HomeMy WebLinkAbout2017 11-29 Planning Commission Minutes Draft Minutes❑
Approved Minutes®
Approved Date: 12/1 3/201 7
,O` > � Minutes
City Of Edina, Minnesota
I r_ Planning Commission
Edina City Hall Council Chambers
November 29, 2017
I. Call To Order
Chair Olsen called the meeting to order at 7:05 P.M.
II. Roll Call
Answering the roll were: Commissioners Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube,
Bennett, Chair Olsen. Staff, City Planner, Teague, Assistant Planner, Aaker Sr. Communications Coord.,
Eidsness
Absent: Commissioner Hobbs and Student Members, Mittal and Jones.
III. Approval Of Meeting Agenda
A motion was made by Commissioner Thorsen to approve the November 29, 2017, meeting
agenda. 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 minutes of the November 15,
2017, meeting minutes. The motion was seconded by Commissioner Lee. All voted aye.
The motion carried.
V. Community Comment
None.
Commissioner Strauss moved to close the public comment period. Commissioner Berube
seconded the motion. All voted aye. The motion carried.
VI. Reports/Recommendations
A. Sketch Plan Review— Pentagon Park South Parcel
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Planner Presentation
Planner Teague reported that the Planning Commission is asked to consider a sketch plan
proposal to develop the vacant 12.12 acre Pentagon South Parcel located on 77th Street,
Computer Avenue, Viking Drive and Normandale Boulevard. As proposed, at full build out, the
site would include:
➢ 210,000 square feet of Medical Office — located in two 5-6 story buildings;
➢ Two 150 room, 5-story hotels;
➢ Two parking ramps;
➢ 5,000 square feet of Commercial —two buildings.
➢ A vehicle and pedestrian parkway connection to Pentagon North.
Teague explained that in 2014, this site was granted preliminary approval of a PUD. (See
attached.) However, no plan was ever brought forward for final rezoning. The uses proposed
for the south parcel are generally consistent with uses proposed in 2014; however, the site plan
is completely different. The office square footage proposed in the new plan is about half of what
was contemplated in 2014. The following would be required with the current proposal:
➢ A Rezoning from MDD-6, to PUD, Planned Unit Development; and
➢ A New Overall Development Plan
Teague indicated with the Sketch Plan submitted that staff has the following
comments/concerns:
➢ Front setbacks of the hotel and parking structures. (Too close to the street.)
➢ Surface parking lots. (There is a very high water table with this site that makes
underground parking difficult and very expensive.)
➢ No vertical mixed use.
➢ Location of the fast food and drive-through.
➢ Site lines looking west on 77`h. (View is of a surface parking lot.)
Appearing for the Applicant
Jay Scott, Solomon Real Estate Group, Ryan Summers, RSP Architects
Discussion/Comments
Teague was asked to clarify the prior preliminary approval from Mixed Development District-6,
MDD-6 to Planned Unit Development, PUD of the site. Planner Teague reported that in 2014
the site was preliminary rezoned to PUD; however, there was no final rezoning therefore the
subject site is zoned MDD-6. Teague was asked if the site needs to be rezoned to PUD.
Teague responded that it would up to the property owner. Teague said there needs to be a
discussion on which serves the site better, PUD or an MDD-6 zoning classification. Both work.
Continuing, Teague said a PUD rezoning might allow greater flexibility; however, he reiterated
the zoning classification would be up to the property owner and developer.
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Teague was asked to clarify no vertical use. Teague responded this would apply to each
building. The use of the office building would be office, the hotel, a hotel.
Applicant Presentation
Mr. Scott addressed the Commission and explained they want to develop a plan that meets the
needs of the community and was market tested. He said their intent was to begin construction
in 2018. Continuing Scott said that all proposed uses are viable uses, the proposal is real and
the anticipated build out time is three to five years. Scott introduced Ryan Summers with RSP
Architects.
With graphics, Mr. Summers explained the site in detail. He explained they were very
thoughtful with building placement noting the offices need good exposure. Summer
acknowledged that this development would establish a new and highly recognizable gateway in
Edina. Summers noted that each building has a more intimate green space area that connects
and weaves into the larger site green and blue spaces infrastructure. He added the goal of the
master plan was to organize the green spaces so they are separate but connected. Concluding,
Summers said the architecture of the buildings has not been firmly established however, their
goal was to create a site and buildings with expressive architectural design.
Commissioners questioned/expressed the following:
• What was envisioned in the retail component. Mr. Summers said he believes the
freestanding retail components would most likely be restaurant(s). Summers said the
goal would to have the retail an amenity to the offices and hotel. He pointed out the
retail component is forward on the site with the parking pushed to the rear of the site.
• It was suggested that the retail component might not be the highest and best use of the
site. Mr. Summers said a development goal was to provide strong amenities for the
office and hotel use.
• The development team was asked the reason the proposed building along 77`h/
Computer was so close to the street. Mr. Summers responded that in answer to the
"urban feel" the building was located near the street to facilitate engagement. Summers
said the building could be pulled back farther into the site if so directed.
• It was noted that more parking spaces were proposed than needed. Mr. Summers said
they want the site appropriately parked, adding it is their intent as the plan approaches
finalization that there would be less parking and more green space. Summers said the
design is in the beginning states.
• Ensure that the hotel visitors and office workers can navigate the site itself; and
consider how this site would integrate to the north side of 776 Street. Summers said
they are considering some form of skyway and a pedestrian bridge over 77th Street.
The bridge over the street is expensive, adding it would need further study.
• The development team was asked if this was a multiphase project. The team
responded it could be. It was explained that the west side could be considered phase
1; however, if the market is favorable the site could be built out at a quicker pace.
Whatever is decided the infrastructure would be completed at the onset.
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• There was question on if the offices would be multitenant or single tenant. Mr.
Summers explained that he believes one of the buildings would have a major anchor
tenant, adding at this time he cannot speak to the tenant mix of the entire
development.
• It was suggested that the development team pay close attention to accessibility.
Navigating the site by vehicles, pedestrian and bike is very important to a successful
environment.
• Consider a boutique hotel.
• In the office component consider start-up office space
• Encourage green streets.
• With regard to storm water management, consider using water as a prominent
architectural feature connecting uses.
• Create external and internal plaza space.
• Connect east to west, north to south.
• It was suggested that the development team stretch or dream as hard as they can.
Reconsider tenants of the retail element. Maybe some of the considered retail uses
would work better on the main floor of the office building as an amenity.
• Entice the public, make a statement, and create a space that is welcoming not only to
the office tenants and hotel visitors but also to the general public.
• Create a connection to the Fred Richards open space area. Use the Fred Richards and
the 9-Mile creek path as an amenity for this site, not just the property north of 77th
Street
• Pay close attention to linking sidewalks to help people not only get to the site but to
navigate through the site.
• Suggest that the retail component function like a village, consider boutique stores, and
make it walkable.
• Consider adding an architectural feature to each building that tie the buildings together.
• Massage the open space.
• Take another look at the spine and create a pedestrian friendly experience with
artwork, etc.
• Make sure that the patrons of the hotels can navigate and use the entire site.
• It was stressed again the importance of the Fred Richards park. Make that an amenity.
• Commissioners agreed that this site was a gateway area; however, some stated that the
proposed development lacked vision and boldness.
• It was reiterated that the development team should want to draw people into the site.
• Promote active streets.
• Reconsider the setback of the building proposed along 776/Computer Avenue.
• It appears the parking is heavily located along the Bloomington boarder— revisit that-
make it more attractive.
• Commissioners advocated for less parking.
• Think big; what about housing.
Chair Olsen thanked the development team for their presentation, adding the Commission
looks forward to a formal application.
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VII. Correspondence And Petitions
Chair Olsen acknowledged back of packet materials.
VIII.Chair And Member Comments
Commissioner Thorsen told the Commission he continues to work with Bill Neuendorf on the Economic
Competiveness section of the Comprehensive Plan He noted their group works with Jana King as
consultant.
Commissioner Berube said that on December I I the 44th and France Small Area Plan Working group
would receive a draft from the consultant. Berube explained that they are gaining common ground on
building height; however, would be reviewing the draft and make changes if necessary.
IX. Staff Comments
Planner Teague reminded Commissioners that the Commission and Council have a joint work session
scheduled for Tuesday the 5th at 5:30. This session will be a"check-in" on the Comprehensive Plan.
X. Adjournment
Commissioner Thorsen moved to adjourn the meeting of the November 29, 2017, Planning Commission.
Commissioner Strauss seconded the motion. All voted aye. Meeting adjourned at 9:00 p.m.
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Respectfully submitted