HomeMy WebLinkAbout1989 07-05 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE
EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON WEDNESDAY, JULY 5, 1989, AT 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Nan Faust, John Bailey, Helen McClelland, Virginia Shaw,
L. Johnson, Geof Workinger, John Palmer, D. Johnson
Chairman G. Johnson
MEMBERS ABSENT: David Runyan, Robert Hale
STAFF PRESENT: Craig Larsen, City Planner
Philip Dommer, Senior Planner
Jaculin Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES:
Commissioner Palmer moved for approval of the April 26 and May 31, 1989,
Community and Development Planning Commission Meeting Minutes. Commissioner
McClelland seconded the motion. All vote aye. Motion carried.
II. OLD BUSINESS:
C-89-1 Christ Presbyterian Church
6901 Normandale Road
Request: Building Expansion
Mr. Dommer asked the Commission to recall that this item was reviewed at the May
31, 1989 Planning Commission meeting. At that time the item was continued to
allow the Church an opportunity to address parking and access concerns.
Mr. Dommer pointed out under the original proposal a total of 351 parking stalls
were to be provided at the site. If needed, the Church has indicated that four
additional parking expansion areas could be made adding a total of 170 parking
stalls.
Continuing, Mr. Dommer said it is the desire of both the Church and the staff
that additional parking be constructed only when necessary as determined by
observation of repeated on -street parking and when the lot is filled to
capacity. This can be guaranteed through a Proof -Of -Parking Agreement.
Mr. Dommer explained to reduce the likelihood that additional parking will be
required, the Church has submitted several mitigation alternatives. These
include the addition of a third service, car-pooling, shuttle service and the
use of parking attendants. By instituting these measures it is hoped that the
construction of additional parking will not be necessary and therefore
greenspace can be retained. The incorporation of these measures if needed can
also be guaranteed as part of a Proof -Of Parking Agreement.
Mr. Dommer told the Commission the plan will also reduce congestion at the site
and improve circulation. In addition, the new plan also eliminates one
drive -way from West 69th Street. The revised parking area to the north is a one
way drive aisle which will exit onto the frontage road. Access to the lot will
be from the existing drive -aisles by way of the main parking lot.
Mr. Dommer concluded the revised plans have adequately addressed the staff's
primary concerns. The additional parking areas could provide a significant
number of parking stalls if needed. The one-way egress onto the frontage road
is also an improvement and should reduce the impact to the neighbor to the
north.
Approval is recommended with the following conditions:
1. Proof -Of -Parking Agreement
2. Signing of egress onto frontage road
3. Ten foot setback to chapel
Mr. Bill Hall, President of Christ Presbyterian Building Committee, Bill Seger,
Building Committee Member, Jim Herron, Building Committee Member, Tom Twohig,
Architect for Christ Presbyterian Church and interested neighbors were present.
Chairman G. Johnson questioned the volume of traffic on Dunberry Lane during
church services. Mr. Dommer responded there are no traffic counts available for
Dunberry Lane. Mr. Dommer said that if a problem arose the church has a chain
they could put up during Sunday services. This chain would prevent vehicles
from using Dunberry Lane to exit the immediate area. This could be a
requirement of the Proof -of Parking Agreement if the Commission desired.
Mr. Bill Hall explained to the Commission the background of Christ Presbyterian
Church. In 1956 the church had 150 members. In 1968 the construction of the
church was completed and its membership was 1090. In 1978 the Fireside Room was
added. At the present time the church has 1778 members. Mr. Hall pointed out
the role of the church as it relates to the community has changed significantly
over the years. Today churches are not just structures that you go to on Sunday
mornings or an occasional weekday evening. They now play a large role in the
community. Activities that now go on at Christ Presbyterian are AA meetings,
bible studies, boy scouts, blood bank, Loaves and Fishes, activities for youths,
and voting. Continuing Mr. Hall noted that the church is not asking for an
increase in sanctuary seating. The changes to the facility will be, 1) code
upgrading, 2) remodel existing areas, 3) new space. No variances are requested.
Mr. Hall informed the Commission that on June 22, 1989, the church held a
neighborhood meeting. The concerns expressed by the residents of the
neighborhood were: 1) traffic. 2) appearance of the addition. 3) plans
regarding the single family lots the church owns. Mr. Hall told the Commission
the church explained to residents that 1) a new gate will be installed, instead
of the current chain, to keep traffic off Dunberry Lane. The gate will also be
more aesthetically pleasing versus the chain. 2) the addition will be
constructed of the same materials as the existing church, the character will be
maintained, and the berm and landscaping will be upgraded. 3) and in regards to
the questions of the single family lots owned by the church, there are no plans
to build a nursing home on those lots, which was an expressed concern.
Commissioner L. Johnson questioned what would trigger enforcing the Proof of
Parking Agreement. Mr. Dommer said the City will respond to complaints
regarding inadequate parking at the church. The City will then monitor traffic
and parking. If the complaint is found to be valid the City will enforce the
mitigation steps and as a last resort require that additional parking spaces be
realized on site. Mr. Dommer noted that a Proof of Parking Agreement is a
penalty structured agreement. Commissioner L. Johnson asked if a traffic count
was done on Dunberry Lane. Mr. Dommer responded that the City has not conducted
a traffic count on Dunberry Lane.
Residents of the neighborhood spoke in opposition to the churches proposal and
in support of the churches proposal.
An unidentified women told the Commission it is almost impossible to get in and
out of her driveway on Sundays and on bible study Tues0ays. She added traffic
is terrible and congested. She concluded that she is extremely upset about the
current proposal. Mr. Douglas Maxwell, 4712 Wilford Way, told the Commission he
has not observed any traffic and congestion problems to the degree that was just
mentioned. He added traffic and congestion is handled well by the church. Mr.
Maxwell said it should be noted that the area the church is located in is right
off the highway, on a major street, and a clear-shot for many people to
Southdale and Target, etc.
Mr. Pat Milan, 4800 West 70th Street, told the Commission he is in opposition to
the proposal submitted by the church. He acknowledged that traffic on West 70th
Street is not only church traffic, but pointed out, the church adds to it. He
said increased activities in the church have added to the traffic and
congestion. Mr. Milan explained that traffic on West 70th travels extremely
fast and his family has been subjected to rudeness from persons traveling on
West 70th Street. He continued, adding, he has been unable at times to get in
and out of his driveway, to go to his church, because of Sunday morning
congestion. Mr. Milan told the Commission increased church activity becomes a
traffic concern. He said the church should be examined on a broader basis as
to it's possible future plans to expand. He concluded the neighborhood is
residential, has been subjected to a number of increased church activities, and
an increase in traffic flow and congestion as a result of those activities.
Mr. Wallentine, 6821 Normandale Road, submitted to the Commission a signed
petition opposing the proposal submitted by the church. Mr. Wallentine said the
church has become a commercial activity and he objects to a commercial structure
in a residential area. He added the proposed addition of classrooms, offices
and an activity center along with increased traffic flow and congestion will
cause a decrease in the market value of his property. Mr. Wallentine said the
Commission should look at the continued growth of the church. The present site
may not be large enough to accommodate this growth and the continued expansion
demands made on the site by the church. Mr. Wallentine asked the Commission to
deny the request for expansion.
Chairman Johnson explained to the members of the neighborhood and the church,
that the Commission will look at the church expansion and it's activities as it
relates to the neighborhood as a whole.
Mr. Floyd Grabiel, 4817 Wilford Way said the expansion will not only serve
members of the congregation, it will serve persons from outside the
congregation. This service makes it not just a place of worship but a
commercial operation. He added the addition will enable the church to grow in
membership. This growth is a concern for residents of the area.
Mr. Hall said the proposed activity center addition will be used for all church
functions. Mr. Hall said there will be adequate parking at the church. He
stressed the church is not a commercial facility. Mr. Hall added the church
does expect to grow about 2% per year, but pointed out that is normal growth for
any church with young families with new children. Mr. Hall told the Commission
and members of the neighborhood that there is no excuse for speeding along the
roadways used by the congregation to travel to and from the church. He added he
will make sure members of the congregation and the Tuesday bible studies groups
observe the speed laws and drive with consideration for the neighborhood.
Chairman G. Johnson asked Mr. Larsen how long it would take for the City to
conduct a valid traffic study. Mr. Larsen said at a minimum two weeks.
Commissioner Palmer pointed out that July may not give an adequate attendance
representation. Many congregation members are on vacation and church attendance
is usually down during the summer due to vacations and weekend family trips,
etc.
An unidentified person asked members of the church what the church is planning
to do with the single family lots it owns. Mr. Seger, said the church has not
been consistent in its plans for the lots. The church has been informed by the
City that the lots are residential, and must be developed as residential. He
added the lots have been put on the market at different times, but no action
occurred. Right now the church is planning to just "sit on" the lots, there are
no other definite plans at this time.
Carol Milan, 4800 West 70th Street told the Commission the church will have to
increase its membership to justify the increase in the facility.
Mr. Jim Herron, church building committee member, told the Commission that the
church expects a growth of 2% a year which is 40-60 new members. He added
Christ Presbyterian Church is a very community oriented church and much of the
money (around 38%) the church collects goes back into the community.
Ruth Goff, 6941 Hillcrest said the traffic on Hillcrest and Dunberry is not a
problem. She pointed out the chain preventing traffic flow before and after
church services is in place thus preventing a problem. Ms. Goff pointed out
that families are having more children and room is needed to educate and provide
services to these children. The church is a big plus for the community.
Commissioner Shaw asked if there are available facts to support the comment that
a decrease in residential property value occurs as a result of church expansion.
Mr. Larsen said they have no statistics to support that comment. He noted in
general no change in property values has been noticed.
Commissioner Palmer said as a result of the Proof of Parking Agreement and
Mitigation Plan between the church and City his concerns have been adequately
addressed. Mr. Palmer said in his opinion, at this time, the use of the church
is not extreme, adding he supports the present proposal.
Commissioner McClelland said at this time there is no valid reason to deny the
right of the church to expand. She pointed out the Proof of Parking Agreement,
along with the mitigation plan address the concerns. She added West 70th Street
has always been a collector street, and it is difficult to say all problems
arise from the use of the church.
Commissioner L. Johnson said he wants to see green space remain on the site and
additional parking spaces constructed as a last resort. Mr. Larsen agreed with
Commissioner L. Johnsons point. He added the implementation of the mitigation
plan should prevent any parking problem from occurring.
Commissioner L. Johnson moved to recommend Conditional Use Approval subject to
the Church and City entering into a Proof of Parking Agreement which includes a
mitigation plan, the parking spaces outlined in the Proof of Parking Agreement
are to be constructed only as a last resort, the Church is to agree to signage
as necessary, to provide a landscaping plan approved by staff, and to install a
gate to prevent traffic from using Dunberry Lane. The following points are to
be implemented as outlined in the June 13, 1989 letter from the church. 1)
Revise worship schedule to a three or four service format. 2) Instigate the use
of parking attendants/ushers in the parking lot to control the flow of traffic
during peak times. 3) Install a program of car-pooling. As part of this
program additional vans/vehicles would be used to expand the current program of
transporting senior citizens. 4) Arrange for off-site parking and shuttle
service such as Arneson Park and/or commercial office sites to the southwest of
the church. Commissioner McClelland seconded the motion. Ayes: McClelland,
Bailey, Faust, D. Johnson, G. Workinger, N. Faust, V. Shaw, L. Johnson, G.
Johnson. Motion carried.
Mrs. Milan, 4800 West 70th Street, raised a question to members of the church
on the reason they have approached a neighbor Mrs. Siebert, 4804 West 70th
Street with an offer to purchase her property. There was no discussion on this
issue.
III. NEW BUSINESS:
C-89-2 Conditional Use Permit
Grace Church Edina
5300 France Avenue South
General Location: West of France Avenue and south of West
52nd Street
Mr. Larsen informed the Commission Grace Church has applied for a Conditional
Use Permit for the construction of an addition to the sanctuary and to allow for
the construction of two new entry vestibules. He referred to the letter from
the architect for the church for a detailed history of the church's growth and
an explanation of their current request.
Mr. Larsen explained the proposed expansion and remodeling of the sanctuary
would not increase the present seating capacity of 890 persons. The purpose of
the project, according to the church, is to improve seating, to provide a direct
connection between main floor and balcony seating and to provide an improved
space for the choir.
The church's plans include two new entry vestibules. The France Avenue entry is
attached to a canopy or porte-cochere. The proposed canopy provides a two foot
setback from the property line. The Zoning Ordinance requires a set back of 50
feet from all property lines. The church currently maintains a non -conforming
35 foot setback from France Avenue. The entry proposed for the westerly side
provides the required setback.
Mr. Larsen pointed out at one parking space for each three seats in the
sanctuary a minimum of 297 parking spaces are required. The church now has and
will continue to have 610 parking spaces after the remodeling. This results in
313 spaces for concurrent activities.
Mr. Larsen said landscaping and screening for parking areas meets or exceeds
Zoning Ordinance requirements. Most of the landscaping was installed in
connection with 1983 addition to the church. The current proposal would provide
additional landscaping on west, south, and east sides of the sanctuary. The
proposed landscaping includes the addition of landscaped inlands in the parking
lot west of the church.
The church has held two meetings to explain their plans to interested neighbors.
The first meeting was held for the abutting neighbors along Halifax Avenue. The
church held a second meeting for neighbors within 500 feet of church. City
Staff provided a mailing list.
Mr. Larsen concluded the proposed addition and associated remodeling of existing
sanctuary would not increase the seating capacity or the parking capacity of the
church. The level of activity should continue to be similar to today's level of
activity. The proposed improvements will certainly improve the way internal
spaces function.
There is no opportunity to add additional parking on-site should parking
problems occur in the future. The only way to solve a problem would be to
change the operation. Staff would suggest a Proof of Parking agreement
containing parking management techniques similar to those suggested for Christ
Presbyterian Church.
Mr. Larsen added staff does have a problem with the proposed canopy on the east
side of the church. As proposed the canopy would provide only a two foot
setback from the France Avenue property line. As mentioned earlier the church
now maintains a non -conforming 35 foot setback. Staff would recommend the
canopy be eliminated. Mr. Larsen said staff would support the requested entry
vestibule addition which would maintain the existing 35 foot setback.
Staff recommends approval of the Conditional Use Permit with the following
conditions.
1. Removal of the proposed porte-cochere (canopy) from the easterly entrance.
2. A proof of parking plan.
Mr. Andre Latrondrese, architect, and Dick Lundborg, representing Grace Church
were present.
Mr. Lundborg explained that Grace Church has been located in Edina for some
time. He said at one point the church wanted to construct an addition on the
present site to accommodate a sanctuary with seating for 1800 members. When the
church approached the City they were made aware that a facility that large could
not be realized on the site. The sanctuary at Grace Church now seats 890
members. Grace Church has two satellite churches in the metropolitan area, one
in Roseville and one in Richfield. Another facility is in Peru. Mr. Lundborg
said the reason for this request is to do some updating to the facility, to
establish a better "flow" within the facility and to present a better building
profile to the community. Mr. Lundborg explained that the sanctuary's roof
leaks and it needs to be updated. Mr. Lundborg also noted that the profile of
the church especially on France Avenue needs to be "spruced up". He pointed out
it is very difficult to explain to people where the church's front door is on
France Avenue because it is difficult to distinguish.
Mr. Andre Latrondrese, told the Commission he was asked by the church to try to
make the church "look more like a church". He said on France Avenue the
proposed canopy and bell tower help create a good first impression of the church
and added he feels aesthetically, the canopy and tower are a benefit to the
neighborhood. Mr. Latrondrese said he realizes the setback is a problem for
staff.
A discussion ensued with Commission Members in agreement that the proposed
changes to the France Avenue entrance are aesthetically pleasing, and an
improvement over what is there at the present time. They expressed sympathy to
the needs of the church to create a more "church like" facade, but expressed
concern over approving such a large variance. Commissioner Shaw said she would
much rather look at what is proposed, but is opposed to the violation of the
setback. Commissioner Palmer agreed with Commissioner Shaw's observation and
told church members the rest of the plan meets with his approval, but he cannot
support a setback variance of this size. Commissioner Palmer suggested that the
architect revise the plan to better meet the setback requirements.
Commissioner Palmer moved to recommend approval of the Conditional Use Permit
subject to staff conditions; 1) the removal of the canopy and, 2) a Proof of
Parking Agreement. Commissioner McClelland seconded the motion. Ayes; N.
Faust, H. McClelland, L. Johnson, D. Johnson, V. Shaw, G. Workinger, J. Palmer,
J. Bailey, G. Johnson. Nays; None. Motion carried.
S-89-2 Preliminary Plat Approval for the Homes of Centennial Lakes,
Laukka and Associates, Lot 1, Block 2, South Edina
Development Addition
(Note: This proposal is not subject to the Moratorium
placed on single family lots)
Mr. Larsen informed the Commission the subject property is Phase I of the
condominium development at Centennial Lakes. The property will ultimately
contain six buildings with approximately 46 units in each building. Buildings
one and two are now under construction. Lot three through six are owned by the
Edina HRA and will be conveyed to Laukka as sales permit. Platting the property
is necessary for the conveyance and financing of the individual buildings.
Mr. Larsen concluded staff recommends approval of the plat as proposed.
Commissioner Palmer moved to recommend subdivision approval. Mr. Workinger
seconded the motion. Ayes; H. McClelland, J. Bailey, D. Johnson, N. Faust,
L. Johnson, G. Workinger, V. Shaw, J. Palmer, G. Johnson. Nays; None. Motion
carried.
IV. OTHER BUSINESS:
Subdivision and Zoning Ordinance Amendment for Single Family Subdivisions
Resident, Mr. Mike Bolen was present.
A majority of Members of the Planning Commission expressed approval in changes
made to the application process when one requests to subdivide their single
family property. There was a discussion over whether the minimum lot size
should be increased from 9,000 square feet. The majority of the Planning
Commission believes that flexibility is needed when studying a request for
subdivision. The 9,000 square foot lot size as a minimum, with the recommended
guidelines included in the subdivision application process is adequate.
Resident of Edina, Mike Bolen, told the Commission when reviewing an application
for subdivision, Members of the Commission and Council should take into
consideration the private deed restrictions that were in place when a property
was purchased. The proposed amendment and guidelines do not mention private
deed restrictions.
Commissioner Palmer moved to recommend to the Council the proposed changes to
the Subdivision Amendment and the addition of proposed guidelines, which will be
included in the application process. Commissioner Shaw seconded the motion.
Ayes; G. Johnson, H. McClelland, N. Faust, J. Bailey, D. Johnson, V. Shaw, Palmer,
Workinger. Nays; L. Johnson. Motion Carried.
V. ADJOURNMENT:
The meeting was adjourned at 10:35 p.m.