Planning Commission - Regular Meeting

All right. All right. Welcome everybody to the August 27th, 2025 city vina planning commission meeting. On behalf of the rest of the commission, we want to extend our heartfelt thoughts and prayers to our neighbors and friends in Minneapolis and the enunciation community for that extreme tragedy they went through today. Also, on behalf of the planning commission, we just appreciate everyone who is here in attendance um and those tuning in remotely. say it every time, but your curiosity, your participation, and your feedback is vital to this process as we navigate change together here in Edina, specifically regarding the ways in which we'd like to use our land. Uh, if you'd like to participate outside of these meetings, the best way to do so is through our engagement website, which is ww.etto togetherina.org. That's where you can find all things dealing with land use, um, proposals, past proposals, um, current ones, ones that have already been done. Uh, there is a map so you can find what's close to home and anything that you share on there, it makes its way to us, and we vow to con, you know, consider it as we make our recommendations for approval or denial. Uh without further ado, we will call the meeting to order. Then roll call.

Commissioner Nelson here. Commissioner Elkire here. Commissioner Padilla here. Commissioner Smith here. Commissioner Day here. Commissioner Phelp here. Commissioner Honaman here. Chair Bennett here. Uh before the next thing I just want to mention too we do have one public hearing tonight and to participate in that for those tuning in remotely we'll get to those instructions when that time approaches. Uh next we have the approval of tonight's meeting agenda. Motion to approve the meeting agenda. Second. All those in favor say I.

So moved. Next we have the approval of the prior meeting minutes from August 13th. Motion to approve. Second. All those in favor say I. I. I. So moved.

All right. Next we have the community comment period, which is your chance for anyone who is here in person that would like to testify about any topic that's not on tonight's agenda. You have three minutes to do so. You can come up to either podium, state your full name, address, and when the light turns green, the time begins. When it's red, we'll ask you to wrap up your comments. Anyone here for community comment? Just see a couple heads shaking to the side. So, we will move on to our public hearing. So, as I mentioned, we have one tonight. Typical process for a public hearing. Someone wants to do something with their land that doesn't quite conform to our code. staff does some research, helps guide them um in different ways to try to conform, but if they prefer to continue without conforming, uh they have a chance to do so. Staff puts together a report based on factual findings and they collaborate across different departments and gets us all the information we need to consider an approval or denial for that recommend for that um request. they do so in a staff report. Uh after the report, they provide a presentation to us um which you'll see tonight. And then after the presentation, there's an opportunity for the applicant to provide their own. Then we'll have staff and applicants stand for questions answers between the planning commission and them. Then we'll open it to the public hearing. And the way in which to participate for that, um, again, I'll give you the instructions a little later, but it's calling a phone number. After we close the public hearing, then we deliberate as a planning commission and make our recommendation for approval or denial. With that, I'll pass it over to Director Teague. Okay. Thank you, chair, members of the commission. Uh this project, the

location of this property that we're looking at this evening is just south of Cross Town, west of Highway 100 in a single family residential district properties. Um the site and the properties around it are all zoned R1. Here's a look at the existing site. It's about 27,000 square feet uh in size, so it's a larger lot. You can see there's a lot of uh trees and growth on the site. It's located at the intersection of 64th and Warren Avenue. Here's a look at the lot. You can see compared to some of the other lots around it, it's uh quite a bit larger in size. This area is unique in that it was the entire area was platted as 50 foot wide lots. However, when they were each home was built, um they combined lots and built on larger. Uh so the lot we're looking at here originally was platted as four lots, but they were combined and one house uh built on it. So the proposal this evening is to just divide the property into two lots, remove the existing home, and then build two new homes. The site is currently accessed off of 64th Street by this driveway here. The applicant has provided in the packet two alternatives for grading the site. They could take advantage of the existing driveway to serve both lots. This is the first example. So, the existing driveway would be utilized to service both lots. If this is the chosen alternative before any building permits were issued, they would need to establish a private easement over lot one over that driveway to allow access down to lot two. The second alternative um is to provide a new access off of Warren. Both the building

pads that they're showing in these configurations would be code compliant with our our setbacks and the details of that would be looked at as part of individual building permits for each site. This would trigger the the uh tree protection ordinance. Um they would be entitled to remove trees within the building pad area and 10 feet extended and within the driveway area um and then five feet off of the driveway. They could remove those trees without replacement. Any trees removed outside of those areas uh would need to be replaced subject to the tree preservation ordinance. So within this neighborhood, because some of the lots are larger in size, the minimum uh lot standards are determined by the median of all properties within 500 feet. And the median comes out to just over 10,000 square feet, 75 ft in width, and 135 ft in depth. So both these lots would be code compliant uh with our minimum standards. Here's a look at the proposed plat. So with that staff is recommending approval subject to the findings and conditions in the staff report and the applicant is here doesn't have a formal presentation but if you have any questions he's here to answer and with that I can u stand for questions.

Thank you Carrie. Uh maybe before that welcome the applicant up if you'd have any words to say or just also stand with Carrie for questions. Just introduce yourself.

Tim Bellon, owner of Bellon Construction. Um we do a handful of homes in Edina every year. So familiar with the process. Um we have done a lot split in Edina before. Kind of similar to this one. Maybe not uh quite as intense to clean up the previous lot versus this one. Uh obviously I think it'd be a good, you know, good thing for the community kind of clean up that space. We've owned it for a year now and it's kind of very overgrown and you know kind of a lot of nuisance stuff going on there. So um yeah, thanks for your time and consideration of this.

Thank you very much. Welcome. Any questions from fellow commissioners? Yeah, Commissioner Fel couple of questions. There were a couple comments on better together. One about timeline and two about tree removal. So wondering if you've kind of cataloged some of the trees in there as of now and also kind of what your timeline might be.

Yeah. Um we'd like to get going on the grading uh removal of the home as soon as possible and then the grading hopefully um you know as soon as this is approved. I know we did have a licensed arborist come out and do a tree preservation plan for the property. Um uh I'm trying to think what direction that would be kind of towards what's the park to the south where park towards Normanddale Park on the lot. Whatever direction that would be. There's a handful of oaks that we would try to preserve. Um most everything else on the lot was uh deemed uh

a weed tree deemed yeah to be removed. Um, but we typically do replant very goodized trees when we we replant on these properties and our most common thing is we spade in, you know, a couple 30 foot trees and stuff in the new properties. So, which we do in all of our projects. So, thank you. There was a pretty detailed tree inventory that was done in the site and the the city forester has that so we're aware of the trees that are out there. Any other questions? Yeah. Commissioner Pia, just a quick one. Thank you. Uh, did you do the subdivision on Abbott?

Other questions? Yeah, Commissioner Smith. Maybe I've got one. I it just kind of came to me. But is there a reason I guess it doesn't really matter, but you're you're conforming, but is there a reason you didn't just split them back into the original two two lots each and why they're different sizes?

Yep. So, uh, Warren Avenue has a pretty good grade to it. And I would like to do the second option you saw of having a front load instead of uh getting a variance and you having them utilize the same driveway in the back. I would like to use the option where the new driveway is put on Warren Avenue. And in order to do that, because there's such a grade going down the hill to make that w lot lot wider in order to pull the driveway off the front, if you cut it just into 200 foot wide lots now, the driveway would either be very steep and we would need for a much larger retaining wall by bringing it closer to the corner. Um the retaining wall size kind of come down come down in size a little bit. So, and I think aesthetically probably looks better that way rather than have a 12-oot retaining wall or a couple retaining walls.

Great. Thank you.

Thank you. I think you kind of covered some some uh some of the uh questions that I had as well here. Um but I'll try to think about this a little bit differently. So, I get the grade variance. Um, if we were to break this lot up into four parcels, 50 ft wide, it would probably be for each one and then maybe 135 deep. Um, is that is that possible? You know, given the grade concerns that you have and um for director Teague, um, would that still fit in within what's reasonable compared to the homes surrounding? Those would require variances for each of the four lots. They would they wouldn't meet width, area, they would meet the depth because they're all 135 ft. But they would need those two variances for each each new lot. This one is is code compliant. No variances. And from a grading standpoint and trying to get proper driveways and proper, you know, cars in and out and stuff, it'd be very, very, very difficult from my on my in my opinion on how to accomplish that because I looked at trying to do maybe three on there at one time and it just kind of a nightmare to start planning that way. So, you Other questions? Just got a quick one for those tuning in. Between the two proposals, is there one that preserves more trees than the other or any advantage over one than the other minus what you mentioned about pulling the driveway off a Warren since that's preferred?

Both would have the same amount of tree removal. Um I yeah both would have the same amount of tree removal and in my opinion right now I can clean up if we're allowed to do it the way I want I can clean up the front. I know the current pictures you saw there's there is a retaining wall kind of growing into all the bushes and I know there's been trees kind of branches not trees branches falling on the street and stuff where I'd like to get in there and clean all that up and put nice new boulder walls not just small retaining walls. The thought is to bring in big granite boulders and build nice walls that, you know, the neighbors and the new homeowners would like, you know, to see and look at and enjoy as

Okay. Thank you. Any other questions for either party? Thank you. Appreciate your time. Like I mentioned, it's a public hearing. So for those who'd like to participate remotely, the way to do so, it'll probably pop up on the screen, but call the following number. 3125 535 8110. Enter access code 2865 824 6524. Enter password 5454. Then press star three on your keypad to get into the queue to speak. While we wait, I guess I'd open the opportunity. Anyone who's here that would like to testify, you can come up to the podium, state your full name and address, and you got three minutes to speak. Either one. When the light turns green, your time begins. And when it turns red, we'd ask you to wrap up your comments. Thank you. Okay. Uh, my name is Andre Supley. I live at 6421, the adjacent property to um the lot that's being subdivided. I can attest to it is an extremely steep grade. My driveway, nobody wants to walk up it. Everyone bottoms out driving up it. So, um, just wanted to validate that. Uh I am pretty relieved to hear about the um forestry inventory as well as the preservation intent to preserve the oaks mature oaks that are quite large. Um I think that that uh is in line with Edina's own goals of maintaining green spaces. Um trees are very effective for cooling um in summer. I think it helps us meet some of our

energy efficiency goals by maintaining even these these elements of it. Um, one of my concerns is that it's my understanding that that retaining wall that runs the length of it, there was a picture of it on screen before was the city's wall retaining wall. And I'm not sure if that's gotten lost in the process or what. Um, in past instances, um, it has been the city that's come out to repair that wall, not the previous homeowner. The concern I have for it is that retaining wall abuts the retaining wall for my property. um to the south of this one. Uh I would just like some clarification on is that going to be the responsibility of the the developer who obviously has some ideas about it. Is that going to be the continued responsibility of the city? Um similarly, I believe there might be an easement on some of that flat property that runs along Warren there. Um, in the past it has been a source of contention between um, the previous homeowner and many other people who have attempted to use that easement for various reasons. Um, there has and the city in in those instances has pretty firmly um, uh, proclaimed that it is their property um, to let people do with what they want. Um, I do know that the city does in winter sometimes, uh, for example, allow snow plow services to deposit snow along that easement as well as, um, maintain barrels of sand, um, for people who get stuck trying to drive up war in there. Um, so just some clarification around that would be greatly appreciated, I think, probably for the developer as well, just so that there's no hiccups or snags. um

along there. Um I didn't know that there'd be as many people here. I just threw what I think the easement is has been historically. I don't know if you would like this me to submit this or you can share it on there should be a logo on the center of the

face up and then just scooch it down in the center of the logo. You can move the keypad. Yep. I believe it's something like that. Um I'm not sure because like I said the only this has been over 20 years of me living here where it's been intermittent and um obviously nobody's maintaining the the wall currently, not the previous homeowner. Um the city has done some repairs over time, but nothing excessive or significant. Um, so I just I'd like to make sure this is all cleared up. Um, regardless of what what the plan is and stuff and it's part for the for the developer as well.

Thank you very much. Appreciate it. Yeah. All right. Thank you for being here in person and sharing that good feedback. Uh, we did give instructions for those who might be tuning in remotely to participate. There's usually a one minute lag. It's been over a minute. Do we have anyone in the queue ready to speak? We do have someone in the queue, but they have not indicated that they would like to speak. So, they would just need to hit star three and then I can unmute them if they're interested in speaking. So, we'll give them about 20 seconds here.

Press star three to speak, please. I suppose if there's a minute late, let's just give it a little more time.

Okay. So, they have indicated that they would like to speak now. So, I'm going to unmute the one caller on the line here. caller, are you on the line? Hold on one sec. Actually, okay, now we can hear you. I was wondering if the survey had been done. Okay. Uh, can you can you begin again? We missed the beginning of what you said. Just state your full name and address and then you can uh speak.

Hi. Uh, I am uh we we live Hi, can you hear me? We can. Okay, now we can hear you. Perfect. [Music] Can you can you begin again? We missed the beginning of what you said. Just state your full name and address and then we can speak. Sure. Nancy Wilson, 64. Um, sorry, there's a delay here. Oh, there we go. Uh, Nancy Wilson.

Nancy, can you turn the volume off in the background?

Sorry, there's a delay here. 6400 Mildred Avenue. Great. Couldn't quite hear that, but it sounded like you had a question about a survey being performed. Let me try again. Sorry about that. Uh Nancy Wilson, 6400 Mildred Avenue. So, we're on an adjacent property. And my question was, has a a survey been been done and can we get the results of that survey?

A public hearing is usually like, oh, you're just testifying, but I we can we can answer that it has been performed, correct? And uh that that is public record, so it can be shared and it's accessible on better together.org or in the information perhaps we can put on the screen again and then do you have any other questions or statements you might have?

No, really uh I I think our questions are what trees along the adjacent property um what trees are at risk and what will be preserved. thus the survey is of great interest. Thank you. Thank you.

All right. Uh I guess to just quick answer that and we we can close a public hearing after that if there's no one else in the queue, but survey was performed, a tree survey was also performed. Um results of those are available and we can revisit them kind of during our discussion. Is there anyone else in the queue that'd like to speak or is that it? That was it. Guess I welcome a motion to close a public hearing. Motion to close public public hearing. Second. All those in favor say I. I.

I. So move public hearing is closed. Thank you everyone for showing up and testifying. Your feedback is very important. I guess before we open it up for deliberation here, it'd be nice to just get some clarity around uh what the what the people who testified requested. So, I guess number one, the west side of these two lots, you know, there's a rightway that the city maintains um that has vegetation on it. Maybe Carrie, you could speak to that. And then further the developer could speak to the future of the wall and how it ties into another wall on the neighboring property before it turns into their driveway and then pull up the survey as well as the tree survey and speak to what is being preserved along the east side. Is that that Mildrid's on the east? Right.

Yeah. You remember all that? Uh yeah, I could cover a lot of that I believe.

Great. Thank So, this is uh a blowup of the survey that was done and it shows the the two proposed lots and the existing conditions underneath. The city engineer reviewed the plat and didn't say anything about that easement, but did indicate within this plat, this is the easement line, this dashed line here that would be established. And so, I believe the retaining wall would be within that easement. So, engineering felt the the easements that are proposed on the plat are adequate for their needs. Didn't mention anything specific about the future of that retaining wall. Um, we can have that answered before city council. So, I I don't know if that's something that the city has maintained in the past. Sounds like it has been. Um, and then you can see some of the trees um on this survey as well, but I'll let the developer um speak to what trees can be uh preserved here on one of these graphics.

Guess Carrie maybe just quick further about I mean cities maintain retaining walls all over the place. For instance, you know, on the Opus site rate buy here, you know, the city built a new wall, but Opus is going to per their plan take it down and regrade the site. So, some of it depends on, you know, the approved plans and then falls on, you know, the developer, whoever to grade the entire surface, which might include some of the cities right away. So, that that is a common situation. And then I guess we'd like you to just further clarify to what extent, you know, along like how far into that right away, how far not, and then how does it tie into that south part?

Yeah. So, um, obviously I'm glad you brought up the point of your wall and this wall. There would have to be I honestly haven't looked at the exact condition where they meet. I I've just kind of I've been I've been out to the site dozens of time and just that wall is very I mean it's deteriorating all over. Um so we probably have to work up a some kind of an agreement on a start and stop point there um of what to do with the wall. But the the thought was what is currently on the easement would we would redo that. I mean, it's it's not something I want to leave and then start a new wall behind it because it's it it li putting lipstick on a pig in my opinion. It's just it's it's it needs to go. It's it's falling down. There's trees growing into it. It's it's probably a hazard at some point. Um, and then the the tree question. I I think these the larger oaks that were going to be saved were kind of along um this lot line here where I'm putting the cursor. Um, a lot of the other trees though on the site were were all deemed uh not to be saved. um which a a lot of the intense vegetation and trees are growing into that long retaining wall that runs along Warren there and um in order to redo that wall they would need to go um and the arborist did look at them and they deemed them just the fact that they're growing in and out of that wall is they're not really a very healthy tree at this point. I guess along the the east side specifically, maybe you touched on that and I was too focused looking at some of the images, but um on the right side of

the property line, right, Mildrid's on east of Warren? Like what trees are along that property line? Um are you saying along the driveway here?

Yeah. And then farther down, not much. There's there's not really I mean there's one in the upper corner on 64th that's actually not on that's not on our property. We we obviously wouldn't we wouldn't touch that or anything on the lot line there. And the driveway actually it it's all asphalt coming down along this side in its current condition that goes back to a garage that's sitting kind of back. If you can see where I'm waving the cursor, there's a garage currently back there and there's kind of a driveway that runs all the way along there in the existing condition. So, there's really not any trees right along that lot line that we would be taking down.

So, those in the southeast corner, those would remain from what you see. Yes. Yeah. Okay. Yeah. I don't know if it'd be helpful for others to like just pull up the image of the preferred like grading plan just so we can kind of talk off of that so we can see the extent of the proposed wall because this is is this is the alternative one. Correct.

This is one. I'll let you do that. Yes. Um, so this is the proposal I like. Um, where the corner lot here off of 64 Street. Um, this driveway would just kind of move over right where it's shown here proposed. Um, and then the new driveway off of Warren would come I don't know if you can follow my cursor here. Come up and in between the two lots, you kind of see a a solid dark line here. There's actually about a retaining a retaining wall that goes anywhere from about 3 feet up to 7 feet. Um that would be large granite boulders along here just to get the grade elevation to drop down in between the two lots to allow for that um the driveway coming in off of Warren because currently right here there's about it starts from almost no in this corner here the grade is very flat and as the street drops this retaining wall um jumps up about 10 feet kind of partial retaining wall, partial grade of just kind of going up the hill. It's kind of a a crumble of everything going up there. I guess for that future southwest corner as it you know attaches to a neighbor's wall like do you have I mean is that a proposed wall that whole set or you grading that down and bringing the wall inside kind of like what you're showing? This wall would be redone, okay, along the front there. And then we'd do a little bit of slope here. And there would be some new

there would actually be

I think we actually have one other uh proposal with this. These walls are actually turned this way. And there's another wall that sits it kind of steps up as you go up the street. So as you're looking at it from the street, it would actually be two tiers. one where the existing wall is and then one in about five or six feet um as you go towards the house it would kind of step up off the street just to help maintain grade. Guess one question I'd have maybe following up on this for you Carrie and maybe staff is uh the neighbors to the south where you can kind of see that retaining wall goes a little to the east some of that is on city rightway. Correct. And then if when they're doing this, how much could the city contribute or the developer to I mean it looks like it's a 10 20 foot max like wall section. How much could be done to you know replace that essentially if that neighbor was open to it

on the on the neighbor's property? Yeah. Yeah. I'm I'm not sure um if there's an easement over that or if that's something that the city would do, but we can we can sure ask engineering of that. And we have the legal department here because I have a different understanding of you about um than you about the easement is the cities to come in and access if they need to. And I suppose if they disrupt the retaining wall, they have to replace it. But if your retaining wall is falling down, it's on you. Unless it's the city, unless it's the city's retaining wall.

I I'm not sure. The city the engineering has not said that's that is ours. Um so that I I can't answer if that's something that we But that would just be something that would be good to get some clarity around for the neighbor.

Yes. Again, obviously, if they're redoing this whole wall and it's tying right into another one and you have this large grade, you're going to disrupt it. Might as well help make it a collaborative win-win. Just I'm glad you brought that up. It's just a unique situation we don't typically encounter where usually something peters out into like a matching grade or like the wall matching is more of a simple operation, but piling boulders up next to a modular block wall might not be ideal for anyone.

Carrie, that was my question to maybe clarify for staff. if it is the city's wall. Um, while boulders sound a lot nicer than what's there, how exactly does that work? Because after the property is sold, the boulders are a lot more expensive, I imagine, to then maintain and repair in 20 years. So, sort of just sorting that out feels kind of important for all parties involved, right? They they would sort that out as part of u, you know, they would need a um access permit there to come in off warrant. So they would coordinate that with our engineering department and both property owners.

Okay. Anyone have any questions for all the parties for that before we deliberate further? Hopefully some of that information helps and it sounds like more clarity would come before a city council ruling on this. But this is why we have public hearings. Thank you. I appreciate that. I guess welcome deliberation between the planning commission or a proposed vote.

I just have a comment. Um since these both are going to conform is I mean there's going to be a B building permit issued but there's no further action really required by either us or the city council, right? To officially create the plat. Yes. Yeah. So, it's a subdivision application, preliminary and final plat. Okay. But yeah, I don't know if you we get into the details of whose wall is what at that point or or not, but I just want to make sure it's clear for the the homeowners in the area and and obviously the applicant, too.

Right. This is a code compliant plat, but those details need to be worked out. Okay. All right. Commissioner Alikar,

I guess uh very much in support of this since both uh comply and there's no variances required. And I guess as we work on our ordinance changes for and during the project that we're working on now, I think we might want to consider whether this exact kind of situation could be handled administratively by staff and whether a subdivision that complies andor returns to original plot can just go right through and save everybody a lot of time. But I appro I support this project. Thank you. Any other comments or proposed? Yep.

I'll make a motion. Uh I don't know that unless anybody needs to deliberate further. Um so granted given that this, you know, staff recommends the approval. You know, we've the proposed subdivision meets the lot size standards. Um and we've listed out the conditions in the report and we've talked about the retaining wall ownership. Uh a motion to recommend that the city council approve the request to um subdivide the SL the slot. Second. All those in favor say I. I opposed.

All right. Motion carries unanimously. Good luck with the project. Want to thank city staff in advance too for coordinating further for the neighbors benefit on how to make that a win-win come construction time. And this goes to the city council. All right. So that is it for public hearings and we are on to our reports and recommendations. We have two uh one of which is a resolution uh for a property being consistent with the comprehensive plan and the second one being the next year's work plan. So, we begin with resolution B2512, finding that the proposed sale of property at 5146 Eden Avenue is consistent with the comprehensive plan. And available for questions is our city attorney. Ding ding ding over there, Dave Kendall. Hello.

Hello, Mr. Chair. Glad to be here. Great. All right. So I I don't know if there's any sort of like even a presentation about this or a screen share or anything or is it I can give a verbal can I to tee it up? Yeah, sure. Thank you.

So, uh, city council's been considering the development and sale of the old public works site over there on Eden, uh, 5146 Eden. They have selected a preferred developer, uh, Hemple Properties. Um they have pitched a mixeduse project that would include commercial and about 70 multif family owner occupied housing units. Um there is a state statute that requires the planning commission to make a finding that the land use considered in the sale of property is consistent with the comprehensive plan. The site is guided mixed use in our comprehensive plan which allows retail, office, multif family, residential, um, commercial type uses. So the uses contemplated here are consistent with the comprehensive plan. Should they be selected and move forward as the developer of this site, they would still need to go through the full development review process. They would start with the sketch plan here with the planning commission and then proceed after that to a full development application. But the ask here this evening is just are these land uses that are considered as part of the sale consistent with the comprehensive plan and we believe yes that they are. So that's the ask this evening. All right. We'll open it for questions and discussion but first just want to be transparent. Uh my wife works for the preferred development partner so I'm going to be abstaining from this vote but I'll just be facilitating Should I turn it over? We talked. I mean, I'm not going to participate. I'm just going to welcome the motion. Is that okay?

Well, ideally, you would probably just turn over to the vice chairman. Okay. We we haven't done that before, but I can start doing that now. Yeah. I I think the idea is that you can't participate in all the discussion and then just not vote because if you participate in the discussion, you may be steering it in certain directions or contributing certain ideas. No. And that's why like I'll abstain from discussion and vote. But just at the end, I will just lead the vote. Yeah. I mean, just ask for the vote. Yeah. If you're just going to recognize speakers might be okay. The cleanest way to do it would be to just not participate at all.

Okay. I I can change. we can change to do that, but out of transparency, we haven't had to do that before. So, we'll just try to make it better for those who might be offended. And uh I'll turn it over to Commissioner Elar. Okay, I'll do my best. So, I think that where we are in the process is are there any other further questions for uh Director Teague or about the process? Yes.

Yeah. Um just a couple questions. you know, as we go through the pro procurement process and identify the appropriate developer. Um, you know, it' be just good to know what criteria did the review team use in in selecting like what was some of the the the criteria that was that was established and then when you went through ranking to identify the right developer for this project, how do you come to that decision? I think just some kind of guidance there would would be helpful just for folks to know how that came to be.

We can send that to the to the commission if if you'd like. Okay. Yeah, I think that'll be good. Um beyond that, I think to your point, Director Teague, uh the land use requirements, I I know we've talked about this property for some time and it seems like it certainly fits the comprehensive plan. So, I'll be in favor um of this developer uh and the development um on the site. Thank you, Commissioner. Any other questions or comments? Commissioner Honan,

just a point of clarification. I saw recently that the Lincoln and London small area plan had been formally adopted. Um Grand View small area plan was not adopted. That's is that correct? Yeah. There's never been a small area plan done for the Grand View District. There have been a number of other there was a development framework, there was a transportation study, there were a number of studies that were done, but not a an official small area plan like other areas of the city. Got it. Thanks. But for clarity on that, Director Teague, it is still considered what what was created is considered part of the comprehensive plan. or no,

it was the I believe the transportation study was adopted as a an appendix. Okay. So, but not the framework. Okay. So, the framework is technically not or is not as part of the comprehensive plan. Okay. Thank you. Any other questions or comments? Okay. Is there a motion? A mo a motion uh to approve resolution B2512 finding that the proposed sale of the property at 5146 even a Eden Avenue is consistent with the comprehensive plan. Second. All in favor? I

opposed and one abstension carries. Abstain here. I'll turn it back to Chair Bennett. Thank you, Commissioner Alcar, Vice Chair. All right, that was quick. Nice. So, yeah. All right. So, next we have and I mean not to bring well just it would be nice to know the framework's role in the comprehensive plan. Just and I'll can save this for chair member comments. I'm pretty sure that's technically part of the comprehensive plan.

No. No. that is in it. I'm almost positive if that was attached as a just an appendix. I mean, it's a document that was approved by the city council. I can confidently say that. Yeah. So, it's a recognized document. Okay. Yeah. All right. Well, we can revisit next time, but hey, some more homework for all of us. Yay. All right. So, next we have uh the final report recommendation. That's the 2026 2027 work plan.

Yeah, this is really just to tee it up to get you thinking. Um we've I put three things in there. You know, our usual land use reviews. The big one that we're going to be working on um over the next couple of years, year and a half anyway, with the zoning and subdivision ordinance and then next year, so this work plan is now a two-year plan. Um so it's not only 26 but 27. So, in 27, we will start the comp plan um update and get that planning started. But if there's anything that you want to think about to add like a specific zoning ordinance change, you know, something that's going that could be part of the zoning update that you'd like to study a little closer. Um give some thought to that over the next couple of weeks and we can we can um add things to it. And just to I mean clarify for those tuning in, this was discussed with the city council um when we had an opportunity to sit down with them and go through it and most of the things that were shared could be contained into kind of that bigger work plan item of the update to the code. So ju just for clarity like quite a number of what might have been separate work items is just kind of being lumped into that big work item especially in advance of the dissemin update which would probably be on the next

Yeah. Yeah. It might be helpful to you know have some specific topics that that we want to address and have those listed out. Okay. I guess I'd open it to just other discussion around this. I know other members have been involved and want to be involved with specific items, but I just open it to Commissioner Smith.

Yeah, just uh two questions from me or or one question on a point in terms of the adding some new items to our work plan. Is that something that we should do before the next meeting? uh submit it to yourself, director Teague or um Chair Bennett, and then we could bring it up in the next future meeting.

Yeah, I think that would be good. You can email me your ideas and then I can put them in a draft and then commissioners would all have it in advance of the evening in advance of that meeting and we can discuss them then. And the other point, um, I know one of the items here is the comp comprehensive plan, um, update that we'll do in next couple years. And I saw like a spot there for someone to help kind of be point person to help, uh, from the commission. Um, I'm certainly willing to to to step in there. We certainly want to learn a little bit more about what that process looks like because I know it's very involved. Um, so I certainly want to lean on city staff and your team um, and maybe others who have done it, what what that experience was like, but um, that's something I'm really curious about and and so do you want to help and support the best way I can.

Yeah. Some of the things to think about as we're going to um, put in some detail for the comprehensive plan, you know, things for you to think about. Do we want to update the small area plans? you know, we've got that one work plan item where we've identified other areas that we wanted to study that would be incorporated here. Um, so just things to think about. I'd be more than willing to co-chair with you, Commissioner Smith. I'd love to be part of the comprehensive plan. It'll be a huge team effort regardless,

of course, like big time. Exciting stuff though. Any other like questions about the work plan or comments or just topics that maybe someone wants to share about now that we can think about instead of waiting till, you know, emails might fly around just before the next meeting.

Sure. I guess share a topic. Um, one thing that comes up quite a bit, um, you know, the city has a lot of events for kids, um, sports days, different things like that. Um, and then we have food trucks that come and provide food and beverage to some of these events. Um, from what I understand, like the city, um, we don't really have a mechanism where a food truck could have a designated spot to just set up and and and you know, sell food items. Um, it has to be tied to the event in some unique way. And I'm not sure the the history or the reason why we have it set up like that. Um, but that's something I was really curious about. I was chatting some time ago with our health and health u health and services director I think um and he was willing to to look at that more um I know a lot of food trucks have to go through um uh the requirements to sell food right and a screening and everything like that but there's an ordinance I believe that prevents them from just setting up shop and they have to tie it to an event so something like that just to analyze um what's the impact of us um having food trucks have more freedom to set up in certain designated areas or if it makes sense for for them to continue to tie their food truck business to an event that we're having in certain parks. So, that's just one of the items I was thinking about and that would be one that we could, you know, tie into the zoning ordinance. Um part of the the reasoning behind the not allowing food trucks anywhere is to protect the brickandmortar restaurants that the city has. So that's the that's really the number one reason for the prohibition.

I'd be interested in in some kind of discuss discussion or addressing and actually I hadn't thought about it until you brought this up, Commissioner Smith. um inter um commission communications and things like that and things that we could work on together and that are you know might be best served as joint efforts or something like that because for example we have food trucks um I would think park and wreck has might have addressed this or might be knowledgeable in in there are food trucks and farmers market things like So they they've certainly looked into it and and what the rules are, but I think we would all do better, you know, as a city if there was more integration amongst the commissions. So I'm not sure if that's you're you're just saying from like a process perspective that the communication is more frequent or between the commissions.

Yeah. or or or specifically I think noting um where in in our specific planning that we're doing um we should be in talking to you know other commissions or having joint meetings or something like last one I promise. Um I have a lot of friends who own businesses within the city on some of these major corridors. Um and you know we have dinner we start chatting and then they say start talking right and then we I learn about some of their challenges. One of the challenges that they've expressed to me is that sometimes with when we have new construction, new buildings going up um or the construction project is taking a long time, it affects um their patrons from coming to their restaurants and their businesses. And so they were just asking the question, what could be done? How could we support small business close or near construction zones so that they could somehow be made whole again? and and I and I didn't know if if the city had anything to do with that necessarily or if it's something more so with the chamber of commerce or any kind of insurance groups that they are part of or something like that. But this is just a general question just kind of open it up. But um would the city have any kind of involvement with supporting small business that are impacted by development that occurs within their area that prevents them from you know getting um patrons coming to their restaurants or their businesses? Yeah, our economic development manager, Bill Nuendorf, is very concerned about that issue and works with the businesses to try to do what they can to prevent them. It's a it's a it's a big problem. Um, not an easy solution, but it is one that I know Bill is very concerned about and

does his best to try to help out the businesses in Eino. was just a comment on that too. I mean a lot of the construction too and the the outcome of it impacts the businesses also sometimes positively sometimes negatively. So there there is a a land use component to that. Say they raise grade in an area and now you need a retaining wall next to your business instead of sharing the grade that you once did. So that I mean it's a big deal not just during construction but also after too which I know again Bill and others try to find those win-wins but some of that gets outside of our realm where it's more city county or even Met council or state planning and we don't really have much of a say which is a challenge pretty much everywhere in the state but doesn't mean it's not surmountable in some ways with trying to get better feedback earlier. Yeah,

there's a process question I think for Carrie. Does this you know the it comes up time and time again sewer capac sewer capacity issues in the west and it seems like somebody could study economic potential of solving that problem. And is is that something that could be part of a comprehensive plan or should be part of a comprehensive plan?

Yes. Um I know when they've been studying that west side like the Lincoln London area uh issue, the amount of development, the high density that's needed to support upgrading those pipes, it's pretty pretty high density. So those are the things that that we have to weigh. Is it worth to put in those millions of dollars um in exchange for very high density? Um so yeah, those two things go hand in hand and things we'll look at as part of the comprehensive plan. Okay, thanks.

That it sounds good. All right, moving on to chair and member comments. I mean I I'll begin. I pulled up the Dina comprehensive plan approved. Yeah. So appendix A land use A6 is a Grand View District Development Framework. Appendix B5 is the Grand View District Transportation Study. So to clarify that is a part of the comprehensive plan.

No, they are appendixes. Yeah, basically A1 through A6 and it's lumped into small area plans in a different categorization once you get to it. But it I mean it makes sense with the vote. I mean we're voting to say is it consistent with the comprehensive plan and all I'm just saying is like the development framework is a part of the comprehensive plan. So

that's great. I love being corrected. I remember when we had one of the conversations about the Eden property and um there were conversations about was it failing to meet that threshold of what the vision was there was um some nuance that I've has escaped me today but there is some nuance on how we were talking about it and that that wasn't the guiding document in the same way as some of maybe some of the other conversations were but the other areas and that's what I remember is that It's it wasn't a line in the sand the same way.

Yes. Yeah, that's a good point because the small area plans have a designated land use plan within them that's consistent with the comprehensive plan. There are several alternatives in those in the development framework um document that aren't necessarily um align with densities in the comprehensive plan. And I and I guess some of the nuance to the history and I know another commissioner was involved with the framework was it wasn't that it necessarily didn't get unanimous support. It was like that's just a designation it went with at the time and then small area plans and that designation came after that. So 50th in France, 44th in France, 70th in Cahill. Those were small area plans that were developed years after the framework and we always talked about going back to creating a small area plan out of it, but I think the reality is the framework serves as a pretty good small area plan. It just is missing some specific components that you mentioned which hasn't maybe prioritized its update but it is a part of the comprehensive plan in I guess vision, goals, strategy, spirit.

Yeah. You may remember when we put forward the proposal for the comprehensive plan with the city council and we were going to do all the different small area plans. you all wanted to do the Grand View District as part of it, but the council took it out saying we've got all these other documents. Um, we don't we already have one for it kind of. Yeah, not a small area plan, but we've done all these other studies um that we didn't need to take another deep dive there. We may want to here in the next update.

The main reason I bring it up is I don't want anyone to think that we ought to discount that plan in any way. So, uh, that that's really the only comments I have relative to this tonight. Any others this way? Yeah. All right, you got it. Just really quickly, I was excited to see in the Adina magazine that showed up yesterday or today maybe, there was an ad from an architecture company inviting Adina residents to call them to build their ADUs. So, we're getting up into the big time. So I just want to recognize Quincy and the others who worked on that project

comment over there. Um I am doing an ADU in Golden Valley which has a 12 foot plate height as the tallest horizontal member which gives a lot more creativity to half stories um than artist does. So I found that very interesting that they solved that in a different way.

That's very helpful. It's a reminder too to you know former I guess work items specifically ADU. One thing that we discussed with the city council, you know, before we ultimately got it approved was they were interested in the feedback loop and we pretty much said, "Let's reassess after two years, see how it's going." I I know for I know Addison continues conversations. I continue to talk to the the chief building inspector with the city building official just to see how things are going feasibility wise. But um when you bring that up, I think we just should keep keep in tune to that two year two-year mark and you know be be prepared to actually talk about it and perhaps make changes to make it more feasible for others. Other comments? I know you mentioned last time, you know, a demo permit was pulled on France. Now we're seeing uh stuff around the Opus site. Seems like a lot of the, you know, bigger proposals that have kind of stalled and not went anywhere over the last few years, we got a few of them going. So that's exciting. Uh any updates there, Carrie, that is worth sharing? Uh the only update would be Macy's. Uh that site they're still hopeful to maybe begin this fall, but nothing nothing definite, but they're still hopeful.

City council did approve Rivian and and they actually asked them to put a door in the back of the building so in case there's a fire, they go straight outside rather than through the mall. So, I found that an interesting solution. And that is interesting because that's right where all the electrical was going into that part of the building. It's not interesting because it's very close. Okay. So, close but not not right there. Okay.

Um and if anyone is bored and needs something to watch, they're taking down the library. Um, for those people in the Bower on that side like my grandmother, it's a fascinating all day event to watch them do it. It's going to take them a couple more days. So, don't miss that riveting experience. Any other I think 5100 Eaton is going to probably be coming down fairly soon. And with that and the the approval of this sale of the property, the former public works site. Um there's going to be a lot of construction right on Eden Avenue for the next three years, maybe four. The bridge will be done, but then the bridge will be done. It'll be fine.

So, the only thing I was going to say as far as comments, actual comments go to that point now. Yeah. Okay. I was just going to remind everybody about the fall into the arts festival um September 6th and 7th at Centennial Lakes. Please attend. A question just about the Did I read that the US Bank site site plan is expired now and that they would have to resubmit and at this point? That's okay.

Yep. So that PUD there at 70th in France, the site plans have expired. So each individual site would have to come back through site plan approval before they can start construction. Any other chair member comments? Staff? Yeah, my only update was the Rivian that that they approved and um yeah, that was it. All right, one more item. Motion to adjurnn. Second. All those in favor say I. I. I. So move. Meeting has been concluded. Thank you everyone.