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Home My WebLink About2016/06/15 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. JUNE 15, 2016 1. Call to order – Roll Call 2. Approval of Minutes of May 18, 2016 3. Hearings A. Perspectives – Conditional Use Permit Location: 3381 Gorham Ave. and 7008 Walker St. Applicant: Perspectives Inc. Case No.: 16-21-CUP B. Zoning Ordinance Amendment – Floodplain Districts Applicant: City of St. Louis Park Case No.: 16-23-ZA 4. Other Business 5. Communications 6. Adjournment STUDY SESSION 1. 10 West End If you cannot attend the meeting, please call the Community Development Office, 952/924-2575. Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please call 952/928-2840 at least 96 hours in advance of meeting. UNOFFICIAL MINUTES PLANNING COMMISSION ST. LOUIS PARK, MINNESOTA MAY 18, 2016 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Torrey Kanne, Lisa Peilen, Richard Person, Carl Robertson, Joe Tatalovich, Ethan Rickert (youth member) MEMBERS ABSENT: None STAFF PRESENT: Sean Walther, Jennifer Monson 1. Call to Order – Roll Call 2. Approval of Minutes of May 4, 2016 Commissioner Robertson moved approval of the minutes. Commissioner Peilen seconded the motion, and the motion passed on a vote of 5-0. Commissioner Person arrived at 6:02 p.m. Commissioner Tatalovich arrived at 6:06 p.m. 3. Public Hearings A. Methodist Hospital Floodwall – Conditional Use Permit & Variance Request Location: 6500 Excelsior Blvd. Applicant: Park Nicollet Health Services (PNHS) Case Nos. 16-15-CUP and 16-16-VAR Jennifer Monson, Planner, presented the staff report. The applicant requests a Conditional Use Permit to construct a floodwall, storm sewer modifications, and construction of compensatory storage through wetland restoration. A variance is requested to construct compensatory floodplain storage within the existing floodplain. Ms. Monson explained that the applicant is proposing a floodwall to help prevent future flooding on and around the hospital. Ms. Monson discussed the partnership between PNHS and Minnehaha Creek Watershed District (MCWD) on the project. Ms. Monson reviewed how the criteria for conditions of approval for the Conditional Use Permit have been met. Ms. Monson presented the findings for each criteria to grant the variance request. Unofficial Minutes Planning Commission May 18, 2016 Page 2 Commissioner Robertson asked if the project would alleviate water backing up through manholes which was a problem during the 2014 flood. Robert Riesselman, PNHS, said the seepage underneath was a big problem during the 2014 event. He said that problem will be addressed through the floodwall design. Sean Walther, Planning and Zoning Supervisor, added that a back-flow prevention system is part of the design on the existing on the existing stormwater pipes that penetrate that system. Water can escape but not back into the site. Commissioner Carper asked if the construction would create an increase in mosquito breeding areas. Mark Kretschmer, Barr Engineering, said there will be some standing water. Mr. Riesselman noted that compensatory storage work will be done in the winter when things freeze up. He said in general there will be more standing water than less when the project is completed. Commissioner Robertson remarked that by building the wall the footprint decreases which adds depth and less surface. The wetlands, which are currently degraded, will be upgraded through the project. There was a discussion about water elevation during a 100 year flood. Mr. Riesselman noted that the creek channel from Louisiana to Excelsior is fairly shallow and has sometimes been dry in extreme years. Chair Johnston-Madison opened the public hearing. As no one was present wishing to speak the hearing was closed. Commissioner Peilen made a motion recommending approval of the Conditional Use Permit and variance subject to conditions recommended by staff. Commissioner Robertson seconded the motion, and the motion passed on a vote of 7-0. 4. Other Business 5. Communications Mr. Walther spoke about two upcoming community workshops. Unofficial Minutes Planning Commission May 18, 2016 Page 3 6. Adjournment The meeting was adjourned at 6:25 p.m. Respectfully submitted, Nancy Sells Recording Secretary Planning Commission Meeting Date: June 15, 2016 Agenda Item 3A 3A. Perspectives – Conditional Use Permit Case No.: 16-21-CUP Location: 3381 Gorham Avenue and 7008 Walker Street Applicant: Perspectives, Inc. Recommended Action: Motion to recommend approval of the Conditional Use Permit (CUP) subject to conditions recommended by Staff. Description of Request: Requested is a Conditional Use Permit to locate 39 parking spaces required for Perspectives Inc. to a parking lot located at 7008 Walker Street. Location: Agenda Item No. 3A Conditional Use Permit – Perspectives Page 2 Meeting Date: June 15, 2016 Background: Comprehensive Plan: Perspectives – Commercial Parking lot - Industrial Zoning: Perspectives – Commercial Parking lot - General Industrial (IG) Neighborhood: Lenox Request: In 2015, Perspectives purchased 7008 Walker Street and demolished the small building located on the property with the intent of constructing a parking lot to meet their parking needs and to provide parking for a future expansion at their facility located across the street at 3381 Gorham Avenue. Construction of the parking lot is nearly complete, however, Perspectives cannot count the parking spaces toward their number of parking spaces required by the zoning ordinance for the operations they are conducting at 3381 Gorham Avenue until a Conditional Use Permit (CUP) is approved authorizing the off-site parking, and the conditions of the CUP are met. About Perspectives: The following summary of who Perspectives is, and what they do, was taken from their website, www.perspectives-family.org. Perspectives started in 1976 by a small group of women committed to increasing awareness around chemical dependency and its consequences. Now four decades later Perspectives has grown into an award winning, multi-program, human service agency for women and their children suffering from addictions, mental illness, and poverty. Their goals are to:  Maintain sobriety  Improve mental health  Enhance a child’s academic and social skills  Improve employability  Reunite parents with their children  Decrease child abuse  Increase parenting skills  Augment healthy life styles of children with daily nutrition  Build community  Advance citizenship The services offered are extensive and span from recovery and mental health programs to employment and parenting education. Perspectives is the only supportive housing program that provides a 12-month, in-house academic, social, and nutritional enrichment program for children. Their programs successfully return 83% of their residents to permanent housing. They have been recognized by 25 awards both nationally and locally, and nearly 100% of their clients reside in Hennepin County. Self-sufficiency is at the foundation of all their programs. Agenda Item No. 3A Conditional Use Permit – Perspectives Page 3 Meeting Date: June 15, 2016 Zoning Analysis: The following is an analysis of the zoning requirements for the parking lot and the requested CUP. Parking Lot: Parking lots are permitted as a principal land use in the I-G General Industrial zoning district, therefore the parking lot permit was administratively reviewed. The permit has not been finaled, as staff is waiting for a revision to the plans showing two additional trees to be planted along Gorham Avenue, and a public sidewalk to be installed along Gorham Avenue. Staff is recommending a condition to the CUP that the parking lot must receive final approval from the city stating that all building, zoning, and engineering requirements have been met prior to allowing the parking to satisfy minimum parking requirements for 3381 Gorham Avenue. Conditional Use Permit: The zoning ordinance requires a minimum number of parking spaces for all uses. The number of spaces required depends upon the use occurring at the property. The parking spaces are required to be located on the same property as the use, except that, the property owner may also count the on-street parking spaces located adjacent to their property. The property owner may apply for a CUP to locate some, or all, of the required parking spaces on a separate parcel. As part of the application, the applicant needs to demonstrate that the property meets the following conditions: (1) Paved pedestrian access shall be provided and maintained between the off-site parking facility and the principle structure. (2) The off-site parking facility shall be located no farther than 300 feet from a residential structure and no farther than 500 feet from a non-residential structure. Shuttle service may be provided as an alternative means of access for non-residential uses. (3) Off-site parking facilities shall be protected by an irrevocable covenant recorded by the County. A certified copy of the recorded document shall be provided to the Zoning Administrator within 60 days after approval of the agreement by the City Council. Staff finds that all conditions can be met. An analysis of the conditions follows: (1) Paved pedestrian access shall be provided and maintained between the off-site parking facility and the principle structure. There is a sidewalk along Walker Street that leads to the intersection of Walker Street and Gorham Avenue. There is also a sidewalk that extends from the parking lot to the existing sidewalk along Walker Street at the intersection. To meet this requirement, Perspectives will install a crosswalk across Gorham Avenue and a sidewalk along the east Walker Street Agenda Item No. 3A Conditional Use Permit – Perspectives Page 4 Meeting Date: June 15, 2016 side of Gorham Avenue that will bring customers and employees to the front door. (See photograph) (2) The off-site parking facility shall be located no farther than 300 feet from a residential structure and no farther than 500 feet from a non-residential structure. Shuttle service may be provided as an alternative means of access for non-residential uses. The parking lot is located less than 100 feet from the Perspectives property. The path of travel from the front door to the parking lot is approximately 230 feet. This condition will be met with the construction of the sidewalk and crosswalk. (3) Off-site parking facilities shall be protected by an irrevocable covenant recorded by the County. A certified copy of the recorded document shall be provided to the Zoning Administrator within 60 days after approval of the agreement by the City Council. Perspectives owns both properties, and the agreement will be completed following the approval of the CUP. Recommendation: Staff recommends approval of the Conditional Use Permit to allow Perspectives Inc. located at 3381 Gorham Avenue to locate 39 parking spaces required by the zoning ordinance to a parking lot located at 7008 Walker Street, subject to the following conditions: 1. An irrevocable off-site parking agreement preserving the 39 spaces at 7008 Walker Street for use by the business located at 3381 Gorham Avenue shall be recorded against both properties. The text and content of the agreement shall be reviewed and approved by the City Attorney, and the approved agreement shall be recorded against both properties. 2. Perspectives shall install and maintain crosswalk striping at its expense on Gorham Avenue at Walker Street. The crosswalk shall be installed and maintained to city specifications. 3. Perspectives shall install a six foot wide sidewalk along the east side of Gorham Ave extending from Walker Street to the first sidewalk extending from the building entrance to Gorham Avenue. The sidewalk shall be constructed to city specifications. 4. All conditions of approval for the permit for the parking lot located at 7008 Walker Street shall be completed, including, but not limited to the six foot wide sidewalk along the west side of Gorham Avenue, and landscaping. 5. A financial guarantee shall be submitted to ensure the completion of the landscaping, and sidewalk. The amount of the guarantee shall be 125% of the estimated construction cost of the sidewalk and landscaping. 6. All necessary permits must be obtained, including from the Minnehaha Creek Watershed District (MCWD), and the city for the sidewalks and crosswalks. 7. The site shall meet all fire lane requirements. Attachments: Aerial Photo Application Parking Lot Plan Prepared by: Gary Morrison, Assistant Zoning Administrator Reviewed by: Sean Walther, Planning and Zoning Supervisor Agenda Item No. 3A Conditional Use Permit – Perspectives Page 5 Meeting Date: June 15, 2016 AERIAL PHOTO Planning Commission Meeting Date: June 15, 2016 Agenda Item 3B 3B. Zoning Ordinance Amendment – Floodplain Districts Case No.: 16-23-ZA Recommended Action: Chair to close public hearing. Motion to recommend approval of the Zoning Ordinance Amendment pertaining to Division 10. Floodplain Districts Section 36-292(f) as recommended by staff. REQUEST: Staff is requesting an amendment to Section 36-292(f) of the Zoning Ordinance. This section regulates floodplain districts, and the purpose of the amendment is to allow compensatory storage to be provided using accepted engineering practices to achieve the goal of eliminating any increase in flood stage as a result of a project. ANALYSIS: The applicant for this amendment is the City of St. Louis Park in order to update the city’s Floodplain District within the Zoning Ordinance. If Council adopts this amendment it will apply to all properties located within Floodplain Districts within St. Louis Park, and will provide more flexibility regarding where compensating flood storage is provided . Floodplains are, in general, land areas which are subjected to flooding or standing water during extreme precipitation events. These areas are defined by topographical conditions and are typically situated adjacent to areas of water collection such as wetlands, lakes and streams. Floodplains are therefore “flood-prone” and are hazardous to development activities if the vulnerability of those activities exceeds an acceptable level. Flooding events are defined in terms of their statistical frequency. A “100-year flood” or “100- year floodplain” describes an event or an areas subject to a 1% probability in any given year. This concept does not mean such a flood will occur only once in one hundred years, rather each year there is a 1% chance of a flood event occurring. The frequency of inundation can also depend on where substantial rainfall occurs in a particular season each year, or where the annual flood is derived principally from snowmelt, certain areas of a floodplain may be inundated nearly every year. Federal and State regulations require cities to regulate floodplains. Floodplains are defined as flood hazard areas along water bodies or low areas that are subject to periodic inundation during storm events that produce heavy or sustained rainfall events. The Federal Emergency Management Agency (FEMA) and Minnesota Department of Natural Resources (DNR) are the responsible regulatory bodies involved. In addition, the Minnehaha Creek Watershed District also requires permits relative to stormwater storage. Required regulation includes the establishment of floodplain districts, permitted uses, conditional uses, flood protection for structures, and maintenance of floodplain areas. The DNR has created Agenda Item No 3B. – Zoning Ordinance Amendment – Floodplain Ordinance Page 2 Meeting Date: June 15, 2016 model ordinances that cities can adopt, and many cities adopt these verbatim. In 1976, the City of St. Louis Park adopted and has periodically amended a Floodplain ordinance which regulates development and management of floodplain areas within the City. This ordinance includes a provision which requires filling within the floodplain be off-set with compensatory storage located outside the floodplain. Compensatory storage is a provision that ensures that development within the floodplain will not increase the elevation of the floodwaters. Each watershed holds a specific volume below the flood elevation. When fill material or buildings are placed in the floodplain, the flood storage areas are diminished and flood elevations will go up because there is less room for the floodwaters. The compensatory storage requirement maintains flood storage by ensuring any fill materials will be replaced by an equal volume of storage space. St. Louis Park’s requirement that compensatory storage be located outside of the floodplain is unique. Federal, State and Watersheds to not require this provision in managing the floodplain, and it is not included in the model ordinance. This additional requirement has created the need for variances within the city. City staff has reviewed the impact of this requirement on projects with public benefit and has determined that it has unnecessarily increased cost and is impractical as a floodplain management tool. While it is unclear why the city adopted such a restrictive rule for compensatory storage, it is safe to assume that the intent was to discourage development from altering floodplain areas. The existing rule requires that if an applicant wishes to fill in the floodplain, they must have land available outside the floodplain to create compensatory storage. This essentially forces a land exchange of upland (land out of the floodplain) for filling within the floodplain. While this rule may have discouraged projects in the floodplain, it does not add flood protection to the city and may add to the existing footprint of the flooded areas. The rule has also had negative impact on infrastructure and flood protection projects. In areas of limited space and available upland, the rule forces flood protection projects to find upland far from the project to meet the storage requirements. The proposed amendment would allow any required compensatory storage to be constructed within the existing floodplain, following the natural water patterns in the area. The City of St. Louis Park Planning Commission has recently recommended approval for a variance request allowing compensatory storage be located within the existing floodplain at Methodist Hospital. There are currently an additional two projects which this rule would impact including city bridge replacement projects such as the West 37 th Street Bridge the Louisiana Avenue Bridge replacements. The rule would also likely impact all future bridge replacements across Minnehaha Creek. To avoid future variance requests of a similar nature, city staff advise updating the city’s Zoning Ordinance to allow compensatory storage both within and outside the existing floodplain. Zoning Amendment: (f) Compensating storage. The city may approve such structure, fill, deposit, obstruction or storage of materials or equipment if it otherwise complies with the Agenda Item No 3B. – Zoning Ordinance Amendment – Floodplain Ordinance Page 3 Meeting Date: June 15, 2016 provisions of this chapter and provision is made for compensating storage of floodwaters displaced by the activity listed in this subsection (f). Such compensating storage shall be located where it will achieve the goal of eliminating a stage increase. The area where the compensating storage is proposed shall be an area which was outside the 100-year flood zone before development as compensating storage. RECOMMENDATION: Staff recommends approval of the attached amendment to the Zoning Ordinance pertaining to Floodplains. Attachments: Draft Zoning Amendment Prepared by: Jennifer Monson, Planner Phillip Elkin, Senior Engineering Project Manager Reviewed by: Sean Walther, Planning and Zoning Supervisor Agenda Item No 3B. – Zoning Ordinance Amendment – Floodplain Ordinance Page 4 Meeting Date: June 15, 2016 ORDINANCE NO. ____-__ AN ORDINANCE AMENDING THE ST. LOUIS PARK CODE OF ORDINANCES DIVISION 10. FLOODPLAIN DISTRICTS SECTION 36-292(F) RELATING TO COMPENSATING STORAGE THE CITY OF ST. LOUIS PARK DOES ORDAIN: SECTION 1. That Section 36-292(f) of the Code of Ordinances, City of St. Louis Park, Minnesota, is hereby amended to read as follows: Sec. 36-292. Application of division provisions (f) Compensating storage. The city may approve such structure, fill, deposit, obstruction or storage of materials or equipment if it otherwise complies with the provisions of this chapter and provision is made for compensating storage of floodwaters displaced by the activity listed in this subsection (f). Such compensating storage shall be located where it will achieve the goal of eliminating a stage increase. The area where the compensating storage is proposed shall be an area which was outside the 100-year flood zone before development as compensating storage. SECTION 2. This ordinance shall take effect fifteen days after its publication. Reviewed for Administration Adopted by the City Council (DATE) Thomas K. Harmening, City Manager Jake Spano, Mayor Attest: Approved as to Form and Execution: Melissa Kennedy, City Clerk Soren Mattick, City Attorney Public Hearing/First Reading July 18, 2016 Second Reading August 1, 2016 Date of Publication Date Ordinance takes effect Planning Commission Meeting Date: June 15, 2016 Study Session Item #1 EXECUTIVE SUMMARY TITLE: 10 West End Planned Unit Development RECOMMENDED ACTION: No action at this time. Staff and representatives from Ryan Companies will be providing an overview of the office concept plan for Phase IV of the overall Central Park West Planned Unit Development. SUMMARY: The Excelsior Group and Ryan Companies are preparing a Planned Unit Development application for a 11-story, 335,710 square foot Class A office building at 1601 Utica Avenue S. The building is Phase IV of the Central Park West Planned Unit Development and will construct the building and one half of a planned parking structure, providing 1,200 stalls. Key features include approximately 5,000 square feet of shared outdoor amenity space, 3,500 square feet of covered retail at ground level, a fitness facility, public locker rooms, and an indoor bike room that can be accessed from the linear civic space. The design of the building incorporates mostly Class I materials and provides a modern take on the durability of a brick warehouse building. NEXT STEPS: Excelsior Group and Ryan Companies intends to submit an application on June 20, 2016 and proceed with a public hearing on July 20, 2016. SUPPORTING DOCUMENTS: Design Concept Book, Previous Central Park West Plan Prepared by: Nicole Mardell, Associate Planner Reviewed by: Sean Walther, Planning and Zoning Supervisor 1 DRAWING TITLE OFFICES AT WEST END DESIGN CONCEPT BOOK | 5.3.2016 2 37,616± SF PROPOSED BUILDING 54,879± SF PROPOSED BUILDING STATE HWY. NO. 100UTICA AVENUE SUTICA AVENUE Sce Development\CIVIL\_dwg Sheet Files\SITE PLAN - West End Office.dwgSITE NO LEGEND CIVIL SITE PLAN 3 37,616± SF PROPOSED BUILDING 54,879± SF PROPOSED BUILDING STATE HWY. NO. 100UTICA AVENUE SUTICA AVENUECIVIL SITE PLAN 4 SITE PLAN - PHASE 1 LILAC DRIVE SUTICA AVENUE SNOT TO SCALE 9 10 11 12 OFFICE PLAN - LEVEL 1 1 A 2 B C D 3 4 6 7 85 34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"47' - 6"30' - 0"47' - 6"9 SCALE: 1/32” = 1’-0” RETAIL 3,540 SF OFFICE 2,140 SF FITNESS 2,220 SF BIKE ROOM960 SFTRASH / RECYCLE400 SFLOADING / STAGING1,510 SFMECHANICAL / BUILDING SERVICES730 SFLOADING DOCK OFFICE 4,530 SFPLAZA ENTRY PARK ENTRY BUILDING DIRECTORYMEN’SBATHROOM340 SFMEN’SLOCKER340 SFWOMEN’SBATH340 SFWOMEN’SLOCKER340 SFOFFICE 4,630 SF LEVEL 1 GROSS RENTABLE OFFICE USABLE RETAIL USABLE 36,800 SF 35,310 SF 11,300 SF 3,540 SF 13 OFFICE PLAN - LEVEL 2 1 A 2 B C D 3 4 6 7 85 34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"47' - 6"30' - 0"47' - 6"9 SCALE: 1/32” = 1’-0” OFFICE 5,600 SF PRE-FUNCTION SPACE OUTDOOR AMENITY 5,800 SF (REQUIRES 2ND EXIT) MECHANICAL ENCLOSURE SKYWAY 570 SF SMALL CONFERENCE 570 SF LARGE CONFERENCE 1,910 SF OFFICE 4,310 SF WOMEN’S BATHROOM 390 SF MEN’S BATHROOM 390 SF OFFICE 8,520 SF OPEN TO BELOW OPEN TO BELOW LEVEL 2 GROSS RENTABLE USABLE OUTDOOR AMENITY SKYWAY 27,920 SF 26,360 SF 18,420 SF 5,800 SF 570 SF 14 OFFICE PLAN - LEVEL 5-10 SINGLE TENANT 1 A 2 B C D 3 4 6 7 85 34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"47' - 6"30' - 0"47' - 6"9 SCALE: 1/32” = 1’-0” LEVEL 5-10 TYPICAL SINGLE TENANT GROSS RENTABLE USABLE OUTDOOR AMENITY 30,320 SF 28,300 SF 27,150 SF 250 SF 15 OFFICE PLAN - LEVEL 11 1 A 2 B C D 3 4 6 7 85 34' - 9 1/2" 34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"34' - 0"47' - 6"30' - 0"47' - 6"127' - 3"9 SCALE: 1/32” = 1’-0”OUTDOOR AMENITY2,950 SFLEVEL 11 SINGLE TENANT GROSS RENTABLE USABLE OUTDOOR AMENITY 26,660 SF 25,030 SF 23,880 SF 2,950 SF 16 DRAWING TITLE BUILDING STACKING DIAGRAM LEVEL 11 SINGLE TENANT GROSS RENTABLE USABLE OUTDOOR AMENITY 26,660 SF 25,030 SF 23,880 SF 2,950 SF LEVEL 5-10 TYPICAL SINGLE TENANT GROSS RENTABLE USABLE OUTDOOR AMENITY 30,320 SF 28,300 SF 27,150 SF 250 SF LEVEL 3-4 TYPICAL MULTI TENANT GROSS RENTABLE USABLE OUTDOOR AMENITY 30,320 SF 28,300 SF 25,000 SF 250 SF LEVEL 2 GROSS RENTABLE USABLE OUTDOOR AMENITY SKYWAY 27,920 SF 26,360 SF 18,420 SF 5,800 SF 570 SF OFFICE LEVEL 1 GROSS RENTABLE OFFICE USABLE RETAIL USABLE 36,800 SF 35,310 SF 11,300 SF 3,540 SF LEVEL 12 MECHANICAL PENTHOUSE GROSS 1,770 SF CONFERENCE OUTDOOR AMENITY OUTDOOR AMENITY OUTDOOR AMENITY OUTDOOR AMENITY SKYWAY FROM PARKING RETAIL OFFICE DOUBLE HEIGHT LOBBY FITNESS BIKE ROOMTOTAL BUILDING GSF 335,710 SF TOTAL RENTABLE SF 315,280 SF LEVELS ABOVE GRADE 11 17 SITE PLAN - PHASE 2 LILAC DRIVE SUTICA AVENUE SNOT TO SCALE 18 CONCEPTUAL PHASE II MASSING | 7Central Park West - Preliminary PUD St. Louis Park / Golden Valley, MNOctober 17, 20146 | Birdseye View - Looking WestBirdseye View - Looking East