HomeMy WebLinkAbout1985 05-01 Planning Commission Meeting Minutes RegularCOMMMUNITY DEVELOPMENT AND PLANNING COMMISSION
HELD WEDNESDAY, MAY 1, 1985, AT 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS ATTENDING:
Chairman Bill Lewis, John Bailey, Phil Sked, Del
Johnson, Gordon Johnson, David Runyan, John Palmer,
John Skagerberg, Virginia Shaw, Helen McClelland, and
Len Ring
STAFF ATTENDING:
Craig Larsen, City Planner
Fran Hoffman, City Engineer
Linda Elsen, Secretary
I. Approval of the Minutes:
Mr. Runyan moved for approval of the minutes and
Mr. Del Johnson seconded the motion. All were in favor; the
motion carried. The minutes were approved.
II. Old Business:
Z-79-10 Klodt Construction Co., PRD -3 Plan Amendment
Generally located: Northwest Quadrant of Cahill Road and
West 78th Street
Mr. Craig Larsen reminded the Commission that the
subject,property was rezoned to PRD -3 in 1980 to allow the
construction of an 89 unit, 8 building condominium project.
In March, 1983, a plan was approved which contained 54
condominium units in two buildings on the east side of the
site while leaving three original condominium buildings
containing 35 units on the westerly portion of the site. In
August, 1983, a second amendment was approved which
increased the condominium count from 54 to 60 units and
replaced the original units on the west side with 29
townhouse units. None of the plans have commenced
construction.
He stated that the proponent, Klodt Construction
Company, has submitted new plans which modify the overall
development by reducing the number of townhouse units from
29 to 24, and increases the number of condominium units from
60 to 65, all of which would be in one building, not two as
previously approved. The townhouse units are shown as four
'six -unit structures. The overall density of 8.5 units per
acre and the unit count of 89 remains the same in all
proposals.
The current proposal represents a departure from the
earlier proposal in two significant respects. First, the
condominium units are now all in one building. This results
in a much more imposing building. Second, the townhouses
are now proposed to have one main living floor and a walk-
out basement. The earlier proposal had two living levels
plus a basement. This increased lot coverage and increases
the amount of the site occupied by the townhouses.
Mr. Larsen explained that the data sheet provided
indicates a footprint of 2,015 square feet for each
townhouse unit. It appears that this figure includes the
floor area of the garages. If so, the individual unit sizes
would be similar to those in the previous plan. Units in
the condominium building have been reduced slightly in size
and are now proposed at the minimum size required in the
Ordinance.
Parking, lot coverage, and building and parking
setbacks all conform to the requirements of the Zoning
Ordinance. The landscaping plan conforms in regard to
quantities, but the sizes of some items are smaller than
required. Deciduous trees should be 2 1/2 inches in
diameter and coniferous trees should be at least 6 feet in
height.
The proposed utility plan is satisfactory for the
condominium, but needs additional information for the
townhouse portion of the site. The two curb cuts on Cahill
Road limit or prevent access by fire -fighting equipment.
Mr. Larsen told the Commision that the proposed use and
mix of unit types remains from previously approved plans and
Staff continues to support the concept. However, this plan
represents a significant change in the character of the site
plan. The townhouse units, because of their one -floor
design, now occupy a much larger portion of the site. This
has forced the use of one large condominium building instead
of two smaller buildings. Although the one -floor townhouse
is probably attractive to the Edina market, it does tend to
crowd the site more than earlier plans. The central pond is
adequate from the storm water retention standpoint, but has
been reduced in size and is less aethetically pleasing. If
the six -unit townhouse building south of the pond were
removed and the apartment building were split again into two
buildings, the site plan would be greatly approved in
Staff's opinion.
Mr. Larsen stated that a recommendation of approval
should be subject to the following conditions:
1. Redesign of access to accommodate emergency
vehicles.
2. A utility plan acceptable to City Staff.
3. Developer's agreement.
4. Shademaster Locust be increased to a minimum
caliper diameter of 2 1/2 inches.
5. Spruce trees be increased to a minimum of 6 six
feet in height.
Mr. Paul Klodt and Mr. Gene Nieland, proponents, were
present. In response to Staff's concerns, Mr. Klodt opposed
the idea of cutting any units. The units were proposed to
attract empty nesters and two stories do not appeal as much
to older people. He believed the larger building would be
more appropriate.
Staff's recommendation to increase the radius of an
access point in order to accommodate fire trucks would be no
problem.
Mr. Hoffman responded to a question of Mr. Gordon
Johnson be stating that signalization of 78th and Cahill
could occur within a one-year period.
Mrs. McClelland stated that this revised plan totalling
ignores the geography of the site. It appeared akward and
she was much more in favor of the March, 1983, proposed plan
with three large buildings and a larger pond. Mr. Klodt
pointed out that the present plan did not disturb the area
along the roads where many trees were located and would be
saved. Discussion ensued regarding the necessity of the
grading.
Mr. Runyan wondered if the pond was for drainage and
Mr. Klodt explained that the ponding did provide for run-
off and that it was properly sized.
Mr. Palmer was in favor of the proposed plans and moved
for approval subject to the conditions recommended by Staff.
Mr. Runyan seconded the motion. Mrs. McClelland, Mr. Sked
and Mr. Del Johnson were opposed; the motion carried.
III. New Business:
P-85-2 Opus Corporation. National Car Rental Systems
7700 France Avenue
Generally located: West of France Avenue and
South of West 76th Street
Mr. Larsen reported that the subject property is
developed with a four-story office building containing
229,100 square feet of floor area. The building serves as
corporate headquarters for National Car Rental. When the
new Zoning Ordinance was adopted in 1984, the site was
rezoned from Planned Industrial District (PID) to Planned
Office District -2 (POD -2).
National Car is proposing a five -story addition
containing a gross area of approximately 106,655 square feet
which would be constructed on the north end of the existing
four-story building.
The Commission may recall that floor area limits were
imposed on this and other parcels in the plat of Edina
Office Center in 1978. Initially imposed by the City
because of traffic concerns in the area, these floor area
restrictions were removed by the City Council in 1983. The
development of the site is now limited by the 0.5 Floor Area
Ratio (FAR) of the Office District in the Zoning Ordinance.
The proposed addition would result in a FAR of approximately
0.36 for the site.
Mr. Larsen informed the Commission that the Zoning
Ordinance requires parking at a rate of one space for each
250 square of gross floor area in office buildings which are
in excess of 220,000 square feet. Due to the high parking
demand created by National Car the proposal calls for
approximately 230 more parking spaces than required by the
Zoning Ordinance.
The drive aisle and 15 existing parking stalls south of
the building maintain non -conforming setbacks. The Zoning
Ordinance requires that all parking and drive aisles
maintain a 20 minimum setback from any street right of way.
Mr. Larsen continued by saying when the property was
platted, a 40 foot easement was dedicated along the
southerly boundary of the property and a 60 wide easement
was provided on the westerly end of the site to provide a
connection to West 77th Street. It was anticipated that
these roadways would be constructed when the drive-in
theater was redeveloped. The City has commissioned BRW to
make a recommendation on the design of the link from West
77th Street to the new road.
Staff believes that the addition will compliment the
existing high quality of the development. Approval of the
final development plan is recommended with the following
conditions:
1. That additional right of way, as needed on the
westerly portion of the site, be dedicated at this time.
2. That the non -conforming parking spaces along the
south property line be removed, and that the south drive
setback be increased to a minimum of 20 feet.
Mr. Bob Worthington, Opus Corporation, was present as
well as Mr. Ron Auerbach, Project Manager. He explained
that Opus has no objection to the elimination of parking
spaces on the south side of the building, however, noted
that in reviewing the possibility of moving the drive -way,
some mechanical equipment would have to be relocated.
Mr. Worthington presented graphics illustrating
• proposed landscaping.
Discussion ensued regarding street access and parking.
Mr. Larsen stated that Staff had not been aware of the
mechanical equipment located on the south and would support
a variance for the drive aisle if the parking were removed.
He added that the variance could be approved at this
meeting.
Mr. Gordon Johnson moved for approval subject to the
removal of the five parking spaces and the conditions
recommended in the Staff's report. Mr. Palmer seconded the
motion. All were in'favor; the motion carried.
Z-85-2 Robert Anderson, 425 Washington Avenue
Generally located: East of Washington Avenue and
North of Maloney Avenue
Mr. Larsen stated that the subject property is located
on the corner of Washington Avenue and Maloney Avenue.
County Road 18 is located to the immediate west of the site
and Grandview Cemetery is to the south. The site measures
70 feet in width, approximately 125 in depth and contains
8,898 square feet of lot area. The site is vacant.
The proponent is requesting rezoning of the site from
R-1, Single Dwelling Unit District to R-2, Double Dwelling
Unit District, in order to allow the construction of a two -
unit dwelling. The zoning ordinance requires R-2 lot to be
at least 90 feet in width and to contain at least 15,000
square feet in lot area. Consequently, lot width and lot
area variances would also be required to make this a
buildable R-2 site.
He said that the Comprehensive Plan illustrates the
two -block -stretch of lots fronting on Washington Avenue as
low-density attached residential. Presently, there are four
rexisting doubles which are zoned R-2 and two legal, non-
conforming doubles on Washington. There are eleven single -
dwelling units fronting on Washington Avenue. The existing
double bungalow lots measure between 76 and 79 feet in
width, except for the most northerly lot which measures 124
feet in width. The existing R-1 lots measure between 45 and
78 feet in width.
Mr. Larsen continued by stating that the subject site
is designated by the Comprehensive Plan as being suitable
for the proposed use. In addition to this designation the
Plan contains a policy which states: "Consider the
redevelopment or retro -filling of single-family dwellings to
multi -family uses if located in areas designated as low
density attached residential. Such redevelopment or retro-
filling should require rezoning and upgrading of dwellings
and properties to multi -family standards. Using the
required setbacks for the lot, it appears that a modestly
sized double bungalow or duplex could be constructed on the
site which would conform to zoning ordinance requirements.
The development or redevelopment of properties along
Washington as doubles is reasonable and to be expected.
Staff does, however, have reservations concerning the
minimum size of lots to be developed as doubles.
Notwithstanding its reservations concerning lot size, staff
reccommended approval of this rezoning.
Mr. Robert Anderson was present.
Mrs. McClelland believed that the variances needed were
too large and in spite of the fact that there were
nonconforming doubles next door, they were not necessarily
legal. She was not in favor of the rezoning.
Mr. Anderson presented plans for the Commission to
view. Mr. Larsen presented a location map demonstrating the
various locations of doubles in the neighborhood.
Upon discussion, Mr. Palmer stated that he agreed with
the Staff. A single-family home located at this site was
not particularily desireable. He moved for approval of the
rezoning and Mr. Skagerberg seconded the motion. Mrs.
McClelland and Mr. Sked were opposed. The motion carried.
LD -85-3 7019-7021 Lynmar Lane
Lot 1, Block 2, Stow's Edgemoor
Generally located: East of Lynmar Lane and North of Mavelle
Drive.
I, e
Mr. Larsen said that the proponents are requesting a
party -wall division of an existing double bungalow.
Separate utility connections are provided. A non -conforming
three -car garage is located on the southerly portion of the
site.
The proposed split satisfies all conditions for a
party -wall subdivision established in the Zoning Ordinance.
However, since all the garages will be located on one lot,
garage access easements will be needed. Staff recommends
approval of the division.
Mr. Runyan moved for approval and Mr. Palmer seconded
the motion. All were in favor; the motion carried.
IV. Other Business:
Mr. Larsen advised the Commission of Homart's plans for
construction at the France Avenue Drive-in site in
Bloomington. Mr. Gordon Johnson made a motion that Staff
report to the City Council that the Community Development
and Planning Commission were totally opposed to such plans.
Mrs. McClelland seconded the motion. All were in favor; the
motion carried.
V. Adjournment
Mr. 'Gordon Johnson moved for adjournment and Mr. Sked
seconded the motion. All were in favor; the meeting was
adjourned at 8:45 p.m.
Linda'Elsen, secretary