HomeMy WebLinkAbout1984 02-27 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA
COMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD WEDNESDAY, FEBRUARY 27, 1985, AT 7:30 P.M.
MEMBERS PRESENT:
Chairman Gordon Johnson, John Bailey, Phil Sked, Helen
McClelland, Del Johnson, Len Ring, John Palmer and
David Runyan
MEMBERS ABSENT:
Bill Lewis, Virginia Shaw and John Skagerberg
STAFF PRESENT:
Gordon Hughes, City Planner
Fran Hoffman, City Engineer
Linda Elsen, Secretary
I. Approval of the Minutes: January 30, 1985
Mr. Palmer moved for approval of the minutes with the
correction that he had abstained from voting regarding the
Edina Community Centers Condition Use Permit. Mr.,Runyan
seconded the motion. All were in favor; the motion carried.
II. New Business: S-85-2 Interlachen Heights
Generally located: West of Ridge Road and North and
South of Interlachen Boulevard.
Mr. Hughes reported that the subject property measures
12.75 acres in area and is zoned R-1, Single Dwelling Unit
District. An existing dwelling is located in the north
central portion of the property. The property adjoins
developed, or partially developed, R-1 lots on its north and
east sides. That portion of the site located north of
Interlachen Boulevard adjoins Van Valkenburg Park on the
west and that portion located south of Interlachen Boulevard
adjoins undeveloped R-1 property.
The applicant's subdivision plan proposes 20 R-1 lots
for the property. Lot 7 of the proposed plat would be
retained for the existing home. The proposed lots are very
large, ranging from 17,500 square feet to 34,900 square feet
with an average of 23,000 square feet.
He explained that the plat proposes the westerly
extension of Interlachen Boulevard and the northerly
extension to Interlachen of Green Farms Road. The area
north of Interlachen Boulevard is proposed to be served by
two cul de sacs rather than a through street due to
dimensional problems as well as undesirable effects on the
.0
existing home. Both Interlachen and Green Farms are
proposed to terminate with temporary cul de sacs pending
development of properties to the south and west. However,
Carl Hansen, the owner of the adjoining property is
apparently interested in now extending Green Farms Road from
the south, thus eliminating the need for one of the cul de
sacs.
Mr. Hughes stated that the proposed plat represents an
anticipated development of the subject property in terms of
land use and street extensions. Proposed lot sizes are
generous and are compatible with the large lot character of
this part of Edina. Staff sees no reason for requiring
the extension of Interlachen Boulevard westerly to Malibu
Drive at this time. Such an extension should be considered
in connection with the next subdivision to the west.
Mr. Hughes summarized Staff's criticisms of the
proposed plat. First, the side lot lines of Lot 3, Block 2
and Lot 2, Block 1, should be oriented more radially with
the curve of Green Farms Road to provide more logical lot
shapes. Second, there could be some changes to the proposed
street grades, although this is an aspect of final plat
approval. Third, the temporary cul de sac for Interlachen
could be deleted in that the permanent cul de sac for
Interlachen Court would suffice in this regard. However,
Staff has no objections to providing the temporary cul de
sac if the applicant so desires.
A final issue concerning this plat is subdivision
dedication. Mr. Hughes said that existing vegetation will
adequately screen proposed homesites from the park and
better use could be made of a cash dedication. However,
this issue should be referred to the Park Board for their
recommendation prior to hearing by the Council.
Staff recommends preliminary plat approval subject to
the following conditions:
1. Developer's Agreement
2. Revision of street grades prior to final plat
3. Subdivision dedication
4. Realignment of lot lines as discussed earlier
Mr. Hughes noted that he had been approached by a Ridge
Road resident who inquired about the possibility of serving
some of the deep lots on Ridge Road as part of the proposed
plat with the Parkwood Knolls plat to the south. If it
desirable to extend a street or access to the rear of the
Ridge Road properties, Staff believes that this would be the
most feasible way. A cul de sac could strattle the lot line
between the Loufec property to the north and the Hansen
property to the south. The Ridge Road resident intends to
discuss these preliminary suggestions with other neighbors
as well as Mr. Loufec and Mr. Hansen. Although this does
not affect the proposed plan, however, the north half of the
right of way could be reserved as an outlot to facilitate
this extension in the future.
Mrs. McClelland suggested that Interlachen Boulevard
construction be done as soon as possible in conjunction with
the construction at Van Valkenburg Park. Mr. Hughes noted
that final grading for the Park was a different type of
grading than that for the roadway. Therefore, it was
doubtful that any savings would result. Mr. Hoffman added
that the right-of-way for the further extension of
Interlachen had not as yet been secured.
Mrs. McClelland moved for approval of the subdivision
subject to the conditions suggested in the Staff report.
She also suggested that Carl Hansen be contacted regarding
an early construction of Interlachen Boulevard. Mr. Del
Johnson seconded the motion. All were in favor; the motion
carried.
Z-85-1 Woodhaven. Lots 3, 4, & 5, Block 4, Grandview
Heights. R-1 Single Dwelling Unit District to PSR -4,
Planned Senior Residence District.
Generally located: South of Interlachen Boulevard, west of
Summit Avenue and north of Vernon Avenue
Mr. Hughes stated that the subject property measures
32,500 square feet in area and is composed of three
developed single family lots. The Commission and Council
reviewed a rezoning request for this property on several
occasions in 1983 and 1984 which proposed eight townhouse
units. These units were to be an extension of the townhouse
project which had been constructed at the corner of Summit
and Interlachen. The Council approved a rezoning to PRD -3
on March 19, 1984, for this project, however, the plat for
the property was not completed and construction has not and
apparently will not commence.
The subject property has now been optioned by
Westminster Corporation for .the purpose of constructing a
senior citizen residence. A rezoning of the property to
PSR -4, Planned Senior Residence is requested. A three-story
building is proposed which would house 28 senior citizen
units and one caretaker unit. As with the previous
townhouse plan, the applicant proposes the vacation of
Summit Avenue and the inclusion of the vacated right of way
into the site. Access to the site will be maintained both
to Interlachen Boulevard as well as Vernon Avenue to
alleviate the site distance problems associated with the
Summit and Interlachen intersection.
Mr. Hughes noted that building setback requirements are
somewhat unusual in this case in that the lot does not front
on a public street in the traditional sense. Staff has
suggested that the east side of the building should be
considered the front yard and the west side should be
considered the rear yard. Thirty-five foot setbacks are
required and have been provided except that the
northwesterly corner of the building maintains 32 feet. The
north and south sides of the building should be considered
interior side yards which require 20 foot setbacks as have
been provided.
Building height was a concern expressed by property
owners to the west in regard to the prior townhouse plan.
This concern will likely be raised again, especially since
the proposed building is a full three stories in height
rather than two and one-half stories as were the townhouses.
Although a final grading plan has not been produced, the
first floor elevation of the proposed building will be lower
than the townhouses that were proposed. As a result, it
appears that the proposed building will be no taller than
the townhouses which were approved for the site.
He stated that Staff believes that the subject property
is an excellent site for senior citizen housing due to its
proximity to necessary services while enjoying a residential
setting. The Comprehensive Plan includes the Grandview Area
as a general location for assisted elderly housing and notes
that elderly housing should be encouraged in areas
designated as low or medium density residential where
essential support services are available. The vacation of
Summit Avenue is still appropriate in Staff's opinion.
Some aspects of the proposal do not conform with the
requirements of the Zoning Ordinance. In short, the
building contains one too many units. However, it is
questionable that the deletion of one unit provides any
benefits to the development.
Mr. Hughes recommended preliminary rezoning approval
subject to the following conditions:
1. Vacation of Summit Avenue. Cross easements and
maintenance agreements with the townhouses to the north will
have to be resolved prior to final approval.
2. Acceptable overall development plans. We will be
particularly concerned with the landscape treatment along
the westerly lot line to provide a suitable buffer for the
single family homes to the west.
3. Final platting
4. Subdivision dedication
5. Developers Agreement
6. Redevelopment contract with the Edina HRA
John Rocheford, Jan Blessner and Jim Curry,
representing the applicants, were present. Mr. Rocheford
told the Commission that South Haven displayed a fine
example of their previous development in connection with the
Edina Community Lutheran Church. Now he would be working
with the Edina Miniterial Association relative to Woodhaven
and a group of Edina Churches would be the sponsors.
Mrs. McClelland asked why Summit Avenue was being
vacated. Mr. Hughes explained that it was desirable to
eleiminate Summit as a shortcut and redirect traffic to the
Vernon/Interlachen instersection. He also noted buildings
require greater setbacks from public streets.
Mr. Curry, St. Stephens Church, reported that he was
part of a lay committee and spoke on their behalf. There
were few sites left in Edina for elderly housing. He
commented that the ministry was excited for such an
opportunity explaining that the price was right in addition
to the location.
Mr. Marvin Huiros, 5052 Hankerson Avenue, stated that
the neighbors hoped for total screening from the proposed
building and Ms. Blessner was in agreement. He also
questioned the height and the exterior materials. He was
told that this project was smaller than the previous
proposal. Mr. Rocheford pointed out that elderly housing
generated very little -traffic or activity. Ms. Blessner
stated that the hill would be shaved down in order to make
the project as low as possible. The exterior consists of
wood framing with brick veneer finishing.
Mrs. McClelland asked about the handicapped units. Ms.
Blessner reported that five percent of the units were
designed for handicapped and five percent for semi -
handicapped. One unit would be reserved for the caretaker.
The units would be leased on a need basis. The applicant
must qualify.
Mr. Palmer moved for approval subject to the conditions
noted in the Staff Report. Mrs. McClelland seconded the
motion. All were in favor; the motion carried.
LD -85-1 Irwin. 6105-07 Waterford Court
Mr. Hughes reported that the applicant requests a
party -wall division of an existing double bungalow.
Separate utility connections have been provided. He
recommended approval.
Mrs. McClelland moved for approval and Mr. Del Johnson
seconded the motion. All were in favor; Mr. Gordon Johnson
abstained. The motion carried.
III. Adjournment
Mr. Runyan moved for adjournment and Mr. Sked seconded
the motion. All were favor. The meeting was adjourned at
8:15 p.m.
ribBa Elsen, Secretary