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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