HomeMy WebLinkAbout2016 04-13 Planning Commission Meeting Minutes Regular Draft Minutes❑
Approved MinutesE
Approved Date:4/27/2016
% , Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
April 13, 2016, 7:00 P.M.
I. Call To Order
Chair Platteter called the meeting to order at 7:04 p.m.
II. Roll Call
Answering the Roll were Chair Platteter, Commissioners Hobbs, Lee, Thorsen, Strauss, Kivimaki, Ma,
Nemerov, Olsen, Carr, Hamilton
Staff Present, Cary Teague,Joyce Repya,Jackie Hoogenakker
III. Approval Of Meeting Agenda
Motion was made by Commissioner Thorsen to approve the April 13, 2016, meeting agenda.
Motion was seconded by Commissioner Strauss. All voted aye. The Motion carried.
IV. Approval Of Meeting Minutes
Motion was made by Commissioner Thorsen to approve the March 23, 2016 meeting
minutes. Motion seconded by Commissioner Strauss. Commissioner Nemerov offered a
correction. The correction was accepted. All voted aye. The motion carried with the
correction by Nemerov.
V. Public Hearing
A. Site Plan Review with Variances and Subdivision. 6600 York Avenue, Edina, MN
Planner Presentation
Planner Teague reported that Noble Investments is proposing to develop the northeast corner of the
Southdale site with a four-story, 146-room Hilton hotel. Teague explained to accommodate the request
building setback variances from 49 to I4-24-feet on York Avenue and 48 to 21 to 46-feet from the new
structure are required. Teague further noted that a parking stall setback from 20 to 7 feet would also be
required along with a parking stall variance for the entire Southdale site. Teague also pointed out a
subdivision to create the new lot the building would be located on was required.
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Teague noted that the project requires building setback variances, parking stall setback variance and
parking stall variance. Teague also noted that the proposed landscaping exceeds code and the exterior
building materials are proposed as stone, block metal, and stucco.
Concluding, Teague told the Commission the request for a subdivision triggered the Parkland Dedication
feel requirement, adding the applicant, if approved, would pay an $18,000 fee. Teague delivered a power
point presentation on the proposed hotel development.
Appearing for the Applicant
Gary Tushie, Tushie— Montgomery& Associates, Inc.
Applicant Presentation
Mr. Tushie addressed the Commission and reported that Noble Investments/Hilton Hotels is proposing to
construct a new 146-unit, four-story building in the northeast corner of the Southdale site. With graphics
Tushie presented the project and noted the changes they made from the sketch plan as follows:
• The building was moved 10-feet to the south and west to allow for more green space.
• Landscaping was increased. (Especially on north and east sides of the building).
• Added architectural features.
• Added sidewalks/made connection from south parking lot to the NW corner of the site.
• Reduced number of parking spaces from 147 to 121 to allow for more landscaping.
• Added more storefront glass to the south facade to better match the entrance to the north.
• Traffic on frontage road two way traffic instead of one way headed east only.
• Elimination of storm water pond and the addition of underground storm water storage and
treatment. A formal water feature is proposed to be added to the north entrance.
Traffic Presentation
Chuck Rickart, WSB, addressed the Commission and explained his findings/conclusions of the traffic study.
Rickart said his findings concluded that no additional roadway improvements or additional parking would
be required to accommodate the proposed Southdale Homewood Suites hotel. Rickart noted that the
analysis included all proposed build outs and no build through 2040. Rickart recommended follow through
on the following:
• Complete the proposed Southdale Center ring road improvements of converting a section from
one-way to two-way.
• Complete the proposed sidewalk plan connecting the hotel to the internal Southdale Center
facilities and adjacent City facilities.
• Provide a 610 parking space variance from the Southdale Center site.
• Continue study on the sidewalk/bike plan to ensure the sidewalk connects well into the system. It
was further noted that the "ring road" does have bike lanes which helps circulation.
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Commission Comments
A discussion ensued with Commissioners expressing the following:
• A question was raised on who would be responsible for paying for enhancing the crossing to the
triangular island, flashing pedestrian lighting etc. Planner Teague responded that could become a
condition of approval for the developer.
• It was pointed out that the triangular island is a prominent feature of the 66th St W and York
intersection with a question raised on if the island would be re-landscaped and enhanced. Planner
Teague responded that the City and the developer will have to work with the County on what
they would allow on this island. Teague stressed the importance of pedestrians safely crossing
that intersection.
• A question was raised on if there is a lot of bike traffic on 66th Street and the turn lane onto York
Avenue, and if so would a bike path need to be implemented/expanded along this stretch. It was
also noted that bike and pedestrian needs are different. Planner Teague responded that he was
unsure if this stretch of 66th Street/York is heavily used by bike traffic; however, he doesn't believe
there is a bike path in the turn lane. Teague added any bike/pedestrian access would need to be
reviewed and discussed with the County.
• Commissioners expressed the opinion that the intersection appears to be difficult for pedestrians
to safely navigate. There was concern expressed that the timing of the traffic lights must be
adequate to safely allow pedestrians to cross both 66th Street and York Avenue. Planner Teague
agreed adding the City and developers of all corners along with the County need to develop a safe
pedestrian/bike/vehicle intersection. Teague said the City Council is exploring the use of TIF
money for improvements.
• Commissioners expressed the opinion that where possible create the boulevard style sidewalk
and add additional landscaping along 66th Street to soften the building mass from the sidewalk/
street. It was acknowledged that abutting the street low shrubs need to be planted to ensure
safety and clear view. The boulevard sidewalk is in keeping with the Southdale Principles.
• Commissioners referred to the request for subdivision and questioned if parking is viewed for the
entire Southdale site or the newly proposed hotel site. Planner Teague explained that parking is
viewed on the whole. Teague reported there are shared parking access agreements between
individual lots; reiterating parking is considered for the entire 80 + acre site.
• Commissioners questioned the capacity of the proposed underground holding tank. Mr. Libby
explained that the water retention storage is a catch basis with 48" pipes that will fill up with
water and filter it into the ground. The outlet drains into the storm sewer system on York
Avenue.
• With regard to the $18,000 Parkland Dedication it was suggested that the dedication fee be
earmarked for the greater Southdale area. Planner Teague said that could be made a condition of
approval.
A discussion ensued on the Parkland Dedication fee being earmarked for this area only. It was also
pointed out that the Park Board would know best where the money should be spent.
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Public Hearing
Chair Platteter opened the public hearing.
No one spoke to the issue
Motion was made by Commissioner Thorsen to close the public hearing. Motion was
seconded by Strauss. All voted aye. The motion to close the public hearing carried.
Discussion
A discussion ensued with Commissioners indicating their support for the project; however, stressed the
importance of creating a cohesive look especially as the building addresses the busy intersection. It was
further noted that the north facade will remain shaded for much of the day and with the corrugated panel
it may feel too dark. Commissioners continued to stress the importance of the triangular island in the
intersection and suggested that the applicant take the initiative to work with the County to find a way to
make that island an extension of the hotel site through landscaping or other means.
Concern over adequate parking spaces was brought up; however, Planner Teague noted the numerous
cross easements for shared parking and that the Center also has the option of building an additional ramp
if parking would become an issue.
Building placement was also discussed and if more study should occur on shifting the building to allow for
a more pedestrian friendly experience. It was acknowledged that there has been some confusion in the
discussions on new building placement. The Commission and Council championed pulling buildings right
up to the street with parking in the rear and the more recent approach of boulevard style
sidewalk/pedestrian area pushes the buildings back from,the street.
Motion
Motion was made by Commissioner Hobbs to recommend site plan and preliminary plat
approval with variances based on staff findings and subject to staff conditions and the
additional conditions that the developer is to pay for the enhancements to the crosswalks to
the triangular piece in the intersection and additional landscaping/vegetation along 66th
Street be added in between the sidewalk and 66th Street. Motion was seconded by
Commissioner Thorsen. All voted aye. The motion carried.
B. Zoning Ordinance Amendments—Ordinance "Clean Up"
Discussion
Planner Teague reported that this Ordinance "clean up" corrects typos, formatting issues etc. Teague said
none of the proposed changes would be considered substantive. Teague noted the following changes:
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• Section I. PUD-7 District (66 West). "The City Code requires a 25-foot side yard setback".
This is a typo. The recommendation is to amend the code to reflect the approved 23-foot
setback.
• Sections 2 & 3. Correct incorrect code references.
• Sections 4. Sign Installation. This section increases the time allowed to construct a sign.
• Sections 5 & 6. LED Lighting. LED lighting is not referenced in the current Code. The change
simply adds LED lighting.
• Sections 7. Corrects an error in the sign regulations table.
Teague concluded his presentation.
Public Hearing
Chair Platteter opened the public hearing.
Motion was made by Commissioner Thorsen to close the public hearing. Motion was
seconded by Commissioner Olsen. All voted aye. The motion carried.
It was suggested that the Commission periodically review the Code for "clean up", etc.
Motion
Motion was made by Commissioner Thorsen to amend the Code as indicated. Motion was
seconded by Commissioner Hobbs. All voted aye. The motion carried.
VI. Community Comment
John Crabtree, 5408 Oaklawn Avenue.
VII. Reports/Recommendations
A. Add Edina Heritage Landmark Overlay Zoning Designation to the Wooddale Bridge
Planner Presentation
Planner Repya informed the Commission that on February 12, 2016, the Minnesota Historical Society
announced that the historic Wooddale Bridge was added to the National Register of Historic Places.
Repya commented that this was an honor and explained that in 2008 the bridge was added to the list of
Edina properties eligible for local designation.
Repya reported that the bridge has significance supporting local designation because the bridge was
constructed in 1937 by the Works Progress Administration (WPA) that was part of a federal relief
project. Repya added that with local designation a plan of treatment would be drafted for the bridge.
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Continuing Repay asked the Commission to note that at this time the bridge is in need of renovation and
working with the Engineering Division an RFP was requested to replace the wing walls along the creek bed
along with other corrections.
Repya shared with Commissioners a video from "Agenda Edina" highlighting the history of the bridge and
its significance. Repya concluded that she is seeking a recommendation from the Commission to the City
Council designating the Wooddale Bridge for the Edina Heritage Landmark Overlay Zoning (EHL).
Comments from the Commission
Commissioners applauded locally designating the Wooddale Bridge as an Edina Heritage Landmark. It was
also noted that the materials used on the bridge are difficult to maintain for many reasons; one being the
use of salt on the bridge which is corrosive to the limestone. It was suggested that reducing the use of
salt on the bridge and considering another approach could be of benefit; however, safety comes first.
Repya agreed that the bridge is fragile and the designation along with a plan of treatment would be a
positive step in maintaining the bridge in a historically safe manner.
Motion
Motion was made by Thorsen to recommend that the City Council add Edina Heritage
Landmark (EHL) Overlay Zoning designation to the Wooddale Bridge. Motion was
seconded by Commissioner Olsen. All voted aye. The motion carried.
B. Sketch Plan Review. 4528 & 4530 France Avenue
Planner Presentation
Planner Teague reported that the Commission is being asked to consider a sketch plan proposal to
redevelop the properties at 4528 & 4530 France Avenue. Teague asked the Commission to note that
the proposed sketch plan is generally similar with a sketch plan that was reviewed and generally well
received in 20 I I; however, was not acted on.
Continuing, Teague explained when the applicant returns with a formal application they would be
requesting a rezoning with variances from PCD-I and PCD-4 (Planned Commercial District) to
Planned Unit Development (PUD).
With graphics Teague pointed out aspects of the project. He concluded that while the proposal would
be an improvement over the existing building, adding the proposed uses are compatible with the area
staff has concerns similar to the ones raised in 2011 as noted:
I) Lack of screening to the neighborhood to the north;
2) A potential for parking shortage;
3) Buildings with parking in the front;
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4) Drive-through on France Avenue and
5) Pedestrian safety.
Appearing for the Applicant
Ed Farr, Edward Farr Architects Inc.
Applicant Presentation
Mr. Farr addressed the Commission and explained the applicant is proposing to redevelop this parcel
with a new 5,730 square foot multi-tenant office building that would be built above the existing parking
garage. Farr said at this time the project has firm tenants; Orion Developments and Gateway Bank are
committed to the project.
Farr gave a brief history of the "future" tenants, adding Gateway Bank is very committed to giving back
to the community and is looking forward to locating in Edina.
With graphics Farr pointed out the constraints of the site to include the topography and working with
a small site with existing structures that include a large parking garage to the rear of the site and
keeping the existing newer building. He pointed out the proposal would have the following:
• The exterior building materials would match the materials found on the 4528 building, brick
accents and stucco.
• Rear and side of the new building features a walk-out roof top deck/green space above the
existing parking garage.
• The height of the new building would match the height of the 4528 building.
• A small drive-up lane would be provided at the front of the site. Farr noted the drive-through
is not heavily used and has a stacking ability of up to four vehicles.
• Removal of the existing Rapid Oil building.
• The project would provide 47 parking stalls.
• Enhanced landscaping and sidewalk enhancement. Would consider a boulevard style sidewalk
to include different materials such as stamped concrete; etc. Sidewalk is proposed to line up
with the existing.
• Curb cutes reduced from four to two.
Chair Platteter explained that the sketch plan review process is not a public hearing it is an opportunity
for an applicant to get feedback from the Commission and Council before they proceed with a formal
application.
Comments from the Commission
• A question was raised if the bank would be the only tenant in the new building. Mr. Farr
responded that the proposed building was multi-tenant, adding the bank would encompass
roughly 3,000 square feet of the new building. It was acknowledged that the remaining space
would be office use; possibly a medical use.
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• It was suggested that a boulevard style sidewalk (landscaping along street) was preferred.
Consider planting vegetation that would work well along a busy street. It was also recognized
that vegetation or landscaping might not survive as well due to the close proximity to France
from salt from the road.
• Support was expressed for the day time patio use. However, it was acknowledged that this
would be a change for neighbors from the vacant Rapid Oil building.
• An opinion was expressed that the proposed plan is not consistent with what the Commission
has been trying to accomplish. The Commission has pushed for new buildings to be built closer
to the street with parking in the rear. This proposal is the exact opposite.
• The elimination of two of the existing curb cuts was very positive.
• More green space and less parking stalls should be considered.
• Use the existing parking aisles as area for stacking space, rather than having a separate lane for
the drive-through.
• It was pointed out that the site is a very small already developed site; it's not a vacant piece of
land. A hardship is the existing location of the large garage to the rear, existing newer building
that will be retained and the topography of the site.
• Opinions were expressed that the drive-through doesn't fit in this area. Commissioners
expressed the opinion that different locations for the drive-through should be studied. It was
suggested that the applicant consider relocating the drive-through away from the street and
adding more green space closer to France Avenue. The additional greenspace should include a
boulevard sidewalk that would buffer the site and create a more pleasant pedestrian
experience.
• It was further acknowledged that the site has limitations given the small size, existing building,
the topography/grades and proximity to single-family homes; however, further parking lot
design review and drive-through placement is needed. Parking could also become an issue
depending on the type of tenant.
• There was the suggestion of moving the proposed building closer to the street and locating the
parking on top of the existing garage, noting the office building and patio/green area would be
very visible to residents to the rear if developed as submitted. The Commission did comment
that it is difficult to gage what the residential properties to the west would rather view; building
and deck or parking deck with light standards and possible headlight wash.
The discussion ensued with Commissioners again acknowledging that this is a difficult site to redevelop.
The discussion continued on what's the best option for this site; building closer to street, parking in
the rear or what's proposed. Commissioners also indicated that the proposal is better than what
exists today; adding it's a hard call to know which scenario would work best.
Property Owner Comments
Ed Noonan introduced himself as property owner and explained the reason this project didn't proceed
in 201 I was because he was busy developing the Brownstones on France. Noonan stressed to the
Commission how very challenging this site is. He said in a perfect world there would be no problem
pulling everything up to the street; however, this site doesn't have that luxury. Continuing, Noonan
said a lot of thought went into this plan. He further noted the residential properties to the west are
comprised of very deep wooded lots and everything possible would be done to mitigate any impact.
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Concluding, Noonan said France Avenue in this location is a County road which presents its own
issues.
Further Comments
Brian Maxwell, Gateway Bank informed the Commission he is a resident of Edina and is looking
forward to locating the bank in this area. Maxwell said the bank would be very involved with the
community and the location is perfect being both close to commercial and residential. Maxwell asked
the Commission for their support.
Chair Platteter thanked the applicants for their presentation and comments.
VIII. Correspondence and Petitions
Chair Platteter acknowledged back of packet materials.
IX. Chair and Member Comments
Commissioner Carr reported that the Greater Southdale Area Working Group continues to meet.
The focus at this time is to meet in smaller groups as public outreach to businesses, developers and
residents. Carr also noted the Group is planning another "check-in" with the City Council on May
17`h.
Commissioner Carr commented that in reviewing development plans it appears the applicant(s) always
meet or exceed the City's landscaping Code requirements. Carr said if that is the case it may be time
for the Commission to discuss if the Code needs to be stronger with regard to landscaping
requirements. Chair Platteter commented that he tends to agree adding maybe the Commission
should revisit the Code and also look at our parking lot requirements with regard to landscaping.
Planner Teague agreed that the Commission should take another look at City requirements; especially
as it relates to parking lots.
Commissioner Lee told the Commission she reviewed the standards/tip sheets for minutes taking for
the City; however, in her opinion she believes that summary minutes may not be best at the
Commission level and that the Planning Commission should have its own standards for minutes.
Platteter requested additional information from staff in regard to how the new policy on minutes was
formulated. Teague stated he would bring information to the Commission in the future.
X. Staff Comments
Planner Teague reported (as previously mentioned) that on May 17`h there will be a joint work session
with the City Council and Greater Southdale Area Working Group.
XI. Adjournment
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Motion was made by Commissioner Thorsen to adjourn the meeting of the Planning
Commission at 10:10 P.M. Motion was seconded by Commissioner Strauss. All voted
aye. The motion carried.
Respectfully submitted
pg. 10