HomeMy WebLinkAbout2012-11-28 Planning Commission Meeting MinutesMINUTES
CITY OF EDINA, MINNESOTA
PLANNING COMMISSION
CITY COUNCIL CHAMBERS
NOVEMBER 28, 2012
7:00 P.M.
I. CALL TO ORDER
Chair Grabiel called the meeting to order at 7:00 PM
II. ROLL CALL
Answering the roll call were Commissioners Forrest, Schroeder, Kilberg, Potts, Platteter,
Cherkassky, Staunton, Fischer Grabiel.
Absent from the roll: Scherer and Carpenter
III. APPROVAL OF MEETING AGENDA
The agenda was filed as submitted.
IV. APPROVAL OF CONSENT AGENDA
Commissioner Forrest moved approval of the November 14, 2012, meeting minutes.
Commissioner Fischer seconded the motion. All voted aye; motion carried.
V. COMMUNITY COMMENT
None
VI. PUBLIC HEARINGS
A. Variance. City of Edina/Braemar Arena. 7501 Ikola Way, Edina, MN
Planner Presentation
Planner Teague reported that Braemar Arena is requesting a variance to allow two wall
signs not to exceed 43 square feet to advertise new commercial businesses locating within
the addition to the arena. Edina Sign Ordinance No. 460.05, Subd. 1, allows one building
identification wall sign per building not to exceed 24 square feet in area. The sign code has
no provision for commercial signs on park property because those uses are typically not
associated with park property. The City Council has allowed the subject businesses to
locate in the arena as an accessory use in the arena, and as a public/private initiative to
assist in the costs of building the addition.
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The Edina High School Hockey program has identified a need to build new locker rooms at
Braemar Arena for over 30 years; however there have not been funds available to pay for
the project. Last fall, a group of volunteers came forward with a plan to build the locker
rooms without passing the costs onto the school district or the City. The plan included the
creation of a public/private partnership where the leases generated through private
businesses would cover the cost of the bonds. The City Council approved this plan which
includes leases to Velocity Training Center, a dry land (off-ice) training space user; and
General Sports a retail sporting goods store.
Teague explained if these businesses were located in the City's Planned Commercial
District, the Sign Ordinance would allow a wall sign as large as 15% of the wall area; thus
each business would be able to have a sign as large as148 square feet in area. However,
neither of the requested signs exceeds 43 square feet in area
Although Edina's Sign Ordinance does not allow for the requested signs, the businesses
leasing space in the arena feel strongly that the exterior signage is imperative to their
success in this new location. Furthermore, it is also important to the City that the
businesses are successful since it is the money received from the leases that will be paying
for the new construction.
Teague concluded that staff recommends approval of the requested variance based on the
following findings:
The proposal meets the required standards for a variance, because:
The City Council has allowed commercial uses to lease space in the new Hive
facility as a permitted accessory use.
The practical difficult is the large size and shape of the Braemar structure.
Without exterior signage, it would be confusing for users of the facility as to
where to go to within the structure to find the area they intend to use.
Traditional signage in a commercial district would allow up to 148 square feet in
area on this building. The applicant is proposing signage to a maximum of 43
square feet for each sign. The proposed small size of the sign is reasonable and in
proportion with the building facade.
Approval of the variance is also subject to the following conditions:
1) Each individual sign is limited to 43 square feet in size; and is subject to review and
approval of a Sign Permit by the Planning Division.
Appearing for the Applicant
Susie Miller, City of Edina
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Discussion
Commissioner Fischer commented that to be clear the only reason the signage for the
Hornets' Nest requires a variance is because it's on City property. Planner Teague
responded that's correct.
Chair Grabiel asked if anyone would like to speak to this issue; being none, Commissioner
Platteter moved to close the public hearing. Commissioner Fischer seconded the motion.
All voted aye; motion carried.
Motion
Commissioner Fischer moved variance approval based on staff findings and subject
to the staff conditions. Commissioner Potts seconded the motion. All voted aye;
motion carried.
B. Final Rezoning, Ordinance Amendment and Final Development Plan. Mount
Properties. 4005 West 65th Street and 6500 France Avenue, Edina, MN.
Planner Presentation
Planner Teague reported the Commission Mount Properties is proposing to tear down the
existing office buildings at 4005 West 65th Street and 6500 France Avenue to build a new
five-story, 62-foot tall, 102,478 square foot medical office/retail building with an attached
4-5 level parking ramp. The first floor of the new building would contain 7,000 square feet
of medical/retail space that may include a coffee shop. The next remaining 95,478 square
feet would contain medical office use. The applicant is requesting final approval of the
project; Rezoning from POD-1, Planned Office District to PUD, Planned Unit Development; a
Zoning Ordinance Amendment that establishes the PUD, Zoning District; and Final
Development Plan.
Teague reminded the Commission that the City Council approved the Comprehensive Guide
Plan Amendment, Preliminary Rezoning to PUD, Planned Unit Development, and
Preliminary Development plan for this project on November 5, 2012. The footprint of the
building and the parking arrangement has not changed from the preliminary approval. The
site plan is essentially the same as the approved preliminary plans with the exception that
the chiller has been relocated to the top of the parking ramp, north of the stairwell.
The applicant is proposing a development that would be consistent with the
Comprehensive Plan. The Plan guides this site as Regional Medical; therefore, the proposed
medical office with complementary retail uses would be consistent with the
Comprehensive Plan. The proposal would create a more efficient and creative use of the
property. The building would be pulled up close to the street, with sidewalks in front, and
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separated from the street by green space to promote a more walkable environment.
Parking would be located in back in the ramp. Landscaping and patios are also proposed in
front, with store fronts opening toward France Avenue. The applicant is also proposing to
utilize sustainable design principals. Green building practices are suggested, and green
roofs are proposed.
Planner Teague concluded that staff recommends Final Rezoning and Final Development
Plan approval based on the following findings:
1. The proposed land uses are consistent with the Comprehensive Plan.
2. The plans are consistent with the approved Preliminary Development Plan.
3. 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.
4. The design of the building is of a high quality brick, glass and concrete. A five story
building would be generally consistent with the four story buildings on West 65th
Street.
S. Traffic would be improved in the area by eliminating the right-in and out access on
France Avenue.
6. Based on the traffic study done by WSB, the existing roadways can support the
proposed development.
7. 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.
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.
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n Provide pedestrian amenities, such as wide sidewalks, street trees,
pedestrian-scale lighting, and street furnishings (benches, trash receptacles,
etc.)
c. Encourage infill/redevelopment opportunities that optimize use of city
infrastructure and that complement area, neighborhood, and/or corridor context
and character.
Approval is also subject to the following conditions:
1) Subject to staff approval, the site must be developed and maintained in substantial
conformance with the following plans, unless modified by the conditions below:
• Site plan date stamped November 6, 2012.
• Grading plan date stamped November 6, 2012.
• Landscaping plan date stamped November 6, 2012
• Building elevations date stamped November 6, 2012.
• Building materials board as presented to the Planning Commission
and City Council.
2) Prior the issuance of a building permit, the following must be submitted:
a. A final landscape plan, subject to staff approval. Additionally, a performance
bond, letter-of-credit, or cash deposit must be submitted for one and one-half
times the cost amount for completing the required landscaping, screening, or
erosion control measures.
b. A construction management plan.
3) The property owner is responsible for replacing any required landscaping that dies.
4) Submit a copy of the Nine Mile Creek Watershed District permit. The City may
require revisions to the approved plans to meet the district's requirements.
5) Compliance with the conditions required by the city engineer in his memo dated
January November 20, 2012.
6) Site lighting shall conform to all minimum zoning ordinance standards including an
intensity no greater than three foot-candles measured at property lines abutting
property zoned residential and ten foot-candles measured at property lines abutting
streets or property zoned non-residential.
7) Trash and recycling areas must be screened per Section 850.10 Subd. 2 of the City's
Zoning Ordinance.
8) Sustainable design. The design and construction of the entire project must be done
with the Sustainable Initiatives as outlined in the applicant's narrative within the
Planning Commission staff report.
9) All buildings must be built with sprinkler systems, subject to review and approval
of the fire marshal.
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10) A Developers Agreement. 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.
11) The applicant must enter into a Proof-of-Parking Agreement to add more parking if
needed.
12) A minimum of 27 bicycle parking spaces shall be required. A bike parking plan must
be submitted as part of the building permit application which demonstrates the City
Code required bicycle parking requirements.
13) Adoption and compliance with the PUD Ordinance for the site.
Appearing for the Applicant
Stephen Michals, Mount Development Co., Ed Farr, Edward Farr Architects
Discussion
Commissioner Potts asked Planner Teague if signage was considered for the accessory uses
in the building. Planner Teague responded that the signage would be reviewed by the sign
inspector as per the RMD-zoning district.
Commissioner Forrest said she was concerned at the times the light studies were taken,
adding she would like the applicant to continue to be sensitive to neighboring residents
with regard to light and noise.
Applicant Presentation
Mr. Michals introduced Luigi Bernardi, property owner and Ed Farr, Architect.
Ed Farr delivered a power point presentation highlighting recent revisions to the plan:
• The chiller that was proposed to be ground mounted along the south property line
will now be located on the upper level of the parking ramp.
• Decorative wall mounted lighting would be added along France Avenue and West
65th Street. The light pole proposed for the top of the parking ramp will be low, to
eliminate spill of the property; light are on timers.
• Farr presented the exterior materials board.
Michals thanked the Commission for their time and concluded he looks forward to building
in Edina.
Chair Grabiel asked if anyone in the audience would like to speak to this issue; being none,
Commissioner Platteter moved to close the public hearing. Commissioner Fischer
seconded the motion. All voted aye; motion carried.
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Discussion
Commissioner Fischer commented on the lengthy development process for this project
noting he really appreciated the applicant's willingness to work with the City to achieve the
right outcome. Fischer concluded he is excited about the project, adding it will be a good
addition on that corner and for the community.
Commissioner Schroeder noted in the Staff Report under conditions of approval #8
Sustainable Design - that this condition would be difficult to measure. Schroeder said this
may not be the right venue to frame this; however if the City is serious about sustainability
there needs to be real metrics to respond too. Planner Teague agreed adding this should be
discussed further.
Forrest agreed with Schroeder and pointed out the applicant also indicated they would
work with each tenant to establish a "Carbon Impact Analysis", noting that this would also
be difficult to measure.
Chair Grabiel asked Planner Teague what type of oversight the City could have over this.
Teague responded that he envisions oversight as part of the building permit process.
Teague said the City could require the developer to provide a check list that the City could
sign off on as each item is met.
Mr. Farr told the Commission the development team stands by the sustainability measures
outlined in their Project Summary. Concluding, Farr said they would also work on
developing a checklist based on those measures.
Motion
Commissioner Forrest moved to recommend final rezoning approval from POD-1,
Planned Office District to PUD, Planned Unit Development, a Zoning Ordinance
Amendment that establishes the PUD and Final Development including the Memo
from the City Engineer. Commissioner Fischer seconded the motion to include a
sustainability checklist per Item #8 in the City Staff Report. All voted aye; motion
carried.
VII. CORRESPONDENCE AND PETITIONS
Chair Grabiel acknowledged back of packet materials.
VIII. CHAIR AND COMMISSION COMMENTS
No comments.
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IX. STAFF COMMENTS
Planner Teague noted that at their next City Council meeting the Council will hear the
development proposals for the Southdale Apartments, Erik's Ranch and the subdivision on
Concord Avenue Lindquist. Teague also informed the Commission there are no new
development proposals for the Commission meeting scheduled for December 26th.
Chair Grabiel added in light of that fact the regularly scheduled Planning Commission
meeting for December 26, 2012 is cancelled; if Commissioners agree. All Commissioners
agreed.
X. ADJOURNMENT
Commissioner Scherer moved adjournment at 7:35 PM. Commissioner Platteter
seconded the motion. All voted aye; motion to adjourn carried.
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Respectfully submitted
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