HomeMy WebLinkAbout2004-07-28 Planning Commission Meeting Minutes•
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MINUTES OF THE REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
WEDNESDAY, JULY 28, 2004, 7:00 PM
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50TH STREET
MEMBERS PRESENT:
Chair D. Byron, M. Fischer, J. Lonsbury, A. Swenson, H. McClelland,
D. Runyan, G. Workinger
MEMBERS ABSENT:
W. Skallerud and S. Brown
STAFF PRESENT:
Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the June 30, 2004, planning commission meeting were filed
as submitted.
II. NEW BUSINESS:
Z-04-1 & S-04-4
Preliminary Rezoning and Preliminary Plat
Mark Jones
5125 49th Street West
Mr. Larsen informed the Commission the proponent is requesting a
rezoning and replat of the subject property from R-1 to PRD-3 to allow the
redevelopment of the property with five (5) townhouse units.
Mr. Larsen reported the proposed redevelopment with townhomes is
consistent with the Comprehensive Plan, which designates the site as suitable
for low density residential. The proposal also requires no variances. However, at
five units the proposal is too dense relative to the neighboring properties.
Concluding, Mr. Larsen said staff recommends preliminary rezoning and
preliminary plat subject to: final rezoning, final plat, elimination of one unit,
vacation of Pukwana Lane, Watershed District permits, Developers Agreement
and provision of two guest parking spaces.
The proponent, Mr. Mark Jones was present along with his architect Mr.
Jim McNeal.
Commissioner Swenson commented in reviewing the proposed plans she
observed the railroad right-of-way appears overly generous, questioning if her
observation is correct. Mr. Larsen responded that observation is correct. With
graphics he pointed out the difference in RR right-of-way between the subject
site and the residential property across the street.
Commissioner Fischer asked Mr. Larsen the reasoning behind his
recommendation to reduce the proposed 5-unit development to a 4-unit
development. Mr. Larsen explained the proposal requires a rezoning; it is
presently zoned R-1, Single Dwelling Unit District and adding a 4-unit townhouse
is comparable in density with the two apartment buildings directly east of the
subject site. Mr. Larsen concluded staff based its recommendation on density.
Mr. Jones addressed the Commission and stated in his opinion a 5-unit
development suits the site, adding the topography lends itself well to this project.
He pointed out each unit is constructed with a 2-stall tuck under garage with
additional parking provided on the individual driveway.
Chair Byron questioned with regard to parking the number of surface
parking spaces the site provides. Mr. Jones responded he believes the site
provides at minimum 10 spaces with the potential to achieve 15 spaces.
Commissioner Swenson asked if that number includes parking in front of the
garages. Mr. Jones responded in the affirmative. Mr. McNeal with graphics
pointed out the proposed tuck under garages are recessed which increases
surface parking space on the driveways.
Commissioner Swenson said as she views the proposal she observed the
topography changes and questioned how the grade change is handled. Mr.
McNeal told the Commission the architectural elements of the proposal are still in
the preliminary stages but it is believed the best way to develop this lot is to
orient the garages east, with the "front" facing west with each unit in a sense
"stepping up". Mr. McNeal said their goal is to keep the project as level as
possible.
Chair Byron asked the reasoning behind orienting the proposed
townhomes as designed. Mr. McNeal said orienting the garages east lines them
up with the garages of the existing apartment building. This aligns driveway -to -
driveway garages to garages. Continuing, Mr. McNeal said he also believes this
design plan best suits the site and neighborhood. Chair Byron noted the "front" or
more appealing side would face the railroad tracks. Mr. McNeal responded in the
affirmative.
Commissioner McClelland noted it appears the garages are recessed and
questioned if from the garage wall to the east property line there is roughly
around 27 feet. Mr. Larsen responded that figure is probably correct. He said it
appears to him there is 23 feet from the easterly property line to the closest point
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on the east elevation of the building and with the garages being recessed 27 feet
is a good estimate. Commissioner McClelland commented that distance
provides at least 2 parking spaces in front of each unit adding she would like to
see more guest parking provided if possible.
Mr. Heather Tielz, 5108 49th Street West, told the Commission her
concern is with parking. She pointed out that presently there is no parking on the
north side of West 49t Street, adding the only street or "guest parking" is on the
south side in front of the existing apartment buildings. Parking in this area is
scarce. Continuing, Ms. Tielz also pointed out the subject site is directly adjacent
to the only access and exit point in this neighborhood. She explained the West
49th Street entrance/exit serves all properties of this isolated area. Concluding,
Ms. Tielz asked if many of the trees would be removed
Mr. McNeal responded the intent is to preserve as many trees as possible.
He pointed out the majority of large trees are actually located on the railroad right
of way.
Chair Byron asked Mr. Larsen if he knows the reason for the parking
prohibition on the north side of West 49th Street. Mr. Larsen responded at this
time he doesn't know the specifics but believes the restriction may have
something to do with the width of the street. A street must maintain a certain
width in order for emergency vehicles to have safe passage through an area.
Mrs. Leslie Losey, 5105 49th Street West, told the Commission her
concern is also with parking and congestion. She explained she resides in the
house directly east of the two apartment buildings and directly in front of her
house is a Stop sign, and sharp curve. She added if she has guests they have to
park in front of the apartment buildings (where parking is already stressed) and
this proposal would only add more congestion.
Chair Byron commented it appears adequate on street parking is of great
importance to immediate residents noting the proposal before the Commission
this evening appears to meet code with additional parking (for guests) possibly
occurring on the public street.
Commissioner Workinger agreed parking is of concern and suggested that
the proponent eliminate one of the curb cuts which if removed would provide
more on street parking. Mr. Jones responded one curb cut could be eliminated;
adding in his opinion the site has room to provide more parking. Mr. Jones also
mentioned the possibility of petitioning the railroad for a portion of their easement
to add to the subject site.
Commissioner McClelland said she agreed with the observation made by
Mr. Jones with regard to additional parking area and pointed out on the plat it
appears to her more parking spaces could be achieved in the northeast corner of
the site.
Commissioner Swenson asked why this proposal is requesting a PRD-3
zoning and not PRD-2. Mr. Larsen explained when the buildings to the east were
constructed the City did not have a PRD zoning classification. Presently the
apartment buildings to the east are zoned PRD-2 but meet the requirements of
the PRD-3 zoning district. Mr. Larsen said to staff it made sense to zone the site
according to code. Commissioner Swenson asked Mr. Larsen if 4 vs. 5 units
meet code requirements. Mr. Larsen responded in the affirmative, either 4 or 5
units meet code.
Commissioner Fischer stated as he visited the subject site he observed
many of the single dwelling homes in the neighborhood have one -stall garages
with additional parking occurring on the driveway (similar to the proposed
development). The proposal before the Commission this evening provides two
garage stalls per unit along with parking on each driveway and the potential for
additional parking spaces on site. Commissioner Fischer said he believes the
potential property owners of the townhomes may also take advantage of the
public transportation system offered in close proximity to the townhomes thereby
reducing the parking impact. Commissioner Fischer suggested to the proponent
that adding steps from the townhouse site to the bus stop area on Vernon
Avenue a good idea. Continuing, Commissioner Fischer said when he reviewed
the plans and visited the site, in his opinion, the proposal before the Commission
this evening is a perfect fit. He pointed out this proposal offers a zoning buffer to
the R-1 single family homes while providing housing within close proximity to a
busy street with public transportation options. Concluding, Commissioner
Fischer reiterated in his opinion this is a good reuse of the site. Railroad tracks
to the west, apartment buildings to the east and a very busy street to the south
border the site. Commissioner Fischer stated the proposed townhouse
development works with the site, adding he can support the requested 5 unit
building.
Commissioner McClelland asked Mr. Jones if he has settled on a price for
the proposed new townhomes. Mr. Jones said the price he is considering is in
the low 400 thousand dollar range.
Commissioner Workinger asked Mr. Larsen why he believes the proposal
is consistent with the Comprehensive Plan. Mr. Larsen responded in the
Comprehensive Plan this property is recommended as low density residential.
The reason for that designation is because this property is a classic example of
using multi -family residential as a transitional tool. Mr. Larsen pointed out its
close proximity not only to Vernon Avenue but also to the Highway 100 ramps
and railroad tracks lend itself well to multi -family. Mr. Larsen added the existing
house on this lot predates everything in the neighborhood.
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Ms. Tielz told the Commission the existing apartments and the subject
property did not participate in the sound wall assessment and she would like
assurances a fence will remain along the rear of the subject property.
Mr. Jones responded there is a fence along Vernon Avenue, and it or
another would remain, adding it is possible a gate could be cut into the fence to
allow the residents of the townhouses direct access to Vernon Avenue. Ms. Tielz
questioned the type of fence that will run along the property line. Mr. Jones said
at this time he has not taken that up with the County/State. He said he believes
a new fence will be erected along with the sound wall, but is unsure of what type
of fence it will be, or if the County will retain the existing fence.
Chair Byron informed Ms. Tielz that at this time the Commission cannot
comment on the type of fence that may be erected, or if the existing fence would
remain. He noted the proponent has indicated a fence will run along that
property line, but doesn't know precisely what type.
Commissioner Workinger said he would be impressed if the developer
could safely direct residents from the subject site to the sidewalk on Vernon
Avenue. Mr. Jones reiterated he would look into the possibility of adding a "gate"
and maybe "stepping stones" where residents could walk directly to the sidewalk
along Vernon Avenue.
Chair Byron asked Mr. Larsen if the proponents amend the plan to include
more guest parking spaces would staff like to take this opportunity to indicate
where additional parking should be located. Mr. Larsen said at this time staff
would like to see that open ended allowing the proponent the opportunity to study
the site to maximize parking.
Mr. McNeal said in quickly reviewing the site he believes there is
additional area to locate more guest parking to the north. Mr. McNeal said more
parking area could also be accomplished if the proposed townhouses were
moved closer to the westerly property line. He said that was not considered
because that would create a variance situation from the western lot line.
Commissioner Lonsbury questioned if the Commission should entertain
the idea of granting a building setback variance from the westerly property line in
order to provide more parking area to the east. Mr. Larsen responded while that
is a possibility it would create a technical problem. At present this plan meets
code and staff encourages compliance if compliance can be met. Mr. Larsen
also pointed out as mentioned by Mr. Jones there is the possibility of requesting
railroad right-of-way vacation, which in turn could provide more parking.
Commissioner Fischer moved to recommend preliminary rezoning and
preliminary plat approval subject to; final rezoning and final plat approval,
vacation of Pukwana Lane, Watershed District permits, Developers Agreement;
and redesign of curb cut(s)/guest parking area to maximize guest parking on the
subject site. Commissioner Lonsbury seconded the motion. Ayes; Fischer,
Swenson, Lonsbury, McClelland, Runyan, Workinger. Nay; Byron. Chair Byron
explained he supports staff in their recommendation of a 4-unit development.
Commissioner Workinger commented it would be beneficial if each unit
would provide three guest parking spaces, two in front of each garage and one
additional space per unit somewhere on site.
LD-04-6 John Wright, 7000 Tupa Drive
Joel and Amy Anderson, 6909 St. Patrick's Lane
Mr. Larsen informed the Commission the proponents are requesting to
transfer a part of an existing Outlot from the St. Patrick's Lane lot to the Tupa
Drive lot. The parcel measures approximately 40 feet by 87 feet. The parcel is
part of a steep hillside, sloping from north to south.
Mr. Larsen concluded staff recommends approval.
Commissioner Workinger questioned if Outlots are taxed differently from
"regular lots". Mr. Larsen responded they are taxed differently. Outlots are
considered "unbuildable" and are taxed to reflect that.
Commissioner Swenson moved to recommend lot division approval.
Commissioner Fischer seconded the motion. All voted aye; motion carried.
III. OTHER BUSINESS:
Discussion on Accessory Structures:
Mr. Larsen told the Commission at this time staff has not had the time to
actively study this issue and would report back to the Commission when the task
is complete.
IV. INTERGOVERNMENT COMMUNICATIONS:
Chair Byron commented on the Council Connection with Commission
Members indicating they feel receiving the Council Connection keeps them
informed of city business.
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Chair Byron asked if there are any comments from the various boards
commission members serve on.
Commissioner Swenson said at this time the Heritage Preservation Board
is still in the discussion phase with regard to the Morningside neighborhood,
adding the board continues to hear requests for Certificates of Appropriateness
in the Country Club District.
Mr. Larsen commented with regard to the Morningside neighborhood that
there has been literature circulating throughout Morningside from a neighborhood
group that has created a stir and kept the planning department very busy. The
Council is scheduled to address the concerns raised by residents of Morningside.
Mr. Larsen informed the Commission the City Council issued a
moratorium on subdivision within the R-1 zoning district. Mr. Larsen added at
this time the city is setting up interviews with experts in the field (architects,
developers, realtors, etc) to form a task force that would objectively study our
present subdivision ordinance. The task force may make recommendations to
change some portions of the ordinance or the task force may find the ordinance
serves the city well. Mr. Larsen concluded he would keep the Commission
informed on the moratorium process.
Mr. Larsen told the Commission the planning department is also setting up
a task force to study the greater France Avenue area from Crosstown to 494.
Mr. Larsen said he would keep the Commission informed on what is occurring in
this area.
Chair Byron informed Commission Members that City Council meetings
are now televised (Channel 16) suggesting if they have the time - tune in to view
the Council in action.
V. ADJOURNMENT:
Commissioner Fischer moved adjournment at 8:30 pm. Commissioner
Lonsbury seconded the motion. All voted aye. Motion carried.
Jackie Hoogenakker
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