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HomeMy WebLinkAbout2018 04-25 Planning Commission Minutes/ Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers April 25, 2018 Call To Order Chair Olsen called the meeting to order at 7:05 P.M. Roll Call Answering the roll were: Commissioners Miranda, Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Chair Olsen. Student Members, Jones. Staff, City Planner, Teague, Assistant Planner, Bodeker, Communication Cord, Eidsness, Support Staff, Hoogenakker Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the April 25, 2018, meeting agenda. Commissioner Berube seconded the motion. All voted aye. The motion carried. Approval Of Meeting Minutes A motion was made by Commissioner Strauss to approve the minutes of the April 11, 2018, meeting minutes. The motion was seconded by Commissioner Berube. All voted aye. The motion carried. Public Hearings A. Variance request for setback from Lake Cornelia continued to May 9, 2018. Commission Thorsen moved to continue the variance request for May 9, 2018. Commissioner Strauss seconded the motion. All voted aye. The motion carried. B. Variance Request. 5801 Abbott Avenue, Edina, MN. Staff Presentation Planner Bodeker reported that Ron Sonnek with Sicora Design Build, the applicant, has submitted a 9.3-foot side yard setback variance at 5801 Abbott Avenue on behalf of the homeowners. The proposed project includes a whole house remodel, which involves constructing a second story above the existing first floor and building a detached two-stall garage. To accommodate the proposed changes the applicant is requesting a variance due to the existing non-conforming setback on the north property line. Bodeker explained that the existing non-conforming setback on the north side property line is 5.7 feet. The zoning code requires a 15-foot side street setback. The applicant is asking for a variance to maintain the current 5.7-foot setback on the north side of the property while adding a second floor above the existing one story home. Bodeker concluded that staff recommends approval of a 9.3-foot side yard setback variance for the north property line at 5801 Abbott Avenue, subject to staff findings and subject to the following conditions: Survey dated 1-29-18 (emailed to staff April 11, 2018) Elevations and building plans date stamped March 16, 2018 Compliance with the conditions and comments listed in the Environmental Engineer’s memo. Appearing for the Applicant Ron Sonnek, Sicora Design Build Public Hearing Chair Olsen opened the public hearing. No one spoke to the issue. Commissioner Miranda moved to close the public hearing. Commissioner Thorsen seconded the motion. All voted aye. The motion carried. Discussion/Comments/Questions A comment was expressed that it was positive to see only an addition of a 2nd story vs. the teardown rebuild the Commission usually sees. Commissioners indicated that as presented the variance made sense, there was obvious non-conformity and the request was reasonable. Motion Commissioner Lee moved variance approval based on staff findings and subject to staff conditions. Commissioner Thorsen seconded the motion. All voted aye. The motion carried. C. Comprehensive Plan Amendment, Preliminary Rezoning and Preliminary Development Plan. 7250 France Avenue, Edina, MN. Planner Presentation Planner Teague informed the Commission the applicant, France Equities LLC is requesting a redevelopment of the 1.68-acre parcel at 7250 France Avenue. As proposed, the development would include the following: A 6-7-story, 76-89 foot tall, 135-unit apartment with 320 underground parking spaces. Units would range from 1 to 3 bedroom units. Twenty percent (20%) of the unit area would be for affordable housing, which exceeds the City’s Affordable Housing Policy. Retail & Office space totaling 19,000 square feet. Thirty-five (35) surface parking spaces for the retail use. Sustainability. LEED or Green Globe designation would be pursued. Pedestrian and vehicular access is proposed to the lot to the north (7200 France). Amenity terrace including a pool. 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 72nd, as has been recommended in previous development proposals for that site. Teague asked the Commission to note that the applicant has gone through the sketch plan process, and the Greater Southdale Area Development Principles were shared with the applicant. The City’s consultant for the Greater Southdale Area Plan, Mic Johnson of AFO, Architecture Field Office has provided a review as well. The applicant has responded to the development principles, AFO’s comments, and feedback received from the sketch plan, and has revised the plans as follows: Increased the Setback on France Avenue to 50 Feet at the base, retaining podium set back of approximately 10 more feet at floors 2-6 on the majority of the façade. Increased setback at rear property (west side) to bring access street out from under the building. Incorporated a walkway on the west side adjacent to the building and maintained the landscape buffer to the west. Build steps down along the west side to 5 stories with a setback at the 6th floor. Overall project size is approximately 8% smaller than the previous iteration. From 2.36 FAR to 2.18. North and west facades have greater development and improved pedestrian realm experience. Increased green roof area at 2nd floor plaza roof. AFO has reviewed the revised plans and offered the following: The building is now a “four-sided” building, whereby all four facades are treated as primary. The building’s relationship to the woonerf on the west side of the site is vastly improved, in that the drive is no longer underneath the building. The pedestrian pattern seems appropriate and thought out. The woonerfs on the west and north are pedestrian friendly, suggesting use by pedestrians first, bikes second, cars third and service vehicles fourth. The public realm design, including the variety in paving and landscaping depicted in the renderings reinforces the pedestrian experience. The scale and treatment of the public realm/pedestrian experience along France and Gallagher is open and flexible. The building’s northwest corner is better scaled in relation to the adjacent three story buildings. Teague told the Commission to accommodate the request the following is required: Comprehensive Plan Amendment to 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. In conclusion, Teague recommended that the City Council approve the requests for Comprehensive Plan Amendments as follows: A Comprehensive Plan Amendment to increase the density in the OR, Office Residential District in the Greater Southdale Area from 30 units per acre to 80 units per acre; and Approval is also subject to the following findings: Higher Densities are generally located on arterial roadways. The OR district is generally located on France Avenue, which connects to both Crosstown 62 and I-494. The densities that have been contemplated as part of the Greater Southdale Area Study have been 80-90 units per acre over the whole of the district. Higher Density is contemplated in between France Avenue and York Avenue (100-150 units per acre…the existing CAC area allows up to 105 units per acre); and lesser densities 50-80 units per acre west of France and East of York. The City has allowed greater densities on the east side of York (Envi Edina is 105 units per acre; and the Onyx is 52 units per acre. On the west side of France, the Aurora on France project (senior housing) is 80 units per acre. Density proposed is similar or less than density for mixed-use areas for surrounding communities including Minnetonka, Minneapolis, Bloomington, Richfield, and St. Louis Park. Allowing higher densities allows the City greater opportunity to provide affordable housing units. The traffic study done by Wenck Associates concludes that densities contemplated on the west side of France can be supported by the existing roadway system. Teague noted he has provided findings for denial if the Commission so decides based on the following findings: 1. This area west of France and north of I-494 is considered a transition area between the high-density commercial development on the east side of France and the single-family homes to the west and north. 2. The density proposed is too high for the OR, Office residential district. Continuing, Teague recommended that the City Council approve the Preliminary Rezoning from MDD-6, Mixed Development District to PUD-16, Planned Unit Development District, including an Overall Development Plan and Preliminary Development Plan for Phase 1 based on the following findings: 1. The proposed land use is consistent with the Comprehensive Plan. The proposed buildings would be a high quality brick, stone and glass. The PUD would ensure that the building proposed would be the only building built on the site, unless an amendment to the PUD is approved by City Council. Addresses the Development Principles established in the Greater Southdale Area Planning Framework Vision. The following principles are included: Improved pedestrian connections to move people through and around the site and connect to the Regional Trail and Fred Richards Park to the north. Provides the potential for additional public space along the north lot line in conjunction with Fred Richards Park; Opportunity to provide increased stormwater and ponding features in connection to Fred Richards Park; High quality building design; and The potential for significant affordable housing within the project. The proposed project would meet the following goals and policies of the Comprehensive Plan: a. Movement Patterns. Provide sidewalks along primary streets and connections to adjacent neighborhoods along secondary streets or walkways. Provide pedestrian amenities, such as wide sidewalks, street trees, pedestrian-scale lighting, and street furnishings (benches, trash receptacles, etc.) A Pedestrian-Friendly Environment. Improving the auto-oriented design pattern discussed above under “Issues” will call for guidelines that change the relationship between parking, pedestrian movement and building placement. b. Encourage infill/redevelopment opportunities that optimize use of City infrastructure and that complement area, neighborhood, and/or corridor context and character. c. Support and enhance commercial areas that serve the neighborhoods, the City, and the larger region. d. Increase mixed-use development where supported by adequate infrastructure to minimize traffic congestion, support transit, and diversify the tax base. e. Increase pedestrian and bicycling opportunities and connections between neighborhoods, and with other communities, to improve transportation infrastructure and reduce dependence on the car. f. Buildings should be placed in appropriate proximity to streets creating pedestrian scale. g. Building Placement and Design. Where appropriate, building facades should form a consistent street wall that helps to define the street and enhance the pedestrian environment. On existing auto-oriented development sites, encourage placement of liner buildings close to the street to encourage pedestrian movement. Locate prominent buildings to visually define corners and screen parking lots. Encourage or require placement of surface parking to the rear or side of buildings, rather than between buildings and the street. 6. The existing roadways and parking would support the project. WSB conducted a traffic and parking impact study, and concluded that the proposed development could be supported by the existing roads and proposed parking. 7. The proposal meets the City’s criteria for PUD zoning. The PUD zoning would: a. Create a more pedestrian-friendly development with the construction of improved sidewalks and connections to the Promenade. The project would bring vibrancy to the area. b. The building would be of high quality architectural metal, stone, and glass. c. Ensure that the buildings proposed would be the only buildings built on the site, unless an amendment to the PUD is approved by City Council. d. Project would significantly add to the City’s affordable housing stock by providing 20% for affordable housing. e. Provide for a more creative site design, consistent with goals and policies in the Comprehensive Plan. f. Enhance green space and landscaping and utilize sustainable concepts. 8. The proposed uses would be a significant upgrade to the current buildings on the site. The existing parking ramp is in a very poor state of repair. Approval is also subject to the following Conditions: 1. The Final Development Plans must be generally consistent with the Preliminary Development Plans dated March 28, 2018, and the 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. 3. Provision of code compliant bike racks for each use near the building entrances. 4. The Final Lighting Plan must meet all minimum requirements per Section 36-1260 of the City Code. 5. Roof-top mechanical equipment shall be screened per Section 36-1459 of the City Code. 6. 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. 7. A Developer’s Agreement is required at the time of Final Approval. 8. Of the proposed housing units, 20% must be dedicated for affordable housing and meet the conditions of the City’s affordable housing policy. 9. Compliance with all of the conditions outlined in the director of engineering’s memo dated April 18, 2018. 10. Compliance with the Wenck Associates Traffic & Parking Study recommendations. 11. Subject to the Zoning Ordinance Amendment creating the PUD-15, Planned Unit Development for this site. 12. Metropolitan Council approval of the Comprehensive Plan Amendment regarding density. 13. Dedication of public access easements along the west and north lot line subject to review and approval of the city engineer. The easement shall provide pedestrian and vehicular access to the property to the north, 7200 France Avenue. Appearing for the Applicant Dean Dovolis and Sheldon Berg, DJR Architects. Discussion/Comments/Questions Commissioners raised the following: It was pointed out that the proposal as submitted incorporates a number of the Greater Southdale Area Guiding Principles. Teague agreed, noting the favorable comments from Mic Johnson, Consultant. A question was raised if the Commission can suggest a limited approval (Rezoning/Comp Plan). Approve the rezoning; and not approve an Amendment to the Comprehensive Plan. Planner Teague responded that can be done; however, the guide designation for this site is OR and that definition would not change if not amended. Teague said he was unsure if the proposal could proceed without that amendment. Amending the Comprehensive Plan in the areas guided OR would only allow (if certain conditions are met) an increase in density from the allowed 30-units. Any requests for rezonings, development plan, etc. would continue to need review and approval from the Commission and Council. Planner Teague was asked if there was any consideration on increasing the height of the building along France Avenue because of its distance from the single dwelling unit district. Planner Teague responded he believes the applicant is satisfied with the building height as presented. It was suggested for future projects that bus stops be highlighted. Teague agreed that was a good suggestion. It was noted that the County was not very receptive to the City’s goal of creating “mini” blocks that would require access to France Avenue. Teague agreed that was true; however, the applicant indicated they would continue to petition the County for those cuts and would keep the north area between 7250 and 7200 France available for access to France. Applicant Presentation Mr. Dovolis addressed the Commission and informed them Planner Teague was correct in reporting that the County was hesitant to allow additional curb cuts onto France Avenue. Dovolis said in his opinion the County wants “superblocks”. Dovolis said he was aware that the City Council has been in talks with Hennepin County about France Avenue and the greater Southdale Area, adding he supports those talks and would appreciate it if the Council continued with those talks. Continuing, Dovolis reiterated that the County was hesitant to allow mid-block curb cuts; however, one was allowed in the Byerly’s redevelopment project. Dovolis said the County appears to respond on an individual site basis. With graphics, Dovolis highlighted the project as follows: Increased setback on France Avenue. The building is a “four-sided” building. Podium setback of approximately 10 more feet at all floors 2-6 on the majority of the façade. Increased landscaping. Increased pedestrian amenities on France Avenue Increased setback at rear of property (west side “woonerf). This brings the access-street out from under the building as depicted at Sketch Plan. Overall size is approximately 8% smaller. Increased Green Roof area. North and west facades have greater development and improved pedestrian realm experience. Indoor and outdoor bike parking stalls are provided. Fast Charge EV Charging Stations are planned. Enhanced Storm Water Management. Provides affordable housing near commercial nodes. Ed Tehar, Wenck continued the presentation and agreed that there needs to be continued work with the County to allow additional curb cuts on France Avenue; however, Tehar said the site as proposed is designed to function if the curb cuts are not permitted. It was further pointed out the County has been allowing mid-block curb cuts on York Avenue. With graphics, Tehar highlight aspects of the traffic report. Continuing, Tehar noted that the traffic generated by the proposed development would have minimal impact on the intersection operations and does not change the level of service movements. Tehar said if the County does not allow France Avenue access Gallagher Drive would result in slightly higher volumes at the Gallagher intersection. Discussion/Comments/Questions Commissioners expressed the following: Concern was expressed that during peak hours a southbound turn onto Gallagher and a northbound turn onto Gallagher could become problematic. Dovolis agreed that certain movements could increase backup. It was suggested that signs be posted prohibiting turns during peak hours. Tehar said that step would only be effective if there was an enforcement element present. Dovolis was asked the reason affordable housing was provided at 20%. Dovolis said in his opinion the 20% ratio works best in providing housing for support staff, teachers, etc. Teague was asked if a rezoning to PCD would allow the project. Teague responded in the affirmative. Dovolis commented that the requested rezoning to PUD is the right designation for this site. Affordable housing is encouraged under the PUD zoning. Staff was asked if the subject site were redeveloped to strictly office use would the traffic impact be less. Mr. Tehar responded that it would depend on the type of office use. If the use were medical office, there would be greater impact; however, if it were zoned straight office he believes the result would be comparable to what was proposed. Mr. Dovolis was asked what would happen if the County prohibits additional curb cuts on France Avenue. Dovolis responded that he would continue to work with the County for this right. He said as previously noted that the site could function without the additional curb cuts; however, he feels confident curb cuts would be granted especially if 7200 were redeveloped. It was suggested that more attention be paid to the west elevation. More articulation needs to be introduced. It appears too flat. A suggestion was made to consider that all sides of the building appear active – consider more retail. A concern was expressed about the woonerf on the north side of the building and if that area would be safe for pedestrians and bikers. Dovolis explained that around the building there are defined sidewalk areas to ensure safety for all pedestrians. With regard to bike trails, Dovolis stated they would need to work with the County especially along the south side and France Avenue. It was noted that it was important for the project to be able to connect to the trails. Dovolis agreed adding the key is connections to cross the streets. It was pointed out that the subject site is served by bus lines, adding it would be important for the residents of the building to be aware of this amenity. Dovolis agreed, adding they will work with the MTC on the possibility of providing protected bus stops. Support was expressed for the project; to include its height, access, shadow study, affordable housing, building materials etc. On the west side, ensure that the covered pedestrian pathway is a safe and desirable place to walk as it abuts vehicle space. Consider adding public art to that building wall and create a flexible space. Find a subtle way to also educate people Public Hearing Chair Olsen opened the public hearing. The following residents spoke regarding the project: Mr. and Mrs. John Carlson, 4433 Ellsworth Drive, Edina, MN Bill Griffith, representing the property owners of the Cedars Apartment Buildings. Commissioner Thorsen moved to close the public hearing. Commissioner Bennett seconded the motion. All voted aye. The motion carried. Discussion/Comments/Questions A discussion ensued on Affordable Housing, unit pricing and renters vs. property owners. It was noted except for the Estelle proposal, which was denied that all new housing in Edina appears to be rental. Teague agreed adding while the City has development policies; one being affordable units the decision by the Commission cannot be based on if the units are for rent or to own, luxury or market rate. Commissioners shared the following comments and opinions: The project as proposed “hits” on a number of issues and has the support of the consultant for the Greater Southdale Area. A concern was expressed that it appears Hennepin County has a “big” say in France Avenue, noting if there was a weak point in this project it was the north side. Dovolis agreed, stressing they would continue to work with Hennepin County, adding he appreciates any help the City of Edina can be in securing the curb cuts on France Avenue. The project is much improved from Sketch Plan. Great job! The commitment to long-term thinking was much appreciated. Continue to pay attention to the details of the project. The finishing details are very important. Asked the Council to continue to support the goal of developing smaller blocks with access to France Avenue. The project as presented meets the concerns expressed by the Commission and Council at Sketch Plan Review. A discussion ensued on the projects requested approvals especially amending the Comprehensives Plan OR designation. An opinion was expressed that re-guiding the entire OR district for just one project seems extreme. Teague stated the City’s policy is to amend/re-guide the entire district; it does not re-guide on a site-by-site basis. Teague explained that re-guiding the OR District does not mean that all OR designations can now have up to 80 units per acre. It only gives the properties designated OR the opportunity to achieve 80 units per acre. Every parcel in the OR, Office Residential District that requests redevelopment would still be required to go through the process. Continuing, Teague said allowing higher densities allows the City greater opportunity to provide affordable housing units; however, he reiterated re-guiding the designation does not mean, “blanket approval”. There is and will continue to be a public hearing process. The discussion continued on approval and if the Commission can require curb cuts as part of the conditions for approval. It was noted that if the County prohibits those curb cuts and the curb cuts were a condition of approval the project would not proceed. Dovolis stressed that he would continue to work with the County on the curb cuts, if not today in the future. He reiterated the project as designed functions without the curb cuts; however, it was acknowledged that the curb cuts are important. It was acknowledged that the Commission would prefer the curb cuts onto France Avenue as a condition of approval. However, Commissioners expressed the opinion that if approved without the curb cuts as a condition that that more attention be paid to the north side, better articulate and enhance it. It was also expressed that the project is best with access onto France Avenue. Motion Commissioner Hamilton moved to recommend preliminary approval of the rezoning and amendment to the Comprehensive Plan based on staff findings and subject to staff conditions. The motion was seconded by Commissioner Thorsen. Ayes; Miranda, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Olsen. Nays; Lee. Motion carried 8-1. Reports/Recommendations None. Community Comment None. Commissioner Thorsen moved to close public comment. Commissioner Strauss seconded the motion. All voted aye. The motion carried. Chair And Member Comments Commissioner Strauss said the 70th and Cahill Small Area Plan Group is continuing to review the final plan. When the plan is in its final form, it will be presented to the Commission and Council for comments. Commissioner Hamilton and Nemerov said volunteers are still needed to serve on the 50th and France Small Area Plan Work Group. The application deadline date is May 30th. Commissioner Lee announced there would be a Community Housing Forum held on Thursday, May 31, 2018 at the Southdale Library from 7-8:30 PM. Adjournment Commissioner Thorsen moved to adjourn the January 24, 2018, Meeting of the Edina Planning Commission at 9:30 PM. Commissioner Strauss seconded the motion. All voted aye. The motion carried. Jackie Hoogenakker Respectfully submitted