Loading...
HomeMy WebLinkAbout1968 08-07 Planning Commission Meeting Minutes RegularMINUTES OF THE P.EGULAR MEETING OF THE EDINA PLANNING CON41SSION HELD WEDNESDAY, AUGUST 7, 1968 EDINA VILLAGE HALL Members Present: W. W. Lewis, Chairman; George Nugent, A. H. Hiatt, Charles Clay, Robert Huelster and Sam Hughes. Staff Present: Fred Hoisington, George Hite and Karen Sorensen 1. Approval of July 3. 1968 Commission Minutes Mr. Huelster moved that the July 3, 1968 Commission Minutes be approved as submitted. Mr. Hiatt seconded the motion. All Voted Aye. Motion Carried. II. ZONING REQUESTS Z-68-17 R. K. Strom. R-1 Residential District to R-3 Residential District. Cahill Road and West 70th Street. Mr. Hoisington reported that Mr. Strom is proposing to build a 16 unit townhouse complex on 1.4 acres of lard on Cahill Road just south of the St. Patrick Church property. The problem is that only the first 200 feet from Cahill Road is currently zoned R-3 District. The westerly 75 feet of the site is zoned R-1. Mr. Strom would like an indication whether the Commission would be receptive to the extension of 11-3 zoning to coincide with his rear property line. In July,'1964, a zoning plan was adopted for the area around 70th and Cahill. The plan called for R-3 development along Cahill Road from 70th Street south to within 128 feet of Amundson Avenue extended. All but the St. Patrick's property was rezoned R-3 in conformance with that plan. Mr. Hoisington noted that it is not clear why the zoning district boundary was drawn in sa manner which divides the properties as they now are. Anyone acquiring these properties for R-3 use is confronted with the purchase of 75 feet of R-1 property which cannot be used for R-1 purposes. The staff recommends approval of R-3 zoning as requested and including also the westerly 75 feet of Parcel 2500 which hats the same difficulty. Chairman Levis indicated that he thought the reason the 75 foot strip was left in R-1 was because at one time it was felt that a roadway might go through that area. After some discussion, Mr. Nugent moved that the Commission approve the reasoning request for the follmiing reasons: 1. The rezoning represents a logical extension of existing R-3 zoning along Cahill road. Edina Planning Corm€ s on Minutes -2- August 7, 1968 2. The R-3 request the principles Commission in 1964. is substantially in conformance with of the zoning plana adopted by the 3. The requested rezoning is necessary to the proper development of the site in question. 4. Without the rezoning, a 75 foot strip of unusable R-1 land will be treated which will make the whole site very difficult to sell and develop. Mr. Hughes seconded the motion. All Voted Aye. Motion Carried. Z-68-18 Miles Construction Co._ _R-1 Residential District to R-4 Multiple Residential District. Olinaer Road and Vernon Avenue. Mr. Hoisington reported that the rezoning of this property was considered in 1966. The proponents at that time were requesting R-4 stoning and intended to build one 20 unit bmilding on the site. The Planning Commission and Council approved the rezoning subject to the imposition of a deed restriction which would limit the nu ber of units to 20. Publication of the rezoning was withheld pending the failing of the deed restriction. The deed restriction was never filed and consequently, the land has remained in the R-1 classification. Miles Construction is a1ga+;ir. making a request for multiple zoning in the souttruest quadrant of Verncin Avenue and Olinger Road. The site comprises an area of some 113,000 square feet and would accommodate 56 units if rezoned R-4 District. Land use in the area consists of a gasoline station and apartments (R-4) to the north across Vernon Avenue and single family develop- ment to the south, east and gest. There are two single family dwellings to the west of the site and Nest therefrom a 15 acre tract which has been recommended for rezoning by the Planning C°onnissLon to R-3. The Planning Comaission and Couac:il are in favor of multiples on the site according to previous actions, but the question is whether or not we want to allow more than 20 units to occupy the site and if so, what type of multiple use should be permitted in light of existing and proposed development in the area. The staff is of the opinion that imore than 20 units should be vermitted. We have generally followed the practice of' rezoning for low rather thian high dep si ty multiple d -ave opm:e nt in Western 'Edina. Both the Planning C on,missiou and Council have iudlieated as preference for low rather than high dr•:nisty ui.-i the; site in, question. 7urthermc-I-e, we have generally encouraged a5 transition ion Aso high to I c;;*id density development through -the use of transitional zoning. in thia case, too, vye must be concerned with a height and bulk transition between existing R-: and R--1 developments. We Edina Planning Commission M .nute6 -3- August 7, 1968 cannot carry out the transitional concept if we rezone the parcel in question to permit: a massive four story, 56 unit building. We must also he concerned with the possibility of establishing a p cr-:!de-,a. which could result in R-4 requests for property to the east across ©linger Road and the EdwardslPosnick property to the vest. High density developments should be located within reasonable proximity to commercial facilities where possible. Without good commercial service, low density multiple is more appropriate. Mr. Hoisiugton added that the staff is in favor of low density multiple zoning on the site and recommends that the R-4 request be denied for the reasons stated in the staff report and that the Commission recommend approval of R-3 zoning for the site. Mr. John Faegre, attorney for the proponent, stated that his client wanted guidance from the CoLimi.ssion on the proper development of the land. He indicated that they weren't asking for final approval of rezoning, merely an opportunity to discus, the property and establish some guidelines. He introduced Mr. David Bennett, architect for the proponents. Mr. Bennett presented some illustrations to the Commission of other projects either completed or wader construction by Miles Construction Co. He stated that the site under consideration is approximately 2.6 acres in size mid that the site is relatively expensive. In order to build the environmental amenities wanted, the proponents find the R-3 building and density requirements unduly restrictive. Mr. Miles Fiterm-an, President of Miles Construction Co., stated that not less than 50 units should be built in order to provide the amenities we want to provide. After considerable discussion, For. Hite suggested that the Commission consider the entire area in the vicinity of the Mud Lake Project before a decision is made on the biles Corstruction Company site. Mr. NNu eat moved that the Commission accept the proposal for sstud_y_and_. stude tha entire Mud Lake area. Mr. Huelster seconded the motion. All Voted AX! . Motion Carried. 111. L0T DIVISIONS 1. Lot I0 ,. Flock 1JU11dale. Gulbranson Division. Mr. Hoisington reported that tyle property is located on Cooper Avenue. In 1967, the Planning Commission and Council gave preliminary approval to a play: and now the proponent is asking instead for a simple lot division. The proposal now is to divide the North 120 feet of Lot 10, Siock 1, Hilldrale from the remainder of the lot. The resultant northerly Edina €'limning Cmmission Minutes -4-- AtagasL 7, 1.568 lot would contain 23,160 square feet orad is ermparable in size to other lots in the area. The southerly lot is yet larger. The staff recommends approval of the division. Mr. Hiatt moved that the Commission recommend approval of the lot division. Mr. Hughes seconded the emotion. All Voted Aye. Motion Carried. IV. SUBDIVISIONS SP -68-11 St. Patrick's Addition (See Minutes 7-3-68) Mr. Hoisington reported that at the last meeting the proposed plat be submitted to Brauer and Associates for study as there was some question about the proposed alignment of Gleason Road and the design of the subdivision in general. A new plat has been submitted and the staff is now satisfied with the overall concept. The staff recoamisends preliminary approval subject to engineering approval of street grades, Mr. Hiatt moved that the Commission recommend preliminary approval of the proposed plat sub ect to eninee.rin�a Troval of street grades, lir. Huelzster seconded the motion. All Voted Ave. Motion Carried. V. OTHER BUSINESS 1. R-3 District Amendment. Mr. Hoisington stated that it is gettin; increasingly difficult to live with the 20% lot coverage principal in the R--3 District requirements. This percentage tends to limit the size of the units in townhouse devalop-- ments and forces an apartment concept instead. The R-1 District lot coverage limitation is 25% and in the R-4 District, it is 302. 1 would recommend a 302 lot coverage which is more in line with the density requirements of the R-3 District. Ile ,added that if all open space require- ments are met according to ordinance, we need not be so restrictive with lot coverage. Regarding the number of unit: per building we, of course, vant to, retain the small building concept for regular apartments because there are difficulties in terms of economy. Eighteen units per building is about the acceptable minimum for lower mortgage rate,,. Eighteen units is garorally ".00 large to fulfill the townhouse: cancel,',r„ hcfaever, and 1 would recoimend that we rot attem-pt to solve the pt~obilem with arendme€ t. `"he -1.nte-uv is to liberalize R-3 requirements and hopefully :;;ake It -3 develop- ments tiro;. -e attractive to developers. ire-_oTcm3'r..ndo &, : c tinge from If) to 12awaits maximum per bui xding. Edina Planning Commission Miteutes -6- August 7, 1968 _After considerable discussions, Mr. Nugent stated that he could not find anything objectionable about these changes and moved that the Commission recommend a change from 20% lot coverage to 30X lot coverage and in the number of units from 10 units to a maximum of 12 units in the R-3 District. Mr. Huelster seconded the notion. All Doted Ave. Notion Carried. 2. 50th and France Plan Report. Mr. Hite reported that Council has authorized the construction of the ring route and storm sewer in the 50th and France area. The first rezoning hearing has been held on the National Food, Pure Oil and Gisselbeck petitions and the second hearing will be August 19. Contracts for the ring route and the storm sewer will be awarded in the Winter and the rest of the work will begin in late Spring or early Summer. Mr. Hite pointed out the plan for the public parking areas, the pedestrian walkways, the lighting features and also stated that the focal point of the entire area will be where the Edina Cafeteria is now located. The National Food Store and the Pure Oil developments will begin immediately atter the rezoning has been finally approved. 3. S.W. Edina Preliminary Plat. Mr. Hoisington reported that Mr. Cardarelle has presented three possible plans for the Southwest Edina area. The staff has not had enough time to thoroughly analyze the plan and therefore submits it for study. No action taken. 4. The Commission set September 4, 1968 as their next regular meeting date;. Adjourument at 9:10 P.M. Respeetfuily submitted, Karen Sorensen, Secretary