HomeMy WebLinkAbout3-13-19 Planning Commission MinutesDraft Minutes
Approved Minutes
Approved Date: March 27, 2019
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Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
March 13, 2019
I. Call To Order
Chair Olsen called the meeting to order at 7:05 PM
II. Roll Call
Answering the roll call were: Commissioners Miranda, Lee, Thorsen, Strauss, Mangalick, Nemerov,
Hamilton, Berube, Chair Olsen Staff Present: Cary Teague, Community Development Director, Kris
Aaker, Assistant Planner, Kaylin Eidsness, Senior Communications Coordinator, Liz Olson, Administrative
Support Specialist
Absent from the roll call: Bennett and Melton
III. Approval Of Meeting Agenda
Commissioner Berube moved to approve the March 13, 2019, agenda. Commissioner
Thorsen seconded the motion. The motion carried unanimously.
IV. Approval Of Meeting Minutes
Commissioner Thorsen moved to approve the February 13, 2019, meeting minutes.
Commissioner Miranda seconded the motion. Commissioner Hamilton offered up the
amendment to change the motion for the Pentagon Park South Zoning Ordinance Amendment
to state “Commissioner Hamilton voted yay.” Commissioner Lee also offered up the amendment
to change page 3 regarding the 4501 Garrison Lane Variance to state, “Commissioners asked
Planner Bodeker what is the basis for the average 8 foot 8 inch basement ceiling height and
where does it come from.” Commissioner Lee also offered up the amendment to change
page 4 regarding the 4501 Garrison Lane Variance to state, “The applicant Weston
explained that the trusses were due to the desire for openness in the basement.”
Commissioner Lee also offered up the amendment to change page 4 regarding the 4501
Garrison Lane Variance to state, “Commissioners discussed setting a floor to floor height
from the basement floor to the top of the first floor.” Commissioner Lee also offered up the
amendment to add a bullet on page 4 regarding the 4501 Garrison Lane Variance to state,
“Commissioners noted although applicant comments should be heard, it should not be the
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only basis for deciding. A variance approval often sets a precedent and having some analysis
provides a factual basis for how we decide.” Motion carried as amended.
Commissioner Thorsen moved to approve the February 27, 2019, meeting minutes.
Commissioner Miranda seconded the motion. Commissioner Lee offered up the amendment to
add a bullet on page 4 regarding the Greater Southdale District Design Experience Guidelines to
state, “Johnson stated that the landscape and tree canopy should dominate the setback area and
design experience. Trees on France are every bit as important to establish the tree-line as the
buildings themselves.” Commissioner Lee also offered up the amendment to change page 5
regarding the Greater Southdale District Design Experience to state, “John Carlson, 4433
Ellsworth Drive, expressed concern about the Southdale Guidelines not being directive enough.
Because of this, the 7200 and 7250 France Ave townhomes are not being included in the
development and helping with the transition to the neighborhood. Carlson questioned the
effectiveness of design guidelines if they are not directive enough to developers and developers
choose not to follow them.” Motion carried as amended.
V. Public Hearings
A. Variance Request B-19-4, 4420 Garrison Lane.
Planner Aaker presented a PowerPoint explaining that the applicant is proposing to add a small mud room
off the back of the home, a covered front porch and the addition of a full second story onto the existing 1
½ story home. The owner is also intending to rebuild the existing nonconforming garage in the same
location with the same footprint, however, with a steeper roof pitch to allow for attic trusses. The
project conforms to all requirements with the exception of the front porch within 20 feet of the front lot
line by 2.2 feet and the garage re-build in the same location within the 50 foot setback of the pond, (9 foot
existing setback encroachment), to the property at 4430 Garrison Lane.
Appearing for the Applicant
Jesse and Sarah Moen, homeowners at 4430 Garrison Lane, introduced themselves to the Planning Commission.
Lynn Shears, Sicora Design Build, also introduced herself.
Discussion/Comments/Questions
Commissioners asked Planner Aaker if the steps to the front porch were the infraction for the
variance request and Aaker explained that it includes some of the posts on the front porch and it
is very minimal. Aaker explained that steps can go beyond the porch. Aaker also explained that in
the R-1 District, you are allowed to have an 80 square foot porch overlap into the front yard
setback area, but the 80 square feet really doesn’t define the design of the front porch. Aaker
explained that at the time when that was excepted by the ordinance requirement, the Council felt
that 20 feet was a comfortable distance depending upon what sort of configuration that 80 square
feet could end up being.
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Commissioners asked Aaker for clarification on the garage having the same footprint, but needing
a variance because of the expansion. Aaker replied that the variance is due to adding attic storage
in the roof pitch. Aaker explained that the applicant can replace the roof with the existing pitch
without a variance, but in order for them to get added storage above, they need to come before
the Planning Commission and ask for a variance.
Commissioners asked the applicants if they had considered any other options for the front porch
in making it narrower or come out less, making it wider. The Moens replied that they had not
considered another design for the front porch and Shears explained that they came out as minimal
as possible from the front foyer. Shears explained that there is an old well room under the
existing concrete stoop that has the water meter in it, so the front porch just covers the old well
room.
Commissioners commented that the design was tastefully done and the applicants did a nice job of
making the home appear welcoming from the street.
Commissioners commented that this application was well documented and noticed that included a
previous variance request that was approved. Commissioners stated that what they do up here on
the bench is paid attention to by others. Commissions stated that wasn’t necessary in this case
because they think of many projects they’ve seen, this one really does seem to address the
existing character in the area and they were pleased to see that. Commissioners also commented
that the drawings seemed very complete, were easily understood, and provided the full front on
view of what the new design would look like next to the neighbors. Commissioners commended
the applicants on a job well done.
Public Hearing
None.
Commissioner Thorsen moved to close the public hearing. Commissioner Berube seconded
the motion. The motion carried unanimously.
Motion
Commissioner Thorsen moved approval of the variance as outlined in the staff memo subject to
the conditions and findings therein. Commissioner Berube seconded the motion. The motion
carried unanimously.
VI. Community Comment
None.
VII. Reports/Recommendations
A. 7200/7250 Redevelopment Plans- Are they Proposed Plans Consistent with the
Comprehensive Plan
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Director Teague gave a brief introduction explaining that the 7200/7250 France Avenue redevelopment project
was recently approved by the City Council on a preliminary rezoning, but they still have to come back for final
rezoning and the City Council hasn’t acted on the TIF agreement as of yet. Teague stated that by state statute,
Planning Commissions are asked to make a finding that the development plans within the TIF agreement are
consistent with our Comprehensive Plan. Teague stated that there have been no changes to the plan that was
approved from the City Council. Teague explained that we amended the Comprehensive Plan to accommodate
this project and increase the density just for this site in the OR District on the West side of France Avenue up
to 60 units per acre. Teague continued to explain that the MET Council at their February 13th meeting approved
the Comprehensive Plan amendment. Teague stated that Staff would recommend this project and that you
approve the resolution before you that finds that the development plans are consistent with the Comprehensive
Plan.
Teague also discussed the questions at that February 27, 2019 Planning Commission meeting regarding the
townhomes. Teague stated that the 10 townhomes on the West side that are to provide the transition and
buffer zone and clarified that it is still part of the development plan as part of the second phase. Teague
explained that because the 10 townhomes would be owner occupied, it would be difficult to sell the units with
construction taking place. Teague explained that phase 1, when the 2 larger buildings are being built, would
include a portion of the construction of the garage for the owner occupied townhomes and completed as part
of the second phase. Teague stated that there is some language in the TIF agreement that requires the
townhomes to be built and the developers don’t receive all of the TIF if they aren’t built. Teague stated that the
PUD rezoning means that the only thing that could be built within that area could be the 10 townhomes. Teague
commented that is anyone were to propose something new, it would be an ordinance amendment and it would
come through the process before the Planning Commission and City Council. Teague stated that Staff
recommends that the Planning Commission adopt the resolution that is before you.
Discussion/Comments/Questions
Commissioners asked Director Teague if it would be difficult for another developer to choose to
come in later, if they did not get built by the current developer, and want to do that cost
effectively. Commissioners asked if there had been any thought on if TIF funding would be
extended to that new developer to help finance the development of the townhomes. Director
Teague explained that he was unsure if they would make a request for another TIF request and
Teague doubts that they would do that. Commissioners commented that this is what is lending
the affordability component to this project and it makes sense to build that as part of the greater
project for the costs savings. Commissioners were wondering if in fact there is a possibility that
they won’t get built because it is the transition zone. Director Teague explained that this is part of
why we do the PUD because you have to build what was proposed within that PUD ordinance.
Teague stated that someone can always request a change, but they would have to go through the
same rezoning process and the City isn’t obligated to change that rezoning.
Commissioners asked what the timeline was for phase 2 and Teague replied that the intent is to
begin construction in 2022 and be completed by 2027. Teague stated that the 71 France
Apartments across the street were supposed to be done in 3 phases, with the last phase not
beginning for 10 years, but they were all built within 2 years. Commissioners stated that they
thought it was interesting the developer thought that it would be undesirable to build the
townhomes now and doesn’t see the logic.
Motion
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Commissioner Thorsen moved approval of the resolution as outlined in the staff memo subject to
the conditions and findings therein. Commissioner Strauss seconded the motion. The motion
carried unanimously.
B. Comprehensive Plan Update
Director Teague stated the Comprehensive Plan Open House was held on Monday, March 11,
2019 at Public Works. Teague stated he was anticipating a slightly larger turnout, but there were
35 non-Commissioners at the meeting and 65 in total so we were about 1 to 1 ratio with the
residents that were there. Teague stated that since we went live with Better Together we have
had 398 people sign up and he might attribute the smaller turnout at the Open House to the
website and residents seeing that they can provide feedback online. Teague also stated that 5
people have left comments thus far and he anticipates more as time goes by.
Commissioners asked if the presentation board could be posted on Better Together for those
who couldn’t attend and Teague replied that Eidsness was already planning on doing that.
Commissioners stated that the Communications Department is doing an amazing job on Better
Together and the site is a great benefit to the City.
VIII. Correspondence and Petitions
None.
IX. Chair and Member Comments
None.
X. Staff Comments
Director Teague discussed the next Planning Commission meeting will be our Annual Meeting and
include looking at the Bi-laws and doing elections.
XI. Adjournment
Commissioner Thorsen moved to adjourn the March 13, 2019, Meeting of the Edina Planning
Commission at 7:40 PM. Commissioner Berube seconded the motion. The motion carried
unanimously.