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HomeMy WebLinkAbout2024/04/03 - ADMIN - Minutes - Planning Commission - RegularJI/St.Louis Park II rs+sow Planning commission Planning commission April 3,2024 6:00 p.m. Members present:Jim Beneke,Mia Divecha,Matt Eckholm,Katie Merten,Jan Youngquist Members absent:Tom Weber Staff present:Gary Morrison,Sean Walther Guests: Luke Derheim,applicant 1.Call to order -roll call. 2.Approval of minutes -Mar.20,2024. It was moved by Commissioner Eckholm,seconded by Commissioner Merten,to approve the Mar.20,2024 minutes as presented.The motion passed unanimously. 3.Hearings. 3a.Zoning text amendment-restaurants with intoxicating liquor. Applicant:Luke Derheim Case No:24-06-ZA Mr.Morrison presented the staff report. Commissioner Beneke asked for the definition of a restaurant vs.bar.Mr.Morrison stated restaurant requires at least 50%of the proceeds to come from food,while a bar primarily serves liquor,and the city of St.Louis Park does not allow a stand-alone bar. Chair Divecha asked for clarification on the 25-foot set back if serving beer and wine,and if that is set back from a residential property.Mr.Morrison stated that is correct.It is measured from building wall to property line of a residentially zoned property. Chair Divecha asked if this then removed the distinction between beer and wine and intoxicating liquor and creates a consistent setback rule for these uses.Mr.Morrison stated that is correct and pointed out the only difference remaining is that to serve intoxicating liquor the owner would still need a conditional use permit. Commissioner Youngquist asked if the beer and wine is limited to 3.2%alcohol.Mr.Morrison stated it is not limited to 3.2%.He added beer and wine is licensed separately from intoxicating liquor licenses. If you need special accommodations or have questions about the meeting,please call Sean Walther or the administration department at 952.924.2525. 1 Planning commission April 3,2024 Commissioner Youngquist asked why and when this distinction came about between beer and wine and intoxicating liquor. Mr.Morrison stated he did not know the history,but recognized the trend in city policy decisions has been to relax restrictions and not differentiate them.Newer zoning districts do not have a setback requirement. Commissioner Merten asked if this approval would be 25 foot or 100 foot setback for both.Mr. Morrison stated it would require a 25 foot for both restaurants with beer and wine,and restaurants with intoxicating liquor. Chair Divecha opened the public hearing. There were no comments from the public. Chair Divecha closed the public hearing. Commissioner Eckholm stated the distinction here is irrelevant and noted he will support this. Chair Divecha agreed. Commissioner Youngquist added she also agreed, and noted there is really no distinction between beer,wine and intoxicating liquor these days,and she will support this motion. It was moved by Commissioner Merten,seconded by Commissioner Youngquist,to approve the text amendment to reduce the 100-foot setback from residential properties to 25 feet for restaurants with intoxicating liquor in the C-1 neighborhood commercial zoning district.The motion passed unanimously. 3b.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 Mr.Morrison presented the staff report. Commissioner Merten stated she only counted 13 parking spaces.Mr.Morrison stated that is correct on this landscaping exhibit,however the site plan shows a 14"spot which he pointed out on the plan slide. Commissioner Merten asked where employees would park.Mr.Morrison stated the applicant operates The Block Restaurant also,and he noted they negotiated shared parking agreements at off-site parking lots for employees at that location and they are exploring similar agreements for the Wells Roadside location at some ofthe offices located nearby.The goal is to preserve the most convenient spaces for customers. Commissioner Youngquist asked if parking is allowed on the frontage road at Hwy.7 and Quebec Ave.Mr.Morrison stated parking is not allowed there,and noted the road is narrow in that location. 2 Planning commission April 3,2024 Commissioner Youngquist asked ifthere will be seating on the north side of the property.Mr. Morrison pointed out the previous seating area on the grassy area on the north side of the property will not be used,and noted the seating on the east side will be used. Commissioner Youngquist asked if the existing seating on the north side is in the public right of way.Mr.Morrison stated yes,it is.He added seating is allowed in public right of way with an encroachment agreement.He noted this seating in the right of way and encroachment also shows up on the east side of the property,adding that engineering staff have already reviewed this seating on the east side ofthe lot that is proposed to remain,and they are fine with it.He added there is also a short retaining wall which separates the east side seating area from the sidewalk. Chair Divecha asked about the additional property on the west and if that is out of scope.Mr. Morrison stated that is correct and added the applicant is not pursuing the purchase of that property. Commissioner Beneke asked if the drive-in spaces are restricted only for those purposes or can anyone park in those spaces.Mr.Morrison stated there is no proposal for drive-in spaces at this time,so it will just be used as parking.He noted that the concept anticipates a lot of carry-out service,so they may designate some spaces for short-term parking. Chair Divecha opened the public hearing. Russ Wilkinson,3724 Pennsylvania Ave,stated he is two blocks to the east of the property.He stated he has been in his home for 20 years and was there when the Galaxy opened.He stated he understands this will go ahead and is a done deal,but he has concerns about parking.He stated when Galaxy opened people drove all over their neighborhood,and in the alley behind his home as well.He stated that traffic is a concern,and he noted he had placed cones in the alley in the past to keep folks from driving there.He added at the last meeting they were told 100 people can sit at the site,and most cars would carry 2 people, so at capacity 2/3rds of the parking would be in the neighborhood.He stated his neighbor had people parking blocking his driveway and the owner then could not exit,and neighbors will have to compete for on street parking spots.He stated this a concern, even though the owners have said it will be a quick turnaround. Bill Schwartz,3715 Quebec Ave,stated he lives directly across the street and has been there 45 years,noting he was there when Wagner's first came.He stated with seating for 100 people and only parking for 14 cars,there will be parking on the streets.He stated he has a handicapped parking sign in the front of his house,but that is ignored by most,even if police are called. He added people drive down the alley like it is a racetrack and the house on the left side has a daycare,so alco hol is not a good thing either with kids in the area.He stated when Galaxy moved in the parking changed and made it worse, and added this is not set up for what they want to do.He stated he totally opposes this project and added every time there is a change the situation gets worse and the parking is insane.He noted his parked car was hit twice last year.He added there are no handicapped parking spots either and for 100 people,which is required. 3 Planning commission April 3,2024 Michelle Gallagher,3726 Rhode Island Ave,stated she is one street over from the project and is for the project, adding she is happy the clientele will be much different than when it was Galaxy.She stated cars idling all day and the constant parades was frustrating as a neighbor and now having the grab and go will be better.She stated the owners make it very clear what their intentions are at their restaurants,and it will be for dining,having a glass of wine or beer and leaving.She stated her concern is the sidewalk along the frontage road and was not sure if they plan to build a sidewalk.She stated a sidewalk is needed there for pedestrian and bike safety. She stated overall she and her neighbors are excited about it and hope there will be a sidewalk included,as she and other neighbors will be walking to the site. Jamie Betterly,3726 Rhode Island Ave,stated she understands the concerns of other neighbors, adding this model is different from those in the past.She stated Galaxy drew a car crowd,with cars idling and sitting for hours with no food orders,and this will be a come and go type place. She stated Galaxy was a disappointment.With the owners of Wells,they are very straightforward with their plans.She noted other neighbors are happy also to not have to cross Texas and Highway 7 to get to a restaurant,and they are happy to be able to walk or bike to it and gather.She added the location already exists and it will be utilized in a better way,so there is excitement about the project,and concern that a sidewalk be built. Chair Divecha closed the public hearing. Chair Divecha asked for clarification on the sidewalk variance.Mr.Morrison stated with a plat,a sidewalk is required along all of the street frontages.When the plat was submitted in 2006 it included the property to west,and the city council granted a variance to not install the required sidewalk along the frontage road.He added for this proposal staff discussed a sidewalk on the frontage road and noted the city can require conditions to mitigate issues created by the conditional use permit or parking variance,if granted.Because the variance would reduce on- site parking, a sidewalk could be required as a condition of approval recognizing it will generate on-street parking and pedestrian traffic from the neighborhood to the site.However,he stated the number of mature trees that would have to be removed would be significant.The tree removal,replacement tree plantings,payment of fees in-lieu of new plantings and grading and/or retaining walls that would be needed all add to the impacts and costs of sidewalk construction.Therefore,it was not recommended by planning staff that a sidewalk be required. Chair Divecha asked ifthere is sidewalk at all there now.Mr.Morrison stated there is not a sidewalk on the frontage road. Commissioner Eckholm asked about connecting Quebec Ave to the Cedar Lake Trail to the south,and if wayfinding could be improved.He noted there is an entrance to the trail at Rhode Island south,and then over Lake St.and to Quebec Ave.He asked if there is some way to connect from the midtown greenway to connect here and cut down on the parking stress as much as possible. Chair Divecha asked if cars are allowed to idle when in the drive-up spots.Mr.Morrison stated there is no ordinance about idling for the general public in the city.Commissioner Merten 4 Planning commission April 3,2024 stated there are informational signs around the city about idling and there was a campaign in the city last year. Chair Divecha stated she would encourage the applicant to put up no idling signs,for pollution's sake and also with food being served right there. Chair Divecha asked about the drive-in spots.Mr.Morrison stated there will be no service to drive-in spaces at this time,but the applicant did want to have this option included for the future.He stated the parking on the north side is not drive-in,but parking spots only. Commissioner Youngquist asked the applicant, Luke Derheim,several questions.She asked about hours of operation.Mr.Derheim stated during the week it will be 11 a.m.-10 p.m.for winter and in summer open until 11 p.m.on Friday and Saturday nights,and potentially opening Saturday and Sunday at 9 a.m.for breakfast.He stated this will be their first quick service model with this type of project and different equipment for quicker cooking,with the goal of providing fast service at a high value.He stated they want to address the parking also and have quick app ordering with pick up and go,or ordering with drive-up,to keep things moving in a fast,efficient and high-quality fashion. Commissioner Youngquist asked if there will be any indoor seating.Mr.Derheim stated seating will be all patio seating but with the ability to have drop down walls for the winter months,to create an outdoor/indoor feel. Commissioner Youngquist asked about protections for buying alcohol.Mr.Derheim stated they will have a walk-up area and all beer or wine must be ordered there,at the window,and the beverage will be handed to the individual,with ID required. He added there also will be no "to- go"beer or wine orders. Commissioner Merten asked if the louvers could be closed if it is raining.Mr.Derheim stated yes,that is correct,adding they have had great success with them in a patio environment. Chair Divecha asked about the walkability piece.Mr.Derheim stated they believe it is definitely walkable,and noted the biggest thing is their staff is not parking on the site and are working with properties to the east to find spots there.He stated they feel people will walk to the location if the concept is good.He stated there are a lot of areas for off-site parking. Chair Divecha stated in general she is in favor of this especially with the walkability and agrees with the changes to parking to make things easier.She noted she is not interested in requiring more parking,adding there may be an impact to the neighborhood,but added it is not unreasonable and is worth the hassle.She added the walkability,and safety is worth discussion. Commissioner Merten stated this might be an attraction for a while and added people do not drive 25 mph on the Frontage Road and also,she has concerns about people speeding down Quebec,Rhode Island and Pennsylvania Avenues as well.She added she is not certain signs will do that much and has concerns. 5 Planning commission April 3,2024 Commissioner Eckholm asked when the frontage road might be up for reconstruction,and as it relates to speeding.Mr.Morrison stated at this point,there are no plans for reconstruction there. Chair Divecha asked if a sidewalk were proposed,would it only be related to this property area and no continuous sidewalk.Mr.Morrison stated yes,that is correct and also noted the city's sidewalk improvement program,and this is the program where sidewalks are added as needed. Commissioner Youngquist asked if this frontage road was part ofthe Connect the Park plan.Mr. Walther stated it was not included in the Connect the Park plan,favoring connections to the south instead.This area is not included in the 10-year capital improvement plan.He added it would be unusual but not entirely unheard of to require improvements beyond the boundaries ofthe lot,so it is common for a commercial use to build sidewalk adjacent to their use,but that would stop at the property line.What neighbors are asking is to require sidewalk to be built west to the next street.Either way,the sidewalk would not go east-west beyond this lot or block.He noted each step the city takes that goes beyond the norm for conditions of approval would have a higher standard to justify that. Commissioner Eckholm stated any talk about walkability should be on the connection from the south and there is a good walkable grid of streets there, adding there may need to be an addition of signs on the Frontage Road so that folks know there is a safe way to get there. Chair Divecha noted Mr.Schwartz comments and stated he is welcome to contact his city council member related to parking issues in front of his home. Commissioner Beneke stated he likes this project in general and the connections to walking.He added he can see where parking may be an issue there but is not sure what more could be done to improve it any better and added he will support it. Commissioner Merten agreed this is a good solution at this location.She noted she understands the city cannot require the applicant to do anything about the sidewalks here,but added it is worth some conversations about how to improve this,so no one gets hurt on their way to the location. Commissioner Eckholm stated there are few ways this could be structured,but this plan is good for this location,with a neighborhood restaurant and with recognition of what this site is and what it is not.He stated this has a good shot at working and he will support it. Chair Divecha added there will be an impact with parking and it is challenging,but she noted the vision for the city is not lots of restaurants with parking lots adding the vision is density and encouraging people to walk and bike to locations,which is good for affordability and livability. Commissioner Youngquist added she likes the idea of the project and is familiar with the applicant's other restaurants,noting they do a good job.She stated her concern is that the seating is outside and with alcohol and also the later summer hours and with potential of noise, she is wondering if the city has noise ordinances.She noted she has concerns about noise with the single-family homes across the street. 6 Planning commission April 3,2024 Mr.Morrison stated the city does have a noise ordinance that would apply to music or a loud party at a residence, adding he is not sure how effective it would be for normal conversation at a patio in a business setting. Mr.Walther noted Cl district also has restrictions on hours of operation and does allow for operations after midnight without a conditional use permit.He added the shorter hours of operation being proposed are welcome compared to what the district would allow. It was moved by Commissioner Beneke,seconded by Commissioner Eckholm,to table consideration to the April 17,2024 planning commission meeting so staff can confirm proposal will meet building code requirements.The motion passed unanimously. 4.Other Business -none. 5.Communications. Mr.Walther noted the previous tabled item will be on the planning commission's April 17 agenda and there will be a study session following the regular meeting to discuss the Arrive and Thrive planning process.He added staff does expect the zoning ordinance to go to the April 15 city council meeting,and if approved,a second reading would be held on May 6.The Wells Roadside CUP and variance requests would likely also be on the May 6 council agenda. 6.Adjournment -7:21 p.m. Sean Walther,liaison Mia Divecha,chair member 7