Loading...
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