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Home My WebLink About2024/04/03 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting April 3, 2024 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 952.924.2505. Planning commission meeting The St. Louis Park planning commission is meeting in person at St. Louis Park City Hall, 5005 Minnetonka Blvd. Members of the public can attend the meeting in person or watch the meeting by webstream at bit.ly/watchslppc and on local cable (Comcast SD channel 14 and HD channel 798). Recordings of the meetings are available to watch on the city’s YouTube channel at www.youtube.com/@slpcable, usually within 24 hours of the end of the meeting or study session. Visit bit.ly/slppcagendas to view the agenda and reports. You can provide comment on agenda items in person at the 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. Agenda PLANNING COMMISSION 1.Call to order – roll call 2.Approval of minutes – March 20, 2024 3.Hearing 3.a. Zoning text amendment – restaurants with intoxicating liquor Applicant: Luke Derheim Case No: 24-06-ZA 3.b. 3712 Quebec Ave S (Wells Roadside) – conditional use permits with variances Applicant: Luke Derheim Case No: 24-05—CUP, 24-09-CUP, 24-12-VAR 4.Other Business 5.Communications 6.Adjournment Future scheduled meeting/event dates: April 17, 2024 – planning commission regular meeting and study session May 1, 2024 – planning commission regular meeting May 15, 2024 – planning commission regular meeting June 5, 2024 – planning commission regular meeting 1 2 Planning commission March 20, 2024 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration department at 952.924.2525. Planning commission Members present: Jim Beneke, Matt Eckholm, Katie Merten, Jan Youngquist Members absent: Mia Divecha, Tom Weber Staff present: Gary Morrison, Sean Walther 1. Call to order – roll call. 2. Approval of minutes – Mar. 6, 2024. It was moved by Commissioner Merten, seconded by Commissioner Beneke, to approve the March 6, 2024 minutes as presented. The motion passed unanimously. 3. Hearings. 3a. 3200 Highway 100 S – amendment to conditional use permit Applicant: Groves Learning Organization Case No: 24-08-CUP Commissioner Beneke asked if there will be parking added. Mr. Morrison stated no, adding they will not be altering the site at all. Commissioner Merten asked if this is zoned R2. Mr. Morrison stated yes and added educational facilities are allowed in the R2 district. Vice Chair Eckholm opened the public hearing. There were no speakers present at the public hearing. Vice Chair Eckholm closed the public hearing. It was moved by Commissioner Merten, seconded by Commissioner Youngquist, to approve the amendment to CUP for Groves Learning Organization at 3200 Highway 100 south as presented. The motion passed unanimously. 4. Other Business – none. 5. Communications. Mr. Walther noted the next meeting is April 3, and public hearings will be held for Wells Roadside, which is the former Galaxy Drive-in site. 3 Unofficial minutes Planning commission Mar. 20, 2024 6. Adjournment – 6:08 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Matt Eckholm, vice chair member 4 Planning commission: Regular meeting Meeting date: April 3, 2024 Agenda item: 3a 3a Zoning text amendment – Restaurants with intoxicating liquor Case Number: 24-06-ZA Applicant: Luke Derheim Review Deadline: 60 days: April 23, 2024 120 days: June 22, 2024 Recommended Motion: Chair to open the public hearing, take testimony, and close the public hearing. Motion to recommend approval of the zoning text amendment to reduce the 100-foot setback to 25 feet for restaurants with intoxicating liquor located in the C-1 neighborhood commercial district. Summary of request: The applicant requests a zoning text amendment to reduce the required 100-foot setback to 25 feet for restaurants with intoxicating liquor located in the C-1 zoning district. The applicant purchased the Galaxy Drive-In site and is working to remodel the property into a new concept to be known as Wells Roadside. As part of the concept, the applicant would like to serve a few specialized cocktails. The existing building, however, is located only 36 feet from the property to the south which is zoned R-2 single-family residential. Therefore, the property does not meet the required 100-foot setback. The applicant hopes to comply with code by amending the code to require a 25-foot setback instead of the current 100-foot setback. The Wells Roadside plans and concept can be viewed in the staff report for their conditional use permits and variances that is also on the April 3, 2024, planning commission agenda. Please note that while the applicant’s intent is to change the code so he can serve specialty cocktails at his proposed restaurant location at 3712 Quebec Ave. S., but the city must review the text amendment more broadly because it would apply to all properties in the city that are zoned C-1 neighborhood commercial. Zoning analysis: The city does not apply the rule consistently across all districts. A review of the zoning districts standards showed three variations regarding the setback from residential zoned properties for restaurants with intoxicating liquor. The setbacks are no setback required, 25 feet or 100 feet. The setbacks depend on the type of restaurant as categorized below. The zoning districts categories allow restaurants in one of three ways. 1. Restaurants without intoxicating liquor, which allows beer and wine, but not hard liquor. 2. Restaurants with intoxicating liquor, which allows beer, wine, and hard liquor. 3. Restaurants. This designation allows restaurants with beer, wine, and hard liquor. Residential zoned properties include: • R-1 single-family residence. 5 Regular meeting of April 3, 2024 (Item No. 3a) Title: Zoning text amendment-restaurants with intoxicating liquor • R-2 single-family residence. • R-3 two-family residence. • R-4 multiple family residence. • R-C high-density multiple-family residence. The following is a summary showing which zoning districts allow restaurants, how the restaurant is classified using the three categories above, and the required setbacks from properties zoned residential. Zoning district Restaurant type Required setback C-1 neighborhood commercial Without intoxicating liquor 25 feet With intoxicating liquor 100 feet C-2 general commercial Without intoxicating liquor 25 feet With intoxicating liquor 100 feet Office Without intoxicating liquor 25 feet With intoxicating liquor 100 feet Business park Restaurants No requirement Mixed use-1 Without intoxicating liquor No requirement With intoxicating liquor No requirement Mixed use-2 Without intoxicating liquor No requirement With intoxicating liquor No requirement PUD-4 Restaurants No requirement PUD-6 Without intoxicating liquor No requirement PUD-10 Without intoxicating liquor No requirement With intoxicating liquor No requirement PUD-12 Without intoxicating liquor No requirement With intoxicating liquor No requirement PUD-13 Without intoxicating liquor 100 feet With intoxicating liquor 100 feet PUD-20 Restaurants No requirement PUD-21 Restaurants No requirement PUD-22 Restaurants No requirement PUD-24 Restaurants No requirement 6 Regular meeting of April 3, 2024 (Item No. 3a) Title: Zoning text amendment-restaurants with intoxicating liquor Zoning Map. Attached is a zoning map with the properties zoned C-1 neighborhood commercial highlighted in yellow. This map shows the location of the subject properties and their proximity to residential zoned properties. The map also shows the location of the other zoning districts listed in the table above. This also shows the proximity of these zoning districts to properties zoned residential. The zoning map demonstrates where the 100 foot setback may limit where a restaurant with intoxicating liquor may locate. For example, the Miracle Mile shopping center is zoned C-2 which requires a 100 foot setback to residential. A restaurant serving intoxicating liquor would not meet the setback because the mall is located less than 100 feet from the residential properties to the south. Likewise, the two strip malls located on the south side of Cedar Lake Road at Louisiana Ave S are zoned mixed-use and are located less than 100 feet to the adjacent residential properties. As a result, a restaurant with intoxicating liquor would not be allowed in these shopping centers. Uses similar to restaurants with intoxicating liquor. Brewery and distilleries are allowed in the business park district, mixed use districts, and Industrial districts. They are allowed to operate a taproom and cocktail room without setbacks from residential properties. Staff recommendation. The decision to change the setback as requested is a policy decision to be made by the city council with a recommendation from planning commission. Staff is recommending approval of the text amendment to reduce the 100 foot setback to 25 feet for restaurants with intoxicating liquor in the C-1 neighborhood commercial zoning district. Staff is recommending approval for the following reasons: 1. As seen in the data above, the setback from residential properties varies among the zoning districts from no setback to a 100 foot setback, and it is best practice to treat similar uses similarly in the zoning code. 2. The C-1 neighborhood commercial zoning district allows a restaurant serving beer and wine to be located 25 feet from a residential property, and we are not convinced the distinction between of intoxicating liquor is warranted. 3. Allowing a 25 foot setback would open the opportunities for restaurants with intoxicating liquor to operate in more areas in the city, including significant corridors such as Excelsior Blvd and Minnetonka Blvd where residents have generally expressed interest in more dining options. Supporting documents: zoning map Prepared by: Gary Morrison, zoning administrator Reviewed by: Sean Walther, planning manager/deputy community development director 7 £¤ ?A@ £¤ £¤\]^ \]^ ?A@ ?A@ GWX GWX GWX ?A@GWX ?A@ GWX GWX GWX \]^ Westwood Hills Nature Center Cedar Manor School Minneapolis Golf Club Knollwood Mall Benilde-St.Margaret School Bass Lake Preserve Wolfe Park Meadowbrook Golf Course Louisiana Oaks Park Aquila Park St. Louis Park Senior High School St. Louis Park Middle School Methodist Hospital Jewish Community Center Shelard Park City Hall Dakota Park Peter Hobart School Keystone Park Hannon Lake Victoria Lake Cobble Crest Lake Westwood Lake Lamplighter Pond Meadowbrook Lake South Oak Pond Twin Lake City of MinnetonkaCity of Plymouth City of Golden Valley City of Hopkins City of Edina City of MinneapolisTDM Zone ATDM Zone B Recreation Center Fire Station #2 Oak Hill Park Municipal Service Center Park Nicollet Clinic Fire Station #1 Police Station MinnehahaCreek PUD 10 PUD 13 PUD 12 PUD 11 PUD 14 PUD 15 PUD 16 PUD 8 PUD 24 5 5 7 3 3 5 7 17 25 394 100 100 100 394 394 169 169 169 C‐1 Neighborhood Commercial Districts Prepared by the City of St. Louis Park Community Development Department Zoning Districts POS Park and Open Space R‐1 Single‐Family Residence R‐2 Single‐Family Residence R‐3 Two‐Family Residence R‐4 Multiple‐Family Residence R‐C High‐Density Multiple Family MX‐1 Vertical Mixed‐Use MX‐2 Neighborhood Mixed‐Use C‐1 Neighborhood Commercial C‐2 General Commercial BP Business Park O Office I‐P Industrial Park I‐G General Industrial PUD Planned Unit Development ± 00.51 Miles 8 Planning commission: Regular meeting Meeting date: April 3, 2024 Agenda item: 3b 3b Conditional use permit with variances - 3712 Quebec Ave. S. (Wells Roadside) Location: 3712 Quebec Ave. S. Case number: 24-05-CUP, 24-06-CUP, 24-12-VAR Applicant: Luke Derheim Owner: Luke Derheim Subject property: 3712 Quebec Ave. S. Review deadline: 60 days: April 23, 2024 120 days: June 22, 2024 Recommended motion: Chair to open the public hearing, take testimony, and close the public hearing. Motion to table all these applications to the next regular meeting of the planning commission April 17, 2024. As will be apparent in the staff’s findings, we support the use and zoning applications. However, the proposed building improvements may not comply with State building and energy codes. The resolution to this issue may alter the proposal and impact zoning compliance. Summary of requests: 1. A major amendment to an existing conditional use permit approved in 2009 for in-vehicles service (a drive-in restaurant). 2. A conditional use permit to operate as a restaurant with intoxicating liquor. 3. A variance to reduce a portion of the required parking lot yard to zero feet along the north property line. 4. A variance to reduce portions of the drive aisle width as identified on the site plans. 5. A variance to reduce the number of required parking spaces from 26 to 17. Site information: 9 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances Site area (acres): 0.38 acres. Current use: Surrounding land uses: Drive-in restaurant (vacant) North: state highway 7 East: single-family residential South: single-family residential West: single-family residential Current 2040 land use guidance Current zoning COM - commercial C-1 neighborhood commercial Background: The drive-in restaurant was established in 1951 as Wagner’s Drive-in. After being vacant for a few years, it was acquired in 2008 by a new owner that remodeled and rebranded the site as Galaxy Drive-In. The concept struggled as a seasonal restaurant, so a new plan to expand the building and parking so it could be open all year was approved in two steps in 2009 and 2010. First, in 2009, the city approved the owner’s requests to: 1. Amend the comprehensive plan to change the land use guidance for the subject property and the property to the west from low density residential to commercial. 2. Rezone the subject property and the property to the west from R-2 single-family residential to C-1 neighborhood commercial. The drive-in had been operating as a legally non-conforming use. Rezoning the property made the use a legal and conforming use. Although some dimensional legal non-conformities remained, including insufficient parking, parking lot setbacks, landscaping, etc. Next, in 2010, the property owner proposed a new concept for the drive-in restaurant that included expanding the building to include year round seating, removing the house to the west and expanding the parking lot onto that property. This proposal received several approvals, but some have expired per city code regulations and the conditions of the approvals. Listed below are the approvals and the present status of each. 1. A preliminary/final plat to combine the subject property with the property to the west. The plat was never recorded, the properties were not combined, and the plat approvals expired. 2. A subdivision variance to not install a sidewalk along the frontage road. The subdivision variance expired. 3. A variance to the parking lot yard requirements. This variance expired because the parking lot was not constructed. 4. A conditional use permit to operate an in-vehicle service (drive-in restaurant). The conditional use permit remains because the drive-in use has not been abandoned or revoked. While the building has been vacant for a few years, it still exists as a drive-in and has been marketed as such. Present considerations: The proposed new restaurant, Wells Roadside, preserves the existing drive-in model. People will order an pick up their order at a walk-up order window. Customers will take the food to the tables on the patios and clear their own tables when finished eating. 10 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances Site and building changes: The proposal to remodel the Galaxy Drive-In into the proposed Wells Roadside, as submitted, would make several changes to the site and building. They would reconstruct part of the parking lot to widen the drive-aisle to improve access to parking spaces. The number of drive-in parking spaces would reduce from 15 to 10. The outdoor seating area would expand on the east side of the building and the overall outdoor seating would expand from 931 square feet to 2,095 square feet. They propose to remodel and expand the canopies on the east and west side of the building. And finally, they intend to enclose the spaces below the canopies during the winter and inclement weather to allow seating all year round. Restaurant with intoxicating liquor: The Wells Roadside concept includes beer and wine sales for on-site consumption, and wants to serve “tap” cocktail specialties. The “tap” cocktails refer to premixed cocktails that are served out of a bulk container such as a tap or other type of container. Alcoholic beverages would not be allowed beyond the seating areas (exact boundaries to be defined in later the licensing process) and would exclude vehicle parking areas, including the drive-in spaces if people choose to dine in their vehicles. A zoning text amendment would be required to allow a restaurant with intoxicating liquor on this site, because it cannot meet one of the conditions of that use in the C-1 zoning district. That request is being processed separately and concurrently. This adds complexity to the review process. The commission may review these other applications making assumptions regarding the text amendment and/or conditioned upon the outcome of the text amendment request. Building code issue. The plan proposes to use a louvered roof system for the canopies over the patio areas so they can be open to the sky during the summer and closed during the winter to provide shelter from the elements. In addition to the louvered roof system, the plan includes a vinyl wall system around the perimeter of the patio that will roll down to fully enclose the patios so they can be heated and occupied during the winter. While the temporary siding and louvered roof system may be allowed by the zoning code as discussed below, they must also comply with the building code. At the time of this report, the building department has not been able to confirm that the proposed system meets the State building and energy codes, and the applicant’s architect is working with them to resolve this issue. If the system cannot meet the building code, then an alternative system will have to be proposed. It is possible that an alternative design could impact the site and building design in a manner that alters the plans and zoning considerations. Therefore, staff recommends the planning commission table consideration of the application until the issue is resolved, or it is clearly manageable and consistent with the zoning code. This issue was not identified until after public hearing notices were sent. Staff believe public testimony and planning commission discussion will inform the appropriate next steps in the process and indicate the commission’s level of agreement with staff’s zoning analysis and findings of fact. 11 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances Zoning analysis: Below is a table summarizing the zoning requirements for this project. Further details on some of the requirements are provided after the table. Factor Required Proposed Met? Height 3 stories/35 feet 1 story/10 feet yes Building Materials Minimum 60% class 1; Maximum 10% class 3 Existing building: prefinished metal New pergola: temporary vinyl Yes1 Parking 26 spaces 17 spaces No2 Bicycle Parking 16 spaces 20 spaces yes Yards – Front / Rear 5 feet 20 feet Building: 55 feet Pergola: 19 feet Building: 59 feet Pergola: 47 feet yes Yards – Nort side / South side North: 5 feet South: 5 feet North: 35 feet South: 36 feet Floor Area Ratio 1.2 0.17 yes Landscaping 10 trees 60 shrubs 12 trees, 65 shrubs yes 1 Existing building is legally non-conforming to the exterior materials requirement. 2 Variance required to reduce the number of required parking spaces. Building materials. The existing building is legally non-conforming to the exterior materials requirements of the zoning ordinance. The zoning ordinance requires at least 60% class 1 materials, which includes materials such as glass, brick, stucco and other materials. While the building has some glass, it is primarily prefinished metal, which is a class 2 material. The building can continue to exist and be maintained as legally non-conforming to this requirement, so no changes to the exterior are required. As noted above, the existing canopies will be remodeled to replace the roof with a louvered system that will be open to the sky during the summer and closed during the winter to provide shelter from elements. In addition to the louver system on the roof, the proposal includes vinyl sides that will roll down to fully enclose the patio space so the restaurant can be open all year round. The proposed vinyl sides would be mostly transparent to preserve views into and out of the patio space. The zoning ordinance allows temporary structures for up to 180 days per calendar year, so the temporary siding does not have to meet the architectural exterior requirements. However, it is not clear this proposal meets building and energy code requirements. It may also present challenges for staff to monitor and enforce the number of calendar days the temporary vinyl siding is used, because they could potentially deploy the system beyond the winter months when there is inclement weather in other seasons. Height. The existing building is one story, and approximately 10 feet in height. The plan does not include any change to the building height. The maximum height allowed is 35 feet. The buildings meets the height limits. Parking. The zoning ordinance requires one parking space per 100 square feet of building area for fast food restaurants. Fast food restaurants include restaurants without waitstaff such as the proposed Wells Roadside concept. For purposes of determining compliance with zoning related items such as minimum required parking, the term building includes the kitchen area and the patios covered by the canopies. These patios are included because they can provide shelter, which meets the definition of “building” in the zoning ordinance. The building is approximately 2,800 square feet, and therefore requires 28 parking spaces. A 10% reduction is 12 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances allowed for proximity to transit to the west which reduces the parking requirement to 26 parking spaces. There are 14 parking spaces proposed on the site, and three parking spaces available on Quebec Avenue South directly adjacent to the property. This makes 17 parking spaces available to count toward the minimum parking requirement. The site is nine parking spaces short of the 26 parking spaces required, and therefore needs a variance. Staff is recommending approval of the variance, and the criteria for the variance is discussed below. Bike parking. Sixteen bike parking spaces are required, and 20 spaces are provided. Electric vehicle charging stations (EVCS). The zoning ordinance requires EVCS for parking lots containing 15 or more parking spaces. The proposal has 14 parking spaces, therefore, EVCS are not required. Yards. As noted in the table above, the project complies with all minimum yard requirements for the building. The parking lot will be altered to remove parking spaces on the east side of the building and move the curb along the north side closer to the property line. The parking lot on the west and south side of the property will remain as is. The zoning ordinance requires the parking lot to be at least five feet from the north and east property lines because they are adjacent to streets. The applicant proposes, however, to expand the drive aisle on the north side of the building to improve access to the parking spaces located on the north side of the building. This expansion will require a five-foot variance to the required yard to allow the edge of the drive aisle to be located at the property line. The variance request is later in the report. An eight-foot yard is required to the property line to the south because it is adjacent to a residentially zoned property. The current yard for the existing parking lot is approximately 4.5 feet. This yard is legally non-conforming and can continue as such without a variance. A yard is not required to the west because it is adjacent to a property zoned C-1. The property to the west is used as a single-family home, however, it was rezoned to C-1 neighborhood commercial in 2009. The existing yard to the west is approximately two feet, so it meets the yard requirement. Landscaping. The zoning ordinance requires one tree per 50 feet of site perimeter. Ten (10) trees are required, and 12 are proposed. The zoning ordinance also requires at least 60 shrubs and 65 are proposed. Screening. A six-foot privacy fence exists along the south and west property lines. There is also some landscaping, however, the amount of landscaping that can be installed is limited by the small yards as noted above. Screening of the parking lot to the property to the south is legally non-conforming and can continue as is. The screening was enhanced in 2008 when the property was remodeled into the current Galaxy Drive-In. Though not required, there is a six-foot-tall privacy fence and some landscaping that screens the lot from the lot to the west. 13 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances Conditional use permit and variance review. The conditional use permit and variance applications will be discussed below. Please refer to the attached drawings and site plans below. Variance to parking lot yard Variance to aisle width 14 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances Conditional use permit-major amendment: The applicant requests an amendment to the existing conditional use permit to replace the approved site plans with the site plans for the proposed Wells Roadside concept. Staff finds the application meets the conditions specifically required to operate in-vehicle sales and service, and the general conditions required for a conditional use permit as discussed below. Conditional use permit to allow in-vehicle sales or service: A conditional use permit to allow in-vehicle sales or service was approved in 1010. The current application is to amend the site plan that was approved in 2010 by removing the parking lot that was proposed on the property to the west and expanding the patio area on the east side of the building. See comparison of the 2010 plan and proposed plan above. a. Drive-through facilities and stacking areas shall not be within 100 feet of any parcel that is zoned residential and used or subdivided for residential use, or has an occupied institutional building, including but not limited to schools, religious institutions, and community centers unless the entire facility and stacking areas are separated from said parcel by a building wall. The drive-in facility was constructed in 1951. The 100-foot setback was not required at that time, and therefore, it does not meet this setback. As a result, it is legally non-conforming to the 100-foot setback requirement, and the proposal would continue this legal non-conformity. b. Stacking shall be provided for six cars per customer service point and shall comply with all yard requirements. Service has always been limited to vehicles parked adjacent to the building. Therefore, a stacking lane has never been a part of the drive-in concept. This condition does not apply. c. This use shall only be permitted when it can be demonstrated that the operation will not have a significant adverse effect on the existing level of service of adjacent streets and intersections. This restaurant was constructed adjacent to residential properties and with limited on-site parking. As a result, it has always relied on some traffic through the neighborhood and some on-street parking. The requested improvements to cover the patios so the restaurant can be open year round will require a variance to the minimum number of parking spaces required. The proposal requires 26 parking spaces, and it provides 14 on-site parking spaces and three on-street parking spaces. If approved, it is anticipated that the facility will continue to utilize on-street parking as it historically has with a potentially slight increase reliance on on-street parking. The difference being that the facility will be open all year rather than being limited to during the summer only. As has been demonstrated in the past, there is sufficient on-street parking to facilitate the use. d. The drive-through facility shall be designed so it does not impede traffic or impair vehicular and pedestrian traffic movement, or exacerbate the potential for pedestrian or vehicular conflicts. The in- vehicle service does not impede the traffic flow on the site. Additionally, the facility does not utilize a vehicle stacking area. Therefore, this condition is met. e. 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. The site direct has access to the Highway 7 frontage road. f. Any canopy as part of this use shall be compatible with the architectural design and materials of the principal structure. The canopy is existing. The proposed canopy will be remodeled to be consistent with the new Wells Roadside concept with year round use. g. The use is in conformance with the comprehensive plan including any provisions of the redevelopment chapter and the plan by neighborhood policies for the neighborhood in which it is 15 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances located and conditions of approval may be added as a means of satisfying this requirement. The use conforms with the comprehensive plan. Conditional use permit-restaurant with intoxicating liquor: A second conditional use permit is requested to operate a restaurant with intoxicating liquor. The application does not meet the current zoning requirements to operate a restaurant with intoxicating liquor because the building is approximately 36 feet from a residential zoned property to the south, and therefore, it does not meet the 100-foot setback from residential properties requirement. The applicant, however, applied for an amendment to the zoning ordinance to reduce the 100-foot setback to 25 feet. If the zoning ordinance text amendment is approved, then the conditional use permit application would meet the zoning requirements to operate a restaurant with intoxicating liquor as summarized below: a. 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. The property has direct access to the Highway 7 frontage road. b. Buildings shall be located a minimum of 100 feet from any parcel that is zoned residential and used or subdivided for residential or has an occupied institutional building including but not limited to a school, religious institution, or community center. The application does not meet the 100-foot setback, but would meet the requirements if the code is amended by ordinance to reduce this setback from 100 feet to 25 feet. c. Separate pedestrian ways shall be constructed to allow for the separation of pedestrian and vehicular movements within the parking lot. Pedestrian access is provided around the building underneath the canopies. d. The use is in conformance with the comprehensive plan including any provisions of the redevelopment chapter and the plan by neighborhood policies for the neighborhood in which it is located, and conditions of approval may be added as a means of satisfying this requirement. The application is consistent with the comprehensive plan. Below is a summary of how both conditional use permit applications meet the general criteria required for approval of conditional use permits. The review assumes the planning commission will recommend approval of the zoning text amendment. If the planning commission does not recommend approval of the zoning text amendment, then it should also not recommend approval of the conditional use permit to operate a restaurant with intoxicating liquor because it would not meet the 100 foot setback requirement. 1. Consistency with plans. The use of this property as a restaurant is consistent with the comprehensive plan. 2. Nuisance. It is not detrimental to the health, safety, morals, and general welfare of the community. 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 restaurant is adjacent to residential properties to the south, west and east. It was constructed in 1951 and has operated in a similar manner since. A review of aerial photos dating back to 1957 shows that the site has consistently existed in some form as it currently stands, and with limited on-site parking. 16 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances 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 a restaurant. It also meets the conditions for a restaurant with intoxicating liquor only if the proposed text amendment to reduce the 100 foot setback to residential properties to 25 feet is approved. Generally, the site meets code. There are some legally non-conforming conditions to yard requirements, drive aisles width that exists, however, the proposal includes improving some of these where they can. For example, a drive aisle on the north side will be widened as much as possible. It is currently approximately 10 feet wide and will be widened to 17.8 feet. It can’t be widened any further because it is proposed to be built to the property line with no setback, and it cannot be allowed to extend over the property line into the public right-of-way. Variances are requested in addition to the conditional use permits that would allow reduced yards, reduced drive aisle widths, and reduced parking. These variances are discussed below. If the variances are approved, then this criteria for the conditional use permit review are met. If the variances are not approved, then the conditional use permits should be denied as the proposal would not meet code requirements. 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 is consistent with sewer and water service capacity. 5. Site design. As noted in this report, the restaurant has existed since 1951, and there are some legal non-conformities. The proposal seeks to expand the patio area to the east, and relocate parking elsewhere on the site. It also will be open all year, instead of being limited to the summer. These changes are mitigated by the requested variances, and improvements to the flow of traffic through the site. It still, however, will rely on on-street parking, which it has relied upon for many years, and possibly since it was built in 1951. 6. Consistency with utilities. It is consistent with the city’s stormwater, sanitary sewer, and water plans. The utilities have capacity for the proposed use. Variances. The applicant is requesting the following variances: 1. A five-foot variance to the required five-foot yard for parking lots adjacent to public right-of-ways. 2. A seven foot variance to allow a 17-foot wide drive aisle instead of the required 24 feet for a drive aisle located along the north side of the property. 3. A variance to allow 17 parking spaces instead of the minimum 26 parking spaces required. When considering variances, zoning ordinance section 36-34(a)(2) requires that the city consider the certain criteria listed in the ordinance. Below is a summary of staff’s findings for each of the variances and for each of the criteria. a. The effect of the proposed variance upon the health, safety, and welfare of the community. Yard and aisle variance: These variances are needed to improve mobility around the north side of the site and the ability to access parking spaces on the north side of the 17 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances building. The drive aisle is currently 10 feet, the required minimum width is 24 feet. The 24-foot width is needed to make turning movements into and out of parking spaces. These variances would allow the drive aisle to be widened by five feet by reducing the yard requirement to zero. Additional width is added to the drive aisle by converting the parking spaces at the narrowest part of the drive aisle to compact parking spaces. The variance along with the compact parking spaces results in a 17.8-foot-wide drive aisle. The site has previously been operating with a legally non-conforming drive aisle. The variances would remove the legal non-conformity by making it a legal 17.8-foot-wide drive aisle. Parking variance. The property currently has 14 parking spaces and is operating as a seasonal drive-in with patio seating. The zoning ordinance does not have a parking formula for a seasonal drive-in restaurant. Therefore, it is difficult to anticipate the amount of traffic it will generate and the amount of parking required. The Wells Roadside concept, however, converts the use to more of typical restaurant use by enclosing the patios allowing the restaurant to be open all year round. As a result, the city can apply the typical fast-food restaurant parking formula of one parking space per 100 square feet of building area to the concept. This generates the previously stated 26 parking spaces required for a restaurant of this size. While the conversion to a year- round restaurant makes it difficult to compare the parking and traffic needs and impacts to the previous drive-in, which also had patio seating, staff believes that the small size of the restaurant, and the small size of the variance is reasonable to enable the existing seasonal restaurant to convert to a year round concept. Additionally, the variance to improve access to on-site parking is expected to cause them to be used, when previously they were not used due to their inaccessibility. Staff also believes that the impact will be minimal compared to the summer traffic generated by the drive-in when it was operating. b. The request is in harmony with the general purposes and intent of the ordinance. All three variances are intended to improve the operation and traffic flow of the existing restaurant. In 2009, the city rezoned the property from R-2 single-family residential to C- 1 neighborhood commercial so that the use would be in harmony with the general purposes and intent of the ordinance. c. The request is consistent with the comprehensive plan. As previously noted, in 2009 the land use designation of the property in the comprehensive plan was changed from low density residential to commercial. As a result, the property is consistent with the comprehensive plan. d. 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: 1. 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. 18 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances Practical difficulties exist because the use is consistent with the C-1 neighborhood commercial district. Restaurants with drive-ins are permitted in this district. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The restaurant was constructed in 1951 and changes to the site designed to improve traffic flow and parking cannot be completed without the requested variances. The site was constructed as a seasonal restaurant which creates difficulties in maintaining staff to operate the restaurant. 3. The variance, if granted, will not alter the essential character of the locality. The yard and drive aisle width variance are on the north side of the building adjacent to the Highway 7 frontage road. They will have no impact on the character of the adjacent residential properties. The variance to reduce the number of required parking spaces is needed due to the technicality of converting the previously outdoor patio area to enclosed seating area. The variance request is also precipitated by the fact that the patio area was expanded by approximately 1,456 square feet. As noted earlier it is difficult to compare the impact of the Wells Roadside to the previously operating Galaxy Drive-In. It is expected that the Wells Roadside concept may increase traffic and on-street parking, however, staff believes there is sufficient parking in close proximity to the restaurant. It is also expected that because of it being nestled in a neighborhood, many of the customers will come from the neighborhood, and will arrive as pedestrians or by bicycle. 4. Economic considerations alone do not constitute practical difficulties. As noted throughout this summary, economic considerations alone do not constitute the only reason for the request. It is expected, however, that the previous seasonal concepts struggled due, in part, by the inability to provide staff while school was in session. Converting to a year round concept is expected to alleviate this problem and make the site more financially viable. 5. Practical difficulties include inadequate access to direct sunlight for solar energy systems Access to sunlight for solar energy systems is not applicable to this request. e. There are circumstances unique to the property including the shape, topography, water conditions, or other physical conditions unique to the property. The restaurant is located on a small property. Improvements to traffic flow and parking cannot be made without variances to the yard and drive aisle requirements. Additionally, converting to a year round concept changes how parking is calculated. f. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The property has had difficulty operating as a seasonal restaurant. The original drive-in was remodeled in 2010, however, that concept only lasted a couple years, and has been vacant since it closed. Converting to a year round restaurant is an important aspect to operating a restaurant. 19 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances g. 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. Granting the yard and drive aisle variances will not impact adjacent properties or cause congestion in the streets, or otherwise endanger public safety. Granting the variance to reduce the minimum number of required parking spaces may increase impact traffic on adjacent streets. But it is difficult to determine if it will increase traffic to the site. As noted earlier, it is anticipated that many of the customers will come from the neighborhood as pedestrians or on bicycles. Additionally, the perception of increased traffic is enhanced because the property has been vacant and the previous business did not reach its expected potential and had to close down. Staff believes that the Wells Roadside is a reasonable use of the existing drive-in and that the potential traffic generated is acceptable given that most traffic will utilize the highway 7 frontage road, and not drive through the neighborhood. h. The granting of the variance will not merely serve as a convenience to the applicant but is necessary to alleviate a practical difficulty. As previously noted, the yard and drive aisle variances are needed to improve traffic flow on the north side of the building and to improve access to the parking spaces on the north side of the building. Also, the parking variance is needed due to the proposed conversion of the restaurant from a seasonal restaurant to a year-round restaurant. Next steps: The planning commission will consider the applications on April 17, 2024 if the applications are tabled. Public outreach: A neighborhood meeting was conducted on March 19, 2024. Twenty-two people attended the meeting. Generally, the neighborhood was in favor of the applications and excited about its reopening. Concerns were expressed about traffic through the neighborhood and the use of on-street parking. The majority supported the request for serving the specialty cocktails, a couple people expressed concern about it. Public hearing notices were mailed to property owners within 350 feet of the site and a sign announcing the public hearing was posted on the property. Staff recommendation: As noted earlier, as of the date of this report, the building department is still working out details about the proposed enclosure for the patio area. If this issue has not been resolved, staff recommend tabling all these applications to the April 17, 2024 planning commission meeting. Supporting documents: aerial photo; developer narratives; project plans Prepared by: Gary Morrison, zoning administrator Reviewed by: Sean Walther, planning manager/deputy community development director 20 Regular meeting of April 3, 2024 (Item No. 3b) Title: 3712 Quebec Ave S (Wells Roadside) – conditional use permit, variances Aerial photo 21 :(//652$'6,'(48(%(&$9(667/28,63$5.01&21',7,21$/86(3(50,768%0,77$/0$,175((7+23.,160122 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