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Home My WebLink About2015-08-12 Planning Commission PacketsAGENDA REGULAR MEETING OF THE PLANNING COMMISSION CITY OF EDINA, MINNESOTA CITY COUNCIL CHAMBERS August 12, 2015 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MEETING AGENDA IV. APPROVAL OF CONSENT AGENDA Minutes of the Planning Commission Meeting July 8, 2015 V. COMMUNITY COMMENT During "Community Comment," the Planning Commission will invite residents to share new issues or concerns that haven't been considered in the past 30 days by the Commission or which aren't slated for future consideration. Individuals must limit their comments to three minutes. The Chair may limit the number of speakers on the same issue in the interest of time and topic. Generally speaking, items that are elsewhere on this morning's agenda may not be addressed during Community Comment. Individuals should not expect the Chair or Commission Members to respond to their comments today. Instead, the Commission might refer the matter to staff for consideration at a future meeting. VI. PUBLIC HEARING A. Appeal of an Administrative Decision Sec. 36-1270. Kristine Donatelle. 5425 Woodcrest Drive, Edina, MN. APPLICANT HAS WITHDRAWN THE APPEAL. VII. REPORTS AND RECOMMENDATIONS A. Sketch Plan Review. Walgreens. 4916 France Avenue, Edina, MN B. Sketch Plan Review. Best Buy Site. 3101 West 66`h Street, Edina, MN 0 VIII. CORRESPONDENCE AND PETITIONS A. Attendance IX. CHAIR AND COMMISSION COMMENTS X. STAFF COMMENT XI. ADJOURNMENT The City of Edina wants all residents to be comfortable being part of the public process. If you need assistance in the way of hearing amplification, an interpreter, large -print documents or something else, please ca11952-927-8861 72 hours in advance of the meeting. Next Meeting of the Edina Planning Commission Auaust 26.2015 City Hall - Phone 952-927-8861 Fax 952-826-0389 - www.CityofEdina.com Date: August 12, 2015 To: Planning Commission From: Cary Teague, Community Development Director Re: Sketch Plan Review — Walgreen's 4916 France Avenue MEMO The Planning Commission is asked to consider a sketch plan proposal to redevelop the .64 acre parcel at 4916 France Avenue and 3918 49-1/2 Street West. (See property location on pages Al A3.) The applicant is requesting consideration of a proposal to tear down the existing Walgreens store on France and retail building on 49-1/2 Street, and redevelop it with a new Walgreens store on the first level and 4 levels of residential above. The building would be five stories tall and have two levels of underground parking (64 stalls) for residents and an enclosed surface level parking lot (20 stalls) for Walgreens. (See plans and narrative on pages A4 --A17.) Details of the project include: 64 units —100 units per acre FAR of 3.03 Parking ratio of 1/1 for the residential units ➢ 14,265 square foot new Walgreens store with a drive-thru Amenities in the apartments include: second story outdoor terrace; fitness room, club room, roof terrace. The pedestrian entrance to the new Walgreens would be on the corner of France and 49-1/2 Street, in the same location as today. Walgreens would have automobile entrances on France and 49-1/2 Street. The drive-through entrance would be off France Avenue. There is no detail yet provided on the drive- through. It appears there would be adequate space to provide 4 stacking spaces behind the drive- through window. Width of the drive -aisle and stacking lane need to be verified. (See page A5a.) The pedestrian entrance to the residential units would be off 49-1/2 Street, and the automobile entrance off of France Avenue. (See page A15.) The automobile access to France would be subject to approval of Hennepin County. To accommodate the request, three amendments to the Comprehensive Plan would be required: Building Height — from 4 stories and 48 feet tall to 5 stories and 65 feet tall. Housing Density —from 30 units per acre to 100. Floor Area Ratio — from 1.5 to 3.03. City of Edina - 4801 W. 50th St. - Edina, MN 55424 Because the proposal so far exceeds the density allowed In the Comprehensive Plan the Commission is specifically asked to provide feedback on the proposed density. A rezoning of the two properties to PUD, Planned Unit Development is requested. This property is located within an area of the City that is designated as a "Potential Area of Change" within the 2008 Comprehensive Plan. (See page A18.) 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. The Planning Commission is asked to make recommendation of the need for a Small Area Plan. The France Avenue Southdale Area Development Principles have been shared with the applicant, They have been asked to address each of the principles with any formal application. (See principles on pages A20 -A22.) The compliance table below demonstrates how the proposed new building would comply with the current zoning of PCD -2, Planned Commercial District - 2: * Variance or would require change to PUD City of Edina • 4801 W. 50th St. • Edina, MN 55424 City'Standard (PCp) Prbpblfed Sulldinrr Setbacks Front — France Avenue 5 feet 0 feet* Front — 49-1/2 Street 0 feet 0-5 feet Side — West 65 feet 0 feet* Rear — South 65 feet 0 feet* Building Height Four stories and Five stories & 65 feet* 48 feet Maximum Floor Area Ratio 1.5% 3.03%* (FAR) Parking Stalls May rely on parking ramps — 20 exposed stalls proposed retail 64 stalls enclosed 64 enclosed (residential) Council may require surface stalls if deemed necessary. Parking Stall Size 8.5' x 18' 8.5 x 18' Drive Aisle Width 24 feet 24 feet Drive-through stacking 4 spaces No detail provided, but it appears there would be adequate area * Variance or would require change to PUD City of Edina • 4801 W. 50th St. • Edina, MN 55424 MEMO The proposed uses would be a significant upgrade to the current buildings on the sites. However, the proposed density is significant, and triples the density allowed on site per the Comprehensive Plan. The FAR is double required by Code; however the FAR is not a good measure for residential development. The following table represents densities in other Edina multi -family residential developments: High Density Development in Edina Development Address Units Units Per Acre Yorktown Continental 7151 York 264 45 The Durham 7201 York 264 46 York Plaza Condos 7200-20 York 260 34 York Plaza Apartments 7240-60 York 260 29 Edina Place Apartments 7300-50 York 139 15 Walker Elder Suites 7400 York 72 40 7500 York Cooperative 7500 York 416 36 Edinborough Condos 76xx York 392 36 South Haven 3400 Parklawn 100 42 The Waters Colonial Drive 139 22 6500 France — Senior Housing 6500 France 188 80 Lennar 6725 York 240 52 5000 France 5000 France 23 29 7200 France Project — Proposed 7200 France 195 50 Walgreens Site 4916 France 1 64 100 Example Residential Density Ranges in Surrounding City's Comprehensive Plans Since the density of this project will be the main issue under consideration, below is information on residential density ranges used by our surrounding cities. Please note that in general, these density ranges are much higher than Edina. The City of Minnetonka does not have a residential density range established for its Mixed Use area. A summary is on the following page. City of Edina - 4801 W. 50th St. - Edina, MN 55424 MEMO) City Range — Per Acre Bloomington Medium Density Residential 5-10 High Density Residential No limit General Business 0-83 Commercial (Community & Regional) 0-83 High Intense mix use 0-60 Airport South mix use 30-131 Richfield Medium Density Residential 7-12 High Density Residential Minimum of 24 High Density Res./Office Minimum of 24 Mixed Use 50+ St. Louis Park Medium Density Residential 6-30 High Density Residential 20-75 PUD for high end Mixed Use 20-75 PUD for high end Commercial 20-50 Minnetonka Medium Density Residential 4-12 High Density Residential 12+ Mixed Use No range established (density based on site location and site conditions See page A18. Minneapolis Medium Density (mixed use) 20-50 High Rensity (mixed use) 50-120 Very High Density(mixed use) 120+ TRAFFIC/SITE ACCESS A traffic study would be required to determine the impacts on adjacent roadways. Access is proposed off both France and 49-1/2 Street. The automobile access to France would be subject to approval of Hennepin County. AFFORDABLE HOUSING The applicant is not proposing any affordable housing as part of this project. Given housing policy under consideration by the City Council; this project should be required to provide affordable housing consistent with the policy or 20% of the units designated for affordable housing. City of Edina • 4801 W. 50th St.. Edina, MN 55424 l SUSTAINABLE DESIGN The applicant has not indicated any sustainable design principles. As part of any formal application sustainable design should be included. COMMPREHENSIVE PLAN This property is located in the MXC, Mixed Use Center. Maximum density in the MXC is 12-30 units per acre. The only residential development in this district in the 50'h and France area is the 5000 France project which is 29 units per acre. These are condos, with larger unit sizes than the proposed apartments. Development Guidelines in the Comprehensive Plan for this area reads as follows: "Maintain existing, or create new, pedestrian and streetscape amenities; encourage or require structured parking. Buildings "step down" in height from intersections." Primary uses are retail, office and multifamily residential. PUD The purpose and intent of a PUD is to include most or all of the following: a. provide for the establishment of PUD (planned unit development) zoning districts in appropriate settings and situations to create or maintain a development pattern that is consistent with the City's Comprehensive Plan; b. promote a more creative and efficient approach to land use within the City, while at the same time protecting and promoting the health, safety, comfort, aesthetics, economic viability, and general welfare of the City; c. provide for variations to the strict application of the land use regulations in order to improve site design and operation, while at the same time incorporate design elements that exceed the City's standards to offset the effect of any variations. Desired design elements may include: sustainable design, greater utilization of new technologies in building design, special construction materials, landscaping, lighting, stormwater management, pedestrian oriented design, and podium height at a street or transition to residential neighborhoods, parks or other sensitive uses; d. ensure high quality of design and design compatible with surrounding land uses, including both existing and planned; e. maintain or improve the efficiency of public streets and utilities; f. preserve and enhance site characteristics including natural features, wetland protection, trees, open space, scenic views, and screening; g. allow for mixing of land uses within a development; City of Edina • 4801 W. 50th St • Edina, MN 55424 MEMO h. encourage a variety of housing types including affordable housing; and ensure the establishment of appropriate transitions between differing land uses. The proposed project would incorporate some of the items noted above. However, as mentioned earlier there is no mention of affordable housing or sustainable design. Elements that are included would be high quality building design, mixed use, podium height, and pedestrian oriented design. STAFF CONCERNS Staff concerns include density, height and lack of affordable housing. The proposed density triples what is allowed in the Comprehensive Plan; consideration must be given to allowing that high of a density not only at 50"' and France, but Grandview and the Promenade/Centennial Lakes Area which are also guided MXC. (See page A19.) Given the request for this high of a density, 20% of the units should be provided for affordable housing. City of Edina - 4801 W. 501h St. • Edina, MN 55424 rti+ ii �3k",n•. i u �� '➢ .�*t r �, to 1 f �ic� -( n� Y s r S;tit 1 . jis 1 'r, z - ji , t ftL1Li !i J 8'' '14 rlUk a IT Z O 51TNt S(REit tVESI j] ;p T-Tft31f._,._)EijRAGii x.Cl,41 i" Z d m h�iUr11Yf 1Y apati t4 r�r� i "T tS tlhi'stKerT WEST , o R if e fur wIEW MME 14 i A -T -B: Market Total: Tax Total: Sale Price: Sale Date: A( I %VEST_ y 71 t 47TNST IIF'T1k 1+71 ST t10 7 w4 ILI A87H REEL West717 2 A2477 bI S r� rT fi alit=,'r S}Tf 9 ti b. t "E}stm S FF ET'. I. iEETIE 1,151 1 i 371H SIR rft VlEST tS•�� Map Scale: V =1600 ft. N Print Date: 8/6/2015 Wr This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT HENNEPIN COUNTY 2015 A ThkrkGrteent Parcel 18-028-24-14-0016 ID: Owner Name: Parcel 4916 France Ave S Address: Edina, MN 55410 Property Type: Home- stead: Parcel 0.44 acres Area: 19,026 sq ft A -T -B: Market Total: Tax Total: Sale Price: Sale Date: A( I %VEST_ y 71 t 47TNST IIF'T1k 1+71 ST t10 7 w4 ILI A87H REEL West717 2 A2477 bI S r� rT fi alit=,'r S}Tf 9 ti b. t "E}stm S FF ET'. I. iEETIE 1,151 1 i 371H SIR rft VlEST tS•�� Map Scale: V =1600 ft. N Print Date: 8/6/2015 Wr This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT HENNEPIN COUNTY 2015 A ThkrkGrteent A3 NZ\_ 4916 France Avenue Development 0I Project Description NLD Edina LLC proposes a mixed-use development with 64 rental units and 14,265 sq ft of retail space on the parcel of land located at the northwest corner of 49 % Street and France Avenue South in Edina. The parcel totals 27,888 square feet (.64 acres) in size and is currently zoned PCD -2. The proposed building will be 5 stories or approximately 65 feet tall with 64 parking spaces for the 64 rental units and surface parking containing 20 stalls for the retail space. The building amenities include an on-site management office, a second story outdoor terrace, a fitness room, club room, roof terrace and lower level storage areas. The development proposes 100 units per acre and a floor area ratio (FAR) of 3.03. We are seeking a Comprehensive Plan Amendment and a PUD (or any other variance alternatives that may be required) for the site. The development is envisioned to meet the demands of young professionals and empty -nesters alike. offers an option for those empty nesters who want to stay in Edina, downsize their homes but remain closer to shops, restaurants and activity while also attracting those young professionals who enjoy low maintenance living while keeping all their lifestyle needs within walking distance. Currently, the property contains two (2) free standing buildings with surface lot parking while the proposed redevelopment works to meet the City of Edina's goals of increasing density, matching the design and, architecture of the building to the rest of the neighborhood while providing a warm and welcoming pedestrian experience. The creation of housing desirable to many market segments, improving the under-utilized site with a high- quality building design and streetscape amenities is an excellent public value as well as a great benefit for the neighborhood's restaurants, retail shops and the like. With its location along France Avenue, the development allows easy vehicular access for those who have cars; however, the site also sits along Route 6 of the Metro Transit bus with a stop located at 50th Street and France Avenue for those who prefer public transit. One of the key elements of the proposed site plan is improving the pedestrian experience at the sidewalk and creating an active streetscape environment. Twenty (20) parking stalls for the retail space will be covered and located at -grade while residential parking will be located below -grade. All trash for the property will be enclosed and out of view of pedestrians. The retail entry will be welcoming at the corner of France Avenue and 49 % Street with vision glass proposed as opposed to commonly used spandrel glass. Public seating and bike racks will be located adjacent to the main housing entrance on 49 % Street to encourage pedestrian and bicycle transit. These elements along with boulevard landscaping will improve the overall atmosphere of this intersection. It is important that the proposed building fit the character of the area. Drawing from the existing 50th and France context, the building's materials, scale and articulation of elements work to reinforce a sense of neighborhood place. As a mixed use building, the development has a responsibility to enhance the retail activity of the street, while creating a livable, engaged residential community above. The materials of the building will consist of a combination of brick, metal panel, cement fiberboard lap siding, wood composite panel and glass. These materials are consistent with those found in the 50th and France neighborhood. Although the proposed development is 5 stories, the scale of the building will respect the street by stepping back from the principal facades along France Avenue and 49th'/ Street at the second, fourth and fifth levels. This stepping will effectively reduce the perceived height of the building, allowing the development to blend more readily into the surroundings. Additionally, the building features articulation that adds elements of interest to the overall project The primary facades along France Avenue and 49th "A Street feature recessed and semi -recessed balconies that offer privacy while allowing the building elevations to be animated in light and shadow. The setback terraces employ a series of trellis elements, sunshades and landscaping that adds interest to the most publicly viewable portions of the fagades. The rear courtyard facades feature a simple system of hung balconies that allow residents to take advantage of outdoor space. The proposed project would meet the following city goals and policies: 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 linier buildings close to the street to encourage pedestrian movement. b. Locate prominent buildings to visually define comers and screen parking lots. c. Locate building entries and storefronts to face the primary street, in addition to any entries oriented towards parking areas. d. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. e.. Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian -scale lighting, and street furnishings (benches, trash receptacles, etc.) f. Encourage infill/redevelopment opportunities that optimize use of city infrastructure and that complement area, neighborhood, and/or corridor context and character. g. Support and enhance commercial areas that serve the neighborhoods, the city, and the larger region. h. Increase mixed use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. i. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. J. Create walkable streets that foster an active public life; streets that are energized by their proximity to a vibrant mix of activity -generating uses. I. Within corridors served by existing or planned transit, orient buildings toward sidewalks and paths that lead to mixed-use destinations and transit stops. As SITE PLAN T-aO'-W PRELIMINARY CONCEPT REVIEW 4916 FRANCE XIENUE DEVELOPMENT BKV RU07.30.15 K PERSPECTIVE AT CORNER OF FRANCE AVENUE AND 49TH 112 STREET N.T.S. 4916 FRANCE AVENUE DEVELOPMENT PRELIMINARY CONCEPT REVIEW PLANNING DEPARTMENT BKV JUL 292015 GROUP 0727.15 CITY OF EDINA 4916 FRANCE AVENUE DEVELOPMENT PI AVIV NO DFp pN aVr c17-,°fi'trDr PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 PERSPECTIVE AT CORNER OF FRANCE AVENUE AND 49TH 1/2 STREET N.T.S. p� 4916 FRANCE AVENUE DEVELOPMENT J(/4 2 2p�5 C/7yQfi'1�D PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 BIRDSEYE PERSPECTIVE AT NORTH SIDE OF BUILDING N.T.S. 4916 FRANCE AVENUE DEVELOPMENT PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 SOUTH ELEVATION N.T.S. 4916 FRANCE AVENUE DEVELOPMENT PRELIMINARY CONCEPT REVIEW BKVPRU07.27.15 EAST ELEVATION N.T.S. 4916 FRANCE AVENUE DEVELOPMENT PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 WEST ELEVATION N.T.S. PRELIMINARY CONCEPT REVIEW 4916 FRANCE AVENUE DEVELOPMENT olll-YoFr cols BKV C� G R O U P 07.27.15 NORTH ELEVATION N.T.S. PRELIMINARY CONCEPT REVIEW Eb 4916 FRANCE AVENUE DEVELOPMENTn B K V y%_ `els GROUP 07.27.15 IJ'0% 4,411 Project Data Summary: 4916 France Ave Development r Saw First Floor 1 20 Basement 64 PRELIMINARY CONCEPT REVIEW 4916 FRANCE AVENUE DEVELOPMENT BKV G R O U P 07.27.15 PARKING STALLS a DFWVTHRU t? RAW DOWN � a RETAIL RETAIL 13.700 SF PARKING • 11 9 4 RES FewMw EL ENTRANCE STREET LEVEL 49TH 112 STREET FLOOR PLANS 4916 FRANCE AVENUE DEVELOPMENT 1--w-0' 5 a 64 PARKM STALLS W �4 9 3 �4 z W a 12 —' vI-T I I I I FM a RESIDENTIAL 7 PARKING — 9 2 RETAIL ENTRANCE LOUVER LEVEL PLANNING DEPAMMMr JUL 2 9 2015 CITY OF EDINA PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 Iii FLOOR PLANS 4916 FRANCE AVENUE DEVELOPMENT 11=W.01 LEVELS 3 PLANNINC "EpATMENr JUL 2 9 2015 CITY OF EDINA PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 143ED 735 sf 243ED 1020 sf 1 -BED 28ED 735 sf Bnroro 1020 sf 540 of 143EO 674 sf 1 -BED 502 sf 143ED 720 sr 1 -BED 720 If LEASHUgLIPRT 1 -BED 714 sf 1 -BED 653 of 143ED 720 sf 852 sf 1 -BED 720 sf 1 -BED 1-3ED 143ED 143ED 2 -SED 725 sf 726 sf 725 sf 726 sf 1349 of 2 -BED 1020 of Iii FLOOR PLANS 4916 FRANCE AVENUE DEVELOPMENT 11=W.01 LEVELS 3 PLANNINC "EpATMENr JUL 2 9 2015 CITY OF EDINA PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 2 -BED 1020 sf 143M 720 sf LEVEL 4 FLOOR PLANS 1 -BED 735 sf 1 -BED 735 sf STUDIO 540 of 1 -BED 1 -BED 674 sf 602 � 1 -BED 141ED 1 -BED 653 sf 714 sf 653 sf 2-BEDI 2 -BED 972 sf 972 sf 4916 FRANCE AVENUE DEVELOPMENT ,mar 2-M 1020 sf 2 -BED 1349 sf AN 414 2 9 24IED 1275 sf �a 1 -BED 243ED 720 sf 1268 sf 975 of �•�.., 2•BED t 1020 sf LEVEL 4 FLOOR PLANS 1 -BED 735 sf 1 -BED 735 sf STUDIO 540 of 1 -BED 1 -BED 674 sf 602 � 1 -BED 141ED 1 -BED 653 sf 714 sf 653 sf 2-BEDI 2 -BED 972 sf 972 sf 4916 FRANCE AVENUE DEVELOPMENT ,mar 2-M 1020 sf 2 -BED 1349 sf AN 414 2 9 24IED 1275 sf �a PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 2 -SED 243ED 1268 sf 975 of 2 -BED 964 d 24 MD 146ED+D 1061 sf 840 s< 2 -BED 24SED 1254 sf 1280 sf PRELIMINARY CONCEPT REVIEW BKV G R O U P 07.27.15 Rqure 44 City of Edina Conceptual Land Use Framework: 2008 Comprehensive Plan Update potential Areas of Change Date of Aerdal Photography: August 2006 n--n--�, 00 0.5 oars Edina Comp Plan Update 2008 A f V Chapter 4: Land Use and Community Design 4-33 RMOPP, . CeMdors Q ;3 f } r I' i UA-aul . � t r Rqure 44 City of Edina Conceptual Land Use Framework: 2008 Comprehensive Plan Update potential Areas of Change Date of Aerdal Photography: August 2006 n--n--�, 00 0.5 oars Edina Comp Plan Update 2008 A f V Chapter 4: Land Use and Community Design 4-33