HomeMy WebLinkAbout2012-05-23 Planning Commission Meeting MinutesMINUTES
CITY OF EDINA, MINNESOTA
PLANNING COMMISSION
CITY COUNCIL CHAMBERS
MAY 23, 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, Rock, Potts, Platteter, Cherkassky,
Carpenter, Fischer, Grabiel
Absent from the roll: Schroeder
III. APPROVAL OF MEETING AGENDA
Meeting Agenda was approved as submitted.
IV. APPROVAL OF CONSENT AGENDA
Commissioner Carpenter moved approval of the April 25, 2012, meeting minutes.
Commissioner Scherer seconded the motion. Commissioner Fischer noted he was absent on
April 25; however was included on a vote. All voted aye; motion carried.
Commissioner Platteter moved approval of the May 9, 2012 meeting minutes. Commissioner
Forrest seconded the motion. All voted aye; motion carried.
V. COMMUNITY COMMENT
No comments.
VI. REPORTS AND RECOMMENDATIONS
A. Lot Division (Lot line Shift) of 6240 & 6244 Brookview Avenue, Edina, MN
Planner Presentation
Planner Teague informed the Commission Chad Trierweiler is requesting to shift the existing lot
line that divides the two Co. that he and his wife own at 6240 and 6244 Brookview Avenue. The
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purpose of the request is to shifting the side lot line 15 feet to the north to provide adequate
area o build a third stall to the existing garage at 6244 Brookview Avenue.
Planner Teague concluded that staff recommends that the City Council approve the Lot Division
of 6244 and 6240 Brookview Avenue subject to the following findings:
1. The existing and proposed lots meet all minimum lot size requirements.
Approval is also subject to following Condition:
1. All building activity on either lot must comply with all minimum zoning ordinance
standards.
Appearing for the Applicant
Caron Trierweiler
Discussion
Commissioner Carpenter said he finds the request reasonable, adding in a sense everything
remains as is; they are just "flipping" the lots.
Motion
Commissioner Carpenter moved to recommend lot division approval based on staff findings
and subject to staff conditions. Commissioner Potts seconded the motion. All voted aye;
motion carried.
Caron Trieweiler thanked the Commission for their support.
B. Sketch Plan Review for Southdale Apartments
Planner Presentation
Planner Teague informed the Commission they are being asked to consider a sketch plan
proposal to develop the southeast corner of the Southdale site. Teague noted that the site is
currently an overflow parking lot for Southdale and is used by park-n-riders for Metro Transit.
Teague told the Commission the applicant can consider two means of redevelopment; rezoning
to PUD or a Preliminary and Final Site plan and Final Development Plan approval with variances.
Planner Teague delivered a power point presentation highlighting the following:
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• The applicant is proposing a 3 building 232-unit apartment complex.
• One of the buildings is proposed at ten stories and would require a variance.
• The apartment complex would provide 287 enclosed parking spaces and 55 surface
parking spaces.
Teague said it should be noted that a parking variance would be required because the proposal
is considered part of the Southdale campus. Teague said as a stand-alone development parking
requirements would be met.
Continuing, Teague said a traffic and parking study would need to be completed to determine
impacts on adjacent roadways, and if Southdale would remain with adequate parking. Teague
added that staff is concerned about the proposed entrance court from the intersection of York
and 69th Street and the parking lot proposed between 69th Street and the proposed southerly
building.
Concluding Teague reported that the city engineer has expressed concern in regard to sewer
capacity in the area. Teague stated that this issue would have to be examined closely as part of
a formal submittal. An infiltration study may be required; as well as upgrades to the system,
and cost sharing for those upgrades may also be required.
Appearing for the Applicant
Ryan Duddley, and Stuart Nolan, Stuart Co., representing the Simon Group and David
Motzenbecker, BKV Group
Questions/Discussions
Commissioner Carpenter referred to the conflict between parking and the "main" entrance into
the project and asked Planner Teague to clarify if vehicles enter into a parking and pedestrian
area. Planner Teague responded in the affirmative. Teague clarified that staff has concerns
especially with the pickup and drop-off circular drive and the entrance that mixes pedestrians
and vehicles. Teague said in his opinion some improvement needs to be made in this area.
Concluding, Teague said he understands that the sketch is preliminary; however, he reiterated
staff does have concerns with this area and the interaction between vehicles and pedestrians.
Commissioner Staunton asked Planner Teague if Simon plans to subdivide this area. Planner
Teague responded that at this time he was unsure of Simon's intent with regard to subdivision.
Teague pointed out it could be subdivided or the owner could request a lot division or it can
remain as is.
Applicant Presentation
Mr. Duddley addressed the Commission and told them Stuart Co. are developers, owners and
operators of multi-housing properties. At this time Stuart owns and operates 5,000 units,
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adding Stuart also owns York Plaza. Duddley said Stuart Co. partnered with the Simon Group on
this project and are "in it" for the long term. Concluding, Duddley stated Stuart Co. is very
familiar with the Southdale area and look forward to working with the City.
David Motzenbecker, addressed the Commission and delivered a presentation.
In response to concerns expressed about the entrance (SE corner) and "circular" drive
Motzenbecker stated that everything possible will be done to ensure pedestrian safety in this
area. Motzenbecker said they envision adding bollards and different paving treatments to
separate and delineate space for pedestrians and vehicles. Motzenbecker provided photos for
the Commission to view of the types of treatments used to calm traffic and ensure pedestrian
safety. Motzenbecker added that after the traffic study is completed they will have more
information to finalize their plans.
Continuing, Motzenbecker highlighted the plantings used to screen the site. He also asked the
Commission to note that the existing berm would remain and be added to creating an
additional buffer from street view. Motzenbecker said in the center of the site a landscaped
central court area is proposed.
Mike Krych addressed the Commission and explained they are still in the process of designing
the proposed buildings, adding that the renderings represent only the "mass" and number of
buildings in the project. Krych said that in their opinion the differing building heights and open
space create an attractive project that encourages connectivity. The proximity to Southdale
and the greater Southdale area is viewed as an asset for the project. Continuing, Krych said
that the development team referred to the Greater Southdale Area Plan keeping in mind the
goals outlined in the Plan. Interjecting, Mr. Motzenbecker reported that the development team
has decided it would proceed through the planning process requesting site and conditional use
permit approval with variances. Concluding, Motzenbecker said the thought at this time is also
to create a separate lot.
Questions/Discussion
Chair Grabiel clarified for the audience that the Sketch Plan Review process provides a
developer with an opportunity to share their development ideas on land use in an informal
setting with the Planning Commission and City Council.
Chair Grabiel observed there are a number of rental units in the area and asked the
development team their judgment on adding additional rental housing units in an already large
multi-housing area.
Mr. Nolan reported that the rental market is very strong in Edina; especially in this area. Nolan
pointed out that within the greater Southdale area there are a number of co-ops and condos
that are owner occupied; not rental. Nolan said they are convinced there is a market for this
type of luxury rental housing.
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Chair Grabiel commented that he was surprised by the developers' decision to not use the PUD
process; especially because of the variances, adding variances can be difficult to justify.
Commissioner Scherer referred to the variances that would be required for the project pointing
out the setback variance (building height) from York Avenue applies to the applicant but
questioned how the parking count variance is applied; Southdale, applicant? Continuing,
Scherer noted that it appears the applicant has the correct number of parking stalls; however,
Southdale is short parked. Planner Teague responded Southdale would be under parked;
however there is opportunity for Southdale and/or the developer of this project to enter into a
Proof of Parking Agreement. Much depends on how they decide to configure the campus;
leave as is, subdivide or lot division. Teague pointed out there is adequate space to
accommodate a new ramp or ramp levels; whatever was decided on. Motzenbecker added that
conversations with Simon about parking would continue.
Commissioner Potts asked if the proposed buildings would be completely residential. Mr.
Motzenbecker responded in the affirmative. He added that the "podium" level was amenity
space, housing a party room, etc. Continuing, Potts asked the developer to take another look at
the pedestrian access points at the corner of York and 69th, Potts said in his opinion this area
needs a harder look. Concluding, Potts asked the developer to use design elements that
encourage easy pedestrian access to not only Southdale Center but other amenities in the area.
Mr. Motzenbecker said they would continue to work with Simon in this area. Motzenbecker
said they are considering an additional turn in on York at the north east end of the Southdale
campus. He added they are also discussing and getting feedback on a pedestrian crosswalk to
the Galleria.
Commissioner Platteter said he agrees with previous comments from Commissioners especially
concerning pedestrian connections to Southdale Mall, Galleria, and CVS/Walgreens etc.
Platteter said in his opinion connectivity is extremely important, adding one of the goals of this
project should be that residents don't have to use their vehicles to access other amenities
because pedestrian connectivity is there. Continuing, Platteter suggested looking at adding
more landscaping in the common entrance area, common court area and other areas to soften
the site. Concluding, Platteter told the development team they are off to a good start but need
to expand on it.
Commissioner Forrest agreed with previous Commissioners comments, adding more clarity is
needed to define pedestrian and vehicle movement. Forrest said she also wants to see bike
racks added on site; not only for the residents of the buildings but for their visitors as well.
Continuing, Forrest questioned who the target market is for this project, adding she didn't
observe any recreational areas for children. Forrest said it would be nice to have a special
space for children. Mr. Duddley responded that they found in the high end market that
professional 20-30 year olds that want to be in the heart of vibrant area, but don't want to be
downtown would love this location. Empty nesters would also play a large role in the rental
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market because they don't want to own anymore, but they want to remain in their area plus be
close to amenities. Duddley said he imagines there will be a wide range of renters for this
project; adding it's not targeted to one demographic group. Concluding, Duddley said it may
appear the apartment units are smaller; however, the amenities are greater. Commissioner
Forrest said in her opinion communities are richer with a variety of people. Concluding, Forrest
suggested adding additional green space.
Mr. Nolan added he believes there will be a variety of ages within the buildings. He noted the
rental and housing markets have evolved over that last few years, adding more families are
now renting. Continuing, Nolan pointed out Federal law prohibits discrimination and families
are welcome.
Commissioner Carpenter said he has concerns over traffic volumes and traffic noise. Mr.
Motzenbecker responded it is their hope that adding to the existing berm and vegetation
lessens the noise. Motzenbecker said studies have found that drivers actually slow down when
they see greenery. He also pointed out because of the close proximity to public transit it is
possible many residents would take advantage of it which would also lessen traffic and its
noise.
Commissioner Fischer said he appreciates the inclusion of design imagery. Fischer recalled
when the Westin and Target were being developed there was hope that the Promenade would
be used to connect the area by mixing pedestrian zones with vehicle zones, adding it was as
interesting of a concept back then, as it is now. Fischer acknowledged that certain aspects of
the Promenade didn't develop as envisioned; however, he continues to be intrigued by the idea
of creating an area where pedestrians can safely mix with vehicles. Fischer said he hopes this
project can place the pedestrian first and the vehicle second. Continuing, Fischer also noted
that in his opinion this is a great corner for this type of development because this part of the
Southdale campus turns outward; not inward. Fischer acknowledged that missed
opportunities can't be fixed; however this is an interesting place for this project. Concluding,
Fischer stated he likes this idea and is in favor of housing at this corner. Fischer stated he
would love to see the bigger picture and how this development enhances the Southdale
campus and area. Fischer said he doesn't want to make this area an island, he wants the
connections enhanced.
Chair Grabiel said in his opinion this is the most important piece of real estate in Edina. Grabiel
noted that at this time Southdale is deteriorating and he wants the Southdale campus to
remain vital. Grabiel said he likes this idea, it's a good one; however, he wants quality
residences built, and it's important and vital these residences remain quality residences.
Continuing, Chair Grabiel added that when this comes back before them it would be important
that someone is present from Simon. Grabiel said he would like to hear from Simon on their
future plans, adding Southdale Mall can't exist by itself, and he doesn't want to see the campus
developed piecemeal.
The discussion concluded with a summary of Commission comments:
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• The subject site is appropriate for housing;
• No negative feedback on building height; however, variance is noted.
• Acknowledge the applicant has indicated they will not be requesting a rezoning to a
Planned Unit Development (PUD); the applicant has chosen to proceed with a
Conditional Use Permit and Site Plan with variances. All which are permitted within the
PCD-3 Zoning District.
• Pay close attention to softening the site by adding to the berm and landscaping.
• Connectivity is of extreme importance for this project; look not only at how the site
functions today but how it will function after the project is constructed and in the
future.
• Put the pedestrian first
• Re-look at the intersection and drop-off area/West 69th Street. Ensure that that corner
is carefully reviewed for safe vehicle and pedestrian access into and within the site.
• Ensure that internal site circulation is safe for pedestrians. Residents should be able to
access the shopping center easily and safely. Use visual elements as mentioned to
demark crosswalks, etc.
• Ensure safe access for pedestrians to cross to the Galleria and other amenities.
• Add Bicycle racks.
• Ensure that high-end apartments are constructed, make a statement with this
development.
Mr. Motzenbecker responded that Simon is very involved and will continue to be as we move
forward.
Chair Grabiel thanked the development team for their presentation.
IX. CHAIR AND COMMISSION COMMENTS
None.
X. STAFF COMMENTS
None.
XI. ADJOURNMENT
Commissioner Potts moved meeting adjournment at 8:30 pm. Commissioner Platteter
seconded the motion. All voted aye; motion carried.
facia& ft ottgencaacer
Respectfully submitted
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