HomeMy WebLinkAbout2017/01/18 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
JANUARY 18, 2017
1. Call to order – Roll Call
2. Approval of Minutes of December 7, 2016
3. Hearings
A. Conditional Use Permit for Soil Removal
Location: 5005 Minnetonka Blvd. – Carpenter Park
Applicant: City of St. Louis Park
Case No.: 16-46-CUP
4. Other Business
A. Election of Chair and Vice Chair
5. Communications
A. Boards and Commissions Annual Meeting – Feb. 27
6. Adjournment
STUDY SESSION
1. The Elmwood
2. PLACE
3. Council Chambers Remodeling – Brian Hoffman
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
DECEMBER 7, 2016 – 6:00 p.m.
COUNCIL CHAMBERS
MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Torrey Kanne,
Lisa Peilen, Carl Robertson, Joe Tatalovich
MEMBERS ABSENT: Richard Person, Ethan Rickert (youth member)
STAFF PRESENT: Henry Pan, Community Development Intern
Sean Walther, Planning and Zoning Supervisor
Clint Pires, Chief Information Officer
Jay Hall, Utilities Superintendant
1. Call to Order – Roll Call
2. Approval of Minutes of October 5, 2016
The minutes were approved on a vote of 3-0-2 (Carper and Peilen abstained).
Commissioner Tatalovich arrived at 6:16 p.m.
3. Public Hearings
A. Conditional Use Permit for Communication Tower
Location: 8300 West Franklin Avenue
Applicant: City of St. Louis Park
Case No.: 16-41-CUP
Henry Pan, Community Development Intern, presented the staff report. He
explained that the purpose of the tower is to collect signals from water meters
recently installed in houses in the Westwood Hills neighborhood.
Mr. Pan described the proposed tower.
Mr. Pan reviewed the zoning analysis.
Mr. Pan discussed the outreach efforts which included a neighborhood meeting
held on November 29, 2016.
Mr. Pan spoke about an inquiry received from a nearby resident who works at the
Minn. Department of Natural Resources. The resident is concerned that the
project would be inconsistent with agreements between the city, state and federal
Unofficial Minutes
Planning Commission
December 7, 2016
Page 2
governments over the use of the land. City staff are following up with the DNR
for clarification and expect to have an answer at the City Council meeting.
Commissioner Peilen asked what is planned if the DNR finds the tower to be
inconsistent with policies.
Sean Walther, Planning and Zoning Supervisor, said staff is confident that the
proposal won’t violate any agreements. If it is found there are concerns from the
DNR the work could be removed and the city would look for another site.
Clint Pires, city Chief Information Officer, said there are very few sites in this
part of town which accommodate the need. He stated this site is the second
highest point in Hennepin County. He said they would really be stretched to find
another location that would work as well as this site. He added that fiber is
already in place near the Brick House.
Commissioner Carper asked if there was a concern about the pole and bird paths.
Jay Hall, city Utilities Supervisor, said staff doesn’t believe there are any issues.
He discussed a temporary pole on site which is hoisted on a lift. The temporary
pole is at tree level and staff haven’t seen any issues with birds.
Commissioner Carper asked if there was a plan for any type of bird survey once
the pole is erected within the wildlife area.
Mr. Hall said they will monitor it to make sure it is safe for wildlife.
Mr. Pires spoke about an existing Xcel pole which has been on the site for
decades. There have been no bird issues with that pole.
Commissioner Carper asked about the other sites needed for collection of signals.
Mr. Pires noted the locations of the other sites.
Commissioner Carper asked about lighting and activities at the Brick House.
Mr. Pires addressed lighting and frequency of functions at the Brick House.
Commissioner Kanne asked about the cost of abandoning the project if there is a
problem with the DNR.
Mr. Walther said he assumes that the pole could be reused in another location.
The Chair opened the public hearing.
Unofficial Minutes
Planning Commission
December 7, 2016
Page 3
Erwin Grossman, 1640 Virginia Ave. S., stated that he is a radio amateur. He said
he and Mr. Pires spoke previously about power and frequency.
Mr. Hall said that the antenna is a receiver only. Transmitters are installed in city
houses. These transmitters are 900 MHz.
Mr. Grossman stated that the antenna won’t be a big issue. He said that it is a
very low profile antenna. He said he thinks it is a great idea and he hopes it
works out for the city.
The Chair closed the public hearing.
Commissioner Peilen made a motion to recommend approval of the Conditional
Use Permit to allow a 70-foot communication tower located at 8300 W. Franklin
Ave. Commissioner Robertson seconded the motion, and the motion passed on a
vote of 6-0.
4. Other Business
5. Communications
6. Adjournment
The meeting adjourned at 6:30 p.m.
STUDY SESSION
The study session began at 6:35 p.m.
1. Vision/Comprehensive Plan Update
Meg McMonigal, Principal Planner, provided information on the Comprehensive
Plan update process. Staff will be working with the Commission on the
community input process for the plan. Staff is starting to work on demographics,
housing and transportation sections of the plan.
Sean Walther, Planning and Zoning Supervisor, added that staff will probably
give a presentation to the Commission on sections of the existing plan as an
introduction for the update.
Ms. McMonigal discussed the process for the Community Visioning Process.
Next Generation, headed by Rebecca Ryan, has been hired to assist in the process
starting in January through the spring. She said the process will include town
Unofficial Minutes
Planning Commission
December 7, 2016
Page 4
hall meetings, training/neighborhood conversations, Facebook live meetings, on-
line surveys and input at community events. Representatives from all city
commissions will be invited to the trainings. An eight member Vision Steering
Committee will work with Ms. Ryan to lead the process.
2. 2016 Annual Report
Nicole Mardell, Associate Planner, asked if the Commission is in agreement with
the 2017 work plan.
Commissioner Peilen requested adding zoning changes as a result of construction
at 2853 Inglewood. Mr. Walther spoke about councilmember discussions on this
matter. At the request of the Council, Jennifer Monson, Planner, has prepared a
report for the December 12 Council study session titled History of Housing Code
Research and Zoning Amendments 2006-2016.
Commissioners asked that the section titled Projects in the Works be replaced
with Under Consideration.
The meeting was adjourned at 7:20 p.m.
Respectfully submitted,
Nancy Sells
Recording Secretary
Planning Commission
Meeting Date: January 18, 2017
Agenda Item 3A.
3A. Carpenter Park Stormwater and Skate Park - Conditional Use Permit
Case No.: 16-46-CUP
Location: 5005 Minnetonka Blvd.
Applicant:
Owner:
City of St. Louis Park
City of St. Louis Park
Recommended
Action:
Chair to close public hearing.
Motion to recommend approval of the Conditional Use Permit for 5005
Minnetonka Blvd subject to conditions recommended by Staff.
Review Deadline: 60 Days: 2/17/2017 120 Days: 4/18/2017
Description of Request: The City of St. Louis Park is requesting a conditional use permit to
construct an underground stormwater detention vault at the southwest corner of Carpenter Park.
As part of this project, the Engineering Department is collaborating with the Operations and
Recreation Department which proposes to construct a skate park that is 6,000-9,000 in area over
top of the stormwater detention vault.
The proposed underground stormwater vault will provide stormwater treatment and rate control to
a 46-acre subwatershed which currently drains untreated water to Bass Lake. This is a historically
flood prone area, and the detention facility will help the usability and drainage of the existing play
fields in Carpenter Park, and will improve water quality that discharges to Bass Lake Preserve.
The proposed project also relocates a city skate park which was removed from The Rec Center to
make room for a new recreation outdoor center (The ROC). City Council has already given
direction the skate park should be relocated to Carpenter Park, but has not yet chosen a designer
for the skate park project.
The stormwater detention system would qualify for water quality treatment credits obtained
through the Minnehaha Creek Watershed District. These credits are intended to be used for future
reconstruction projects located within the Triangle neighborhood subwatershed.
Agenda Item No. 3A. Carpenter Park Stormwater and Skate Park Page 2
Meeting Date: January 18, 2017
Location:
Zoning Analysis:
Comprehensive Plan: PRK Parks and Open Space
Zoning District(s): POS Parks and Open Space
Neighborhood: Triangle Neighborhood
Existing Park Conditions: The existing storm sewer extends from Minnetonka Boulevard at the
northern boundary of Carpenter Park, to the frontage road south of Carpenter Park, collecting water
from a 42.2-acre drainage area (see attached Drainage Map). Stormwater from this drainage area
flows into a central discharge point located just south of the pedestrian bridge. It then continues
east to Ottawa Avenue before crossing Highway 7. No phosphorus or sediment removal is
provided prior to the water being discharged from the sub-watershed.
During large storm events, flooding occurs within the City Hall parking lot, in Carpenter Park, and
along Raleigh Avenue.
Proposal: The City of St. Louis Park Engineering Department proposes to construct an
underground stormwater vault for the purpose of detaining and filtering stormwater. The proposed
Agenda Item No. 3A. Carpenter Park Stormwater and Skate Park Page 3
Meeting Date: January 18, 2017
system is located at the southwest corner of Carpenter Park, and requires the excavation of
approximately 6,000 cubic yards of material from the site. The project will disturb approximately
1 acre of the park.
The excavation is needed in order to set the concrete underground storage structure at a lower
elevation where stormwater may passively enter the system from the adjacent existing storm sewer
system. The completed system will provide stormwater treatment and rate control prior to draining
to Bass Lake.
The Engineering Department is coordinating with the Operations and Recreation Department to
relocate the city Skate Park as part of the project. Because the stormwater system is below ground,
the city proposes constructing the skate park on top of the stormwater system. The city has not
yet chosen a designer for the skate park, but it will be poured in place concrete, with no moveable
parts. There are no lights, signage, or additional parking proposed or required for the project.
Conditional Use Permit for Excavating: A conditional use permit is required to import or export
more than 400 cubic yards of soil. The proposed plan requires the excavation of approximately
6,000 cubic yards of soil. It is anticipated that it will take approximately 600 trucks to remove the
material. Primary haul routes include CSAH 25 Frontage Road and CSAH 25.
Construction Hours: City Ordinance allows construction to occur Monday through Friday 7 a.m.
to 10 p.m. and is allowed on weekends from 9 a.m. to 10 p.m. However, the Engineering
Department proposes to limit construction to Monday through Friday from 7 a.m. to 8 p.m. unless
special circumstances require otherwise.
Construction for the stormwater system is proposed to begin in early May with a completion date
of late June. The skate park is scheduled to begin upon completion of the underground stormwater
facility with a completion date of September 2017.
Site Plan: The proposed underground stormwater detention system and skate park will be located
in the southwest corner of Carpenter Park.
Landscaping: City Code requires significant trees removed from public land to be replaced in at
a one-to-one caliper inch ratio. The stormwater and skate park would require five significant trees
be removed from the park, for a total of 50 caliper inches. The applicant is proposing to plant 20
2.5 inch caliper replacement trees to the site. The trees will be located along the multi-use path
running through Carpenter Park. The tree species include: American Linden, Boulevard Linden,
Chokecherry, Hackberry, Honey Locust, Ironwood, Kentucky Coffee Tree, and Serviceberry.
Staff finds that the landscaping plan meets the requirements.
Neighborhood Meeting: A meeting with residents near Carpenter Park was held on January 11,
2017 to discuss the stormwater retention system and the skate park. Approximately 21 people
attended. Although the residents commented that they are in support of the skate park, they had
some concerns about adding to traffic on the frontage road, parking congestion and loss of green
space.
Agenda Item No. 3A. Carpenter Park Stormwater and Skate Park Page 4
Meeting Date: January 18, 2017
Neighbors asked if other locations had been explored for the skate park, how this location was
selected, and if it would be convenient for users. They asked if there would be enough green space
remaining for informal soccer games in the park. Other skate park questions related to potential
conflicts with park users of the walking trails, baseball fields and play areas, including dog walkers,
senior citizens and small children.
In addition to Engineering, Operations and Recreation, and Community Development staff, two
skate park users attended the meeting and shared their knowledge with those in attendance. Staff
informed residents that the green space is not actively used and non-programmable due to the
flooding and wet conditions. Also, there would still be adequate green space to accommodate the
informal uses (pick-up soccer or football games) that happen there now. The skate park at the Rec
Center was 12,000 square feet. The new skate park is more compact and higher quality than the
existing equipment.
Staff and skate park users present at the meeting shared that the users of the skate park do not
generally drive to the park. Parking at the skate park in years past has typically consisted of 4-5
cars at a time. If this new use at Carpenter Park does create in an increase in parking demands,
there is the ability to add 8-10 parking spots along the frontage road.
Other questions were regarding the stormwater improvements. Most people asked questions to
better understand the scope and purpose of the project. Nearly all were supportive of the
improvements, recognizing the benefits to reduce pollution going into the Bass Lake Preserve and
flooding issues the park current experiences. A couple representatives of the Friends of Bass Lake
reiterated questions about the project and concerns that these stormwater improvements were not
happening closer to the Bass Lake Preserve.
Nearly all the questions and comments raised seemed to be addressed at the meeting.
Staff Recommendation: Staff recommends approval of the Conditional Use Permit for 6,000
cubic yards of excavation to allow construction of the underground stormwater detention system
and city skate park.
1. The site shall be developed, used and maintained in conformance with the Official Exhibits.
a. Exhibit A: Site Development Plans
i. Existing Conditions and Removals
ii. Site and Grading Plan
iii. Utility Plan and Profile
iv. Vault Layout, Elevation, and Cross Section View
v. Diversion Structure and Lift Station Details
vi. Stormwater Pollution Prevention Plan
vii. Erosion Control and Restoration
viii. Tree Preservation Plan
ix. Landscape Plan
2. All required permits shall be obtained prior to starting construction, including but not limited
to:
a. NPDES Grading/Construction Permit.
b. City of St. Louis Park Erosion Control and Building Permits.
Agenda Item No. 3A. Carpenter Park Stormwater and Skate Park Page 5
Meeting Date: January 18, 2017
c. A stormwater management permit from the Minnehaha Creek Watershed District.
3. Stormwater Management:
a. The drainage system shall be owned and maintained by the City of St. Louis Park.
b. A complete soils report shall be submitted prior to permitting.
c. Pond discharge shall be coordinated with the Minnehaha Creek Watershed District.
Attachments: Development Plans
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning & Zoning Supervisor
Agenda Item No. 3A. Carpenter Park Stormwater and Skate Park Page 6
Meeting Date: January 18, 2017
Drainage Map
Detailed Description for the Request of a Conditional Use Permit
The City of St. Louis Park is always looking for opportunities to improve water quality within the city and
to provide its residents with excellence amenities within its parks.
The city has identified a project located within Carpenter Park that will provide an opportunity to
provide stormwater quality treatment and rate control and to provide a new skate park. The
intertwining of these two projects will maintain the park landuse and will provide the city considerable
benefit. In addition, the stormwater treatment project may also facilitate the redevelopment of the
Beltline Southwest Light Rail Transit Station by potentially providing stormwater mitigation credits.
The prosed stormwater project will trigger a Conditional Use Permit (CUP) by excavating approximately
6,000 cubic yards of material and disturb an area of about one acre. This excavation is required in order
to set the concrete underground storage structure at an elevation where stormwater may passively
enter the system from the adjacent existing storm sewer system. A Phase II Environmental Study has
been completed as part of this project, based on Carpenter Park being an historic bump area, and the
material to be excavated has been found to be mixed fill with a considerable amount of debris. There
are elevated concentrations of contaminants and will need to disposed of into a landfill. The Phase II
Environmental Assessment is available upon request.
It is anticipated that it will take approximately 600 trucks to remove the 6,000 cubic yards of material. In
addition, proposed project features would be constructed by, but not limited to, dozers, excavators,
dump trucks, skid and frontend loaders. Work hours will be consistent with city ordinance, Monday
through Friday 7:00 am to 10:00 PM. Special permission will have to be granted for work over the
weekend.
The Carpenter Park is scheduled to go out for bids in April and to begin construction in early May, with a
completion date of Late June. The skate park is scheduled to begin upon completion of the underground
stormwater facility with a completion date of September 2017.
Materials hauled to or from the site would be transported via designated haul routes, including the
Highway 7 Service Drive, Beltline Boulevard, and County Road 25 (Highway 7). Excavated material will be
disposed of at an approved location appropriate for the material type.
Site safety would be maintained through site fencing, designated staging areas, and restricting site
access to contractor and engineering staff only. The contractor will be required to implement the
erosion and sediment control plan, which will include daily housekeeping, pollution prevention, and
keeping the streets clean at all time.
Both the underground structure and the skate park will be constructed of concrete and the potential for
fire is limited by the contractor will be required to limit and control the potential for fire.
It is anticipated that during the construction process wildlife would be deterred from the project area
but would return upon completion of the project. Any nuisance wildlife that may occur during
construction will be managed on a case-by-case basis.
Maintenance of the underground stormwater facility will occur annually and will include the removal of
sediment and debris with little to no impact to the park area. Little maintenance will be required for the
new skate park.
The proposed projects are consistent with the City of St. Louis Park’s 2030 Comprehensive Plan and
would not be detrimental to the health, safety, and welfare of the surrounding community. The
proposed projects have been planned under the direction of a civil engineer in the State of Minnesota.
In addition, the project is consistent with current utility plans and zoning ordinances.
wsbeng.comK:\03336-000\Cad\Plan\03336-00 TS.dwg
9-11
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 ExCnd.dwg
EXISTING CONDITIONSAND REMOVALS
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Notes.dwg
MISC NOTES ANDTABULATIONS
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Opt 2_Plan.dwg
SITE AND GRADING PLAN
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Opt 2.dwg
UTILITY PLAN AND PROFILE
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Opt 2.dwg
UTILITY PLAN AND PROFILE
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 ContechPlan.dwg
VAULT LAYOUT, ELEVATIONAND CROSS SECTION VIEW(16'-0")(8'-0")30--(6'-0")-- 972.90976.57979.50
STRUCTURE 5000SECTIONPLANPROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 DS Details.dwg
LIFT STATION MANHOLESEE SPECIFICATIONS FOR PUMP INFORMATION
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 SWPPP.dwg
STORMWATER POLLUTIONAL PREVENTION PLAN
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 SWPPP.dwg
STORMWATER POLLUTIONAL PREVENTION PLAN
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 SWPPP.dwg
STORMWATER POLLUTIONAL PREVENTION PLAN
PROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 EroCntl.dwg
EROSION CONTROLAND RESTORATION
Carpenter ParkImprovement Project
Project Location
CO. Rd. 25 RALEIGH AVE SMINNETONKA BLVD
SALEM AVE SSERVICE DR
H
W
Y
7
S
HI
G
H
W
A
Y
1
0
0
NATCHEZ AVE SSERVICE DR HWY 7 N
BELT LINE BLVD31ST ST W OTTAWA AVE S31ST ST W
SERVICE DR HWY 7 SSERVI
C
E
D
R
H
W
Y
7
SSALEM AVE SNATCHEZ AVE SNATCHEZ AVE SMINNETONKA BLVD
SERVICE D
R
H
W
Y
7
N
31ST ST W
Legend
City Limits
Proposed Underground Stormwater Facility
Skate Park
Property Boundaries
Ü 0 100 20050
Feet
Project LocationMap
TREE PRESERVATION PLANPROJECT - CARPENTER PARK
ST. LOUIS PARK, MINNESOTA
2016 STORMWATER MANAGEMENT
K:\03336-000\Cad\Plan\03336-00 Tree Preserve.dwg
EXHIBIT A
Carpenter ParkImprovement Project
So
Disturbed area
to be sodded
to match existing
turf grass
D
DDD
D
5 Trees to be removed
(Total tree diameter of 50" to be removed)
892894896898900902904906 908880
910
9
1
2914
888890
882
8
8
6
878
884
880898886902880878884878894884 890906886884890 878
884904
878
882886 882
87
8892 886888
884882882
880
884912 888
878
890
888882880896882878880
880900898882882878910914
886
8
8
8890908878
CO. Rd. 25RALEIGH AVE SOTTAWA AVE SSERVICE DR H
W
Y
7
S
BELT LINE BLVD31ST ST W
QUENTIN AVE SSERVICE DR
H
W
Y
7
N
SERVICE DR HWY 7 S
Legend
Replacement Trees (20)
Common Tree Name
American Linden
Boulevard Linden
Chokecherry
Hackberry
Honeylocust
Ironwood
Kentucky coffee tree
Serviceberry
Proposed Underground Stormwater Facility
Proposed Skate Park Area
Vegetation Restoration Area
Index
Intermediate
Property Boundaries
Ü 0 50 10025
Feet
LandscapingPlan
LegendExisting TreesCommon Tree Name
American Basswood
Amur Maple
Autumn Blaze Maple
Black Walnut
Blvd Linden
Canada Cherry
Colorado Blue Spruce
Cottonwood
Crabapple
Green Ash
Hackberry
Hawthorn
Ironwood
Japanese Lilac
Norway Maple
Ohio Buckeye
Red Pine
Russian-Olive
Sapporo Elm
Sienna Glen Maple
Silver Maple
White Oak
White Spruce
Project Notes:
Trees surveyed summer of 2016
5 trees are scheduled to be removed prior to construction having a total diameter of 50 inches
Proposed trees will be bag and burlap 2.5 inch trees, which will require a total of 20 trees to be planted
Existing trees are to be protected at canopy drip line with construction fencing
Contractor will be responsible for protecting existing trees and will be required to trim or replace trees as necessary
Proposed trees are to be planted per city specifications and have deer protection covers and watering bags
All disturbed areas will be sodded or reseeded and erosion control blanket installed and watered for 30 days
Carpenter ParkImprovement Project
Project Location
Proposed Haul RouteRALEIGH AVE SOTTAWA AVE SSALEM AVE SBELT LINE BLVD31ST ST WSALEM AVE S31ST ST W
Legend
City Limits
Proposed Underground Stormwater Facility
Skate Park
Property Boundaries
Ü 0 50 10025
Feet
ProposedHaul Route
Planning Commission
Meeting Date: January 18, 2017
STUDY SESSION ITEM
The Elmwood Preliminary and Final PUD; Preliminary and Final Plat
Location: 5605 W. 36th Street
Case Nos.: 16-47-S, 16-48-PUD
Applicant: 36th Street LLC
Recommended Action:
• No formal action requested at this time
REQUEST: 36th Street LLC submitted an application for a Preliminary and Final Planned Unit
Development and Preliminary and Final Plat, for redevelopment of the 36th Street Business Center
and American Legion (5605 W. 36th Street). 36th Street LLC proposes to demolish the existing
building and develop a six story, mixed-use building with 85 residential units, 20 of which will be
affordable at 60% area median income (AMI), approximately 4,400 square feet of commercial
space, and 207 parking stalls 9 of which are located on street, 17 located in a surface lot, and 181
in a two-story underground parking ramp.
The developers and staff have met with The City Council on two separate occasions to review the
proposal for The Elmwood. During these sessions, City Council showed support for the concept
plan including the development’s density, height, parking, design, designed outdoor recreation
area, and the percent of affordable units.
Study Session January 18, 2017 Page 2
Subject: The Elmwood
SITE INFORMATION:
Site Area: 1.01 acre
Current Zoning: I-P Industrial Park
Proposed Zoning: PUD-Planned Unit Development
Comprehensive Plan: MX Mixed Use
Current Use: 36th Street Business Center and American Legion
Surrounding Land Uses: North: 36th Street W, Hoigaard Village
East: MN DOT Hwy 100
South: Burlington Coat Factory and Micro Center
West: One story, small scale industrial buildings
ANALYSIS:
Description: The developer will be requesting recommendation for a preliminary and final plat
and a preliminary and final Planned Unit Development (PUD). A PUD is a rezoning and zoning
text amendment that establishes the regulations for a specific property.
Uses: The proposed uses on site are 85 residential units, 4,400 gross square feet of commercial
space, and 4,259 gross square feet for residential amenities including an exercise studio, a yoga
room, a building shop, a residence shop, bike storage, a party room, a club room, and a library
business center.
Comprehensive Plan: The Comprehensive Plan designates the site for mixed use. This category
would allow for multifamily uses, provided commercial uses are also included. The proposed PUD
would create a new zoning district and zoning regulations for uses and dimensional standards that
are unique to this site and the proposed site and building plans.
Staff finds that this site is suitable for the proposed mixed use development and meets many of the
objectives of the Comprehensive Plan. The site provides a mixture of market rate and affordable
apartments while also providing ground floor commercial space promoting an active street
frontage.
ZONING ANALYSIS:
Uses: The proposal includes a mix of commercial and residential space on the ground floor and
residential units on floors two through six. The ground level will include 6 residential dwelling
units, 4,400 gross square feet of commercial space, and 4,259 gross square feet for residential
amenities including an exercise studio, a yoga room, a building shop, a residence shop, bike
storage, a party room, a club room, and a library business center. Two of the six ground floor
residential units will have interior entrance doors, and walkout access to 36th Street.
The 1.01 acres of the proposed site is smaller than the required 2 acres for a Planned Unit
Development, but staff believes that a PUD will allow for conditions and requirements that fit the
context and character of the individual site and the proposed development. Staff also finds that the
proposed development fits in with the greater vision for the Elmwood Area, which was established
in 2003 in The Elmwood Area Plan. City Council has shown support of The Elmwood at 1.01
acres.
Study Session January 18, 2017 Page 3
Subject: The Elmwood
The 85 dwelling units are comprised of a mix of 1 bedroom, 1 bedroom + den, 2 bedroom, and 2
bedroom + den units. Twenty dwelling units (23.5%) will be designated as affordable at 60% area
median income.
The residential units are slightly larger than what is currently on the market, averaging
approximately 1,070 square feet, as the developer is gearing the project toward residents 55+ in
age who are looking to downsize from a single-family home to a long-term apartment. Additionally
the building will have a high percentage of two bedroom units with 53 units being two bedroom
or two bedroom plus den units.
Architectural Design: The building massing is sited toward the north, east, and west sides of the
property. The primary building materials are brick, stucco, glass, stone and prefinished metal
panels. The residential floors have recessed patios in the middle of the building, with overhanging
patios on the building eastern and western corners. The south face of the building is predominantly
stucco and brick, with stone on the first floor facing the outdoor space.
Height: The Elmwood is proposed to be 6 stories or 77 feet in height. This is approximately 10
feet taller than Hoigaard Village across the street. However, the height increase was supported by
members of the City Council to obtain a greater number of affordable dwelling units.
Parking: Parking will total 207 stalls with 181 stalls in the underground parking ramp, 17 stalls
in the surface parking lot, and 9 on-street spaces along 36th Street W. Bicycle parking will be
provided in the bike storage room on the first floor.
Access: Vehicular access to the building will occur from a single entrance drive located on the
east side of Xenwood Avenue. Xenwood Avenue is a signalized intersection, providing for
controlled vehicular movements in all directions. The entrance drive off Xenwood is the only
vehicular access point into the building’s off-street parking lot and the two story underground
garage. Cars have two-way access to a 17 stall visitor surface parking lot with sidewalk access
into the south of the building.
To improve future circulation, the City of St. Louis Park would like to see an internal access drive
from the Burlington site to The Elmwood’s surface parking lot when the Burlington site
redevelops. To facilitate this possibility, St. Louis Park will retain ownership of the southern
portion of the existing alley between the two properties.
Loading/Service Areas: Commercial and residential trash, recycling, and organics will be
collected in a fully enclosed trash room located in the underground ramp. Access to this room from
other floors will be provided through trash chutes on each level.
A loading zone is provided on the east side of Xenwood Avenue. This loading zone will have
limited hours, and will be available for commercial deliveries and residential move-ins, and will
provide for emergency fire access.
Landscaping: The project does not include as many plantings as the City’s landscaping and tree
replacement requirements require. It does provide a variety of alternative landscaping measures in
order to meet the intent of the landscaping ordinance. These alternative measures include: outdoor
fireplaces, pergola structures, outdoor grills, and a rooftop garden. The overall impervious surface
of the site is decreasing from 92% impervious to 78% impervious. Public art is also contemplated
on the north side of the building. The scale, type and location of art has not been determined.
Study Session January 18, 2017 Page 4
Subject: The Elmwood
Designed Outdoor Recreation Area (DORA): The proposed development plans illustrate DORA
through the inclusion of the 8,350 square feet outdoor space in the rear of the building, and 2,400
square feet of amenity space on the roof. The plan exceeds the City’s minimum 12% DORA
requirements.
Public Input: A neighborhood meeting regarding the development was held on November 29,
2016. Approximately 10 people attended excluding city and developer representatives. Attendees
included managers of nearby apartment buildings and residential property owners from the
Elmwood neighborhood. Concerns included adequate parking and compliance with zoning codes
particularly regarding façade materials. Comments about the height were also expressed. One
person said he thought 5 stories was the maximum for the area, but when the Elmwood was
compared to the Tower Light and Hoigaard Village developments, there was only a 10 foot
difference. Six stories at the proposed height seemed to be acceptable to the meeting attendees.
Several comments were made in favor of the Elmwood development, but asked that the city pay
special attention to the overall traffic along 36th Street as future development occurs. The manager
of Hoigaard Village commented that The Elmwood’s targeted demographic would bring vibrancy
to the neighborhood and street.
Next Steps: The Planning Commission will review the formal application in February and will
be asked to make a recommendation regarding the preliminary and final plat and preliminary and
final PUD to City Council.
Attachments: Development Package
Site Renderings
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Study Session January 18, 2017 Page 5
Subject: The Elmwood
St. Louis Park, Minnesota12.19.16116-0029THE ELMWOOD FRONT PERSPECTIVE 1
St. Louis Park, Minnesota12.19.16116-0029THE ELMWOOD FRONT PERSPECTIVE 2
St. Louis Park, Minnesota12.19.16116-0029THE ELMWOOD REAR PERSPECTIVE
SITE LAYOUT NOTES:SITE PLAN LEGEND:CITY OF ST. LOUIS PARK SITE SPECIFIC NOTES:SITE AREA TABLE:REVISION SUMMARYDATEDESCRIPTIONC2.0SITE PLAN............CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-2003COPYRIGHT 2016 CIVIL SITE GROUP INC.cISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION12/5/16CITY SUBMITTALTHE ELMWOOD5605 W 36TH STREET, ST. LOUIS PARK, MN 554165605 West 36th Street, Suite 202, St. Louis Park, MN 55416PROJECT12/16/16CITY RESUBMITTAL......................PROJECT NUMBER:1613144263Matthew R. PavekLICENSE NO.DATEttI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEERUNDER THE LAWS OF THE STATE OFMINNESOTA.12/16/16MAIN STREET COMPANIES, INC.NGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALWEXTERIOR SITE STAIRN T S1
LANDSCAPE NOTES:POLLINATOR SAFE PLANT MATERIAL:LANDSCAPE CALCULATIONS:IRRIGATION NOTES:ORTTAAGGIRIIOIORRRREVISION SUMMARYDATEDESCRIPTIONL1.0LANDSCAPE PLAN............CivilSiteGroup.comMatt Pavek Pat Sarver763-213-3944 952-250-2003COPYRIGHT 2016 CIVIL SITE GROUP INC.cISSUE/SUBMITTAL SUMMARYDATEDESCRIPTION12/5/16CITY SUBMITTAL36TH STREET MIXED USE5605 W 36TH STREET, ST. LOUIS PARK, MN 55416..PROJECT12/16/16CITY RESUBMITTAL......................PROJECT NUMBER:1613124904Patrick J. SarverLICENSE NO.DATEI HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION, OR REPORT WASPREPARED BY ME OR UNDER MY DIRECTSUPERVISION AND THAT I AM A DULYLICENSED LANDSCAPE ARCHITECT UNDERTHE LAWS OF THE STATE OF MINNESOTA.12/16/16NGOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCALWDECIDUOUS & CONIFEROUS SHRUB PLANTINGN T S1
FDFDFDFDFDUP47N/A1A101/A1A10069' - 0" 9' - 10" 57' - 3" 48' - 3"121' - 2"1' - 2"315' - 0"122' - 4"130' - 8 1/2"315' - 0"COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT/A1A103N/A1A1029' - 6"1' - 8"11' - 6 1/2"1' - 8"9' - 1"1' - 8"9' - 1"1' - 8"11' - 6 1/2"1' - 8"9' - 11" 9' - 10" 19' - 3 1/2" 18' - 8" 19' - 3 1/2" 48' - 3"315' - 0"121' - 2"98' - 7" 32' - 1 1/2"4' - 0"122' - 4"315' - 0"COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTNUMBER OF STALLSFLOOR / STALL TYPELEVEL -1LEVEL 1STANDARD COMPACTTOTALS77 2015 0164 40PARKING REQUIRED: 1 STALL PER BEDROOM1 STALL PER 250 S.F. OFFICEPARKING REQUIRED FOR UNITS: 138 STALLSPARKING REQUIRED FOR OFFICE: 18 STALLSTOTAL REQUIRED: 156 STALLSTOTAL PROVIDED: 210 STALLSLEVEL 1 (STREET) 9 0ADA4260LEVEL -2 63 20 0ARCHITECTURE, INCCopyright 2015 DJR Architecture, IncB8333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comPRINT NAMESIGNATUREREGISTRATION NUMBERDATECLIENTIssue: Date:Project #:Date:Drawn by:Checked by:CONTRACTOR STRUCTURAL CIVILI hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulyLicensed Architect under the laws of theState of Minnesota.PRELIMINARY; NOT FOR CONSTRUCTIONACDEFGH7654321A010FLOOR PLAN - LEVEL (-2) AND LEVEL (-1)St. Louis Park, MinnesotaApproverIssue Date16-0029Issue DateJNSETHE ELMWOODDesigner 1/16" = 1'-0"D6OVERALL FLOOR PLAN - LEVEL (-2) 1/16" = 1'-0"D3OVERALL FLOOR PLAN - LEVEL (-1)
UPUPUPUPUPUPUPUPUPUPA200G1A200D7A201F1A201B14' - 6"18' - 0"22' - 0"18' - 0"4' - 0"TRANSFORMER/A1A111N/A1A110E7A200D1E1A201H7130' - 8 1/2" 12' - 0 1/2"9' - 0"26' - 6" 9' - 0" 22' - 4" 21' - 9 1/2" 13' - 8" 21' - 9 1/2" 48' - 3" 1' - 0"2' - 6"11' - 8"41' - 8"42' - 6 1/2"4' - 6"102' - 10"10' - 2 1/2"18' - 0"10' - 10 1/2" 35' - 7" 10' - 11"47' - 0"239' - 8"57' - 4"57' - 0"102' - 6 1/2"315' - 0"10' - 0"10' - 0"6' - 0"10' - 0"9' - 0"10' - 2 1/2"DORA8,350 SQ. FT.A200G1A200D7A201F1A201B1/D6A120/G2A120NE7A200D1E1A201H73' - 10" 27' - 6" 14' - 9 1/2" 15' - 10" 11' - 3" 30' - 2" 11' - 3" 15' - 10" 11' - 8 1/2" 9' - 8" 25' - 10" 9' - 8" 11' - 10 1/2" 10' - 1 1/2" 16' - 7 1/2" 27' - 6" 3' - 10" 1' - 3 1/2"314' - 4 1/2"1' - 6"14' - 2"41' - 0 1/2"43' - 5"55' - 2 1/2"3' - 3"14' - 5 1/2"10' - 10 1/2" 35' - 7" 10' - 11"57' - 4"44' - 1 1/2"3' - 10" 27' - 6" 14' - 11 1/2" 9' - 6 1/2" 12' - 2 1/2" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 39' - 10 1/2"9' - 6"57' - 3"239' - 4 1/2"14' - 2"30' - 1 1/2"14' - 2"58' - 5 1/2"OPEN TO BELOW47' - 4"NUMBER OF STALLSFLOOR / STALL TYPELEVEL -1LEVEL 1STANDARD COMPACTTOTALS77 2015 0164 40PARKING REQUIRED: 1 STALL PER BEDROOM1 STALL PER 250 S.F. OFFICEPARKING REQUIRED FOR UNITS: 138 STALLSPARKING REQUIRED FOR OFFICE: 18 STALLSTOTAL REQUIRED: 156 STALLSTOTAL PROVIDED: 210 STALLSLEVEL 1 (STREET) 9 0ADA4260LEVEL -2 63 20 0UNIT TYPESFLOOR / TYPELEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 51 BDR1 BDR+ DEN2 BDR2 BDR+ DENTOTALS2121237324732473247312 20 37 16TOTAL61516161685LEVEL 6247316ARCHITECTURE, INCCopyright 2015 DJR Architecture, IncB8333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comPRINT NAMESIGNATUREREGISTRATION NUMBERDATECLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTOR STRUCTURAL CIVILI hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulyLicensed Architect under the laws of theState of Minnesota.PRELIMINARY; NOT FOR CONSTRUCTIONACDEFGH7654321A011FLOOR PLAN - LEVEL 1 AND LEVEL 2St. Louis Park, MinnesotaApproverIssue Date16-0029Issue DateJNSETHE ELMWOODDesigner 1/16" = 1'-0"D6OVERALL FLOOR PLAN - LEVEL 1 1/16" = 1'-0"D3OVERALL FLOOR PLAN - LEVEL 2
UPUPA200G1A200D7A201F1A201B1/1A130/2A130NE7A200D1E1A201H73' - 10" 27' - 6" 14' - 9 1/2" 15' - 10" 11' - 3" 30' - 2" 11' - 3" 15' - 10" 11' - 8 1/2" 9' - 8" 25' - 10" 9' - 8" 11' - 10 1/2" 10' - 1 1/2" 23' - 1 1/2" 11' - 3" 22' - 10 1/2" 16' - 7 1/2" 27' - 6" 3' - 10" 1' - 3 1/2"314' - 4 1/2"1' - 6"14' - 2"41' - 0 1/2"43' - 5"3' - 11"55' - 2 1/2"47' - 4"3' - 3"14' - 5 1/2"10' - 10 1/2" 35' - 7" 10' - 11"57' - 4"3' - 11"44' - 1 1/2"3' - 10" 27' - 6" 14' - 11 1/2" 9' - 6 1/2" 12' - 2 1/2" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 39' - 10 1/2" 9' - 6"239' - 4 1/2"14' - 2"30' - 1 1/2"14' - 2"58' - 5 1/2"A200G1A200D7A201F1A201B1/1A140N/2A140E7A200D1E1A201H73' - 10" 27' - 6" 14' - 9 1/2" 15' - 10" 11' - 3" 30' - 2" 11' - 3" 15' - 10" 11' - 8 1/2" 9' - 8" 25' - 10" 9' - 8" 11' - 10 1/2" 10' - 1 1/2" 23' - 1 1/2" 11' - 3" 22' - 10 1/2" 16' - 7 1/2" 27' - 6" 3' - 10" 1' - 3 1/2"314' - 4 1/2"1' - 6"14' - 2"41' - 0 1/2"43' - 5"3' - 11"55' - 2 1/2"47' - 4"10' - 10 1/2" 35' - 7" 10' - 11"57' - 4"3' - 11"44' - 1 1/2"3' - 10" 27' - 6" 14' - 11 1/2" 9' - 6 1/2" 12' - 2 1/2" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 39' - 10 1/2" 9' - 6"239' - 4 1/2"14' - 2"30' - 1 1/2"14' - 2"58' - 5 1/2"3' - 3"14' - 5 1/2"UNIT TYPESFLOOR / TYPELEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 51 BDR1 BDR+ DEN2 BDR2 BDR+ DENTOTALS2121237324732473247312 20 37 16TOTAL61516161685LEVEL 6247316ARCHITECTURE, INCCopyright 2015 DJR Architecture, IncB8333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comPRINT NAMESIGNATUREREGISTRATION NUMBERDATECLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTOR STRUCTURAL CIVILI hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulyLicensed Architect under the laws of theState of Minnesota.PRELIMINARY; NOT FOR CONSTRUCTIONACDEFGH7654321A012FLOOR PLAN - LEVEL 3 AND LEVEL 4St. Louis Park, MinnesotaApproverIssue Date16-0029Issue DateJNSETHE ELMWOODDesigner 1/16" = 1'-0"D6OVERALL FLOOR PLAN - LEVEL 3 1/16" = 1'-0"D3OVERALL FLOOR PLAN - LEVEL 4
UPUPA200G1A200D7A201F1A201B1/1A150/2A150NE7A200D1E1A201H73' - 10" 27' - 6" 14' - 9 1/2" 15' - 10" 11' - 3" 30' - 2" 11' - 3" 15' - 10" 11' - 8 1/2" 9' - 8" 25' - 10" 9' - 8" 11' - 10 1/2" 10' - 1 1/2" 23' - 1 1/2" 11' - 3" 22' - 10 1/2" 16' - 7 1/2" 27' - 6" 3' - 10" 1' - 3 1/2"314' - 4 1/2"1' - 6"14' - 2"41' - 0 1/2"43' - 5"3' - 11"55' - 2 1/2"47' - 4"3' - 11"44' - 1 1/2"3' - 10" 27' - 6" 14' - 11 1/2" 9' - 6 1/2" 12' - 2 1/2" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 39' - 10 1/2" 9' - 6"239' - 4 1/2"14' - 2"30' - 1 1/2"14' - 2"58' - 5 1/2"10' - 10 1/2" 35' - 7 1/2" 10' - 10 1/2"57' - 4"3' - 3"14' - 5 1/2"A200G1A200D7A201F1A201B1/1A160/2A160NE7A200D1E1A201H73' - 10" 27' - 6" 15' - 1" 15' - 6" 11' - 3" 30' - 2" 11' - 3" 27' - 6"9' - 8" 25' - 10" 9' - 8" 11' - 10 1/2" 10' - 5 1/2" 22' - 10" 11' - 3" 22' - 7" 16' - 11" 27' - 6" 3' - 10" 1' - 3 1/2"314' - 4 1/2"3' - 6 1/2"14' - 5 1/2"3' - 10" 27' - 6" 14' - 11 1/2" 9' - 6 1/2" 12' - 2 1/2" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 28' - 9" 11' - 11" 39' - 10 1/2" 9' - 9 1/2"14' - 2"30' - 1 1/2"14' - 2"58' - 5 1/2"239' - 8"UNIT TYPESFLOOR / TYPELEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 51 BDR1 BDR+ DEN2 BDR2 BDR+ DENTOTALS2121237324732473247312 20 37 16TOTAL61516161685LEVEL 6247316ARCHITECTURE, INCCopyright 2015 DJR Architecture, IncB8333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comPRINT NAMESIGNATUREREGISTRATION NUMBERDATECLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTOR STRUCTURAL CIVILI hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulyLicensed Architect under the laws of theState of Minnesota.PRELIMINARY; NOT FOR CONSTRUCTIONACDEFGH7654321A013FLOOR PLAN - LEVEL 5 AND LEVEL 6St. Louis Park, MinnesotaApproverIssue Date16-0029Issue DateJNSETHE ELMWOODDesigner 1/16" = 1'-0"D6OVERALL FLOOR PLAN - LEVEL 5 1/16" = 1'-0"D3OVERALL FLOOR PLAN - LEVEL 6
A200G1A200D7A201F1A201B1/1A170/2A170NE7A200D1E1A201H73' - 10" 27' - 6" 12' - 1" 89' - 8" 9' - 0" 9' - 8" 25' - 10" 9' - 8" 11' - 10 1/2"7' - 5 1/2" 62' - 7 1/2" 13' - 11" 31' - 4" 1' - 3 1/2"3' - 10" 27' - 6" 14' - 11 1/2" 9' - 6 1/2" 12' - 2 1/2" 40' - 8" 40' - 8" 40' - 8" 40' - 6 1/2"4' - 0 1/2"14' - 2"30' - 1 1/2"14' - 2"234' - 7"314' - 3 1/2"14' - 2"42' - 8 1/2"5' - 0"46' - 3"108' - 1 1/2"66' - 11"13' - 10"58' - 5 1/2"DORA2,400 SQ. FT.ARCHITECTURE, INCCopyright 2015 DJR Architecture, IncB8333 Washington Ave N, Suite 210Minneapolis, Minnesota 55401612.676.2700 www.djr-inc.comPRINT NAMESIGNATUREREGISTRATION NUMBERDATECLIENTIssue:Date:Project #:Date:Drawn by:Checked by:CONTRACTOR STRUCTURAL CIVILI hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulyLicensed Architect under the laws of theState of Minnesota.PRELIMINARY; NOT FOR CONSTRUCTIONACDEFGH7654321A014FLOOR PLAN - ROOFSt. Louis Park, MinnesotaApproverIssue Date16-0029Issue DateJNSETHE ELMWOODDesigner 1/16" = 1'-0"D6OVERALL FLOOR PLAN - ROOF
Planning Commission
Meeting Date: January 18, 2017
STUDY SESSION ITEM
PLACE Development Concept
Location: Wooddale & 36th Street W.
Applicant: PLACE
Recommended Action:
No formal action requested at this time
SUMMARY: PLACE (“Developer”) proposes to develop property north and south of the
Wooddale SWLRT Station with a mixed-use mixed-income, transit-oriented, and sustainable
development. Proposed is a total of 300 residential units (200 affordable and 100 market rate), a
110-room hotel, a 15,000 sq. ft. e-generation/co-generation/greenhouse facility, approximately
25,000 sq. ft. of ground floor commercial/retail space, and a one acre “urban forest.”
BACKGROUND: The proposed PLACE redevelopment site is located at the southeast quadrant
of Highway 7 and Wooddale Ave and the northeast corner of W 36th Street and Wooddale Ave.
The two sites surround both sides of the rail/trail corridor and the future Wooddale SWLRT
Station. This area is close to Central Community Center, Park Spanish Immersion School and St.
Louis Park High School. Nearby parks include Lilac Park to the east, Center Park to the south, and
Jorvig Park to the west.
The development plans encompass approximately 5.3 acres in total - 3.5 acres on the north side
and 1.8 acres on the south side.
Study Session January 18, 2017 Page 2
Subject: PLACE
PROPOSED DEVELOPMENT PROGRAM: The proposed PLACE development consists of
the following components (please see attached site plan):
North Side:
• Residential/Commercial building 5-6 stories; E -Generation building - 1 story
plus g reenhouse
o 198 total dwellings
• 142 apartments a ffordable t o rent for families with incomes u p t o
60%AMI
• 5 6 market rate apartments
• Bike Shop
• Ret ai l sho p an d r epa ir, o pen t o th e pu blic : 1,500-2,000 sq. f t.
• E-Generation with a Growing PLACE for urban agriculture
• Anaerobic digester and energy balancing equipment: 7,500 sq. ft.
• Growing PLACE greenhouse: 10,000 sq. ft.
• Urban Forest
• Parking: 182 spaces including 5 car-share vehicles; underground, surface and on-street
South Side
• Residential/Commercial 6 stories; Hotel 6 stories
o 102 dwellings • 58 Live/work spaces affordable to rent for families with incomes up to
60%AMI
• 44 Market rate live/work spaces
• Of the 44 market rate live/work spaces, 8 are “Type II” having 250 square
foot ground-level storefronts (total of 2,000 square feet of commercial-
permitted micro retail)
• Hotel: 110 Room Select Service 62,000 sq. ft.
• Cafe: 5,500-6,000 sq. ft.
• Coffee House: 1,800-2,000 sq. ft.
• Co-working Space (South portion of Work Hub): 3,000-3,300 sq. ft.
• Shared office space for creatives and startups
• Anticipated monthly membership of 60 plus walk-ins from hotel and LRT
• Includes mobility concierge available to the public
• Maker Space
• Shared workshop space for creatives: 3,000-3,300 sq. ft.
• A nticipated monthly membership o f 40
• Parking: 261 underground parking spaces including five car-share vehicles
Housing Unit Mix
The overall dwelling unit mix includes (subject to market study confirmation):
• 62 studios
• 96 one-bedrooms
• 70 two-bedrooms
• 60 three-bedrooms
• 12 four-bedrooms
300 total units
Study Session January 18, 2017 Page 3
Subject: PLACE
Both apartment buildings are mixed income with a total of 100 market rate units and 200 units
affordable to households at 60% AMI ($51,500 per year in 2016 for a family of four). Of these
300 units, 102 are designated as live/work spaces for creatives (58 affordable and 44 market rate).
Parking – PLACE is working on a “Mobility Plan” that includes car-free living, car sharing, bike
sharing, transit passes, and a shuttle that will operate for their community members. A reduction
in required parking will be requested with the project applications. Staff is working with PLACE
on the appropriate amount of reductions and a parking consultant will be provide advice on
appropriate parking reductions next to a LRT line.
Site Plan Items – Staff is working with PLACE on a number of site plan items, including the
appropriate right-of-way widths, sidewalk placement and widths, setbacks for buildings,
landscaping, building materials, etc. The entire project is being designed to achieve LEED
certification and will exceed the City’s Green Building policy. Also, included in the redevelopment
will be a public art piece near the Wooddale Avenue S and 36th Street W corner.
Land Use, Zoning, and Platting - The Comprehensive Plan designates the south side of the site
for Mixed-Use and the north side as a combination of Office and Business Park. The zoning on
the south side is C-2 Commercial and General Industrial on the north side. The proposed PUD
would create a new zoning district and zoning regulations for uses and dimensional standards that
are unique to this site and the proposed site, uses and building plans.
Planning Applications/Approvals for proposed development:
North side South side
Comprehensive Plan amendment
land use map
From Office and Business
Park to Mixed Use
Not needed – site is
designated for Mixed
Use
Planned Unit Development (PUD) Yes Yes
Preliminary and Final Plats Yes Yes
The Mixed Use land use designation and the City’s Livable Communities design principles are
intended to create compact, pedestrian-scale, mixed-use buildings, typically with retail, service or
other commercial uses on the ground floor and residential or office uses on upper floors. Mixed-
use is intended to accommodate mixed-income housing, a mix of housing types on the same block,
and higher density development. The Comprehensive Plan calls for an increase in the availability
of neighborhood housing choices and a broader range of housing types. The proposed
redevelopment provides higher density apartment housing and affordable units in buildings that
complement the adjacent Cityscape, Tower Light, Village in the Park, and Hoigaard Village
developments.
PLACE’s development plan is suitable for the site also addresses many of the Elmwood
Neighborhood Improvement Opportunities listed in the City’s Comprehensive Plan and meets
many of the objectives for the Elmwood Area Land Use, Transit & Transportation Study. Also,
the project will exceed the requirements specified within the City’s Green Building Policy and
Inclusionary Housing Policy.
PUBLIC INPUT: PLACE has held seven community meetings and the City held one meeting to
present the results of the traffic study for PLACE. The meetings have been well attended and have
Study Session January 18, 2017 Page 4
Subject: PLACE
reached a broad audience. Additional meetings will be held prior to a public hearing on the
development plans.
NEXT STEPS: The Planning Commission will review the formal application in the coming
months and make a recommendation regarding the comprehensive plan amendments, the
preliminary and final plat and the preliminary and final PUD to City Council.
Attachments: Site Renderings
Prepared by: Jennifer Monson, Planner
Meg McMonigal, Principal Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
Study Session January 18, 2017 Page 5
Subject: PLACE
A101Drawing 2016 Copyright Meyer, Scherer & Rocastle, Ltd.PLACE ST. LOUIS PARKDATE:ST. LOUIS PARK, MNSchematic DesignMD110150012/13/2016N914Mech3644EntryRES. BASEMENTFLOOR GROSS12,350 sfStorage10,840 sfNORTH BLDG1BASEMENT FLOOR PLAN1" = 50' - 0"A1015012.51" = 50' - 0"250FLOOR PLAN
A102Drawing 2016 Copyright Meyer, Scherer & Rocastle, Ltd.PLACE ST. LOUIS PARKDATE:ST. LOUIS PARK, MNSchematic DesignMD110150012/13/2016NURBAN FOREST35,880 SFw/ BORDER43,270907.5910.5Market1 BR759 sfDwellingAf
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GalleryNORTH BLDG1GROUND/1ST FLOOR PLAN1" = 50' - 0"A1025012.51" = 50' - 0"250FLOOR PLAN
RDW
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Drawing 2015 Copyright Meyer, Scherer & Rocastle, Ltd.telDRAWN BY:CHECKED BY:PROJECT NO.PROJECT PHASEDrawing 2015 Copyright Meyer, Scherer & Rockcastle, Ltd.ISSUESignature:Print Names:Date:License No:DATEMARKDESCRIPTIONteltel12/21/2016 6:22:43 PMC:\Projects\PLACE_PUD_S Tier Plan_natalya@msrdesign.com.rvtA1NORTH BUILDINGTIER PLANPLACE ST. LOUIS PARKST. LOUIS PARK, MN100 Portland Avenue South, Suite 100Minneapolis, MN 55401612 309 38892016-12-21CheckerAuthorSchematic DesignMD11015002335 Highway 36 West StreetSt. Paul, MN 55113-3819651 604 48610832161" = 16'-0"NTIER PLAN FLOORS 2-51A1 1/16" = 1' - 0"
A105Drawing 2016 Copyright Meyer, Scherer & Rocastle, Ltd.PLACE ST. LOUIS PARKDATE:ST. LOUIS PARK, MNSchematic DesignMD110150012/13/2016NNORTH BLDG1ROOF PLAN1" = 50' - 0"A1055012.51" = 50' - 0"250FLOOR PLAN
AAAABBBBCCCCRDWRDWDWRDWRDWRDWRDWRDWRDWRDWRDWRDWRDWRDWRDWRRDWRDWDWRRDWDrawing 2015 Copyright Meyer, Scherer & Rocastle, Ltd.telDRAWN BY:CHECKED BY:PROJECT NO.PROJECT PHASEDrawing 2015 Copyright Meyer, Scherer & Rockcastle, Ltd.ISSUESignature:Print Names:Date:License No:DATEMARKDESCRIPTIONteltel12/22/2016 10:17:29 AMC:\Projects\PLACE_PUD_S Tier Plan_natalya@msrdesign.com.rvtA2SOUTH BUILDINGTIER PLANPLACE ST. LOUIS PARKST. LOUIS PARK, MN100 Portland Avenue South, Suite 100Minneapolis, MN 55401612 309 38892016-12-21CheckerAuthorSchematic DesignMD11015002335 Highway 36 West StreetSt. Paul, MN 55113-3819651 604 48610832161" = 16'-0"NTIER PLAN FLOORS 3-61A2 1/16" = 1' - 0"
A118Drawing 2016 Copyright Meyer, Scherer & Rocastle, Ltd.PLACE ST. LOUIS PARKDATE:ST. LOUIS PARK, MNSchematic DesignMD110150012/13/2016NSOUTH BLDG1ROOF FLOOR PLAN1" = 50' - 0"A1185012.51" = 50' - 0"250FLOOR PLAN