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HomeMy WebLinkAbout1995-05-31 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA PLANNING COMMISSION HELD ON WEDNESDAY, MAY 31, 1995 7:30 P.M., COUNCIL CHAMBERS MEMBERS PRESENT: Chairman Johnson, Nan Faust, Robert Hale, Helen McClelland, Lee Johnson, Geof Workinger, David Byron, Chuck Ingwalson, Ann Swenson, Lorelei Bergman, David Runyan STAFF PRESENT: Craig Larsen, Jackie Hoogenakker I. APPROVAL OF THE MINUTES: The minutes of the April 28, 1995 meeting were filed without correction. II. NEW BUSINESS: S-95-2 Preliminary Plat Approval Mirror Oaks, 5000 Blake Rd Groves Stickney Limited Company Mr. Larsen informed the Commission the subject property comprises two lots with total land area of 10.1 acres. Existing improvements include a single dwelling, a log cabin, and a storage building. Most of the site is gently rolling, however, there are areas of steep slopes along Blake Road and near the ponds in the south and southwest portions of the property. The site is heavily wooded with 454 trees having caliper diameter of six inches or greater. Mr. Larsen explained the preliminary plat presented for Commission review would create eleven single dwelling lots. The existing improvements on the property would be removed. The subdivision would be served by a new street coming off Blake Road. Lots range in size from 30,010 to 71,078 square feet in area. Mr. Larsen asked the Commission to note Lot 5 requires a lot width variance, and lots 1,3,4,8, 9, and 10 require lot depth variances. All lots exceed the neighborhood median lot area. Mr. Larsen concluded staff recommends preliminary plat approval, including the requested variances subject to the following conditions: 1 1. Final Plat Approval 2. Subdivision Dedication 3. Developers Agreement which addresses all comments of the City Engineer 4. Watershed District Grading Permits The proponent, Mr. Stickney was present, Mr. Richard Bloom was also present representing the proponents. Interested neighbors were present. Commissioner Hale noted the site lines for this proposal have the potential to be dangerous and questioned Mr. Larsen if anything will be done to improve the site lines onto Blake Road. Mr. Larsen said plans indicate a gradual grade change as you enter/exit the subdivision with a flat landing pad at the Blake Road intersection. Commissioner Workinger asked Mr. Larsen if Fran Hoffman is concerned with clear view. Mr. Larsen responded Mr. Hoffman has reviewed the entrance/exit to the site and feels the proposal addresses the site line issue sufficiently considering the topography. Mr. Larsen noted staff is aware the site line situation is not ideal, but everything possible has been executed to enhance the site lines. Commissioner Workinger . noted the congestion problem along the Interlachen/Blake intersection, and asked Mr. Larsen if the county has indicated a time frame for the installation of a signal at this intersection. Mr. Larsen acknowledged there is lag time in this area, adding he is not sure if, or when, Interlachen/Blake will be signaled. Commissioner Workinger stated he wants to make sure the proponent understands how important it is to have adequate site lines from the landing pad for this development. Commissioner Swenson questioned the lot width variance required on Lot 5. Mr. Larsen explained the city zoning ordinance measures lot width 50 feet back from the front property line. This requirement is additional protection against the development of neck lots. Mr. Larsen added in this instance staff believes a variance is warranted because it maintains vegetation, creates an improved plat, and the width at the location of the building pad is adequate. Mr. Richard Bloom addressed the commission explaining the Boos property, in his opinion, is an outstanding piece of property with a vast number of high quality trees. He informed commission members a majority of the trees are mature red and white oak, and it is the goal of the development team to maintain as many mature trees as possible. Continuing, Mr. Bloom informed commission members the site is also comprised of steep slopes and two wetland areas. Mr. Bloom noted another goal of the development team is to minimize impact on adjacent properties with minimal grading, and the use of retaining walls to define the lots and drive. Mr. Bloom added the majority of the grading will occur when the street is cut in. Retaining walls will 2 be pulled back at the intersection to Blake to provide a 2% landing pad area and the entry into the site will be widened to provide the best sight lines possible. Mr. Bloom noted low growing vegetation will be planted at the entry, and the retaining walls will be constructed of either boulder rock or large limestone pieces. Uniform landscaping will be integrated throughout the subdivision. Mr. Bloom addressed the issues concerning drainage, and explained a NURP pond will be constructed to collect and allow for the settlement of water run off from the new road. Mr. Bloom pointed out in the original drawings drainage flowed south, and in speaking with the engineering department they indicated drainage should flow north into Mirror Lakes. Commissioner Ingwalson asked Mr. Bloom who will maintain the landscaping plantings once they are in place. Mr. Bloom explained discussions identified the need for a sprinkler system, and the development of a homeowners association which would maintain the grounds. Commissioner Ingwalson questioned how long the association would remain in place. Mr. Bloom said once the plantings have matured the homeowners association can decide how to proceed. Commissioner Byron asked Mr. Bloom to explain the 2% landing pad. Mr. Bloom said the site will be graded at entry at 2% with the grade increasing as you travel farther into the site. Commissioner Byron asked Mr. Bloom what he thinks the distance is for the landing pad from the street. Mr. Bloom said he believes around 100 - 200 feet. Commissioner Faust asked Mr. Bloom why a NURP pond in needed on this site. Mr. Bloom explained water run off from the new road must be contained and allowed to settle before leaving the site. Commissioner Faust asked Mr. Bloom the depth of the NURP pond. Mr. Bloom said the NURP pond will be around four feet deep. Commissioner Byron asked Mr. Bloom if the development team also designed a scenario with access from Scriver Road. Mr. Bloom explained a design was drafted with Scriver as the access. With Scriver Road as the entrance/exit the 11 lots did a better job of meeting city ordinance requirements, but more trees were lost. The development team felt the Blake Road access had better site lines, and the impact to immediate neighbors would be less. Mr. Bloom concluded the property owners on Scriver Road do not support a Scriver Road access. Commissioner Johnson asked Mr. Bloom if he considered relocating the NURP pond. Mr. Bloom commented in reviewing the site it appears the best location for the pond is towards Blake Road, but after further study it was found if the pond was placed near Blake Road double lines would have to be constructed to meet code. Commissioner Hale asked who pays for the treatment of the NURP pond. Mr. Bloom said after the pond is constructed the city will manage the pond. He explained there really is no "treatment" the NURP pond is a contained area where the sediments 3 from water run off can settle. Commissioner Swenson asked Mr. Bloom if a price has been established for the lots. Mr. Bloom responded lots will average around $450,000. Commissioner Swenson asked if any lots have been sold. Mr. Bloom said lots have been sold. Commissioner Swenson asked Mr. Bloom if any individual has purchased two lots. Mr. Bloom responded an individual has an agreement to purchase two lots. Commissioner Johnson commented in reviewing the plans the footprints appear to depict 4,000 square foot building pads. Continuing, Commissioner Johnson said it has been his experience, that new owners, especially on lots in this price range want homes with building pads larger than 4,000 square feet. Concluding, Commissioner Johnson stated he has a concern with the site being developed with 11 "castles", and questioned if the development team has considered size requirements. Mr. Stickney addressed the commission and explained the vegetation on this site creates a natural buffer, and itis very important for this development to retain as many trees as possible. Mr. Stickney responded to Commissioner Johnsons questions by explaining at present there are no formal plans that limit the size of future houses. Mr. Stickney reiterated, as indicated previously, the conservation of trees is very important to this development. Continuing, Mr. Stickney pointed out a 4,000 square foot building pad is large when one considers there are upper and lower levels, with the end result being a house approximately 10,000 square feet. Commissioner Johnson agreed a 10,000 square foot house is large, but noted the lots are large, and it is possible to have building pads in excess of 6,000 square feet, and still maintain city setback requirements. Commissioner Johnson asked Mr. Stickney if he would be willing to consider a reduction in lot coverage. Mr. Stickney responded he has not considered lot coverage reduction, adding he is not sure how he feels about it. Commissioner Johnson reiterated he is concerned with the potential for building at minimal setbacks without additional restrictions. Commissioner McClelland agreed, she pointed out recently on Schaefer Road homes have been constructed that exceed 10,000 square feet and appear very large. Continuing, Commissioner McClelland said it has been indicated an individual wants to purchase two lots, and it is feasible this individual could construct a house over those lots. Mr. Stickney stated the individual has indicated the desire for a house approximately 7,500 square feet in size to be constructed on one lot. Chairman Johnson asked Mr. Stickney if he believes the 4,000 square foot building pads depicted on the site plan are too restrictive. Mr. Stickney added he is not sure. He explained we indicated 4,000 square foot building pads because we believe the end result is a home 7,500 to 10,000 square feet which is what the majority of buyers seem to want. Commissioner Johnson reiterated he would like to see a reduction in lot coverage to ensure the property remains as wooded and open as possible. rd Commissioner Hale suggested a compromise. He explained if the commission recommends limiting lot coverage to 20% and an individual desires more, the request can be heard at the variance level. Commissioner Swenson agreed, she added what the commission appears to want is adequate spacing between the new homes so the development doesn't appear to be houses on top of houses. Mr. Bloom informed commission members a neighborhood meeting was held and everyone within 500 feet of the subject site was informed. The concerns expressed at this meeting focused on the new road, the suggestion that the sidewalk along Blake Road be extended, and curb and gutter be added to Scriver Road. Commissioner Bergman asked Mr. Stickney if he intends to build on all lots. Mr. Stickney said his plan is to build on some of the lots. Other builders will be allowed to build if they are approved. Commissioner Bergman asked Mr. Stickney how many homes he is planning to construct. Mr. Stickney said his plans are to construct two to four homes. Commissioner Hale asked Mr. Stickney if he has considered private covenants that could address house placement. Commissioner Hale said he is also concerned with lot coverage and that adequate sideyard setbacks are maintained. Mr. Stickney said private covenants or deed restrictions can address those concerns. Chairman Johnson agreed, adding a review of private deed restrictions can be recommended at the time of final plat as a condition of approval. Commissioner Ingwalson questioned if private covenants run with the land who enforces the covenants. Continuing, Commissioner Ingwalson said if he understands covenants correctly they are different from city ordinances, and the city does not have the ability to enforce them. Mr. Stickney said covenants would be enforced through the association. Commissioner Johnson clarified he does not want to cast a negative stance on this proposal, adding it has been his experience that Mr. Stickney does quality work, but he is concerned with overbuilding on large lots. Chairman Johnson concluded he believes this piece of property deserves to be developed with the utmost care. Commissioner Swenson asked who would own the NURP pond. Mr. Larsen said the NURP pond would be maintained by the city, but if the pond becomes something beyond the basic function of a NURP pond, the homeowners association would have to maintain it, or the developer would have to put "money up front" to maintain the pond. Commissioner Faust commented she usually is uncomfortable with granting variances for a new subdivision, but in this instance it makes sense because of the 5 conservation of trees and less grading impact to the site. Mr. R. Jensen, 5125 Blake Road told the commission he has lived in his home for 17 years and wants the commission to ensure that the technical details are correct, and the development is something Edina can be proud of. Continuing, Mr. Jensen said he is pleased with the overall development plan, but has a concern the future home on Lot 4 will have to deal with car headlights within 50 feet of the back door. Mr. Jensen also pointed out Scriver Road now is left with an asphalt turn around which should be finished. Concluding Mr. Jensen asked what the plan is for the log cabin presently located on the site. Mr. Bloom responded someone is interested in conserving the log cabin on the site, but at a different location. Mr. Charles Hanna, 6300 Interlachen Boulevard said he does not have a problem with the proposal, but is concerned with the sidewalk situation, adding he would like to see it extended to intersect with Blake Road. After a brief discussion Commissioner McClelland moved to recommend preliminary plat approval subject to the following conditions: Subdivision Dedication, Developers Agreement which addresses all comments from the City Engineer, Watershed District grading permits, Parkland Dedication, limiting lot coverage to 20%, and homeowners association covenants will be incorporated into final plat approval. Commissioner Ingwalson seconded the motion. All voted aye; motion carried. Members of the Commission recommended that Council Members consider extending the sidewalk along Blake Road/Interlachen Boulevard, and it was further suggested that the cul-de-sac at the end of Scriver Road be completed with curb and gutter. P-95-4 Final Development Plan 3700 West 69th Street Southdale Center/General Growth Management, Inc. Zoning: PCD -3, Planned Commercial District Mr. Larsen informed the commission in September, 1994, the City Council approved a rezoning of this site to allow for the development of a banking facility. Those plans have since been abandoned. A new proposal to develop the site with a Boston Market restaurant has been submitted. 0 Mr. Larsen explained the proposed restaurant would be a 3,200 square foot building with seating for 62 persons. There are 42 parking stalls provided. Access to the one-way parking bay would be from west bound 69th Street or west bound from the Center's ring road. The proposed plan would modify the existing curb which serve this site. The easterly, in -bound, curb cut is moved slightly to the east and increased to 30 feet in width. The maximum permitted width for a one way drive is 20 feet. Thus, a 10 foot drive way width variance is requested. The easterly exit is proposed at 25 feet, requiring a five foot width variance. Mr. Larsen pointed out the proposed parking provides the required 20 foot setback from 69th Street, and the building exceeds the required 50 foot setback from the street. The northwest corner of the building maintains a nine foot setback from the drive aisle, where 10 feet is required. Thus, a one foot setback variance is required. The proposed development complies with all other setback requirements. Mr. Larsen asked the commission to note the Zoning Ordinance requires one parking space for each three seats plus one for each employee on the major shift. With 62 seats and 15 employees the code would required 36 parking spaces. The operation, however, is likely to generate parking demand beyond ordinance requirements due to the take-out portion of the business. To address this possibility the owners have leased 15 spaces from the Center for employee parking. Mr. Larsen concluded staff recommends approval of the Final Development Plan including the one foot building to drive aisle setback variance. Staff does not support the proposed changes to the driveways and does not support the proposed landscaping adjacent to the parking lot. Staff recommends reducing the width of the easterly driveway to 20 feet and leaving the westerly driveway in its present condition. The parking lot should be screened according to ordinance standards. Mr. John Keogh and Ms. Shirajoy Abrey were present representing Boston Market, Ms. Andrea Spessard was present representing Southdale Center. Chairman Johnson asked Mr. Larsen where the two other off-site facilities are located. Mr. Larsen said Midas is located off York Avenue and Firestone is located off West 66th Street. Both are located in the Northeast quadrant of the site. Chairman Johnson asked if there are only three off-site building sites on the Southdale Campus. Mr. Larsen responded that is correct. He added there are plans o raze the Midas building to obtain more parking and additional landscaping. The Firestone site is controlled by J.C. Penneys. Chairman Johnson asked Mr. Larsen if the campus can be developed with other retail sites along its perimeter. Mr. Larsen said that is an option, Southdale has enough land to either add square footage to the center itself, or along its perimeter. 7 Chairman Johnson commented in reviewing the photos of other Boston Market facilities within the metropolitan area he observed possible signage violations and asked Mr. Larsen if Boston Market is aware of City signage requirements. Mr. Larsen said they are familiar with our signage requirements. Commissioner Ingwalson asked Mr. Larsen if Southdale Center has excess parking they can lease to Boston Market. Mr. Larsen responded the Center has excess parking they can lease. Commissioner Ingwalson asked what control the city has if in preventing development along the perimeter of the site. Mr. Larsen said if the zoning is in compliance the commission and council would review a Final Development Plan. Mr. Larsen concluded in the past the city has relied on its relationship with the Center. Commissioner Johnson commented in his opinion the exit location of the site onto the ring road does not have adequate stacking capacity and the curb cut may have to be moved. Commissioner Johnson said his main concern is during peak hours vehicles exiting to east to West 69th Street could back-up. Commissioner Johnson said the plans are not very clear in this area, and he believes this exit can become "closed" during peak portions of the day. Commissioner Johnson said he does not have a solution, but see a potential problem. Chairman Johnson suggested signage indicated no east bound exiting. Commissioner Johnson said that may not be the problem, it is the exiting from the parking lot that will block the exit. Ms. Andrea Spessard told commission members Southdale Center is very excited to bring Boston Market to our retail and restaurant mix. Ms. Spessard said she believes the proposed use is a good addition, it is a family restaurant and Southdale Center desires the family to patronize Southdale. Mr. Keogh addressed the commission explaining he is very happy to be proposing a store for Edina. Mr. Keogh informed commission members Boston Market takes pride in the fact that a large percentage of people who leave the store compare the food with "Home Cooking". Mr. Keogh said Boston Market has been very successful in the Twin Cities and the restaurant is similar in concept to LeAnn Chin where the customer can view the food, dine in, or take out. Continuing, Mr. Keogh said our target customers are professionals who desire something more than a "McDonalds" Mr. Keogh concluded stating locating in Edina is very important to franchise. Commissioner McClelland asked Mr. Keogh the percentage of patrons who take- out food. Mr. Keogh said the take-out is roughly 45%. Commissioner McClelland asked if the includes the drive-through. Mr. Keogh said the 45% includes drive- through 0 Ms. Shirajoy Abrey told commission members the building will be constructed with rock face brick and brick drivit, and signage will comply with ordinance standards. We are also keeping a large number of trees and we will extend the vegetation screening along West 69th Street.Ms. Abrey said the building will be constructed tastefully at the request of General Growth. Commissioner Swenson commented in reviewing the plans it appears that the loading dock located on the east side of the building may create a problem and questioned if delivery trucks would have to back -in to access the delivery area. Ms. Abrey said that is correct, large delivery vehicles would need to back -in. Commissioner Swenson said the delivery vehicles will travel the ring road and will have to make almost a U shaped turn to access the delivery area. Commissioner Swenson asked if the loading area could be flip-flopped, because in her opinion vehicles backing -in would be difficult, and creates the potential to block the ring road. Mr. Keogh responded that is not possible to relocate the delivery area because of the exit to West 69th Street. Continuing, Mr. Keogh said we could require deliveries to be made before 10:00 a.m. to avoid congestion. Commissioner Swenson asked Ms. Abrey if the trash area will be screened. Ms. Abrey said the trash area will be screened, it is located near the loading area, so both will be screened. Commissioner Runyan commented in reviewing the plans you show a "dock area" and it really doesn't appear to be what one traditionally views as a loading dock area. Ms. Abrey agreed, she said there is no "dock", just a delivery door. Commissioner Runyan noted if he heard correctly Mr. Keogh mentioned "Cisco" delivers the products, and in his experience their delivery vehicles are long, so when a delivery occurs the trucks will be sticking out into the drive aisle. Mr. Keogh said this store will be a "satellite" store where food preparation will be minimal so the delivery vehicles would be vans. Commissioner Johnson commented Ms. Spessard may need to address this issue, because it affects the patrons of the Center. Ms. Spessard said this is a concern, she said the Mall opens at 7:00 a.m. for walkers, so deliveries should be before 7:00 a.m., and any ingress/egress problems resulting from this proposal are a primary concern for the Center. Ms. Spessard said the Center imagined a small van for deliveries, not a semi -truck vehicle. Commissioner Runyan noted in reviewing the plans there appears to be a canopy, adding he would not be comfortable if the canopy was back -lit. Commissioner Swenson pointed out the down zoning of the site created the opportunity for a restaurant to be located at this site. Continuing, Commissioner Swenson said in the future she will proceed more cautiously when a rezoning is requested. She added while she supported the down zoning from PCD -4 to PCD -3 to allow a bank, she acknowledged she has a problem with retail use along the perimeter E of Southdale. Commissioner Ingwalson agreed with Commissioner Runyans observation on the canopy, adding in response to Ms. Abreys information on exterior materials that he is not in favor of drivit, and would like to see more brick. Commissioner Ingwalson said he has visited the new Boston Market in St. Louis Park and likes the look of that store, suggesting that the Edina facility be constructed to resemble it. Commissioner Byron said his reaction to the proposal is that it would be wonderful to have a Boston Market located in Edina, but not in the Southdale parking lot. Continuing, Commissioner Byron pointed out while parking may be ample during off-season, the parking during christmas season is heavy, and employees are bused to and from work to an off site location. Continuing, Commissioner Byron stated he does not want the Southdale campus to resemble Eden Prairie, and has a concern with the potential for development along the perimeter of the center. Ms. Spessard responded every center within the Metro area buses employees during high season. She concluded Southdale Center has a seasonal parking program. Commissioner McClelland asked Ms. Spessard if Southdale Center has considered the issues raised this evening, and if an agreement has been entered between Southdale Center and Boston Market. Commissioner Johnson interjected and asked Ms. Spessard how the center feels about the potential for stacking problems at the exit, and the issues raised regarding the loading area. Ms. Spessard in response to Commissioner McClellands comments said the Center has not met with the anchor tenants regarding the proposal. Mr. Keogh responded Boston Market will be meeting with them sometime next week. Continuing, Ms. Spessard said the issues regarding the loading dock and potential for stacking problems at the exit during peak times has not been thoroughly studied, as previously indicated. Commissioner Ingwalson asked if the anchors have approval over outlot development. Ms. Spessard said anchor tenants have to approve outlot expansion. Mr. Keogh said the only tenant that has jurisdiction over this parcel is Mervyns. Mr. Keogh said he has a verbal agreement, but as indicated the formal meeting is next week. Commissioner McClelland said she finds it odd that the commission is hearing the proposal before formal approval has been given from the anchor tenant. A discussion ensued focusing on the potential for stacking problems at the exit, the possible conflict with the loading dock, and the future plans Southdale Center has for the outlot locations. 10 Commissioner Byron moved to table the proposal to allow time for Southdale Center to indicate to the City their position on future development plans for the center and if there are plans for outlot development along the perimeter. Commissioner Hale seconded the motion. Commissioner Johnson agreed with the motion to table, adding his concerns are more site specific and before making a decision he would like to see a complete site plan (including loading area), ring road, traffic circulation pattern, and the overflow parking scenario as mentioned by Commissioner Byron. Commissioner Johnson said he feels he needs to look at a broader picture, reiterating he would like to see the ring road circulation. Commissioner Johnson asked that his request be added to the motion. Commissioner Byron and Commissioner Hale accepted Commissioner Johnsons suggestions. Motion to table P-95-4 carried. Mr. Keogh commented in his opinion Southdale Center has adequate parking, due to the fact of the addition of ramps, and questioned if the flow structure was examined when the banks was proposed. Mr. Keogh said he believes in listening to the discussion this evening this proposal is "caught" between the City and Southdale, and the majority of the questions regarding circulation and outlot development have more to do with General Growth than with the proposal this evening. Commissioner Byron said as far as he is concerned he does have an issue with outlot development, but Commissioner Johnson appears to be more site specific. Commissioner Johnson said he does not remember everything regarding the proposal for the bank, but believes the site plan has changed concerning the ingress/egress. Mr. Keogh acknowledged the site plan is different. Commissioner Swenson interjected the bank did not have a back-up situation onto the ring road. Commissioner Bergman commented the bank building was also smaller. Commissioner Ingwalson expressed frustration if the zoning is in compliance there may be nothing the city can do to prevent outlot development on the Southdale Campus. Commissioner Ingwalson said he feels the city should become proactive, not reactive, and agreed with Commissioner Byron that we should ask the Center their future plans for outlot development. Commissioner Swenson asked Mr. Larsen if the city has a proof of parking agreement with Southdale. Mr. Larsen responded Southdale has always met the parking standards so no proof of parking agreement has been entered. Chairman Johnson commented to Mr. Keogh this request has been tabled, and he can indicate of planning staff when Boston Market would like to be re -heard 11 LD -95-4 Lot Division, Lot 2, Block 3, Parkwood Knolls 22nd Addition and Lot 5, Auditor's Subdivision No. 325 Dave Moskal / 5119 Green Farms Road Mr. Larsen informed the commission the proposed lot division would transfer 4,877 square feet from the property at 5120 Ridge Road and attach it to the lot at 5119 Green Farms Road. The proposed division would allow the construction of a swimming pool at 5119 Green Farms Road without the need of a variance. Both properties would comply with all Zoning Ordinance requirements following the division. Mr. Larsen concluded Staff recommends approval. Commissioner McClelland moved lot division approval. Commissioner Swenson seconded the motion. All voted aye; motion carried. III. ADJOURNMENT Commissioner Hale moved adjournment at 10:10 p.m. 12