HomeMy WebLinkAbout1987 05-27 Planning Commission Meeting Minutes Regular•
� 40
MINUTES OF THE REGULAR MEETING OF THE EDINA
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON MAY 27, 1987 AT 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman Gordon Johnson, John Bailey,
Del Johnson, Helen McClelland, Jane Paulus,
Virginia Shaw , David Runyan , John Palmer,
and Lee Johnson
MEMBERS ABSENT: William Lewis and Philip Sked
STAFF PRESENT: Craig Larsen, City Planner
Jackie Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES
Mr. Del Johnson moved for approval of the May 1, 1987
Community Development and Planning Commission Meeting Minutes.
Mr. Bailey seconded the motion. All were in favor. The motion
carried.
II. OLD BUSINESS:
P-87-3 Plitt Theatres, Inc.
Edina Theater
3911 West 50th Street
Request: Building Expansion
93 Space Parking Variance
Floor Area Variance
Mr. Larsen asked the Commission to recall that the subject
request was continued to allow the proponents time to respond to
the concerns of the Commission, 50th and France Merchants,
Heritage Preservation Board, and staff. The theater has returned
with new plans in support of their request. Mr. Larsen outlined
the revised plan as follows:
1) The revised plan maintains the street front appearance
as it is today. The existing 3 stores are preserved at their
existing size and location.
2) The revised plans maintain the proposal for 1,400 seats,
but increase the number of screens from three to four. Two of
the screens would have 419 seats, and two would have 281 seats.
Each pair of screens would have a concession area.
3) Since the number of seats proposed remains the same, the
requested parking space variance remains at 93 spaces. The
proposal to add a level to the south ramp continues. The
additional level would provide 115 spaces.
4) The revised plans propose to remove paint from portions
of the building to be saved. The plans also propose brick to
match the brick in the tower for new portions of the building.
The existing marquee would be preserved. These changes conform
to recommendations of the Heritage Preservation Board.
5) The revised plans illustrate the theaters in a stacked
configuration. This design results in an increase of 12 feet in
building height. The present proposal is a four story 48 foot
high building. The building would be 16 feet taller than the
existing building.
® 6) The Zoning Ordinance allows a FAR (Floor Area Ratio) of
1.5 in the PC -2 zone. The initial proposal complied with this
limitation. The revised proposal increases the FAR to 1.82, of
which 1.68 is the theater. The proponents contend that this FAR
is required if they are to save the retail spaces and still meet
their design objectives.
Mr. Larsen concluded the revised plans represent a
significant improvement over the initial plan. The retail spaces
are saved and the exterior treatment conforms to the
recommendation of the Heritage Preservation Board. At four
stories this will be the tallest commercial building on the
corner. The four story portion of the building will be setback
36 feet from 50th Street which will reduce the impact at street
level. Normally staff would not support a proposal which exceeds
the permitted FAR limits. The theater is, however, a unique
use. Its intensity correlates more to the number of seats than
to FAR. Staff could support this variance if the use of the
property is limited to the theater.
Staff recommends the following conditions to the approval.
1. A deed restriction limiting the theater portion of the
property to theater use only.
2. HRA authorization of the addition to the ramp.
3. Removal of paint by a method approved by staff.
4. The granting of a permit by the City Council to occupy
air rights above our sidewalk easement.
5. Provision for trash storage within the building.
The proponents, Peter Kofman, Erika Engel were present
representing the proponent. Members of the 50th and France
Merchants Association were also present.
Mr. Larsen pointed out the Heritage Preservation Board
reviewed and approved the revised plan at their May 26, 1987
meeting.
Mr. Gordon Johnson asked Mr. Larsen if the proposed addition
to the parking ramp would be the same height as the proposed
expansion to the theater. Mr. Larsen said he was unsure of the
height of the ramp after completed but indicated he felt the ramp
height would be less than the theater.
Mr. Peter Kofman, representing Cineplex Oedeon briefed the
commission on the revised plan. He pointed out changes were
implemented as a result of working with City Staff and
implementing the recommendations made by the Planning Commission,
Heritage Preservation Board and the 50th and France Avenue
Merchants Association. Mr. Kofman pointed out the retention of
the store fronts. He also noted the proposal to remove the
painted portions of the building restoring it to its original
facade. He added the new portions will be constructed with the
same brick found in the tower. Continuing Mr. Kofman said
seating capacity will remain the same. Mr. Kofman explained his
company is in favor of staff's recommendations excluding the deed
restriction. Mr. Larsen said staff feels strongly about the deed
restriction and requested the Commission to recommend it as one
of the conditions to approval.
Mr. Gordon Johnson asked if the 2nd level theater's would be
handicap accessible. Mr. Kofman said they would be accessible by
means of an elevator. Mr. Bailey inquired about emergency
exits. Mr. Kofman pointed out an exit stairwell would be located
in the rear for exiting.
Mr. Lee Johnson asked Mr. Larsen his reason for recommending
a deed restriction. Mr. Larsen replied a deed restriction is
used as a review mechanism. This mechanism enables staff to
review potential uses and exercise control if ownership changes
hands. With the deed restriction any use other than theater use
would be illegal. Mr. Gordon Johnson asked Mr. Larsen about the
change in the FAR Mr. Larsen responded the increase in the FAR
is related to the retention of the retail spaces.
Mr. Hosman Brown, representing the 50th and France Avenue
Merchants told the Commission he has been in the area for 38
years. He thanked the proponents for maintaining the retail
spaces but expressed some concern at the size of the building as
a result of this. Mr. Brown pointed out a large single use
carries a risk if it does not work out. Mr. Brown contended the
50th and France Avenue Merchants do not object to this plan but
want to make sure it has been well thought out and will be
economically feasible.
Mrs. McClelland moved to recommend approval subject to staff
conditions and noting the increase in the FAR is a result of
Staff and Commission's request. Mr. Del Johnson seconded the
motion. All were in favor. The motion carried.
III. NEW BUSINESS
C-87-3 Normandale Lutheran Church
6100 Normandale Road
Request: Building Addition to Classroom Wing and
Reconstruction of Office Wing
Mr. Larsen informed the Commission Normandale Lutheran
Church has submitted plans in support of their request for a
Conditional Use Permit to allow a building expansion. The
expansion would add one floor to the educational wing on the
south side. The expansion would also include the demolition of
and reconstruction of the northerly office wing.
Mr. Larsen pointed out the reconstructed northerly wing
would provide office space on the upper floor and youth activity
and nursery space on the lower floor. The northerly addition
also contains a new narthex for the church. The addition to the
educational wing would only be partially finished. About one
third of the space would be finished for choir rehearsal and a
music library. The remainder of the space would be reserved for
future needs. The proposed additions will result in a net
increase of 16,376 square feet of building area.
Mr. Larsen pointed out the Zoning Ordinance requires that
churches maintain a 50 foot setback from all property lines. The
westerly portion of the existing north wing provides a setback of
approximately 27 feet. The new wing would increase to 44 feet
the setback at this same point. The rest of the main building
would provide the required 50 foot setback. However, exterior
stairwells in two locations on the north wall provide 33 and 47
foot setbacks. Consequently, a 17 foot setback variance is
requested.
Using 22 inches per seat, as required by the Zoning
Ordinance, the church has a capacity of 515 persons. At one
parking space for each 3 seats, 172 parking spaces are required.
Currently there are 216 parking spaces on-site. Following
construction on-site parking will be reduced to 194 spaces.
Information provided by the church indicates an average combined
attendance of 640 persons. The largest single service attendance
is 400 persons. This results in a parking demand of 133 spaces.
Continuing Mr. Larsen said surface parking areas are not
screened from the street as required by the Zoning Ordinance.
Staff has been assured that screening will be provided.
Mr. Larsen concluded the proposed addition and
reconstruction will improve the aesthetic appeal of the building,
especially the new north wing. Additional landscaping and
screening the parking areas will improve the overall appearance
of the site. The activities planned for this space are not
likely to conflict with Sunday mornings services when parking
demand is the highest.
Staff recommends approval with the following conditions:
1. Staff approval of a landscaping plan and schedule -which
conforms to Ordinance requirements.
Ms. June Schmidt, Lloyd Berquist, Don Dahlquist and
Verna Lindquist were present representing the proponent.
Mr. Berquist briefed the Commission on the proposal pointing
out it will be a significant improvement for the church. He said
the materials used would match the present structure's
materials. Mr. Runyan asked Mr. Berquist which phase of the
project would be constructed first. Mr. Berquist said the
addition of a 3rd floor to the south wing would be constructed
first and as monies became available completion of the project
would continue. Continuing Mr. Berquist informed the Commission
the church held a neighborhood meeting which informed impacted
neighbors of the proposed plans. He added neighborhood comment
was generally favorable.
Mr. Dahlquist told the Commission the church will work with
City staff to complete a landscaping plan which will meet their
requirements.
Mr. Del Johnson moved to recommend approval. Mr. Palmer
seconded the motion. Mr. Gordon Johnson and Mr. Lee Johnson
abstained. Mr. Runyan, Mrs. Paulus, Mrs. McClelland, Mr. Bailey
and Mrs. Shaw voted aye. Motion carried.
LD -87-5 7700 Marth Court
5901 Long Brake Trail
Lot 5, Block 1, Braemar Hills lith Addn.
and Lot 2, Block 2, Braemar Hills 10th Addn.
Mr. Larsen informed the Commission the northerly 30 feet of
Lot 5 would be transferred to Lot 2 of Braemar Hills 10th
Addition. The division would increase the depth of Lot 2 to
approximately 155 feet while reducing the width of Lot 5 to 120
feet. Mr. Larsen added both lots would continue to exceed all
Zoning ordinance requirements.
Mr. Larsen pointed out the division will improve.Lot 2 and
will not negatively impact Lot 5.
Staff recommends approval.
Mr. J. Palmer moved to recommend approval. Mr. Lee Johnson
seconded the motion. All were in favor. The motion carried.
LD -87-6 6537-6539 McCauley Trail
Lot 5, Block 1
Indian Hills 3rd Addition
General Location: West of Gleason Road and south of
McCauley Trail
LD -87-6
6537-6539 McCauley Trail
Lot 5, Block 1
Indian Hills 3rd Addition
Mr. Larsen told the Commission the proponents are requesting
a party wall division of a newly constructed double bungalow. He
added separate utility connections are provided.
Mr. Larsen concluded staff recommends approval.
Mr. Runyan moved to recommend approval. Mr. Palmer seconded
the motion. were in favor. The motion carried.
LD -87-7 6545 McCauley Trail
6301 Timber Trail
Indian Hills 3rd Addition
Mr. Larsen informed the Commission the proponents are
requesting a party wall division of a newly constructed double
bungalow. Separate utility connections are provided.
Mr. Larsen concluded staff recommends approval.
Mr. Palmer moved to recommend approval. Mrs. Paulus
seconded the motion. All were in favor. The motion carried.
LD -87-8 7015-7017 Lynmar Lane
Lot 5, Block 2
Stow's Edgemoor Addition
Mr. Larsen told the Commission the proponents are requesting
a party wall division of an existing double bungalow. Separate
utility connections are provided.
Mr. Larsen concluded staff recommend approval.
Mr. Palmer moved to recommend approval. Mr. Lee Johnson
seconded the motion. All were in favor. The motion carried.
LD -87-9 Jerry's Enterprises, Inc.
5101 Vernon Avenue South
Mr. Larsen informed the Commission Jerry's is requesting a
lot division which would separate the Grocery Store Complex from
the Hardware Store Complex. this is necessary in order to have
separate mortgages. Mr. Larsen added the division will not have
zoning compliance implications.
Mr. Larsen concluded staff recommends approval.
Mr. Palmer moved to recommend approval. Mrs. Shaw seconded
the motion. All were in favor. The motion carried.
IV. ADJOURNMENT
Mr. Del Johnson moved for adjournment at 8:05 p.m. Mrs.
Shaw seconded the motion. All were in favor.
Respectfully submitted,