HomeMy WebLinkAbout5-22-19 Planning Commission MinutesDraft Minutes
Approved Minutes
Approved Date: June 12, 2019
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Minutes
City Of Edina, Minnesota
Planning Commission
Edina City Hall Council Chambers
May 22, 2019
I. Call To Order
Chair Olsen called the meeting to order at 7:04 PM.
II. Roll Call
Answering the roll call were: Commissioners Miranda, Lee, Thorsen, Strauss, Mangalick, Nemerov,
Bennett, Berube, and Chair Olsen. Staff Present: Cary Teague, Community Development Director, Kris
Aaker, Assistant Planner, Emily Bodeker, Assistant Planner, Kaylin Eidsness, Senior Communications
Coordinator, Liz Olson, Administrative Support Specialist.
Absent from the roll call: Commissioner Melton.
III. Approval Of Meeting Agenda
Commissioner Thorsen moved to approve the May 22, 2019, agenda. Commissioner
Miranda seconded the motion. The motion carried unanimously.
IV. Approval Of Meeting Minutes
Commissioner Thorsen moved to approve the May 8, 2019, meeting minutes.
Commissioner Bennett seconded the motion. Commissioner Lee offered up the
amendment to strike the following wording from Community Comment, “with his concerns
regarding the Comprehensive Plan.” Commissioner Lee also offered up the amendment to
strike the following wording from the motion regarding 7075-7079 Amundson Avenue, “to
take a further look at the connection and try.” Motion carried as amended.
V. Community Comment
Chair Olsen read the statement regarding John Hamilton’s resignation from the Planning Commission.
VI. Public Hearings
A. Variance Request- B-19-09, 4604 Browndale Avenue
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Planner Bodeker explained that the application is for a variance request to extend the back wall addition
of 4604 Browndale Avenue to be within the 50 foot required setback of Minnehaha Creek with an
alternate setback standard proposed that exceeds the allowable 200 square feet of encroachment and a
front yard setback variance for a 98 square foot front porch. Staff recommended approval of the variance
from the alternate setback standard to build additions to the existing home, subject to the findings in the
staff report, and subject to the findings and conditions to the plans stamped April 22, 2019, and the
Engineering memo.
Appearing for the Applicant
Sarah Nymo, Rehkamp Larson Architects, introduced herself and explained that over the last year they have
really been refining the design.
Discussion/Comments/Questions
Commissioners asked if Edina’s Water Resources Coordinator has reviewed the application and
Bodeker replied that Jessica Vanderwerff Wilson’s name is not on the Engineering memo, but any
concerns would have been discussed amongst the Engineering Department.
Commissioners commented that the changes in the new plans are minimal and they enhance the
character of the neighborhood.
Commissioners commented that the Engineering Department or Energy and Environment
Commission should give more guidance about encroachments with setbacks to water in the
future.
Public Hearing
None.
Commissioner Bennett moved to close the public hearing. Commissioner Strauss seconded
the motion. The motion carried unanimously.
Motion
Commissioner Bennett moved approval of the variance as outlined in the staff memo subject to
the conditions and findings outlined in the Engineering memo dated April 30, 2019. Commissioner
Lee seconded the motion. The motion carried unanimously.
B. Variance Request- B-19-06, 5053 Windsor Avenue
Planner Aaker explained that the application is for a 4.8 foot side yard setback variance request to allow a
garage expansion from a one stall to a two stall garage at 5053 Windsor Avenue. Staff recommended
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approval of the variance, as requested subject to the findings listed in the staff report above, and subject to
the conditions in the Engineer’s memo dated May 2, 2019.
Appearing for the Applicant
James MacMahon, homeowner, introduced himself and explained that he is doing the project to make the home
more livable and focusing on maintaining the character of the home.
Discussion/Comments/Questions
Commissioners asked Aaker if any correspondence from neighbors was received and Aaker
replied that the neighbor across the street was in favor of an approval.
Commissioners commented that it was nice to see a project that wasn’t a tear down and was still
in character with the neighborhood. Commissioners stated that the setback encroachment is only
the garage and the property owners won’t be looking into the neighbor’s home.
Public Hearing
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 outlined in the Engineering memo dated May 2, 2019. Commissioner
Miranda seconded the motion. The motion carried unanimously.
C. Preliminary & Final Plat for Edina Market Street
Director Teague explained that the City of Edina and Edina Market Street LLC are requesting a subdivision
to create lots consistent with the constructed Market Street project on the north side of Market Street.
Teague stated that the purpose of the request is simply to create tracts for the uses and elevations within
the project for the Edina HRA to sell Tracts B & C to the developer, and retain ownership of Tract A.
Teague made a comment that there are no changes proposed to the approved development plan.
Discussion/Comments/Questions
Commissioners asked how the City of Edina owns the parking ramp above the tracts. Teague
replied that it is similar to a condominium plat. Teague stated that there are legal descriptions for
all of the sidewalls and ceilings, and similar to a 3D plat.
Public Hearing
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Commissioner Bennett moved to close the public hearing. Commissioner Berube seconded
the motion. The motion carried unanimously.
Motion
Commissioner Thorsen moved approval of the preliminary and final plat for Edina Market Street
as outlined in the staff memo. Commissioner Miranda seconded the motion. The motion carried
unanimously.
VII. Reports/Recommendations
A. Sketch Plan Review- 6950 France Avenue
Director Teague explained to the Planning Commission that they are asked to consider a sketch plan
request to redevelop the site at 6950 France Avenue. Teague explained that the applicant would tear
down the existing 28,000 square foot office building on the site and build a new 10,000 square-foot retail
building with surface parking in the rear and the building would have entrances that face both France
Avenue and the other facing the parking lot to the west. Teague described the building would be set 50
feet back from the paved portion of France Avenue per the Southdale District Experience Guidelines and
the applicant has demonstrated several examples of how the 50-foot area could be designed, including a
boulevard style sidewalk. Teague went on to explain that the site is relatively small at 1 acre,
and that it demonstrates 62 parking stalls, 11 of which would be proof-of-parking. Teague explained that
the future west promenade, suggested in the Southdale District Plan, could be provided for in the future
along the west lot line. Director Teague stated that the request would require a site plan review and a
side setback variance and also explained that the Planning Commission is asked to provide informal review
comments on this potential future development application. Teague stated that the City does not have as
much discretion with this proposal compared to recent Rezoning and Comprehensive Plan Amendment
requests because this is a near code compliant project with a request for a minor setback variance.
Appearing for the Applicant
Ed Farr, Farr Architects, introduced himself and explained that he represented Luigi Bernardi, the property
owner. Farr explained that there were two things that he wanted feedback from the Planning Commission on
and that was the façade consisting of 75 percent transparency at the ground level and the building materials
consisting of fiber cement paneling.
Discussion/Comments/Questions
Commissioners asked Teague if West 69 ½ Street was a platted street and Teague replied in the
affirmative and commented that it was originally to go all the way through. Teague explained that
that with this plan, the west promenade could still happen. Commissioners asked if the county
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would be involved and Teague replied that it is something that will be looked at in the parking and
traffic study, but they are not proposing any changes so it would basically remain as-is today.
Commissioners asked Teague where the western promenade continues down to join the 7200
project. Teague replied that it would potentially go down Sandell Ave and potentially through that
property and maybe jogs to Lynmar Lane and proceeds to the south.
Commissioners asked about the type of tenants that plan to occupy the retail space and Farr
replied that a high end furniture store and a high end lighting store are interested.
Commissioners expressed different preferences between exterior landscaping options from the
applicant. Commissioners also discussed exterior materials and that there was a conscious
decision to move away from materials such as fiber cement paneling.
Commissioners asked about the bike racks and the reason why they are located so far away from
the building. Farr replied that they would be used more for visitors than employees and locating
them next to the active pedestrian way along France Avenue would be the most appropriate place
to promote bike traffic. Farr commented that additional bike racks on the west side could be
added. Commissioners stated that location closer to the building would be convenient.
Commissioners expressed appreciation for the landscaping ideas and commented that the exterior
materials can be changed to something a little more modular, such as brick. Commissioners also
commented that two stories of glass may not be necessary if a great ground floor level is
established with upper windows. Commissioners commented that they appreciated the 50 foot
setback, and that one part of the Greater Southdale Plan was to establish a Champs-Elysées feel
with a real emphasis on the boulevard style tree line and run them down the front side of the
building and more room for pedestrians. Commissioners continued to have discussions about
trees needing to be added to the front of the building.
Commissioners asked Farr about the future plans for a promenade being added to the western
portion. Farr replied that he wasn’t able to answer that question that evening, but stated that one
of the reasons the building is so far away from France Avenue is so that the idea could be a
possibility.
Commissioners discussed the Southdale District plans and that the single story building doesn’t
seem to fit. Commissioners also stated that they would like to see the sidewalk further away from
the curb line on France Avenue. Commissioners suggested that when the applicant comes back,
they would like to see how the project fits in with the Greater Southdale District Plan and
possibly make the building higher and put more on the site.
Commissioners commented that there are some more things that the applicant could do to make
the building more distinctive. Commissioners suggested to focus on the pedestrian realm,
materials, finishes, and design.
B. Sketch Plan Review- 4404 Valley View Road
Director Teague explained that the Planning Commission is asked to consider a sketch plan request to
revise the approved site plan for 4404 Valley View Road, which is part of the Edina Flats project. Teague
explained that the proposed change would be from the approved four-unit, two-story condo, to a three-
story 13,620 square foot commercial building and the applicant states in their attached narrative that the
construction cost of a four-unit condominium with underground parking is not financially feasible to
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construct on the site. Teague stated that the small area plan for this site calls for a maximum height to be
2 stories and 30 feet maximum and the proposal is for 3 stories and 38 feet. Teague stated that the
applicant would tear down the existing 1,400 square foot commercial building and build the 13,620 square
foot office and that parking for the building would be on the first level with 20 parking stalls. Teague
commented if the site were developed with entirely office uses, 68 stalls would be required and if the first
level were to be retail uses with office above, 74 parking stalls would be required. Teague commented that
the proposal would be significantly short parked.
Director Teague explained that the proposal is significantly short parked and staff would be concerned
about parking spilling out into the adjacent neighborhood. Teague also stated that a parking and traffic
study would be required, proposed height exceeds the small area plan and city code requirement, and the
building does not transition to the single family homes to the north. Teague added that there would be
improved sidewalks and an increase in greenspace from what exists on the site today and that the
applicant will be required to respond to the city’s Sustainability Questionnaire within their submitted
plans.
Appearing for the Applicant
Dave Remick, Tanek, introduced himself and explained that the Burley site is referred to a building 1 and
buildings 2, 3, and 4 are under construction. Remick stated that building 2 is expected to be completed to shell
by June 7, 2019 and buildings 3 and 4 are expected to be completed in August or September 2019. Remick
stated that the reason for change with the building is market driven. Remick also explained that parking is
proposed on grade because there are challenges of drivers getting in and out onto Valley View Road.
Discussion/Comments/Questions
Student Commissioners asked Teague if it was typical for applicants to have such a large amount
of variance requests for all 4 sides of the building and Teague replied that it is not typical.
Commissioners asked about the interest from residents with the units built on Kellogg. Remick
stated that of the 15 units, there have been 4 sales. Remick commented that the predominant
interest has been from empty nesters who live elsewhere in the winter. Commissioners asked
Remick if the use is being changed from residences to business because there is concern it won’t
work economically as residences and Remick replied in the affirmative.
Commissioners asked Remick about the lack of parking and where the under parked 50 cars
would go. Remick replied that the potential tenants don’t anticipate to be intense parking users
and Teague commented that the numbers in the report are what the zoning ordinance requires
based on the square footage of the use and commented that if the applicant moved forward there
would be a parking study.
Commissioners expressed concerns regarding the first floor of the building is only parking, lack of
street level interaction, and the proximity to the home on the north side.
Commissioners stated that in the Wooddale and Valley View Small Area Plan, this parcel was
identified as the eastern gateway that was seen as the first potential commercial use into the
Node. Commissioners expressed that they couldn’t support a building height over 2 stories
because of the proximity to residential homes. Commissioners added that the use of retail and
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commercial at this site would be supported. Commissioners also expressed concern about the
mass of the proposed size of the building.
C. Sketch Plan Review- 4388 France Avenue
Director Teague explained that the Planning Commission is asked to consider a sketch plan request to
build a two-story 11,800 square foot addition, with 31 underground parking stalls to the existing two-
story 9,350 square foot building at 4388 France Avenue. Teague stated that the proposed uses in the new
building would be a childcare and pre-school; there would be seven staff members and 136 students.
Teague explained that the existing uses include a children's clothing store, a salon and a co-working space
and the total square footage of the building with the addition would be 21,182 square feet. Teague stated
that the small area plan for this site calls for a maximum height to be 2-3 stories on the west side of the
site and the proposal is for 2 stories and 28 feet.
Appearing for the Applicant
Andrew Commers & John Gross, property owners, and Dan Pelanin, Tushie Montgomery Architects,
introduced themselves and gave a brief overview of the project.
Discussion/Comments/Questions
Commissioners asked Teague if it was possible to build a project that wouldn’t require variances
on the site and Teague replied that it would be difficult.
Commissioners asked if the applicants will continue the architecture of the existing 2 story
building and Teague replied in the affirmative.
Commissioners asked about the start time of the daycare to know when the heaviest traffic and
parking would be and Gross replied that he was unsure, but that parents will likely go in the
parking garage. Commissioners stated concerns that another school in the area have parents lining
up with cars to drop their children off. Commissioner’s also asked how many children would be in
the daycare and Gross replied 136 children maximum.
Commissioners expressed that the sketch plan seemed well thought out and it was clear that the
Small Area Plan was considered. Commissioners asked the applicant to consider some varied
architecture or elements would complement the building.
Commissioners complimented the street engagement, landscaping by the sidewalk area,
greenspace on top of the building, and hidden underground parking. Commissioners also
expressed concerns about the impact with the neighbor to the west. Commissioners commented
that traffic is likely to be the biggest concern with this project because traffic is already a concern
in the area.
Commissioners expressed concern regarding the setback to the north and west because of the
proximity to neighbors.
Commissioners asked if there was any plan to restore or upgrade the finishes on the existing
building and Gross replied that they recently painted the brick and the awnings for the Riveter will
complete the look. Gross also stated that Sloan’s Beauty Bar will be talked to about changing lights
and other things. Commissioners suggested making the exterior look iconic with something like a
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token hip roof up on the elevator stack or over the mechanical. Commissioners suggested
mimicking the original building in terms of the scale, rhythm, material, and color.
Commissioners asked about what type of wood is being used for the fence and Pelanin replied
that it is more of a trex type. Commissioners suggested to explore what possibilities there are
with patterns, aluminum materials, or alternate different types of perforated panels with posts.
Commissioners asked if the daycare center would have the blinds closed all day for security or
privacy and what the look to the street will be on the 44th side of the building. Gross replied that
he doesn’t know what the daycare’s protocol is for visibility into the daycare.
Commissioners discussed how they can continue moving forward with the district parking idea.
Commissioners also discussed possibly charging for parking in the future.
D. Commission Procedures and Devices
Director Teague discussed that the City of Edina has been using Novus Agenda, online agenda
management tool, since 2014. Teague stated that City Council and all other commissions receive an
electronic meeting packet for review in lieu of a paper packet and beginning July 17, this practice will be
followed by the Planning Commission.
VIII. Correspondence and Petitions
None.
IX. Chair and Member Comments
Commissioner Bennett explained that Commissioner Berube and himself were presented with the Edina
Heritage Award for the 44th & France Small Area Plan.
Commissioner Miranda discussed the E Line and explained the discussion on the route being on Xerxes
or France Avenue.
Commissioner Berube discussed that the Southdale Library will take the Herberger’s space at Southdale
Mall.
Director Teague stated that he handed out correspondence from Xcel regarding the Amundson site.
Teague stated that they received the plans and didn’t have any issues and there were suggested minor
edits to the plan that can be made.
X. Staff Comments
None.
XI. Adjournment
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Commissioner Thorsen moved to adjourn the May 22, 2019, Meeting of the Edina Planning
Commission at 9:33 PM. Commissioner Nemerov seconded the motion. The motion carried
unanimously.