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HomeMy WebLinkAbout2016 08-24 Planning Commission Meeting Minutes Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 �, ii N Minutes e City Of Edina, Minnesota , 'i „, Planning Commission �, _' Edina City Hall Council Chambers ` " -° . 4801 506 Street West, Edina, MN Wednesday, August 24, 2016 I. Call To Order Chair Platteter called the meeting of the Edina Planning Commission to order at 7:00 P.M. II. Roll Call Answering the roll were: Commissioners Hobbs, Lee, Thorsen, Strauss, Olsen, Nemerov, Hamilton, Bennett, Chair Platteter. Communications Coordinator, Gilenbach, Administrative Specialist, Hoogenakker III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the August 24, 2016, meeting agenda. Motion was seconded by Commissioner Strauss. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Thorsen to approve the July 27, 2016, meeting minutes. Motion was seconded by Commissioner Olsen. All voted aye. The motion carried. V. Public Hearing A. Variance. 6511 Ridgeview Drive, Edina, MN Planner Presentation Planner Teague reported that the applicant is requesting a 5.35 foot front yard setback variance to add a front entry and powder room addition to the subject home located at the end of Ridgeview Circle cul-de-sac.The project includes an addition to the powder room/bathroom area next to a proposed enlarged front entry extension. A porch less than 80 square feet into the front yard setback, (complies), is also part of the plan. Planner Teague concluded that staff recommends approval of the requested variance based on the following findings: The proposal meets the required standards for a variance, because: [1] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 a) The practical difficult is caused by the location of the homes to the north and south, (already farther back from the front lot lines than the subject home). b) The encroachment into the setback will not affect neighboring properties or the street scape. The improvement is a minimal point intrusion into the setback. c) The request is reasonable given the location of the existing home and the desire to add to a small entry. The addition will break up the massing of front facade of the home. Teague said approval is also subject to the following condition: I. The home must be construction per the proposed plans date stamped July 18, 2016. Appearing for the Applicant Byron and Laura Olson Public Testimony Chair Platteter opened the public hearing. No one spoke to the issue. A motion was made by Commissioner Thorsen to close the public hearing. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. Discussion and Comments Commissioners expressed the opinion that the variance was minimal and made sense. Commissioners asked if staff had further concerns. Planner Teague responded staff has no concerns it's a very straightforward request. Motion A motion was made by Commissioner Thorsen to approve the variance based on staff findings and subject to staff conditions. Motion was seconded by Commissioner Nemerov. All voted aye. The motion carried. B. Variance. 5812 Hidden Lane, Edina, MN Planner Presentation Planner Teague informed the Commission the subject property is a corner lot located in the north east corner of Dundee Road and Hidden Lane. The proposal is to tear-down the existing home and replace it with a new home within the existing setbacks along Hidden Lane and Dundee Road that are provided by the current home. The existing home has a 37.83 foot setback from Dundee Road and 72.5 foot setback from Hidden Lane. Planner Teague concluded that staff recommends approval of the requested variances based on the following findings: [2] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 1. The proposed location of the house is reasonable. It will be located the same distance to the street as the existing home. 2. The one story home is appropriate in size and scale and is well within all other ordinance requirements. 3. A practical difficulty in this instance is the deeper front yard setback of the rebuilt home to the north. 4. The proposed home will not alter the essential character of the neighborhood. The proposed new home and requested front yard location will complement the existing neighborhood homes and maintain a setback that has historically been on site since the original home was constructed. Approval is also subject to the following conditions: • Plans and survey dated stamped:July 25, 2016. • Engineering memo dated: August 8, 2016; and • Watershed District Permit Appearing for the Applicant Jon and Heidi Hempel, property owners and Nate Wissick, Elevation Planner Teague noted that the applicant submitted signatures of support from neighbors. Discussion and Comments Planner Teague was asked if any trees removed would be replaced. Planner Teague responded that code requires tree replacement if a tree(s) is removed outside the I 0-foot replacement line. Teague said it appears no trees are impacted outside the replacement line; however, the applicant has submitted a landscaping plan. Commissioners complimented the applicant on the quality of the plans, graphic comparisons and their outreach to the neighbors. Applicant Presentation Mr. Wissick with the aid of graphics pointed out that the new house conforms more to the neighborhood than it is different. Wissick said the subject house was built in the 1950's, adding building new worked best for the applicant. Public Hearing Chair Platteter opened the public hearing acknowledging the petition of neighborhood support submitted by the applicants. [3] Draft Minutes❑ Approved Minutes Approved Date:9/14/2016 Jim Jorgenson, 5821 Northwood Drive, Edina, MN indicated his support for the project noting that the placement of the new house conforms to the "curve" of the road. Chair Platteter asked if anyone else would like to speak to the project; being none Commissioner Olsen moved to close the public hearing. Commissioner Thorsen seconded the motion. All voted aye. The motion carried. Motion A motion was made by Commissioner Olsen to approve the variance based on staff findings and subject to staff conditions. Motion was seconded by Commissioner Thorsen. All voted aye. The motion carried. VI. Public Comment Chair Platteter opened the public comment period. No one spoke. A motion was made by Commissioner Thorsen to close public comment. Motion was seconded by Commissioner Strauss. All voted aye. The Motion carried. VII. Reports and Recommendations A. Sketch Plan Review. 6600 France Avenue, Edina, MN Planner Presentation Planner Teague reported the Planning Commission is asked to consider a sketch plan proposal to re-develop the 22 acre parcel at 6600 France. The request includes consideration.of a multiple (5) phase development. As proposed, at full built out, the site would include a new 6- story medical building, a new 6-story hotel, a new 8-story residential apartment, two new 2- story retail buildings, and the new single story Bank of America. Existing buildings that would remain include the 7-story office, the 6-story office and the Tavern on France. The only building that would be removed from the site is the office building that connects to 7 and 6 story office buildings. Planner Teague added to accommodate the request a Comprehensive Plan Amendment to increase the height maximum from four stories to eight stories is required and a Rezoning from POD-2 to PUD, Planned Unit Development Planner Teague explained the Southdale Area Development Principles have been shared with the applicant; they have incorporated many of the core principles into the proposed plans. They have divided the large parcels into smaller blocks providing pedestrian and transit separations [4] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 and connections. Sidewalks are proposed completely around and through the site; they are providing the 50-foot setback on France Avenue with green space and sidewalks; have created storefronts on France with the new retail buildings; and have tied into the pedestrian and car connections to Southdale as shown in the Southdale Vision Plan. Concluding, Planner Teague said the PUD rezoning is required to allow the proposed housing on the site and the increase in floor area ratio (FAR). Housing is not allowed under the current zoning, but would be allowed under the existing OR, Office Residential Comprehensive Plan designation for the site. Appearing for the Applicant Bob Erickson, Wildamere and Dean Dovolis, DJR Architecture Inc. Comments and Questions Commissioners expressed the following: • Commissioners questioned how/why the Comprehensive Plan limited building height to 4-stories on the west side of France Avenue. Planner Teague explained the City Council modified portions of the Comp Plan to reduce building height on the west side of France to 4-stories. Teague said he believed at that time the Council felt that a 4-story building height limit would buffer the residential properties to the west. Chair Platteter said the Planning Commission's recommendation was different from the Council's. It was further noted by Commissioners that a natural buffer does exist along areas west of France to include berms and significant green space. • Commissioners asked Planner Teague if the PUD rezoning was for the entire parcel. Planner Teague responded in the affirmative. Teague further explained that a PUD rezoning is site specific and an Ordinance is created for the approved plan. Teague stressed that what is approved is what must be built unless an amendment to the plan is requested. He also noted that the PUD rezoning would allow housing on the site and an increase in floor area ration (FAR). Teague further reported the PUD rezoning would also ensure compliance with the Southdale Development Principles and that affordable housing would be a component (as suggested in Phase 5). • Planner Teague was asked if an increase in density could be addressed in other ways besides the PUD rezoning. Planner Teague responded in the affirmative. • Commissioners asked Planner Teague if the project would be developed along the block structure as mentioned. Teague responded it would be similar; however, they will need to work around the buildings that will remain. Applicant Presentation Bob Erickson addressed the Commission and reported that he along with the development team met with City staff to discuss the applicants' plans for the site. Erickson said a neighborhood meeting was held that [5] Draft Minutes El Approved Minutes® Approved Date:9/14/2016 was attended by 43 residents. Erickson introduced the development team to include representatives from DJR Architecture, DF/Damon Farber, BKBM Engineers and Spack Traffic. Concluding, Erickson said this project is a labor of love and asked the Commission for their feedback. Dean Dovolis addressed the Commission and with graphics pointed out highlights of the project. Dovolis reported that the proposed Promenade on France is a phased project that is expected to begin within the next 5 to 10 years and is a blend of new and existing structures. He explained with regard to building height that the proposed building height will not exceed the height of the existing structures. Dovolis said that this proposal creates a promenade on France and the intent is to collar the site with landscaping. Dovolis expressed the following: • The project will maintain and enhance the site by combining new elements with existing elements. The creation of boulevards will organize and breakdown the scale of the site and strengthen connections to adjacent properties. • The project will be developed in Phases. Phase I would include the retail element and further enhancements of the France Avenue streetscape. The advantage of phasing the project is to create as little disruption to the site and protect parking during construction. • A central pedestrian spine running N/S through the site and 2 spines running E/VV would be developed. These pedestrian spines would distribute foot traffic throughout the site. The site will also provide enhanced eye view and above views for residents at a higher elevation. • The site has low points that would be incorporated into a water management plan through ponding and other measures. Dovolis further stressed the importance of maintaining greenspace throughout the site. He asked the Commission to note that the large grove of existing Oaks would be preserved for not only those who work and live on the site but for all residents. • The proposed master plan envisions a medical office building, two retail buildings, a hotel or office building that would replace the existing office buildings and new construction of underground parking. Concluding Dovolis said he is seeking feedback from the Commission on the proposed rezoning from POD-2 to PUD and an Amendment to the Comprehensive Plan for building height. Dovolis said a traffic study is proposed and watershed district permits would be applied for at the time of formal application. Dovolis said sustainable design is also an important element of the project. Discussion and Comments • Commissioners acknowledged the reduction in surface parking; however, expressed the opinion that further reduction in surface parking could be a goal. Dovolis responded that he appreciates that flexibility however, it is important for the existing and remaining building tenants to keep the existing convenience parking. He did stress that surface parking would be scaled down as phasing occurs; however, surface parking is needed to maintain adequate expected suburban parking. He noted the difficulty in redeveloping suburban sites because of their high emphasis on vehicle traffic. Dovolis said the site is "stuck" in transition. [6] Draft Minutes❑ Approved Minutes Approved Date:9/14/2016 • Commissioners asked the applicant what the size was of the proposed easement area that protects the large Oak grove. Dovolis responded he is unsure of the exact size; however, it is identified as a conservation easement. This easement area would preserve the Oaks to include restoration. • Dovolis was asked if they have comparable retail components. Dovolis pointed out that two new retail buildings (one existing and one proposed) have/will be constructed on the west side of France south of the subject site., adding the new retail buildings would be comparable. Dovolis reported there are tenants already"out there" that have expressed their willingness to move into these new buildings. • Commissioners asked Mr. Dovolis the number of residential units proposed. Mr. Dovolis said the development team envisions this building to contain 70 units; a type of boutique project. • Commissioners asked if the site was still considered an office park. Dovolis responded in the affirmative, adding that it's an office park and more. He noted that France Avenue is becoming a "medical alley" that's spreading south. He added the proposed 70-unit residential building would complement the site; not compete with the existing and planned residential units in the Greater Southdale area. Dovolis pointed out within this area roughly 1,100 units are already on line or soon to be, adding their residential building is designed to be something different, reiterating they want to complement the residential redevelop in the area not compete. • Commissioners' questioned if the proposed renovations and construction of additional buildings would be considered Class A with amenities. Dovolis responded the buildings would be Class A. • Commissioners expressed concern with parking and traffic during the construction phases. Mr. Dovolis responded that because of the size of the site and with construction in phases traffic and construction parking should not be an issue. Dovolis said he also foresees staging on the site, adding traffic would also be addressed and mitigated. It was pointed out by the Chair that the presently the City is undergoing a lot of street closings and the resulted traffic congestions; however, the projects that are occurring throughout the City aren't City or development projects but infrastructure projects by Center Point energy. Dovolis further explained that during construction all City construction management requirements will be respected. • Commissioners expressed the opinion that surface parking for the proposed redevelopment could be reduced. It was pointed out that the goal of the City is to reduce surface parking and have buildings address the street. Dovolis responded that he agrees that more greenspace is important; however, parking is important to the existing uses. Dovolis reiterated suburban inner ring cities are in a transition phase, adding parking can be reduced; however, at this time not eliminated. He said it is very hard to forecast 15 years out. He reiterated the phasing of this project allows for reactions to the market. He noted the process can continue with flexibility because of the phasing. Dovolis also asked the Commission to note the difficulty of France Avenue being a county road. He said the vision of the County is very different from the vision of the City. He pointed out the County envisions France Avenue as an extension of Highway 100, which is why City staff, the City Council and Planning Commission need to reach out of the County to share this vision. He noted along France Avenue the County would rather see fewer curb cuts; reiterating the County looks at capacity. [7] Draft MinutesD Approved Minutes® Approved Date:9/14/2016 • It was suggested that the developer look into adding an additional east/west pedestrian spine; more to the middle of the site. Dovolis responded that again the County wants fewer curb cuts, etc. • It was also suggested that the applicant look at introducing more variety in building height. Dovolis said he could look into an increase in building heights; however, pointed out the Code dictates density. • Commissioners also expressed the opinion that they want variety in building styles. • It was further suggested that the applicant create an uncomplicated internal circulation pattern for not only pedestrians but for vehicles as well. Commissioners asked the applicants to be generous with landscaping and "mix it up a bit". • It was also suggested that the development team take another look at the Oak grove and have the new buildings take advantage of this amenity. It was noted that it appears the Oak grove is surrounded by parking; not by buildings where occupants could enjoy the natural greenery. • The Commission also suggested that water features be added to the site as a means of storm water management. Use the water as an amenity. • Encourage development of the site to engage all the new residents of the area. Create a site that people will enjoy walking too. Redevelop the site to drawn people in. Take advantage of the existing promenade and help "move" these new residents to the site. Mr. Dovolis said he agrees with all the suggestions and comments. He noted that much also depends on what Simon does with the Southdale Center site directly to the east of the subject site and the input from the County in creating connectivity. • Commissioners stressed the importance of this site; again suggesting implementing water features to aid with storm water management and the use of the Oak grove as an important shared amenity that should be enjoyed by patrons of the site and future residents. • Balance the amenities and unite the site to the residential neighborhood to the west. Consider adding a rugged natural path to the Oak grove. Create a site that people want to go to,that draws people in • Create a WOW environment;that could include an increase in density, increased building height, reduction in surface parking and rich in greenspace and connectivity. Mr. Erickson addressed the Commission and stated the buildings renovated and proposed will be Class A. He invited Commissioners to visit the 6800 building and look at the vision. Mr. Erickson thanked the Commission for their time. B. Comprehensive Plan Update Planner Teague reported the updating of the Comprehensive Plan process is in the works. Teague said staff intends to give each Commissioner a three-ring binder to help keep track of the updating process. The binder will be the "place" where all updates to the plan can be stored throughout the entire process. Teague said the binders would be available for pickup at the Planning Commission meeting on September 14th. Teague further suggested that Commissioners familiarize themselves with the present Comp Plan. [8] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 Commissioner Strauss also pointed out that the Met Council website is full of information, seminars, and workshops that can be attended by anyone interested. He said in his opinion the Met Council site will also be a good source throughout the process. He added it may be a good idea to pursue a workshop hosted by the Met Council. Commissioner Lee said she agrees with the comments from Commissioner Strauss, adding the Commission should take advantage of Met Councils outreach. A typo was noted on page 3 of staff's memo. 2016 should be 2018. Planner Teague said staff looks forward to beginning the process. IX. Chair and Member Comments Commissioner Hamilton acknowledged he was a new member of the Planning Commission; however, had difficulty during the sketch plan review for 6600 France knowing if the applicant was listening to our suggestions and advice. He said the Commission may need to reinforce that our comments and suggestions were not presented lightly. Planner Teague responded that staff does stress the Commissions input, adding for the most part those suggestions are implemented in the plans before they proceed to the City Council. X. Staff Comments Commissioner Lee asked Planner Teague what the Council outcome was of the proposal for an apartment complex on Lincoln Drive by Opus. Planner Teague responded that Opus did revise their plans according to suggestions from the Commission, adding their request was approved on a 3-1 vote with one abstention. Planner Teague further reported that the applicant has offered to pay an affordable housing fee of two million dollars. Teague further reported that the proposal for redevelopment at 45th and France was also approved. XI. Adjournment A motion was made by Commissioner Bennet to adjourn the public hearing at 10:00 PM. A second was offered by Commissioner Thorsen. All voted aye. The meet was adjourned. Respectfully Submitted [9] Draft Minutes Approved Minutes® Approved Date:9/14/2016 ,� >.. Minutes /" City Of Edina, Minnesota , isPlanning Commission L t ,.. ; Edina City Hall Council Chambers / 4801 50th Street West, Edina, MN Wednesday, August 24, 2016 I. Call To Order Chair Platteter called the meeting of the Edina Planning Commission to order at 7:00 P.M. II. Roll Call Answering the roll were: Commissioners Hobbs, Lee, Thorsen, Strauss, Olsen, Nemerov, Hamilton, Bennett, Chair Platteter. Communications Coordinator, Gilenbach, Administrative Specialist, Hoogenakker III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the August 24, 2016, meeting agenda. Motion was seconded by Commissioner Strauss. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Thorsen to approve the July 27, 2016, meeting minutes. Motion was seconded by Commissioner Olsen. All voted aye. The motion carried. V. Public Hearing A. Variance. 6511 Ridgeview Drive, Edina, MN Planner Presentation Planner Teague reported that the applicant is requesting a 5.35 foot front yard setback variance to add a front entry and powder room addition to the subject home located at the end of Ridgeview Circle cul-de-sac.The project includes an addition to the powder room/bathroom area next to a proposed enlarged front entry extension.A porch less than 80 square feet into the front yard setback, (complies), is also part of the plan. Planner Teague concluded that staff recommends approval of the requested variance based on the following findings: The proposal meets the required standards for a variance, because: [1] Draft MinutesO Approved Minutes® Approved Date:9/14/2016 a) The practical difficult is caused by the location of the homes to the north and south, (already farther back from the front lot lines than the subject home). b) The encroachment into the setback will not affect neighboring properties or the street scape. The improvement is a minimal point intrusion into the setback. c) The request is reasonable given the location of the existing home and the desire to add to a small entry. The addition will break up the massing of front facade of the home. Teague said approval is also subject to the following condition: I. The home must be construction per the proposed plans date stamped July 18, 2016. Appearing for the Applicant Byron and Laura Olson Public Testimony Chair Platteter opened the public hearing. No one spoke to the issue. A motion was made by Commissioner Thorsen to close the public hearing. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. Discussion and Comments Commissioners expressed the opinion that the variance was minimal and made sense. Commissioners asked if staff had further concerns. Planner Teague responded staff has no concerns it's a very straightforward request. Motion A motion was made by Commissioner Thorsen to approve the variance based on staff findings and subject to staff conditions. Motion was seconded by Commissioner Nemerov. All voted aye. The motion carried. B. Variance. 5812 Hidden Lane, Edina, MN Planner Presentation Planner Teague informed the Commission the subject property is a corner lot located in the north east corner of Dundee Road and Hidden Lane. The proposal is to tear-down the existing home and replace it with a new home within the existing setbacks along Hidden Lane and Dundee Road that are provided by the current home. The existing home has a 37.83 foot setback from Dundee Road and 72.5 foot setback from Hidden Lane. Planner Teague concluded that staff recommends approval of the requested variances based on the following findings: [2] Draft Minutes❑ Approved Minutes►- Approved Date:9/14/2016 1. The proposed location of the house is reasonable. It will be located the same distance to the street as the existing home. 2. The one story home is appropriate in size and scale and is well within all other ordinance requirements. 3. A practical difficulty in this instance is the deeper front yard setback of the rebuilt home to the north. 4. The proposed home will not alter the essential character of the neighborhood.The proposed new home and requested front yard location will complement the existing neighborhood homes and maintain a setback that has historically been on site since the original home was constructed. Approval is also subject to the following conditions: • Plans and survey dated stamped:July 25, 2016. • Engineering memo dated: August 8, 2016; and • Watershed District Permit Appearing for the Applicant Jon and Heidi Hempel, property owners and Nate Wissick, Elevation Planner Teague noted that the applicant submitted signatures of support from neighbors. Discussion and Comments Planner Teague was asked if any trees removed would be replaced. Planner Teague responded that code requires tree replacement if a tree(s) is removed outside the 10-foot replacement line. Teague said it appears no trees are impacted outside the replacement line; however, the applicant has submitted a landscaping plan. Commissioners complimented the applicant on the quality of the plans, graphic comparisons and their outreach to the neighbors. Applicant Presentation Mr. Wissick with the aid of graphics pointed out that the new house conforms more to the neighborhood than it is different. Wissick said the subject house was built in the 1950's, adding building new worked best for the applicant. Public Hearing Chair Platteter opened the public hearing acknowledging the petition of neighborhood support submitted by the applicants. [3] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 Jim Jorgenson, 5821 Northwood Drive, Edina, MN indicated his support for the project noting that the placement of the new house conforms to the "curve" of the road. Chair Platteter asked if anyone else would like to speak to the project; being none Commissioner Olsen moved to close the public hearing. Commissioner Thorsen seconded the motion. All voted aye. The motion carried. Motion A motion was made by Commissioner Olsen to approve the variance based on staff findings and subject to staff conditions. Motion was seconded by Commissioner Thorsen. All voted aye. The motion carried. VI. Public Comment Chair Platteter opened the public comment period. No one spoke. A motion was made by Commissioner Thorsen to close public comment. Motion was seconded by Commissioner Strauss. All voted aye. The Motion carried. VII. Reports and Recommendations A. Sketch Plan Review. 6600 France Avenue, Edina, MN Planner Presentation Planner Teague reported the Planning Commission is asked to consider a sketch plan proposal to re-develop the 22 acre parcel at 6600 France. The request includes consideration of a multiple (5) phase development. As proposed, at full built out, the site would include a new 6- story medical building, a new 6-story hotel, a new 8-story residential apartment, two new 2- story retail buildings, and the new single story Bank of America. Existing buildings that would remain include the 7-story office, the 6-story office and the Tavern on France. The only building that would be removed from the site is the office building that connects to 7 and 6 story office buildings. Planner Teague added to accommodate the request a Comprehensive Plan Amendment to increase the height maximum from four stories to eight stories is required and a Rezoning from POD-2 to PUD, Planned Unit Development Planner Teague explained the Southdale Area Development Principles have been shared with the applicant; they have incorporated many of the core principles into the proposed plans. They have divided the large parcels into smaller blocks providing pedestrian and transit separations [4] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 and connections. Sidewalks are proposed completely around and through the site; they are providing the 50-foot setback on France Avenue with green space and sidewalks; have created storefronts on France with the new retail buildings; and have tied into the pedestrian and car connections to Southdale as shown in the Southdale Vision Plan. Concluding, Planner Teague said the PUD rezoning is required to allow the proposed housing on the site and the increase in floor area ratio (FAR). Housing is not allowed under the current zoning, but would be allowed under the existing OR, Office Residential Comprehensive Plan designation for the site. Appearing for the Applicant Bob Erickson, Wildamere and Dean Dovolis, DJR Architecture Inc. Comments and Questions Commissioners expressed the following: • Commissioners questioned how/why the Comprehensive Plan limited building height to 4-stories on the west side of France Avenue. Planner Teague explained the City Council modified portions of the Comp Plan to reduce building height on the west side of France to 4-stories. Teague said he believed at that time the Council felt that a 4-story building height limit would buffer the residential properties to the west. Chair Platteter said the Planning Commission's recommendation was different from the Council's. It was further noted by Commissioners that a natural buffer does exist along areas west of France to include berms and significant green space. • Commissioners asked Planner Teague if the PUD rezoning was for the entire parcel. Planner Teague responded in the affirmative. Teague further explained that a PUD rezoning is site specific and an Ordinance is created for the approved plan. Teague stressed that what is approved is what must be built unless an amendment to the plan is requested. He also noted that the PUD rezoning would allow housing on the site and an increase in floor area ration (FAR). Teague further reported the PUD rezoning would also ensure compliance with the Southdale Development Principles and that affordable housing would be a component (as suggested in Phase 5). • Planner Teague was asked if an increase in density could be addressed in other ways besides the PUD rezoning. Planner Teague responded in the affirmative. • Commissioners asked Planner Teague if the project would be developed along the block structure as mentioned. Teague responded it would be similar; however, they will need to work around the buildings that will remain. Applicant Presentation Bob Erickson addressed the Commission and reported that he along with the development team met with City staff to discuss the applicants' plans for the site. Erickson said a neighborhood meeting was held that [5] Draft Minutes El Approved Minutes® Approved Date:9/14/2016 was attended by 43 residents. Erickson introduced the development team to include representatives from DJR Architecture, DF/Damon Farber, BKBM Engineers and Spack Traffic. Concluding, Erickson said this project is a labor of love and asked the Commission for their feedback. Dean Dovolis addressed the Commission and with graphics pointed out highlights of the project. Dovolis reported that the proposed Promenade on France is a phased project that is expected to begin within the next 5 to I0 years and is a blend of new and existing structures. He explained with regard to building height that the proposed building height will not exceed the height of the existing structures. Dovolis said that this proposal creates a promenade on France and the intent is to collar the site with landscaping. Dovolis expressed the following: • The project will maintain and enhance the site by combining new elements with existing elements. The creation of boulevards will organize and breakdown the scale of the site and strengthen connections to adjacent properties. • The project will be developed in Phases. Phase I would include the retail element and further enhancements of the France Avenue streetscape. The advantage of phasing the project is to create as little disruption to the site and protect parking during construction. • A central pedestrian spine running N/S through the site and 2 spines running E/VV would be developed. These pedestrian spines would distribute foot traffic throughout the site. The site will also provide enhanced eye view and above views for residents at a higher elevation. • The site has low points that would be incorporated into a water management plan through ponding and other measures. Dovolis further stressed the importance of maintaining greenspace throughout the site. He asked the Commission to note that the large grove of existing Oaks would be preserved for not only those who work and live on the site but for all residents. • The proposed master plan envisions a medical office building, two retail buildings, a hotel or office building that would replace the existing office buildings and new construction of underground parking. Concluding Dovolis said he is seeking feedback from the Commission on the proposed rezoning from POD-2 to PUD and an Amendment to the Comprehensive Plan for building height. Dovolis said a traffic study is proposed and watershed district permits would be applied for at the time of formal application. Dovolis said sustainable design is also an important element of the project. Discussion and Comments • Commissioners acknowledged the reduction in surface parking; however, expressed the opinion that further reduction in surface parking could be a goal. Dovolis responded that he appreciates that flexibility however, it is important for the existing and remaining building tenants to keep the existing convenience parking. He did stress that surface parking would be scaled down as phasing occurs;however, surface parking is needed to maintain adequate expected suburban parking. He noted the difficulty in redeveloping suburban sites because of their high emphasis on vehicle traffic. Dovolis said the site is "stuck" in transition. [6] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 • Commissioners asked the applicant what the size was of the proposed easement area that protects the large Oak grove. Dovolis responded he is unsure of the exact size; however, it is identified as a conservation easement. This easement area would preserve the Oaks to include restoration. • Dovolis was asked if they have comparable retail components. Dovolis pointed out that two new retail buildings (one existing and one proposed) have/will be constructed on the west side of France south of the subject site., adding the new retail buildings would be comparable. Dovolis reported there are tenants already"out there" that have expressed their willingness to move into these new buildings. • Commissioners asked Mr. Dovolis the number of residential units proposed. Mr. Dovolis said the development team envisions this building to contain 70 units; a type of boutique project. • Commissioners asked if the site was still considered an office park. Dovolis responded in the affirmative, adding that it's an office park and more. He noted that France Avenue is becoming a "medical alley" that's spreading south. He added the proposed 70-unit residential building would complement the site; not compete with the existing and planned residential units in the Greater Southdale area. Dovolis pointed out within this area roughly 1,100 units are already on line or soon to be, adding their residential building is designed to be something different, reiterating they want to complement the residential redevelop in the area not compete. • Commissioners' questioned if the proposed renovations and construction of additional buildings would be considered Class A with amenities. Dovolis responded the buildings would be Class A. • Commissioners expressed concern with parking and traffic during the construction phases. Mr. Dovolis responded that because of the size of the site and with construction in phases traffic and construction parking should not be an issue. Dovolis said he also foresees staging on the site, adding traffic would also be addressed and mitigated. It was pointed out by the Chair that the presently the City is undergoing a lot of street closings and the resulted traffic congestions; however, the projects that are occurring throughout the City aren't City or development projects but infrastructure projects by Center Point energy. Dovolis further explained that during construction all City construction management requirements will be respected. • Commissioners expressed the opinion that surface parking for the proposed redevelopment could be reduced. It was pointed out that the goal of the City is to reduce surface parking and have buildings address the street. Dovolis responded that he agrees that more greenspace is important; however, parking is important to the existing uses. Dovolis reiterated suburban inner ring cities are in a transition phase, adding parking can be reduced; however, at this time not eliminated. He said it is very hard to forecast 15 years out. He reiterated the phasing of this project allows for reactions to the market. He noted the process can continue with flexibility because of the phasing. Dovolis also asked the Commission to note the difficulty of France Avenue being a county road. He said the vision of the County is very different from the vision of the City. He pointed out the County envisions France Avenue as an extension of Highway 100, which is why City staff, the City Council and Planning Commission need to reach out of the County to share this vision. He noted along France Avenue the County would rather see fewer curb cuts; reiterating the County looks at capacity. [7] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 • It was suggested that the developer look into adding an additional east/west pedestrian spine; more to the middle of the site. Dovolis responded that again the County wants fewer curb cuts, etc. • It was also suggested that the applicant look at introducing more variety in building height. Dovolis said he could look into an increase in building heights; however, pointed out the Code dictates density. • Commissioners also expressed the opinion that they want variety in building styles. • It was further suggested that the applicant create an uncomplicated internal circulation pattern for not only pedestrians but for vehicles as well. Commissioners asked the applicants to be generous with landscaping and "mix it up a bit". • It was also suggested that the development team take another look at the Oak grove and have the new buildings take advantage of this amenity. It was noted that it appears the Oak grove is surrounded by parking; not by buildings where occupants could enjoy the natural greenery. • The Commission also suggested that water features be added to the site as a means of storm water management. Use the water as an amenity. • Encourage development of the site to engage all the new residents of the area. Create a site that people will enjoy walking too. Redevelop the site to drawn people in. Take advantage of the existing promenade and help "move"these new residents to the site. Mr. Dovolis said he agrees with all the suggestions and comments. He noted that much also depends on what Simon does with the Southdale Center site directly to the east of the subject site and the input from the County in creating connectivity. • Commissioners stressed the importance of this site; again suggesting implementing water features to aid with storm water management and the use of the Oak grove as an important shared amenity that should be enjoyed by patrons of the site and future residents. • Balance the amenities and unite the site to the residential neighborhood to the west. Consider adding a rugged natural path to the Oak grove. Create a site that people want to go to, that draws people in • Create a WOW environment;that could include an increase in density, increased building height, reduction in surface parking and rich in greenspace and connectivity. Mr. Erickson addressed the Commission and stated the buildings renovated and proposed will be Class A. He invited Commissioners to visit the 6800 building and look at the vision. Mr. Erickson thanked the Commission for their time. B. Comprehensive Plan Update Planner Teague reported the updating of the Comprehensive Plan process is in the works. Teague said staff intends to give each Commissioner a three-ring binder to help keep track of the updating process. The binder will be the"place" where all updates to the plan can be stored throughout the entire process. Teague said the binders would be available for pickup at the Planning Commission meeting on September 14th. Teague further suggested that Commissioners familiarize themselves with the present Comp Plan. [8] Draft Minutes❑ Approved Minutes® Approved Date:9/14/2016 Commissioner Strauss also pointed out that the Met Council website is full of information, seminars, and workshops that can be attended by anyone interested. He said in his opinion the Met Council site will also be a good source throughout the process. He added it may be a good idea to pursue a workshop hosted by the Met Council. Commissioner Lee said she agrees with the comments from Commissioner Strauss, adding the Commission should take advantage of Met Councils outreach. A typo was noted on page 3 of staff's memo. 2016 should be 2018. Planner Teague said staff looks forward to beginning the process. IX. Chair and Member Comments Commissioner Hamilton acknowledged he was a new member of the Planning Commission; however, had difficulty during the sketch plan review for 6600 France knowing if the applicant was listening to our suggestions and advice. He said the Commission may need to reinforce that our comments and suggestions were not presented lightly. Planner Teague responded that staff does stress the Commissions input, adding for the most part those suggestions are implemented in the plans before they proceed to the City Council. X. Staff Comments Commissioner Lee asked Planner Teague what the Council outcome was of the proposal for an apartment complex on Lincoln Drive by Opus. Planner Teague responded that Opus did revise their plans according to suggestions from the Commission, adding their request was approved on a 3-1 vote with one abstention. Planner Teague further reported that the applicant has offered to pay an affordable housing fee of two million dollars. Teague further reported that the proposal for redevelopment at 45th and France was also approved. XI. Adjournment A motion was made by Commissioner Bennet to adjourn the public hearing at 10:00 PM. A second was offered by Commissioner Thorsen. All voted aye. The meet was adjourned. Jackie' 3toegenalifteit Respectfully Submitted [9]