HomeMy WebLinkAbout1988 04-27 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE
EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON APRIL 27, 1988, AT 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman William Lewis, Lee Johnson, John Bailey, Helen
McClelland, Del Johnson, John Palmer, Jane Paulus,
Virginia Shaw and Gordon Johnson
MEMBERS ABSENT: David Runyan and Geof Workinger
STAFF PRESENT: Craig Larsen, City Planner
Fran Hoffman, City Engineer
Jackie Hoogenakker, Planning Secretary
I. APPROVAL OF THE MINUTES•
Commissioner Paulus moved for approval of the March 30, 1988 Community
Development and Planning Commission Meeting Minutes. Commissioner D. Johnson
seconded the motion. All were in favor. The motion carried.
II. OLD BUSINESS -
Z -88-3 Jerry's Enterprises, Inc. Rezoning and Preliminary Plat
& Approval. PID, Planned Industrial District to PCD -2,
P-88-1 Planned Commercial District.
Mr. Larsen explained to the Commission the proponent has revised plans to
address your concerns and the concerns of the residents. The revised plans
address access to and use of Sherwood Avenue, the height of the office building,
and the design and location of the school bus garage.
Mr. Larsen said representatives from Jerry's Enterprises and BRW are
present to speak regarding the proposed changes.
Mr. Robert Shadduck, Mr. Arthur Dickey, were present representing Jerry's
Enterprises. Mr. Howard Preston, BRW was present. Interested residents were
present.
Commissioner Shaw arrived.
Mr. Howard Preston began his presentation by giving the Commission
background on the Grandview Area. He explained to the Commission the site in
question was identified for redevelopment a number of years ago. He added when
BRW studied this site it was considered for office. With the aid of graphics
Mr. Preston pointed out the differences in trip generation increases between the
proposal and the original office concept. He added the increase in traffic is
due to the proposed retail use on the site. Mr. Preston concluded his
presentation noting the proposal would generate an increase in traffic but with
the proposed road improvements in the area already in progress the impact would
be minimal. He recommended that special consideration should be given to
providing a system of left turn lanes along Eden Avenue (between the railroad
overpass and Link Road) in order to better accommodate the increased number of
vehicles turning left. Eden Avenue could be re -striped to accommodate this
recommendation.
Commissioner McClelland asked Mr. Larsen if the City has any plans at
present to widen Eden Avenue. Mr. Larsen responded that at this time the City
has no plans to widen Eden Avenue. Commissioner McClelland commented that she
is not convinced that Eden Avenue can handle the increase in traffic even with
renovations/improvements. Commissioner Bailey agreed with Commissioner
McClelland's observation adding he can foresee a possible stacking problem on
Link Road. Mr. Preston indicated traffic will be heavy at times, but with the
proposed renovations/improvements traffic can flow with efficiency.
Commissioner McClelland pointed out the heavy bus use on the roadways in
question. Mr. Preston acknowledged that a -large number of buses can lower the
capacity of roadways. Commissioner McClelland commented that traffic statistics
on paper may appear to work but the reality may be quite different. Mr. F.
Hoffman explained that Link Road will be re -built and signalized at Vernon
Avenue. These improvements should reduce congestion and improve the traffic
flow. Mr. Hoffman added there still are concerns regarding traffic, but with
further study they can be reduced. Mr. Larsen explained that part of the
problem with the stack -up of cars on Link Road is Super America. Once that area
has been redesigned the problem should be lessened. Mr. Hoffman added the MTC
buses will not be using that area.
Mr. Robert Shadduck pointed out with graphics the changes in the revised
plans. He asked the Commission to note the re -arrangement of the bus garage,
the location of the office and the reduction from 7 stories to 5 stories in the
height of the office building. Commissioner L. Johnson asked Mr. Shadduck if
the'proposed office building height is reduced to 4 stories would there be an
enlargement in the buildings footprint. Mr. Shadduck responded that the
footprint would be enlarged to maintain the proposed square footage of the
building. Commissioner McClelland stressed she is very uncomfortable with
allowing retail on the south side of Eden Avenue. Commissioner Paulus asked Mr.
Shadduck if retail space is needed with office space on the south side of Eden
Avenue. Mr. Shadduck explained the intent of the proposal is to have the
building split, 50% office, 50% retail. He said he believes retail is needed to
make the project economically feasible. Mr. Shadduck added the retail concept
is for small stores possibly containing a barber, beauty shop, dentist, children
and women's clothing stores etc. He said each store would probably be 1,500
square feet or less. He explained the proposal is for a neighborhood retail
area that would meet neighborhood needs.
Commissioner D. Johnson excused himself from the meeting.
Members of the neighborhood expressed views and concerns on the proposal.
Mr. D. Getsch , 5233 Richwood Drive stated he opposes commercial development
south of Eden Avenue, citing it is not in keeping with the Comprehensive Land
Use Plan, he recommended a reduction in the office buildings height from the
proposed 5 stories to 4 stories. Mr. Getsch recommended further study on the
impact of retail south of Eden Avenue as it relates to traffic flow, and the
continuation of road improvements and renovations for the area. Mr. Ron Cohen,
5213 Richwood Drive, told the Commission he would like to see a plan that shows
the landscaping, he also asked the Commission to note that he opposes retail on
the south side of Eden Avenue. Mr. Cohen suggested that the office building be
moved more toward the east. Mr. Richard Peterson, 5236 Edenmoor Avenue
expressed concern that the value of his home may be reduced, he also expressed
concern that the school district has not given any indication they can afford a
new bus garage. Commissioner McClelland said she agrees with Mr. Peterson's
observation regarding the school district. She added she would like to have
something more concrete from them regarding the issue of the bus garage. Mr.
Shadduck told the Commission and residents there is a possibility that the
height of the building could be reduced to 4 stories and the office building
moved to meet the needs of the residents, but this would take further study. He
said they are working with the school district and the Board Members have
expressed- support for the proposal.
The discussion continued with Commission Members expressing concern over
retail on the south side of Eden Avenue, increased traffic with the
recommendation that further study be given to the difference between retail and
office as it relates to traffic. They added they would like to see a reduction
in the height of the office building and new plans that would show the increased
buildings footprint if the height is reduced. Commission Members also
recommended that they receive more information from the school district
regarding the bus garage.
Commissioner L. Johnson moved to recommend denial due to the lack of
supporting traffic information that would justify commercial uses south of Eden
Avenue. Commissioner G. Johnson seconded the motion.
Commissioner Paulus stated she feels this project has alot of merit and
asked if the Commission would consider a motion for approval with conditions.
After a brief discussion the Commission indicated they were uncomfortable
with a motion for approval with conditions when there are so many unanswered
questions. The stated they would like more information enabling them to make a
educated decision.
Commissioner Palmer recommended the simplest way would be to recommend a
straight denial.
Commissioner L. Johnson withdrew his motion.
Commissioner L. Johnson moved to recommend denial based on the comments
presented this evening. Commisioner McClelland seconded the motion.
Commisioner W. Lewis abstained. All were in favor. The motion carried.
III. NEW BUSINESS
Z-88-2 Preliminary Rezoning and Preliminary Plat Approval
or
& Harvey Swenson. R-1, Single Dwell g Unit DistricttoS-88-2 PRD -2, Planned Residence District. Generally located
southeast of Vernon Avenue and west of Sherwood.
Mr. Larsen told the Commission the subject property measures approximately
1 1/2 acres in size and is currently developed with two single family homes.
The property consists of 3 lots platted in the Edenmoor Addition. The middle
lot does not have street frontage. The property is bounded by Vernon Avenue on
the west, by Sherwood Avenue on the east, single family homes to the south, and
a one story office building on the north side.
Mr. Larsen explained the proposed project would remove the existing
dwellings and redevelop the site with six townhouse units. All units would be
one story in height with a south -facing walkout level. The garages would face
north against the rear of the office building. An unusual feature of the units
is the main floor master bedroom. All units have slightly over 1500 square feet
of living area on the main floor.
Mr. Larsen pointed out the proposed development is essentially a double
bungalow development. However, since the project would be served by a private
rather than public street, PRD -2 zoning is required. The proposal meets or
exceeds all requirements of the PRD -2 district. The Ordinance requires 7,200
square feet of land area per dwelling unit. The proposed development provides
10,620 square feet per unit. At 18 percent, lot coverage is well below the
permitted 25 percent.
The subject property is illustrated as Single Family Residential on the
Comprehensive Plan Land Use Map. The proposed use is not consistent with that
designation. Consequently, a Comprehensive Plan Amendment to Low Density
Attached Residential would be required if this proposal is approved.
Mr. Larsen said the subject site contains a small piece of right of way for
Edenmoor Street dedicated by the original plat. This right of way was never
improved with a public street. Located in the southeasterly corner of the site,
the parcel measures approximately 30 feet by 110 feet. The proponent is
requesting vacation of the right of way.
The project was originally submitted as a seven unit development with site
access only from Sherwood Avenue. This proposal was withdrawn prior to the
March 30, 1988, Planning Commission Meeting. Most of the attached
correspondence addressed that proposal The developer will be meeting with the
neighborhood prior to the Commission meeting.
Mr. Larsen added the proponent has presented a very attractive project.
The townhouses maintain a low profile and are relatively unobtrusive. The units
appear to offer features that would be attractive to the market for townhouses
in Edina. The development would comply with all Zoning Ordinance requirements
for the PRD -2 district. In fact, with a land area of approximately 10,600 sq.
ft. per unit the project has a density similar to many single family
neighborhoods, including Richmond Hills. The building width of 68 feet for each
two unit building is similar to the width of many existing single family homes
in the neighborhood.
As mentioned earlier, approval of the plan would require amending the
Comprehensive Plan designation of "Single Family Residential" for the property.
It appears that the property could be replatted into four single family lots
similar to the lots on Edenmoor. A single family plat would not allow us to
control the size and design of the homes and would not provide for a landscaping
requirement. A single family plat would also require a public street, where the
townhouses can be served by a private street.
Mr. Larsen concluded that he is reluctant to recommend a change to the
Comprehensive Plan. There are, however, some advantages offered by the PRD -2
zoning that warrant consideration.
Mr. Harvey Swenson, proponent and interested residents were present.
Mr. Swenson explained to the Commission he designed this proposal to
maintain the flavor of single family residences. He pointed out the low density
of his proposal adding in his opinion the difference between this proposal and
the single family dwellings in the area is a common wall.
Commissioner G. Johnson questioned if it is appropriate to have curb cuts
on Vernon Avenue. City Engineer Fran Hoffman said Hennepin County generally
routes the traffic flow toward the "feeder" road, which is this case is Vernon
Avenue. Mr. Swenson said his original intent was to have a single curb cut on
Sherwood Avenue, none on Vernon Avenue. Commissioner G. Johnson added he can
see the County's logic of routing traffic toward feeder roads but feels that
eliminating a curb cut on Vernon Avenue is a desirable goal; especially as it
relates to a possible safety hazard of left hand turns off Vernon Avenue.
Commissioner McClelland commented that a curb cut on Vernon Avenue would open up
the residential area to traffic wanting to "shoot" through thus avoiding the
possible congestion on Link Road. She suggested elimination of the curb cut
with the exception of emergency vehicle access through a possible "knock -down
barrier.
Residents of the neighborhood, Mr. Ron Cohen, 5213 Richwood Drive, Mrs.
'eterson, 5236 Edenmoor, and David Getsch, 5233 Richwood Drive asked the
Commission to note their concerns; increased traffic, drainage and building
elevation. Mr. Swenson told the residents the elevations of the dwellings
would virtually be the same as Mr. McGuire's house (the house on the site). Mr.
Hoffman explained to the residents that drainage .issues are carefully studied
and the plans Mr. Swenson has submitted seems to address the issue adequately.
Mr. Swenson referred to the site plan where he pointed out how the drainage
system would work. The drainage flow will continue to drain south. The
proposal would create a drainage path with berm allowing the water to drain to a
natural low point away from houses.
Commissioner McClelland moved to recommend preliminary rezoning,
preliminary plat approval and approval of an amendment to the Comprehensive Land
Use Plan with the recommendation that the curb cut on Vernon Avenue be
eliminated for through traffic with the exception of permitted use by emergency
vehicles and subject to staff conditions. Commissioner Palmer seconded the
motion. Ayes: J. Palmer, L. Johnson, G. Johnson, H. McClelland, J. Paulus, V.
Shaw, J. Bailey, and W. Lewis. Motion carried.
-0 R-1, Single Dwelling Unit District to R-2, Double
& Dwelling Unit District, Landmark Home Corp and
-88-4 C & S Properties
Preliminary Plat Approval, Landmark Addition
Mr. Larsen told the Commission the subject property is undeveloped and is
proximately 2 1/2 acres in size. To the north and east of the property is Van
lkenburg Park. To the northwest is The Prime Office Park development. The
operty directly west of the subject property is undeveloped land zoned for
fice use. Immediately south of the property there is a single family home
onting on Lincoln Drive.
Mr. Larsen added the proposal is to rezone the property to R-2 and to plat
e property into 5 double bungalow lots. The lots range in size from 17,017
care feet to 31,577 square feet in area with an average size of 22,537 square
et. All lots exceed Zoning Ordinance standards for R-2 lots. The proposed
zoning is consistent with the Comprehensive Plan which designates the property
"Low Density Attached Residential".
Mr. Larsen pointed out the proposed development requires the improvement of
.3ortion of Malibu Drive. Two of the proposed lots would have frontage on the
a street. Ultimately this segment of Malibu will connect to Interlachen
ilevard.
Mr. Larsen concluded staff recommends preliminary rezoning and preliminary
it proval for the proposed development. The lots meet or exceed all Zoning
Is ze requirements and the use is consistent with the Comprehensive Plan.
:ommendation for approval should be conditioned on:
1. Final Rezoning
2. Final Plat Approval
3. Developers Agreement
4. Subdivision Dedication
The proponent, Mr. Jon Sopher was present.
A brief discussion ensued with members of the Commission expressing
�roval for the proposal.
Commissioner Palmer moved to recommend preliminary rezoning and preliminary
t approval subject to staff conditions. Commissioner Bailey seconded the
ion. Ayes; J. Palmer, J. Bailey, H. McClelland, G. Johnson, L. Johnson, V.
w, J. Paulus, and W. Lewis. Motion carried.
LD -88-5 Parts of Lot 2, and Lot 3, Block 1, Edina Office Center
Mr. Larsen told the Commission the two properties are the National Car
:al site and a vacant parcel immediately to the west of National Car Rental.
�ntly, the City Council authorized the construction of a roadway connection
leen Minnesota Drive and West 77th Street. The new street will cause a small
: of each site to be non-contiguous with the main tract of each site. The
)o lot division will facilitate a trade of the parcels.
Ir. Larsen concluded staff recommends approval.
Commissioner McClelland moved to recommend approval. Commissioner Palmer
�conded the motion. All were in favor. The motion carried.
►- ADJOIIRNI ENT:
The meeting was adjourned at 9:55 p.m.
i
ulin Hoogenakker, ecretary
is