HomeMy WebLinkAbout1999-07-31 Planning Commission Meeting Minutes•
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MINUTES OF THE REGULAR MEETING OF THE
EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON WEDNESDAY, JULY 31, 1991, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT:
Chairperson Johnson, L. Johnson, R. Hale, H.
McClelland, D. Runyan, G. Workinger, N. Faust,
V. Shaw, C. Ingwalson, D. Byron
MEMBERS ABSENT: J. Palmer
STAFF PRESENT: R. Aaker, Assistant Planner
J. Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES:
Commissioner Shaw moved to recommend approval of the June 26, 1991,
meeting minutes. Commissioner McClelland seconded the motion and
requested that the following change be made to the minutes, first
paragraph, page 4, - Commissioner McClelland explained that she is
not opposed to subdivision on this site, but believes there should
only be two lots, one lot on Dakota Trail and one lot on Mohawk
Trail. Commissioner McClelland said there is a natural
geographical division along the ridge that runs down the center of
the Ratelle property and in her opinion if the Ratelle's want to
retain a large piece of property for themselves, it doesn't make
sense to create another lot on Mohawk that is forced because of
their desire. Commissioner McClelland concluded that she supports
the creation of one new lot on Dakota Trail, which would be a total
of two lots for this site. All voted aye; motion carried.
II. NEW BUSINESS:
Z-91-4
General
Location:
Planned Commercial District, PCD-4 to
PCD-2, Planned Commercial District.
5100 Vernon Avenue
Semper Holdings, Inc.
West of Summit Avenue and north of Vernon Avenue
Ms. Aaker informed the Commission the subject property is zoned
PCD-4, Planned Commercial District and is developed with a Union
Oil Service Station. The proponent is proposing a rezoning to PCD-
2 to allow redevelopment of this 35,000 square foot site as a
Walgreen's pharmacy.
The proposed building would have a main level of 8,865 square feet
and a 2,964 square foot basement. The proposed building size is
almost identical to the Walgreens which recently opened at 49 1/2
Street and France Avenue.
Ms. Aaker explained the proposed site plan illustrates a 25 foot
building setback from the westerly and northerly property lines.
A 55 foot setback from Vernon Avenue is provided. The building
would be constructed with no setback from the easterly property
line, adjacent to Summit Avenue. Since Summit Avenue is not a
commercial district boundary no setback is required. As proposed
the building complies with all setback requirements. The existing
service station provides a fence along the westerly and northerly
property lines to provide screening for adjacent residential uses.
Although still serviceable the fence is starting to deteriorate.
Ms. Aaker reported the proposed site plan illustrates 40 parking
spaces. The Zoning Ordinance requirement for an 11,829 square foot
retail building is 73 spaces. Thus a 33 space parking quantity
variance is requested. In support of the parking variance request
the proponents have submitted site plans for similar stores and
comments from Minneapolis and St. Paul Council members regarding
stores in their wards. These other Walgreen stores provide between
20 and 38 parking spaces. The new Edina Walgreens provides 17
spaces. In two places the proposed parking provides less than the
required 20 foot setback from Vernon Avenue. At one point the
parking lot comes to within four feet of the property line. Thus,
a 16 foot parking setback variance is required. Currently access
to the site is gained by two curb cuts on Vernon Avenue with no
access to Summit Avenue. The proposed site plan would continue to
utilize the southerly curb cut as it is today. The second Vernon
Avenue curb cut would be eliminated and replaced by a curb cut on
Summit Avenue.
The northerly and westerly building elevations will be solid face
brick. The easterly elevation will be brick with wood trim and the
southerly elevation will be brick, opaque glass with wood trim.
The windows are not display windows, but would be opaque like the
France Avenue side of the store at 49 1/2 Street and France Avenue.
A five foot high mansard parapet wall will rise above the roof line
to screen mechanical equipment. As at 49 1/2 Street and France
Avenue a six foot diameter satellite dish antenna is contemplated.
Signage would be similar to the other store except that this
development would also have a freestanding pylon sign adjacent to
Vernon Avenue. Asillustrated signage would comply with sign
ordinance standards.
Ms. Aaker concluded the PCD-4 district is limited to service
stations and car washes. Consequently any change in use requires a
rezoning. The proposed rezoning is consistent with adjacent
commercial uses fronting on Vernon Avenue. The rezoning is
consistent with the Comprehensive Plan. The 40 space parking lot
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should adequately serve the store. Walgreens and other drug stores
which do not include a restaurant do not seem to have any
particular peak time during the day. Customer flow appears
relatively steady during most hours of operation. Although the
site is relatively large its unusual shape makes it difficult to
utilize fully for parking. To eliminate the parking setback
variance five parking spaces would be lost. Staff recommends
granting the variance to ensure adequate on -site parking.
Staff recommends approval of the preliminary rezoning to PCD-2 and
parking variances subject to the following conditions:
1. Final Rezoning
2. Proof of Parking Agreement providing for City review of
parking demand for any change of use.
3. No signage on west and north building elevations.
4. Landscape plan and bond including a new fence along west
and north property lines.
Mr. Craig Christianson, representing the proponent Semper, Inc. was
present to answer questions.
Commissioner Runyan noted that he will abstain from the discussion
and vote regarding this issue.
Mr. Christianson briefed commission members on the history of the
site informing them at present Mr. and Mrs. Kistner wish to sell
the gas station due to Mr. Kistner's failing health.
Mr. Christianson presented to commission members photo's of the
property in its present state.
Continuing, Mr. Christianson explained the proposed Walgreen's will
be similar to the store constructed at 49 1/2 Street. He added all
trash will be stored within the building. The lighting will be
directed down preventing problems. The fence alongside the single
family properties will be repaired, the greenspace will be
increased and new landscaping will be incorporated into the site to
soften the impact from Vernon Avenue.
Commissioner McClelland questioned the satellite dish depicted on
the plans commenting that it appears very high, Mr. Christian said
the satellite dish is needed for prescriptions, and the height is
8 feet. Commissioner McClelland said she has a concern regarding
it's impact on the neighbors. Mr. Christianson said the residents
of the apartments will not see the dish and no one overlooks it.
Commissioner MCClelland commented on the windows in the Walgreen's
at 49 1/2 Street and the opaqueness of them. She added she does
not like the blue windows and questioned if commission members can
request a different color for the windows. Mr. Christianson told
commissioner members the glass can be almost any color.
Commissioner Runyan interjected in response to Commissioner
McClelland's question on opaque windows explained that opaque is
glass that you cannot see through and there are other colors
besides blue to choose from. Commissioner Runyan explained that
the reason for the large glass windows on the 49 1/2 Street store
is if Walgreen's were to move to another location the site would
have windows that could be used for display.
Commissioner Faust asked where employees will park. Mr.
Christianson said at this time that has not been discussed, adding
he believes that will not be a problem because there are 40
proposed parking spaces and at the most five to six employees
working in the store at one time. He added, at present, the
Walgreen's store at 49 1/2 Street does not have a problem with
parking. Commissioner Faust questioned if a "Thirty Minute Only"
parking sign would be erected along the street. Mr. Christianson
responded that at this site off-street parking will not be needed.
Commissioner Faust questioned if Summit is a through street. Mr.
Larsen responded that Summit is not a through street.
Commissioner Workinger said that while he supports the construction
of a Walgreen's on this site he has difficulty with the entrance
off Interlachen. He added in his opinion the entrance invites
vehicles to "cruise" into the site at a high speed.
Commissioner L. Johnson raised a question regarding stacking on
Summit, pointing out one car could block the entrance.
Commissioner Workinger agreed, expressing that the entrance as
depicted could be a safety hazard. He suggested that the entrance
either be moved farther down Vernon Avenue, or abandon the northern
access completely.
Commissioner McClelland said in her opinion Commissioner Workinger
and Commissioner Johnson have raised good points. She told the
commission one option would be to slightly turn the entrance thus
reducing the speed of vehicles entering at this point. She added
another option would be to vacate Summit which would allow more
creativity in drive placement.
Continuing, Commissioner McClelland said she also has another
concern with possible excess hard surface, pointing out Snyder
Brothers Drug Store off 44th and France has a very large parking
lot and she has viewed no more than 10 cars at this site at one
time. She added, in her opinion the proposed Walgreen's store may
not require as many spaces as depicted and concluded that she would
rather see green space with the option of a proof of parking
agreement implemented if additional parking spaces would be
required on site. Chairman Johnson agreed that the number of
customers at the Walgreen's site at any given time would not
require all the proposed parking spaces. Chairman Johnson agreed
that a proof of parking agreement for this site makes sense.
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Commissioner Workinger noted that another option that would reduce
the speed of vehicles entering the site off Interlachen would be to
construct a speed bump.
Commissioner L. Johnson said another point of concern is
landscaping. He added he is not as concerned with vegetation along
Vernon Avenue but has a concern with the area abutting residential.
He added he would like to see more buffering on the residential
side of the site.
A discussion ensued regarding the curb cut on Interlachen, and the
possible vacation of Summit Avenue. Commission members were of the
opinion that this item should be held over for 30 days allowing
staff and the proponent time to respond to the suggestions raised
at this hearing. They pointed out they would like staff to find
out if a speed bump is possible at the Interlachen/Summit entrance,
if this entrance could be slanted to reduce speed upon entering,
and to study parking at other drug stores to find out a "number"
that makes sense for this type of use.
Commissioner McClelland requested that the proponent if at all
possible provide samples of glass at the next that will could be
used for the windows.
Commissioner McClelland moved to table the meeting until September
4, 1991, allowing staff and the proponent time to consider the
options of slanting the entrance off Interlachen/Summit, consider
constructing a speed bump at the Interlachen/Summit entrance and
study what staff would consider adequate parking spaces for the
site and entering into a proof of parking agreement. Commissioner
L. Johnson seconded the motion. Ayes; G. Johnson, L. Johnson,
McClelland, Faust, Ingwalson, Byron, Workinger, Shaw. Commissioner
Hale voted Nay, Commisioner Runyan abstained. Motion carried.
Z-91-3
R-2, DOUBLE DWELLING UNIT DISTRICT TO R-1, SINGLE
DWELLING UNIT DISTRICT. LOTS 4 AND 5, BLOCK 1,
LANDMARK ADDITION. LANDMARK HOMES.
Ms. Aaker presented her staff report asking the Commission to note
that the rezoning request would be consistent with the
Comprehensive Plan. She concluded that staff recommends approval
of the requested rezoning conditioned on the provision of an
improved public street to serve the lots.
Commissioner Johnson questioned Ms. Aaker on the zoning of the lots
directly south. Ms. Aaker explained that the lots directly south
of the subject site are zoned R-1.
Commissioner McClelland commented that in her opinion it makes
sense to "down zone" these lots to R-1. She pointed out there is
a park across the street and Telemark Trail consists of single
family lots.
Commissioner Faust moved to recommend rezoning approval subject to
staff conditions. Commissioner McClelland seconded the motion.
All voted aye; motion carried.
P-91-1
Condura Tire - Tires Plus
5400 France Avenue South
Southwest corner of West 54th Street & France Ave.
Request: Building Expansion
Ms. Aaker reported to the Commission Tires Plus currently occupies
the 1670 square foot service station at 5400 France Avenue. The
building affords very little storage space, thus tires are stored
within a 350 square foot fenced in area along the south side of the
building as well as along the south property line and in a semi-
trailer parked behind the building.
Ms. Aaker explained that to bring the tire storage into compliance
with the zoning ordinance as well as generally upgrading the entire
site, the proponents are requesting approval of a plan that would
add 930 square feet of storage space to the west side of the
building.
Ms. Aaker concluded the proposed expansion plans while not meeting
all ordinance requirements, brings the site closer into
conformance, while both alleviating the long standing tire storage
problem and considerably upgrading the site. Staff recommends
approval subject to:
* Landscape plan approval and bonding.
* Staff approval and permitting of all exterior signage.
Mr. Mike Diamond, Cardinal Development was present.
Mr. Diamond told the Commission at one time the Tires Plus site was
a full -service gas station. Tires Plus purchased the station 10
years ago. Mr. Diamond said at present Tires Plus would like to
upgrade the facility and provide adequate storage for tires, and
batteries. Mr. Diamond pointed out the site has lost land due to
widening the adjacent streets. He explained the plan at present is
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to upgrade the landscaping and remove asphalt to accommodate the
new landscaping. Continuing, Mr. Diamond explained the proposed
addition will have a stucco finish. Mr. Diamond added the
increased elevation of the addition will not be as tall as the two
story dwelling next door.
Commissioner Runyan questioned Mr. Diamond on the width of the tire
recycle area. Mr. Diamond responded the width is 16'9".
Commissioner L. Johnson suggested that exterior materials match on
all sides of the building. Commissioner McClelland agreed adding
that the wall mass should be broken up with a band of tiles on all
sides of the building.
Commissioner McClelland asked Ms. Aaker if a performance bond is
required for landscaping. Ms. Aaker responded that Tires Plus will
provide a performance bond, the performance bond is for one full
growing season if a sprinkler system is installed or two full
growing seasons if the landscaping is manually watered.
Commissioner L. Johnson said in his opinion the proposal is
commendable. The site at present is an eye sore and the proposed
indoor storage of the tires and batteries is necessary to "clean
up" the site. The additional vegetation will also improve the
site.
Commissioner Hale moved to recommend final development plan
approval subject to staff conditions and the additional condition
that a band of decorative tiles be "wrapped" around the building.
Commissioner Workinger seconded the motion. All voted aye; motion
carried.
III. ADJOURNMENT:
The meeting was adjourned at 9:00 p.m.
Jackie Hoogenakker