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HomeMy WebLinkAbout1962 10-10 Planning Commission Meeting Minutes Regular►INDIES OF THE F�%GtILr`il? iya.ETltvG OF THE ED INA PLANNING COMUMISS ION HELD 10VEDNESDAY, OCTOL{ER 10, 1962 at 7:45 P..:i. IN THE EDINA VI?.LAGE HALL Members Present: T. L. Todd, Chaiiman9 Harry (3ustaI's on, Leonard Odell, George Nugent, William Wilkinson, David Griswold and William Lewis. Staff Present: George Him, Planning Director; Karen Voss, Secretary. I. 11z. Todd introduced 1,nr. George Nugent to the Comirission and to the audience. Mr. Todd stated that Mr. Nugent w2s replacing john Foley and welcomed kir. Nugent to the Commission. II. The August 8 and September 5, 1962 minuteswere unanimously approved upon motion of 114r. Cdoll land seconded by Mi. Giiswold. III. ZONING REQUESTS Z-62--10 'd,&1,l,cKenneth. _Mulfi xple__ Residence Zoning. Pederson Dgiry Piona ty. (wee minutes of 7-11-62). k1r. Hite reported that since the Plrinning Commission last considered this proposal, the following developments had occurred: 1. The Village "cuncil had authorized the extension of sanitary trun; set e— into the area. 2. The City o Hopkins had subs?i "ted Hennopin County's plan fox upgraeling County Rd. 18 to a traffic engineering lrm fol reviev'a. 3. FTir. `,C.enne Lh nad sub;�itted the apaY tr•..ent mar', analysis requested by the Com,:,i_ssi.on at its July riveting. 4. Ma. Kennet:°s proposal had been modified to the extent that lovvei den--ity rr�uitiple units (town houses) L'Jere placer within the i cistern por-tion; street: alignments were changed to pievoivt ti).air xterision into nearby single 42:rsaily aieGWz @,nd the idoo6ed area at the southeast corner of the propexty was .regained within the plan to serve as a buffer betia,{e,gin Pw�,rkwood Knolls and apartr:ant area. kir. Hite iecormiien`Ied that if the multiple use vi re to be be approved that -kit; southern limit of t, -,,e district established at Nine Frii le Ci ce" rather Uan the so;.,th line o: the Ma. Xenneth advised the Coz-i.. __-_c ion U. `G his a,'Jc�r G3iZent 11n1 t5 ,rdoulG be of high quality consta:uct i on mEter ials-and methods and -chat Geetures. such as underground parking, svaimming pools and tennis courts would enhance both the appearance and livability of the a,>ea. Edina Planning C:o=niss7on P-iinuy.e6 W—bar 10, 1962 Ma. Odell questioned the necessity of rezoning all 60 acres to Multiple residence district at one time:, stating that he felt the schedule of zoning should be ;eared to the rate of apai tmiant development. This approach, he said, would permit the Village to e.;eycise greater surveillance over the project. r. Ir�nnoth :replied that his proposal :represented an overall plan for the entire 60 acre area and that, in his opinion, overall zoning tied to overall planning was in the best interests of all concerned. Conside-sable discussion ensued regarding the possibility of rezoning the entire tract conditioned up)n its development in accoydanco with an overall. pian approved by thq `tillage gond the applicant at the ti„e of the rezoning. Alt -hough all agreed that among men of good faith and character this would be a most reasonable approach to the situation it was, nevertheless, noted that to date the courts in this state have taken a din view of such "conditional" zoning and that if either party wanted to back out at a later date, the courts :Mould probably allow any use of property permitted by the basic zoning ordinance, even if it were at variance with the "conditions" agreed to at the tirae of the reso;:irtg. The Coim-nission merbers all expressed their general approval of PAA. Kenneth's proposal and instructed Mr. Hite to consider - endmen'cs to the Zoning Ordinance which would permit the establishm nt of muitiple family district requirements fox varied types and densities of multiple development. Z-•62-14 1(a.n(,b-�,� Cc,�_=rr?Fct4.r�n C�.ca �i ip) ita, i. Ienc � oninc�,�,..Bu. laI2 Rd - and 'Hicrl��r - :�. � "� h �s Property is bounded on the Basi, by �he�DA Ser""ice Station, on the north by 'Eden Prairie Rd., on the south by T.H. 169 and on the vast by Blake Road. All. s.uxiou-finding ,:,_rope: -tie=s are zoned Open Development District with C:fCC'kltiv^r; v7" 'i:.I?.8 sciv. Ge s'i.�;':.iOn Site which like the subject propart_r -iS zoned Cor Munity S'i:ore District. Three douLi).e bur•3galo.v perr;lits have been gian'ted for the lots on t1je k,;est side of Blake- :toad facing the subject property. f, -Ii. '� nneth young, represon'ting tie Kj .ngbay Construction Co., present -ed the proposal -'Co the Co r> :iss ion, stating that their plans Dere pzo l immaty and that they were interested in deter riiin i -9 the op"l. ini oil: o the C -x -a '�ission before proceeding ant,.' furthc-s. He piese!'ited a pilrin and typical building elevation for consideration; and noted that +-he proposal c:�lled 3oY :�.e1ve unit aoax'tl^;,-u b1>11c1ings with required g,asagos. A]. 11 s;.: oviSions- of tle rrlil't?.pie family ordinance had be n compnied i'i:h according 'io Ycung. Edina Planning Guanission Minutes -3- 00obex 10, 1962 Mi. Gell, noting that the land was now zoned Community Store i)istx ict and that apartment zoning would ba a great i:a prois'Gmant, moved that; the project 5e approved. Mr. Wilkinson EeCosveo .iii' mol.i = Na. Hite commented that the proposal being considered contempi lted the maximum r. pai t:me t Li_nsitji permitted under the oidinance (18 units pax acre) and suggested the resulting building bulk and land coverage would he out of character with the existing and proposed development in the surrounding area, which :he noted w aq with one oxception, one and two family housing. e sUessed the dominance of the subject property over adjacent properties because of its higher J elevation and shallow Ci=_pth and adCdod that this dominance should be accentuated if the six proposed 2 story 12 unit apartment buildings were constructcd theS'c on. Mr. Hite ieco':'dmended that multiple residence development on the site be limited to smaller buildings each containing 4 to 6 apartments and each individually styled. This development pattern, he suggested, would be fax i4kore in keeping with the sites environm nt. MI. V. E:"wal".Lily ownel of approiim3tely 15 acres immediately to the south of the subject propaity, asked ''.:.het in the event the Ki2lg'bay request was approved that t S1I1 ilia zoning be applied to his piope ty. He added that in finny ways apartments wCL;147 be oven m..rt'; clpS;s7'C._.._ 1, t,,, on his property. Mr. Griswold said that ho con ieoyed multiple family zoning to he a pt'):Yil-p i_ate ior the land, but Lh3t the Kingba y proposal should he by its designo s with an objective of Yeduc i n the number of buildings and making the garages less noticeable. able. Mr. Udell then amended his motion so that it recommended to the Council that the 5°l!3,j:'ct property be:yezoik:e4' to Multiple ResiCicnca D':St.?';ict,' piovided that There, be not more than 60 apartments ent:: in J buildings and provided Fuither that site and building pians Tn fi.✓:.,)r?:.`ed by the Commission eloxe building permits are issued. . j'r's:. Lewis seconded the motion which carried unanimously. Z-62-15 5 1;?•g, t Co. " Wobil 0i h...Go Co sun.1'i bt Zoning and P-52- i .. •Sw :J T.1rr ,:.7toye (see minutes 8-8 and St 9-5-6211`Jya (o oTtC,''. t the Commission ion that 'Cite .. had a ; Gved t n Mobil Oil Co. special permit nor the northwast t;C3r:'tt?S of W,.£,-.. A }t.ieE?t e,slCi Fiance 1'11%C'ni.hc' and e.ilni. the applicants were e noA _ ter.:.;...tLng that an additional 15 feet be added .. a the 1 .l_'"7 C.,._ of ho situ and that �. said `.5 feet, be :.. zcne6 to `:>=2 District and included in the special permit , esc ipt i on. • ._ . Hito noted that this would give the Edina Planning Commission ,Minutes -4- October 10, 1962 Asir. Lewis moved that the request be approved. AL-. 03ell seconded the Motion which carried unanimously. Z-62-13 Holt Nursery. (See minutes 8-8-62). Mr. Hite reviewed both the existing and proposed land useage of the area surrounding the subject property. Z-62-9 Mr. L. L. Phelps appeared and again presented the town house Proposal that he had offered at the August meeting. He stated that he felt that this use was the best for the property. The Commission generally agreed that multiple family development was not the best land useage for this area and that it would be in conflict with the recently developed comprehensive land use plan prepared for this area. The Commission indicated that the best use for the property would be single family development, or in the event owners of the surrounding vacant properties together with the applicants could prepare an overall development plan, that s6id plan might include ,multiple or the town house land uses as well as single family areas. Mr. Lewis moved to deny the town house application. Mr. Griswold seconded the motion which carried. Residence D? r �ct�, (See minutes 7--11- - 8-8-62). AV for. Wallace Bruce prevented preliminary site andbuilding plans for a 62 unit �partmient project just south of the Biltmore Motel on T.H. 169. He noted that the buildings would be slightly larger, but otherwise similiar to one he recently constructed near Westwood Shopping Center in Golden Valley. The Commission members expressed general approval of multiple residence zoning on the tract, but withheld specific approval Of l3:x. Bruce's proposal until a field trip could be scheduled. No action taken. Z-62-16 Eugenia Helvg. 50?_7 H�al._afax kven�.�e. Auto,obile- Parking Zones flit. ed Hite reportthat Mrs. Eugenia Helve -wishes to sell the rear or east 45 feet of Lot 41, Aud. Subd. 172 to Farr. Frank Gale, owner of the Giest 50th S;rept National Tea Store, provided is can be rezoned to Automobile Parking Zone. Mr. Hite presented a sketch showing the location or the existing Parking Zone boundary and its relationship to the subject property. He reported that Hir. Gale did not intend to construct a parking lot on the property at this time, but would hold it in reserve. Edina Planning Commission Minutes -5- October 10, 1962 W . Griswold :moved that both the -requested zoning and lot division be approved. After a second by Pair. Lewis the motion carried. Pyr. Todd voted "no" explaining that he considered the proposal to be another encroachment of the West 50th Street business area into the surrounding residential neighborhood. I vel.o�ni�an, 8�rtle n Prc� r � (See minutes 6--27-61). Mr. Howard Dahlgren, planning consultant, presented for consideration an overall development plan for the 40 acre tract situated just south of South Garden Estates and west of Roberts gravel pit. The original design as presented was intended to implement the land use plan developed by the Commission for this area. Mi. Dahlgren submitted a memo on this proposal, outlining its history and design detail. The content of the memo was as follows: 1. We have for some time been working with W1r. Roy Bertelsen on the development of a 40 acre tract directly north of of the Rauenhorst Industrial Area and Evest of the Village Park off Kellogg Avenue. Ile have, as you know, met with Mr. Hite and the Planning Commission several times to review informally tentative plans so as to produce a plan that will carry out the Commission's basic land use and circulation pattern. The Cormnission and staff have conscientiously devoted much time on such consideration this past year. The subject design for the Bertelsen property is intended to implement the Commission's plans for this area. 2. Single F nary ,den .a�aJ is proposed in the northwesterly area as a transition to the existing development contiguous to the property along Gilford Drive and Kellogg Avenue. A cul--de-sac is proposed for this area wiliti) single family lots with frontage of G0 to 130 -eet. Lot depths are approximately 140 feet. 3. TvyoFernier Rsids�ntia is proposed in the northeasterly area contiguous to the proposed f4ultiple area to the south. Lot sizes vary from 90' to 100' of -frontage with depths frora 150° to 170% 4. Peitz tiolP Eamil v Res,iciPntJA is designed for the southerly area related to a loop street pattern oriented to the "Commission's proposed thoroughfare route" along the east property lint and easterly to France Avenue. This route, Edina Planning 0omumission linutes -6- October 10, 1362 as you recall, is proposed to extend north from the Rauen- horst east -;Test industrial road and east (to France Avenue) through a proposed Multiple Family on the "Roberts Property". We are proposing a 40' half street dedication for this thoroughfare right -of -gray. Ycu will note that the placement and orientation of the multiple units is designed to orient principally around two ponds to be retained for drainage and environmental purposes. Pedestrian area (provided by easement) are designed to relate to the park area. 5. Park_Landy are provided for as an expansion of the existing village park now located on the high land at the foot of Kellogg Avenue. A two acre parcel (5% of the 40 acre land area) is proposed to be dedicated at the southwest corner of the site contiguous to the existing park. An additional para area of approximately 7.1 acres (also contiguous to the existing para) is proposed for park use rather than development purposes.. Though this property could vaell be developed with access off the loop street, we feel the total area would be a finer developMent if this 7.1 acres is retained as an open space. This open space is well related to the apartment areas to the east. Wa have discussed this pack proposal with the Edina Park Director who agrees that the park and development plan would work well. So as to relieve the Village of expense in acquiring the additional 7.1 acreages Fair. Bertelsen is :grilling to dedicate this area (and the two acre 5% area) to the Village. In consideration of this open space, we request that 3.4 acres of the 7.1 acres be used for density, Purposes in the whole multiple area, but that no density be greate-r than 2400 sq. ft. per unit. in cffecct, then, this d2dication can be accomplished by rirrely allo —ing a variance of the land percentage coverage provis:lons of the ordinance. 6. 0 f3.c.Pa_:�e is requested only for the southeasterly lots in the 40 acre tYac(,. This is in conformance with the Village gencral devralopr ent sketch plan. 7. a0�a��elo�a<©n . i ajtng .-.gill he tir-2d so as to develop the single family area: fi -s -I connec•Ling to Oak Lawn Avenue. Edina Planning Commission Minutes -7- October 10, 1962 The multiple dwelling units cannot be built until the major access street is available to the east to France Avenues This route, as you know, necessitates the crossing of the "Roberts Property". IS can only request the Village's support in achieving this access as soon as possible. SUP 1ARY We request that the Planning Commission consider approval of the general land use and development pattern subject to formal review of the Zoning and Subdivision Plan. We hope the Commission will view the plan as a fitting and desirable development effectuating your general land use pattern for this area of Edina, and the Village as a whole. The Commission unanimously approved the general land use and development plan as presented and asked that it he considered by the Park Board at their next meeting. Mir. Dahlgren was instructed to proceed with his zoning and subdivision proposals. Jensan_Fara. A. Dahlgren presented memorandum and drawings pertaining to the development of the 53 acre property formerly owned by the Jensen's on Valley View Road. His memorandum is reproduced below: 1. The property in question is a tract consisting of approximately 53 acres located east of Valley View Road, south of the Crosstown Expressway, and Best of the Minneapolis, Northfield and Southern Railroad tracks. The property, formerly owned by United Properties, Inc., has been purchased by the James Investment Company, which firm proposes to develop the property beginning in the year 1963. 2. To the south of the property in question is an excellent quality, single family, residential area. It is the intention in this Proposed development to continue this quality of residential development northward. 3. As you know, Nine Pile Creek flows through this property, in an east -westerly and southerly direction. The James Investment Company proposes to dedicate a 200 foot strip along lire Mile Creek consisting on 7.1 acres. 4. Trough we have beenworking vi th your planning director for many months on the proposed development design of this property, the proposals have not a ae:n submitted up to this time because Of he unsettled location and design of the Crosstown Expressway which will by contiguous to this Pxoperty on the northern boundary. A understand that the Edina Planning Commission minutes -8- October 10, 1962 design of this portion of the Crosstown route is again in question, and therefore no firm decision on the platting can be made until such time as this design has been approved by the county, state highway department, and the Village of Edina. 5. Following for your consideration is a brief resume' of our development proposals: SinalP Family I?Qrelcpmen A total of 71 single family lots are proposed, each of which is well over the minimum required in view of the type and quality of residential development in the area. In general the lot sizes vary from 95 to 100 feet, with lots varying from 12,000 to 20,000 square feet in area. 4^r'nerever a single family develop=ment exists contiguous to the property in question, we have continued such single family use in the development design. Tiro Family Residentaai. A total of four such lots are proposed, to be developed on 1.1 acres in area in the north westerly portion of the property. These units will be contiguous to rear lots of a single family area on the property in question. Town HHou.,e_ iJn�'its. Across the street from the aforementioned two-family units w -e propose a series of town house units on a tract consisting of 1.4 acres. This tract is proposed to function as a transition to a multiple dwelling area to the east. The rear line of the town house area is contiguous to a storm drainage easement whichwas given to the Village of Edina about a year ago by united Properties Incorporated (then -thy owner of the tract). tltiolo FFamily Units.. Multiple :gamily zoning is proposes only for the north easterly area of the property contiguous to the Crosstown Expressr°aay and the railroad tracks. This area consists of 11.3 acres divided into six lots. As shown on the development design, it is propsed to construct two buildings per lot, thereby allowing more efficient developin,ent of parking and open space. Three of the sites will have pairs of 11 unit buildings, and three of the sites are proposed to have pairs of 17 unit buildings. Thus, the total number of multiple units would be 168. No specific designs have been prepared for the town house units or the multiple housing units, but it is anticipated that these units will be of a high quality obviously consistent. with -the quality of development in the other areas of the property in question. Darks. As noted earlier, the James Investment Company proposes to dedicate a total of 7.1 acres contiguous to the Nine Mile Creek line. Five percent of the total development C C,t na 1 lanni3lq l.✓ikmissicn Minutes '-9" October 109 1902 area would consist of 2.65 acres, Thus, the park property involved along the creek line is 4.45 acres greater than that required by ordinance. As you know, the Village now has title to four lots directly south of the property in question. These lots, we understand, were acquired with the intention of developing a larger part; area in this part of the village. We feel strongly that an enlarged park area would, in fact, be a distinct asset to this single family area. it would appear obvious, too, that to have such an enlarged park area contiguous to the 7.1 acres along the creed: line would also be advantageous. We suggest, therefore, for your consideration, the acquisition of a 2.34 acre parcel from the James Investment Company, as shown on the plan. It would then appear advisable to trade the westerly two lots of the existing park lands for the two lots to the west of the existing park area. This would then tie in all the park lands in question, producing an exceptionally fine facility with excellent access (provided principally by the .dames Investment Company), to the new development and the existing development to the south. 6. You will note that the design proposes approximately a quarter of a mile of street frontage contiguous to public park property. This was purposely done so as to allow not only convenient access to the park areas from all directions, but also so as to create the maximum aesthetic effect in relationship to the open space. 7. We have also allowed a stub street extension to the south so as to facilitate the future development of the property north of Nine Bile Creek and west of the Minneapiis, Northfield and Southern Railroad. B. It should he noted also, that the United Properties Corporation owns the tract of land to the east of the Minneapolis, Northfield and Southern Railroad. It is not proposed to develop this pi operty at this time, although it is contemplatod to ultimately construct single family development in this area. 9. We Yesp ectfully xequest the Planning Commission to consider a Land Use and Circulation Pattern as ;proposed, as the basis for a future formal review of the zoning and subdivision design. We would also appieciate any effoYts the Village might extend toward finalizing the location and design of the Southtown Expressway an it affects this property, so as to facilitate completion of planning and engineering studies pertinent to this 6evelopment before the spring of 1963. Edina Planning Commission Minutes -10- October 10, 1962 The Commission accepted the proposal for study. Iv. SPECIAL PERMITS P-62-11 The Stove Co. & Mobil Oil Co. Gasoline Service Station. West 494- Street and Franre,_Ayenue. f See Z-62-15. P-62-10 Pure Oil. Co. Gasoline Service Station. T.H. 1.6.9 & Sun -nit Avenue. (See minutes 8-8--62 & 9-5-62). The proposal was briefly reviewed by Mr. Hite who also presented the following probable time schedule for road system changes as was requested by the Commission at the September meeting: T.H. 169 routing changed to Cross -Town - 1965 T.H. 100 8 W. 50th St. interchange in operation - 1965 or 66 Brookside Ave. relocated between W. 49th St. 8 Interlachen Rd. 1964 or 65 Interlachen between T.H. 169 & Surr„mit Ave. reverts to two-way thus eliminating the current use of Summit as part of this movement - 1964 or 65 Mr. Hite stressed that the above schedule was an "best guess estimate" and that the current road system would probably be in effect for at least another two years. Pa. Hawks, planning consultant, and Mi. Virg Edwards, both representing the Pure Oil Co. appeared and reaffirmed both their request for the permit and theirvAllingness to cooperate as fully as possible with both the Commission and the neighbors. Mr. Charles Spring, 5041 Hankerson Avenue, informally representing the Hankerson Avenue property owners, once more affirmed -their objection to the proposed station noting particularly the anticipated depreciation of their property values. Fir. Hite suggested that if the permit is to be approved, that it restrict hours of station operation to between 6 A.M. and 10 P.M. and that it be granted with the understanding that left turns onto the site from T.H. 169 may not be permitted. He also suggested that the five remaining lots on Summit A,enue to the north of the station be rezoned to Office Building District. hro. Lewis, noting that the exposure of the subject site to the commex cial areas along both sides of T.H. 169 and the east side of Summit Avenue made it highly undesirable for residential use, and further noting that the Pure Oil Company's proposal was, in the Commissions opinion, unusually well conceived and designed and particularly that it incorporated numar.ous ideas for alleviating any possible adverse effect on nearby residential propArties, inoved that the property be rezoned to Community Store District and that a special permit S o.Iti , G be issued to the Pure Jil Co. for the construction and oreration Of the oxoposed gasoline station on the site, conditioned vpon the station not be orene.d before 6 A.M. nor after 10 P,ft., Fnd with the und�orst.Gncding that in order to inipxove txnf fic e":3C1vemG:nt on the adjoining street system, the Village may at c -:L future date nrohiblt: left turns onto the site. Ma. Odell seconded the motion which carried unanimously. The possible rezoning of the five lots to the north of the Fure Gil site was tabled until the November meeting. P-62-12 Carl Hancen.- Tv�x Family t�vel ino T.N. 169 8 View Lane -Hansen's proposed double for Lot 6, Block 4, Parkwood Knolls 11th Addition arias considc-red by the Commission and approved unanimously. V. LAND SUBDIVISIONS Pie.Iiminay Plats SP -62-24 Broadmore Addiction - Second _RP I_axt, Preliminary approval unanimously granted upon motion of RT. Lewis and seconded by fps. Griswold. SF -62-23 C)&gLaL�axSec4Ra_ Acic,iti.an Upon r��otion of °°-I , Odell and seconded by Mr. Griswold, the plat received unanimous approval subject to an emergency outlet being provided at the south end of the proposed road. Final Plats SF -62-20 P1azc7 n r"+cU,; - LaY sop'sRerlat. Upon motion of [fir. Odell and seconded by 1, r. Lewis, the plat received preliminary and final r;rpp caval . Lot .D.i:ision - ,• ,,, W �sS vr,nxa a.wy7 exn� �� ivy Ma.cn -off r,A t aka Block 22. All of the south 235 feet lying West of tale L=ast 90 feet o1-, the ode=t of the South � of Blocic 2.2, f,�,ndelssoirn, Hennepin County, Minnesota., is to be released. Division approvedupon r,:otiojj of 11°1r. Grisd:.,old and seconded by fir. Odell. MI. Lewis moved for adjournment ent at 10-'45 P.M. NII. Gri ,wold seconded the motion which c,ar.riao. Re E-,*ctf u'i;✓ s'ubrnittec,