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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,