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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