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HomeMy WebLinkAbout2018 08-15 Planning Commission Minutes/ Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers August 15, 2018 Call To Order Chair Olsen called the meeting to order at 7:01 p.m. Roll Call Answering the roll were: Commissioners Miranda, Lee, Thorsen, Strauss, Nemerov, Hamilton, Bennett, Berube, Chair Olsen. Staff Present: Cary Teague, City Planner, Kris Aaker, Assistant Planner, Emily Bodeker, Assistant Planner, Jennifer Bennerotte, Communications & Technology Services Director, Liz Olson, Support Staff Absent from the roll: Commissioner Jones and Mittal Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the August 15, 2018, meeting agenda. Commissioner Strauss seconded the motion. The motion carried. Approval Of Meeting Minutes Commissioner Lee moved to approve the July 25 2018, meeting minutes. Commissioner Thorsen seconded the motion. The motion carried. Public Hearings A. Variance Request. 5601 Tracy Ave., Edina, MN. Addition. Staff Presentation Planner Aaker informed the Commission that 5601 Tracy Ave., is approximately 20,312 square feet in area and is located on the southeast corner of Tracy Ave., and Vernon Ave. The existing home on the lot is a multi-level home with a low pitches roof built in 1962. The applicant is proposing a 2 foot side yard setback variance to the south property line and a 2.2 foot front yard setback variance to the west lot line to allow for an addition above the existing nonconforming 2 car garage. The existing home currently has a 2 car garage located 8 feet from the south lot line instead of the required 10 feet. The applicant is undergoing an addition to the back of the home and remodeling project to the existing home to include a flat roof/contemporary redesign. All aspects of the redesign conform to city ordinances with the exception of the 2nd story addition above the nonconforming garage. The request is to maintain the existing nonconforming 8 foot side yard setback of the garage and reduce the front yard setback by 2.2 feet to bring the 2nd floor addition above the garage forward to create an overhang and add interest to the front façade. Aaker explained that the home is a multi-level home built in 1962. The existing first floor of the house will remind and be remodeled. The proposed additions will include a conforming addition to the back of the home and a 2nd floor above the existing 2 car garage. The house is orientated toward Tracy Ave. with the side street setback of 14.5 feet along Vernon Ave. The existing house is setback 35.4 feet from the west (front) property line, 8 feet from the south (side) property line and 157 feet to the east (REAR) property line. Planner Aaker concluded that staff recommends the approval of the 2 foot south side yard setback variance and a 2.2 foot west front yard setback variance for property at 5601 Tracy 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 July 16, 2018. Elevations and building plans date stamped July 16, 2018. Compliance with the conditions and comments listed in the Environmental Engineer’s memo. Appearing for the Applicant Jonathan Bartling, Homeowner Discussion/Comments/Questions Planner Aaker was asked by Commissioners if the project is considered a tear down and if there will be a construction management plan required. Aaker replied that it is not a tear down because the property owner will not be tearing down 50 perfect of the exterior wall area and it would be classified as a remodel. Aaker explained if they did tear down more than 50 percent they would need a construction management plan. Commissioners followed up by asking if the project was also within the residential roof height limit. Aaker responded affirmative and also commented that the addition above the garage is about 1 foot and 3 inches higher than the existing. Commissioners commented on the project being attractive. Commissioners also questioned the flooding and asked if the Planning Division felt comfortable with the mitigating measurements being used to prevent additional flooding. Aaker responded that staff felt comfortable and the proposed storm water management plan does not propose any drainage to neighboring properties. Aaker explain the plan goes overland and eventually on Vernon towards the lake. Aaker noted that in a storm event, there is a proposed rain garden that would control the rate and runoff. Applicant Presentation Bartling introduced himself thanked the Planning Commission. Bartling explained that he is a licensed architect and his wife is as well. Bartling explained that their goal of this project is to show that preservation of an existing structure is a viable scenario in Edina. He continued to explain that they feel this could be an example that people can look to as an alternative to tearing a house down. Bartling commented on the Commissioners question earlier about 50 perfect of the exterior wall not being taken down. Bartling explained that they are building on top of existing walls so no new walls will be built inside at grade within the setback. Bartling concluded by stating that the neighbors are in support of the project and Planner Aaker and Charlie Gerk have been great to work with. Public Hearing Chair Olsen opened the public hearing. Alex Gese, 5605 Tracy Ave, addressed the Commission and expressed support of the request. Gese stated that the design is thoughtful, efficient, and it’s important to consider remodel verses teardown. Gese also stated that as the neighbors that are most directly impacted by the side yard, there are no issues or concerns. Commissioner Thorsen moved to close the public hearing. Commissioner Berube seconded the motion. The motion carried. Discussion/Comments/Questions Commissioners commended the whole process and project with the thoughtfulness. Commissioners also stated that it’s a good example for others and it was nice that the plans are so far along to see what the storm water mitigation design and technique is going to be. Commissioners stated that the design looks wonderful and thinks it will be a great addition to the neighborhood. Commissioners also commended the project for not tearing down and making an existing structure better. Commissioners commented on a remodel versus teardown regarding the character and being able to refresh the property. Commissioners expressed hope that this project could be a learning experience for all or future residents of Edina. Commissions stated that the city is facing quite a few teardowns with large homes going up. The applicant was thanked and Commissioners suggested they share their process and cost information to show others the possible savings and so that others know what alternatives are for homes on small lots. Motion Commissioner Thorsen moved variance approval based on staff findings and subject to Staff conditions. Commissioner Hamilton seconded the motion. The motion carried. B. Variance Request. 5225 Division Street, Edina, MN. Addition. Staff Presentation Planner Bodeker informed the Commission that the subject property, 5225 Division Street, is approximately 10,286 square feet in area and is located on the southeast corner of Rutledge Avenue and Division Street. The existing home on the lot is a two-story home built in 1959 with a side load garage. Bodeker stated that the applicant is proposing a 1.3 foot side yard setback variance on the east property line and a 6.6 foot side (front) yard setback variance to the west property line for a two story addition to the existing home. The existing home has non-conforming setbacks to the east and west property lines. The proposed addition consistent with the setbacks of the existing home, but the addition area will not be on the same level of the existing first floor. The proposed addition would sit almost 3 feet higher than the existing first floor. Planner Bodeker concluded that staff recommends the denial the 1.3 foot side yard setback request to the east property line and approve a 6.6 foot side (front) yard setback variance to the west property line at 5225 Division Street. Staff recommendation for the variance requests is subject to the findings listed in the staff report above and subject to the following conditions: Subject to the applicant providing a survey and plans that reflect the variance granted. Compliance with the conditions and comments listed in the Environmental Engineer’s memo. Appearing for the Applicant Thu Hoang, Homeowner Discussion/Comments/Questions Planner Bodeker was asked by Commissioners to confirm that staff is recommending to not approve the east side setback. Bodeker responded in the affirmative and commented that the house could be offset back to the original setback of 6 feet because it’s a new part to the home. Bodeker also said that staff believed it could further meet the sidewall articulation requirements laid out in the code. Commissioners asked Bodeker to explain what the code says about sidewall articulation. Bodeker explained that the sidewall articulation includes windows and overhangs, which the applicant has provided. Bodeker continues to explain that staff felt it further met the sidewall articulation intent by setting the addition back 1.3 feet to meet the 6 foot side yard setback requirement to further break up the wall that would expand 50 feet all on one façade. Commissioners questioned if that requirement is meant to avoid excessive, long walls that face adjacent properties and Bodeker responded in the affirmative. Applicant Presentation None. Public Hearing Chair Olsen opened the public hearing. Karen Kruse, 5221 Division Street, addressed the Commission and expressed that she was in opposition to the proposal. Her mother, Helen Kruse, lives in the house to the east of the proposed addition. Kruse stated that the addition would downgrade her mother’s quality of life. The homes are already very enclosed and the addition will affect the sun coming through to Kruse’s home. Kruse stated that she would like to see a home more neighborhood friendly instead of a solid wall on the east side. Commissioner Thorsen moved to close the public hearing. Commissioner Hamilton seconded the motion. The motion carried. Discussion/Comments/Questions Commissioners stated that it was great to see that the applicant is proposing a remodel instead of a teardown, while keeping aspects of the original house. Commissioners stated that they agree with staff regarding the east side setback because it adds better articulation to the east side for the current and new neighbor. Commissioners added that the proposed home will be a nice enhancement and match the change around them. Commissioners agreed with previously stated comments and agree with staff’s recommendation and thought it is a good solution. Commissioners commented that the proposed east side façade is exceptionally long and the way the best handle it would to break it up into different components, possibly with a different roof pitch. Commissioners added that it would be recommended to get a redesign by the applicant for the east side of the proposal. Motion Commissioner Thorsen moved approval of the variance to the west side and rejection of the variance request to the east side as outlined in the staff memo subject to the conditions and findings therein. Commissioner Bennett seconded the motion. The motion carried. VII. Reports/Recommendations A. Sketch Plan Review, 7200 & 7250 France Avenue, Edina, MN. Planner Presentation Planner Teague reported that the Planning Commission is asked to consider a sketch plan proposal to re-develop 5.2 acres of land west of France between 72nd Street West and Gallagher Drive. The existing office buildings and parking ramp on the sites would be removed. The existing parking ramp is in a very poor state of repair. As proposed, at full build out, the site would include: 7200 France – A 6-7 story 149-unit apartment, 14 rental townhomes, and 10 for sale townhomes (173 units); with 13,000 square feet of retail on France Avenue. 7250 France – A 6-7 story139-unit apartment with 8 rental townhomes (147 units); with 16,000 square feet of retail on France Avenue. Each building would have 2 levels of underground parking. The Site Plan includes a north south woonerf as discussed in the Greater Southdale Framework as the western promenade. This area provides an improved transition to the property to the west (it would be roughly 95 feet wide). A row of 2-3 story for sale townhomes is proposed on the west side of the woonerf. Shared connections from France Avenue and Gallagher Drive. Pedestrian paths on all sides of both buildings. At grade townhomes that would have street level entrances to 72nd and the new woonerf to activate the pedestrian areas. A 48-foot setback from the paved portion of France & 25 feet from Gallagher. (These should be revised to 50 feet to France and 30 feet to Gallagher per the Southdale Framework.) The applicant is proposing to comply with the City’s Affordable Housing Policy including providing 20% of the total units within the project at 60% AMI. (Up to 64 units.) The Southdale Area Development Principles were shared with the applicant. The applicant has responded. The City’s consultant for the Greater Southdale Area Plan, Mic Johnson has also provided a review of the proposed project. To accommodate the request the following is required: Comprehensive Plan Amendments to increase density in the OR, Office Residential District from 30 units per acre to 65 units per acre; and A Rezoning from POD-1, to PUD, Planned Unit Development. Flexibility through the PUD would be requested would be for setbacks and height. As with all sketch plan reviews; the Planning Commission is asked to provide non-binding comments and direction on a potential future development request. Areas of focus should be on the proposed land use, the appropriateness of the proposed development on this site, with a focus on the proposed density and building height. Flexibility through the PUD would be requested for building height, setback and FAR. A traffic study would be required to determine the impacts on adjacent roadways. Appearing for the Applicant Dean Dovolis, DJR Architecture Discussion/Comments/Questions Commissioners raised the following: Planner Teague was asked by Commissioners about the City Council need to determine if the applicant can move forward with a formal application after a denial. Teague explained that there is a prevision in the code that states an applicant needs to wait 1 year to make another rezoning request unless the City Council determines there is enough change to the plans or circumstances to allow a new application to be made. The City Council would need to take that action before the applicant can submit a formal application. Commissioners asked Planner Teague about the rezoning to PUD and if it was only regarding the two parcels. Teague responded that it is just for the two parcels. He also explained that the Comprehensive Plan amendment would allow an increase density just for this site and not for the whole of the OR district. Planner Teague was asked if the Comprehensive Plan amendment would have to wait until the Planning Commission gets their plan submitted. Teague responded that it does not have to wait and further explained that the Met Council has extended the deadline and the Planning Commission has until December 31st to consider the amendment. Commissioners asked Planner Teague if the retail on the first floor wrap around the corner of 72nd Street. Planner Teague responded that Mic Johnson may have provided that comment. Commissioners questioned if they would need to consider the issues of entry points onto the project site off of France Ave, 72nd Street, or the new proposed street. Teague replied in the affirmative. Commissioners also questioned the changing height in stories from 6 to 7 and Teague explained that some sections of the proposed building are taller than others. Commissioners asked Planner Teague about how the circulation happens if Hennepin County didn’t grant them a permit. Teague responded that the city could take the right-of-way as part of the project and plan for the curb cut on France in the future. Access to the site would still be available off of Gallagher and 72nd. Applicant Presentation Dean Dovolis addressed the Commission and delivered a presentation using a 3D interactive model to illustrate the proposal. With graphics, the following was highlighted: 25 rental townhouses that are wrapped around the rear side of the project. 10 ownership townhouses. Retail that extends 50 feet along 72nd Street and all the way back to Gallagher and engages the Western promenade. Two buildings with 765 concealed parking spaces, which includes being over parked by 50 feet for a Park and Ride or Park and Bike. Preserving the trees and installing the storm water system around the perimeter of the site to maintain the buffer. The proposal is the “first link” in the entire vision to expand the Western promenade to the North and South. The right in and the right out is crucial off of France Ave for what the Southdale Area Plan for the mid-block access. The materials will include metal, stucco, and brick. The promenade is a key feature for the bigger urban design aspect and it starting a neighborhood feel within the project. A variety of inset balconies will be included and a variety of roof heights. Gallagher would like to include a restaurant on the 7250 France Ave block and retail going all the way down. The deck will be a public space so it includes a variation of height and provides a point of interaction. The key to this project is to set the pattern where all of the property lines are near the western promenade so there is an opportunity for it to grow from this parcel. A roundabout will slow down traffic and gives the area a nice scale while the woonerf will be activated by other entrances. The stairs on the north side of the woonerf will act as the plaza that’s above the view of the building to give a variety of shapes and sizes. Dovolis closed by thanking the Planning Commission and opened the floor for questions. Discussion/Comments/Questions Commissioners raised the following: Commissions commented on the printed materials and animation with how well they were done and made for a compelling case. Commissioners also commented that it would be interesting to know what the Greater Southdale Area group members think with the projected future of the development regarding the North South continuance. Commissioners commented that a western view wasn’t shown by the trees during the presentation. Dovolis explained that the public meeting was 3 days ago with 11 people in attendance. The attendees were interested with the greenway and possibly concerned about the density. Dovolis was asked by Commissioners about the woonerf and if it’s private property. Dovolis explained that it is private property, but as they develop with the city, Dovolis would like to develop a public and private partnership easements over it for public access. Commissioners followed up by asking if there was a name or a wayfinding system for the project. Dovolis expressed interest in the idea. Commissioners noted that the woonerf seemed very wide. Dovolis responded that at first there won’t be as many people so that is why the retail is wrapped around the corner. Residents may use it more for now, but eventually people in the neighborhood will use it. Dovolis stated that when the development occurs in the area, more and more connections and more activity will happen, especially with the 9 mile creek trail. The applicant was asked if bike trail is separate or if they are expected to go through the woonerf. Dovolis replied that the bike trail parallel with the main road and is integrated within the woonerf with pedestrians on either side. Commissioners commented on how this development has addressed the Southdale Area Plan. Commissioners expressed that conceptually, this plan is very exciting. Commissioners stated that it’s apparent that past comments have been taken into account and the designs have evolved and it seems PUD justified. Commissioners added that the concept is great and they would like to see the France Ave side of the structures refined due to the harsh angles. Commissioners agreed with Mic’s comments that the height seems pronounced on France Ave and may be perceived as being quite high on the corner of 72nd Street. Dovolis responded that the idea was to get the density up along France Ave. The variations are critical along France Ave so the 6 stories don’t look long, broad, and boring. Commissioners commented on the width of the woonerf and having areas that are widened out a bit to have a place in people’s mind to go to, especially focusing on the center of it that aligns with the stairway. Commissioners stated that it could become a community identified place with a focus and reason, such as hosting a food truck type of festival. Dovolis replied that an idea including the “grand stairs” being a place that people can sit on and eat lunch, and the food truck idea allows a variety of events as to what could happen with the woonerf space. The applicant was asked by Commissioners about the circulation about the exiting with left hand turning out from the project onto 72nd Street. Dovolis explained that part of the Southdale Area Plan was to encourage connectivity on all streets. An idea was presented to add a landscape island on 72nd Street and Dovolis expressed that the connection is important as a goal of making the blocks more identifiable. Commissioners stated that the materials of the exterior should feel timeless and the color pallet and the forms could be a bit more traditional for the residents. Commissioners complimented the applicant that there are several good ideas included with this plan in general so far. The applicant was asked to speak to the parking. Dovolis replied that there are 765 concealed parking spots underground between two spread out entrances to keep the cars scattered throughout the development. Commissioners also asked about the Park and Ride idea addressed earlier. Dovolis replied that the development is on the major Hennepin County regional bike lane and it’s near Centennial Lakes. 25- 50 community parking spaces may be used to park and take their bike or go to Centennial Lakes. They want to engage the bikeway and it will become a more critical element in the future adding to the sense of place. Commissioners asked about the balance between all of the vehicles and trying to encourage walking and biking and with the natural tension. Dovolis responded that Edina is still in the place where you drive to a point and then walk, similar to the 50th and France area. Commissioners commented that the density could be increased along France Ave., and that the visuals were very good for the presentation with blending renderings into the actual neighborhood. Commissioners suggested to the applicant to include shadow studies or a walk-through of a full day into the presentation. Commissioners stated that the project is unique with the woonerf in the back and asked the applicant to consider the retail experience on the East side of the project and to get them to the woonerf. The applicant responded that they would like a restaurant on Gallagher and France Ave and the 72nd Street connection will be 4 sided to help position the retail. Commissioners commented on the woonerf and stated that there could be more landscaping for more cover in the winter near the townhomes and rentals. The applicant replied that keeping it green will be essential. Commissioners explained that the stairs in the woonerf is a great idea. Commissioners stated when walking through the woonerf it could be a bit confusing and it interrupts the sidewalk so that idea may need to be looked at closer. Commissioners discussed the traffic ring and how critical of a role it plays due to the long length of the project. The applicant was told by Commissioners to consider pronouncing art on the woonerf, such as the traffic ring being taller or the south corner as more of a gathering spot to focus for bikes. Dovolis mentioned Spalding the dog statue could be added or more items to make it more identifiable. Commissioners liked the idea of the rental units being on the west side of the project in case it became retail with any change in the market and applauded the applicant’s thoughts and time with the project. Dovolis stated that this project was supposed to be able to evolve with changes in the Southdale area. Commissioners stated that they are in agreement with Mic’s memo regarding recommendations of lowering the height at 72nd Street and Gallagher and more greenspace on France Ave. and in the woonerf. Commissioners commented that there is concern regarding the woonerf and the access from France Ave. If it wasn’t approved by the county, the traffic will all use the woonerf. The applicant replied that they could shift the garage off Gallagher and react to what is decided. The applicant went on to explain that in order for the Southdale Area Plan to be successful, these types of interruptions and mid-block connections off of France Ave. are crucial to change the nature of the street. The applicant was asked how the townhouses are accessed. Dovolis replied that they are accessed through the garage underneath. When you get to the edge of the garage, there will be private garages within the parking ramp and there will be a set of stairs that go down each townhouse. Commissioners asked the applicant the idea for the phasing and how it would work. Dovolis replied that it would start at the south end and be built to the north all at once as a singular project. Commissioners stated that it is an attractive project and thanked the applicant. Commissioners continued to explain their definition of a woonerf as a pedestrian orientated road that can be used by cars. Commissioners stated if it becomes a car dominated road, there could be safety issues. The applicant was asked by the Commissioners about the county’s feelings on the cars exiting the property mid-block to zip across lanes to turn left on Gallagher. Commissioners offered the idea to move the property to the west 5 to 15 feet, or take space from the woonerf, to add a median on the first row of traffic. Dovolis replied that a slip lane with a burier may prevent that possible trees. Commissioners stated that the success of this project relies heavily on the access mid-block with permission from the county. (Amended by Commissioner Nemerov) Commissioners discussed Hennepin County’s concern of traffic off of France Ave. is because they didn’t want people exiting the property mid-block and zipping across France Ave to turn left. Commissioners offered the idea to make it a slower road by moving the property to the west 5 to 15 feet, or take space from the woonerf, to add a median on the first row of traffic, possibly adding trees to the median as well. Dovolis responded that it would be possible to consider adding a slip lane where cars would enter onto France Ave. Commissioners stated that the ability to enter the project from France Ave., which will require permission from Hennepin County, may be critical to approval. Chair Olsen thanked the applicant for their presentation. VIII. Correspondence And Petitions None. IX. Chair And Member Comments Commissioners stated that the next 50th & France community meeting is Wednesday, August 22nd at the Public Works building at 7:00 p.m. X. Staff Comments None. XI. Adjournment Commissioner Thorsen moved to adjourn the August 15, 2018, Meeting of the Edina Planning Commission at 8:46 p.m. Commissioner Hamilton seconded the motion. The motion carried.