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HomeMy WebLinkAbout2022/11/16 - ADMIN - Minutes - Planning Commission - Regular Planning commission November 16, 2022 6:00 p.m. Planning commission Members present: Jim Beneke, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber, Jan Youngquist Members absent: Mia Divecha Staff present: Jacquelyn Kramer, Jennifer Monson 1. Call to order – roll call 2. Approval of minutes – July 6, 2022; Oct. 12, 2022; Oct. 19, 2022 Commissioner Eckholm did not know which set of minutes this was from, but noted he wanted removal of the comment “Commissioner Eckholm stated… in good faith…” Commissioner Youngquist noted in the Oct. 12 minutes there were comments missing that she would like added, “Commissioner Youngquist asked if there are issues with zoning code requirements with densities in the comprehensive plan especially in the light rail station areas.” Commissioner Weber made a motion, seconded by Commissioner Eckholm, to accept all three sets of minutes from July 6, 2022, Oct 12, 2022, and Oct 19, 2022, as amended. The motion passed unanimously. 3. Hearings - none 4. Other Business a. OlyHi (Wooddale Station) development EDA land sale conformance with the comprehensive plan Ms. Monson presented the report. Commissioner Salzer asked if ground will be broken at the site this year. Ms. Monson stated they will not break ground in 2022 and a few more approvals are needed from council before breaking ground in spring of 2023. Commissioner Kraft made a motion, seconded by Commissioner Eckholm to adopt a 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. The motion passed unanimously as presented. Planning commission Nov. 16, 2022 Page 2 5. Communications Ms. Kramer noted the planning commission recognizes Commissioner Kraft tonight for her years of service and also noted that Katie Merten was appointed to fill the vacancy effective December 1, 2022 Commissioner Weber also thanked Commissioner Kraft for her work as chair in 2020 which was online during covid, noting she did a wonderful job. Ms. Kramer added both December planning commission meetings will be cancelled, and the next meetings will be Jan 4, 2023, and Jan 18, 2023. She added at the Jan 4, 2023, meeting the commission will need to elect new officers– chair and vice chair. Ms. Kramer added there are ongoing conversations in city council related to their systems discussion regarding housing and neighborhood development. These discussions include managing change in residential neighborhoods, housing types and housing barriers. Ms. Kramer explained that after the regular meeting, the planning commission will hold a study session to discuss density bonuses in the MX-1 vertical mixed-use zoning district. 6. Adjournment – 6:11 p.m. Study session 1. Density bonuses in MX-1 vertical mixed-use zoning district Ms. Kramer introduced the topic of potential revisions to the MX-1 district density bonuses. She gave a summary of a recent project, 2625 Louisiana, that was approved in the MX-1 district and utilized density bonuses. Commissioner Youngquist asked about the MX-1 district building height requirements. Ms. Kramer stated the density bonus in the MX-1 district does not allow increases in maximum height. If an applicant sought a height greater than what is allowed in the MX- 1 district, they might be able to apply for a PUD. The development would then have to comply with the inclusionary housing and green policies, and the project would have a public hearing and city council approval. The 2625 Louisiana project applicant stayed within the allowed maximum height of the MX-1 district. Chair Beneke asked about the percentage of the energy uses that the solar array in the 2625 Louisiana project would provide. Ms. Kramer stated she is not sure, but on-site solar arrays sometimes provides energy to the common areas. She stated this project was approved by city council, but the developer has not yet applied for building permits. Planning commission Nov. 16, 2022 Page 3 Commissioner Salzer asked how the developer earns more space through a density bonus but is not able to go up height-wise, while staying within the same footprint. Commissioner Eckholm stated it depends on the floor area ratio, and the site plan’s utilization of the lot. Commissioner Weber stated city staff deals with zoning code revisions like this, so he is fine with staff taking care of this as they are the experts. He is happy to react to a draft zoning ordinance amendment. Commissioner Eckholm agreed, noting the 2625 Louisiana project is an absolute win for the city. Commissioner Kraft asked if there were certain density bonuses that were more confusing or harder to evaluate. Ms. Kramer stated the gathering spaces and bicycle facilities criteria are more subjective and therefore harder to evaluate at an administrative level. Commissioner Eckholm asked if there is anything on landscaping that is negotiable. Commissioner Weber asked if any variances can be approved administratively or do they all go to BOZA. Ms. Kramer stated it’s related to the law, so variances go to BOZA. Commissioner Eckholm stated he has concerns about setting precedents with allowing variances for density bonuses. Commissioner Kraft stated the renewable energy and gathering space criteria need more definition. She added the concern is accessibility and if there is a bonus for a public space, the space must then be public. Commissioner Youngquist stated her concerns are with the community room because it’s internal vs. the features like a community garden -- so that would be difficult for the city to monitor if that is open to the public. Commissioner Eckholm agreed that would be difficult to enforce, so maybe there should be no bonus for a community room. Commissioner Youngquist stated she likes the spirit of the community room, but because it’s internal, it might be difficult to administer. Commissioner Youngquist asked if this is the only district the density bonus is allowed. Mr. Kramer stated yes. There is one other mixed-use district, MX-2, but that district does not contain density bonuses as it is the historic Walker Lake district. Commissioner Weber left the meeting 6:40 p.m. Planning commission Nov. 16, 2022 Page 4 Commissioner Eckholm asked about the language of the ordinance amendment. Ms. Kramer stated it could be written so it would not allow for double dipping with multiple density bonus criteria. Commissioner Youngquist asked about the inclusionary housing policy. A maximum of 6 points may be earned, so how would someone earn 6 points vs. 2 points. Ms. Kramer stated it is not yet defined in the ordinance, so that could be a revision that the commission could discuss. Chair Beneke asked if points could be given for owner occupied tenants. Ms. Kramer stated the inclusionary housing policy has some language on this, but staff would need to research the topic further to determine if and how such a density bonus could be added. Commissioner Eckholm asked how many points are given for inclusionary commercial space. Ms. Kramer stated 4 points. Commissioner Youngquist asked how the fair market rent is determined. Ms. Kramer explained there are some definitions in the density bonus section. Commissioner Eckholm asked if a small bonus could be given for the developer choosing more minority owned contractors. The commission agreed a density bonus should be allowed if the project complies with the city’s Diversity, Equity, and Inclusion policy. Ms. Kramer outlined the need to memorialize what density bonuses are granted, similar to items like the performance guarantees for landscaping, maintenance, and other items required as a condition of approval that go into a planning development contract. Currently, projects approved administratively do not need a planning development contract, and just apply for a building permit. She asked if the commission would like to add a document like the planning development contract as a condition to the density bonuses. Commissioner Eckholm stated that makes sense. Commissioner Kraft agreed it make sense and holds developers accountable for amenities and features. Ms. Kramer summarized the changes the commission would like staff to explore: • Adjusting the criteria for green building policy to allow partial point awards. • Tiering out the inclusionary housing policy criteria and defining how each point is awarded. • Add charts and visuals to make the ordinance more user-friendly. • Explore ways to add a density bonus for affordable home ownership. • Look at expanding the definition for inclusionary commercial. • Add criteria for compliance with the city’s Diversity, Equity, and Inclusion policy. • Revising the gathering spaces definitions. Planning commission Nov. 16, 2022 Page 5 Commissioner Salzer stated points should also be awarded for landscape irrigation. Commissioner Eckholm added for community gardens as well. Ms. Kramer asked if the commission has a preference as to what form the criteria updates should take, such as a zoning ordinance amendment vs. a supplemental guidance document that can be updated separately from the ordinance. Commissioner Eckholm stated a preference for an ordinance amendment; it should be done right the first time along with the larger zoning revisions generated from the zoning audit and so that adding another document would not necessary. Ms. Kramer stated staff will bring this item back to another study session in early 2023. Commissioner Eckholm stated it might be helpful to give density bonuses for 3-bedroom units. Ms. Kramer stated that it has been difficult for developers to fill these units on their own but tying it to the density bonus could incentive building these units in the city. Commissioner Salzer added he would not like to see the 3-bedrooms units already planned for the project get the density points. Commissioner Eckholm stated if a developer has a plan and can add more units that are 3 bedrooms, he would approve of density points. Commissioner Salzer thought developers should get 6 points for meeting all 6 items in the green building policy. Commissioner Kraft added if they achieve all 6 goals but don’t get the 3rd party certification, they should still get the density points. Commissioner Salzer agreed. 2. Adjournment – 7:50 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Jim Beneke, chair member