HomeMy WebLinkAbout1977 11-30 Planning Commission Meeting Minutes RegularEDINA PLANNING COMMISSION MINUTES
WEDNESDAY, NOVEMBER 30, 1977 at 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
Members Present: W. W. Lewis, Chairman, Clifford Johnson, Gordon Johnson,
David Runyan, Richard Kremer, Mary McDonald and
Helen McClelland
Staff Present: Gordon Hughes, Director of Planning, Harold Sand, Assistant
Planner, Karen Sorensen, Secretary
I. Approval of November 2, 1977 Planning Commission Minutes
Mr. Clifford Johnson moved for approval of the November 2, 1977 Planning
Commission Minutes with the following change: One page 4 under discussion
regarding the laundries, the last paragraph should state that Mrs. McDonald seconded
the motion. Mr. Gordon Johnson seconded the motion. All Voted Aye. Motion Carried.
II. OLD BUSINESS•
Subdivision Brookview Heights 5th Addition. C. Jacobson. Generally
S-77-21 located east of Cahill Rd. and Nine Mile Creek, west of
the M.N. & S Railroad Tracks and north of W. 70th
Street, (an extension of Limerick Lane)
Mr. Gordon Hughes noted that this subdivision had been continued from the
November 2, 1977 Commission Meeting for consideration of questions raised by
surrounding property owners. Most of the questions concerned the effect of the pro-
posed.subdivision on Nine Mile Creek and its flood plain.
Mr. Hughes reported that staff had reviewed the questions and found that
the Olsen home at 6725 Cahill Road was constructed shortly after the establishment
of the watershed district and prior to adoption of the City's flood plain ordinance.
The home was constructed about one foot lower than the 100 year flood plain elevation
of Nine Mile Creek. However, the proposed Brookview Heights 5th Addition will
increase the flood elevation of Nine Mile Creek by approximately one inch. The
staff concludes that the requested subdivision's effect on the Olsen home is
insignificant. .
Staff had reviewed the plans for T.H. 100 improvements and found that these
improvements in the past and will in the future replace obsolete and undersized
culverts with larger culverts. Staff felt that the flood plain elevations will
decrease rather than increase as a result of these improvements. The watershed
district will review the flood plain elevations in the vicinity of W. 70th Street.
Mr. Hughes noted, however, that the elevations should have no bearing upon the
review of Brookview Heights 5th Addition.
The probability of a 200 year rainfall has been statistically shown to
occur once in every 200 years, however, it could happen again immediately. For
flood plain management purposes, the City, State, the watershed district and the
Federal Government use the 100 year frequency rainfall as a criterion.
The staff cannot answer the question relating to the effect of climate on
flood plain elevations. A comprehensive study at considerable cost would be
necessary to document such changes in climatic conditions.
Planning Commission Minutes
Page Two
November 30, 1977
Mr. Hughes also noted.that since its creation in 1961, the Nine Mile
Creek Watershed District has enforced a regulation of allowing only 20% encroach-
ment and in other cases less than 20%. Brookview Heights 5th Addition proposes
an encroachment of 13% which is well below the maximum allowed. The remainder of
the flood plain (4 acres) would be dedicated to the City.
As part of previously approved subdivisions, a 200 wide greenbelt was
obtained in the vicinity of the proposed subdivision. The creek does not run
straight through this greenbelt, but we believe that a green belt of this width
is adequate to protect the natural character of the creek.
Mr. Hughes noted that staff recommended approval of this subdivision on
November 2, 1977 with some conditions and modifications. Staff continues to
recommend approval. Staff believes this proposal conforms with all City require-
ments regarding flood plain management and dedication of parks and open space lands.
Mr. Robert Sandilla 6715 Cahill Road stated that he thought that some
modifications were to be made and that he was unable to see that any modifications
had taken place since the November meeting.
Mr. G. Hughes stated that there would be an easement provided along Lots
8 and 9 and 1 and 18 to provide a drainage area. The fill lines do not follow the
lot lines but are well within the lot lines.
Mr. Robert Dunn, City Engineer, stated that a relatively small storm sewer
could be run along the north line of Lots 1 and 18 to the west and then run into
the creek. He also stated that the watermain should be continued through theplat
to connect with the main running from Brook Drive to Ridgeview. The storm sewer
to run completely through the plat from east to west along north line of the plat
to handle back yard and street drainage. All storm sewers to extend completely
through the lots., He also noted that all engineering work and sizes of mains and
sewers was not calculated until the plat was in final form.
Mr. G. Taft, 6605 Cahill Road stated that the neighbors were told that an
existing storm sewer pipe would be covered 14 years ago, and nothing has been done
about it yet.
Mr. R. Anderson, co -developer of the subdivision, stated that the peat
would be removed from the lots to sand or clay and then filled and compacted. No
soil borings have been made as yet, but it is felt that the peat is only 7-8 feet
deep. Mr. Carlyle Jacobson stated that he does not build a home on peat and stated
that he would get soil borings of the subject lots. Mr. Dunn stated that soil
borings are not required until the building permit is requested.
Mr. Runyan asked if any of the questions raised had been documented on a
final drawing that these things will happen.
Mr. G. Hughes replied that in the staff report of November 2nd, six items
are stated relating to things that have to occur before final approval is to be
given, as well as the submitted engineering report.
Planning Commission Minutes
Page Three
November 30, 1977
Mr. Runyan moved approval of the subdivision based on the items listed
on the staff report and the engineering report. He also suggested that the
builder/developer will have to work with the City and the neighbors and keep them
all informed. The subdivision should be approved subject to the modifications and
conditions listed in the November 2nd staff report and those conditions and
modifications listed in the engineering report. Mr. Gordon Johnson seconded the
motion. G. Johnson, D. Runyan, R. Kremer, M. McDonald and H. McClelland voted
Aye; W. Lewis and C. Johnson voted Nay. Motion Carried.
II. OLD BUSINESS
Ordinance A Zoning Ordinance Amendment to Allow Laundries as a
Amendment principal use in the C-1 Commercial District
Chairman Lewis commented that he had gone through the Edina Cleaners and
Laundry facility and as a result had changed his mind about the proposal and
was now very sympathetic to improving that corner. He stated that the proposed
expansion of the laundry would get the debris off the street, take the entrance
away from the corner and improve the whole area.
Mr. G. Hughes stated that representatives of the laundry were at the meeting
to make the presentation. lie then introduced Mr. Howard Dahlgren of Dahlgren and
Associates.
Mr. Dahlgren congratulated the Commission on the fine work they had done
and were still doing in the planning and development of the City. He then
introduced the people who were involved with the project. In attendance were
Mr. Kodet from the architectural firm, Dickey and Kodet, Mr. Mike Gair from
Dahlgren and Associates, Mr. Martin Stein, owner of the Westgate Theater and
Mr. Wes Stotts and Mr. Dave Stotts, owners and operators of the Edina Cleaners
and Launderers.
Mr. Dahlgren noted that Mr. Stotts and Mr. Stein had been Edina residents for
many years. The first theater was opened in 1934 and later the Westgate theater,
which has been run successfully. The Edina Laundry has been located on
Sunnyside since.1960. Mr. Dahlgren noted that approximately one-half of their
business comes over the counter and most of their customers are from Edina. In
the C-2 District, a dry cleaners is allowed, but the laundry is not.
Mr. Dahlgren presented a rendering indicating the zoning of the surrounding
properties in the area. He noted that a petition had been circulated among the
businesses in the vicinity as well as several R-1 areas. All of those persons
who signed the petition were in favor of the proposal. He stated that all of the
drawings and renderings shown tonight were all preliminary and also noted that the
proposal would have to go before the variance bcard and at that time the details
will all be shown. lie noted that this is merely a concept plan of what the
building would look like when completed. The proposal does not adversely affect
anyone in the community, and in this location, they have functioned well.
Mr. Dahlgren noted that conversions of theater buildings to other uses are -
difficult to accomplish. lie stated that if the Cleaners were not allowed to expand
into the theater, it may be very difficult to utilize the theater building
properly.
Planning Commission Minutes
Page Four
November 30, 1977
Mr: Runyan stated that the whole look of the property would not be altered,
there would not be any more mass than there is presently. Mr. Dahlgren stated
that the only change in mass would be the removal of a large sign and there
would be no change in the building size itself. We want to clean up the triangle;
organize the appearance of the parking lot and improve the exterior of the
building itself with rough cedar and tie it all together so that there will be
some unity.
Mr. Runyan then asked what was to become of the lobby area. Mr. Dahlgren
stated that it may be used as a lunch room for the employees as there is no lunch
facility for the employees at the present time. A portion of it may be used as
shops. A final determination of its use has not yet been made. The laundry
operation will operate off the parking lot. The entrance to the dry cleaning
area will remain the same.
Mr. Cliff Johnson asked if there would be a problem with the solvents and their
storage. Mr. Stotts replied that the Fire Department had made an inspection of
the property and the dry cleaning plant had complied with all regulations by
burying the solvent tank and all equipment met code, so there would be no difficulty
with that.
Chairman Lewis introduced Mr. Warren Hyde who madethe following comments on
the proposal. What we are faced with here is a problem with a specific problem in
the ordinance. We are dealing with two properties that have never been nuisances
and have been good for the community. Mr. Hyde stated that somehow the proposed
expansion ought to be accommodated.. H'e rioted that the ordinance allows 2500 square
feet for these two services and the two of them together are about 7500 square feet
which would require a variance of about 10,000 square feet, and that is quite large.
It might be possible to consider each use separately rather than together so
that the variances won't be so big.
Mrs. McDonald stated that if we are going to amend the ordinance and still
have the square footage and then go to variances - could we just go to variance
without changing the ordinance?
Mr. G. Hughes replied that it was his understanding that the City cannot grant
a variance to allow a use not specifically allowed by the zoning ordinance. The
other existing C-1 Districts within the City are located at 70th and Cahill and
Wooddale and Valley View.
Mr. Kremer noted that economics would likely prevent another person from putting
a laundry in a C-1 District. Mrs. McClelland stated that there could be some
difficulty with other areas now in the C-1 District. Others may want variances also.
Mr. Stotts, Sr., stated that he moved into the laundry building in 1960.
He appeared before the then Morningside Council and at that time no square footage
was mentioned.
Planning Commission Minutes
Page Five
November 30, 1977
Mr. Runyan stated that he was in sympathy with the project and thought that
since the proponent is not changing the mass -of the buildings, it could mak- the
whole area much nicer. It is appealing and could be a nice addition.
Mr. Kremer stated that perhaps the best way to accomplish the proposed
expansion would be to leave it C-1 so that in the years ahead we won't be saddled
with all the other uses allowed in C-2 zones. He stated that to accomplish the
expansion we should leave the property C-1, make laundries a permitted use in
C-1 with a recommendation to the Council to grant variances; amend the ordinance
to combine laundry and dry cleaning and making the limit 10,000 square feet in
that district. If something changes, the property will still be C-1.
Mr. Kremer moved that the Commission recommend to the Council that we amend
the zoning ordinance to allow laundries as a principal use in the C-1 District.
Mr. Runyan seconded the motion. All Voted Aye. Motion Carried.
After considerable discussion regarding the variance that may come about, ,
Mrs. McDonald moved that we do not change the ordinance as far as the 2500 square
foot requirement, but that the Planning Commission strongly recommend the passage
of a variance for this project for the following reasons:
1) petition from the surrounding merchants supporting the project and
the private property owners, and
2) a distinct benefit and an improvement to the corner.
Mr. Runyan seconded the motion. All Voted Aye. Motion Carried.
III. NEW BUSINESS
Lot Division Miller Lot Division. Lots 1 and 2, Block 1, Brookview
LD -77-14 Heights 3rd Addn. Generally located north of W. 70th
St. and east of M. N. & S Railroad Tracks
Mr. G. Hughes noted that the proponents are requesting a lot division to
realign the lot lines between Lots 1 and 2, Block 1, Brookview Heights 3rd Addition
to provide an additional 12 feet of frontage for Lot 2. This division will allow a
structure to be constructed on Lot 2 without variance.
Staff recommends approval of the lot division.
Mr. Clifford Johnson moved for approval of the proposed lot division.
Mrs. McClelland seconded the motion. All Voted Aye. Motion Carried.
Subdivision Edina Interchange 6th Addition. Generally located east
S-77-26 of Metro Blvd., west of Hwy. 100 and north of Edina
Industrial Blvd.
Mr. G. Hughes reported that the proponents are requesting a replat of part
of Lots 4, 5 and 6, Block 6, Edina Interchange Center. Each of the three new lots
created would measure about 1.3 acres. Staff recommends approval of the proposed
subdivision for the following reasons:
Planning Commission Minutes
Page Six
November 30, 1977
1) no additional lots will be created.
2) the request complies with the subdivision and zoning ordinance.
Mr. G. Hughes stated that no parkland dedication was made at the time of the
original platting so that is part of the recommendation of the replat.
Mr. G. Johnson moved for approval of the proposed replat for the reasons
stated in the staff report. Mr. Clifford Johnson seconded the motion. All Voted
Aye. Motion Carried.
Subdivision Dewey Hill Addition. Schuster Property. Generally located
S-77-27 north of W. 78th St., west of Braemar Park and south of
Dewey Hill Road.
Mr. G. Hughes reported that three years ago, the Planning Commission reviewed
and approved a development proposal known as Indian Meadows for the area referred
to as the Schuster property. This site was 70 acres in size. The proposal at
that time was for 40 single family dwellings on the northerly portion of the property
and 291 multiple dwelling units on the southerly portion of the site which was
proposed to be rezoned PRD -2. Since its approval by the Planning Commission, the
subject property has been sold. The present owners are now proposing a single
family subdivision of the northerly portion of the site. Access to such lots would
be provided by a cul de sac from Dewey Hill Road. The present plan proposes a
reduction in the total number of lots from 40 to 26.
The lots range in size from 18,000 square feet to 53,000 square feet. A
20 foot wide outlot is also proposed westerly of Lot 1 to provide access from
Dewey Hill Road to City owned outlots. The southerly portion of the property is
intended at a later date to be developed with a lower density than previously approved.
Staff feels that due to provision of adequate access from the east, south and west,
the multiple residential character of the southerly portion of the property and -the
single family character of the northerly portion of the property as well as other
properties, the natural division between the northerly and southerly portions of the
property created by public open space lands and traffic problems on Dewey Hill Road,
staff believes that the northerly and southerly portions of the site should not be
connected with a roadway. Such a connection was not proposed as part of the Indian
Meadows concept.
reasons:
Staff recommends approval of the proposed subdivision for the following
1) the proposal conforms with the Southwest Edina Plan
2) the subdivision proposes a lower density than the previously
approved Indian Meadows concept
3) lot sizes are similar to and exceed existing single family lots
in the vicinity of the subject property
4) adequate access to public open space lands has been provided from
Dewey Hill Road
Planning Commission Minutes
Page Seven
November 30, 1977
Approval is recommended with the following conditions and modifications:
1) an executed developer's agreement
2) submission of an erosion control plan
Mr. Runyan stated that there has been a problem with oversized lots and
owners asking for division of them because they are too difficult to maintain.
There was some general discussion regarding the road circulation and whether
or not Delaney Road would or would not be built.
Mr. Runyan moved to approve the proposed subdivision subject to staff
recommendations, conditions and modifications as stated in the staff report.
Mr. Gordon Johnson seconded the motion. Mr. Kremer felt that the approval of the
engineering report be included in the motion with the exception of numbers 1, 8
and 9 listed in that report. All Voted Aye. Motion Carried.
Rezoning Banco Properties, Inc. PID to 0-1. Northwestern Bank
Z-77-20 and Addition. Generally located at Washington Avenue and
Subdivision Valley View Road
S-77-28
Mr. G. Hughes reported that the subject property is a two acre tract of
land located between County Road 18 and Washington Avenue and north of Valley View
Road. The property is presently zoned PID, which is in conformance with the
Southwest Edina Plan.
Banco Properties, Inc., proposes to construct a detached banking facility
for Northwestern National Bank of Hopkins on the site. Staff has determined that a
detached banking facility is classified as a financial institution which is not
allowable in PID zones, but is allowable in office zones. The proponents are
requesting a rezoning to 0-1 Office District.
Staff believes that the proposed rezoning and use of the site is
appropriate based upon its proximity to the County Road - Valley View Road Inter-
change. We have allowed office uses in more visible locations in close proximity
to major interchanges while locating industrial uses in less visible areas.
Staff is somewhat reluctant to recommend the rezoning of one parcel of
property without concurrently amending the Southwest Edina Plan. Therefore, the
staff recommends a plan amendment to designate an area abutting the County Road 18
Valley View Road interchange as office use. Staff recommends this amendment for
the following reasons:
1) the improvements to the Valley View -County Road 18 interchange
are essentially complete.
2) the area is well suited for office uses.
3) the existing parcels of property in this area are below minimum
size requirements for PID uses and would require variances to allow
such uses. Such variances would not be required for office use.
Planning Commission Minutes
Page Eight
November 30, 1977
Staff recommends approval of the requested rezoning and subdivision with the
following conditions and modifications:
1) parkland dedication
2) rezoning is contingent on the amendment of the Southwest Edina Plan
3) rezoning is contingent on final plat approval.
Mr. Klus, Banko Properties, Inc., presented a model of the building proposed
for the site. He indicated that 167 businesses had been contacted about the
possibility of a bank in the vicinity and there had not been one negative response.
Depositors would draw from Eden Prairie, Minnetonka and Edina.
After some additional discussion, Mr. Runyan moved that the Southwest Edina
Plan be amended according to the conditions noted in the staff report. Mrs. McClelland
seconded the motion. All Voted Aye. Motion Carried.
Mr. Runyan then moved that the Commission recommend approval of the rezoning
of the property from PID to 0-1 Office District and approve the preliminary
subdivision subject to the conditions and modifications in the staff report.
Mr. Cliff Johnson seconded the motion. All Voted Aye. Motion Carried.
IV. ADJOURNMENT
Mr. Gordon Johnson moved for adjournment. Mr. Clifford Johnson seconded the
motion. All Voted Aye. Motion Carried.
Respe tfully sub itted,
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Karen Sorensen, Secretary