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HomeMy WebLinkAbout2017 01-11 Planning Commission Meeting Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 ATP1A' Minutes 12 tCity Of Edina, Minnesota s Planning Commission FRI Edina City Hall Council Chambers • ,,,,,,,Y„o.,•'• 4801 West 50th Street, Edina, MN Wednesday,January I I, 2017, 7:00 P.M. I. Call To Order Chair Olsen called the meeting to order at 7:00 P.M. II. Roll Call Answering the Roll were: Chair Olsen, Commissioners Hobbs, Lee, Strauss, Hamilton, Bennett, Berube. Student Member, Kivimaki. City Planner Teague, Assistant Planner, Aaker, Support Staff Hoogenakker Absent from the Roll: Nemerov and Jones. 111. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the January I I, 2017, meeting agenda. The motion was seconded by Commissioner Lee. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Strauss to approve the December 14, 2016, Meeting minutes. The motion was seconded by Commissioner Thorsen. All voted aye. The motion carried. V. Public Hearings A. B-16-17. Variance Request. 6612 Indian Hills Road, Edina, MN Planner Presentation Planner Aaker presented her staff report. Appearing for the Applicant Scott Busyn, Great Neighborhood Homes. Page 1 of 7 Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 purchased by the HRA in 2013 with the intent of creating additional public parking for the commercial district. Prospective developers were encouraged to provide creative ways to deliver public parking while also adding street life, vibrancy and new business opportunities. Interested developers were encouraged to consider including other adjacent properties to increase the impact of the redevelopment effort on W. 49-1/2 Street. On December 20`h, Buhl Investors/Saturday Properties were selected by the HRA as the development partner. The selection of the development partner did not intend or imply that the plans would be approved. The normal full development review process is still required. This is the first step in that process. Planner Teague explained that the specific proposal is for a multiple (2) phase development, that includes not only the vacant 3930 site, but the two public parking ramps and the old Hooten Dry Cleaner site. As proposed, at full build out, the site would include: • 877 new parking stalls (an increase of 155 public parking stalls from what the two public parking ramps that exist there today); • 131 apartment units (10% affordable); 1- 30,000 square feet of new retail (I 9,000 square feet has or will be removed - Edina Realty & Hooten Cleaner); and ➢ 27,000 square feet of public space with expanded sidewalk and improved pedestrian connections. All existing structures would be removed with the exception of the north ramp, which would be expanded and refinished. To accommodate the request, the following is required: 1- A Comprehensive Plan Amendment to increase the height maximum from four stories and 48 feet to six stories and 73 feet south of 49-1/2 Street and north of 5 I st Street, and increase the density from 30 units per acre to 50 units per acre in the MXC-Mixed Use Center; and • A Rezoning from PCD-2 to PUD, Planned Unit Development. Planner Teague noted that the Southdale Area Development Principles were shared with the applicant; and they have done an exceptional job of incorporating many of the core principles into the proposed plans. They have divided the south parcels into smaller blocks providing improved pedestrian separations and connections. The existing middle ramp has been split on the ground level to make a clear pedestrian connection from 50th Street to 49-1/2 Street. Public spaces and plazas are proposed. Sidewalks are proposed along the street consistent with the 50`h and France area. Planner Teague concluded that elements that are included in the proposal would be affordable housing, high quality building design, increase in public/open space, mixed use, and pedestrian oriented design. Teague stated that the proposal also meets the objective of the project which was to increase the number of public parking spaces in the 50`h and France commercial district. Page 3 of 7 Draft Minutes LI Approved Minutes® Approved Date:01-25-2017 • Sustainable design. Design elements may include greater utilization of new technologies in building design, special construction materials, increased landscaping, lighting, pedestrian oriented design and the use of podium height. • Improvement of storm water management. • Improved/expanded 49 '/2 St and Halifax streetscape • Proposal eliminates narrow, non-accessible walkways. Reinforces successful alleyways through the introduction of two additional alleyways. Addition of sky bridge. • Introduces a programmable Woonerf space providing access for deliveries and service in the mornings; however, allows for a vibrant pedestrian mall throughout the rest of the day. • Green Screen reducing visual impact. • Existing 50th and France streetscape language would be extended through this area. • Increase in public/cultural space that provides a variety of seating to include a public area providing fountain/splash pad and skating rink in the winter, outdoor fire pits., etc. • Incorporation of art elements throughout the project. • Increased sidewalk width. • Continued economic viability for the area. Mr. Rogers thanked the Commission for their time. Comments/Discussion Commissioners in general were in agreement that the project as presented was very exciting and was thoughtfully developed. Commissioners shared the following: • Commissioners suggested that a "fly-over" be done from the north perspective. • Provide a shadow study of the proposed 49 '/2 Street buildout. Presently that expanse of sidewalk feels cold and dark due to ramp and building height. The applicants responded they would prepare a fly-over from varying vantage points for the public hearings and submit a shadow study at formal application. • Could the project provide additional underground parking? The applicant acknowledged that is possible; however, they explained that because of the water table it would be cost prohibitive. • Enthusiasm was expressed for the art work element of the project; however, it was suggested that the development team be particular with the art chosen to be displayed. The applicants agreed. • The development team was applauded for their attention to public space, especially incorporating a splash pad/ice skating rink into the project. Commissioners said if those elements are implemented the team may want to consider a "mini structure" restroom/warming house to serve that community space. The applicants responded that idea is good and they would look at implementing space possibly in the apartment building's common area. • Pay attention to way finding and consider adding a planter on the 49 1/2 Street pedestrian island. Page 5of7 Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 Qackle cftoosenakket Respectfully submitted Page 7 of 7 Draft Minutes❑ Approved Minutes Approved Date:01-25-2017 �ir�a, Al Minutes �'� /,i�. City Of Edina, Minnesota © �� s Planning CommissionA � '` E Edina City Hall Council Chambers 1,- •'‘, ,,,,,no"s 4801 West 50`h Street, Edina, MN Wednesday, January 1 1, 2017, 7:00 P.M. I. Call To Order Chair Olsen called the meeting to order at 7:00 P.M. II. Roll Call Answering the Roll were: Chair Olsen, Commissioners Hobbs, Lee, Strauss, Hamilton, Bennett, Berube. Student Member, Kivimaki. City Planner Teague, Assistant Planner, Aaker, Support Staff Hoogenakker Absent from the Roll: Nemerov and Jones. III. Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the January II, 2017, meeting agenda. The motion was seconded by Commissioner Lee. All voted aye. The motion carried. IV. Approval Of Meeting Minutes A motion was made by Commissioner Strauss to approve the December 14, 2016, Meeting minutes. The motion was seconded by Commissioner Thorsen. All voted aye. The motion carried. V. Public Hearings A. B-16-17. Variance Request. 6612 Indian Hills Road, Edina, MN Planner Presentation Planner Aaker presented her staff report. Appearing for the Applicant Scott Busyn, Great Neighborhood Homes. Page 1 of 7 Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 Applicant Presentation Mr. Busyn told the Commission the property owners are sorry they cannot be present this evening; however, have worked very hard on their plans to ensure that the new house met all setback requirements. He noted that a variance was requested for a patio area that would encroach slightly into the setback from Arrowhead Lake; which is 75-feet. Continuing, Busyn said with regard to the building elevation variance, code requires that a new house cannot be elevated one foot above the first floor of the existing home. He pointed out the existing home is a split with three entrances that face the front street; however, because of the way the code is interpreted it presents limitations. On this large lot. Busyn thanked the Commission for their time and would answer any questions they may have. Discussion Commissioners acknowledged that the lot was large noting that the adjacent lot cannot be built on because of restrictions, and that lot combined with the subject lot creates a large area. Commissioners further added that the applicant acknowledged the terrace encroachment and in this opinion any impact would be minimal. Motion A motion was made by Commissioner Thorsen to approve the variances based on staff findings and subject to staff conditions. A second was offered by Commissioner Lee. All voted aye. The motion carried. VI. Community Comment Chair Olsen asked if anyone would like to speak at this time; being no one; a motion was made by Commissioner Thorsen to close community comment. A second was offered by Commissioner Strauss. All voted aye. Community Comment closed. VII. Reports/Recommendations A. Sketch Plan Review—49 %2 Street Redevelopment Planner Presentation Planner Teague reported that the Planning Commission is asked to consider a sketch plan proposal to re-develop 2.9 acres of land on both sides of 49-1/2th Street, in the 50th and France Business District. The properties are owned by the City of Edina's Housing and Redevelopment Authority (HRA). In August 2016, the HRA issued a Request for Proposal (RFP) to redevelop vacant property located at 3930 W. 49-1/2 Street. This property was Page 2 of 7 Draft Minutes❑ Approved Minutes Approved Date:0 I-25-2017 purchased by the HRA in 2013 with the intent of creating additional public parking for the commercial district. Prospective developers were encouraged to provide creative ways to deliver public parking while also adding street life, vibrancy and new business opportunities. Interested developers were encouraged to consider including other adjacent properties to increase the impact of the redevelopment effort on W. 49-1/2 Street. On December 20`h, Buhl Investors/Saturday Properties were selected by the HRA as the development partner. The selection of the development partner did not intend or imply that the plans would be approved. The normal full development review process is still required. This is the first step in that process. Planner Teague explained that the specific proposal is for a multiple (2) phase development, that includes not only the vacant 3930 site, but the two public parking ramps and the old Hooten Dry Cleaner site. As proposed, at full build out, the site would include: • 877 new parking stalls (an increase of 155 public parking stalls from what the two public parking ramps that exist there today); • 131 apartment units (10% affordable); • 30,000 square feet of new retail (I 9,000 square feet has or will be removed - Edina Realty & Hooten Cleaner); and Y 27,000 square feet of public space with expanded sidewalk and improved pedestrian connections. All existing structures would be removed with the exception of the north ramp, which would be expanded and refinished. To accommodate the request, the following is required: • A Comprehensive Plan Amendment to increase the height maximum from four stories and 48 feet to six stories and 73 feet south of 49-1/2 Street and north of 51st Street, and increase the density from 30 units per acre to 50 units per acre in the MXC-Mixed Use Center; and • A Rezoning from PCD-2 to PUD, Planned Unit Development. Planner Teague noted that the Southdale Area Development Principles were shared with the applicant; and they have done an exceptional job of incorporating many of the core principles into the proposed plans. They have divided the south parcels into smaller blocks providing improved pedestrian separations and connections. The existing middle ramp has been split on the ground level to make a clear pedestrian connection from 50th Street to 49-1/2 Street. Public spaces and plazas are proposed. Sidewalks are proposed along the street consistent with the 50`h and France area. Planner Teague concluded that elements that are included in the proposal would be affordable housing, high quality building design, increase in public/open space, mixed use, and pedestrian oriented design. Teague stated that the proposal also meets the objective of the project which was to increase the number of public parking spaces in the 50`h and France commercial district. Page 3 of 7 Draft Minutes❑ Approved Minutes❑X Approved Date:01-25-2017 Appearing for the Applicant Peter Deanovic, Buhl Investors, Brent Rogers, Saturday Properties and Todd Novak, Mohagen Hansen Discussion/Comments It was pointed out that this proposal is being requested prior to the City updating the Comprehensive Plans to include the updating of small area plans. It was further noted that the Comprehensive Plan would not be completed and submitted to the Met Council before 2018. Commissioners questioned "why now" did the City proceed with this development proposal. Planner Teague responded that the City believes that for redevelopment opportunities the window is "now". Applicant Presentation Peter Deanovic, 5100 Eden Avenue, addressed the Commission and reported that he both lives and works in Edina in close proximity to this area. Deanovic said he loves the area and the established cultural events that occur in the 5061 and France neighborhood and that he and the development team want to add to this already culturally vibrant area. Todd Novak, 10012 Oaks Road, told the Commission the development team embraced the Southdale Area guidelines and incorporated them into their proposal that they hope will revitalize the 49 '/2 Street corridor. Novak said the intent is to push the density toward 50`h Street, add additional parking to servicing and the surrounding neighborhood, create a comprehensive and connected street, incorporate art work where appropriate, add dedicated public areas for art fairs, farmer's markets, community gathering to include fountain/splash pad, construct a "green screen" to screen elements of the project, add an affordable housing component, and the use of creative building design and building materials. Brent Rogers, 5413 Halifax Lane presented to the Commission a "fly-over" of the proposal noting the following: • Construction would be in phases. Phase I would provide 338 additional parking stalls to each side and the top of the north ramp. During construction the center ramp will remain open. • Phase 2 would include the demolition of the center ramp and construction of new underground parking, retail and housing. Noting no "front" or "back" to the buildings. The underground parking spaces would include parking for residents of the apartments and public parking. • The proposal includes 133 apartments (10% affordable) • Building height at six stories and 73-feet would be "pushed" to the south. • 30,000 square feet of new retail (Edina Realty & Hooten Cleaners removed) Page 4 of 7 Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 • Sustainable design. Design elements may include greater utilization of new technologies in building design, special construction materials, increased landscaping, lighting, pedestrian oriented design and the use of podium height. • Improvement of storm water management. • Improved/expanded 49 '/2 St and Halifax streetscape • Proposal eliminates narrow, non-accessible walkways. Reinforces successful alleyways through the introduction of two additional alleyways. Addition of sky bridge. • Introduces a programmable Woonerf space providing access for deliveries and service in the mornings; however, allows for a vibrant pedestrian mall throughout the rest of the day. • Green Screen reducing visual impact. • Existing 50th and France streetscape language would be extended through this area. • Increase in public/cultural space that provides a variety of seating to include a public area providing fountain/splash pad and skating rink in the winter, outdoor fire pits., etc. • Incorporation of art elements throughout the project. • Increased sidewalk width. • Continued economic viability for the area. Mr. Rogers thanked the Commission for their time. Comments/Discussion Commissioners in general were in agreement that the project as presented was very exciting and was thoughtfully developed. Commissioners shared the following: • Commissioners suggested that a "fly-over" be done from the north perspective. • Provide a shadow study of the proposed 49 1/2 Street buildout. Presently that expanse of sidewalk feels cold and dark due to ramp and building height. The applicants responded they would prepare a fly-over from varying vantage points for the public hearings and submit a shadow study at formal application. • Could the project provide additional underground parking? The applicant acknowledged that is possible; however, they explained that because of the water table it would be cost prohibitive. • Enthusiasm was expressed for the art work element of the project; however, it was suggested that the development team be particular with the art chosen to be displayed. The applicants agreed. • The development team was applauded for their attention to public space, especially incorporating a splash pad/ice skating rink into the project. Commissioners said if those elements are implemented the team may want to consider a "mini structure" restroom/warming house to serve that community space. The applicants responded that idea is good and they would look at implementing space possibly in the apartment building's common area. • Pay attention to way finding and consider adding a planter on the 49 1/2 Street pedestrian island. Page 5 of 7 Draft Minutes Approved Minutes® Approved Date:01-25-2017 • An opinion was expressed that the proposed 6-story building may be too tall. A 4-story seems reasonable, noting the additional two stories would have impact. The applicants reiterated the proposed building height was pushed toward West 506 Street and the building was narrowed to create more pedestrian space and minimize impact. • Consider introducing "smaller" areas vs. the large expanse. Consider providing each building with its own identity. • Make sure this project "stands the test of time". • Consider also enhancing the 49 1/2 Street/Halifax corner (seating, landscaping): again, with regard to art consider introducing sculptures. • Don't forget about bikes. • Revisit the day light issue and also do evening renderings indicating lighting. • Revisit the "green wall" screening the parking element; consider other materials. The discussion continued with Commissioners asking the applicants who they think would want to live in the proposed apartments. The applicants indicated that they believe the current residents of the area when they downsize may want to remain in the neighborhood. They added the proposed units would be high quality and the size of the units would be larger than average. The applicants thanked the Commission for their feedback and stated they would listen to their suggestions and incorporate their suggestions where possible in the formal application. Chair Olsen thanked the applicants for their presentation, adding the Commission looks forward to formal application. VIII. Correspondence and Petitions Chair Olsen acknowledged back of packet materials. IX. Chair and Member Comments Planner Teague was asked if there was any news on the status of the Walgreens/France 49 1/2 sketch plan submittal. Planner Teague responded that since sketch plan he has not been contacted by the applicants. He said it is possible that comments on building height of the project may have made them reconsider their proposal. IX. Staff Comments Planner Teague reported that the Comprehensive Plan consultant agreement has not been signed yet; however, believes it will be signed within the next couple days. X. Adjournment A motion was made by Commissioner Thorsen to adjourn the meeting of the Planning Commission at 8:30 P.M. A second was offered by Commissioner Bennett. All voted aye. Motion to adjourn carried. Page 6 of 7 Draft Minutes❑ Approved Minutes® Approved Date:01-25-2017 Qackie rff000enakket Respectfully submitted Page 7 of 7