HomeMy WebLinkAbout2014-04-23 Planning Commission Meeting Minutes RegularMINUTES OF THE
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF EDINA, MINNESOTA
CITY COUNCIL CHAMBERS
APRIL 23, 2014
7:00 PM
1. CALL TO ORDER
11. ROLL CALL
Answering the roll call were: Schroeder, Olsen, Kilberg, Halva, Lee, Carr, Forrest, Potts
Members absent from roll: Staunton, Scherer, Platteter
III. APPROVAL OF MEETING AGENDA
Commissioner Carr moved approval of the April 23, 2014 meeting agenda. Commissioner Forrest
seconded the motion. All voted aye; motion carried.
IV. APPROVAL OF CONSENT AGENDA
A. Minutes of the Regular Meeting of the Edina Planning Commission March 12, 2014
Commissioner Carr moved approval of the April 9, 2014, meeting minutes. Commissioner Olson
seconded the motion. Acting Chair Potts requested a change to the minutes regarding his
participation in the vote on the XerxesNork project. All voted aye; motion carried.
V. COMMUNITY COMMENT
Acting Chair Potts asked if anyone would like to speak; being none, Commissioner Carr moved to
close community comment. Commissioner Olson seconded the motion. All voted aye; public
comment closed.
V1. REPORTS /RECOMMENDATIONS
A. Sketch Plan Review— 66th West Apartment for Beacon Interfaith Housing, 3360
West 66th Street
Page 1 of 11
Planner Presentation
Planner Teague reported that the Planning Commission is being asked to consider a sketch
plan request to remodel and expand the existing TCF Bank building, located at 3330 66`h
Street. The applicant proposes to remodel and expand the building into 39 units of small
studio apartments for young adults who have experienced homelessness. The size of the
units would range from 355 -456 square feet. Each unit would contain a full kitchen and
bathroom. The building would contain offices for on -site service providers and property
management. There would also be a community area for residents; a fitness area; a
computer lab and a laundry room.
Teague explained that the site is 39,204 square feet in size. The existing bank is 18,179
square feet. The proposed addition would be 11,888 square feet. The building would
remain two stories. The remodel of the building would retain the existing brick, and the
addition would be brick with metal panels.
Teague noted there would be 25 surface parking stalls. No enclosed parking is proposed.
The applicants have indicated in their narrative that 16% of their residents would have cars.
In similar Beacon projects in other cities, 7% of their residents have cars. Therefore, they
believe they would have adequate parking. They would anticipate about 8 parking stalls
needed for residents and 6 for staff. Residents are expected to utilize the Metro Transit bus
service available across the street at Southdale Center. Teague stated a parking and traffic
study would be completed with a formal development application.
Continuing, Teague said all of the 39 units would be considered affordable housing, and
would apply towards the City and Met Council's goal for affordable housing. The
Comprehensive Plan defines the site and area as RM, Regional Medical. The RM allows for
senior housing on a case by case basis, however, does not allow other housing. Therefore,
a Comprehensive Plan Amendment would be required.
Teague said to accommodate the request, the following would be required:
I. A Rezoning from POD -I, Planned Office District -I, to PUD, Planned Unit
Development.
2. A Comprehensive Guide Plan Amendment to allow housing other than Senior
Housing in the Regional Medical District.
Teague pointed out 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." The City Council is therefore requested to determine if a
Small Area Plan is necessary.
Page 2 of 11
The Comprehensive Plan was amended to allow senior housing in the RM District adjacent
to the Fairview Southdale Hospital, as part of the 6500 France project. If the project is
found to be acceptable, this definition could be expanded for "specialty housing" as deemed
appropriate by the City Council, when specific goals of the Comprehensive Plan are
achieved.
Consideration for housing in the RM District and at higher densities includes: proximity to
hospitals, proximity to low density uses, utilities capacity, level of transit service available,
and impact on adjacent roads. Other desired items to allow greater density for senior
housing would include: Below grade parking, provision of park or open space, affordable
housing, sustainable design principles, and provision of public art.
Concluding, Teague stated a case could be made for allowing specialty housing in this
location as it would reuse an existing building (sustainability); provide a 100% affordable
housing development; be in close proximity to Metro Transit; be located on a high visibility
arterial roadway; and be completely separated from low density residential. Traffic impacts,
further consideration of sustainable design and public art would be considered with a
formal application.
Appearing for the Applicant
Lee Blons, Beacon Interfaith
Discussion
Commissioner Carr asked Planner Teague where the concept of "specialty housing"
derived from. Planner Teague responded it's a term he suggested to allow flexibility and
"use" limits. Continuing, Carr also observed parking is at odds with the ordinance;
however, she believes it can be resolved.
Commissioner Forrest questioned if the zoning classification and comprehensive guide plan
are at odds in this location. Planner Teague responded yes and no. He explained that the
zoning classification for this property is POD -1; Planned Office District and it is guided in
the Comprehensive Plan as Regional Medical. Office use and senior housing is permitted in
Regional Medical; however, housing is not permitted in the POD -1, Planned Office District.
Acting Chair Potts commented that for the applicant to achieve this proposal the land use
needs modification. Teague responded in the affirmative.
Commissioner Olsen asked Planner Teague if the Comprehensive Plan references
affordable housing. Planner Teague responded in the affirmative. He explained the Met
Council has established for Edina an "affordable housing" goal of adding 212 affordable
housing units by 2020.
Page 3 of 11
ADDlicant Presentation
Ms. Blons addressed the Commission and gave a brief description of their mission
statement and their effort in securing affordable housing for homeless teens. Blons
explained that they believe the 66`h Street location is excellent and they are using the
concept model from their Nicollet Square development for this project.
Blons reported that the site is .9 acres and will incorporate the entire existing 18,179
square foot building to include an 11,888 square foot addition to accommodate the 39
proposed housing units. Blons told the Commission non - profits tend to work backwards
they secure the approvals first and then the funding. Continuing, Blons said their emphasis
is on providing safe living accommodations so teens can focus on their education and
employment. Blons pointed out the 66 West location is excellent; it's located near multiple
employment opportunities and is directly across from mass transit. Concluding, Blons
introduced Bart Nelson, Urban Works to speak on the architectural components of the
project.
Bart Nelson gave a power point presentation highlighting aspects of the project to include
parking and proposed landscaping and screening features.
Continued Discussion
Commissioner Carr told the Commission she thinks the building renovations and new
addition are well done. She further asked Mr. Nelson if bike racks are proposed for the
site. Mr. Nelson responded in the affirmative. Continuing, Carr asked if materials for the
proposed fence have been chosen. Mr. Nelson said the materials for the fence haven't
been finalized; however, he believes they may go with a cedar fence.
Commissioner Forrest stated she has a concern with regard to the proposed fence on the
buildings south side. Forrest explained that a redevelopment goal of the Planning
Commission (where appropriate) is to provide a pedestrian experience by engaging the
building and street. She observed if a tall fence is placed in this area the site would be "cut
off' from the streetscape.
Acting Chair Potts said in his opinion this redevelopment proposal is intriguing not only for
its proposed land use but for reuse of the building instead of teardown rebuild. Potts added
if the project proceeds as proposed he would suggest that the applicant consider other
sustainable strategies with regard to the building. Concluding, Potts further suggested that
the applicant work with City staff on finding the "right" parking number and if appropriate
develop a proof of parking agreement to ensure adequate greenspace.
Commissioner Schroeder commented that he agrees a proof of parking agreement would
work well for this site, adding he believes if a proof of parking agreement were drafted and
the need arose for more parking the site could yield more parking spaces. Schroeder
further stated in his opinion the two access points on Barrie Road are not needed; one is
Page 4 of 11
adequate. Continuing, Schroeder agreed with the comments from Commissioner Forrest
on engaging the street. He said the Commission has been working hard on the relationship
between building to street and in this situation he believes more work could be done to
accomplish that interaction. He further suggested that simple changes be made to the
fagade along West 66`h Street to make it more inviting. Schroeder said he appreciates the
desire for a fence, but suggested redesign of the front outdoor area to ensure street
engagement while affording a buffer area. This would achieve the Commission's work on
living streets.
Concluding Schroeder said he likes this proposal but stated he's not sure if this request
brings the site to its highest potential. He noted no one knows how far the RMD zoning
district may expand and if this site is eliminated from that potential some things are lost and
some gained; whichever way the redevelopment precedes that point should be kept in
mind.
Commissioner Lee asked Mr. Nelson if there are windows proposed for the basement
level. Mr. Nelson responded in the affirmative. He pointed out each studio apartment
would have a window and there would be a window in the common area for a total of four.
Continuing, Commissioner Lee said she agrees with past comments that the south
elevation needs more attention; either through landscaping or architectural features.
Concluding, Lee asked how many outdoor gathering areas are proposed. Nelson
responded "outdoor gathering" areas are proposed on the north and south side of the
building. Nelson indicated the development team would re- review landscaping and
screening to soften the site and engage the streetscape on the south elevation.
Commissioner Kilberg asked if Beacon contacted neighboring property owners. Ms. Larson
responded Beacon has outreached to neighboring business owners and those conversations
will continue as the project proceeds. She also noted Fairview Southdale Hospital is
supportive.
Acting Chair Potts asked Ms. Blons to explain the "moving in and moving out" process the
teens go through. Ms. Larson explained that the goal of Beacon is to "catch" the teens as
early as possible. When a teen moves in a rent is established and each year the rent goes
up until the teen(s) is ready to move out. Throughout their stay the teens are provided
with services that counsel them on work skills, school and independence after they leave
Beacon.
Acting Chair Potts thanked the applicants for their presentation and stated in summary the
City needs to be mindful of the master planning of the area in their decision making
process; however, the project as presented is intriguing, adding density without an increase
in traffic and providing affordable safe housing for teens. Both are goals of Edina's
Comprehensive Plan.
Page 5 of 11
B. Sketch Plan Review — 7151 York Avenue (Senior Housing)
Planner Presentation
Planner Teague explained that the Planning Commission is being asked to
consider a sketch plan request to build a 100 unit assisted living building, west
of the existing Yorktown Continental Senior Living apartments at 7151 York
Avenue. The housing would include 70 units of senior housing with services
and 30 memory care units. Ten percent (10 %) of the units would be for
residents below 50% median income level.
Teague reported that the building would be four stories tall and would not be
connected to the existing twelve (12) story 263 unit apartment building. The
existing site is 5.85 acres in size; therefore, the density is 45 units per acre.
With the proposed addition of 100 units; the density would increase to 64 units
per acre. The property is zoned Planned Senior Residential District — 4, PSR -4
and guided High Density Residential. Teague noted the Planning Commission
and City Council previously considered a sketch plan review for a 76 unit
senior housing project back in 2013.
The Comprehensive Plan describes High Density Residential as between 12-
30 units per acre. However, density for senior housing may be increased,
based on proximity to hospitals, proximity to low density uses, utilities
capacity, level of transit service available, and impact on adjacent roads. Other
desired items to allow greater density for senior housing would include: Below
grade parking, provision of park or open space, affordable housing,
sustainable design principles, and provision of public art.
Teague concluded that a case could be made for higher density in this
instance: the building would be separated and screened from the single family
homes to the east by the existing 12 -story building; there are adequate utilities
to serve the site; transit service is available on York Avenue; below grade
parking is proposed; and 10% of the units would be affordable. Traffic impacts,
sustainable design and public art would be considered with a formal
application. This is an area of the City that could potentially sustain higher
densities.
Appearing for the Applicant
Della Kolpin, Mesaba Capital
Page 6 of 11
Discussion
Commissioner Olsen asked Planner Teague if the parking indicated on the plans is existing. Planner
Teague responded in the affirmative, adding the proposed addition will also contain an underground
parking element.
Commissioner Lee asked if the applicant for this project was different from the previous applicant.
Planner Teague responded in the affirmative. Commissioner Lee further asked Planner Teague what's
the maximum unit count for the subject site. Planner Teague responded 182 units; however at the
present time they are over their allowable units and would need a variance to add this addition.
Commissioner Kilberg asked Planner Teague if the City of Richfield has any requirements that would
impact this development. Planner Teague responded that the site is entirely in Edina, adding there are
no code issues with Richfield that he was aware of. Planner Teague with graphics pointed out the
abutting land uses to include the City of Richfield park property, high density residential, office and
commercial.
Applicant Presentation
Ms. Kolpin addressed the Commission and explained that their intent is to construct a building that
creates a senior living campus extension on the "front lot" of the Yorktown Continental Apartments.
Kolpin explained that Yorktown Continental is a 12- story, 263 -unit senior apartment building within
walking distance to multiple amenities. Kolpin said the sketch plan they are proposing is for a 4- story
100 -unit continuum of aging building with underground parking. Kolpin said their plan calls for at least
10% of the total units be designated for residents below the 50% median income level.
Continuing, Kolpin explained that the total square footage of the project is proposed at 120,000 + / -NSF.
The parking for the parcel is planned at 50 enclosed below and 223 parking stalls on grade. The
proposed 100 -units will consist of 70 -units of senior housing with full kitchen and laundry. These units
will also be provided with support services for residents with more complex care needs with staff on-
site 24- hours -a -day. The other 30 units are memory care that will be secure and specially designed for
those with mild to moderate memory loss from Alzheimer's and other forms of dementia.
Kolpin said another of their goals is to engage York Avenue; noting they are petitioning the MTC for a
bus stop location. Kolpin acknowledged that their renderings are very preliminary however; their
intent is to "marry" the buildings to ensure compatibility. They also want to use a lot of windows and
provide roof top terraces. Building materials will include cultured stone, modular brick veneer,
prefinished metal sills and flashing, LP smart siding and more. Concluding, Kolpin said the proposed
building will feature congregate dining, coffee shop /Bistro, lounge areas, library, computer room, craft,
fitness and spa facilities.
Page 7 of 11
Discussion
Commissioner Carr questioned if there are sidewalks in this area. Ms. Kolpin responded there is a
sidewalk in front of the building along York Avenue; however site sidewalks are needed to connect to
the main sidewalk to allow safe access to the area's amenities.
Commissioner Lee commented that it appears to her from the renderings that the proposed facade is
undulating. Ms. Kolpin agreed, adding there is still more work to do on the front facade but the plan
thus far is not to have a completely flat plain facade.
Commissioner Kilberg commented that another amenity to keep in mind when planning connectivity is
the promenade. He encouraged sidewalks or some form of walking path be extended to take advantage
of the promenade. Ms. Kolpin responded that she agrees the promenade is a significant amenity, adding
discussions are taking place regarding its proximity to the subject site. Commissioner Kilberg asked the
applicants if they had any interaction with the residents of Yorktown Continental. Ms. Kolpin
responded in the affirmative; adding all discussions have been positive.
Commissioner Schroeder stated he echoes Commissioner Kilbergs comments and further stressed the
importance of connectivity and the opportunities that exist during a redevelopment process. Schroeder
also said in his opinion everything should be done to create a site that can be experienced by everyone.
Schroeder said he is unsure of the correct number for the front setback; however want assurance that
the site offers shared experiences for the residents. Schroeder said with setback he was willing to be
flexible. Continuing, Schroeder suggested envisioning what the space between the proposed new
building and street would be, adding it's possible a "front yard" courtyard could be a good starting point.
Establishing some type of area that would ensure that the site remains vibrant and active would be very
positive. Concluding, Schroder also indicated he wouldn't be opposed to a front yard setback variance if
it ensures that the site is an active attractive connected space that complements the street scape.
Commissioner Halva asked if an enclosed access between buildings is proposed. Ms. Kolpin responded
no enclosed access is proposed; however the connection between buildings is through the interior
courtyard.
Commissioner Carr stressed the importance of connectivity and walkability and suggested that
the traffic signal at Hazelton be studied to ensure that the timing is correct allowing safe
crossing for the residents. Ms. Kolpin said they will review the timing on the traffic signal.
Commissioner Schroeder also pointed out there are two options available to cross York Ave;
the traffic signal at Hazelton Road and the underpass to the south. Planner Teague agreed and
with graphics pointed out the crossings; a crosswalk on Hazelton and farther south the
underpass.
Page 8 of 11
Acting Chair Potts thanked the applicant for their presentation, adding it's a very interesting
proposal that covers a number of points outlined in the Comprehensive Plan; affordable
housing, traffic reduction, walkability etc. Potts further asked the applicant when they return to
have more specific sustainable strategies in place for the new building.
C. Zoning Ordinance Amendment — Properties eligible for PUD, Planned Unit
Development.
Planner Presentation
Planner Teague informed the Commission staff will be drafting an Ordinance that addresses the
issue of rezoning R- I properties to PUD. Teague noted that currently R- I properties are
exempt from that process. Continuing, with graphics Teague pointed out instances in Edina
where residential properties abut multi - residential buildings. Teague said this issue was brought
to the forefront because of a commercial redevelopment project abutted and included
residential properties in the project. Teague explained in order for the Commission and City
Council to consider rezoning these R -I properties to PUD an Ordinance amendment is
required. Teague said that the draft ordinance is limited to R- I property as long as the R- I
property constitutes less than fifty percent of the total property in the proposed PUD. Teague
said this caveat would ensure limits.
Acting Chair Potts said in his opinion the 50% threshold is a good idea with the intent of
protecting residential properties. Planner Teague responded the intent was to limit and
control.
Commissioner Kilberg pointed out if this Ordinance would have been in place during the
redevelopment process on West 49`h Street the two single family homes to its east could have
been incorporated into the project. Teague agreed.
Commissioner Carr said another way to look at this would be to draft an ordinance that is
project specific or a two -step process; rezone to PCD and then to PUD.
Commissioner Forrest said in this instance the request doesn't seem inappropriate; however
she does have a concern with "commercial creep ", adding there needs to be a way to ensure
R- I sites are carefully protected.
Page 9 of 11
Commissioner Schroeder said if an applicant requests a rezoning to PUD the site should be
without risk and the rezoning to PUD benefits the City. He pointed out the conditions
established for PUD rezoning approvals are very tight and controlled. Continuing, Schroeder
said if a rezoning of a site to PUD is proven to be advantageous the rezoning is specifically tied
to that development; no other changes /uses would be permitted without further Commission
and Council review and approval. Schroeder said he isn't afraid of a PUD and reiterated if the
proposed rezoning is reasonable and benefits the City he can support it. Concluding,
Schroeder noted the City doesn't have to grant any property a PUD rezoning just because it's
requested.
Commissioners agreed with the comments thus far. Acting Chair Potts closed the topic.
D. Tree Ordinance
Commissioner Carr reported that the Tree Preservation Ordinance the Commission approved
at their last meeting will be presented to the Council by her and Commissioner Platteter on
May 6th. Carr explained she wanted Commissioners to note the comments received from a
member of the Energy and Environment Commission (EEC). She further stated the
recommended ordinance and comments from the EEC member would be forwarded to the
City Council prior to their May 6th meeting.
VII. CORRESPONDENCE AND PETITIONS
Acting Chair Potts acknowledged receipt of the council update and attendance.
VI11. CHAIR AND COMMISSION COMMENTS
Commissioner Forrest reported that she is a member of the Valley View Road Small Area Plan
working group along with new member to the group Commissioner Lee. Forrest explained
their goal is to keep to a specific timeline and to ensure residents have ample participation in
the process.
Commissioner Lee explained that the working group anticipates an eight to nine month
timeline; ultimately the goal would be to establish a prototype for future use. Lee noted the
working group is going to be deliberate about each step of the process.
Commissioner Carr suggested that the Commission needs to keep in mind their work plan and
have future discussions on "where we are" in the plan.
Page 10 of 11
IX. STAFF COMMENTS
Planner Teague apprised the Commission that the City Council recently approved the three -lot
subdivision "Wyman Place" on Warren Avenue. Teague said the applicant will adhere to
Commission and Council conditions and construction will commence sometime this summer.
X. ADJOURNMENT
Commissioner Olsen moved meeting adjournment at 8:30 PM. Commissioner Lee seconded
the motion. All voted aye; motion carried.
'ae'cffully su ted
0
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