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HomeMy WebLinkAbout1999-07-31 Planning Commission Meeting Minutes• • • 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 2 • • • • • • 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. 4 • • • • • • 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 6 • • • • • • 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