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HomeMy WebLinkAbout2024/03/06 - ADMIN - Minutes - Planning Commission - Regular Planning commission March 6, 2024 6:00 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, Mia Divecha, Matt Eckholm, Katie Merten, Tom Weber, Jan Youngquist Members absent: none Staff present: Sean Walther Guests: Adam Neumann, Bigos Management 1. Call to order – roll call. 2. Approval of minutes – Feb. 7, 2024. Commissioner Merten noted her name was misspelled on page 7 and should be “Merten” vs. “Mertens”. It was moved by Commissioner Weber, seconded by Commissioner Beneke, to approve the Feb. 7, 2024 minutes as amended. The motion passed unanimously. 3. Hearings. 3a. Zelia on seven – 5855 and 5909 Highway 7 planned unit development (PUD) amendment Applicant: Adam Neumann, on behalf of Bigos Management Case No: 24-04-PUD Mr. Walther presented the report. Commissioner Youngquist asked if there are affordable units within this development. Mr. Walther stated yes and added units that were at an 80% AMI have shifted and are now at 60% AMI, so there is deeper affordability although fewer units’ total. Commissioner Youngquist asked about features within the development including Rooftop solar and a solar array over the parking, as well as being LEED certified and car share and if those are still part of the plan. Mr. Walther stated car share and EV electric are there currently and added the solar canopy will not move forward as planned. He added there currently is no solar on the rooftop, but noted it is solar ready, but it is being reviewed for removal from the PUD as a requirement. DocuSign Envelope ID: 651697E5-C210-4CC3-8003-447F4E3E4B62 Planning commission March 6, 2024 Commissioner Eckholm asked if there has been any analysis of demand pressure for the parking. Mr. Walther referred the commission to the developer to speak about this but noted staff recognizes that lack of parking has been a barrier to renting units in the building. He added street parking has been added but noted the city prefers this not be included, so as soon as a new improvement is added, on-street parking would be removed. Commissioner Merten asked if more parking is needed because of light rail coming in. Mr. Walther stated yes, that is one of the pressures. He added when the development first came about, staff was looking to provide parking on both sides of the frontage road, and noted they are still working to manage this. Commissioner Weber noted he understands the parking constraints, but added he is not sure this piece of land will be amenable to having a larger development. He stated the current project as presented does meet the city standards, but asked if the city would rather have a development rather than a parking lot on the piece of land in question. Mr. Walther stated yes and noted once LRT is operating and there is a reduced demand for parking, there may be opportunities for building on this site. He stated this ordinance would allow changes to the site for now and leaves possibilities open for future development . Chair Divecha asked if the space might be converted back to commercial, and also if in the near term the PUD removes the possibility of a commercial business coming in. Mr. Walther stated yes, that is correct. Commissioner Merten asked if the original PUD included development south of the light rail. Mr. Walther stated yes and added that went away in 2021. Chair Divecha opened the public hearing. Commissioner Merten asked if there is access to the light rail station for pedestrians. Mr. Walther stated there is no direct access and crossing can only be done at Wooddale Ave. He added the regional trail does also provide a direct connection. Chair Divecha closed the public hearing. Commissioner Weber stated the street parking is difficult for that area. He added it is an interesting development and is limited, and he does appreciate the need for expansion, and he will support this. Commissioner Youngquist stated the original project was pretty aspirational and made many promises that the developer was not able to deliver. He added there are concessions that have been made and the city is not getting exchange for the flexibility provided by a PUD. She stated however she does understand this is a difficult situation and Bigos is coming in to rectify an issue. She stated although she does not love the PUD amendment, she realizes the city will not see what was promised in the original agreement, and she will be voting in favor. DocuSign Envelope ID: 651697E5-C210-4CC3-8003-447F4E3E4B62 Planning commission March 6, 2024 Commissioner Eckholm added everything in the PUD does make sense but noted more surface parking next to a $2.5 billion public transit system is difficult, even if there will be something else there at some point. He stated he does not want to see a temporary parking lot become a permanent parking lot next to one of the city’s largest TOD spots. He added for that reason he will not support this. Chair Divecha agreed with Commissioner Eckholm’s comments, noting it feels like a short-term fix. Commissioner Beneke agreed also and added trying to use the space for a parking lot vs. more living space does not seem like a good solution. Mr. Walther added this building will still have a LEED certification and added there will be 217 units total, 22 of which are affordable at 50% AMI and 65 affordable at 60% AMI. He stated 8 units are approved for live work space as well. Commissioner Weber asked if these amendments could be approved and then sunset 3-5 years after the opening of the LRT. Mr. Walther stated that is not allowed and the only way to do that would be if there was an interim use permit, which the city has not adopted, so the PUD must be in perpetuity until it is amended. Commissioner Merten stated it was approved with parking as well as a parking structure which could be added. Mr. Walther pointed out there was approval of structured parking, but that was unfunded. Chair Divecha asked what impacts might develop if this were not approved. Commissioner Weber stated these developments come to the city on a timeline and must be approved or not within that timeframe. Mr. Walther stated the project is within the process deadline, but there are other urgent deadlines on the project. Commissioner Eckholm stated he would be more inclined to approve a redesigned project that amends the parking extension and allows everything else in the PUD. Mr. Neumann spoke on behalf of Bigos Management. He stated the amount of parking proposed to be added is 34 spaces, which is not a large area. He added the building did go into receivership and lots of money was lost, and there is still outstanding money from TIF that would benefit the city if the project were successful. He stated bike spaces and other amenities for residents will be helpful. Chair Divecha asked if 34 spots will satisfy the demand for parking at the project. Mr. Neumann stated it will help make it significantly better, adding they worked with the city to get some street parking for 9 spaces because the parking situation was dire. Commissioner Weber asked if Bigos will be the long-term owner of the building or if they are just assisting with the turnaround of the project. Mr. Neumann stated Bigos intends to hold onto this development for many years. DocuSign Envelope ID: 651697E5-C210-4CC3-8003-447F4E3E4B62 Planning commission March 6, 2024 Commissioner Weber asked if there is a verbal commitment that Bigos can give regarding the parcel of land for parking. Mr. Neumann stated Bigos is open to the option of that. He added they would not be investing in parking just for the sake of adding more parking. He noted parking here is more necessary than switching the commercial space or adding amenities, but also noted they are open to changes over time. Commissioner Merten asked how the city might lose money if this project were unsuccessful. Mr. Walther stated he could not answer that correctly, so would refrain from answering. Commissioner Youngquist asked if Bigos has ever participated in Metro Transits Residential Pass program. Mr. Neumann stated he did not believe so but stated he has discussed this with staff as a way to help residents use public transportation. Commissioner Eckholm asked if market conditions became more favorable, would Bigos replace the parking lot with an active use or not. Mr. Neumann stated he is not sure how to answer that, but stated Bigos would have to underwrite and look at losses to see how that would all fit together to sustain. He added there is really no space to put another building there, but noted this is too hypothetical to be able to answer. Mr. Walther stated from the city’s standpoint, staff did an enormous amount of traffic studies and future projections and have maximized the development on the site. He stated it was approved and stated to make the building stabilized and successful, the change is a 34-parking spot extension for a total of 90 spots, and the loss of a commercial building which was intended to be a greenhouse and e-gen building. He added there might only be space for a small commercial building on that site that shares parking with the residential. He added another 200 unit building on this site would most likely never happen. Chair Divecha stated she will support this project due to extenuating circumstances. It was moved by Commissioner Weber, seconded by Commissioner Youngquist, to approve the PUD amendment with conditions listed in the staff report. The motion passed 5-1 (Commissioner Eckholm opposed). 3b. 6300 Walker Street conditional use permit (CUP) Applicant: St. Louis Park Public Schools Case No: 24-07-CUP Mr. Walther presented the report. Commissioner Merten asked where the fill is being moved to and from. Mr. Walther stated they would be exported offsite, on Hwy. 7 and not through residential areas. Mr. Walther added there is a requirement of the city that anything in excess of 400 cubic yards must have a CUP. He added this is the only work that requires this review. DocuSign Envelope ID: 651697E5-C210-4CC3-8003-447F4E3E4B62 Planning commission March 6, 2024 Chair Divecha opened the public hearing. There were no speakers. Chair Divecha closed the public hearing. It was moved by Commissioner Beneke, seconded by Commissioner Eckholm, to approve the CUP with conditions listed in the staff report. The motion passed unanimously. 4. Other Business – none. 5. Communications. Mr. Walther noted the next planning commission meeting is March 20, 2024 and stated there will be a consideration of a CUP amendment for Groves Learning Organization. 6. Adjournment – 6:51 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Mia Divecha, chair member DocuSign Envelope ID: 651697E5-C210-4CC3-8003-447F4E3E4B62