Agenda - Planning Commission - 12/04/2014

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7.02: Consider Introduction of Ordinance #14-14 Amending City Code Section 117-118 Entitled The COR Amending Minimum Floor Area Ratio and Maximum Parking Requirements in The COR-1 Sub -District Community Development Director Gladhill reviewed the staff report and recommendation of the Planning Commission to adopt an ordinance that allows densities to be more incrementally and organically built as it allows a response to current market conditions and to build incrementally, but not necessitate a major amendment to the Development Plan. Community Development Director Gladhill presented several visuals that explained how Floor Area Ratio (FAR) is defined. He asked whether a policy adjustment is needed to address the market, noting a Purchase Agreement came forward from PSD to the HRA, which sparked this policy discussion. Community Development Director Gladhill asked whether the Council would like additional information and indicated the Planning Commission has asked for the opportunity to review the ordinance a second time after it is introduced by the Council in order to receive policy direction from the Council and ensure a well-rounded understanding of the outcomes of such an amendment. Community Development Director Gladhill described elements of a transit -oriented development. It was noted there had been previous significant amendments related to FAR, as the original Ramsey Town Center FAR of 1.0 was amended to .75. He asked whether this amendment remains consistent with previous funding awards or if the Council would like additional information. With regard to different styles of parking, Councilmember LeTourneau asked if changes in density eliminate the need for a future parking structure. Community Development Director Gladhill stated it will reduce the likelihood of additional parking ramps but a lot will depend on the projects that come forward. He explained it would allow individual projects to more easily move forward without seeing the requirement for a parking ramp. Gary VanScoy, Planning Commissioner, stated he did oppose this particular amendment because the Code basically states we are trying to come up with a very dense area. He noted that originally, it was 15 units per acre. Planning Commissioner VanScoy stated he thinks the change in FAR from 1.0 to .75 to .65 will result in an impact on this particular project and will actually change the impact of the entire focus of COR-1 by making it easier for more residential yet more difficult to drive commercial. Planning Commissioner VanScoy stated commercial is important in that area and if the Council is considering changing this, he thinks the City should go back and look at the whole thing rather than `nibbling' away at the vision. He stated as a Planning Commissioner, he understands the need to address market demand but is getting uncomfortable with where this is heading. Councilmember Tossey asked if he supported the PSD project with a lower FAR. Planning Commissioner VanScoy stated the City is looking at land use and changing the ordinance to allow that development to happen in a certain way. He felt that PSD had the opportunity to meet a .75 FAR by modifying its project to a certain extent. Planning Commissioner VanScoy noted that at this point, the project as it stands at .65 FAR would fit in another zoning district of