HomeMy WebLinkAbout2012-02-22 Planning Commission Meeting MinutesMINUTES
CITY OF EDINA, MINNESOTA
PLANNING COMMISSION
CITY COUNCIL CHAMBERS
February 22, 2012
7:00 P.M.
I. CALL TO ORDER
Chair Grabiel called the meeting of the Edina Planning Commission to order at
7:00 PM.
II. ROLL CALL
Answering the roll call were Commissioners Scherer, Forrest, Schroeder, Rock, Potts, Platteter,
Cherkassky, Fischer, Carpenter, Staunton, Grabiel
III. APPROVAL OF MEETING AGENDA
Meeting Agenda was approved as submitted.
IV. APPROVAL OF CONSENT ITEMS
Commissioner Fischer moved to approval of the February 8, 2012, meeting minutes.
Commissioner Scherer seconded the motion. All voted aye; motion carried.
V. COMMUNITY COMMENT
No comment.
VI. PUBLIC HEARING
GrandView District Development Framework
Chair Grabiel told the Commission that at this time Kevin Staunton, Mike Fischer and Chris
Rofidal would present the Grandview District Development Framework for public comment.
Grabiel said testimony would be taken this evening; however, the Planning Commission would
not act on the Framework this evening.
Kevin Staunton informed the Commission he along with Mike Fischer and Chris Rofidal;
members of the Executive and Steering Committees would be presenting for discussion and
public comment the Grandview District Development Framework.
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Staunton began his presentation by thanking everyone who participated in the process. A
special thank you was given to the consultants; Mike Lamb and Bruce Jacobson of Cunningham
Group and Griff Wigley, Edina Citizen Engagement.
Staunton stressed that this process was community led; a grass roots project that included 52-
steering committee members and 9 of those members acting as the executive committee.
Continuing, Staunton gave a brief overview of the district pointing out that the district is 27
acres that contains 18 parcels with 1/3 of those parcels publicly-owned. Staunton noted that
the Grandview District is a neighborhood center with regional ties. Staunton stated that the
process followed seven guiding principles that were established when the City Council
approved a Grandview District Guide Process Report which was triggered by the move of the
old public works facility to a new site. With graphics Staunton gave a brief history of the area
and the process so far.
Chris Rofidal addressed the Commission and outlined for them the communications outreach
and efforts used to "get the word out". Rofidal noted that the communications efforts did not
have a budget. Rofidal highlighted the following:
• Used "in house" experts at the City of Edina
• Used numerous volunteers
• Numerous press releases
• Use of the City of Edina website — creating a fully transparent process with a central
depository for all information
• Edina Citizen Engagement website
• City Extra, email changes, Facebook, twitter
• Board and commission interaction
• Displays, mailings, posters, stuffers, About Town, Webinars, Channel 16, articles, "Do
Town", stump speeches, on-foot flyer distribution were also tools implemented to "get
the word out"
Mike Fischer addressed the Commission and focused on what the "Committee" envisions for
future development and redevelopment of the Grandview area. Fischer stressed that the
GrandView District Development Framework was a futuristic vision of the area. With graphics
Fischer tracked the evolution of the area from the 1950's to present day. In summary Fischer
presented the following vision:
• Create a place with a unique identity.
• Completely rethink and reorganize the transportation infrastructure. This includes
making the District inviting and accessible for pedestrians, cyclists, and vehicles.
• Better management of vehicle traffic.
• Preserve future transit opportunities
• Ensure connectivity by creating connections within the district.
• Make incremental value-creating changes that encourage private development.
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• Enhance the public realm to encourage private development.
Fischer acknowledged the residents from the Richmond Hills neighborhood and added as
previously discussed with them; the plan(s) would be modified to address their concern with
neighborhood access.
In conclusion Staunton explained that at this time the City would be taking public comment via
e-mail, comment sheets (found at City Hall and Library) and of course through the U.S. mail.
The public comment period runs through March 9th. Staunton summarized for the Commission
the public comments received on the process so far. Staunton also noted that on the 28th of
March the Planning Commission would be concluding their review of the Edina Grandview
District Development Framework and forwarding it to the City Council for their meeting and
review on April 17th' After adoption by the City Council the implementation phase would
begin. Concluding Staunton thanked everyone for their participation in the process.
Chair Grabiel opened the public hearing.
Public Testimony
Bill McReavy, Washburn McReavy, 5000 West 50th St/Hwy 100, addressed the Commission and
informed them his family owns and operates the Washburn McReavy Funeral Chapel. McReavy
said that he appreciates the comments from the presenters this evening and all the great work
they have done so far, but would like to go on record about the depicted road extension
through their building. Continuing, McReavy said that while he recognizes that the different
development "scenarios" presented aren't blue prints and can be adjusted and changed, it was
a bit disconcerting to see a road running right through the chapel. McReavy informed the
Commission that his family made a significant investment in this property. The building was
entirely remodeled both inside and out and the hope is that the chapel will be in its present
location for years and years to come. Concluding, McReavy noted that this chapel is one of the
highest serving funeral chapels in the state.
John Meneke, 5301 Pinewood Road, told the Commission his concern is the opposite from
McReavy's. He explained that one of the "vision" scenarios completely eliminated the road into
his neighborhood. Meneke said that in reaching out to the Steering Committee with this
concern his neighborhood was assured the drawings would be revised. Concluding Meneke
said he was very impressed with the process so far and thanked Staunton and Fischer for
listening to the concerns of the Richmond Hills neighborhood. Meneke suggested that in
moving forward with other "small area plans" one thing to consider would be to notify the
immediate neighborhood via US mail; similar to what they do for rezoning's, etc.
Stephen Ullom, 5229 Richwood Drive, told the Commission he was impressed with the scope of
changes envisioned for the neighborhood and reminded everyone that although this area has
regional overtones it is "our" neighborhood.
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Eric Hoegger, 5257 Richwood Drive, said his main concern was with the elimination of
Sherwood Rd, adding he was pleased to hear that the committee will be revising that aspect of
the "plans".
Chair Grabiel thanked everyone for their input and emphasized that the Task Force will take
under advisement all input from Mr. McReavy and residents of the Richmond Hills
neighborhood.
Kevin Staunton thanked everyone for their comments and asked that residents continue to
share their comments during the comment period. Staunton reported that comment cards can
be found at City Hall and Edina Library and comments can be made by e-mail or through the
regular mail. Staunton also thanked the Met Council for providing the monies that enabled the
process to hire consultants. Staunton stated the City appreciates Met Council's investment in
our community.
Motion
Commissioner Carpenter moved to close the public hearing. Commissioner Platteter
seconded the motion. All voted aye; public hearing closed.
Discussion
Commissioner Carpenter commented that he recalled conversations on "cleaning up the
southbound access" of Highway 100. Kevin Staunton responded that access is referred to as
the "danger ramp" and has been a topic of discussion throughout the process. Staunton said
future visions include redesign of the frontage road that includes removal of the danger ramp
currently present; however, much depends on MnDOT.
Commissioner Carpenter asked if during the process there was input from the school district
(leverage public assets). Staunton introduced Peyton Robb; former member of the Edina
School Board, adding that Robb was involved in the process from the beginning; and continues
to be active with school district concerns.
Mike Fischer stated that Robb was fantastic and the school districts approach to the bus garage
has been consistent. While the district does not object to moving the bus garage their mission
is teaching kids. Continuing, Fischer said that the district has indicated if they relocate the bus
garage financial tools would need to be implemented. Concluding, Fischer said the topic of
potential redevelopment of the bus garage was a constant during the process. Staunton agreed
and added that any relocation of the garage needs to be turn-key. The District cannot go
without transportation for its students.
Commissioner Carpenter said it has been amazing for him to watch the small area plan process
unfold. Carpenter thanked and complimented those in leadership roles, the Executive
Committee and the Steering Committee.
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Commissioner Potts echoed Commissioner Carpenters comments, adding in his opinion the
Committee was remarkable and took a balanced approach to the process and casted a wide net
to ensure public input on every level possible. Concluding Potts said the decisions that have
been made are very sound and flexible. A job off to a great start and a job well done!
Commissioner Platteter stated he concurs with the comments from both Carpenter and Potts;
especially calling out a special thanks to Kevin Staunton for all his hard work in keeping the
process going for the last couple years. Thanks to all and keep up the great work!
Chair Grabiel again thanked everyone in attendance.
Chair Grabiel said the next topic of discussion was a sketch plan review for 6500 France
Avenue
Planner Presentation
Planner Teague informed the Commission the Planning Commission has been asked to consider
a sketch plan proposal to redevelop the property at 6500 France Avenue. The applicant is
proposing to tear down the existing office building and build a new four-story medical office
building with retail use on the first level. Access to the site would be from 65thStreet, with a
secondary shared access from the property to the south
Teague explained that the applicant would like to request a rezoning of this site from Planned
Office District -1, (POD-1) to Planned Unit Development (PUD). The request is generally similar
in size and scale to the Twin City Orthopedic (TCO) building that received nine variances and a
rezoning to Regional Medical District for its construction. The PUD option was not available at
the time the TCO project went through the planning process.
Teague noted that this property is located within an area of the City that is designated as a
"Potential Area of Change" within the 2008 Comprehensive Plan. The Comprehensive Plan
states that within the Potential Areas of Change, "A development proposal that involves a
Comprehensive Plan Amendment or a rezoning will require a Small Area Plan study prior to
planning application. However, the authority to initiate a Small Area Plan rests with the City
Council." The site is guided in the Comprehensive Plan for "Regional Medical — RM." Therefore,
the proposed use would be consistent with the existing Comprehensive Plan designation.
Commissioners asked Planner Teague the number of variances granted to TCO to build their
new medical facility. Teague responded that TCO was granted nine variances. Commissioner
Platteter questioned the FAR (floor area ratio) for TCO. Teague said that TCO's FAR met code.
Appearing for the Applicant
Stephen Michals, Mount Development Company
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Applicant Presentation
Mr. Michals addressed the Commission and introduced the development team; Ed Farr, Edward
Farr Architects, Mark Rausch, Aliant Engineering, and Rod Hines, RJM Construction.
Mr. Michals delivered a power point presentation highlighting the following:
• 4-story, 60,000 sq. ft. medical office building
• Attached parking ramp for approx. 300 vehicles with the potential for 5 levels
• Materials will be face brick and warm toned precast concrete wall panels with a variety of
surface finishes, reflective bronze-tone Low-e glass
• Main entrance designed to set back but prominently face street intersections
• Upgrade pedestrian experience
• Extensive landscaping
• Decorative pedestrian lighting
• Water efficient landscaping
• Day lighting — exterior glass will be highly visible from within the building
• Solar panels are being considered
Ed Farr told the Commission that the proposed building will have a "signature" look, a
distinctive glazed crown and front plaza entry. Noting it was important that the building be
pedestrian friendly. With graphics Farr pointed out certain aspects of the building, adding that
landscaping was also extremely important in the design plan. Continuing, Farr said additional
landscaping would be added to supplement the mature landscape gardens along the southern
property line. The southern border with the Point of France contains a number of mature trees
that provide excellent screening for most of the year. Concluding, Farr stated it was important
that the building and its landscaping bring focus to France Avenue and enhance a very
important corner within the area.
Mr. Farr introduced Olivia Spyra to address landscaping.
Ms. Spyra said the goal of the landscaping team was to use enhanced landscaping techniques to
bring the building to scale. Ms. Spyra said color is important along with the scattering of
blooms throughout the season. Spyra added that the foliage would also be mixed texture.
Water efficient landscaping; draught appropriate trees, shrubs and plantings would also be
used. Concluding, Spyra displayed examples of her work.
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In conclusion, Mr. Michals said a major goal was to ensure the operation of a successful
business. Michals said at this time it is believed there will be between 6 and 15 medical clinics
in the building that will have "crossover" services. Michals added transportation and parking
was also key and their goal is to provide adequate parking with extra transportation amenities
to include:
• Site is oriented for alternative transportation by being within close proximity to public
transportation
• Sheltered bike ports would be provided along with a shower facility which would enable
employees to bike to work and shower.
• Incentives to those who bike, walk or ride a scooter.
• Two parking stalls would be designated for "rental cars". These vehicles are can be rented
on an hourly basis
• Provide electric starters for electric cars.
Mr. Michals said he was open for comments.
Chair Grabiel explained the concept of a Sketch Plan Review, noting that a Sketch Plan Review
was not a public hearing but a forum for the applicant to gather comments. Continuing, Grabiel
acknowledged the presence of residents from the Point of France. He informed them the
Commission received a letter from their association highlighting two main concerns; 1) the
proposed building is too large, and 2)the parking ramp as proposed is too stark; with the
suggestion that the ramp be screened similar to the parking ramp on the TCO site.
Continuing, Grabiel commented with regard to the sketch plan review process that this
developer and future developers should use caution when presenting their product and not
"over sell" it at the sketch plan review level. That should be left for the formal approval
process. Concluding Grabiel said the Commission and Council don't want any "surprises" during
the approval process (e. g. Building looks completely different from the building presented at
the sketch plan review process).
Discussion
Chair Grabiel asked with respect to the retail component of the project if those tenants are
"medical". Mr. Michals responded that he anticipates that the retail component would include
a pharmacy and convenience and/or coffee shop.
Commissioner Platteter said he has a concern with the parking ramp and its lack of screening.
Platteter said the nearby residential properties should not be negatively impacted by vehicle
headlights; he pointed out the ramp appears to be at a slant, reiterating his concern with
vehicle headlight wash. Platteter also said he was concerned with the stacking ability of the
ramp and suggested that the parking entrance be moved down. Another concern mentioned
by Platteter was roof top noise and lighting. Concluding, Platteter stressed the importance of
also maintaining the existing vegetation on the site.
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Commissioner Scherer asked Planner Teague if a traffic study would be done. Teague
responded in the affirmative and reported a parking study was already underway. Scherer
noted that France Avenue/West 65th Street is a very busy and focal corner, adding there are
positives about the building's design; however building height and the ramp needs to be
readdressed.
Commissioner Potts asked for clarification on the number of parking stalls that would be
available if the ramp was built "all the way out". Mr. Farr said if the final deck is constructed
336 spaces would be provided. Potts commented that it would be important to know the exact
tenant mix; pointing out if the building is entirely medical vs. commercial on the ground level
parking requirements could change. Planner Teague agreed. He clarified if the applicant
proceeds with a formal application the uses on that first floor would need to be "nailed down"
and the traffic study would be required to reflect the usage. With regard to sustainability Potts
stated he hopes the building would be designed in such a way that energy use would be as low
as possible. He said insulation, lighting, etc. needs to be of the highest quality. Concluding,
Potts asked if this proposal moves forward the developer also needs to flush out the
transportation options touched on in the presentation.
Chair Grabiel noted that France Avenue as it exists today isn't very pedestrian friendly and he
asked the developer how he envisions clients crossing France Avenue to gain access to the
Hospital. Continuing, Grabiel said he agrees with Scherer that this corner is more than busy,
adding it's not unrealistic to him to wonder if another skyway system could be constructed. Mr.
Farr responded that there was discussion on constructing a skyway across West 65th Street to
tie into the ramp/skyway system of Fairview Southdale Hospital. Mr. Michals also noted that
the development team presented a proposal to Fairview Hospital that included tax increment
financing for such a skyway link. Continuing, Grabiel observed that this area appears to be
developing as a major medical campus.
Commissioner Platteter said if a discussion was broached with the hospital on the construction
of a skyway is there a possibility of shared parking between the proposed medical building and
hospital. Mr. Michals said it has been his experience that the majority of patients don't want to
walk very far to access their physicians; shared parking was not discussed.
Commissioner Staunton asked Mr. Michals if the development team ever considered
purchasing the small office building to the west; pointing out, in his opinion that would make
sense. Continuing, Staunton said if developed as proposed without the property directly to the
west a small building would be perched between rather large complexes; north, south, east and
west. Mr. Michals said they have no plan to acquire that building. Concluding, Staunton said he
has no problem with the land use; however, feels this building may be too large. The corner is
just too significant; reiterating the building may be too large.
Commissioner Carpenter commented that in his opinion the applicant should consider
downsizing the building.
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Commissioner Schroeder said he has concerns with a number of issues presented in this plan.
Schroeder said one of his concerns is with landscaping. Schroeder said the pictures presented
of buildings with landscaping are very good; however, one needs to be very careful with what is
planted along heavily trafficked streets. Schroeder pointed out landscaping is intended to be in
place forever and the plantings chosen must be able to survive in this very difficult
environment. Schroeder explained that the buildings close proximity to France Avenue raises
the issue of salt, sand and other elements that make it difficult for vegetation to thrive. The
glass used for the windows can also create a difficult growing environment. Schroeder also
pointed out that Ash trees have very sensitive root systems that are easily impacted by
construction.
Continuing Schroeder said he also feels this proposal falls short of creating an active pedestrian
environment. He pointed out a key factor is the ability to create doors that work; enhancing
the pedestrian experience. He added that in his opinion the spacing proportions are wrong and
the doors swinging out could be a problem. Schroeder suggested that the development team
refocus their efforts on both France Avenue and West 65th Street. He added; again, in his
opinion the building including ramp sit too close to the sidewalk. Schroeder suggested that the
applicant take another look at what it means for a pedestrian environment. Concluding,
Schroeder said to him, this building appears to be out of character with the area.
Commissioner Forrest said in her opinion if built as proposed West 65th Street would feel and
look like a tunnel. She said she was also concerned about the trees and suggested a tree
replacement requirement. Continuing, Forrest said she has concerns with the width of the
sidewalk, signage and building height. Concluding, Forrest pointed out that this immediate
corner is very congested and its close proximity to Crosstown need to be carefully reviewed.
Forrest said she agrees the use is good but the building is too much.
Chair Grabiel said he agrees with some of the issues discussed; however, height wasn't much of
an issue to him. Grabiel said it's an attractive proposal.
Commissioner Fischer said that although pushing the building right up to the street is the right
concept and the land use is good there are some important factors that are concerning.
Fischer said the mass of the building may be too much especially since this corner is in such
close proximity to both France Avenue and Crosstown Highway. Concluding, Fischer said it is
very important that the building "addresses" the street in the correct way, adding he doesn't
know if it's there yet.
Commissioner Potts said he believes the site is appropriate for this use; however concerns
mentioned this evening needs to be addressed; building height, landscaping, windows, etc.
Potts also noted that the results of the traffic study are very important and need to be reviewed
before any decision is made on this plan.
Chair Grabiel thanked the Commission and applicant for the sketch plan discussion.
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IX. CHAIR AND COMMISSION COMMENTS
Commissioner Forrest said she enjoyed the Living Streets Workshop; it was very good.
Commissioner Schroeder said he previously spoke with Planner Teague about developing a
formal process on " what to do" or "how to report" dead landscaping. Schroeder said the
ordinance is clear that approved landscaping plans are to continue to flourish and grow and not
die. Teague suggested that at this time if a resident or Commissioner finds dead trees, bushes,
etc. to e-mail the City and report the location of the dead vegetation. Planning Staff will work
on enforcement.
Chair Grabiel again thanked the members of the GrandView Executive and Steering Committees
for all their work on the small area plan.
X. STAFF COMMENTS
None.
XI. ADJOURNMENT
Commissioner Potts moved meeting adjournment at 9:30 p.m. Commissioner Platteter
seconded the motion. All voted aye; motion carried.
Respectfully submitted
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