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HomeMy WebLinkAbout1986 07-02 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE C014114UNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON WEDNESDAY, JULY 2, 1986 AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chairman William Lewis, Jane Paulus, Virginia Shaw, David Runyan, Gordon Johnson, Del Johnson, Helen McClelland, Phil Sked and John Bailey MEMBERS ABSENT: John Palmer and John Skagerberg STAFF PRESENT: Craig Larsen, City Planner Jackie Hoogenakker, Secretary I. APPROVAL OF THE -MINUTES: Mrs. Shaw moved for approval of the May 28, 1986 Community Development and Planning Commission Minutes. Mrs. Paulus seconded the motion. All were in favor. The motion carried. II. OLD BUSINESS: Z--86--1 Robert Hansen, R-1, Single Dwelling District to Planned Residential District PRD --2 Mr. Larsen reminded the Commission the subject proposal was heard by the City Council. at its May 19, 1986 meeting. The Council referred the request back to the Commission to allow the proponent to submit new plans. Mr. Larsen told the Commission the proponent has submitted revised plans for the Commission's review. The revised site plan illustrates 15 units which is one unit less than previous proposals. Unit sizes, floor plans and exterior materials remain the same as in the previous proposals. Mr.Larsen pointed out the PRD --2 District requires a front setback of 30 feet, an interior side setback of 20 feet and a 35 foot rear yard setback. The revised plans provide the required interior and rear yard setbacks. However, the proposed front street setback of 27 feet is 3 feet less than the required minimum. According to the proponent the 3 foot variance is requested to allow for a lower retaining wall behind the two most easterly buildings. Cross sections have been provided to illustrate this. P:r. Larsen concluded that staff's concerns with previous proposals for this site have centered on the failure to provide adequate setbacks. The subject plan is a great improvement over previous plans. The question is whether a reduction of 2 1/2 feet in the retaining wall height justifies the requested front street.setback variance. Staff would prefer that the plan provide all of the required minimum setbacks. The change from PRD -3--3 to PRD -2 results in reduction of the required front street setback from 35 to 30 feet. Staff supports this change which is more consistent with surrounding zonings. Mr. David Daryl, Architect and Mr. Tom Cross, Attorney were present. Mr. Cross told the Commission the proponents have revised their previous plan and have now complied with many of the Commission's recommendations. However, the request concerning the front yard setback has not been met. He added the units were setback an additional 3 feet but remained short of I:dina's Zoning Ordinance requirement. This setback resulted in an increase in the height of some retaining walls to about 9 feet. Mr. Cross reminded the Commission of the difficulty of this site due to the topography. He said the highway directly across from the proposed development should minimize any impact. Mrs. McClelland expressed her concern over the small rear yards, steep retaining walls and the density of each unit. She wondered if the developer was sensitive to the topographical limitations of this site. She pointed out the large size of the proposed structures virtually eliminate adequate rear yards. She concluded the developer should consider the perspective buyer and have adequate rear yards with retaining walls of lesser heights. Commission members agreed with Mrs. McClelland and expressed concern over the height of the proposed retaining walls. Mrs. Paulus pointed out at previous meetings the Commission had asked the developer to comply with Edina's Zoning Ordinance regarding front yard setbacks. Compliance has not yet been met. Mrs. McClelland moved to deny the preliminary plat., Mr. Sked seconded the motion. Mr. Del Johnson voted nay. The motion carried. Z--86--2 Namron Corporation, R--1 Single Dwelling District Mr. Larsen informed the Commission the subject property measures approximately 6.8 acres in size and is characterized by heavy woods and severe topography. The property is vacant and is zoned R-1, Single Dwelling District. To the immediate north of the subject property is the Villa Way Apartment complex, and to the east are Interlachen Court Apartments. To the west are single family dwellings and adjacent to the southwest corner of the site is park property. Mr. Larsen told the Commission the Comprehensive Plan indicates the property as High Density Residential, or over 12 units per acres. The proponent has submitted plans in support of a request to rezone the property to PRD -4 to allow the construction of a 150 unit, 3 story apartment building. Unit mix would be 80 one bedroom units and 70 2 bedroom units. A preliminary plat has also been submitted. The building would be market rate rental and would be designed for the adult, empty nester population. Access to the project would occur at two locations along Vernon Avenue. The main entry would be from Villa Way, a private road to which this property has legal access. The second access point would occur approximately 590 southwest of Villa Way Drive. This would serve as the main entry for residents of the_ building. Mr. Larsen added the Zoning Ordinance requires 2 parking spaces per unit, of which at least 1.25 must be enclosed stalls. The plans presented exceed the enclosed requirement but provide 56 too few exposed spaces. The proponents architect has indicated that they are addressing this deficiency and do intend to provide the required amount of parking spaces. In the PRD -4 district setbacks from all property lines must be at least 35 feet. the proposed site plan illustrates a 32 foot setback from the westerly property line. All other setbacks conform to Ordinance requirements. Mr. Larsen pointed out using the base required lot area of 2,900 square feet per unit and applying appropriate allowances in the Ordinance, a lot area of 297,500 square would be required to support 150 units. The subject property is 181 square feet short of the Ordinance requirement. The resulting density of the proposal is 21.9 units per acre. For comparison Villa Way is approximately 18 units per acre and Interlachen Court is 24 units per acre. The subject proposal complies with Ordinance requirements for lot coverage, usable lot area, and unit size minimums. Mr. Larsen listed for the Commission the following comments and concerns: 1. Land Use. The proposed plan complies with the land use designation of the Comprehensive Plan. The proposal is similar to anticipated use of the property. 2. Access and Parking. The.new curb out on Vernon will require approval by Hennepin County. Staff believes that this location for the main entry is preferable to using only Villa Way. The proposed location offers much improved site lines. Staff supports the shared use of Villa Way as a secondary entrance to the project. Mutual use easements are in place. The proposal provides more than adequate covered parking. However, surface parking should be increased to Ordinance requirements. 3. Buffering. The site is heavily wooded. The intent of the project seems to be to retain existing trees along the site perimeter as screening. The relatively large setbacks along the north, east and south property line should allow an adequate buffer. However, the setback along the westerly property line should be increased to allow the retention of existing landscaping. In addition to the existing mature landscaping the project will be buffered from single family homes by distance and away from the proposed buildings. The finished ground elevation for this project will be about 30 feet lower than the elevation of Villa Way, and about 40 feet lower than that of Interlachen Court apartments. This lower elevation will help to screen the project from adjacent properties. 4. Density. The density as proposed slightly exceeds the maximum allowed by the Ordinance. Due to severe topography of the site and the proximity of the site to single family dwellings the density should be reduced. Staff would suggest density similar to Villa Way, or a 20 to 25 unit reduction in the number of units. 5. Site Development. The proposal does not seem to be sensitive to the natural topography and vegetation of the site. The proposed 3 story building has a very large footprint which will require large areas of cut and fill. This site may not be appropriate for a 3 story building. A 4 or more story building could help limit disturbance to the site. Using the proposed 1st floor elevation a 5 story building would appear lower than the 3 stories of Villa way. Mr. Larsen concluded based on the above concerns staff would suggest that the rezoning and subdivision request be continued to allow the proponent to explore alternative approaches to the development. Mr. Norman Bjornnes Jr., proponent and Mr. Nicholas Palaia, Architect were present. Mr. Bjornnes addressed the Commission briefing them on his background as a Edina resident. He continued by informing them the project development will be rental units marketed to attract Edina's empty nesters. The units will be constructed with brick and have bay windows and gabled roofs. The amenities of the project include elevators, pool, T.V. security, car wash, covered parking and more. He told the Commission in developing the project they took advantage of the bowl effect of the site and placed the units in the center of. the site which should reduce any visual impact to the neighbors. The three story units will also nestle into the site under the tree line. Mr. Bjorness stressed he is willing to work with the Planning Department on changes the Commission recommends to them. Mr. Palaia said in developing this site they worked with the topography and tried to use it to their advantage. The site is rich in natural vegetation and the sloping topography will offer the future residents an atmosphere of privacy. The topography and vegetation will also buffer the development from neighbors. He expressed to the Commission his willingness to work with staff and suggested reducing the density of the development as an option worth discussing. Mr. Palaia said he wants to develop a project with the least possible disruption of the topography and one that is sensitive to the needs of Edina's residents. A discussion ensued focusing on 3 issues of concern brought up by the Commission 1) The access/egress to the site. Commission Members felt their could be traffic problems with the site. :Members expressed their concern over the site -lines along Vernon. Mr. Palaia said he respects their concern regarding traffic. He added the site -lines along Vernon Avenue from Jerry's to the proposed development are less than ideal, but Vernon Avenue is a County Road and has been developed as a thoroughfare. He feels the proposed locations of the access/egress are the best location for this site. Mrs. McClelland pointed out that residents living in West Highlands empty into Vernon which could create additional traffic flow problems. 2) Parking. Commissioner's recommended conformance with the Zoning Ordinance in regards to parking in the PCR -4 District. 3) Density. It is the opinion of the Commission that the proposed development relate in density to Villa Way (18 units per acre) and not Interl.achen Court (24 units per acre). They recommended a decrease in the amount of proposed units. Mr. Gordon Johnson recommended continuation of the Rezoning and Preliminary Plat request by Namron, Inc. until the Community Development and Planning Commission Meeting of July 30, 1986. Mrs. McClelland seconded the motion. All were in favor. The motion carried. P-86-3 Jerry's Shopping Center 5001-5125 Vernon Avenue Mr. Larsen informed the Commission the subject property contains a variety of retail uses housed in two separate buildings. The northerly building contains Jerrys Hardware and other retail uses. The southerly building contains the grocery store, bakery, meat processing plant, retail sales and office space. The shopping center contains approximately 90,000 square feet of floor area and provides 405 parking spaces.. Mr. Larsen explained the proponent, Jerry Paulson, has submitted plans for additions to the center totaling approximately 41,000 square feet. The additions include a 3,650 square foot addition to the hardware store, and a 37,475 square foot addition to the main complex. the addition would extend the existing building 66 feet to the north, or to the approximate location of the existing retaining wall. A portion of the expansion would be 5 stories with the remainder being additions to the existing 2nd story office space. The first floor is proposed as retail space, the second floor as a combination of office and retail, with exclusive office use on the top three floors. Mr. Larsen added the proposed additions require 206 additional parking spaces. The parking would be provided in a new, two level public parking ramp. The ramp would be located above what is now the public works storage facility. The ramp would provide 272 parking spaces. The 66 surplus spaces in the ramp would replace 36 surface spaces lost due to construction and redesign of existing parking, and would provide a 30 space cushion to relieve existing shortages. Mr Larsen pointed out the parking ramp would primarily serve employees of Jerry's and tenants of the office space. Grocery, restaurant and general retail parking would continue to use the surface parking. The parking area in front of the main complex would be regraded, surfaced and reoriented 90 degrees from the present alignment. The northerly end of the lot near the main entrance would be lowered approximately eight feet. A retailing wall would be installed adjacent to the Vernon Avenue right-of-way. Mr. Larsen continued the subject property is part of the Grandview Area Tax Increment District. A public parking ramp designed to serve the commercial uses in the area was anticipated by the Grandview Plan. As proposed the two level ramp would occupy the air rights above the existing public works storage buildings. The existing buildings would be removed and the ground level would become the new storage facility. Mr. Larsen concluded staff has been working with representatives of Jerry's for some time relative to the location of the ramp and the proposed expansion if the Shopping Center. We believe the proposed plan will significantly improve the way the Center functions. The total quantity of parking should be adequate and circulation within the lots will be greatly improved. the construction of the ramp is, of course, the key to this proposal. No expansion is possible without the additional parking provided in the ramp. The proposed plan offers significant improvements to the shopping center. Parking is increased, circulation and access are improved and landscaping is increased. Staff recommends approval conditioned upon the construction of the proposed ramp. Mr. Arthur Dickey, of Arthur Dickey architects and Robert Shaddock of Jerry's Shopping Center were present. Mr. Johnson asked Mr. Larsen if the proposed parking ramp had access to the grocery store. Mr. Larsen said the ramp would have a mini --skyway which would access the store. A discussion ensued with Commission Members noting the difficulty of additional development at this site and expressing the following concerns r•:garding the present parking problems found at Jerry's Shopping Center, 1) the large number of employees who park in the lot 2)the steep grade of the parking lot. 3) congestion and crowding on the site. Mr. Dickey told the Commission the issue of parking has been addressed. He pointed out the leveling of the parking lot should ease traffic problems. He added the addition of the proposed ramp and the re -striping of the parking lot should minimize any congestion problem created by the proposed office addition and the loss of parking spaces as a result of the addition. Mrs. Paulus noted that the future development of the 155 unit senior citizen apartment complex directly across from Jerry's Shopping Center could have an impact on the parking. Mr. Shaddock told the Commission the Developer for the senior citizen apartment complex has approached Jerry's Shopping Center with a request to consider a grocery delivery service for the apartment residents. fie added this is in the idea stage but could become a possibility. Mr. Del Johnson moved for approval of the final. Development Plan subject to staff conditions. Mr. Sked seconded the motion. Ayes: Mrs. Paulus, Mrs. Shaw, Mr. Runyan, Mr. Lewis and Mr. Bailey. Nays: Mrs. McClelland. The motion carried Respectfully submitted, Jackie Hoogenakker, Secretary