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HomeMy WebLinkAboutPCMin_84Nov5_Public Hearing• MINUTES PLANNING COMMISSION MEETING/PUBI,IC HEARIPKi NOPENIBER 5, 1981 The Planning Commission was called to order on November 5, 198J~ at 7:00 P.M. by Chairman Al Stefanson. Stefanson, Chenoweth, Grittner Nilsen, Wallin, Mead, Black and Trent-Sullivan PRESENT . Also present was Council Liaison Chestovich. Olson. ABSENT Those in attendance representing Bradford Schools were: Brad Lemberg and Bob BRADFORD Russek from the Bonestroo firm, Chris Seigle, Bradford Shools and Stev® Kinser SCHOOLS , President of the Minneapolis Business College.. Mr. Lemberg informed the Planning Commission that the application for obtaining industrial revenue bonds had been approved. They then presented-and reviewed the ~~Proposed Campus for the Minneapolis Business College" booklet:. Bob Russek reviewed the site plats showing the placement of the classroom building close to Prior Avenue with parking wrapped around the outside of the building, townhouses located near the ponding area (north end of the property), and depressed parking located near the University ;property (west boundary) to allow future parking expansion. The classroom building will either be designed with one story comprising 20,000 square feet or two stories comprising 10,000 square feet each. Mr. Russek `also reviewed ma s indicat p ing locations of ponding and grading. The townhouses will be built in phases with two townhouses constructed in the initial phase and threw others proposed in the future. The classroom building will also be constructed in the initial phase. Mr. Lemberg pointed out that the increased traffic on Prior would help the City warranting of a traffic signal at Prior and Larpenteur. He did not feel that the additional traffic on Prior would caus® problems since commuters would come and leave at different times. The City is also requesting the exten8ion of the MTC bus route along Larpenteur. Chairman Stefanson and Member Nilsen stated that the Bradford Schools project was a fine development,. was well thought out and complimented all czf them. John Uban, City Planner, made suggestions concerning parking circulation and felt that the number of parking spaces planned were quite adequate. Dick Fraser who lives on Garden Avenue in Falcon Woods #3 questioned whether CONDITIONAL Bradford Schools had ever built a development of this nature within 150 feet USE of a residential area. He was concerned about the age of the student population ~~~ and the disruption it could cause in his neighborhood. Bradford Schools BRADFORD described the student body and the rules and regulations that are followed. SCHOOLS They did not feel that their school would have a determintal impact on the community especially since there is no egress into Falcon Woods #3. Also, the construction and design of the townhouses would enhance the community. Mr. Fraser urged the Council to look at the kind of density for the whole area--there should be a definition. Meanber Nilsen commented that the townhouses will be buffered from the residential area, there will be no vehicular traffic through the area and 'he was in favor.. of approving the . caa.ditonal use. ,ember Chenoweth then moved, seconded by Member Mead, to approve the conditi l ona use request. Motion carried unanimously. Chairman Stefanson then opened the Public Hearing on Rezoning of the Winifred REZONING L. and George N. Croft property located at 1700 St. Marys Street at 7 ai5 P.M. PU3hIC HEARING OPENED MINUTES PLANNING COMMISSION MEETING/PUHLIC HEARING NovEMaER 5, 1981 PAGE 2 • Mike Labalestra informed the Planning Commission that the Lido Cafe had entered into a purchase agreement for a contract for deed fora ten year period with the Crofts. He requested that the property be rezoned from R-1 to B-2 since the Lido Cafe is proposing an addition consisting of a green house lounge including food service and a deli operation. Plans also include a small banquet room in the basement. They need the Croft property rezoned for use as additional parking. Mr. Labalestra advised that the expansion approval is crucial since their present building can only do so much and the present restaurant is at capacity since only so many dollars can be generated. It is a matter of survival and a good return on their investment. MIKE LABALESTRA LIDO John Labalestra then reviewed in great detail a parking analysis fact sheet JOHN showing their existing parking and parking needed in three different plans. LABALESTRA He advised that he felt expansion of the restaurant was-five years behind . The expansion is needed in order to compete in the business world. They have considered moving the restaurant elsewhere but prefer to remain in the City of Falcon Heights. They do not want to disturb the neighborhood. He felt the Lido to be a family tradition of high quality food, no use of convenience food, hiring quality people but the restaurant competition is intens®. The addition would add 3,500 square feet with a 600 square foot banquet room in the basement. Parking has been designed to use alley way and not use St. Marys Street. There will be a ten foot buffer between the parking lot and the residential neighborhood with the buffer to consist of fencing, berming and trees- whatever it takes to provide the best screening. There will be a 17 foot buffer on the west. The . alley way is presently private property owned by the Hermes and the Labalestras have done everything they could to work with the Hermes to negotiate an agreement to use the alley but an agreement has not been reached at this time. John Uban, City Planner, stated he had not seen aqy detailed plans but felt JOHN UHAN critical issues have not been solved. The other parking options have not been CITY thoroughly explored. Also, the private Hermes alley should be researched to find PLANNER a solution. Mr. Uban pointed out that there are a number of ways property can be rezoned and one way is through partial rezoning (keeping a portion of the property R-1 which would provide a better buffed. He also suggested that. St. Marys Street could be cul-de-saced at Larpenteur to assure no traffic generated from the restaurant could enter the street and more leased parking could be negotiated with Bucks. Neighborhood input is very valuable. Ted Meyer, 1710 St. Marys Street, .the immediate property owner ad3acent to the TED MEYER Croft property, stated that to re2one the Croft property to general business 1710 ST. would not provide the protection to the neighborhood that that property will MARYS always remain a parking lot- will the Lido be there in the future? He felt that the rezoning would have a terrific impact on the neighborhood and he is confident that his property would be devalued from between $10,000 to $20,000. Mr. Meyer .was disappointed at the Crofts application to request rezoning since it take s money out of his pocket and puts money into the Croft's pocket-- it is unprece~ ndeted. The real issue in rezoning .is .that it has to be good for the public and~in this case it is not since there is no significant benefit. It is determintal to the Falcon Heights residential community since it is a nice place to live and an intrusion. into his neighborhood. The Croft property is not a blighted area. Mr. Meyer was also concerned about the increased traffic, noise, and the type of clientele that would be frequenting the area. It is a bad plan and makes no sense. The process in which it has been handled is abomonable --no neighbors were contacted in the initial phase. Other developments have involved in neighborhood committees and this process has MINUTES PLANNING COMMISSION/PUBLIC HEARING. ~ 5, 1981 PAGE 3 not taken place. It the rezoning goes through, he will not stand by and let it happen. He will go to court. Dennis Smith, 1725 St. Marys Street, felt that the rezoning of the Croft DENNIS property would decrease the value of St. Marys Street property and is worried SMITH, about the increased traffic. He suggested that the Lido should change the 1725 ST. nature of their business or invest their money in a different location and MARYS not change the neighborhood.. Fred Kueppers, Jr., Attorney for Mr. and Mrs. Hermes, felt the issue is wheth FRED er rezoning should be allowed to take place in a residential neighorhood. He then asked what other uses might develo at th C ft KUEPPERS p e ro site if it were rezoned without further Council approval and Member Wallin read that part of JR. REPRESENT- the zoning ordinance that applied to B-2 zoning. Mr. Kueppers felt that the Planning Commission should b ING MR. & e sensitive to these uses that could be used in the future. He questioned whether changing the zoning is right for the area- - ' MRS. HERME~ is it right to take away from one and give to another. The rezoning request challenges the i new zon ng ordinance--since there is no change in the neighbor- . hood to rezone~to rezone is not proper or appropriate.. .Since the allay siauation has not been worked out and since it is essential to the rezoning request, the request should not be acted upon at this time. Also there is , a safety factor involved by inducing pedestrians to cross the alley when trucks use the alley for loading. and unloading. He encouraged the P1a,aning Commissi t t k on o a e time to consider the issues. Dave Bishop, 1765 St. Marys Street, stated he was happy with his house and DAVE appreciates the quiet neighborhood.. He is very concerned that the encroachment BISHOP, of B-2 will change the character of the neighborhood and he did not like the 1765 ST. idea of cul-de-sacing St.,Marys Street.: Mr. Bishop did .not like Lidos threat MARYS that they will leave the area if the expansion is not approved. He also does not like the increased traffic that will be generated in the evening hours for safety reasons. Mr. Bishop will also fight the issue and go to court if necessary. Walt McCoy, 1716 St. Marys Street, also liked the St. Marys neighborhood because WALT it was quiet. He is not against the Lido expansion but is against the Croft MC COY property usage. Rezoning would have an affect on the residential property values.l7lt6 ST. MARYS Barb McCoy, 17.6 St. Marys Street, was concerned about the increased traffic and felt that changing the use of the Croft property will be a determinant BARB because people will use the parking lot for parties. MC COY Bobbie Thomas, 1703 St. Marys Street, was not against progress but does not SpBBIE want a parking lot across the street from his home. He presently has a problean THOMAS with noise from the Buck property and feels the noise will increase with the 1703 rezoning of the Croft property. ST. MARYS Barb Smith, 1725 St. Marys Street, likes the neighborhood very much and is against the parking lot expansion because she wants St. Marys Street to reanain a residential neighborhood. There are a lot of children in the area and fears for their safety. • Rod VonDeLinde, 173 St. Marys Street, felt that the Croft home is very beautiful home and taking a home and turning it into a parking lot is unconscionable. John Labalestra informed the Planning Commission and the residents of St. Marys BARB SMITH 1725 sT. MARYS ROD VON DELI 1731 ST. MARYS MINUTES PLANNING COMMISSION/PUSLIC HEARING ~~~ 5, 198l~ PAGE ~ that they tried years ago to purchase the Hermes Center and to lease the old JOHN car wash for restaurant expansion but could never get cooperation from the LA.t3ALESTRA Hermes so they are applying to rezone as a last resort situatian. They would LIDO be willing to enter into an agreement stating that the Craft property will never be used for anything other than parking. He also stated that hey felt the parking density would decrease with the rezoning. The Labalestras want to fully cooperate with the City and the residents and would be happy to meet at any time. If expansion is not approved, economic problems could arise in the future for the Lido. If the facility is sold, the potential for greater use could result. Chairman Stefanson stated that he could appreciate the problem of wanting to STEFFANSON expand but could also appreciate the problems caused the St. Marys Street WALLIN neighbors. He suggested that more dialogue should take place and a citizens committee be established and action should be delayed until the citizens committee is established. Member Wallin questioned use of the alley either by outright purchase by the Lido o~ a lease arrangeanent but felt the plan as drawn is not workable without use of the alley. Rezoning is the last item to fall into place when all other facts have been .worked out. He is favor of retaining the Lido in the City of Falcon Heights within reason but feels taking an affirmative rezoning action at this time is premature. Member Trent-Sullivan asked if the Lido were working under time constraints T~~' and John Labalestra answered that they-had financial commitment until the end SULLIVAN of the year. They-have tried everything they could. to work oat an amicable . solution but the longer they wait the more it will cost the Lido. They have waited five years and are willing to wait a little longer. Member Trent- . Sullivan stated that the Planning Co~assion should .give consideration to the people on St. Marys Street when their propertg values are at stake and in vierw of the intense opposition, she felt it was an excellent idea to appoint a citizens committee which would allow the Planning Commission time to digest the problems. Jim Bykowski, 17t~5 St. Marys Street, felt that Falcon Heights is a bedroom JzM residential community and the Lido is a small oriented family business BYKOWSKI and that he as a resident is interested in promoting growth but is very 17It5 ST. concerned about the loss of control. Expanding general business rezoning MARYS into adjacent residential property makes no sense. If the Lido were to sell in the future, what would stop the use of the property as business property in the future. He wanted it :made clear what the function of a citizens committee would be. Councilme~mber Chestovich stated that the purpose of a citizens committee would be to promote discussions with the Lido that would result in the Lido developing a proposal that is acceptable to the total residential neighborhood. Dennis Smith stated that the alley problem should be first taken care of before DENNIS a citizens committee is formed. SMITH Member Trent-Sullivan felt that since the Lido is a viable business their financial committment to the end of the year should be taken into consideration. ~NT- Mike Labalestra stated he was willing to spend as much time as necessary to SULLIVAN • work out a solution. Member Black pointed out that the situation in this case was different since the situation is more limited in .scope and the complexities are less. He BLACK felt that direction from the Council was necessary. If a citizens committee is formed, a time limit should be established and that a charter be established. MINUTES PLANNING COMNiISSION/PUBLIC HEARING NOVEMBEEi 5, 198It PAGE 5 Member Mead moved delay in action on the rezoning of the Croft property and ~ontinu,ation of the hearing until a suitable agreement is reached. Member Nilsen seconded the motion. Member Black offered an amendment to the motion that the City Council appoint a committee representing the interests of the people in the area and the Lido, that a charter be suggested and a time limit within which to work. Member Wa11.in seconded the motion. Upon a vote being taken, the following voted in favor thereof: Grittner, Nilsen, Stefanson, Wallin, Mead, Black and Trent-Sullivan and the following mted against the same: Chenoweth. Motion carried-on the amendment to the main motion. A vote was then taken on the main motion and the following voted in favor thereof: Chenoweth, Grittner, Nilsen, Stefanson, Wallin, Mead, Black and Trent-Sullivan. Motion carried unanimously. Bobbie Thomas asked that when a committee is formed to further discuss the issue will. the Planning Commission again consider the issue before making final approval. Couneilmember Chestovich reviewed the public hearing process. Chairman Stefanson closed the public hearing at 9s55 P.M. Gertrude Esteros, Director of the Board of Retirees Housing Corporation, Milo Thompson. and David Thorpe the Architects, and Jack Klepp and Frank Kubitscheck the Developers were present to request variances at 1666 Coffman. They • revierwed the site plan showing the location of the structure, the open space and explained why the variances were needed. A11 the University Grove residents have been surveyed and the Grove Association has been kept informed of developments as well as the University of Minnesota Planning Office. They reviewed: (1) placement of the retention pond, (2) fire lanes have been provided as requested by the fire chief, (3) discreet lighting will be provided on the site, (1~) there will be one outlet onto Larpenteur, which has been approved by Ramsey County with the secondary access provided on Coffman, (5) screening will be provided along Larpenteur, (6) guest parking will be provided, (7) underground parking will be located under the east and west wings as well as additional underground parking under the main structure, (8) the reitrement age--built for people 55 or older currently eanployed or retired from the University of Minnesota,' and (9) it is projected that 150 people will be living in l00 units.. Jack K1epp advised the Planning Commission that-the third variance previously requested on side yard setback had been withdrawn. After a further discussion concerning the height of the building it was determined that another variance would be needed to accommodate the pitch of the roof. Planner John Uban stated that a reduction in the parking is-quite normal for a development of this nature;,. in fact, 1=1/2 cars per unit is on the high side for retireanent centers and there is pleanty of open space available should it ever be needed. The University of Minnesota should be contacted to obtain a stipulation in writing that the open ,space will be maintained. Ms. • Esteros advised that stipulation was contained in the 99 year least ~~aith the University. The City Manager has contracted with the City Engineer to obtain information on availability of sanitary sewer, water and storm sewer. MINUTES PLANNING COI~IISSION/PUB[,IC HEARING NoVEM~, 5, 198l~ PAGE 6 • After further discussion, Member Wallin moved, seconded by Member Chenoweth VARIANCES that the variances as follows be approved: (1) parking variance from 2-1/2 APPROVED cars per dwelling unit to 1-1/2 cars per dwelling unit, (2) density variance from 12 dwelling units per acre to 16 dwelling units per acre, and (3) height variance from 30 feet to include a 4/12 pitched roof. Motion approved unanimously. Memorandum from John Uban dated October 2l~, 19$!~ regarding summary JOHN UBAN recommendat3.ons from the Downtown Redevelopment tours will be discussed MEMORANDUM at the next Planning Commission meeting. DISCUSSED AT NEXT. Member Wallin moved, seconded by Member Nilsen,. to ad3ourn the meeting MEETING at 11:00 P.M. Motion carried unanimously. ADJOUi~HI~IEN' • QX~ ;J rry allin, Secretary •