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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 2 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 .19 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. 5 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. G'7 wee -I.