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:
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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
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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.
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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
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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
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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,
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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.
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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.
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