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HomeMy WebLinkAbout2018 02-14 Planning Commission Minutes Draft Minutes❑ Approved Minutes® Approved Date: 2/28/2018 Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers February 14, 2018 I. Call To Order Chair Olsen called the meeting to order at 7:00 PM II. Roll Call Answering the roll were: Commissioners Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Chair Olsen. Student Members: Jones and Mittal. Staff, City Planner Teague, Asst. City Planner, Aaker, Transportation Planner, Nolan, Engineering Director, Millner, Engineering Services Manager, Bintner, Communications Coordinator, Eidsness, Support Staff, Hoogenakker III. Approval Of Meeting Agenda Commissioner Thorsen moved to approve the February 14, 2018, meeting minutes. Commissioner Bennett seconded the motion. All voted aye. The motion carried. IV. Approval Of Meeting Minutes Commissioner Lee moved to approve the January 24, 2018 meeting minutes to include changes from Commissioner Nemerov. Commissioner Thorsen seconded the motion. All voted aye. The motion carried. V. Public Hearings Chair Teague explained that because the traffic analysis was not completed the public hearing for Caribou Coffee and Einstein Bagels would be continued to the February 28, 2018, Planning Commission meeting. Teague noted that the applicants would be presenting their proposal in the Sketch Plan format. Commissioner Thorsen moved to continue the public hearing to the February 28, 2018, meeting of the Edina Planning Commission. Commissioner Lee seconded the motion. All voted aye. Public Hearing continued to February 28, 2018 at 7:00 PM, City Hall Council Chambers. Page 1 of 14 Draft Minutes❑ Approved Minutes® Approved Date:2/28/2018 A. Rezoning and Variances— 5000 Vernon Avenue. Rezoning from PCD-4 to PCD-2 with Variances— Continue Public Hearing to February 28, 2018 Staff Presentation Planner Teague reported that the applicant is proposing to tear down the existing 5,000 square foot structure at 5000 Vernon Avenue and construct a new 2,748 square foot Caribou Coffee and Einstein Bagel Shop and drive-through. The request requires the following: • Rezoning from Planned Commercial District 4, (PCD-4) to Planned Commercial District 2, (PCD-2) • Setback Variances as follows: I. Building Front Yard Setback (Vernon) from 35 to 25 feet 2. Parking/Drive Aisle Setback (Interlachen) from 20 feet to 5 feet (Existing condition) 3. Parking/Drive Aisle Setback (Vernon) from 20 feet to 4 feet (Existing condition) 4. Parking/Drive Aisle Setback (Rear) from I0 feet to 8 feet (Existing condition) A public hearing was scheduled for February 14`h. However, the traffic study associated with the project will not be completed before February 14`h. Therefore, rather than trying to proceed with specifics unknown in regard to traffic, pedestrian and bike traffic; the Planning Commission is asked to continue the public hearing on this request to February 28, 2018. Teague noted that this evening the Planning Commission is now asked to consider the proposed plans in a sketch plan format to provide the applicant with non-binding feedback. The public hearing and variance consideration would be on February 28`h Appearing for the Applicant Ted Carlson, Orion and Ed Farr, Edward Farr Architecture Inc. Discussion/Comments/Questions Commissioners raised the following: • Teague was asked if the site would continue to be accessed from Interlachen Boulevard. Teague responded in the affirmative. • Teague was asked if he knew what materials would be used on the exterior of the new building. Teague responded that his understanding was that the building would be brick. • It was suggested that the traffic consultants look carefully at vehicle que, noting the importance of vehicles not spilling onto Interlachen Boulevard. Applicant Presentation Mr. Carlson addressed the Commission and reported that he lives in the area and believes the requested rezoning was an up-zoning. Carlson said he believes the proposed use(s) upgrades the site and adds great Page 2 of 14 Draft Minutes Approved Minutes® Approved Date: 2/28/2018 benefit to the neighborhood. Carlson also noted that he talked with Michael Frey with the Edina Art Center and discussed with him the potential of adding art to the large retaining wall on the site. Concluding, Carlson said that the nature of the proposed uses as a coffee and bagel shop would generate peak times; mostly in the morning before 10 AM. Mr. Farr addressed the Commission and presented a power point presentation highlighting the following: • The present building would be demolished and in its place, a new 2,800 square foot building would be built. • Close off 2nd curb cut on Vernon Avenue. • Widen slip lane. • The site provides ample stacking space. • Double drive up window. • Promotes the 7 guiding principles • Underground storm water system • Brick building with stone cap, pre-finished metal Discussion/Comments/Questions Commissioners presented the following: • The applicants were asked if the existing power poles would remain. Farr responded if so directed the power lines would be removed or relocated in coordination with the utility company. • Commissioners complimented the applicant on their use of the retaining wall as an art feature. Great idea. • The applicants were asked how a pedestrian would access the building. Farr responded that the sidewalk would be rebuilt with doors on the north and east elevation. The discussion continued with Commissioners focusing on the onsite circulation, access points, sidewalks etc. Chad Millner explained to the Commission that this corner would include multiple improvements. Millner also noted that much would depend on the County and what improvements they are considering in the immediate area. Millner said once the traffic analysis was submitted the City would be willing to work with the applicant and County, adding improvements need to be made. Continuing, the discussion Commissioners offered the following: • An opinion was expressed that Edina has been identified as urban questioning if this was the highest and best use of the site. Carlson responded that they did explore other options and concluded that this would be a good fit. Farr also pointed that the site at present is vacant and was little used. This proposal would add vibrancy to the corner. • The development team was complimented for their outreach with both the City and County. Page 3 of 14 Draft Minutes❑ Approved Minutes® Approved Date: 2/28/2018 • It was noted that the trail extends westward and a question was asked if the City would need to establish an easement. Millner said the City believes that it would require a 5-foot easement from the site. This would create an 8-foot trail with a 2-foot buffer. • Concerns were expressed over traffic, the pedestrian experience and the drive-through. Farr said they are working hard on creating an inviting site for everyone. They are also looking at removal of the fence on the corner to create a more inviting atmosphere. Farr acknowledged the site is difficult, especially taking into consideration the Summit grade change. Farr said they are using what they can to create a pedestrian, vehicle friendly site. • Consider expanding the landscaping along Vernon Avenue. • It was noted that there are many great things implemented into the project like the artist wall; however, the site continues to be automobile oriented. • Pay attention to the pedestrian experience, the site continues to have a lot of concrete. Site needs to be safe for the pedestrian and bike user; not only the car. • Questions were raised on the by-pass lane. Farr said the by-pass lane and site circulation is a convenience to their customers as it allows vehicles to move through more quickly if they only order coffee. It was acknowledged that if a bagel sandwich was ordered that order would take more time then strictly drink orders. Farr said he believes with the access off Vernon/Summit and the double window scenario stacking pressure would be minimized. • An opinion was expressed that although what is proposed is an improvement the site continues to feel wrong and is too automobile oriented. • It was noted that the present site is a sea of concrete that presently is not heavily used. This proposal would be a change and an improvement as long as the vehicle situation is handled correctly. Ensure that vehicles would not be backed onto City streets. • The opinion was expressed that this is a site could be considered a gateway and the circulation and pedestrian experience looks confusing and risky. Too much emphasis was placed on the drive-through and vehicles. Carlson responded that in his opinion the site would function as a gathering space for both pedestrians, bike users and vehicles. He reported the facility would have 45 indoor seats allowing many residents the opportunity to walk to the building and have coffee and a bagel. Carlson stressed their business is more than the drive-through. • It was suggested that this might not be the correct space for a drive-through. The site is at best challenging and it is difficult to imagine what would work well on this site because of its restraints imposed by both Interlachen Boulevard and Vernon Avenue. Unique site. • The site as designed gives the impression of a suburban concept. • An opinion was expressed on if the Commission should consider if the City even wants drive- through facilities in certain areas. Carlson commented that a drive-through was important for this use. Carlson pointed out that many many Edina residents with young children in car seats do not want to get out of the car and with this option can pick up breakfast and or lunch quickly without hassle. Chair Olsen thanked the applicants for their presentation and suggested as per the past conversation that more be done to create a pedestrian experience to include bikers. Connectivity and safety is important. Page 4 of 14 Draft Minutes0 Approved Minutes® Approved Date: 2/28/2018 B. Front Yard Setback Variance — 6104 Westridge Boulevard, Edina, MN Staff Presentation Planner Aaker reported that Lucid Builders has submitted a variance application to rebuild a two story home with an attached three car garage on the same foundation as the existing home located at 6104 Westridge Blvd. Portions of the front building wall will be extended towards the front yard to line up with the existing front face of the home. The plan also includes a new front porch and second floor cantilevers. The existing home is nonconforming regarding the required front yard setback, which is the average front yard setback of the homes on either side. Rebuilding on top of the existing foundation continues the existing nonconforming front yard setback that has been in place since the home's construction in 1956. A nonconforming setback may be maintained and added to the same nonconforming setback, to some extent, if it is a remodel/addition to an existing nonconforming structure. The house is proposed to be demolished down to the floor cap, so it is considered new construction and now all portions above the existing foundation must maintain the required setbacks. Rebuilding on the existing nonconforming foundation requires a front yard setback variance for the new two-story home and front porch. Aaker explained that the existing home is closer to the front yard lot line than the average front yard setback of the homes on either side. A nonconforming structure may be added to and remodeled, however, if more than 50% of the exterior wall area is removed, then it is considered new construction and must conform to all current zoning requirements. Aaker concluded that staff recommends approval of a variance to allow the construction of a new home that will be at a front yard setback of 53.33 feet, as requested subject to the findings listed in the staff report above, and subject to the following conditions: The site must be developed and maintained in conformance with the following plans: Survey date stamped January I I, 2018. Elevations and building plans date stamped January I I, 2018. Compliance with the conditions and comments listed in the Environmental Engineer's memo. Appearing for the Applicant John Lucid, Lucid Builders Applicant Presentation Lucid said that the basement height remains the same and that they worked hard to stay within the existing footprint; however, had some difficulty with the existing non-conforming front yard setback. Page 5 of 14 Draft MinutesE Approved Minutes® Approved Date: 2/28/2018 Scott Bancroft property owner stated he was excited with the project and looked forward to many neighborhood social gatherings, adding he has lived in his house for 13 years. He thanked the Commission for their time. Public Hearing Chair Olsen opened the public hearing. Commissioner Bennett moved to close the public hearing. Commissioner Hamilton seconded the motion. All voted aye. The motion carried. Comments/Discussions/Questions Commissioners expressed the opinion that the applicant did a great job of neighborhood outreach and that this was a great example of achieving a great home by building on an existing foundation. Motion Commissioner Thorsen moved variance approval based on staff findings and subject to staff conditions. Commissioner Bennett seconded the motion. All voted aye. The motion carried. C. Bike and Pedestrian Plan —Comprehensive Plan Amendment Staff Presentation Mark Nolan, Edina Transportation Planner, addressed the Commission reporting that the City has been working with Community Design Group/SEH in developing a Pedestrian and Bicycle Master Plan as part of the 2018 Comprehensive Plan update. Nolan asked the Commission to note the City and consultants hosted a number of engagement events. In addition, the City hosted a project website where users could interact with a map to identify routes they use or could like to use. The City also asked residents to complete an online survey. Antonio Rosell delivered a power point presentation highlighting the following: • Community engagement began in July 2017. Interacted with 1 100 Edina residents. • Engagement also found that the majority of participants actively walk 2-3 times per week. Residents also indicated it was important to them to be able to walk to schools, parks and neighborhoods (destinations). • It was found that biking is a popular activity in Edina. 55% of the respondents indicated they biked 2-3 times per week. Schools, parks and neighborhoods were high on the list of destinations. Page 6 of 14 Draft Minutes❑ Approved Minutes® Approved Date: 2/28/2018 • The Plan develops an all ages and abilities network for pedestrians and bikers. Develop pedestrian and bicycle "loops". The loops need to provide both safety and comfort of the walker and biker. Identify links that may be a higher priority for both walkers and bikers. • Indicated Edina's Twin Loops with Nine Mile Creek Regional Trail. Recommendation to connect neighborhoods. • Bike share potential. With graphics, Rosell indicated multiple options for both walking and biking to promote activity and connectivity. In closing, Rosell noted that in 2013 Edina updated a sidewalk plan. The City also added 10 miles of sidewalks and 40 miles of bike lanes. Commissioners expressed the following: • In the development of"loops", would there be a process for resident feedback. Nolan responded in the affirmative. Residents would be notified and involved on both changes and additions to sidewalk and bike plans in their neighborhood. • It was suggested that an educational component be implemented to alert residents on all options out there for both pedestrians and bikers. Rosell responded that they would work with schools to set up an educational program. He also said having adult crossing guards at schools would help everyone share the experience of getting to and from a site by bike and by walking. • Rosell was asked how the Planning Commission could apply this Master Plan when developments are reviewed. Chad Millner responded that for every development the Engineering Division reviews the proposal and drafts a memo that addresses multiple issues to include transportation on all levels, vehicle, bicycle and pedestrian. In was further noted as previously mentioned Edina has drafted a sidewalk plan and Living Streets Policy that provides guidance when reviewing development plans. Millner further added that the City is considering a "bike share" plan; however, the City needs to further study this and educate the residents on its use. Millner said if the City proceeds with a bike share plan it may be best to begin with a pilot program. • It was noted that a tool may need to be developed that measures use or established usage tools. There needs to be a way to measure success with these programs. Commissioners complimented both the Engineering Division and Rosell on their excellent plan and outreach to the residents. Public Hearing Chair Olsen opened the public hearing. K. Knutson, 5445 York Avenue, with graphics indicated that she would be opposed to a sidewalk on her side of York Avenue. C. LaVenture, 6717 West Shore said he agrees with a comprehensive approach to both pedestrian and bike needs. LaVenture said there is an urgency in some neighborhoods for sidewalks to ensure the health and safety of those that walk. Page 7 of 14 Draft Minutes❑ Approved Minutes® Approved Date: 2/28/2018 Commissioner Thorsen moved to close the public hearing. Commissioner Lee seconded the motion. All voted aye. Motion carried. Discussion/Comments/Questions Nolan informed the Commission with regard to sidewalks that no decision has been made on what side of the street the sidewalk would go. Nolan said many measures are implemented to ensure safe and well planned sidewalks. He noted that measures could be implemented to reduce the impact of a sidewalk to include creating a narrower street. Nolan concluded that the Engineering Division would work with residents on their concerns. Nolan was asked if there was a framework that helps the City judge where the critical areas are located that need a sidewalk. Nolan explained sidewalk development is discussed often. He said there are higher priority areas; especially to link neighborhoods to their schools. Motion Commissioner Thorsen moved to recommend approval of the Pedestrian and Bicycle Master Plan that the City Council approve the Pedestrian and Bicycle Master Plan as submitted. Commissioner Bennett seconded the motion. • The City and Consultant were encouraged to develop goals and establish targets. Nolan explained goals would be addressed in the implementation plan. Ayes; Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett Berube, Olsen. Motion carried. 8-0. D. Site Plan Review— 10 Southdale Center, Edina, MN Planner Presentation Planner Teague addressed the Commission and explained that the City of Edina is proposing to construct a 10,000 square foot water treatment plant north of the water tower at Southdale Center to improve the City's water quality. The site is currently a paved overflow parking for the mall. The City holds an easement on the site for the use. This plant, known as Water Treatment Plant 5 (WTP 5) will filter and treat water to reduce iron and manganese to improve water taste and clarity, and reduce staining and sediment. A city owned utility building is a permitted use in all zoning districts. Teague noted that In October 2017, the City Council selected this site for the location of WTP 5. Teague listed the following features of the project: Page 8 of 14 1 Draft Minutes❑ Approved Minutes® Approved Date: 2/28/2018 ➢ To enhance the pedestrian experience along France Avenue, the facility includes a patio with a bench built into landscaping and planting beds, living walls, translucent panels that can be backlit with colors, and boulevard trees are planned. An education wall is planned on the north side of the building, where pedestrians can learn about the operation of the facility. The area is designed to generally activate the space with color and light and to educate and engage people at a pedestrian scale. The design includes a living wall on two thirds of the face, and a colored light projection behind glass that will evoke the sense of water on the remaining third. The lower portion of the light projection will include an LED screen that could be triggered by a pedestrian that wants to learn more to play a short segment on sustainability, low impact development and water treatment practices that are demonstrated by the site. ➢ Sustainable site features include the living walls, pervious pavements in the drive-aisle/loading area, and green roof design mean the site is "zero runoff" for greater than 99% of storm events. The plant design includes a high efficiency backwash reclaim system with plate settler and close attention to ongoing resource needs that also drive operating costs. ➢ Delivery space for the plant is tucked between the plant and the existing water tower with an "estate" style security fence replacing the water tower fence to integrate a single secured space. Planner Teague concluded that staff recommends that the City Council approve the site plan review and front yard setback variance from 35 feet to 19 feet based on the following findings: 1. The proposal would meet the required standards and ordinances for a Site Plan with the exception of the setback variance. 2. The findings for a variance are met. 3. The Southdale site is unique in the PCD-3 zoning district. It is the only regional shopping mall in Edina. There are no other 80 acre sites held in common ownership and zoned the same within the City. 4. The practical difficulty is caused by the location of the ring road, which would not allow the structure to be located on the property without reconfiguring the ring road, and eliminating parking spaces for Southdale to the east. 5. The water treatment facility is a public utility need that will improve the water quality in the City of Edina.6. Boulevard trees, a patio and an educational viewing window would be added to enhance that pedestrian experience along France Avenue. Approval of the site plan & variance is subject to the following conditions: I. Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: • Site plan date stamped January 19, 2018. • Grading plan date stamped January 19, 20187. • Landscaping plan date stamped January 19, 2018. • Building elevations date stamped January 19, 2018. Page 9 of 14 Draft Minutes❑ Approved Minutest Approved Date: 2/28/2018 2. Prior the issuance of a building permit, a final landscape plan must be submitted, subject to staff approval. Landscape plan must meet all minimum Zoning Ordinance requirements. The trees on the east side of the site shall be preserved if possible during construction. 3. The property owner is responsible for replacing any required landscaping that dies. 4. Submit a copy of the Nine Mile Creek Watershed District permit. The City may require revisions to the approved plans to meet the district's requirements. 5. Compliance with the conditions required by the city engineer in his memo dated February 8, 2018. 6. Building plans are subject to review and approval of the fire marshal at the time of building permit. Discussion/Comments/Questions Commissioners shared the following: • It was noted that Mic Johnson, Greater Southdale Area Plan consultant had provided some input on the project. It was indicated that City Staff tried to work with Simon to build a larger building with additional uses; however, Simon was not interested. • Staff was asked if this water treatment facility could be built anywhere in the City and how does this location compare with others. Milner responded that engineering staff looked at other options to include Fred Richards; however, it was felt that this was the best location and it was not the most expensive location. • Staff was asked if the City has been approached by developers with other options for this site. Teague responded there have been inquiries in the past on "what could go here"; however, they were fast food franchises. Teague noted the tightness of the site and that parking became a problem for the majority of retail uses. Applicant Presentation Bintner addressed the Commission and delivered a power point presentation highlighting the following. • The goal with the Water Treatment Plant (WTP) on the Southdale campus is to be a good neighbor. • The City has been searching for the right site to locate a WTP. The site as presented is small and there is difficulty if locating the Plant to meet setbacks because of the existing ring road; however, the City believes this was the best location. • The construction of this Plant would improve the water quality in the City of Edina and benefit the Southdale campus storm water management. • An important goal of the Plant is to provide an educational piece, adding the Engineering Division will work closely with Simon on implementing an educational component. • The design aspects of the building are enhanced to include a "stepped" back feel. This will help mitigate the setback from France Avenue at less than 50-feet. • Enhance the pedestrian experience by including a drinking fountain, patio with bench, enhanced landscaping, planting beds, living walls, translucent panels that can be backlit with colors to give the impression of water. Lighting could also be linked to the lights on France Avenue. Page 10 of 14 Draft Minutes❑ Approved Minutes® Approved Date: 2/28/2018 • The Plant does not require staffing 24-7. It is believed that one employee would check on the status of the Plant on a daily basis but for a short period of time (1-hour). Once weekly chemicals would be added. Discussion/Comments/Questions • Engineering staff was asked if the educational component was located in the interior of the Plant or exterior. Milner responded that the educational component would be on the exterior of the building. • Engineering staff was complimented on the location of the building, its design and materials. Milner told the Commission when locating and designing the building the City held itself to the same standards as we do developers. • It was noted that the educational component could become an asset for teaching students and anyone interested on sustainability, water quality, etc. Staff was told not to be surprised if they get requests to "tour" the Plant. Public Hearing Chair Olsen opened the public hearing. No one spoke to the issue. Commissioner Thorsen moved to close the public hearing. Commissioner Berube seconded the motion. All voted aye. Motion carried. Discussion/Comments/Discussion Commissioners expressed their support for the Plant, adding in their opinion staff did an excellent job. Motion Commissioner Thorsen moved to recommend site plan approval based on staff findings and subject to staff conditions. Commissioner Berube seconded the motion. All voted aye. Motion carried. VI. Community Comment Chair Olsen opened Community Comment. None. Commissioner Lee moved to close Community Comment. Commissioner Strauss seconded the motion. All voted aye. The motion carried. VII. Reports/Recommendations Page 11 of 14 Draft Minutes❑ Approved Minutes® Approved Date: 2/28/2018 A. Sketch Plan Review— 7250 France Avenue, Edina, MN Planner Presentation Planner Teague reported that Planning Commission is asked to consider a sketch plan proposal to re-develop the I.68-acre site at 7250 France Avenue. As proposed, at full build out, the site would include: A 7-story, 85-foot tall, I 35-unit apartment with 302 underground parking spaces. Units would range from one to three bedroom units. Ten percent (10%) of the unit area would be for affordable housing per the City's Affordable Housing Policy Retail & Office space totaling 19,000 square feet. Forty-four (44) surface parking spaces for the retail use. Teague explained that the primary vehicle access points would be off France Avenue and Gallagher Drive. This access road would also serve the 7200 France site to the north to reduce traffic on 72od, as has been recommended in previous development proposals for that site. Continuing, Teague noted that the Southdale Area Development Principles were shared with the applicant, adding Mic Johnson will provide a review of the proposed project. That review will be sent to the Commission in advance of the meeting. Teague stated that to accommodate the request the following is required: ➢ Comprehensive Plan Amendments to increase the height maximum from four stories and 48 feet to allow 7 stories and 85 feet; and increase the density in the OR, Office Residential District from 30 units per acre to 80 units per acre; and A Rezoning from POD-1, to PUD, Planned Unit Development. Teague concluded that as with all sketch plan reviews; the Planning Commission is asked to provide non-binding comments and direction on a potential future development request. Areas of focus should be on the proposed land use, the appropriateness of the proposed development on this site, with a focus on the proposed density and building height. Appearing for the Applicant Dean Dovolis, DJR Architects', Sheldon Berg Discussion/Comments/Questions The Commission shared the following: Page 12 of 14 Draft Minutes Approved Minutes® Approved Date: 2/28/2018 • Teague was asked the reason staff was so concerned with the June 30th Met Council deadline. Teague responded that after that date the Metropolitan Council would not consider amendments to the Comprehensive Plan. Teague pointed out this project requires an amendment to the Comprehensive Plan because of language that specifies building height. Applicant Presentation Mr. Dovolis addressed the Commission and with graphics outlined the project: • Seven-story (85-feet) mixed use building with office and retail uses. • 40-foot setback off France Avenue; acknowledging Greater Southdale Study recommends a 50- foot setback. • Provides a pedestrian environment via streetscape improvements, storefront uses. • Pedestrian and bike use amenities to include landscaping. Lighting, pathways. • Ground floor is designated for retail and office use with a small residential lobby. The major entry will be off France Avenue. • Create green environment, green roof. • Parking will be captured underneath building for 302 spaces. • Vehicle access off France Avenue and Gallagher Drive. • A percent of the units would be affordable. • Bike path will continue through site to 7200. Road will not access 7200. • Recessed balconies. Commissioners expressed the following: • Since this proposal is located in the Greater Southdale Area pay attention to comments from the consultant when received. • An opinion was expressed that this may not be what France Avenue needs. It was pointed out that the Macy's Home Store site is directly across France Avenue. This site may be able to handle taller buildings on France Avenue and lower buildings on the west portion of the site. • An opinion was expressed that the building and facade need more variety. The access road along the west side of the site does not appear welcoming. The building at this point appears on stilts and not very attractive. • This project is not bold. • Consider varying building height. Treat as two separate west vs. east. • Incorporate public art where appropriate. • The project appears blocked. • Support was expressed for the recessed balconies. A discussion ensued on the site and height restrictions on the west side of France Avenue. A number of Commissioners expressed the opinion that building height could be taller fronting France Avenue; however, it was pointed out there are many beautiful areas with buildings (Paris) that have been constructed at a 6-story building height level. Finding the correct building height is difficult. Chair Olsen thanked the applicants for their presentation. Page 13 of 14 Draft Minutest] Approved Minutes® Approved Date: 2/28/2018 VIII.Correspondence And Petitions Chair Olsen acknowledged back of packet materials. IX. Chair And Member Comments Commissioner Berube said they are waiting the final draft of the 44th and France Small Area Plan. She stated the plan would be presented at the Commission work session on February 28th. Commissioner Strauss reported that again the 70th and Cahill Community Meeting was heavily attended. Strauss said they look forward to their work session with the City Council on the 21St. Commissioner Lee noted that the focus of the 70th and Cahill slightly shifted to be more broad in scope. She added dates would be set and they believe that the draft should be ready in June for the City Council. X. Staff Comments Planner Teague told the Commission that there would be a work session on the 21st with the City Council on 70th and Cahill and the big picture. Teague said he looks forward to hear comments from the Commission. Xl. Adjournment Commissioner Thorsen moved to adjourn the meeting of the Planning Commission at I I:25 P.M. Commissioner Strauss seconded the motion. All voted aye. The motion carried. Jackie/ft ckce4 Respectfully submitted. Page 14 of 14