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HomeMy WebLinkAbout2018 10-10 Planning Commission Minutes/ Minutes City Of Edina, Minnesota Planning Commission Edina City Hall Council Chambers October 10, 2018 Call To Order Chair Olsen called the meeting to order at 7:00 PM Roll Call Answering the roll call was: Commissioners Miranda, Lee, Thorsen, Strauss, Melton, Nemerov, Hamilton, Bennett, Chair Olsen. Staff Present: Cary Teague, Community Development Director, Kris Aaker, Assistant Planner, Debbie Townsend, Communications Coordinator Absent from the roll call: Commissioners Berube and Mangalick Approval Of Meeting Agenda A motion was made by Commissioner Thorsen to approve the October 10, 2018 meeting agenda. Commissioner Bennett seconded the motion. The motion carried. Approval Of Meeting Minutes Commissioner Bennett moved to approve the September 26, 2018, meeting minutes. Commissioner Thorsen seconded the motion. The motion carried. Special Recognitions And Presentations Advisory Board and Commission Minutes from Scott Neal moved to the October 24, 2018 Planning Commission meeting agenda. Public Hearings Staff Presentation, 4712 Annaway Drive, Variance Planner Aaker presented the staff report for 5712 Annaway Drive, Edina, MN. The applicant is requesting a 1 foot first floor height variance (two feet above existing 1st floor total) and a variance for no basement for a new home. Staff recommends approval of the variance, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked the origins of the basement requirement. Aaker replied that most Minnesotans expect to have a basement and storm protection. • Commissioners asked Aaker for an explanation of how the 14 trees being removed complies. Aaker replied that there is a replacement requirement for trees outside of a specific circumference and the applicant can address the future landscaping. • Commissioners asked Aaker the square footage of the new home. Aaker replied that the Building Department might look at it for possible heat calculations, the Planning Department would look at the amount of structure coverage shown on the survey. • Commissioners asked Aaker to confirm that there is no requirement for single family resident to have stamped or certified drawings by an architect and Aaker replied that there is no requirement for a building permit application. Appearing for the Applicant Tom Rauscher, Rauscher and Associates, introduced himself and explained that the existing trees are old and dangerous in the building pad. He explained that his client will add more trees to the property than it started with in the landscape plan. He informed Commissioners home is under 8,000 square feet. Public Hearing Commissioner Thorsen moved to close the public hearing. Commissioner Miranda seconded the motion. The motion carried. Discussion/Comments/Questions • Commissioners commented that they are in full support of raising the elevation up and excluding the basement and it alleviates flood concerns for future residents. • Commissioners commented that the drawing were helpful to see the adjacent neighbors. • Commissioners asked for possible future projects to show the statistics for freeboard allowed with storm protection. 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 unanimously. Staff Presentation, 5100 Skyline Drive, Variance Planner Aaker presented the staff report for 5100 Skyline Drive, Edina, MN. The applicant is requesting an 18 and 22 foot variance to the required front yard-side street setback for a new home. Staff recommends approval of the variance, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked where the driveway was accessed with the previous home. Aaker explained that it was accessed off of the cul-de-sac and believes it was a tuck under garage, but wasn’t completely sure since the Assessing photos are gone. Aaker explained the new driveway will be accessed off of Skyline Drive on the south side. • Commissioners asked Aaker to confirm if your neighbor tears down and builds a new home at the back of their lot, it affects the other homeowner’s setback requirements and Aaker confirmed that is correct. • Commissioners asked if the property were developed in accordance with the setback, would it be a difficult thing to do. Aaker replied that it would be more difficult and it’s a significant amount between an 18.5 foot setback to a 44 foot setback. Appearing for the Applicant Nate Wissink, Elevation Homes, thanked the Commission and commented on the right of way and the developable lot. Public Hearing Jay Rohkohl, 5020 Skyline Drive, stated that he is in full support of the variance request. Commissioner Thorsen moved to close the public hearing. Commissioner Bennett seconded the motion. The motion carried. Discussion/Comments/Questions • Commissioners explained how this is a practical difficulty and there was thorough documentation with support of the neighbors. • Commissioners commented that the presentation was well prepared. • Commissioners expressed concern when professionals don’t prepare the drawings and prepare the site in regards to larger square footage homes, especially with the environmental issues and sustainability. • Commissioners commented positively on the impervious surface coverage totaling a small percentage for a 1 story home. 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 unanimously. Staff Presentation, 5420 Halifax Lane, Variance Planner Bodeker presented the staff report for 5420 Halifax Lane, Edina, MN. The applicant is requesting to increase the first floor elevation 4.7 feet higher than the current home’s first floor elevation in order to construct a new home at 5420 Halifax Lane. 5420 Halifax Lane is approximately 26,159 square feet in area and is located on the west side of Halifax Lane, east of Minnehaha Creek and is located within 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 one 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 about the roof height and Bodeker explained that the applicant reduced the overall height to conform to the neighborhood. Bodeker explained that the height is measured by the average existing grade to the highest peak and the lot width, with a measurement of 37 feet and 1 inch. Commissioners commented that measurement would be helpful to have on the drawings or staff report. Commissioners commented on the character and scale of the neighborhood regarding the high ridges and peaks of the proposed home, which result in quite a bit of massing. Appearing for the Applicant Rick Packer, Gonyea Homes, introduced himself and explained that the home needs to be out of the flood elevation and the height need to be raised. Packer explained that the height variance was redesigned the roof lines to get the height down. Oncu Er, Property Owner, introduced himself and that he has a letters of support from the neighbors residing at 5425, 5428, and 5421 Halifax Lane. Public Hearing Commissioner Thorsen moved to close the public hearing. Commissioner Bennett seconded the motion. The motion carried. Discussion/Comments/Questions • Commissioners expressed support of the variance getting out of the flood plain and commented that the home seems to match the existing neighbors. Motion Commissioner Thorsen moved approval of the variance as outlined in the staff memo subject to the conditions and findings therein. Commissioner Bennett seconded the motion. Aye: Miranda, Thorsen, Strauss, Bennett, Hamilton, Nemerov, Olsen Nay: Lee The motion carried. Staff Presentation, 6645 McCauley Trail, Conditional Use Permit Planner Bodeker presented the staff report for Cross View Lutheran Church. The applicant, is proposing to construct a 16,000 square foot addition to the existing church. The proposed addition would include youth gathering space, an early childhood entrance, kitchen, narthex and main entrance expansion. The proposed work would not include any expansion to the existing Sanctuary. Staff recommends approval of the conditional use permit, as requested subject to the findings and conditions listed in the staff report. Discussion/Comments/Questions • Commissioners asked if the Church requires a conditional use permit because its located in the R-1 district and, if constructed, does it have two conditional use permits or one. Director Teague replied that this conditional use permit would be considered an amended conditional use permit to the original. Appearing for the Applicant None. Public Hearing Commissioner Thorsen moved to close the public hearing. Commissioner Hamilton seconded the motion. The motion carried. Discussion/Comments/Questions • Commissioners commented that this is conditional use permit is enhancing the property and proved a safer entry for users. Commissioners also suggested to include additional bike storage into the final plan. • Commissioners commented that the traffic report discusses a plan for a future bike trail and also commented that the pedestrian and bicycle map submitted was substandard. • Commissioners asked Staff if they knew when the future shared pedestrian and bike path would happen and Director Teague replied that we don’t know when, but that Commissioners could add a condition to add bike racks or bike facilities on the site. Motion Commissioner Hamilton moved approval of the conditional use permit as outlined in the staff memo subject to the condition that the applicant add the required bike storage when the trail is available. Commissioner Thorsen seconded the motion. The motion carried unanimously. Staff Presentation, Comprehensive Plan Amendment 4100 West 76th Street Director Teague presented the staff report for 4100 West 76th Street, Edina, MN. Teague explained that Aeon is requesting an amendment to the Edina Comprehensive Plan regarding density in the OR, Office Residential District. The specific request is to increase the density from 30 units per acre to 40 units per acre to allow a future four-story 80 unit affordable housing project at 4100 West 76th Street. The applicant would tear down the existing 17,235 square foot recording studio located on the site. All the units within this development would be affordable to those at or below 60% Area Median Income (AMI). The 2018 income limit for a family of four at 60% AMI is currently $56,580 annually. Teague explained that this request before the Planning Commission and City Council does not include a Rezoning or Site Plan review. If the Comprehensive Plan Amendment is approved by the City Council, the applicant would then come back with Rezoning and Site Plan review applications. It is at that time that the details of the project would be reviewed, and considered. The development plans included in this submission provided should be considered sketch plans. Staff recommends approval, subject to the findings that are outlined in the staff report. Discussion/Comments/Questions • Commissioners asked Teague if checks collected from other developments, instead of including affordable housing, was in a fund going towards this project. Director Teague responded that has not been determined at this point. Teague commented that the applicant may request some financing assistance through the City Council through TIF, but right now the applicant would like the Comprehensive Plan to be in line in order to start requesting some of the funding sources outside of the City. • Commissioners asked Teague if the bike path was connected to the parking lot. Teague responded that it wouldn’t go anywhere at this point. Teague stated that it is addressing the Greater Southdale Work Plan and the applicant is open to providing a bike path on the site. • Commissioners asked if these units are intended to be permanently affordable housing or if they’re intended to be affordable housing for a period of years and then become market rate. Teague replied that the goal is for them to be affordable beyond a 15 year window. • Commissioners asked what the previous use of the property was and Teague replied that it was a recording studio and a school and it isn’t currently occupied. • Commissioners asked if the project was approved, should it change hands, would the Comprehensive Plan revision follow the property. Teague replied if the Comprehensive Plan was amended, it would need to conform to the Comprehensive Plan amendment. • Commissioners asked if the project needs to be 100 percent affordable housing or a certain number of affordable housing. Teague replied that a certain number could be added. Teague explained that this gets into the larger Comprehensive Plan discussion with higher densities to help accommodate affordable housing. • Commissioners commented on consideration of wording could state, “The site be developed for affordable housing.” Appearing for the Applicant Aubrie Gould, Senior Project Manager for Aeon, introduced herself and explained that Aeon develops, manages, and owns affordable housing in the Twin Cities metro area. Discussion/Comments/Questions • Commissioners commented that the project looks great and asked about the process of moving new families into the units if families are successful and exceed the AMI. Gould replied that families can exceed the income threshold by a certain amount and it would be addressed, but families are not pushed out. • Commissioners commented that the other Aeon projects are well done and the Commissioners are appreciative of the work they do. • Commissioners asked the applicant to explore more walkout units and Gould replied that they’ve added additional ones along 76th Street and they are exploring more. Commissioners wanted to know what part in the completed design they are and Gould replied that they needed a low income tax credit this past June and needed schematics of the proposed project. Public Hearing Dave Goodwin, 4200 W 76th Street, stated that he is concerned about the use of the property. He also stated that he was concerned about the safety and security of the businesses surrounding the proposed project. Hope Melton, 4825 Valley View Road, stated the she is the coordinator of Edina Neighbors for Affordable Housing. Melton expressed support for the approval of the Comprehensive Plan Amendment that will allow increased density for the Aeon development, on behalf of Edina Neighbors for Affordable Housing. Melton listed her supporting reasons as follows: it will enable the City to take a significant step towards the achievement of its affordable housing goal, enhance Edina’s racial, ethnic, and socioeconomic diversity, good location to public transportation, parks, employment, services, and schools, and Aeon’s excellent reputation of building managing. Motion Commissioner Hamilton moved to close the public hearing. Commissioner Thorsen seconded the motion. The motion carried. Discussion/Comments/Questions • Commissioners asked if the AMI was Hennepin County or Edina based and Teague replied that it is based on the 7 county metro area. • Commissioners asked Teague if the Planning Commission was being asked to change the zoning category and he replied no. Commissioners asked if further down the road the zoning category would be changed if the other buildings became housing. Teague replied that the Comprehensive Plan category wouldn’t be changed, but they would need to change the zoning to be consistent to PUD. Commissioners commented that the building backs up to multifamily development on one side and appears to be a good fit. • Commissioners discussed that by approving this, it is helping a viable candidate move along in the process and they are in favor of amending the Comprehensive Plan. • Commissioners discussed that the location is good for the project, especially with a denser area that can support it. Commissioner Hamilton moved to approve the Comprehensive Plan amendment from 30 units to 40 units. Commissioner Nemerov seconded the motion. The motion carried unanimously. Discussion/Comments/Questions • Commissioners asked about the pedestrian facilities on West 76th Street. Max Moreland, Spack Consultant, replied that they are moving the sidewalk back a bit. Moreland explained that this project would be a low traffic generator for the area. • Commissioners discussed safety concerns and explained that adding doors, access points, balconies, and decks to get the visibility and view for the proposed building adjacent buildings would be positive. • Commissioners asked the applicant to address the short term parking issue on adjacent streets when they come back to present. • Commissioners asked the applicant to be able to answer why 80 units is the right number, explain the offset of additional types of transportation, and the sidewalks when they come back to present. • Commissioners expressed that it was a good idea for them to show reserved parking. VII. Community Comment None. Commissioner Nemerov moved to close the Community Comment. Commissioner Thorsen seconded the motion. The motion carried. VIII. Reports/Recommendations A. TIF District, 44th & France Economic Development Manager, Bill Neuendorf, presented the Edina Housing and Redevelopment Authority (HRA) has recommended that the City of Edina consider a new Tax Increment Financing (TIF) District to advance community goals in a 1.05 acre portion of the 5.9 acre 44th and France commercial area. The City Council has scheduled a Public Hearing to consider this proposal on October 16, 2018. Input from the Planning Commission (regarding compatibility with the Comprehensive Plan) is being solicited in advance of the City Council’s Public Hearing. Specifically, Neuendorf explained that the Planning Commission is asked to confirm that the proposed project (4500 France Apartments) anticipated in the TIF Plan is generally in compliance with Edina’s Comprehensive Plan including the recently approved Small Area Plan. Note that Planning Commission’s scope of opinion is established in the MN TIF Statutes 469. Specific details regarding the use, terms and conditions of tax increment financing are evaluated by the Edina City Council and Edina Housing and Redevelopment Authority (not the Planning Commission). Discussion/Comments/Questions • Commissioners asked for more explanation of TIF and asked Neuendorf explained that it means current taxes paid by a property that is vacant or declining in its taxes. If they pay a certain level of taxes today, the incentive is to give an incentive to make a major new project possible. • Commissioner Nemerov asked Commissioners Bennett and Miranda about the 44th & France small area plan and if TIF is what they had in mind in regards to economic redevelopment tools. Miranda replied that it was a point of contention when editing the document. Miranda explained that they wanted to use something more generic statement, which is what redevelopment tools meant. Commissioner Bennett confirmed. • Commissioners asked Neuendorf to explain how he knows TIF is necessary. Neuendorf explained that the city works with developers openly and there is a public finance firm that takes a look. • Neuendorf explained that there have been 52 major projects in the community since 2010/2011 and TIF has only been used on three of them (5.7 percent of projects). • Commissioners asked Neuendorf about Southdale using TIF and Neuendorf explained that the City used TIF as a mechanism for the loan and that is where the funds came from. Neuendorf continued to explain that Southdale II TIF district and one TIF project, which is the mall and part of the district. Commissioner Thorsen moved resolution 2018-1 finding that the proposed TIF District is generally in compliance with Edina’s Comprehensive Plan including the recently approved Small Area Plan. Commissioner Hamilton seconded the motion. Aye: Lee, Bennett, Nemerov Nay: Miranda, Thorsen, Strauss, Hamilton, Olsen The motion carried 5-3. Discussion/Comments/Questions • Commissioner Nemerov commented that he voted, “no” on the resolution because he doesn’t believe the project meets the spirit of the small area plan and, had the Planning Commission known that the approved project’s give-to-get was paid with TIF money, he would not have voted to approve the variance because it was a material fact that would have affected the discussion. • Chair Olsen commented that she was in favor of the resolution, but this recognizes that there needs to be more transparency and understand when this is happening and the City’s policy. • Neuendorf commented that Edina has a goal to have a tighter and clearer TIF policy. He noted that the Planning Commission and City Council make their decisions on the land use matters and without taking the financial perspective into consideration. • Commissioner Lee asked Neuendorf if reaching out to the Planning Commission could mean that it appears they were the ones to recommend or approve a TIF district. Neuendorf replied negative because the Planning Commission isn’t being asked to approve the whole district. • Commission Nemerov commented that he would like to speak offline to Neuendorf about land use in regards to this project. B. Sketch Plan Review, New Horizon Day Care Director Teague explained that the Planning Commission is asked to consider a sketch plan request to remodel/redevelop the site at 4412 Valley View Road. The applicant would significantly remodel the existing retail and office building into a day care facility. The existing building is 9,047 square feet in size and has been used for a variety of retail and offices uses over the years. The proposed remodeled building would be 9,600 square feet in size. The remodeling includes changing the hip roof into a flat roof, and locating a play area on to the roof. An elevator would be required to get staff and the kids to the roof. A height variance would be required for this elevator that would also include a lobby, stairs and storage area. There are 25 parking stalls on the site; the proposal would reduce parking to 22 stalls. Green space and boulevard style sidewalks would be added to the front of the building on Valley View to meet some goals in the Valley View/Wooddale small area plan. Teague explained that the site is currently zoned PCD-1, Planned Commercial District. Day Cares are a permitted use. The request would require the following: 1. A Parking stall variance from 27 spaces to 22 stalls. 2. A building height variance from 24 feet to 41 feet. Discussion/Comments/Questions • Commissioners asked for a broad picture of the development going on in the surrounding area. Teague explained that the Edina Flats is under construction near there. Appearing for the Applicant Peter Hilger, Architect, introduced himself and explained that the existing facility is inadequate to occupy as it is and asked for the Commissioners guidance and options. Discussion/Comments/Questions • Commissioners asked if this building will be substantially larger than the old building and the applicant explained that it would be increased by 60 children. Hilger explained that they were limited by space and site requirements with the old building. • Commissioners asked if the applicant had talked about the plans for the condominiums that are being added nearby to possibly share material idea to make it fit in the neighborhood. • Commissioners commented on page 4 and asked how much higher the top of the building is compared to the neighboring property. Hilger explained the existing roof line of the office building is more or less approximate to the top of the house. Hilger added that the proposed building is really 3 stories from the street side and 2 stories from the neighbor’s side. • Commissioners asked Jill Dunkley if the 22 parking spots are sufficient and Dunkley replied in the affirmative. Commissioners commented on possible concerned neighbors when drivers are taking a right into the neighborhood street. Hilger explained that the traffic study will show it is minimal increase in traffic. • Commissioners asked if there will be bike facilities for staff and Hilger replied that they will add bike racks. Dunkley commented that some families walk with the strollers to the daycare and Commissioners asked that biking or walking to the facility be made easy for them. • Commissioners asked why the applicant chose this route instead of a teardown. Hilger replied that the ordinance would make it too difficult to meet setback requirements, including the parking. Commissioners commented that the long exterior runs of stairs could be an issue and seems problematic. • Commissioners suggested softening the blue color scheme and maybe only incorporating a logo. Commissioners also commented on maybe filling some of the space near Valley View with art. Commissioners suggested veiling the fence a bit so the kids don’t not look over into the neighbor’s yard and Hilger explained they already incorporate that with a solid half fence. • Commissioners commented on the reuse of the building being positive. IX. Correspondence And Petitions None. X. Chair and Member Comments Commissioners commented that the 50th & France Community Meeting Tuesday October 23rd at 7:00 p.m. at the Public Works Building. Staff Comments Planner Aaker commented that there will be a Work Session on Tuesday, October 16th with the City Council before the City Council meeting regarding the 70th & Cahill small area plan and 50th & France small area plan updates at 5:30 p.m. Adjournment Commissioner Thorsen moved to adjourn the October 10, 2018, Meeting of the Edina Planning Commission at 10:09 PM. Commissioner Bennett seconded the motion. The motion carried.