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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