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