HomeMy WebLinkAbout1985 08-28 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON WEDNESDAY, AUGUST 28, 1985, AT 7:30 P.M.
EDINA CITY HALL, COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman Gordon Johnson, Helen McClelland,
Phil Sked, Virginia Shaw, John Skagerberg,
David Runyan and John Palmer
STAFF PRESENT: Craig Larsen, City Planner
Jackie Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES; July 31, 1985
David Runyan moved for approval of the July 31, 1985
minutes. John Palmer seconded the motion. All were in
favor. The motion carried.
II OLD BUSINESS;
S-85-2 Craftsman Builders Preliminary Plat
Plat Approval Interlachen Heights
Mr. Larsen reminded the Commission that the subject
proposal was heard by the Commission at the June 26, 1985
Community Development and Planning Commission Meeting. The
request was continued to allow the proponent time to resolve
the issue of the extension of Green Farms Road north to
intersect with Interlachen Boulevard.
Mr. Larsen added that the proponents have submitted no
new plans or information relative to the revised plat
proposal. Mr. Larsen stated that the reason this issue was
before the Commission to be reviewed was to meet the
required 120 day time frame established by the Zoning
Ordinance. Mr. Larsen concluded that staff's position
relative to the road remains unchanged and staff recommends
denial of the revised preliminary plat.
Mr. Runyan inquired whether any contact has been made
between staff and the developer. Mr. Larsen informed the
Commission that staff had informed the proponent and their
attorney in writing of this hearing but have received no
reply.
John Palmer moved for denial of the preliminary plat.
John Skagerberg seconded the motion. All were in favor.
The motion carried.
III. NEW BUSINESS;
Z-85-4 Folke R. Victorsen R-1 Single Dwelling
District to R-2 Double Dwelling District
6101 France
S-85-8 Preliminary Plat Approval
Folke R. Victorsen
Mr. Larsen informed the Commission that the subject
property measures 195 feet in width and 137 feet in depth
and contains 26,805 square feet. The property is zoned R-1
and was, until recently, developed with a single dwelling.
The house was removed prior to application for rezoning and
subdivision.
Mr. Larsen added that the proponent has submitted a
preliminary plat which would create two lots each being 97.5
feet in width and would contain 13, 343 and 13,462 square
feet of area respectively. The Zoning Ordinance requires
that R-2 lots be 90 feet in width and contain a minimum of
15,000 square feet. Consequently, each new lot would need a
lot area variance to become a buildable lot.
Mr. Larsen pointed out that there are 29 lots between
60th Street and the Crosstown highway east of France Avenue;
22 are zoned and developed R-2 lots with the remainder zoned
and developed as single dwelling units. Lot widths for the
R-2 lots range from 75 feet to 100 feet with an average lot
width of approximately 86 feet. Lot areas average slightly
over 11,000 square feet. On the west side of France Avenue
properties north of the subject site are zoned R-1 and
properties to the south are zoned R-2. Lot sizes are
similar to those found on the east side of France Avenue.
Mr. Larsen continued that the Comprehensive Plan shows
the subject property as Low Density Attached Residential.
Double bungalow development is included in this
designation.
Mr. Larsen concluded that staff supports the proposed
rezoning and subdivision. The resulting lots will be
similar in depth and slightly wider than neighboring R-2
lots. The new lots will be compatible with and will not
alter the symmetry of the neighborhood. The proposal is
also consistent with policies established in the
Comprehensive Plan.
Mr. and Mrs. Folke Victorsen were present.
Mr. Victorsen commented that he was very pleased with
the amount of large trees on the lot and that he was
looking forward to the development of the property.
Mr. and Mrs. Don Swenson, neighbors to the south of the
proposed development, were present. Mr. Swenson stated that
he has no objection to the proposed double bungalows but
raised a question concerning possible water drainage
problems that could occur on his property because of the new
developments. Mr. Larsen informed Mr. Swenson that the
Building and Engineering Department for the City of Edina
would check the proposed soil grades before final approval
of the development and that this would safeguard the Swenson
property against any water drainage problems that may occur.
John Palmer moved for approval of the Rezoning and
Preliminary Plat . David Runyan seconded the motion. All
were in favor. The motion carried.
S-85-19 Preliminary Plat Approval Parkwood
Knolls 22nd Addition
Mr. Larsen informed the Commission that the proposed
preliminary plat represents a portion of approximately 70
acres of vacant land which the owner is developing for
single dwelling lots on an incremental basis. In 1978 the
Commission and Council approved a preliminary plat for the
entire property. Approximately 129 lots remain from this
preliminary plat.
Mr. Larsen added that the property owner, Carl Hansen,
has submitted a plat illustrating 16 lots involving 7.902
acres. Lots range from 15,396 square feet to 20,046 square
feet in area. All of the lots conform to the standards set
forth in the Zoning Ordinance.
Mr. Larsen pointed out that the plat shows the extension
of Green Farms Road northerly to intersect with adjacent
property owned by Mr. Loufek. This property has received a
preliminary plat approval which illustrates the further
extension of Green Farms Roads to intersect with Interlachen
Boulevard.
Mr. Larsen continued that the City's Engineering
Department has reviewed the plat and has recommended
modifications to the proposed road grade. They have also
recommended the installation of a storm sewer to serve this
property and adjacent property to the north.
Mr. Larsen concluded that staff recommends approval of
the preliminary plat conditioned upon a developers agreement
which satisfactorily addresses the road grade and storm
sewer issues. The plat is consistent with the overall
preliminary plat approved earlier, and the lots are
generally consistent with other lots in the area.
Gordon Johnson asked Mr. Larsen if this proposal
extended Green Farms Road to intersect with Interlachen
Blvd. as requested by staff. Mr. Larsen stated that this
proposal extends the road as requested.
Helen McClelland moved for approval of the subdivision
subject to staff recommendations. Mr. John Skagerberg
seconded the motion. All were in favor. The motion
carried.
C-85-2 City of Edina, Braemar Club
House 6364 Dewey Hill Road
Generally Located: West of Gleason Road and South
of Braemar Boulevard
Mr. Larsen informed the Commission that the City of
Edina has submitted an application for a Conditional Use
Permit to allow the construction of a major addition to the
club house at Braemar Golf Course. Club houses are
considered a Conditional use in the R-1 District.
Construction would begin in the fall and be completed prior
to spring opening.
Mr. Larsen explained that the proposed addition will
enlarge most existing areas and add a meeting room with a
seating capacity of approximately 200. The lower level will
contain enlarged and remodeled locker rooms and new lounges.
On the upper floor the existing club house area, grill and
kitchen will remain unchanged. A new main entrance will be
provided at the northeast corner of the building. The pro
shop will be expanded to house offices for the course
manager and pro. The new meeting room will be situated to
the south of the existing building.
Mr. Larsen added that exterior modifications will
include additional parking and regrading of the first and
tenth tees immediately west of the club house. Following
this regrading the tees will be visible from the club house.
The design and materials of the addition will match the
existing club house.
Mr. Larsen pointed out that club houses are required to
provide parking spaces equal in number to one-third the
maximum seating capacity,plus one space for each employee on
the major shift. Following the expansion there will be
seating for approximately 275 with 15 employees on the major
shift. Current parking of 275 spaces is well in excess of
the required 107 spaces. Further, an additional expansion
of the parking lot is planned which will provide 100 more
spaces.
Mr. Larsen concluded that staff recommends approval of
the Conditional Use Permit.
John Skagerberg inquired on what would be located on
the lower level of the Club House. Mr. Larsen responded
that the lower level would .contain a men's and women's
lounge, an all purpose lounge and locker rooms. John
Skagerberg further questioned if fees would be charged for
use of the meeting room. Mr. Larsen answered that the new
meeting room would be revenue producing.
John Skagerberg moved for approval of the conditional
use permit. Helen McClelland seconded the motion. All were
in favor. The motion carried.
P-85-5 Final Development Plan
James W. Nelson, 3922-3930 W. 49 1/2 St.
Mr. Larsen informed the Commission that the subject
property measures approximately 118 feet by 125 feet and is
14,750 square feet in area. The property is developed with
a building containing a gross floor area of 8,000 square
feet. The building has 10 private parking spaces on the
north side with the remainder of required parking provided
by the municipal lot and ramp.
Mr. Larsen added that the proponents have submitted a
request to add a second floor to the building which would
approximately double the floor area of the building. The
property is located within the 50th and France Tax Increment
District. The original plan for the district limited
expansion potential to certain designated properties in the
district. This property was not designated as having
expansion potential. However, in 1978 the HRA adopted a
policy which spread development potential more evenly
through out the district. The policy stated that expansion
up to a floor area ratio (FAR) of 1.0 should be permitted
using existing public parking to satisfy parking
requirements. Expansion between 1.0 and 1.5 FAR (the
maximum permitted in the PC -2 District) would be permitted
only if additional private parking were provided. Using
the zoning Ordinance definition of gross floor area the FAR
following the proposed addition would be 0.97.
Mr. Larsen explained that properties within the
district were originally assessed for parking on the basis
of existing floor area plus any expansion potential. The
policy adopted by the HRA in 1978 required that properties,
not originally shown with expansion potential, which expand
in the future should be assessed for parking on a square
foot basis. Th proposed expansion would be subject to $2.15
1/2 per square foot assessment for public parking.
Mr. Larsen pointed out_ that the Zoning ordinance
requires that building expansions within areas using public
parking to satisfy their parking requirement provide new
private parking to meet the demand generated by the
expansion. The proposed addition creates an additional
parking demand of 35 spaces. Thus, a 35 space parking
variance is requested.
Mr. Larsen continued that the proposal calls for
continuing the wood facsade of the existing building on the
49 1/2 Street side and stucco on all other walls. Areas
which are currently unfinished cement block would be covered
with stucco.
Mr. Larsen concluded that this property was one of
several in the district identified by the HRA with expansion
potential. To date none of these properties has undergone
an expansion. Conditions in the district have changed
little since the HRA adopted its present policy towards
expansion. The request conforms to the HRA's policy and
staff would recommend approval of the Final Development
Plan. We also recommend approval of the requested parking
variance.
Mr. Nelson was present.
Helen McClelland expressed concern over granting such a
large variance but stated she understood the developers meet
the parking requirements by using the public ramp.
Helen McClelland moved to approve the final development
plan subject to staff conditions with the mention of
granting the variance as a technically due to.the parking
spaces across the street in the public ramp. John Palmer
seconded the motion. All were in favor. The motion
carried.
P-85-6 Mail Handling, Inc. 7225 Washington
Avenue
Mr. Larsen briefed the Commission that the subject
property was originally developed as a Roller Skating Rink.
Some time ago the present owner acquired the property and
converted the use to its present mail processing and
enveloping making operation. The conversion included an up
grade of the exterior finish.
Mr. Larsen continued that the owner has submitted a
request to construct an addition to the east side of the
building which would contain 8,235 square feet. Since the
site is less than 3 acres (2.12) the maximum allowable lot
coverage is 30 percent. The proposed addition would
increase the lot coverage to 31.5 percent. Thus, a 1.5
percent lot coverage variance is requested.
Mr. Larsen pointed out that in the Planned Industrial
District required parking is determined by totaling the
requirements for individual uses or one space for each 400
square feet of gross floor area, whichever is greater.
Applying the requirement for individual uses a parking
requirement of 59 spaces results. However, at one space for
each 400 square feet of gross floor area a requirement of 73
spaces results. The proposed plan proposes a total of 68
spaces. Thus, a 5 space parking quantity variance is
requested.
Mr. Larsen added that in addition to a site plan, a
landscaping plan and exterior elevations have been
submitted. The proposed exterior materials would to match
the existing building, which is split face concrete block.
The proposed materials conform to the requirements of the
Ordinance. It is unclear whether the proposed landscaping
plan would conform to the Ordinance. The plan does not
indicate the size of existing and relocated plant materials.
The new stock appears to be below Ordinance minimums.
Mr. Larsen concluded that the attached letter from the
owner's attorney, Peter Beck, clearly describes forth the
proposal and provides justification for the request.
According to the letter the addition represents the minimum
size addition for which financing can be obtained. Although
economic hardship alone is not justification for a variance,
staff is sympathetic to the owner's situation. The impact
of the additional lot coverage is not, in staff's opinion,
significant on this particular property. Staff also
supports the requested lot coverage variance. It appears
appropriate in this case to apply the parking requirements
for each use within the building. or a demand for 59 spaces.
This is an owner occupied building, and, as such, should
have a more predictable parking demand than for -lease
office -warehouse space. Staff recommends approval of the
Final Development Plan and the lot coverage and parking
variances with the following conditions.
1. The addition be limited to warehouse - storage use
2. The landscape plan be subject to staff approval.
Mr. Tom Silver owner of Mail Handling, Inc. was present
along with Mr. Peter Beck, attorney for Mail Handling, Inc.
and Mr. Dennis Miller architect of the proposed addition.
John Skagerberg asked Mr. Beck if the number of
employees would increase with the new addition. Mr. Beck
stated that there would be one additional employee added and
that the proposed addition was mostly warehouse and storage
space. Gordon Johnson directed a question to Mr. Larsen and
asked him what would happen if the building was sold in
regards to parking conditions. Mr. Larsen informed the
Commission that Mail Handling, Inc. was owned by Mr. Silver
and staff expect Mail Handling, Inc. to be long term tenants
of the building. John Skagerberg wondered if staff could
be sure that the proposed warehouse space was used strictly
for warehouse space and not converted to office space. Mr.
Larsen said that if the space is used for other than
warehouse space it would be a violation of the variance.
John Skagerberg moved for approval of the Final
Development Plan with conditions recommended by staff. Mr.
Phil Sked seconded the motion. All were in favor. The
motion carried.
LD -85-10 The Habitat
6112-14 Habitat Court
Lot Division
Mr. Larsen informed the Commission that the proponent
is requesting a lot division of an existing double bungalow.
The proposed lot division satisfies all conditions of the
Zoning Ordinance for dividing R-2 properties.
John Palmer motioned to approve the lot division.
Helen McClelland seconded the motion. Gordon Johnson
abstained. The motion carried.
LD -85-11 The Habitat
6108-10 Waterford Court
Lot Division
Mr. Larsen informed the Commission that the proponent
is requesting a lot division of an existing double bungalow.
Mr. Larsen concluded that staff recommends approval of
the Conditional Use Permit.
John Skagerberg inquired on what would be located on
the lower level of the Club House. Mr. Larsen responded
that the lower level would .contain a men's and women's
lounge, an all purpose lounge and locker rooms. John
Skagerberg further questioned if fees would be charged for
use of the meeting room. Mr. Larsen answered that the new
meeting room would be revenue producing.
John Skagerberg moved for approval of the conditional
use permit. Helen McClelland seconded the motion. All were
in favor. The motion carried.
P-85-5 Final Development Plan
James W. Nelson, 3922-3930 W. 49 1/2 St.
Mr. Larsen informed the Commission that the subject
property measures approximately 118 feet by 125 feet and is
14,750 square feet in area. The property is developed with
a building containing a gross floor area of 8,000 square
feet. The building has 10 private parking spaces on the
north side with the remainder of required parking provided
by the municipal lot and ramp.
Mr. Larsen added that the proponents have submitted a
request to add a second floor to the building which would
approximately double the floor area of the building. The
property is located within the 50th and France Tax Increment
District. The original plan for the district limited
expansion potential to certain designated properties in the
district. This property was not designated as having
expansion potential. However, in 1978 the HRA adopted a
policy which spread development potential more evenly
through out the district. The policy stated that expansion
up to a floor area ratio (FAR) of 1.0 should be permitted
using existing public parking to satisfy parking
requirements. Expansion between 1.0 and 1.5 FAR (the
maximum permitted in the PC -2 District) would be permitted
only if additional private parking were provided. Using
the Zoning Ordinance definition of gross floor area the FAR
following the proposed addition would be 0.97.
Mr. Larsen explained that properties within the
district were originally assessed for parking on the basis
of existing floor area plus any expansion potential. The
policy adopted by the HRA in 1978 required that properties,
not originally shown with expansion potential, which expand
in the future should be assessed for parking on a square
foot basis. Th proposed expansion would be subject to $2.15
1/2 per square foot assessment for public parking.
Mr. Larsen pointed out. that the Zoning ordinance
requires that building expansions within areas using public
parking to satisfy their parking requirement provide new
private parking to meet the demand generated by the
expansion. The proposed addition creates an additional
parking demand of 35 spaces. Thus, a 35 space parking
variance is requested.
Mr. Larsen continued that the proposal calls for
continuing the wood facsade of the existing building on the
49 1/2 Street side and stucco on all other walls. Areas
which are currently unfinished cement block would be covered
with stucco.
Mr. Larsen concluded that this property was one of
several in the district identified by the HRA with expansion
potential. To date none of these properties has undergone
an expansion. Conditions in the district have changed
little since the HRA adopted its present policy towards
expansion. The request conforms to the HRA's policy and
staff would recommend approval of the Final Development
Plan. We also recommend approval of the requested parking
variance.
Mr. Nelson was present.
Helen McClelland expressed concern over granting such a
large variance but stated she understood the developers meet
the parking requirements by using the public ramp.
Helen McClelland moved to approve the final development
plan subject to staff conditions with the mention of
granting the variance as a technically due to. the parking
spaces across the street in the public ramp. John Palmer
seconded the motion. All were in favor. The motion
carried.
P-85-6 Mail Handling, Inc. 7225 Washington
Avenue
Mr. Larsen briefed the Commission that the subject
property was originally developed as a Roller Skating Rink.
Some time ago the present owner acquired the property and
The proposed lot division satisfies all conditions of the
Zoning Ordinance for dividing R-2 properties.
Helen McClelland moved to approve the lot division.
David Runyan seconded the motion. Gordon Johnson abstained.
The motion carried
IV. ADJOURNMENT
John Skagerberg moved for adjournment at 8:20 p.m.
Respectfully submitted;
Jackie Hoogenakker, Secretary
w