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HomeMy WebLinkAbout1998-07-01 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA PLANNING COMMISSION WEDNESDAY, JULY 1, 1998,7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chair, Gordon Johnson, David Byron, John Lonsbury, Ann Swenson, Helen McClelland, David Runyan, Geof Workinger, Charles Ingwalson & Lorelei Bergman STAFF PRESENT: Craig Larsen, Jackie Hoogenakker I. NEW BUSINESS S-98-4 Christ Presbyterian Church 6901 Normandale Road Mr. Larsen informed the Commission the City Council granted a Conditional Use Permit to Christ Presbyterian Church for a two phase expansion on June 1, 1998. The permit was conditioned on a replat of properties owned by the church which are located north of the relocated West 69th Street. The proposed subdivision includes all property north of the street which is owned by the church. The subdivision proposal also includes a large developed lot immediately west of the church property, owned by Dean and Kay Kovach. The church and the Kovachs are co -applicants in the proposed subdivision. Mr. Larsen pointed out there are 51 single dwelling lots within the 500 foot Neighborhood. Median sizes and dimensions of lots in the Neighborhood are: Lot Width Lot Depth Lot Area 90 feet 126 feet 11,400 Square feet Lots within the proposed subdivision are as follows: Lot Width Lot Doth Lot Area �.C•1*F Iar-m # 1 71.8 feet* 140 feet 10,100 Square feet* # 2 81.8 feet* 133 feet 10,900 Square feet* # 3 85.6 feet* 143 feet 13,100 Square feet Church lots # 4 85.6 feet* 146 feet 12,800 Square feet # 5 85.6 feet* 142 feet 12,600 Square feet # 6 85.6 feet* 133 feet 11,400 Square feet #7 95 feet 133 feet 11,700 Square feet * variance required Mr. Larsen explained the proposed subdivision also includes the new right-of-way for the relocated street and a separate lot for the church. The right- of-way is consistent with the right-of-way illustrated on the Conditional Use Permit plans. Mr. Larsen pointed out the proposed subdivision involves a land exchange between the two parties. The church will give Kovachs 10 feet along their south property line to give them additional lot width. In exchange, the Kovachs will give the church approximately 5 feet of their rear yard in order to increase the lot width of lots 4 and 5. Mr. Larsen concluded the land exchange between the two parties benefits both properties. The Kovachs gain additional width on a corner lot, and the church is able to increase the lot width for their 2 lots, making them equal in width to the existing, platted lot on Brittany (lot 6). Although, at 85.6 feet in width, lots 3 through 6 need width variances, they compare favorably to the existing lots on Dunberry Lane and Wilford Way. Staff supports approval of lots 3 through 7 as presented. Staff cannot, however, support the new lot on Normandale Road. As proposed both lots require variances for lot width and lot area. The lot proposed for the existing dwelling is especially small. Also, the proposed corner lot (lot 2) would require two front street setbacks, thereby greatly reducing the buildable area. Proposed lots 1 and 2 should be combined 2 as one lot. The larger lot width will provide desirable space for a corner lot, and the larger lot will also be more compatible with the larger lots currently facing the frontage road. Staff recommends approval subject to: 1. Combination of lots 1 and 2 into 1 lot. 2. Recorded Deed restrictions on each lot preventing resale for church or other tax exempt use (attached). 3. Development Agreement with HRA insuring sale of properties for residential use (attached). 4. Subdivision dedication. Mr. Peter Jarvis, and Ms. Polly Bowles were present representing Christ Presbyterian. Church. Mr. Dean Kovach was also present, along with interested neighbors. Commissioner Runyan questioned the reason for the "bump" or curve in the newly designed West 69th Street. Mr. Larsen responded the developer believes the road configuration affords a larger buffer, and would reduce the speed of vehicles on the street. Commissioner Swenson noted Lot 7 now becomes a corner lot with an existing home, and questioned if because of the proposed subdivision the setbacks of the existing house become non -conforming. Mr. Larsen said that is correct. Non -conforming setbacks now occur on Lot 7 as a result of the relocation of West 69th Street and the proposed subdivision. Mr. Jarvis addressed the Commission, and explained to them at their request the West 70th entrance/exit has been moved as directed. Continuing, Mr. Jarvis told the Commission Mr. Kovach of 6817 Normandale Road donated to the church a 4.2 foot strip of property. The Kovach property is now part of the subdivision. Mr. Jarvis told Commission Members an appraisal of home values in the Woodhill neighborhood was calculated, and the new lots will meet the standards of the Woodhill neighborhood. Mr. Jarvis asked the Commission to note the proposed lots will not be marketed until all improvements are made to the church parking lot, berm and buffer area. Mr. Jarvis said the church wants the new buyers to see a finished landscaped product. Commissioner Workinger told Mr. Jarvis he wants to revisit the "bump"' or "jog" in the newly proposed West 69th Street, questioning the reasoning. Mr. Jarvis said West 691h Street will be relocated 10 feet to the north, and in the 3 opinion of the design team the curve is a benefit because it offers extra landscaping area/buffer, and will reduce vehicle speed. Commissioner Workinger pointed out the curve really impacts Lot 7. Mr. Jarvis acknowledged the curve has impact for Lot 7, but reiterated it also affords more landscaping area. Commissioner Swenson observed the exit from the church parking lot onto the newly relocated West 69th Street may create problems during the evening hours because of the potential for vehicle lights shining into the homes across the street. Commissioner Swenson asked Mr. Jarvis which lot(s) will be most impacted because of the West 69th Street exit. Mr. Jarvis said he believes the lot most impacted is Lot 4. Chairman Johnson said he agrees with the comment made by Mr. Jarvis that the curve will slow down vehicles. Mr. Dean Kovach addressed the Commission and explained he resides at 6817 Normandale Road, and is also requesting a subdivision of his property. With graphics Mr. Kovach pointed out his three properties (after subdivision), and the two new properties. Continuing, Mr. Kovach stated in his conversations with the Mayor the Mayor indicated he would be willing to support the two properties. Mr. Kovach added that is the reason he is here this evening. Continuing, Mr. Kovach requested that a stop sign be placed on Normandale Road and the new West 69th Street intersection. Chairman Johnson responded if a stop sign is desired the neighborhood should petition to the Traffic Safety Director. Chairman Johnson pointed out to Mr. Kovach that the subdivision he proposes, if approved, would allow for the creation of substandard lots, and in actuality the lot his house will sit on is one of the smallest lots in the area. Commissioner Byron asked Mr. Larsen if the subdivision is approved as presented, and Mr. Kovach allowed the 71+ foot lot, will his house continue to maintain adequate setbacks by Ordinance standards. Mr. Larsen responded stating the house will conform to the minimum setback requirements. Commissioner Byron questioned if a 10 foot sideyard setback is required. Mr. Larsen responded the lot would not be required to maintain a 10 foot sideyard setback. Lots under 75 feet in width require a 5 foot sideyard setback. Commissioner Swenson asked Mr. Larsen how the frontyard setbacks will impact Lot 2, and its relation to Lots 3,4 & 5. Mr. Larsen explained Lot 2 is now a corner lot and can choose either Normandale Road or West 69th Street as its frontstreet. The setback for frontyard is at minimum 30 feet, so depending on which way Lot 2 faces we can not project setbacks. Mr. Larsen pointed out Lot 2 is required to maintain a 25 foot rearyard setback whether it fronts Normandale 2 Road or West 69" Street. Concluding, Mr. Larsen said if Lots 3, 4, or 5, are developed first they will determine setbacks along West 69th Street.. Mr. Kovack said in his discussion with Mr. Jarvis he expressed it is important to him to get homes back in the neighborhood, and the 4.2 feet is minimal when one thinks of the larger picture. Ms. Colleen Gallagher, 6812 Brittany Road, told Commission Members she is present this evening on her, and her mothers behalf, and resides directly north of the proposed subdivision. Ms. Gallagher stated she would like to make two points; first, that according to the application one of the lots in the proposed plat is owned by a Mr. Mark Thompson of Minnetonka. Ms. Gallagher asked if Mr. Thompson was present this evening. Mr. Jarvis said he is not present. Secondly, Ms. Gallagher stated in her opinion, if she calculated correctly the proposed new West 69th Street will be 6 feet narrower, which may create safety issues. Ms. Gallagher pointed out if subdivided, as presented, there will be very small lots directly adjoining her mothers property, and their privacy may be compromised.. Continuing, Ms. Gallagher said by her calculations six of the seven lots do not meet neighborhood standards, and one lot does not meet the minimum lot width standard stipulated by Edina Zoning Ordinance 850. The minimum lot width in Edina is now 75 feet. Ms. Gallagher stated she does not believe a hardship exists, pointing out the lots are small, and the area is flat. Larger lots could be platted With graphics Ms. Gallagher pointed out the land area taken up by the proposed seven lots, and compared it with the lots in the immediate area. Ms. Gallagher said if one observes the proposed lots are completely out of character with the immediate neighborhood. Ms. Gallagher said she understands the concept of the 500 foot neighborhood but when it crosses major streets and highways, in her opinion the concept of character and symmetry is lost. Ms. Gallagher noted she is unsure if the lot calculations presented this evening are correct, and indicated she had a difficult time identifying the lots within the 500 foot neighborhood, and their correlating dimensions. Concluding, Ms. Gallagher requested a stop -sign at the corner of West 691h Street and Dunberry Lane. . Mr. Jarvis interjected, and stated the church can not put up stop signs. Chairman Johnson interjected, and reiterated that a request for a stop -sign should be directed to the Traffic Safety Director. is Mrs. Peg Gallagher, 6812 Brittany Road, told the Commission she has resided in her home for many many years, and does not want the value of her property diminished nor her privacy compromised. 5 Commissioner Workinger asked Mr. Larsen if staff reviewed the numbers presented on the 500 foot neighborhood lot dimension sheet. Mr. Larsen said staff has not reviewed the numbers to see if they are correct, adding one should remember the numbers we are working with are the median. Mr. Larsen reiterated staff did not sit down and calculate each lot to see if it compared with the draft prepared by the surveyor. Commissioner Workinger said in his opinion this subdivision is pushing the limits. There are too many lots, and the majority of the lots require variances. Continuing, Commissioner Workinger said the Planning Commission in the past has not been in the habit of granting variances for new subdivisions, and if the Commission has, it has been few and far between. Commissioner Workinger suggested that maybe the proposal should be re -visited, in light of the number of required variances and the issue brought up by Ms. Gallagher that the lot calculations may not be correct. Chairman Johnson said his reaction to the proposal is that he may be able to support the position of City Staff, acknowledging the lots are still substandard by neighborhood standards. Chairman Johnson also expressed his discomfort in granting so many variances. He agreed with Commissioner Workingers comment that the Commission has been very strict in granting variances for new subdivisions if topography, or unusual circumstances are not present. (irregular lot size, hilly terrain, water, etc). Commissioner McClelland said she can not support Lots 1 and 2, and would be more comfortable if they were combined as one lot. She said she has less of a problem with lots 3, 4 and 5, adding it may not be unreasonable to hold this issue over to our next meeting allowing the proponent more time to re -visit the calculations and configurations. Commissioner Workinger said he is not in the habit of questioning the numbers presented for a development, but in his opinion the proposal is too dense. Commissioner Workinger moved to table this issue until the Commission next meets, to allow the Planning Department and/or developer time to re -visit the numbers presented this evening, and to allow the proponent time to reduce the number of variances required. Commissioner .Swenson seconded the motion. Commissioner Ingwalson said he does not have a problem with the proposal except for Lots 1 and 2. Commissioner Byron asked the dimensions of Lots 6 and 7 as proposed, and today. Mr. Larsen said Lot 6 is the same width as it is today, but lacks the .Z required depth. Lot 7 lacks width. Commissioner Byron said if the numbers are correct that have been presented he would like to see the widths on Lots 3, 4, and 5 closer to 90 feet. Commissioner Byron stated he agrees with Staff that Lots 1 and 2 should be combined, Commissioner McClelland asked Mr. Larsen if the City Council has reviewed the proposed subdivision. Mr. Larsen said the Council has not seen the plans presented this evening. Continuing, Commissioner McClelland stated in her opinion Lots 1 and 2 should be combined, and as for the rest, the Council is going to decide on what is appropriate, not us. Commissioner Bergman said in her opinion Lots 3, 4, and 5 reflect the neighborhood standards, but what is occurring in Edina are bigger houses on all size lots that may be out of character. She questioned if it is possible to keep the sizes of the new houses in line with the sizes of the houses in the area. Commissioner Workinger suggested if approved that Lot 1 and 2 be combined, and to avoid lot width concerns, and houses that are out of character with the neighborhood impose development restrictions to maintain the neighborhood character. Mr. Jarvis said tabling the issue will create a hardship. Mr. Jarvis said he did not personally compile the numbers presented this evening, and the City Council did not dictate to the church the size of the lots they wanted to see. Continuing, Mr. Jarvis said the proposed two new homes will screen the Gallagher property from the church. Mr. Jarvis explained to Commission Members that timing is very important in this stage of the process. Service connections must be put in place, and the materials must be ordered in a timely fashion. Members of the Commission discussed the motion on the floor to continue the hearing to a later date. Commissioner Swenson and Commissioner Workinger withdrew their motion to continue the hearing to a later date, acknowledging whatever occurs this evening, the Church has the option of going to the Council with or without a recommendation from the Commission. Commissioner Workinger said in his opinion when numbers are questioned the Commission is responsible to note a question has been raised. Continuing, Commissioner Workinger said any comments should be taken in the spirit they were given, and in his opinion no one challenged Mr. Jarvis or stated the calculations presented were wrong. Commissioner Swenson said she cannot support a lot that is 71 feet wide. 7 Chairman Byron said in his opinion staffs position is the best solution to the proposed subdivision, adding he can support it. Commissioner Byron moved to recommend subdivision approval subject to staff conditions. Commissioner Bergman seconded the motion. Abstain, Lonsbury, Ayes, Byron, McClelland, Ingwalson, Bergman, Runyan. Nays, Johnson, Swenson, Workinger. Motion carried. Z-98-2 Rezoning 7010 France Avenue South & 7100 France Avenue South Room & Board & New Traditions POD -1, Planned Office District to APD, Automobile Parking District P-98-3 Final Development Plan/Room & Board/New Traditions 7010 and 7100 France Avenue South S-98-5 Subdivision/Room & Board/New Traditions 7010 and 7100 France Avenue Mr. Larsen informed the Commission the proposal includes two developed properties located and 7010 and 7100 France Avenue. 7010 is occupied by Room and Board, and is zoned PCD -2, Planned Commercial District. 7100 is occupied by New Traditions, and is zoned POD -1, Planned Office District. Mr. Larsen explained in 1988 the owners of Room and Board acquired the property at 7100 and sought to move Room and Board to this location. Since furniture sales are not permitted in the office district, the owners petitioned the City to amend the Zoning Ordinance to allow furniture sales in the POD -1 District. After several hearings before the Planning Commission and City Council, the owners withdrew their request. Subsequently, Room and Board was moved to 7010 and an interior design studio was moved to 7100 France. The determination was made that interior design studios were allowed in the office district based upon the assumption that design services were offered, but no retail sales took place. The actual use, however, more resembles a retail furniture store than it does an office use. Mr. Larsen pointed out today, as in 1988 staff has two major concerns with these sites. First, to prevent the further spread of retail uses on the west 11 side of France. Second, to find a way to address the severe parking shortage the exists on 7010 France. The existing building has a floor area of 30,000 square feet, which would require 167 parking spaces. In 1988 the site had 37 spaces. Today, it has 48 spaces. Combined with the building at 7100 France, there is a total floor area of 57,000 square feet supported by 117 parking spaces. Mr. Larsen pointed out the two proposed plans are intended to address staff concerns. The existing 27,000 square foot building at 7100 would be razed, and replaced by surface parking. A two story addition, containing a floor area of 21,160 square feet, would be attached to the existing Room and Board structure. All building area would be on land now zoned PCD -2. The proposed redevelopment plan requires three actions by the City. First, the southerly portion of the site would be rezoned from POD -1 to APD, Automobile Parking District. Second, Final Development Plan approval of the proposed addition is required. Finally, the entire site would be replatted to reflect the new development. Mr. Larsen asked the Commission to note the proponents have also petitioned the City to vacate the balance of the Mavelle Drive right-of-way. In 1988 36 feet of the 60 foot right-of-way was vacated. The remaining 24 feet was retained to allow for cut through traffic. The proponents have provided traffic counts which document the extent of cut through traffic. The counts show that the street is used as a way to avoid the 70th and France intersection by a few cars during the a.m. and p.m. peak hours. The proponents have submitted two alternative plans for Commission consideration. Their preferred plan would vacate the street completely. The second would relocate the 24 foot right-of-way, thus maintaining a direct cut - through to France Avenue. This option was prepared at the request of City Staff. Mr. Larsen pointed out the only difference between the two plans is the design of the southerly parking area. The plan that would vacate Mavelle Drive would still provide a connection between Sandell Avenue, but the connection would be much less direct than it is today. This plan would, however maximize parking. Furniture stores require parking at a rate of 1 space for each 400 square feet of floor area. In this case 125 spaces are required. This plan provides 140 spaces. Alternate plan 3, provides a more direct cut through to France, but does so at the expense of parking. Parking count in this plan is reduced to 112 spaces. The suggested Proof of Parking area shown along Sandell could add 9 additional parallel parking spaces. Both plans request a setback variance for the loading dock on the west side of the building. A setback of 19 feet is provided where 25 feet is required. The proponents originally submitted plans which provided the required setback. However, this plan caused the door to face west towards the residential properties. 0 The proposed exterior materials, and the landscaping plan conform to ordinance requirements. Mr. Larsen concluded in my opinion either plan offers an excellent solution to the problems presented by the existing situation. Both plans reduce total floor and increase the amount of parking. The proposed setback variance for the loading dock allows the doors to face north and south instead of west. Staff recommends approval of Alternate 3 which preserves the route through the site. Approval of the Rezoning, Final Development Plan and Plat should be conditioned on: 1. Final Rezoning 2. Final Plat 3. Proof of Parking Agreement 4. Relocation of right-of-way for Mavelle Drive The proponent, Ms. Martha Gabbert was present to respond to questions from the Commission. Mr. Kurt Milander, architect was also present. Chairman Johnson noted a retail furniture store does not generate the same amount of traffic as a traditional retail use. Chairman Johnson suggested since the structural square footage is being reduced by the elimination of one building, a Proof of Parking agreement conserving more green space may be a good idea for this site. Martha Gabbert addressed the Commission explaining the proposal before the Commission introduces more landscaping to the site, which, because of the close proximity of the proposed building to residential properties, and a very busy France Avenue additional landscaping is a benefit to residents and the City. Continuing, Ms. Gabbert said the building will continue to reflect a traditional style. Ms. Gabbert pointed out when the properties (7010 and 7100 France Avenue) were purchased both sites were considered to be under -parked, and the requested APD zoning will eliminate the non -conforming situation that is now present on both sites. Combining both sites into one creates a more "user friendly" building, and eliminates the cross-over traffic. Ms. Gabbert told the Commission the 7100 building needs renovation and this appeared to be a perfect time to address the existing non -conforming issues of both sites, and the condition of the building. Ms. Gabbert said she accepts the plan preferred by City Staff, but in her opinion plan A4.1 is the best plan for the site. Chairman Johnson asked Ms. Gabbert if they have had any problems with visitors to the funeral home parking in their lots. He said he has had neighbors of the area express concern about the on -street parking that occurs when a 10 larger funeral is attended. Continuing, Chairman Johnson also asked if Ms. Gabbert feels the berm is adequate. Ms. Gabbert responded visitors to the funeral home use their lots for parking, but it is not often. Regarding the berm Ms. Gabbert stated it is adequate for their purposes. Commissioner Runyan stated he agrees with Ms. Gabbert that plan A4.1 is the best plan. He stated he would rather error on the side of more parking, than on not having enough parking. Ms. Gabbert said another issue they considered is the vehicle -cross though traffic that occurs on Mavelle Drive to avoid waiting at the light. This has presented dangerous situations. Continuing, Ms. Gabbert said plan A4.1 allows residents of the neighborhood to the west to use the lot for pass-through, but the everyday commuter would not use it as a pass-through because of its appearance as a parking lot. Commissioner McClelland said she agrees with Chairman Runyans observations, and Ms. Gabberts comments on safety. Continuing, Commissioner McClelland said the proposed north/south parking arrangement works better. Mr. Larsen addressed the Commission and explained the position of staff is neutral on the plans presented, and staff encourages the consolidation of the sites. Mr. Larsen said what staff does not want to see happen is the encouragement of cut -through traffic. Mr. Larsen suggested if the City enters into a Proof of Parking agreement the agreement should benefit the residential properties to the west. Commissioner McClelland said she agrees with Chairman Johnsons earlier suggestion of entering into a Proof of Parking agreement to provide more greenspace. Chairman Johnson interjected, questioning Ms. Gabbert if she really believes all the proposed parking is needed. Ms. Gabbert stated during our January and September sales parking can be taxed, so we want as many spaces as possible. She said their goal is to contain parking on site. She acknowledged there is opportunity to enter into a Proof of Parking agreement over some portion of the site. Chairman Johnson asked where the employees are required to park. Ms. Gabbert explained all employee parking is contained on-site, and the proposed employee parking area is located on the western portion of the site. Chairman Johnson said he agrees with the comment from Mr. Larsen that if any agreement is entered, Proof of Parking should benefit adjoining residential properties. Commissioner Swenson questioned emergency vehicle access if Mavelle Drive is redesigned (eliminated). Mr. Larsen said the plans have been reviewed by the Edina Fire Department with the Department indicating Mavelle Drive is not 11 used as an emergency access point, and the proposed plans provide adequate access to the site in the event of an emergency. Commissioner Ingwalson asked the reason behind the removal of the "show -room" windows. Mr. Milander said their goal is to have the building be architecturally pleasing with a low profile. The concept is to incorporate the design studio with the sale of furniture in a tasteful manner. Commissioner Ingwalson said he does not understand why the roof is designed the way it is depicted. Mr. Milander explained the roof pitch is designed to allow adequate water run-off. Mr. Waterston, of the Cremation Society, the neighboring funeral home, was present. He acknowledged the funeral home presents a parking problem for the immediate area four to five times per year when a larger funeral is held. He told members of the Commission he supports the rezoning 100%. Mr. Waterston acknowledged there have been complaints registered by neighbors regarding the over -flow parking created by large funerals, but he pointed out it happens infrequently. He concluded he supports plan A4.1, because any plan that creates more parking is the best plan. Commissioner Byron asked Mr. Larsen if the community benefits from rezoning the property to APD. Mr. Larsen responded the request for an APD zone is at the suggestion of City Staff. Staff feels a long term more controlled parking scenario is preferable. The APD zone has been implemented in a number of areas, Southdale Hospital, City ramps, etc. The APD zoned affords the City control over a congested high traffic, high parking area. A discussion ensued between Commission Members on the best location for the Proof of Parking to be located. Commissioner Runyan moved to recommend approval of plan A4.1, subject to staff conditions, and the additional condition that a Proof of Parking agreement be entered into in the area over the western portion of the site designated on the proposed plan A4.1 as employee parking. Commissioner McClelland seconded the motion. All voted aye; motion carried. III. ADJOURNMENT: Commissioner Lonsbury moved to adjourn the meeting at 10:15 p.m. Commissioner Byron seconded the motion. All voted aye; motion carried. -IN35,11"Am"I Mai, Hooj�ViZakkji�76' 1�� 12