HomeMy WebLinkAbout1976 07-07 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
HELD WEDNESDAY, JULY 7, 1976
EDINA CITY HALL
Members Present: W. W. Lewis, Chairman, S. P. Hughes, G. V. Johnson,
D. T. Runyan, Mary McDonald, H. E. McClelland, and
R. E..Kremer.
Staff Present: G. Luce, City Planner, H. Sand, Planning Assistant, R. Dunn,
City Engineer, and L..Nye, Secretary.
I. Approval of the June 2, 1976, Planning Commission Minutes.
Mr. Luce noted the second sentence in paragraph 1 on page 4 (Shadow Hill)
should be correct to read, ". . . the WEST parcel would be allowed 8.55 units
per acre (84 units) and the EAST parcel would be allowed 6.6 units per acre (40 units),
for a total of 124 units." Mr. Hughes moved the June 2, 1976, Planning Commission
minutes be approved with that amendment. Mr. G. Johnson seconded the motion. All
voted aye. Motion carried.
II. LOT DIVISIONS:
LD -76-4 Mrs. H. A. Nordb . 7330-32 Cornelia Drive. 'Lot 16, Block 1,
Oscar Roberts lst Addition.
Mr. Luce explained the property in question is zoned R-2 and a double
bungalow has been constructed on the site. The proponent is requesting to divide
the property down the common building wall to create two separate taxable parcels
so both units may be owned and homesteaded. Similar requests have been granted
in western Edina, and to our knowledge no legal problems or complaints have been
encountered as a result. Mr. Luce recommended approval of the requested lot
division because no additional buildable lots will be created and no problems
have occurred with any of the other divisions of this type.
Mrs. McDonald moved the requested lot division be approved as recommended by
the staff. Mr. Runyan seconded the motion. All voted aye. Motion carried.
LD -76-5 Marfield Development Company. Lots 10 and 11, Block 3, Edina
Interchange Center. Generally located north of W. 78th Street
and Edina Industrial Blvd., west of Bush Lake Road, and east of
the MN&S Railway.
Mr. Kremer abstained from the discussion and vote concerning this request.
Mr. Luce explained the property in question is two lots located in the
Edina Interchange Center. The proponents are requesting to divide Lot 11 and
add the northerly portion of that lot to lot 10. As a result, lot 11 would be
2.3 acres and lot 10 would be 3.5 acres. The proponent is proposing to construct
a building on the northerly parcel and at some future date may build on the lot
to the south. Mr. Luce recommended the requested lot division and combination be
approved inasmuch as no new buildable lots will be created and the resulting lots
will meet all of the zoning ordinance requirements.
After brief discussion, Mr. Hughes moved the proposed lot division and
combination be approved as requested. Mr. Runyan seconded the motion. All voted
aye. Motion carried.
7-7-76 Planning Commission Minutes, page 2
III. SUBDIVISIONS:
S-76-9 Deckas Addition. Generally located at the southwest corner of
Vernon Avenue and Olinger Road (continued from June 2, 1976).
AND
REZONINGS:
Z-76-7 Peter C. Deckas. Generally located at the southwest corner of
Vernon Avenue and Olinger Road. R-1 Single Family Residence
District to R-2 Multiple Residential District. (continued from
June 2, 1976.)
Mr. Luce recommended the proposed plat and rezoning be continued indefinitely
inasmuch as the revised concept plan requested by the Planning Commission at their
June 2, 1976, meeting was not submitted.
. Mr. G. Johnson moved the Peter C. Deckas subdivision and rezoning requests
be continued indefinitely. Mrs. McDonald seconded the motion. All voted aye.
Motion carried.
5-76-10 Shadow Hill (Robert E. Hanson). Generally located at the north-
east corner of the Crosstown Highway and County Road 18, adjacent
to Lincoln Drive and Vernon Avenue (continued from June 2, 1976.)
AND
REZONINGS:
Z-76-8 Robert E. Hanson.' Generally located at the northeast corner of the
Crosstown Highway and County Road 18, adjacent to Lincoln Drive and
Vernon Avenue. (continued from June 2, 1976) SHADOW HILL.
Mr. Luce recalled the staff and Planning Commission's concerns expressed at
the June 2, 1976, Planning Commission meeting regarding the proposed 100 unit
multiple residential development and the concept's congested appearance, lack of
open space, and lack of respect for the site's natural amenities. He reported
that as a result the project was reduced to 90 units, or 5.65 units per acre.
The original and revised concept plans were compared; Mr. Luce noted that
10 units were eliminated and the road widths were reduced, thereby increasing the
amound of open space and decreasing the total hard cover to 37 percent of the site.
A petition from residents of the Edina West Condominiums was presented
"not to oppose a residential development for the Shadow Hill site but to urge that
the topography and natural features of the land be protected and preserved, that
sufficient green areas and open space be provided, that excessive asphalt outdoor
parking areas be avoided, that the buildings be of various heights and shapes, and
that the natural drainage patterns not be destroyed." The petition also referenced
the 1971 Environmental Rights Act and expressed the belief that the marsh and
swamp land on the site in question falls within that Act and should be preserved.
Mr. Luce stated that although the proponent feels that the property is a man-made
7-7-76 Planning Commission Minutes, page 3
marsh and not a natural waterway or habitat, the State's interpretation of the Act
and its possible application to this site is not know. He stated the developer
will be required to approach the state for a permit to fill, and approval of the
requested rezoning and development concept may force the City of support the
developer's position before the State. He reviewed the areas of concern in regard
to the topography, vegetation, and other natural amenities.
Mr. Bill Dolan of Dolan, Bannister and Associates, architects and engineers,
agreed to provide adequate distance between the driveways on Vernon Avenue, as
required by the Engineering Department. He reviewed the concerns of the staff and
Planning Commission, and indicated.the revisions made in response to those
concerns. 'He noted that he and Mr. Hansen (the property owner) met with Hennepin
County regarding the adjacent freeway noise; the County agreed to take decibel
readings and make recommendations about possible noise barriers which they will
allow to be constructed in the County right of way. Mr. Dolan presented several
pictures of the site, and described the proposed single story units, ponding areas
and drainage pattern.
Mr. Leo Bury of Edina West indicated the residents of Edina West are con-
cerned about the area's current water seepage problem and possible flooding as well
as the protection of "this natural habitat." Mr. Bill Edgely and Mr. Don Surgeon
of Edina West agreed.
In reply to Mr. Bury, Mr. Luce stated the State Department of Natural
Resources would determine whether the property in question is subject to the En-
vironmental Rights Act.
Considerable discussion followed regarding what several Planning Commissioners
considered the "alley" effect of the site plan for the east portion of the site,
that portion between Vernon Avenue and the Crosstown Highway. Mr.Dolan explained
the most desirable unit types were located on the east site along the Crosstown
in order to make the site viable in spite of its shape, topography, noise, and
other problems.
Mr. Hughes moved the concept of 90 single story multiple residential units
be approved; that approval should not, however, be construed in any way as a
position of the Planning Commission relative to the Environmental Rights Act.
Mr. Runyan seconded the motion.
Mr. Luce noted that due to the size of the site and the fact that minimal
setbacks are proposed along the north boundary, particular attention will be given
to the landscape plan when final development plans are submitted.
Additional discussion regarding the east parcel was held. Mr. Hughes
amended his motion for concept approval, instructing the developer and staff to
review other alternatives and possible development solutions for the east portion
of the site. In addition, approval of the concept is contingent on the satisfactory
solution of the Environmental Rights Act issue with the State Department of Natural
Resources. Mr. Runyan seconded the amended motion. All voted aye. Motion carried.
Mr. Hughes moved the "Shadow Hill" subdivision be approved, contingent on:
1. satisfactory adjustment of the driveways on Vernon Avenue; 2. a parkland
dedication of 5 percent of raw land value; and 3. final approval of the rezoning
and overalldevelopment plans. H. E. McClelland seconded the motion. All voted
aye. Motion carried.
7-7-76 Planning ommission Minutes, page 4
S-76-13 Wright's Addition. Generally located east of Valley View Road,
at the end of Moccasin Valley Road.
Mr. Luce presented the proposed three lot single family subdivision and
indicated the proponent's house is located on proposed lot 2. He stated a sub-
division of the adjacent lot, including the dedication of right of way for an
extension of Moccasion Valley Road, is expected in the near future. Proposed
Lot 3 of Wright's Addition would be unbuildable, however, until that plat is
approved because direct access to a public street could not be provided. The
neighborhood lot sizes range from 13,775 square feet to approximately 20,000 square
feet. The proposed lots would be 15,500 square feet and 17,855 square feet. The
existing homesite would be 25,700 square feet.
Discussion followed regarding the small triangular piece of property
between lot 3 and the future extension of Moccasin Valley Road. The large tri-
angular lot immediately east of lot 3 (Lot 1, Braemar's Hill -A -Way Addition) and
its relationship to the proposed extension of Moccasin Valley Road was also dis-
cussed.
Mr. Hughes moved the proposed plat of "Wright's Addition" be continued until
a subdivision request for the Wallace Lilja property directly east of the site is
submitted for Planning Commission consideration. Mrs. McDonald seconded the
motion. All voted aye. Motion carried.
5-76-14 McCauley Heights 6th Addition. Generally located wast of McCauley
Trail, south of McC'uley Lane and north of Margaret's Lane.
Mr. Luce explained the proponents request to plat three single family lots
(at the end of Margaret's Lane). and one outlot which would eventually be further
subdivided. A graphic illustrating that future platting was presented.
In reply to Mr. Hughes, who suggested the entire property be platted at the
present time, the proponent, Mr. Tom McCauley, explained that further subdivision
of the outlot was postponed because of the difficulty in marketing double bungalow
lots along County Road 18.
After discussion, Mr. Kremer moved the preliminary plat of McCauley Heights
6th Addition be approved contingent on: 1. submission and approval:'of a Developer's
Agreement; and 2. a cash donation equal to five percent of the raw land value
to staisfy the parkland dedication requirement. Mr. Runyan seconded the motion.
All voted aye. Motion carried.
5-76-15 Deer Run. Generally located west of Olinger Road and north of
Olinger Boulevard.
Mr. Luce presented the proposed four lot single family subdivision and ex-
plained the two lots on Olinger Road would be about 14,000 square feet, and the
two "neck lots" to the west would be approximately 55,000 square feet. The neighbor-
hood -lot sizes are extremely varied, but average about 15,000 square feet in recent
subdivisions. Mr. Luce explained the staff is generally in favor of the proposed
plat but feels the front, rear, and side yards should be specifically identified
for both "neck lots" prior to final plat approval. Although the staff has con-
sistently discouraged the creation of "neck lots", in the broadest interpretation
of the regulations they do conform to the platting and zoning ordinances, and in
this instance, the property would be impossible to develop in another manner.
7-7-76 Planning Commission Minutes, page 5
The triangular parcel of Bredesen Park property between the subject property
and Olinger Boulevard was discussed. Mr. Luce indicated that although the City
had considered selling that parcel to the developer, it was decided that the piece
serves as a natural buffer from the park activities to the south and the single
family residential development to the north.
Mr. Bob Chance, 5804 Olinger Road, questioned the proposed drainage pattern.
Mr. Dunn indicated that a drainage easement along the lot line between lots 1 and
2 would be provided for surface drainage. Mr. Michael Kirkpatrick, the proponent,
stated he is proposing in addition to create a pond which would be partly on park
property and partly on the subject property. In reply to Mr. Ed Rippie, 5824
Olinger Road, Mr. Kirkpatrick stated that one driveway would serve both lots 1 and 2.
Mr. Luce presented the subdivision dedication report which requires the
donation of 2,250 (5 percent of the raw land value) for parkland purposes. Because
the developer had questioned the assessor's valuation, Mr. Luce indicated there is
an appeal process.
Mr. Luce reported the Environmental Quality Commission recommended the
park property not be modified or disturbed and that the proposed ponding area not
be allowed. He suggested the developer address the Environmental Quality Commis-
sion if he still desires to modify the city's parkland.
Mr. Jim Borhave of Bather, Ringrose, Wolsfeld, the surveyor, stated the
rear yard setback of lots 1 and 2 should be measured from the north lot line.
After additional discussion., Mr. Runyan moved the preliminary plat of Deer
Run be approved because the proposed density and use is desirable and is in
conformance with the Western Edina Land Use Plan.- Approval should, however, be
contingent on: 1. payment of a cash parkland dedication; 2. an approved
Developer's Agreement; and 3. the rear setback being measured from the north lot
line of proposed lots 1 and 2. Mr. Kremer suggested the City and developer trade
equal protions of land so two of the proposed lots would have access to Olinger
Road and two would have access to Olinger Boulevard. After brief discussion,
however, Mr. Kremer seconded the motion approving the preliminary plat as pre-
sented. All voted aye except H. E. McClelland, who voted nay because she is
opposed to,the "neck lot philosophy." Motion carried 6-1.
S-76-16 Robert Middlemist 2nd Addition Generally located west of Olinger
Road, south of Vernon Avenue, and east of the Blake Ridge town-
houses.
Mr, Luce stated the proponent is requesting approval of a four lot single
family subdivision with two long, narrow outlots along proposed "Grove Circle."
The outlots would provide the minimum 120 foot lot depth for possible future sub-
division of the lots immediately north and south of Grove Circle.
Mr. Luce stated the lot sizes are in conformance with the average for re-
cently platted properties near the site in question, and the land use is in con-
formance with the Western Edina Land Use Plan. Therefore, approval was recommended
contingent on the donation of a fee (5 percent of the raw land value) in lieu of
parkland, and on submission of a Developer's Agreement acceptable to the City
Engineering Department.
7-7-76 Planning Commission Minutes, page 6
In reply to Mr. Bob Chance, 5804 Olinger Road, Mr. Luce. noted a recent
subdivision ordinance amendment requires that a sign be posted on the property
being subdivided or rezoned advertising the anticipated public hearing dates.
Mr. Chance stated that no such sign has been posted on the property, and he re-
quested the proposed plat be continued for one month to give the developer an
opportunity to conform to that ordinance and post the requisite sign.
Mr. Middlemist, the proponent, agreed to erect the requisite signs and to
have consideration of this plat postponed for one month. Mr. C. Johnson moved
the preliminary plat of "Middlemist Addition" be continued to the next Planning
Commission meeting. Mr. Runyan seconded the motion. All voted aye. Motion
carried.
IV. REZONINGS:
Z-76-10 Grimes House. 4200 West 44th Street. R-1 Single Family Residence
District to R-1 (HPD) Heritage Preservation District.
Mr. Sand explained that "Heritage Preservation District" zoning does not
change any existing zoning regulations on a property, but adds additional regula-
tions requiring_,the owner to maintain the property and have any substantial
visual or structural modifications or alterations approved by the Heritage Preser-
vation Board, the Planning Commission, and the City Council. He presented several
slides of the Grimes House and reviewed its history.
Mr. Foster Dunwiddle, chairman of the Heritage Preservation Board, commented
regarding the architectural and historical significance of the property, noting
that it was recently placed on the National Register of Historic Places in Washing-
ton D.C.
Mr. Sand clarified the Heritage Preservation Board is recommending the
Grimes House and property be rezoned from R-1 Single Family Residence District
to R-1 (HPD) Heritage Preservation District. He indicated the property owners
recently granted the City a scenic easement for preservation purposes and are in
favor of the proposed rezoning.
Mr. Hughes moved the requested rezoning be approved, and Mr. Runyan seconded
the motion. All voted aye. Motion carried.
S-76-11 Rainbow Management Division. Generally located at the southwest
corner of W. 51st Street and France Avenue. R-1 Single Family
.Residence District to R-4 Multiple Residential District.
Mr. Luce noted the property in question is designated for multiple resi-
dential use on the 50th and France Redevelopment Plan. He explained the proponents
are requesting to build a four story, 45 unit apartment structure for the elderly
with individual enclosed garage stalls (1/3 per unit) on the west side of the
building. Five surface parking stalls would also be constructed. He noted the
garage floor of the proposed structure would be significantly below the existing
grade so the building would be slightly lower than the Lanterns Condominiums to
the north and there would be a natural berm between the structure and the west
property line. The developers have agreed to provide a bus pull -off zone on France
Avenue and to construct a bus shelter.
7-7-76 Planning Commission Minutes, page 7
Mr. Luce recommended the requested rezoning be approved for the following
reasons: 1. the development will aid in Edina's achievement of its housing allo-
cation requirement and will achieve the elderly section of Edina's Housing Assist-
ance Plan. (This site was identified in the City's 1975-76 Housing Assistance
Plan, a document which was produced and submitted to the Metropolitan Council and
HUD as part of Edina's application for Community Development funds.); and 2. the
development is consistent with the 50th and France Redevelopment Plan, and the
50th and France Business and Professional Association has endorsed the project.
Mr. Luce recommended that approval of the rezoning be contingent on:
1. significant landscaping along the rear (westerly) property line; 2. construc-
tion of the bus shelter and bus pull -off lane on France Avenue; and 3. approval
by the Department of Housing and Urban Development for Section 8 funds.
Mr. Runyan felt outdoor open areas should be provided on the site, and the
indoor lounge and laundry areas should be expanded. Roxanne Givens, the developer,
stated the residents at 50th and France would be able to participate in the
activities at the Yorktown Continental (an apartment building for the elderly at
7151 York Avenue South, also managed by Rainbow Management Division). Mr. Bob
Pope, the architect, stated the project is feasible only because the Yorktown
apartments are close and the management will be the same. He stated the lounge
and laundry areas could be expanded only by eliminating one unit. He agreed to
provide a one bedroom unit adjacent to the lounge on the first floor so that that
unit might eventually be converted into additional lounge space.
After additional discussion, Mr. G. Johnson moved the requested rezoning
be approved subject to the contingencies listed by the staff and the relocation
of units on the first floor next to the lounge, as discussed. H. E. McClennand
seconded the motion.
Mr. John Chapman, current president of the Edina Homeowners Coalition, stated
that a majority of the homeowner's associations are in favor of the request be-
cause of the need for elderly housing. A representative of the Lanterns Condo- ,
miniums felt the residents of the Lanterns should have been notified of the
Phanning Commission meeting. Mr. Luce stated that Sam McGowan of the Lanterns
had reviewed the plans earlier that day and indicated he had no objections to the
proposal.
Mr. Lewis recalled a motion approving the rezoning had been seconded. All
voted aye. Motion carried.
V. OTHER BUSINESS:
1. Minneapolis Zoning Code Amendment for 5101-5105 France Avenue..
Mr. Luce explained the City of Minneapolis has been requested to rezone the
property at 5101-5105 France Avenue from single family residential to commercial
for a card shop. Apparently as part of their zoning procedure, the proponent was
required by the City of Minneapolis to obtain the consent and signatures of all
property owners within 100 feet of the property to be rezoned. He indicated he
would recommend the City not sign the petition in favor of the rezoning because
approval of the request would extend the commercial zoning south of 51st Street,
which the City of Edina has considered to- be the logical barrier for commercial
zoning and activities. In addition, the site is directly across the street from
a proposed multiple residential use in Edina, which use was suggested to halt
commercial expansion and provide a buffer between the existing commercial activity
and the residential areas to the south.
7-7-76 Planning Commission Minutes, page 8
Mr. Hughes moved the proponent's request for consent be denied, as recommended
by the staff. Mr. G. Johnson seconded the motion. All voted aye. Motion carried.
2. Flood Plain Permit for Lot 1, Block 1, Gleason 3rd Addition. (FP -3)
Mr. Luce explained a double bungalow is proposed to be constructed on the
site, and the proponent is requesting a flood plain permit to allow additional
fill along the east property line. He indicated the staff would concur with the
recommendation of the Environmental Quality Commission; namely, that the flood
plain permit be granted provided the bottom floor elevation of the structure is
constructed at 866 and provided adequate soil erosion control measures are taken
during construction. The Nine Mile Watershed District must also approve the flood
plain permit.
Mr. Hughes moved the requested flood plain permit be granted with the condi-
tions listed by the Environmental Quality Commission and staff and with any addi-
tional conditions attached by the Nine Mile Creek Watershed District. Mr. G. Johnson
seconded the motion. All voted aye except H. E. McClelland and Mr. Kremer, who
voted nay. Motion carried 5-2.
3. Resolution of Appreciation for Frank S. Dean.
Mr. Luce presented a resolution of appreciation for Frank S. Dean, who
resigned from the Planning Commission effective June, 1976. The resolution, as
follows, was signed by the Planning Commissioners.
RESOLUTION OF APPRECIATION
WHEREAS, FRANK S. DEAN has been a member of the Planning Commission of the City of
Edina since his appointment by the City Council on May 7, 1973; and
WHEREAS, FRANK S. DEAN, by his efforts for the residents of Southwest Edina during
the formulation of the Southwest Edina Land Use Plan, by his actions while serving
as a member of the Board of Appeals and Adjustments while serving as a member of
the Board'of Appeals and Adjustments of the City of Edina from June 21, 1971, to
May 7, 1973, and by his actions while serving as a member of the Planning Commission,
contributed greatly to the orderly growth and development of the City of Edina and
has deservedly held the full respect and regard of his fellow members of the
commission;
NOW, THEREFORE, BE IT RESOLVED that the members of the Planning Commission of the
City of Edina on this 7th day of July, 1976, do hereby extend their sincere appre-
ciation for the services and contributions of FRANK S. DEAN and do hereby express
their personal thanks for his devotion to the fulfillment of his duties and re-
sponsibilities as a member of the Edina Planning Commission.
BE IT FURTHER RESOLVED that a copy of this. Resolution be transmitted to FRANK S.
DEAN and to the Edina City Council, and that it be spread upon the pages of the
minutes of the Planning Commission meeting held July 7, 1976.
The resolution was signed by: W. W. Lewis, Chairman, Samuel P. Hughes,
Clifford E. Johnson, David T. Runyan, Gordan V. Johnson, Mary McDonald, Richard
E. Kremer, and Helen McClelland.
7-7-76 Planning Commission Minutes, page 9
VI. ADJOURNMENT at 10:40 P.M.
Respectfully submitted,
Lynnae C. Nye, Secretary