HomeMy WebLinkAbout2012 11-14 Planning Commission Meeting Minutes RegularMINUTES
CITY OF EDINA, MINNESOTA
PLANNING COMMISSION
CITY COUNCIL CHAMBERS
NOVEMBER 14, 2012
7:00 P.M.
I. CALL TO ORDER
Chair Grabiel called the meeting to order at 7:00 PM
II. ROLL CALL
Answering the roll call were Forrest, Schroeder, Kilberg, Platteter, Carpenter, Staunton
Fischer and Grabiel.
III. APPROVAL OF MEETING AGENDA
The agenda was filed as submitted.
IV. APPROVAL OF CONSENT AGENDA
Commissioner Staunton moved approval of the October 10 & 24th meeting minutes.
Commissioner Fischer seconded the motion. All voted aye; motion carried.
V. COMMUNITY COMMENT
None.
Chair Grabiel asked Commissioner Platteter, one of the three Commission members of a
sub working group discussing topic such as subdivisions of smaller lots, grading and
retaining walls etc. to give a brief update on their progress.
Commissioner Platteter reported that the subgroup has met a couple times with the goal of
future meetings to include meetings with City Staff, fielding a "working group" to gather
specific information on a number of topics. Platteter said that all information gathered
would be brought back to the Commission for further discussion. He concluded that so far
the subgroup has received a number of comments from residents through different
avenues.
A.
Lot Division. 7309-7311 Glouchester Drive, Edina, MN
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Planner Presentation
Planner Teague informed the Commission Robert and Yvonne Leslie are proposing to
split their existing lot into two lots to create a lot line separation of the existing double -
dwelling at 7309 & 7311 Glouchester Drive. There is an existing shed in the rear yard
that would be relocated to the northern lot, so not be located over the proposed lot line.
Teague explained that the east and south side of Glouchester Drive, where the subject
property is located, is made up of duplexes and are all Zoned R-2, Double Dwelling Unit
District. Several of the duplexes in this neighborhood were divided in a similar manner,
including the adjacent properties to the north and south.
Teague reported that the duplexes in this area were constructed with a fire -rated wall
separating the two units. The property owner has verified that this structure was
similarly constructed. Documentation verifying that a fire -rated wall separates the two
units shall be condition of any approval for this request. This would provide protection
for each unit, should there be a fire on the other side.
Teague concluded that staff recommends that the City Council approve the lot division
as requested, subject to the following conditions:
1. The two units must be separated by a fire -wall as approved by the building
official.
2. The existing shed shall be relocated to the north lot.
3. The approving resolution will not be filed until both of these items have been
completed.
Chair Grabiel asked if anyone would like to speak to this issue; being none;
Commissioner Platteter moved to close the public hearing. Commissioner Staunton
seconded the motion. All voted aye; motion carried.
Motion
Commissioner Fischer said that this request is similar to others routinely
approved and moved to recommend approval of the lot division request for 7309-
7311 Glouchester Drive, Edina, MN. Commissioner Forrest seconded the motion.
All voted aye; motion carried.
B. Site Plan. Bruce Carlson. 7510 France Avenue, Edina, MN.
Planner Presentation
Planner Teague reported Bruce Carlson, on behalf of the Centennial Lakes Plaza, is
requesting a Site Plan review to build a 1,750 square foot Starbucks Coffee shop with a
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drive-through window and an outdoor seating area, within the parking lot of Centennial
Lakes Plaza at 7501 France Avenue. The project complies with all minimum Zoning
Ordinance requirements.
The Planning Commission previously reviewed this plan at the August 22, 2012
Planning Commission meeting. As a result of the discussion and concern over the
location of the drive-through stacking lane, the applicant has revised the plan by
relocating the building so it is parallel to France Avenue, which allows for a longer and
more clear stacking lane that would not interfere with on-site circulation. The proposed
Starbucks would experience its most activity during the morning hours, when the
shopping center is not at its busiest time.
Planner Teague concluded that staff recommends that the City Council approve the Site
Plan for Starbucks located at 7501 France Avenue.
Approval is based on the following findings:
1. The proposal would meet the required standards and ordinances for a Site Plan.
2. WSB conducted a traffic impact study, and concluded that the existing roadway
system could support the proposed project.
3. The revised lane for the drive-through window would provide adequate stacking
space, and would not interfere with traffic on France Avenue.
Approval of the Site Plan is also subject to the following conditions:
Subject to staff approval, the site must be developed and maintained in
substantial conformance with the following plans, unless modified by the
conditions below:
• Site plan date stamped October 18, 2012.
• Grading plan date stamped October 18, 2012.
• Landscaping plan date stamped October 18, 2012.
• Building elevations date stamped October 22, 2012
• Building materials board as presented at the Planning Commission
and City Council meeting.
2. Prior the issuance of a building permit, a final landscape plan must be submitted,
subject to staff approval. Additionally, a performance bond, letter -of -credit, or
cash deposit must be submitted for one and one-half times the cost amount for
completing the required landscaping, screening, or erosion control measures.
3. The property owner is responsible for replacing any required landscaping that
dies.
4. Submit a copy of the Nine Mile Creek Watershed District permit. The City may
require revisions to the approved plans to meet the district's requirements.
5. Compliance with the conditions required by the city engineer in his memo dated
November 8, 2012.
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Appearing for the Applicant
Bruce Carlson, Project Director Mid-America Real Estate
Applicant Presentation
Mr. Carlson addressed the Commission and explained after their last meeting with the
Commission he took back the Commissions suggestions to the development team and
tenants of Centennial Lakes. Carlson asked the Commissioners to recall that originally
the building was not parallel to France Avenue, adding the revised plan now orients the
building parallel to France, adding all parties agreed with the revised orientation. With
the aid of graphics Carlson displayed aerial photos of the site focusing on the area
where the proposed coffee shop would be located. Carlson asked the Commission to
note the activity on the site; pointing out the proposed location for the coffee shop is
relatively deserted, especially during peak morning hours. Carlson noted the photos
were taken in April and October 2012. Concluding, Carlson said he does have difficulty
with Engineer Houle's suggestion to upgrade the sidewalk to reflect the new 8 -foot wide
sidewalk standard in the France Avenue Pedestrian Improvements study. He pointed
out the 5 -foot wide sidewalk is a new sidewalk and asked that this "condition" be lifted.
Planner Teague interjected that staff is willing to rescind that condition if the Planning
Commission felt it was appropriate.
Discussion
Commissioner Staunton noted the revisions to the plan and questioned how a
pedestrian walking on the sidewalk along France Avenue would access the coffee shop.
Carlson responded there will be a pedestrian crosswalk to access the shop. Staunton
said he believes the access is awkward and asked if they ever considered reversing the
flow. Carlson explained because of the location of the driver the circulation can't be
reversed.
Commissioner Forrest asked Mr. Carlson if a Stop sign would be added. Carlson
responded in the affirmative.
A discussion ensued on the internal circulation on the site and the sidewalk.
Planner Teague explained that the current sidewalk along France Avenue is the
sidewalk staff asked the applicant to build as a condition of approval for Whole Foods.
Teague reiterated staff is agreeable to striking that condition from the engineering
Memo.
Commissioner Fischer commented when Whole Foods was approved it wasn't common
procedure for the Commission to condition site plan approval on sidewalk construction;
adding this condition was suggested to aid in the City's goal of connectivity and the
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applicant agreed. Fischer pointed out along this span of France Avenue there were no
sidewalks; now there is. This was a start of connectivity.
Commissioner Schroeder commented that the France Avenue Pedestrian Improvement
study has indicated that sidewalks along France be 8 -feet wide; not 5 -feet as
was constructed. Mr. Carlson said to clarify; he put in the sidewalk he was told to
do, adding he just found out about the 8 -foot requirement from the engineering memo.
Chair Grabiel asked if there was anyone in the audience that would like to speak to this
issue; being none, Commissioner Carpenter moved to close the public hearing.
Commissioner Platteter seconded the motion. All voted aye; motion carried.
Commissioner Carpenter said in his opinion he likes what's been done. He said he
likes the reorientation of the building and the spacing for stacking. At this time
Carpenter said the only issue he sees is the sidewalk.
Commissioner Schroeder acknowledged the sidewalk along this span of France Avenue
is new and built at the City's request; however the goal of the pedestrian committee is to
achieve 8 -foot sidewalks along France Avenue. He said the Commission could suggest
in 10 -years if there are more sidewalks along France Avenue at 8 -feet that the sidewalk
along this span be reconstructed to 8 -feet.
Commissioner Staunton acknowledged that this request is for site plan review which is
a minimal review; however, in reviewing the Comprehensive Plan and the guidelines in
the Land Use section that he struggles with the building layout and circulation.
Staunton pointed out having a drive aisle between a building and sidewalk doesn't
appear to conform to the Comprehensive Plan.
Commissioner Forrest said she wasn't too troubled by the location, orientation of the
building or traffic circulation, adding it should be remembered that this coffee shop is
being located in a parking lot of a shopping center, it's not vacant land. Continuing,
Forrest said she is fairly comfortable with this plan, adding she likes the windows on the
west elevation, it's a good compromise from what the Commission last viewed. Forrest
commented that with regard to the sidewalk 5 -feet vs. 8 -feet she has no strong feelings
either way. Forrest said she's happy there's now a sidewalk, adding her concern is
with maintenance of the sidewalk in both the warm and cold months. She concluded
she wants this sidewalk to be carefully maintained year round.
Commissioner Platteter said he agrees with the comments from Commissioner Forrest;
however is concerned with the west elevation. Platteter said in his opinion the west
building elevation needs to be "broken" up to reduce its mass. He added to him it's
very important to better address France Avenue.
Commissioner Schroeder noted one thing to keep in mind is parking and the
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incremental impact these "small" redevelopments could have on parking. Schroeder
said the 1988 plan should be revisited to ensure that over time the City is more
deliberate and cognizant when reviewing further redevelopment plans for this area.
Commissioner Fischer said in his opinion the layout is good; however, agrees that the
west elevation could be softened. Fischer said he isn't a big fan of drive-through
facilities; however the placement of this drive-through window is correct. Concluding,
Fischer said in his opinion the plan is reasonable.
Chair Grabiel acknowledged the importance of continuing to achieve the goals of the
City in providing pedestrian connectivity, adding he doesn't have a problem with City
staff striking the 8 -foot wide sidewalk requirement, especially since the 5 -foot wide
sidewalk is new and at the request of the City.
A discussion ensued about the west elevation and if that elevation should be enhanced.
The applicant and architect said in their opinion the proportions on the west elevation
are appropriate. It was pointed out the fagade is active; there is a drive-through
window on the west elevation along with the windows in the "dining" area. At night this
elevation would appear very active. It was also noted that landscaping should soften
this elevation.
Commissioner Schroeder commented that he hasn't seen a photo metric study of
lighting and questioned if there is any impact from lighting. Ms. Anderson, architect for
the project said there is no removal of lighting, adding nothing should really change.
Commissioner Forrest noted relocation of light poles to frame the building.
Motion
Commissioner Fischer moved to recommend Site Plan Approval based on staff
findings and subject to staff conditions, adding a condition to the city engineers
recommendation that the required sidewalk improvements per the France Avenue
Pedestrian Improvements (an 8 -foot wide sidewalk) shall be completed on the site
within 10 years of the site plan approval or when the France Avenue sidewalks on
the adjacent properties to the north and south are installed. Commissioner
Forrest seconded the motion. Ayes; Forrest, Schroeder, Carpenter, Fischer and
Grabiel. Nays; Staunton and Platteter.
C. Rezoning. Erik's Ranch. 3420 Heritage Drive, Edina, MN
Planner Presentation
Planner Teague informed the Commission that Erik's Ranch and Retreats is requesting
a rezoning of 3420 Heritage Drive from PSR -4, Planned Senior Residential to PUD,
Planned Unit Development for the purpose of allowing adults with Autism Spectrum
Disorders (ASD) within the existing building. There are no exterior changes proposed to
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the site or building. The request is simply to allow adults with ASD to live within this
building. The interior of the building would be remodeled. The existing building contains
59 units; 35 of those units would be used for long-term residents with ASD. The
remaining 24 units would short term stays.
Roger Knutson, the city attorney, has advised staff that the City could face liability for
rejecting a rental application from an individual with a disability who does not meet the
minimum age requirement for City housing. The attorney has recommended two
options. One, rezone the site to PUD to allow the current use plus adults with ASD or
two, amend the Zoning Ordinance to allow adults with disabilities or ASD within all PSR -
4 Zoning District. Staff and the applicant are recommending a rezoning to PUD, rather
than opening up the use City wide within all PSR -4 Districts.
Teague concluded that staff recommends that the City Council approve Preliminary &
Final Rezoning from PSR -4, Planned Senior Residential District to PUD, Planned Unit
Development District; and adoption of the Ordinance Amending the Zoning Ordinance
to establish the PUD Zoning District to allow adults with Autism Spectrum Disorders
(ASD) at 3420 Heritage Drive.
Approval is subject to the following findings:
1. The proposed land use is consistent with the Comprehensive Plan.
2. There would be no exterior changes the existing site or building.
3. Each unit within the existing building would be remodeled to accommodate the
new residents.
4. The traffic analysis of the proposed use done by traffic consultant, WSB &
Associates concludes that there would be no impact to the adjacent roadway
system. The number of residents and number of employees would not change
with the additional land use.
5. The proposal meets the following goals and policies in the Comprehensive Plan:
a. Promote increased housing opportunities and a diversity of housing types.
b. Promote a vision of community that is inclusive of a wide range of ages,
incomes, and abilities and offers a wide range of housing options for
Edina's residents.
C. Promote lifecycle housing to support a range of housing options that meet
people's preferences and circumstances at all stages of life.
Appearing for the Applicant
Kathryn Nordberg
Discussion
Commissioner Staunton questioned what's driving this zoning change. Planner Teague
responded that the building owner desires to include adults with Autism Spectrum
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Disorders to live within the existing building. Teague noted that 3420 Heritage Drive is
zoned PSR -4 which is a seniors only zoning designation.
Commissioner Forrest said she has a concern with the autism only restriction. She
questioned if it should be "open" to all disabilities or at least make it broader than Autism
Spectrum Disorders. Teague responded in discussions with the City Attorney it was felt
that limiting the disability criteria would afford the City more protections and flexibility.
Chair Grabiel referred to the applicant narrative noting it appears the applicant has
designed a program to meet the needs of a specific group of adults with autism.
Commissioners agreed.
A discussion ensued with Commissioners struggling with the clause that limits disability
citing legal concerns. Commissioners noted there are adults with multiple disabilities
questioning if the City (Zoning) could be challenged on this restriction. Continuing
Commissioners acknowledged the complexity of the option of changing the zoning code
to permit adults with disabilities from residing in the PSR zoning districts and
recommended placing this consideration on the "bucket list" for future consideration.
Applicant Presentation
Ms. Nordberg addressed the Commission informing them one in 88 births are autistic.
Nordberg explained this program was developed to provide living, working and social
opportunities for young adults with Autism Spectrum Disorders (ASD). She added the
proposed program will interface well with the existing senior population.
Public Comment
Carol Bell, 6321 Barrie Road commented that while she has no objections to the
proposed change in population she wants assurances that all issues were considered
and that the continued safety of all Edina residents isn't jeopardized.
Ms. Nordberg said she understands the concern expressed by Ms. Bell and added that
all applicants would be carefully screened by licensed staff and the population would
consist of mild to high functioning adults with no history of violence. Nordberg said that
safety for all is of the utmost importance. Concluding, Nordberg said the program would
be highly structured, reiterating new residents would be carefully screened and
behavioral therapists would be on staff.
Chair Grabiel asked if anyone else would like to speak to this issue; being none
Commissioner Carpenter moved to close the public hearing. Commissioner Fischer
seconded the motion. All voted aye; motion carried.
Discussion
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Commissioner Carpenter asked Ms. Nordberg what goes into the screening process.
Ms. Nordberg responded that all records of the potential residents are reviewed by
licensed staff. These records include all their school records, medical records and
psych/behavioral records. Carpenter asked what would "deem" someone unacceptable.
Nordberg responded an individual with violent tendencies and verbal abuse.
Commissioner Forrest said her first impression was that it was too restrictive with regard
to disabilities; however, after further consideration she believes if the City is very clear
this course would work.
Motion
Commissioner Carpenter moved rezoning approval based on staff findings and
subject to staff conditions including adopting the proposed ordinance as written.
Commissioner Fischer seconded the motion. All voted aye; motion carried.
VII. Correspondence and Petitions
Chair Grabiel acknowledged back of packet materials.
VIII. CHAIR AND COMMISSION COMMENTS
Commissioner Staunton suggested that the Commission revisit their work plan.
Staunton said the Commission should compare the Comprehensive Plan with the work
plan. Commissioners agreed.
Chair Grabiel said in discussions with Planner Teague it was decided that the regularly
scheduled Planning Commission meeting on December 26th be cancelled noting the
Holiday.
IX. STAFF COMMENTS
Planner Teague said he had no further comments.
X. ADJOURNMENT
Commissioner Forrest moved meeting adjournment at 8:45 PM. Commissioner
Carpenter seconded the motion. All voted aye; motion carried.
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Respectfully submitted
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