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HomeMy WebLinkAbout1995-08-30 Planning Commission Meeting Minutes RegularPlanning Commission Minutes/August 30, 1995 MINUTES OF THE REGULAR MEETING OF THE EDINA PLANNING COMMISSION HELD ON WEDNESDAY, AUGUST 30, 1995 7:30 P.M., COUNCIL CHAMBERS MEMBERS PRESENT: Chairman Johnson, H. McClelland, N. Faust, D. Runyan, C. Ingwalson, G. Workinger, D. Byron, A. Swenson MEMBERS ABSENT: L. Bergman STAFF PRESENT: Craig Larsen, Jackie Hoogenakker I. NEW BUSINESS: Z-95-1 Steve Williams/Especially for Children 5015 West 70th Street R-1, Single Dwelling Unit District to POD -1, Planned Office District Mr. Larsen presented his staff report noting the subject property is zoned R-1 and is developed as a church. The building has been acquired by Especially for Children, a day care provider. Since day care is not a permitted principal use in the R-1 district, a rezoning to POD -1 is proposed. Mr. Larsen concluded staff recommends preliminary rezoning and approval of the comprehensive plan amendment subject to: 1. Final Rezoning 2. Developer's Agreement covering cost of intersection and semaphore improvements, if recommended by traffic consultant 3. Watershed District grading permit Mr. Steve Williams, Especially for Children, and architect Ed Kodet were present to respond to questions. Commissioner McClelland asked Mr. Larsen if a freestanding office building were to be constructed on this site, would there be adequate parking. Mr. Larsen responded if another building were to be constructed on this site the siting of the building, and parking, are issues that would need to be reviewed by staff, the commission and council. 2 Planning Commission Minutes Commissioner Byron asked if Especially for' Children purchased the entire parcel. Mr. Larsen said the entire parcel was purchased by Especially -for Children. Commissioner Swenson said' in'reviewing the plans she -noted an interior parking concern along West 70th Street. Commissioner Swenson pointed` -out the location of six parking stalls close to the curb cut can create a problem with the backing out of vehicles into the drive aisle. 'Commissioner Sweh'9bA"said this arrafigement'crekcis a safet' concern and potential stacking problems within the lot. Commissioner Swenson noted it has been her experience that a day care facility usually operates with quick in, and out trips, which also creates a safety concern in this area for pedestrian traffic. Commissioner Swenson suggested if parking is needed in this area, an alternative would to have the stalls parallel to West 70th Street, thereby avoiding backing up into a drive aisle. Commissioner Runyan said one solution would be to designate those six spaces for employee parking only. This would eliminate the continued backing out into the drive aisle. Mr. Kodet said those concerns are legitimate. Chairman Johnson asked Mr. Kodet if he believes the new curb cut will be used more than the existing one. Mr. Kodet said he believes the proposed curb cut will be used at least half the time. Chairman Johnson suggested at the north exit that no left -turns be allowed during peak hours. Commissioner Faust asked Mr.Kodet if the parking lot needs those six spaces. Mr. Kodet stated he is not sure if those spaces are needed to meet code. Commissioner Runyan asked if the day care facility would be opened on weekends. Mr. Williams said the day care operates Monday through Friday. Commissioner Runyan asked Mr. Williams the number of employees needed to operate the facility. Mr. Williams said there are approximately 20 employees. Commissioner Byron asked if there is a preferred traffic pattern for just the day care use, and a different traffic pattern for the day care and freestanding building if developed. Commissioner Byron said in his opinion, if a freestanding building is constructed circulation patterns would change, and would need to be readdressed. Commissioner Byron concluded he is very familiar with the limitations of the site, and the intersection, adding he believes this site has severe limitations. Commissioner Byron asked what the intent is for this piece of property. Mr. Kodet responded because of the size of the site the potential for another building was discussed. Mr. Kodet said Mr. Williams has indicated the day care facility is the principal 3 Planning Commission Minutes use, and that is where the focus is. Mr. Kodet said he realizes traffic is an issue, and reiterated they are working with a city staff to find solutions, noting the future construction of a free standing office building has only been discussed. Mr. Kodet acknowledged if a freestanding building were constructed internal traffic flow would need to be addressed. Commissioner Faust said in her experience, when using a day care facility one usually leaves the same way one enters. Mr. Williams agreed that is usually the case, but because of the traffic situation at this site, he believes most will enter at the north exit, and will leave whichever way is less congested. Commissioner Faust asked how the children usually enter the building, and how many drop off points are there. Mr. Williams explained the facility has two drop off entrances. One entrance is for the younger children, one for the older children. Parents are to accompany their children into the facility, and sign in. This is even required for the older children. Mr. Williams concluded the facility services approximately 140 children. Commissioner Swenson reiterated her concern with the six parking stalls along West 70th Street. Commissioner McClelland said as she views the site, the north drop off location appears to be the safest. Mr. Larsen agreed that safety for the children is a priority, commenting there needs to be two drop off points for the building, and spacing, and flow within the interior must be adequate to ensure safety. Mr. Larsen concluded the proposal this evening is only for preliminary approval. The proponent must come back for final approval, and all these concerns need to be addressed at that time. Commissioner Workinger asked how many children will be served by this facility. Mr, Williams said they serve 140 children, adding many families who use our service have more than one child. Continuing, Mr. Williams said the reason for our move is because our lease is up with the community center, and we feel fortunate to have found a site in Edina that is not far from our original site. Commissioner Byron said in his opinion, a day care use for this site is appropriate, adding he believes this site is transitional because of its close proximity to residential, commercial, and office. Commissioner Byron expressed a concern with the proposed request to rezone it to POD -1, and the potential to construct another office building. Commissioner Byron added there must be a better transitional use than Planned Office District. Concluding Commissioner Byron asked what other uses could be implemented on this site. Mr. Larsen said he agrees with Commissioner Byron's observation that this site is transitional. He explained that is the reason he suggested a POD -1 zoning. POD -1 limits the size of a building, and limits density. Mr. Larsen explained, in his opinion, because of the sites close proximity to Highway 100, a rezoning to low density residential or multi residential 4 Planning Commission Minutes (PRD) is not wise, and could create more congestion than what is proposed. Mr. Larsen noted presently the proponents have indicated their main focus is on the day care facility. Any other development is in the future. Commissioner McClelland asked what is the zoning to the immediate south. Mr. Larsen said the zoning to the immediate south is POD -1, and as you travel farther south the zoning changes is POD -2. Commissioner Runyan said in his opinion, Mr. Larsen is correct. A low density office zoning would better suit the site. Office use generates traffic during peak times, as people come to work, and leave to go home, and is usually is closed during the evening hours, and on the weekends. A rezoning to commercial or multi -residential would generate traffic seven days per week. Chairman Johnson asked Mr. Larsen what the zoning if for the Regis property. Mr. Larsen responded the zoning for Regis is POD -2. Mr. Dan Moeman, 5100 West 70th Street told commission members his concern is with traffic. He said within this area there is at least one traffic accident per week. The intersection of Rabun/West 70th Street is saturated, and a day care use will increase the traffic. Ms. Laurie Arnold, 5032 West 70th Street said she is opposed to any rezoning that would be a commercial use. Ms. Arnold said in her opinion the church was a good buffer. She reiterated the area is already saturated with traffic, and the church's peak traffic times were on weekends, so the existing use did not really add to the traffic congestion. Ms. Arnold said that while she is not opposed to the church being converted into a day care facility, she is opposed to this site becoming an office park. Ms. Arnold reiterated traffic is a major concern, and it is already almost impossible to get in, and out of the Brookview Heights neighborhood. Mrs. Williams explained we are investing a lot of money into this site, and it is our goal to maintain the residential character of the church, and be an asset to the neighborhood. Mrs. Williams added they plan to maintain as many trees as possible, and feel their day care business is a good transitional use. Mrs. Williams said the suggestion of constructing another office building has only been discussed. She acknowledged it is possible because of the size of the site to accommodate another building, but reiterated their main goal is to renovate the existing church as a day care center. Commissioner Byron reiterated he has no problem with the conversion of the church into a day care facility, but does not want another free standing office building constructed on this site. Mr. Kodet explained in summary the site is a transitional site, and the primary business of Mr. and Mrs. Williams is day care. Mr. Kodet said Mr. and Mrs. Williams want their 5 Planning Commission Minutes business to stay in Edina, and their immediate use of the site is to remain day care. Commissioner McClelland said she is not uncomfortable with the proposed rezoning to POD -1, and moved to recommend approval of the rezoning. Commissioner Runyan seconded the motion. Chairman Johnson asked if as a condition of approval we could request that before constructing an additional building on this site, the request has to come before the commission and council for approval. Chairman Johnson said he does not want this approval to automatically approve an additional building. Mr.Larsen explained this evening you are only approving the plans presented. Any future redevelopment of the site triggers another public hearing. Commissioner McClelland said she does not have a problem incorporating Chairman Johnsons addition. Commissioner Runyan agreed. Upon roll call vote; ayes; McClelland, Faust, Runyan, Ingwalson, Swenson, Johnson. Nays; Workinger, Byron. Motion carried. 6-2. S-95-4 & P-95-6 Preliminary Plat Approval Final Development Plan Approval Kunz Oil Company and Lewis Engineering 5200 Eden Circle/5229 Eden Avenue Mr. Larsen presented his staff report noting the subject property comprises two buildings and multiple parcels, some previously platted, some never platted. The request this evening would reshape the parcels which would provide for a more logical redevelopment of the site. Mr. Larsen concluded staff recommends approval of the subdivision subject to: 1. Final Plat Approval 2. Subdivision Dedication for portions of the property which have never been platted. The proponents, Mr. Walter Kunz and Mr. Gordon Lewis were present. Chairman Johnson questioned how the Giannoable property got in there. Mr. Larsen said the City does not know. Mr. Larsen said it either evolved as it is today, or was platted 6 Planning Commission Minutes that way. Commissioner Ingwalson asked what can be developed on this site. Mr. Larsen explained most proposals reviewed in the past by the Commission included all the parcels. This proposal only includes the Kunz -Lewis properties. Mr. Larsen explained the current zoning on the property is PID, Planned Industrial, but in the past there have been proposals for commercial/office, and residential. The proposal this evening maintains the existing zoning. Mr. Larsen concluded in the future he believes there will be a proposal for the Lewis site, and anything except an industrial use would need to be rezoned. In conclusion, the only use for the site at present is industrial, any changes would require more hearings. Commissioner Swenson commented on the frontage issue, and the conditions of the road, and asked Mr. Larsen if there are different rules for industrial. Mr. Larsen said rules are different for different zones. Residential subdivision requires 30 feet of frontage on an improved street. Commissioner Swenson stated in her opinion the driveway is a disaster. Mr. Larsen agreed the drive is in bad condition, explaining it is a private drive. Commissioner Swenson asked if we approve this subdivision can we recommend that the driveway be brought up to code, or at least be maintained in good repair. Mr. Larsen said that can be added as a condition of approval, and is a reasonable request. Commissioner Faust questioned the parking situation on site. Mr. Larsen said parking for the Kunz property is over code. Commissioner Faust said in her opinion TAGS parking is substandard, and questioned how the inadequate parking spaces for other sites within this area can be resolved. Mr. Larsen said there is the potential to relieve the parking problems for the other operations in the immediate vicinity. Mr. Larsen added what is proposed this evening does not prevent solutions. Mr. Larsen said he has been led to believe there have been discussions between adjacent property owners, to try to solve some of the parking issues. Mr. Larsen agreed the parking situation for the Giannoable property, and TAGS is a concern. He concluded Mr. Lewis and Mr. Kunz are aware of the parking issues. Mr. Kunz addressed the Commission, and agreed the condition of the roadway/driveway is inadequate. Mr. Kunz said at times the condition of the road makes it impossible to use, so they operate off of Eden Circle. Mr. Larsen told the Commission he feels this proposal cleans up the property boundaries between Lewis and Kunz, and also creates the opportunity to require additional landscaping to bring the site into compliance. Commissioner Workinger noted the unkept condition of some of the properties could be the result of the constant redevelopment proposals that have come before this body in past years without successful results. 7 Planning Commission Minutes Commissioner Ingwalson said he was a proponent for Rainbow Foods Store which ensured the redevelopment of the entire area. Commissioner Ingwalson said in his opinion, even thought this redevelopment does not include the entire site, it is a step in the right direction. Commissioner Ingwalson moved to recommend preliminary plat approval subject to staff conditions. Commissioner Swenson seconded the motion. Commissioner McClelland suggested that the commission recommend as a condition of approval that the roadway be improved to a hard surface. Commissioner Byron asked Mr. Larsen if the roadway improvement should be a condition of preliminary plat approval or final development plan approval. Mr. Larsen responded the request for hard surfacing of the road should be a condition of final development plan approval. Commissioner Workinger questioned why Eden Avenue cannot be extended into the site. Mr. Larsen reiterated what is existing is not ideal, but if Eden were to be extended into the site, it would become a public road, maintained by the city. Mr. Larsen acknowledged that in the past staff was of the option that the road into this area should be public, but at present, because of the historic pattern of the site, we believe it should remain private. Commissioner Workinger asked Mr. Larsen under what conditions would the City force the issue to pave the road. Mr. Larsen said the proponents are aware that the City wants an improved road, and in listening to the discussion this evening the proponents are hearing that the Planning Commission wants the area to be cleaned up, and the road improved. Continuing, Mr. Larsen said the City has the authority by code to force the issue, but acknowledged it may not be that easy because of the multiple ownership of the road. Commissioner Workinger questioned if drainage on the site is a problem. Mr. Larsen said the City Engineering Department will review this proposal, and the proponents will also have to obtain a Watershed District permit to redevelop. Any drainage issues will need to be resolved. Commissioner Byron asked Mr. Kunz if he has any intention of hard surfacing the driveway/roadway. Mr. Kunz responded they are always patching the road, sometimes monthly if there is a lot of rain, adding it is the best interest of everyone to solve the road problem. Mr. Kunz said when the parking lot is resurfaced and restriped it would be a good opportunity to resurface the road. Commissioner McClelland commented in reviewing the proposal it appears that Mr.Kunz only owns half of the road, so it may be difficult to enforce our request. Mr. Ted Gianobble property owner of TSC, explained to Commission Members his site has a parking problem, and asked the Commission what can be done to ensure that his site has 8 Planning Commission Minutes adequate parking. He added he has spoken tentatively with Mr. Lewis, and believes something can be worked out, but questioned if his problem can't be worked out what will happen. Mr. Gianobble stressed he is in a very vulnerable position. His site does not have adequate parking. Commissioner Runyan suggested when Mr. Lewis redevelops his property that he parcel off a portion of this land to meet your parking requirements. Commissioner McClelland pointed out it may also be possible to lease parking spaces from Mr. Lewis. Mr. Gianobble reiterated he is very vulnerable, and expressed concern with what could happen to his operation, if he cannot solve his parking needs. Commissioner Faust asked Mr. Larsen if he has any ideas on how this problem can be resolved. Mr. Larsen explained what is occurring this evening does not preclude Mr. Gianobble from working with Mr. Lewis to obtain additional land to meet his parking needs. Mr. Larsen said if Mr. Lewis does not want to work with Mr. Gianobble to solve his parking dilemma, the City may have to grant a parking variance to Mr. Gianobble. Mr. Larsen reiterated this area has historic problems, land is owned by a number of different tenants, and working toward an equable solution is possible, but much of it is out of the City's hands. Chairman Johnson called for a vote on Commissioner Ingwalson's motion to recommend preliminary plat approval. Ayes; McClelland, Faust, Runyan, Swenson, Workinger, Ingwalson, Byron, Johnson. Motion carried. Commissioner McClelland moved to recommend Final Development Plan approval subject to staff conditions and the recommendation that the road be hard surfaced. Commissioner Swenson seconded the motion. Ayes; Faust, McClelland, Byron, Ingwalson, Swenson, Runyan, Johnson. Nay, Workinger. Motion carried. "EMEM1 1 1O WO_I_ The meeting adjourned at 9:10 p.m.