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HomeMy WebLinkAbout2025-10-29 Planning Commission Packet Meeting location: Edina City Hall Council Chambers 4801 W. 50th St. Edina, MN Planning Commission Meeting Agenda Wednesday, October 29, 2025 7:00 PM Participate in the meeting: Watch the meeting on cable TV or at YouTube.com/EdinaTV. Provide feedback during Community Comment by calling 312-535- 8110. Enter access code 2630 023 0448. Password is 5454. Press *3 on your telephone keypad when you would like to get in the queue to speak. A staff member will unmute you when it is your turn. Accessibility Support: The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large-print documents or something else, please call 952-927- 8861 at least 72 hours in advance of the meeting. 1. Call to Order 2. Roll Call 3. Approval of Meeting Agenda 4. Approval of Meeting Minutes 4.1. Minutes from Regular meeting September 25, 2025 5. Community Comment During "Community Comment," the Board/Commission will invite residents to share issues or concerns that are not scheduled for a future public hearing. Items that are on tonight's agenda may not be addressed during Community Comment. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Individuals should not expect the Chair or Board/Commission Members to respond to their comments tonight. Instead, the Board/Commission might refer the matter to staff for consideration at a future meeting. 6. Public Hearing During "Public Hearings," the Commission chair will ask for public testimony after staff and/or applicants make their presentations. The following guidelines are in place to ensure an efficient, fair, and respectful hearing; limit your testimony to three minutes and to the matter under consideration; the Chair may modify times, as deemed necessary; avoid repeating remarks or points of view made by previous speakers. The use of signs, clapping, cheering or booing or any other form of verbal or nonverbal communication is not allowed. 6.1. Subdivision, 7235 France Avenue Page 1 of 20 7. Chair and Member Comments 8. Staff Comments 9. Adjournment Page 2 of 20 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2025 Page 1 of 2 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers September 25, 2025 I. Call To Order Vice Chair Alkire called the meeting to order at 7:00 p.m. II. Roll Call Answering the roll call were: Commissioners Bornstein, Daye, Felt, Padilla, Smith, and Vice-Chair Alkire. Staff Present: Cary Teague, Community Development Director, and Kris Aaker, Assistant Planner. Absent from the roll call: Commissioner Hahneman, Nelson, Jha, Just, and Chair Bennett. III. Approval Of Meeting Agenda Commissioner Daye moved to approve the agenda for September 25, 2025. Commissioner Padilla seconded the motion. Motion carried unanimously. IV. Approval Of Meeting Minutes A. Minutes: Planning Commission, September 10, 2025 Commissioner Daye moved to approve the minutes from the September 10, 2025, meeting. Commissioner Bornstein seconded the motion. Motion carried unanimously. V. Community Comment None. VI. Public Hearings A. Variance Request for 8 Woodland Road Assistant City Planner Aaker presented the request from 8 Woodland Road for a variance. Staff recommends approval of the variance, subject to the findings and conditions listed in the staff report, as requested. Staff answered Commission questions. Appearing for the Applicant Mr. Nordahl addressed the Commission and answered questions. Page 3 of 20 Draft Minutes☒ Approved Minutes☐ Approved Date: ___, 2025 Page 2 of 2 Public Hearing None. Commissioner Padilla moved to close the public hearing. Commissioner Daye seconded the motion. Motion carried unanimously. The Commission discussed the variance request and deemed the changes to be appropriate. Motion Commissioner Daye moved that the Planning Commission approve the variance as outlined in the staff memo, subject to the conditions and findings therein. Commissioner Bornstein seconded the motion. Motion carried unanimously. Commission and resident comments can be viewed on the official City website. VII. Reports/Recommendations A. 2026 – 2027 Planning Commission Work Plan Director Teague presented the 2026-2027 work plan for the Planning Commission. The Commission discussed the work plan, and the Staff answered Commission questions. Commission discussion can be viewed on the official City website. VIII. Chair and Member Comments Received. IX. Staff Comments Received. X. Adjournment Commissioner Felt moved to adjourn the September 25, 2025, Meeting of the Edina Planning Commission at 7:43 p.m. Commissioner Padilla seconded the motion. Motion carried unanimously. Page 4 of 20 BOARD & COMMISSION ITEM REPORT Date: October 29, 2025 Item Activity: Approve Meeting: Planning Commission Agenda Number: 6.1 Prepared By: Cary Teague, Community Development Director Item Type: Public Hearing Department: Community Development Item Title: Subdivision, 7235 France Avenue Action Requested: Recommend the City Council approve the Subdivision. Information/Background: Enclave Companies are proposing to Subdivide/Re-Plat the property at 7235 France Avenue into three lots. The proposed three-lot Plat was approved by the City Council as part of the Rezoning of the site in 2024; however, the approval of the Plat has expired, as it was not filed at Hennepin County. Edina City Code requires Plats to be filed at Hennepin County within one year following City Council approval. The Site Plan approvals for the development have not expired; they are good for two years. Better Together Public Input Supporting Documentation: 1. Staff Report 2. Site Location, Comp. Plan & Zoning 3. Final Plat (Subdivision) 4. Approved Site Plan 5. Staff Presentation Page 5 of 20 October 29, 2025 PLANNING COMMISSION Cary Teague, Community Development Director Subdivision, 7235 France Avenue Information / Background: Enclave Companies are proposing to Subdivide/Re-Plat the property at 7235 France Avenue into three lots. The proposed three lot Plat was approved by the City Council as part of the Rezoning of the site in 2024; however, the approval of the Plat has expired, as it was not filed at Hennepin County. Edina City Code requires Plats to be filed at Hennepin County within one year following City Council approval. The Site Plan approvals for the development have not expired; they are good for two years. ➢ Subdivision to re-plat the property into three lots (Preliminary and Final Plat) SUPPORTING INFORMATION Surrounding Land Uses Northerly: 71 France; Retail/apartments Mixed Use Development Project; zoned PUD, Planned Unit Development and guided CAC, Community Activity Center. Easterly: The Promenade and York Plaza Apartments; zoned PRD-4, Planned Residential District and guided Greater Southdale District Residential. Southerly: Pinstripes and Parking Ramp; zoned MDD-6, Mixed Development District 6 and guided CAC, Community Activity Center. Westerly: Vacant Site (7200-7250 France); zoned PUD, Planned Unit Development and guided OR, Office Residential. Existing Site Features The subject property is 7.97 acres in size and contains an existing furniture store and a large, underutilized surface parking lot. Page 6 of 20 STAFF REPORT Page 2 Planning Guide Plan designation: CAC, Community Activity Center. Zoning: PUD-25, Planned Unit Development Park Dedication The applicant is proposing to divide the parcel into three lots. There is no minimum lot size in the PCD-3 Zoning District. As mentioned, this same plat was approved as part of the Rezoning of the property to PUD in 2024. The City is authorized by statute to collect park dedication fees to support the additional demand for parks created by new development when property is subdivided. The City has studied this demand and concluded that new projects generally create additional park demand of approximately $7,1000 per buildable acre (43,560 square feet) of retail and office and $5,000 per unit for residential. As calculated in the 2024 approval of this plat; there would be no dedication for the office/retail square footage as there currently is an 89,782 square foot building on the site that would be removed and 89,342 square feet of retail added. For the residential dedication, $2,860,000.00 is required based on the number of residential units approved for the site. Staff has reviewed this individual project and believes this project will generate similar types and quantities of new demand as assumed in the City’s study. Staff does not believe there needs to be any adjustment made to the amount of park dedication fees. These fees would be due at the time of building permit, based on the number of units within the building. Staff Recommendation Recommend that the City Council approve the proposed three lot subdivision (Preliminary and Final Plat). Approval is subject to the following condition: 1. Park dedication fee in the amount of $5,000 per unit ($2,860,000.00, based on the number of units approved for the site) shall be due prior to issuance of the building permits. Deadline for a City decision – December 16, 2025. Page 7 of 20 The CITY of EDINA EdinaMN.gov 2 Site Page 8 of 20 The CITY of EDINA EdinaMN.gov 3 Site Page 9 of 20 The CITY of EDINA EdinaMN.gov 4 Site Page 10 of 20 GALLAGHER FRANCE R.T. DOC. NO. Page 11 of 20 1 BLOCK 1 2 3 N89°48'06"E 770.66 S15°55'48"W 527.03S89°54'37"W 610.00 S0°11'54"E 1.60N0°11'54"W 506.70S89°54'37"W 14.25 GALLAGHER FRANCE LEGEND R.T. DOC. NO. Page 12 of 20 File Location: N:\2023\23192_7235 France Avenue South\_WORKING\AUTOCAD\SHEETS\23192 L100 Layout Plan / SAVE DATE: 9/3/2024 2:28 PM BY: jcoryell / PLOT DATE: 9/4/2024 9:12 AM BY: Jake Coryell LANDSCAPE ARCHITECTCONFLUENCEwww.thinkconfluence.com901 North Third Street, Suite 225Minneapolis, MN 55401612.333.3702CONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXPRELIMINARYNOT FORCONSTRUCTIONNo. DateDescription0104/26/2024PUD SUBMISSION02 07/26/2024 LANDUSE APPLICATION SUBMISSIONRevision ScheduleProject NumberIssueDate23192000002024-09-03COPYRIGHT © 2024 BY CONFLUENCEENCLAVE MIXED-USE DEVELOPMENT ON FRANCE EDINA, MN 55435 CONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXCONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXCONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXMC Y K THE LINE SHOWN ABOVE ISEXACTLY ONE INCH LONG AT THISSHEET'S ORIGINAL PAGE SIZETHE SQUARES ABOVE ARE COLOR,WITH BLACK AND WHITE LETTERS,IF PRINTED CORRECTLY1 234ABCDOVERALL PLANINTENT RENDERINGLS200OVERALL PLAN INTENT RENDERING 1LS200Page 13 of 20 FRANCE AVE UPUPUPLARGE VEHICLETEMPORARY PARKING LARGE VEHICLE TEMPORARY PARKING FIRE ACCESS LANE (18'x150')FIRE A C C E S S R O A D T U R N A R O U N DFIRE ACCESS LANEFIRE ACCESS LANE (18'x150')XXX XXXFRANCE AVE. S (COUNTY RD. NO. 17)RIM=857.78INV=RIM=854.02INV=21064857.00TC21000857.61TC B21065857.10TC PC21001857.13GU B21002856.88GU21003857.31TC21068857.10TC21004856.76TC21005856.28GU21006855.88GU21071857.17TC PT21007856.34TC21072856.67GU PC21008855.92TC21073856.77GU21009855.47GU21083857.48GU21019855.42GU PC21084857.91TC21020855.88TC PC21085857.32TC21021855.88TC21086856.83GU21022855.43GU21087856.41GU E21023855.35GU PT21024855.83TC PT21025855.48TC21026855.10GU21028855.06GU21029855.64TC21030855.65TC21041855.82TC E21042855.35GU E21043857.06WAT B21044856.94WAT21045856.64WAT21046856.34WAT21047856.22WAT21048856.08WAT E21049856.66TC B21050856.19GU B21051856.15GU21052856.62TC21053856.46TC21054855.99GU21055855.83GU21056856.30TC21057856.19TC21058855.61GU21059855.63GU21060856.20TC21061856.60TC21062856.14GU21063856.53GU21074856.80GU PT21075856.83GU PC21076857.19TC PC21077857.21TC21078856.84GU21079856.95GU21080857.32TC21081857.48TC PT21082857.08GU PT21088856.85TC E129861.64SGT150'18'01LS21201LS21301LS21101LS214LANDSCAPEBERMINGDOG RUN ENTRYFile Location: N:\2023\23192_7235 France Avenue South\_WORKING\AUTOCAD\SHEETS\23192 L100 Layout Plan / SAVE DATE: 9/3/2024 2:28 PM BY: jcoryell / PLOT DATE: 9/4/2024 6:44 AM BY: Jake Coryell LANDSCAPE ARCHITECTCONFLUENCEwww.thinkconfluence.com901 North Third Street, Suite 225Minneapolis, MN 55401612.333.3702CONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXPRELIMINARYNOT FORCONSTRUCTIONNo. DateDescription01 04/26/2024PUD SUBMISSION0207/26/2024 LANDUSE APPLICATION SUBMISSIONRevision ScheduleProject NumberIssueDate23192000002024-09-03COPYRIGHT © 2024 BY CONFLUENCEENCLAVE MIXED-USE DEVELOPMENT ON FRANCE EDINA, MN 55435 CONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXCONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXCONSULTANT ROLECONSULTANT FIRM NAMECONSULTANT ADDRESSCONSULTANT ADDRESSXXX.XXX.XXXXMC Y K THE LINE SHOWN ABOVE ISEXACTLY ONE INCH LONG AT THISSHEET'S ORIGINAL PAGE SIZETHE SQUARES ABOVE ARE COLOR,WITH BLACK AND WHITE LETTERS,IF PRINTED CORRECTLY1 234ABCDOVERALL SITELAYOUTREFERENCE PLANLS21030'60'15'0'OVERALL SITE LAYOUT REFERENCE PLAN1LS210Page 14 of 20 The CITY ofEDINA Subdivision – 7235 France Avenue (Macy’s Furniture Store Site) Page 15 of 20 The CITY ofEDINA EdinaMN.gov 2 Site Page 16 of 20 The CITY ofEDINA EdinaMN.gov 3 Site Page 17 of 20 The CITY ofEDINA EdinaMN.gov 4 Site Page 18 of 20 The CITY ofEDINA EdinaMN.gov 5Page 19 of 20 The CITY ofEDINA EdinaMN.gov 6Page 20 of 20