HomeMy WebLinkAboutRES 24-063 APPROVING A REQUEST FOR AN AMENDMENT TO THE PUD ZONING DISTRICT FOR CHANGES TO THE USES AND DEVELOPMENT PLANS IN THE KENZIE TERR PUD OVERLAY DISTRICTCITY OF SAINT ANTHONY VILLAGE
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO.24-063
A RESOLUTION APPROVING A REQUEST FOR AN AMENDMENT TO THE PUD
ZONING DISTRICT FOR CHANGES TO THE USES AND DEVELOPMENT PLANS
IN THE KENZIE TERRACE PUD OVERLAY DISTRICT
WHEREAS, the City of St. Anthony Village received a request from the applicant and owner of
2401 Lowry Ave NE for an amendment to the subject PUD approvals on said property related to
uses including religious assembly, community youth center, administrative and commercial
office space, and other related uses; and
WHEREAS, the property consists of approximately 1.9 acres and is located in the Kenzie
Terrace PUD Overlay zoning district; and
WHEREAS, the subject property is currently occupied by a vacant bank building and paved
parking area; and
WHEREAS, the proposed uses and facilities are allowed by the R-4 Zoning District which is
incorporated into the Kenzie Terrace PUD District as the underlying zoning; and
WHEREAS, consideration of a PUD amendment in such areas is required to avoid unreasonable
negative impacts on adjoining properties, on the public rights of way, and on the requirements of
the applicable zoning district; and
WHEREAS, the conditions identified as a part of an approval for the proposed PUD amendment
are necessary to ensure full compliance with the St. Anthony Village zoning ordinance and other
public safety needs; and
WHEREAS, the Planning Commission has considered all of the comments and the staff report,
which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission held a public hearing on August 20a', 2024 on the
application and the applicant and members of the public were provided the opportunity to present
information to the Planning Commission; and
WHEREAS, the Planning Commission recommended approval of the PUD Amendment with
the conditions noted in the Staff report, and with the recommended staff conditions, are as listed
below; and
WHEREAS, the City Council makes the following findings of fact in support of the resolution
for approval:
1. The land use plan chapter of the 2040 Comprehensive Plan identifies the site for
Commercial Uses.
2. The 2040 Comprehensive Plan includes a variety of mixed use opportunities on
Commercial property.
3. The current Kenzie Terrace PUD District references the R-4 District for alternatives to
the approved PUD plans.
4. The R-4 District includes religious assembly uses as an allowed use, and by extension,
these uses are allowable in the Kenzie Terrace PUD District.
5. The proposed use is a reasonable adaptive re -use of an existing vacant building and
property.
6. Religious Assembly uses are commonly found in residential areas of the City, similar to
the mixed residential neighborhoods near the proposed site.
7. The site is located on major roadways supporting traffic volumes generated by the
property.
8. The applicants have expressed an interest in making the facility and site an asset to the
community at large, similar to other faith communities in the City.
9. The applicant's proposal provides an important service to the community at large,
including the occasional availability of the site and its amenities for community use, and
justifies the departure from the original PUD goals.
10. The applicant has expressed agreement with the conditions herein as conditions of the
PUD zoning and site development goals.
NOW THEREFORE MAY IT BE RESOVLED, that the City Council of the
City of St. Anthony Village accepts the findings and recommendations documented in the staff
report and as identified herein, and as shown on the plans and narratives submitted in support of
the amendment at 2401 Lowry Ave. NE in accordance with the following conditions:
1. Provide information on staffing during religious services in the multi -purpose room, and
scale the capacity of the assembly to match the remaining available parking on the site, at
the rate of 2.5 persons per parking space.
2. Provide an interior floor plan schematic that shows the planned multi -purpose space, and
how assembly capacity will be controlled to meet the maximum imposed by the parking
supply. The enhanced plan shall be submitted to the City by October 31
3. Close the westerly of the two access driveways to Kenzie Terrace, and add green space
and landscaping, including extension/replacement of the existing sidewalk along Kenzie
Terrace, to replace the driveway removal. The implementation of this condition shall
include a temporary barrier closing this driveway through the winter season of 2024-
2025, and construction of permanent improvements within a reasonable timeframe as
required by Hennepin County, including replacement of green space, but with installation
of all improvements no later than June 1, 2025.
4. Provide a more detailed landscaping plan that identifies the proposed planting materials
in the illustrated green spaces on the site, as well as the existing green spaces at the
perimeter of the site, including a maintenance plan for improving those overgrown areas.
The applicants shall submit a plan addressing both maintenance and new installation for
City approval by October 29, 2024 including an estimate of the cost of implementation
and a financial security to cover implementation. Landscaping required by this condition
shall be installed no later than September 1, 2025.
5. Provide complete information on the outdoor play area, including surfacing, amenities or
structures in the play area, and method of separation from the adjacent driveway (fencing,
etc.). The applicants may phase in the construction of this play area and its related
improvements including plans and construction (such as landscaping and pavement) over
a period of 2 years, to be constructed by Nov. 1 2026.
6. Preparation of a traffic and parking impact assessment, identifying the peak capacity of
the site during busy periods, and how the site would accommodate both traffic
distribution and parking needs. This assessment needs to incorporate the requirements of
Hennepin County related to changes to use and access to Kenzie Terrace, a County
jurisdiction roadway.
7. Information documenting environmental conditions on the property, and how the
applicants propose to address those conditions given the proposes uses and changes to the
site and/or building. The three recommendations made by the applicant's environmental
consultant (Stantec) in its report and investigation dated September 18, 2024, are
incorporated into this requirement. Continued monitoring of interior and or exterior
environmental conditions is required to verify compliance with the terms of this condition
until the conditions are resolved, including any requirements of the Minnesota Pollution
Control Agency (MPCA) Response Action Plan for the site. All correspondence in this
regard is to be shared with the City.
8. The applicant enters into a development agreement with the City incorporating these
conditions, and where appropriate, financially securing the implementation of the use and
related improvements. Said improvements may be phased in over time according to these
conditions, as well as a schedule to be made a part of the agreement. This agreement, or
a memorandum thereof, will be recorded against the subject property.
Passed in regular session of the City Council on the 22nd day of October, 2024.
Wendy Webste , Mayor
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ATTEST.
Jennifer Doyle, City derk
Review for Administration:
Charlie Yunker, City Manager