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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