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HomeMy WebLinkAbout2016 11-09 Planning Commission Meeting Minutes Regular Draft Minutes❑ Approved Minutes® Approved Date: 12/14/2016 rr, Minutes City Of Edina, Minnesota Planning Commission .7 Edina City Hall Council chambers November 9, 2016, 7:00 P.M. I. Call To Order Chair Olsen Called the meeting to order at 7:04 P.M. II. Roll Call Answering the roll were: Chair Olsen, Commissioners Hobbs, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube. Student Members, Kivimaki and Jones. City Planner Teague, Support Staff Hoogenakker, Sr. Communications Coordinator, Eidsness Absent from the roll: Commissioner Lee III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the agenda for November 9, 2016, as submitted. The 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 October 13, 2016, meeting minutes. The motion was seconded by Commissioner Berube. All voted aye. The motion carried. V. Public Hearings A. B-16-16. A 2-foot fence height variance for 5 113 Gorgas Avenue, Edina, MN Planner Presentation Planner Teague presented the staff report asking the Commission to note when the property was purchased by the applicant, it was their hope to install a privacy fence between their property and the Regency's property. The applicants observed that some of the existing pine trees along the common property line were diseased and would need to be removed exposing their property. The applicants are Page 1 of 9 Draft MinutesE Approved Minutes® Approved Date: 12/14/2016 now asking for a variance to allow fence height in excess of 6-feet. An 8-foot fence would allow for an even cohesive screen along the east lot line. Teague concluded that staff recommends approval of the 2-foot height variance based on the following findings: • A practical difficulty is caused by the adjacent property's fence height. • The adjacent higher density property to the east is a unique circumstance not common for every similarly zoned property. • It is reasonable use to construct a fence equal in height to the adjacent neighbor's fence to provide a cohesive screen. The variance is subject to the following condition: The fence must be construction per the proposed plans date stamped: October II, 2016. Appearing for the Applicant _Emily Sefton, property owner and applicant. Comments/Discussion Commissioners had the following comments: • An opinion was expressed that planting trees may be a better solution than the fence. Planner Teague responded that landscaping would also be planted along the fence including trees. • Support was expressed for the fence; noting that the City Council did foresee the need for an 8- foot fence when properties abut different zoning designations and or busy streets, etc. • An opinion was expressed that the 8-foot fence would aesthetically address the issue of differing fence heights between structures. Applicant Presentation Ms. Sefton addressed the Commission and explained they have small children and a contiguous fence creates a safe place for them to play. Sefton noted that she spoke with the condo association about their request, adding the proposed fence is a wood fence and the finished side of the fence faces out. Public Hearing Patrick Bachman, 5100 France Avenue, #205 told the Commission the stepping of the fence height was an architectural design feature. 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. Page 2 of 9 Draft Minutes❑ Approved Minutes® Approved Date: 12/14/2016 A discussion ensued with Commissioners in agreement that the 8-foot proposed fence height made sense and would afford both the applicant and neighboring building a more cohesive fence height. Motion A motion was made by Commissioner Thorsen to approve the 2-foot fence height variance. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. B. Public Hearing. Comprehensive Plan Amendment and Rezoning to PUD for DJR Architects at 6600-6800 France Avenue, Edina, MN Planner Presentation Planner Teague presented the staff report. Appearing for the Applicant Dean Dovolis, DJR Architecture Inc., Tom Whitlock, Damon Farber, Tom Caesar, BKBM Comments/Discussion Commissioners expressed the following: • Planner Teague was asked for clarification on Hennepin County's role in what happens on France Avenue. Planner Teague responded that City Staff has shared with Hennepin County the goals of the City for France Avenue and the greater Southdale area. Teague said at this time talks are continuing and the City will work closely with the County on all traffic issues. Teague explained since France Avenue is a County road the City and County need to work together on a joint vision for France Avenue. • With regard to the cap on building height west of France Avenue Commissioners questioned why/how this 4-story height cap occurred. Planner Teague explained that during the last updating of the Comprehensive Plan (2008) the City Council directed the Planning Commission to include height limits in the plan. Teague said he believes at that time the Council felt that a 4-story height limit west of France made sense while acknowledging there were a number of buildings west of France that exceed the 4-story height limit. Concluding, Teague said the Council may have felt that the area west of France was a transition area into the residential neighborhood to the west. • Commissioners asked Planner Teague if the project receives approval do they have a say where the 8-stories are located since his is a phased project. Teague agreed this was a phased project; however, each phase will return for Commission review. Teague said if there are major changes from what is approved on the master plan they would also need to amend the master plan. Page 3 of 9 Draft Minutes El Approved Minutes® Approved Date: 12/14/2016 • Planner Teague was asked if the City had received any comments from the commercial community. Teague responded that to date no concerns have been expressed to him from the commercial field. Applicant Presentation Mr. Dovolis addressed the Commission and gave them an overview of the Master Plan for the Avenue on France. Dovolis noted that the request is for a six phase development and the development team made every effort to align the project with the Southdale Area Working Principles. Continuing, Dovolis reported that the vision was to redevelop the site in Phases with redevelopment improving the site from the current sea of parking to a more transitional mixed use character that meets today's needs. Two of the existing office buildings would be removed to make way for the phased development of the site. Dovolis asked the Commission to note that Phase I has an element currently under construction (Bank of America) and Phase I will continue with the proposed new retail buildings fronting France Avenue. Dovolis pointed out that the proposed retail phase is 2-sided. Dovolis said one exciting aspect of the project was the two sided retail component and pedestrian/street spine. He also noted the size of the site also allows parking demands to be accommodated on site during the multiple phases. Continuing, Dovolis told the Commission they held two meetings with neighborhood residents. Dovolis asked the Commission to note the materials that will be used on the retail component of the plan will be stone, glass and wood. Dovolis further indicated that interest has been expressed in the retail space and the proposed tenants are unique to the Twin Cities area. With graphics Dovolis shared renderings of the retail component in Phase I, specifically reiterating that the retail component is 2-sided. Tom Whitlock delivered a power point presentation highlighting aspects of the landscape plan and attention to the public realm. Whitlock reported that the landscaping materials used would celebrate Minnesota's four seasons. Tom Caesar, BKBM, addressed the Commission and explained the master civil plans to include drainage flows, rate control and general storm water management procedures. Comments/Discussion • An opinion was expressed that the sidewalk should be extended (the sooner the better) especially along Valley View Road and France Avenue. Dovolis responded that in his opinion especially along France Avenue pouring the sidewalks would not be a good idea until construction is complete. He reminded the Commission construction is proposed in phases and if the sidewalks were constructed prior to construction of the buildings they could be damaged during phasing and would need to be redone. • A question was raised if the development team felt comfortable that the health of the Oak savannah wouldn't be compromised. Mr. Dovolis said they would be extremely careful during the construction phases. He noted that the Oak savannah sits a bit higher and the soil is sandy. Page 4 of 9 Draft Minutes Approved Minutes Approved Date: 12/14/2016 • Dovolis was asked about timing for the entire build out. Dovolis responded that the Bank of America is currently under construction and construction on the retail component will began in the spring. He concluded that their goal was a 5-year phased project. • The development team was asked what they envision would occur in the proposed central pedestrian spine and curbless interior street. Dovolis explained that their intent was to have the differing uses of the central transportation spine identified through application of materials, pavers, coloring. Dovolis explained that they envision a delineated pedestrian spine with plaza areas abutting a curbless street. He said he envision a future farmers market occurring, and art fair, Christmas tree sales, etc. He added he envisions the pedestrian spine and curbless street as multipurpose. • An opinion was expressed that careful attention must be paid to the interior street/pedestrian spine. On one hand the street/walkway may be too wide to be utilized to its fullest potential. Dovolis responded that the future tenants have indicated they desire outdoor "pieces" and want breathing room. Dovolis said if the spine was tightened its use could also be limited, adding the spine still needs to accommodate both vehicles and service access, including the pedestrian. • A suggestion was made to really focus on the interior pedestrian/vehicle spine. Consider meandering the spine during the phases where appropriate. The development team was encouraged to create a more intimate feel by using differing pedestrian/roadway materials (as previously noted), landscaping elements and incorporating the water features where appropriate, etc. Curb appeal was also an important element, adding remember to consider adding an art piece at the corner of France and 66th Street. • Commissioners asked about sustainability. Dovolis explained that they are still finalizing measures; however, are looking at green roofs, possible solar, and other sustainable standards. • Dovolis was asked how snow removal would be handled. Dovolis said at this time he wasn't sure; however, he believes there are areas the snow can be stored. • An opinion was expressed that traffic could become the Achilles heel, noting that according to the traffic report some intersections are at a high level; particularly on France Avenue. Mike Spack agreed that this is a large development plan proposal, adding it will generate significant traffic. Spack said when they conducted the traffic study they looked at past, present and future growth models. He said the site as proposed is a mixed use site and traffic should peak at different times. Spack said it will also be important to monitor the signalization and the turn lanes to achieve the best results. Spack agreed that careful review is required for a large phased redevelopment site such as this. Commissioners did express concern that the intersections in the area had undesirable grades, reiterating they want to make sure no errors are made calculating the traffic impact in the greater Southdale area. Planner Teague interjected and explained that currently the City has hired WSB to create a traffic model for the greater Southdale area which would include different use scenarios. This traffic model will be woven into the Southdale Plan and will be of use for future redevelopments. Commissioners stressed to Teague that France Avenue is a County road and they have concerns. Teague agreed; however, he said conversations between the City and County are occurring. Public Hearing Page 5 of 9 Draft Minutes Approved Minutes® Approved Date: 12/14/2016 Chair Olsen opened the public hearing. The following residents spoke and shared their concerns: Scott Solberg 4201 66th Street West Nora Davis 6921 Southdale Road Scott Roberts 6801 Southdale Road Elizabeth Hirshey 6804 Southdale Road Gene Persha 6917 Cornelia Drive • Review West 66th Street as is moves west from the Valley View Road intersection. There can be congestion and backup at the at this intersection as the lanes narrow going west. • Consider extending the sidewalk along West 66th to tie into Valley View Road, • Traffic is a concern on Valley View Road and 66th Street. The potential is there for cut through traffic. • Potential for increased noise. • Potential for increased light spillage into the residential neighborhood from the project site. • Views would be blocked if the building height for the proposed residential building is 8-stories or greater. • A general sense was expressed that too much is going on in the greater Southdale area before the Southdale Plan is even finalized. Redevelopment appears to be constantly occurring and the impact will be felt if the area is redeveloped incorrectly. Chair Olsen thanked the public for their comment. A motion was made by Commissioner Thorsen to close the public hearing. A second was made by Commissioner Lee. All voted aye. The motion carried. Comments/Discussion Commissioners expressed the general opinion that developer appeared to listen to the Commission and Council comments expressed at Sketch Plan Review and the outcome was positive. Commissioners noted the project is large and there are certain revisions they would like the applicant to consider; adding sidewalks where appropriate, meandering the internal pedestrian/vehicle spine also where appropriate; and provide an art feature at the corner of 66th and France when that phase is completed. Commissioners also stressed the importance of staging during construction, mitigating traffic issues and being respectful to the neighbors. Motion A motion was made by Commissioner Nemerov to recommend that the City Council approve Comprehensive Plan Amendments to increase the height maximum from four stories, 48-feet to eight stories, 96-feet, Preliminary Rezoning from POD-2 to PUD, Planned Unit Development to allow a floor area ratio increase from .5 to 1.0, and Preliminary Development Plan to construct two retail buildings on France Avenue at 6600-6800 France Avenue (Phase 2A and 2B) for DJR Architects, on behalf of Dennis Doyle, 6600-6800 France Avenue. Approval is based on staff Page 6 of 9 Draft Minutes❑ Approved Minutes® Approved Date: 12/14/2016 findings and subject to staff conditions to include conditions found in the engineering memo and traffic study. Approval is also conditioned on the following: The applicant is asked to consider extending the sidewalk wherever possible along France Avenue, Valley View and West 66th Street. An art feature is to be located at the northeast corner of the site when the medical office phase is developed. The overall master development plan is to be amended to create a more articulated broader meandering sidewalk/roadway (which would then be addressed in the fourth phase). The motion was seconded by Commissioner Berube. All members voted aye. The motion carried 8-0. VI. Community Comment None. A motion was made by Commissioner Thorsen to close public comment. The motion was seconded by Commissioner Strauss. All voted aye. The motion carried. VII. Reports/Recommendations A. Sketch Plan Review— 7711 Computer Avenue, Edina, MN Planner Presentation Planner Teague reported that the Planning Commission is asked to consider a sketch plan proposal to redevelop the property at 7711 Computer Avenue. The applicant is proposing to are remodel and expand the existing building with a new three-story mini-storage, and a one story retail/office use that would utilize parts of the existing building. Teague asked the Commission to note that for a sketch plan review, the Planning Commission is asked to provide the applicant with informal, nonbinding comments on their proposed project. Teague explained that the density proposed for the site exceeds the minimum code requirements for the PID, Planned Industrial District. Allowed square footage is 43,560 square feet for the site. The proposed square footage would be 92,792 square feet. Additionally, any retail space within the PID zoning district is supposed to only serve the office uses within the site, not have access from the outside, and not have any signage or displays. This proposal contains a coffee shop with exterior signage and has direct access from the outside. The intent of the ordinance is to allow retail uses that serve the existing tenant of an industrial or office building. Teague pointed out that the proposal would either require a variance to allow the greater square footage, or an amendment to the zoning ordinance to allow a I.I FAR in the PID zoning district. Additional variances would be required for the exterior entrance and signage. Teague concluded that a traffic and parking study would be required to determine the impacts on adjacent roadways. Page 7 of 9 Draft Minutes❑ Approved Minutes® Approved Date: 12/14/2016 Appearing for the Applicant Dean Dovolis, DJR Architect, Ben and Josh Krsnak Discussion/Comments Commissioners expressed the following: • An opinion was expressed that this project was very forward thinking and creative and could be a benefit to the area. Planner Teague was asked if the site could be rezoned to mixed use. Planner Teague responded any rezoning of this specific site would be considered spot zoning which is something the City doesn't like to see. Teague said if the applicant also owned the property to the north it would make more sense to rezone it to mixed use matching the zoning of the properties to the north. Teague stated as it stands now the subject site is zoned Planned Industrial which is what the abutting properties are zoned. Applicant Presentation Mr. Dovolis addressed the Commission and explained that the site is 2 acres and contains an existing single story office warehouse building. Dovolis explained the proposal is a mixed use facility that combines shared offices, maker space, a coffee shop and business storage. Continuing, Dovolis said renovations are planned to the existing building and an addition is proposed to accommodate a mini storage facility. Dovolis added that the renovations also include a new coffee shop with floor to ceiling glass and the addition of a small business storage facility, Dovolis said this product could be considered a "Shark Tank" concept, adding the storage facility would offset the startup shared offices and maker space. With graphics Dovolis shared the proposed building elevations and materials board. Josh Krsnak addressed the Commission and explained the proposed concept offers space to entrepreneurs and small business owners to pursue their goals through collaborative open spaces and meeting venues. Krsnak said there would also be the ability to rent out space for events and of course to use the storage facility for their products. Mr. Dovolis asked the Commission for their input. Discussion/Comments • The applicant was asked if the proposed storage facility was only for the tenants of the building or could the spaces be rented by the public. Mr. Krsnak said space in the storage facility can be rented by the public. • Commissioners applauded the forward thinking concept and indicated all proposed uses complement each other; however, they acknowledged the difficulty in providing this opportunity within the constraints of the ordinance. A discussion ensued with some Commissioners expressing the opinion that the way to address the proposed uses should not be through the variance process. They indicated that amending the zoning Ordinance may be best option; however, that could be difficult. They pointed out the exterior entrance and signage for the proposed "coffee shop" is problematic and increasing the FAR to accommodate the proposal could have unintended consequences. They also acknowledged staff's concern with parking. Some Commissioners indicated this concept may be too much for the site. Page 8 of 9 Draft Minutes❑ Approved Minutes® Approved Date: 12/14/2016 Continuing, some Commissioners indicated their support for the concept and acknowledged the product was very forward thinking, however, the request puts the Commission on the spot, adding the question is where would this fit and how. Z Planner Teague commented that the Commission is in the process of updating the Comprehensive Plan and this may be a concept that needs further study and discussion if the City wants to double the FAR allowed in the industrial district. Commissioners indicated that they don't want to lose this opportunity; however, did acknowledge the difficulties on this industrial site. Chair Olsen thanked the applicants for their presentation. VIII.Correspondence And Petitions Commissioner Olsen acknowledged back of packet materials. IX. Chair And Member Comments X. Staff Comments Planner Teague reported that the City Council approved the redevelopment request by Twin City Orthopedics/7700 France. Council asked the applicant to enhance the entrance, add sidewalks and "dress up" the ramp. XI. Adjournment A motion was made by Commissioner Thorsen to adjourn the meeting of the Edina Planning Commission at I 0:40 P.M. The motion was seconded by Commissioner Bennett. All voted aye. The motion carried. ,Tackie 3-(oogenakker Respectfully submitted Page 9 of 9