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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 8 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 2 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. 3 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 4 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.