HomeMy WebLinkAbout1996-02-28 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, FEBRUARY 28, 1996
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
January 31, 1996
II. NEW BUSINESS:
P-96-1 Final Development Plan
Edina Properties, Inc.
3917-3929 West 50th Street
C-96-3 Conditional Use Permit
St. Peter's Lutheran Church
5421 France Avenue South
III. NEXT MEETING DATE:
March 27, 1996
IV. ADJOURNMENT
MINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, FEBRUARY 28, 1996,
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Acting Chair, Helen McClelland, David Byron, Nan Faust,
Charles Ingwalson, Ann Swenson, Lorelei Bergman
MEMBERS ABSENT: Gordon Johnson, Geof Workinger, David Runyan
I. APPROVAL OF THE MINUTES:
Commission Byron moved approval of the January 31, 1996 meeting minutes.
Commissioner Faust seconded the motion. All voted aye; motion carried.
11. NEW BUSINESS:
C-96-3 St. Peters Lutheran Church
5421 France Avenue South
Edina, MN
Mr. Larsen informed the Commission the subject property is located south of West
54th Street and east of France Avenue and is the St. Peter's Lutheran Church/School site.
The church property extends the entire length of the block north of West Fuller Street
between France Avenue and Drew Avenue. The block consists of the church/school
building, parking lot and a single dwelling unit adjacent to Drew Avenue. In addition, the
church also owns property to the south of West Fuller Street including a parking lot and
two dwelling units. The church is proposing an easterly expansion of the building to
accommodate a child care center. The addition will be in an area currently improved for
parking. The plan will extend both the adjacent and south parking lots to replace removed
parking. Currently, there are two curb cuts accessing the north parking lot; upon
redevelopment only one will remain. The church also plans on remodeling some interior
spaces to better separate church and school functions. A small addition to the narthex and
front vestibule are proposed and will in -fill area underneath the existing canopy. The
church has indicated that they plan on removing all three homes on their property.
Mr. Larsen explained within churches, day care centers are permitted as accessory
uses. The proposed child care center would accommodate 53 children with six full time
and six part time staff workers. The child care center would be operating during the work
week and would not overlap into weekend church functions.
Mr. Larsen concluded the proposed addition recognizes a need in the community
to provide child care. The child care activity is not likely to conflict with Sunday morning
services when parking demand is the highest. In addition, the new exterior treatment and
window replacement will improve the aesthetic appeal of the building.
Staff recommends approval of the Conditional Use Permit amendment subject to:
1. Upholding the screening requirement for all improved parking areas
2. Amendment to the Proof of Parking Agreement
Mr. Drews architect for the church and Pastor Anderson were present to respond
to questions.
Commissioner Swenson noted the existing service alley and dock appear to be
compromised with the new parking lot scheme. Mr. Larsen said if that is the case the
parking lot can be modified to prevent blockage of the service alley.
Commissioner Faust questioned the type of screening materials that will be used
to soften the impact of so much concrete on residential properties. Mr. Larsen said the
south border will be bermed, and along the north border fencing and landscaping
vegetation will be implemented.
Commissioner Byron asked if the parking area north of West Fuller complies with
ordinance requirements. Mr. Larsen said a seven foot setback variance was required.
Commissioner Ingwalson asked Mr Larsen how many spaces would be required for
the day care facility as a single use. Mr. Larsen said that would depend on the number of
children served by the facility, and the number of staff. Continuing, Mr. Larsen explained
if this facility were operating independently, one parking space is required per teacher, and
one parking space is required per 20 students. In this instance day care is an accessory
use of the church, and the parking needs are determined by the use as a church.
Commissioner McClelland asked Mr. Larsen if he has observed any parking
shortages at the church/school during the week. Mr. Larsen responded staff has not
received any complaints regarding parking shortages for the school and day care, nor
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have we observed any parking shortages.
Mr. Dennis Drews addressed the Commission, and in response to Commissioner
Swensons observation regarding the service alley he explained the north parking area is
the same as originally approved. Continuing, Mr. Drews explained deliveries occur during
the week, and parking during the week does not occur in this area, so access to the
service alley should not be a problem. Mr. Drews noted this parking area is used a
majority of the time on Sundays.
Commissioner McClelland asked if the north parking lot is used during the day as
a hard surface play area for children. Mr. Drews said that is correct, the north lot is used
as a playground, and our aim has been to cut circulation to this area because of the
children.
Commissioner Swenson asked Mr. Drews if the church plans on keeping the
eastern area green. Mr. Drews said the plan is to keep the easterly area green.
Mr. Jack Hays, 3604 West Fuller Street, told Commission members he wants the
green area to remain green. He added he does not want to see the parking lot begin to
creep into the green area. Continuing, Mr. Hays informed the Commission the parking of
school buses in the mornings and afternoons is dangerous, and there is a concern for the
safe unloading and loading of children. Concluding Mr. Hays said he would like to see a
stop sign located on the corner of West Fuller and Drew, especially with the addition of 50
more children, and the potential for them running into the street after balls, etc.
Commissioner McClelland asked Mr. Drews if a fence is planned. Mr. Drews
explained the child care area will be fenced, and as we develop the east end we will be
considering a fence. Commissioner McClelland asked Mr. Drews to comment on the
neighbors concern regarding West Fuller and Drew. Mr. Drews responded that currently
the church does not have a fence in the area bordering Drew and West Fuller, adding he
will speak with church members, and inform them of the concerns expressed this evening.
Concluding Commissioner McClelland explained the Commission does not have authority
regarding the placement of a stop sign, and suggested to Mr. Hays that he contact the
Traffic Safety Committee.
Commissioner McClelland asked Mr. Drews if school buses park on West Fuller.
Mr. Drews responded the school buses do park on West Fuller.
Commissioner Faust suggested the possibility of berming the area at West Fuller
and Drew which may prevent play balls from going into the street. Mr. Drews said that is
a possibility, reiterating they plan to construct a fence in this area. Commissioner Faust
asked Mr. Drews if they have made a decision on the type of fence they propose to
construct. Mr. Drews said to date they have not discussed the type of fencing that will be
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used. Continuing, Mr. Drews said the goal of the church in this area is to preserve as
many of the large trees as possible.
Commissioner Swenson asked if fence height was discussed. Mr. Drews said he
believes the fence will be around four feet in height.
Commissioner Byron asked how parking can be controlled. Mr. Larsen said the
Proof of Parking Agreement controls where parking can occur. Mr. Larsen said if a release
of parking is found to be needed that is not addressed in the Agreement, the church will
have to come before the Commission and Council and request a change from the plan.
Commissioner Ingwalson said he does not have a problem with the concept of the
proposed child care center, but has a problem with the unanswered questions regarding
landscaping and fencing. Commissioner Ingwalson said he would feel more comfortable
voting on this proposal if he had before him a landscaping plan that also addresses where
the fencing will be located and the type of fencing used.
Mr. Larsen said because of recent legislation action on a proposal needs to occur
within 60 days. If this proposal is held over the time frame is compromised. Mr. Larsen
suggested if there is concern regarding those points they can be addressed in the motion.
Commissioner Byron said he agrees with Commissioner Ingwalson and would like
to see this continued. Continuing, Commissioner Byron said there is some confusion
because the site is non -conforming and variances were granted previously, and it appears
difficult to require screening when it was not addressed previously.
Mr. Larsen agreed the site is non -conforming and tight and it is difficult for staff to
request screening, especially along the north because it would have to occur on private
property. Mr. Larsen said staff has stressed to church members that it is desirable to work
with the impacted neighbors to appropriately screen the site.
Commissioner McClelland commented we could ask the church to put up a wooden
fence which would provide better screening for the neighbors.
Mr. Ken Gordon, said he resides on the property abutting the northeast corner of
the church site, and does not want to see a wooden fence. Mr. Gordon said the northeast
border is beautiful, and green with mature trees, and he enjoys viewing this area. He
suggested if a fence is needed that it be chain link.
Pastor Anderson interjected informing Commission Members a notice was sent to
neighbors explaining the proposal, and only two neighbors responded.
Commissioner McClelland said she does not have a problem with the concept, but
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is worried about safety, and the impact of the addition on neighbors.
Commissioner Ingwalson said V the church is offering to screen the north boundary
and the impacted neighbors do not want it, the church and neighbors will have to work
together on a compromise. Commissioner Ingwalson said the church must ensure that
children are always safe, and if their safety means a fence needs to be constructed, a
fence should be constructed. Commissioner Ingwalson suggested recommending that the
church and neighbors work together toward a solution. Commissioner Faust interjected
that she feels a fence should be constructed along the entire north parking lot.
Mr. Gordon said if a fence is constructed along the north boundary he would like
to request that a gate be added. Commissioner McClelland told Mr. Gordon it is up to the
church to add agate.
Commissioner Byron asked Mr. Larsen staffs intent regarding fencing. Mr. Larsen
said his concern regarding fencing was that the child care expansion be fenced to provide
a secure area for children to play. Mr. Larsen said staff has encouraged the church to
work with the neighbors in an effort to screen church property from the residential homes.
Mr. Larsen concluded that staff never recommends the construction of a fence, unless it
is for safety reasons. Staff prefers screening in residential areas to be more natural.
Commissioner McClelland commented that she thought child care facilities had to
be fenced. Mr. Larsen said there is no local code requiring fencing, but fencing may be
required at the state level. Commissioner McClelland asked Mr. Drews the ages of the
children that will be served in the new child care facility. Mr. Drews said the children will
range in age from two years to pre-school. Mr. Drews added the proposal follows state
guidelines
Commissioner Faust asked Mr. Drews if the school has a playground. Mr. Drews
said the school has a playground, and as a result of the expansion the playground will be
shifted to the east.
Commissioner Swenson moved to recommend Conditional Use Permit approval
subject to improved screening for parking areas and the addition of a minimum four foot
fence in the northeast area; the removal of all (three) houses; the church is also
recommended to speak with neighbors along the north boundary to discuss landscaping
options - these options are to be reviewed and approved by the planning department; and
Amendment to the Proof of Parking Agreement. Commissioner Ingwalson seconded the
motion.
Commissioner Ingwalson agreed that staff should review the landscaping plan.
Commissioner Byron questioned the addition of a stop sign to the motion. Commissioner
Swenson said as she understands the issue, requesting a stop sign has to go before a
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Traffic Safety Committee.
All voted aye; motion to approve with conditions a Conditional Use Permit for St.
Peters Lutheran carried.
III. ADJOURNMENT
The meeting was adjourned at 8:30 p.m.
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