HomeMy WebLinkAbout1976 10-27 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
HELD WEDNESDAY, OCTOBER 27, 1976
EDINA CITY HALL .
Members Present: William W. Lewis, Chairman, S. P. Hughes, C. E. Johnson, D. T.
Runyan, G. V. Johnson, M. McDonald, H. E. McClelland, and R. E. Kremer.
Staff Present: G. Luce, City Planner, H. Sand, Planning Assistant, R. C. Dunn, City
Engineer, and Lynnae Nye, Secretary.
I. Approval of the September 29, 1976, Planning Commission Minutes.
Mr. Hughes moved the September 29, 1976, Planning Commission'Minutes be approved
as written and submitted. Mr. C. Johnson seconded the motion. All voted aye. Motion
carried.
II. OLD BUSINESS:
1. SUBDIVISION 5-76-23 Woodbury Park Townhomes First Addition. Reese/Rova
& REZONING Z-76-13 Associates (The Woodbury Company). Generally located
at the southeast corner of France Avenue and W. 55th
Street. R-1 Single Family Residence District and
R-2 Multiple Residential District. Continued from
9-29-76.
Mr. Luce indicated the properties proposed to be rezoned for nine townhouse units
and recalled the requests for rezoning and subdivision were continued from the September
.29, 1976, Planning Commission meeting. He.presented graphics illustrating the property
dimensions, elevations, and the existing and proposed arrangement of the lots. Graphics
of the proposed exterior and interior floor plan were also presented.
Mr. -Luce recalled the developers and neighborhood representatives were requested
at the September Planning Commission meeting to.meet and discuss the proposal in ail
attempt to reach a mutually acceptable compromise regarding the development of the
site. The requested meeting was held, however, the neighborhood citizens still maintain
the opinion that the zoning should not be changed from R-1 Single Family District, and
the developers still prefer the townhouse proposal although they have agreed to
modify their site plan..
In reply to Mr. Hughes, Mr. Luce stated the highest possible use of the site
as it is presently zoned would be two.double bungalows on France Avenue and four single
family homes. He noted there may be an alley along the south lot line; if that is the
case, it would conceivably be vacated and added to the property in question to expand
the double bungalow lot area.
Mr. Hughes indicated he felt that double bungalows on France and single family
homes on W. 55th Street would be the most desirable land use on the property and would
not change the character of the neighborhood as townhouses might.
Mrs. Janie Paulus, 3805 West 55th Street, spoke on behalf of the Jordan -Sandstone
Homeowners Association to report on the meeting held -with the Woodbury Company
representatives on 10-19-76, to respond to the 9-29-76 staff report, and to further
oppose the requested rezoning. She indicated that two-story buildings do exist in the
neighborhood, that excess traffic is one of their major concerns, and that no proposal
was made to purchase the corner house and incorporate that property into the project
area. Slides of houses in the neighborhood were presented to illustrate that a wide
variety of architectural designs and economic backgrounds make up that area. Mrs.
10-27-76 Planning Commission Minutes, page 2
Paulus also presented a letter from the Adath Yeshurun Cemetery Association expressing
a _'definite interest in the purchase of this land". In addition, she resented a
petition signed by 65 households.on West 55th Street; Beard Court,
France Avenue,
West 54th Street, West Fuller, and Abbott Place asking that the current zoning in the
neighborhood be retained. She concluded the neighbors are againsttheproposed rezoning
Street
because: there will be a significant increase of traffic, particularly
and Drew Avenue; the townhouse proposal would form a closed -in look in the neighborhood
and would change the social and economic structure of the neighborhood; and the town-
houses would not be compatible with the existing homes and would violate the right of
the original residents to keep the present,zoning.
Mr. Frank Reese, representing the proponents, indicated they were not looking
for an increase in density but selected the PRD zoning district because of its
flexibility and because of the unusual configuration of the site. Regarding the traffic
question, Mr. Reese indicated that the amount of traffic generated from this site
would be greater if it were developed under the present zoning than if nine townhouses
were constructed. The proposed $80,000 townhouse units would increase the value of
other homes in the neighborhood.
Mrs. Robert Stanek, 3820 West 55th Street, stated the site in its present
condition is not ,an asset to the neighborhood. Mr. Ken Borden, 3701 West 54th Street,
questioned rahether there is sufficient lot width along France
Avenue for two t tt all. of theutraffic
bungalows.' Mr. John Bill, 3516 West Fuller Street, pointed
from the townhouses would exit onto West 55th Street whereas traffic from double
bungalows along France Avenue would exit onto France Avenue.
Mrs. McDonald stated that in her opinion the. neighborhood should remain single
family and the proposed townhouse zoning would be out of character. She moved the
Mr. Hughes seconded the motion. All
requested subdivision and rezoning be denied.
voted aye except Mr. G. Johnson who abstained. Motion carried.
III. NEW BUSINESS:
1. LOT DIVISION LD -76-11 Frank and Jean Wheeler. 6801 6805 and 6809 Dovre
& REZONING Z-76-15 Drive. Lots 1 2 and 3 Block 2 Nine Mile North
2nd Addition. R-1 Single Family Residence District
to R-2 Multiple Residential District. Continued
from 9-29-76.
Mr. Luce recalled that when this iand was originally platted, there was
considerable discussion about the proposed road location and whether the north half
of the property, which is primarily flood plain, should be divided into building sites.
He stated the proponents are requesting to divide the middle lot on the south `
side of Dovre Drive (lot 2 of Nine Mile North 2nd Addition) in half and to combine
one half with lot 1 and one half with lot 3. Both resulting lots are proposed to be
rezoned to R-2 for double bungalows.
Mr.. Luce stated the Western Edina Land Use Plan identifies the area adjacent
to Nine Mile Creek as an area for low density attached dwelling units such as townhouses
or double bungalows. H e recommended the proposed lot division and rezoning be
approved because: 1. the proposal would conform to the Western Edina Land Use Plan;
2. the area is intended to be a transitional area between the single family homes to
the east and the industrial zoning to the west. R-2 zoning would be appropriate in this
area; and 3. the proposed lots would meet all zoning and subdivision restrictions.
X10-27-76 Planning Commission Minutes, page 3
Mr. Bob Mace, owner of the property at the southwest corner of Dovre Drive and
Biscayne Boulevard, stated that when he purchased his home he was assured there would
not be a western exit to County Road 18 from this immediate neighborhood. Since then
Dovre Drive was extended west to Lincoln Drive and warehouses are now visible." Mr.
Mace stated that other people have since located in the area, and all had been assured
that the property in question would be single family. He stated the neighborhood
residents are not opposed to the lot division but are opposed to the rezoning because
they feel the lots on the north side would evenutally be rezoned and there would be a
domino affect into Parkwood Knolls.
�- Mr. Luce noted that if the requested rezoning and lot division were approved,
a similar request could probably be anticipated for the lots on the north side of Dovre
Drive. He presented a petition in opposition to the request which was signed by 31
households in the Parkwood Knplls area. In reply to Mrs. McClelland, Mr. Luce stated
that the lots in question at the present time are not located within the flood plain.
Any rezoning on the north side -of Dovre Drive might, however, have a significant impact
on the flood plain and Nine Mile Creek. He added that the two lots to be created
would each be about 20,000 square feet.
Mr. Bud Wheeler, representing the proponents, felt the proposed double bungalows
would not affect thevalueof the single family homes in Parkwood Knolls, and that
there would be little traffic impact on the homes because traffic generated from
these units would use Lincoln Drive. He anticipated the proposed double bungalows
would be valued at about $180,000, they would be one story, 2500-2600 square feet on
the ground -floor for each side, and the"rear portions of the property would remain
natural. H e stated the warehouses and Londonderry townhouses are visible from this
(. property and that double bungalows would be more appropriate on this site than single
family dwellings.
Observing that other double bungalows in the area are certainly not detriments
to the neighborhood, Mr. Hughes moved that the requested lot division, lot combinations,
and rezonings to R-2 be approved for the reasons listed by the staff. Mr. Runyan
ief discussion regarding the Western Edina Plan land
seconded the motion. After br
pon roll call, the following voted:
use and traffic elements, and u
Ayes: Mr. Runyan, Mr. G. Johnson, Mr. Lewis, Mr. Hughes, Mrs. McDonald.
Nays: Mrs. Mc Clelland.
Abstentions: Mr. C. Johnson and Mr. Kremer.
Motion carried 5-1-2.
2. REZONING Z-76-14 Frank Tupa Historical Park. Generally located north of
Eden Avenue, west of Willson Road, south of W. 50th
ghway 100. R-1 Single Family
Street, and east of Hi
Residence District to R-1(HPB) Heritage Preservation
District.
Mr. Sand stated the Edina Heritage Preservation Board has recommended that the
Frank Tupa Historical Park be rezoned from R-1 Single Family Residence District to
R-1(HPB) Heritage Preservation District. He indicated the park was created to house
the old Cahill School and Minnehaha Grange Hall, which were moved to their present
locations in 1969. The proposed rezoning would further identify the site and would
require that any interior or exterior modifications be approved by the Heritage
Preservation Board.
Mr. Sand stated the Heritage Preservation Board has made the following findings:
1. The physical nature of the buildings, lands, areas or districts to be rezoned
is important to the visual character of the city or the history of the city.
2. The physical significance of the buildings, lands, areas or districts to be rezoned
could be destroyed or diminished by improper modifications, or maintenance and
therefore regulation is necessary.
3. The overall condition of the buildings, lands, areas or districts is excellent,
which means that there is no apparent need for routine maintenance work or repairs.
4. The criteria established by Ordinance No. 802 is satisfied because the buildings,
lands, areas or districts:
(a) exemplify or reflect the broad cultural, political, economic or social
history of the nation, state or community;
(b) embody the distinguishing characteristics of an architectural type specimen,
inherently valuable for a study of a period, style, method of construction,
or of indigenous materials or craftsmanship.
5. The buildings, lands, areas or districts are listed on the National Register of
Historic Places.
He noted the'proposed rezoning would not include the basements or foundations since
they are not original.
After brief discussion, Mr. G. Johnson moved the rezoning of the Frank Tupa
Historical Park from R-1 to R-1(HPB) be approved as recommended by the Edina Heritage
Preservation Board. Mr. C. Johnson seconded the motion. -All voted aye. Motion
carried. �.
3. SUBDIVISION S-76-25 Findell 2nd Addition. Generally located north of
the Braemar Oaks Apartments, south of W. 70th
Street and Cahill Elementary School, east of Lanham
Lane and west of Cahill Road.
Mr. Luce noted the property in question is irregularly shaped because the
proponents' total ownership is included in the proposed plat. He clarified the
proponents own proposed Outlot A; Outlot B; Lot 1, Block 1; and Lot 1, Block 2.
Lot 2, Block 1 has been sold to Marsh Everson and was recently reviewed and approved
by the Planning Commission and City Council as the Lapepiniere Addition. The land
owners have decided to plat.all of the property in this area into one addition.
Mr. Luce stated that Outlot A is shown as an outlot because it would have no public
access, Outlot B would be dedicated to the city for parkland purposes, and a
portion of Cahill Road and Amundson Avenue would be dedicated for public road purposes.
The potential development of Outlot A was discussed. Mr. Luce indicated the
owner may eventually purchase the lot directly to the east and develop that property
concurrently with Lot 1 and Outlot A; access would be had from the future extention
of Amundson Avenue.
Mr. Luce recommended the proposed plat be approved for the following reasons:
1. it conforms to the Southwest Edina Plan; 2. the dedication of the road is necessary
to achieve the traffic element of the Southwest Edina Traffic.Study; and 3. the
dedication of Outlot B (the park outlot) completes the Southwest Edina park acquisition
plan. Approval, however, should be contingent on submission of a deed for Outlot B
to satisfy the parkland dedication requirement.
Mr. C. Johnson moved the proposed plat be approved as recommended by the staff,
provided a deed is prepared and submitted for Outlot B for parkland purposes. Mr.
Kremer seconded the motion. All voted aye. Motion carried.
0
r IV. OTHER BUSINESS:
1. Ordinance Amendment Providing for Senior Citizen Housing.
Mr..Luce recalled the discussion held at the -September -29, 1976, Planning
Commission meeting regarding the proposed zoning ordinance amendment, and briefly
reviewed two charts presented at that time. One chart compared the present ordinance
with the reduced ordinance regulations allowed via various variances for existing
senior citizen apartment buildings; the other chart compared the proposed ordinance
requirements with similar ordinances of other suburbs.
Mr. Luce presented and reviewed the proposed ordinance amendment and
indicated that in preparing this document the staff consulted with several experts
knowledgeable about housing for the elderly and attempted to divorce this proposal
from the proposed subsidized apartment building for the elderly at 51st and France.
He noted there will still be some similarities because certain standards were
established by the staff in earlier meetings with the architect when the 51st and
France building was being designed. Also, some of the features of the proposed
building and the proposed ordinance amendment reflect HUD requirements for subsidized
buildings for the elderly.
Discussion followed. Mrs. McClelland and Mr. Kremer felt the minimum
square footage for a one -bedroom unit should be increased to 600 square feet and
that the indoor community space should be increased to 20-25 square feet per unit.
Mr. Luce indicated that the proposed 550 square foot requirement for one bedroom
units exceeds HUD's minimum requirement. He stated that if the minimum square footage
requirement were increased, the residents'housing costs would also be increased.
Also, certain features of the building exterior might be eliminated in order to
allow for the increased unit size.
Mr. G. Johnson moved the•proposed ordinance be approved subject to a modification
of the square footage requirement for indoor community space to 20 square feet for
the first 50 units and 15 square feet for each additional unit. Mrs. McClelland
seconded the motion.
Mr. Charles Bjork, 5121 Gorgas Avenue, felt the minimum unit size and required
lot area per dwelling unit should be increased. Mr. Bill Phillips of the Lanterns }
condominiums noted, with respect to the 51st and France building, that it might
not always be owned and managed.by the developers, and if the ownership were to change,
the community activities at the Yorktown Continental would not necessarily be
available to residents of the 51st and France building. Mr. Phillips felt the
community room space should be increased as long as that possibility exists. Mr.
Runyan agreed the indoor community space should be designed as if the building were
to be an independent project.
After additional discussion, Mr. Runyan amended the pending motion to also__
require 1250 square feet per building or 15 square feet per unit, whichever is greater.
Mrs. McClelland seconded the motion as amended. All voted aye. Motion carried.
2. Ordinance Amendment Allowing Martial.Arts School in C-1 Commercial
District.
Mr. Luce announced the requested ordinance amendment to allow martial arts
schools in C-1 Commercial Districts was withdrawn. No action was taken.
V. ADJOURNMENT.
Respectfully submitted,
Lynnae Nye, Secretary