HomeMy WebLinkAbout1991-02-27 Planning Commission Meetig Minutes RegularA G E N D A
REGULAR MEETING OF THE EDINA
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON WEDNESDAY, FEBRUARY 27, 1991, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
January 2, 1991
II. NEW BUSINESS:
Z-91-1 RMD, Regional MEdical District to POD -1,
Planned Office District, Diversified Credit
Union
6525 Drew Avenue South
Lot 2, Block 2, Southdale Acres
5-91-1 Preliminary Plat Approval for Brennan Addition
Lot 5, Block 7, Indian Hills
Joseph and Betty Brennan
6425 Indian Hills Road
III. NEXT MEETING DATE:
March 27, 1991
IV. ADJOURNMENT
MINUTES OF THE REGULAR MEETING OF THE
EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON WEDNESDAY, FEBRUARY 27, 1991, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman Gordon Johnson, Virginia Shaw,
John Palmer, Charles Ingwalson, Helen
McClelland, David Byron Lee Johnson, Nan Faust
and Robert Hale
MEMBERS ABSENT: Geof Workinger and David Runyan
STAFF PRESENT: Craig Larsen, City Planner
Jackie Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES:
Commissioner Shaw moved approval of the January 2, 1991, meeting minutes.
Commissioner McClelland seconded the motion. Commissioner Ingwalson
requested that his name be included in the list of those present at the
January 2, 1991 meeting. All voted aye; motion carried.
II. NEW BUSINESS:
Z-91-1 RMD, Regional Medical District to POD -1,
Planned Office District, Diversified Credit Union
6525 Drew Avenue South
Lot 2, Block 2, Southdale Acres
Mr. Larsen informed the Commission The subject property measures 140 by 200
and contains an area of 28,000 square feet and is zoned Regional Medical
District, RMD. The property is developed with a single story office building
containing approximately 3000 square feet of gross floor area. The dntire
building is presently utilized for medical office uses.
Mr. Larsen explained a petition has been submitted requesting a rezoning from
RMD, to POD -1, Planned Office District. The rezoning would allow partial
occupancy of the building by Diversified Credit Union. Diversified is the
Credit Union for employees of Minnegasco. The Credit Union would initially
occupy about 40% of the space with the remainder continuing as medical space.
The long term plan would be for the Credit Union to occupy the entire
building.
Mr. Larsen reported that the Regional Medical District allows hospitals,
medical and dental offices and medical laboratories as principal uses. It
does not allow general office or financial institutions except as accessory
uses in large buildings, over 40,000 square feet. The POD District allows
general office and financial institutions, and also allows medical office
uses. The rezoning would provide for an expansion of permitted uses, but
would reduce the allowed intensity of development permitted. The Regional
Medical District allows a FAR of 1.0 where the Planned Office District limits
Floor Area Ratio to 0.5.
1
Mr. Larsen pointed out required parking for a medical clinic is 5 per 1000
square feet plus one space for each physician. The subject building is 4500
square feet, including a partial basement and supports the practice of four
doctor's. As currently used 27 spaces are required. Twenty-two spaces are
provided. As an office/bank use the parking requirement is reduced to 21
spaces. The interim bank -medical use would require 24 spaces. The proposed
site plan provides 21 spaces. Thus a 3 space parking variance is requested.
The only significant change to the site will be the addition of the drive -up
teller window on the northwesterly portion of the building. Cars would enter
at the existing curb cut south of the building and circulate through the
parking lot to a new drive north of the building and ultimately back to Drew
Avenue. The new drive is setback three feet from the north property line
where 10 feet is required. Thus, a 7 foot parking/drive aisle setback is
requested.
Mr. Larsen concluded Staff recommends the rezoning from RMD to POD -1.
Conditions for approval are:
1. Final Rezoning
2. Signage subject to staff approval
Mr. Ron Berg and Dick Haas, were present representing Diversified Credit
Union.
Commissioner Ingwalson asked Mr. Larsen if the proposed use is less intense
then the RMD zoning. Mr. Larsen said is correct. Mr. Larsen expanded on
this adding staff's opinion is that it will be a "down zoning" because the
use is less intense than the existing use.
Commissioner McClelland questioned the width of the proposed drive aisle
(north side) , commenting if it is 12 feet in width as depicted, it really
doesn't need to be that wide. Chairman Johnson also questioned if the drive
aisle is to be one-way. Mr. Larsen explained that the drive aisle as
proposed is 12 feet wide and traffic circulates one-way. Continuing, Mr.
Larsen explained the City requires at a minimum a 10 foot wide drive aisle,
and if the Commission agrees that the 12 foot drive aisle is excessive, a
condition of approval could recommend reduction in the width.
Commissioner Hale asked Mr. Larsen if the proponent's have considered other
alternatives to the drive -up window and circulation, he also questioned if
this proposal creates another curb cut. Mr. Larsen said he believes the
proponents have considered other alternatives, but the one proposed best
addresses traffic circulation. Mr. Larsen said another curb cut will be
added because of the drive -up window.
Commissioner Shaw inquired if it would be possible to move the drive -up
window. Commissioner Hale agreed, and asked if the
drive -up window could be moved to the south side of the building. Mr. Larsen
explained at this time that would be impossible. At present, the building is
being shared with the remaining physician, who offices on the south side of
the building.
Commissioner L. Johnson said he has a problem with the site's present
development, and questioned if the site is at present non -conforming. He
explained he has a concern regarding the drive -up window and lack of adequate
space. Continuing, he inquired if the site is rezoned, will it always remain
2
a bank.
Mr. Larsen explained that Commissioner Johnson is correct in his assumption
that the site is currently non -conforming. He informed the Commission they
could recommend as a condition of approval that the rezoning runs with the
use of the proponent.
Commisioner L. Johnson observed that the adjoining driveway could be used as
a common driveway for both sites. Mr. Larsen said that is a possibility, but
cautioned that property owners seem to be very particular about their own
parking areas.
Mr. Berg with graphics explained to the Commission traffic flow -and stacking
space. He pointed out their intent with the proposed design was to keep
vehicle stacking out of parking space.
Mr. Haas related that at present Minnegasco operates their credit unit with
secured hours. The proposed change in zoning would provide an expansion of
those hours for members. Operational hours would be daily, 9:00 or 10:00
a.m. - 6:00 p.m., and half-day on Saturday.
Commissioner Faust questioned Mr. Haas on the number of employees that would
operate the credit union. Mr. Haas said he believes the facility merits
three full-time employees and two part-time employees. Continuing,
Commissioner Faust informed the Commission in her experience she has found
parking at this site to be very congested. She added with parking already
tight, and with another curb cut, the proposal would increase vehicular
traffic, especially with the drive -up window.
Commissioner Hale asked Mr. Haas if only one physician would continue to
occupy the building, or if the remaining physician has an option to include
more physicians or pass his space on. Commissioner L. Johnson interjected if
the credit union has designs on eventually occupying the entire building.
In response to Commissioner's Hale and Johnson's questions Mr. Haas explained
that the remaining physician will occupy the facility until age 70, or death,
whichever comes first. He added it is the intent of the credit union to
occupy the entire building at that time.
Commissioner McClelland asked Mr. Haas on how many employees use the credit
union. Mr. Haas informed the Commission the credit union has 2,800 members.
Commissioner L. Johnson said he is generally uncomfortable with the proposal.
He inquired what would happen if someone wants to rezone it back to RMD. Mr.
Larsen explained if that would happen the future proponent would have to seek
a variance. Continuing, Mr. Larsen suggested that the variances be granted
with the condition if the use changes the issue will be reheard.
Commissioner L. Johnson pointed out, as proposed, there is a large amount of
asphalt on site, and questioned if there is a real need for a drive -up
window. Commissioner Ingwalson pointed out the Commission could view the
drive -up window as a solution that alleviates the parking demand. Chairman
Johnson, agreed and said patrons of the credit union or any banking facility,
for that matter, usually do not want to leave their cars if they are provided
with a drive -up window.
Mr. Bierdsdorf, told the Commission in his opinion the site has problems with
parking because of the demand for free parking in the area. He added many
3
patrons of the hospital and medical clinic prefer to park free, and park
wherever they can find free parking. Commissioner Faust interjected that in
her opinion parking has always been a problem at this site.
Mr. Larsen clarified for the Commission staff's position on the intensity of
medical/dental office use versus straight office use. He added it has always
been the belief of staff that medical use is the more intense use of the two.
Commissioner Palmer moved to recommend preliminary rezoning approval with
subject variances and the additional conditions that the proposed drive aisle
(north side) be narrowed from 12 to 10 feet, landscaping be intensified to
provide improved screening, and that the variances granted be conditioned on
the use of the proponent. Commissioner Shaw seconded the motion.
A discussion ensued with the Commission discussing the merits of the drive -up
window.
Ayes, Johnson, McClelland, Palmer, Shaw, Ingwalson, Byron, G. Johnson, Nays,
Hale, Faust. Motion carried.
8-91-1 Preliminary Plat Approval
Brennan Addition
Lot 5, Block 7, Indian Hills
Joseph and Betty Brennan
6425 Indian Hills Road
Mr. Larsen informed the Commission the subject property is a devgloped single
family lot containing an area of 86,171 square feet. The lot is a "Thru-
lot", having frontage on two public streets. The existing home is developed
and has access on the easterly side of the site.
Mr. Larsen explained a preliminary plat has been submitted requesting a
division of the property which would create one, new buildable lot. Lot 1,
the new lot, would contain 31,830 square feet and Lot 2, would contain an
area of 54,340 square feet.
Mr. Larsen pointed out as proposed Lot 1, the new lot, would not meet the
neighborhood median lot depth or lot area standards. Lot 2 would exceed all
neighborhood medians for size and dimensions.
Continuing, Mr. Larsen told the Commission the entire area of the new lot
exhibits slopes exceeding 18 percent. The majority of the lot contains 30%
slopes. The impact of development should be considered when development
impacts more than 25% of area of the lot containing steep slopes.
Mr. Larsen concluded that as proposed the division of property is uneven due
to the location of an existing swimming pool. This uneven division causes
the new lot to fall below the neighborhood median for lot depth and lot area.
Also, the relatively shallow depth of the lot reduces flexibility in siting
a new home on a lot with very steep slopes. If the common rear lot line were
moved to the easterly edge of the pool the variances would be eliminated and
siting flexibility for the new home would be increased. With careful and
sensitive development this could be an outstanding home site.
Staff recommends preliminary plat approval subject to the following changes
4
and conditions:
1. Adjusting common rear lot
removal of existing pool.
2. Final Plat Approval.
3. Subdivision dedication for
4. Utility connection charges.
line to easterly edge of pool, and
one new lot.
The proponent Mrs. Brennan, her daughters, Mr. Bob Deike, Proponents
Attorney, and interested neighbors were present.
Mr. Deike told Commission Members he supports staff conditions, except for
the condition to remove the pool. He explained the Brennans enjoy the pool,
and the pool adds substantial value to the Brennan home. Mr. Deike suggested
realigning the new lot lines to form a "V". This would allow the Brennans to
retain their pool, and solve the issue of the proposed lots substandard area
and depth as it compares to lots within the neighborhood.
Chairman Johnson said that he understands the desire of the Brennans to
retain their pool, but added, the City is not in the habit of creating odd
shape lots. Continuing, Chairman Johnson said if the lot lines for the
proposed lot were realigned to form a deeper "V" the steep slopes would make
it virtually impossible for the new property owner to maintain those points
of property.
Commissioner Palmer added he agrees with Chairman Johnson's observation,
pointing out in a sense what is being requested is a deepening of the "V".
Mr. Deike responded that that is correct.
Commissioner McClelland told the Commission she does not favor approval of a
substandard lot. She added realigning the lot lines of the new lot to
achieve the required lot size as suggested by Mr. Deike does not make good
planning sense. All that would accomplish is points of land sticking up
into the hill and the perception that those points of land belong with the
Brennan property. Continuing, Commissioner McClelland added another concern
is driveway placement. She pointed out the proposed driveway will be located
in the vicinity of the intersection of Indian Hills Road and Dakota Trail,
which creates a safety issue. Commissioner McClelland recommended that the
driveway be constructed with adequate turn -around space allowing vehicles to
enter Indian Hills Road front first. Commissioner McClelland questioned if
the proposed lot would be developed with a switch -back driveway.
Mr. Larsen explained the topography of the lot creates a situation that may
make it necessary to create a switch -back driveway. Mr. Larsen said he
agrees with Commissioner McClelland's observation that vehicles should enter
the street front first.
Commissioner Ingwalson pointed out the area in question has been developed
with homes on a large scale, and to approve a lot that does not meet the
neighborhoods average standards would be a mistake. He added the conditions
recommended by staff for the pool to be removed and the lot line realigned
creates a more substantial lot.
Lee Brennan, 6425 Indian Hills Road, pointed out to the Commission that the
3rennan property is one of the largest properties in the area. She added
when platted her father chose to buy more land to create their present lot.
She explained at that time property was quite cheap and the larger lot
5
afforded her family privacy. Ms. Brennan added that the pool has been an
important part of their property and requested that the Commission allow the
pool to remain.
Mr. Larsen explained from staff's perspective removal of the pool, and the
realigning of the proposed new lots line, increases the size of the lot, and
affords the future property owners flexibility in house placement. Mr.
Larsen pointed out the steepness of the property warrants an increase in lot
size from what is proposed.
Mrs. Brennan told the Board the reason she is before them this evening is
that for a number of years she has been approached by developers to obtain
and divide her property. Continuing, Mrs. Brennan explained to the Board
that Dr. Brennan has been ill and at this time she is handling his affairs.
She stated she is willing to answer any questions the Commission may have
regarding this property.
Commissioner L. Johnson said he believes the reason the Brennan property was
platted as depicted is due to the severity of slopes on the lot. He added
another concern of his is the safety issue regarding the ingress/egress for
the proposed lot. Commissioner L. Johnson added he has a problem approving
the proposed subdivision for these reasons.
Chairman G. Johnson referred to a letter submitted at the meeting from
property owners at 6512 and 6541 Navaho Trail. Chairman Johnson said the
content of the letter refers to the unkept Brennan property, and questioned
if the monies realized from the subdivision would be used to correct the
appearance of the Brennan property. Mrs. Brennan responded to the letter
from neighbors by explaining at this time she and her children are beginning
to clear and clean the property. Commissioner Palmer acknowledged Mrs.
Brennans response, adding in his opinion, the focus of the Planning
Commission is the subdivision of the property.
A discussion ensued with the Commission agreeing that staff's conditions to
remove the pool and to realign the lot line of the proposed new lot is what
is needed to recommend subdivision approval. The steep slopes of the site
must be considered, realignment of the driveway to locate the proposed drive
from the intersection of Dakota and Indian Hills Road should also be noted by
the proponent, a substandard lot cannot be supported.
Commissioner Ingwalson asked if the lot line is realigned as proposed by
staff, what would the increase in lot area be.
Mr. Larsen said he believes that the increase in lot area would be in excess
of .3,500 square feet.
Commissioner McClelland moved to recommend subdivision approval subject to
staff conditions, with the further condition that realignment of the proposed
new lot line should be established by connecting a line parallel with the
northwesterly line of the lot at 238.47 feet and the southwesterly line of
lot at 152.37 feet, the swimming pool must be removed and the drive -way
constructed must enable vehicles to enter the street front first and be
positioned away from the intersection of Dakota and Indian Hills Road.
Commissioner Shaw seconded the motion.
Commissioner L. Johnson said he still has a problem with the steep slopes,
building pad placement and egress/ingress. He concluded that he cannot
support the proposal as presented.
C
Ayes; Hale, McClelland, Faust, Palmer, Shaw, Byron, Ingwalson, G. Johnson,
Nay, L. Johnson. Motion carried.
Commissioner Hale moved adjournment at 9:30 p.m.
Jackie Hoogenakker
7