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HomeMy WebLinkAbout2018/02/21 - ADMIN - Agenda Packets - Planning Commission - RegularAGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. FEBRUARY 21, 2018 1. Call to order – Roll Call 2. Approval of Minutes A. October 18, 2017 B. December 6, 2017 C. December 20, 2017 D. January 17, 2018 3. Hearings A. Conditional Use Permit with Variance Bais Yaakov Girls High School Location: 4503 and 4509 Minnetonka Boulevard Applicant: Anthony Construction Case No.: 17-30-CUP and 17-31-VAR B. Zoning text amendment architectural materials for greenhouses Applicant: City of St. Louis Park Case No: 18-01-ZA 4. Other Business 5. Communications 6. Adjournment STUDY SESSION 1. Comprehensive Plan – Land Use Discussion 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 OCTOBER 18, 2017 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Torrey Kanne, Richard Person, Carl Robertson, Joe Tatalovich MEMBERS ABSENT: Lisa Peilen, Ethan Rickert (youth member) STAFF PRESENT: Sean Walther, Jacquelyn Kramer, Gary Morrison 1. Call to Order – Roll Call Vice Chair Robertson called the meeting to order at 6:00 p.m. 2. Approval of Minutes of October 4, 2017 Commissioner Person moved approval of the minutes of October 4, 2017. Commissioner Tatalovich seconded the motion, and the motion passed on a vote of 6-0. 3. Public Hearings A. Water Treatment Plant 4 – Amendment to Conditional Use Permit with Variance Location: 4701 West 41st Street Applicant: City of St. Louis Park Case No.: 17-26-CUP, 17-27-VAR Jacquelyn Kramer, Assistant Planner, presented the staff report. She explained that the city Engineering Department has requested the applications to make exterior improvements to a stormwater treatment facility on the property. The amendment to the conditional use permit is required for a public services facility in an R-1 district. The variance is required to reduce the front setback from 30 ft. to 15 ft. to allow construction of mechanical equipment and a screening wall on the east side of the building. Ms. Kramer provided an analysis of the conditional use permit. The application meets all requirements. Ms. Kramer discussed the request for variance needed for the remote radiator enclosure along the outside east wall of the existing building. She explained how the variance request meets all criteria for granting a variance. Unofficial Minutes Planning Commission October 18, 2017 Page 2 Ms. Kramer noted a neighborhood meeting was held with five residents in attendance. She said overall residents expressed support of the project and the improvements. She said current and future landscaping was discussed. Vice Chair Robertson and Ms. Kramer discussed the side yard setback. Ms. Kramer noted that because of the unique characteristics of the site, the east yard is the optimal location for the radiator and screening wall. Vice Chair Robertson opened the public hearing. As no one was present wishing to speak, the Vice Chair closed the public hearing. Commissioner Tatalovich made a motion recommending approval of the Amendment to the Conditional Use Permit and Variance for decreasing the front setback from 30 feet to 15 feet. Commissioner Johnston-Madison seconded the motion, and the motion passed on a vote of 6-0. B. Zoning Ordinance Amendment – Industrial Uses Third Shift Applicant: Lyman Lumber Case No.: 17-25-ZA Gary Morrison, Assistant Zoning Administrator, presented the staff report. He spoke about the applicant’s desire to expand the operation by starting a 3rd shift. He reviewed Section 36-242(1) of the ordinance which prohibits businesses located in the Industrial Park and General Industrial zoning districts from operating between the hours of 10 p.m. and 6 a.m. when the property is located adjacent to a property zoned residential. Mr. Morrison summarized nine conditions which are proposed for the amendment. Mr. Morrison reviewed the property location, operation activities and the adjacent properties. Mr. Morrison discussed citywide application of the proposed amendment and three industrial areas in the city that may take advantage of the proposed amendment. Mr. Morrison stated a neighborhood meeting was conducted to allow the neighbors to visit the site and see the proposed operations. He said the tour of the site included walking around the building while the operation was running. Noise was not noticeable from outside the building as long as the doors remain closed. He commented that Lyman Lumber conducted a noise study in early 2017. Unofficial Minutes Planning Commission October 18, 2017 Page 3 Commissioner Person asked about the operation activities of Lyman Lumber during a third shift. Mr. Morrison responded activities according to code could include any industrial activity that would be manufacturing, processing, and storage conducted entirely within the building overnight. Lyman Lumber’s activity would be applying a finish to cement siding. Commissioner Carper noted a correction to be made to page one, paragraph one of the staff report. Hours of operation referred to should be 10 p.m. and 6 a.m., rather than 6 a.m. and 10 p.m. Commissioner Kanne asked about noise and the ventilation system. Mr. Morrison responded that the ventilation system could not be heard outside of the building. The dominant outdoor noise is the highway. He spoke about the noise study conducted which found the exact same results. Commissioner Kanne asked about employee rules. Mr. Morrison said there is no trucking activity during 3rd shift. Employee vehicles shouldn’t be idling. He noted that employee parking is the farthest distance on the site from residential property. He said the city shouldn’t have an ordinance written specifically for Lyman Lumber. We want to make sure the ordinance applies equitably city-wide. Vice Chair Robertson spoke about items like lighting, ventilation and decibel limits. He asked if some of these items should be in the ordinance. Mr. Morrison said the general code addresses lighting. Regarding noise and speakers outside, he said staff could look at that. Sean Walther, Planning and Zoning Supervisor, stated the city nuisance ordinance currently does have decibel level restrictions for noise of long duration. Police do have the discretion to identify noise of shorter duration a nuisance. Commissioner Kanne asked the applicant for his response to the more general conditions of approval and assurance that those conditions could be met. Applicant, Mark Thieroff, Attorney for the Applicant, directed commissioners to look at the site drawing which illustrates the distance employee parking would be from residential. He spoke about over the road truck deliveries which will be controlled by purchase order indicating delivery time. Improved on-site signage will also coordinate with that process. Unofficial Minutes Planning Commission October 18, 2017 Page 4 Scott Richter, applicant, spoke about activities and operations which will occur during the third shift. Vice Chair Robertson opened the public hearing. As no one was present wishing to speak, he closed the public hearing. Commissioner Carper said he supports and encourages responsible companies to do business in St. Louis Park. Commissioner Carper made a motion recommending approval of the Zoning Ordinance Amendment pertaining to extended business hours for Industrial uses adjacent to residential properties. Commissioner Johnston-Madison seconded the motion, and the motion passed on a vote of 6-0. 4. Other Business: None 5. Communications Commissioner Person spoke about the city’s Vision 3.0 process. He said the Environment and Sustainability Commission has a subcommittee that will be looking at the Comprehensive Plan. He said that subcommittee would like to have a joint study session with the Planning Commission at some point. Vice Chair Robertson said he thought that was a great idea. Mr. Walther said the Vision 3.0 document is nearing its final version and approval by City Council. He said four neighborhood-based Comprehensive Plan workshops will be held in November. Commissioners are welcome to attend their own area workshop and all workshops. More information will be coming from staff soon. Mr. Walther said the November 1 commission meeting has been cancelled. The November 15 commission meeting may also be cancelled. 6. Adjournment The meeting was adjourned at 6:40 p.m. Respectfully submitted, Nancy Sells Recording Secretary UNOFFICIAL MINUTES PLANNING COMMISSION STUDY SESSION ST. LOUIS PARK, MINNESOTA December 6, 2017 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Lynne Carper, Claudia Johnston-Madison, Torrey Kanne, Richard Person, Carl Robertson, Joe Tatalovich MEMBERS ABSENT: Lisa Peilen STAFF PRESENT: Sean Walther, Jacquelyn Kramer, Jennifer Monson, Gary Morrison OTHERS PRESENT: Jeff Miller, consultant, HKGi 1. Comprehensive Plan Progress Update Staff and Jeff Miller, HKGi, the city’s planning consultant for the comprehensive plan, discussed the overall project schedule and the Neighborhood Planning Workshops held in November. 2. Small cell, Communication Tower and Antennaes draft ordinance discussion Gary Morrison, Assistant Zoning Administrator, introduced the draft ordinance and gave a brief summary of the ordinance and why it is being proposed. Morrison explained that the state passed a law requiring cities to allow small cell facilities in the public right-of- way. The law gives the city very little authority to regulate the manner in which they are installed. The law does preserve the city’s ability to apply regulations that protect the health, safety and welfare of the city. Therefore, staff proposes an amendment to the communication tower and antenna section of the zoning ordinance to define health, safety and welfare issues. The commissioners expressed the following questions and opinions for staff to consider: 1. Can a tree be placed in front of antennas without interfering in the signal? 2. Does “ground mounted equipment” include equipment that is buried? The city should be encouraging buried equipment over ground or pole mounted equipment. 3. Can the antenna be in the right-of-way, but the equipment placed on private property? 4. What kind of pole is acceptable? Can it be wood? 5. The city should prioritize boulevard placement over medians. Staff will make revisions to the ordinance and have the city attorney review again before initiating the amendment process. Unofficial Minutes Planning Commission December 6, 2017 Page 2 3. Electric vehicle charging stations (EVCS) Jacquelyn Kramer, Associate Planner, gave a summary of the draft ordinance. As proposed, all new development with 50 or more required parking stalls, or expansions of existing parking lots that go over the 50 parking stalls threshold, would be required to install a minimum number of EVCS. The level of EVCS required would be determined by the land use of the parcel. Additionally, the city would require 10% of parking spaces in these developments to be charging station-ready with the appropriate electrical wiring and conduit. Commissioners raised questions regarding the number of spaces we would require. Commissioners would like to see more spaces required for EVCS, and at a lower threshold – for example, every new lot or development with 25 spaces or more, rather than the 50 spaces in the draft ordinance. Staff clarified that replacing, but not expanding, existing parking lots would not trigger this requirement. There was discussion about possibly changing the application of the ordinance from the number of proposed parking stalls to the size of the lot. In the final staff report, staff will explain how this ordinance supports the work outlined in the city’s Climate Action Plan. Overall commissioners were very supportive of the draft ordinance and what it is trying to accomplish. Staff will research the following items and draft a final ordinance for planning commission’s recommendation: • How many existing properties could be impacted by this ordinance • LEED standards for quantity of EVCS • Cost of installation of different levels of EVCS 4. Architectural material – material request Jennifer Monson, Planner, presented a proposed material change for the greenhouse that was approved for the PLACE greenhouse in May 2017. The greenhouse was originally approved with glass material, however, as more detailed design has occurred, PLACE proposes glass is not the best material for greenhouses that are used to grow food. PLACE requests an amendment to allow the use of Acrylite, an acrylic glass product, to be allowed for a food production greenhouse. Ms. Monson summarized the three types of materials traditionally used for greenhouses including glass, Acrylite, and Unofficial Minutes Planning Commission December 6, 2017 Page 3 polycarbonate. Ms. Monson said that research shows Acrylite is the best product for food production as it is low maintenance, shatter proof, does not change color, and is the most hygienic of the three products. Ms. Monson said acrylic products are not currently allowed in St. Louis Park, and staff is requesting Planning Commission’s guidance as to whether the city should consider allowing acrylite for greenhouses. A sample of the product was passed around. Commissioner Robertson said he does not have any issues allowing the acrylite product for greenhouses, and wondered if a photovoltaic film could be installed on the top, or if a rain screen material could be in front of it to provide for solar panel installation. Commissioner Johnston-Madison said she did not have any issues with it. Commissioner Carper said he did not have any issues with it. Planning Commission agreed that Acrylite would be a good product to use for greenhouses. 5. Communications Sean Walther, Planning and Zoning Supervisor, discussed potential upcoming applications. The meeting was adjourned at 7:50 p.m. Respectfully submitted, Nancy Sells Office Assistant UNOFFICIAL MINUTES PLANNING COMMISSION STUDY SESSION ST. LOUIS PARK, MINNESOTA December 20, 2017 – 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 STAFF PRESENT: Sean Walther, Jacquelyn Kramer, Jennifer Monson 1. MX District Topics Jennifer Monson, Planner, introduced the fourth study session discussion on Mixed Use District. Site circulation, loading zones, parking design and building length are the current topics. Driveway circulation and design Ms. Monson said staff proposes driveway to be located on the secondary frontages and alley frontages in order to increase and maintain pedestrian realm along the primary frontages of the building. Staff would like to establish a maximum driveway width. Staff recommends using language proposed in the draft form-based code which requires a maximum driveway width of 22 ft. for a two-way driveway, shared access for two abutting properties is encouraged; and interconnected street patterns. Driveway locations would focus on certain areas of the building. Move traffic toward the alley, or secondary street frontage if on corner lot with no alley. Loading zones and docks Staff proposes designated loading zone areas provided for residential tenants; shared internal loading and trash space; move it off the street frontages. Staff recommends using the existing language within the zoning district. Off-street parking Jacquelyn Kramer, Associate Planner, said staff proposes regulating where parking lots and structures can be located on the parcels. There would be different location requirements depending on land use and street designation. Staff proposeds these regulations to minimize visibility of surface parking in the district; create consistent building frontage and encourage active uses; to make sure there are public pedestrian connections. Ms. Kramer reviewed language from the draft form-based code. Ms. Kramer stated a parking ramp as a primary structure would require a CUP. As an accessory structure, it would be permitted with all uses/frontages, with conditions. It would be fully screened in the rear yard. Ramps to be located in rear or side of structure. Staff proposes the use of an entry tower which would define the pedestrian entrance/exit Unofficial Minutes Planning Commission December 20, 2017 Page 2 separate from vehicular entrance. The entry tower would directly access the sidewalk or public realm. Commissioner Robertson said he was thinking of Texa-Tonka where the lot is adjacent to the retail strip. He said he is currently working on a situation where the developer is trying to maximize the adjacent lot. The whole lot is surface parking lot. He asked if that would be allowed in the MX District. Ms. Kramer responded that surface parking on the main road would not be allowed as the principal use of a lot in the MX District. Structured parking may be allowed depending on various issues. Chair Peilen remarked that it sounds like it would become more difficult for people who need to use cars to get there. She said for all of our concern about pedestrians, people do still need to drive places for retail to succeed. Ms. Kramer said on-street parking and surface parking would still be provided, but it would be located behind the building so the building has a street presence with retail and pedestrian activity, and plaza, and the surface parking wouldn’t dominate the view on the main road; something like Excelsior & Grand and Ellipse on Excelsior. Maximum building length Ms. Monson said this helps regulate the mass of the building along the street; increases opportunities for pedestrian and vehicle access through site; decreases scale and massing of building; creates a more connected network; and allows space for utilities between the buildings. She reviewed some of the building lengths in St. Louis Park. The city currently regulates building length only through subdivision ordinance, which allows a block to be a maximum of 600 ft. long. Staff would like Planning Commission guidance on length. Staff wonders if the city could regulate and require smaller buildings for better access through the site for both vehicles and pedestrians Commissioner Robertson said he likes the idea. He said it varies enough though so you’d have to look at block lengths. He said it’s hard to come up with a number. Might be better off suggesting: with a block longer than X the building shall be split in two with X ft. wide alley between or driveway between them. If there is parking behind, then you would need to split the building. Definitely have parking behind. Trash pick- up/trash room would be good between buildings. Commissioner Tatalovich asked if determining maximum building length would be for utility access and aesthetics. Ms. Monson replied it helps with utilities, circulation and massing of the building. Unofficial Minutes Planning Commission December 20, 2017 Page 3 Commissioner Carper suggested looking at the West End for ideas on passageways through buildings. Sean Walther, Planning and Zoning Supervisor, said there is a provision similar to this in the Subdivision Ordinance. But, if there is a project that doesn’t include a subdivision and the ordinance doesn’t apply, having this rule on MX zoning would reinforce the policy. Commissioner Kanne said it makes sense to establish a number similar to Uptown numbers. She asked if 50th & France is the same concept with parking behind businesses and lots of pedestrian activity. She spoke about a comfortable feel at 50th & France. Chair Peilen said establishing a maximum building length is more usable and workable but part of it feels a little like Big Brother and a little cookie-cutter to her. Commissioner Robertson said discussion of a maximum building length fits in with earlier discussions about breaking up facades, alcoves, green spaces, interior corridors and outdoor dining. Ms. Monson thanked the commission for feedback and said staff would prepare proposed language. 2. Annual Report Ms. Kramer presented the draft annual report. She asked commissioners to let staff know if anything was missed or if there is anything that should be highlighted or emphasized. Chair Peilen asked why there were fewer developments in 2017 than in 2015 or 2016. Ms. Kramer said there were a lot of anticipated developments in 2017 but for whatever reason formal applications have not yet been submitted. These applications will be submitted in early 2018. Commissioner Carper said he would like to see the number of stories for each development included in the Annual Report. Number of stories is more important than height. Commissioner Robertson asked in addition to MX, is there any other section of code staff wants to study in 2018. Ms. Kramer said electric vehicle charging stations and small cell wireless facilities will be coming in early 2018. Unofficial Minutes Planning Commission December 20, 2017 Page 4 Mr. Walther said the discussion on architectural materials will be renewed. Chair Peilen suggested discussion of the overall picture of rental housing and guidelines for the needs of St. Louis Park. She remarked current discussions of it seem a little haphazard. She suggested looking at the overall mix of housing and how this effects St. Louis Park’s future. Commissioner Robertson spoke about a housing study done in 2003. He suggested a housing study update. Ms. Kramer said that the city has commissioned Maxfield Research for an update related to the Comprehensive Plan. Commissioner Robertson asked if we study how we’re doing compared with other communities. Ms. Kramer responded that the Comprehensive Plan doesn’t do comparative analysis but the Maxfield study might provide an analysis of the market. There was a discussion about accessory dwelling units, housing needs and taxes. Commissioner Robertson said he has been thinking for years about how the city can work with smaller lots on its busier streets. They don’t feel like good single family units as they are but if you go to row house/brownstone housing they become better for that kind of street. He said at the same time we have NOAH (Naturally Occurring Affordable Housing) conversations going on. These two concepts are in direct conflict. He commented there is a lot to consider. Mr. Walther said it is good to know this is a strong interest of the commission. He stated the Comprehensive Plan would be the commission’s best opportunity for that. Commissioner Robertson said he would also like to discuss the problem of long term planning changing due to short term economic issues. 3. Other Mr. Walther spoke about plans for upcoming tours for the commission. Mr. Walther said Bridgewater plans would be discussed at the January 8 City Council study session and the next Planning Commission study session. Commissioner Kanne said she does not want to Chair the commission in 2018. She did agree to be Vice Chair. Commissioner Robertson volunteered to be the Chair. Unofficial Minutes Planning Commission December 20, 2017 Page 5 The meeting was adjourned at 6:45 p.m. Respectfully submitted, Nancy Sells Office Assistant UNOFFICIAL MINUTES PLANNING COMMISSION STUDY SESSION ST. LOUIS PARK, MINNESOTA JANUARY 17, 2018 – 6:00 p.m. COUNCIL CHAMBERS MEMBERS PRESENT: Claudia Johnston-Madison, Torrey Kanne, Richard Person MEMBERS ABSENT: Lynne Carper, Lisa Peilen, Carl Robertson, Joe Tatalovich STAFF PRESENT: Jacquelyn Kramer, Jennifer Monson, Sean Walther 1. Bridgewater Bank development proposal at Excelsior Blvd. and Monterey Dr. Jennifer Monson, Planner, provided a summary of the preliminary development proposal. Commissioner Johnston-Madison asked if parking is the same as was proposed with the previous proposal. Sean Walther, Planning and Zoning Supervisor, responded that the concept plan includes 248 parking stalls. The previous Dominium proposal had 380 parking stalls. The access may be somewhat different. Commissioner Johnston-Madison asked about the cantilevered section of the building. She asked about four retail spots. Ms. Monson said these could be multiple retail spaces, space for a restaurant, or retail spaces and a very large restaurant. Ms. Monson presented a preliminary site plan of the site. She pointed out entrance and exit points. She stated that a traffic study is being finalized. Claudia Johnston-Madison asked about Monterey Avenue and exiting Trader Joe’s. Staff responded drivers would have to turn right onto Monterey or turn left on Park Commons and go out at Meridian Avenue S. or Grand Way to reach Excelsior Boulevard. Claudia Johnston-Madison spoke about concerns regarding adjacent nursing home parking. Ms. Monson said the project conversations include restoring the nursing home drive aisle to a larger width, and preserving adequate parking for the nursing home. Unofficial Minutes Planning Commission Study Session January 17, 2018 Page 2 Commissioner Kanne said the right turn only coming out of Trader Joe’s makes no sense for residents as many residents use Monterey to get to their neighborhoods. Now they’ll be forced onto Excelsior Blvd., adding more time to their commuting in their own neighborhoods. Commissioner Kanne asked if there is any space to push back and make two lanes on the right side, northbound, instead of one lane. She said she loves the plaza, grass and bikes; but to deal with the density in the city space needs to be made for vehicles. Mr. Walther explained it’s a balance to improve safety and better accommodate pedestrians and bikes, in addition to vehicles. It’s about having a better experience for all the people who are using that intersection currently. Mr. Walther said the level of service at the intersection is degrading, regardless of the proposal. He discussed the three options that were considered for improving of the intersection that were presented for community input at a neighborhood meeting and later discussed by the City Council. He said the city is working on the long-term vision for Monterey Drive that will help inform both the appropriate road design and access from private properties. Ms. Monson said Engineering staff will present a Monterey Drive Multimodal Study at the next Planning Commission study session. Commissioner Johnston-Madison said there will be a lot of questions about traffic. Commissioner Kanne said traffic will be the big item for most residents. Now is the time for definitive answers. She commented traffic will cross over Excelsior and cut through the neighborhood to 44th & France even more so. Now is the time to make the space. Mr. Walther said the city intends to require right-of-way dedication as part of the process. How much right-of-way is needed has yet to be determined. Ms. Monson said the traffic study should be finalized in the next couple of weeks. Traffic information will be available at the neighborhood meeting which is planned for February 15. City Council will then hold another study session to discuss neighborhood input and traffic. Formal development applications are anticipated to be submitted in March. Dean Dovolis, DJR Architecture, spoke about setbacks in response to a question from Commissioner Johnston-Madison. Unofficial Minutes Planning Commission Study Session January 17, 2018 Page 3 Peter Brodd, Bridgewater Bank, discussed the proposed entrepreneur space on the fourth floor. Mr. Dovolis and Commissioner Person discussed the new State energy code. Mr. Dovolis said it is essentially the same as LEED. Mr. Dovolis and Commissioner Kanne spoke about peak traffic, evening activities and restaurant parking. Mr. Walther noted that additional review of uses and parking requirements will be part of the application process. 2. St. Louis Park 2040 Neighborhood Planning Workshops Summary Report Sean Walther, Planning and Zoning Supervisor, said turnouts were good for the four meetings held in November. He spoke about the neighborhood features game and online neighborhood planning survey. The online survey response rate was great. More analysis will be provided on those responses later. Mr. Walther reviewed broad themes that occurred which included walkability, sidewalks and connections. He said lots of feedback was received about smaller businesses, restaurants, coffee shops, and opportunities for gathering spaces and events. Affordability, character, new single family houses, maintenance and upkeep needs were the top responses in housing. Input was also received on safety, social connections and support for neighborhood groups. Mr. Walther said these themes will be integrated into the Comprehensive Plan so we will be mindful of these as we move forward. Commissioner Kanne commented that having this information integrated into the Comprehensive Plan is very important, indicating that the responses and ideas are taken seriously and do matter. The city is known for listening, taking input and executing what residents say they want. Mr. Walther commented that the form and basis of the Comprehensive Plan is put forth by state statute and Met Council. The neighborhood planning workshops input gives the local flavor to those elements and adds a definite response. That is accomplished through the city’s Plan by Neighborhood Chapter of the plan where many of these elements are incorporated. The next round of neighborhood meetings are planned to be held in April. Unofficial Minutes Planning Commission Study Session January 17, 2018 Page 4 3. Mixed-Use Zoning District Concept Review – Transparency and Uses Jacquelyn Kramer, Associate Planner, said staff is defining transparency as: measurement of the percentage of a façade that has highly transparent, low reflective windows. She spoke about ground floor/pedestrian zone transparency and upper floor transparency requirements. Transparency is being discussed to promote “eyes on the street”: a concept that if more people can see the street they can interact with it, it’s more comfortable for pedestrians, and it is safer. It can also contribute positively to the scale and massing of the building and creates a more active street front. Ms. Kramer provided example language related to transparency from different approved PUDs in the city. She also gave example language from the draft form- based code. She reviewed proposed transparency requirements for the MX District. Jennifer Monson, Planner, discussed uses. Generally we have: permitted uses, permitted with conditions, and conditional use permit. Staff proposes those three uses plus Permitted in Limited Stories (stories above the ground floor) for the MX District. She reviewed specific use items in two categories: primary frontage allowed and secondary frontage allowed. In the Hotel/Inn category Commissioners felt lobby, retail and restaurant should be on the ground floor. There were questions and uncertainties about Retail Category 8,000 sq. ft. or larger. Ms. Monson said she will bring examples for the next discussion. Regarding Office Category, Ms. Monson said currently office is not allowed on ground floor with primary frontage. She asked if we want office on ground floor or keep it above. Commissioner Johnston-Madison said office should be allowed but on upper floors only. Ms. Monson gave examples of smaller office hybrids with a secondary frontage on ground floor. Commissioners Johnston- Madison and Person agreed ground floor office depends on the office use and need for walk-in traffic. The meeting was adjourned at 8 p.m. Respectfully submitted, Nancy Sells Office Assistant Planning Commission Meeting Date: February 21, 2018 Agenda Item 3A 3A. Bais Yaakov Girls’ High School - Conditional Use Permit with Variance Case No.: 17-30-CUP, 17-31-VAR Location: 4503 & 4509 Minnetonka Boulevard Applicant: Owner: Anthony Construction Bais Yaakov of Minneapolis Recommended Action: Chair to close public hearing. Motion to recommend approval of the Conditional Use Permit with Variance for 4503 & 4509 Minnetonka Boulevard subject to conditions recommended by staff. Review Deadline: 60 Days: 3/19/18 120 Days: 05/18/18 REQUEST: Anthony Construction, on behalf of Bais Yaakov of Minneapolis, requests a conditional use permit (CUP) and variance to add a second story and lobby to the existing building, and to improve parking and landscaping on the site. The request is to operate a private girls’ high school on the two parcels. A conditional use permit is required to operate an educational facility with more than 20 students in the RC High-Density Multiple-Family zoning district. A variance is requested to reduce the front setback from 30 feet to 25 feet to bring the existing building into compliance with the zoning ordinance. SITE INFORMATION: Comprehensive Plan: OFC Office Zoning District: RC High-Density Multi-Family Neighborhood: Triangle Surrounding Uses: East & West: Offices North & South: Multi-family residences Minnetonka Boulevard Lynn Avenue Monteray Avenue Agenda Item No. 3A. Bais Yaakov Girls’ High School –Conditional Use Permit with Variance Page 2 Meeting Date: February 21, 2018 ZONING ANALYSIS: Existing Conditions: Both parcels are currently owned by Bais Yaakov of Minneapolis. There is an existing one story office building and parking lot on the western parcel (4509 Minnetonka). There are trees and shrubs along the perimeter of the two properties. Proposal: The applicant seeks a conditional use permit to operate a private girls’ high school on the site. The one story building will be expanded to two stories with a new accessible lobby, and a student drop-off area will be added to the parking lot south of the building. Conditional Use Permit Analysis: Bais Yaakov Girls’ High School falls under the “educational (academic) facilities with more than 20 students” land use category, which is a use permitted by conditional use permit in the RC zoning district. Conditional Use Permit - General Standards and Conditions: City code includes the following general standards and conditions for the city to consider while reviewing a CUP application: 1. Consistency with plans. It is consistent with and supportive of principles, goals, objectives, land use designations, redevelopment plans, neighborhood objectives, and implementation strategies of the comprehensive plan. The proposal is consistent with all relevant city plans. 2. Nuisance. It is not detrimental to the health, safety, morals and general welfare of the community as a whole. It will not have undue adverse impacts on the use and enjoyment of properties, existing and anticipated traffic conditions, parking facilities on adjacent streets, and values of properties in close proximity to the conditional use. The proposal is not detrimental to the health, safety, morals and general welfare of the community. There are no undue adverse impacts on properties in close proximity to the site. 3. Compliance with code. The proposal is compliant with all relevant city code. 4. Consistency with service capacity. It will not have undue adverse impacts on governmental facilities, services or improvements which are either existing or proposed. The proposal will have no undue adverse impacts on governmental facilities or services. 5. Site design. The proposal is consistent with design and landscape plan requirements, and the plans will be adopted as part of the conditions imposed on the use by the city council. 6. Consistency with utilities. The proposal is consistent with the City’s stormwater, sanitary sewer, and water plans. 7. Conditions specific to site. The proposal complies with all conditions listed within the conditional use permit. Hennepin County has this section of Minnetonka Boulevard in their Capital Improvement Projects for 2023 reconstruction. Possible changes could include a physical median barrier, on-bike roadway, and a reduction in direct access points on Minnetonka Boulevard. The proposed site plan can accommodate these potential changes along Minnetonka Boulevard, and city staff recommend the applicant discuss these items with Hennepin County, and discuss opportunities for alternative roadway access and shared driveways with neighboring properties. Agenda Item No. 3A. Bais Yaakov Girls’ High School –Conditional Use Permit with Variance Page 3 Meeting Date: February 21, 2018 RC High-Density Multiple-Family Residence District – Conditions for Educational Facilities with More Than 20 Students: In addition to the general conditions for CUPs, the RC district also has specific considerations that need to be met for educational facilities with over 20 students. They are as follows: 1. Buildings shall be located at least 50 feet from a lot in an R district. Condition met. 2. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. Condition met. A student drop-off area shall be constructed to the south of the building in the existing parking lot. 3. Outdoor recreational and play areas shall be located at least 25 feet from any lot in an R district. Condition met. There is no proposed outdoor recreation area in the site plan. 4. Access shall be to a roadway identified in the comprehensive plan as a collector or arterial or shall be otherwise located so that access can be provided without generating significant traffic on local residential streets. Condition met. Minnetonka Boulevard is classified as a minor arterial (augmenter) in the Comprehensive Plan. Variance Analysis: A variance is requested to reduce the front setback from 30 feet to 25 feet. The existing building does not currently meet the front setback minimum in the RC district. The variance would bring the existing building into compliance with the zoning ordinance, and allow the addition of an additional floor to the building. The criteria for granting variances and staff’s finding for each are provided below. 1. The effect of the proposed variance upon the health, safety and welfare of the community. The proposal will have no significant impact on the overall health, safety and welfare of the community. 2. The request is in harmony with the general purposes and intent of the zoning ordinance. The variance will allow the existing building to conform to the zoning ordinance. 3. The request is consistent with the comprehensive plan. The proposed variance request is consistent with the comprehensive plan because it will allow use of the site that is consistent with the land use guidance in the plan. 4. The applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. “Practical difficulties,” as used in connection with the granting of a variance, means that: a. The property owner proposes to use the property for a land use permitted in the zoning district in which the land is located. A variance can be requested for dimensional items required in the zoning ordinance, including but not limited to setbacks and height limitations. The proposed use of an educational facility is permitted in the zoning district through a conditional use permit. Agenda Item No. 3A. Bais Yaakov Girls’ High School –Conditional Use Permit with Variance Page 4 Meeting Date: February 21, 2018 b. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The variance is needed due to the location of the existing building. These circumstances are unique to the site and not created by the current landowner. c. The variance, if granted, will not alter the essential character of the locality. Adjacent properties on the east and west side of the site contain two story buildings that are similar in height as proposed for this project. There are also three buildings at 4301, 4315, 4325 Minnetonka Boulevard with the same front yard setbacks as the subject property that are also in the RC district and located just one block to the east. The variance will not alter the essential character of the locality. d. Economic considerations alone do not constitute practical difficulties. The expansion of the existing building to two stories is necessary for the operations of the proposed school. 5. There are circumstances unique to the property include the shape, topography, water conditions, or other physical conditions unique to the property. The existing building creates the need for a variance. It is a condition unique to the property. 6. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The variance is necessary for the operations of the high school. 7. The granting of the variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, or endanger public safety. The variance will create no undue adverse impacts on nearby properties. 8. The granting of the variance will not merely serve as a convenience to the applicant but is necessary to alleviate a practical difficulty. Vertically expanding the existing building, which necessitates the variance, helps limit the footprint of the expanded building and allows the site to meet the city’s parking and landscaping requirements. Architectural Materials: The existing facades consist of stone, glass and painted concrete block. The new second story addition will be finished in glazing, stucco, and brick. Currently, all the proposed facades have at least 60% Class 1 materials. However, three of the four facades have more than 30% Class 3 materials. The zoning ordinance sets the maximum percentage of Class 3 materials on any façade at 10%. As a conditional of approval, all facades shall meet all architectural material standards as defined in the zoning ordinance. Material samples will be submitted for review and approval prior to the issuance of building permits. Parking: The ordinance requires 15 automobile parking spaces and 5 bicycle parking spaces on site. The applicant proposes 25 automobile and 5 bicycle parking spaces south of the building. Agenda Item No. 3A. Bais Yaakov Girls’ High School –Conditional Use Permit with Variance Page 5 Meeting Date: February 21, 2018 Landscaping and Tree Inventory: The widening of the driveway and construction of the student drop-off area necessitates removing two significant trees. Two additional trees, along with over 100 shrubs, will be planted on site. These plantings bring the site into compliance with all city landscaping requirements. Additionally, an infiltration rain garden will be added to the east of the building to filter stormwater runoff. Neighborhood Meeting: A neighborhood meeting was held on February 8, 2018 in the Community Room of City Hall. One community member attended. The applicant and school representatives discussed the positive feedback around the project they have received from the neighbors. They also discussed the school’s forecasts for future growth, and how the proposal should meet their expected future needs for the long-term. City staff received no other comments concerning this project. Staff Recommendation: Staff recommends approval of the Conditional Use Permit with Variance for decreasing the front setback to from 30 feet to 25 feet with the following conditions: 1. The site shall be developed, used and maintained in conformance with the Official Exhibits. 2. The architectural materials on all facades, existing and new, shall be revised such that they meet all minimum standards in the zoning ordinance. 3. Building material samples shall be submitted and approved before issuance of building permits. 4. All required permits shall be obtained prior to starting construction, including but not limited to City of St. Louis Park erosion control and building permits. 5. Under the Zoning Ordinance, this permit shall be revoked and cancelled if the use for which the conditional use permit was granted ceases. Attachments: 1. Site Plan 2. Grading & Drainage Plan 3. Utility Plan 4. Erosion Control Plan 5. Survey 6. Lighting Plan 7. Existing Floor Plans & Elevations 8. Proposed Floor Plans & Elevations 9. Landscape Plan Prepared by: Jacquelyn Kramer, Assistant Planner Reviewed by: Sean Walther, Planning & Zoning Supervisor Planning Commission Meeting Date: February 21, 2018 Agenda Item 3B. 3B. Zoning Ordinance Amendment – Architectural Materials for Greenhouses. Case No.: 18-01-ZA Recommended Action: Chair to close public hearing. Motion to recommend approval of the Zoning Ordinance Amendment pertaining to Architectural Materials for Greenhouses as recommended by staff. BACKGROUND: In 2017 there was an increased interest by community members and developers to provide opportunities for food growing facilities in St. Louis Park. The city council approved a food producing greenhouse as part of the PLACE Planned Unit Development, and received interest and a presentation from a local non-profit advocating for increased access to local, fresh food. Staff researched the best materials for constructing greenhouses to grow food in Minnesota, and propose amending the zoning code to allow high impact, non-yellowing, double-skinned acrylic products to be used for accessory greenhouses. The planning commission reviewed the material during their December 6, 2017 study session and showed support for amending the zoning code to allow this material for greenhouses. The University of Minnesota Extension Center for Sustainable Building Research published the Cold-Climate Greenhouse Resource which is a guidebook for designing greenhouses in Minnesota. The guidebook provides specifications for determining materials that are best suited for greenhouses, including insulation properties, light transmission, durability, and cost. The guidebook suggests using a polycarbonate product; however, over time polycarbonate yellows. Staff has contacted other greenhouse owners in the area, and has found the preferred product is acrylic glass. Acrylic glass provides better growing environments than polycarbonate, it does not yellow, has high thermal efficiencies, is strong and unlikely to break, and is more hygienic for growing food in a sterile environment. Staff visited the Marjorie McNeely Conservatory at Como Park which installed acrylic glass for their production greenhouse over 15 years ago. The material was found to be clean, clear, and well maintained compared to the traditional glass greenhouses on site. Recommendation: Staff recommends allowing high impact, double-skinned acrylic products that are a minimum of eight millimeters thick to be used for greenhouses. Staff recommends approval of the attached amendment to the Zoning Ordinance pertaining to Architectural Materials for Greenhouses. Attachments: Draft Zoning Amendment Images of material Prepared by: Jennifer Monson, Planner Sean Walther, Planning and Zoning Supervisor Agenda Item No. 3B– Zoning Ordinance Amendment – Architectural Material for Greenhouses Page 2 Meeting Date: February 21, 2018 Draft Ordinance Below is the draft ordinance. The underlined text is language proposed to be added to the ordinance. ARTICLE V. SPECIAL PROVISIONS *** Sec. 36-366. Architectural design. *** (2) Building Materials. Exterior surface materials of buildings shall be installed in accordance with the adopted building code and the manufacturer’s specifications, and shall be subject to the following regulations: a. Classes of materials. Materials shall be divided into class I, class II and class III categories as follows: 1. Class I. Brick, marble, granite or other natural stone, textured cement stucco, copper, porcelain and glass are class I exterior building materials on buildings other than those used as dwellings which contain four or fewer dwelling units. Wood, vinyl siding, fiber-reinforced cement board and prefinished metal are class I materials on residential buildings containing four or fewer dwelling units in addition to the other class I materials listed in this subsection. Wood is a class I material on park buildings under 3,000 square feet. Acrylic glass that is high impact, double-skinned, and a minimum eight (8) millimeter thick may be classified as a Class I material for greenhouses. If a minimum of two other Class I materials are in use, clapboard and shake-style fiber- reinforced cement board with a minimum thickness of ¼ inch may be used as a Class I material for up to 10 percent of the façade on residential buildings with more than four (4) units. “Smooth” finish fiber-reinforced cement board is not permitted as a Class I material. *** (3) Additions and accessory structures. The exterior wall surface materials, roof treatment, colors, textures, major divisions, proportion, rhythm of openings, and general architectural character, including horizontal or vertical emphasis, scale, stylistic features of additions, exterior alterations, and new accessory buildings shall address and respect the original architectural design and general appearance of the principal buildings on the site and shall comply with the requirements of this section. Acrylic glass that is high impact, double-skinned, and a minimum eight (8) millimeter thick may be classified as a Class I material for accessory greenhouses. Agenda Item No. 3B– Zoning Ordinance Amendment – Architectural Material for Greenhouses Page 3 Meeting Date: February 21, 2018 Planning Commission Meeting Date: February 21, 2018 Study Session Item 1 1. Comprehensive Plan – Land Use Discussion RECOMMENDED ACTION: Discuss the recommended changes to the city’s Land Use categories and map for the St. Louis Park 2040 Comprehensive Plan. SUMMARY: At the February 21st meeting, we will be discussing the land use categories in the Comprehensive Plan. Staff and HKGi, our Planning Consultants, have been working to suggest some changes that better meet current city needs and the future marketplace. A table showing the residential density recommendations for the St. Louis Park 2040 plan is attached. It will be reviewed by Staff and the Consultant at the meeting to explain and discuss the merits of the proposed changes. Also attached is a redline copy of the full descriptions of each land use category. The full descriptions should match the residential density ranges shown in the table with more depth, it includes the other non-residential land uses, and these descriptions would be included in the land use plan. Most of the changes widen the density ranges in each categories, to allow more flexibility, more density in certain areas, and establish clear maximum densities in each category. A new category called, “Transit Oriented Development” or TOD is recommended to be added to support the scale and density expected where there are major regional fixed-rail transit investments proposed. For this category, the proposed density range is 50-125 units per acre. This category would be applied to the three Green Line Light Rail Transit station areas: Beltline Boulevard, Wooddale Avenue and Louisiana Avenue; and to be consistent with the city’s station area plans and potential form- based code in the corridor. Other changes recommended for the land use plan will be presented at the meeting via maps that show the changes on various sites and properties in the city. We will discuss each with the maps and proposed changes to land use categories. NEXT STEPS: At the Planning Commission meeting of March 21st time for additional discussion on land use in the Comprehensive Plan is scheduled, and city council members may participate in the meeting. Please see the attached schedule for additional upcoming Comprehensive Plan discussion items. Attachments: Density Recommendations for 2040 Land Use Categories Land Use Descriptions Tentative Schedule - Planning Commission review of 2040 Comprehensive Plan Prepared by: Meg McMonigal, Principal Planner Reviewed by: Sean Walther, Planning and Zoning Supervisor Residential Density Recommendations for 2040 Land Use Categories Land Use Categories with Residential Density Range Allowed by Land Use Category in 2030 Plan (dwelling units per acre) Description from Land Use Category Proposed Density Range - 2040 (dwelling units per acre) Purpose for Changing Density Range Allowed Low Density Residential (RL) 3 to 7 du/acre Intended primarily for single- family detached housing 3 to 10 du/acre Would add flexibility to explore allowing smaller lot sizes, duplexes and accessory dwelling units Medium Density Residential (RM) 6 to 30 du/acre Allows a variety of housing types including single-family detached, duplexes, townhomes, and small two- and three-story apartment buildings 6 to 30 du/acre No change proposed High Density Residential (RH) 20 to 50 du/acre, PUD allows 50+ (no maximum) Intended for higher density, compact urban residential development, including high- rise apartment buildings 30 to 75 du/acre Minimum density of 30 du/acre would limit development of townhouses in RH; maximum density of 75 du/acre allows mid- rise apartment buildings (4-8-story range)* Commercial (C) 20 to 50 du/acre, PUD allows 50+ (no maximum) Residential are also appropriate as part of a mixed use commercial development 20 to 50 du/acre 50 du/acre maximum will help limit amount of residential in commercial areas.* Mixed Use (MX) 20 to 50 du/acre, PUD allows 50+ (no maximum) A mixing of uses including commercial is required for every development parcel; mixed use buildings typically have approximately 75 to 85 percent of the building for residential use 20 to 75 du/acre Maximum density of 75 du/acre allows mid-rise apartment buildings (4-8-story range)* Office (O) Not identified (no minimum or maximum) Residential allowed as a limited use when part of a larger development 50 to 125 du/acre This residential density range complements the intended scale of office employment areas Transit Oriented Development (TOD) Proposed new land use category for 2040 Plan N/A 50 to 125 du/acre This residential density range supports the intended scale of transit station areas * Land use categories should be general and not reference zoning districts (PUD) specifically 1 IV. Why We Are A Livable Community Where We Are Headed This section of the Land Use chapter establishes the City’s official land use categories and the 2030 2040 Comprehensive Plan Land Use Map, which is intended to guide current and future land use planning and development through the year 20302040. The land use plan categories are fully defined below. The 2030 2040 map is the official land use designation map for the City. The land use designations are intended to shape the character, type and density of future development according to sound planning principles. Any new development, redevelopment, change in land use, or change in zoning is required to be consistent with the land use guiding for each parcel. Comprehensive Plan Land Use Categories There are 12 13 land use categories that guide the City’s 2030 2040 Comprehensive Plan Land Use Map, which are described below. In general, the categories reflect a movement towards greater mixing of uses. I. RL - Low Density Residential The Low Density Residential category is intended for residential neighborhoods primarily consisting of for single-family detached housinghomes. It allows single-family detached housing and limited semi- detached housing, such as duplexes and accessory dwelling units. This category allows net residential densities from three (3) to seven ten (710) units per acre. II. RM - Medium Density Residential The Medium Density Residential category is intended for residential areas adjacent to commercial centers, corridors, and nodes. It allows net residential densities from six (6) to 30 units per acre. This category allows for a variety of housing types that are compatible in scale to single-family homes, including single- family detached, duplexes, townhomes, and small two- and three-story apartment buildings. III. RH - High Density Residential The High Density Residential land use category is intended for higher density, compact urban residential developmentareas with convenient access to major transportation corridors, open spaces, and commercial centers, including high-rise apartment buildings. This category allows for a net residential density range of 20 30 to 50 75 units per acre. These Rresidential densities greater than 50 units per acre may be achieved by utilizing the PUD process and addressing the City's Livable Communities Principles and other goals of the Comprehensive Plan, such as including structured parking, affordable housing, or incorporating sustainable site and building design elements. The appropriate building height will vary by development and depend upon the characteristics of the development and its surroundings. Pedestrian- scale, three- to four-story buildings will be appropriate in some areas, while six- to eight-story buildings and even taller high-rises will be acceptable in others. In addition to residential development, a small 2 proportion of supportive retail and service is also appropriate. Retail, service and office beyond those supporting the residential development would only be permitted as part of a mixed-use PUD. IV. C - Commercial The Commercial land use category is intended to accommodate a wide range and scale of commercial uses, such as retail, service, entertainment, and office. Commercial uses can range from small neighborhood convenience nodes, to community retail areas along major roadways, to large shopping centers, to auto-related commercial uses along freeways. Residential uses are also appropriate as part of a mixed-use commercial development, with a net residential density range of 20 to 50 units per acre allowed. These Rresidential densities greater than 50 units per acre may be achieved by utilizing the PUD process and addressing the City's Livable Communities Principles and other goals of the Comprehensive Plan, such as including structured parking, affordable housing, or incorporating sustainable site and building design elements. V. MX – Mixed-Use In the Mixed Use land use category, a mixing of uses including commercial is required for every development parcel. The goal of this category is to create pedestrian-scale mixed-use buildingsareas, typically with mixed-use buildings having a portion of retail, service or other commercial uses on the ground floor and residential or office uses on upper floors. Mixed use buildings typically have approximately 75 to 85 percent of the building for residential use and 20 15 to 25 percent for commercial or office uses. Taller buildings may be appropriate in some areas and net residential densities between 20 and 50 75 units per acre are allowed. These Rresidential densities greater than 50 units per acre may be achieved by utilizing the PUD process and addressing the City's Livable Communities Principles and other goals of the Comprehensive Plan, such as including structured parking, affordable housing, or incorporating sustainable site and building design elements. The MX designation is intended to facilitate an integrated mixed-use town center atmosphere in Park Commons and a diversity of uses inas well as certain other key community and neighborhood commercial centers, corridors, and nodesareas of the community. VI. TOD –Transit Oriented Development In the Transit Oriented Development land use category, a mix of uses are allowed and required to be oriented around transitway stations along the proposed Green Line LRT. The goal of this category is to create pedestrian-scale developments within a 10-minute walk of regional transit stations. The focus of the designation is on building form rather than a specific mix of uses. It is expected that residential uses will make up approximately 75 to 85 percent of uses; the remaining 15 to 25 percent will likely be commercial, office, and other similar uses. The net residential density range allowed is 50 to 125 units per acre. These residential densities may be achieved by addressing the City’s Livable Communities Principles and other goals of the Comprehensive Plan, such as structured parking, affordable housing, or incorporating sustainable site and building design elements. 3 VII. O - Office The Office land use category is primarily intended for employment centers of fairly intensive office and mixed use development with high floor area ratios (FARs) and building heights. Business, professional, administrative, scientific, technical, medical, research and development services are typical uses appropriate for the Office land use category. The Office category also allows other limited uses such as hotels, parking ramps, residential, day care, retail and restaurants when part of a larger development. Residential uses fitting the form and scale of an office employment center are appropriate, so net residential densities from 50 to 125 units per acre are allowed. VIII. BP - Business Park The Business Park land use category is intended to encourage the creation of significant employment centers that accommodate a diverse mix of office and light industrial uses and jobs. The Business Park designation should be applied to larger sites that can be redeveloped to provide a greater diversity of jobs, higher development densities and jobs per acre, higher quality site and building architectural design, and increased tax revenues for the community. Office, office-showroom-warehousing, research and development services, light and high-tech electronic manufacturing and assembly, and medical laboratories are typical uses appropriate for this land use category. Some retail and service uses may be allowed as supporting uses for the primary office and light industrial uses of the employment center. IX. I - Industrial The Industrial land use category covers all industrial uses from manufacturing, assembly, processing, warehousing, storage, laboratory, distribution, and related offices. Industrial areas consist of both lighter industrial uses, which tend to have higher appearance standards and fewer impacts on surrounding properties, and general industrial uses which are typically set off from other uses. Current industrial uses tend to be concentrated around the City’s railroads, where industrial uses first developed in the community. Future industrial uses to be protected should primarily be located in close proximity to either a railroad line or regional roadway system with limited traffic circulation through residential and pedestrian-oriented areas. However, some industrial areas may transition over time to some non- industrial uses that are appropriate to their changing context, such as the future Southwest LRT station areas or increasing incompatibility with surrounding development. Transitional industrial areas may consist of a broader range of industrial and non-industrial uses and need to ensure compatibility with surrounding non-industrial land uses. X. CIV- Civic The Civic land use category is intended for public buildings and uses as well as similar private uses, such as schools, government buildings, places of assembly, community centers, libraries and non-profit institutions. XI. P - Parks and Open Space The Parks & Open Space land use category includes all public parks and open space land, as well as public recreational facilities, such as the Recreational Center. It also encompasses lakes and waterways, such as Bass Lake and Minnehaha Creek. This category is intended for areas which are reserved for 4 active and passive recreational uses, natural amenities, protected natural areas, and the City’s major stormwater retention and drainage areas. XII. ROW – Public Right-of-Way The Public Right-of-Way land use category includes right-of- way for both streets, sidewalks, trails and drainageways. XIII. RRR - Railroad The Railroad land use category includes right-of-way used for railway and trail purposes. Some of the land is owned by rail companies; some of the land is owned by the Hennepin County Regional Rail Authority and a portion of it is used as a multi-purpose regional trail operated by Three Rivers Park District. Inconsistencies in Zoning and Comprehensive Plan Designation: There may be areas in the City where the current zoning does not correspond to the Comprehensive Plan land use designation. The intent of the inconsistency is to allow an existing use to continue as a conforming use, while planning for a different use in the long term. Therefore, the zoning is maintained consistent with the existing use and the property’s Comprehensive Land Use designation indicates the future use. Comprehensive Plan 2040 - Tentative Planning Commission Schedule Date Topics Feb 21 Land Use March 7 Housing March 21 Land Use and Mobility April 4 Climate and energy Parks and Recreation Solid Waste April 18 Surface Water Water Supply Sanitary Sewer May 2 Public Safety Health May 16 Plan by N’hood and remaining sections May 30 Extra date if needed June 6 Planning Commission recommendation to send out for review June 18 City Council action to send out for review