HomeMy WebLinkAbout2004-06-30 Planning Commission Meeting Minutes Regular (2)AGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
WEDNESDAY, JUNE 30, 2004, 7:00 PM
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50TH STREET
I. APPROVAL OF THE MINUTES:
May 26, 2004
II. OLD BUSINESS:
Z-03-8 AND S-03-8 Final Rezoning and Final Plat
Wallingford Partnership
5101 West 70th Street
III. OTHER BUSINESS:
Flood Plain Ordinance Amendment
FYI on Subdivision Moratorium in R-1 Districts
IV. NEXT MEETING DATE:
July 28, 2004, 7:00 PM
V. ADJOURNMENT:
DRAFT MINUTES OF THE
PLANNING COMMISSION MEETING
WEDNESDAY, JUNE 30, 2004, 7:00 PM
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50TH STREET
MEMBERS PRESENT:
Byron, Swenson, Lonsbury, Fischer, Workinger, Brown, Skallerud
ABSENT:
Runyan, McClelland
STAFF PRESENT:
Craig Larsen, Jackie Hoogenakker
I. OLD BUSINESS:
Z-03-8 & S-03-8 Final Plat and Final Rezoning
Wallingford Partnership
5101 70 th Street West
Mr. Larsen reminded the Commission the proponents received preliminary
approval from both the Commission and Council and have returned for final
rezoning and final plat approval. Mr. Larsen told the Commission the total unit
count has been reduced from 117 to 106 units. Building 1 is a rental apartment
building with 74 units and Building 2 is a for-sale condominium building with 32
units.
Mr. Larsen pointed out both Commission and Council recommended
preliminary approval with the condition that affordable units be added to the
development. He added the proponents have agreed to add two units in the
apartment complex. An affordable unit will not be added to the condominium
building. This is a reduction of one unit from preliminary approval.
Mr. Larsen concluded staff recommends final rezoning and final plat
approval subject to:
• Watershed district permits
• Maintenance agreement covering pond outlets
• Re-vegetation and landscaping for new ponds
• Proof of parking agreement
• Agreement to provide two (2) affordable rental units for a period of
10 years
The proponents, Mr. Vasco and Tony Bernardi were present. Mr. Todd
Young, architect was also present.
Commissioner Lonsbury questioned if the landscaping plan is sufficient
and responds to concerns raised by the Council, especially concerning a berm
along West 70th Street which would benefit the impacted residential property
owners. Mr. Larsen responded a landscaping plan has been submitted and
meets the City requirements.
Mr. Todd Young of KKE Architects, told the Commission the proponents
paid close attention to landscaping especially the berm and landscaping area at
the corner of the site. Mr. Young added a berm is not planned for the north side
of the site, but in that area additional landscaping and screening is proposed.
Commissioner Swenson asked Mr. Young if he knows the spacing
between the proposed buildings and West 70th Street. Mr. Young said spacing is
in excess of 50 feet. Continuing, Commissioner Swenson said her concern is
with the reduction in the number of "affordable" units. She stressed the
proponents are requesting a change in zoning density, and at least in her
opinion, it is not unreasonable to suggest that three units be affordable.
Commissioner Swenson added if she remembers correctly Edinborough was
subsidized. Mr. Larsen responded with regard to Edinborough that
Commissioner Swenson is correct; Edinborough units are eligible for
participation in a mortgage assistance program. Mr. Larsen explained
Edinborough participation is the result of City and HRA involvement in
Edinboroughs' development. Mr. Larsen pointed out this project is being
developed by the private sector with no City involvement except for the required
approval processes, etc. so any "affordable" element is voluntary on the part of
the developer.
Commissioner Swenson referred to a home acquired by the City in the
Wooddale and Valley View Road area and questioned if that home could be used
in a future affordable housing development. Mr. Larsen responded the East
Edina Housing Foundation purchased a house on Wooddale Avenue and
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acknowledged that home could be used in a redevelopment proposal with City
participation reiterating the proposal presented this evening is private.
Commissioner Swenson reiterated she hates to see one affordable
housing unit eliminated. She pointed out a zoning change is being requested
along with a variance and in her opinion the proponents should "re-examine" the
City's request and designate three (3) affordable housing units as previously
indicated.
Mr. Bernardi in response to questions about landscaping explained the
landscaping plan before the Commission this evening is a result of working with
staff and engineers by mitigating the ponding elements and redesigning the
landscaping plan to incorporate water elements while adding more greenery to
the site. He pointed out along West 70th Street a number of trees would be
added to screen the apartment/condo buildings from the neighbors.
Chairman Byron asked if it fair to say the landscaping process is ongoing.
Mr. Bernardi responded what is before the Commission this evening should be
the final landscaping plan however, with regard to the water elements it is
possible things could minimally change if it were found the site dictated change.
Commissioner Fischer commented, "going back to the affordable housing
unit element" that he would like to know if there is a dollar amount difference
between an "affordable" unit and a "market" unit. Mr. Bernardi said the dollar
amount would be roughly $600.00/mo or $300.00/mo. less per unit.
Commissioner Fischer stated he agrees with the comments from Commissioner
Swenson reiterating in recommending approval of the rezoning and variance the
City in reality is a partner with the developer and the affordable units should
remain at three (3) as previously indicated by the developers.
Mr. Vasco Bernardi told the Commission two (2) affordable units will
remain in the apartment complex but one (1) unit is lost because Building 2 will
be constructed as a condominium which eliminates the rental aspect of the
proposal thereby reducing the units by one (1).
Mr. Tony Bernardi addressed the Commission and told them Building 2
has been reduced from 36 units to 32 units which reduced the density, adding he
doesn't have the ability to designate one unit as "affordable".
Commissioner Lonsbury asked if the City Council has actually granted
final approval. Mr. Larsen responded the City Council granted preliminary
rezoning and preliminary plat approval subject to conditions. Mr. Larsen pointed
out the Council did not designate a specific number units as affordable; their
approval was conditioned on adding affordable housing unit(s). The Bernardi's
offered three (3) but since that time a change has occurred with regard to the
rental aspect of the project. Continuing, Mr. Larsen pointed out the smallest of
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the buildings is now proposed as a condominium, so the amount of affordable
units was decreased to reflect the change from rental to homestead and the
decrease in total units of the project.
Commissioner Workinger asked Mr. Bernardi why the number of units in
the "condo" building were reduced. Mr. Bernardi explained "for sale"
condominiums require larger square footage. Commissioner Workinger said if he
understands the reasoning correctly "if condominium units are too small, they
wouldn't sell." Mr. T. Bernardi said that is correct. Commissioner Workinger
asked Mr. Bernardi the reason behind the change from rental to "for sale" units.
Mr. T. Bernardi explained he and his brother Vasco jointly own the subject
property and after the fire and demolition of the previous building it was felt two
buildings would be constructed, one building on each parcel, with each of us
owning their own building/lot. Continuing, Mr. Bernardi said after much
discussion in was felt if both buildings are rental units we would be "stealing"
tenants from each other, concluding this scenario made the most sense for not
only them but the City as well.
Commissioner Workinger questioned why a berm wasn't placed along the
north property line. Mr. V. Bernardi said in his opinion it was important to
maintain the berm at the corner and add additional landscaping along West 70th
Street. He pointed out the proposed landscaping plan includes the planting of a
number of trees along West 70th Street to buffer the new buildings from the
residential neighbors.
Commissioner Lonsbury commented that the size of the proposed trees
along West 70th Street in his opinion are too small and wouldn't reach maturity for
a number of years.
Commissioner Fischer said in regard to the ponding area and parking lot
that in his opinion it is best to maintain as much green area as possible. Mr.
Larsen agreed and pointed out a condition of approval is entering into a proof of
parking agreement.
Mr. Young said when the change was made for building 2 from rental to
condominium it was found that condomiuns typically require less surface parking
so it is possible parking spaces can be further reduced, providing more green
space.
Chairman Byron asked Mr. Larsen how a Proof of Parking Agreement
works. Mr. Larsen said after careful study with input from the engineering
department a parking plan indicating the exact number of surface parking spaces
and indicating where more spaces could be achieved if needed is drafted by the
City Attorney and recorded.
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Commissioner Workinger asked when a Proof of Parking Agreement is
activated. Mr. Larsen responded In order for the City to activate a Proof of
Parking Agreement an increase in parking demand must be exhibited either
through staff observation, residential complaints or at the request of the property
owner(s). The agreement can be formally activated by the City Manager if the
need arises. Mr. Larsen said to date the City has not found the need to activate
any of the Proof of Parking Agreements entered into, adding he believes this site
would be no different.
Commissioner Fischer said he has found, as a rule, parking requirements
in a situation such as this are higher than usually needed. Mr. Larsen agreed that
has been the case at least in Edina's residential communities.
Commissioner Swenson moved to recommend final rezoning and final plat
approval subject to:
• Watershed district permits
• Maintenance agreement covering pond outlets
• Re-vegetation and landscaping for new ponds
• Proof of parking agreement that totals complete number indicated (this
number can be lowered)
• Agreement to provide three (3) affordable units (as previously presented)
• Landscaping plan along West 70th Street buffering the R-1 properties to
meet council approval
Commissioner Fischer seconded the motion.
Commissioner Lonsbury said he still has a concern that the landscaping plan
especially as it relates to the residential properties along West 70th Street isn't
adequate. Commissioner Lonsbury referred to comments from Council minutes
indicating a request to continue a berm and additional landscaping along West
70th Street with Mr. Bernardi responding his willingness to comply.
Chairman Byron noted that while Council Member(s) did suggest
additional landscaping along West 70th Street to include a berm such a specific
recommendation was not placed in the motion. Continuing, Chairman Byron said
it appears additional landscaping was implemented along West 70th without
continuing the berm and from our discussion this evening it may be possible the
proponents landscaping engineer may "re-visit" the concept of a berm along 70th
before the next Council meeting, and if deemed appropriate continue the berm.
Commissioner Fischer said it is possible continuing the berm at the same
height depicted at the corner may not be appropriate because of the potential for
water run off back unto the site. Commissioner Fischer suggested that the
wording in the motion with regard to landscaping along West 70th Street read
"complete landscaping plan along West 70th Street that maximizes screening
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Planning Commission Minutes
June 30, 2004
especially as it relates to the residential neighborhood". This would allow for
changes to the plan, possibly including continuing the berm.
Commissioner Swenson said she would consider that as an amendment
to her motion and accepts the new wording.
Chairman Byron called for the vote. Ayes; Fischer, Swenson, Lonsbury,
Brown, Skallerud, Workinger, Byron. Motion carried.
II. OTHER BUSINESS:
Amendment to the Flood Plain Ordinance
Mr. Larsen informed the Commission in order for the City to participate in
the flood insurance program the City must adopt the new amendment(s). Mr.
Larsen said staff supports adoption of the amendments to the flood plain
ordinance.
Commissioner Workinger commented it was very difficult for him to peruse
the enclosed ordinance amendment. He pointed out it is a lengthy and technical
document. He added he wished staff had indicated the changes between
documents. Mr. Larsen apologized and agreed the new code is both lengthy and
technical. Continuing, he explained the current ordinance would be replaced by
the proposed, with the majority of changes occurring in the mapping area, not
language. The FEMA flood maps are retained in the Planning Department
providing access to the maps to both staff and the public. At present the City
retains six (6) FEMA maps and with new technology the City will now retain nine.
Commissioner Workinger asked what that means to Edina residents. Mr.
Larsen said the "short of it is" is that more residents may be able to purchase
flood insurance if desired. The new maps should be more specific including
changes that have occurred since 1980.
Commissioner Lonsbury asked when the new maps are received and if
the city disagrees with any of the findings can the City contest the new map. Mr.
Larsen responded the City could contest any findings they deem significant.
Individual property owners can also contest the findings. Mr. Larsen explained a
small number of residents in the past have had their properties re-designated but
it is a slow process. Concluding, Mr. Larsen said at this time the City has not
received the new maps.
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Commissioner Workinger moved to recommend adoption of the
Amendment to the Flood Plain Ordinance. Commissioner Lonsbury seconded
the motion. All voted aye; motion carried.
Commissioner Swenson addressed the Commission and said she would
like to add on the agenda for future discussion "accessory structures in the
residential zoning districts." She added she has observed a number of PODS
being stored on residential properties for "months". Continuing, Commissioner
Swenson said another concern with regard to accessory structures is building
height. Commissioner Workinger added in his neighborhood someone
constructed a "shed" that at least in his opinion appears to be "two-story",
concluding it is very high.
Mr. Larsen responded staff would gather materials from different cities,
photos of existing structures and PODs, and bring the findings before the
Commission at a later date.
III. ADJOURNMENT:
The meeting adjourned at 8:45 PM
Jackie Hoogenakker
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