HomeMy WebLinkAbout1998-01-07 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
WEDNESDAY, JANUARY 7, 1998
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
October 29, 1997
II. NEW BUSINESS:
Z-98-1 Namron Company LLC
by Norman Bjornnes, Jr.
51XX Lincoln Drive
S-98-1 Namron Company LLC
by Norman Bjornnes, Jr.
51XX Lincoln Drive
LD -98-1 James M. Waters
5512-5516 Ewing Circle
III. NEXT MEETING DATE:
January 28, 1998
IV. ADJOURNMENT
MINUTES OF THE REGULAR
MEETING OF THE EDINA PLANNING COMMISSION
HELD ON WEDNESDAY, JANUARY 7, 1998
7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Chair, Gordon Johnson, Helen McClelland, David
Runyan, John Lonsbury, Ann Swenson, Chuck
Ingwalson, Geof Workinger, David Byron
MEMBERS ABSENT: Lorelei Bergman
STAFF PRESENT: Craig Larsen, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the October 28, 1997 meeting were filed as submitted.
II. NEW BUSINESS:
Z-98-1 Namron Company LLC
by Norman Bjornnes, Jr.
51XX Lincoln Drive
91-
S-98-1
S-98-1 Namron Company LLC
by Norman Bjornnes, Jr.
51XX Lincoln Drive
The subject site measures 5.1 acres in size, and is developed with single
dwelling home located in the far north end of the site. The site is platted as an
outlot. Properties to the west and south are zoned PRD -3 and are developed
with apartment buildings. Properties to the east are zoned PRD -2, and are
developed with zero lot -line, single dwelling homes. Properties to the north are
double bungalow lots. The subject site is shown as low density, multi -family on
the Comprehensive Plan.
The development proposal would rezone the southerly 4.4 acres of the
site to PRD -3 to allow for the development of a 42 unit townhouse project. The
existing home would remain, but could be added to the development in the
future. This possible expansion is shown as phase II on the site plan. However,
only the 42 unit Phase I is now being proposed.
The development would include four different unit types arranged in nine
buildings. Individual buildings would contain between two and six units. All units
have an attached two -car garage. In addition to spaces in front of the garages,
twelve guest parking spaces are provided. A common building serving the
residents is proposed in the northerly portion of the site.
The proposed development complies with all requirements of the PRD -3
district, except for the side yard setback of the building in the northeasterly
corner of the site. This building provides a 10 foot setback where a 20 foot
setback is required. The site suggests that this variance would be eliminated if
the parcel north of the subject site is added to the development.
Staff recommends approval of the rezoning and preliminary plat approval.
The use of the site conforms to the Comprehensive Plan, and provides a logical
transition between the higher density uses to the south and west and the lower
density uses to the east. Staff expects the site to the north will be added to the
development in the future. As a result the variance could be considered a
temporary situation.
The proponent, Mr. Norman Bjornnes was present. Mr. Nick Palalia,
architect for the project was also present.
Commissioner Swenson questioned Mr. Larsen on drive aisle width, and
asked if the proposed drive width at 24 feet could accommodate on -street
parking on one side.
Mr. Larsen said this proposal will not be able to accommodate on -street
parking, even on one side. Mr. Larsen pointed out the proposed complex will be
developed with each unit having a two car garage with additional parking
capabilities provided on the driveway. There are also 11 visitor parking stalls
clustered throughout the development.
Commissioner Swenson questioned if the drive aisle width could be a
problem for emergency vehicles. Mr. Palalia said the plan has been reviewed by
the Fire Marshall, and the drive aisle width is adequate if on -street parking is
prohibited.
Commissioner Swenson asked Mr. Larsen if all townhouse developments
have similar visitor parking arrangements, and drive aisle widths. Mr. Larsen
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said that comment is true. He added he believes all townhouse developments in
the City were developed with private roads with minimal visitor parking spaces
provided. Mr. Larsen concluded, to date the City has not received any
complaints from residents regarding parking problems. Mr. Larsen noted to date
the City has not been put in the position of having to approve a development that
did not provide guest parking stalls.
Commissioner Swenson asked who is responsible for the street. Mr.
Larsen said the development is responsible for the street. The Fire Department
mandates street widths. The Police Department will not ticket vehicles parking
on private roads, but the Fire Department could.
Chairman Johnson questioned the variance. Mr. Bjornnes responded he
hopes the variance is temporary. Continuing, Mr. Bjornnes explained his goal is
to obtain the adjoining property ( Mr. Kenneth's) in the near future. When, and if
that occurs, there would be no variance, and Mr. Kenneth's property would be
incorporated into the development and constructed with townhouses. Mr.
Bjornnes said their goal is to construct a quality townhouse development that
compliments our apartment community, The Lincoln. Continuing, Mr. Bjornnes
explained that residents of the proposed townhouse development will use the
amenities offered at The Lincoln; swimming pool, exercise rooms, etc. The
townhouse development will be rental, and the units between 1250 and 1800
square feet.
Mr. Bjornnes informed Commission Members he met with Mr. Hansen and
Mr. Crosby property owners on Malibu Drive, and explained the project to them.
He told the Commission it is their intent to move fill from the north end of the site
to the south end to create a level building area, and save as many trees as
possible along the north. The proposed building elevations will not compromise
the site lines from Malibu Drive. Continuing, in response to questions regarding
parking, Mr. Bjornnes stated there are 84 garage stalls, 84 surface parking, and
11 guest parking stalls Mr. Bjornnes asked the Commission to note there is the
potential to add more guest parking stalls near the townhouse units labeled "D"
on the site plan.
Commissioner Swenson asked Mr. Bjornnes what the proposed office
building will be used for. Mr. Bjornnes said the building will be used as the rental
office for the entire community (townhouse and apartment) . The rental office will
include computers, fax machines, video conferencing capabilities, etc. that can
be used by residents. Mr. Bjornnes said their plan is to add a few individual
offices on the second floor that residents will be able to rent as "home offices" .
Chairman Johnson said where possible he would like to see green space
remain, and suggested entering into a proof of parking agreement that can be
exercised if the City determines more parking is needed.
E
Mr. Paliala responded by his calculations four more visitor stalls can be
added to the site. Chairman Johnson interjected he is an advocate of green
space. Mr. Larsen suggested as a condition of the developers agreement if it is
determined that more parking is needed, additional parking be installed.
Commissioner Byron asked Mr. Bjornnes where equipment. for the
development is stored. Mr. Bjornnes said The Lincoln has underground resident
parking, was also constructed with surface parking, and freestanding double
and single garages. Flammable equipment is stored in a double garage on the
Lincoln site, and there is a large storage area under the swimming pool and party
room for indoor maintenance equipment. The development will have contracted
lawn care maintenance.
Mr. Crosby, 5020 Malibu Drive told the Commission he does not oppose
the development, (would prefer that it is not rental) and is present this evening to
find out as much as possible about the project. Continuing, Mr. Crosby said he
would like to see a good high quality project constructed. Mr. Crosby added he
wants the proposed development buffered from the properties on Malibu Drive,
and the existing site lines maintained.
Commissioner Byron noted if the site is leveled it will be beneficial to the
property owners along Malibu Drive. Mr. Crosby said he is neutral on that
subject. He said if the site is leveled trees will be lost, but agreed the lower the
buildings are constructed the less impacted the property owners on Malibu Drive
will be.
Commissioner McClelland said that while she approves of the land use,
she has a problem with the development requiring a variance, even tough it may
be temporary. She stated if Mr. Kenneth does not cooperate with Mr. Bjornnes a
precedent would be established.
Chairman Johnson asked Mr. Bjornnes if he has tried to obtain an option
from Mr. Kenneth to purchase the site were his house is located. Mr. Bjornnes
said his agreement with Mr. Kenneth is very confusing. Mr. Bjornnes explained
he had an option to purchase the property Mr. Kenneth's house is on, but part of
the option to purchase that piece, is that Mr. Kenneth can move back into his
house at anytime if he desires. Presently, Mr. Kenneth resides at Edina Park
Plaza. Continuing, Mr. Bjornnes said he will speak with Mr. Kenneth, and
suggest to him that he purchase 10 feet of his property, and pay to relocate Mr.
Kenneth's driveway 10 feet to the north, thereby eliminating the variance.
Commissioner Ingwalson said he does not see a problem granting a
variance for this proposal, and does not worry about setting a precedent, adding
to the best of his knowledge, a situation like the one between Mr. Bjornnes and
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Mr. Kenneth does not exist anywhere else in Edina. Chairman Johnson
interjected this is new construction, and he would rather see it developed as a
"clean" site; no variance. Commissioner Ingwalson reiterated in his opinion this
is a unique situation, and there is a real possibility Mr. Kenneth's property will
pass to Mr. Bjornnes. Chairman Johnson agreed, stating he can support the
variance, but noted the variance is a nuisance for the site.
Commissioner Lonsbury commented that he presumes Mr. Kenneth is
aware of the variance, and does not object. Mr. Bjornnes said that is correct, Mr.
Kenneth is aware of the encroachment, and does not object. Mr. Bjornnes
pointed out the reason the lot line is positioned where it is, is because of the
location of Mr. Kenneth's driveway. In reality, Mr. Kenneth's house is at
minimum 40 feet from the property line.
Commissioner Swenson pointed out in reviewing the plans it may be
possible to angle the lot line which may eliminate the variance. Mr. Bjornnes
agreed, stating he will speak to Mr. Kenneth about possible options to eliminate
the variance.
Commissioner Byron stated he agrees a 10 foot variance is not a
problem, but all things being equal, would like to see Mr. Bjornnes continue to
keep a dialogue open with Mr. Kenneth, and try to obtain a written agreement
regarding Mr. Kenneth's property. Continuing, Commissioner Byron said in
reviewing the project plans, some units were labeled with unfinished areas, and
stated "future". Mr. Bjornnes explained at this time the unit designs are not cast
in stone, and have unfinished lower levels that we may build out at some later
date. Concluding, Mr. Bjornnes said the buildings they are proposing to
construct are wider than what is usually seen for townhouse units. Our units will
be 25 to 26 feet wide.
Commissioner Swenson moved to recommend preliminary rezoning and
preliminary plat approval subject to staff conditions, subject to the approval of a
10 foot variance along the north property line, and that the proponent submit a
plan ( or written agreement) that illustrates future visitor parking capabilities on
the site. Commissioner Runyan seconded the motion. Ayes; Lonsbury, Byron,
Swenson, Runyan, Workinger, Ingwalson, Johnson. Abstain, McClelland.
Motion carried.
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V
LD -98-1 James M. Waters
5512-5516 Ewing circle
Edina, MN
Mr. Larsen reported the subject property is a developed R-2, Double
Dwelling Unit lot. The proponents are requesting a party -wall lot division to allow
for individual ownership. Separate sewer and water services exist.
Mr. Larsen concluded staff recommends approval.
Commissioner Byron moved to recommend lot division approval.
Commissioner Swenson seconded the motion. All voted aye; motion carried.
III. ADJOURNMENT:
Commissioner Lonsbury moved for adjournment at 9:00 p.m..
Commissioner Byron seconded the motion. All voted aye; motion carried.
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