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HomeMy WebLinkAbout2018 07-25 Planning Commission Minutes/ Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers July 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, Mittal, Nemerov, Hamilton, Bennett, Berube, Chair Olsen. Staff Present: Cary Teague, City Planner, Kris Aaker, Assistant Planner, Debbie Townsend, Communications Coordinator, Scott Denfeld, Video Production Coordinator, Liz Olson, Support Staff Absent from the roll: Commissioner Jones Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the July 25, 2018, meeting agenda. Commissioner Bennett seconded the motion. The motion carried. Approval Of Meeting Minutes Commissioner Thorsen moved to approve the May 23, 2018, meeting minutes. Commissioner Hamilton seconded the motion. The motion carried. Commissioner Thorsen moved to approve the June 13, 2018, meeting minutes. Commissioner Miranda seconded the motion. The motion carried. Commissioner Thorsen moved to approve the June 27, 2018, meeting minutes. Commissioner Strauss seconded the motion. The motion carried. Public Hearings A. Variance Request. 5901 Oaklawn Ave., Edina, MN. New home. Staff Presentation Planner Aaker informed the Commission that 5901 Oaklawn Ave., is approximately 8,575 square feet in area and is located east of Oaklawn Ave. and south of a portion of West 59th Street. The existing home on the lot is a one and one half-story built in 1916 with an attached one car garage. The applicant is proposing a 15 foot variance to the north/east property lines to allow for a new two story home with an attached garage to be built on the property. The existing home currently does not comply with all required setbacks with the home oriented closer to the north property line adjacent to the 59th Street West. The new home will be farther from West 59th Street than the existing home improving on the nonconforming setback. The northern portion of the property consists of vacated West 59th Street right-of-way which includes a perpetual easement over and across the property for the purposes of the passing and repassing of pedestrian traffic. There is a concrete stair with access path along the easement between Oaklawn Ave. and West 59th Street. This condition must remain. Aaker explained that the new home will provide a 10 foot setback from the lot lines adjacent to the West 59th Street right of way similar to the required interior side yard setback required for most similar lots that do not have the special condition of a street terminating behind the lot. The subject lot is considered a “through lot” requiring a 25 foot setback from lot lines adjacent to West 59th Street which severely constrict the buildable area of the lot. The existing home provides a 4.6 foot setback adjacent to West 59th Street. Planner Aaker concluded that staff recommends the approval of the 15 foot through street setback variance for the north property line at 5901Oaklawn Ave. Staff recommends approval of the variance, as requested subject to the findings listed in the staff report and subject to the following conditions: The survey date stamped June 25, 2018. Elevations and building plans date stamped June 25, 2018. Compliance with the conditions and comments listed in the Environmental Engineer’s memo. Appearing for the Applicant Burkley and Paige Carter, Homeowners Discussion/Comments/Questions Planner Aaker was asked by Commissioners if the variance is proposing new construction over a public utility. Aaker responded in the affirmative and that it is a sewer main, rather than a water main. Aaker explained that there have been a number of occasions in the past where this has come up on the East side. Commissioners responded that it may not be a good process to create a situation over a pressurized pipe. Commissioners added that they believe the solution would be relay or not create this situation. Commissioners questioned Aaker about the garage utilizing West 59th Street and now the large driveway utilizing Oaklawn Avenue instead. Aaker responded that from a zoning ordinance standpoint, driveways and sidewalks are not included in the lot coverage calculation. Aaker also noted that the curb cut is reviewed and approved by the Engineering Department. The existing single stall garage off West 59th Street is not utilized. Planner Aaker was asked by Commissioners about the age of the water main pipe, in terms of needing to service or replace at some point. Aaker responded that it was added in 2006 and explained that there are requirements listed in the Engineer’s memo and that 3D easements have been done in the past over by Bridge Street properties. Commissioners inquired about sheet S1 of the document explaining the percentage of hardcover on the lot and Aaker replied that the building coverage would be at 19.1 percent. The plans do meet the requirements for zoning ordinance coverage of the size lot of either 2,250 square feet or 30 percent because the lot is less than 9,000 square feet. The proposed total hardcover for the building coverage is 2,242 square feet. Commissioners asked Planner Aaker why the City wouldn’t require the water main pipe to be moved as part of the project. Aaker replied that would be a question for the Engineering Department. Aaker continued to explain that the water main pipe is not in an easement area and is a city pipe. Options were given to the property owners. Commissioners explained that the city has an existing condition that might need some consideration. Aaker commented that the Engineering Department has reviewed and they are going to be working with the property owners, specifically the conditions outlined in the memo that they would have to adhere to if there was a variance granted. Commissioners asked if one of the conditions for the property owners could be that they’re required to move the supply line, as part of the construction. Planner Teague responded that our Planning staff relies on the Engineering Department’s opinion that it is not necessary to move the pipe as long as the conditions are met. Applicant Presentation Carter introduced himself and explained that they envisioned building a home on this lot and raising a family in this home. Carter stated that the garage is placed on Oaklawn Avenue to allow for more room for kids to play in the rear of the yard. Carter discussed the 3D easement and the concrete foundation underneath the garage area will only go down approximately 4 feet. Public Hearing Chair Olsen opened the public hearing. None. Commissioner Thorsen moved to close the public hearing. Commissioner Hamilton seconded the motion. The motion carried. Discussion/Comments/Questions Commissioners discussed the concern with the water main if any emergency repairs needed to be made that the Engineering Department would need to go in and start digging and be released from any reliability for damage. Planner Teague commented that the easement would be subject to review and approval of the City Attorney so the city would be covered in the instance. Commissioners commented that there is a potential being created where now would be the time to make corrections. The solution is to relocate the water main in an identified easement where we have access to it. Commissioners explained that it might have been helpful to understand more of the Engineering portion other than only being presented with the agreement. Commissioners restated that during demolition would be the best time to access to the water main. Commissioners commented to trust the Engineering Department and that the error of the water main is not on the homeowner, but rather the person who owns that water main. Planner Teague was asked by Commissioners if there was a hardcover restriction and he replied that it is on the list to cover in the work plan. Commissioners requested that the permitted building coverage be listed in square footage number as opposed to percentage in the packet Motion Commissioner Thorsen moved variance approval based on staff findings and subject to Staff conditions, also reflecting the adjustment in the table to the square footage as opposed to the percentage. Commissioner Hamilton seconded the motion. Vote of 7-2 (Nay: Strauss and Lee). The motion carried. VI. Community Comment None. VII. Reports/Recommendations A. Sketch Plan Review, 7390 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 7390 France Avenue. The applicant would tear down the existing 6,136 square foot office building on the site and build a new two-story, 10,000 square-foot office building for Alerus, a banking and wealth management service. The building would have two entrances; one off of the parking lot facing west, and the other facing France Avenue. The building would be setback 50 feet from the paved portion of France Avenue per the Southdale Area Framework. A boulevard style sidewalk would be constructed. The 50-foot area would be landscaped green space. The site is small, .57 acres in size and the site shares parking and access to with the office building to the south. There would be 38 parking stalls on the Alerus property; currently there are 28. A parking study is underway to determine the adequacy of the proposed parking. The request would require the following: Site Plan Review. The following Variances would be required Building setback (north and south lot lines) Parking stalls AFO, Architectural Field Office is reviewing the plans and will provide a memo in advance of the Planning Commission meeting. Teague stated that the Planning Commission is asked to provide informal review comments on this potential future development application. The City does not have as much discretion with this proposal compared to our recent Rezoning and Comprehensive Plan Amendment requests. This is a near code complaint project with requests for setback and parking variances. The proposed site plan has been designed using the Greater Southdale Area Framework. The plans provide a pedestrian entrance to the building facing France Avenue; there would be 50 feet of green space, landscaping, boulevard style sidewalk between the building and the paved portion of France Avenue. The applicant is open to the idea of closing off the access off France to provide more green space to resemble the site plan layout of the adjacent property to the north. The proposed building height meets City Code requirement. A traffic and parking impact study would be required. Sustainability. The applicant has been asked to respond to the city’s Sustainability Questionnaire within their formally submitted plans. Appearing for the Applicant Jeff Steiner and Jesse Hadley, JLG Architects Discussion/Comments/Questions Commissioners raised the following: Planner Teague was asked if the proposed building will appear to sit back approximately 10 feet from the existing structure. Planner Teague responded in the affirmative. Commissioners also asked if the overall height, including the mechanical penthouse, will not exceed 48 feet. Teague also responded in the affirmative. Planner Teague was asked if the Greater Southdale framework and recommended heights on the east and west side included this property. Planner Teague responded that the document is still in the draft phase and are far from settled on what those numbers might be. The taller structures were further to the south. Teague also stated that the site is small and is more limited with the square footage. Applicant Presentation Steiner addressed the Commission and delivered a PowerPoint presentation highlighting the following: Steiner indicated that the intent of the design is to comply with the spirit of the 2015 vision plan for this district as well as satisfy the principal goals of the client. The height of the building and the wide street width makes it possible to create street edge with allowing and accommodating taller structures. There are a total of 3 variance requests that include the north edge of the parking lot which extends beyond the setback of the parking, the number of provided 37 parking stalls, and the building height of 48 feet with a 40 foot setback. The overall site plan includes open air mechanical equipment on the top/4th floor of the building with a 9 foot parapet edge to screen the mechanical equipment. The first floor of the building has entrances on the west and east side and are connected with a common circulation reception area with the offices located on the north side. The second and third floor have support functions in the core, offices on the north, circulation on the south, and work stations and conference rooms on the east and west. The transparency of the building is meant to activate the street to France Ave. with vision glass on the south and north side. The landscaping helps create the “street rooms” and a soft edge in regards to the trees along the north edge and the other low plantings. The natural rain garden on the north side that helps satisfy the storm water management and gives it a very natural look. Concerned about the idea of the double row of trees being added on the France Ave. in front of the building because it seems to contradict “activating” France Ave. The exterior materials of the building will include cladding it with curtain wall (glazing system) with butt glazing so the joints are thin and elegant. The vision glass will be on the north and south side of the building and the France Ave. facing elevation will have spandau glass with a blue tint. The grade generally slopes from the northeast to the southwest and, due to the slope, will be providing a retaining wall along the south side of the building and extending into a portion of the parking lot. Contemplating providing permeable paving in the parking lot to get well under the requirement for impervious surfaces. Discussion/Comments/Questions Commissioners raised the following: The applicant was asked about the plan for lights at night. More specially, if lights would be left on at night in the building or up lighting from outside. Steiner responded that they would like to light the face of the building off of France Ave. Steiner added that they would like to have lit signage along with the interior being lit. The hours or using a timer has yet to be determined with the client. The applicant was asked if they saw an issue with moving the sidewalk further from the curb and the wiliness to explore that with the issue of the shared driveway. Hadley responded that there is an existing curb cut. At that curb cut, there isn’t currently a sidewalk that goes through the driveway easement. You circulate through the driveway to meet up with where the relocation of the proposed sidewalk would be in order to get the green space along France Ave. Hadley said they are trying to work within their site and not disturb the neighboring site. Commissioners inquired about the elevation in regards to the glass versus windows on the proposed building. Applicants responded that is it all glass. Commissioners followed up by asking if the inside walls with the stair cases were glass too allowing light to go all the way into the building. Steiner responded that they would like to have one stair case wall all glass and it’s a matter of cost and the stairs needing to be fire rated and one stair will likely be a sheet rock wall. Commissioners asked about the north side with what is and what isn’t a window because one part looks different than the rest. Steiner explained that it is vision glass and the window appearance in the plans is the office door window in the building. Commissions commented that the restrooms were labeled men and women. The question was asked if there was a reason they weren’t gender neutral. Steiner responded that there is no reason there couldn’t be gender neutral restrooms. It was acknowledged by Commissioners that the building’s logo and color are quite impressive. Applicants were asked what the overall height is and Steiner responded that it will be 48 feet to the top of the mechanical penthouse. Commissioners asked if there were 3 floors total and Steiner replied that there are 3 floors. Steiner went on to explain that the first floor includes 15 feet floor-to-floor at the first level due to the 2015 revisioning for possibly lofting space on the lower level. It was suggested that due to the strong geometry of the building, applicants should consider the trees as a softening element. A honey locust was discussed as an example of the soft green against the blue looking very pleasing. The proposed geometry is a little harsh the way the building meets the ground and trees help to give scale, especially at the entry way. Commissioners commented on the transparency and cleaver how people will see the building coming down France Ave. with the glazing on both sides. It was suggested that the applicant reevaluate feng shui principals with the entrance and exit being lined up. The saying “what enters the door, exits quickly” could be seen as a negative in terms of money. It was suggested to possibly remediate it by adding a sculpture or something in the center. Steiner responded that the open 3 story area above reception may have hanging sculpture lights. Commissioners commented that the proposed building will stand out amongst the rest and that different is good. Commissioners commented on liking the project and the height is not enough, but is still more than everything surrounding it. It sets a good precedent for what the Planning Commission would like to see. Commissioners mentioned possibly again adding a double row of trees to add more of a buffer between France Ave. and the sidewalk. Commissioners suggested expanding the facilities to include a shower or locker room for the people that choose to use alternative transportation to work and provide a more active tone to the office space. Hadley asked the Commission how much space other developments creating and if there are examples in regards to widening the green space between the sidewalk and France Ave. Planner Teague responded that 8 feet is more than what they’ve been seeing. Engineering has not had the opportunity to dive into it specifically. Teague also said that they’ve been seeing a lot of 3 and 5 foot boulevards and 8 feet is a good start. Commissioners suggested just enough to accommodate a double row of trees. It was suggested that more than 8 feet or whatever can accommodate more space between the person walking from France Ave. and be closer to the building. Commissioners applauded the applicants for considering permeable parking area and it would be helpful. It was mentioned that 38 parking spaces instead of 50 was agreeable and could be used for landscaping. Commissioners also mentioned the attractive mechanical equipment on the roof. Not having the curb cut on France Ave. was also mentioned by Commissioners as being an enhancement if it’s possible for the building. Hadley commented that the challenge would needing buy-in from the property owner to the south due to the shared driveway. Commissioners asked if the plan included double trees and pushing the sidewalk back if the rain garden need to be replaced. Teague responded that there may be an opportunity to do both and the Forester can comment. The Civil Engineer commented that the rain garden was a nice was to incorporate the roof drainage. Commissioners asked the applicants to take a closer look at the storm water plan and commented that the proposed building would be a nice addition to the neighborhood. Commissioners asked the applicants to take a closer look at the storm water plan and commented that the proposed building would be a nice addition to the neighborhood. Commissioners commented on the L 1.0 drawing shows a monument sign adjacent to the side walk but it’s not shown in the perspective. Steiner responded that they are looking at different signs right now didn’t decide on one for the placeholder. Commissioners also commented that potential taller buildings could potentially look down into the mechanical roof and to consider a lattice screening on top. Commissioners suggested adding bike facilities or a type of indoor bike parking since the proposed building is so close to the 9 mile creek trail. Hadley stated that they want to come in line with the visioning of the Southdale Area and asked the Commissioners if there had any concerns in regards to the variances. Hadley stated that along the west property line there is an existing condition that has parking spaces straddling the property line so there is no setback from that property line. The variance for that was issued back in the 1960’s and they would like to reapply for that and maintain that existing condition. Commissioners asked if the parking straddling the line would cause implications with the potential of the woonerf north running north/south or could there be combinations on your behalf to make that work. Hadley responded that he didn’t see it as an issue for future development. Planner Teague stated that staff they didn’t see an issue and the lot isn’t deep enough for us to look at taking right away at this time. Commissioners asked Planner Teague to summarize the existing variance. Teague explained that the existing variance refers to the far west lot line. The lot line runs through the middle of existing parking stalls. That condition would be maintained with this project. If we were to require a 10 foot setback on both sides of the line, there would be loss of parking stalls. Commissioners commented that the 38 stalls instead of 50 appears to be a positive for this particular development. Commissioners asked if this was the first Alerus and if this is similar to other Alerus office buildings or if each one is customized based on location. Hadley responded that their client would like that to be confidential at this time, but will be able to answer to the question at the next meeting. Chair Olsen thanked the applicant for their presentation. VIII. Correspondence And Petitions None. IX. Chair And Member Comments Commissioners stated that they are pleased with planned dates to move forward on the Comprehensive Plan. There will be work sessions prior to each Planning Commission meeting going forward. Commissioners stated that the 70th & Cahill group has looked at a second draft and have decided to break down into sub groups of 2 or 3 members of the group and working on 1 chapter at a time. Commissioners congratulated fellow Commissioner Jones on placing second in the U.S. Extemporaneous Speaking at the National Speech and Debate Association's National Tournament. Jones also qualified to participate in the Great Communicator Debate Series Tournament in July at the Ronald Reagan Presidential Library in Orange County, California. Commissioners applauded the Student Commissioners with their commitment. Commissioners positively commented on Clover Ride and its popularity during the first few weeks. The deviated stops often include Panera Bread. The riders have all been seniors and the bus can hold 16 passengers and 2 wheelchairs. The program has been funded for 1-2 years with possibility of adding another loop that would go up to 50th and Grandview. Commissioners commented on Limebike’s arrival and how it works with the app. Commissioners stated that the 50th and France working group has met 4 times. Commissioners stated that their first community meeting was a week ago and they’ve received good feedback. The next community meeting has been changed to Wednesday, August 22nd at 7:00 p.m. and the located has yet to be determined. Commissioners stated that infrastructure needs to be looked at for bicycles, especially near 44th and France Ave. X. Staff Comments None. XI. Adjournment Commissioner Thorsen moved to adjourn the July 25, 2018, Meeting of the Edina Planning Commission at 8:45 p.m. Commissioner Berube seconded the motion. The motion carried.