HomeMy WebLinkAbout1983 02-09 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD ON WEDNESDAY, FEBRUARY 9, 1983, AT 7:30 P.M.
MEMBERS PRESENT: Chairman Gordon Johnson, Mary McDonald, Helen
McClelland, Del Johnson, James Bentley, David Runyan,
John Palmer and Leonard Ring.
STAFF PRESENT: Gordon Hughes, City Planner
Fran Hoffman, City Engineer
Linda Elsen, Secretary
I. APPROVAL OF THE MINUTES: December 1, 1982
Del Johnson moved for approval of the December 1, 1982, minutes
of the Community Developmant and Planning Commission and Mary McDonald
seconded the motion. All were in favor; the motion carried.
ll. OLD BUSINESS:
Z-82-5 Johnson Building Co., R-1 Single Family Residence to
PRD -2, Planned Residence District. 4600 France Avenue.
Generally located west of France Avenue and south of 46th
Street extended.
Mr. Gordon Hughes reminded the Commission that the rezoning request
of the Johnson Building Company from R-1 Single Family Dwellings to Planned
Residential District - 3 had been considered at the September 1, 1982, and
the December 1, 1983, meetings. A 13 unit townhouse plan was first proposed
and later a 10 unit plan. Both plans were denied by the Commission based
upon non-conformance with the Comprehensive Plan which indicated a maximum
of 7 units on the site.
The applicant has notWreturned
with the 7 unit
proposal. The
zoning
classification has been revised from PRD
-3 to PRD -2,
corresponding to
the
requested density. The plan appears
to comply with
the requirements
of the
zoning ordinance with the exception of
side yard setbacks. A 35 foot
setback
is required by the ordinance and a 20
foot setback is
proposed from the north
and south lot lines.
Mr. Hughes stated that
past criticism had
been concerning the
requested
density. The present proposal
conforms with the
Comprehensive Plan
and therefore,
is recommended for preliminary
rezoning approval
subject to conditions
as follows:
1. Final rezoning is conditioned upon an acceptable overall development
plan.
2. Final replatting
3. Grant of setback variance by the Board of Appeals and Adjustments.
Staff would support the grant of these variances
Community Development and Planning Commission
February 9, 1983
Page two
Mr. Hughes reported that he had previously spoken with a few neighbors
who were unable to attend tonight's meeting and that they were in support of
the revised proposal. One resident noted that she supported the plan, however,
she preferred one driveway entrance located in the center of the site rather
than the two proposed drives.
Mike Klein, an architect fo the Johnson Building Co., explained that
the drive-through was thought to be the more desireable situation for service
vehicles. The drive-through would handle two way traffic.
John Palmer moved for approval of the rezoning proposal subject to the
conditions stated by Staff. Dave Runyan seconded the motion. All voted aye;
the motion carried.
III. NEW BUSINESS:
Z-83-1 Gittleman Corporation, R-1 Single Family Residence to PRD -3
Planned Residential District. Generally located west of Cahill
Road and north of Dewey Hill Road.
S-83-1 Lewis Ridge Condominiums
Mr. Hughes reported that the property measures 11.65 in area and is
zoned R-1 Single Family Dwelling District. To the north of the property is
Braemar Oaks Apartments, to the south is Lewis Park, to the west is 70 foot
wide park strip which separates the site from single family lots on Lanham Lane
and to the east is a vacant parcel. The Comprehensive Plan designates the
easterly two-thirds of the site for "medium density residential" which has a
density range of 6-12 dwelling units per acre. The westerly one-third of the
site is designated for public park and open space purposes.
Mr. Hughes explained that the applicant is requesting a rezoning of
the property to PRD -3, Planned Residential District. Preliminary development
plans illustrate two condominium buildings containing 108 dwelling units in total.
Underbuilding and surface parking are provided in numbers conforming to our
requirements. The proposed buildings are three stories of living space above
the underbuilding garage.
Mr. Hughes reminded the Commission that a similar zoning request by
Lanvesco Corporation for the subject property was considered approximately
five years ago. The issues concerning this rezoning focused on the construction
of Amundson Avenue, (which was deleted from our Comprehensive Plan several
years ago based upon Council action) , the dedication of the area lying west of
Amundson Avenue for park purposes, and the requested density. Although
the Council decided not to construct Amundson Avenue, it concluded that the
area lying west of Amundson should be dedicated for park purposes. Based
upon these decisions, a plan showing 96 dwelling units received preliminary
rezoning approval. Lanvesco did not pursue final approval.
Upon Staff's recommendations, the Gittleman Corporation increased their
proposed parkland dedication from 80 feet in width to 200 feet in width.
Community Development and Planning Commission
February 9, 1983
Page three
Mr. Hughes stated that in Staff's view, Mr. Gittleman's condominium
project on Dewey Hill Road and Cahill Road is a premier example of multiple
residential housing compatibly located in a low density single family setting.
Noting that the proposed Lewis Ridge condominiums closely parallel the quality
Dewey Hill Condominiums, Staff believes that the style, mass, height and density
of this development is appropriate and that the project will be an asset to the
neighborhood and the city. In addition, upon the submission of the revised
parkland dedication plans, Staff recommends rezoning approval, subject to
overall development plans and final subdivision of the site.
Mr. Del Johnson inquired of the status of the parcel located just
east of the subject site. Mr. Hughes reported that it is a vacant tract
approximately four acres in size, owned by Carl Hanson and Mr. Olson,
of Olson Brothers Drugs. it is also zoned R-1 and anticipated for the
development of apartments or a condominium project.
Mr. Melvin Gittleman, with the assistance of Mr. Harold Ness of the
Gittleman Corporation presented detailed plans of the Lewis Ridge Condominium
project. There were no questions from the Commission.
Mr. Del Johnson moved for approval of the proposed plans subject to the
Staff's conditions and Helen McClelland seconded the motion.
Mr. Ali Vahhaji, 5725 Kemrich Drive, explained that he owned the property
adjacent to the southwest corner of the site. He wanted to make certain that the
buffer zone with applied to the properties on Lanham Lane would be extended along
his property. Although the buffer strip was narrower in this location, it was
explained that the spacing to the condominium buildings from his property was
ample. Mr. Gittleman guaranteed that there would be ample landscaping to
protect his land.
Mr. Duane Delegard, 7209 Lanham Lane represented the Lewis Park
Neighborhood Association. At a prior meeting, the Association voted to endorse
the Council's 1978 position regarding Lanvesco's proposed development, in which
all development should be east of Amundson Road. Also, the parking areas
should not be facing Lanham Lane, that the elevation of the proposed buildings
should be lowered, that the density is too high and should remain at the eight
units per acre that was approved for Lanvesco and in closing, the parkland
dedication should be landscaped with mature trees by the developer.
Mr. Richard Westphal, 5704 Kemrich Drive, expressed his concerns
regarding the drainage. Mr. Gittleman and Mr. Fran Hoffman assured him that
the drainage system was sufficient to handle surface drainage.
David Runyan wondered why the Lewis Park Neighborhood Association
would want a park filled with mature trees. Mr. Delegard commented that the
park was actually a buffer and not used primarily for parkland.
Gordon Johnson inquired to those in favor of Del Johnson's motion.
All voted aye; the motion carried.
Community Development and Planning Commission
February 9, 1983
Page four
S-83-2 Normandale Bluff
Upon the proponent's request, James Bentley moved to table this item
for one month and David Runyan seconded the motion. All were in favor;
the motion carried.
Z-83-2 Hedberg E Sons, Co., R-1 Single Family Residence to POD -1, Planned
Office District - 1, Generally located east of France Avenue and north of
Parklawn Extended.
S-83-3 Hedberg Parklawn Acres
Mr. Hughes said that Hedberg and Sons, Co. owns approximately 95 acres
of property between France and York Avenues and south of Gallagher Drive
extended. This proeprty is zoned R-1 Single Family Residential District and
has been used for many years for sand and gravel mining. The Comprehensive
Plan designates the property for a mixture of high density residential uses,
office/mix development uses, and public park and open space.
Hedberg and Sons' immediate objective is to construct an office building
directly south of Dayton's Home Store. Therefore, the proponents request a
rezoning from R-1 to POD -1 for a 4.14 acre site in this location. Preliminary
Development Plans which were submitted in support of this rezoning illustrate
a four story office building containing about 71,000 square feet of floor area.
This building appears to conform to our requirements relative to parking quantity,
setback, height and so forth.
Mr. Hughes explained that to assist in the evaluation of this rezoning,
the proponents have prepared a land use concept plan for the balance of their
property lying north of West 76th Street. Of particular concern to the City
in this area are traffic circulation, park and open space uses, and a need for
fairly major story water ponding basins. This plan illustrates land uses that
are consistent with the Comprehensive Plan. The easterly extension of the
Parklawn Avenue is proposed as well as the provision of a new north/south
street which separates office uses from park and residential uses. This road
as well as Parklawn Avenue provides access to the office sites in order to
eliminate the need for direct access to France Avenue.
The Comprehensive Plan illustrates a major park/open space area which is
schematically located north of 76th Street and west of 7500 York. The proponents,
plan likewise illustrates such a park which would measure about 6.5 acres in size.
This park would be joined to the existing "Yorktown green strip" to the north
by way of new green strip along the east side of the proposed residential area.
The proponents also illustrate a three acre storm water retention basin within
the park.
Mr. Hughes commended the proponents for their efforts to prepare an
overall plan for their property which conforms to the spirit and intent of the
Comprehensive Plan. In Staff's view, the rezoning of Planned Office District
is proper and reasonable and should receive preliminary approval.
He continued that regarding the overall plan, some modifications were
recommended. First the portion of Hedberg Court lying south of Parklawn Avenue
should be deleted because the road does not serve a useful purpose in terms of
overall traffic circulation.
l
Community Development and Planning Commission
February 9, 1983
Page five
Second, a general reconfiguration of the park and open space dedications
were suggested. Staff believes that the park strip along the eastern edge of the
residential area should be eliminated. To take its place, Hedberg Court right-of-
way should be increased from 80 feet in width to 120 feet in width and extended
to the north boundary of the proponent's property. This right-of-way would
then accomodate the proposed street as well as trails, sidewalks and future
street -separated transit corridor. Also, it would provide a better buffer between
the office and residential uses and better alignment with the existing green strip
to the north. Such a realignment would require a modification to the parking lot
of the proposed office building.
With the elimination of Hedberg Court south of Parklawn, Staff recommends
reconfiguring the park area to provide a more useful shape. The proposed park
and open space area still contain a large quantity of sand and gravel which the
Hedberg and Sons Co. still wish to mine. The storm water from the proposed office
site can be temporarily stored in other locations and thus the park and open space
area need not be dedicated now. However, it is important that the City and
Hedbergs now agree upon the approximate size and location of the park area as
well as the schedule for its dedication.
Mr. Hughes stated Staff's recommendation of approval subject to the
following conditions:
1. Modification of the proposed land use concept plan as described earlier.
2. Modification of the proposed office building site plan to accomodate the
relocated green strip.
3. Final rezoning is conditioned upon an acceptable overall development.
Plat approval is conditioned upon:
1. Executed Developer's Agreement
2. Subdivision dedication.
Mr. Hughes concluded with the recommendation that the dedication for the
office site should be directed toward the park and open space area described
earlier. This dedication should be deferred subject to an agreement between the
City and proponent concerning the size, location and schedule of the dedication.
Mr. Fran Hoffman presented an overhead view of the major Stormwater
Management Plan for the Normandale Center Area.
Gordon Johnson noted the buffer strip on France Avenue and wondered
how soon France Avenue would be expanded to three lanes south of 70th Street.
Mr. Hughes replied that the County informs that it is not in their five-year plan.
Fred Hedberg Jr. was present. Mr. Runyan inquired as to the net
rentable area. Mr. Hedberg explained it was estimated at 85%.
Helen McClelland wondered if the Parkland Dedication would be too close
to Winfield Park. The two parks would serve two different areas for parkland.
Mr. Hughes clarified that the parkland dedication would include a percentage of
the total of the Hedberg's development at a later date instead of a small
l
Community Development and Planning Commission
February 9, 1983
Page six
percentage at different stages of development. This would have to be
covered in the Developer's Agreement.
John Palmer moved for approval of the preliminary plan and rezoning
based upon the conditions recommended by Staff and a recommendation that the City
enter into an agreement with Hedberg's concerning the future Parkland Dedication.
Mary McDonald seconded the motion. All were in favor, the motion carried.
Amendment of Zoning Ordinance to Allow Aerobic Dance Studios
in Office Building District and Planned Office District.
Mr. Hughes explained that Marilyn Ferris was present and was proposing
to conduct aerobic dance classes in an office area and, therefore, was requesting
an amendment be made to Ordinance No. 811--A to allow such activities. Staff
recommended approval.
John Palmer moved for approval of the amendment to Ordinance 811-A and
David Runyan seconded the motion. All were in favor; the motion carried.
IV. NEXT MEETING DATE: March 2, 1983
V. ADJOURNMENT:
Helen McClelland moved for adjournment and Mary McDonald seconded
the motion. All were in favor; the motion carried. The meeting was adjourned.
Respectfully submitted,
Linda D. Eisen
Secretary