HomeMy WebLinkAbout2022/11/16 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting
November 16, 2022
6:00 p.m.
If you need special accommodations or have questions about the meeting, please call Sean Walther at 952.924.2574 or the
administration department at 952.924.2525.
Planning commission
The St. Louis Park Planning Commission is meeting in person at St. Louis Park City Hall, 5005
Minnetonka Blvd., in accordance with the most recent COVID-19 guidelines. Some members of
the planning commission may participate by electronic device or telephone rather than by
being personally present at the meeting.
Members of the public can attend the planning commission meeting in person or watch the
meeting by webstream at bit.ly/watchslppc and on local cable (Comcast SD channel 17 and
HD channel 859). Visit bit.ly/slppcagendas to view the agenda and reports.
Due to technical challenges, courtesy call-in public comment is not available for this meeting.
You can provide comment on agenda items in person at the council meeting or by emailing
your comments to info@stlouispark.org by noon the day of the meeting. Comments must be
related to an item on the meeting agenda. The city recognizes the value of the call-in
opportunity to provide access to those who can’t attend meetings in person and is working on a
reliable solution.
Agenda
PLANNING COMMISSION
1.Call to order – roll call
2.Approval of minutes – July 6, 2022; October 12, 2022; October 19, 2022
3.Hearings – none
4.Other Business
4a. OlyHi (Wooddale Station) development EDA land sale conformance with the
comprehensive plan
5.Communications
6.Adjournment
PLANNING COMMISSION STUDY SESSION
1.Density bonuses in MX-1 vertical mixed-use zoning district
Future scheduled meeting/event dates:
December 7, 2022 – planning commission regular meeting
December 28, 2022 – planning commission regular meeting
January 4, 2023 – planning commission regular meeting
January 18, 2023 – planning commission regular meeting
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Planning commission
July 6, 2022
6:17 p.m.
If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration
department at 952.924.2525.
Planning commission
Members present: Jim Beneke, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber, Jan
Youngquist
Members absent: Mia Divecha
Staff present: Sean Walther, senior planner; Gary Morrison, zoning administrator
Guests: Martin Bell
1.Call to order – roll call
2.Approval of minutes – June 15, 2022
Commissioner Salzer made a motion, seconded by Commissioner Eckholm, to approve
the minutes as presented. The motion passed 6-0. Commissioner Divecha absent.
3.Hearings - none
4.Other Business
4a. 2220 Florida Ave. S. – plat and conditional use permit
Applicant: Martin Bell
Case No: 22-15-S, 22-21-CUP
Mr. Morrison presented the application. He noted at the May 11, 2022 planning
commission meeting, this item was tabled pending resolution to stormwater review
comments and additional information being presented for city review.
Commissioner Youngquist asked if staff is recommending a covenant be placed on the
properties to solidify the parking agreement in case a property is sold in the future. Mr.
Morrison stated yes, the city code does require an irrevocable easement be recorded to
protect the parking in future.
Commissioner Youngquist stated there are 60 parking spaces on the plat and 43 needed
for the building on the west side. Will the easement identify specific parking spaces or a
blanket easement for any 43 stalls on the site? Mr. Morrison stated it will be a blanket
easement to give the applicant some flexibility.
Commissioner Weber asked about the stormwater collection and if they are installed
regardless of the project going through. Mr. Morrison stated those will be installed as
part of a building permit in the future.
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Commissioner Weber made a motion, seconded by Commissioner Youngquist to
approve the combined preliminary and final plat with the following conditions:
1.A financial guarantee be submitted to the city for the construction of the public
sidewalks in the form of a cash escrow or irrevocable letter of credit for 1.25 times
the estimated cost of improvement.
2.A development agreement be entered into for the construction of the public
improvements.
3.A $1000 financial guarantee be submitted to ensure the submittal of a mylar copy of
the plat.
And to also approve the conditional use permit to allow off-site parking at the property
located at Lot 1, Block 1, Bellboy addition for the existing warehouse building located at
2220 Florida Ave. S. with the following conditions:
1.An ADA accessible route shall be installed and maintained from the parking lot to
the warehouse.
2.A permanent access and parking easement covering at least 43 parking spaces be
recorded on both properties, 2220 Florida Ave S and Lot 1, Block 1, Bellboy Addition.
The motion passed 6-0 (Commissioner Divecha absent).
5.Communications – The July 20 planning commission meeting is cancelled. On August 3,
two commissioners will be absent and no applications have been received, so it is likely
that meeting will be cancelled.
6.Adjournment – 6:27 p.m.
______________________________________ ______________________________________
Sean Walther, liaison Jim Beneke, chair member
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Planning commission
October 12, 2022
6:36 p.m.
If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration
department at 952.924.2525.
Planning commission
Study session
Members present: Jim Beneke, Mia Divecha, Matt Eckholm, Jessica Kraft, Michael Salzer,
Tom Weber, Jan Youngquist
Members absent: None
Staff present: Laura Chamberlain, Gary Morrison, Sean Walther
1. Update on Zoning Code Audit
Mr. Miller and Ms. Trapp of HKGi presented the zoning code audit report.
Commissioner Divecha asked about what the consultant meant by some procedures being
outdated. Mr. Miller stated this refers to code procedural requirements that do not match
state statute or are inconsistent with other section of the zoning code or city code.
Commissioner Weber asked about the definition of permitted by right. Mr. Miller stated
something is administratively allowed and do not need planning commission or city council
review and approval. Mr. Walther stated the zoning code lists uses that are permitted,
permitted with conditions, or accessory uses that are allowed and approved
administratively. A use allowed with a conditional use permit must be reviewed by the
planning commission and approved by city council.
Commissioner Kraft asked if the content of the code will be changed or if there will just be
changes that are more legible and readable with charts. Mr. Miller stated it would involve
editing content as well.
Commissioner Youngquist asked about the 2040 comprehensive plan and if the code has
been not as ______. Mr. Walther stated yes, but that is not clear right now. He noted rules
are being made to adapt to certain sites adding the zoning codes now need to meet the
comp plan.
Commissioner Weber asked if there will be opportunities to make changes. Mr. Walther
stated yes and noted the upcoming session on housing also where commissions may want
to make changes.
Ms. Trapp gave a general overview of the code structure including history of codes and
current coding. She explained use-based codes vs. form-based codes as well.
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Chair Beneke asked what areas have which codes. Ms. Trapp stated each area is not that
individualized. She added there are different approaches that can be used depending on
what the city decides.
Mr. Miller added the form-based code of St. Louis Park was proposed as a district within the
current code. He noted it has been complex because there are sub-districts.
Ms. Trapp discussed the smart code also noting it is based on districts and is a type of form-
based code. She also discussed the performance-based code.
Commissioner Eckholm asked which type of code Minneapolis falls into. Mr. Miller stated
they have a design map and district maps, and a type of form-based district.
Ms. Trapp stated the next meeting will discuss housing codes and zoning in St. Louis Park,
and where does the city go from here.
Commissioner Kraft noted she will be stepping down in November, as she will be moving to
Plymouth. She stated she will miss the commission and being involved in the city, adding
she has really enjoyed living in St. Louis Park.
Mr. Walther stated the council will either appoint an alternate chosen earlier this year to
replace Commissioner Kraft or the usual procedure will be followed for replacing a
commissioner who steps down.
2. Adjournment – 7:55 p.m.
______________________________________ ______________________________________
Sean Walther, liaison Jim Beneke, chair member
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Planning commission
October 19, 2022
6:04 p.m.
If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration
department at 952.924.2525.
Planning commission
Study session
Members present: Mia Divecha, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber,
Jan Youngquist
Members absent: Chair Beneke
Staff present: Laura Chamberlain, Senior Planner; Sean Walther, Planning Manager
Guests: Jeff Miller, HKGi
Mr. Walther noted a few communications items:
• A new commissioner will be appointed in November and begin in December.
• The next planning commission meetings are scheduled for November 2 and November
16.
• The city council has reorganized their study sessions into systems conversations to cover
topics. A development neighborhood conversation will be forthcoming soon.
1. Update on zoning code audit
Mr. Miller presented the report.
Commissioner Salzer asked how the row houses off Hwy. 100 are classified. Mr. Walther
stated those are cluster homes and the definition is in the code but it was eliminated
from some districts. They are under the multi-family code as they are more than two
units.
Commissioner Weber asked if neighborhoods such as Bronx Park have no chance for a
mixed-density development. Mr. Walther stated that is an existing condition currently,
and not proposed. He continued this is more about what exists there today.
Commissioner Divecha asked how this is comparable to other cities. Mr. Miller stated
this is comparable to Roseville acreage.
Commissioner Kraft asked if the AEUs are part of the single-family category. Mr. Walther
stated it has been included as single-family and not considered it as a duplex when
calculating density.
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Commissioner Youngquist asked if the city overlays the GIS on the neighborhoods with
racially restricted covenants. Mr. Walther stated there is a map on the city website
which shows this.
Commissioner Divecha asked about R1 and R2 districts residential housing.
Mr. Miller stated of all residential districts, 36% are designated as R1. He added R2 is the
biggest residential district in the city.
Commissioner Divecha asked when the zoning was updated. Mr. Walther stated the last
time changes happened in 1992. She asked if this was done as the zoning appeared at
that time, or as they intended for it to be in the future.
Mr. Walther stated the zoning was implemented as it appeared at that time. He added it
was trying to preserve the character of what was already there.
Commissioner Weber asked if the majority of Bronx Park are not meeting the R2
standards. Mr. Miller stated yes. Commissioner Weber stated this can be rethought of
then as something to aspire to.
Commissioner Divecha asked if it is a risk if neighborhoods are out of code. Mr. Walther
stated the approach historically has been reconfiguring lots and granting variances, so
they adhere to the code.
Commissioner Weber asked if a zoning code should then be thought of as the city moves
forward, and not as it is currently. Mr. Walther stated yes.
Mr. Miller added zoning codes can be seen as being more flexible, especially form-based
codes.
Commissioner Weber asked if his statement was correct – if an R1 district became
another district with a 60-foot minimum, would that change anything, or would a
massive redevelopment be needed to change everything. Mr. Walther stated yes,
however added it might not be a massive redevelopment, but might only mean
redeveloping two lots.
Commissioner Divecha asked if there is a sense of people not being able to find
affordable housing and the impacts here. Mr. Walther stated yes, adding this
information can be brought to another meeting showing there is much more demand
than supply for affordable housing.
Commissioner Kraft asked how the 80-20% is determined. Mr. Walther stated there are
areas that can be rezoned or where more density is allowed. He noted there is loose
guidance and that is not how it should work, and the district should meet the guidance.
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Commissioner Weber asked if the consultant would continue to work on this or was this
only for the audit. Mr. Walther stated this is the end of the current scope with HKGi. He
added future study sessions will discuss the process, how much will need to go back to
the public, and what does that look like.
Mr. Walther stated the city council will also give input to guide this process as well,
along with city staff.
Commissioner Youngquist stated it would be helpful to see the high-level comp plan
goals also.
Mr. Walther asked what the commission needs next.
Commissioner Youngquist asked if zoning codes are going away from references to
“family” as it makes assumptions about the people vs. the build environment. She
stated she would advocate for this change in phrasing. Mr. Miller agreed.
Commissioner Eckholm stated these references were all made in good faith in the past,
but should also now reflect current values as well, in the new code version. He added
references to duplexes in R1 and R2 and changes here that reflect more
appropriateness. He noted more conversations will be needed on this.
Commissioner Divecha noted design and asked what the risk is of being “free for all”
and not determining separate zones. Mr. Miller stated it refers to scale and some are
house scale districts or some are bigger than that. Some cities go to just one residential
district.
Commissioner Weber asked how aggressive the city council wants to be on zoning
codes, especially as to how it affects neighborhoods. He asked for the council to direct
the planning commission on this, which would be helpful.
Mr. Walther stated the November 2nd meeting would be cancelled since much of the
work was completed at this evening’s meeting. He stated he will take key findings from
this meeting and present them to the city council and then bring back feedback to the
commission.
2. Adjournment – 7:35 p.m.
______________________________________ ______________________________________
Sean Walther, liaison Jim Beneke, chair member
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Planning commission: Regular meeting
Meeting date: November 16, 2022
Agenda item: 4a
4a OlyHi (Wooddale Station) development EDA land sale conformance with the
comprehensive plan
Location: 5950 36th St. W.
Applicant: Wooddale Station LLC
Owner: St. Louis Park Economic Development Authority (EDA)
Recommended
motions:
Motion to adopt Resolution finding the proposed EDA land sale for
OlyHi development to be in conformance with the comprehensive plan
of the City of St. Louis Park.
Summary of request: Requested is an approval of the resolution finding that the proposed sale
of EDA property needed for the proposed OlyHi development conforms to the City of St. Louis
Park’s comprehensive plan.
Saturday Properties and Anderson Companies, collectively known as Wooddale Station LLC,
(“Developers”) have a preliminary development agreement with the EDA and city for the
SWLRT Wooddale Avenue Station site located at the northeast corner of Wooddale Avenue and
36th Street West. They also have a purchase agreement to acquire the neighboring property at
8502 36th St. W. Upon assembly, the proposed $105 million OlyHi development would include:
•Two, six-story mixed-use buildings with a total of 315 multi-family units including 252
market rate units and 63 affordable units.
•Sixty-nine units would be marketed toward people aged 55 years and over.
•Ground floor neighborhood commercial space totaling 12,000 square feet, including a
space for community gatherings.
•Underground parking linking the two buildings.
•A public plaza adjacent to the MEETRO Green Line Extension Wooddale Avenue Station
totaling 17,000 square feet.
The 2040 future land use guidance for the property is TOD – transit-oriented development. The
planning commission recommended approval of a preliminary and final plat and preliminary
and final planned unit development (PUD) for the proposed development on June 15, 2022.
City council approved the plat in July 2022 and approved the second reading of the planned
unit development (PUD) ordinance on August 1, 2022, to allow the construction of the
proposed mixed-use, mixed income, transit-oriented development.
The EDA owns a portion of the property that is needed to construct the development and has
an agreement to sell the property to Wooddale Station LLC. To conform to statutory
requirements related to the sale of public property, the planning commission is asked to make a
finding that the proposed transit-oriented development on the northeast corner of Wooddale
Avenue and 36th Street West is in conformance with the transit-oriented development land use
designation with the 2040 comprehensive plan and the PUD zoning for the site.
Site information: The proposed redevelopment site is in the Elmwood neighborhood on the
northeast corner of Wooddale Avenue South and 36th Street West. The site is immediately
south of the METRO Green Line Extension/Southwest Light Rail (SWLRT) Wooddale Avenue
Station. Two properties comprise the 3.26-acre site including: 11
Regular meeting meeting of November 16, 2022 (Item No. 4a)
Title: OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan
•5802 36th St. W. (owned by Standal Properties)
•5950 36th St. W. (owned by the EDA)
SWLRT Wooddale Avenue Station Redevelopment Site
Site area (acres): 3.26 acres
Current use: Vacant commercial building Surrounding land uses:
and small retail and commercial building North: SWLRT and Cedar Lake Regional
Trail
East: Industrial and commercial
South: Multi-family residential
West: Multi-family residential and park
Current 2040 land use guidance Current zoning
TOD - transit oriented development PUD planned unit development
Background: The EDA entered into a preliminary development agreement with Wooddale
Station LLC on February 16, 2021 to develop a mixed-use, mixed income, transit-oriented
development immediately south of the Metro Green Line Extension (Southwest Light Rail
Transit) Wooddale Avenue Station.
Wooddale Station LLC proposes to construct the following building components on the 3.26-
acre site:
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Regular meeting meeting of November 16, 2022 (Item No. 4a)
Title: OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan
•Two, six-story mixed-use buildings with a total of 315 multi-family units including 252
market rate units and 63 affordable units.
•Sixty-nine units would be marketed toward people aged 55 years and over.
•Ground floor neighborhood commercial space totaling 12,000 square feet, including a
space for community gatherings.
•Underground parking linking the two buildings.
•A public plaza adjacent to the MEETRO Green Line Extension Wooddale Avenue Station
totaling 17,000 square feet.
The 2040 land use for the property is TOD – transit-oriented development. The planning
commission recommended approval of a preliminary and final plat and preliminary and final
planned unit development (PUD) for the proposed development on June 15, 2022. City council
approved the plat in July 2022 and approved the second reading of the PUD ordinance on
August 1, 2022 to allow the construction of the proposed mixed-use, mixed income, transit-
oriented development. As approved, the development exceeds the city’s inclusionary housing
policy as amended in October 2021 and exceeds the city’s green building policy as amended in
July 2020.
Present considerations: The EDA and city council has expressed support for utilizing Tax
Increment Financing for the proposed development to enable it to become financially feasible.
Because the development includes the sale of EDA owned property at 5950 36th Street West,
the planning commission is asked to find that the proposed development conforms to the city’s
comprehensive plan.
Comprehensive plan analysis: The city designated the land use guidance to transit-oriented
development in 2019 when the city adopted the 2040 comprehensive plan. The description of
transit-oriented development category in the 2040 Comprehensive Plan specifies that:
“…a mix of uses are allowed, including commercial, office, residential, civic, and
parks/open space. The mix of uses must be oriented toward the transitway
stations along the planned SWLRT line. The goal of this designation is to create
pedestrian-scale developments within a ten-minute walk of a transitway station.
The focus of the designation is on block sizes, lot sizes, and building forms that
create a pedestrian-rich environment, rather than a specific mix of uses. It is
expected that residential uses will make up approximately 75 to 85 percent of
uses; the remaining 15 to 25 percent will likely be commercial, office, and other
similar uses. The net residential density range allowed is 50 to 125 units per
acre.”
Staff identified the following applicable goals and strategies in the 2040 comprehensive plan.
Livable communities goal #2: Promote building and site design that creates a connected, human
scale, multi-modal, and safe environment for people who live and work here.
Strategies:
A.Encourage quality design in new construction such as building orientation, scale,
massing and pedestrian access.
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Regular meeting meeting of November 16, 2022 (Item No. 4a)
Title: OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan
B. Encourage new buildings to orient to walkable streets with appropriate building height
to street width ratios.
Residential land use goal #1: Create a mix of residential land uses and housing types to increase
housing choices, including affordable housing, and increase the viability of neighborhood
services through redevelopment or infill development.
Strategies:
A. Ensure that new and redeveloped medium and high-density residential land uses are
located within walking distance of transit and commercial services.
B. Engage the community to explore how to increase the mix of housing types near transit
corridors, parks and commercial nodes/corridors
Mixed-use goal #2: Pursue redevelopment of future light rail transit station areas as transit-
oriented, high density, well-connected, mixed-use centers.
Strategy:
C. Require transit-oriented development on properties near future light rail transit stations
consistent with station area framework plans.
Economic development goal #1: Promote economic development and redevelopment activities
that enhance the livability and vitality of the community.
Strategies:
C. Encourage efficient, compact redevelopment that results in the highest and best land
uses so as to minimize energy and infrastructure costs
E. Promote the development of new market rate and affordable housing which will
provide residents with additional housing options, assist in retaining and attracting
talent for area employers, and further support local commercial businesses.
Housing goal #1: The City of St. Louis Park will promote and facilitate a balanced and enduring
housing stock that offers a continuum of diverse lifecycle housing choices suitable for
households of all income levels including, but not limited to affordable, senior, multi-
generational, supportive and mixed income housing, disbursed throughout the city.
Strategies:
A. Create a broad range of housing types to provide more diverse and creative housing
choices to meet the needs of current and future residents.
E. Use infill and redevelopment opportunities to assist in meeting housing goals.
Housing goal #3 multi-family: The city is committed to promoting quality multi-family
developments, both rental and owner occupied, in appropriate locations, including near transit
centers, retail and employment centers and in commercial mixed-use districts.
Strategies:
B. Promote high-quality architectural design in the construction of new multi-family
developments.
C. Be proactive in analyzing and guiding redevelopment opportunities for multi-family
developments.
D. Increase densities and housing options on high frequency transit routes and near rail
stations.
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Regular meeting meeting of November 16, 2022 (Item No. 4a)
Title: OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan
Housing goal #4 residential rental housing: The city is committed to creating, preserving and
improving the city’s rental housing stock.
Strategies:
B. Promote the inclusion of family-sized units (2 and 3 bedroom) in newly constructed
multi- family developments.
C. Minimize the involuntary displacement of people of color, indigenous people and
vulnerable populations, such as low-income households, the elderly and people with
disabilities from their communities as neighborhoods grow and change.
Housing goal #5 affordable housing: The city is committed to promoting affordable housing
options for low- and moderate-income households.
Strategies:
C. Promote the inclusion of affordable housing in new developments, including those
located near the Southwest Light Rail Transit Corridor and other transit nodes, retail and
employment centers and commercial mixed-use districts.
D. Pursue policies, tools and programs to ensure long-term housing affordability for
households at or below 30, 50, 60 and 80% of AMI.
Is the proposed sale in conformance with the city’s comprehensive plan? Staff ask the planning
commission to find that the proposed sale of EDA property at 5950 36th St. W. conforms to the
city’s comprehensive plan based on the information presented above,
Next steps: In the coming months, the EDA will hold a public hearing on the sale of the EDA
property to Wooddale Station LLC. The same night, city council will hold a public hearing on the
establishment of the proposed OlyHi TIF District (a redevelopment TIF district) and the EDA and
city council will consider the approval of the TIF district plan.
Recommendations: Staff recommend approval of the proposed resolution finding that the EDA
sale of property conforms to the city’s general plans for the development and redevelopment of
the city.
Supporting documents: Resolution of approval
Prepared by: Jennifer Monson, redevelopment administrator
Reviewed by: Greg Hunt, economic development manager
Sean Walther, planning manager/deputy CD director
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Regular meeting meeting of November 16, 2022 (Item No. 4a)
Title: OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan
Planning Commission Resolution No. 22-______
Resolution concerning the conveyance of property located within the
City of St. Louis Park to Wooddale Station LLC
Whereas, the City of St. Louis Park, Minnesota (the “City”) and the St. Louis Park Economic
Development Authority (the “Authority”) have previously established Redevelopment Project
No. 1 (the “Project”) within the City, pursuant to Minnesota Statutes, Sections 469.001 through
469.047, as amended, and Minnesota Statutes, Sections 469.090 through 469.1082, as
amended; and
Whereas, the Authority owns certain parcels located in the City and legally described in
Exhibit A attached hereto (the “Authority Parcels”) and is prepared to convey the Authority
Parcels to Wooddale Station LLC, a Minnesota limited liability company, or another
development entity or joint venture to be established by Saturday Properties and Anderson
Companies (the “Redeveloper”); and
Whereas, the Redeveloper proposes to acquire the Authority Parcels and additional parcels
of property owned by a third party (together, the “Redevelopment Property”) for purposes of
constructing thereon a mixed-use, mixed-income, transit-oriented development, including
multifamily rental housing; and
Whereas, Minnesota Statutes, Section 462.356, subdivision 2 requires that the Board of
Commissioners of the St. Louis Park Planning Commission (the “Planning Commission”) review
the proposed acquisition or disposal of publicly owned real property within the City prior to its
acquisition or disposal, to determine whether in the opinion of the Planning Commission, such
acquisition or disposal is consistent with the comprehensive municipal plan; and
Whereas, the Planning Commission has reviewed the proposed conveyance of the Authority
Parcels to the Redeveloper all in accordance with the proposed plat for the Redevelopment
Property, and has determined the proposed conveyance for the proposed redevelopment is
consistent with the City’s comprehensive municipal plan; and
Whereas, the Planning Commission’s review of the conveyance of the Authority Parcels
relates solely to compliance with Minnesota Statutes, Section 462.356; and
Whereas, the Planning Commission shall undertake a detailed review of the proposed project
as part of the City’s normal planning process; and
Now, therefore, be it resolved by the Board of Commissioners of the St. Louis Park
Planning Commission that the proposed conveyance of the Authority Parcels is consistent with
the comprehensive plan for the City and conform to general plans for development or
redevelopment of the City as a whole.
16
Regular meeting meeting of November 16, 2022 (Item No. 4a)
Title: OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan
Reviewed for Administration: Adopted by the Planning Commission November
16, 2022
Sean Walther, liaison Jim Beneke, chair member
Attest
Jacquelyn Kramer, associate planner
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Regular meeting meeting of November 16, 2022 (Item No. 4a)
Title: OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan
Exhibit A
Legal description
The property located within the City of St. Louis Park, Hennepin County, Minnesota legally
described as follows:
Lot 1, Block 3, PLACE St. Louis Park, Hennepin County, Minnesota.
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Planning commission: Study session
Meeting date: November 17, 2021
Agenda item: 1.
1.Density bonuses in MX-1 vertical mixed-use zoning district
Recommended action: None at this time. Provide feedback to staff on potential revisions to
density bonus language in the MX-1 zoning district.
Background: The city council adopted the 2040 comprehensive plan in 2018. The plan guides
several properties on the future land use map in the city as mixed use. It was a high priority to
update the mixed-use zoning code to be consistent with the 2040 land use goals within nine
months, and we did so on June 17, 2019. The code amendments created the MX-1 vertical
mixed-use zoning district and provided district-wide standards for developments that are site
and context sensitive and add mixed-use buildings into the fabric of St. Louis Park’s built
environment. One of the elements included was an administrative structure for density
bonuses.
Density bonuses: We tried to take a balanced approach to requiring mixed-use development in
the MX-1 district, allowing smaller scale developments that the community and plan broadly
support, and providing a path for slightly larger scale and denser developments when it helps
advance additional city goals around inclusionary housing, climate action, sustainable buildings,
opportunities for small and local businesses through affordable commercial space, and
providing public gathering spaces.
The comprehensive plan allows densities up to 75 units per acre in the mixed-use land use
category. The MX-1 zoning district allows floor area ratio of up to 1.5 for nonresidential
developments and residential densities of up to 50 units per acre without conditions. It allows
up to a 50% density bonus administrative based on several criteria. This approach provides
predictable and equitable opportunities to reduce the risk and time to navigate the city review
and approval process. It also incents desirable site and building features and programs without
direct city financial assistance or lengthy negotiations to advance the city goals.
The short list of eligible density bonuses focuses on key areas with measurable or visible
outcomes, as well as provides flexibility for property owners to implement items that are most
suitable to their site, building and goals.
Present considerations: A recent project in the MX-1 district was the first to utilize the density
bonuses. The design and approval process generated questions from both the applicant, staff
and neighbors about how the city applied the density bonuses. Staff seeks commissioners’
input to inform our future application of the ordinance or any changes that may be desired. Do
the density bonuses still align with the city’s priorities? Is additional guidance needed? Should
the ordinance language be refined?
Next steps: Staff will prepare materials for further review based on the commission’s feedback.
Supporting documents: Excerpt from zoning ordinance
Prepared by: Jacquelyn Kramer, associate planner
Reviewed by: Sean Walther, planning manager/deputy CD director
19
Study session meeting of November 17, 2021 (Item No. 1.)
Title: Density bonuses in MX-1 vertical mixed-use zoning district
Section 36-264(g) Dimensional standards/densities
Notwithstanding the provisions of Section 36-32, the following standards and requirements
cannot be modified or waived except as specifically stated:
(1) The maximum nonresidential density is 1.5 FAR and the maximum residential density is 50
units per acre. In determining density, the total nonresidential floor area or number of
residential units shall be divided by the land associated with each use, including building
coverage and parking areas associated with the use and a proportion of the on-site usable
open space. Stormwater ponds and public/private streets and alleys shall be excluded from
land calculations. Maximum residential densities may be increased by up to 50 percent
based on Table 36-263(f)(1).
Table 36-263(f)(1)
3 points 10% increase in density
6 points 20% increase in density
9 points 30% increase in density
12 points 40% increase in density
15 points 50% increase in density
a. Inclusionary housing (maximum 6 points may be earned)
i. Provide affordable housing at the levels required in the city’s Inclusionary
Housing Policy, as amended from time to time, whether or not the
development includes city financial assistance (6 points);
b. Environmental, energy, and water resources (maximum 8 points may be earned)
i. Meet the requirements of the city’s Green Building Policy as amended from
time to time, whether or not the development includes city financial
assistance (5 points);
ii. Provide 0.5 W of on-site renewable energy per gross square foot of building
area (3 points)
c. Inclusionary commercial (maximum 4 points may be earned)
i. Inclusionary commercial space for retail and service less than 8,000 square
feet, food service, and restaurant uses (4 points):
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Study session meeting of November 17, 2021 (Item No. 1.)
Title: Density bonuses in MX-1 vertical mixed-use zoning district
a. 10 percent of total commercial space provided at 80 percent fair
market rent for 10 years; or
b. 20 percent of total commercial space provided 90 percent fair market
rent for 10 years.
ii. Provide 20 percent or up to 5,000 square feet, whichever is less, of the total
commercial space as micro storefronts (4 points)
d. Travel demand management (maximum 2 points may be earned)
i. Complete a travel demand management plan and implement all
recommended strategies (1 points).
ii. Commuter bicycle facilities provided onsite (1 points)
a. In addition to the bicycle parking requirements in Section 36-361, an
additional 10 percent of the required bicycle parking facilities shall be
provided as bike lockers, onsite showers shall be available for building
occupants, and a bicycle repair station shall be provided.
e. Gathering spaces (maximum 2 points may be earned)
i. Provide and maintain a publicly accessible space which may include a plaza,
courtyard, or community room (1 points)
ii. Provide and maintain a publicly accessible community garden (1 points)
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