HomeMy WebLinkAbout1971 02-03 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING O
THE EDINA PUNNING COITIISSION
HELD WEDNESDAY, FEBRUARY 3, 1971
EDINA VIIIAGE BALL
Members Present: W. W. Lewis, Chairman, D. T. Runyan, S. P. Hughes, C. E. Johnson,
D. C. Sherman, J. S. Hoyt, Jr., and G. V. Johnson..
Staff Present: G. West, R. Dunn, and L. P.eJarlais.
T. Approval of the January 6, 1971 Planning Commission Minutes.
Mr. Hughes moved that the January 6, 1971, Planning Commission minutes
be approved as submitted. Mr. Runyan seconded the motion. All Voted Aye.
Motion Carried.
II. LOT DIVISION:
71-1 Mr. and Mrs. Thomas M. Robbins. 6753 Valley View Road. Lot 11,
Block 1, Cha el Bill.
Piro West indicated that the lot in question is located on the corner of
Chapel Lane and Chapel Drive. He stated that the request is for permission to divide
off the northerly 100 feet of the lot, creating a buildable lot 100 feet by 125 feet,
which would be comparable in size to the remaining; southerly lot (125 feet by 145 feet).
Mr. West added that a house presently occupies the southerly portion of the lot. He
indicated that the staff would recommend approval of the requested lot division.
After further discussion, Mr. Hughes moved that this request for a lot
division be approved, although the Planning Commission has generally followed a policy
of not dividing lots in an area that is Trendy developed, as the created lots would
be comparable in size to other lots in the dame vicinity. Mr. C. Johnson seconded the
motion. All Voted Aye. Motion Carried.
III. SOUTHWEST EDINA PLAN - Progress Reoort.
Mr. West recalled that at its January 18, 1971, meeting, the Village
Council referred the Southwest Edina Ilan back to the Pianning Comission for further
study, requesting theca particularly to review the proposed dead -ending of Cahill Road
and the closing off of that section of Dewey Hill Road between the proposed e:ntensions
and Cahill Road. Ile added that the Council also requested that multiple development
along the west side of Cahill Road in place of the proposed industrial development be
considered.
Mr. West indicated that the staff is presently studying the surrounding
property evaluations, what the development of this land will cost, etc., and would
suggest that any consideration of. the plan be postponed until a later date.
Mr. Lewis stated that under the present circumstances, the Planning
Commission will postpone any action or comment on the Southwest Edina Plan.
ICY. REZONINGS :
Z-70-14 Poppler, Cardarelle, Inc. Smisejt to R-4.
Mr. West indicated that this request was given preliminary approval when
it was originally presented almost a year ago, with the excepticn of the three single
family Lots to be located on the west side of the proposed Dewey Hill Road extensions.
Edina Planning Commission -2- Februan., 3, 1971
He added that at that time, the Village requested the proponents to withhold ection on
their rezoning request until the Southwest Edina Plan is adopted. The proponents are,
however, requesting further consideration of their proposal, as it appears that any
decision on the Southwest Edina Plan is being postponed.
Mr. West stated that the proponents actually are presenting two plans for
the property, The original plan was designed to include the proposed industrial develop-
ment along the west side of Cahill Road, and multiple residential development west
therefrom to the Dewey Hill Road extensions. The original plan called for a total of
132 units in two apartment buildings, contained three single family dwellings on the
west side of the Dewey Hill Road extension, and proposed the dedication of the ponding
area on the western portion of the Smisek property.
Mr. West stated that, since the latest Cour-,cil action ' on the Southwest
Edina Plan, the proponents have developed another proposal which calls for 250 units on
that portion of the property from Cahill Road to the Dewey Hill Road extensions, thereby
eliminating any industrial development west of Cahill Road.
Mr. Frank Cardarelle indicated that the total site area is 20 acres, adding
that the present proposal calls for approximately 12 units per acre, depending or. the
mix of units, and still proposes the dedication of the ponding area west of the Dewey
Hill Road extension. Ile added that at this time the project can be entirely serviced
by temporary or permanent accesses from Cahill Road, until such time as the Dcwey Hill
Road extension is built.
Mr. Cardarelle indicated further that the pro?osed plat, which was granted
preliminary approval, includes the three single family lots, proposed on the west
side of the Dewey Hill Road extension.
Mr. Hughes clarified that if a request were approved for all multiple
development in the area east of the Dewey Hill Road extension, it would in effect be
setting a precedent for the entire area.
The Planning Commission generally agreed '_hat they cannot reach any decision
regarding zoning requests in the southwest Edina area until such time as the Southwest
Edina Plan is approved.
Mr. Jack Peterson of 5604 West 70th Street stated three points; first,, that
the Council explicitly stated that the Planning Comimis3ion should work with the south-
west Edina residents on a new plan; second, that any consideration of zoning requests
in the area constitutes a precedent setting arrangement; and third, that the residents
feel that ifnile some of the Council menbero did say that nultiple units should replace
the industrial development west of Cahill Road, it was never indicated that the multiple
units must be of the highest density possible.
Following further discussion, Mr. Hughes ticvad that the Poppler, Cardarelle,
?_'J -
Inc., proposal be accepted for further study and pocitpmied contingent upon the Southwest
Edina Plan determination. Mr. Runyan seconded tlie mot: an. All Voted Aye. notion
Carried.
2-70-19 Olson-1-1,an.sen. "7200 Cothill ond" R--1 and R-2 to R -4 -
Mr. West stated that the property is located in the Southwest Edina Plan
study area at approximately 7200 Cahill Road and totala about nine acres.
Edina Planning Ccmmission -3- February 3, 1971
Mr. Ha-rvey Hansen stated that on January 5, 1971, .1 prnposal was presented
to a southwest Edina neighborhood committee which included the possible donation of a
park site along with a 140 uait apartment building. 1,1r. Hansen added that it was his
impression that ithe neighborhood residents voiced general approval of tile project,
provided the Park Board accept Mic four acre tract as a park. Re stated that on
January 6, 1971, the sarae proposal was presented to the Planning Commission, who expressed
a general acceptence of the project and indicated that I:heir approval would be subject
to the acceptance by the Park Board of the property, provided the project design be
given further consideration. Mr. Hansen further indicated that on January 12, 197-1, the
a d
Park Board noted to accept the piece of property as p rk, if the site tiere graded nand two
tennis courts were caastructed according to Village Specifications. He stated that the
proponents have agreed, sabject to the approval of the entire project by the Planning
Comuission and the Council. He added thLt since that time they have revised their
concept design somewhat to provide for, a three sided building totalling approximately
120 units, which will in effect retain some trees and the top of the hill, ane which
still provides for the tennis courts on the eastern portion of the property.
Mr. Louis Polries of 7101 Fleetwood Drive stated that thc,, traffic pattern
in the area of West 70th Street and Cahill Road is of the greatest concern to the
residents, as the current proposal calls for a ver, higla concentration of people in one
small corner of the plan area.
Mr. Hughes moved that in view of the present circumstances regarding the
Southwest Edina Plan, the Olson -Hansen proposal ba. accepted for further study and post-
poned contingent upon the Southoest Edina Plan determination. The Flminillg Co. -mission
clarified that, in accordance with Mr. Hansen's request, the proposal can be presented
to the Council, but that the Planning Commission could not give the Council any recommen-
dation of approval or denial at the present time. Mr. Runyan seconded the motion. All
Voted Aye. Motion Carried.
Z-71-1 Thomas Brown. 5135 Oxford Av SId CL 15._131 -
Block 7.
Brookside Heiszhts. R-1 to R-2.
Mr. West stated that the request is to rezone three lots from Pv-1 to R,2
to permit the construction of a duplex on the property. Mr. West indicated that the
lots are vacant 50 foot lots on the side of the hill directly north of the Highland
Villa apartments. He added that an existing R-2 duplex abuts the property on t -he north
and single family homes are located to the west.
Mr. West clarified that the site coutains approximately 16,640 square feet,
which is well over the minimum required for an R-2 dwel*.P Ung.
Mr. C. Johnson moved that the requestee zoning from R -I to R-2 be approved
for the following reasons:
1m The requested rezoning is in keeping with our policy of transition
zoning between higher iatensitY (Highland Villa on the south) and
lower intensit,,;, uses (R-2 and R -I Immediately to the north)
2. The site is between t.wo !existin4 Multiple uses. I-- Is 01113F logical
to connecc the Triultiple mses rather than se;)arate the I)y a loss
intense use.
Edina Planning Commission -4-- r'eb:.ua d >, 1971
3. ;site preparation costs warrant a more inteaase arse than single fanny,
as the site is rather difficult to develop in that it slopes sharply
to she south.
Mr. G. Johnson seconded the :notion. All doted .aye. Motion. Carried.
Z-71-2 Jeffrey Gustafson. NE corner of W. 64th Street an6 Brookview
Avenue. Lot 3 Block 1,, Eli'ton Terrace_ RM1 to 1 �-2 . --
Mr. West indicated that the lot in questior, is located on the northeast
corner of 'West Math Street and Brookview Avenue, immediately north of the Crosstown
Highway. He added that the "sot to the east is zoned R-3 and is occupied by a three
family dwelling. The lots to the north and nest are zoned R -I.
Mr. West further indicated that the request had core before the Planning;
Commission six times in the last nine years, adding that the Planning Commission had
originally denied a request ion` 111-3 zoning. He noted that since that time it has threw::
times been proposed to be zoned R-2, but the Council I -as denied the request trice and
the third time the request was eventually withdrardn before action was taken.
Mr. West observed that the lot would require a lot area variance. sine, the
site is approxImrately 12,375 square feet:, less than the 15,000 square :feast required for
R-2 structures.
Mr. West stated that he is in agreement with the view held by the staff iv.
the past that this site is most appropriate for a two family daTelling, and would in
essence be creating a buffer between the Crosstown Highway and the single f€mdUy
dwellings to the north.
Mr. Gustafson indicated that the present plans for the lot call. for the
construction of one unit facing West 64th Street and one unit facing Brookview Avenue.
Mr. Sherman moved that the rezoning request from R-1. to R-2 be approved for
the following reasons:
1. The R-2 zoning would serve as a logical transition bezveen the R-1.
properties to the north and west and the R-3 and hi gt�i a�� properties
es
to the east .aqd south.
2. Existing laid use in the area (tri-plex .and highway) auggest, that
this lot may be more appropriately developed R-2 than R-1.
3. The rezoning would be reasonably consistent with the existing pattern
of land usage in this area.
Mr. Runyan seconded the motion. All. Voted Aye. Motion Carried.
7-71-3 ExEressway Properties, Tcaw. South off::Vernon Avenue betv?een Blake
Road an Olinpvir i;.oad, R-1 and R-3 toR-4vith IR 3 _density.
Mr. West stated that the property in question is located generally south
of Vernon Avenue rand west of Olfinger Road, and totals approximately 15 acres. Re noted
that a portion of this property has been zoned R-3, however it has never been developed.
Edina Planning Commission -5- February 3, 1971
Mr. West stated that the request at this time is for R-4 zoning with R-3
density to permit the construction of one building on the site containing all the units.
He indicated that there is a large hill on the site, which slopes toward
Mud Lake. Mr. West further indicated that the Village has obtained the right-of-way
for a road which will run from the intersection of Blake Road and Vernon Avenue south
to the intersection of Olinger Boulevard with Olinger road.
Mr. West stated that the request is for a%-4 zoning to enable the proponents
to change their original proposa4 which called for the construction of 12 to 14 buildings
on the site to their latest proposal, calling'for a total of 150 units to be located in
one building which will fit into the side of the hill. He added that the building
would be directed toward the Mud Lake area, in order to take advantage of the hills and
view to the south.
Mr. James Berksnyder, Vice President and General Manager of Expressway
Properties, Inc., stated that the proponents are interested in trying to preserve the
natural state of the site rather than plan 12 to 14 buildings, as originally proposed,
and thereby destroy the natural surroundings.
Mr. West added that Expressway Properties propose to be in conformance with
the Western Edina Plan, which calls for a density of 6-17 units per acne.
Mr. Runyan moved that the general devs..
elopment concept be approve, approval
of the zoning pending the availability and study of more complete plans and data. Pyr.
Hughes seconded the motion. All Voted Aye. Motion Carried.
Z-71-4 Joseph E. Erickson. NW nuadrant of France Avenue and VallU View
Road. Outlot 2, Southdale Office `park. C-3 to R-5.
Mr. West indicated that the site in question is located on the northwest
corner of tha intersection of France Avenue and Valley View Road. He stated that there
are approximately 8 1/2 acres of land involved, 3 1/2 acres of which is ponding area for
the heating and cooling system at Southdale Center. He added that there is a considerable
history behind the site, the two most recent proposals being for motels.
Mr. West stated that the proponents are requesting rezoning from C-3 to
R-5 to permit the construction of a 16 story apartment building containing 210 units;,,
and housing 6,200 square feet of office :pace on the main floor for private and manage-
ment offices, a beauty shop, a travel agency, and other convenience commercial shops.
He added that the building would house only 219 parkin; spaces.
Mr. West indicated that setback (front setback variances, for both side:
and possibly for the required setback from. an R-1 district) and parking variances
(they propose a maximum of 364 spaces, or 46 fewer than required for R 5 zoning) will
be necessary.
Mr. Jack Rice of Dayton Development Company was present and indicated
that they are in favorof what they have seer. thus far, adding that they feel that this
would be an appropriate use of the land.
The Planning Commission generally agreed 1haL- any structure built on the
site should be within the confines of the land without conditioning the request for
rezoning, on a great many variances from the ordinance, adding that the parking must also
Edina Planning Commission -6- February 3, 1971
meet the requirements as stated in the ordinance.
Mr. Hughes moved that the proposal be accepted fer study, adding that it
appears to be too much building for the buildable area. Mr. C. Johnson seconded the
motion. All Voted Aye. Motion Carried.
Z-71-5 George Ablah. Oscar Roberts prop -ty. R-1 to R-2, R-4, and 0-1
Office Building District. (Z-69-10)
Mr. West indicated that the Village has been withholding publication for
the final zoning of this property pending receipt of the legal descriptions for the
various districts from Mr. Roberts.
Mr. West stated that Mr. George Ablalt from Kansas has indicated to the
Village that his purchase of the Oscar Roberts property will be definitely final in .1
short time, as the contracts are presently ready for signature.
Mr. West indicated that Mr. Ablah has proposed a slight modification of
the original plan which has been. approved for the Oscar Robarts property, Ada-ing that
Mr. Ablah feels that for the price he is paying for th:r property lie alust devalOP it as
rapidly as possible. Ile noted that this would mean that all operations presently
existing on the property with the exception of the ready -mix plant will stop in the
next 4 1/2 months (the ready -mix plant will be required to stop all operations by
March 1, 1972). Mr. West indicated that the existing office building on the northeast
corner of the Roberts property will not be purchased.
Mr. West stated that he has talked with many of the residents in the area,
and added that to his knowledge the general feeling is that the proposal is reasonable.
Mr. Ablah indicated that the present proposal will call for an increase in
R-1 (from 38 to 49), a slight increase in R-2 dwellings (from 17 to 20), the elimina-
tion of the R-3 district which will in effect become R-4, and the red=wctj.on by approxi-
mately half of the previously proposed office, zoning district, said half also to be
zoned for multiple dwellings.
In reply to several comments from the res-19.dents, Mr. Ablah indicated that
the property will be sold to various developers who will build luxury type evenings on
the property. Ile noted that the R-4 units can bt-2 no higher than four stories, will
have underground parking, and will conform to the ordinances in every way, this
eliminating the -necessity for variances.
Mr,.. Ablah further indicated that none of the traffic resulting from the
R-4 development will feed out onto the existing resideatial streets, particularly
West 72nd Street.
Mr. Ablah indicated that he will be const--ructi-ag all of the roads in the
area except the road that runs north and ,,est: of the p-.-,.,op"ed office building district,
in order to permit the immediate development of the western portion of the property.
Mr. Hyde indicated that everyone shares the desire to ellimrinate the gravel
operations from the property, adding that this is the :drat: specific plar. that has
some change of being consumated in a financial deal. Ile stated that he would like tile
Planning Commission to consider recorimending this plan to the Council so that a hearing
can be scheduled as soon as the sale of the property becomes final.
Edina Planning Commission -a--
February 3s, 1971
After further discussion, Pyr. Hughes moved that the Planning Co;r�mi.ssi.on
recommend approval of the rezoning and preliminary plat as proposed, subject to the
consumation of the financial deal with Mr. Roberts. Mr. C. Johnson secouded the motion.
All Voted Aye, motion Carried.
Z -w70-•21 Edina Masonic Lodge. North_ of the Crosstown Hi hvy -y and wast of
Gleason Road. R-1 to 0--1 OfficeBuilding_District.
Mr. Wegman, chairman of the Board of Trustees of the Masonic Lodge
summarized an letter which was presented earlier to the Planning; Commission. He stated
that the masonic lodge needs the income rental property that they hope to provide on
the top level of their proposed structure because fraternal organizations are not in a
financial position to support any freestanding buildings for its fraternal use only.
lie clarified that the put -pose of the requested office rental space is economic. Mr.
Wegman.stated that they expect to erect a building of approximately 25,000 to 26,000
square feet, about half of which will be used for maso;lic uses, during the evening
hours only. He indicated that the other half (the upper level) will be devoted to
professional. office or income space.
Mr. Wegman stated that the t;remirmum attendance at a lodge-mactingl would
reach 175 to 200 people only once in year, aiding that at about half of Che meetings
the attendance would not exceed 80 persons and the average attendance at the remainder
of the meetings would be only about 35 persons.
Mr. Stahl stated that a definite hardship is imposed on the property by the
slope of the hill at the rear of the site. He indicated that the proposed building
would be two stories high, possibly three, but stated that they are not interested in
a high building because of the hardship and the added expense involved.
Mr„ Stahl agreed with the Planning Commission that the pErking situation:
is critical.. He indicated that they are working to keep within the limits of the site
mid realize than it is up to them to satisfy the parking requirements. He further
indicated that the. building will not necessitate the ramoval of any of the hill, but
added that they are proposing to work ur to the back -slope.
Following considerable discussion, Ir. C. Johnson moved that the gereratl
concept be approved provided thet the: village parking requirements tyre met and subject
to the .approval of the request by the. Village attorney,. Mr. Runyan seconded the motion.
All Voted Aye. Motion Carried.
V. OTHER BUSINESS :
1. Robert E. Hanson. NE corner of the Crosstow-n '111 fl u-,Iy and g03unt
Road 18 Request Official Kip spa,-: vel.
Fir. West stated that Atr. Hanson has requested a determination by the
Planning Commission regarding the route for the propoacd road in the County Road 18 cn- d
Crosstown Highway area. Fie indicated that one proposal would route the road as
;suggested in the Western Edina Placa, that is, north from Vernou Avenue and around the
east side of Faabri-Tek; the other proposal would suggest a frontage road running parallel
with the Crosstown Highway and then north along County Road 18 an the west side of
nabri-Tek.
Mr. lion Brauer stated that the f'abri.-Tek interchange at County Road 18
needs to have something other than a freeway frontange road coming into it. -lie
Edina Planning Cornaxssior� -% February 3, 1972
indicated that frontage roads are not particularly efficient in that they use on.;
Edina Planning Commission -9- February 3, 1971
very sparse at this time, adding that the existing single family development is located
on Walnut Drive and Parkwood Road, at least 1,000 feet from the property in question.
lie indicated that the proposal at this point is to designate where the roadways will
be located. Ile added that this is difficult because County Road 18 has not really been
precisely defined, and any development on the west side of the Nine Mile Creek will
depend on the placement of the frontage road.
Mr. lloisington clarified that the proposal calls generally for townhouses.
lie added that the one variation in the proposal from the Western Edina Plan is the fact
that their proposal does show open space along the easterly boundary of the plan as
opposed to single family development in an effort to preserve the trees and hills in
that area.
Mr. Dave Bennett stated that they had had to decide what kind of a building
arrangement and what kind of occupancy conditions would best respect the existing
topographical and physical conditions and give the occupants the maximum enjoyment of
the natural features of the site. lie stated that their proposals include approximately
10 acres for residential development and "leaves, after the highway acquisition,
approximately 4.8 acres in industrial land. lie further indicated that after looking,
at the various alternatives in terms of occupancy, physical arrangement, and access they
had reached the following conclusions in terms of their own purposes:
1. In terms of occupancy, the proponents would prefer to approach the site
from the point of view of a homeowner's association (each dweller
would own the individual unit and the portion of land on which the
unit• is built, the remainder of the land belonging to a cominou owner-
ship of the dwellers).
2. In terms of physical arrangement, they would prefer individual contig-
uous buildings, not apartraeat buildings or clusters of six or more units
per building. (lir. Bennett added that this would mean a maximum of
approximately 4E units on the site.)
3. In terms of access, they would prefer an access from the northwest
corner of the site, as this would be a very dramatic access for the
people and would create a minimum of disturbance in terms of traffic
circulating through the neighborhood. lie added that this -access should
terminate on the site and not become a through street.
Mr. Harvey Hansen stated that lie was under the impression, following the
Western Edina meetings, that everything east of Nine Mile Creek would be single family
detached homes, not townhouses, and that everything west of the creek would be industrial
development.
Mr. Bennett stater: that the property will still be in a form of private
ownership as it is only a different physical configuration which would make better use
of the topographical configurations than chopping it up to make single family lots.
No action was taken as the request was in the form of a preliminary review
of the proponent's proposals to this date. The Planning Commission generally agreed that
the concept would be acceptable at this point.
Edina Planning Commission --10- February 3, 1971
3. Data Investment Corporation., William .J. Olsen Prooer-tX` (Muud L�
PRD Plan Review.
Mr. West stated that the request is regarding the William Olsen proper:;;
which was rezoned about a year .ego for townhouse type dwellings. !ie indicated that the
proponents are requesting approval of their preliminary plans, which is necessary before
a building permit can be issued. Mr. West further indicated that their proposal calls
for 99 units on the site, although the original approval was for 120 units. Ile
recalled that the Village has received 8 acres for the Mud Lake project, and in return
Mr. Olsen -received credit for the 8 acres in figuring his total allowable densities.
In. reply to Mr. Runyaa, a representative of Data Investment Corporation
stated that there will be about 60 or 70 feet separating the Olsen development from the
Pemtom townhouse development at the closest point.
Mr. Dunn indicated that various stipulations that were involved in the
agreement with the Olsen people as far as building elevations, etc., are concerned in
connectionwith the Nine Mile Creek Watershed District requirements hnve been met. tie
indicated hat tie had had the opportunity to review the grading plans, although the
staff has of yet had an opportunity to review the site plans regarding platting and
other requ rements.
The proponents indicated that they are requesting only site approval at the
present time so that they can begin the necessary "dirt work9t and other site preparation.
They added that they have up to this point met the requirements of the Engineering
Department and the Nine Plile Creek Watershed District,
Mr.. Hughes moved that the preliminary Planned Residential ristrict site
plan be ap roved subject to staff approval and approval by the Nine Mile Creek Watershed
District,, Mr. Runyan seconded the motion. All Voted Aye. Motion Carried.
VIl Adjournment at 12:30 A. ,;.
Respectfully submitted,
Lynnae DeJarlais, Secretary