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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 8< 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 2 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. 3 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. 4 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. 0 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. 7 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. 8 �li.�1.� Ti��E ,1►1►►� T/�a .e HoogenakkTF-"'T PIZ