HomeMy WebLinkAbout2014-11-12 Planning Commission Meeting Minutes RegularMINUTES OF THE
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF EDINA, MINNESOTA
CITY COUNCIL CHAMBERS
November 12, 2014
7:00 PM
I. CALL TO ORDER
II. ROLL CALL
Answering the roll call were: Hobbs, Schroeder, Olsen, Lee, Seeley, Halva, Carr, Platteter,
Forrest, Staunton
Absent from the roll: Scherer
111. APPROVAL OF MEETING AGENDA
Commissioner Lee moved approval of the meeting agenda. Commissioner Carr seconded the
motion. All voted aye; motion carried.
IV. APPROVAL OF CONSENT AGENDA
Commissioner Platteter moved approval of the October 8, , meeting minutes. Commissioner
Hobbs seconded the motion. All voted aye; motion carried.
V. GRANDVIEW UPDATE
Bill Neuendorf reported that the City has chosen Frauenshuh Commercial Real Estate
Group to help develop the plan for redevelopment of the vacant public works site. Neuendorf
invited Commissioners to attend the kick -off of the public engagement events on December 4,
2014, at the Edina Community Center. Chair Staunton and Commissioners thanked Neuendorf
for the update.
Vt. COMMUNITY COMMENT
None. Commissioner Lee moved to close Community Comment. Commissioner Platteter
seconded the motion. All voted ;aye; motion carried.
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VII. PUBLIC HEARINGS
A. Sullivan. 4601 Oak Drive, Edina, MN
Planner Presentation
Planner Aaker reported the subject property is located on the southwest corner of Oak Drive
and St. Johns Avenue and St. Johns Ave. The site is 12,312 Square Feet in size and is located in
the Golf Terrace Heights neighborhood. The home is a one story home fronting Oak Drive
with a tuck -under garage fronting St. Johns Ave. The property is subjected to two front yard
setbacks along both street frontages. The existing home over -laps the required setback along
St. Johns Ave. The home is located 6.2 feet from the easterly lot line along St. Johns. The
required setback as established by the neighbor to the south fronting St. Johns is 18.9 feet. The
existing home intrudes into the east side street setback by 12.7 feet.
Aaker explained the applicant has proposed to add onto and remodel the existing
nonconforming home. The plan includes an extension of the tuck -under garage at the existing
nonconforming setback as the current garage. The garage addition does not require a variance
since it utilizes the alternate setback standard to allow extensions at the existing
nonconforming setback. There is a main floor addition to the back of the home proposed that
complies with the required setbacks. The proposed 2 "d floor addition requires a variance from
setback from St. Johns. The alternate setback standard cannot be applied because it is all new
construction proposed above the main floor, so the second floor should be setback 18.9 feet
from the easterly lot line.
The proposed additions to the home would have the same setbacks as existing from both Oak
Drive and St. Johns with the exception of a front porch facing Oak Drive, which can overlap the
setback by no more than 80 square feet.
Aaker concluded that staff recommends approval of the requested Variance based on the
following findings:
I . proposed location of the 2nd floor is reasonable. It will match the existing
nonconforming street setback from St. Johns.
2. The applicant could locate the 2nd floor addition to meet all setback requirements;
however, it would move the second floor farther west reducing 2 "d floor living space
and severely altering the plan.
3. The practical difficulty in this instance is the front street setbacks of the abutting homes,
which make the building area minimal compared to the size of the lot.
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4. The proposed additions will not alter the essential character of the neighborhood. The
proposed additions will complement the existing neighborhood homes and will not alter
existing setbacks from St. Johns Ave.
Approval of the variance is also subject to the following conditions:
• The addition must be construction per the proposed plans date stamped, October 21,
2014.
• The survey date stamped, October 21, 2014.
Discussion
Chair Staunton opened the public hearing.
Public Comment
S. McGarvey, 4603 Oak Drive, asked the Commission to support the project as submitted;
adding in his opinion this is the type of variance the Commission wants to approve.
Discussion
Commissioner Lee told the applicant she appreciated the detailed renderings that were
submitted; adding they were very helpful.
Commissioners indicated that the request was reasonable and the Commission could support it
as submitted.
Motion
Commissioner Olsen moved variance approval based on staff findings and subject
to staff conditions. Commissioner Forrest seconded the motion. All voted aye;
motion carried.
B. Variance. Erickson. 4917 Rolling Green Parkway, Edina, MN
Staff Presentation
Planner Aaker informed the Commission the subject property is located on the northeast
corner of Rolling Green Parkway and Interlachen Boulevard. The site is .91 acres in size and is
located in the Rolling Green neighborhood. The proposed new home would have setbacks
closer to Rolling Green Parkway than the existing home. The existing home is one story with
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an attached garage. There is extensive patio area and an in ground swimming pool behind the
house. The home owners would like to add two bedrooms onto the front of the house within
the required front yard setback.
Aaker explained that the required front yard setback is established by the front yard setback of
the adjacent neighbor to the north. The neighbor to the north has a front yard setback of 75.8
feet. The subject home has a nonconforming front yard setback of 49.8 feet. The existing home
is 26 feet closer to the front yard lot line than allowed by code. The homeowners would like to
reduce the front yard setback to 41.6 feet, which would place the addition 34.2 feet closer to
Rolling Green Parkway than allowed by city code. It should be noted that front yard setbacks
vary along Rolling Green Parkway with an average front yard of 77 feet for homes along Rolling
Green between Annaway and Interlachen Boulevard. The subject home is the closest to Rolling
Green Parkway at 49.8 feet with the next closest at 56 feet from the street. A variance from
front yard setback would place the home even closer to the street.
Planner Aaker concluded that staff recommends denial of the requested Variance based on the
following findings:
I . The location of the existing home is the closest to the street along the block.
2. The applicant could locate the addition on the lot to meet all setback requirements.
3. The practical difficulty in this instance is that the existing home is already too close to
the front lot line.
4. The proposed home may alter the essential character of the neighborhood. The
proposed addition will reduce an already nonconforming front yard setback that is
closer to the street than any other home on the block.
Appearing for the Applicant
Dale and Elizabeth Erickson
Discussion
Commissioner Carr asked if staff received any input from neighbors. Planner Aaker
responded to date staff hasn't received any comments.
Commissioner Platteter pointed out there are no trees on the survey. Planner Aaker
responded at this time that is not a requirement.
Chair Staunton noted the differing setbacks and asked Planner Aaker if the house to the north
skewed the average. Planner Aaker responded it's hard to say. This neighborhood contains
numerous fluctuating front yard setbacks and is comprised of large lots. She said she didn't
look at the public records to see which house came first; but the house to the north does
impact this property
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Applicant Comments
Dale Erickson said the difficulty they faced with this property in mitigating the radon, was house
placement and layout; adding radon won't be easily mitigated and in looking at multiple options
the option presented this evening was best. Mr. and Mrs. Erickson asked for Commission
support for their project.
Discussion
Chair Staunton asked the reason the proposed changes couldn't go to the rear or side
of the property. Mr. Erickson explained that the internal floor plan made that difficult.
Commissioner Olsen asked the Erickson's if any trees would be lost. Mr. Erickson
responded to the best of his knowledge the existing tree buffer would remain
Commissioner Platteter asked the applicant if they ever considered building up. Mr.
Erickson said that was considered; however, the interior layout of the home and support
walls and the catawampus nature of the house complicated going up.
Chair Staunton opened the public hearing.
Public Comment
Owen O'Neil, 4913 Rolling Green Parkway addressed the Commission indicating his
support for the project.
Chair Staunton asked if anyone else would like to speak to the issue; being none,
Commissioner Carr moved to close the public hearing. Commissioner Platteter
seconded the motion. All voted aye; public hearing closed.
Discussion
Commissioners acknowledged that staff did not support the request; however,
a number of Commissioners indicated their support for the project, adding in their
opinion it makes sense to build as depicted. Commissioners noted the subject house is
currently the closest to the street along that side of the block and the addition fits
the existing floor plan without major disruption to site. It was further acknowledged that it
was good to bring radon into the equation, adding it's an important concern.
Motion
Commissioner Olsen moved to recommend variance approval based on the
existing house is the closest to the street along the block, the proposed additions
meet all setbacks required except for the front street setback, the proposed
addition fits the existing floor plan, the proposed additions will not alter the
essential character of the neighborhood and the existing vegetation will be
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protected and minimizes any impact. Neighborhood support is also noted.
Commissioner Forrest seconded the motion. Ayes; Olsen, Forrest, Platteter,
Staunton, Hobbs, Schroeder. Nays; Carr, Lee. Motion carried.
VII. Final Development Plan and Final Rezoning to amend the PUD -3 District.
6500 France Avenue, Edina, MN for Aurora Investments LLC
Planner Presentation
Planner Teague informed the Commission that Mount Development and Aurora Investments,
LLC are requesting final review for redevelopment of 6500 France Avenue. Specifically, the
request is to change the use from medical office, which was previously approved for the site, to
100 units of senior assisted and independent living; 54 units of traditional care /skilled nursing;
34 units of memory care, and 7 care suites. The "care" suites would include short term stays
by patients that have had surgery at Fairview Hospital or Twin City Orthopedic (TCO). A
pedestrian skyway would connect the building to the hospital parking ramp to the north. The
parking would be provided underground. There would be a 15,000 square foot reduction in the
structure footprint from the previously approved medical office plan that was proposed for the
site. The applicant has already received the following approvals of the City Council:
➢ A Comprehensive Plan Amendment to allow senior housing as a permitted use in the
Regional Medical District, at a maximum density of 80 -units per acre, Preliminary
Rezoning to amend the PUD, Planned Unit Development -3 Zoning District; and
Preliminary Development Plan.
Teague explained that the density of the development excluding the transitional care suites for
short term stays of patients of the hospital and TCO is 80 units per acre. The first floor of the
new building would contain uses accessory to the senior housing, including a pub, barber
shop /beauty salon, coffee /bistro, and fitness center. The request before the Planning
Commission is as follows:
I. Final Development Plan and Final Rezoning to amend the PUD -3 District.
2. Zoning Ordinance Amendment establishing the PUD.
Teague reported that the proposed plans are consistent with the approved preliminary
development plans. As noted on pages A 14 -A 15, of the applicant narrative, the following slight
modifications have been made:
• A slight reduction in building square footage (2,000 s.f.)
• A slight decrease to west setback (3.5 feet), but green space was added with the
elimination of the concrete sidewalk.
• Slight variance in housing unit counts
• Slight parking modifications, but still code compliant.
• Refined the floor and roof plans.
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• Due to anticipated damage to the boulevard trees on France, they have been programed
to be removed and replaced.
• Refined the exterior of the skyway to be consistent with the new building and parking
ramp.
• Worked with the property owner to the West (Cornelia Place Apartments) regarding
entrance and exits and providing additional landscape plantings on the Cornelia Place
Apartment property to provide additional screening.
• Lowered the loading dock area and provided an overhead structure for screening.
Planner Teague concluded that staff recommends that the City Council approve the Final
Rezoning to amend the PUD -3 District, and approve the Final Development Plan based on the
following findings:
I . 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 podium height, and front door
entries toward the street, includes sidewalks to encourage a more pedestrian friendly
environment along the street, provides underground parking, and provides an indoor
pedestrian connection to the hospital.
3. The design of the building is of a high quality brick, architectural precast concrete, and
glass, and is compatible with previously approved medical building.
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. Traffic generated by the proposed project would be less than
the approved medical building for the site.
6. The proposed project would meet the following goals and policies of the
Comprehensive Plan:
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
linear 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 facade.
■ 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.
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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.
7. The project would be connected to the Fairview Hospital by the second level skyway,
tying the project to the Hospital.
8. Convenient transit service is available for workers and residents; the building would
include sustainable design principles; public art is proposed; affordable housing is
offered; and primary parking would be below grade.
Final approval is also subject to the following conditions:
I . 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 15, 2014.
• Grading plan date stamped May 23, 2014.
• Utility plan date stamped May 23, 2014.
• Landscaping plan date stamped May 23, 2014.
• Building elevations date stamped October 15, 2014
• Building materials board as presented at the Planning Commission and City Council
meeting.
2. Prior to issuance of a building permit, a final landscape plan must be submitted, subject to
staff approval. The Final Landscape Plan must meet all minimum landscaping requirements
per Section 36 -1436 through 36 -1462 of the City Code. 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. The Final Lighting Plan must meet all minimum requirements per Section 36 -1260 of the
City Code.
5. 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.
6. Sustainable design. The design and construction of the entire project must be done with
the Sustainable Initiatives as outlined in the applicant's narrative within the Planning
Commission staff report. Attempts must be made meet an energy savings goal of 15%
over the current state energy code guidelines. A plan of how standards are intended to be
met must be submitted prior to issuance of a building permit.
7. Compliance with all of the conditions outlined in the director of engineering's memo
dated November 5, 2014.
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8. Final Rezoning is subject to a Zoning Ordinance Amendment creating the PUD, Planned
Unit Development for this site.
9. All buildings must be built with sprinkler systems, subject to review and approval of the
fire marshal.
10. As part of a Developers Agreement the property owner would be required to participate
in appropriate cost sharing for signal improvements at 65`h Street and France Avenue.
H. . Deliveries on the west side of the building shall be limited to 9:00 am to 4:00 pm.
12. Affordable housing units shall be 10% of the assisted and independent units. (18 units.)
13. Adoption and compliance with a PUD Ordinance for the site.
And finally recommend the City Council adopt the Ordinance Amendment revising the PUD -3
Zoning District.
Appearing for the Applicant
Stephen Michals, Mount Development and Ed Farr, Edward Farr Architects, Luigi Bernardi,
Aurora Investments.
Applicant Presentation
Mr. Michals addressed the Commission indicating he was happy to be presenting the project for
final approval. Michals said he was pleased with the project and the size and variety of senior
services it will offer. He added that a number of the services that will be provided are not
offered in the community at this time. Continuing, Michals stated they propose to be good
neighbors and offer to share specific services with Cornelia Place and Point of France. The
intent is to create a community within the building. In conclusion, Michals said with this project
traffic impact is reduced and further noted parking will be contained underground.
Ed Farr delivered a power point presentation. Farr reported that similar building materials will
be used on the proposed ramp /skyway so it appears to be a "sister" skyway to the existing
skyway that connects the hospital and ramp. Farr presented a materials board highlighting the
exterior building materials.
Discussion
Chair Staunton asked Mr. Farr if skyway access is available. Farr responded in the affirmative.
Commissioner Platteter asked if the housing units are owner occupied or rental. Farr
responded all units are rental units. Platteter asked if the proposed "bistro" would be signed.
Farr responded that hasn't been decided; however if signage was added it would comply with
City sign requirements. Continuing, Platteter asked how the "Halo" would be lighted. Farr
responded that the halo is backlit. Platteter asked Farr if they have settled on a size for the
boulevard trees. Farr responded the boulevard trees and plants will be top end; however,
there is a water main they need to work with; adding trees lost would be replaced and added
as large as possible.
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Commissioner Carr complimented the applicants on their proposal and responding to earlier
concerns expressed by the Commission and Council.
Commissioner Schroeder said he has some questions and concerns with the project.
Schroeder questioned if any of the amenities (bistro, fitness areas, and hair salon) are public or
are they only for residents of the building. Schroeder noted hospital employees and
neighboring facilities may want to use those services. Michals agreed; however, apart from
shared specific services with the Point of France and Cornelia Place the hair salon would only
be used by residents of the building, however, the coffee shop would be accessible by the
public.
Schroeder commented when the City decided to grant relief to developers to encourage
buildings to be moved closer to the street there was a reason; engaging the public and creating
interaction to the street, adding he doesn't believe that goal was accomplished with this project.
Continuing, Schroeder also added in his opinion the project as presented needs more landscape
relief and the 8- surface parking spaces allocated for the project aren't enough. Schroeder said
he was also disappointed with the interior site movements. Mr. Farr responded that residents
would need to be educated on the interior and exterior site movements and landscaping can be
revisited. Farr acknowledged there is difficulty in providing resident security and full public
access.
Commissioner Halva commended the development team on their design; however, was
concerned with the site's 8 surface parking spaces. She asked if overflow parking could be
accommodated in the hospital ramp. Mr. Michals responded that the parking ramp is the
hospitals ramp; however, parking would be available in the ramp, but it wouldn't be advertised.
Michals pointed out the building meets the City's parking requirements, adding he doesn't
believe parking would be an issue, noting the average age of residents is 84.
Commissioner Forrest said one of her concerns is with security. She said she wants assurances
that security will be tight. Mr. Michals agreed, adding Ebenezer also expressed concerns and
continue to work on the security plan. Forrest said another issue for her is the internal traffic
circulation and stacking. She said in her opinion there isn't much space, pointing out Metro
Mobility regularly services senior care facilities. Mr. Farr responded that a turn off lane (slip
aisle) would be provided for services like Metro Mobility, etc.
Chair Staunton opened the public hearing.
Public Hearing
Gene Persha, 6917 Cornelia Drive, addressed the Commission and expressed concerns about
the continuing pressure on density in the greater Southdale area.
Kathy Fondell, 6566 France Avenue, complemented the applicants on the project; however,
expressed concern with traffic and that the sidewalks are too close to the street.
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Laurie Grotz, 5513 Park Place, addressed the Commission and expressed concern with the lack
of on -site surface parking; 8 spaces aren't enough.
Chair Staunton asked if anyone else would like to speak to the issue; being none, Commissioner
Carr moved to close the public hearing. Commissioner Platteter seconded the motion. All
voted aye; motion to close public hearing carried.
Discussion
Chair Staunton asked Planner Teague to clarify for the Commission what's required to
proceed. Planner Teague said the Commission is to review the proposal for its consistency
with preliminary approval.
Commissioner Olsen stated she wasn't on the Commission at the time of preliminary approval,
and asked if staff was comfortable with the proposed public parking spaces. Teague indicated
staff was comfortable with the parking elements of the project.
Motion
Commissioner Carr moved to recommend final rezoning and final development
plan approval based on staff findings and subject to staff conditions. Commissioner
Platteter seconded the motion.
Commissioner Forrest asked for a brief clarification on traffic patterns and parking. Planner
Teague responded that the traffic analysis indicated that the proposed use of 100 -units of
senior assisted and independent living; 54 -units of traditional care /skilled nursing; 34 -units of
memory care and 7 -care suites would generate less traffic than the previously approved medical
office building.
Commissioner Schroeder said in his opinion the project as proposed does not enhance the
pedestrian experience. The "new" use does not encourage any interaction with the street,
public, etc. which was an important component in the vision of encouraging public and private
space interaction.
Ayes; Hobbs, Lee, Olsen, Platteter, Carr, Forrest, Staunton. Nay, Schroeder.
Motion carried 7 -1
Commissioner Carr moved to recommend a zoning ordinance amendment
establishing the PUD. Commissioner Platteter seconded the motion.
Commissioner Schroeder said he cannot support the motion because it fails to meet City
standards. Schroeder said the building as proposed does not meet the goals of the
Comprehensive Plan with regard to building height, density and the pedestrian experience,
noting the building also does not provide the podium or "stepped back" element suggested to
soften its impact from the street.
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Ayes; Hobbs, Lee, Olsen, Carr, Platteter, Forrest, Staunton. Nays; Schroeder.
Motion carried 7 -1.
D. Comprehensive Plan Amendment, Preliminary Rezoning to PUD, Planned unit
Development and Preliminary Development Plan. 7200 France LLC. 720 France
Avenue, Edina, MN
Planner Presentation
Planner Teague told the Commission the applicant, 7200 LLC is requesting to redevelop the
property at 7200 France. The proposal is to tear down the existing office building on the site,
and redevelop it with a four and five -story mixed use development project that would include
the following:
➢ 160 unit luxury apartment, 32 units of which would be for affordable housing.
➢ 20,000 square feet of retail space including two restaurants and retail /office
space.
➢ A two - level, 500 stall underground parking ramp.
Teague explained that the retail space would be located on the France Avenue side of the
project. Access to the retail space would be off France Avenue. Access to the residential use
would be off 72 "d Street. The existing vegetation and trees on the west side of the site would
remain to provide screening from the residential area to the west.
Planner Teague reported to accommodate the request; three amendments to the
Comprehensive Plan are being required:
➢ Building Height — from 4 stories and 48 feet to 5 stories and 76.5 feet.
➢ Housing Density — from 30 units per acre to 50 units per acre.
➢ Floor Area Ratio — from .5 to 1.49.
In addition, the following land use applications are requested:
➢ Preliminary Rezoning from POD -1, Planned Office District to PUD, Planned Unit
Development; and
➢ Preliminary Development Plan.
This "preliminary" review is the first step of a two -step process of City review. Should the
Comprehensive Plan Amendment and the Preliminary Rezoning be approved by the City
Council; the second step would be Final Rezoning to PUD and Final Site Plan review which
would again require review by both the Planning Commission and City Council. A Zoning
Ordinance Amendment to establish the PUD District would be included in the second step.
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Planner Teague concluded while the project does contain a number of components that are
desired in the Comprehensive Plan, however, due to the size of the project, staff recommends
that the Planning Commission recommend that the City Council deny the requests for
Comprehensive Plan Amendments based on the following findings:
I . The proposed development would allow for a floor area ratio that would be nearly three
times the floor area ratio currently allowed for this site.
2. The proposed density is nearly double allowed by the Comprehensive Plan. A maximum
of 30 units per acre is allowed, and 50 are proposed
3. This area on the west side of France Avenue is seen as a transition area from the low
density residential to the west and the higher intensity commercial area on the east side
of France. The Comprehensive Plan describes this area as a "transitional area along major
thoroughfares or between higher- intensity districts and residential districts." The
proposed development is more for square footage than what would normally be allowed
in the POD- I Zoning District.
4. The proposal may set a precedent for similar development requests at this density. There
are several properties within this OR, Office Residential area that have buildings in similar
condition that may be ripe for redevelopment.
5. The proposed development is pre- mature given the Planning Commission's plan to study
of the impact on greater development density in the Southdale area, with an emphasis on
the west side of France in this OR, Office Residential area.
6. While the applicant has made positive improvements to reduce the size of the
development proposed at the sketch plan; staff does not believe they have reduced the
size of the development enough to provide a development that is more consistent with
the Comprehensive Plan.
7. The availability of access to France Avenue is questionable. If the County does not allow
access, the plans may need to be revised.
Teague reported because of the denial recommendation on the Comprehensive Plan
amendments, staff recommends that the Planning Commission recommend the City Council
deny the Preliminary Rezoning from POD -I, Planned Office District to PUD, Planned Unit
Development District
Denial is subject to the following findings:
I . The proposed development would allow for a floor area ratio that would be nearly three
times the floor area ratio currently allowed for this site.
2. The proposed density is nearly double allowed by the Comprehensive Plan. A maximum
of 30 units per acre is allowed, and 50 are proposed
3. This area on the west side of France Avenue is seen as a transition area from the low
density residential to the west and the higher intensity commercial area on the east side
of France. The Comprehensive Plan describes this area as a "transitional area along major
thoroughfares or between higher- intensity districts and residential districts." The
proposed development is more for square footage than what would normally be allowed
in the POD- I Zoning District.
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4. The proposal may set a precedent for similar development requests at this density. There
are several properties within this OR, Office Residential area that have buildings in similar
condition that may be ripe for redevelopment.
5. The proposed development is pre- mature given the Planning Commission's plan to study
of the impact on greater development density in the Southdale area, with an emphasis on
the west side of France in this OR, Office Residential area.
6. While the applicant has made positive improvements to reduce the size of the
development proposed at the sketch plan; staff does not believe they have reduced the
size of the development enough to provide a development that is more consistent with
the Comprehensive Plan.
7. The availability of access to France Avenue is questionable. If the County does not allow
access, the plans may need to be revised.
Appearing for the Applicant
Dean Dovolis, DJR Architects Inc. and Laurie Boisclair, Boisclair Corporation.
Discussion
Commissioner Platteter asked if there was a link to the public park to the north. He noted at
sketch plan review that possibility was mentioned. Planner Teague responded there is no link.
Commissioner Olsen referred to the traffic study that indicated this project would have no
impact on the neighborhood and asked if the study included impact and trespass into the
neighborhood adjoining the site. Teague responded that movement was part of the traffic
analysis.
Applicant Presentation
Dean Dovolis delivered a power point presentation highlighting aspects of the project that
were modified from sketch plan review:
• Building height reduced from 6 stories to 5 stories and reduced townhouses on the
west from 4 to 3 stories.
• Reduced unit count from 195 -units to 160- units.
• Increase podium setback from France Avenue
• Increase landscaping and setback along France
• Introduce green boulevard on 72nd Street
• Increase setback on the west from 60 to 75 -feet.
• Reduce Floor Area Ratio (FAR)
• Reduce commercial space from 26,500 to 20,000 sq. ft.
Dovolis indicated commercial traffic would be off France Avenue; not 72nd Street. Dovolis
introduced Lori Boisclair to speak to the affordable portion of the project.
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Ms. Boisclair addressed the Commission and explained the project proposes 32 -units for
people who meet certain income levels. Boisclair said this site is an excellent opportunity to
provide housing for service workers. She concluded the site is uniquely situated for easy access
to commercial areas; and public transportation.
Discussion
Commissioner Forrest asked where the nearest bus stop was located. Mr. Dovolis responded
the bus stop is located near Byerly's.
Commissioner Platteter said his major concern is with an increase in traffic on both France
Avenue and 72nd Street. Dovolis said traffic is proposed to be split with residential traffic
accessing off of West 72nd Street and commercial off France Avenue via slip aisle. Platteter said
he is concerned with the slip aisle and questioned if the project has the "go ahead" for access
off France Avenue. Mr. Dovolis responded that the proposed slip aisle will take pressure off
France Avenue, adding the development team feels confident Hennepin County will approve
their request which is similar to the request they approved on the Byerly's site. Platteter
further asked if there is a no build area on the west boundary. Dovolis said this site is unique
and was given the gift of that green buffered area which will remain no- build. Commissioner
Platter asked if storm water would be treated on site. Mr. Dovolis responded in the
affirmative.
Commissioner Schroeder said from his point of view the development team hasn't made the
case to support an amendment to the Comprehensive Plan. Mr. Dovolis said they believe their
project does; adding it would benefit the neighborhood and City through sustainable design
strategies, including efficient lighting, mechanical systems and rainwater harvesting. Continuing,
Dovolis also noted that parking is contained within the building, landscaping is increased and
affordable housing is front and center in this project.
Chair Staunton opened the public hearing.
Public Testimony
The following addressed the Commission with concerns about the proposed project.
Harvey Turner, 7315 Glouchester Drive addressed the Commission.
Resident Oaklawn /72nd Street, addressed the Commission.
Cathy Campbell, 7201 Bristol Boulevard, addressed the Commission.
Tom O'Connell, 7333 Oaklawn Avenue, addressed the Commission.
Joel Zaslofsky, 7124 Heatherton Trail, addressed the Commission.
Jeanne Toia, 7210 Bristol Circle., addressed the Commission.
John Doleijsi, 7216 Cornelia Drive, addressed the Commission.
Ms. Chamberlain, 7004 Bristol Boulevard, addressed the Commission.
Gene Persha, 6917 Cornelia Drive, addressed the Commission.
Stan Zahorsky, addressed the Commission.
Mark Chamberlain, 7004 Bristol Boulevard, addressed the Commission.
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Paul Hughes, 7208 Bristol Boulevard, addressed the Commission.
A resident, 4444 Dunham addressed the Commission.
The following also addressed the Commission
Jack Rice, 4001 49`h Street West, addressed the Commission on the need for affordable housing
in Edina.
Chair Staunton asked if anyone else would like to speak to the issue; being none, Commissioner
Platteter moved to close the public hearing. Commissioner Olsen seconded the motion. All
voted aye; motion carried.
Discussion
Chair Staunton asked if retail parking meetings code. Dovolis responded that the site complies
with code. Staunton asked Dovolis if he believes West 72 "d Street is wide enough to
accommodate this development. Dovolis responded in his opinion it's wide enough
Ed Tehar updated the Commission on the findings in the traffic analysis.
Commissioner Carr asked Mr. Dovolis if the unit count can be reduced; adding if reduced many
issues (traffic) would be reduced. She stated residents brought up very valid concerns, also
pointing out City staff cannot support the project as proposed. Mr. Dovolis said to achieve the
20% affordable housing component the density proposed is required.
Commissioner Hobbs said he is new to this proposal; however, feels the City needs a more
concrete vision on what they want to see on this side of France Avenue. Hobbs stated France
Avenue is very important, adding he can't support the request as submitted.
Commissioner Lee said she has serious concerns about the project, adding one major concern
of hers is with Hennepin County and lack of a final answer from them. She said at this time she
can't support the project, Hennepin County hasn't given final approval for access; reiterating
she can't comment on the project until all facts are known.
Commissioner Platteter said he agrees with the comment on access and that to date Hennepin
County hasn't officially weighed in. Platteter pointed out this is a transition area that needs a
more sensitive approach. Concluding, Platteter said the project as submitted is too dense.
Commissioner Olsen said she agrees with past comments. The project as proposed is too
dense and amending the Comprehensive Plan shouldn't be treated lightly; it's too significant.
Commissioner Schroeder said he acknowledges that change can happen; however, in the
greater Southdale area it may be beneficial for the City to begin the process to study what
"they" envision along France Avenue in the future. Schroeder said through a small area plan
process or similar form of study density thresholds should be established and all details found
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during the study would need to be analyzed. Schroeder said at this time he cannot support the
project as submitted; more study needs to be done to either confirm if the vision for this area
as laid out in the Comprehensive Plan is correct or if it's not; change it.
Motion
Commissioner Olsen moved to recommend denial of the preliminary rezoning and
development plan and amendments to the Comprehensive Plan based on
staff findings. Commissioner Schroeder seconded the motion. Chair Staunton
recommended that the City Council consider authorizing that a small area plan
study be done in the OR area of the greater Southdale area. Olsen and Schroeder
accepted that amendment. All voted aye; motion to deny carried 8 -0.
Chair Staunton told the applicants he applauds them on their efforts to bring
affordable housing to Edina; however, in this instance it may be of benefit to the City to
develop a small area plan for the greater Southdale area before any more decisions are made
on density. He pointed out if one looks at France Avenue from 62 "d Street - 78`h Street the
area encompasses a lot of property with redevelopment potential. Staunton said he is hesitant
on making decisions on this area without further study. Staunton reiterated it may be time to
consider a small area plan for the greater Southdale area. Commissioners agreed.
Commissioner Forrest said she also has concerns that developers presume the Commission
and Council would consider amending the Comprehensive Plan.
VIII. REPORTS /RECOMMENDATIONS
A. Honey Bee Keeping and Fowl Ordinance
Presentation
Planner Teague explained that the Commission is being asked to consider an ordinance
regarding honey beekeeping and fowl as recommended by the Edina Energy and Environment
Commission (EEC). The Ordinance proposes to allow a chicken coop, chicken run, and
honeybee apiary in the R- I zoning district. Teague noted that at this time the Zoning
Ordinance does not address these uses.
Planner Teague introduced Diane Plunkett Latham from the EEC to speak further on the issue.
Ms. Plunkett Latham introduced Ross Bintner, Edina staff and Jim Schedin, Eden Prairie resident
knowledgeable on honeybees. Latham delivered a power point presentation highlighting
aspects of beekeeping and fowl.
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Plunkett- Latham referred to the proposed ordinance amendments and said in speaking with
Commissioner Forrest it was found that the zoning ordinance doesn't specifically address dog
houses /runs so the thought was that chicken coops /runs and honeybee apiaries would be
similarly treated. Teague agreed, adding he is waiting for word from the City Attorney, Roger
Knutson on what is actually required at the Commission level. If chapter 36 remains silent on
any aspects of beekeeping or chickens (setbacks from structures, waterbody) a public hearing
before the Council; not Commission would be required.
Chair Staunton read a letter from Nancy Scherer, Edina resident and Planning Commissioner
who is allergic to bees. Scherer asked the Commission to keep in mind when listening to the
presentation there are residents that are allergic to bee stings.
A discussion ensued on the different species of bees and the rarity of a sting from a honeybee.
Commissioners indicated regardless if Chapter 36 is silent on beekeeping and fowl they have
reservations, and concerns that need to be addressed. Commissioners stated a public hearing
is needed, at minimum, at the Council level. Commissioners reiterated their opinion that the
proposed ordinances need a public forum.
Commissioners expressed the following:
• With regard to honeybees would signs be posted on the property where an apiary is
located — Ms. Latham responded that other cities do not require the posting of signs;
however, the police departments need to know the location of any /all apiaries.
• If a resident chooses to locate an apiary or chicken coop /run on their property the City
should require neighborhood notification ( 200 feet) and a neighborhood meeting
should be held.
• What about slaughter. There needs to be some provisions that address the potential
for slaughtering chickens.
• Develop an appeal process if an immediate neighbor (within 200 -feet) doesn't want
chicken or beekeeping close to them. This could be significant if a neighbor was allergic
to beestings.
Chair Staunton thanked Diane Plunket- Latham for her presentation, adding the concerns of
the Commissioners were expressed, adding a public hearing process should be initiated if
this ordinance is adopted.
B. Tree Ordinance
Planner Presentation
Planner Teague reminded the Commission they have been working on a tree ordinance over
the past several months. Teague reported that the City Council suggested that any trees
removed outside the building pad and driveway area be replaced at I -1; not 2 -1 as suggested by
the Commission. Teague asked for comments on proposed changes to the ordinance.
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Discussion
Commissioner Platteter commented that the work session with the City Council on the tree
preservation ordinance was successful. Teague agreed adding the Council is receptive to
adopting a tree preservation ordinance.
Chair Staunton commented that due to the late hour he would suggest that the ordinance
move forward to the public process and any comments or changes Commissioners have be
sent to Planner Teague via e-mail.
Commissioner Hobbs suggested that Elm be added protected tree list. Chair Staunton stated
these are the type of tweaks that could be accomplished during the public hearing process.
prior to Council action.
Chair Staunton indicated a little more work needs to be done on the proposed tree
preservation ordinance. Commissioners agreed. Staunton said this item would be continued
for further study, tweaks and discussion.
IX. CORRESPONDENCE AND PETITIONS
Chair Staunton acknowledged back of packet materials.
X. CHAIR AND COMMISSION COMMENTS
Commissioner Platteter congratulated Kevin Staunton on his election to the City Council. All
Commissioners agreed; adding they would miss Council -Elect Staunton as a member and Chair
of the Planning Commission
XI. STAFF COMMENTS
None.
XII. ADJOURNMENT:
Commissioner Hobbs moved adjournment at 12:25 AM. Commissioner Platteter
seconded the motion. All voted aye; motion to adjourn carried.
Respectfully submitted
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