STUDY SESSION. 1. Mixed-use Zoning District Concept Review Building setbacks, step backs, façade details, and buffer yards

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1 AGENDA PLANNING COMMISSION COMMUNITY ROOM 6:00 P.M. SEPTEMBER 6, Call to order Roll Call 2. Approval of Minutes of August 16, Hearings A. Conditional Use Permit American Legion Post 282 Location: 6509 and 6515 Walker Street Applicant: Paul Revere Masonic Lodge and the American Legion Case No.: CUP 4. Other Business 5. Communications 6. Adjournment STUDY SESSION 1. Mixed-use Zoning District Concept Review Building setbacks, step backs, façade details, and buffer yards If you cannot attend the meeting, please call the Community Development Office, 952/ Auxiliary aids for individuals with disabilities are available upon request. To make arrangements, please call at least 96 hours in advance of meeting.

2 UNOFFICIAL MINUTES PLANNING COMMISSION STUDY SESSION ST. LOUIS PARK, MINNESOTA AUGUST 16, :00 p.m. COMMUNITY ROOM MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: Lynne Carper, Torrey Kanne, Lisa Peilen, Joe Tatalovich, Ethan Rickert (youth member) Carl Robertson, Claudia Johnston-Madison, Richard Person Sean Walther, Joe Ayers-Johnson, Jacquelyn Kramer, Jennifer Monson, Gary Morrison 1. Potential request to allow 3 rd shift adjacent to residential in industrial districts with conditions Gary Morrison, Assistant Zoning Administrator, introduced the subject. He stated that Lyman Lumber, located in Westside Center, is interested in starting a third shift, but cannot because the code prohibits a business from operating a third shift if the property is adjacent to another property zoned residential. He explained that Novartis and Nestle both occupied the building before it was sold and remodeled into the Westside Center, and that they both operated a third shift. They were able to do so because at the time, the property consisted of two parcels, and the parcel occupied by the building was not adjacent to residential. The redevelopment of the property included combining the two parcels, into one. As a result, the building is now adjacent to residential, and no longer qualifies for a third shift. While the combination of the two parcels was necessary for the redevelopment, the loss of the ability to operate a third shift was inadvertent. Lyman Lumber will be submitting an application to operate a third shift, and will be submitting recommended language for a code amendment to allow it. Staff will review how the proposed amendment impacts Lyman Lumber and its neighbors. Staff will also review how the proposed amendment impacts other industrial and residential properties around the city. The results of the review will be presented to the planning commission at a future date, assuming an application is received. Jim Yarosh, attorney, representing Lyman Lumber, located at Westside Center, spoke about the company s desire to allow a third shift. Commissioner Kanne spoke about concerns regarding noise. Commissioner Peilen said the example of Lyman Lumber looks pretty good to her. She said she couldn t make a decision on an amendment more broadly

3 Unofficial Minutes Planning Commission Study Session August 16, 2017 Page 2 without analyzing other properties which would meet the conditions and what the potential impacts are. Mr. Morrison presented a map of other properties in the city that are currently prohibited from having a third shift and would become eligible to have a third shift if new conditions/exceptions were allowed as presented. Commissioner Kanne asked what would happen if there were problems and complaints about a third shift. Sean Walther, Planning and Zoning Supervisor, replied that becomes an enforcement issue. If there are noise issues related to equipment, the city could take noise measurements to determine if there is a violation, which can be grounds to revoke a permit or take other enforcement action. Mr. Walther said the Planning Commission should also consider whether allowing the third shift would require a Conditional Use Permit or if the exception could be handled administratively. What kind of process will we propose? Commissioner Carper said he could support an amendment and he d like to see it handled administratively. Commissioner Peilen stated she wanted to help the community s businesses as long as it doesn t cause problems for neighbors. She said the amendment is certainly worth exploring and discussing. 2. Zoning Amendment Ordinance Electric Vehicle Charging Stations Jacquelyn Kramer, Associate Planner, introduced the topic. She said staff is looking for feedback on concerns, research, and items the Commission would expect to see on a final amendment. Commissioner Carper said he d like to see station locations be a premium location. He said he recognizes there aren t that many electric vehicles today. He suggested mandating that developers include components so that at some point charging stations can be put in very easily. Commissioner Tatalovich asked if there is a standard hook-up at stations. Ms. Kramer explained that there are different types for slow or fast charging. She explained that staff is looking at how to define policy on technology that changes so quickly.

4 Unofficial Minutes Planning Commission Study Session August 16, 2017 Page 3 Commissioner Kanne asked if staff is looking at what Minneapolis is doing. Ms. Kramer said staff will be looking at examples from other cities near us and other comparable cities throughout the nation as a guide. Staff will also look at the work of transportation advocacy groups and university study recommendations. Commissioner Peilen said she supported the concept totally. 3. Small Cell Wireless Mr. Walther discussed changes in technology and the use of booster equipment to supplement wireless towers in areas of high use. He discussed recent statutory language which limits the city s ability to regulate installation of small cell wireless technology in public right-of-way. Mr. Walther said staff is weighing options, including whether or not requests in single family residential zoning districts would be handled administratively or through CUP. Staff will be providing a recommendation to the Planning Commission and City Council in the coming months. Mr. Walther provided a description and examples of what the equipment typically looks like. 4. Mixed-use Zoning District Concept Review Basic Building Form Jennifer Monson, Planner, gave a presentation. She explained that in 2015 the city adopted a specific PUD zoning district, reducing the effectiveness and usefulness of the existing MX District. She said the city is now proposing an update to the existing MX District to provide a district that allows a standard for mixed use developments in the MX district that are site and context sensitive, and do not require a PUD. Ms. Monson said staff desired to present options for best determining basic building form at the meeting. Then at future study sessions staff will present additional MX code options for consideration including permitted uses, setbacks, height bonuses articulation standards, landscape requirements, etc. Ms. Monson discussed primary and secondary frontages and building orientations. She presented options for determining primary and secondary frontages based on street classification in the Comprehensive Plan. Commercial and active uses were discussed.

5 Unofficial Minutes Planning Commission Study Session August 16, 2017 Page 4 Jacquelyn Kramer, Associate Planner, discussed height standards. She said staff is proposing looking at scale and the ratio between the building height and the street width, rather than having a hard maximum cap to height. She spoke about an overall goal of MX district to encourage pedestrian activity and connectivity; saying that ratio is one way to facilitate that. She asked the Commission to consider what ratios they are comfortable with. She presented renderings illustrating different ratios. Commissioner Peilen said one of her concerns is fear of a cookie-cutter look all over the city. Ms. Kramer said there is variety because the streets are different widths. She added that the mixed use zoning district designation wouldn t be used all over the city. Commissioner Carper discussed transitions between housing which is adjacent to mixed use in the city. He spoke about Bridgewater and Ellipse. Mr. Walther noted that transitions will be discussed later in the presentation. Ms. Kramer said staff will be providing existing examples that the Commission is likely familiar with. Also, Commissioners are welcome to share examples they would like us to consider emulating. Commissioner Carper spoke about development in Vancouver, B.C., which uses more transparent building materials for openness. Joe Ayers-Johnson, Community Development intern, spoke about transitions from MX to residential, and how mixed use buildings should relate to surrounding residential or other low density residential zoning districts. He spoke about options for height and setback transitions adjacent to single family residential zoning districts. He discussed common transition techniques of setback and stepbacks to create a visual break. He explained how the city s current PUD district regulates heights and setbacks in these transition areas. Commissioner Carper asked why the same language couldn t be used. Mr. Walther said staff is comfortable with using the same approach but wanted confirmation from the Planning Commission. Mr. Ayers-Johnson presented examples from the Ellipse development where the building was stepped back. Commissioner Carper spoke about the shading ordinance and the Ellipse.

6 Unofficial Minutes Planning Commission Study Session August 16, 2017 Page 5 Mr. Ayers-Johnson shared specific examples of the stepped back approach with previous St. Louis Park developments. Mr. Walther asked for reactions on approaches being presented. Commissioners Kanne and Peilen commented that it seems to make sense. Commissioner Carper asked about making a wider curb and more green area, and have the first portion of the building taller, rather than using that first step back. Ms. Kramer responded that wouldn t have as much impact on the ratio. Commissioner Kanne said it looks good and the examples do make it seem more open. She asked which areas would have walkability as a focus. Mr. Walther responded that the city has a goal for walkability everywhere, but there are community sidewalk grids every quarter mile. That would be the higher priority and would likely coincide with areas that may be suitable for an MX zoning designation. Mr. Walther said staff s preference would be to pick one frontage rather than having two primary frontages. This gives more flexibility. Mr. Walther said staff will be illustrating mixed use concepts further. Additional details will be provided and the discussion will continue. The meeting adjourned at 7:40 p.m. Respectfully submitted, Nancy Sells Recording Secretary

7 Planning Commission Agenda Item #3A 3A. Conditional Use Permit American Legion Post and 6515 Walker Street Case No.: Applicant: Recommended Action: Comprehensive Plan: Zoning: CUP Paul Revere Masonic Lodge and the American Legion Chair to close public hearing. Motion to recommend approval of a Conditional Use Permit to allow a Place of Assembly uses at 6509 and 6515 Walker Street with conditions recommended by staff. Commercial C-2 General Commercial REQUEST: The applicant is requesting a Conditional Use Permit (CUP) to operate a Places of Assembly at 6509 and 6515 Walker Street. LOCATION:

8 Agenda Item No. 3A Conditional Use Permit American Legion Page 2 ZONING ANALYSIS CONDITIONAL USE PERMIT: Proposed Use: The Paul Revere Masonic Center (PRMC) is currently operating at the subject property. They recently reduced the size of their operation, and are in the process of remodeling the building to convert it from a single-use building to a two-tenant building. The PRMC will continue to operate in one tenant space. The second tenant space is proposed to be leased to the American Legion. The American Legion is proposing to operate the existing kitchen and an Assembly area on the east side of the building. While the Assembly area is a multi-use space, it is expected to be used primarily as a food service area where meals and drinks will be served to club members and guests. The American Legion was operating at th Street, but had to vacate the space in anticipation of the property being redeveloped with the Elmwood mixed use building that was approved by the city in March of Zoning Regulations: The American Legion is classified as the Places of Assembly land use category. Places of Assembly are facilities designed to accommodate larger groups of people having shared goals, desires or interests that are not customarily business related. Social, educational, recreational, religious, and dining activities may be included. Characteristics may include large group meetings or activities with peak parking demands and noise. If the floor area devoted to food or beverage sales exceeds 50% of the total gross floor area, the facility will be classified as a restaurant. The American Legion qualifies as an assembly use because it is a club serving active and retired military personnel along with their families and guests. The area of the building dedicated to food and beverage sales is highlighted in yellow, and is approximately 1,990 square feet in area, which is approximately 20% of the gross floor area of the building. Places of Assembly are allowed by CUP with the following conditions that are specific to the Assembly use: a. All buildings shall be located a minimum of 30 feet from any lot line of a lot in an R district. The residential property closest to the subject building is the Central Community Center, which is located 440 feet away. b. 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. While Walker Street is not a collector or arterial, it intersects with Lake Street to the west and Wooddale Avenue to the east. Both of which are collector streets. Additionally, this section of Walker Street services commercial uses and the Central Community Center. It is not adjacent to residential uses. The American Legion will not generate significant traffic on local residential streets. c. Seating capacity shall be limited to 150 persons. They are proposed to have a seating capacity of 100.

9 Agenda Item No. 3A Conditional Use Permit American Legion Page 3 Parking shall meet zoning code requirements, unless it is a religious or other institution that requires walking because of a religious tenet or other rule, then 1 space per every 8 seats shall be required. The entire building was previously occupied by the Masonic Center, and it was legally non-conforming to the parking requirements. Per code, a property that is non-conforming to the parking requirement can expand its use or building, but it has to provide additional parking to meet the increased parking requirement resulting from the expansion. In this case, as noted in the table and description below, the increased parking requirement is one parking space. To meet code, the Masons are creating three additional parking spaces by reconstructing their parking lot resulting in a more efficient use of the space. Existing Parking Conditions Required Parking Existing Parking Masons Assembly and Office uses: 86 parking spaces 10 on-street 12 on-site 22 parking spaces Under the proposed floor plan, the American Legion will be leasing assembly and office space previously occupied by the Masons. The American Legion will remodel the assembly and office area, resulting in an increased parking requirement for the building from 86 spaces to 87 spaces. Proposed Parking Conditions Required Parking Proposed Parking Masons & American Legion Assembly and Office uses: 87 parking spaces 10 on-street 15 on-site 25 parking spaces Difference: +1 parking spaces +3 parking spaces Additional Parking Spaces - Railroad Property Lease: In addition to the on-street and onsite parking spaces noted above, the Masons are leasing 12 spaces on the railroad property adjacent to the subject property. The Masons have been leasing this land and maintaining parking on it since Staff is recommending that it be a condition of the CUP approval that the Masons continue leasing the spaces from the railroad. Additional Parking Spaces Public Parking: There is a substantial amount of public parking in the immediate vicinity. There is a municipal parking lot located on the north side of Walker Street which contains 29 parking spaces. There is also an additional 39 public parking spaces on Walker Street. These are public parking spaces, so they are shared spaces with all the other commercial businesses in the area. Shared Parking: The Masons have been utilizing the entire building as an assembly and office space since 1979, and there are no known parking problems resulting from the use. The advantage of the Mason and American Legion Assembly uses are that their peak times are in the evenings. This peak time complements the businesses in the area which have peak times typically during the week day when the activity at the Masons and American

10 Agenda Item No. 3A Conditional Use Permit American Legion Page 4 Legion are typically lower. The American Legion will have a smaller peak during the lunch hour, but they expect their on-site parking lot, railroad parking lot, and the 10 adjacent on-site parking spaces to handle the lunch peak time. d. In multi-tenant buildings, noise shall be contained within that space dedicated to the place of assembly use. No noise shall be audible within common areas or in adjacent units. The American Legion will share the building with the Masonic Lodge. The American Legion assembly area is separated from the Masonic Lodge by a corridor and several walls. Noise is not expected to be a problem. e. In multi-tenant buildings, the place of assembly shall have a separate entrance or shall have an interior entrance that is within 50 feet of a common building entrance. The American Legion and the Masonic Lodge are separated by a common corridor that provides access from the front and back sides of the building. f. With intoxicating liquor, the following additional conditions apply: i. 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 building is located 420 feet from a residential parcel, which is occupied by the Central Community Center. ii. Separate pedestrian ways shall be constructed to allow for the separation of pedestrian and vehicular movements within the parking lot. The parking lot improvement located behind the building includes a new sidewalk along the building to provide safe pedestrian passage through the parking lot. iii. The use must be 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 property is guided commercial in the comprehensive plan. The assembly use is an allowed use in the commercial zoning district. Neighborhood Meeting: A neighborhood meeting was conducted on August 29, Approximately 16 people attended and spoke in favor of the proposal. Some comments were received expressing concern about the proximity of alcohol to the Central Community Center where children are present. One person at the meeting also expressed his concern about the design of Walker Street. He is concerned that the pull in parking spaces are dangerous when backing out of them. This design does not impact the American Legion application, and the City Engineering Department is aware of the concern. Walker Street is expected to be re-built within a couple years. The area businesses will be invited to participate in the design of the reconstruction, and that concern will be evaluated further at that time.

11 Agenda Item No. 3A Conditional Use Permit American Legion Page 5 Recommendation: Staff recommends approval of the Conditional Use Permit to operate Places of Assembly at 6509 and 6515 Walker Street, subject to the following site specific conditions: 1. The property shall be used and developed in accordance with the attached Exhibit A: Site Plan, Exhibit B: Landscaping Plan and Exhibit C: Floor Plan. 2. The property owner shall keep a lease in effect with the railroad to maintain 12 parking spaces on the railroad property. 3. In addition to any other remedies, the developer or owner shall pay an administrative fee of $750 per violation of any condition of this approval. 4. Under the Zoning Ordinance, this permit shall be revoked and cancelled if the use for which the conditional use permit ceases. Attachments: Prepared by: Reviewed by: Aerial Photo Development Plans Gary Morrison, Assistant Zoning Administrator Sean Walther, Planning and Zoning Supervisor

12 Agenda Item No. 3A Conditional Use Permit American Legion Page 6 Aerial Photo

13 Agenda Item No. 3A Conditional Use Permit American Legion Page 7 Development Plans

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16 Planning Commission Study Session Item 1 1. Mixed-use Zoning District Concept Review Building setbacks, step backs, façade details, and buffer yards RECOMMENDED ACTION: Provide feedback to staff on the building setbacks, step backs, façade details and buffer yard options presented for new mixed-use buildings within the proposed amendments to the mixed-use zoning ordinance. SUMMARY: Historically, the City of St. Louis Park rezoned properties to M-X Mixed Use Zoning District and applied a Planned Unit Development (PUD) Permit to allow for mixed-use buildings. In 2015, the City of St. Louis Park adopted a specific PUD zoning district, reducing the effectiveness and usefulness of the existing M-X District. As of today, there are no undeveloped (or underdeveloped) parcels zoned for mixed-use, so a rezoning would be required. In August staff kicked off the process to update the existing M-X District to provide a zoning district that allows a citywide standard for mixed-use developments that are site and context sensitive. Staff presented options to the Planning Commission for determining building orientation, building height, and transitions between residential districts in August. August 16 Study Session: Staff introduced the topics of Building Orientation, Building Height to Street Width Ratio, and Transitions when adjacent to low density residential zoning districts at the last meeting. Attached is a summary of those topics and recommendations based on commissioners comments and discussion. Study Session September 6: During the Planning Commission study session on September 6, staff will present the following topics for discussion, as time allows: Front and side yard setbacks adjacent to the street Front and side yard step backs adjacent to the street Height bonuses Vertical and horizontal building articulation Buffer yards and screening adjacent to residential districts This discussion will help establish additional building detail requirements for structures within the future M-X District. NEXT STEPS: At future planning commission study sessions, staff will present additional M-X District code options for the commission s consideration, including but not limited to: Permitted uses Minimum commercial depths Maximum height Façade transparency requirements Primary entrance design standards Parking and loading locations Landscape requirements Prepared by: Reviewed by: Jennifer Monson, Planner Sean Walther, Planning and Zoning Supervisor

17 Meeting of September 6, 2017 Page 2 Subject: Mixed-Use District August 16, 2017 Study Session Topics Summary 1. Building Orientation, 2. Building Height to Street Width Ratio 3. Transitions Building Orientation: Staff proposed the front of the building be orientated toward the primary street. Staff proposes streets classified as arterials or collectors within the Comprehensive Plan be primary streets. Primary streets are designed toward the pedestrian with the building sited close to the sidewalk. Primary streets include a high level of transparency, primary building entrances, and more intense uses. All streets not on an arterial or collector street will be secondary streets. Secondary streets allow the building to be set back farther from the street, a lower amount of transparency, and accommodate vehicular entrances. If the site has frontage on two streets designated as arterial or collector streets in the comprehensive plan, the Zoning Administrator shall determine which will be the secondary street, and if site does not front an arterial or collector street, the Zoning Administrator shall decide which street shall be the primary street.

18 Meeting of September 6, 2017 Page 3 Subject: Mixed-Use District Building Height to Street Width Ratio: To create buildings that are context and site specific, staff proposes tying the height of the building to the width of the street based on the Building Height to Street Width Ratio. Regulating this ratio helps control the feeling of a street, and can create a more comfortable neighborhood for pedestrians. 1:1 Ratio 1:3 Ratio 1:6 Ratio The current comprehensive plan states that to achieve human-scale development, Commercial buildings should be sized in proportion to the width of the street. Low commercial buildings do a poor job of defining streets, especially wide streets. If a road is too wide, cars drive too fast. Commercial buildings should be at least two stories high. The maximum ratio of building height to street width should be 1:6. [Note: Staff believes the language intended to say minimum. A ratio of 1:3 is greater than a ratio of 1:6]. The best ratio needs to be determined by the community. The following agencies have recommendations for the ideal ratio. American Institute of Architects (AIA) 1:3 minimum Congress for New Urbanism (CNU) 1:3 Great Streets San Diego 1:1 is best, but say a range of 3:2 1:2 is okay Staff proposes a range of ratios for St. Louis Park with a minimum 1:3 ratio and a maximum 1:2 ratio for the MX district. Excelsior & Grand has a ratio of 1:2.5 and the intersection of Lake Street and Hennepin in Minneapolis has a ratio of 1:2. Staff will also be proposing minimum and maximum overall heights, but will discuss that with Planning Commission at a later study session.

19 Meeting of September 6, 2017 Page 4 Subject: Mixed-Use District Transitions: Transitions between mixed-use buildings and R-1/R-2 districts were also discussed during the August study session. Transitional requirements are regulated to minimize impacts to surrounding districts, and to reduce crowding, shading, and lessen the experience for adjacent residential lots. Transitions are traditionally regulated by setback and setback requirements. A setback is the minimum distance a building must be from a property line, and a step back is an additional setback after the building reaches a certain height. The city requires these regulations for commercial buildings adjacent to residential districts and for Planned Unit Developments. The existing Planned Unit Development language requires a maximum building height of 40 feet, and minimum side and rear yards of 15 feet. Buildings may exceed 40 feet in height if the height of the building above 40 feet is stepped back from the side and rear property lines an equal distance to the additional height. Staff proposes the same language for buildings within the M-X district.