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HomeMy WebLinkAboutPCMin_85May6i~ MINUTES REGULAR PLANNING COMMISSION MEETING MAY 6, 1985 The Planning Commission meeting was called to order at 7:30 P.M. by Chairman Al Stefanson. Stefanson, Grittner, Mead, Trent-Sullivan, Black, Finegan, Wallin and Northrop. Also present was Council Liaison Hard. Olson. Wallin moved, seconded by Mead, to approve the April 1, 1984 Planning Commission Minutes as presented. Motion approved unanimously. Bob Olson, Chairman of the Building and Grounds Committee of the Falcon Heights United Church of Christ, reviewed their request to expand their existing parking lot, located. on lots 18, 19 and 20 of Block 1, to include an additional portion of lot 20 and portions of lots 14, 15 and 21. The conditional use is requested to allow construction of the parking lot expansion on properties that are currently zoned R-l. Mr. Olson advised they plan to increase their worship services from one to two in the fall of this year. They wish to retain the suburban setting with landscaping. • The area on Pascal will remain unchanged and additional landscaping on Holton. The Garden entrance is to be closed but will provide a pedestrian walkway from this area. Drainage is currently being addressed as they are working with the City Engineer. Mr. Olson then reviewed both the short and long range landscaping plan. Currently there are 67 stalls with a total of 141 being proposed. If the Northern States Power light standard is found not to be feasible, 16 feet light standards will be used to illuminate the parking lot, which will be used only during church functions and turned on from inside the church area and will not be on all night. Lot will be asphalt. Architect has accommodated snow removal on the site. Trent- Sullivan and Northrop suggested using more evergreen plantings to screen the neighbors on the north. Using the present timeline, construction should begin July 1 with completion around August. Black stated that the parking lot size is being over-extended in view of the addition of another service and the values of the homes on the corner of Pascal/Garden will be devalued since they will be sitting on an island surrounded by asphalt. Grittner moved, seconded by Finegan, to approve the conditional use request with the following conditions: (1) incorporation of the minimum screening on the three adjacent property lines, and (2) contact City Engineer to assure the sewer system is adequate to accept run-off from catch basins. Upon a vote being taken, the following voted in favor thereof: Stefanson, Grittner, Mead, Trent-Sullivan, Finega, Wallin and Northrop, and the following voted against the same: Black, for the reasons stated above. Motion carried. • Planning Commission reviewed the variance request from Donald V. McVey to construct a new home three feet higher than allowed by code (lot on Lindig MINUTES PLANNING COMMISSION MEETING PAY 6, 1985 PAGE 2 West Half of Elving Anderson lot, which was subdivided in 1984). Ms. McVey indicated that the neighbors to the south have no objection to the additional height as they have no windows on that side of the house. No sun space will be blocked. Mead moved, seconded by Finegan, to approve the variance request. Motion carried unanimously. Steven C. Emerson, 2129 West Larpenteur, requested approval of a conditional use request to install a 65 foot ham radio antenna and tower. Mrs. Emerson distributed a letter dated May 2, 1985 concerning the installation and operation of the ham radio. Mead stated that the FCC would have to be contacted for approval to move and reinstall the tower. Stefanson felt that the issue mould be tabled one month to allow the Planning Commission to review tower installations in other communities. Finegan thought that in this specific area the tower would not be obtrusive since there is a lot of screening and the fact that there are no neighbors. The tower is presently located in Lauderdale with neighbors surrounding its location which have indicated no problem with their television reception. Finegan moved, seconded by Wallin, to approve the conditional use request. Approved unanimously by voice vote. Stefanson reviewed the background of the conditional use request, public hearing, and Council meetings which had taken place in the past concerning the Lido Cafe. Anew public hearing has been scheduled as advised by the • City's Legal Counsel to be in conformance with state law on May 22, 1985. John Labalestra advised that their present plan incorporates many suggestions made and are in direct response to discussions with the Planning Commission, City Council and Falcon Heights citizens. He reviewed the location of food service tables, lounge seating, take out deli and grocery store and its features, as well as banquet and party room seating. They are also planning outside food service tables during summer months. St. Mary's Avenue will be left open as a result of neighborhood input. Mr. Labalestra indicated the Lido Cafe will work with the citizens, Planning Commission, Council and City Planner to provide whatever screening necessary to buffer the parking on the Croft property from the neighborhood. He then explained the information attached to their plans on the parking analysis of existing and proposed parking. No tax increment financing will be used in construction. An important consideration Mr. Labalestra point out is that shared parking had been explored and it is not a viable alternative. • Ted Meyer, 1710 St. Mary's Street, advised that very little has changed since last November. The Lido has not made any commitments or guarantees as to what use will be made of the property in the future. The real issue is the Croft property use and changing from residential to commercial. At the last Planning Commission meeting the Lido Cafe indicated that the 50 foot addition was an all or nothing type proposal but now they have scaled down the addition and it is economically feasible. He referred to Scheme E-- keeping the Croft house, allowing a limited amount of parking on the property and allowing street right-of-way for parking and Scheme E was voted against as bein unworkabl d h f 1 h CONDITIONAL USE REQUEST STEVEN C. EMERSON 2129 WEST LARPENTEUR APPROVED CONDITIONAL USE - LIDO CAFE STEFANSON/ BACKGROUND JOHN LABALESTRA LIDO CAFE TED MEYER 1710 ST. MARY'S ST- EET g e an e e t t at was unfair. The Lido has provided no solution to the private alley problem owned by the Hermes. Council is considering taking the property by eminent domain, which takes the property off the tax MINUTES PLANNING COMMISSION MEETING MAY 6, 1985 PAGE 3 rolls, and the City is requested to maintain the alley in the future. He felt that removal of the Croft house will substantially decrease the property value of his home as well as the neighborhood, which they will have to be compensated for as well as the cost involved to the city in condemnation. Mr. Meyer is specifically concerned about the encroachment of commercial development into a residential neighborhood and that the inevitable could result of commercial development pushing further into the residential area, which will even further erode property values. Granting the conditional use request will set a precedent in the future. It does not enhance City development. If the project goes ahead, he will be forced to sell his property and consider legal, economic and political alternatives. Jim Bykowski, 1745 St. Mary's Street, referred to conditions spelled out JIM in the City's Municipal Code. in that it will substantially diminish property BYKOWSKI, values., no specific plans have been presented to address the drainage issue 1745 ST. (the neighbors would feel the City. is unjustified if they are requested to MARY'S pay for storm sewer extension to aid a commercial development), and adequate STREET measures have not been taken to address the egress/ingress issue.. Mr. Bykowski felt increasing the number of parking spaces by 50 percent and the total occupancy by 100 individuals is too substantial. No provision has been made for increased employee parking. Steve Reiter, 1746 Fry, stated that approval of the conditional use request is STEVE • not proper for the general area. No conditional use should be granted if it REITER, diminishes property values. 1746 FRY STREET David Bishop, 1765 St, Mary's Street, stated that granting the conditional use would set a precedent to gut the neighborhood and to hurt its residential DAVID BISHOP appeal. 1765 ST. MARY'S ST. John Labalestra countered points made by the St. Mary's residents by stating that Scheme E was not a workable plan as pointed out by the City Planner, the drainage problem would have to be addressed and corrected no matter JOHN what development goes in, it was a City decision to use tax increment LABALESTRA financing for the project not the Lido, and felt their plan as presented was a good compromise for everyone. Fred Kueppers, Attorney for Mr. and Mrs. Hermes, expressed concern about FRED the change of zoning and pushing commercial property into a residential KUEPPERS, area, the parking conditions have worsened and questioned whether it is a ATTORNEY wise City decision to allow. encroachment of parking into a residential area, FOR MR. the taking of a private driveway which affects the Hermes property by AND MRS. diminishing its value by reducing the square footage (which would have an NORBERT impact in case of redevelopment), the responsibility of the alley maintenance is tkie responsibility of the Hermes and the City will be responsible for its HERMES maintenance and the condemnation will cost the City money. Mr. Labalestra indicated they would be willing to maintain the alley if LABALESTRA requested to do so by the City. • MINUTES • PLANNING COMMISSION MEETING MAY 6, 1985 PAGE 4 Northrop questioned the present drainage problem and was advised that the NORTHROP City Engineer would have to determine whether a problem exists, a public hearing held and a 4/5ths vote of the Council would be needed to have the costs assessed back to the residents. Tax increment financing can be used for public improvements. Finegan asked if any screening would be provided for the property at 1703 FINEGAN St. Mary's Street, to which Mr. Labalestra replied that the Lido Cafe would provide whatever screening, berming or fencing and to work with the neighbors to determine their wishes. Wallin suggested the neighbors consider what use might be made of the Lido WALLIN property if it were sold. A member of the audience advised that Mr. and Mrs. Hermes could purchase the property as part of the shopping center and it would be maintained in a like manner as the present property they own attracting fine tenants. Mr. Wallin stated that he agreed that property values could diminish on the Meyer property but was not sure the property values would diminish in the whole neighborhood as a result of the granting of the conditional use. He then referred to Section 9-15.04 of the Falcon Heights Zoning Ordinance in Subdivision 5(d) that approval would need to be fashioned in resolution form with all the points listed in that section as positive not negative affects to the neighborhood. • Black reviewed twenty points made by the neighborhood group as being unjustified and not with merit and stated he would not vote on setting a precedent. He felt that lines need to be drawn between commercial and residential and the drainage issue could be worked out. The Lido has come a long way to scale down their project and he personally felt that further exploration should be done on the St. Mary's Street cul-de-sac. He has seen no give by the St. Mary's neighborhood. Stefanson pointed out that he liked Scheme E better even though it was not feasible and did not feel it was appropriate that evening at the Planning Commission meeting when the Lido issue was discussed for the Lido Cafe to present new plans without allowing the Commission and the neighborhood time to look over the new plans. Felt the Meyer home would be hit the hardest, does feel the commercial development might be encroaching into a residential area but the Lido has been a good commercial business and has had a positive affect on the City. Trent-Sullivan was impressed and spoke in favor of the restaurant plan but felt responsible for the general welfare of the entire community and could not vote in favor of the plan. Mead was concerned about buffering the property to the north (Meyer home) when the Croft house was removed. Grittner felt the City should maintain a good neighborhood business and • but was concerned about commercial encroaching into a residential area. Felt there were too many unanswered questions such as the problem of how much property values will diminish. Personally, he would like to see several issues addressed by the City Planner. BLACK STEFANSON TRENT- SULLIVAN MEAD GRITTNER MINUTES PLANNING COMMISSION MEETING MAY 6, 1985 PAGE 5 Northrop was uncomfortable with the approval of the conditional use being an appropriate use of land--R-1 being changed into a parking lot. NORTHROP Black moved, seconded by Finegan to approve the conditional use for the Lido Cafe. Upon a vote being taken, the following voted in favor thereof: CONDITIONAL Finegan, the following voted against the same: Northrop, Stefanson, USE REQUEST Sullivan and Mead, and the following abstained: Wallin, Grittner and DENIED Black. Motion defeated. Wallin requested that the City Attorney address the issue raised in ATTORNEY Section 9-15.04 by providing an opinion to the Planning Commission TO DRAFT clarifying the language contained therein. OPINION Councilmember Hard requested that the Planning Commission provide more HARD direction to the City Council and requested that possibly a special meeting could be held after the attorney's opinion is received. Jack Strom, 1539 Crawford, requested a variance to construct a privacy fence JACK STROM five feet high, approximately 30 feet from the curb. Mr. Strom plans to 1539 remove the existing hedge and replace it with a fence. Mead moved, seconded CRAWFORD by Wallin, that the variance request be approved. Motion carried unanimously. VARIANCE APPROVED • Wallin moved, seconded by Trent-Sullivan, that the meeting be adjourned at 10:30 P.M. Motion carried unanimously. ADJOURN- MENT ~~~~C~ Y W IN, Secretary •