HomeMy WebLinkAbout2017/12/20 - ADMIN - Agenda Packets - Planning Commission - Study SessionAGENDA
PLANNING COMMISSION STUDY SESSION
COUNCIL CHAMBERS
6:00 P.M.
DECEMBER 20, 2017
1. Annual Report
2. MX District Topics
3. Reminder – Need new chair in 2018
Social to follow at Parkway Pizza
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.
Planning Commission
Meeting Date: December 20, 2017
Study Session Item 1
1. Planning Commission Annual Report
RECOMMENDED ACTION: No action at this time. Commissioners are asked to provide any
comments or concerns as staff finalize the report.
SUMMARY: Every year, planning commission reports the past year’s activities and
accomplishments to city council through an annual report and presentation. Staff have prepared a
draft of the annual report, which includes the following sections:
1. Map and summary of proposed and approved development projects.
2. Descriptions of zoning amendments considered in the past year.
3. Chart showing the number of applications reviewed in the past year.
4. 2018 Work Plan
5. Appendix A: full list of applications reviewed by planning commission
6. Appendix B: annual report summary
NEXT STEPS: Planning commission will present the contents of the annual report summary to
city council in the first quarter of 2018. City staff will finalize the annual report and assist with the
presentation to council.
Supporting Document: Draft Annual Report
Prepared by: Jacquelyn Kramer, Associate Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
1
St. Louis Park Planning Commission
2017 Annual Report
The St. Louis Park Planning Commission is a seven member advisory body made
up of citizen volunteers appointed by the City Council. The Planning Commission
reviews and makes recommendations on Comprehensive Plan amendments,
development projects, and zoning studies and amendments. It also holds public
hearings where the public can give input to Commission recommendations.
Public art installed at 4800
Excelsior by Lisa Elias
2
2017 Planning Commission Members
Lisa Peilen, Chair
Carl Robertson, Vice-Chair
Claudia Johnston-Madison
Lynne Carper
Torrey Kanne
Richard Person
Joe Tatalovich, School Board Representative
Ethan Rickert, Youth Member
St. Louis Park Community Development Department Staff
Karen Barton, Community Development Director
Meg McMonigal, Principal Planner
Sean Walther, Planning & Zoning Supervisor
Gary Morrison, Assistant Zoning Administrator
Jennifer Monson, Planner
Jacquelyn Kramer, Associate Planner
Nancy Sells, Administrative Secretary
Joseph Ayers-Johnson, Community Development Intern
3
Figure 1 Development Projects in St. Louis Park updated December 2017
4
Projects Under Consideration
Platia Place
Location: 9808 and 9920 Wayzata Blvd
Description: The proposed development at the former Santorini’s
restaurant site includes a 149 unit apartment building and a 6-story,
112-room hotel at the northwest corner of I-394 and MN 169. Final
approval of the plat and PUD are anticipated in early 2018.
Developer: SLP Park Ventures, LLC
Approved Projects
Via
Location: SE quadrant of Hwy 7 and Wooddale Ave
Description: PLACE, a non-profit developer, has approved plans to
construct a mixed-use, mixed-income transit-oriented
redevelopment at the southeast quadrant of Highway 7 &
Wooddale Ave called Via. The plans include 299 apartment units, a
110-room hotel, a coffee shop, cafe, a bike shop, a makers space, a
co-working space, e-generation and greenhouse and approximately
1-acre urban forest. The development will be split between the
north and south sides of the planned SWLRT Wooddale Station.
The proposed development incorporates a mix of renewable energy
sources, including an anaerobic digester, a wind turbine and solar
panels, which will provide 90% of the heat and power for the
development. The entire development is designed to achieve LEED
certification.
Demolition of the former McGarvey building was complete in
November 2017. Construction on the north site is anticipated to
start in early 2018, and on the south site in spring 2018.
Developer: PLACE
5
The Elmwood
Location: 5605 W 36th St
Description: 36th Street LLC, the owner of the 36th Street Business
Center/American Legion at 5606 W. 36th Street, has approved plans
for a 5 story, 70 unit mixed-use development called The Elmwood.
The building will be marketed toward residents aged 55+ who lead
active lifestyles. The development will be located on a 1 acre parcel
at the southeast corner of Xenwood Avenue and 36th Street West.
The Elmwood consists of market rate and affordable apartments,
and approximately 4,400 square feet of leasable office/commercial
space. The development includes on-street, surface, and
underground parking and 1/4 acre of outdoor amenity space.
Construction is expected to commence spring 2018, and complete
mid-2019.
Developer: 36th Street LLC
Parkway 25
Location: 4001 County Road 25 and 4025 Highway 7
Description: Sela Group recently acquired the former Vescio
Restaurant and Valu Stay Inn sites at 4001 County Road 25 and 4025
Highway 7 respectively. Plans have been approved to redevelop the
properties with a five-story, mixed-use building. The redevelopment
consists of 112 luxury apartment units and 12,000 sq ft of ground
floor commercial space on a combined 1.57 acre parcel. The project
includes surface and underground parking and outdoor amenity
space.
Construction began in the fall 2017, and is expected to complete in
late 2018.
Developer: Paz Sela, Sela Investments
Courtyard by Marriott Hotel
Location: 9960 Wayzata Blvd.
Description: A Courtyard by Marriott Hotel is being constructed on
the north side of the existing Marriott hotel in the Shelard Park area.
The hotel will be six stories with 142 rooms. The two hotels will have
a pedestrian connection allowing customers to have full access to
amenities offered at each hotel.
The hotel is anticipated to be completed by January 2018.
Developer: CSM Corporation
6
Central Park West (The West End final phases)
Location: I-394 and Highway 100
Description: Five more buildings are proposed for construction at
The West End at I-394 and Highway 100. The phases include two 6-
story multiple-family residential buildings, a 6-story limited service
hotel, two 11-story office buildings, a 2,534-stall parking ramp, and
a central civic space featuring public art. At full build-out, the multi-
phase development proposes 363 residential units with 11
affordable units, 126 hotel rooms, and 706,706 sq ft of class A office
space. Phases include:
• Phase 1-Central Park West Apartments: 199 units
(complete end of 2017)
• Phase III-AC Hotel by Marriott: 150 rooms (complete
2018).
• Phase IV-10 West End: 335,710 sq ft (coming soon).
• Phase II-Future Multi-family residential building:
164 units
• Phase V-Future office: 335,710 sq ft
Developer: DLC Residential
Central Park West Apartments (Phase I of Central Park
West)
Location: West End
Description: As a part of the final phase of West End, DLC
Residential is currently constructing a 199-unit luxury apartment
building with underground and surface parking. The apartment
building will be adjacent to a large public gathering (civic) space for
both active and passive recreation. The building is scheduled to
open by the end of 2017.
Developer: DLC Residential
AC Hotel By Marriott (Phase III of Central Park
West)
Location: 5075 Wayzata Blvd
Description: TPI Hospitality is constructing a 6-story, 126 room AC
Hotel by Marriott in the West End area. It is Phase III of the Central
Park West redevelopment and is located on the border of St. Louis
Park and Golden Valley. The hotel will have a rooftop amenity space
as well as a small bar and restaurant.
Construction began in spring 2017 and is anticipated to be
completed in January 2018.
Developer: TPI Hospitality
7
10 West End (Phase IV of Central Park West)
Location: 1601 Utica Avenue S
Description: The Excelsior Group and Ryan Companies have
approved plans for an 11-story, 335,710 sq ft Class A office building
within The West End area. The building is Phase IV of the Central Park
West and will include the building and one half of a planned parking
structure, providing 1,200 stalls.
Key features include approximately 5,000 sq ft of shared outdoor
amenity space, 3,500 sq ft 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.
Construction is expected to commence once sufficient pre-leasing
commitments have been secured.
Developer: The Excelsior Group and Ryan Companies
4800Excelsior
Location: 4760 and 4900 Excelsior Boulevard
Description: Weidner Apartment Homes is constructing a six-story
mixed-use development immediately west of the landmark Excelsior
& Grand called 4800Excelsior. The development will contain 164
apartment units (146 market-rate and 18 affordable units at 60% of
the area median income) and 28,228 sq ft of ground floor
commercial space leased to Fresh Thyme grocery and liquor store.
Lisa Elias of Elias Metal Studio was commissioned to create a
sculptural wall relief and bike racks on the south side of
the 4800Excelsior building. This work was installed at the end of
2017.
Construction began in the summer of 2016. Fresh Thyme grocery
store opened in November 2017 and the rest of the building is
expected to be completed by the end of 2017.
Developer: Weidner Apartment Homes
Lincoln Car Dealership
Location: 6475 Wayzata Boulevard
Description: NLD 394 LLC is redeveloping a 2.7 acre parcel at the
former site of Woodfire Grill and Bennigan’s Restaurants along the
south side of Wayzata Blvd. The developer plans to construct a new
26,471 square feet auto dealership building, parking lot, new
landscaping, and an underground storm water management
system. Demolition began early 2017 and the store opening is
expected early 2018.
Developer: NLD 394 LLC
8
The Shoreham
Location: 3907 Highway 7
Description: Bader Development redeveloped a 2.23-acre block at the
southwest corner of County Highway 25 and France Avenue. The $45
million mixed-use project called The Shoreham includes a 5-story
building with 148 apartments (including 30 affordable units) and
20,000 square feet of commercial office space. The project resulted in
the retention of one local business, the attraction of a new medical
clinic, and the creation of over 50 new jobs.
Construction was completed in May 2017.
Developer: Bader Development
9
Zoning Amendments
Accessory Dwelling Units in Religious Institutions
This ordinance states that dwelling units as an accessory use to Religious Institutions will be allowed in
the residential zoning districts. Language was added to Section 36-163(d)(7) regarding conditions for
Religious Institutions stating, “Churches, temples, convents or homes for persons affiliated therewith,
provided that such convent or home shall house no more than fifteen (15) persons.” City Council approved
the ordinance on March 20, 2017, and the ordinance took effect on April 14, 2017.
Electric Vehicle Charging Stations Ordinance
City staff are developing zoning requirements for electric vehicle charging stations in new developments.
The intent is to facilitate and encourage the use of electric vehicles and to expedite the establishment of
a convenient, cost-effective electric vehicle infrastructure. The ordinance will establish definitions,
permitted locations, required number of spaces, design standards, and maintenance obligations. Planning
commission reviewed a draft ordinance in fall 2017, and staff anticipate bringing a complete ordinance to
planning commission for recommendation of approval in early 2018.
Mixed Use Zoning District Revision
Historically, the City of St. Louis Park rezoned properties to M-X Mixed Use Zoning District and applied a
Planned Unit Development (PUD) Permit to allow for mixed-use buildings. In 2015, the City of St. Louis
Park adopted a specific PUD zoning district, reducing the effectiveness and usefulness of the existing M-X
District. As of today, there are no undeveloped (or underdeveloped) parcels zoned for mixed-use, so a
rezoning would be required.
In August 2017 staff kicked off the process to update the existing M-X District to provide a zoning district
that allows a citywide standard for mixed-use developments that are site and context sensitive. Over
several study sessions in fall 2017, staff presented options to the Planning Commission for determining
building orientation, building height, transitions between residential districts building setbacks, bonuses,
building articulation standards, façade details, and screening options. In early 2018 staff will present
additional M-X District code options for the commission’s consideration, with the expectation of bringing
a revised M-X zoning district for planning commission approval in the first quarter of 2018.
Small Cell Wireless Ordinance
On May 30, 2017, Governor Mark Dayton signed a bill amending the state’s Telecommunications Right-
of-Way User Law. This law restricts the city’s ability to control installation of small cell wireless technology
in public right-of-way. Under the new law, cities may continue to require a permit to install small wireless
facilities, however, the law significantly limits the city’s ability to deny the proposed installations.
Staff presented a draft ordinance to planning commission in December 2017. The zoning amendment
clarifies existing regulations, and creates additional regulations intended to further define where
installations can be installed, expand on co-location requirements, and create additional design criteria.
Staff will continue to work with other departments and city attorneys to refine the ordinance and
10
anticipate bringing a complete ordinance to planning commission for recommendation of approval in
early 2018.
Industrial Districts Third Shift
The city received an application in fall 2017 from Lyman Lumber, who would like to expand its building
supply distribution center operation by starting a 3rd shift. It is unable to do so, however, due to Section
36-242(10) of the zoning ordinance which prohibits industrial uses from operating between 6am and
10pm Monday through Saturday when the industrial property is located adjacent to a residential property.
Therefore it requested an amendment to the code to allow a third shift with specific conditions listed in
the proposed ordinance.
City Council approved the zoning amendment on December 4, 2017, and the ordinance will take effect on
December 29, 2017.
Architectural Design
City staff are developing revisions to the architectural design standards in the zoning ordinance, and
evaluating the effectiveness of the ordinance. This amendment will update building materials, design
criteria, and screening requirements. Staff will assemble panel of design professionals to review these
standards, and present the revised zoning ordinance to planning commission in 2018.
11
Applications Reviewed
2009 2010 2011 2012 2013 2014 2015
2 1 1 1
758
1
6 7 6
744
4
2
10
1
5
2
1
1
4 2
1 6
3
6
5
1
6
2
3
3
3 1
4
2
6
3
6
5
APPLICATIONS REVIEWED
Comprehensive Plan Amendments Conditional Use Permits Planned Unit Developments
Rezoning Subdivisions/Plats Variances
Zoning Code Amendments
2009 2010 2011 2012 2013 2014 2015 2016 2017
2 1 1 1
7
1 1
5 8
1
6 7 6
7
9 7
4 4
4
2
10
1
5
8
62
1
1
4 2 2
1 6
3
6
5
1
6
4
32
3
3
3 1
2
2
4
2
6
3
6
5 6
2
APPLICATIONS REVIEWED
Comprehensive Plan Amendments Conditional Use Permits Planned Unit Developments
Rezoning Subdivisions/Plats Variances
Zoning Code Amendments
12
2018 Work Plan
1. Review Development Applications
a. Beltline Redevelopment
b. Bais Yaakov Girls’ High School
c. Yeshiva Boys’ High School
d. Bridgewater
2. Comprehensive Plan Process
a. Review existing Comprehensive Plan
b. Provide input into the community outreach strategies for the Comprehensive
Plan
c. Insure the community’s vision is incorporated into the Comprehensive Plan
d. Review drafts of the Comprehensive Plan document, as they are available
e. Recommend approval of the draft Comprehensive Plan to City Council
3. Zoning Items
a. Review the Mixed-Use zoning district requirements and amend as needed
b. Review architectural materials requirements and adopt ordinance revisions
c. Adopt the electric vehicle charging station ordinance
d. Adopt the small cell wireless facilities ordinance
e. Review the draft Form-Based Code and work toward formal adoption – after
drafts of relevant Comprehensive Plan sections are prepared.
f. Review other zoning ordinance amendments and updates
i. Light industrial uses
ii. Bird-friendly development
iii. Dark skies ordinance
13
Appendix A: Full List of Applications
Conditional Use Permit – Carpenter Park
Location: 5005 Minnetonka Boulevard
Applicant: City of St. Louis Park
Case No.: 16-46-CUP
Preliminary/Final Plat & PUD – The Elmwood
Location: 5605 36th Street W
Applicant: 36th Street LLC
Case No.: 16-47-S, 16-48-PUD
Zoning Code Amendment - accessory dwelling units to religious institutions in residential
zoning districts
Applicant: City of St. Louis Park
Case No.: 17-01-ZA
Conditional Use Permit – Douglas Corporation
Location: 3520 Xenwood Avenue
Applicant: Douglas Corporation
Case No.: 17-03-CUP
Comprehensive Plan Amendment, PUD, Plat, Variance - PLACE
Location: Southeast quadrant of Highway 7 and Wooddale Ave and the northeast corner of
West 36th Street and Wooddale Avenue
Applicant: PLACE E-Generation One, LLC
Case No.: 17-04-CP, 17-05-S, 17-06-PUD, 17-07-VAR
PUD – Knollwood Chick-Fil-A
Location: 8332 Highway 7
Applicant: Chick-fil-A, Inc.
Case No.: 17-08-PUD
Conditional Use Permit – Walker Lake Stormwater Ponds
Location: 3400 Republic Avenue & 7015 Walker Street
Applicant: St. Louis Park Engineering Department
Case No.: 17-10-CUP
Conditional Use Permit – Snap Fitness
Location: 7210 Minnetonka Boulevard
Applicant: Steven E. Cherney
Case No.: 17-11-CUP
14
Special Permit Major Amendment – Benhilde-St. Margaret’s
Location: 2501 MN-100
Applicant: Benilde-St. Margaret’s School (BSM)
Case No.: 17-12-CUP
Major Amendment to PUD – Parkway 25
Location: 4001 & 4025 Highway 7
Applicant: Parkway 25, LLC
Case No.: 17-13-PUD
Preliminary Plat & Preliminary PUD – Platia Place
Location: 9808 and 9920 Wayzata Boulevard
Applicant: SLP Venture Properties
Case No.: 17-19-S, 17-20-PUD
Major Amendment to PUD – The Elmwood
Location: 5605 West 36th Street
Applicant: 36th Street LLC
Case No.: 17-21-PUD
Conditional Use Permit – American Legion Post 282
Location: 6509 and 6515 Walker Street
Applicant: Paul Revere Masonic Lodge and the American Legion
Case No.: 17-24-CUP
Zoning Ordinance Amendment – Industrial Uses Third Shift
Applicant: Lyman Lumber
Case No.: 17-25-ZA
Condition Use Permit with Variance – Water Treatment Plant 4
Location: 4701 West 41st Street
Applicant: St. Louis Park Engineering Department
Case No.: 17-26-CUP, 17-27-VAR
15
Study Session Reports and Discussions
• Elmwood Traffic Study Review
• The Elmwood Development
• Via/PLACE Development
• Council Chambers Remodeling
• Architectural Design Study
• Vision 3.0
• Wooddale Station TIF District
• Elmwood Apartments TIF District
• Comprehensive Plan Update
• Industrial District Third Shifts Zoning Amendment
• Mixed-Use Zoning District
• Electric Vehicle Charging Stations Zoning Ordinance
• Small Cell Wireless Facilities Zoning Ordinance
16
Appendix B: Annual Report Summary
The Planning Commission is a seven member advisory group of citizen volunteers appointed
by the city council. The 2017 members included Lisa Peilen (Chair), Carl Robertson (Vice-Chair),
Claudia Johnston-Madison, Lynne Carper, Torrey Kanne, Richard Person, Joe Tatalovich (School
Board Representative), and Ethan Rickert (Youth Member).
Commissioners pride themselves in their thoughtful consideration of applications.
Commissioners review detailed staff reports, conduct fair and civil public hearings, discuss
complex issues in study sessions, and make sound recommendations in a timely fashion.
I. 2017 Goals and Key Initiatives:
a. Key Duties:
i. Review Comprehensive Plan amendments, development projects, and
zoning studies and amendments
ii. Hold public hearings and make recommendations to the city council
b. 2017 Activities: The commission reviewed 13 applications in 2017, including:
i. Developments: Platia Place, Via, The Elmwood, Parkway 25, Knollwood
Chick-Fil-A, Carpenter Park Stormwater Project, American Legion, Water
Treatment Plant 4
ii. Code amendments: Accessory dwelling units to religious institutions,
electric vehicle charging stations, small cell wireless facilities, mixed-use
zoning district, outdoor storage, third shift in industrial zones
II. 2018 Goals and Key Initiatives/Activities:
a. Review Development Applications
i. Hold study sessions and hearings in order to make informed
recommendations to city council (i.e. Beltline Station Redevelopment)
b. Comprehensive Plan Process
i. Provide input into the community outreach strategies
ii. Insure the community’s vision and priorities are incorporated
iii. Review drafts of the Comprehensive Plan document
iv. Hold a public hearing on the draft Comprehensive Plan and make a
recommendation to City Council
c. Zoning Code Studies
i. Recommend Mixed-Use zoning district ordinance
ii. Recommend electric vehicle charging station ordinance
iii. Recommend small cell wireless facilities ordinance
iv. Review architectural materials requirements
v. Review the Form-Based Code and work toward formal adoption
Planning Commission
Meeting Date: December 20, 2017
Study Session Item 2
2. Mixed-Use Zoning District Concept Review –Circulation, Loading, Parking
Design, Building Length
RECOMMENDED ACTION: Provide feedback to staff on site circulation, loading zones,
parking design, and maximum building length for new mixed-use buildings within the proposed
amendments to the mixed-use zoning ordinance.
SUMMARY: Historically, the City of St. Louis Park rezoned properties to M-X Mixed Use
Zoning District and applied a Planned Unit Development (PUD) Permit to allow for mixed-use
buildings. In 2015, the City of St. Louis Park adopted a specific PUD zoning district, reducing the
effectiveness and usefulness of the existing M-X District. As of today, there are no undeveloped
(or underdeveloped) parcels zoned for mixed-use, so a rezoning would be required.
In August 2017 staff kicked off the process to update the existing M-X District to provide a zoning
district that allows a citywide standard for mixed-use developments that are site and context
sensitive. In past study sessions, Planning Commission has discussed options regarding building
orientation, height, and transitions between residential districts, building setbacks, bonuses, and
building articulation standards. Planning Commissioners expressed support for the concept of
bonuses and hesitancy about prescriptive building design.
Study Session December 20: We will continue the discussion regarding site circulation, parking
design, loading, and a maximum building length.
NEXT STEPS: At future planning commission study sessions, staff will present additional
M-X District code options for the commission’s consideration, including but not limited to:
• Permitted uses
• Minimum commercial depths
• Maximum height
• Floor Area Ratio
• MX District Draft Code
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Planning Commission
City of St. Louis Park
YEAR CHAIR VICE-CHAIR
2017 Lisa Peilen Carl Robertson
2016 Claudia Johnston-Madison Lisa Peilen
2015 Richard Person Claudia Johnston-Madison
2014 Lynne Carper Richard Person
2013 Carl Robertson Dennis Morris
2012 Robert Kramer Lynne Carper
2011 Claudia Johnston-Madison Robert Kramer
2010 Richard Person Dennis Morris
2009 Robert Kramer Richard Person
2008 Carl Robertson Dennis Morris
2007 Claudia Johnston-Madison Robert Kramer
2006 Lynne Carper Dennis Morris