Loading...
HomeMy WebLinkAbout1988 03-30 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON MARCH 30, 1988, AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chairman David Runyan, Helen McClelland, Del Johnson, John Palmer, Virginia Shaw and Jane Paulus MEMBERS ABSENT: William Lewis, Gordon Johnson, Geof Workinger, Lee Johnson and John Bailey STAFF PRESENT: Craig Larsen, City Planner Jackie Hoogenakker, Secretary I. APPROVAL OF THE MINUTES: Commissioner Shaw moved for approval of the March 2, 1988 Community Development and Planning Commission Minutes. Commissioner Palmer seconded the motion. All were in favor. Motion carried. II. OLD BUSINESS: Z-88-1 Room and Board, Incorporated Rezoning request from POD -1, Planned Office District to PCD -2, Planned Commercial District Mr. Larsen explained for the Commission the materials sent for review are sections of the Comprehensive Plan addressing retail -commercial use in the southeastern quadrant of the City and sections of the Zoning Ordinance specifying permitted principle uses in both the office district and the PCD -2 commercial district. He noted «_ that office uses are allowed in the PCD district. Also, high traffic generators, such as banks and service providers like the "Vault" are presently allowed in both districts. Mr. Larsen informed the Commission staff asked that the proponent survey -u the existing uses along France Avenue. Staff did not have time to review this material. Mr. Larsen pointed out since the last meeting the City Council has approved the County's plan to upgrade and widen France Avenue. This widening will only have a minor impact on the subject property (Room and Board), but it will have a significant impact on the Collins site . All of the parking in front of the site will be lost. This amounts to about 25% of the available spaces on an already underparked site. The proposed vacation of Mavelle Drive will off -set some of the lost parking. The proposed plan should work if the public perceives that the parking is shared by both uses. A proof of parking agreement covering both properties would allow us to address any parking problems that may occur. Mr. Larsen concluded if the Commission decides to approve the proposal staff would suggest amending the Comprehensive Plan and a rezoning to PCD -2 subject to a Proof of Parking Agreement covering both properties based on the parking demand for furniture stores. The proponents, John and Martha Gabbert and their attorney, Peter Beck and Dan Ashman, architect were present. Tenants of 7100 France Avenue were present. Mr. Peter Beck recapped for the Commission reasons for Room and Board, Inc. requesting either rezoning or an amendment to the text of the Zoning Ordinance. He pointed out Room and Board is a unique use. Mr. Beck referred to his letter addressed to the Commission explaining the trip estimates generated by retail uses of buildings west of France Avenue. He added these are rough estimates due to the limited time for study. This study supports the theory that traditionally furniture stores generate far less traffic than general retail uses. The conclusion of the study is that the 7100 Building will generate approximately 52 P.M. peak hour trips when developed as proposed. The 7100 Building if it remains as a 27,000 square foot office building yields a total of 66 P.M. peak hours trips. This is 27% more traffic than the number of trips which will be generated if the building is developed as proposed by Room and Board. There is ample precedent for retail uses west of France Avenue, and many high traffic generating retail and commercial uses presently existing west of France Avenue. Continuing, Mr. Beck indicated Room and Board will be a low traffic generator, particularly during the P.M. peak hours, and will provide an excellent buffer between the more intense commercial/retail uses at 70th and France and the office and other uses located further south on France Avenue. Mr. Beck told the Commission he understands their concerns regarding precedent setting and pointed out the text amendment could be a safeguard against that. Mr. Beck pointed out the widening of France Avenue has a serious impact on the property, especially as it relates to the Collins site. He added an approach that could be studied is a rezoning of the site with a proof of parking agreement. Ms. Martha Gabbert explained to the Commission the change in parking at the Collins site due to the expansion of France Avenue. She said all of the parking spaces in the front of the Collins building will be lost. If the 7100 France Building proposal is approved, parking will be provided for both sites and landscaping will be improved. The expansion of France Avenue is a concern due to the loss of parking at the Collins site. Lois Thornton, tenant of 7100 France Avenue Building explained to the Commission her loss if the property is developed into a furniture store. She told the Commission she strongly opposes the proposed zoning change. She commented if this proposal is approved what guarantee does a potential business have if they choose to locate in Edina, begin to generate business and a year later the City decides to change the zoning of office space to retail. What happens to that developing business and their trust in the City's present standards. Commissioner Palmer explained he is very sympathetic to Room and Board, Inc. regarding the widening of France Avenue and the impact it will have on the Collins site. He pointed out that may be something that will have to be addressed and resolved by the County, City and the property owner. He added in his opinion he cannot support a change to the City's Comprehensive Plan and Zoning Ordinance regardless of how attractive the project is. Commissioner Palmer said he believes the intent of the Ordinance and Comprehensive Plan is to contain regional commercial/retail areas such as Southdale, Yorktown etc. Commissioner D. Johnson voiced agreement with Mr. Palmer adding the proposed development is very attractive but it is proposed for the wrong site. Commissioner Runyan asked Mr. Larsen what the widening of France Avenue will do to the Collins site. Commissioner McClelland also asked Mr. Larsen if the Collins site would become non -conforming as a result of the loss of parking spaces. Mr. Larsen stated the widening of France Avenue will have a direct impact on the Collins site, if the proposal is approved the Collins site could be incorporated into the 7100 France Avenue site and a proof of parking agreement could be placed over both parcels. In response to Commissioner McClellands question the Collins site at present is non -conforming, the widening of France increases it's non -conformity. Commissioner Runyan noted there are many positive factors in this proposal. Commissioner Shaw said she is trying to grasp the valid points of this proposal, she added in her opinion the widening of France Avenue should not be a factor in a decision making process. She also said she is sympathetic with the tenants of the building but that is a private matter and should not be a factor in reaching a decision. The tenants will have to work with the new property owner. Commissioner Shaw said she cannot support the proposal. Commissioner McClelland said in her opinion a change in the concentration of commercial/retail in specific areas is something that should be carefully considered and this proposal may "open up floodgates" if there is a change from that general concentration. Commissioner Palmer moved to recommend denial of the proposal on the basis that it is contrary to the Comprehensive Plan and the Commission feels that commercial uses are not to be extended into this area. Commissioner D. Johnson seconded the motion. All were in favor. The motion carried. III. NEW BUSINESS Z-88-3 Planned Industrial District, PID to Planned Commercial District, PCD -2 5229 Eden Avenue, 5220 Eden Avenue and 5200 Eden Circle S-88-3 Preliminary Plat Approval for Jerry's Enterprises Mr. Larsen informed the Commission the subject proposal comprises several parcels located both north and south of Eden Avenue. The project proposes the redevelopment of the Edina School District bus garage north of Eden and the Lewis Engineering and Kunz Oil sites south of Eden Avenue. All of the parcels are in the Grandview Area Redevelopment Plan and Tax Increment District. The project area is approximately 10 acres in size. Mr. Larsen added all of the project area is currently zoned Planned Industrial District, PID. The proposal retains the PID Zoning on the southerly portions of the site where a new bus garage complex for the school district would be developed. The remainder of the site would be rezoned PCD -2 to accommodate office -retail uses. North of Eden, on what is now the bus garage, a retail building containing approximately 45,600 square feet would be constructed. The one level building would be at the same level as, and connected to the existing Jerry's Super Market. The building would be constructed over a two level parking structure containing 228 parking spaces. South of Eden the project proposes an office -retail complex containing approximately 114,400 square feet of floor area. Parking for the complex would be provided in a two-level, 572 space parking ramp. The building complex includes a two story retail -office building, a seven story office building, and a small bank building. The project proposes a skyway connection spanning Eden Avenue. Mr. Larsen pointed out the PCD -2 zoning district has a 4 story limit on building height. The office building is proposed at 7 stories, thus a 3 story height variance is requested. The project would comply with all other requirements in the PCD -2 district, and the redeveloped bus garage would comply with the requirements of the PID district. Mr. Larsen explained the 1980 Comprehensive Plan suggested that the Grandview Area be studied and that a redevelopment district be established. In 1984 the Grandview Area Redevelopment Plan and Tax Increment Financing District were adopted by the City's Housing and Redevelopment Authority, HRA. The primary goals of the District were to create additional public parking, to provide needed roadway improvements, and to redevelop the non -conforming land uses along Eden Avenue. In 1985, BRW, prepared a land use study of the Grandview Area. A key element of this study was the redevelopment potential of the Eden Avenue area. The BRW study suggested the area south of Eden Avenue could be redeveloped for office -warehouse uses or could be developed as multi -family residential with a density of 25 to 30 units per acre. The study suggested redevelopment of the school bus garage with an office use. In 1986 the Commission gave concept approval for a 210 unit apartment building south of Eden. Planning the redevelopment along Eden Avenue has been complicated by the school's bus garage. Staff has met with school officials several times since 1984 to discuss the possible relocation of the bus garage. No suitable site was found until now. The subject proposal, has been reviewed by School Administration and by the School Boards Planning Committee and has their support. The proposal will be reviewed by the full Board in the near future. Mr. Larsen pointed out the assumed permanence of the school garage in its present location limited the range of land use possibilities for the area south of Eden. Including the bus garage in the redevelopment creates an opportunity to connect the development on the south side of Eden to the existing retail complex north of Eden. This increases the range of suitable land uses for the area. In 1984, in connection with a redevelopment proposal for the Biltmore Motel, BRW conducted a traffic study of the Grandview area. The study recommended a number of street and intersection improvements to reduce conflicts and improve traffic flow in the area. In late 1987 the City Council authorized the first major improvement recommended by the study. The improvement includes closing the Eden, Sherwood, Eden Circle intersection with Vernon, the widening of Link Road, the signalization of the Link Road, Vernon Avenue intersection. This project will be completed in 1988. The City has contracted with BRW to review and update the findings and recommendations of their 1984 study. The proposed project incorporates the authorized improvements in the site plan. Mr. Larsen concluded the proposed redevelopment represents an excellent opportunity for the Grandview Area and the entire City. The key element is the ability of the developer to find a solution to the problem of the school bus garage. The result is a project that creates a relationship between uses north and south of Eden. The visual character of the area will be greatly enhanced by this redevelopment. Although the retail components of this proposal were not anticipated by the Comprehensive Plan or the BRW land use study staff believes that the scope of this redevelopment proposal and its relationship to existing retail uses changes some basic assumptions of earlier plans and that amending the plans is appropriate in light of current circumstances. Staff recommended Preliminary Rezoning and Preliminary Plat approval and Amendment of the Comprehensive Plan and Grandview Area Plan to illustrate the proposed land uses with the following conditions: 1) Final Rezoning and Final Plat Approval. 2) Approval of a Redevelopment Contract by the City Council between the HRA, the Developer, and the School District. 3) Results of the updated traffic study by BRW 4) That the 7 story office building be reduced to a maximum of 4 stories. Mr. Robert Shaddock representing Jerry's Enterprises and Mr. Arthur Dickey of Dickey Architects were present. Interested neighbors were present. Mr. Shaddock told the Commission he believes this proposal is a plus for the neighborhood. He added representatives of Jerry's Enterprises met with members of the school district and the response was very positive concerning the relocation of the Edina school bus garage. Commissioner Del Johnson said he sees some positive changes for the area as a result of this plan. Commissioner McClelland asked Mr. Larsen about the re -location of the school bus garage and how the city financially would enter into it. Mr. Larsen said the present school bus garage site would be moved to the proposed site in what could be considered a land swap. A solution to funding the proposal could possibly include the HRA. An exact formula for this solution has not been worked out but staff is optimistic that something can be worked out. The following residents expressed their concerns regarding the proposal: Mr. R. Rosch, 5248 Richwood Drive, Mr. Laird, 5232 Edenmoor Street, Mr. T. Gionanable, of TSC Office Building, Mr. and Mrs. Ron Cohen, 5213 Richwood Drive, Mr. S. Ullom, 5229 Richwood Road, Mr. Stortz, 5240 Richwood Drive, Elaine Peterson, 5236 Edenmoor Street. Their concerns are outlined as follows: 1) Increase in traffic flow. Residents pointed out the neighborhood has experienced a marked increase in traffic as a direct result of the Edina Girls Gymnastic Association being housed in their neighborhood. Any added traffic would stress an already stressful traffic situation. At times it is impossible to "get out". 2) Traffic Safety. Many residents of the neighborhood enjoy walking and their children enjoy the close location of a City park. An increase in traffic would pose a safety hazard. 3) Exhaust fumes from the buses may pose a potential health hazard. Visual pollution will be felt from the proposed 7 story office building. A 7 story office building is unacceptable. 4) The proposed location of the new bus garage has a negative direct impact on residents whose property is in close proximity to the proposed location. And ..... is the school district financially capable of paying for a new bus garage? 5) Parking. The present parking is less than desirable. City buses now use Eden Road and Link Road to park on. 6) The location of commercial zoning where presently industrial/office zoning is located. Mr. Shaddock said Jerry's Enterprises is willing to look at reducing the 7 story office building to the required 4 story office building height. Commissioner Runyan told the residents he shares many of their concerns. Since it has been implied that Jerry's Enterprises is willing to look at reducing the 7 story office building to 4 stories one concern has been addressed. Commissioner Runyan asked Mr. Larsen if a traffic study has been done. Mr. Larsen said BRW will be conducting a traffic study of the area during the week of April 13th. Commissioner Palmer said before an educated decision is made the Commission should have copies of the traffic study from BRW. Commissioner McClelland expressed concern regarding the commercial aspect of this proposal and felt the Commission needs more time to review the proposal and study the traffic report. Commissioner Paulus said another concern that Jerry's Enterprises should address is the possible re -design of the bus garage placement. A design plan should be developed to reduce the impact to the neighbors. Commissioner D. Johnson said he is in agreement with members of the Commission that this issue should be held over for at least 30 days to allow the proponent time to study the concerns expressed by the Commission and residents of the area and for BRW to compile the results of the traffic study. Commissioner D. Johnson moved to hold over the proposal allowing the proponent time to study the issues raised at this meeting and the Commission to receive a report from BRW regarding the traffic study. Commissioner Palmer seconded the motion. All were in favor. The motion carried. LD -88-3 Glen Nybeck 6012 and 6016 Halifax Avenue Lot 9 and Lot 8, Block 2, Two Oaks Mr. Larsen told the Commission the applicant represents the owner of Lot 8 who would like to transfer an approximately 2800 square foot triangle of property to the owner of Lot 9. The subject division will coordinate with an existing fence which separates the two properties. Mr. Larsen said,the proposed lot division does not reduce the conformity of either lot, and in fact will eliminate the non conforming sideyard setback of the dwelling on Lot 9. Mr. Larsen concluded staff recommends approval. Commissioner Paulus moved to recommend approval. Commissioner Palmer seconded the motion. All were in favor. The motion carried. LD -88-4 Don Berg Construction 5900-5902 Schaefer Road Lot 1, Block 3 Killarney Shores Mr. Larsen informed the Commission the proponent is requesting a party wall division for an existing double bungalow. The division meets the requirements specified in the Zoning Ordinance and separate utility connections are provided. Mr. Larsen concluded staff recommends approval as presented. Commissioner Paulus moved to recommend approval. Commissioner Paulus seconded the motion. All were in favor. The motion carried. IV. ADJOURNMENT The meeting was adjourned at 9:45 p.m. 'Now 's in �l * Hoogenakkei-,-��Tlcretary &W,