HomeMy WebLinkAbout1996-03-27 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE EDINA
PLANNING COMMISSION
HELD ON WEDNESDAY MARCH 27, 1996
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
February 28, 1996
II. NEW BUSINESS:
Z-96-1 Preliminary Rezoning R-1 Single Dwelling Unit District to
PCD -3, Planned Commercial District, Lots 5, 6, and 7,
Block 2, York Terrace. Jerry's Enterprises and Welsh
Companies
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S-96-2 Parts of Registered Land Survey 629 and Lots 5, 6, and 7,
Block 2, York Terrace. Jerry's Enterprises, Welsh
Companies and the City of Edina
LD -96-2 6600 Belmore Lane
Lots 11, 12, and 13, Block 1, West Minneapolis Heights
Plus part of vacated Tyler Avenue. Bill Slater
III. NEXT MEETING DATE: May 1, 1996
IV. ADJOURNMENT:
MINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, MARCH 27,1996,7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chair, Gordon Johnson, David Byron, Nan Faust, Helen
McClelland, David Runyan, Geof Workinger, Ann Swenson,
MEMBERS ABSENT: Charles Ingwalson, Lorelei Bergman
I. APPROVAL OF THE MINUTES:
The minutes of the February 28, 1996, meeting were filed as submitted.
II. NEW BUSINESS:
Z-96-1 Preliminary Rezoning R-1, Single Dwelling Unit District to
PCD -3, Planned Commercial District, Lots 5,6, and 7, Block 2,
York Terrace. Jerry's Enterprises and Welsh Companies
S-96-2 Parts of Registered Land Survey 629 and Lots 5,6, and 7, Block
2, York Terrace. Jerry's Enterprises, Welsh Companies and the
City of Edina
Mr. Larsen informed the Commission the proposed redevelopment includes all
properties located between the Wick's Furniture site and the Key Cadillac site. The project
area includes three existing single dwelling properties fronting Xerxes Avenue. The
proposed rezoning affects only the three residential properties, since the balance of the
project area is currently zoned PCD -3. Total project area is 8.76 acres. The proposed
redevelopment would remove all existing buildings except the retail building on the
southerly portion of the site.
The redevelopment area contains a supermarket (66,850 s.f.) with an attached retail
space for Hirshfields (8,550 s.f.), and an expanded retail mall (38,358 s.f.) on the southerly
portion of the site. The City's Liquor Store would move to the space now occupied by
Hirshfields.
The proposed buildings comply with Zoning Ordinance setback standards. The
required setback along the easterly property line is 50 feet. Along the north and south
property lines no minimum setback is required since adjacent uses are also zoned
commercial.
The required setback for parking is 20 feet along York Avenue and Xerxes Avenue.
The plan provides 20 feet along York Avenue but is under 20 feet in some areas along
Xerxes Avenue. At the far northeasterly portion of the site the setback is 15.85 feet. Thus,
a 4.15 foot parking setback variance is requested.
The redeveloped site would have a floor area of 113,758 square feet and would
require 569 parking spaces. The proposed plan illustrates 562 spaces which would
require a seven space variance.
Mr. Larsen explained Hennepin County is scheduled to reconstruct this section of
York Avenue in 1996. The proposed site plan conforms to the approved design for York
Avenue. The principal access point will be at a signalized intersection in the central
portion of the site. No access to Xerxes Avenue is suggested by the redevelopment plan.
The redevelopment requests a replatting of the property to accommodate the new
building arrangement. The plat would create a separate parcel for the liquor store which
the City would own.
Mr. Larsen concluded staff recommends preliminary rezoning approval and
preliminary plat approval for the proposed redevelopment. Staff also supports granting the
parking quantity and parking setback variances. We believe the mix of uses and the fact
that all parking is shared will prevent parking shortages. The parking setback variance is
caused by the desire to maintain the existing condition along the east side of the site. The
20 foot wide boulevard provides ample area to berm and landscape.
Recommended conditions to preliminary approval:
1. Final Rezoning and Final Development Plan approval.
2. Final Plat approval.
3. Amendment of Comprehensive Plan to reflect Commercial Use for the three
residential properties.
4. Dedication of additional right-of-way in southwest corner of site.
The proponent Mr. Bob Shadduck and members of the development team, John
Johansen, and Greg Kopischke were present
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Chairman Johnson asked if the tally of parking spaces includes stalls along the
loading dock(75). Mr. Larsen said those stalls are included in the calculations, and it is
his understanding they will be used by employees.
Commissioner Swenson questioned the reason for the addition to the retail space
on Lot 3(York Shoppes). Mr. Larsen said the development team has indicated the need
for additional space in that building. Mr. Larsen acknowledged if the addition was not
constructed the parking variance would be lessened.
Commissioner Swenson inquired how the parking areas will work when there are
three individual platted lots. Mr. Larsen said the lots would have recorded cross
easements.
Commissioner Runyan questioned Mr. Larsen on the reason the City wants to retain
ownership of our liquor stores. Mr. Larsen responded City policy has always been to own
City operated liquor stores.
Commissioner Byron asked Mr. Larsen how the retail building (York Shoppes) and
the proposed Cub Foods will be oriented. Mr. Larsen said the new Cub Foods will orient
south and the tenants in the retail building will orient north, except for the Liquor Store
Mich will orient toward York Avenue. Commissioner Byron stated it makes sense to him
to orient the smaller tenants in the retail building north, but orienting them north may cause
some parking limitations. He added many customers will not want to walk around the
building to gain access to the shop of their choice. Mr. Larsen said he agrees as a
customer he would not choose to utilize those places either, but said he believes because
of the mixed use of the tenants parking shortages should be minimal.
Commissioner McClelland asked Mr. Shadduck if he knows the number of parking
spaces on the Jerrys food store site on Vernon Avenue. Mr. Shadduck said he believes
there are between 260 and 280 parking spaces. Continuing, Commissioner McClelland
said in her opinion this site contains a vast amount of black top, and if the employees are
encouraged to park in the 75 less desirable spaces, it may be to the City's advantage to
ask for a proof of parking agreement to retain as much green space as possible in other
areas of the site. Commissioner McClelland commented another consideration would be
to open up an entrance only into the site from Xerxes Avenue allowing Richfield residents
easy access, and reducing congestion on York Avenue. Mr. Larsen responded
traditionally staff would agree to implementing a proof of parking agreement to maintain
green space, but in this instance the proponent has indicated they believe all spaces are
needed. Continuing, Mr. Larsen said in his discussions with Richfield their staff have
indicated that Xerxes Avenue is a residential street, and any impact from the proposed
development should be minimized with screening and no access. Mr. Larsen added Edina
staff agrees with their observation. Continuing, Mr. Larsen said the redesign of York
Avenue should address traffic congestion, with construction commencing early summer.
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Concluding, Mr. Larsen said the proposed redesign and reconstruction of York Avenue
is based on year 2015 traffic forecasts.
Commissioner Faust told Commission Members her experience with Cub Food
stores indicate they need all the parking spaces they can get. She commented she has
a concern this site may not have enough parking, especially with the proposed addition
to the York Shoppe strip, and the 75 spaces near the loading dock. Concluding,
Commissioner Faust stated in her opinion the proposal should stay as designed, no curb
cut on Xerxes Avenue.
Mr. John Johansen, Welsh Company addressed the Commission explaining this site
was determined to be a very strong site that needed considerable improvements.
Continuing, Mr. Johansen said the development team identified issues that needed to be
addressed to achieve a successful project. Mr. Johansen noted the following issues
1)relocation of the liquor store, 2)relocation of the NW Book store, 3)relocate a Cub Food
store on site, 4)relocate the City `s municipal liquor store at no cost to the City,
5)implement construction of the project to coincide with the improvements along York
Avenue, 6)address and have consistent signage, and 7)address landscaping on site and
curb and gutter issues. Mr. Johnson pointed out the site could achieve additional parking
spaces in the northeast corner, but with respect to the residential property owner the
development team has decided to work with that owner to lessen the impact of the project.
Mr. Bob Shadduck told Commission Members the Cub Food store located at 61st
& Nicollet is similar in size to the proposed store. Regarding parking, Mr. Shadduck said
the store will have between 75-100 employees which will utilize the less desirable south
parking area near the loading dock, and the Yorkdale Shoppes employees will be directed
to park behind the building in the less desirable parking spaces. Continuing, Mr.
Shadduck acknowledged this site has been a challenge, and the development team has
worked on a scheme for this site for a number of years.
Chairman Johnson asked Mr. Shadduck if he believes a proof of parking agreement
would work for this site. Mr. Shadduck said that issue could be looked at; adding to date
it has not been considered. Concluding Mr. Shadduck said he believes all parking spaces
will be utilized. Commissioner Faust interjected stating that in her opinion while more
greenspace is desirable on any site, this site will need all the parking spaces available -
plus.
Commissioner Workinger asked if row spacing is wide enough to support adequate
traffic circulation between the retail shops and the Cub store. Mr. Larsen said in his
opinion spacing is adequate.
Commissioner Swenson asked Mr. Shadduck why an addition is proposed to the
retail shops. Mr. Shadduck said a tenant has indicated the need for more space.
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Commissioner Runyan asked Mr. Shadduck if he is aware of parking patterns at the
Cub Food stores. Mr. Shadduck said at all sites parking appears to gravitate near the exits
of the store, not entrance.
Commissioner Byron asked Mr. Shadduck if there will be parcel pick-up. Mr.
Shadduck responded there will be no parcel pick-up.
Commissioner Faust pointed out if the site has cart corrals more parking spaces will
be lost.
Commissioner Workinger expressed a concern for the retail shops, acknowledging
their lack of exposure has created tenant problems, and questioned if signage will address
this lack of exposure. Mr. Larsen agreed that historically the York Shoppes have had
chronic violators of the Sign Ordinance because of their lack of exposure. He
acknowledged visibility for a number of the tenants is poor at best, and hopes the
orientation of the shops will help. Commissioner Workinger asked if the rest of the retail
tenants will be allowed individual signs. Mr. Larsen said tenant identification will be
addressed in a major pylon sign, concluding that the City wants the site to comply with the
Sign Ordinance. Commissioner Workinger said he hopes the developer is sensitive to the
need for adequate signage for the tenants of York Shoppes, reiterating there have been
constant problems with exposure and requests for variances from tenants because of their
lack of exposure.
Commissioner McClelland asked Mr. Larsen what signage is allowed on Lot 3. Mr.
Larsen said Lot 3 will be allowed one freestanding sign and one pylon sign.
Commissioner Swenson asked if the large tree located near York will be removed.
Mr. Larsen said the intent is to save the tree, but move it to a new location. Mr. Larsen
explained the tree is located on City right -of way, and because of the reconstruction of
York Avenue it will need to be removed.
Mr. Ron Feldhaus, 6724 Xerxes Avenue told the Commission he supports the
proposal as presented. Mr. Feldhaus said he does not want to see additional traffic on
Xerxes as a result of the proposal, pointing out Xerxes Avenue has experienced problems
since Best Buy redeveloped. Continuing, Mr. Feldhaus, reported employees of Key
Cadillac park on Xerxes Avenue which creates off-street parking difficulties for residents
who reside on Xerxes. He also reported there is frequent pedestrian traffic from Richfield
residents who either walk to the site from their house or park their cars on Xerxes and walk
to the Country Store, adding it may be beneficial to retain the pedestrian walk -way from
Xerxes Avenue into the site. Mr. Feldhaus reported there have been a few times when
people have drove their vehicles down the pedestrian path to access the site. Mr.
Feldhaus acknowledged the proposed berm will lessen the impact of the project from
residents on Xerxes, but if the development team wants to prohibit pedestrian traffic over
the berm a fence will be needed, though he believes the neighborhood will benefit if they
are able to walk to the site via Xerxes. Concluding Mr. Feldhaus said issues he also
wants addressed by the development team are light pollution and noise, stating he wants
assurance the lighting from the Cub store and the retail shops are shielded, and noise
from delivery trucks are minimized.
Mr. Shadduck responded the development team will work with city staff and the
neighbors regarding any concerns.
Commissioner Byron stated he would like to discuss the ingress/egress of the
proposal. He added he is very excited to see property owners work together to create a
viable project, but has some serious concerns with traffic flow on York Avenue as it relates
to the site. He explained he is very concerned with what appears to be a reduction in
access to the site, and as a user of York Avenue the traffic flow is terrible at best.
Commissioner Byron acknowledged the additional signalization on York, but noted
southbound ingress/egress is difficult, and northbound stacking could present a problem.
Commissioner Byron asked if the redevelopment of York Avenue is a City or County
project, and reiterated that he is very concerned with traffic flow and wants some
assurance that traffic flow will not be worsened as a result of this proposal.
Mr. Larsen responded the redevelopment of York Avenue is a County project that
has been discussed, with solutions considered for a number of years. Mr. Hoffman, City
Engineer interjected that he believes the redesign of York Avenue is adequate and
reiterated the redesign of York Avenue has been seriously studied, and is projected to
sufficiently handle traffic flow until the year 2015. The re -design did take into
consideration the redevelopment of this site. Continuing, Mr. Hoffman said he
understands the concerns expressed this evening regarding traffic flow, and acknowledged
during the holiday season stacking problems may occur. With graphics Mr. Hoffman
pointed out the proposed changes to York Avenue, concluding that it is the goal of
Hennepin County to eliminate all unprotected turns, and the plan proposed is the best
solution.
Commissioner McClelland asked for clarification on the amount of traffic lanes on
York. Mr. Hoffman said northbound will be three lanes, and southbound two lanes.
Commissioner Swenson questioned if anything can be done to bring traffic flow
relief at the intersection of York and Southdale Circle. Mr. Hoffman said nothing can be
done there. It is hoped the additional signal will help traffic flow in and out of Southdale
Circle more easily, and reiterated there appears to be no way to reconfigure this
intersection.
Commissioner Byron stated he found the comments from the staff very helpful and
is more hopeful traffic will be managed.
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Commissioner Faust stated she supports the proposal, but would like to see the
addition to the retail shops eliminated to provide more parking spaces. Mr. Larsen said
he understands the parking concerns expressed by Commissioner Faust, adding it is the
hope of staff that the mixed uses of the site will alleviate some of the parking demands.
Commissioner McCelland moved to recommend preliminary rezoning and
preliminary plat approval subject to: 1)final rezoning and final development plan approval,
2)final plat approval, 3)amendment to the comprehensive plan to reflect commercial use
for the three residential properties, 4)dedication of that portion of right-of-way (most
southwesterly point of Lot 2) , 5)consultation with the residential property owner in the
northeasterly corner regarding landscaping and screening and 6)work in cooperation with
Richfield to address concerns expressed by residents regarding traffic on Xerxes Avenue,
including the parking of employee cars by Key Cadillac employees, parking on Xerxes by
residents who walk to the new store via Xerxes Avenue, and working to find a solution to
prevent vehicles from driving down the residential walk -way from Xerxes. Commissioner
Byron said he would be willing to second the motion if the sixth condition is eliminated.
He added he agrees staff needs to work with the City of Richfield and residents along
Xerxes Avenue, but that should not be part of the motion. Commissioner McClelland
agreed to remove the sixth condition. Commissioner Byron seconded the motion. Ayes,
Byron, Swenson, Workinger, Runyan, McClelland, Johnson. Nays, Faust. Motion carried.
LD -96-2 6600 Belmore Lane
Lots 11, 12, and 13, Block 1, West Minneapolis Heights
Plus part of vacated Tyler Avenue
Bill Slater
Mr. Larsen informed the Commission the subject division would take three platted
lots along with a vacated street and create two building sites. The lot division would create
two parcels.
The original plat of this area dates back to 1888. Most of the lots in the plat are 46
feet wide with homes typically built on a lot and a half. As developed the typical lot is 65-
70 feet wide with a lot area of approximately 9,000 square feet.
Mr. Larsen pointed out In 1991 a similar lot division was approved to the southwest
of this property on Harrison and Van Buren. In that case seven lots were divided to
provide four building sites. All the lots have since been developed.
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Mr. Larsen concluded the proposed lots meet Zoning Ordinance size requirements
and are compatible with development patterns in the neighborhood. However, the
development and placement of the existing house is a concern. First, in order to get a 75
foot wide lot the new lot line comes within four feet of the existing home. Thus, a setback
variance for the existing home is required. Second, the existing driveway impacts the
developable area of the new lot. As a result the house pad is forced to the rear portion
of the lot. I cannot recommend approval without some adjustment of the existing
development on the property. If the existing garage and driveway were abandoned and
reconstructed on the east side of the house, there would be increased flexibility for
development on the new lot.
The proponent, Mr. Slater was present.
Commissioner Swenson asked the proponent what area in the house is located
along the variance. Mr. Slater said the den is located in this area. Continuing,
Commissioner Swenson said it is very hard for her to consider allowing construction of a
structure within four feet from a property line, and located in the rear yard of an adjoining
lot.
Commissioner McClelland said she is familiar with the lot division that occurred
along Van Buren, adding in her opinion the subject site is a completely different
neighborhood with larger lots. Commissioner McClelland concluded that she agrees with
Commissioner Swenson that it is difficult to consider this proposal as submitted.
Commissioner Byron commented that he agreed with the adjustment suggested by
staff, adding he can not recommend approval of a lot division that allows a structure within
four feet of a lot line, and a house constructed in the rear.
Chairman Johnson asked Mr. Slater if he would like to withdrawn his request, and
reconfigure the lot division.
Mr. Slater withdrew his request, and asked for a continuance.
Commissioner Byron moved to continue LD -96-2 to allow the proponent time to
redesign the proposal. Commission Runyan seconded the motion. All voted aye; motion
carried.
III. ADJOURNMENT:
The meeting was adjourned at 9:35 p.m.
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