Loading...
HomeMy WebLinkAbout1999-03-31 Planning Commission Meeting Minutes RegularAGENDA REGULAR MEETING OF THE EDINA PLANNING COMMISSION WEDNESDAY, MARCH 31,1999,7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS I. APPROVAL OF THE MINUTES: February 24, 1999 111. NEW BUSINESS: P-99-2 & Final Development Plan and S-99-2 Preliminary Plat Approval for Interlachen Corporate Center Haugland Company SW Corner of Lincoln Drive & 7t'' Street C-99-3 Conditional Use Permit for Normandale Lutheran Church 6100 Normandale Road IV. OTHER BUSINESS: Discussion: Draft City of Edina Transportation Plan V. ADJOURNMENT: MINUTES OF THE REGULAR MEETING OF THE EDINA PLANNING COMMISSION WEDNESDAY, MARCH 31, 1999,7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chairman Gordon Johnson, Helen McClelland, Ann Swenson, David Byron, Geof Workinger, Lorelei Bergman and Charles Ingwalson MEMBERS ABSENT: John Lonsbury and David Runyan STAFF PRESENT: Craig Larsen, Wayne Houle, Jackie Hoogenakker OTHERS PRESENT: Mr. Wilson, SRF Consulting Group, Inc. I. APPROVAL OF THE MINUTES: Commissioner McClelland moved approval of the February 24, 1999, meeting minutes. Commissioner Bergman seconded the motion with the following change; pg. 4 should read Jerry Noyce. All voted aye; motion carried. II. NEW BUSINESS: P-99-2 & Final Development Plan and S-99-2 Preliminary Plat Approval for Interlachen Corporate Center, Haugland Company SW Corner of Lincoln Drive & 7th Street Request: Allow construction of a four story office building Mr. Larsen informed the Commission The subject property measures approximately 5 acres, is vacant and is zoned Planned Office District, POD -1. The current zoning has been in place since 1984. Prior to 1984 part of the site was zoned for office use, and the balance for high density residential use. Although the site is considered vacant, there are remnants of a previous use remaining on the property. At one time the site the site was used for a creamery. Mr. Larsen explained the proposed Final Development Plan would allow for construction of a four story office building containing a gross floor area (GFA) of 103,933 square feet. The building would be supported by parking for 472 vehicles. One hundred eleven of those spaces would be on a one level deck in the northeasterly corner of the site. Mr. Larsen said the POD -1 district permits office buildings up to four stories in height, with Floor Area Ratios (FAR) that do not exceed 0.5. The 219,572 square foot lot area of this parcel would allow a building with a gross floor area of 109,786 square feet. The proposed building height and floor area comply with ordinance standards. Mr. Larsen pointed out office buildings of less than 20,000 square feet require parking at a rate of 5 spaces per 1,000 square feet of floor area. Buildings over 20,000 square feet are subject to a formula that gradually reduces the requirement per square foot. In this case the formula produces a parking requirement of 470 spaces. The proposed plan, with 472 spaces, complies with ordinance requirements. Parking areas must be setback at least 20 feet from a public right of way, and 10 feet from all other property lines. The proposed plan meets parking setback minimums. For all buildings over 35 feet tall the minimum setback from all property lines is equal to the building height. In this case the required setback is 50 feet. The proposed building meets or exceeds all required setbacks. The exterior materials are proposed as brick and glass. The proposed materials comply with ordinance standards for exterior materials. The proponents have illustrated on-site storm water detention as required by the Watershed District. Final approval of the storm water plan is subject to Watershed District approval. The subject property is currently platted as an Outlot. Development of the property requires the property be platted into lots and blocks. Mr. Larsen concluded Staff recommends approval of the proposed Final Development Plan, and Preliminary Plat approval. The property is, and has been zoned for office development since 1984. The proposed development plan complies with all zoning ordinance requirements of the POD -1 district. Approval should be conditioned on: 2 1. Final Plat approval 2. Subdivision dedication 3. Developer's Agreement ( to include curb and gutter along Lincoln Drive) 4. Landscaping Bond 5. Watershed District permits The proponent, Mr. Gene Haugland and Mr. Dean Newins were present to respond to questions. Interested neighbors were also present. Commissioner Swenson asked Mr. Larsen if the site is proposed to be "flattened". Mr. Larsen said there is a grading plan, and the plans indicate significant cuts. The grade at Lincoln Drive will be reduced to accommodate parking and proposed ramp. Mr. Newins, told the Commission much of the proposed ramp will be buried, and the materials exposed on the proposed ramp will be the same brick used on the proposed four story office building. Mr. Newins said both the ramp and the surface parking will be at the same grade. Mr. Newins concluded extensive landscaping is proposed along Lincoln Drive to reduce the impact of the parking lot, ramp, and surface parking from the residential property owners. Chairman Johnson asked why the proposed curb cut is located on Lincoln Drive and not 7th Street. Mr. Larsen said the County would not permit a curb cut on 7th Street because of the ramping scenario on Highway 169. Mr. Larsen said the County is concerned with stacking resulting from metering. Continuing, Chairman Johnson said as a result of this proposal cut -through traffic may occur in Parkwood Knolls. Mr. Larsen agreed that is a possibility noting Parkwood Knolls is a distribution of traffic patterns. Commissioner Ingwalson asked if the 7th Street intersection at Highway 169 is metered. Mr. Newins said it is metered. Commissioner McClelland asked if the proponent has considered a Proof of Parking Agreement. Mr. Haugland responded he would be interested in entertaining that option, adding less asphalt is a plus if it can be implemented. He said retaining as much greenspace as possible is a benefit, adding another option they have not considered is stripping the lot for compact automobiles, which could "free -up" land. Continuing, Mr. Haugland said we are interested in looking into the possibility of a Proof of Parking agreement, but until we know the tenant mix it is difficult. Mr. Haugland said the proposed parking spaces reflect compliance with City Code. Commissioner McClelland asked Mr. Larsen how staff feels about a Proof of Parking Agreement. Mr. Larsen said the City would be in agreement with a 3 Proof of Parking recommendation, adding what staff has seen in the past is that tenants seem to want as much parking as possible. Commissioner Ingwalson suggested re -visiting the parking when the tenant space is known. He said he does not want to see any building under - parked, but it appears the number of spaces provided may be more than adequate. In this instance a Proof of Parking Agreement may be a good idea. Mr. Larsen pointed out in this location mass transit is not available. He said the applicant along with staff can look at retaining as much greenspace as possible, with staff monitoring the site to ensure adequate parking is provided. Commissioner McClelland said she understands the issue of tenant mix and how it can relate to parking. She pointed out it is difficult because at this time without tenant knowledge we do not know how much visitor parking will be needed. Commissioner McClelland said the Commission as a body usually wants to retain greenspace, especially when the building is in such close proximity to residential properties. Mr. Haugland interjected he would want the ability to ask staff to lift the Proof of Parking agreement if the need for more parking arises. Mr. Larsen said in his experience if building managers realize more parking spaces are needed they approach the City and request either total or partial removal of the Proof of Parking. In the past Staff has not had to enforce Proof of Parking agreements. Mr. Steve Fitzgerald, 4532 Lincoln Drive, told Members of the Commission, he, along with his neighbors, have some concerns. He pointed out: 1)This vacant corner of Edina is the "gateway" into Parkwood Knolls, a residential neighborhood, adding the neighbors desire a soft transition. 2)The amount of concrete is enormous. 3)There will be noise impact from 169 as a result of the proposal because of the loss of the berm, greenspace and dense vegetation. 4) Maximize landscaping and increase berm so parking lot is not visible from residential properties across the street and 5) Investigate if the location of the pond can be flip-flopped. Concluding, Mr. Fitzgerald said neighbors understand development will occur, but want the development to be as sensitive to the neighborhood as possible. Commissioner Byron asked Mr. Fitzgerald if he has an opinion on where he feels the best location for the Proof of Parking agreement will be from the neighborhood standpoint. Mr. Fitzgerald said if more greenspace can be located along Lincoln Drive that is an improvement. 4 Mr. Newins responded to the question on flip-flopping the pond informing the Commission because of the lay of the land the pond is placed in a location to contain water -run off. Commissioner Byron asked Mr. Haugland if he can support a Proof of Parking agreement. Mr. Haugland said he can. Mr. Fitzgerald commented the residents on Malibu Drive will also be impacted as a result of this proposal. Ms. JoAnn Patten, told the Board she resides directly across from the proposed office building, and questioned if the curb cut into the office complex could be moved. She said as she understands the plans the curb cut for the proposed office directly lines up with her driveway. Chairman Johnson suggested to the proponent that they avoid direct alignment with the curb cut across the street. Mr. Haugland said it is their goal to minimize traffic impact, and the driveway alignment can be reviewed. Commissioner Ingwalson asked if it would be possible to elevate the berm along Lincoln Drive to create a more substantial buffer from the residential properties. Mr. Newins said their intent is to bring the berm up as high as possible, and plant it with vegetation that will screen the structure from neighboring properties throughout the year. Commissioner McClelland suggested planting mature evergreens on the berm. This would provide screening throughout the year. Mr. Fitzgerald commented the proposed berm area is very narrow, but the addition of evergreens will provide more adequate screening. Commissioner McClelland suggested that the proponents and City staff get together to discuss the concerns expressed this evening regarding screening, and access into the site. A discussion ensued with Commission Members in agreement that the site is properly zoned for office use, and the building meets all setback and parking requirements. The Commission stressed that the proponent take into consideration the comments raised this evening from the immediately impacted residents and the Commission. Commissioner McClelland moved to recommend Final Development Plan and Preliminary Plat approval subject to the following conditions: 1)Final Plat 5 Approval, 2)Subdivision Dedication, 3) Developer's Agreement (to include curb and gutter along Lincoln Drive) 4) Landscaping Bond, and 5)Watershed District Permits 6)Proof of Parking Agreement (spaces/location to be worked out with City Staff). Commissioner Ingwalson seconded the motion. All voted aye; motion carried. C-99-3 Normandale Lutheran Church 6100 Normandale Road Request: Sanctuary expansion Mr. Aaker informed the Commission Normandale Lutheran Church has applied for a Conditional Use Permit which would allow for an expansion of the sanctuary. The proposed expansion would contain two levels, each containing a floor area of 1,080 square feet. The sanctuary level would provide 110 seats, and would expand the seating capacity to 609 seats. The proposed plan would also increase on-site parking from 183 to 205 spaces. Mr. Larsen explained the Zoning ordinance requires parking at a rate of one space for each seat in the sanctuary, plus additional space for activities held concurrently. In this case the church has said that it has two services with no concurrent activities. Thus, with 609 seats in the sanctuary, the building requires 203 spaces. The proposed plan provides 205 spaces. In spite of the fact that the proposed parking meets ordinance requirements, the lot does not handle the existing level of activity. This is probably due to the fact that there is some overlap in activities as it relates to parking, and that the ordinance assumption of three persons per car is high. The church has taken a number of measures to help with the parking problem. First, they have maximized on-site parking by adding some new spaces, and by reorganizing the existing lot. Second, they will use parking at the community center and shuttle people to and from the church on Sunday. Third, they are attempting to reduce the number of family members arriving individually. Finally, they are eliminating the Monday night men's Bible study group. In addition to these actions, the church has evaluated the feasibility of acquiring additional residential property to expand the lot. Mr. Larsen told the Commission portions of the existing building maintain setbacks of less than the required 50 feet. Variances were granted for this condition when the church last expanded. The addition will be tucked in G between a stairwell and the existing education wing. The existing stairwell maintains a 35 foot setback from the easterly property line, adjacent to Highway 100. The proposed addition would maintain a 44 foot setback. Thus, a 6 foot building setback variance is requested. Mr. Larsen noted the overstory tree requirement for this property is 44. There are currently 27 trees on-site which qualify as overstory trees. The proposal adds 13 for a total of 41 overstory trees. Thus, a variance from the overstory tree requirement is requested. The proposed landscaping plan puts emphasis on screening the parking lot from Wilryan Avenue and Valley View Road. Mr. Larsen concluded staff recommends approval of the Conditional Use Permit, including variances for building setback, and landscaping. The major issue here is parking and its impact on the surrounding neighborhood. In staff's opinion the church is taking, or will be taking, all reasonable actions to minimize neighborhood impact while maximizing use of existing parking. It would appear that the greatest benefit to the neighborhood will be the elimination of the Monday night Bible study group. Staff would suggest that parking management efforts offered by the church be formalized through a Proof of Parking Agreement. Staff feels that the requested variances are reasonable and should be granted. The building addition is setback farther than elements of the existing building, and is located where it will not impact adjacent properties. The site cannot reasonably support the required number of overstory trees. Forcing additional trees on the site would only comprise the growth of all trees. Approval should be conditioned on: 1. Proof of Parking Agreement 2. Refer possible parking restrictions to Traffic Safety Committee Chairman Johnson informed the Commission he will be abstaining from the discussion and vote. Mr. Chuck Kelly, Mr. Stan Gabriel, Mr. Lyle Anderson and Ms. Alice Ritair were present representing Normandale Lutheran Church. Commissioner Swenson asked Mr. Larsen if at present the parking at the church is adequate. Mr. Larsen responded church parking meets Ordinance standards, adding staff has not fielded any complaints from neighbors regarding parking in this area. Mr. Larsen said he spoke with one neighbor on the phone, 7 Ordinance standards, and with the proposed parking changes parking needs should be met. Commissioner Byron asked Mr. Kelly the number of Sunday services. Mr. Kelly said there are two Sunday services. Commissioner Byron asked if the two services are evenly attended. Mr. Kelly responded in the affirmative. Commissioner Ingwalson referred to the neighborhood meetings held by the church and asked Mr. Kelly the number of neighbors in attendance at the those meetings. Mr. Kelly said the meetings were attended by two neighbors. Commissioner Ingwalson commented that it appears in this situation the neighbors do not have a problem with church services. Mr. Kelly agreed. Continuing, Commissioner Ingwalson commented the Monday evening BSF is a good program, but is probably growing too large for this location. Mr. Kelly said that is the reason BSF will no longer meet at the church. Commissioner Ingwalson complimented church staff on reaching out to their neighbors, noting the mailings informing neighbors of the proposed renovation/expansion, and the informational meetings. Commissioner McClelland asked Mr. Larsen if no -parking signs are posted on neighboring streets does this change require approval from the Traffic Safety Committee. Mr. Larsen said that is correct. Any requests for parking limitations on public streets needs to be heard by the Traffic Safety Committee. Continuing, Mr. Larsen said the Committee will review where the signs will be posted, and the imposed restrictions. Another issue the Traffic Safety Committee will review is emergency vehicle passage which is the reason parking may be restricted in some areas to one side of the street. Commissioner McClelland said she has a concern because in the past the Commission has requested no on -street parking for churches, and in this instance we are discussing allowing parking on one site of the street. Mr. Larsen responded there is a balance that needs to be maintained in the neighborhood. Staff does not want to see the neighborhood overpowered by asphalt, and the church having to purchase single family homes to provide for more parking. Mr. Larsen reiterated the church meets City parking requirements. Commissioner Ingwalson pointed out street parking is legal, and with this church it appears the neighbors realize some parking will occur on neighboring streets on Sunday mornings. Commissioner Ingwalson stated in his opinion on - street parking will occur where there is a church, and it is difficult to completely stop. D Commissioner Workinger said he believes the Commission should strongly suggest that the Traffic Safety Committee recommend parking restrictions on streets neighboring Normandale Lutheran Church. He added the Committee is the body with the knowledge to implement the correct plan. Commissioner Bergman asked Mr. Kelly which direction most of the traffic travels when they leave the church site. Mr. Kelly said people exit and travel both directions evenly. Commissioner Swenson moved to recommend Conditional Use Permit approval with the granting of variances subject to a Proof of Parking Agreement, and subject to referring parking restrictions to the Traffic Safety Committee. Commissioner Ingwalson seconded the motion. Ayes, Byron, Swenson, McClelland, Workinger Ingwalson Bergman. Abstain. Johnson. Motion carried. Commissioner Byron asked Mr. Kelly if the parking lot is full, and the previously outlined plans for traffic reduction do not work what could the church do to remedy traffic problems. Mr. Kelly said the church could go to three Sunday services. III. OTHER BUSINESS: Comprehensive Plan - Transportation Element Mr. Houle introduced Mr. Wilson, of SRF Consulting Group, Inc. Mr. Wilson told the Commission SRF is presenting a final draft of the City of Edina Transportation Plan. He pointed out the draft is divided into eight sections 1)Introduction, 2) Policy Framework 3)Community Characteristics and Growth Assumptions, 4)Analysis of Existing and Future Roadway Needs, 5)Roadway System Plan, 6) Transit and TDM Plan, 7) Pedestrian, Bicycle and Goods Movement, and 8)Plan Implementation. A brief discussion ensued with the Commission complementing SRF on the plan. t[o7