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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