HomeMy WebLinkAbout1996-08-28 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, AUGUST 28, 1996
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
July 31, 1996
II. NEW BUSINESS:
Z-96-4 Zoning Ordinance Amendment - Allowing funeral
& homes as a Conditional Use in the Planned Office
C-96-6 District
7110 France Avenue South
P-96-5 Final Development Plan. Braemar Oaks Apartments
7150 Cahill Road. Doug Olson and Harvey Hansen
III. NEXT MEETING DATE:
October 2, 1996
IV. ADJOURNMENT
MINUTES OF THE REGULAR
MEETING OF THE EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, AUGUST 28, 1996
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chairman Johnson, Byron, Ingwalson, Faust, Swenson,
Runyan, Workinger, McClelland, Bergman
STAFF PRESENT: Craig Larsen, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES
The minutes of the July 31, 1996 meeting were filed as submitted.
II. NEW BUSINESS:
Z-96-4 Zoning Ordinance Amendment - Allowing funeral homes as a
& Conditional Use in the Planned Office District
C-96-6
Location: 7110 France Avenue South
Applicant: Waterston Funeral Homes
Mr. Larsen informed members of the Commission the Zoning Ordinance allows
funeral homes in the PCD -2 & 3 commercial districts. Funeral homes are not allowed
in the office district. The proposed Ordinance Amendment would make funeral homes
a Conditional Use in the office district.
Mr. Larsen explained the proponents of this use indicate they intend to upgrade
the property, but would leave the look essentially as it is today.
Mr. Larsen concluded in his opinion this building and other small office buildings
along France Avenue have been problematic from a use and parking viewpoint. Many
of the buildings do not have adequate parking to support general office use.
The proposed use as a funeral home seems reasonable for this property. It
would not be active on a daily basis and would not contribute to peak hour traffic on
France Avenue.
The proponents, Mark and Kevin Waterston were present.
Chairman Johnson informed Commission Members he will relinquish the chair to
Commissioner Runyan and will abstain from the vote and discussion.
Commissioner Ingwalson asked Mr. Larsen if the proposed use would meet
parking requirements under the Planned Commercial District zoning. Mr. Larsen said
this site does not meet commercial or office parking requirements.
Commissioner Faust asked if it is possible to only consider a conditional use
permit for this proposal, and not an amendment to the Ordinance. Mr. Larsen
explained an amendment is required because funeral homes are not allowed in an
office district. Mr. Larsen said what staff is requesting is amending the Ordinance to
recognize that operating a funeral home in an office district may be an appropriate
conditional use.
Commissioner Workinger questioned if the Commission approves this use as a
conditional use in the office district, is this only for the inclusion of funeral homes. Mr.
Larsen responded that is correct, only funeral homes will be permitted as a conditional
use in the office district.
Commissioner Workinger said that while he believes the potential use may be
appropriate he is concerned with the single family element, and their proximity to other
office zones if the Commission approves this amendment.
Mr. Larsen said if this use is approved as an amendment any changes from
office to a funeral home would be reviewed by the Commission and the Council as a
conditional use. That affords us control.
Mr. Waterston introduced himself to the Commission, and defined the evolution
of the funeral home in the 90's. Mr. Waterston told the Commission he lives in the
immediate neighborhood, and believes a funeral home is a good neighbor. He
explained presently funeral homes are getting smaller to better serve the needs of the
community. Continuing, Mr. Waterston said the State of Minnesota requires that all
funeral homes have an embalming room, even if it is not used. Mr. Waterson informed
the Commission today funeral homes are operated as a memorial site for the
deceased, and usually contains office space for the funeral operators. Embalming and
cremation occur at locations set up and zoned only for those purposes. Mr. Waterston
pointed out memorial visitation runs for a few hours which allows traffic to the site to be
paced. He also asked the Commission to note that usually prominent and young
members of the community reviewals and funerals occur from their local churches,
which reduces traffic demand on funeral homes. Mr. Waterson also reported this
location does not offer casket selection, except in the form of reviewing catalogs.
Mr. Waterston advised the Commission the exterior of the building will remain
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virtually the same, except certain aspects will be upgraded, more insulation will be
added, windows will be replaced, shrubs will be trimmed, and grass replaced where
worn. In conclusion Mr. Waterston said in all, the entire site will be "cleaned up," but
the outward appearance will remain as is.
Commissioner Workinger asked Mr. Waterston when he would like to begin
operating from the facility. Mr. Waterson said if the project receives approval he would
like to be operating by February 1, 1997.
Commissioner Workinger said he likes the look of the existing windows on the
building and asked Mr. Waterston if the windows proposed to be replaced will be
replaced with similar windows. Mr. Waterson said he also likes the small pane
windows, and said he plans to install similar windows, but in speaking with contractors
it appears some window options offer the wood grids inside or between a double hung
window. Concluding, Mr. Waterston said he has not made a final decision on the
windows.
Commissioner Workinger said in his opinion he believes this is a good project,
and thanked Mr. Waterson for educating him on the current operation of funeral homes.
Mr. Rick Dorsey introduced himself to the Commission informing them he is a
current tenant of the building, and does not want to lose his office space. He told the
Commission in his opinion Edina does not offer enough small business office space at
an affordable price.
Commissioner McClelland moved to recommend approval of the Amendment to
the Zoning Ordinance to allow funeral homes as a conditional use. Commissioner
Ingwalson seconded the motion.
Commissioner Swenson asked if the proponents can choose to not put grids in
the new windows. Mr. Larsen said they can choose to not put in grids, but the
discussion this evening tends to support the grids.
Ayes; Byron, Faust, McClelland, Runyan, Ingwalson, Workinger, Swenson.
Abstain, Johnson. Motion carried.
Mr. Waterston presented to the Commission a letter of support from Martha and
John Gabbert who operate a building north of the subject site. Mr. Waterston asked
the Commission to also note he is a small business operator, and the Waterston
Funeral Homes is a family owned business that has been in operation since the 1950's.
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P-96-5 Final Development Plan. Braemar Oaks Apartments
7150 Cahill Road. Doug Olson and Harvey Hansen
Request: Add four (4) efficiency dwelling units
Mr. Larsen informed the Commission the subject property is zoned PRD -3,
Planned Residence District and is developed with a three story, 110 unit apartment
building. The owners are seeking to create four new efficiency dwelling units on the
first floor of the building. On the west wing a exercise room would be remolded into two
units. The other two units would result from the conversion of two existing guest rooms.
Mr. Larsen explained the Zoning Ordinance density formula requires a lot area
of 393,600 square feet to support a 114 -unit building in this location. The lot area
provided is 403,700 square feet. A total of 143 enclosed parking spaces are required
by code. The building provides 156 spaces. In addition, there are 75 surface spaces
provided. Following the four unit addition the development would comply with density,
parking and all other code requirements.
Mr. Larsen concluded the proposal meets all code requirements, and staff
recommends approval. The proposal would utilize unused or under utilized space and
would provide a unit type which is not currently offered.
Ms. Nancy Campbell of United Properties, property manager of the complex
was present.
Commissioner Faust asked Ms. Campbell if Braemar Oaks is a condominium or
rental apartments. Ms. Campbell said all units are rental.
Commissioner Byron questioned the need for review by the Commission since
the building footprint is not changing, and the increase in density meets the zoning
requirements. Mr. Larsen said the Commission and Council are still required to review
the proposal because of the increase in density. even if the density meets current
zoning standards.
Commissioner Swenson asked if the present tenants have been informed of the
proposal. Ms. Campbell responded in the affirmative.
Commissioner Ingwalson moved to recommend Final Development Plan
approval, noting the landscaping on the complex needs attention. Commissioner Faust
seconded the motion. All voted aye; motion carried.
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III. ADJOURNMENT
Commissioner Byron moved adjournment at 8:30 p.m. (�(�
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