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HomeMy WebLinkAbout2023/01/18 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting January 18, 2023 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther at 952.924.2574 or the administration department at 952.924.2525. Planning commission The St. Louis Park Planning Commission is meeting in person at St. Louis Park City Hall, 5005 Minnetonka Blvd., in accordance with the most recent COVID-19 guidelines. Some members of the planning commission may participate by electronic device or telephone rather than by being personally present at the meeting. Members of the public can attend the planning commission meeting in person or watch the meeting by webstream at bit.ly/watchslppc and on local cable (Comcast SD channel 17 and HD channel 859). Visit bit.ly/slppcagendas to view the agenda and reports. Due to technical challenges, courtesy call-in public comment is not available for this meeting. You can provide comment on agenda items in person at the council meeting or by emailing your comments to info@stlouispark.org by noon the day of the meeting. Comments must be related to an item on the meeting agenda. The city recognizes the value of the call-in opportunity to provide access to those who can’t attend meetings in person and is working on a reliable solution. Agenda PLANNING COMMISSION 1.Call to order – roll call 2.Approval of November 16, 2022 minutes 3.Hearing 3a. St. Louis Park High School conditional use permit amendment Applicant: St. Louis Park School District Case No.: 22-28-CUP 4.Other Business 5.Communications 6.Adjournment PLANNING COMMISSION STUDY SESSION 1. 2022 annual reports and 2023 planning commission work plan 2.Miscellaneous zoning code amendments Future scheduled meeting/event dates: February 1, 2023 – planning commission regular meeting February 15, 2023 – planning commission regular meeting March 1, 2023 – planning commission regular meeting 1 2 Planning commission November 16, 2022 6:00 p.m. Planning commission Members present: Jim Beneke, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber, Jan Youngquist Members absent: Mia Divecha Staff present: Jacquelyn Kramer, Jennifer Monson 1.Call to order – roll call 2.Approval of minutes – July 6, 2022; Oct. 12, 2022; Oct. 19, 2022 Commissioner Eckholm did not know which set of minutes this was from, but noted he wanted removal of the comment “Commissioner Eckholm stated… in good faith…” Commissioner Youngquist noted in the Oct. 12 minutes there were comments missing that she would like added, “Commissioner Youngquist asked if there are issues with zoning code requirements with densities in the comprehensive plan especially in the light rail station areas.” Commissioner Weber made a motion, seconded by Commissioner Eckholm, to accept all three sets of minutes from July 6, 2022, Oct 12, 2022, and Oct 19, 2022, as amended. The motion passed unanimously. 3.Hearings - none 4.Other Business a.OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan Ms. Monson presented the report. Commissioner Salzer asked if ground will be broken at the site this year. Ms. Monson stated they will not break ground in 2022 and a few more approvals are needed from council before breaking ground in spring of 2023. Commissioner Kraft made a motion, seconded by Commissioner Eckholm to adopt a resolution finding the proposed EDA land sale for OlyHi development to be in conformance with the comprehensive plan of the City of St. Louis Park. The motion passed unanimously as presented. 3 Unofficial minutes Planning commission Nov. 16, 2022 Page 2 5.Communications Ms. Kramer noted the planning commission recognizes Commissioner Kraft tonight for her years of service and also noted that Katie Merten was appointed to fill the vacancy effective December 1, 2022 Commissioner Weber also thanked Commissioner Kraft for her work as chair in 2020 which was online during covid, noting she did a wonderful job. Ms. Kramer added both December planning commission meetings will be cancelled, and the next meetings will be Jan 4, 2023, and Jan 18, 2023. She added at the Jan 4, 2023, meeting the commission will need to elect new officers– chair and vice chair. Ms. Kramer added there are ongoing conversations in city council related to their systems discussion regarding housing and neighborhood development. These discussions include managing change in residential neighborhoods, housing types and housing barriers. Ms. Kramer explained that after the regular meeting, the planning commission will hold a study session to discuss density bonuses in the MX-1 vertical mixed-use zoning district. 6.Adjournment – 6:11 p.m. Study session 1.Density bonuses in MX-1 vertical mixed-use zoning district Ms. Kramer introduced the topic of potential revisions to the MX-1 district density bonuses. She gave a summary of a recent project, 2625 Louisiana, that was approved in the MX-1 district and utilized density bonuses. Commissioner Youngquist asked about the MX-1 distirct building height requirements. Ms. Kramer stated the density bonus in the MX-1 district does not allow increases in maximum height. If an applicant sought a height greater than what is allowed in the MX- 1 district, they might be able to apply for a PUD. The development would then have to comply with the inclusionary housing and green policies, and the project would have a public hearing and city council approval. The 2625 Louisiana project applicant stayed within the allowed maximum height of the MX-1 district. Chair Beneke asked about the percentage of the energy uses that the solar array in the 2625 Louisiana project would provide. Ms. Kramer stated she is not sure, but on-site solar arrays sometimes provides energy to the common areas. She stated this project was approved by city council, but the developer has not yet applied for building permits. 4 Unofficial minutes Planning commission Nov. 16, 2022 Page 3 Commissioner Salzer asked how the developer earns more space through a density bonus but is not able to go up height-wise, while staying within the same footprint. Commissioner Eckholm stated it depends on the floor area ratio, and the site plan’s utilization of the lot. Commissioner Weber stated city staff deals with zoning code revisions like this, so he is fine with staff taking care of this as they are the experts. He is happy to react to a draft zoning ordinance amendment. Commissioner Eckholm agreed, noting the 2625 Louisiana project is an absolute win for the city. Commissioner Kraft asked if there were certain density bonuses that were more confusing or harder to evaluate. Ms. Kramer stated the gathering spaces and bicycle facilities criteria are more subjective and therefore harder to evaluate at an administrative level. Commissioner Eckholm asked if there is anything on landscaping that is negotiable. Commissioner Weber asked if any variances can be approved administratively or do they all go to BOZA. Ms. Kramer stated it’s related to the law, so variances go to BOZA. Commissioner Eckholm stated he has concerns about setting precedents with allowing variances for density bonuses. Commissioner Kraft stated the renewable energy and gathering space criteria need more definition. She added the concern is accessibility and if there is a bonus for a public space, the space must then be public. Commissioner Youngquist stated her concerns are with the community room because it’s internal vs. the features like a community garden -- so that would be difficult for the city to monitor if that is open to the public. Commissioner Eckholm agreed that would be difficult to enforce, so maybe there should be no bonus for a community room. Commissioner Youngquist stated she likes the spirit of the community room, but because it’s internal, it might be difficult to administer. Commissioner Youngquist asked if this is the only district the density bonus is allowed. Mr. Kramer stated yes. There is one other mixed-use district, MX-2, but that district does not contain density bonuses as it is the historic Walker Lake district. Commissioner Weber left the meeting 6:40 p.m. 5 Unofficial minutes Planning commission Nov. 16, 2022 Page 4 Commissioner Eckholm asked about the language of the ordinance amendment. Ms. Kramer stated it could be written so it would not allow for double dipping with multiple density bonus criteria. Commissioner Youngquist asked about the inclusionary housing policy. A maximum of 6 points may be earned, so how would someone earn 6 points vs. 2 points. Ms. Kramer stated it is not yet defined in the ordinance, so that could be a revision that the commission could discuss. Chair Beneke asked if points could be given for owner occupied tenants. Ms. Kramer stated the inclusionary housing policy has some language on this, but staff would need to research the topic further to determine if and how such a density bonus could be added. Commissioner Eckholm asked how many points are given for inclusionary commercial space. Ms. Kramer stated 4 points. Commissioner Youngquist asked how the fair market rent is determined. Ms. Kramer explained there are some definitions in the density bonus section. Commissioner Eckholm asked if a small bonus could be given for the developer choosing more minority owned contractors. The commission agreed a density bonus should be allowed if the project complies with the city’s Diversity, Equity, and Inclusion policy. Ms. Kramer outlined the need to memorialize what density bonuses are granted, similar to items like the performance guarantees for landscaping, maintenance, and other items required as a condition of approval that go into a planning development contract. Currently, projects approved administratively do not need a planning development contract, and just apply for a building permit. She asked if the commission would like to add a document like the planning development contract as a condition to the density bonuses. Commissioner Eckholm stated that makes sense. Commissioner Kraft agreed it make sense and holds developers accountable for amenities and features. Ms. Kramer summarized the changes the commission would like staff to explore: •Adjusting the criteria for green building policy to allow partial point awards. •Tiering out the inclusionary housing policy criteria and defining how each point is awarded. •Add charts and visuals to make the ordinance more user-friendly. •Explore ways to add a density bonus for affordable home ownership. •Look at expanding the definition for inclusionary commercial. •Add criteria for compliance with the city’s Diversity, Equity, and Inclusion policy. •Revising the gathering spaces definitions. 6 Unofficial minutes Planning commission Nov. 16, 2022 Page 5 Commissioner Salzer stated points should also be awarded for landscape irrigation. Commissioner Eckholm added for community gardens as well. Ms. Kramer asked if the commission has a preference as to what form the criteria updates should take, such as a zoning ordinance amendment vs. a supplemental guidance document that can be updated separately from the ordinance. Commissioner Eckholm stated a preference for an ordinance amendment; it should be done right the first time along with the larger zoning revisions generated from the zoning audit and so that adding another document would not necessary. Ms. Kramer stated staff will bring this item back to another study session in early 2023. Commissioner Eckholm stated it might be helpful to give density bonuses for 3-bedroom units. Ms. Kramer stated that it has been difficult for developers to fill these units on their own but tying it to the density bonus could incentive building these units in the city. Commissioner Salzer added he would not like to see the 3-bedrooms units already planned for the project get the density points. Commissioner Eckholm stated if a developer has a plan and can add more units that are 3 bedrooms, he would approve of density points. Commissioner Salzer thought developers should get 6 points for meeting all 6 items in the green building policy. Commissioner Kraft added if they achieve all 6 goals but don’t get the 3rd party certification, they should still get the density points. Commissioner Salzer agreed. 2.Adjournment – 7:50 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Jim Beneke, chair member 7 8 Planning commission: Regular meeting Meeting date: January 18, 2023 Agenda item: 3a 3a St. Louis Park High School Location: 6425 33rd Street West Case Number: 22-28-CUP Applicant/Owner: St. Louis Park Public Schools – District 283 Review Deadline: 60 days: February 3, 2023 120 days: April 4, 2023 Recommended motions: •Chair to open the public hearing, take testimony, and close the public hearing. •Motion to recommend approval of the amendment to conditional use permit (CUP) subject to the conditions in the staff report. Summary of request: Thomas Bravo, on behalf of St. Louis Park Public Schools, has applied for an amendment to a conditional use permit (CUP) for building and site improvements at St. Louis Park High School. Site information: Site area (acres): 21.63 acres West 33rd Street SLP High School Track & field Dakota Avenue 9 Regular meeting meeting of January 18, 2023 (Item No. 3a) Title: St. Louis Park High School Current use: Surrounding land uses: Educational facility Railroad and commercial to the southeast, single family residential Current 2040 land use guidance Current zoning CIV - civic R-2 single-family residence Background. City council approved a CUP for building and site improvements at the high school on November 5, 2018. The school district did not move forward with the project at that time due to additional stormwater treatment required as a result of that review. The school is now ready to proceed with the previously approved project as well as additional stormwater and track and field improvements. Present considerations. The school district proposes a multi-phase renovation plan for the high school. Construction on the first phase would begin in summer 2023 and the final phase is expected to be complete by fall 2024. Please see the attached phasing plan. Building improvements include a new district-wide kitchen and expanded cafeteria, media center remodeling, and a new learning commons space created by enclosing an existing courtyard. A new storm shelter will be added to the basement level, and a new trash enclosure with screening will be installed on the north side of the building. Site improvements include replacement of the all-weather 8-lane running track and field events space, new synthetic turf football/soccer/lacrosse field, new connections to existing pedestrian pathways, replacement of a 4’ spectator fence and 8’ security fence, and site restoration. Off- street parking lots will be reconfigured and new on-street head-in parking will be added to Idaho Avenue. Underground stormwater treatment facilities will be installed to comply with Minnehaha Creek Watershed District requirements. Zoning analysis. A table summarizing the zoning requirements for this project is below. Further details on some of the requirements are provided after the table. Factor Required Proposed Met? Use Educational facility Educational facility Yes Lot Area None 21.63 acres (no change) Yes Height 3 stories/34’-8” No change Yes Building Materials Minimum of 60% Class I and maximum 10% Class III materials Class I: minimum 70% Class III: maximum 9% Class I materials: granite, brick, glass Yes Ground Floor Area Ratio Maximum 0.35 0.21 Yes Off-Street Parking One space per each four students, plus one space for each two classrooms: 437 spaces Off-street: 366 On-street: 73 Total: 439 spaces Yes 10 Regular meeting meeting of January 18, 2023 (Item No. 3a) Title: St. Louis Park High School Bicycle Parking 1 space per 10 students: 160 spaces 160 spaces Yes Landscaping Trees: 341 Shrubs: 2,045 Trees: 202 Shrubs: 464 Alternative landscaping features Yes Tree Replacement Calculation 1:1 caliper inch replacement required for public land: 478 caliper inches 431.5 caliper inches + tree replacement fund or plantings at middle school Yes Setbacks Front: 25 feet Rear: 25 feet Side: 7 feet Side: 5 feet Front: 39.44 feet Rear: 25.01 feet Side: 465.66 feet Yes Mechanical Equipment Full screening required Full screening provided Yes Sidewalks Required along all street frontages Provided along all street frontages Yes Solid Waste Full screening required New trash enclosure with swing gates to screen dumpsters Yes Stormwater Management Required on-site Provided on-site Yes Off-street parking. City code requires high schools to provide one parking space for every four students and one parking space for every two classrooms. Thus, city code requires 437 parking spaces at the St. Louis Park high school. The proposed plans shift much of the on-street bus parking onto the existing northwest parking lot. This remodeled bus lot will also serve as event parking and provide an additional 64 parking spaces during events outside the normal school day. Other existing parking lots will be reconstructed, and an additional 47 head-in stalls will be constructed along the northeast side of Idaho Avenue. The head-in parking will be open to public use. City staff are finalizing what agreements, if any, the school will need with the city to construct and maintain these spaces. At the completion of the project, the site will have 439 parking spaces and meet the city’s minimum parking requirement. As part of the project, the school district will install two level 2 electric vehicle charging stations. Landscaping plan. City code requires 341 trees and 2,045 shrubs on the property based on the gross square footage of the high school building. At the completion of the project the site will have 202 trees and 464 shrubs. The project team submitted a study demonstrating the practical infeasibility of planting the code-required number of trees on the site while preserving the outdoor recreation fields. Please see the attached sheet. Section 36-364(g) allows for projects to utilize alternative landscaping features to meet landscaping requirements. The athletic fields on the site provide recreational benefit both to the school and the surrounding neighborhood. Staff finds that these fields meet the requirements for alternative landscaping features, and the landscaping plan meets city 11 Regular meeting meeting of January 18, 2023 (Item No. 3a) Title: St. Louis Park High School landscaping requirements. City staff are working with the project team on revisions to the planting list to increase species diversity, hardiness, and increase the number of native plantings. These revisions will be reviewed and approved by staff before council considers the application. Tree replacement calculation. City code requires that any tree which is removed from public land shall be replaced on a caliper inch for caliper inch basis. 478 caliper inches of significant trees will be removed as part of the project, and 431.5 caliper inches of significant trees will be planted. The school district is working with city staff to plant some or all of the remaining caliper inches at the middle school. The school district would pay into the tree replacement fund for any remaining caliper inches. Conditional use permit amendment. Educational institutions in the R-2 zoning district, where the high school is located, require a CUP for new construction or an amendment to the CUP for major renovations. Staff find that the application meets all the specific conditions for a CUP amendment as required by Sec. 36-164(d)(4) in the R-2 district: 1. Buildings shall be located at least 50 feet from a lot in an R district. The building is located more than 90 feet away from any residential lot. 2. An off-street passenger loading area shall be provided in order to maintain vehicular and pedestrian safety. Automobile and bus drop-off zones are located in separate parking lots west of the building. 3. Outdoor recreational and play areas shall be located at least 25 feet from any lot in an R district. This condition is met. 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. Access to the school is primarily off 33rd Street West, with a secondary access point off Dakota Avenue South. Dakota Avenue South is a collector road, and 33rd Street West has a direct connection to Dakota Avenue South. This condition is met. Staff find the application also meets the following general requirements for conditional use permit amendments: 1. Consistency with plans. The use of this property as a high school is consistent with and supportive of principles, goals, objectives, land use designations, redevelopment plans, neighborhood objectives, and implementation strategies of the comprehensive plan. The property is guided “Civic” which allows educational facilities. 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. There are no adverse impacts anticipated due to this project. 3. Compliance with code. It is consistent with the regulations, intent and purpose of City Code and the zoning district in which the conditional use is located. The proposed plan meets the conditions required for an educational facility. 12 Regular meeting meeting of January 18, 2023 (Item No. 3a) Title: St. Louis Park High School 4. Consistency with service capacity. It will not have undue adverse impacts on governmental facilities, services or improvements which are either existing or proposed. Services will not be impacted by the proposed educational facility. 5. Site design. It is consistent with code requirements for parking, circulation, landscaping, and stormwater treatment and retention. The designs are proposed to be included as a condition of approval of the CUP amendment. The site design meets the requirements for an educational facility. 6. Consistency with utilities. It is consistent with the City’s stormwater, sanitary sewer, and water plans. On-site stormwater management improvements will be made as part of the site improvements. The utilities have capacity for the use. The proposed design is consistent with all city plans. Public outreach. School district staff and the project team held a virtual neighborhood meeting on December 14, 2022. About six residents, as well as the project team, city staff, and ward councilmember, attended. Attendees asked questions about landscaping at the site. No concerns were raised by attendees. Staff received one email regarding this project, with a request that the school district regrade the driveway off Library Lane. Please see the attached email. Staff have received no other comments on the project. Next steps: If the planning commission makes a recommendation, then staff will present the application and the planning commission’s recommendation to city council on February 6, 2023. Recommendations: Staff recommend approval of the conditional use permit amendment for building and site improvements at 6425 West 33rd Street, subject to the following conditions: 1. The site shall be developed, used and maintained in conformance with the official exhibits. 2. The landscape plan shall be updated with staff-recommended species revisions. 3. The school district shall enter into any necessary agreements with the city for the construction and maintenance of the proposed head-in parking along Idaho Avenue. 4. All utility service structures shall be buried. If any utility service structure cannot be buried (i.e. electric transformer), it shall be integrated into the building design and 100% screened from off-site with materials consistent with the primary façade materials. 5. A development contract shall be executed between the city and school district that addresses, at a minimum, the performance guarantee for the installation of all public improvements, private stormwater management system, as-builts for the public improvements, and landscaping. 6. Prior to starting any land disturbing activities, the following conditions shall be met: a. A preconstruction meeting shall be held with the appropriate development, construction, private utility, and city representatives. b. All necessary permits shall be obtained. c. The developer shall pay to the city the tree replacement fee. 13 Regular meeting meeting of January 18, 2023 (Item No. 3a) Title: St. Louis Park High School d. A performance guarantee in the form of cash escrow or irrevocable letter of credit shall be provided to the City of St. Louis Park in the amount of 1.25 times the estimated costs for the installation of all public improvements (including but not limited to: street, sidewalks, boulevards, utility, streetlights, landscaping, etc.), the private site stormwater management system, as-builts for the public improvements, and landscaping. 7. Final construction plans for all public improvements and private stormwater, water, and sewer systems shall be signed by a registered engineer and submitted to the city engineer for review and approval. 8. The developer shall comply with the following conditions during construction: a. All City noise ordinances shall be complied with, including that there be no construction activity between the hours of 10 p.m. and 7 a.m. Monday through Friday, and between 10 p.m. and 9 a.m. on weekends and holidays. b. The site shall be kept free of dust and debris that could blow onto neighboring properties. c. Public streets shall be maintained free of dirt and shall be cleaned as necessary. d. The city shall be contacted a minimum of 72 hours prior to any work in a public street. e. Work in a public street shall take place only upon the determination by the city engineer (or designee) that appropriate safety measures have been taken to ensure motorist and pedestrian safety. f. The developer shall install and maintain chain link security fencing that is at least six feet tall along the perimeter of the site. All gates and access points shall be locked during non-working hours. g. Temporary electric power connections shall not adversely impact surrounding neighborhood service. 9. In addition to other remedies, the property owner shall pay an administrative penalty of $750 per violation of any condition of this approval. 10. The conditional use permit shall be revoked and cancelled if the use is discontinued for one year, or the building or structure for which the conditional use permit is granted is removed. Supporting documents: Phasing plan, email, proof of tree count plan, project plans Prepared by: Jacquelyn Kramer, associate planner Reviewed by: Gary Morrison, zoning administrator 14 Regular meeting meeting of January 18, 2023 (Item No. 3a) Title: St. Louis Park High School Phasing plan June 2024 – Sept 2024 June 2023 – Sept 2024 June 2024 – Sept 2024 June 2023 – Sept 2024 June 2023 – Sept 2024 15 From:Eric Litkey To:Jacquelyn Kramer Subject:St. Louis Park High School Date:Saturday, December 31, 2022 3:17:00 PM CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Jacquelyn, As a Park Adam bus driver, my feedback for the HS would be to regrade the school’s driveway that exits onto Library Lane. It’s quite a drop-off. I’m sure everyone would appreciate a smoother exit from the south parking lot. Thank you, Eric 16 5 64 32 1 20 19 18 17 16 15 14 7 8 9 10 11 12 13 1 2 3 4 5 6 7 Sheet Number Sheet Title Revisions Consultant Drawn By: Comm. No.: PIC / AIC: Project Title Date: Document Phase: Checked By: St. Anthony Main 201 Main St. SE Suite 325 Minneapolis, MN 55414 Tel: 612 379 3400 Fax: 612 379 4400 www.cuningham.com © ® Cuningham Group Architecture, Inc. Copyright by Cuningham Group Architecture, Inc. (All Rights Reserved)9/28/2018 8:04:21 AMBIM 360://St. Louis Park Schools/LAND-SLPS-HighSchool-Central.rvt9/19/18 17-0622 Checker Author CUP KW St. Louis Park HS Additions / Renovations Proof of Tree Count Plan L003 CUP APPLICATION NOT FOR CONSTRUCTION 2018 No .Date Description L003 1" = 50'-0" 1 Overall Planting Plan -Proof of Tree Counts -Soccer Field 17