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HomeMy WebLinkAbout2018 04-11 Planning Commission Minutes/ Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers April 11, 2018 Call To Order Chair Olsen called the meeting to order at 7:05 P.M. Roll Call Answering the roll were: Commissioners Miranda, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Chair Olsen. Student Members, Mittal, Jones. Staff, City Planner, Teague, Assistant Planner, Aaker, Sr. Support Staff, Wills, Hoogenakker Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the April 11, 2018, meeting agenda. Commissioner Berube seconded the motion. All voted aye. The motion carried. Approval Of Meeting Minutes A motion was made by Commissioner Thorsen to approve the minutes of the March 28, 2018 meeting minutes. Commissioner Strauss seconded the motion. All voted aye. The motion carried. Special Recognitions and Presentations A. Election of Officers Planner Teague told the Commission that new officers need to be elected to the Commission. Teague explained that all sitting officers are eligible to be reelected. Chair Olsen asked for nominations. Commissioner Berube nominated Commissioner Olsen as Chair. Commissioner Thorsen seconded the motion. All voted aye. The motion carried. Chair Olsen thanked the Commission for their support. Commissioner Berube nominated Commissioner Nemerov as Vice-chair. Commissioner Hamilton seconded the motion. All voted aye. The motion carried. Commissioner Nemerov thanked the Commission for their support. Commissioner Strauss nominated Commissioner Thorsen as Secretary. Commissioner Berube seconded the motion. All voted aye. Motion carried. Commissioner Thorsen thanked Commissioners for their support. B. 2018 By Laws Commissioner Thorsen moved to adopt the 2018 Planning Commission By Laws as submitted. Commissioner Berube seconded the motion. All voted aye. The motion carried. VI. Public Hearings A. Variance. 2 Circle East, Edina, MN Front yard setback variance. Planner Presentation Planner Aaker informed the Commission the subject property is located north of Circle East and is approximately is 64,990 square feet in area. The home on the property is a multi-level home built in 1953. The applicant is requesting a variance to remodel and add onto a portion of the existing garage with bedroom space above. The proposal is to add an addition on the south side, (by adding a garage stall to the existing two car garage and floor space above requiring a setback variance from the south lot line. Planner Aaker explained that the homeowners are requesting a 37.1-foot front yard setback variance to remodel the home and construct an addition to the attached two-car garage with bedroom area above. The addition will add a third garage stall that is proposed to be 13 feet wide. The front yard setback from Circle East is 82.1 feet based on the average front yard setback of the homes located adjacent to the subject home. The homeowners propose to provide a 45-foot setback from the lot line adjacent to Circle East. Planner Aaker concluded that staff recommends that the Planning Commission approve the variance based on the following findings: The property with an addition of the garage and living space above request to deviate from the front yard is a reasonable use of the property. The home is appropriate in size and scale with the addition of garage and living space allowing reasonable use of the property. It is the least impacting proposal on neighboring properties given other expansion opportunities. There is a practical difficulty in meeting the ordinance requirements due to the existing floor plan and desire to maintain the character of the home while adding an additional garage stall and bedroom expansion. Subject to staff approval, the site must be developed and maintained in substantial conformance with the following plans, unless modified by the conditions below: Architectural site plans date stamped March 16, 2018 Building plans/ elevations date stamped: March 16, 2018 Appearing for the Applicant Andy Campbell Applicant Presentation Mr. Campbell addressed the Commission and informed them they are excited about their addition and believe their request is reasonable. He noted on his block front yard setbacks vary, adding as Circle East turns into Circle West there are houses that are much closer to the street. Campbell thanked the Commission for their time. Public Hearing Chair Olsen opened the public hearing. David Sieben, 1 Spur Road, Edina, MN told the Commission he supports the request as submitted. Comments Commissioners indicated their support for the variance noting the addition as presented maintains the character of the neighborhood. Motion Commissioner Thorsen moved variance approval based on staff findings and subject to staff conditions. Commissioner Strauss seconded the motion. All voted aye. The motion carried. B. Variance Request for 6612 Cornelia Drive, Edina, MN tabled to April 25, 2018. VII. Community Comment None. Commissioner Thorsen moved to close the public hearing. Commissioner Berube seconded the motion. All voted aye. The motion carried. VII. Reports/Recommendations A. Sketch Plan Review – 4500 France Avenue, Edina, MN. Planner Presentation Planner Teague reported that the Planning Commission is asked to consider a sketch plan request to redevelop the site at 4500 France Avenue. The applicant would tear down the former movie theater and dry cleaners building and build a new 52 unit rental apartment with 6,400 square feet of restaurant and retail space. There would be 77 underground parking stalls for the apartments and 40 covered parking stalls for the retail uses at grade. Amenities for the apartments include a fitness center, rooftop patio, clubroom and an outdoor courtyard with grilling stations, seating and landscaping. Teague noted that the property is 1.05 acres (45,738 s.f.) in size. The density proposed in the project would be 50 units per acre. This site is guided in the Comprehensive Plan as NN, Neighborhood Node, which allows over 12 units per acre up to a maximum height of 4-stories. The plans are generally consistent with the 44th & France Small Area Plan. The applicant has responding the guiding principles within their narrative. Planner Teague concluded that the request would require the following: A Rezoning from R-1 and PCD-1 to PUD, Planned Commercial District. He asked the Commission to note that several variances would be required under the existing zoning standards. Flexibility is requested through the PUD concerning setback and height. The PUD Zoning enables the City to require affordable housing. Appearing for the Applicant Ted Carlson, Orion Investments. Gretchen Camp, ESG Discussion/Comments/Questions Planner Teague was asked what the current zoning for the site was. Planner Teague responded that the subject site is zoned PCD-1, Planned Commercial District. Planner Teague was asked if Hennepin County indicated their support for eliminating the “cut through” curve onto France Avenue. Teague reported that so far the County has indicated they do not support this movement. Commissioners noted that incorporating that “cut through curve” helped create the plaza area which could be considered in the “give to get” Teague agreed; however if the County doesn’t sign off on eliminating that cut through lane onto France the plaza area would be minimal. Commissioners asked Planner Teague how they came up with the building height modification. Teague explained the change took into consideration the allowed building height of single-family homes, adding it was felt that this was a fair approach. Continuing, Teague said in Edina allowed building height for a single family home is between 30 and 40 feet maximum. Building height is based on lot width. Teague was asked if the proposal matches the 44th & France Small Area Plan. Teague responded in the affirmative. Commissioners wondered if TIF funds could be applied here. Teague responded in the affirmative. The applicant could ask for TIF Funding for the affordable housing component. In was noted that there are a number of public improvements that need to occur in this area questioning how that would be addressed. Teague agreed; however, noted that the project provides its own parking and is improving the site by burying utility lines, etc. It is also the first redevelopment, adding the public improvements would need to be implemented as time goes on. Applicant Presentation Mr. Carlson addressed the Commission noting that he purchased this site some time ago; however, waited until the 44th and France Small area Plan was complete before submitting a Sketch Plan for consideration. Carlson said during the 44th and France Small Area Plan discussions neighborhood feedback was shared, adding since listening to the concerns raised at those meetings the following changes were implemented to the plan. The proposal now complies within the suggested height range, which is from three to four stories along France Avenue and two to three stories along Sunnyside Road and 44th Street. The proposal is also smaller with a lower unit count. Over 80% of the second lot is proposed as a “pocket” park. Carlson asked that street parking continue to be permitted on Sunnyside Road. Carlson introduced Gretchen Camp. Ms. Camp highlighted aspects of the proposed apartment building as follows: Camp noted that there is a grade change on this property from 898 to 906. As previously mentioned the curb cut onto France Avenue would be incorporated into the site to create an amenity terrace. Building as proposed is classic in design providing a timeless façade. Public “pocket park” west of the building. The type of park is still being studied. As designed one goal of the proposal was to give life to the street front. The front amenity plaza and “pocket park” will allow everyone to enjoy this area; not only residents of the apartment. The proposed planters along France Avenue will create a safe space. Mr. Carlson continued noting the following: Outlined for the Commission the Guiding Principles. Two at grade units are proposed for the disabled. Parking was enhanced. Timeless building with brick construction, sustainability elements and a high quality visual. Allow on-street parking to continue on Sunnyside Road. Carlson explained that on-street parking was a personal preference. He added he believes on-street parking engages the street and helps with traffic calming. Discussion/Comments/Questions Commissioners raised the following: The applicant was asked the reason for the on-street parking request on Sunnyside Road. Carlson said that on-street parking was his personal preference, adding studies find that on-street parking slows down traffic. The applicant was asked about turning options. Carlson said they are still studying traffic flow and are not opposed to suggestions on calming measures from City Staff. The applicant was asked to explain aspects of the “pocket park”. Camp explained that their intent was to add an open space “pocket park” abutting the residential homes. This park would be for everyone - not only residents of the apartment building. It was suggested that the applicant consider sliding the building back toward the southwest to create an area off Sunnyside Road for walk up/townhouse type units. This might impact the size of the “pocket park”; however, walk-up units would better engage Sunnyside Road as the building eases into the residential neighborhood. Take another look at parking along Sunnyside Road; does it really achieve the desired effect. It was suggested that the applicant upgrade the exterior materials. It was pointed out that the building across the street was built with brick; this building should follow suit. The applicant was complimented on the project; however, it was suggested that bike-parking stations be implemented outside and inside. It was also suggested that the applicant revisit the corner to ensure safety between pedestrians, vehicles and bikers. It was suggested that additional screening be added along the “pocket park”. Work with that residential neighbor to ensure that their privacy is maintained. Also, consider the impact the noise from the proposed “pocket park” could have on the adjacent property owner. It was acknowledged that the subject site was blighted; however, an opinion was expressed that the plan presented was not a “wow”. A concern was also expressed that the four-stories were extended along Sunnyside Road. Consider stepping the building back. Articulate the space along Sunnyside Road better. The discussion ensued on parking and traffic with Carlson noting that they will continue to work with Planning and Engineering on parking, adding he would work closely with staff on handling any unwanted consequences. Continuing, Carlson noted their intent was to create a building that compliments the architecture of the building across the street (Bruegger’s) while keeping the building design current. There was further discussion on the transition from the commercial node to the single dwelling neighborhood with Commissioners suggesting that Mr. Carlson be as accommodating as possible within this area. It was again suggested that he take another look at the “pocket park”, possibly shifting building, and to have an alternative plan if the County was not willing to eliminate the curve onto France Avenue. Without that curve, the site would need to be redesigned. Chair Olsen thanked the applicant for their presentation. A brief discussion ensued on the 44th and France Small Area Plan and the Sketch Plan presented by Mr. Carlson. It was noted that the timing of the proposed redevelopment was frustrating because not everything has been vetted. B. Greenprint. 50th and France Small Area Plan Commissioner Nemerov reported that he, along with Commissioner Hamilton are the liaisons for the 50th and France Small Area Plan. Nemerov referred to the Greenprint and explained their intent is to provide an accurate future vision for the area, adding they hope to complete their plan within a 3-month period. Nemerov said at this time working group member applications are being accepted. Commissioner Hamilton encouraged volunteers to serve on the working group that are open to looking into the future of this neighborhood node. He said the goal is to move quickly and efficiently through the small area plan process; with the 3-month end date their goal. Hamilton said 3-months was a place to start, allowing room for more time to complete the Plan if needed. Concluding Hamilton said they look forward to the process and to develop an accurate vision for the area. Motion Commissioner Thorsen moved to adopt the 50th and France Avenue Greenprint. Commissioner Bennett seconded the motion. All voted aye. The motion carried. Correspondence And Petitions Chair Olsen acknowledged back of packet materials. Chair And Member Comments Commissioner Nemerov reported he attended the annual training program for Commissioners elected to position of Chair, Vice-Chair and Secretary. Nemerov stated this session was very helpful suggesting that all Commissioners should attend the program. Planner Teague responded that is a good idea, adding he will speak with MJ Lamon, Project Coordinator. Nemerov further stated at this time the Commission is busy with the Comprehensive Plan; however, when time is available it would be great to hear from MJ. Staff Comments Planner Teague reported that the Council adopted the 44th and France Small Area Plan at their last meeting. Teague said the Council agreed to shift the boundary area to include an additional single-family house. Planner Teague noted that the City Council approved a built in increase to the Comprehensive Plan Consultant contract. Teague further noted that all the work that has occurred in the past on the Grandview Area would be folded into the Comprehensive Plan. Adjournment Commissioner Thorsen moved to adjourn the April 11, 2018, Meeting of the Edina Planning Commission at 10:30 PM. Commissioner Strauss seconded the motion. All voted aye. The motion carried. Jackie Hoogenakker Respectfully submitted