HomeMy WebLinkAbout2018 03-14 Planning Commission Minutes Draft Minutes❑
Approved Minutes®
Approved Date: 3/28/2018
A.% >> e i;, Minutes
,, } ' �? City Of Edina, Minnesota
1,. .11 Planning Commission
r k, Edina City Hall Council Chambers
March 14, 2018
I. Call To Order
Chair Olsen called the meeting to order at 7:05 P.M.
II. Roll Call
Answering the roll were: Commissioners Miranda, Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett,
Berube, Chair Olsen. Student Members, Mittal and Jones. Staff, City Planner, Teague, Assistant Planners,
Aaker, Bodeker, Sr. Communications Coord., Eidsness, Support Staff, Hoogenakker
III. Approval Of Meeting Agenda
A motion was made by Commissioner Thorsen to approve the March 14, 2018, 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 February 28,
2018 meeting minutes to include the comments from Commissioner Lee. Commissioner
Berube seconded the motion. All voted aye. The motion carried.
V. Public Hearings
A. Variance for first floor height/new home. 6237 Knoll Drive, Edina, MN.
Planner Presentation
Planner Aaker reported that the applicant is requesting to increase the first floor elevation 3.02 feet
higher than the current home's first floor elevation in order to construct a new home at 6237 Knoll
Drive This property is located in the Parkwood Knolls neighborhood and a portion of the property is
located within the floodplain. The City of Edina's Engineering standards require the basement elevation
of the new home to be 2 feet higher than the FEMA base flood elevation. The requirement for
increased height in basement elevation impacts the ability for the project to conform to the maximum
first floor height requirement of I foot.
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Aaker noted that the property is located south of Knoll Drive and backs up to a pond. The existing
rambler on the property was built in 1955 prior to the FEMA floodplain study conducted in 1979 to
determine flood risk areas. The lowest level of the home is at 917.72, which is approximately I foot
lower than the minimum flood protection elevation of 916.2. The existing basement is lower than the
minimum 2 foot required by ordinance. It is a City and Watershed District goal to elevate and remove
homes out of the flood hazard areas when the opportunity presents itself.
Continuing, Aaker explained that a variance is requested to allow the first floor elevation of the new
home to exceed the first floor elevation of the existing home by more than one foot. The current
home located at 6237 Knoll Drive has a first floor elevation of 925.7 feet above sea level. The
established floodplain elevation is 916.2. The minimum basement elevation must be no less than 2 feet
above the flood elevation so the minimum basement elevation for the property is at 918.2 feet. The
proposed I" floor is to be at 928.72, which after discounting floor trusses, spacers, subfloor, etc.
provides a basement ceiling height of between 8.5-9 feet.
Planner Aaker concluded that staff recommends approval of the variance, as requested subject to the
findings listed in the staff report above, and subject to the following conditions:
t. The site must be developed and maintained in conformance with the following plans:
• Survey date stamped February 14, 2018.
• Building plans and elevations date stamped February 14, 2018.
2. Compliance with the conditions and comments listed in the Environmental Engineer's memo
dated March 7, 2018.
Appearing for the Applicant
Scott Busyn, Great Neighborhood Homes
Discussion/Com ments/Questions
Planner Aaker was asked to clarify lot coverage. Aaker explained that the subject lot is a large lot with
a lot coverage requirement of 25%. Aaker noted that driveways, sidewalks, pool with required 4-foot
decking are not included in lot coverage calculations. A 150-square foot one-time credit is given for
deck and/or patio. Aaker further added the subject site was below the 25% lot coverage requirement.
Applicant Presentation
Mr. Busyn stood for questions and explained to Commissioners ceiling heights and the relationship of
the abutting houses to the subject site.
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Public Hearing
Chair Olsen opened the public hearing.
None.
Commissioner Berube moved to close the public hearing. Commissioner Bennett
seconded the motion. All voted aye. The motion carried.
Motion
Commissioner Thorsen moved to approve the requested variance based on staff findings
in addition, subject to staff conditions. Commissioner Hamilton seconded the motion.
All voted Aye. The motion carried.
B. Rezoning with Variances. 5000 Vernon Avenue, Edina, MN for Caribou Coffee and
Einstein Bagel
Staff Presentation
Planner Teague reported that Ted Carlson on behalf of Caribou Coffee and Einstein Bagels 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.
Per the Grandview Transportation Study, the applicant is proposing to provide a 5-foot
easement on both Interlachen and Vernon to provide for future roadway improvements; and is
proposing to bury all above ground utility wires/poles. The request requires the following:
v 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)
Teague explained that the proposed uses would be allowed in the surrounding PCD-2 Zoning
Districts and allowed in the MXC-Mixed Use Center designation of the Comprehensive Plan.
Teague noted that the applicant has responded to the previous Planning Commission comments
and the Traffic Impact Study done by Spack Consulting. The revisions include: reduced the width
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of the drive-through and bypass lane; expanded patio size, added pervious pavers, would add
signage to control traffic; designated employee parking spaces that would be blocked by the
stacking lane; would have traffic guards to control stacking, would install "do not block
intersection signs," revised the plans to incorporate future road improvements, and added
pedestrian connections across the drive-aisle from the sidewalks along Vernon and Interlachen.
As this is a request for a Rezoning with Variances, the City has discretion as to approving or denying
this request. Staff is providing the Planning Commission and City Council alternative actions to be
considered:
Recommend that the City Council approve the requested Rezoning from PCD-4 to PCD-2 with the
required Variances. Approval is subject to the following findings:
I. The proposed uses are allowed in the PCD-2 Zoning District.
2. The proposed development would be an improvement over the existing use and buildings on the
site.
3. The City would receive needed right-of-way along Vernon and Interlachen for future roadway
improvements.
4. The existing utility poles and overhead wires would be removed and buried.
5. The proposed variances are reasonable. The practical difficulties for this site include the small lot
size, the triangular shape and being a corner lot located on arterial roadways.
6. The existing building and parking areas are considered legal existing non-conforming uses.
The proposed development would be more in conformance than existing conditions.
7. Spack consulting has concluded that the existing roadways can support the proposed use,
and with proper on site management of the drive-through, including constructing a double
drive-through lane, the drive-through stacking should not extend on to public roadways.
Approval is subject to the following conditions:
I. The Plans must be consistent with the Development Plans dated January 30, 2018, and the
revised plans and materials board as presented to the Planning Commission.
2. The Final Landscape Plan must meet all minimum landscaping requirements per Chapter 36 of the
Zoning Ordinance. A performance bond, letter-of-credit, or cash deposit must be submitted for
one and one-half times the cost amount for completing the required landscaping, screening, or
erosion control measures at the time of any building permit. The property owner is responsible
for replacing any required landscaping that dies after the project is built.
3. Compliance with all of the conditions outlined in the city engineer's memo dated March 7, 2018.
4. Provision of code compliant bike racks near the building entrances.
5. 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.
6. Roof-top mechanical equipment shall be screened from adjacent residential property, per Section
36-1459 of the City Code.
7. Final Lighting Plan must meet all minimum lighting requirements per Chapter 36 of the Zoning
Ordinance. Lighting shall be down lit.
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8. Compliance with the recommendations in the Space Traffic Impact Study, including the
reconfiguration of the drive-through to be dual lane.
Teague stated if the Commission decides to recommend that the City Council deny the request for a
Rezoning with Variances. Denial is based on the following findings:
I. The proposal is inconsistent with the Grandview District Transportation Plan and
Grandview District Development Framework vision of creating a more pedestrian friendly
district. A Goal of the Grandview Framework is to create a separate pathway for
destination automobile traffic. The following goals are highlighted:
"Completely rethink and reorganize the District's transportation infrastructure to:
Make the District accessible and inviting to pedestrians and cyclists;
Create connections between the different parts of the District;
Maintain automobile-friendly access to convenience retail;
Create separate pathways for "pass-through" and "destination" automobile traffic;
and
Preserve future transit opportunities provided by the rail corridor in a way that
ensures that the kinds of opportunities pursued in the future are consistent with
the character we envision for the District and provide benefit to the surrounding
neighborhood."
The proposed automobile oriented use promotes customers to never leave their vehicle
is in contrast with the above. Pedestrians would be in conflict with the drive-through and
parking areas when accessing the proposed new store.
2. The sidewalk design lacks boulevard separation from the driving and parking areas, which
decreases pedestrian comfort. The Grandview Transportation Study recognizes buffers as
a key component to improved walkability.
3. The proposal could have negative impacts on adjacent roadways. The Spack Consulting
Traffic Impact Study identified the following issues:
Southbound queues on Interlachen could block the drive entrance into the site, even
with the construction of an additional southbound turn lane, which is also
recommended.
➢ Drive-through circulation will routinely block six parking stalls during peak periods
and cause general conflicts.
• Studies of other coffee shop drive-thru stacking suggest an 85th percentile maximum
queue length of 13.5 vehicles. The proposed site plan shows storage for 12 vehicles.
One or two additional vehicles, matching the study of other sites, would impact site
circulation, the access intersection with Interlachen Boulevard, and potential the
Interlachen Boulevard/Vernon Avenue intersection during peak periods.
• The sidewalk design lacks boulevard separation from the driving and parking areas,
which decreases pedestrian comfort. The Grandview Transportation Study
recognizes buffers as a key component to improved walkability.
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4. Drive-through circulation would block required parking.
5. If there were no drive-through on the site there could be room on the site to locate
sidewalks further away from Interlachen and Vernon and a safer and more convenient
sidewalk connection to proposed uses on the site.
6. The proposal does not meet the Variance Criteria. The building could be located on the
site to meet the required setback. The parking stalls are extended into the required
setback due to the need for a drive-through. Cars stacking from the drive-through
interfere with parking stalls and could extend into Interlachen. That condition exists in
this neighborhood on Arcadia with the Starbuck drive-through, which causes an unsafe
condition. Given the current traffic conditions at the Interlachen/Vernon Intersection, a
coffee and food drive-through may not be an appropriate use for the site.
7. Reasonable use exists on the site with the existing 5,000 square of retail space. The
proposed pedestrian walkways are not adequate due to the large drive-through and
parking lot areas.
Appearing for the Applicant
Ted Carlson, Orion Investments and Ed Farr, Edward Farr Architects Inc.
Discussion/Comments/Questions
Planner Teague was asked if the City has an enforcement tool if vehicles overflow onto Interlachen
Boulevard as they wait for their coffee-bagel. Planner Teague responded he does not know how this
would be handled by the Edina PD. Teague acknowledged that this was a concern. It was suggested that
sometime in the future the City reevaluate drive-through criteria. Teague agreed.
Teague was asked regardless of the outcome of this proposal would the proposed road improvements be
implemented. Teague responded in the affirmative.
Applicant Presentation
Mr. Farr delivered a power point presentation highlighting the proposed Caribou Coffee & Einstein Bagel
shop as follows:
• The proposal now incorporates the future road improvements planned by the City along Vernon
and Interlachen. The plan provides the requested easements needed for the sidewalk
encroachments.
• Pedestrian connectivity from both Vernon Avenue and Interlachen Boulevard was enhanced with
three new points of access.
• 14-vehicle stack capability to include site signage to help with vehicle circulation, egress/ingress.
• A designated pick-up waiting stall would be located beyond the pick-up window for orders that
take longer to fill.
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• Employee parking is now located along the drive-through lane thereby not inconveniencing any
customers if stacking occurs.
• Relocation of the trash enclosure making it less visible from the public way.
• Art wall.
• Customer patio has been enlarged.
• Bike Stations have been added.
• Agreement if stacking becomes an issue that traffic guards would be hired to control the traffic.
• The developer will pay for the removal of the wood power poles along Interlachen Boulevard.
Concluding, Farr said with regard to the variances that he believes because of the shape and size of the lot
variances can be supported.
Paul Bader, Caribou Coffee addressed the Commission and explained the history of Caribou Coffee in
Edina. He said the proposed Caribou/Einstein Bagel if approved would be the I0th location in Edina,
adding the Caribou on 44th and France was the first. Badera stressed to the Commission that the drive-
through is very critical for the success of the business. He told the Commission Caribou/Einstein would
be leasing the space from Orion. With regard to traffic, Badera explained that he was presented with this
location one year ago; adding he spent many hours on site monitoring traffic movements. Padera
concluded that he believes when construction was completed (if approved) he does not anticipate any
changes in the traffic flow, adding he believes the proposed use would capture the present traffic not add
more to it.. He stated their goal was to be part of the community and to enhance the area.
Ted Carlson addressed the Commission and stressed that their goal is to become part of the community
and to be a good neighborhood. Carlson said he was very invested in the community and the area.
Continuing, Carlson acknowledged the difficulty of the site and the concerns expressed over traffic flow.
He noted the difficulty of the site, topography, traffic, intersections, etc. and explained the proposed
development can help solve some of the already existing site and traffic problems; however cannot solve
all of the existing issues in the area. Carlson said what he wants to accomplish is a family and community
space that works well for pedestrians, bike users and those who want to use the drive-through. Carlson
said he believes that introducing Caribou Coffee/Einstein would alleviate some of the stress found on
Arcadia from the Starbucks. He told the Commission he also believes the project would capture what is
already there, stressing their goal is to be successful and they would address any problems that arose; if
there is a stacking problem they will solve it, if there is a pick-up wait problem they will solve it.
Concluding, Carlson reiterated the uniqueness of the site and the difficulty in finding what would work on
this site.
Mike Spack, traffic consultant said he agrees with everything said about the difficulty of this triangular site
that adjoins two very busy streets/intersections. He stated he does not know what the right project is for
the site; however, there are concerns (especially in the am) that stacking overflow could become a
problem by spilling onto Interlachen Boulevard. Spack addressed the specific details of the traffic study
and acknowledged he cannot give the City specific times or the length of time when problems could arise.
He said he envisions that the majority of problems would arise before I 1:00 am. He stressed again that
this is a tough site, adding the City will need to decide on what they are comfortable with.
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The discussion ensued on the traffic study, observations by the applicant and the impact the proposed use
as a restaurant coffee shop with drive through would have on the area. Again, Commissioners stressed
that what is proposed looks much better than what is there; however, traffic and safety are a huge issue.
Discussion/Comments/Questions
Mr. Spack was asked if he could get comfortable with the 14-vehicle stack capacity. Spack reiterated that
he could not provide the City with times overflow stacking could become an issue. He said he knows it
would overflow at some point, adding the decision on the use of the site is the City's.
Public Hearing
Chair Olsen opened the public hearing.
The following residents spoke in opposition to the proposal. Noting their main concern was with traffic
and safety.
T. Sipprell, 5117 48th Street West, Edina, MN.
Albert Walla, Vandervork Avenue, Edina, MN.
Karen Erickson, 6016 William Avenue, Edina, MN.
Chair Olsen asked if anyone else would like to speak to the issue; being none Commissioner
Thorsen moved to close the public hearing. Commissioner Strauss seconded the motion.
All voted aye. The motion carried.
Discussion/Comment/Questions
Commissioners shared the following:
• An opinion was expressed that the project as presented is a good project and is an improvement
to the site and that traffic could be managed is a safe manner.
• An opinion was expressed that while the proposal is an improvement to the site it feels like the
project favors the vehicle. There are too many challenges creating a safe site especially if the
drive-through window remains.
• An opinion was expressed that the applicants did a great job. The question was raised "if not this
than what" with the belief that the market would address many of the stacking concerns.
• An opinion was expressed that the site as it stands today does not feel safe and if redeveloped as
proposed that concern is still present.
• An opinion was expressed that there was much to like about the proposal; however, what is
proposed may be the wrong use for this corner. The future goals of the City focus less on the
vehicle and more on creating connectivity for both pedestrians and bikers.
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• An opinion was expressed that the proposal was to car centered and the intensity added by the
drive-through window may just be too much for this corner. More could be done to create a
more pedestrian and bike friendly place.
• Good job; but no drive-through.
• An opinion was expressed that if this proposal was presented a few years ago comments may have
been more favorable; however, at this time the City has embraced connectivity and in the future if
approved one could look back on this decision and wonder "what was that Commission thinking".
There are negative aspects of the site, vehicle exhaust etc. that may be viewed differently in the
future
• Remove the drive-through.
• The am traffic is the issue along with the drive-through.
Motion
Commissioner Nemerov moved to recommend that the City Council deny the rezoning
request based on staff findings. Commissioner Thorsen seconded the motion. It was noted
that it was clear that the drive-through was a stumbling block. Ayes; Miranda, Lee Thorsen,
Nemerov, Hamilton, Bennett, Berube, Olsen. Nay; Strauss. Motion to deny carried 8-I.
C. Variance Request for 6008 Concord Avenue, Edina, MN
Staff Presentation
Planner Bodeker informed the Commission the subject property is approximately 9,451 square foot in area. The
home is a one-story rambler built in 1953. The applicant is proposing to remodel the existing first floor, add a 6
foot by 41.71-foot building addition onto the rear of the home, and add a second story to the existing structure.
The existing structure does not meet the required 10-foot side yard setback on the north side or south side of
the property. A variance was approved in 2008 for the south setback for a garage expansion, which sits 3-4.3
feet from the south property line. The current 5.5-6.4 foot setback on the north side of the lot is currently non-
conforming. The proposed second floor will match the existing setback but requires a variance.
Bodeker explained that the existing 9,45 I square foot lot is located on the west side of Concord Avenue, north
of Valley View Road and South of 60th Street West. The existing first floor of the house will remain and be
remodeled. The new proposed second floor will match the exterior walls of the existing first floor on the north
and east sides. The existing setback on the north side of the property is 5.5-6.4 feet. The existing setback on
the south side of the house is 9.I feet and 3-4.3 feet to the garage. The garage addition received a variance for
the south side yard setback. The setback to the house on the south lot line is currently non-conforming. The
proposed project is not adding to the non-conforming setback therefore does not need a variance. Approve a
4.5-foot side yard setback variance for the north property line at 6008 Concord Avenue.
Bodeker concluded that staff recommends approval of the variance, as requested subject to the findings listed in
the staff report above, and subject to the following conditions:
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• Survey date stamped February I, 2018 (applicant will update the lot coverage to include the
existing shed & will still be under hardcover requirements)
• Elevations and building plans date stamped February I, 2018
• Compliance with the conditions and comments listed in the Environmental Engineer's
memo.
Appearing for the Applicant
Mr. and Mrs. Hasan
Applicant Presentation
Maura Hasan addressed the Commission and reported that they spoke with as many neighbors as possible,
adding their neighbors indicated their support for the project.
Public Hearing
Chair Olsen opened the public hearing. No one spoke.
Commissioner Thorsen moved to close the public hearing. Commissioner Strauss seconded the
motion. All voted aye. The motion carried.
Comments/Discussion/Questions
Commissioners were in agreement that the applicant submitted good materials and their outreach to the
neighbors was appreciated. Commissioners indicated the request was minimal and they could support the
request as submitted.
Motion
Commissioner Bennett moved to approve the variance request based on staff findings and subject
to staff conditions. Commissioner Thorsen seconded the motion. All voted aye. The motion
carried.
D. 44th and France Small Area Plan
Staff Presentation
Planner Teague introduced to the Commission Lou Miranda who would be presenting the final draft of the plan.
Mr. Miranda is a current member of the Planning Commission and member of the 44th and France Small Area
Plan.
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Mr. Miranda presented the 44th and France Avenue Small Area Neighborhood Node Plan to the Commission
highlighting the following for a Small Area Plan:
• Constitutes iterative, negotiated neighborhood consensus
• Is incorporated into the city's Comprehensive Plan
• The Plan is approved by the Met Council
• Provides guidance to the Planning Commission and City Council
• Creates a plan before changes occur with guiding principles goals and policies
• Guiding Principles include:
I. Safe and Inviting
2. Community Gathering
3. Circulation and Connections
4. Neighborhood-Oriented Business Mix
5. Housing
6. Height and Size of Buildings
7. Parking
8. Streets and Sidewalks
9. Sustainability and Resiliency
10. Visual and Aesthetics in the Public Realm
I I. High Quality Design, High Quality Materials, Respect for Existing Aesthetics, and Innovations to
ensure Sustainability in the Private Realm
• Goals:
1. Encourage property owners to meet to explore shared interests.
2. Explore the city's interest and capacity to participate in property acquisition and assembly.
3. Explore potential for employing a Business Improvement District or other mechanisms to support
maintenance of shared parking and other public realm improvements.
• Policies
1. The City will support redevelopment of obsolete properties.
2. The City will use redevelopment tools to create public realm improvements including streetscape
improvements, pedestrian and bicycle safety and amenities, public parking, utility and transportation
improvements, storm water management and park, plaza or green spaces.
3. The City will maintain flexibility in deciding which redevelopment tools to use.
In conclusion, Miranda thanked everyone to include staff and residents that worked hard on drafting the Plan.
Miranda stated the Plan tries to achieve through the guiding principles a reflection of what occurred during all
those many meetings. The end goal was to create a usable and realistic document.
Planner Teague presented information to the Planning Commission on building height regulations; how height is
included in the current 2008 Comprehensive Plan and as a result, height maximums were established into the
City's Zoning Ordinance in 2009. Teague then mentioned the alternative flexibility language that the Planning
Commission had requested staff to draft for its consideration about height within the 44th and France Small Area
Plan. This alternative language was drafted as a result of a Planning Commission request made at the February
28, 2018 Work Session on the 44th and France Plan. The alternative language would allow consideration of
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building heights above four stories in the Small Area Plan for 44th and France. Using this as guidance would not
eliminate the four-story recommendation, but would allow the Planning Commission and City Council to
consider proposals over it; it would not entitle any developer to exceed four stories. Two-stories remain the
current height limitation for the district.
The revision language is in "red."
Stricken Language is removed.
44th & France
Guiding Principle 6: Height and Size of Buildings (Page vii)
stories, at approximately 15 feet per story) may be considered, depending on the location and
- . = -•: - = -- -- - -: . =- - ----. Building heights above the two story limit detailed in the
specific and project specific improvements that arc detailed in this small arca plan.
Building heights are regulated by the Zoning Ordinance. Building heights above the two-story limit
detailed in the existing Zoning Ordinance may be considered for approval if a developer agrees to
implement study-area-wide and project-specific improvements that are detailed in this small area plan.
Building heights up to four stories at approximately 15 feet per story may be considered, depending
on building location and its relationship to other buildings near them. Additionally, for consideration of
building heights above four stories, developers would have to provide improvements above and
beyond those listed in the recommended "give-to-get" investment commitment categories.
A. Building Height Limits Plan (Page 43)
This plan establishes new height limits provides guidance for building height for the Neighborhood Node, shown
on Figure 6. Generally:
• Height Limits along France Avenue, Sunnyside Road, and 44th Street. Buildings that front on
France Avenue may be allowed up to four stories high, not to exceed 60 feet. Buildings on
Sunnyside Road and 44th Street may be allowed up to three stories high, not to exceed 45 feet.
For consideration of building heights above four stories, developers would have to provide
improvements above and beyond those listed in the recommended "give-to-get" investment
commitments categories.
• Graceful Transitions to Surrounding Neighborhood. The transitions in height from a four-story
or greater maximum height along France Avenue must result in a maximum height that is no
more than two stories, not to exceed 30 feet, on the portion of the development site adjacent
to the residential neighborhood. Likewise there must be a transition in height from a three-story
maximum, along Sunnyside Road and/or along 44th Street, to a maximum height of two stories,
not to exceed 30 feet, on the portion of the development site adjacent to the residential
neighborhood.
An exception to the graceful transition to a maximum of two stories along Sunnyside Road and 44th
Street will be considered where the topography of a development site would place the height of a new
three story building beneath the height of an adjacent residential home in the neighborhood to the west.
that"building height shall be determined by required setbacks, but shall not exceed 2 stories or 24 feet,
whichever is Tess." This new guidance supersedes that previous designation.
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A lengthy discussion ensued on the introduction of the flexible language as received by Planner Teague.
Commissioners Berube and Bennett expressed their discomfort that this language was added so late in
the process. Commissioners Bennett and Berube said the Working Group worked very hard on the 44th
and France Neighborhood Node and indicated that adding the flexibility in language on building height
should be a City Council decision. They do not support it.
Some confusion was expressed over the language on building height in the 44th and France
Neighborhood Node, the proposed flexible language for the Neighborhood Node presented by Teague,
and the zoning ordinance with the building height overlay map with a 2-story cap. Teague clarified if a
developer requests a change in building height from the zoning ordinance a variance would be needed. If
a firm cap was placed in the 44th and France Neighborhood Node at 4-stories deviating from that cap
would require an amendment to the Comprehensive Plan. The proposed flexible language provides for
the "give to get" which would allow a change without amending the Neighborhood Node/
Comprehensive Plan. Teague stressed in all instances the Commission and Council would hear any
redevelopment changes.
Public Hearing
Chair Olsen opened the Public Hearing.
The following residents spoke:
• Jane Lonnquist, 4510 Drexel Avenue, Edina MN asked that the Commission to respect the
historical buildings in the 44th and France Area and maintain the height limits as presented in the
Plan.
• M. Nasser, 3930 44th Street West, Edina, MN asked that the Commission not support the
modified language on building height.
• A resident of 4360 France noted that noise could become an issue through redevelopments.
Planner Teague responded that the City does have a Noise Ordinance, adding if there are
problems to contact the City.
• Sara Lathrop, 4008 Sunnyside Road, asked the Commission to adopt the language as written,
not as amendment by staff.
• Steve Young property owner of Brueggers stated he was disappointed the Small Area Plan
Working Group did reach out to all commercial stakeholders. Better outreach was needed.
The area has existing parking problems that need to be addressed. He suggested that parking be
permitted along the west side of France Avenue south of Sunnyside Road.
• Richard Cook, 4360 France recommended that the Commission vote to keep language as
written. Change is accepted; however, consider livability, parking and noise.
• Tony Rimarcik, Convention Grill, stated more input should have been made by commercial
property owners and managers.
• K. Myre, 4000 Sunnyside Road, Edina, MN noted that the dry cleaners is set for redevelopment
and suggested two stories on Sunnyside Road and four stories along France Avenue. He also
noted parking is a problem in this area. Stay with language as written.
• Casey Carl, 4217 Lynn Avenue, Edina, MN asked the Commission and Council to revisit parking
in the neighborhood.
• Katherine Winston, 4634 France, Edina, MN suggested that building heights be kept low.
• R. Kearney, 4226 Grimes Avenue, Edina, MN asked the Commission to stay firm on height
limits.
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• Peter Deanovic, 4209 Grimes, Edina, MN, indicated that he thought the draft plan was very
good, adding he appreciated the input of the community and the balance that needed to be
established on height and density.
Chair Olsen asked if anyone else would like to speak to the issue; being none, Commissioner Thorsen
moved to close the public hearing. Commissioner Miranda seconded the motion. All voted aye; the
motion carried.
Comments/Discussion/Questions
Commissioners expressed the following:
• An opinion was expressed that the plan as presented was very good noting there has been much
discussion with this plan on building height. Staff recommended alternative language; however,
supports the Plan as written.
• An opinion was expressed that it appears in Edina building height will always be the issue;
however, Edina has a responsibility to provide people with a place to "be". The price of land
within the City is high; people need a place to live and height is one way one can achieve
affordable housing opportunities.
• It was noted that the process is paramount and the addition of flexible language at this point in
the process was unsettling; however, staff was asked to draft alternative language. Flaws in
editing were also noted.
• Appreciation was expressed for the executive summary, suggesting that it be reviewed to make
it more user friendly.
• It was noted that the 44th and France Neighborhood Node Plan is part of the Comprehensive
Plan pointing out the Met Council looks at the big picture, adding the suggested flexible language
does not really change anything.
• It was pointed out that if the flexible language was approved changes in the 44th and France
Neighborhood Node could be made on a 3-2 vote. If language remains as drafted a 4-I approval
vote is required. A 4-I vote keeps the review process tighter.
• Document of compromise and consensus.
• Correct Plan Kojetin Park was left out of the draft.
• An opinion was expressed that government does work pointing out that the result of the 44th
and France Neighborhood Node indicates that careful and at times difficult work can be
accomplished between City Staff, residents and commercial property owners.
• Suggest one more pass with consultants before final draft with the editing changes.
Planner Teague reported that the 44th and France Draft Plan goes before the City Council on April 3rd,
noting there is still time to do minor edits with no material changes. The City Council would approve
the Draft Plan at their meeting and the 44th and France Neighborhood Node Plan would become part of
the larger Comprehensive Plan, which would be forwarded to the Met Council for their review and
approval. The final draft plan of the entire Comprehensive Plan including Neighborhood Nodes would
also be presented to the Commission prior to Council review and final approval.
Motion
Commissioner Nemerov moved to recommend that the City Council approve the content of the
original draft version of the 44th and France Neighborhood Node Small Area Plan acknowledging
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there will be additional final edits prior to Council review. Commissioner Nemerov seconded the
motion.
Commissioner Thorsen offered an amendment stating I) on page 44 on table 5 adding language
under neighborhood node add height guidelines per building height overlay districts up to 4
stories based on give to get 2) transition from high intensity uses toward single family uses per
building height overlay district. Commissioner Nemerov expressed concern over the
amendment. Commissioner Thorsen withdrew his amendment.
Ayes; Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Olsen. Nay; Miranda. Motion
carried 8-I.
VI. Community Comment
No Comment
Commissioner Thorsen moved to close public comment. Commissioner Bennett seconded
the motion. All voted aye. The motion carried.
VII. Reports/Recommendations
None
VIII.Correspondence And Petitions
Chair Olsen acknowledged back of packet materials
IX. Chair And Member Comments/Comprehensive Plan Liaison Comments
Commissioner Lee reported that the 70th and Cahill Small Area Plan Working Group is moving forward
on drafting the Neighborhood Node Plan for 70th and Cahill.
X. Staff Comments
Teague noted that they are working on a time for midpoint check-in with the Comprehensive Plan. He
said that date they are considering is May 3rd; however, that has not been established "in stone" and when
that date is firm Commissioners would be informed.
XI. Adjournment
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Commissioner Thorsen moved to adjourn the meeting of the Edina Planning Commission at
11:20 PM. Commissioner Miranda seconded the motion. All voted aye. The motion
carried.
Ja cki e'- c�ce v
Respectfully submitted
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