HomeMy WebLinkAboutMinutes05_0927City of Falcon Heights
Planning Commission Minutes
September 27, 2005
PRESENT: Commissioners DeLeo, Tracy, Lageson, Harris, Rodich, Ryan, Lageson, Mercer-Taylor, Council Liaison Lindstrom. Also present were City Attorney Soren Mattick and Staff Liaison
Deb Jones.
ABSENT: Heideman, Lukermann
The meeting was called to order at 7:03 p.m.
MINUTES: The minutes for August 23, 2005, were approved with one correction: Council Member Lindstrom was not present on August 23.
PUBLIC HEARING: Variance Request for 1347 W. Larpenteur Avenue
Commission Chair Ryan opened the public hearing. Zoning and Planning Coordinator Jones presented the staff report beginning with a slide show to review of variance standards and procedures
for the benefit of the viewing audience.
1347 W. Larpenteur Avenue is a commercial property (B-1) at the northwest corner of Larpenteur and Hamline. It has been in use for many years as Thatcher Chiropractic Clinic. The property
has been purchased by Dr. Omar Awad, who proposes to remodel the existing building for use as an eye clinic. Dr. Awad is applying for a setback variance of 8 feet on the east (Hamline)
side of the building to build an entrance vestibule, approximately 4 feet deep with an additional 4 foot overhang. The present entry, which faces Larpenteur, is not readily accessible
to patients coming from the parking lot behind the building nor particularly welcoming and attractive to pedestrians. The applicant feels that the Hamline-facing entrance would be the
best compromise between accessibility and creating a more welcoming streetscape.
The staff findings found that no detriment or impairment would result from granting the variance. The property’s uniqueness lies in its ties to the adjacent parcel on the west which
is zoned R-1, although it has long been used together with the B-1 parcel. The only improvement on the adjacent parcel is a section of the clinic parking lot. No lot combination or
rezoning is being sought at this time. The chief hardship from denying the variance would be that the owner would be required to place the new entry at the north, in effect, having
the business “turn its back” to the street. Staff recommended approval.
The applicant, Dr. Omar Awad, and the architect, Mr. Ali Awad, came to the podium to answer questions from the Commission. In response to questions from Commissioners, Mr. Awad confirmed
that there would be a curved, flat (accessible) sidewalk from the parking lot, that the vestibule would be the only addition to the footprint of the building, that the enclosed area
of the vestibule would be about 40 square feet, and that the sale of the property had not yet closed.
Commissioner Lageson pointed out that many businesses do face rear parking lots and asked why this could not be done in this case. Ali Awad said that one of the remodeling goals is
to create an entrance people can see, that it is very difficult to see where the entrance is now. The applicant wants accessibility from the street as well as the parking lot as well
as increased “street presence.” The design intent is to make the building more “residential” and neighborly.
In response to a question from Commissioner Harris, the applicant said that the new business would use the existing sign. They are thinking about additional signage on the new entry
but nothing is planned yet.
Matthew Martin of 1697 Hamline came to the podium to address the Commission. The Martins own the home immediately adjacent to the clinic on the north. Mr. Martin’s first concern was
that there not be any more big neon signs going up, as he already has to look at many illuminated business signs, such as SuperAmerica and Tires Plus. As for the proposed entry, he
has no objection.
Della Martin of 1697 Hamline also spoke to the Commission. Her concerns are hours of operation and adding to light pollution for nearby residents. She said that the present entry is
awkward for clinic clients, and she doesn’t see a problem with the proposed vestibule. She and her husband would prefer an entry that faces the street instead of the parking lot, because
a rear-facing entry would also face their home and have more of an impact on them.
There being no other person who wished to speak, the public hearing was closed at 7:42 p.m.
DISCUSSION AND ACTION: Variance at 1372 Larpenteur
In response to a question from Commissioner Ryan, City Attorney Mattick said that the variance would run with the property and that the current owner has also signed the variance application
before the Commission.
The Commissioners discussed the question of whether placing the entrance at the rear of the building (north, parking lot side) instead of on the east side as proposed, would really constitute
a substantial hardship for the owner and what the impact would be on the community, either way. The following points were made in the discussion:
The proposed entry makes good business sense
A rear entry would provide better service to clients
The above would not apply to clients arriving on foot or by alternate transportation
The Comprehensive Plan encourages business that face the community
The proposed addition is minimal, especially compared to the proposal for 1871 Larpenteur.
The Commission has applied tougher standards to other setback variances recently
It is not absolutely necessary to have the entrance on the east; there are other options such as the parking-lot (rear) entry and a vestibule inside the existing structure.
A rear facing entrance would have a greater impact on adjacent residents than an east-facing entry.
Tracy moved, Harris seconded, that the Commission recommend approval of the variance. Motion passed, 5 in favor and 2 opposed.
The final decision will go to the City Council in October, most likely October 12.
INFORMATION AND ANNOUNCEMENTS:
Staff Liaison Jones introduced Jane Fandrey, who will be serving the City as a planning intern this semester. Ms. Fandrey is a student at the University of Minnesota.
Ms. Jones also reported that the Black Bamboo Restaurant project will not go through. The Wons were not able to arrange financing for the project, so 1871 Larpenteur is back on the
market.
Mr. Lindstrom reported that the Council denied the variance for the garage at 1800 N. Albert. The Council requests that in the future when there are multiple variances for consideration,
that they be voted on one by one so the Commission’s intention will be clearer.
ADJOURNMENT
The Planning Commission meeting was adjourned at 8.17 p.m.
Respectfully submitted,
Deborah Jones, Staff Liaison