HomeMy WebLinkAbout1987 01-07 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON WEDNESDAY, JANUARY 7, 1987 AT 7:30 P.M
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman William Lewis, Phil Sked,
Helen McClelland, Del Johnson, Gordon
Johnson, David Runyan, Jane Paulus,
John Bailey and Virginia Shaw
MEMBERS ABSENT: John Palmer and John Skagerberg
STAFF PRESENT: Craig Larsen, City Planner
Fran Hoffman, City Engineer
Jackie Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES
Mr. Runyan moved for approval of the December 3, 1986
Community Development and Planning Commission Meeting Minutes.
Mr. Del Johnson seconded the motion. All were in favor. The
motion carried.
II. NEW BUSINESS
Z-87-1 R. Hawthorne
Lot 4, Block 1, Peacedale Acres
Hoppe Replat
Request: Rezone property from R-1 Single
Dwelling Unit District to R-2
Double Dwelling Unit District.
Mr. Larsen reported to the Commission the subject property
is zoned R-1 but is developed with a double bungalow dwelling.
At the time this dwelling was constructed double bungalows were
an allowed use in certain R-1 areas. The dwelling has been used
and maintained as a double dwelling since its construction in
1964. For unknown reasons the property was not rezoned when the
R-2 designation was adopted.
Mr. Larsen added the subject property measures approximately
81 feet in width by 175 feet in depth and contains approximately
14,175 square feet of area. The lot lacks the required 90 foot
width and 15,000 square feet of lot area. The development of the
property conforms to Ordinance standards.
this property appears to have been an over site. The property
should have been rezoned to R-2 in 1984 when the new Zoning
Ordinance was adopted. The use of the property is consistent and
compatible with other dwellings in the area with Crosstown
Highway exposure. The lot size is similar to that of other R-2
lots in the vicinity.
Staff recommends approval of the rezoning.
A brief discussion ensued.
Mrs. McClelland moved to recommend rezoning approval based
on the grandfather clause. Mr. Bailey seconded the motion. All
were in favor. The motion carried.
S-87-1 Preliminary Plat Approval for Shadow Hill
Townhouses
Generally Located: North of Crosstown highway and East of
Vernon Court
Mr. Larsen informed the Commission the Zoning Ordinance
requires that properties being rezoned from one district to
another be replatted into lots and blocks. The lots and blocks
must be compatible is size, shape, location and arrangement with
the property's intended use. Ordinarily, platting and rezoning
are handled concurrently in the public hearing process. The
proponent, in this case, has opted to pursue approvals
separately.
Mr. Larsen added the preliminary plat illustrates 15
townhouse lots and two outlots. The townhouse lots conform to
the 15 unit rezoning approved earlier. Outlot A covers the
common areas. Outlot B is proposed as subdivision dedication for
the development.
Mr. Larsen said staff recommends the following changes and
modifications in the preliminary plat:
1. Lot 1, Block 1, and Lot 3, Block 4 should be reduced to a
size similar to the lots on their respective blocks.
This will reduce the possibility of future conflicts
between individual owners and the townhouse association.
Also, lot 3 of Block 4 will not encroach on the drainage
and utility easement.
2. Outlot B should be eliminated. The proposed dedication of
this property to the adjacent park is without value to the
City. A cash dedication in lieu of land should be
required.
3. As a result of the construction of Vernon Court a small
portion of the proponents site (extreme southwesterly
corner) has been separated from the main site. This area
is continuous and adjacent to the Vernon Court townhomes.
This area should be designated as an outlot on the plat.
C-87-1 Colonial. Church
6200 Colonial Way
Request: Conditional Use Permit for Building
Expansion
Mr. Larsen informed the Commission Colonial Church of Edina
has submitted an application for a Conditional Use Permit to
allow a major expansion of the church facility. The expansion
would increase space for educational activities, counseling and
provide office for various activities.
Mr. Larsen added the existing building contains
approximately 43,000 square feet of space. The addition would
add 37,000 square feet for a total of 80,000 square feet of
area. As part of the expansion Meeting House capacity would be
increased from 730 to 950 persons. The Zoning Ordinance
determines seating on the basis of one seat for each 22 inches of
lineal pew space. Church plans have used 18 and 20 inches to
determine seating capacity.
Mr. Larsen pointed out that the church currently has 431
parking spaces available. The proposed plan would increase
parking to 577 spaces. Most of the new parking would be provided
by constructing a new 122 space lot southeast of the church,
adjacent to an existing 122 space lot. These lots would access
the church via a new bridge across the pond. The plan also
proposes a new 24 space lot east of Colonial Way. The area east
of Colonial Way, including the existing parking, is City
property. The church has an agreement with the City where by
they are given exclusive use of this parking on Sunday mornings
and non-exclusive use of the parking at all other times. 'The
parking area was constructed by the church but is maintained by
the City.
Mr. Larsen explained that the large pond located on the
church site is subject to a Department of Natural Resources (DNR)
permit. Any alteration of the pond area is subject to a new DNR
permit. A substantial alteration of the shape of the pond is
proposed by this plan. A DNR permit has been applied for, but
not received at this time. The project is also subject to a
permit by the Nine Mile Water Shed District.
Mr. Larsen said the Zoning Ordinance requires that churches
provide parking at a rate of one space for each 3 seats in the
largest place of assembly plus sufficient spaces to handle
activities which occur concurrently with those in the largest
place of assembly. For the proposed 950 seat Meeting House the
Ordinance requires 317 spaces. This results in 260 spaces
available for concurrent activities. According to the
® information provided by the Church administrator there is a
minimal amount of concurrent activity.
The proposed plans conform to all Zoning Ordinance
requirements with one exception. The proposed 24 space parking
lot east of Colonial Way does not provide the required 20 foot
setback from the street. The existing and new portions of the
building exceed the required 50 foot setback from property
lines. Setbacks along the westerly property line, adjacent to
Nine Mile Village Townhomes are at least 120 feet.
Mr. Larsen continued Colonial Church occupies a rather
unique setting. The site is large, almost 20 areas. One two
sides, east and south, there are non-residential uses. The
church building and parking are buffered from residential uses on
the west and north by large setbacks, berming and landscaping.
To a great extent, these features isolate the church from its
neighbors. In addition to the pond alteration, which is subject
to DNR and Nine Mile Creek Watershed District permits, the key
issues to staff are parking and traffic. The proposed plan
provided parking far in excess of Ordinance requirements. Based
on information provided by the church there should be adequate
parking on site to handle all events. The new, 24 space lot
proposed on City property does not meet minimum setbacks. It is
also very close to the pond. Since the lot is shown on public
property it would become a new maintenance burden for the City.
This parking lot should be eliminated and if the parking is to be
replaced it should occur by expanding the southerly parking lot.
Access to the church site is excellent. Vehicles using the
Crosstown Highway have access to the site without using
residential streets. Other traffic uses Olinger Boulevard and
Tracy Avenue, both of which are designated as collector streets.
However, due to the intense use of the church for certain
activities some traffic problems are likely. In order to
minimize the impact on neighboring residential areas, the church
should develop a traffic management plan to control traffic and
parking for major events.
Mr. Larsen concluded staff recommends approval of the
Conditional Use Permit with the following changes and conditions:
1. Elimination of the 24 space parking lot illustrated
on City property.
2. Permits from the DNR and Watershed District.
3. A traffic management plan for major events acceptable
to the City Engineer.
4. Design, materials and exterior finish to match existing
structures.
Mr. Skip Goodmanson, Church Administrator was present.
;fir. G. Johnson informed the Commission parking for the
church is not confined to the church's parking lots. Church
members park along Olinger Boulevard and Tracy Avenue resulting
in possible traffic hazards ( i.e. poor site lines at
intersections) and inconvenience to residents of the area. Mr.
G. Johnson commented that it may be reasonable to ask the church
for a proof of parking agreement and suggested that the church
perform a detailed study of traffic and parking requirements.
Mr. Goodmanson acknowledged that at the present time
Colonial Church does experience some parking difficulties. He
added in his opinion one reason the church is having parking
difficulties is because they do not have the proposed addition
and walk -way. He indicated as the addition and walk -way are
constructed the anticipated result will be in creating a more
convenient entrance to the building from both lots, therefore
reducing residential street parking. Mr. Goodmanson pointed out
the orientation of the building should alleviate some problems
and the additional parking areas will not only provide more
parking spaces but the spaces will be more attractive. Mr.
Goodmanson told the Commission the church is open to staff's
recommendation to eliminate the 24 space parking area on City
property. Mr. Sked asked if the lower (southern) parking lot
could be graded to pick up the 24 parking spaces staff
recommended eliminating from the proposal. Mr. Goodmanson said
he is willing to look into it, adding the church at present time
meets all ordinance requirements regarding parking. Mr. Sked
observed that Colonial Church is very popular and heavily used
and the ordinance requirements may not address the unique needs
of this particular organization. Mr. G. Johnson agreed with Mr.
Sked's observation and suggested the City enter into a proof of
parking agreement with the church. Mr. G. Johnson pointed out
the Commission has asked for proof of parking agreements from
other institutions such as Fairview Southdale Hospital and
Southdale Shopping Center. Mr. Larsen said the condition
recommended in the staff report regarding traffic management
could be broadened to include 1) how to avoid congestion and
traffic conflict 2) an analysis based on the church activities
and on site parking 3) a proof of parking agreement that would
or would not mention parking spaces but would ask the church to
return to the Commission for review and 4) a concrete plan in
place to increase parking spaces if the demand warrants an
increase. Mrs. McClelland said she would like to know the church
requirements regarding parking, have a traffic analysis performed
and a report from the DNR received and reviewed before she
reaches a decision. She added this request would enable the
Commission to reach an educated decision. She added in 1977
neighbors were very concerned with traffic and changes in the
pond. She pointed out there is a recognized parking problem on
the site at the present time and increasing the size of the
church may cause more problems. Regarding the pond she said she
said the Church will try to keep persons from parking on Olinger
but added he felt signage would be the best deterrent. Mr.
Goodmanson told the Commission the Church felt it met and
exceeded ordinance requirements. Mr. G. Johnson said the
Church has met the spirit of the ordinance but in practicality
things are not working. Parking is not limited to the church
site and over flow occurs on residential streets. The problem
has to be solved by working together. Mrs. Jan Johnson of 5837
Jeff Place expressed her concern over traffic volumes and parking
adding that the Thursday evening singles meeting can be attended
by up to 700 singles which she pointed out usually come in
separate vehicles. This leads to traffic congestion on Crosstown
and parking difficulties. She asked that a traffic study be
preformed and implemented. Mr. Runyan asked if traffic volumes
could be improved when the site has limited access. Mr. Hoffman
said there are many ways to address this issue which is why staff
have recommended that the church hire a traffic management
consultant. He continued that signalization could improve
congestion and someone directing traffic during peak church use
could aide is dispersing traffic but these remedies may not
answer all problems. Mr. Hoffman said in this case the needs of
the church exceed the ordinance requirements. Pat Henry of 5841
Jeff Place asked the Commission to table the issue until a
traffic study has been completed and permits have been received
from the DNR.
Mr. G. Johnson recommended the issue to be tabled until
reports are received from the Department of Natural Resources and
a traffic management study acceptable to the City has been
received and reviewed. Mrs. Paulus seconded the motion. The
motion carried.
III. ADJOURNMENT:
The Meeting was adjourned at 9:10 P.M.
Respectfully submitted: