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