HomeMy WebLinkAbout2001-11-28 Planning Commission Meeting Minutes RegularREVISED AGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
WEDNESDAY, NOVEMBER 28, 2001, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50TH STREET
I. APPROVAL OF THE MINUTES:
September 26, 2001
II. NEW BUSINESS:
S-01-7 Preliminary Plat Approval Blake Heights
T/C Builders, Inc.
North of Belmore Lane, West of Griffith Street and
East of Arthur Street extended
Z-01-4 Preliminary Rezoning Approval for
Steven Scott Deve. Co. and the Craig Company
4015 65th Street West
LD-01-5 Lot Division Approval 5808/5810 Schaefer Road
Robert Kern
LD-01-6 Lot Division Approval for 6545 France Avenue So
C/O Bruce Carlson
III. OTHER BUSINESS:
As Directed by Council Discussion on Supported Front
Overhangs as Exception to the Front Yard Setback Requirement
Public Facilities Redevelopment Plan and Redevelopment Project
IV. ADJOURNMENT:
*2002 Carry-Over Topics: Car Washes as Accessory Uses and Setbacks
from Naturally Occurring Lakes, Streams, and Ponds.
MINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
WEDNESDAY, NOVEMBER 28, 2001, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50 TH STREET
MEMBERS PRESENT:
Chairman Gordon Johnson, John Lonsbury, Ann Swenson, David Byron,
Helen McClelland, David Runyan, Steven Brown and Lorelei Bergman
MEMBERS ABSENT:
Geof Workinger
STAFF PRESENT:
Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the September 26, 2001, meeting were filed as submitted.
II. NEW BUSINESS:
S-01-7 Preliminary Plat Approval
T/C Builders, Inc.
North of Belmore Lane, west of Griffit Street, east of
Arthur Street
Mr. Larsen informed the Commission the proponents are requesting a
proposal that would combine 4+-platted lots and a portion of platted right of way
for Spruce Road. The total area of the proposed replat is 99,688 square feet or
2.28 acres.
Mr. Larsen concluded staff recommends approval of the proposed replat
as presented subject to:
• Final Plat approval
• Subdivision dedication for one lot
• Developers Agreement
• Watershed District Permits
The proponent, Mr. Eric Lind was present to respond to questions.
Commissioner McClelland asked Mr. Larsen to explain to her the
"vacation procedure" mentioned in the staff report. Mr. Larsen explained the
proponents are requesting a vacation of the abutting Arthur Street/Spruce Road.
The vacated right of ways will be added to the existing property. Arthur Street
will be developed with a cul de sac that "cuts into" the lot dept of the Arthur Street
lot creating a lot depth variance. The "vacation procedure" requires a public
hearing by the City Council. Previously the property owners of 309 Arthur Street
(Lundholm) requested and received a similar vacation of Spruce Road.
Commissioner McClelland asked Mr. Larsen if anyone could request a
street vacation. Mr. Larsen said a vacation could only be requested by abutting
property owners if the right of way adjoining them has no public benefit.
Continuing, Mr. Larsen explained there are many areas in the City where
vacations of either alleyways or streets have been requested by residents and
granted.
Commissioner Runyan in viewing the location map asked Mr. Larsen if the
vacant lots to the west are proposed for development. Mr. Larsen responded at
this time the property owners of those lots (the Lundholms) do not plan on
development. Commissioner Byron interjected and asked if the Arthur Street cul
de sac created a variance situation. Mr. Larsen responded in the affirmative.
Commissioner Byron asked if the proposed cul de sac off Arthur Street would
also serve the vacant properties to the west if the property owners would decide
to develop them. Mr. Larsen said that is correct. The proposed road and cul de
sac of Arthur Street would serve all lots.
Commissioner Swenson asked if the radius of the proposed Arthur Street
cul de sac is adequate especially during heavy snow fall seasons. Mr. Larsen
said the proposed radius according to review by the city engineer is adequate.
Commissioner Swenson asked who pays for the extended road. Mr.
Larsen said traditionally all benefited parties are assessed for road
improvements. Mr. Larsen said there is a new home on 311 Arthur Street that
will receive a credit.
Commissioner Swenson pointed out the depicted 10' of right of way
designated as a path along Arthur Street and questioned if that path exists today.
Mr. Larsen responded it is an exiting trail used by residents of the neighborhood.
Mr. Eric Lind addressed the Commission and informed them he proposes
to construct five single-family homes. Three of the homes will front on Griffit
Street and two will front on the new cul de sac off Arthur Street. Mr. Lind said he
believes the project is a good project, adding he has met with immediate
neighbors regarding his proposal.
2
Mr. Bob Antoni, 301 Griffit Street, stated he doesn't have a problem with
the development, but has a concern with the layout of the homes on the Griffit
Street site. Mr. Antoni asked Mr. Lind which way the garages and front doors will
face. Mr. Lind responded future property owners will be able to choose their
home design, but he believes the houses and garages will face Griffit Street.
Chairman Johnson asked Mr. Lind if he has renderings of future homes.
Mr. Lind responded at this time he does not have building plans for the 5 lots.
Mr. Lind explained the homes would be custom homes with the buyer of the lot
choosing the type and style of home they want. Mr. Lind said presently their plan
is to construct a two-story model home. Continuing, Mr. Lind said the new
homes would be in the range of $500,000 +.
Mr. Larsen interjected and pointed out all new homes will have to maintain
residential setbacks as stipulated by ordinance. The City Code does not require
building plans for preliminary plat approval.
Ms. Deb Naiditch, 6512 Belmore Lane, asked Mr. Lind what type houses
he proposes to build.
Mr. Lind reiterated at this time he is planning on constructing a two-story
model home with future buyers retaining the option to construct any style of
house they desire.
Mr. Antoni asked Mr. Lind with regard to the Griffit Street lots the direction
the front door will face. Mr. Lind said he believes the front doors will face Griffit
Street.
Mr. Larsen cautioned explaining the process this evening is either denying
or approving a 5-lot replat. Not approving the style and type of houses that may
be constructed on the lots.
A resident of 308 Arthur Street asked Mr. Lind if he is planning on "saving"
as many trees as possible if this replat is approved. Mr. Lind said they would be
very careful with tree removal. Mr. Lind acknowledged there are many large
trees on these lots and he wants to "save" as many trees as possible.
Chairman Johnson asked Mr. Larsen what drives road and cul de sac
width. Mr. Larsen said our code is driven by certain engineering standards and a
standard that ensures the width and/or radius can accommodate emergency
vehicles.
Ms. Dorothy Lundholm, 309 Arthur Street, introduced herself and informed
the Commission her family owns the property at 309 Arthur Street and also owns
the vacant lots directly west of the vacant lots (Lind) on Arthur Street. Ms.
3
Lundhom said she does not want the development to occur, and if it is approved
she does not want Arthur Street to be extended and cul de saced. Ms. Lundholm
said there are a number of area residents who do not want to see any
development occur in this area. She pointed out this area has been left pristine
for many years and any development would take away from the natural and
familiar surroundings.
Chairman Johnson asked Mr. Lind if he held neighborhood meetings. Mr.
Lind responded he held a number of neighborhood meetings.
Mr. Larsen interjected and told the Commission he and Fran Hoffman, City
Engineer, have met with Ms. Lundholm on a number of occasions regarding her
properties. Mr. Larsen explained staff supports the plan before the Commission
this evening because in his opinion less disruption will occur in the area and all
undeveloped properties will be served by these extensions, including the
Lundholm property. Continuing, Mr. Larsen pointed out the proposed road layout
splits the traffic flow and does not put the entire development burden on Griffit
Street.
Mr. Greg Wilson, 6320 Belmore Lane, pointed out to the Commission the
current lot configuration is 4 1/2 lots and if you recommend approval of 5 you are
technically giving the developer one lot. Mr. Wilson said if that is granted many
people could request replat of their existing lots. Mr. Remington, 6424 Belmore
echoed Mr. Wilson's comments and asked if the decision will be made tonight.
Mr. Larsen explained the Planning Commission is an advisory board and
any recommendation made by them is forwarded to the City Council for their
decision.
Mr. Bob Lundholm told the Commission his concern is in regard to the
character of the neighborhood. Mr. Lundholm pointed out this neighborhood is
comprised of modest single-family homes. Mr. Lundholm said he worries that if
approved as proposed the homes that will be constructed will be out of character
with the neighborhood, dwarfing the existing homes around them.
Commissioner Byron told the Commission in reviewing the proposal
before them he remembers something about a vacation(s) for a portion of Spruce
Road and asked who requested that vacation.
Ms. Lundholm told Commissioner Byron her family requested the vacation
of Spruce Road that abuts their property. Ms. Lundholm said that portion of
Spruce Road in not used and the approved vacation affords her family protection
over that portion of land. Commissioner Byron asked if the proponent is also
requesting a vacation of Spruce Road. Mr. Larsen said that is correct. Mr. Lind
is requesting that the portion of Spruce Road that abuts his property is also
vacated. Mr. Larsen said the portion of Spruce Road that abuts both the
4
Lundholm and Lind property is unused right of way. Mr. Linds request for
vacation of "his" portion of the Spruce Road right of way will go before the
Council in January.
Commissioner McClelland wondered if the replat should be heard before
granting of the vacation. Mr. Larsen said the vacation of Spruce Road is really a
technicality and there would be no reason for the Council to not grant that
request.
Mr. Lind addressed the Commission and explained the proposed three
lots that front Griffit Street are all over 17,000 square feet and the two lots on the
Arthur Street cul de sac are in excess of 22,000 square feet or roughly 1/2 acre in
size. Continuing, Mr. Lind said he held three meetings with property owners in
the neighborhood and many different scenarios have been discussed. Mr. Lind
assured the Commission he listened to input from neighbors and from the City
staff and he believes what is presented is sensitive to the area. He said he is
asking for a 5-lot development. He acknowledged there are only 4 1/2 sites, but
combining the 1/2 lot with the Griffit lots and the vacated Spruce right of way
create lots on Griffit Street that exceed the neighborhood standards. Mr. Lind
reiterated stressing he worked very hard on this project and listened to all
concerns.
Mr. Antoni interjected and asked the Commission what they are talking
about, the Lind property or the Lundholm property. Chairman Johnson told Mr.
Antoni the discussion thus far has touched on the Lundholm vacant property, and
their vacation of Spruce Road, but the duty of the Commission this evening is to
focus and act only on the Lind property. Mr. Antoni said he just wants to make
sure the houses constructed on Griffit Street face Griffit Street.
Mr. Lundholm addressed the Commission and Mr. Lundholm said in a
quick discussion with his sister they are willing to purchase Mr. Lind's property at
a 1% profit to Mr. Lind, plus the costs he has accrued thus far. Mr. Lundholm
said this area has sentimental value to him, his sister and his elderly mother.
They want all the vacant property, their vacant lots and the Lind lots to remain
undeveloped and in its natural state for 20 years.
Chairman Johnson addressed Mr. Lundholm and stated at this point he
does not know how to respond to his proposal. Chairman Johnson told Mr.
Lundholm if he really wants this area kept natural for the next 20 years that is
between him and Mr. Lind. Chairman Johnson said the Commission could have
this request held over to allow time for negotiations. Chairman Johnson pointed
out there have been three neighborhood meetings where this could have been
discussed.
Mr. Lind explained the property he presently owns was a trust that was
offered through sealed bids. Mr. Lind said he won the bid. Continuing, Mr. Lind
5
stated he understands the emotions present this evening. Mr. Lind said this is
his business and he is in business to make a profit, but that is not bad or wrong.
All the lots proposed exceed lot area. Mr. Lind stressed he has worked very hard
on this project and has the support of both the Planning Department and the
Engineering Department. Mr. Lind stressed he firmly believes what is presented
best suits the area and is not unreasonable.
Commissioner Swenson said that while she understands both the Lind
and Lundholm properties benefit from the vacated Spruce Road that vacation
does add to the overall and area. Mr. Larsen said that is correct but legally that
land is not the City's. Right of ways are platted for a public purpose and there is
no public purpose in extending Spruce Road. Mr. Larsen said in fact there are
many residents in the area who would object to Spruce Road being put through.
Concluding, Mr. Larsen said what is important to the City is that the houses that
are constructed on the new lots "fit" the neighborhood, and three lots on Griffit
Street maintain the character of that street better than two overly large lots, which
could result in two overly large houses.
Commissioner McClelland said she hears the concerns presented by
some neighbors and Mr. Lind but reminded the Commission character and
symmetry is very important and agreed with the comment from Mr. Lundholm
that this is a very modest neighborhood. Commissioner McClelland said
overbuilding a neighborhood is not in the best interest of anyone. Commissioner
McClelland asked Mr. Lind to be careful with his designs.
Mr. Lonsbury said at first look he thought the proposal presented this
evening was reasonable, but after consideration what we are talking about
recommending is approval of one additional lot and that may not be the best use
of that 1/2 lot.
Commissioner Byron asked if the vacation for the portion of Spruce Road
that abuts the Lind property goes before the Commission. Mr. Larsen explained
the request for vacating Spruce Road goes before the Council. Vacations are
heard and approved by Council. The Lundholms have already received their
vacation request.
Commissioner Byron acknowledged this has become a passionate subject
with pros and con's on both sides. Commissioner Byron said Mr. Lundholm's
proposal is between him and the proponent. Commissioner Byron clarified the
Planning Commission is advisory to the Council and what we recommend is not
"set in stone", and he believes if the proponent wants the Commission to act on
his request we should. Continuing, Commissioner Byron said the character and
symmetry issue is present, but is present with every request, and in reality the
market will determine what will be constructed. Commissioner Byron said he
doesn't think the Commission is in the position to decide if this area should be left
6
as "open space" and a vote either up or down may be warranted or this should
be held over.
Commissioner Swenson asked Mr. Larsen if the City has any plans to
extend Spruce Road. Mr. Larsen responded no. He pointed out a portion of
Spruce Road has already been vacated by the Lundholms and he doesn't
believe extending the existing Spruce Road to serve the Lind lots is appropriate.
Commissioner Swenson said her concern is if developed as presented
there will be a very small, non-conforming lot 45 feet wide fronting Griffit Street.
She commented she would feel more comfortable if Mr. Lind used the vacated
portion of Spruce Road by moving everything to the north allowing more space in
the middle of the block, not boxing in the 45 foot lot, or adding footage to the 45
foot lot.
Mr. Lind said the 45' lot belongs to Ms. Fortier, adding he doesn't know
how to respond to that suggestion without discussing it with Ms. Fortier or city
staff first.
A discussion ensued with Commissioner Lonsbury offering a motion to
recommend that S-01-7 be tabled until the next meeting of the Planning
Commission allowing time for discussion between interested parties.
Commissioner McClelland seconded the motion. All voted aye; motion carried.
Z-01-4 Preliminary Rezoning — Planned Office District to
Planned Residence District
Steven Scott Development Company and
The Craig Company
4015 West 65th Street
Mr. Larsen presented the staff report informing the Commission the
proponents are requesting an Amendment to the Comprehensive Plan and a
rezoning from POD-1, Planned Office District to PRD-4, Planned Residence
District which would allow construction of a 4 story, 100-unit apartment building.
Mr. Larsen concluded staff believes the proposed apartment building
represents an excellent reuse of this property. From a traffic perspective a
residential use of this site will create fewer peak hour trips than a comparable
office use. The proposed building fits the site well and does not require any
variances. Staff recommends amending the Comprehensive Plan designation for
this site, preliminary rezoning and preliminary plat approval subject to:
7
1. Watershed District Permit
2. Final Rezoning
3. Relocation of Sanitary Sewer Line by Developer
The proponents, Mr. Craig Alshouse and architect Mr. Dennis Sutlift were
present.
Chairman Johnson noted during past hearings held on the expansion of
the hospital it was indicated a traffic light would be installed at the intersection of
Valley View Road and West 65th Street. Chairman Johnson asked Mr. Larsen if
the light is still planned and when it will be installed. Mr. Larsen responded the
traffic light would be installed in the summer of 2002.
Commissioner Bergman asked Mr. Larsen if the intersection would be
widened. Mr. Larsen explained the intersection would be widened and the curb
cut moved farther east.
Mr. Craig Alshouse addressed the Commission and informed them the
property is owned by the Rovick Realty Company and is presently on the market.
Mr. Alshouse said in deciding on the land use of this site it was felt there is a
certain element in the community who want to rent and desire up-scale
apartments and that desire needs to be met. Expanding, Mr. Alshouse explained
many empty nesters may decide to purchase a home in Arizona, or Florida, etc.,
but also want to maintain a "home base" in the community they lived in for many
years. He stated the decision was made to request a rezoning to allow the
construction of a luxury apartment building. Continuing, Mr. Alshouse said the
building will be of traditional design and will be four stories high including
penthouse suites. Current lot coverage is 46% and after demolition of the
existing building and construction of the new building lot coverage will be 42%.
The change in zoning will also reduce traffic. An apartment complex will
generate 1/3 less traffic in this area. Concluding, Mr. Alshouse told the
Commission he is very excited about the project and believes it is a good re-use
of the land and a benefit to the community at large.
Commissioner Swenson complimented the proponents on the building
design and questioned if they believe the 35 surface parking spaces depicted are
adequate. Continuing, Commissioner Swenson observed in her opinion parking
will not be allowed on West 65th Street reiterating her concern that surface
parking may not meet the needs of the new residents.
Mr. Alshouse said in his experience the 35 parking spaces are adequate.
Mr. Alshouse pointed out the proposed building also provides underground
parking.
Commissioner Swenson asked Mr. Larsen if he is comfortable with the
parking. Mr. Larsen said the parking provided meets ordinance standards.
8
Continuing, Mr. Larsen acknowledged in a residential setting parking demands
need to be met but maintaining green space is also important.
Commissioner Swenson agreed that maintaining adequate green space is
important and asked Mr. Larsen if he feels a proof of parking agreement is
warranted on this site.
Mr. Larsen said he is unsure a formal proof of parking agreement is
needed. He stated the "bottom line" is if the building owners experience a
shortage of parking they will contact the City for our input and approval of any
changes.
Commissioner McClelland asked when the project is proposed to be
occupied if approved. Mr. Alshouse said occupancy would not occur until the
Spring of 2003. He pointed out that will coincide with completion of the street re-
configuration and signalization.
Commissioner Brown told the proponents he believes the project they are
proposing is beautiful but in his opinion this is not the proper location for it. Mr.
Brown said in his opinion this area should be further studied for potential
redevelopment. Commissioner Brown stated he believes the best use of this site
is a health care use complimenting what is occurring along this corridor.
Commissioner McClelland moved to recommend amending the
Comprehensive Plan from office to residential and to recommend preliminary
rezoning from office to residential and subject to staff conditions. Commissioner
Bergman seconded the motion. Ayes; Lonsbury, Swenson, Byron, McClelland,
Workinger, Bergman, Johnson. Nays, Brown. Motion carried 7-1.
LD-01-5 Robert Kern
5808/5810 Schaefer Road
Mr. Larsen informed the Commission the proposed party wall division
complies with Zoning Ordinance requirements. Staff recommends approval.
Commissioner Lonsbury moved lot division approval. Commissioner
Bergman seconded the motion. All voted aye; motion carried.
9
LD-01-6
SMB MM LLC
CIO Bruce Carlson
6545 France Avenue South
Mr. Larsen informed Commission Members the proponent proposes the
lot division to create separate parcels for mortgage financing. Concluding, Mr.
Larsen stated staff recommends approval.
Commissioner Swenson moved lot division approval. Commissioner
Byron seconded the motion. All voted aye; motion carried.
Public Facilities Redevelopment Plan and Redevelopment Project
Mr. Larsen informed the Commission the Edina HRA is proposing to
improve Edina's City Hall building and renovate the existing library located at
4701 West 50th Street to house our police department.
Mr. Larsen said at this time the HRA requires a motion from the
Commission allowing them to proceed with the redevelopment projects.
Commissioner Lonsbury moved to recommend that the Edina HRA
proceed with a public facilities redevelopment plan and a redevelopment project.
Commissioner McClelland seconded the motion. All voted aye; motion carried.
Ill. ADJOURNMENT:
The meeting was adjourned at 9:45 p.m.
Jackie Hoogenakker
10