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HomeMy WebLinkAboutCC WORKSESSION PACKET 06152021-JOINT WITH PLANNING COMMISSIONIf you would like to request special accommodations or alternative formats, please contact the City Clerk at 612-782-3313 or email city@savmn.com. People who are deaf or hard of hearing can contact us by using 711 Relay. Work Session Agenda Tuesday, June 15, 2021 5:30 p.m. The meeting can be viewed live via cable channel 16 in the North Suburbs or the web broadcast at https://www.ctvnorthsuburbs.org/live-tv/channel-15. Due to health concerns and limited seating, we encourage people to view the meeting by using this link: https://www.savmn.com/Calendar.aspx?EID=1225 A dial-in option is available. Members of the public who wish to attend the meeting may do so in person. Following guidance from state health officials, some City Council Members may choose to participate in upcoming meetings electronically pursuant to MN Stat. §13D.021. 1. Goal Setting Recap. Randy Stille, Mayor presenting 2. Lessons Learned from CUP. Steve Grittman, City Planner presenting 3. Interstate Project Concept Review. Steve Grittman, City Planner presenting 4. Adjournment 3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699 Office: (612) 782-3301 • Fax: (612) 782-3302 • www.savmn.com MEMORANDUM TO: Mayor Stille and St. Anthony City Council St. Anthony Planning Commission Charlie Yunker, City Manager FROM: Stephen Grittman, City Planner DATE: June 9, 2021 RE: June 15, 2021 Work Session – Conditional Use Permits NAC FILE: 323.01 – 21.08 An item on the upcoming Work Session with the Planning Commission and City Council is intended to provide a recap of the application and debate over the proposed Conditional Use Permit for the Boulevard Car Wash which was considered by Planning Commission and City Council over the past winter. The purpose of the discussion is to understand the requirements for Conditional Use Permit review and decision-making, and how the Boulevard CUP request – with the extensive neighborhood interest – can serve as an opportunity to better address Conditional Use Permit reviews in the future, and potentially other controversial projects as well. In summary, the owner of the property (Boulevard Auto) proposed construction of an automated car wash at 2701 Kenzie Terrace, a property the proposer owned, and which was generally adjacent to his existing automotive repair business location. The site is zoned C – Commercial, in which district car wash is allowed by Conditional Use Permit. The Zoning Ordinance does not list any specific conditions for this (or for most) uses allowed by CUP. Instead, there is a short list of items which the City must determine as follows: (1) The use is one of the conditional uses specifically listed for the district in which the property is located; (2) The City Council has specified all conditions which the City Council deems necessary to make the use compatible with other uses in the area; (3) The use will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity or to the values of property in the vicinity; and (4) The use will provide a service or a facility which is in the interest of public convenience and will contribute to the general welfare. The subject property was bounded by multi-family residential on one side, and single family on another. The ordinance imposes certain additional setback requirements in such circumstances, but the applicant was able to comply with the specific zoning aspects of the code. It was item (3) from the list above that raised the primary issue, as its requirements are non-specific. The potentially vague nature of these requirements created an avenue for opponents of the project to raise a variety of potential issues. It should be noted that the requirements in item (3) are the general standards applied to most any zoning question – they reflect the powers of local government to ensure that land uses, while utilizing property in a legal manner, minimize infringement on the rights of neighboring landowners – often called “police powers”. In applying these standards, the City is constrained by a long history of legal challenges to decision-making on zoning questions, and specifically on Conditional Use Permit applications. The general rule is that a Conditional Use is one that is presumed to be allowed on land in the zoning district in which the CUP is proposed. Conditional uses are distinguished from Permitted Uses in that Permitted Uses are allowed by right, whereas Conditional Uses are expected to create additional impacts beyond those in the permitted class, and which require specific attention to avoid extraordinary negative impacts. In this regard, the City can add conditions to a proposed CUP to mitigate those anticipated impacts. The conditions are required to be relevant to specific aspects of the use, and cannot be unreasonably or arbitrarily assigned as a pretext in lieu of an out and out denial. If the applicant is able to demonstrate that they can meet those reasonable conditions identified by the City, then the City is usually bound to approve the CUP. The other aspect of CUP review is a burden on the opponents of a project. Opponents may raise questions and objections, but their objections must be based in fact for the City to use them as a basis for denial. They may not be speculative or mere opinion. The City may not base a denial on mere neighbor opposition, no matter how overwhelming. But if the project opponents can enunciate factual conditions that violate the elements of item (3) – and the applicant is unable or unwilling to mitigate those conditions - they may form the basis for a denial. There are a couple of other paths for the City to consider as a part of this discussion. One option is to list more specifically the various types of conditions that a CUP will be held to. Many ordinances include specific lists for each CUP in the various districts. This would entail some extensive ordinance rework, but is a common approach. A second approach would be to consider which (if any) classes of CUPs in the Commercial District might require additional conditions (or even prohibition) if located in close proximity to residential uses. Some codes will place distance requirements between certain commercial uses and residential property, some will create extensive buffering requirements, and there are other regulatory options as well. 3301 Silver Lake Road, St. Anthony, Minnesota 55418-1699 Office: (612) 782-3301 • Fax: (612) 782-3302 • www.savmn.com MEMORANDUM TO: Mayor Stille and St. Anthony City Council St. Anthony Planning Commission Charlie Yunker, City Manager FROM: Stephen Grittman, City Planner DATE: June 9, 2021 RE: Interstate Development – Bremer Bank – Joint Work Session – June 15, 2021 Multiple Property PUD Concept Plan NAC FILE: 323.01 – 21.08 This summary is intended to provide an overview of the project proposal and some of the primary elements for work session discussion. Potential Issues/Elements for Workshop Discussion • Project Description. The applicants are seeking a 3-parcel PUD proposal that would include two parcels owned by Bremer Bank (the existing bank site and a vacant remnant parcel across Kenzie Terrace from the bank), and the City’s parcel, usually known as the “old bowling alley” site. Interstate proposes a 75-unit affordable senior facility on the main Bremer Bank property, a relocation of the Bremer Bank facility to the City parcel, and a grant to the City of the remnant Bremer property for use as (in part) an entrance element for the community. • PUD Flexibility - Housing. The PUD flexibility for the property largely consists of the need to flex several zoning standards to accommodate the apartment building (density, lot coverage, etc.). • PUD Flexibility – Density. The proposed senior apartment building is 75 units, on 1.89 acres – a density of 39.7 units per acre. The City’s Comprehensive Plan allows for projects of up to 40 units per acre, while the R-4 Zoning District would accommodate just 25 units per acre without PUD flexibility. • PUD Flexibility – Land Area. The Zoning Ordinance limits the use of PUD zoning to sites of 3 acres or more. The proposed project relies on the assembly of 3 individual parcels that are not contiguous to reach the 3 acre threshold (a total of approximately 3.12 acres): o Parcel 1: Bremer Bank site – 1.89 acres (2401 Kenzie Terrace) o Parcel 2: City “Old Bowling Alley” property – 0.91 acres (2654 Kenzie Terrace) o Parcel 3: Entrance parcel (owned by Bremer) – 0.32 acres (2534 Kenzie Terrace) The accumulation of non-contiguous parcels for a single PUD project is unconventional, but not necessarily prohibited. The City may wish to discuss the 3 acre threshold as to whether they would be willing to pursue PUD in this arrangement of parcels. Staff has noted to the developers that a project which accomplishes several other goals – such as affordable housing, various design and/or architectural elements, and attention to the “southern gateway” entrance area – could be factors in consideration of the non-traditional PUD approach being sought for this project. • Site Plan – Apartment Development. o Units. As noted, the proposed project consists of 75 units. The units are distributed as follows: Studio - 9 1 Bedroom: 21 2 Bedroom: 42 3 Bedroom: 3 This is a total of 121 bedrooms o Parking. The site plan shows surface parking equal to 48 spaces, and underground parking of 69 spaces, a total of 117 parking spaces. The Zoning Ordinance requires 2 spaces per unit for multiple family housing. The applicants’ ratio of 1.56 spaces per unit falls below the City’s standard. The applicants also note that the 117 spaces are nearly a 1:1 ratio with the total bedroom count. o Access. The proposed plan utilizes a single access point to the adjoining public streets – the easterly of the two currently available from Kenzie Terrace. The main building and the underground parking would be accessible from Kenzie, which provides a driveway to the surface parking lot and main entrance. The Stinson Parkway access is removed in this plan. Hennepin County is interested in removing and limiting direct access to Kenzie Terrace, and this plan would appear to be consistent with those objectives. o Building Design. The applicants have provided a number of optional façade treatments for the “L” shaped building. Discussion may focus on materials, aesthetics, visibility of the building from the “southern gateway” traffic, balconies and windows, and other aspects of the design. o Site Landscaping and Improvements. While the plans are conceptual only at this stage, the City may wish to comment on expectations for exterior spaces, along with pedestrian access to and from the site, as well as any City or private project entrance monumentation to complement the City’s ideas for the Bremer Triangle site south of Kenzie from this property. • Site Plan – Bank Development. o The applicants have provided a concept sketch for the site, with notations related to staff feedback and further review. This plan is conceptual only, with an expectation that the building would be 5,500 square feet in area, with an incorporated drive-through facility. o Staff has noted the building’s presentation toward Kenzie Terrace, the potential for accommodating additional site expansion to the east, and maintenance/enhancement of pedestrian improvements around and through the site, among other elements. • Site Plan – Southern Gateway Entrance Monumentation. o The applicants indicate that this property would be sold to the City as a component of the land swap agreements to obtain the bowling alley site. Improvements could be made to the property including community entrance monumentation or similar features. o The site has only limited development potential, and in prior applications, staff has cited the considerations that include incomplete street construction to the east, along the St. Anthony/Minneapolis boundary, as well as extensive pavement and driveway cuts onto the subject parcel. For processing and next-step purposes, the applicants would seek a “Preliminary Plan” PUD request, with more fully detailed plans and support materials. Because the PUD incorporates three separate parties – including the apartment developer (Interstate), Bremer Bank, and the City, the City will need to authorize the application as a property owner, with conveyances to occur only once Final Plan PUD is approved. May 28, 2021 Stephen Grittman St. Anthon City Planner Northwest Associated Consultants, Inc. via e-mail: sgrittman@nacplanning.com RE: MULTI-SITE DEVELOPMENT, ST. ANTHONY VILLAGE – SUBMITTAL FOR CITY COUNCIL & PLANNING COMMISSION WORK SESSION MEETING (SCHEDULED JUNE 15, 2021) Dear Mr Grittman, Interstate Development is submitting the following information for a Work Session Meeting with St. Anthony Village city council and planning commission. PROJECT SUMMARY: Interstate’s proposal includes the purchase of and development of three parcels located in St. Anthony Village, (i) 2654 Kenzie Terrace (former Bowling Alley Site), (ii) 2401 Kenzie Terrace (current Bremer Site), and (iii) 2534 Kenzie Terrace (Former Bremer Bank site). 2654 Kenzie Terrace (former Bowling Alley Site): The 2654 Kenzie Terrace parcel is approximately 0.90 acres and is currently owned by St. Anthony Village. Interstate is proposing to purchase the property at market value from St. Anthony Village for the development of a new 5,500 square foot Bremer Bank branch office. 2401 Kenzie Terrace (current Bremer Bank Site): The 2401 Kenzie Terrace parcel is approximately 1.89 acres and is currently owned and occupied by Bremer Bank. Interstate is proposing to purchase the property from Bremer Bank for the development of a 75-unit, residential multi-family project. 2534 Kenzie Terrace (former Bremer Bank Site): The 2534 Kenzie Terrace parcel is approximately 0.32 acres, is currently owned by Bremer Bank, and is a vacant land parcel. Interstate is proposing to purchase the property from Bremer Bank and is also proposing to sell the same parcel to St. Anthony Village at market value. PROJECT DESCRIPTIONS: 2654 Kenzie Terrace (former Bowling Alley Site): i. Building: Interstate is proposing the development of a single-tenant 5,500 square foot retail bank branch building for Bremer Bank at this location. ii. Drive-Through: The bank will include 3 drive-through lanes, comprised of two- teller lanes and one ATM lane. iii. Site Design: The development will include onsite parking, building circulation, trash enclosure with pick-up service via the alley, impervious surfaces estimated at 19% / pervious surfaces estimated at 81%, ingress egress via Kenzie Terrace and the alley. iv. Building Materials: We anticipate the exterior building materials to include glass, brick and architectural panels. v. Signage: The development proposal will include on-building signage on all four sides of the structure, the most prominent of which will be on the Kenzie Terrace side of the building. Additionally, the project will include a monument on the southwest corner of the site, facing Kenzie Terrance. The site will also include directional signage for traffic control. vi. Employment: The proposed Bremer Bank branch will employ approximately 20 full-time team members. vii. Acquisition: The proposal requires that Interstate purchase the property from St. Anthony Village. 2401 Kenzie Terrace (current Bremer Bank Site): i. Building: Interstate is proposing a 75-unit, 4-story, residential multi-family structure on the property. The building’s first floor will be designated for covered parking, floors 2 – 4 will be residential dwelling units. Total building square footage is estimated at 82,113 square feet. ii. Units: The building will be comprised of 75 residential units, broken out as follows; (i) 39 one-bedroom units, (ii) 9 one-bedroom alcove units, (iii) 24 two-bedroom units, and (iv) 3 three-bedroom units. Unit square footages will range from 525 square feet to 1,362 square feet. iii. Site Design: The site will provide covered parking on the first floor of the building in addition to surface parking. We are currently estimating 108 total parking stalls (1.44 / unit). Ingress / egress will be off of Kenzie Terrace. The covered parking in the Building will be accessed on the northeast corner of the site / building. The site design will include attractive landscaping, with an emphasis on the southwest corner (portion of the site that is at the hard corner of Kenzie Terrace & Stinson). iv. Building Materials: We anticipate the exterior building materials to include glass, steel panels, architectural siding / panels, and brick / stone. v. Signage: The project will include building Signage and directional signage for traffic control. vi. Amenities: The project will include amenities such as; an onsite management office, heated parking garage, pet wash station, WIFI lounge / club room and an outdoor patio. vii. Acquisition: The project requires that Interstate purchase the property from Bremer Bank. viii. Affordable: Interstate’s goal is to create workforce attainable housing without the utilization of TIF, grants, tax credits or subsidy from government and non- government agencies. If a formal affordable housing program is strongly desired by St. Anthony Village, Interstate is willing to entertain such programs, provided that there are mitigating factors (i.e. a like-kind reduction in the purchase price of 2645 Kenzie Terrace property and / or TIF). Interstate is currently targeting rents ranging from $1,300 / month for a 1-bedroom unit and $2,350 for a 3-bedroom unit. 2534 Kenzie Terrace (former Bremer Bank Site): i. Acquisition: Interstate is planning to acquire the property along with the parcel located at 2401 Kenzie Terrace. Interstate is not planning a development on this parcel. ii. Disposition: Interstate is planning on selling the parcel to St. Anthony Village contemporaneous with the purchase of the 2654 Kenzie Terrace property (former bowling alley site), via a land-swap agreement, whereas Interstate will pay to St. Anthony Village the cost differential of the two properties. [Site plans, floor plans and elevations to follow] Reference Map Site 1: 2401 Kenzie –New 75-unit multifamily project Site 2: 2654 Kenzie –New Bremer bank project Site 3: 2534 Kenzie –Transfer to St. Anthony Village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© 2019 DJR Architecture3D VIEW PRECEDENTSINTERSTATE - KINZIE TERR21-062St. Anthony, MN05.28.21 BREMER BANKSITE CONCEPT ANALYSISSAINT ANTHONY,MN05.25.212PG35’25’10’10’NBIKE TRAILCONNECTIONTELEPHONEPOLETELEPHONEPOLEWALKER METHODISTST. ANTHONY SERVICEEXISTING CURB CUTIN/OUTZone C – Commercial: Max Height – 35’Max Stories – 3FAR no more than 1.0Please note that it looks like we will need a CUP for the drive through here as well unless that was a part of the PUD agreement. Also note that I could not find any exterior material stipulations. Setbacks:Front yard: 35’Side yard: 10’ (unless there is a street adjacent to the side yard and then 35’)Rear yard: 20’ (unless it is adjacent to an alley and then 25’)Parking:Stall size 9’ by 19’No parking within 5’ of side lot property line and 10’ of front and rear property lines1 stall for every 300 sf of GSF (5,000 sf building means 17 stalls)Total parking area with stalls and landscaping must be required number of stalls x’s 300 sf minimum. Parking total = Bldg SF total min. Signage:Ground Sign – less than 8’ tall and 34 sf per sideWall Sign – Not to exceed 15% of the wall area (didn’t look to limit the quantity)ZONING BREMER BANKSITE CONCEPT ANALYSISSAINT ANTHONY,MN05.25.213PGSITE PLAN5500 SFTRASHTELEBUILDING SETBACKPERVIOUS: 7,220 SFIMPERVIOUS: 31,188 SFENTRANCE/EXITENTRANCE/EXITTELESIGN24’19’19’5’5’19’108’12’12’12’3’ 4’55’-9”8’-6”20 STALLS BREMER BANKSITE CONCEPT ANALYSISSAINT ANTHONY,MN05.25.214PGBREAK RM316 SFMOTHERS RM60 SFSTORAGE60 SFSTORAGE55 SFSTORAGE66 SFCONFERENCE RM247 SFPRINTERSUPPLIES/SHELVINGBAR/ COFFEEVESTIBULEEXITENTRANCEPLAZANIGHT DROP115 SFDRIVE THRU224 SFDATA/IT50 SFMAIL/WORK RM157 SFMECH/SPRINKLER/ELECT175 SFSMALL OFFICE100 SFSMALL OFFICE100 SFSMALL OFFICE100 SFSMALL OFFICE100 SFOPENW.S.60 SFOPENW.S.60 SFOPENW.S.60 SFRESTROOM73 SFRESTROOM73 SFRESTROOM60 SFRESTROOM60 SFFINANCIAL ADVISOR125 SFASSOCIATEMANAGER 125 SFBRANCHMANAGER125 SFSPACE ANALYSISAssoc. Mng.: 125 SFBranch Mng.: 125 SFFinancial Adv.: 125 SFSmall Offices: (4) @ 100 SFWorkstation: (3) @ 60 SFBar/Coffee Area: 256 SF Plaza: 815 SFPLAN6060WO R5ACONFERENCE RM350 SF BREMER BANKSITE CONCEPT ANALYSISSAINT ANTHONY,MN05.25.215PGEXTERIOR CONCEPT BREMER BANKSITE CONCEPT ANALYSISSAINT ANTHONY,MN05.25.216PGEXTERIOR CONCEPT BREMER BANKSITE CONCEPT ANALYSISSAINT ANTHONY,MN05.25.217PGEXTERIOR CONCEPT BREMER BANKSITE CONCEPT ANALYSISSAINT ANTHONY,MN05.25.218PGEXTERIOR CONCEPT