HomeMy WebLinkAbout2012-06-27 Planning Commission Meeting MinutesMINUTES
CITY OF EDINA, MINNESOTA
PLANNING COMMISSION
CITY COUNCIL CHAMBERS
JUNE 27, 2012
7:00 P.M.
I. CALL TO ORDER
Acting Chair Staunton 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, Potts, Platteter, Fischer,
Staunton and Grabiel
Absent from the roll: Schroeder, Carpenter and Cherkassy
III. APPROVAL OF MEETING AGENDA
Meeting Agenda was approved as submitted.
IV. APPROVAL OF CONSENT AGENDA
Commissioner Fischer moved approval of the June 13, 2012, meeting minutes.
Commissioner Fischer seconded the motion. Commissioner Platteter seconded the
motion. All voted aye; motion carried.
V. COMMUNITY COMMENT
No comments.
VI. PUBLIC HEARINGS
A. A Comprehensive Plan Amendment, Preliminary Development Plan and Rezoning
from POD-1, Planned Office District to PUD for Mount Development Co. 6500 France
Avenue and 4005 West 65th Street.
Planner Presentation
Planner Teague reported that Mount Properties is proposing to tear down the existing
office buildings at 4005 West 65th Street and 6500 France Avenue to build a new six-story,
81-foot tall, 102,406 square foot medical office/retail building with a detached 5-level
parking ramp. The project is proposed to be developed in two phases. The first phase
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would be the construction of a 4-story, 69,456 square foot medical office with a 3-level
detached parking ramp. The second phase would add two levels to each structure.
The first floor of the new building would contain 7,000 square feet of retail space including
a coffee shop, barber shop and medical supplies. The next four levels would contain 62,310
square feet of medical office.
In order to obtain the above-mentioned approvals, the applicant must go through a two-
step process.
The first step in the process is to obtain the following approvals:
1. A Comprehensive Plan Amendment to allow a building height of 6 stories and 81
feet on this site. The Comprehensive Plan requires a maximum height of 4 stories or
48 feet.
2. Preliminary Rezoning from POD-1, Planned Office District to PUD, Planned Unit
Development; and
3. Preliminary Development Plan.
If the Comprehensive Plan Amendment, Preliminary Rezoning and Preliminary
Development Plan are approved by the City Council, the following is required for the
second step:
1. Final Development Plan and Final Rezoning to PUD.
2. Zoning Ordinance Amendment establishing the PUD.
The Planning Commission considered and recommended denial of a proposal for just the
6500 France site to construct a 5-story building on the site. The applicant elected not to go
before the City Council for review, after the denial; rather, they attempted to address the
comments made by the Planning Commission, including acquiring the property to the west
to include within the development, revised their plans, and are now back again before the
Planning Commission for review of a PUD.
Planned Teague concluded that staff recommends approval of the following:
Comprehensive Plan Amendment
Recommend that the City Council approve the request for a Comprehensive Plan
Amendment to allow a 6-story, 81-foot tall building on the site.
Approval is subject to the following findings:
1. The proposed height is consistent with adjacent buildings to the south and east. To
the south, the Point of France building is 13 stories and 123 feet tall. To the east,
Fairview Southdale Hospital is 8 stories and 124 feet tall, and Southdale Medical
Center is 6 stories and 92 feet tall.
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2. The building includes a podium height of one-story along the street, which would give
pedestrians on the sidewalk in front, a feeling that the building is not as tall.
3. The proposed plan would meet the density requirement of a 1.0 floor area ratio.
Preliminary Rezoning to Planned Unit Development
Recommend that the City Council approve the Preliminary Rezoning from POD-1, Planned
Office District to PUD, Planned unit development.
Approval is based on the following findings:
1. The proposed land uses are consistent with the Comprehensive Plan.
2. The site layout would be an improvement over a site layout required by standard
zoning; the building is brought up to the street, provides podium height, and front
door entries toward the street, includes sidewalks to encourage a more pedestrian
friendly environment along the street.
3. The design of the building is of a high quality brick, glass and concrete. A four story
building would be generally consistent with the four story buildings on West 65th
Street.
4. Traffic would be improved in the area by eliminating the right-in and out access on
France Avenue.
5. Based on the traffic study done by WSB, the existing roadways can support the
proposed development.
6. The proposed project would meet the following goals and policies of the
Comprehensive Plan:
a. Building Placement and Design. Where appropriate, building facades should form
a consistent street wall that helps to define the street and enhance the pedestrian
environment. On existing auto-oriented development sites, encourage placement
of liner buildings close to the street to encourage pedestrian movement.
n Locate prominent buildings to visually define corners and screen parking
lots.
n Locate building entries and storefronts to face the primary street, in addition
to any entries oriented towards parking areas.
n Encourage storefront design of mixed-use buildings at ground floor level,
with windows and doors along at least 50% of the front facade.
n Encourage or require placement of surface parking to the rear or side of
buildings, rather than between buildings and the street.
b. Movement Patterns.
n Provide sidewalks along primary streets and connections to adjacent
neighborhoods along secondary streets or walkways.
n Limit driveway access from primary streets while encouraging access from
secondary streets.
n Provide pedestrian amenities, such as wide sidewalks, street trees,
pedestrian-scale lighting, and street furnishings (benches, trash receptacles,
etc.)
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c. Encourage infill/redevelopment opportunities that optimize use of city
infrastructure and that complement area, neighborhood, and/or corridor context
and character.
Preliminary approval is also subject to the following conditions:
1. The Final Development Plan must be generally consistent with approved Preliminary
Development Plans dated May 29th and June 18, with the following revisions:
a. The parking ramp must be finished on all elevations to match the cornice on
the medical building and the stair and elevator tower on the parking ramp.
2. Sustainable design. The design and construction of the entire project must be done
with the Sustainable Initiatives as outlined in the applicant's narrative on pages A23-
A27 of the staff report.
3. All buildings must be built with sprinkler systems, subject to review and approval of
the fire marshal.
4. Compliance with all of the conditions outlined in the city engineer's memo dated June
19, 2012.
5. As part of a Developers Agreement the property owner would be required to
participate in appropriate cost sharing for signal improvements at 65th Street and
France Avenue.
6. Adoption and compliance with a PUD Ordinance for the site.
Appearing for the Applicant
Stephen Michals, Mount Development Co., Ed Farr, Edward Farr Architects and Mark
Rausch, Alliant Engineering
Initial Discussion/Comments
Commissioner Staunton noted that Planner Teague did a zoning code comparison for PUD
from POD-1 and asked Planner Teague if he ever did a comparison if the site were rezoned
to Regional Medical, not PUD. Planner Teague responded he did and found that the zoning
requirements are basically similar; setbacks based on building height etc.; however, there
is a change in the Floor Area Ratio (FAR) . Under Regional Medical the FAR would comply.
Commissioner Potts asked Mr. Rickart his impression on how the revisions to the plan
and the acquisition of the property to the west impacted traffic and circulation. Rickart
said he analyzed the site at full build out, adding one difference as the result of the land
acquisition was access was changed from one to two. Rickart said in his opinion the two
full movements off West 65th and the additional movement on France are a benefit.
Continuing, Rickart said the analysis indicated that this change may have diluted the traffic;
however, the Level of Service (LOS) for this area does indicate some delays with a D rate.
Rickart further explained the LOS is a grading system from "A" to "F". This describes the
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average amount of control delay per vehicle as defined in the Highway Capacity Manual
(HCM)
Commissioner Forrest asked Mr. Rickart what triggers signal improvements. Rickart
responded that improvements to signalization are usually the result of delays and then it
becomes a timing issue. Rickart said they would work with the County on the timing of the
traffic signals to ensure adequate vehicle movements.
Chair Grabiel asked Planner Teague to clarify for him if the Commission acts this evening
is the Commission voting on the entire build out. Planner Teague responded in the
affirmative. He explained the approval process is a two part process; however, when the
second phase proceeds site plan review would be required.
Applicant Presentation
Mr. Michals addressed the Commission reporting as per the suggestion of the Commission
that Mount Development acquired the office building to the west. Continuing, Michals
delivered a power point presentation highlighting the revisions to the plans since the
Commission last viewed the proposal. Revisions are as followed:
• Acknowledge as per the Commission comments that this corner can be considered
the "gateway" to the Southdale area.
• Note the revised proposal is slightly below the suggested FAR maximum of 1.0
identified for this Regional Medical District.
• Joining the two parcels was advantageous; however 6-levels are needed to offset the
cost of the acquisition.
• The project would be developed in phases. Phase 1 would consist of removing the
buildings and constructing a new four story rentable medical office building with a
detached 3-level garage. Phase 2 would add two stories to the medical office
building with the possibility of expanded the ramp another two levels. Phase II can
be accomplished while the building is open.
Ed Farr addressed the Commission informing them he was delighted when the
development team acquired the additional property to the west. Farr said joining the
parcels created advantages to the site layout. Farr highlighted the following:
• Relocation of the building access from France Avenue to West 65th Street
• Two entrance/exit points off West 65th Street and one off France Avenue
• A dedicated delivery area for the building along with the visitor entry drop-off
circle at the front door was created and is a huge plus. This access is a "home run"
for a medical office building because it's so important to get customers to the "front
door".
• Increased building setbacks.
• Low slung parking structure with one level completely underground.
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• Parking spaces are proposed at 9-feet; however, can be downsized to 8'6" to gain
more parking stalls.
• Proof of Parking Agreement.
• Retain the already mature landscape buffer between Point of France and add
additional coniferous trees and over-story trees along south yard.
• Green roof areas with decorative railings.
• All ramp openings are louvered.
• Respectfully request that condition 1. A. with respect to the dark cornice that the
dark cornice not be extended to the ramp.
Mr. Farr submitted for review the exterior building materials.
In conclusion Mr. Michals noted at the last meeting before the Planning Commission the
development team was asked how the community benefits from the new project. Michals
indicated the following benefits:
• 6500 France and 4005 65th St. buildings would be removed with both law firms
relocated into the community. Retains the current jobs.
• Proposal is consistent with the guide plan.
• The building is designed to allow cross referrals among clinics.
• Create a pedestrian environment along France Avenue.
• Green building practices.
• Green roof.
• Alternative transportation.
• Real estate tax benefit.
• 70 new medical staff positions noting construction jobs during the construction of
the building.
• Storm water management.
• Building exterior has been enhanced.
• Carbon Impact Analysis.
• Ramp Enhancements.
• Extensive landscaping, streets plantings and an area for art. Art will be
commissioned for the center area.
Follow-up discussion
Commissioner Staunton said he was very glad to see that the "orphan" property has been
added to the development site, adding acquiring that of property eliminated a major
concern for him. Staunton said another question is why the building is proposed to be built
in phases. Mr. Michals responded that in his opinion it isn't prudent to have "empty real
estate", adding he believes the Southdale area can handle about 30,000 square feet of new
medical office space per year. Continuing, Michals said it's important that Phase 1 is
completed and leased before beginning Phase II. Michals noted the leasing cycle is roughly
a 2-year cycle. Concluding, Michals said he isn't sure when Phase II would be constructed.
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Commissioner Staunton noted that he recalls reading in the applicant narrative that it's
possible that a pedestrian bridge/skyway could be built between the proposed parking
ramp and office building in the future. Staunton asked if this was still the case. Mr. Farr
responded in the affirmative.
Commissioner Platteter acknowledged the acquisition of the lot to the west, adding he was
very happy to see that occur because in his opinion the original proposal was just too tight.
Continuing, Platteter asked if it's realistic to add two stories to an occupied building.
Michals responded that is isn't easy; however, it can be done.
Continuing, Platteter said he didn't see store front openings along France Avenue, adding
that's a disappointment to him. Platteter said he agrees with past discussions that
acknowledged that this corner was an important corner in the Greater Southdale area,
pointing out that in eliminating the front door off France Avenue the corner now lacks
"punch". Platteter commented that France Avenue and this corner need to be showcased.
Platteter stated he likes the access circulation and ramp circulation for the most part;
however, he said he thinks more handicapped parking stalls are needed and barriers
constructed within the "center" establishing pedestrian safety. Platteter also added they
need to pay close attention to the loading dock area so people don't become confused.
Concluding, Platteter encouraged the applicant to continue to think about adding a
pedestrian bridge/skyway over West 65th Street connecting this corner with the corner
across the street thereby creating access to the Fairview Southdale Hospital.
Commissioner Fischer said he agrees this proposal is an improvement from the previous
proposal and also agrees with Mr. Farr that the darkened cornice should not be continued
to the ramp. Fischer also suggested that a lighter color be used on the parking ramp
louvers. He said he understands with the darker louvers it gives the appearance of
windows; however, creating an airy feel to the parking ramp is best, not drawing attention
to a parking ramp is always a good thing.
Commissioner Fischer stated that the landscaping plan is good, but he continues to be
concerned with pedestrian movement and the pedestrian environment. Fischer said he
doesn't want this corner to "fall flat" and as mentioned by Commissioner Platteter the
omission of doors to the retail spaces inhibits pedestrian movement and reduces the appeal
of the facade from France Avenue. Concluding Fischer said he also is a bit concerned about
the shallowness of the podium green/roof area, but understands the challenges.
Commissioner Forrest stated she also likes the layout presented this evening better than
the previous layout, acknowledging the importance of acquiring the lot to the west. Forrest
said she was disappointed with the facade of the building (along France Avenue) adding
she thought the previous facade was more attractive and attention getting. Continuing,
Forrest said attention should be paid to signage, adding she wants the bicycle area easily
identified. Concluding, Forrest said she likes the outdoor art elements and suggested they
continue to the lobby area.
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In response to comments from Commissioners Mr. Michals said that there will be specific
areas designated for bikes. The lobby area is large and art would be used in the lobby as
well as on each floor, adding they have an art budget. Michals also reported they are
working with tenants that desire doors, adding the option of adding doors is very good.
Michals said he would take all comments on signage, skyways, loading dock areas, louvers,
etc. under advisement.
Public Comment
Marilyn Kemme, 6566 France Avenue, told the Commission the applicants met with the
owners of Point of France on June 14, adding they were pleased with the revised plans, but
would like the height of the building to be limited to 4-stories not the 6-stories as proposed.
Kemme said the neighbors on the north side of the building are opposed to a 6-story
building.
Gary Lichliter, 6566 France Avenue echoed Ms. Kemme's comments, pointing out approval
is being requested for all 6-stories, even though they are indicating at this time that they
would only build 4-stories in Phase I. Lichliter noted if approval were given for the full
build out nothing would stop them from building the building at 6-stories at first; not 4.
John Windhorst, 6566 France Avenue said in his opinion the 4-story building is very
attractive; however those additional two stories will have impact. Windhorst encouraged
support for 4-stories.
Mark Waterston, 6566 France Avenue said his worry continues to be with emergency
vehicles and traffic congestion. Waterston said in reality this neighborhood is a residential
neighborhood; not medical office as proposed.
Mary Kramer, 6566 France Avenue said her biggest concern is with traffic. This building
will add additional traffic to an already congested area.
Norman Gurstel, 6566 France Avenue, said his concern is with property values, adding he
believes the property values will be lowered as a result of this proposal.
Stacy Gallup, representing owners of the subject properties urged the Commission to be
flexible, adding in her opinion these two sites are regional medical; not residential.
Peter Pustorino, 4005 West 65th Street told the Commission he has owned his building for
32 years and believes his property should be part of this proposed regional medical
expansion. He pointed out a medical complex is a very logical expansion for this corner.
Continuing, Pustorino said the City should view this as a very exciting opportunity. These
two sites are older sites and the new proposal benefits the entire City of Edina. Concluding,
Pustorino said it's time to move on.
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Motion
Commissioner Platteter moved to close the public hearing. Commissioner Potts
seconded the motion. All voted aye; public hearing closed.
Final comments/motion
A discussion ensued with Commissioners in agreement that the revised plans are superior
to the plans previously presented and they can support the proposal as presented.
Commissioners reiterated the following:
• Acknowledge that this was the next step logical in redevelopment of this corner.
• Acknowledge the importance of this corner; it needs a good development.
• Encourage more interfacing with France Avenue; open up the facade more.
• Building height at 6-stories can be supported.
• Reiterate the importance of store front doors; work on this between now and final
approvals.
• Proponents of a skyway system. Encourage building to be able to support skyways
internally and across West 65th Street.
• Consider placing planters on the tops of the ramps
• Ensure that all landscaping and planting indicated are planted, retained and
maintained.
• Ensure lighting throughout the site is sensitive to the residential neighbors in the
area.
• Reconsider fee based parking; however, acknowledge it occurs in the area.
• Support alternative transportation methods - can see a time when bikes would be
seen on France Avenue.
• Be mindful of signage
• Full support of podium height
Chair Grabiel suggested that any recommended approval should be done in two parts; first,
Comprehensive Guide Plan Amendment and second, preliminary rezoning and
development plan approval.
Motion
Commissioner Staunton moved to recommend approval of the Comprehensive Guide
Plan Amendment consistent with the findings and conditions noted in the staff
report. Commissioner Platteter seconded the motion. All voted aye; motion carried.
Commissioner Staunton moved to recommend preliminary rezoning to PUD and
preliminary development plan approval based on staff findings and subject to staff
conditions excluding condition 1. A. found on page 13 of the staff report. Staunton
also noted that all efforts must be made to enhance France Avenue for pedestrians
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with access into the building. Commissioner Scherer seconded the motion. All voted
aye; motion carried.
VII. REPORTS AND RECOMMENDATIONS
A. A Lot Division request for Margaret Schultz, 5100 Ridge Road and 5101 Green
Farms Road.
Planner Presentation
Planner Teague explained that Margaret Scholz is requesting to shift the existing lot line
that divides her properties at 5100 Ridge Road and 5101 Green Farms Road.
There is no new lot being created with the request, it is simply a shift in the rear lot line for
each of these lots to provide a larger back yard for the home at 5101 Green Farms Road.
Planner Teague concluded that staff recommends that the City Council approves the Lot
Division of 5100 Ridge Road and 5101 Green Farms Road as requested on the proposed lot
division date stamped June 5, 2012. Approval is subject to the following condition:
1. All building activity on either lot must comply with all minimum zoning ordinance
standards.
Discussion/Comments
Commissioner Forrest commented that this lot line rearrangement could in the future skew
the "neighborhood" median; especially for lot depth.
Chair Grabiel said his concern is with the odd lot line rearrangement, adding in his
opinion the larger lot should accept the unusual "L" rearrangement; not the smaller lot.
Grabiel said that would make more sense to him.
Planner Teague explained that both lots are owned by the same person and that this is the
lot line rearrangement they submitted. Teague noted that the resulting lot division meets
all median lot size requirements, while one of the existing lots does not meet the lot area or
depth median.
Motion
Commissioner Staunton moved to recommend lot division approval based on staff
conditions. Commissioner Fischer seconded the motion. All voted aye; motion
carried.
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B. Sketch Plan Review - BKV Group - 5109 and 5117 West 49th Street. Vernon
Avenue Senior Housing
Planner Presentation
Planner Teague informed the Commission they are being asked to consider a
sketch plan request to redevelop three lots at 5109-5125 West 49th Street. The
applicant is proposing to tear down the existing two apartments and single family
home on the site and building a new four story 44-foot tall, 60 unit senior housing
building. The density of the project would be 43 units per acre.
Teague reminded the Commission the applicant had previously proposed a six story,
sixty foot tall, 98-unit senior housing building that was considered by the Planning
Commission on March 28, 2012.
Teague explained that the existing property is zoned PRD-2, Planned Residential
District-2, which allows residential building containing six or fewer dwelling units.
The existing apartments contain four and five units each. The applicant would be
seeking a rezoning of the property to PUD, Planned Unit Development. The site is
guided LDAR, Low Density Attached Residential (1-4 units per acre), therefore, a
Comprehensive Plan Amendment to HDR, High Density Residential would be
required.
The applicant is again requesting a Sketch Plan review to solicit comments from the
Planning Commission and City Council. Opinions or comments provided to the
applicant shall be considered advisory only, and shall not constitute a binding
decision on the request.
Concluding Teague indicated that staff remains concerned with the proposed density
of the proposed density of the proposal at 44 units per acre. While the maximum
density of the PSR-4 District is 44 units per acre as requested, it is still at the high end
of what the City of Edina has allowed for high density development in the past.
Additionally, this site is adjacent to single-family residential homes to the north and
east. The City's other high density residential sites in town are not located so close to
single-family residential areas. They are generally located in the Southdale area.
Appearing for the Applicant
David Motzenbecker, BKV Group and Jim Hunt, Hunt and Associates, applicant
Chair Grabiel welcomed everyone present and explained that the process for Sketch
Plan Review allows a developer to bring a development/redevelopment plan before
the Planning Commission to solicit comments and opinions. A Sketch Plan Review is
not an official application and is not a public hearing. It is a public meeting.
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Applicant Presentation
Jim Hunt, addressed the Commission and said he was excited to be present this
evening to share the significant changes made to the plan since the Commission last
viewed it. Hunt introduced David Motzenbecker.
Mr. Motzenbecker told the Commission the unit count and building height has been
decreased from 98-units to 60-units and from 6 to 4-stories. Continuing,
Motzenbecker said the setback of the building from West 49th Street was increased to
82-feet. Motzenbecker told the Commission he would stand for
comments/questions.
Comments from the Commission
Commissioner Potts said the massing along Vernon Avenue in his opinion is
acceptable; however he has two points of concern as follows:
• Concerns with the R-1 residential properties directly adjacent and to the east
of the subject site. How will this impact them.
• Traffic. Traffic and stacking is a major concern. There is only one way in and
one way out of this neighborhood. Has a complete traffic study been done on
the intersection at 49th St and Brookside and Brookside at Interlachen. Also,
what about the RR tracks-they potentially poise a real stacking problem.
Stacking at the most at the tracks would be 8-car lengths. This is an issue.
Mr. Motzenbecker agreed that with only one egress it will be challenging; however,
they have to deal with what exists. Motzenbecker said he was open to any
suggestions.
Commissioner Platteter agreed with Potts and added that his concern remains the
same as before, internal circulation and drop off. Platteter said the site cannot
function without a clearly designated drop off area. He pointed out as a senior
facility there will be Metro Mobility drop offs, and the usual residential deliveries;
not to mention medical deliveries, US mail and visitors. A lot will be going on in this
area.
Chair Grabiel said the Commission supports redevelopment; but in this instance the
topographical issues , proximity to RR tracks and the R-1 properties to north create
difficulty for him to support the request as submitted. Grabiel said he can't see the
benefit to the immediate neighbors nor the community as the result of this proposal.
Mr. Motzenbecker said that the site will be re-landscaped and everything possible
will be done to retain the trees along Vernon Avenue and nestle this building into the
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hill away from the R-1 properties. Motzenbecker said that in his opinion the
introduction of more life-style housing to Edina is a benefit to its residents and
improving the site is also a big plus. Continuing, Motzenbecker pointed out market
analysis supports the theory when people can no longer live in their single family
homes they want to find housing in the same area; even neighborhood when
available.
Commissioner Fischer commented that this request also includes an amendment to
the Comprehensive Plan which would be a policy decision; however, for this
neighborhood amending the Comprehensive Plan from low-density residential to
high-density residential is a big leap. Fischer acknowledged that the proposal can be
viewed as an improvement; however, this neighborhood is single family with two
low-density buildings, adding he doesn't believe this type of density compensates for
the improvements to the site and additional housing options.
Commissioner Potts stated he feels certain aspects of the project can be readdressed,
adding he believes the proposal presented this evening is better than the previous
proposal; however he still can't get by the traffic. Potts said to him that's the largest
hurdle. The one way in and out and adding more density is a big concern for him.
Commissioner Scherer said she just can't get past the density. She stated in her
opinion this is too much and too close to residential R-1 properties, pointing out R-1
properties are directly north and east. Scherer concluded reiterating the density of
this project is too much
Commissioner Forrest said she has a number of concerns with this project. Her
issues are with density, drop-off and pickup, street parking possibilities, staffing and
traffic. Forrest stated in her opinion the proposed building is uncomfortable to enter
and exit, pointing out the proposal has access steps to Vernon Avenue that are steep;
especially for seniors. Concluding, Forrest pointed out a rezoning to PSR-4 may "fit"
the project better, adding whatever process they pick; as presented this one is just
too much.
Mr. Hunt responded that the proposed building will not have 24-hour staff and if
"manned" would only have day staff. He asked the Commission to note that the
proposed building; although for seniors, is proposed for the active senior that lives
independently.
Commissioner Staunton said he agrees with many of the comments from
Commissioners and added he continues to believe what's proposed is too dense.
Staunton stated if the plan were to proceed the density must be reduced significantly.
The proposal as submitted is just too dense for this site. Continuing, Staunton said
he may feel differently if the entrance to the building was off Vernon Avenue, but it
isn't, and the 49th Street entrance/exit is limited to one-way in and out, adding the
railroad tracks and the steep hill to gain access to Interlachen/Vernon leave little
stacking room for vehicles. Concluding, Staunton said he can't support the project as
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proposed. He said he could envision townhomes; maybe 10-12, but can't visualize an
apartment building of this density in this spot.
Mr. Motzenbecker informed the Commission they did consider a rezoning to PSR-4,
adding with bonuses there may be a comfortable unit count range the developer
could proceed with. Motzenbecker said he would take "another look" at the site and
the proposed density.
Chair Grabiel reiterated his concern is with the size of the building. Grabiel said the
building in a sense is on the wrong side of the hill; less disruption to the
neighborhood would occur if the topography was more in their favor. Chair Grabiel
thanked the applicants for their plan and told them to take all Commission comments
in good faith.
Mr. Motzenbecker and Mr. Hunt thanked the Commission for their interest and
comments.
VIII. CORRESPONDENCE AND PETITIONS
Chair Grabiel acknowledged "back of packet" materials.
Commissioner Staunton apprised the Commission that he attended a meeting with
City Staff on the idea of developing work plans for each board or commission.
Staunton said he believes sometime between now and the fall when the Commission
and City Council hold their annual work session the Commission and planning staff
need to "get together" to discuss developing a "work plan" for the Commission.
Commissioner Fischer said he attended a transportation meeting that discussed the
France Avenue corridor. The meeting touched on three key intersections and the
consultants are looking at the early start of transforming France Avenue. Fischer
said this corridor needs guidance and a vision. The France Avenue of the future will
not look like the France Avenue of today. Fischer said it's not unrealistic to envision
bikes along this corridor.
Chair Grabiel asked the Commission to refer to a Memo from Kris Aaker on a
property located at 5427 Woodcrest. Grabiel said it appears the City Council had
some concerns about rear yard access, fill and retaining walls.
Commissioner Staunton asked if the retaining wall in question was a permitted use.
Planner Teague responded in the affirmative. Expanding on his comment Teague
explained the City Council expressed concern over retaining walls, fill and access.
Teague said the question is should we regulate access. Continuing, Teague explained
that with regard to grading, fill, etc. that the City's engineering reviews all plans to
ensure property drainage. Teague said full review is also required if a retaining wall
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is over 4-feet in height. Planner Teague said this would also be placed on the ongoing
"bucket list".
Chair Grabiel and Commissioners agreed a work session needs to be scheduled to
discuss some of these issues It was further suggested that Planner Teague review all
building inspection and engineering requirements to see if some of these issues are
already regulated.
IX. STAFF COMMENTS
No comments
X. ADJOURNMENT
Commissioner Potts moved adjournment at 10:30 PM. Commissioner Scherer seconded
the motion. All voted aye; motion carried.
Jackie Hoogenakker
Respectfully submitted
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