HomeMy WebLinkAbout1996-06-26 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
WEDNESDAY, JUNE 26,1996,7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
May 29, 1996
II. OLD BUSINESS:
Z-95-2 Final Rezoning
5229 Eden Avenue
Laurent/Parks
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S-95-4 Final Plat Approval
Kunz Lewis Addition
5229 Eden Avenue and 5200 Eden Circle
III. NEW BUSINESS:
P-96-4 Final Development Plan
Heritage of Edina, Inc.
3456 Heritage Drive
IV. ADJOURNMENT:
MINUTES OF THE EDINA PLANNING COMMISSION
WEDNESDAY, JUNE 26, 1996, AT 7:30 P.M., EDINA
CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Acting Chair, David Runyan, Ann Swenson, David Byron,
Helen McClelland, Charles Ingwalson, Geof Workinger
MEMBERS ABSENT: Gordon Johnson, Lorelei Bergman
STAFF PRESENT: Craig Larsen, Jackie Hoogenakker
II. OLD BUSINESS:
Z-95-2 Final Rezoning
5229 Eden Avenue
LaurentlParks
8<
S-95-4 Final Plat Approval.
Kunz Lewis Addition
5229 Eden Avenue and
5200 Eden Circle
Mr. Larsen asked the Council to recall, on February 5, 1996, they approved
Preliminary Rezoning from PID, Planned Industrial District, to POD -1, Planned Office
District for a redevelopment of the subject property. At that time the redevelopment
proposal comprised four office buildings totaling 94,500 square feet of floor area. The
proponents have now submitted plans in support of their request for Final Rezoning
and Final Plat approval.
Mr. Larsen pointed out the plans submitted for final rezoning and final plat
approval illustrate a revised site plan with five buildings containing a total floor area of
79,800 square feet.
Mr. Larsen explained the revised site plan is driven by the developers desire to
retain and reuse the main portion of the existing building, and as a result, the main
access point and the traffic circle element of the plan are moved to the east.
Planning Commission Minutes/June 26, 1996
Mr. Larsen noted the development concept continues to envision each building
having an individual architectural style. Exterior materials will include brick, limestone,
and drivet (stucco). The plan illustrates a drive aisle access running along the railroad
tracks to provide access to Eden Avenue for the property immediately to the south.
Mr. Larsen concluded the revised site plan remains consistent with the concept
approved by the Commission and Council. Parking is provided at a ratio of four per
1000 square feet as recommended by the City's consultant, Hoisington, Koegler.
Staff recommends approval with the following conditions:
1. Watershed District grading permits.
2. Developers Agreement
3. Subdivision Dedication
The proponents, Mr. John Laurent and Mr. Chris Moarn were present to respond
to questions.
Commissioner Swenson commented in reviewing the revised plan she noticed
the addition of a pond to the proposal, and questioned the reason for the pond. Mr.
Larsen explained the pond is designed to contain water run-off, and is a feature
required by the DNR. Mr. Larsen asked Commission Members to recall the
development that occurred off Blake Road and Mirror Lakes. That development
required also required a nurp pond.
Commissioner Swenson asked if parking spaces are eliminated as a result of the
pond construction. Mr. Larsen said parking for this project meets City Code
requirements of 4 spaces per 1000 square feet of office space. Mr. Larsen noted the
site still has the ability to expand parking to the south. Continuing, Mr. Larsen pointed
out the over-all Floor Area Ratio (FAR) of the plan has been reduced, reiterating the
proposal meets parking code requirements.
Commissioner Workinger questioned if there is a change in parking on the Kunz
site. Mr. Larsen said there is no change.
Commissioner Ingwalson said while reviewing the plans it appeared to him that
the Kunz building has been reduced. Mr. Larsen said that is correct, the building has
been reduced by 8,000 square feet.
Commissioner Workinger asked Mr. Larsen to explain the City's involvement
regarding the drive-through easement, and how it should be handled. Mr. Larsen said
it would be to the City's benefit to add the easement as a condition of approval, the
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Planning Commission Minutes/June 26.1996
road would be considered private, with no City involvement regarding maintenance.
Chairman Runyan asked Mr. Larsen if the proposed fountain is for on-site water
retention, or is it a visual amenity. Mr. Larsen responded at this time the Watershed
District has not reviewed a water retention plan, adding he believes the fountain is for
decoration.
Commissioner McClelland asked Mr. Larsen if he feels Eden Avenue can
accommodate increased traffic. Mr. Larsen said Eden Avenue will be increased to
three lanes, and traffic consultants have indicated Eden Avenue will be able to
accommodate an increase in traffic after the changes to it have been completed.
Commissioner Swenson noted the curb cut has been moved farther from Link
Road, adding in her opinion, this is a plus.
Commissioner Swenson inquired if a restaurant is still planned for this
development. Mr. Larsen responded to the best of his knowledge a restaurant is still
planned for Building E, on the north end.
Commissioner Workinger pointed out there have been a number of scenarios
regarding this site, and asked the developers if they believe this plan is the plan that
will be constructed. Mr. Moarn responded that to the best of his knowledge there have
been around eight different plans for this site, agreeing it has been confusing. Mr.
Moarn added the original goal of the development team was to construct a small office
park, noting that goal has not changed. Continuing, Mr. Moarn explained originally the
development team was directed to present a plan to the City without access to Eden
Circle. That has since changed, and access to Eden Circle is now part of the plan. Mr.
Moarn pointed out in his opinion this proposal pulls the parking closer to the buildings,
and it is believed the final result contributes to the sense of a "town square"
atmosphere that is also visible from Eden Avenue.
Commissioner Swenson commented if the development teams senses hesitation
on the part of the Planning Commission, it is only because we want some assurance
that what we have viewed this evening, and recommend to be approved, is developed.
Mr. Moarn interjected he understands their view point, adding this plan will only change
if the Watershed District directs us to increase or decrease the size of the pond.
Commissioner Workinger asked Mr. Larsen if the proposed roadway easement
will be maintained by the City. Mr. Larsen reiterated that the City considers the road as
private, with no maintenance provided for by the City. Mr. Larsen added our concern
is appropriate access for emergency vehicles.
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Planning Commission Minutes/June 26, 1996
Commissioner Swenson moved to recommend Final Rezoning approval with the
following conditions: Watershed District grading permits, Developers Agreement,
Subdivision Dedication and roadway easement linking Eden Avenue to Eden Circle.
Commissioner McClelland seconded the motion. Ayes; McClelland, Swenson
Ingwalson, Workinger, Runyan. Abstain; Byron.
P-96-4 Final Development Plan
Heritage of Edina, Inc.
3456 Heritage Drive
Mr. Larsen informed the Commission the subject property is zoned Planned
Residence District, PRD -5, and is developed with a nursing home. The home is
licensed by the State for 120 beds, but is presently being used as a 108 bed home. A
Final Development Plan request has been submitted for an addition which would
contain five patient rooms as well as additional commons and administrative areas.
The proposal also calls for a expanded parking lot located to the west of the existing
lot. Following the addition the actual bed count will be reduced from 108 to 107 beds.
This is due to other coincident remodeling which will occur.
Mr. Larsen explained the PRD -5 zoning requires a 35 foot building setback from
all property lines. A portion of the proposed addition, adjacent to the Crosstown
highway, would provide a setback of eight feet. Thus, a 27 foot sideyard setback
variance is requested.
Mr. Larsen pointed out the parking requirement for a nursing home is one space
for each bed plus one space for each employee on the major shift. In this case, the
parking requirement is 74 spaces. The proposed plan would provide 55 spaces. Thus,
a 19 space parking quantity variance is requested. The proposed plan also seeks two
parking setback variances. Along the northwesterly property line five feet is provided
where 10 feet is required. Adjacent to Heritage Drive the proposed setback is five feet
and the requirement is 20 feet. Exterior materials on the addition will be face brick to
match the existing building.
Mr. Larsen concluded staff recommends approval of the proposed Final
Development Plan. Because of the shape of the property and location of the existing
building it would be difficult to construct any addition which would comply with the
required setbacks. The requested parking setback variance will allow the provision of
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Planning Commission Minutes/June 26,1996
the maximum possible number of spaces. Staff believes that parking will be adequate
to support the expected demand.
The proponents, Mr. and Mrs. Field, and Mr. Kapistke, their architect, were
present to respond to questions.
Commissioner McClelland asked Mr. Larsen if as a result of this proposal
parking is increased. Mr. Larsen responded that is correct. He pointed out Presently
the site has 44 parking spaces, with the plan increasing the spaces to 55.
Chairman Runyan observed the proposal is for an addition to the building, but
the plans show a decrease by one, in the number of rooms. Mr. Larsen said the
demand for single rooms increased, which resulted in the decrease in the number of
beds.
Commissioner Swenson noted the proposed addition is very close to the
Crosstown Highway, and inquired if the close proximity is dangerous for the occupants.
Mr. Larsen responded he does not believe the highways close proximity creates any
danger to the occupants of the home. He pointed out there is a significant grade
change, and adequate fencing.
Mr. Field addressed the Commission explaining the nursing home business has
changed over the past decade, and it is hoped the proposed addition will keep the
facility competitive. Mr. Field noted this facility has a special meaning to him because it
was the first.
Commissioner Swenson asked if the occupants of the home enjoy going
outdoors on occasion. Mr. Field responded many of the occupants do enjoy the
outdoors, adding the facility has a garden court area with seating for them to enjoy.
Commissioner Workinger asked why it is necessary to build so close to the
property line. Mr. Kapitske explained the plan presented allows for an increase in
parking, and does not compromise patient rooms or the chapel by blocking those
windows. Any other location for the addition seemed to create internal problems.
Commissioner McClelland moved to recommend Final Development Plan
approval noting the hardship that exists because of the irregular shape of the lot, and
its proximity to Crosstown Highway. Commissioner Ingwalson seconded the motion.
All voted aye; motion carried.