HomeMy WebLinkAbout2012-04-25 Planning Commission Meeting Minutes RegularMINUTES
CITY OF EDINA, MINNESOTA
PLANNING COMMISSION
CITY COUNCIL CHAMBERS
APRIL 25, 2012
7:00 P.M.
I. CALL TO ORDER
Chair Grabiel called the meeting of the Edina Planning Commission to order at 7:00 PM.
II. ROLL CALL
Answering the roll call were Commissioners Scherer, Forrest, Schroeder, Rock, Platteter,
Cherkassky, Carpenter, Grabiel
Absent from the roll: Potts, Fischer
III. APPROVAL OF MEETING AGENDA
Meeting Agenda was approved as submitted.
IV. ADOPTION OF BYLAWS
Discussion
Chair Grabiel reminded the Commission at their last meeting the Commission was asked to
review and adopt newly revised Planning Commission Bylaws. Grabiel invited Commissioner
Carpenter to comment on any revisions to the bylaws.
Commissioner Carpenter briefed Commissioners on the revisions to the bylaws they suggested.
Revisions were made to Section 1, Section 4 and 18. Carpenter said at this time he believes the
bylaws can be formally adopted.
Motion
Commissioner Staunton moved to adopt the Planning Commission Bylaws as revised.
Commissioner Scherer seconded the motion. All voted aye; motion carried.
Commissioners thanked Commissioner Carpenter for the work he did in developing and revising
the Commission bylaws.
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V. APPROVAL OF CONSENT AGENDA
Commissioner Platteter moved approval of the April 11, 2012, meeting minutes. Commissioner
Scherer Carpenter seconded the motion. All voted aye; motion carried.
VI. COMMUNITY COMMENT
None.
VII. PUBLIC HEARINGS
A. Front Yard Setback Variance — Kristi Wenner — 5025 Nob Hill, Edina, MN — continued
B. Sign Variance — Andy Mitchell /John Dinwiddie — 5225 Schaefer Rd., Edina, MN -
withdrawn
C. Preliminary Rezoning, Comprehensive Plan Amendment, Preliminary Development
Plan — Mount Development Company — 6500 France Avenue, Edina, MN
Planner Presentation
Planner Teague informed the Commission Mount Properties is proposing to tear down the
existing office building at 6500 France Avenue to build a new five - story, 69,310 square foot
medical office /retail building with an attached parking ramp. The first level would contain
7,000 square feet of retail space including a coffee shop, barber shop and medical supplies.
The next four levels would contain 62,310 square feet of medical office. Teague explained
that in order to obtain the above - mentioned approvals, the applicant must go through a
two -step process. The first step in the process is to obtain the following approvals:
1. A Comprehensive Plan Amendment for two items (this required four - fifths vote of
the Council for approval):
a) Amendment to allow a building height of 5 stories and 69 feet on this site.
The Comprehensive Plan requires a maximum height of 4 stories or 48 feet;
b) Amendment to allow a floor area ratio of 1.23 or 123 %. The Comprehensive
Plan requires a maximum of 1.0 or 100 %;
2. Preliminary Rezoning from POD -1, Planned Office District to PUD, Planned Unit
Development; and
3. Preliminary Development Plan.
If the Comprehensive Plan Amendment, Preliminary Rezoning and Preliminary
Development Plan are approved by the City Council, the following is required for the
second step:
1. Final Development Plan and Final Rezoning to PUD.
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2. Zoning Ordinance Amendment establishing the PUD.
Planner Teague asked the Commission to recall they considered a Sketch Plan for this
project at their February 22, 2012 meeting and provided comment. Continuing, Teague
said that since the Sketch Plan review, the building size has increased from 60,000 square
feet to 69,310 square feet and from four to five stories; however, the setback has increased
from 15 feet to 25 feet from France Avenue to provide for a more pedestrian friendly
environment along France. Store openings onto France Avenue have been added for the
retail space.
Continuing, Teague explained that this property is located within an area of the City that is
designated as a "Potential Area of Change" within the 2008 Comprehensive Plan. The
Comprehensive Plan states that within the Potential Areas of Change, "A development
proposal that involves a Comprehensive Plan Amendment or a rezoning will require a
Small Area Plan study prior to planning application. However, the authority to initiate a
Small Area Plan rests with the City Council." Teague noted that the City Council did not
consider a Sketch Plan review so they were unable to determine if a Small Area Plan was
necessary. Teague stated that the decision to require a Small Area Plan shall be made by
the City Council, adding that the site is guided in the Comprehensive Plan for "Regional
Medical - RM. Therefore, the proposed use would be consistent with the existing
Comprehensive Plan designation.
Teague said at this time the applicant is requesting a rezoning of this site from Planned
Office District -1, (POD -1) to Planned Unit Development (PUD). The Planned Office District
allows for medical office buildings up to a floor area ratio of .5. (50 %) Under current zoning
a 28,000 square foot office building would be permitted. The proposed 69,300 square foot
building would have a floor area ratio of 1.23 (123 %) Therefore, the proposed rezoning is
requested. Continuing, Teague added currently the site is guided for Regional Medical use;
therefore, the proposed use is consistent with the Comprehensive Plan. The Regional
Medical Zoning District allows a floor area ratio of 1.0. (100 %)
The applicant is proposing a development that would be consistent with the
Comprehensive Plan. The Plan guides this site as Regional Medical; therefore, the proposed
medical office with complementary retail uses would be consistent with the
Comprehensive Plan. The proposal would create a more efficient and creative use of the
property. The building would be pulled up close to the street, with sidewalks in front, and
separated from the street by green space to promote a more walkable environment.
Parking would be located in back. Landscaping and patios are also proposed in front, with
store fronts opening toward France Avenue. The applicant is also proposing to utilize
sustainable design principals. Solar panels would also be used.
Planner Teague reported that a traffic study was also done by WSB, which concludes that
the existing roadways would support the proposed uses. However, as was conditioned in
the approvals for Twin City Orthopedic, should signal improvements be deemed necessary
at 65th Street and France Avenue, the property owner would be required to participate in
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appropriate cost sharing for signal improvements. This would be a requirement in the
Developer's Agreement.
During the Sketch Plan review the Planning Commission requested information regarding
bus routes and bus stops in the area. The applicant has submitted that information. Bus
Route #6 and #684 go down 65th Street with the closest stop at Fairview Hospital.
Rooftop equipment, once constructed would be required to meet all state requirements
Planner Teague concluded that staff recommends that the City Council deny the request for
a Comprehensive Plan Amendment to allow a 5- story, 69 foot tall building on the site; and
recommend the City Council approve a Comprehensive Guide Plan to allow a building
height of 4 stories and 55 feet. Denial and revised approval is subject to the following
findings:
1. The proposed height of 69 feet tall and 5 stories would allow a density on the site
even greater than Fairview Southdale Hospital site which has a floor area ratio of
1.16.
2. A density of 1.23 is far greater than the density allowed for a similar project for
Twin City Orthopedic at 4010 West 65th Street, which had a floor area ratio of .85.
2. The Comprehensive Plan contemplates a maximum height of 4 stories on this site,
with a podium height of 2 stories up close to the street. The proposal does not
contemplate podium height; rather it would have a 5- story building up to the street
with only a 25 foot setback.
4. A height of 55 feet, only 7 seven feet above the Comprehensive Plan Standard is
reasonable for this site, given the retail use on the main level and the medical office
uses above.
Recommend that the City Council approve the Preliminary Rezoning from POD -1, Planned
Office District to PUD, Planned unit development. Approval is based on the following
findings:
1. The proposed land uses are consistent with the Comprehensive Plan.
2. The site layout would be an improvement over a site layout required by standard
zoning; the building is brought up to the street, provides front door entries toward
the street, includes sidewalks to encourage a more pedestrian friendly environment
along the street.
3. The design of the building is of a high quality brick, glass and concrete. A four story
building would be generally consistent with the four story buildings on West 65th
Street.
4. Traffic would be improved in the area by eliminating the right -in and out access on
France Avenue.
5. Based on the traffic study done by WSB, the existing roadways can support the
proposed development.
6. The proposed project would meet the following goals and policies of the
Comprehensive Plan:
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a. Building Placement and Design. Where appropriate, building facades should form
a consistent street wall that helps to define the street and enhance the pedestrian
environment. On existing auto - oriented development sites, encourage placement
of liner buildings close to the street to encourage pedestrian movement.
• Locate prominent buildings to visually define corners and screen parking
lots.
• Locate building entries and storefronts to face the primary street, in addition
to any entries oriented towards parking areas.
• Encourage storefront design of mixed -use buildings at ground floor level,
with windows and doors along at least 50% of the front fagade.
Encourage or require placement of surface parking to the rear or side of
buildings, rather than between buildings and the street.
b. Movement Patterns.
• Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
• Limit driveway access from primary streets while encouraging access from
secondary streets.
Provide pedestrian amenities, such as wide sidewalks, street trees,
pedestrian -scale lighting, and street furnishings (benches, trash receptacles,
etc.)
c. Encourage infill /redevelopment opportunities that optimize use of city
infrastructure and that complement area, neighborhood, and /or corridor context
and character.
Preliminary approval is subject to the following conditions:
1. The Final Development Plan must be generally consistent with approved Preliminary
Development Plans dated March 28th 2012 & April 4, 2012 with the following
revisions:
a. The 5th story of the building shall be removed.
b. The floor area ratio shall be no more than the maximum of 100% or 1.0.
C. The parking ramp must be finished on the west and south elevation to match
the north elevation, including the continuation of the cornice from the
medical building.
d. The Lindens proposed along the west lot line be replaced with a Juniper or
some type of Evergreen. Also, the proposed Sugar Maples should be replaced
with Norway Maples.
2. Sustainable design. The design and construction of the entire project must be done
with the Sustainable Initiatives.
3. All buildings must be built with sprinkler systems, subject to review and approval of
the fire marshal.
4. Compliance with all of the conditions outlined in the city engineer's memo dated April
20, 2012.
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5. As part of a Developers Agreement the property owner would be required to
participate in appropriate cost sharing for signal improvements at 65th Street and
France Avenue.
6. Adoption and compliance with a PUD Ordinance for the site.
Appearing for the Ap licant
Stephen Michals, Mount Development Co., Ed Farr, Edward Farr Architects, Mark Rausch,
Alliant Engineering, Stacy Gallup and Olivia Spyra, Tangletown Gardens.
Applicant Presentation
Ed Farr addressed the Commission and explained that the building has been revised since
Sketch Plan Review from four to five stories; increasing the setback from France Avenue
from 15 -feet to 25 -feet. This shift creates a more pedestrian friendly environment along
France Avenue, narrows the profile of the building and opens store fronts onto France
Avenue. Continuing, Farr noted an additional buffer was added for the parking ramp,
adding that he agrees with Edina' Forrester that Junipers or some type of Evergreen would
replace the proposed Linden trees along the west lot line. Farr acknowledged the
Evergreens would provide screening all year long.
Farr introduced Olivia Spyra to address plantings. Ms. Spyra said her company is very
familiar with urban settings, adding that choosing the correct plants and vegetation to
enhance and beautify the building fagade, entryway and along the sidewalk is the goal.
Continuing, Farr noted that Green Building Practices would be implemented during
construction including roof mounted solar panels. Farr said at this time he doesn't know if
the building would be Leed Certified.
Farr presented a materials board pointing out the building would have detailed brick
design on all four sides. The building would also include brick accents and a lime stone
colored base. Concluding, Farr said the building would be layered with the distinctive
crown added on top to celebrate and embrace the Gateway approach of this development.
Stacy Gallup addressed the Commission and informed them she was one of the owners of
the property and on behalf of the other owners was expressing support for the project.
Gallup said in her opinion the site in its present condition is dated and the existing
building is not in scale with the rest of the area. Concluding, Gallup said in her opinion this
site was deserving of a special building.
Stephen Michals addressed the Commission and said in calculating the right building height
they looked at all neighboring properties (FS Hospital 124', Point of France 123', Southdale
Medical Center 92' etc.) and found that the majority of buildings were taller than the
proposed building. Michals said that the goal of the development team was to construct a
building that's compatible and complementary to the area. Continuing, Michals said the
same can be said for the FAR (Floor Area Ratio), noting the FAR ranges in the area can be
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from 1.0 to 2.6 Concluding, Michals acknowledged the sustainable development measures
implemented for this project and asked for consideration of those measures as an
incentive to grant higher density. Michals stated this is a very special corner.
Discussion f Comments
Commissioner Forrest asked Mr. Rickart how peak times were determined. Rickart
explained that traffic counts were taken along the West 65th Street corridor between Valley
View Road and France Avenue. Counts were taken in the AM and PM at the major
intersections and driveways onto West 65th Street. Continuing Rickart explained that they
found that the AM peak hours were the worst case scenario. Rickart said that counts were
taken at the end of February documenting the existing conditions and capacity. He further
explained that intersections are given a Level of Service grade from "A" to "F" to describe
the average amount of control delay per vehicles. Rickart said they found that patterns are
acceptable; however, there were some worst cases found and that was in left hand turns.
Rickart continued and explained the Institute of Transportation Engineers Trip Generation
Manual, 8th Edition was used to calculate the estimated trip generations from the proposed
redevelopment. This "manual" is based on extensive surveys of the trip - generation rates
from other similar land uses. This includes several land uses. (retail, medical office, shared
trips etc.) Concluding Rickart said a computer software package that implements Highway
Capacity Manual methodologies were also used to build each signalized intersection.
Rickart reiterated that based on the analysis documented no additional improvements
need to be implemented other than those show on the site plan.
Commissioner Carpenter said he observed that traffic volumes on France Avenue appear to
be dropping and asked Mr. Rickart if he knows the reason(s). Rickart acknowledged that
observation adding the drop hasn't been significant; however it's there and other areas are
also experiencing drops in traffic volume. Rickart said the economy could be a factor.
Commissioner Forrest questioned if there were any issues with the double center turn
lane. Rickart responded that movement was reviewed and a certain amount of storage
was allocated. He stated at this time he sees no issues.
Commissioner Platteter acknowledged the building was setback farther from France
Avenue; however, a 5th story was added. Platteter asked if this change drove the need for a
5th floor. Michals responded that pushing the building farther back from France Avenue
created additional costs and to offset those costs another floor was added. Platteter
referred to the plans noting the plans indicate a distance between the proposed building
and ramp. Continuing, Platteter said if the parking ramp were attached to the building that
"saved space" would allow the deeper setback from France Avenue without impacting
building square footage. Farr explained there is a distance of 17 -feet between the proposed
building and ramp and if the ramp were attached to the building the building would lose all
its window and offices with windows are very desirable. Concluding, Commissioner
Platteter said at Sketch Plan Review a sky bridge was discussed and asked if that was "still
on the table ". Ed Farr responded that isn't part of this application.
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Commissioner Scherer also expressed interest in the sky bridge, adding in her opinion it's
an attractive option. Scherer asked if logistically a sky bridge can be built, do the floors line
up etc. Mr. Michals agreed that a sky bridge is an attractive option, adding it can be done.
Public Testimony
John Windhorst, 6566 France Avenue addressed the Commission and stated he is the
president of the Point of France Association and said in his judgment the mass of the
proposed building is just too much. Windhorst said it's possible he could support the
staff suggestion of a 4 -story building; however, the building proposed at 5- stories is too
much!
Mark Waterston, 6566 France Avenue said he agrees with Windhorst and informed the
Commission another issue that concerns him is emergency vehicle access to the
hospital. Waterston pointed out it is imperative that ambulances get to the hospital in a
timely manner and additional congestion could hinder that. Waterston said he actually saw
an ambulance stuck at an intersection. Continuing, Waterston stated this is a unique corner
and the City has the unique opportunity to ensure this corner is developed appropriately.
Concluding, Waterston said he is also concerned with loading dock placement and that a
retail component like Walgreen's or CVS could "move in"
Dave Michaels, 6566 France Avenue addressed the Commission and noted he supports the
suggestion by staff to cap the building at 4- stories. Michaels said in his opinion the
proposed building is just too tall and the site is too dense.
Gary Linkletter, 6566 France Avenue asked if the ramp would be paid parking.
Linkletter said he was concerned if there's a fee that "visitors" would park in
Point of Frances parking lot and walk over. Concluding, Linkletter said he agrees with all
comments reiterating in his opinion the proposed building is too tall and would require too
many variances to construct.
Susan Ladermen, 6566 France Avenue, told the Commission she objects to all variances,
adding she doesn't want to see more traffic problems created for this area. She stated in
her opinion there is too many "what ifs" with this proposal.
Ron Kellick, 6566 France Avenue complemented the architect on the building and stated
it's a great design; however, Point of France is his home and he wants to retain his view.
Concluding, Kellick said this building is way too much for this corner.
Chair Grabiel asked the applicant for clarification on a question raised by.a resident on if
the ramp would be a paid parking ramp? Mr. Michals responded in the affirmative.
Motion
Commissioner Carpenter moved to close the public hearing. Commission Platteter
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seconded the motion. All voted aye; motion carried.
Further Discussion
Chair Grabiel asked Planner Teague if he had heard if Southdale was looking to expand.
Planner Teague responded that he believes there are plans to build a residential
component at the southeast corner of York and West 69th across from the Westin and Key
Cadillac; however, no formal application has been made and at this time it's just
speculation. Grabiel said it was interesting for him to learn that in this immediate area the
majority of the buildings are tall; seven of which are higher than what's proposed.
Continuing, Grabiel asked Teague what's the justification behind the non - support for this
building. Teague responded that staff did struggle with that question. Teague said what it
boiled down to was the size of the site and the corresponding FAR if it would be built.
Teague pointed out if constructed as proposed the FAR would be greater than the FAR for
other buildings. Teague concluded that to him this is a small site; adding it can't support
such a large structure on such a small site.
Commissioner Platteter said he observed that a number of the areas buildings have a
FAR greater than the proposed building and asked why this building was different, adding
he doesn't know the development history of the area. Teague explained that the applicant
calculated the FAR of each building on the hospital campus. Staff calculated FAR as one
tract; not individual because the zoning classification of the hospital campus was the same.
Teague reiterated that the applicant calculated FAR on each individual building, not tract.
Commissioner Schroeder addressed the question of building height, adding that his opinion
may be contrary to staff s recommendation of 4- stories. Schroeder said in his opinion the
goal of the City has been to create a more human scale approach to development and how
buildings relate to the City's streets. Continuing, Schroeder said the Commission
worked long and hard on the Comprehensive Plan where the term "podium height" was
used to describe this approach. Schroeder explained that "podium height" was generally
defined as the portion of the building that abuts the street with podium height established
at two stories at the street with the bulk of the building height behind. Schroeder pointed
out that if he remembers correctly the taller buildings in the area have a greater front
street setback than the proposal; which makes a big difference. Concluding, Schroeder said
with this proposal he fails to see not only what Edina, but the community at large receives
for relaxing the standards by granting this a PUD zoning classification. Schroeder said the
City should look at what it wants the RMD zoning district to be. This building is a stand-
alone building and that may not be the best use of this site.
Commissioner Staunton said he continues to be concerned with the "orphan" lot to the
west and that instinctively he's uncomfortable with the proposal as presented. He
acknowledged that he would be fine with the proposal, including building height, if it met
Code and the Comprehensive Guide Plan; however, it doesn't. Staunton pointed out the
request for PUD includes exceptions and in his opinion the orphan lot becomes
relevant when granting exceptions.
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Chair Grabiel said he supports the project; especially in light of the fact that the
buildings surrounding this parcel are as tall or taller.
A discussion ensued on the multiple requests by the applicant and if they can be separated.
Chair Grabiel pointed out staff recommended against amending the Comprehensive
Plan adding if the Comprehensive Plan wasn't amended the project could the project even
proceed.
Motion
Commissioner Staunton moved to deny the Comprehensive Plan Amendment and the
rezoning to PUD based on the discussion. Commissioner Platteter seconded the
motion. Ayes; Forrest, Scherer, Schroeder, Platteter, Staunton Fischer. Nay, Grabiel
Motion carried.
VIII. CORRESPONDENCE AND PETITION
Chair Grabiel acknowledged receipt of the Council Connection and attendance.
IX. CHAIR AND COMMISSION COMMENT
Commissioner Staunton informed the Commission that the City Council at their last
meeting on April 17, 2012 adopted the GrandView District Development Framework.
Staunton thanked everyone for their support.
Commissioner Platteter requested that Commissioners receive minutes from the meetings
of the City Council.
Commissioner Scherer told the Commission she attended the Volunteer Recognition Dinner
where Kevin Staunton was honored with the Mayor's Award for his service on the
Commission and on the GrandView District Development Framework project. Scherer said
Staunton clearly deserved the honor. Commissioners agreed.
X. STAFF COMMENTS
Planner Teague informed the Commission the request by JMS for preliminary plat approval
for 6120 Brookview was continued to the next City Council meeting on May 2nd. Teague
explained that at their last meeting the Council heard the majority of JMS's request to
subdivide; however, due to a technical malfunction the applicant was unable to
deliver his power point presentation.
Planner Teague reminded the Commission that the new City website would be "rolled out"
soon and requested that Commissioners (if they haven't already done so) e-mail their
photo's to him.
Teague added that lastly he would like to inform the Commission that it's Edina's turn to
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host the annual "Commissions Get Together" between neighboring cities. Teague
asked Commissioners to share with him any ideas on how or where to host the event.
XI. ADJOURNMENT
Commissioner Scherer moved meeting adjournment at 9:40 pm. Commissioner Platteter
seconded the motion. All voted aye; motion to adjourn carried.
�Tac.7C.t&
Respectfully submitted.
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