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HomeMy WebLinkAbout2012-05-23 Planning Commission Meeting Minutes RegularMINUTES CITY OF EDINA, MINNESOTA PLANNING COMMISSION CITY COUNCIL CHAMBERS MAY 23, 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, Rock, Potts, Platteter, Cherkassky, Carpenter, Fischer, Grabiel Absent from the roll: Schroeder III. APPROVAL OF MEETING AGENDA Meeting Agenda was approved as submitted. IV. APPROVAL OF CONSENT AGENDA Commissioner Carpenter moved approval of the April 25, 2012, meeting minutes. Commissioner Scherer seconded the motion. Commissioner Fischer noted he was absent on April 25; however was included on a vote. All voted aye; motion carried. Commissioner Platteter moved approval of the May 9, 2012 meeting minutes. Commissioner Forrest seconded the motion. All voted aye; motion carried. V. COMMUNITY COMMENT No comments. VI. REPORTS AND RECOMMENDATIONS A. Lot Division (Lot line Shift) of 6240 & 6244 Brookview Avenue, Edina, MN Planner Presentation Planner Teague informed the Commission Chad Trierweiler is requesting to shift the existing lot line that divides the two Co. that he and his wife own at 6240 and 6244 Brookview Avenue. The purpose of the request is to shifting the side lot line 15 feet to the north to provide adequate area o build a third stall to the existing garage at 6244 Brookview Avenue. Planner Teague concluded that staff recommends that the City Council approve the Lot Division of 6244 and 6240 Brookview Avenue subject to the following findings: 1. The existing and proposed lots meet all minimum lot size requirements. Approval is also subject to following Condition: All building activity on either lot must comply with all minimum zoning ordinance standards. Appearing for the Applicant Caron Trierweiler Discussion Commissioner Carpenter said he finds the request reasonable, adding in a sense everything remains as is; they are just "flipping" the lots. Motion Commissioner Carpenter moved to recommend lot division approval based on staff findings and subject to staff conditions. Commissioner Potts seconded the motion. All voted aye; motion carried. Caron Trieweiler thanked the Commission for their support. B. Sketch Plan Review for Southdale Apartments Planner Presentation Planner Teague informed the Commission they are being asked to consider a sketch plan proposal to develop the southeast corner of the Southdale site. Teague noted that the site is currently an overflow parking lot for Southdale and is used by park -n- riders for Metro Transit. Teague told the Commission the applicant can consider two means of redevelopment; rezoning to PUD or a Preliminary and Final Site plan and Final Development Plan approval with variances. Planner Teague delivered a power point presentation highlighting the following: 2 The applicant is proposing a 3 building 232 -unit apartment complex. One of the buildings is proposed at ten stories and would require a variance. The apartment complex would provide 287 enclosed parking spaces and 55 surface parking spaces. Teague said it should be noted that a parking variance would be required because the proposal is considered part of the Southdale campus. Teague said as a stand -alone development parking requirements would be met. Continuing, Teague said a traffic and parking study would need to be completed to determine impacts on adjacent roadways, and if Southdale would remain with adequate parking. Teague added that staff is concerned about the proposed entrance court from the intersection of York and 691h Street and the parking lot proposed between 69th Street and the proposed southerly building. Concluding Teague reported that the city engineer has expressed concern in regard to sewer capacity in the area. Teague stated that this issue would have to be examined closely as part of a formal submittal. An infiltration study may be required; as well as upgrades to the system, and cost sharing for those upgrades may also be required. Appearing for the Applicant Ryan Duddley, and Stuart Nolan, Stuart Co., representing the Simon Group and David Motzenbecker, BKV Group Questions /Discussions Commissioner Carpenter referred to the conflict between parking and the "main" entrance into the project and asked Planner Teague to clarify if vehicles enter into a parking and pedestrian area. Planner Teague responded in the affirmative. Teague clarified that staff has concerns especially with the pickup and drop -off circular drive and the entrance that mixes pedestrians and vehicles. Teague said in his opinion some improvement needs to be made in this area. Concluding, Teague said he understands that the sketch is preliminary; however, he reiterated staff does have concerns with this area and the interaction between vehicles and pedestrians. Commissioner Staunton asked Planner Teague if Simon plans to subdivide this area. Planner Teague responded that at this time he was unsure of Simon's intent with regard to subdivision. Teague pointed out it could be subdivided or the owner could request a lot division or it can remain as is. Applicant Presentation Mr. Duddley addressed the Commission and told them Stuart Co. are developers, owners and operators of multi- housing properties. At this time Stuart owns and operates 5,000 units, adding Stuart also owns York Plaza. Duddley said Stuart Co. partnered with the Simon Group on this project and are "in it" for the long term. Concluding, Duddley stated Stuart Co. is very familiar with the Southdale area and look forward to working with the City. David Motzenbecker, addressed the Commission and delivered a presentation. In response to concerns expressed about the entrance (SE corner) and "circular" drive Motzenbecker stated that everything possible will be done to ensure pedestrian safety in this area. Motzenbecker said they envision adding bollards and different paving treatments to separate and delineate space for pedestrians and vehicles. Motzenbecker provided photos for the Commission to view of the types of treatments used to calm traffic and ensure pedestrian safety. Motzenbecker added that after the traffic study is completed they will have more information to finalize their plans. Continuing, Motzenbecker highlighted the plantings used to screen the site. He also asked the Commission to note that the existing berm would remain and be added to creating an additional buffer from street view. Motzenbecker said in the center of the site a landscaped central court area is proposed. Mike Krych addressed the Commission and explained they are still in the process of designing the proposed buildings, adding that the renderings represent only the "mass" and number of buildings in the project. Krych said that in their opinion the differing building heights and open space create an attractive project that encourages connectivity. The proximity to Southdale and the greater Southdale area is viewed as an asset for the project. Continuing, Krych said that the development team referred to the Greater Southdale Area Plan keeping in mind the goals outlined in the Plan. Interjecting, Mr. Motzenbecker reported that the development team has decided it would proceed through the planning process requesting site and conditional use permit approval with variances. Concluding, Motzenbecker said the thought at this time is also to create a separate lot. Questions /Discussion Chair Grabiel clarified for the audience that the Sketch Plan Review process provides a developer with an opportunity to share their development ideas on land use in an informal setting with the Planning Commission and City Council. Chair Grabiel observed there are a number of rental units in the area and asked the development team their judgment on adding additional rental housing units in an already large multi- housing area. Mr. Nolan reported that the rental market is very strong in Edina; especially in this area. Nolan pointed out that within the greater Southdale area there are a number of co -ops and condos that are owner occupied; not rental. Nolan said they are convinced there is a market for this type of luxury rental housing. 4 Chair Grabiel commented that he was surprised by the developers' decision to not use the PUD process; especially because of the variances, adding variances can be difficult to justify. Commissioner Scherer referred to the variances that would be required for the project pointing out the setback variance (building height) from York Avenue applies to the applicant but questioned how the parking count variance is applied; Southdale, applicant? Continuing, Scherer noted that it appears the applicant has the correct number of parking stalls; however, Southdale is short parked. Planner Teague responded Southdale would be under parked; however there is opportunity for Southdale and /or the developer of this project to enter into a Proof of Parking Agreement. Much depends on how they decide to configure the campus; leave as is, subdivide or lot division. Teague pointed out there is adequate space to accommodate a new ramp or ramp levels; whatever was decided on. Motzenbecker added that conversations with Simon about parking would continue. Commissioner Potts asked if the proposed buildings would be completely residential. Mr. Motzenbecker responded in the affirmative. He added that the "podium" level was amenity space, housing a party room, etc. Continuing, Potts asked the developer to take another look at the pedestrian access points at the corner of York and 69th' Potts said in his opinion this area needs a harder look. Concluding, Potts asked the developer to use design elements that encourage easy pedestrian access to not only Southdale Center but other amenities in the area. Mr. Motzenbecker said they would continue to work with Simon in this area. Motzenbecker said they are considering an additional turn in on York at the north east end of the Southdale campus. He added they are also discussing and getting feedback on a pedestrian crosswalk to the Galleria. Commissioner Platteter said he agrees with previous comments from Commissioners especially concerning pedestrian connections to Southdale Mall, Galleria, and CVS /Walgreens etc. Platteter said in his opinion connectivity is extremely important, adding one of the goals of this project should be that residents don't have to use their vehicles to access other amenities because pedestrian connectivity is there. Continuing, Platteter suggested looking at adding more landscaping in the common entrance area, common court area and other areas to soften the site. Concluding, Platteter told the development team they are off to a good start but need to expand on it. Commissioner Forrest agreed with previous Commissioners comments, adding more clarity is needed to define pedestrian and vehicle movement. Forrest said she also wants to see bike racks added on site; not only for the residents of the buildings but for their visitors as well. Continuing, Forrest questioned who the target market is for this project, adding she didn't observe any recreational areas for children. Forrest said it would be nice to have a special space for children. Mr. Duddley responded that they found in the high end market that professional 20 -30 year olds that want to be in the heart of vibrant area, but don't want to be downtown would love this location. Empty nesters would also play a large role in the rental 5 market because they don't want to own anymore, but they want to remain in their area plus be close to amenities. Duddley said he imagines there will be a wide range of renters for this project; adding it's not targeted to one demographic group. Concluding, Duddley said it may appear the apartment units are smaller; however, the amenities are greater. Commissioner Forrest said in her opinion communities are richer with a variety of people. Concluding, Forrest suggested adding additional green space. Mr. Nolan added he believes there will be a variety of ages within the buildings. He noted the rental and housing markets have evolved over that last few years, adding more families are now renting. Continuing, Nolan pointed out Federal law prohibits discrimination and families are welcome. Commissioner Carpenter said he has concerns over traffic volumes and traffic noise. Mr. Motzenbecker responded it is their hope that adding to the existing berm and vegetation lessens the noise. Motzenbecker said studies have found that drivers actually slow down when they see greenery. He also pointed out because of the close proximity to public transit it is possible many residents would take advantage of it which would also lessen traffic and its noise. Commissioner Fischer said he appreciates the inclusion of design imagery. Fischer recalled when the Westin and Target were being developed there was hope that the Promenade would be used to connect the area by mixing pedestrian zones with vehicle zones, adding it was as interesting of a concept back then, as it is now. Fischer acknowledged that certain aspects of the Promenade didn't develop as envisioned; however, he continues to be intrigued by the idea of creating an area where pedestrians can safely mix with vehicles. Fischer said he hopes this project can place the pedestrian first and the vehicle second. Continuing, Fischer also noted that in his opinion this is a great corner for this type of development because this part of the Southdale campus turns outward; not inward. Fischer acknowledged that missed opportunities can't be fixed; however this is an interesting place for this project. Concluding, Fischer stated he likes this idea and is in favor of housing at this corner. Fischer stated he would love to see the bigger picture and how this development enhances the Southdale campus and area. Fischer said he doesn't want to make this area an island, he wants the connections enhanced. Chair Grabiel said in his opinion this is the most important piece of real estate in Edina. Grabiel noted that at this time Southdale is deteriorating and he wants the Southdale campus to remain vital. Grabiel said he likes this idea, it's a good one; however, he wants quality residences built, and it's important and vital these residences remain quality residences. Continuing, Chair Grabiel added that when this comes back before them it would be important that someone is present from Simon. Grabiel said he would like to hear from Simon on their future plans, adding Southdale Mall can't exist by itself, and he doesn't want to see the campus developed piecemeal. The discussion concluded with a summary of Commission comments: 0 • The subject site is appropriate for housing; • No negative feedback on building height; however, variance is noted. • Acknowledge the applicant has indicated they will not be requesting a rezoning to a Planned Unit Development (PUD); the applicant has chosen to proceed with a Conditional Use Permit and Site Plan with variances. All which are permitted within the PCD -3 Zoning District. • Pay close attention to softening the site by adding to the berm and landscaping. • Connectivity is of extreme importance for this project; look not only at how the site functions today but how it will function after the project is constructed and in the future. • Put the pedestrian first • Re -look at the intersection and drop -off area /West 69th Street. Ensure that that corner is carefully reviewed for safe vehicle and pedestrian access into and within the site. • Ensure that internal site circulation is safe for pedestrians. Residents should be able to access the shopping center easily and safely. Use visual elements as mentioned to demark crosswalks, etc. • Ensure safe access for pedestrians to cross to the Galleria and other amenities. • Add Bicycle racks. • Ensure that high -end apartments are constructed, make a statement with this development. Mr. Motzenbecker responded that Simon is very involved and will continue to be as we move forward. Chair Grabiel thanked the development team for their presentation. IX. CHAIR AND COMMISSION COMMENTS None. X. STAFF COMMENTS None. XI. ADJOURNMENT Commissioner Potts moved meeting adjournment at 8:30 pm. Commissioner Platteter seconded the motion. All voted aye; motion carried. �Ta 4'el }f Respectfully submitted 7