Loading...
HomeMy WebLinkAbout2018 08-29 Planning Commission Minutes/ Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers August 29, 2018 Call To Order Chair Olsen called the meeting to order at 7:04 p.m. Roll Call Answering the roll call was: Commissioners Miranda, Lee, Thorsen, Strauss, Nemerov, Hamilton, Berube, Chair Olsen. Staff Present: Cary Teague, City Planner, Chad Millner, Director of Engineering, Emily Bodeker, Assistant Planner, Jennifer Bennerotte, Communications & Technology Services Director, Liz Olson, Support Staff Absent from the roll call: Commissioner Bennett Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the August 29, 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. Commissioner Nemerov offered up the amendment to change page 10 regarding the 7200 and 7250 France Ave. project to state, “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.” Commissioner Nemerov also offered up the amendment to change the last bullet on page 10 to, “Commissioners stated that the ability to enter the project from France Ave., which will require permission from Hennepin County, may be critical to approval.” Motion carried as amended. Public Hearings Staff Presentation Planner Bodeker presented the staff report for two variances requests including a 17.79 foot front yard setback variance and a 4.4 foot 1st floor height variance at 6412 Indian Hills Road. Staff recommends approval of the variance, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked if the setback is determined on this curved street by the average setbacks of the homes on the north and south on the same side of the street. Planner Bodeker responded in the affirmative. • Commissioners asked if the variance request is an improvement from what they currently have by more than 4 feet and Bodeker replied that it is an improvement in a non-conforming setback. •Commissioners asked why the new home couldn’t be built within the current setbacks and Planner Teague replied that in order to build the new home within the current setbacks, the triangular back part of the property would make that difficult. Appearing for the Applicant Sarah Dye, Property Owner, thanked the Planning Commission and opened the floor for questions. Discussion/Comments/Questions The depictions of the proposed home on the property doesn’t work well, and to show the relationship with neighbors, try to incorporate a more realistic rendering. Public Hearing None. Commissioner Thorsen moved to close the public hearing. Commissioner Nemerov seconded the motion. The motion carried. Discussion/Comments/Questions Commissioners positively commented that this project will decrease the amount of impervious surface. Commissioners also commented that there were significant changes to the contours that end steeply at the property line rarely work in practice. Motion Commissioner Nemerov moved approval of the variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Thorsen seconded the motion. The motion carried. Staff Presentation B. Planner Teague presented the staff report for a 16 foot setback variance, for a parking lot expansion to Interlachen Country Club at 6200 Interlachen Blvd. Variance allows for a row of parking to overlap the required 50 foot setback from a pond located within the golf course property.  Staff recommends approval of the variance, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked if the parking lot is visible to neighboring residences and Planner Teague replied that there are homes off Maloney where it could potentially be visible across the pond, and noted that they are looking at an existing parking lot today. • Commissioners discussed the 50 foot setback for every wet land setback and Planner Teague stated that the Watershed district is okay with the 36 foot setback and the city is in agreement. • Commissioners asked if Interlachen needs to replace the 16 parking spots and Planner Teague replied that it was determined by the needs of the Club and they are actually losing more stalls than they’re gaining. • Commissioners recommended space for bike parking one potential stall spot due to the South West light rail station being approximately 1 mile away from Interlachen. Public Hearing None. Commissioner Thorsen moved to close the public hearing. Commissioner Lee seconded the motion. The motion carried. Motion Commissioner Thorsen moved approval of the variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Lee seconded the motion. The motion carried. Staff Presentation C. Planner Bodeker presented the staff report for a 2.52 foot first floor height variance (3.52 feet total) for a new home at 5428 Halifax Lane. Staff recommends approval of the variance, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked Bodeker asked what the finished basement ceiling height was and Bodeker confirmed it was 8.5 feet and the applicant could not get that height without the variance. Appearing for the Applicant Tony Giannakakis, Property Owner, introduced himself as the owner of TC Home Builders. Giannakakis stated that originally this project was going to be a remodel until the flood plain got moved 1.5 years ago. Discussion/Comments/Questions • Commissioners asked if the rain garden was a requirement from the Water Shed District, and Giannakakis replied that it was a requirement from the City of Edina’s Engineering Department. • Commissioners asked about how the houses to the north of Giannakakis sit much higher and Giannakakis replied in the affirmative. • Commissioners commented that they were pleased that the 8.6 foot ceilings with a new home is possible. Public Hearing Shelley Carpenter, 4421 52nd St. W., stated that Giannakakis built his neighboring home and expressed support for the variance request. Commissioner Thorsen moved to close the public hearing. Commissioner Strauss seconded the motion. The motion carried. Motion Commissioner Thorsen moved approval of the variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Miranda seconded the motion. The motion carried. Staff Presentation D. Planner Bodeker presented the staff report for a variance request to increase the first floor elevation 4 feet higher than the current home’s first floor elevation in order to construct a new home at 5905 Tamarac Lane. 5905 Tamarac Lane is approximately 12,350 square feet in area and is located on the east side of Tamarac Lane, on the west side of Nine Mile Creek and is located in the floodplain. The City of Edina’s Engineering standards require the basement elevation of the new home to be 2 feet higher than the FEMA base flood elevation. The requirement for increased height in basement elevations impacts the ability for the project to conform to the maximum first floor height requirement of 1 foot. Staff recommends approval of the variance, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked how the determination is made for additional height amount allowed and Bodeker replied that it need to be 2 feet higher than the base flood elevation and the proposed basement height is 8.9 feet. Bodeker also commented that the request for the proposed home doesn’t exceed the overall allowed height of the structure. • Commissioners asked if the first floor height is being based off of the existing entry and Bodeker responded in the affirmative. Appearing for the Applicant Scott Busyn, Great Neighborhood Homes, introduced himself and opened the floor for questions. Discussion/Comments/Questions Commissioners asked about the retaining wall and what it will be made of. Busyn replied that it will be built out of a stone material or a type of cast stone. Busyn also commented that the city will require Engineering to review the retaining wall since it is over 4 feet and it will have an inspection. Public Hearing None. Commissioner Thorsen moved to close the public hearing. Commissioner Strauss seconded the motion. The motion carried. Discussion/Comments/Questions None. Motion Commissioner Nemerov moved approval of the variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Miranda seconded the motion. The motion carried. Staff Presentation E. Planner Teague reported that the Planning Commission is asked to consider Orion Investments’ request to redevelop of a one acre tract of land at 4500 France Avenue and 3905 & 3907 Sunnyside Road with a 4-story 45 unit apartment with retail use on the first floor. To accommodate the request the following is required: A Rezoning from R-1 and PCD-1to PUD, Planned Unit Development; and Site Plan Review. Appearing for the Applicant Ted Carlson, Orion Investments and Mike Spack, Spack Consulting Discussion/Comments/Questions Planner Teague was asked by Commissioners if the “island” was being included in the scheme, as it was in previous proposal. Teague replied that it is not included and the free right would still be there with this project. Commissioners asked if the building was pulled back to get the public space or if it’s in the same location. Teague responded that it is in the same spot and there isn’t as much outdoor space. Teague was also asked where the first residential house appears on the Sunnyside side elevation and he replied that the first residential house is further west past the commercial establishments on Sunnyside. Commissioners asked if this section of France Avenue is considered a county road and Teague responded in the affirmative. Commissioners also asked if Hennepin County has checked in on the turning movements and Millner responded that Hennepin County submitted comments and their concerns were the maintenance of the plantings, snow storage, and to gather any easements for the sidewalks, which are all covered in the Engineering Memo. Millner added that Hennepin County did not have any comments on the access of France Ave. in this location with the driveway because they are going from 4 driveway cuts to 1. Commissioners asked about what types of trucks are turning by the “pork chop” coming from Sunnyside and Millner replied that large delivery trucks providing materials to those businesses on the North side of Sunnyside Road, including full size moving semi-trucks. Millner also explained that if the island were to be removed, the entire signal system would need to be moved and storm water catch basins. Commissioners commented that everyone agreed in the Small Area Plan that pedestrian bicycle safety is a huge issue on France Ave. Commissioners explained that there are a large number of pedestrians and bicyclists that want to cross France Ave. safely than number of trucks that need to take a right turn. Planner Teague asked Commissioners if the Planning Commission and City Council would recommend this for approval that it would be considered a condition to work with the county and take the pork chop out and Commissioners responded in the affirmative. Millner asked Commissioners if the concern was strictly crossing France Ave. and Commissioners replied that it is the whole area near the project, including Sunnyside Ave. Commissioners explained that in some communities they appraise the items that are more subjective in the give to get. Commissioners stated that some of the items on the give to get currently are pretty standard and asked Planners if there are estimates for what the city if getting. Planner Teague thanked the Commissioners and stated that a very rough ballpark would be approximately $80,000- $100,000 for burying of the utility lines and sidewalks, $500,000 for the public park. Commissioners stated that they encourage the city to formalize a process to establish values for the give to get for transparency purposes. Commissioners also commented that some of the give to get items seemed more appropriate for getting a permit rather than a variance. Teague commented that all developments that are requesting rezoning are expected to meet the Affordable Housing Policy. Teague explained that the give to get list is taken from the small area plan and certain items, like sidewalk improvements, would be requested even with a site plan review. Commissioners asked if there were any external bike racks being provided and Teague replied that is a standard code requirement based off the square footage of the retail space of 1 bike rack per parking stall. Commissioners also asked if the 4 story length was reduced along Sunnyside and Teague responded that it is generally the same. Applicant Presentation Mr. Spack explained why the project is a good idea from a traffic engineer’s perspective due to the reduction from 4 driveways to 1 common driveway down on France Ave. Spack also noted that the level of service at the intersections will be maintained at an acceptable level. Spack commented that putting in a pharmacy would generate about twice as much traffic as the proposed development. Discussion/Comments/Questions Mr. Spack was asked how much traffic the drycleaners generated when it was operating and he responded that he did not have those numbers, and added that it would have been much less traffic than a pharmacy would produce. Commissioners also asked if the traffic would have been more or less than the proposed project and Spack responded that it would have been slightly less than what is being proposed and he would need the square footage of the drycleaners to run those numbers. Commissioners asked Spack how he comes up with his predictions or projected traffic and explain the process of the study. Spack replied that it is looked at from a few different ways, including the Institute of Transportation Engineer’s data set of land uses around the country and the traffic rates by different types of uses. Spack also stated that local data is collected using video camera technology on different driveways of different land uses. Commissioners asked Spack is he considered this lane 2 or 4 lane and Spack replied that it is considered 2 lane with turn lanes, and it is a starting point for the analysis because the whole corridor can work well but have pinch points that get looked into at a micro level. Commissioners also asked Spack if there was a deeper reasoning for asking all loading on site should be encouraged to occur during outside of peak hours and Spack replied that there is not a deeper reason and it’s just good hygiene to not add to rush hour. Spack was asked by Commissioners to explain the negotiation with the county and what the possibilities might look like. Spack explained that if we can get rid of the channelized right turn, it has the benefit for the pedestrians and bicyclists. Spack explained the tradeoff would be that large semi-trucks would not be able to make the turn. Spack added that the county is seeing a benefit by eliminating the 3 driveways and consolidating furthest south with the other parcel. Commissioners asked if this would be the time to negotiate and Spark responded in the affirmative and the city would have a strong position if they wanted to go that path. Millner added that if the park chop moved, the county might require a right turn lane and making it a longer cross walk for pedestrians, in addition to some other tradeoffs. Commissioners commented that one of the options to move the signal to have a wider area attached to the building, and to lose the island. Commissioners asked if the developer was to move the signal as a condition, what the cost estimate would be. Spack responded that his estimate would be in a range from $50,000 to $75,000 to move 1 quadrant of the signal, while Millner commented that an estimate for moving a whole intersection would be $300,000 to $400,000 depending on impacts. Spack was asked about the parking capacity on Saturday evening with the restaurant and retail with overflow parking needing to be handled on the street. Spack responded that if the retail and restaurant were both busier, they would forecast 20 to 25 vehicles circulating looking for street parking. Teague commented that if the restaurant they want to add exceeds the 40 parking stalls, they would need a variance which would come to the Planning Commission. Spack was asked about the cueing conflicts regarding the driveway on France Ave. and the parcel to the south operating more as a one way. Spack noted that it is expected to be a low traffic driveway and they don’t see it as a significant issue. Millner also commented that he is in agreement with Spack. Commissioners asked if speeds of traffic were looked at on France on Sunnyside and has the city received reports or complaints regarding the speed of traffic. Millner responded that the street on Sunnyside was reconstructed in 2016 and did a volume and speed analysis. Curb cuts and bump outs were added at Grimes and Curve Ave. There was a reduction in volume afterwards, and the speeds stayed consistent. Millner also added that there have been no traffic safety requests since the reconstruction. Commissioners asked Staff if the speed limit signs might be encouraging people to go faster than they would normally drive. Millner replied that the speed limit signs were needed because the speed changes along France. Applicant Presentation Ted Carlson thanked the Planning Commission and stated that he was excited to be there after more than 14 months of planning. Carlson and his development team presented the project. Carlson replied to Chair Olson’s question earlier about the contamination that is present from the drycleaners and explained that phase 1 and 2 of studies are complete. Carlson continued to explain that asbestos, vapors, and petroleum were all present and will be removed. He stated that in addition to the contaminations being removed, the blighted building, power lines, and curb cuts will be removed as well. Carlson explained that what will be added for the give to get is wider sidewalks, pedestrian and bike friendly, public park and public art, public parking, affordable ADA units, new housing, and a highest and best use. Commissioners asked earlier about applying for grants and Carlson answered that their intent is to seek every opportunity for public contribution to this site. Carlson has applied for a TVRA and DEED grants, and are in for funding and conjunction with City Staff. Carlson ended with thanking the neighborhood for their participation. Discussion/Comments/Questions Commissioners asked what the approximate square footage of the grass area in the pocket park. Camp’s civil engineer answered that the total green space on the site is approximately 4,830 square feet. Commissioners discussed the traffic concern and the curb cut on Sunnyside with people exiting the parking ramp. Camp replied in the affirmative and explained that people will have to enter on France Ave. for the underground parking ramp. Commissioners explained the concern with the increased traffic through neighborhood with people turning left and camp responded that a strategically placed island could be added. Millner said he would be the one to determine the need of an island based off of the traffic study. Commissioners asked about eliminating the entrance on Sunnyside and just using France Ave. that was introduced in the beginning. Camp responded that the flow of the project needed more than 1 curb cut and the county commented on that as well. Commissioners also commented on the pocket park and how the redesign made it psychologically a smaller space. Camp responded that they could reduce the size of the planters and make it feel more welcoming and are open to suggestions. Commissioners positively commented on the pocket park and permanent bench seating. Commissioners asked about the dog run being used for pet relief and Camp replied in the affirmative for its purpose. Commissioners asked about the public pocket park and Camp responded that it would be maintained by and by the private owner, but that it could also be dedicated. Camp also stated that programming is key to parks with implementing ideas such as a farmers market or kids day. Commissioners also commented on including bike parking near the front door. Commissioners asked if the 4 stories is the same height as it was presented during the sketch plans and Camp replied that that it is the same height. Carlson was asked by Commissioners why the full number affordable housing is being provided and its being split between units and money. Carlson explained that it made sense to have the ADA accessible units on the ground floor where there are no steps for vans and for easy walkability. Carlson also stated that they thought it was a good idea to buy in half and provide half for a medium landing space on affordable units. Carlson stated that he could provide the full number of units and he is receptive to anything to get this project built and built the right way. Commissioners asked about the profile of the cornice treatment of the 4 story building and if it’s the same on the bay units. Camp replied that the profile is not the same, but the metal material is. Commissioners stated that the bay cornice is pleasing on the front restaurant portion. Public Hearing Chair Olsen opened the public hearing and commented that the Commissioners received numerous comments from the public regarding this proposal. Mark Schmidt, 4011 Sunnyside Road, addressed the Commission and expressed that changing the zoning to R1 is a bad idea on principal and isn’t a good idea for Edina. Schmidt also asked the Commissioners if the pocket park is public or private and address who is patrolling the safety of the park. Schmidt asked about the parking and if the on off street parking would include the whole one side of Sunnyside Road of 20 to 25 cars long and commented that there would be no room for guests of home owners to park. Kip Myre, 4000 Sunnyside Road, addressed the Commission and stated that he believed Schmidt made some good points. Myre asked if it was 2 or 3 stories on Sunnyside Road and Camp responded that it was roughly 2.5 stories because the ground is rising because they are burying some of the parking. Myre asked to see the traffic study and requested that a speed meter was installed on the edge of his driveway to help stop potential speeding cars. Myre commented on the garbage pickup and where to location will be. Chris Dall, 4001 Sunnyside Road, introduced himself and stated that Ted Carlson did a good job of listening to the neighborhood and their concerns. Dall stated that he is concerned about the traffic issue, specifically concerning the pinch points on Friday night. Dall asked if the traffic report was online for people to view and also expressed apprehension regarding the entrance on Sunnyside Road and stated he would like if it only allowed people to turn right out of that entrance and not into the neighborhood. Dall stated that the neighborhood residents love the area and are open to the idea of what it could bring to the neighborhood. Brian Pankratz, 5429 Brookview Ave., commented that the project is great and fits into the urbanism idea that has been discussed and fits well into Edina. Commissioner Thorsen moved to close the public hearing. Commissioner Berube seconded the motion. The motion carried. Discussion/Comments/Questions Planner Teague answered questions regarding the parking concern and explained that the project meets the parking requirements for retail use. Teague also stated that if a restaurant is added, it would need to meet the parking standards and that there needs to be 1 parking stall for every 3 seats, plus the maximum number of employees on a shift. Teague further explained that if a restaurant didn’t meet the requirements, they would have to come back to the Planning Commission with a variance request. Planer Teague answered another question about the easements over the pocket park and explained that it would be privately owned and easements would be required so that it is available to the public and is a requirement written out in the staff report. Commissioners made a comment to Carlson that there are obvious improvements to the project since it first was presented. Commissioners added that they were impressed with the before and after renditions of the changes made and the project is supported by Commissioners. Commissioners stated that the pocket park needs improvement and 680 square feet of grass wouldn’t be used well. Commissioners also stated that creating a left turn only out onto Sunnyside and is only affecting Edina residents’ drives home. Commissioners also expressed thoughts on the use of the site because a pharmacy store is permitted under current zoning and discussed the give to get for the Commission to consider. Commissioners stated the idea to mandate that all construction traffic in the construction plan go to France Ave. and not the side roads. Commissioners commented that the developer did a good job due to the empty chairs in the room and that residents felt informed and knew what was being presented. The park was discussed and that residents of the neighborhood will use it. Commissioners commented that the most recent plans presented are less boxy and is more attractive. Commissioners also stated a few concerns regarding the pocket park and perhaps making it into an art an education area and make a reason for people to walk to the back, possibly with rotating art displays. Commissioners asked Carlson about parking on Sunnyside and proposed to not have parking on the street. Commissioners commented positively on the bigger balconies and being more transparent. Commissioners addressed the issues of reducing density and how that might not be the best idea. Commissioners also stated that if the pork chop stays, it is a possibility to add no turning on red, adding a red only right arrow, or raising the street on Sunnyside right before France Ave. so that the crosswalk becomes raised. Commissioners discussed the comments received from the public and encourage people to comment more because it improves the project and outcome. Commissioners also commented on having a popular restaurant added would be a positive addition to the neighborhood. Commissioners suggested to be specific with the costs and the value going both ways in the give to get to show value with the compromises the city is making and concluded with support for the project. Commissioners commented that this project is so close to single family homes and that it also is an opportunity to create something in this node that is much needed. Commissioners stated that the building is lacking charm and seems prototypical and not specific to the area. Commissioners stated that the 4 stories seems to be the appropriate height on France Ave., but that it proceeds too far on Sunnyside Road into the residential district. Commissioners stated that the exit parking onto Sunnyside and on street parking is not good design and seems to be detrimental to the neighborhood. Commissioners added that affordable housing needs to be added to the project. Commissioners expressed that more green could be added to the pocket park and that the affordable housing would be a necessity for support of the project. Motion Commissioner Thorsen moved approval of the preliminary zoning and preliminary development plan as outlined in the staff memo subject to three additional conditions: 1) Construction traffic shall be restricted to only France Avenue. 2) All commercial deliveries shall be done during non-peak hours. 3) All affordable housing requirements shall be met on location. Commissioner Berube seconded the motion. The motion failed, 2-6. Aye: Thorsen, Olsen Nay: Miranda, Lee, Strauss, Nemerov, Hamilton, Berube Commissioner Nemerov moved approval of the preliminary zoning and preliminary development plan as outlined in the staff memo subject to two additional conditions: 1) Construction traffic shall be limited to France Avenue. 2) All commercial deliveries shall be done during non-peak hours. Commissioner Thorsen seconded the motion Aye: Thorsen, Strauss, Nemerov, Hamilton, Berube Nay: Miranda, Lee, Olsen The motion carried 5-3. Commissioner Thorsen moved to close the public hearing. Commissioner Hamilton seconded the motion. The motion carried. VI. Community Comment None. VII. Reports and Recommendations None. VIII. Correspondence And Petitions None. IX. Chair And Member Comments The Commissioners stated that they are in support of affordable housing. Commissioners explained the AIA Missing Middle Housing seminar is on Wednesday September 26th at the Minnesota Historical Society and starts at 5:30 p.m. Commissioners commented on the bicycle usage at 44th and France and 50th and France. There is an increase of pedestrians walking and bicyclists and the streets need to be made easier and safer for both groups. X. Staff Comments Staff stated that the 4500 France Ave & 3905 and 3907 Sunnyside Road project will go to City Council on October 2, 2018. XI. Adjournment Commissioner Thorsen moved to adjourn the August 29, 2018, Meeting of the Edina Planning Commission at 10:16 p.m. Commissioner Strauss seconded the motion. The motion carried.