNHS and the Minnehaha Creek Watershed District (MCWD) have conducted a
preliminary investigation into the feasibility of achieving compensatory storage through
wetland enhancement on an alternative site, referred to as the "North Site." The North Site
is located on the hospital campus, north of the proposed floodwall location, and is within
the 100-year floodplain of Minnehaha Creek.
Compensatory storage through wetland enhancement at the North Site would enhance the
character, functions, values, and aesthetics of the current cattail-dominated wetland
through creation of several different wetland types.
Staff finds this criterion has been satisfied.
d. Economic considerations alone do not constitute practical difficulties.
PNHS is interested in enhancing the facility's relationship with the ecology of
Minnehaha Creek and its adjacent wetlands. PNHS is working closely with the
MCWD on a Master Planning process (see Attachment A) to explore opportunities
to coordinate management and enhancements of natural areas on the Mark Nicollet-
Methodist Hospital campus that will provide both public and private value.
Staff finds this criterion has been satisfied.
e. Practical difficulties include inadequate access to direct sunlight for solar energy
systems.
This item is not applicable to the proposed project.
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 9
Meeting Date: May 18, 2016
Staff finds this criterion has been satisfied.
5. Whether or not there are circumstances unique to the shape, topography, water conditions,
or other physical conditions of the property.
PNHS is requesting a variance to construct compensatory storage at its identified North Site.
Though the South Site is located outside of the floodplain, it would require clearing mature, natural
vegetation adjacent to Minnehaha Creek. Constructing compensatory mitigation at the South Site
would also result in reduced parking and would require electrical/mechanical relocations.
Staff finds this criterion has been satisfied.
6. Whether or not the granting of the variance is necessary for the preservation and enjoyment
of a substantial property right.
Flood protection for Methodist Hospital is extremely important to PNHS and the community it
serves. In order to provide adequate flood protection, compensatory storage will be required.
Granting the requested variance would allow compensatory storage to be constructed in a location
that would enhance area wetlands rather than in an area that would require clearing of natural
vegetation.
Staff finds this criterion has been satisfied.
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.
PNHS believes that the variance request complies with this requirement.
Staff finds this criterion has been satisfied.
8. Whether or not the granting of the variance will merely serve as a convenience or is it
necessary to alleviate a practical difficulty.
PNHS believes that the variance request complies with this requirement.
Staff finds this criterion has been satisfied.
Neighborhood Meeting: PNHS hosted a neighborhood meeting on Tuesday, May 10 at Methodist
Hospital. Invitations were mailed to property owners within 500 feet of the site, and notices
emailed to leaders of the Brooklawns, Meadowbrook, and Creekside, and notices were posted to
the NextDoor website. No community members attended the meeting or contacted PNHS and the
City.
Agenda Item No. 3A. Methodist Hospital Flood Wall - Conditional Use Permit & Variances Page 10
Meeting Date: May 18, 2016
Recommendation: Staff recommends approval of the Conditional Use Permit to build a floodwall
within the existing floodplain and export approximately 1,815 cubic yards of material from the
existing floodplain subject to the following conditions:
1. The site shall be developed, used and maintained in conformance with the Official Exhibits.
2. The following permits will need to be obtained prior to starting construction:
a. NPDES Grading/Construction Permit
b. City of St. Louis Park Building, Sewer and Water, and Erosion Control Permits
c. MnDNR Protected Waters Permit
d. Minnehaha Creek Watershed District Approval
3. The Applicant shall follow the sequencing schedule for the floodwall and wetland
compensatory storage completion.
4. Documentation certifying that the floodwall is in accordance with state building code.
Staff recommends approval of the variance based on the findings in the staff report and subject to
the following conditions:
1. The site shall be developed, used and maintained in conformance with the Official Exhibits.
2. The following permits will need to be obtained prior to starting construction:
a. NPDES Grading/Construction Permit
b. City of St. Louis Park Erosion Control Permit
c. MnDNR Protected Waters Permit
d. Minnehaha Creek Watershed District Approval
3. The Applicant shall follow the sequencing schedule for the floodwall and wetland
compensatory storage completion.
Attachments: Development Plans
Detailed Description of Request for Conditional Use Permit
Justification for Variance Request
No Rise Certificate
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning & Zoning Supervisor
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Figure 1
OVERVIEW
Flood Risk Management System
Park Nicollet Health Services
St. Louis Park, Minnesota
Imagery: Microsoft; 2012
Flood Wall Alignment
Storm Sewer
2 Foot Contours (MN DNR; 2011)
10-Foot Contour
2-Foot Contour
Parcel Boundaries
•
•
á
890890885886887888889884884884884883883883883885885 886 885886885885NPark Nicollet Proposed VegetaƟon Plan050100Shallow Marsh(NaƟve Seed Mix / Live Plug PlanƟngs) Seasonally Flooded Wet Basin / Wet Meadow(NaƟve Seed Mix) Shrub Swamp(Tree / Shrub PlanƟngs) Deep Marsh(Live Plug PlanƟngs on Fringe) Floodplain ForestLive Plug PlanƟngs on Fringe ExisƟng Floodplain Forest (Enhance ExisƟng VegetaƟon)ExisƟng Upland Woody Canopy (Enhance ExisƟng VegetaƟon)Louisiana AveLouisiana CircleWENCKASSOCIATESMethodist HospitalB2
8858808758908958858808758908951” = 10 FT Vertical1” = 50 FT Horizontal100 200 300 400 500 6000885880875890895Shallow Marsh < 1’Shallow Marsh < 1’Shallow Marsh < 1’Shallow Marsh < 1’Deep Marsh > 1’Deep Marsh > 1’Shrub SwampUpland WoodlandFloodplain ForestLouisiana Ave SAccess RoadUpland WoodlandWet MeadowSeasonally Flooded Basin/Wet MeadowNESWPark Nicollet B3Proposed SecƟonWENCKASSOCIATESMethodist HospitalWetland BoundaryWetland Boundary
APR 4 2016
Detailed Description of Request for Conditional Use Permit
The Park Nicollet Health Services (PNHS) facility in St. Louis Park, Minnesota experienced flooding and
related issues due to high water levels from Minnehaha Creek in the spring of 2014. As such, PNHS is
proposing construction of a floodwall, storm sewer modifications, and construction of compensatory
storage through wetland restoration. The proposed project has been planned to address the following
concerns:
• Reduce impact, risk and flood fighting operations through the construction of a permanent
floodwall structure along the west side of the campus facility, thus improving health and
safety in the project area.
• Control floodwater seepage around existing storm sewer piping, manholes, and correct
pavement structure.
• Control floodwater within the loading dock area including backflow prevention through
existing storm sewer and management of floodwater through pumping.
Construction of the floodwall would take place within the floodplain and floodway of Minnehaha Creek;
thus compensatory storage is required. Compensatory storage would be provided on-site by restoring
and enhancing the wetland area immediately upstream of the floodwall. Wetland restoration would
include a combination of excavation and vegetation management to create the following wetland types:
deep marsh, shrub swamp, and shallow marsh/wet meadow.
The proposed project triggers the need for a Conditional Use Permit for Fill or Excavation as it will
generate more than 400 cubic yards of fill/excavated materials. Construction of the floodwall would
result in 1,175 cubic yards of impact in the floodplain. Wetland restoration activities would result in
average excavation of 0.75 feet, creating 1.5 acres of additional floodplain area and 1,815 cubic yards of
compensatory storage.
The proposed project would improve public health and safety by reducing flood risk potential and
emergency response efforts to control flooding at the PNHS facility. Compensatory storage would be
provided as described above and surrounding lands are not anticipated to be affected.
Proposed project features would be constructed using standard equipment including but not limited to:
dozers, excavators, dump trucks, haul trucks, bobcats, and/or skid loaders. Low ground pressure
excavation equipment would be used in wetland areas.
Materials hauled to or from the site would be transported via designated haul routes, including Excelsior
Boulevard, Louisiana Avenue South, and Hospital Access Road. Excavated material would be disposed of
at an approved location appropriate for the material type.
Site safety would be maintained through the use of designated material staging areas and restricting
construction access to working crews only. The PNHS Patient Safety and Infection Control Manual would
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be followed to maintain patient safety during construction. In addition, the general contractor would be
required to develop and implement a site safety manual.
It is expected that construction activity would deter wildlife from the site and that wildlife would return
to the area upon construction completion. Nuisance wildlife during construction would be addressed on
a case by case basis. PNHS has a robust safety and security plan, including a fire response system. The
general contractor would be required to acquire PNHS approval for any activities that could increase fire
risk. The general contractor would be required to follow standard housekeeping protocols and
implement the erosion control plan. Trash would be picked up daily, and mud that is tracked onto
roadways would be removed in a timely manner.
The proposed project is consistent with the City of St. Louis Park's 2030 Comprehensive Plan and would
not be detrimental to health, safety, or welfare of the surrounding community. The proposed project
has been planned under the direction of a civil engineer registered in the State of Minnesota. In
addition, it is consistent with current utility plans and zoning ordinances.
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Justification for Variance Request
APR 4 2016
The Park Nicollet Health Services (PNHS) facility in St. Louis Park, Minnesota experienced flooding and
related issues due to high water levels from Minnehaha Creek in the spring of 2014. As such, PNHS is
proposing construction of a floodwall, storm sewer modifications, and construction of compensatory
storage through wetland restoration. The compensatory storage area would be located in an existing
wetland area, within the 100-year floodplain on Minnehaha Creek. As such, a variance to Section 36-292
(f) of the Zoning Ordinance is requested.
The following text explains how the proposed project would conform with the identified ordinance
requirements.
1. The effect of the proposed project upon the health, safety, and welfare of the community.
The proposed project would improve public health and safety by reducing flood risk potential and
emergency response efforts to control flooding at the PNHS facility. Development of the compensatory
storage area is not anticipated to affect surrounding lands.
2. The request is in harmony with the general purposes and intent of the Zoning Ordinance.
PNHS believes that the variance request is compatible with the purpose and intent of the Zoning
Ordinance. PNHS has retained an independent engineers to evaluate the proposed project for no rise
certification of the 100-year high water level, consistent with Minnesota Department of Natural
Resources guidance. With the no rise certificate, the analysis demonstrates that there would be no
increase in the 100-year flood level for Minnehaha Creek, which meets the intent of providing
compensatory storage outside the 100-year floodplain.
3. The request is consistent with the Comprehensive plan.
PNHS is not aware of any inconsistency with the City of St. Louis Park Comprehensive Plan or the 2009
Surface Water Management Plan.
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.
This use is permitted within the project's zoning district.
b. The plight of the landowner is due to circumstances unique to the property and not
created by the landowner.
PNHS evaluated compensatory storage outside of the floodplain; however, there is very limited
opportunity on the PNHS property for storage outside of the floodplain between Louisiana Avenue and
Excelsior Boulevard.
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PNHS evaluated a potential compensatory storage site in the southwest quadrant of the hospital
campus, at the northeast quadrant of Louisiana Avenue and Excelsior Boulevard (known as the
"Southwest Site"). The Southwest Site is problematic as it would require removal of many mature trees
that provide an area of natural vegetation adjacent to Minnehaha Creek. Minnehaha Creek is located in
an urban setting with limited areas of natural vegetation; tree removal in this area would be detrimental
to the creek's riparian ecosystem. Construction of compensatory storage at the Southwest Site would
also result in potential impacts and access conflicts with adjacent properties. In addition, it would
require electrical/mechanical relocations and limit potential for a future trail along Minnehaha Creek's
west bank.
c. The variance, if granted, will not alter the essential character of its locality.
PNHS and the Minnehaha Creek Watershed District (MCWD) have conducted a preliminary investigation
into the feasibility of achieving compensatory storage through wetland enhancement on an alternative
site, referred to as the "North Site." The North Site is located on the hospital campus, north of the
proposed floodwalllocation, and is within the 100-year floodplain of Minnehaha Creek.
Compensatory storage through wetland enhancement at the North Site would enhance the character,
functions, values, and aesthetics ofthe current cattail-dominated wetland through creation of several
different wetland types.
d. Economic considerations alone do not constitute practical difficulties.
PNHS is interested in enhancing the facility's relationship with the ecology of Minnehaha Creek and its
adjacent wetlands. PNHS is working closely with the MCWD on a Master Planning process (see
Attachment A) to explore opportunities to coordinate management and enhancements of natural areas
on the Mark Nicollet-Methodist Hospital campus that will provide both public and private value.
e. Practical difficulties include inadequate access to direct sunlight for solar energy
systems.
This item is not applicable to the proposed project.
5. There are circumstances unique to the shape, topography, water conditions, or other physical
conditional of the property.
PNHS is requesting a variance to construct compensatory storage at its identified North Site. Though the
South Site is located outside of the floodplain, it would require clearing mature, natural vegetation
adjacent to Minnehaha Creek. Constructing compensatory mitigation at the South Site would also result
in reduced parking and would require electrical/mechanical relocations.
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6. The granting of the variance is necessary for the preservation and enjoyment of a substantial
property right.
Flood protection for Methodist Hospital is extremely important to PNHS and the community it serves. In
order to provide adequate flood protection, compensatory storage will be required. Granting the
requested variance would allow compensatory storage to be constructed in a location that would
enhance area wetlands rather than in an area that would require clearing of natural vegetation.
7. The granting of the variance will not impair light and air to surrounding properties,
unreasonably increase congestion, increase the danger of fire, or endanger public safety.
PNHS believes that the variance request complies with this requirement.
8. The granting of the variance will not merely serve as a convenience but is necessary to
alleviate a practical difficulty.
PNHS believes that the variance request complies with this requirement.
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