HomeMy WebLinkAbout1998-01-28 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
WEDNESDAY, JANUARY 28, 1998, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
January 7, 1998
II. OLD BUSINESS:
Z-97-4 & AMENDMENT TO COMPREHENSIVE PLAN:
Final Rezoning R-1, Single Dwelling Unit District to PSR -4, Planned
Residence District for Opus, National LLC & Karrington Health, Inc,
7128 France Avenue South
III. NEW BUSINESS:
P-98-1
Final Development Plan for Guardian Savings for 6950 Xerxes Ave.
IV. NEXT MEETING DATE: February 25, 1998
V. ADJOURNMENT:
MINUTES OF THE REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
WEDNESDAY, JANUARY 28,1998,7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT: Acting Chair David Runyan, Lorelei Bergman,
David Byron, Helen McClelland, Geof Workinger,
Helen McClelland
MEMBERS ABSENT: Gordon Johnson, Ann Swenson, Charles
Ingwalson
STAFF PRESENT: Craig Larsen, Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
Commissioner McClelland moved approval of the January 7, 1998
meeting minutes. Commissioner Workinger seconded the motion. All
voted aye; motion carried.
II. OLD BUSINESS:
Z-97-4 Rezoning R-1, Single Dwelling Unit District to PSR -4, Planned
Residence District
Amendment to the Comprehensive Plan
Generally
Located: West of France Avenue and south of Hazelton Road
Mr. Larsen informed the Commission the City Council granted Preliminary
Rezoning approval for the proposed development on November 17, 1997. At the
same time the Council gave preliminary approval to a Comprehensive Plan
amendment changing the land use designation for the site from Quasi -Public to
Multi -family Residential. The proponents have now prepared plans in support of
-their request for Final Rezoning approval.
Mr. Larsen pointed out in addition to the normal requirements for Final
Rezoning, the Council identified six issues to be addressed and resolved before
the granting of final approval.
Continuing, Mr. Larsen explained at the time of preliminary approval the
developers indicated they would accept a no -build easement along the westerly
portion of the site. The size of the easement was not specified. The westerly
parking lot maintains a 90 foot setback in the final site plan. Staff would suggest
a 50 foot conservation easement along the westerly property line.
Mr. Larsen informed the Commission during City Council hearings both
the height of the berm and the amount of berming along the westerly property
line were issues. The plan considered by the Council had a pond in the
northwesterly portion of the site, and berming extending from the southerly end
of the pond to the south property line. The final plan illustrates a berm along the
entire west side of the property. The proposed undulating berm varies between
3 and 5 feet above the grade of the parking lot. The berm is heavily landscaped,
primarily with conifers.
Mr. Larsen pointed out the pond with permanent standing water has been
eliminated. In its place a dry storm water detention pond is developed in the
northwesterly portion of the site. The pond is sized to handle the 100 year
storm, but would only have standing water during and shortly after significant
rainfall events. Nine Mile Creek Watershed District has granted all necessary
permits for the development.
Mr. Larsen asked the Commission to note the developer has agreed to
install sidewalks along West 72nd Street and Hazleton Road to connect to the
existing sidewalk on France Avenue. There has been some discussion of a
sidewalk along Lynmar with neighbors. Staff does not recommend this sidewalk
if the two other sections are installed. The site plan continues to provide for site
access only from Hazleton Road. To further orient traffic to France Avenue the
westerly drive has been angled to the northeast.
Mr. Larsen concluded the developer has presented plans which meet the
requirements for Final Rezoning approval, and which address the issues and
concerns raised at Preliminary Rezoning approval. Staff recommends Final
Rezoning approval, and approval of the Comprehensive Plan amendment.
Approval should be conditioned on the granting of a 50 foot Conservation
Easement along the westerly property line.
Mr. Michael Concilla, Mr. Cease, Mr. Hurst and Ms. Trott were present
representing Karrington, Inc.
Commissioner Workinger questioned why the sidewalk does not extend
along Lynmar Lane. Mr. Larsen said the City prefers that the sidewalk does not
extend along Lynmar Lane. The sidewalks constructed by the proponent along
West 72nd Street and Hazelton Road link with France Avenue so a sidewalk
along Lynmar is not really needed.
Mr. Mike Concilla, introduced himself, and explained to the Commission
the development team is working with their attorney's on the language regarding
the conservation easement. He introduced the development team; Mr. Tom
Cease, Gene Hurst and Ms. Carla Trott. Continuing, Mr. Concilla stated
Opus/Karrington does not have a problem with the 50 foot conservation
"easement", but the attorney/lender is experiencing hesitation with the wording.
Mr. Mark Sullivan, 7128 Lynmar Lane, told Commission Members the
neighborhood has experienced a very positive relationship with Karrington/Opus.
Continuing, Mr. Sullivan stated the neighborhood believes the proposed plan is
very good, but the neighborhood wants assurance the requested 50 foot
conservation easement stays in place. Mr. Sullivan said the neighborhood is not
worried about Karrington, but has a concern if the facility is sold, what the new
owners may do regarding the easement.
Commissioner Byron commented if he understands the main concern of
the neighboring residents, that concern is maintaining the 50 foot conservation
easement. Mr. Sullivan said that is correct. Continuing, Commissioner Byron
questioned how members of the neighborhood feel about extending the sidewalk
to include the east side of Lynmar Lane. Mr. Sullivan said in all honesty, the
residents on Lynmar Lane do not want to see the sidewalk constructed across
from them, but there is a faction of neighbors that desire the sidewalk.
Mr. Larsen interjected in response to questions raised about the
conservation easement, the City wants to see this easement in place, and legally
recorded. In conversations with the proponents they divulged the lender is
uncomfortable with the word "easement". Continuing, Mr. Larsen said he would
like the motion to reflect a 50 foot "restriction", "easement" , "no build area", etc.,
or whatever wording the Commission chooses to ensure that this area remains
open. Mr. Larsen said the lender needs to realize this protection is needed, but
does not prevent them from asking in the future for it to be reduced. Concluding,
Mr. Larsen stressed the City wants the "restriction" because if offers the City
another layer of protection.
Commissioner McClelland said in her opinion this is a good project, the
.developers have been very responsive to the concerns of the residents, and
City, adding she would hate to see all the past hard work unravel because of
language issues.
Commissioner Byron said the City and City Attorney would probably like to
see the word "easement", but as Mr. Larsen mentioned another word may
suffice.
Commissioner Workinger suggested platting this area as an "Outlot" may
_ solve the financing problem with the language issue. Mr. Larsen said he
believes that would only complicate the issue.
Chairman Runyan said it has been very gratifying to see such a respectful
relationship between a neighborhood and developer, and he can support the
proposal as presented.
Mr. Rofidahl, 7101 Bristol Boulevard, stated he does not care either way
if the sidewalk is constructed along Lynmar Lane, but believes it is important to
maintain the 50 foot strip of open space.
Ms. Diane Marteens, resident of the neighborhood, said she is very
pleased with the developers of the project, the planned sidewalk, and suggested
that the City look into extending the sidewalk along West 72"d Street, all the way
to Cornelia Drive.
Ms. Kathy Campbell, 7201 Bristol Circle, stated she agrees with what has
been discussed this evening, but added she has a concern with vehicular
parking congestion, and suggested widening Hazelton Road to provide safety for
vehicles traveling along it when the funeral home is conducting a funeral. Ms.
Campbell pointed out she submitted photos of cars parking along Hazelton
Road, and Lynmar Lane, during a funeral, stating in her opinion parking has
become a problem.
Commissioner Workinger asked Mr. Larsen to address the parking issue.
Mr. Larsen said he will look into the situation, but pointed out the project
presented this evening can not remedy the parking, and traffic that occur as a
result of a funeral. Mr. Larsen pointed out the funeral home conforms to all Code
requirements, and at this time Traffic Safety is reviewing the situation.
Commissioner Workinger said he has a concern if funeral overflow occurs
on Hazelton Road the site lines for vehicles leaving the subject site may be
compromised. Commissioner McClelland suggesting posting "No Parking" signs
or a yellow curb line near the entrance/exit curb cuts of the facility.
Chairman Runyan explained to Ms. Campbell the Commission is not in
.the position to recommend the widening of Hazelton Road, but the Council will
review the comments this evening, and can decide on the appropriate action.
Commissioner Byron asked Mr. Larsen if staff is content with the storm -
water run-off solution depicted in the plans. Mr. Larsen said what is proposed
should work, pointing out the site will also tie into the Centennial Lakes drainage
system.
Commissioner McClelland moved to recommend Final Rezoning and
Amendment to the Comprehensive Plan subject to staff conditions, and the
recommendation that a 50 foot conservation "easement" be placed along the
westerly property boundary line, not restricted to the word "easement".
Commissioner Bergman seconded the motion. All voted aye; motion carried.
Commissioner Byron added he would like the Council to consider
extending the proposed sidewalks to include Lynmar Lane.
III. NEW BUSINESS:
P-98-1 Guardian Savings
6950 Xerxes Avenue South
Mr. Larsen informed the Commission the subject property is zoned
Planned Commercial District, PCD -3, and is developed with a 33,300 square foot
indoor tennis facility. Total site area is 68,012 square feet. The proposed Final
Development Plan contemplates razing the existing building and redeveloping
the site with a two building, 12,150 square foot retail project. The proposed bank
and retail strip mall are allowed uses in the PCD -3 district.
Mr. Larsen explained the proposed buildings would share the same
architecture and exterior finish materials. Both buildings would be finished with a
brick veneer and stone masonry accents.
Mr. Larsen stated as proposed, the redeveloped site would require only
one variance. The service drive on the north side of the building maintains an
8.5 foot set back where 10 feet is required by code. The proposal complies with
all other Zoning Ordinance requirements.
Mr. Larsen asked the Commission to note roof drainage from the north
-one-half of the existing building flows northerly to the adjacent parking lot. The
proposed plan would continue this drainage pattern. The City Engineer
recommends that catch basins be installed and that storm water be piped to the
system in Xerxes Avenue.
Mr. Larsen concluded the proposed development complies with all Zoning
Ordinance requirements except for the drive aisle setback adjacent to the
northerly property line, and is not detrimental to adjacent properties. Staff
recommends approval of the proposed Final Development Plan to include
granting the variance request. Approval should be conditioned on the storm
sewer changes suggested by the City Engineer.
Mr. Tom Melody, and members of the development team were present to
respond to questions.
Chair Runyan commented in his opinion this is a very tight site, and if
someone parks on the proposed service road, stacking will occur. Mr. Larsen
agreed, stating that is an management control issue they will have to address.
Mr. Larsen said in his opinion there is adequate parking to serve the public,
reiterating stacking may become a problem if the service road is not addressed.
Commissioner McClelland questioned what would happen if in the future
the bank wanted a drive -up aisle. Mr. Larsen said this project is driven by the
bank, and they have indicated no desire for a drive -up facility. Mr. Larsen
concluded if this proposal is approved as presented, it does not give the bank
the right to install a drive -up window.
Commissioner Lonsbury questioned the proposed fighting, and how it will
impact the residents in Richfield. He added he wants their property rights
protected by adequate screening of both lighting, and the parking area.
Mr. Larsen agreed those points are legitimate concerns. He said lighting
standards would need to be directed downward so light does not wash into the
residential neighborhood. He also pointed out the proposed lights can be put on
timers that turn off at a certain time. Additional landscaping along the easterly
property boundary can reduce the impact of the development from the residential
homes directly east of the subject site. Concluding Mr. Larsen explained the
proposed landscaping meets code requirements, but the Commission has it in
their power to request more landscaping, and light control measures.
Commissioner Bergman questioned the distance between the curb cut for
the proposed development, and the curb cut for Walgreens. Mr. Larsen said the
curb cuts are probably only 20 feet apart, but he pointed out the proposed
.project uses the existing curb cut. Mr. Larsen added the engineering department
has indicated the locations of the two existing curb cuts should not be a problem.
Mr. Tom Melody introduced himself to the Commission and told them the
proposed bank does not plan on adding a drive -up window, and in response to
Commissioner Lonsbury's suggestion to add additional landscaping, that can
also be implemented.
Chair Runyan asked if the bank/retail shop(s) will have to wheel their trash
to a more convenient location for pickup. Mr. Melody stated that is correct.
Commissioner Byron asked for clarification on the distance between curb
cuts. Mr. Melody stated Mr. Larsen is correct, the distance between the existing
curb cut for this site and the Walgreen's site is 20 feet. Mr. Larsen interjected
the Commission should note there is a grade separation between the properties.
Commissioner Byron questioned if the grade separation could be a safety issue.
Mr. Larsen reiterated the engineering department has reviewed the plans and
believes the existing curb cut is the best location. He added the engineering
department does not want to see curb cuts on Xerxes Avenue.
Commissioner Byron pointed out if someone is traveling from the east,
and another vehicle is closely following, the driver may not know which curb cut
the vehicle in front is entering (Proposed bank or Walgreen's) because of the
close proximity of the curb cuts. This may cause at minimum an abrupt stop, or
possibly an accident. Commissioner McClelland said it may be possible for the
management team to solve internal circulation problems and traffic issues with
signage such as in/out only, etc..
A discussion ensued with Commission Members in agreement that this is
a tight site, but the proper zoning exists to support the proposal, a non-
conforming condition does exist regarding the driveway, and redevelopment is
needed.
Commissioner McClelland moved to recommend Final Development Plan
approval subject to staff conditions, with special consideration by the proponent
on internal traffic patterns. Commissioner Bergman seconded the motion.
Commissioner Lonsbury asked to amend the motion to include the
addition of more landscaping along the easterly property line, to consider timers
for the light standards, with the assurance the lights will not wash into the
residential neighborhood by being directed downward.
Commissioner McClelland accepted the amendment.
Commissioner Workinger stated he feels this proposal pushes the
development limits of the site, and he can not support it.
Ayes; McClelland, Byron, Bergman, Runyan. Nays; Lonsbury, Workinger.
Motion carried 4-2.
!V. ADJOURNMENT:
Commissioner Lonsbury moved for adjournment at 9:00 p.m.
Commissioner Byron seconded the motion. All vote aye; meeting adjourned.