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HomeMy WebLinkAbout2025/07/16 - ADMIN - Minutes - Planning Commission - Study Session Planning commission July 16, 2025 6:00 p.m. 1 Planning commission Study Session Members present: Mia Divecha, Matt Eckholm, John Flanagan, Estella Hughes, Sarah Strain, Tom Weber Members absent: Sylvie Hyman, Jim Beneke Staff: Laura Chamberlain, Gary Morrison Guest: Jeff Miller, HKGi 1. Zoning code updated phase 2 – code provisions and non-neighborhood districts analysis Mr. Miller and Ms. Chamberlain presented the report. The planning commission was asked to provide feedback on the zoning code update phase 2 approach and analysis so far. In addition to updating the non-neighborhood districts, phase 2 will also involve updates to all of the remaining articles/divisions of the zoning code: • special provisions, e.g., parking, signs, lighting, landscaping, architectural design • administration and procedures, e.g., CUP, variance, amendments (text or map), PUD • definitions • general provisions Mr. Miller stated at tonight’s meeting that he will provide an analysis of the current non- neighborhood districts. These districts include the following nine districts: • Neighborhood commercial (C-1) • General commercial (C-2) • Vertical mixed use (MX-1) • Neighborhood mixed use (MX-2) • Office (O) • Business park (BP) • Industrial park (I-P) • General industrial (I-G) • Parks and open space (POS) Mr. Miller stated that updating these districts will address alignment with the 2040 Comprehensive Plan. Ms. Chamberlain explained the Arrive + Thrive planning project and updated the planning commission on the plans. She noted areas of commercial, industrial, and residential, and presented maps to the commission related to this. She noted the Micro Center area as a Docusign Envelope ID: 96AA918D-97DB-46F4-87A1-BF84131D209B Official minutes Planning commission July 16, 2025 2 potential site for redevelopment. She also pointed to the SWLRT station areas and noted these areas for development, both close in and further out from the stations as well. Mr. Miller stated that tonight’s discussion will be on MX districts and uses, and stated that staff will look at and present this broadly. Three scenarios were explained related to the districts and for discussion. Ms. Chamberlain stated that scenario 1 involves the broadest changes. Mr. Miller stated scenario 2 is an office business park rezoned to MX neighborhood commercial, while C2 remains and allows mixed use. Mr. Miller stated that scenario 3 will allow for no change in the commercial district and leave C1 and C2 as is, while reworking the mixed-use district. This scenario is the least amount of change. Chair Divecha noted that lighter industrial uses could be included. Commissioner Weber asked which option leaves the city with the fewest legal non- conforming properties. Mr. Morrison stated scenario 2 or 3. Commissioner Weber noted all three scenarios include mixed use 1, 2, and 3, and the only add-ons in 1 would be industrial park and industrial. Mr. Morrison agreed. Commissioner Eckholm asked if we want more mixed-use, how do we get developers to look at the properties where they can do mixed-use. He stated scenario 1 is the most optimized. Commissioner Flannagan agreed and added that this could be accomplished with fewer zones, and MX absorbing C2. Commissioner Strain stated she has similar concerns and noted that maybe C2 should be a placeholder like a business park, as the city transitions to more of a walkable community. She stated that, where things are now, she wants to be sure the city does not contaminate the mixed-use districts. Commissioner Weber asked if there is any way scenario 1 can be written in a way to grandfather in the current auto areas, while including additional requirements. Commissioner Eckholm stated that auto areas sound like a non-confirming use, which is allowed to be used, but not expanded on. Commissioner Eckholm stated the city cannot keep allowing the comp plan to include that the city wants less auto usage, but then allow auto uses. He added that the line needs to be drawn somewhere. He asked how the city can transition out of this. Docusign Envelope ID: 96AA918D-97DB-46F4-87A1-BF84131D209B Official minutes Planning commission July 16, 2025 3 Chair Divecha asked for clarification in the new proposal showing that MX 1 would not require housing, but it could have a home, apartment or commercial, or a building. Mr. Miller stated that if there is commercial, it would have to be mixed-use. Chair Divecha noted the small businesses on Minnetonka Blvd and asked if MX 1 creates any burdens for them. Commissioner Eckholm stated that if anything changes on Minnetonka Blvd, there should be more small businesses there, not fewer. Mr. Morrison stated that the proposed MX 1, if merged with the C1 district, would have size limitations on retailers, and housing would not be required. Mr. Miller added that MX 1 on Excelsior would allow for more lighter industrial or a broader range than C1 does today. Mr. Morrison added that there could, however, be provisions added to this. Commissioner Eckholm stated he has concerns about Excelsior Blvd and whether the county will ever shrink the road. He added that the strip mall is affordable there, but it is not maintained well. He added he would also like to see smaller businesses in the Walker Lake area to create a small business district. Mr. Morrison stated that Lake Street in the Walker Historic District has been a success with many investments going into those buildings, and with little turnover. Commissioner Weber pointed out the old Johnny Pops building in the future Wooddale Station area. He stated Johnny Pops got so successful that they needed more space and moved to Maple Grove, but noted it would have been good to have them stay in St. Louis Park. He asked if, in the future, if a building does not work for a business, is there an opportunity for a business to build a larger building, and noted that this could be accomplished with the fewest number of districts. Commissioner Eckholm stated that, as a built-out city, while it might be difficult to offer an opportunity for a business to expand, it should be encouraged . Commissioner Weber stated he likes scenario 1 and would like staff to adjust some points and address some needs. Commissioner Weber stated it is hard to know about residential areas in the future . He added that no businesses will close in the city because of these zoning changes. Chair Divecha noted the Bremer Bank on Hwy. 7, which is zoned C1. Ms. Chamberlain stated it could move to MX 2. Ms. Chamberlain noted comments from Commissioner Hyman , who was absent: “In response to the discussion questions, on mixed-use, I do not see any concerns when it comes Docusign Envelope ID: 96AA918D-97DB-46F4-87A1-BF84131D209B Official minutes Planning commission July 16, 2025 4 to mixing uses in current office, business park, and commercial zoned areas. For light industrial uses, we would need a definition of light industrial. I do not know where they would be particularly concerning over other places. We should take a look at uses that are concerning in general, and if there are polluters, are they concentrated in one area, and if so, they will always disproportionately impact marginalized people. We should focus on limiting polluters more broadly, not just in pockets. There is no definition provided for auto- oriented, and I assume it means uses targeted towards automobiles and therefore heavier polluting uses. These should be limited throughout St. Louis Park. Regarding building heights, I do not see any issue with building heights or any concerns.” Chair Divecha asked how minimum parking influences zoning decisions. Mr. Miller stated this will be on the agenda at the next meeting. Mr. Morrison stated with current standards , there would not be enough parking for 2-3 story buildings in the new districts because the land parcels are too small. Chair Divecha asked what barriers there would be today. Mr. Morrison stated that parking and landscaping would be barriers. Mr. Miller stated the commission is in favor of scenario 1, but also scenario 2 in some areas. Mr. Miller stated the community survey is still live and the responses will be available to the planning commission at the Sept. 3rd meeting. He added that identified changes based on this discussion tonight will come back to the planning commission for review, and then discussions regarding special provisions will be held at the Sept. 3rd meeting. 2. Communications Mr. Morrison noted the upcoming planning commission meetings: • August 6, 2025 – board of zoning appeals (BOZA) and planning regular meeting • August 20, 2025 - planning commission regular meeting • September 3, 2025 - planning commission study session • September 17, 2025 - planning commission regular meeting Ms. Chamberlain stated the city council has reviewed Arrive + Thrive, and stated it is expected council will approve it in August. 3. Adjournment – 7:33 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Mia Divecha, chair member Docusign Envelope ID: 96AA918D-97DB-46F4-87A1-BF84131D209B