HomeMy WebLinkAbout1967 10-04 Planning Commission Meeting Minuted RegularDAE 2,D117A Cui�21.KCOS_11'01N
DMCBER 4, 1'�6'7
M,-ohnin Present: To LTodd, Oiairman; A- U. Hiatt, 4% F. Show, W. W. Lewis,
Nu�',.gent, C. is.,. Clay.
Staff P> e'
Gauge
Fred 11nisington, Karx ,
Sore.nsa-i
i.
WAS11W OWAW
COVASSic. udyntes
m thm AS Atenf'--
Mr. Nugir�iY-. mio�ed tliat. t'he sf,�ptei-llb'-r 13, 19G7 flirrates be approk-ed
as -Mr. Quis secxmde�t Ska mKirom. _7ill Votc-& Ile, MUM Carried.
11 1 A'U2 RED�71&is_
Z-67-2_6 37cmer t ll'urfso-ri, R-1. � esldentiaJ District to C-2) and C -A, Ccmercia.1-
am, I CcuT y road -18.
utes B-2-67)
Rrhits! raegx0yr-teNd that the Current -,proix-3sal was presented to the
(Ayrdsshm i -n cx�msiderable detail at ithe At.19ust by Mr. Brauer
4lic al -so nob,, llzzt -or, ies ",):F the August and
R,
tlhr the 1:',?puscan to t1 --'e
w,itb, a 'be
NT' Drauey, oaf, ''tis
bylt clove poil" VOM blynn!" up in the AM Wycit
b -'Im WOO
TWo Creek
WAS11W OWAW
y
m thm AS Atenf'--
s_ymsif�'a'_
tile
hoc C541
_;__
my'n of alma
pjnW
y '-, _': lz
WD
district ernept A'.4
J"."6T stt'�.'6''dp'laas FL 2.
Am SM513, ant staN.'
to , .10 1
j jo at the jerinalm., xi.r
.'q,i.. ng t."'at- in norYnost Wine,
-zzt at Cahill,
zelt AM a me Or Ar.
M, W. Hite McAmts'I
')"t was chwisno It -be "i"o4,3t
-l"ca
'tt Ab buqgao"al that tM,
m thm AS Atenf'--
s_ymsif�'a'_
the _V_,01QhvnW
off
_;__
-t
qx�-i�'
y '-, _': lz
WD
Man
AMpye
10.4mm
whang&'
village uunld lava
SeQuo's
W. KIM
gdhna Plarming Cawd:3Eion -2- Ocb::-_r 4., 1967
A representati-,m f_ttn �2a_1 I-O.state. R,seay-th , at�onth firm
seat' - t. ��orpor . , e
that conduateU the mafket researcii emalyssis for Mr. Hanson, i.vF.<)rted that a rcre
recent study had been mde=tr_-k-e.-, whiah was be -sed On the, assircrtion that them
wzAdd be no apartnent units in the area to support the cm mexcial developrent.
T sales potential figures for the assmod smaller market, ammnted to
aPproxiffately h&I-I of that indicated in the original pr(T)osaj.. He also noted
that the priziery tradle areas �nuld I. to the nortlieast and southeast.
iIr. Hite recmvarAed that if industrial or office development is
preferable to commercial, the Ccm-dzsion shcm:ld recomme-nd to the Council that:
;he pror>eerty be weed in Chat. memner at this tim, rather thm1 wait for
develcprmnt j-�rqposals to ccm to the Village.
After considerc-ble discussion. Mc. Lewis moved Uat ?Ax. Hanson's
prqosal L),--, ac-ce—pte—a-7-or—fE-rt-Ti-:r--stud�.— �Ir. Shavi secon-CLd the -im-tion. All
Llc�,�eq Ay
Carried.
Z-67-17 B'dina Masonic IeLcf�,
R -'I Residential. District to C-2 Ccim--rcial.
District. N.E. Quadrant T.H. 159 and, Comity Road 18. (See Mina
Mr. Hite reported that the Staff Rqport reccrivended demi.al of this
request. The mport also rrended 'chat the PlaruiLng Cmmission ccnsider the
possibility of anmther type of zoning to prvide for lodge and asserbly hallo
as only vh,,:-. C-2 District ncw provides for U-Iis type, of use. I-,-- added this
, -r J J d Ln an
rea may b4z- apprqpriiate for a msordc I-cdg-- if such use I.s pen'njActe,
industrial or office zone ratlhe�r tivin im ccumercit."L distric-ts.
Mr. Clyde klagivm, Ymsoriic Lodge re�_,,.amntative, st atecl treat:. hik
orga,nj.,zatim viould. JURe to, imild a structure oampatible to the r",munity. ir
r2ply to a question fm -n Mr. Nuge-it, pie-Lndicated that in adAition to the lcCqe
facilities, they would !EK.e to :build sa-tae type of rffi-ytal pxWer4r sud'a as office
spatm. He add -ad tbat the constructirn of a- senrice road along tkLe smith of this
d Pq
te -1 -je build.".
rm-1 was vital to the 1relge. had! -oroposal. lie also - naica thu. t t)
!��.uld be Lmsrzn' only for lodge. Furrp,,se.,j, t1lat tj-�cre ,vi3uld be an occasional baa x.�ueL.
for lodge nam-ty-3rs and that tl-1,-:I:e is ajso -die, possibilil-,y t-liat dances for the
mffalners, and theix wives Nt!uajcj ie held, in the bancruct roms, hit that no other
orgenizations wk-�u�ld Lx-�pvc-mitt&-i rc_aOt the row.E. i�lr. Kegman, 'plc c^ statz-K.-J, itbet
the bartkTjet roars would ixx-miblv be available at no d-orge to comimnity senila:�
groups ;,&,o w-iqht ne-ed a zrxn for an occ.-tsional we ting. the would probably
facilities av-cjj'laj)le, fFor eq)la ik,wich TC-_zxI or
y,—_ -_s, b,,Yc no pd,)I- -z I
di.-ainq r -min is contemplated.
za-,d that &m
Hal s 11-
2�'11-6'.,.-I-9
S
1557
,�e tic- -" t ,nd -
Rot ResidanNY"L R -I Y�.�identic:l
Cc, R-! vesidential District, to R-4 mul
. N.W. Quadrant Glcam,,, Pic;ad mtai "Crass T,:Yma-
le Residence
ry7 .z Nugant i-icived that thn Ccmmissicc-n table '5-he-sts
,J-te�,,f ,,.ere tc t'le same general alma.'-,. as Abe arri 'I'lac;onic LcJge
suggestR,-3, that a field inspectival be '3&1e' kilecl toeqajn vnfexo;
-e farv;:e-c es a3xi tlha.�:- a d.-,cisicrn be on all four requests at th-
Mr. Lewis SmaSTY On nrytim. .4a. -I MYcion
JS is Iccated east of !"-
Valley
.1.:1. +,:. (-- "
� -ill Rc-,rad, j-cst nci.--,I'--, of thc'., n
T�S plat Onnicriz tc cm na.-ace x7equirem-Entz.
vz)cv—acl pa` el:Lminary approav Trajitcct. :z, is t
Wried.
was 24 let pan"-. 'J'.3 ". e,'�UA- of
r1sym Wa. d, Onst, ci,.- -;,4JL=cYc i' yac',A.-b',
li,,7th J-V.-Icn, i'�s iri Fepternt-,ar. Vie ncw Ape
and 13 .- Iil-WIch b, tt,.ec A rhan its
tint the pjyi. be P.'IJ `2�
for. lc -?t is
4.,- J* -"L"-`,7
tins mtim. �x
nt I.c
-7
Q YOU: ivy! VOMOM YOWN: im ppmAy mmy 4XV0 ormOv 910--
-,!I .1A IZ& CA j77�Ay� V� OHM"
Ed-ima Flanr&nq C-u-tT,&ssiot -4- CeLtober 4, -1-967
to
11--- tw,?d prcpcsed lots are south of -Lbe Nzarad�--,rc-jk Golf Ccourse. If the
di-irisiorl is approved, it vwuld -b,--- necx!ssary for UnE., board of: Appeals bo consider
t
,e variances for street fmntage.
Mr. HDbe reccmended approval of the di: rision subject to both
sites being served by sanitary sewer and Board of AMeals action on the variances
Mx- loeuds named unixt the lat be api-mved es a prelirr
to tile tm C&OIELoni--nCted lyy Vw. Hate. W. Nixyent secarR160--t—he- moaan.
SF -67-15 Bedstrap Addition.
Mc. Beckst-rcru's tivo lot plat is la;ated adjacent to Bywood West
mid ]Enterlacchen Co1writry Club and north of Inte-r-l-acher. Blvd. The plat was
in Pxia"Mirlary foxm, by the Ccmiid-ssior. cin Septeyi-'e-r 13, 1967. it m-at.B
Mc. Hiatt moved t1mat final adz)-pxmval- be rzommarded to tl-,,e Ccurzil.
;.,.'Iug semnded the rin.t-im. . Alm Voted Age. Moticri uc=iaL
F
- L
-65-16 Claqzemox '11I Addition.
this four lot plat is bated soutla of Gxtyve Street, wast of Rrbouy.
ANjejyky-,- a -ad east of Scenic View Addition,, The plac waF;-�,.,xoved in pre.Lj:TJ-nzxy
form �;% G t Caiv ssi m— on Se-pt-mber 13, 19,67.me:�ts all ors-Ummoc. requix-es-re-re
W. L,,and-s moved. Ito mc;mmiend, off" the plia-t. VRx. Sh'i"i
- w! a�x 'ale
eu.
SP -67-19 No-.t:dic Ct-rcle Addit3i-on
k,t-, Hite presented, U).e- 3.3 lo,,-- plat 3-itua-ted imp.diately mrLh of
CzceeJ; Valley Road arid Nvc,-�� of Oocdic Drive on pycperty �mned by ttkct
Schcl-Al Dist ; 0;. At the C- L114N) 2,y
--i Adz tii-te, Clx-a - t� ra school classrc-)cm
Jfacilil" -e.S C!CiSt OTI !jDtS S,, 9 alhH 10, Blook 1. 711he pint r��celiAred, prelbnimf--imy
a-,ppmF.--0- t -he Ccrwmi�_sicn an Yzrc-� 1, 1967 and lby tlie Czulcil Itzach". UF
J
-967r ha7,r,? baaa me -ft.
Che Ccmmissi-,)n recx-T"e-nd final rrcval
ke-;4s seowded tbe 79otiay.-i. All .7-A;ed Ave. Plotim Cwrried.
Uses J,-1 Pbt,--�15
T'As rta-t�:x was deferxr-di t -o' thR Nov7aml,-ex- �,4c. al,-.ticr; tsk---n,
acl hel-pfui to, a
'J "k
-p
-y Ji
Is and 13 P -u!;
':rr. , "L.,
k -"e
W. Mato
T h Eli to
wwipg MHOW. A. ruwAvo OV vs�vl
"'Sw�ou 0607=�4 for
c -k
1r.
Saw By vve=02 beigh! AM?. 1AIRs Of,
'IL
averuyn knight.
':rr. , "L.,
k -"e
W. Mato
T h Eli to
wwipg MHOW. A. ruwAvo OV vs�vl
"'Sw�ou 0607=�4 for
r)z., lc7s rot ror;-t-h-a'a 'Y"t. of dya tc;tal
of
DO
Clctw-cs, b-L"'t for p�IS
?Xo� Imi-Id -vc acrc-,,�-
S.4- ww-ld Fkj7plkyMtL-Y so mcfvcd. Th.
czLild-, V'd Vot�l Aye., rmid.,
&uSI-eut-f-o'lly sukrliuxt�-�C' I.,
Karen Sovmsi:;�a,
$,� ca z ci.f xY � + s�. �' ; �C�.....t_<:�'Y' (•i a^ � a r' � v F' 2 y -s. ^+
201(.'.i to: Attached faun
W. Angb :`:y and tic. a Cb3t ,a -tad -i are rai:'s i t ty a., ch
ctU.(:1 On; Cama.?o7pteeM o1 is 1.38 un:y'e." Cacti :°°T;iTmt. Wilding,
Us site in q12t..Ci3:`1t,n -and areaB .:ad t:.c-nt ayn B,CI?._e ^.L LHIngj:::
t3ri_ar sK:t3i��._'S � i i.st o the and in i:he v ,.Tt�'.. �.a!' �ibal�l� .� f.s "Iac nt
.1f :til
.i2�'°�v��a' • W�,3��� 3.r�.i1:i..�° ly-
4. C.
I 1 .i_) a i`iiC,,.e appears to to SCOO COCIUm on t,`_. ti `t
`'?"� iil?._• Ma Lo4aior rm -U-?e py=u. .`fie''�`o the nc `.d
� . rra ry adhersely affect his proposed iam opment�
%:`.`-..°.S b.'_'is3_`La_y speaking, this area has i. :lr };;<. ` 1' � XJxa�^:y !�': =f",; C' `3-C:r h-J,gii
dr,--lfr-7� f lc 3: 3�.id wratkw'.al use until :2"5L-''.�,..I:t'a.. y. _. .T,.`_', the :��� �.�at�..of '.lid.;La. ff
.,.'S2em i3?ae'mr sites :LFl Uie I 11agn tar n :t:t.iaja 6£3vr'.oi.S7;.:9;7x.'n s
s,a:1.Caed'sa:,ia orr�',':�Rmpr:iate officeG'I?C'tc
!lie mrcel NE land in question I -L--; --r- j --mm- - R
• • e a
an ;:mo.Yne£? a. v'
?'ti1.i 1 ' rXti .;Tr sidjan .'.i . to t: Lsk aa':' . a .fs . _.r.ity,- s G Via... .t d :;`c.. Ln. tri N4
• �' �_ ¢�.i.: �.T.�*t...�;7:! 3.i�a4a ..2C::�.€. ..... ,°'��t�: tr_C.�T,�ax:. �€>.i�..� '� .?s.T; u'�- z -��.. .,
:. r .• ..d 'iia cn it is neva., %t 'I)
_.:4 Oxcallent On t?'.rao:_;F s".tce ssJt s la.
1. , its v�. :c'.n : � t aJ 'i b tom": F wth
.....�'...TY MOS .p,�,}=�_i:�. C`1�:.•l ��.G.i.bia.i,.�::.�: l.e7i.3 �^,.�E�.�'.����^.i_ might L� r,v� rPe `.,..
r:."'"e am t -'—o 'der— .Bsqpozt rant �� '. �..a?t. ;.i�1.. Y x i .l J.4,.; a must S'L ye-'. i'<2
-a2 , L -ed- first involves thE plans o
'=001
$.°„dy ii1: Itr42 dV Cl tTCm.os ^v.. ;.
rr. :.
:..)e'u:.lnd U ol> e.s s'. violation '.F
i*':La 'sa4;. O.Z builrUn gs Aimn T-4 zimm
21 S o ias . MW R LOP Sl calls :,':a F, .... . !. I
(y_._T.._i:4g
td�3 ` ^ 33 Lt,
3',"v:, Vit..., t '1'Y� _�.: w..a�r....\!.v.��Z€,, .._ :�i=e�.:..�.� mull! 4'��.�i`.*J ':.,15"a.,
..n P-4 zones. s�l'��T,t,?.,r�i �i�.(.�7 ':.:I'1:r'--. i}ti'' .sf_ ts.:i ,1c Pf....w_n,.
i
a y �.:3 "tit , 1.1U ..'W.? �:�.,e,-:.k.2:...:�,Q a�ta'..a.?.L>:-� ._J'7rn �7-r _:':J�4S.._�. `.�E.'.:'� st.oz-v
3L.i.i'.L:+..f •r:.D G.� ..�.�,irG.1i � �_. S i ((°Y l?.d. 3 1a�t.� a F
�j..[, y.
_ .g Z
4 �, � i 4 t�.,5
i_
tt:>b]
..,� .-. � .. �..• ate..,.._.
.% .i_«1 . ..� w ..i~a-
.�:fE...
rn _ _.:i..'F .7a
_:: ,...-.
.�... � ! ..v.
#..3. is �..Z-.
G. y_ b...L'..
. .. e. a..:.,...
._._ a n_.,. te?,1�
Z.. Y. A 4...
%...,
. .-.- �..r�,... ... _..a...
..
_:q".4.2a..
2 .'1 also r..
i... �.... '..,.A
9i.:1..
_.t.z?. ._ a...,,.�.. ... .{
� :5.. .. caw ! 31�Y .�..�-..
dig-+Y.�L:__�l �.. �.... �.�1.
1
-- ' ffAPEL HILL
GAI 10NAL CH
�6 -
i
_0 a. _ nY
,p
La ,
:�•
,-p" :;r.�f• ;�;�:�:, :;:• ......... X90
CC:, Or 4r is'�7
A-1
r
' r3Wcrts °.a .::.,i JAM 7, 196-7 Augurit 2, .1967
awl Wand"'vion Mt! nukw, Ju, --ie '7, 1967o
--req-L-zt vas fa� 2 ar FC -2 zcvJu-,<.,, cxi at 5.3
-1;oubh:V�Fust weaser A Vim T.111. 3.6921d 0.1-ingar
nterse-on. We staff rleli:xwfrf-am-d at that t.:m- (Ju -ie 7; 1967) that.
It was suygestteexl, that 'Cal-�Missicni�ristead
of
aguana feet, an Idle At in (-nuc-c;,tion"jd-!
faj::J Li :yam � -.a Crzmdss`U.-ca 6*'C--'�-detl t3._. for SC -2 (7-2
The calls fcr a- buildjaug a--Ax�a c -)f 25,000
C. czun,,ist.j",sT Of arl, a -s z) -u] - - - stk) 0
le -stip -atcd tp--;e retail re f
f6et ank" a gx'fxx-�Yy Awe A 4,800 nqaaro feet. The PC -I
hius a 3u-ndil%trt, Ishking area. of 1-5,000
of 90000 Squars feet.
-'az' C
da t, ; a - s'Jur 71he la"Id
(1-4naty arpmgthe ntli
zac nm
a mcs;t-f!ets sint'lle fami].Y'
lo-:�ated ;YgwyiRvtCIy :2,00 of
,}M& 2.7 zv,-Ae-F r's
'At It on, e.).
AN. QW; it is in vap
(-,-, t* -"-' -
Vis I rn7'-;'t ",t
0�- t.'Jhi,"axca Z-1
s�.Idh action
calls 1 or tho of exist &r.' aI f
Cycation o"'.,
a. -Ce Zink ny'dry lxa-e
first is the tact th-a-y- t' m-`'.
wjUAMIX01105 Q Saw We jwspwad retail StMe en
��e MaMMUM of 9,000 wax - feet
baiAt in in rvqord to Cre of zxrld
dima 7, AS Kin Sua- the
an' YVA. lot Eta v ndndb:02
INSA
-age
-t7t 'Ir �-'iz -Ole fc-�oLixic- -,a s.!;,J
C -i S j=�! arezi. ion.
no apps-, L
f*,S,(;:,.Ii,!:.,".. thak So poppozal be tdolacl
,n,J.l i;uch as i7jl�L p1wis Can he 1p.-ade -Lo t,,:)
(90DO Swunme Us.., yonAtLed use) <=::1.ian uvoyall Dlan is
s.
tin porposed tloage of
Imm
UDBICA PMCLING CUIFIAISSMN
STAFF REPOW
October 4, 1967
Z-07-17 Edima JvAswic lodge. R-1 Residential District to C-2 Comorcial District.
Refer to: Petition dated Ju -12y 26, 19167, Staf'J_7 Rep &' of August 2, 1967
and PlarfiaL-irj CammLssion Minutes of AuaLs-It 2, 1967.
This case is Cdrectly related to g,-67-16 (Hanson petition)
be-c-aime of land use and property aamessAlbility. Since a detennin-atim
mcanb_nq the MO -sonic Lodc-le is Very much de-perdent on the Hanson petit -ion,
Uie recwnv_-ndP_Ucn should be consistent therewith.
Deny t my),,jest. It is further reccrrmemied
U -a'_ the. Planning Ccamission entzxtaia the possibility of amending the
zming ordirw—_ to all such uses in otlier than the C-2 Courarcia-1
District. If adecli-Late sta2adards are imposed to insure the prcper
inte%gratiun of fraterna-1 assenbly halls into o-ther ccumercial districts,
office districts, industrial districts or transition zones, they Ponivally
Tvill nm- be a detriment to adiacent uses. The area may he app3opriate
;'Or Uf.'e "'t-isonic Lodge if such use is pemitte-a in Jindustriall or office
-;ones ra&.e:c than in corrtarcial districts. Th rtiaL o iti e
i e a ppos on to th
j,')rq.Dosa1 is t'ae ccutTercial zcming.
:t " In
i
July 26, 1967
3can �Edinadge #343, A.F. & A.M. , A - See Below
Fraternal ""Organization
F,ctdr:��f P.O. Box Edina Station
r)n: See Attached De cri-ption The West One Hundred Fifty
_._. _�_.__...... '(150) feet of the tract set
forth in Exhibit A attached
hereto and made a part hereof,
as measured along the North
line thereof.
C.! C-2
CSr3~J:�'il'b 7'i)t'
To Construct Quarters for Edina Lodge #343
2.
f
Clyde.Hegman, Chairman of Board of Trustees
4606.Lakeview Drive, Edina --926-4377
William K. Matheson,., Master
6105 Tracy Avenue,�Edina 929.5277
• r
i
I
r �1
• z4LQ7! 0H MA-'
cc. 20. T.4. l�9 IwGQUc MGS Aar%k-.& 14\1 S LQPI-A6Ni
EDLAM PIAM-MG COMaSSBON
October 4, 1967
Z-67-16 Robert Hanson. Residential R-1 to Camiercial. C-2 and C-4
Refer to: I-Ittached location nap.
Staff Report dated August 2, 1967 and Planning Cannission
Minvates related thereto.
Mr. Hanson has petitioned the Village for a zoning change frCM
R-1 to C-2 and C-4 at the intersection of the Cross Tann Highway and
HiqLmway 169. The patitiorker proposes the devalcprcent of a shopping center,
a gasoline sarvice station and a notel.
. According to the submitted market analysis, a convenience type
shopping center at this location could achieve a volume potential of
about $2,575,000 in 1970 and $4,595,000 in 1975. These estimates are,
of course, i cated on the assuription that the Village ri�l zone T_i� �-) cent
Ta—nG';s— for multiple residential use nd that Y r( .'100
uaai ,gra 11 be developedadjacent to the prc'mr 4 The estineted vol tee
potential indicates the need for 32,450 squaxe feet of gross leasable
building area in 1970 and 57,550 square feet of- gross leasable building area
in 1975, according to the ec-,xianic analysis.
Me site in cRmstion is located both east and west of Hig1way
169, north of the Cross TtFAM Hi4rnway. The parcel is presently vacant as is
rinst of the land surrumding _44C. Davelcpir3nt tzendsv Jui the area evide-lice
relatively Perw single famcily -,hve),cVie_nc to the east, south of Highway 169
( ting Hills I & 11) , and indasial de-vnlopient to the north (I'abri-ID-ek)
Walnut Ridge and Walnut Ridge First Additiciis ae located north and east
of: the, proposed development, along the eastern hciw-dary of that � and
assumed to be d-evelop-ed for rmiltiple purposes. Currently, all lands in the
vicinity of the site in question are zoned R-1 single fwdly residential.
The Nine Mlle Creek is located north of the site and its flood
plain encompasses a rather sizable amount of that land assumed to be
de,kraloped for rimltiple use. This areaL-ecc-t seasonally inundated and should
be meiatained as a water storage. area -to rreint.-ain the hydraulic efficiency
of the strecmi. gins' a. large portion of tilhia area assumed to he developed
for wultiple use is not so suited. The site is not n(w served by sanitax'y
swar laterals and difficulty is anticipated in tl-#-- axea should the site and
area: adjaceait be developed with uses which dispose of large volutes of
sewage.
Staf f Pepert
Robert lknsoii
Page 2
Octcbex 4, 1967
V.e cmpletion of the Cross Tam WJ ghway in the vicinity of the
site protaises to -ceduae traffic voluTes an that stretch of 169 L—et%Fnem
Gleasm Road and County Road 18. The interchange at County Road 18 will be
a omplete cloverleaf, offering no access to adjacent properties. Access
to the site frau the Cross Town armd 18 require that motorists Odt at
Gleasm Road or at the interchange proposed to be constructed just north of
the Fabri- Tek plant. Both points of access arc fairly distant fran the
subject parcel. It appears therefore., that that portim of 169 between
Gleason Road and County Road 18 will be scuewwd-.at isolated in term of
acciczsIbility.
It is realized that a neig1liborhood shopping facility may be
desirable. in the nortlywes-tern sector of the Village tD serve day to day
convendeme gcom and service needs. It is the aura -it thinking of 1 --he
p1mming, staff that such a developa-Ent shmdd be fairly central to the area
it 5'm to sarwe, should be easily acceassible by and qui tlappracimtely three
minutes driving. time of its patrons; should be located where ccunercial
develoWent already exists to minirdze the possibility of spot zoning wid to
restrict cmn—arcial develogfent to one racer Ukan mmy areas; and should
Lxmtain no more than 20,000 square feet of camnercial floor area.
fir.
Hanson's proposal has few of these desirable attributes.
The site is wt centrally located; would encourage the scatteraticn. of
cameercial development in the area rather than contair-ing it; is proposed to
enccmpa--s marly three tizes the floor area th-oug4it n--massary to serve the
area; and has generally poor access.
Fli,rthenmre, t -,1 -1 -Js propcsal swgests that Laruerce is the most
desixable use and, im fac-t, the only type of aaUvit-,v that could make
pm,t-wrlve use of the area. It suggests that -a sbcyppinq facility and a
apiltiti-lde of apartm-myLs in this area are necnesazy to the ccwawdty
welf"ar-a. it finther suggests that the need is so great, that w should
om.)ouraage grawth in thea area by cmstructing a slppping center in advance of
dam and.
lets examine. ther--.--- emsidera-tions as they apply to the existing
sitilation. Is commerce the arst desirable use mid, in fact, the only
p,rc4luctive use -to be uade of the parcel in ques-;--ion? The staff thinks not..
since mmxent trends evidence a continuation of single nffamily residential
&-wdcpment and the apparent desirability of the area for indust–rial
develcant. 1-11he land. c& -i 1�e effectively users for rv-1 residentlal and
in&xstrial waxes witlicat the need for emcessive, sogor improv arkants. T-ne
oamwrciepm al is ucWcrary to past dkwelmaenk- arends and is probably
less d—asirable for om-upwicy of the site thar+ all single famly residm-tial
m -y`1 inn-ustrial uses.
Sta-f f Palmric
Rabext Hanson
page- 3
Octcber 4,, 1967
Are the apa-c-b-zeits that are said to be necessary to the- success
of the devalcpuent, mcessary to the com-munity welfare? The planning staff
again thinks rDt, since such developnent %iould place an excessive burden
on existing sanitary- sewer facilities, thus placing an increased financial
burden on the camrdty. Is the need for new development so great in
western Edina that we should use this facility to instigate new grawth?
No. Growth as pi-cposed, is riot in keeping -with past developfremit practice
or the lmitatiops inposed by sewer design.
There are also many other reasons why succi a development should
not be constructed on the site in question. Should industry continue to
dm. mAcp in the ama rather than the assLmed multiple dwellings, the
assumed shopping market would not materialize as proposed. If this
ass,,3npld-on does not crm about, such devel=- mu at is not justified according
to the Real Estate Fesearch Corporation.
Generally, gasoline stations and motels arc situatx--d to serve
large volumes of passing trv-=-fic. In this case, it appears that access
problems may prohibit much of this source of business, thus re(T-iLring that
these uses cater to residents of the immediate locality. One problem with
the gasolhie station proposal is that if a precedent is established, other
oil caripanies may choose to cite with the first, thus giving rise to a
situation similar to that on Vernon Averaie in Edina.
Total development of the area proposed for amyl tiple use is riot
likely eky,% to severe natux-al lirraltations. it seano that sane of this land
wdll only be when lzuicl be-cmes sufficiently scams to i-rdirrent
exp ssively higher 1&0 developiTmit costs.
It is difficult to concx--ive of the z)ropo-sed devel�vient
schteidils being a&iezed to when 000rdLination ba-tween lzrd cwners and their
plarz has not yet "cin achim7ed. Tb ,T2ote fxwn the e---zxxnic analysis
pnzpaLmed by the Fneal Estate Resear(l-i Corporation,- "If il-iis coimtruction
dews root occur, (100 urdts per yea -c) a reappraisal of, ee conclusion-,
contained here. -M would be required." Real Estate research Corporation
further recannands that the developtrient of cam-tercial facilities not be
started until the assure -d rm.1ti-residential hoasing
deve1cTmnt actually
CcCVZs.
Reccndation: The staff recam-ends that s],hoLtid the adjacent property be
hereafter =w -d for multiple use and is sub; equaWtly dl-velccped as such or
proposed to be develcrpead as sud-i, that a new mynw-,rcial proposal be submittkid
for consideration. Our recmirzndation at tW.s time %x)uld be to denv- the
resit. The staff further recown-nds that the area in question be
cLave-loped by 1cw water using industries and single famly residential
develerxim—tt-s in keeping with curmit land dove-1--gaerit policy. Consideration
sffx)uld be given to the acquisition of a portion of the Slimes 1.)rcpert,-,r to
preserve the existing storage basin of the Nine Mile Creek. RztUienrnre, a
ne-w and vore appropriate site shouLd be m,-sid-,-Ted for the de-melcpmnt Of a
nellgbboxhood shopping,• centex -.in northwestern Edina.
f3h
SUGMSTED AMENDM94T T4
SECTION 10
PUMM INDiIS°!?JM DISTRICT
(Pane 80)
(3) IA)'t COveracte. Not mare than forty-five per cent (45%) of
the total area of any lot, tract, or Fel shall be covered by buildings
or structures, except as herem provided. When the total building floor
area on a site is contained within a single building, and when the total
area used for loading terminals, docks, and berths is ecupletely enclosed
within the saw single building, a lot coverage of not more than sixty
per cent (60%) will be penr+itted.
flh
10-4-67
SUGG 3R.IrED. ANTEAMNOWS
TO THE
KMTIPLE RESIM4CE DIOIMCT ORDIMMCE
Repeal the R-6 District and eliminate all referee= to the R-6 District
thmuS�iout the Orth, cm.
2. Section 4; sUbPaMgraph (a) of panagr«phx 3: (p. 25)
Delete tkxz-- Prc-�Sent requixements for lot area in the H-2 District. Add
a new "IM31niMM total lot area" of 12,000 square feet. Ghoange tile
"Ir&-dxmm lot E)xea Per ImUt" from 9,000 squaxe fect to 6,000 square fe—t.
Change the 12,000 sqpjare foot 'l.mlnmrd_,m total lot area" for the R-3 zone
to 17,600 square feet.
3. Section 4 a S&.,e&ale of Allowances-.
E.11minate nmbers 2 and 3 under the P-3 District and renmiber
4. Secticm 4; Schedule of Allowances (gam 26)
Eliminate ryjd;--rs 2, 3 and 7 mxL-r the R-4 and R-5 Districts and substitute
for one of these, the following:
"2. If the i-rualtiple residence is a part of a plamied nultiple
ream moB _woject involving no less tIon 3 acres of usable
land and no allawance- is available under item 3 below,
subtract 500 sc_Ware feet per dwelling, mit".
5. Airex4 the fo=kth alla�wae in Oe S&iedule of Pllo�&-mces for Districts
R-4 and R-5 as follaws:
"4. In the R-5 DistricIt-, if the nmltliple residence is more
th�&,. four (4) stories in height, subtract 100 -,;a
pame
feet per story, L -i exmess of. four (4), up to md
including a -mvistam of 1,000 square feet.
6. Elam imto-z' the "Plaxirnm F.A. R. " (Floor Area Ratio) far the R-34 and F�-4
Districts under ssubparagzaph (b) "1.-,t 0—jurp-rage and Floor Area Ratio". (p. 26)
F
I
7. Change the heigirik ul ider subpaxagrarh (c) , "Building .eig"ItIl
(P. 27) as follcws.-
R-4 4 stozzy maximm
R-5 5 story miniuma
8. Delete tha squawe feet cer &nllhaa, unit of usable lot axem (si�paragxaph (d.a)
for the F district. Ix—I-o delete the fizst R-5 �mtry a-nd chmge the
mccnd R-151 entzy to 200 sqppare feet for 5 arod 6 --,tory buildings instead of
4 th-roudji 6 stozzy buildings,
m Change sub 'Iarf i .,:besph („<i� .`.J „n 13rca Ctpu>?.c-As" t:9 Lrei?d as a ollii&ts o
@ T' d
Let eexa:-�ss of
a 3f s A.. c� .':b "s.«'.: w (,=nelw '� G. _ ,, 9c+5� `•�. t, 7
•y ^are , ;? r^ t
„60 �<w``� s�d`�1 i u3 -d C..S✓ a�E A� l+t •T y'N•;', p
,��fi �� 7 �-,:+ l.,gb:::s+�.'te%.} �. v��yvul� «;r➢`3isc
Distxicts
2 ,
?4't dwelling zx! : ''r- cb7y� p` -?.L _ S "s,'al:.. .. ��_r,.t F��
J.S. an ,,zJ F es' e,;:L(ff e, 9 a�,5$.�:� w, -S P+�`..� �` 5 n-, ium li of the
r?:5.""s":'S :$G% E;'�_ '�1'�:. ? ;T+.°:� a4'�'.3.`:"a.Y"n`� �::..s:�:•:9
.�'..•� �t'3.�i'.,.fi,.-iy'Cc"»�'.,:..,.....,.:P.;:�`%...° Fl.�.s:s.a..�w..Lt,.'x. Bound, E.. i+'�ti" r r.. .^ti�.�"�'•.,�'a g. s.w5'sn.'a.''..•�<. .L.+
0 The a 'r_„._. . r r_
_ v ,
-i r. C( ; ! s F �l e,� 1" a it S'� ��Y. � .� 3y.N a}�F,.� r � f-? ``i'L:"' l i .p., .fF s
.. _•_ ti.. >o-, .�:..........:....... ,.. xf _. s?»zFC1.�._• .._ .,.,..cG`•.,_ _^..i.,.. C». S. y....,�'+:. d i.J ..tb .. � fid... �3.,�i�u.i-�.... ..La
"i -c" ^. 5�y. :;:C1.;' t-',-1,%.7 s a. k,.,. :v..o_ .f:_ _ �,., i.i;.);, f1,�
%" co- r:tau i>S..d.'v, `u? . "",-xL.$,_.��.i,.�� No'.
a-:.Ia`r.E c- 6dli'.`. 4.4;�.?� Ta/..:�a.:.aP.+.m ,i. �(Sw-^4y' -I tfo tl1 R-4 Gndx P:-5
aDrl.;EA=., .d....`-gy m 4.+mi<. nOl as .fo lars m
-7-1 fpv1�'d R-"5..,
T.4te -.xi SII.:. u t ..r1 b.1.G51' 7taa+�}" ._. �.S.IA :i..t-., !�,. a� i? StY �ii�i,., +..v -y
y n -a e.'J:'�:.'1..l ,1� be no less 'Chan . 5 .fLGo ii�.. the average
age
b";%.P_l'PY1ro}} L`Vol�'D.1r"7.0 ..'`.Pbd.cS'?;I�,?i�d. to or 'G1aL:"a.1Yi;bs.))i..'?
s
....°.'r6'' ragc- heightsyZ"1aJi. have art &- er- ra ,-ve _y..iE. knt yr:?rd. set -back
,fib, less a- an Gt d-isS.ance to twiC'x its
- t • �z 's cr,iSl
.T..�o
.
Dc..»....3&..3•"!'.. .'?:�..`11."'tt�}i,.:,:, 7a_6.. fi
g<_
�,�.3 �")d 5 ...7a t"' m Pi i' "r 3Z d'
i.e. ::w: �ac� m�y �1 s:�.y.,�f....:i'aCj �3Yy..°�. � s:�.��3.3.
_
(1)a )
. .,.,,m
�. Gi: _q+.�' °3�..�.✓�nw..r.��� F.>.�sb
��:,:� a. �W �+. t-::� � as,'Vr».b?;ti+s.:
a 3f s A.. c� .':b "s.«'.: w (,=nelw '� G. _ ,, 9c+5� `•�. t, 7
•y ^are , ;? r^ t
„60 �<w``� s�d`�1 i u3 -d C..S✓ a�E A� l+t •T y'N•;', p
,��fi �� 7 �-,:+ l.,gb:::s+�.'te%.} �. v��yvul� «;r➢`3isc
Distxicts
2 ,
?4't dwelling zx! : ''r- cb7y� p` -?.L _ S "s,'al:.. .. ��_r,.t F��
J.S. an ,,zJ F es' e,;:L(ff e, 9 a�,5$.�:� w, -S P+�`..� �` 5 n-, ium li of the
r?:5.""s":'S :$G% E;'�_ '�1'�:. ? ;T+.°:� a4'�'.3.`:"a.Y"n`� �::..s:�:•:9
.�'..•� �t'3.�i'.,.fi,.-iy'Cc"»�'.,:..,.....,.:P.;:�`%...° Fl.�.s:s.a..�w..Lt,.'x. Bound, E.. i+'�ti" r r.. .^ti�.�"�'•.,�'a g. s.w5'sn.'a.''..•�<. .L.+
0 The a 'r_„._. . r r_
_ v ,
-i r. C( ; ! s F �l e,� 1" a it S'� ��Y. � .� 3y.N a}�F,.� r � f-? ``i'L:"' l i .p., .fF s
.. _•_ ti.. >o-, .�:..........:....... ,.. xf _. s?»zFC1.�._• .._ .,.,..cG`•.,_ _^..i.,.. C». S. y....,�'+:. d i.J ..tb .. � fid... �3.,�i�u.i-�.... ..La
"i -c" ^. 5�y. :;:C1.;' t-',-1,%.7 s a. k,.,. :v..o_ .f:_ _ �,., i.i;.);, f1,�
%" co- r:tau i>S..d.'v, `u? . "",-xL.$,_.��.i,.�� No'.
i
Basic Requirement
Minimum Lot Area Per Minimum Zbtal Lot
District
Dwelling Unit Area
i R-2
9,000 square feet 1-1/2 times the aver-
age platted lot size
within 500 feet, but
in no case less than
18,000 square feet
R-3
4,400 square feet 12,000 square feet
R-4
2,500 n it 24,000. it it
R-5
2,500 " it 2 acres
R-6
2,000 " " 16,000 square feet
Maximum Amount of Allowance
Permitted
District
Maximum Allowance
R-2
None
R-3
1,500 square feet per dwelling uni+
R-4
1,500 n n n n n
R-5
2,000 n n u n n
R-6
1,500 tr n n n n
Schedule of Allowances
District
._.ter.....
Basis and Amount of Allowance
R-2
No Allowances
R-3
1. For each parking stall in or under the mul-
tiple residence or otherwise completely
underground; subtract 500 sq. ft.
2. If the multiple residence site adjoins a
street having an average traffic volume per
day in excess of 4000 vehicles; subtract
500 sq. ft. per dwelling unit.
3. If property adjoining a side or the front of
the mult;ple residence site is zoned for any
business use (except office building); sub-
tract 500 sq. ft. per dwelling unit.
4. If the multiple residence is a part of a
`
planned multiple residence project involving
no less than 3 acres of useable land and no
allowance is available under items 2 or 3
above; subtract 500 sq. ft. per dwelling unit.
5. For each bedroom in excess of two in any one
dwelling unit; add 500 sq. ft.
-25-
* t i
Schedule of Allowances
DistrictBasis and Amount of Allowance
R-, R-5
and R-6 1.
For each parking stall in or under the mui-
tiple residence or otherwise completely
underground; subtract 500 sq. ft.
2.
If the multiple residence site adjoins a
street having an average traffic volume per
day in excess of 10,000 vehicles; subtract
500 sq. ft. per dwelling unit.
3•
If property adjoining the multiple residence
site is zoned for any business use (except
office building); subtract 250 sq. ft. per
dwelling unit except that if the adjoining
use is a gasoline station or a drive-in res-'
4.
taurant, subtract 500 rather than 250 sq. ft.
If the multiple residence is more than two
stories in height; subtract 100 sq. ft. per
dwelling unit per story up to and including
a maximum of 1000 sq. ft.
5•
If the total lot coverage is less than ten
per cent; subtract 250 sq. ft. per dwelling
unit.
6.
For each bedroom in excess of two in any one
dwelling unit; add 500 sq. ft.
7•.
If the property adjoining the multiple resi-
dence site is zoned for either single or dou-
ble family use; add 500 sq. ft. per dwelling
unit.
(b) Lot Coverage and Floor Area Ratio (FAR)
D- :Ls-�'�t Maximum Lot Coverage Maximum FAR
R-2
20%
R-3
R-4
---
2 � 0.4
R-5
3 0.6
R-6
75% 1.2
2.2
The floor area ratio is the gross floor area of all buildings on a lot divided by ,
the lot area.
I�
5
>M
(c) Building Height.
District Minimum No. of Stories Maximum No. of Stories
R-2 and R-3 2
---
R-4 -e-1-
R-5 41 15 ---
R-6 --- 4
(d) Useable Lot Area. outdoor living space in the amount specified below
must be provided on the lot occupied by the multiple residence building. Zhis
space must be easily accessible for daily use by the residents of the multiple
residence building. Driveways, parking areas, purely ornamental areas, areas
having a width of less than 20 feet and required side or front yard shall not be
considered as Useable Lot Area.
-27-.
District
Square Feet Per Dwelling Unit*
R-2
600
R-3 and R-4
40o
R-5
300 - 3 story building
R-5
200 - 4 through 6 -story building
5
100 - over 6 stories
R-
100
*Increase all figures by
100 sq. ft. if dwelling unit has in '
excess of 2 bedrooms.
(e) Lot Area
q2EVutationo Lot depths in excess of 150% of lot widths shall
not be used in calculating lot areas.
(f) Setbacks
and Yards
Interior
District
Front, Side Street Side Rear
R-2
30 15 10 40
R-3
35 30 20 o
R-4
35 30 �5 4o
R-5
The minimum building setback from any property line shall
.
be not less than 35 feet or the average height of the buil-
ding, whichever is greater. A building whose length is,,equal
to or exceeds twice its average height shall have an average
z
building setback from any public street centerline or R-1 or
R-2 District boundary line of not less than a distance equal
to two and one-half times its average height.
-27-.
I
District Front Side Street
R-6 The setback established on
the adjoining property or 15
feet, whichever is greater.
4. Building Design and Construction
Interior
Side Rear
None required unless the
adjoining property is zoned
R-1, R-21 R-31 R-4 or R-5,
in which event the setback
shall be equal to the aver-
age height of the.R-6 buil-
ding or 25 feet, whichever
is greater.
(a) Design Responsibility. A building permit for a multiple residence buil-
ding containing more than 4 dwelling units shall not be issued unless the applicantte
building plans, including the site plan, are certified by an architect registered
in the State of Minnesota, stating that the design of the building and site has
been prepared under his direct'supervision. Any building of Type I or Type II
construction, as provided in the Uniform Building Code incorporated by reference
by Ordinance No. 51B, shall have'its electrical, mechanical and structural systems
designed by registered engineers. Provisions of this paragraph shall in no way
prohibit the preparation of the site plan by a professional site planner.
(b) Type of Construction. Any building more than two and one-half stories in
height shall be of Type I or Type II construction as provided in said Uniform
Building Code.
(c) Floor Area. The minimum floor area of an efficiency dwelling unit shall
be not less than400 net square feet, that of a one bedroom dwelling unit shall be
not lessthan 700 net square feet, and that of a two bedroom dwelling unit shall
be not less than 900 net square feet. Units containing three or more bedrooms shall
have an additional 150 net square feet of floor area for each bedroom in excess of
two bedrooms.
For purposes of measurement, the net floor area of a dwelling unit shall
mean that area within a building used as a single dwelling unit, and shall be
measured from the inside of outside walls to the center of partitions bounding
the dwelling unit being measured, but shall not include public stairways, public
entries, public foyers, public balconies, or unenclosed public porches, separate
utility rooms, furnace areas or rooms, storage areas not within the apartment, or
garages.
(d) Efficiency Dwelling Units. No more than 10% of the dwelling units in any
one building shall be efficiency dwelling units.
IM
(e) Below Grade Dwelling
Units.
District
R-2, R-5 and
R-6
No dwelling unit whose floor elevation is below
the
grade level of the "adjoining site" shall be
Permitted.
R-3 and R-4
No dwelling unit whose floor elevation is more
than 36 inches
below the grade level of the
adjoining site" shall be permitted.
Window
areas and sill heights in any below grade dwel-
ling unit shall be the same as those provided for
the above grade dwelling units
in the same buil-
ding. No public sidewalks, public or private
driveways, or intensive activity areas such as
swimming pools, barbecue pits, etc., shall be
located within the "adjoining
site" of a below
grade dwelling unit.
The "adjoining site" is defined as any portion of the area within 20
feet of any dwelling unit window.
( Closets and Bing Storage. The following minimum amounts of closet* and
bulls stoto rage ll b
shae provided for each dwelling unit;
(a) One -Bedroom Unit, 10 lineal, feet of closet space and 80 cu.
bulk storage. ft of
(b) Two -Bedroom Unit. 24 lineal feet of closet space and 100 cu. ft. of
bulk storage.
one dwe]linc) 9hree or More Bedrooms. For each bedroom in excess of two in
g unit, an additional 10 lineal, feet of closets �V
bulk storage volume shall be required. pace and 50 cu. ft. of
*Only closet space having a minimum clear finish to finish depth
of 2'0" shall be considered in determining the lineal feet of closet provided.
(g) So - Party and corridor partitions and floor systems shall be of a
d
type rateby a laboratory regularly engaged in sound testing as capable of ac-
complishing an average sound transmission loss (usinga
less than 50 decibels. Door systems between corridors and dwelling test) sh not
Of solid core construction and include gaskets and closure units sem' be
ships, hallway designs, door and window placements andPlumbingPlates. Room relation -
installations shall be such that they assist in the control of ventilating.
fY^M unit to unit. traaamissian
DORSEY, MAROUART, WINDHORST, WEST 8, HALLADAY
JAMES E. DORSEY -1889-19591
DONALD WEST
JOHN W. JONES
THOMAS S. HAY
WALDO F MAROUART
JAMES 0 VESSEY
CURTIS D FORSLUND
LAW OFFICES
JOHN W.WINDHORST
WILLIAM A. WHITLOCK
G. LARRY GRIFFITH
HENRY HALLADAY
E SCHWARTZBAUER
CRAIG A BECK
2400 FIRST NATIONAL BANK BUILDING
JULE M.HANNAFORD
THOMAS M. BROWN
DAVID L MCCUSKEY
ARTHUR B. WHITNEY
CORNELIUS D. MAHONEY
THOMAS O. MOE
M INN E A P O L 1 S, M I N N.55402
RUSSELL W. LINDOUIST
THOMAS S. ERICKSON
JAMES,H OHAGAN
DAVID R. BRINK
MICHAEL E.BRESS
JOHN M MASON
HORACE HITCH
PAUL G. ZERBY
MICHAEL W WRIGHT
VIRGIL H. HILL
RAYMOND A. REISTER
LARRY L.VICKREY
-' TELEPHON E'332-3351
ROBERT V. TARBOX
JOHN J.TAYLOR
LOREN R KNOTT
I AREA CODE: 612
DcFOREST SPENCER
BERNARD G HEINZEN
JOHN W. LARSON
ROBERT J.JOHNSON
JOHN S. HIBBS
PHILLIP H MARTIN
CABLE ADDRESS:OOROW
M.8 HASSELOWST
ROBERT O. FLOTTEN
JOHN J. HELD
PETER DORSEY
MORTON L. SHAPIRO
GEORGE P. FLANNERY
JAMES F MEEKER
OF COUNSEL
CURTIS L. ROY
JOHN 0.LEVINE
DAVID E.BRCNSON
October 3, 1867
ARTHUR E.WEISBERG
ROBERT J. STRUYK
HUGH H -BARBER
DUANE E. JOSEPH
MICHAEL A.OLSON
LELAND W. SCOTT
FREDERICK E. LANGE
LARRY W. JOHNSON
LEAVITT R. BARKER
Mr. George C. Hite
Village of Edina
4801 West 50 Street
Edina, Minnesota
Dear Mr. Hite;
Paragraph 7(e) of Section 15 of Ordinance No. 261 provides
that where there has been a request for a change in zoning the Planning
Commission within 60 days after the filing of such petition shall
consider such amendment and file with the Village Clerk its written
report and recommendation thereon, in which the reasons for its
recommendation shall be stated.
It has come to our attention that the Planning Commission has
not been making this written report containing its reasons for the
recommendations. We feel that it is important that the Planning Com-
mission do make its report and submit it to the Clerk as required by
the ordinance. Not only will there be no question as to the validity
of any rezonin,�or the denial thereof where the provisions of the
ordinance havZe. een complied with, but also the presence of written
findings by the Commission will go a long way, we believe, in demonstrating
to a court that the Commission and Council did have valid reasons for
their actions. It is for this reason that the Council has at our sug-
gestion returned to the Commission for its written reports the recent
Shell Oil rezoning petition.
If there should be any problems in working this out procedurally,
we would be glad to consider how they might be handled.
Very truly yours,
4*'Woc_h�_
William A. Whitlock
WAW/cg
The Council of the Village of Edina rinds:
1. Automobile service stations usually have greater adverse
effect on surrounding property and traffic movement than most
other commercial uses.
2. The health, safety, order, convenience, prosperity and general
welfare of the residents of the village of Edina are best served if auto-
mobile service stations are constructed only in locations which are
contiguous to existing commercial uses or are constructed in conjunction
with planned, integrated commercial developments wherein the adjacent
commercial uses are compatible with the service station but are less of
a nuisance to surrounding properties.
3. The property in the area where the Shell Oil Company and
William F. O'Neill have sought rezoning is predominantly residential.
4. Many persons have purchased property and constructed homes
and buildings thereon in reliance upon the residential zoning of the
property for which a rezoning is sought.
5. The rezoning of the property in question for commercial
development would not be in accordance with the comprehensive zoning or
comprehensive plan for the area.
6. There has been no showing of any change in circumstances
since the adoption of the existing zoning which would justify an amendment
thereto.
7. The rezoning of the property in question for a commercial
use would deteriorate the value of property adjacent thereto.
13
0
8. The proposed service station would be located so close to
a turn ramp for the cross-town freeway as to create a traffic hazard.
9. The application of e177 Oil Company for rezoning of the
service station site alone does not conform to the requirements for the
establishment of commercial districts set forth in the ordinance, to wit:
that no property will be zoned for any commercial use unless it is greater
than two acres in area or unless it is contiguous to certain other districts
enumerated in the ordinance.
10. That the construction and operation of a service station on
the property would constitute a nuisance in the area involved for the reasons
hereinbefore set forth and because of the probable adverse effects of noise,
lighting, the accumulation of debris and advertising and promotional devices.
-2-