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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: