HomeMy WebLinkAbout1996-05-29 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, MAY 29, 1996,
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
May 1, 1996
II. OLD BUSINESS:
S-96-4 Preliminary Plat Approval
Arrowhead Pointe
Arrowhead Partners
III. NEW BUSINESS:
Z-96-2 Preliminary Rezoning R-1, Single Dwelling Unit District
To PRD -3, Planned Residence District. 5120 and 5124
France Avenue. Hans Kuhlman
IV. OTHER BUSINESS:
N.C. Little Memorial Hospice, Inc./7019-7021 Lynmar Lane, Edina, MN
V. OTHER BUSINESS:
MINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, MAY 29, 1996
7:30 P.M., CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman G. Johnson, Ann Swenson, Nan Faust, Helen
McClelland, David Runyan, Charles Ingwalson, Geof
Workinger, Lorelei Bergman, David Byron
STAFF PRESENT. Craig Larsen, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
Commissioner Swenson moved approval. Commissioner Workinger seconded
the motion. Commissioner Runyan requested a change to the minutes, page 16, aye to
nay. All voted aye, motion to approve carried.
II. OLD BUSINESS:
S-96-4 Preliminary Plat Approval. Arrowhead Pointe
Arrowhead Partners
Mr. Larsen asked the Commission to recall the subject proposal was continued
to allow the developers time to address the number of requested variances. The initial
proposal requested a total of 12 variances.
Mr. Larsen informed the Commission the proponents have returned with a
revised preliminary plat which reduces the number of lots from 12 to 11. By so doing,
the number of variances has been reduced to six. Four of the requested variances are
for lot dimensions and two are for relief from the required 100 foot conservation
restriction along the lake. There are no lot area variances requested.
Mr. Larsen said by eliminating one lot and adjusting the remaining lots, the
proponents have significantly improved the proposed development. All lots now
exceed the neighborhood median lot size of 21,718 square feet. While some variances
remain, they are generally caused by the shape and topography of the property.
Mr. Larsen concluded staff recommends preliminary plat approval subject to:
1. Final plat approval
2. Subdivision dedication
3. Watershed district permit
4. Developers agreement
5. City Engineer approval of final pond design.
Mr. Bob Smith, representing Arrowhead Partners, was present to respond to
questions.
Commissioner Runyan asked Mr. Larsen if the measurement from the ordinary
high water is measured on the horizontal. Mr. Larsen responded that is correct.
Commissioner Ingwalson questioned Mr. Larsen if the building pads depicted on
the lots are arbitrary. Mr. Larsen said that is correct. Ordinance requires the developer
to depict a pad, but the pads depicted are not necessarily the pads that will end up on
these lots. Mr. Larsen noted the pads depicted for the proposal range in size from
3,500 to 5,000 square feet.
Commissioner Faust asked Mr. Larsen if the Commission can require the
developer to construct the house where the pad is depicted. Mr. Larsen said if the
Commission is trying to achieve a certain building size, building location, or preserving
green space, that can best be accomplished by recommending an easement.
Commissioner Swenson pointed out that presently a sewer line runs through the
property, noting nothing can be constructed over that line. Mr. Larsen agreed, but
reiterated recommending a conservation restriction/easement is the best way to
maintain control.
Commissioner Swenson asked Mr. Larsen if there are other homes on
Arrowhead Lake closer than 75 feet. Mr. Larsen said there are other homes closer
than 75 feet. Mr. Larsen explained before 1992 the setback from the ordinary high
watermark was 25 feet.
Commissioner Workinger inquired if there are more properties in the City that
could be developed where the 100 foot restriction applies. Mr. Larsen said he believes
this is one of the last large pieces of property on a sizeable lake in the City that would
require the 100 foot setback if redeveloped, except for the Leo Evans site. Mr. Larsen
added there could also be other potential one or two lot subdivisions out there on
waterbodies, reiterating this is one of the last large pieces.
Commissioner Swenson asked Mr. Larsen if he considers Lot 10 a "pass-
through" lot. Mr. Larsen responded he does not believe Lot 10 is a pass-through lot.
He pointed out the topography does not create that type of relationship.
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Commissioner Faust asked Mr. Larsen the average depth, and width of the area.
Mr. Larsen said lot depth is 175 feet, lot width 110 feet.
Mr. Bob Smith, addressed the Commission explaining at the last meeting the
development team presented a proposal requesting a 12 lot subdivision, the present
request is for 11 lots. Continuing, Mr. Smith said the revised plat contains three lots
requiring lot depth variances, one lot requiring a lot width variance, and two lots
requesting relief from the 100 foot water body restriction. With graphics Mr. Smith
indicated changes in the plan. Continuing, Mr. Smith pointed out a number of lots in
the proposed plat do not abut the lake. He pointed out the Naas home (on Post Lane)
is constructed 50 feet from the ordinary high watermark of Arrowhead Lake. Mr. Smith
concluded if the road is moved to eliminate the request to reduce the conservation
restriction the lots on the other side of the street will be severely impacted.
Commissioner Runyan noted the revised plan appears to be sensitive to the
vegetation. Mr. Smith agrees, adding the site contains a number of large trees.
Commissioner Workinger commented it appears circulation around some of the
walkout homes may be rather limited, and asked Mr. Smith if he knows how much
usable rearyard potential homeowners may want. Mr. Smith said that is very individual.
Mr. Smith pointed out the building pads depicted are not final.
Commissioner Bergman asked Mr. Smith how many builders are proposing to
construct homes on these lots. Mr. Smith said at present, Mr. Ron Clark and Mr. Bruce
Bren have clients interested in constructing homes on this site.
Commissioner McClelland stated in her opinion Lot 10 is too narrow. She
pointed out it is a depicted as a walkout, and commented a walkout to what?
Commissioner McClelland added she also believes the site is still too tight, another lot
should be removed, and the cul-de-sac shortened. Commissioner McClelland
concluded, reiterating in her opinion the site is still too crowded, and Lot 10 is
upsetting.
Commissioner Ingwalson stated his concern is with Lots 7 & 8, adding he is
comfortable with the remaining variances. Concluding he does not want to see a
relaxation of the 100 foot restriction from the ordinary high watermark. Commissioner
Byron pointed out Lots 7 & 8 contain very steep grades. Mr. Smith agreed, he pointed
out lots along the lake have about a 50 foot elevation change.
Chairman Johnson questioned if creating an Outlot over part of Lot 3 would be
an option to provide the right spacing from the Hurley home. Mr. Larsen said usually
when Outlots are created they seem to go tax forfeit. Mr. Larsen reiterated the City
would rather have the Commission recommend easements to maintain control.
Commissioner Byron moved to recommend preliminary plat approval subject to
1)final plat approval, 2)subdivision dedication, 3)watershed district permit, 4)developers
agreement, 5)city engineer approval of final pond design, 6) an easement running 150
feet north from the southern boundary of Lot 3 on a diagonal line. Commissioner
Workinger seconded the motion.
Commissioner Faust interjected in her opinion, the variance requested on Lot 10
is too much, adding she has a difficult time with Lot 10, and can not support the
proposal. Commissioner McClelland agreed, she stated any hardship is self imposed,
Lot 10 will have no rearyard.
Chairman Johnson asked Commissioner McClelland and Faust what they
envision for Lot 10. Commissioner Faust said Lot 10 should be eliminated, and the
land area portioned off to the adjoining lots. Commissioner McClelland agreed.
Commissioner Ingwalson interjected his problem is with Lots 7 and 8, and he
requested an amendment to the motion to eliminate the variances requested from the
ordinary high watermark on Lots 7 and 8. Commissioner Byron accepted the
amendment. Ayes, Faust, McClelland, Ingwalson, Swenson, Workinger. Nays, Byron,
Runyan, Bergman, Johnson. Motion to eliminate the variances on Lot 7-8 approved 5-
4.
Commissioner Byron said he is not as quick to agree the variances requested for
this development are self imposed. Commissioner Byron pointed out the extreme
topography of the site, and the narrow configuration of the lot itself are not self
imposed. Continuing, Commissioner Byron said his original concern was with the
number of variances originally requested, and the impact the proposal had on the
Hurley property. Commissioner Byron said the developers have eliminated one lot,
reducing the variances, except for lot depth (which in this instance because of the
depth of the original lot appear to be difficult to eliminate) and have addressed the
concern expressed by Mrs. Hurley. Regarding Lots 7 and 8 Commissioner Byron
pointed out we are dealing with the measurement from horizontal, and for Lot 10 there
is no resolution, short of eliminating it.
Chairman Johnson called for a vote on the motion for approval. Ayes, Byron,
Runyan, Bergman, Workinger, Swenson, Ingwalson Johnson. Nays, Faust,
McClelland. Motion carried. 7-2.
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III. NEW BUSINESS:
Z-96-2 Preliminary Rezoning R-1, Single Dwelling Unit District to
PRD -3, Planned Residence District. 5120 and 5124 France
Avenue. Hans Kuhlman
Mr. Larsen informed the Commission the subject property comprises two
developed R-1, single dwelling properties. The combined lot area totals 27,646 square
feet. A request has been submitted to rezone the property to PRD -3 to allow
redevelopment with an eight unit townhouse project.
Mr. Larsen explained the proposed townhouse building has units ranging in
width from 16 to 20 feet. All would be two story units. Parking is provided in an
underground garage similar to the Coventry at Centennial Lakes. Exterior materials
would be stucco with brick trim.
Mr. Larsen pointed out the PRD -3 district requires a land area of 4,400 square
feet per unit minus certain allowances. In this case, the proposal qualifies for the 500
square foot credit for enclosed parking spaces. The base requirement minus the
parking credit results in a required land area of 29,200 square feet. Total site area is
27,646 square feet. Thus, the proposed density exceeds that allowed by Ordinance.
Mr. Larsen explained setbacks required in the PRD -3 district are 35 feet in front,
35 feet in the rear and 20 feet in the sideyard. The proposed building provides a 10
foot setback from both the north and south side yards, thus, a 10 foot sideyard setback
variance is requested.
Mr. Larsen noted the Comprehensive Plan illustrates the France Avenue corridor
as "low density attached residential'.
Mr. Larsen concluded the proposed land use is consistent with the
Comprehensive Plan and is consistent with other redevelopments which have occurred
along France Avenue. Two projects, in the 4600 Block were redeveloped with
townhouse type units. One is developed at seven units per acre and the other at eight.
Staff supports the proposed land, use, but only at a density more consistent with the
Comprehensive Plan and other similar developments.
The proponent, Mr. Kuhlman was present to respond to questions.
Chairman Johnson asked Mr. Larsen if he feels this type of redevelopment could
continue along France Avenue. Mr. Larsen said he believes as this corridor evolves
the City will see spotty redevelopment. Mr. Larsen said he can support redevelopment
in this area, but in his opinion the proposal this evening is too dense.
Chairman Johnson asked how many parking spaces are provided underground.
Mr. Larsen said there are 14 underground stalls. Mr. Larsen said Ordinance requires
1.25 parking spaces per unit underground.
Commissioner McClelland asked Mr. Larsen the total amount of parking spaces
required, and provided on this proposal. Mr. Larsen said this proposal provides 14
underground spaces, and approximately five surface spaces. Ordinance requires 1.25
underground, and a combination of surface to equal two parking spaces per unit. Mr.
Larsen said the proposal meets Ordinance parking requirements with 19 spaces.
Commissioner Bergman questioned how vehicles will enter the underground
parking area. Mr. Larsen said access is in the center of the building.
Commissioner Ingwalson asked Mr. Larsen to clarify for him how many units are
allowed on this site per Ordinance. Mr. Larsen said the density for this site is up to six
units.
Mr. Kuhlman addressed the Commission informing them a neighborhood
meeting was conducted, and in his opinion the response was favorable. Continuing,
Mr. Kuhlman told Commission Members he lives in the immediate area, and believes
this proposal is a plus for the 50th and France area and for Edina's tax base. Mr.
Kuhlman noted this proposal is a rezoning to PRD -3, with an eight unit townhouse
development. Mr. Kuhlman added the proposed building setback is 10 feet which is
compatible in his opinion with the residential setbacks in the area. Mr. Kuhlman noted
the proposed use is consistent with the Comprehensive Plan and similar to
developments that have occurred along France Avenue. Continuing, Mr. Kuhlman said
the site contains a circular drive with underground parking provided, and it is the intent
to construct the building so the rear elevation is as attractive as the front elevation.
Concluding Mr. Kuhlman said in his opinion eight units are needed for flexibility.
Commissioner Workinger asked Mr. Kuhlman why he believes a 10 foot sideyard
setback is justified for this proposal. Mr. Kuhlman said in his opinion, the PRD -3
rezoning fits this location, and pointed out the 50th and France Avenue corridor is
different from the rest of Edina, and structures are closer. The 50th area has an urban
feel, and the project enhances that feel. Mr. Kuhlman concluded the requested 10 foot
sideyard setback in his opinion, reflects this urban neighborhood.
Commissioner Workinger said he can understand in order to successfully
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market the townhouses a certain square footage is required, and asked Mr. Kuhlman if
he has looked at other ways to capture additional square footage (obtain more
property). Commissioner Workinger pointed out the units appear to be long and
narrow, and he questioned Mr. Kuhlman if he believes four units would work on the site.
Commissioner McClelland pointed out four units would be large, and it may be possible
to market them for a higher price to make up the difference in loss of units. Continuing,
Commissioner McClelland suggested combining the center units into one, adding in
her opinion the sideyard setback needs to be increased to 15 feet, and eight units on
this site are too many.
Mr. Kuhlman responded he has not looked into the possibility of combining the
middle units into one, and marketing a seven unit townhouse complex. He added he
believes a four unit development would not be prudent.
Chairman Johnson asked Mr. Kuhlman if he considered acquiring the other
single dwelling properties adjacent to the proposal. Mr. Kuhlman said if this project is
successful that may be an option.
Ms. Dahlstrom, 5116 France Avenue South, told members of the Commission
she is very concerned with the proposed 10 foot building setback, and the impact this
proposal will have on her property. She pointed out if a two story structure is
constructed 10 feet from the common property line her light will be negatively impacted.
She added the traffic on France Avenue at present is bumper to bumper, and if eight
more units are added, with two drivers for each unit, traffic and congestion will
increase. Ms. Dahlstrom noted the townhomes located at Centennial Lakes are very
nice, but they are not right on France Avenue like this proposal. Concluding, Ms.
Dahlstrom said if this proposal is allowed to be constructed so close to the common
property line it will be difficult to sell her house.
Commissioner Faust said that while she can support this type of redevelopment
she believes eight units is too much. Commissioner Faust said in her opinion six units
are more realistic, and the sideyard setback at minimum should be 15 feet.
Commissioner McClelland said in her opinion seven units may be possible,
adding she cannot support the proposal at a 10 foot sideyard setback, 15 feet is the
minimum she could consider.
Chairman Johnson asked Mr Larsen if a seven unit townhouse meets the PRD -3
requirements. Mr. Larsen said without looking at the exact numbers seven units would
be close.
Commissioner Swanson said if this proposal goes forward, she wants parking to
remain underground as depicted even if the amount of units are reduced.
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Commissioner Faust interjected she would also like a fence constructed to protect the
immediate neighbors.
Commissioner Runyan said in his opinion this is a positive development, but he
said he feels it is too bad the development is not located at one end of the block or the
other. Continuing, Commissioner Runyan said it would also be better if the entire block
is redeveloped. He concluded he has a concern for the remaining single dwellings on
the block.
Commissioner McClelland moved to recommend preliminary rezoning approval
recommending the design of the project remain as presented, reducing the number of
townhouse units to not exceed seven, and recommending a 15 foot sideyard setback
for the units. Commissioner Workinger seconded the motion.
N.C. Little Memorial Hospice/7019-7021 Lynmar Lane, Edina
Mr. Larsen informed the Commission the City has received a request to allow a
residential hospice to be located at 7019-7021 Lynmar Lane. The subject site is zoned
R-2 and is developed with a double bungalow building.
Mr. Larsen said staff suggests amending the Zoning Ordinance to allow a
"residential hospice" as a Conditional Use if the R-2 district. This approach would not
change the underlying zoning of the property, and if the Conditional . Use were to
cease operation the {property would revert to use as a double bungalow.
Mr. Larsen concluded that it appears the use may be permitted under the
guidelines of the Federal Fair Housing Act.
Mr. Bob Soleheim, 6245 Vincent Avenue South was present to answer
questions.
Commissioner Faust asked Mr. Soleheim how many employees work at the
hospice at any given time. Mr. Soleheim said during the day there will be two staff
members, one volunteer, and one administrator. During nighttime hours there will
probably be only two staff members.
Mr. Soleheim addressed the Commission explaining at present there is a similar
hospice operation on Penn Avenue in southwest Minneapolis. Continuing, Mr.
Soleheim said it is the intent of the hospice to provide a residential alternative for
patients, and to maintain the residential character of the building.
Mr. Paul Pearson 4000 Mavelle Drive said he has a problem with the proposal,
and the parking demand the hospice may generate. Mr. Pearson said in his opinion
this is a residential area, and.a hospice operates more like a nursing home.
Ms. Audrey Staber, 7101 Lynmar Lane told Commissioner Members she has
concerns regarding the hospice, and if her property values will be negatively impacted
because of its close proximity.
Commissioner Swenson questioned if the site does not provide adequate
parking would a variance be required. Mr. Larsen said he believes all employee
parking can be contained on the site. Visitor parking is another issue, and it is believed
visitors will park on the street (Lynmar). If more parking is determined to be needed,
the hospice will have to go through the variance process.
Chairman Johnson commented in his opinion he does not want to see any
changes made to the facade, or any other visual changes that would alter the character
of this residential property. Chairman Johnson said he wants the building to visually
remain as is, at present.
Mr. Soleheim said the only changes made to the building would be to comply
with State standards. A deck may be constructed across the rear to meet those
standards. Mr. Soleheim said it is the intent of N.C. Little Memorial Hospice to maintain
the residential character of the dwelling.
Mr. Kissell, 7012 Lynmar Lane, questioned why neighbors were not notified
earlier that a decision was made to allow a hospice to be located in a residential
zoning. Chairman Johnson said this issue will be heard by the City Council on June
17th, and as mentioned earlier the Federal Fair Housing Act allows hospices to be
located in a residential zoning, no notice is required to be given for Planning
Commission meetings.
Ms. Nancy Semers, 7004 Lynmar Lane said she resides in a single family home
on the block, and supports the proposal. She added she believes the hospice will be a
good neighbor.
Commissioner McClelland moved to recommend Temporary Conditional Use
Permit Approval. Commissioner Ingwalson seconded the motion. All voted aye; motion
carried.
IV. ADJOURNMENT:
The meeting was adjourned at 10:00 p.m.
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