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HomeMy WebLinkAbout1986 04-02 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION MEETING HELD ON APRIL 2, 1986 at 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS ATTENDING: Chairman, Gordon Johnson, Helen McClelland, Del Johnson, John Skagerberg, John Palmer, John Skagerberg, Virginia Shaw and Jane Paulus MEMBERS ABSENT: William Lewis, Phil Sked and John Bailey STAFF ATTENDING: Craig Larsen, City Planner Jackie Hoogenakker, Secretary I. APPROVAL OF THE MINUTES: Mrs. Paulus moved for approval of the February 26, 1986 Community Development and Planning Commission Meeting Minutes. Mr. Skagerberg seconded the motion. All were in favor. The motion carried. II. OLD BUSINESS: 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 S-86-3 Preliminary Plat Approval, Woodhaven Addition Mr. Larsen reminded the Commission the City Council approved preliminary rezoning to PSR -4 for Woodhaven on April 1, 1985. The proposal included 29 units, including one caretaker unit. All units would have H.U.D. rental assistance. The project is proposed by Community Development Corporation (Archdiocese for St. Paul and Minneapolis) with local sponsorship from the Edina Ministerial Association. The City Council has given a preliminary approval for $195,000.00 in assistance for the project. The sponsors have returned with an overall development plan and are requesting final rezoning approval. A preliminary plat for Woodhaven addition has also been submitted. The proposed Final Development Plans vary only slightly from the approved preliminary plan. The building design and materials of brick and lap siding have not changed. The unit sizes in this 29 unit project are identical to the preliminary plan. The building continues to provide the required minimum setbacks except for the northwest portion of the building. Here the setback has been increased from 32 to 34 feet. A 35 foot rear yard setback is required. Mr. Larsen added the February 27, 1985 Staff Report pointed out that the plan was 1,250 feet short of required lot area, short one enclosed and one exposed parking space, and provided 5 foot parking setbacks where 10 feet is required. Except for lot area per dwelling unit these deficiencies remain. As a result of the vacation of Summit Avenue and an adjacent easement, lot area has increased to 33,710 square feet, or 40 square feet short of the required 33,750 square feet. The proposed landscape plan emphasizes screening along the westerly property line in response to concerns of the Council and neighbors. The plan illustrates a double row of Colorado Spruce with each row planted 6 feet on center. The plan conforms to Ordinance requirements. Mr. Larsen pointed out a second area of concern at preliminary approval was the height of the building. The proponents architect has provided a cross section which illustrates the proposed building relative to the townhouses to the immediate north. The proposed building would be about 10 feet taller than the townhouse unit from roof peak to roof peak. This is somewhat taller than anticipated at preliminary approval. Mr. Larsen explained the parking and drive aisle areas have been redesigned since preliminary approval. Since it is anticipated that Summit Avenue will be vacated for this project, the developers have pursued a road design which will convey the private nature of the road. Currently, Summit is extensively used as a short-cut between Interlachen and Vernon Avenues. Mr. Larsen concluded staff believes that the plans presented are consistent with plans given preliminary approval by the Commission and Council. He said he continues to think that this is an excellent location for elderly housing. The required variances are equal to or less than those anticipated at preliminary approval. The height has increased due to the incorporation of a hip roof on the building. Staff prefers this to the earlier mansard roof. He recommended Final Rezoning and Preliminary Plat approval with the following conditions: 1. Final Plat Approval 2. Subdivision dedication 3. Developers agreement 4. Redevelopment Contract 5. Vacation of Summit Avenue and appropriate cross easements with townhouse owners. Mr. John Rockford of Community Development Corporation representing the Woodhaven Project was present to answer the Commission's questions. A discussion regarding the proposal ensued. Mr. Palmer said placement of the island is a good attempt to discourage traffic from using Summit as a short-cut between Vernon and Interlachen Avenues. Mrs. McClelland asked Mr. Larsen who will handle the granting of variances on this project. She pointed out the hardship issue of the site should be mentioned in granting these variances. Mr. Larsen said the Council will hear the variance requests and he would relay Mrs. McClelland's concern about the hardship of the site. Mr. Palmer moved approval for final rezoning and preliminary plat approval subject to staff conditions. Mrs. Shaw seconded the motion. All were in favor. The motion carried. III. NEW BUSINESS: Z-86-1 Robert Hansen, R-1, Single Dwelling Unit District to PRD -3, Planned Residential District Mr. Larsen informed the Commission the subject property measures approximately 220 feet by 680 feet and is 138,900 square feet in area. This vacant parcel is zoned R-1, but is shown on the Comprehensive Plan as suitable for low density attached residential at up to 6 units per acre. Directly south of the property is the Crosstown Highway. City owned open space (Krahl Hill) borders most of the northerly property line. North of the westerly portion of the site there is one single family home and two, 5 unit townhouse projects. Directly to the east is a 36,000 square foot parcel owned by the Masonic Temple. Further east are the doubles along Gleason Court. The proponent is requesting a rezoning of the property to PRD -3 to allow for the development of 16 townhouse units evenly divided among four buildings. All units are proposed as 2 story structures, with basement and an attached 2 car garage. Half the units would provide approximately 2,600 square feet of living area and half would contain nearly 3,000 square feet of finished space not including basement. Exterior materials would be primarily brick with some wood accents. Mr. Larsen added the PRD -3 zone requires a front street setback of 35 feet, an interior side yard setback of 20 feet and a rear yard setback of 35 feet. All four buildings fail to provide the required front street setback. The proposed front street setbacks vary from 6 feet at the cul de sac to 25 feet for portions of the most westerly building. the 30 foot setback illustrated on the plans is measured from the street and not the property line as required. The typical setback provided is 15 feet. The most westerly building provides a 25 foot rear yard where 35 feet is required. Mr. Larsen concluded staff supports the townhouse concept and the density proposed for this site. It is compatible with other nearby developments. The development proposal is also consistent with policies of the City's Comprehensive Plan, especially its attempt to avoid the steep slopes on the site. However, he said he believe's the proposed front street setback variance is too great. As proposed it would not be possible to park on the driveway without violating the City's Nuisance Ordinance which requires that parking be at least 15 feet from the curb. A front street setback of 25 feet would be more reasonable. This could be accomplished without significant alteration of the hill, but would not allow rear yards for the 2 easterly buildings. Staff recommended continuing this item to allow the proponent to rework the site plan within the following parameters: 1. Front street setback of 25 feet. 2. A setback of 20 feet from the cul de sac. 3. A 35 foot rear yard setback from the northerly property line. 4. Hennepin County approval of any landscaping on the right-of-way. The preliminary plan proposed a heavy landscape buffer south of Vernon Court. In the past the county has not allowed landscaping on its right-of-way. Mr. Robert Hansen and Mr. David Daryl, proponents, were present. A discussion ensued between Commission members and the proponents regarding the front yard setback. Commission members felt that at least a 25 foot front yard setback Sshould be maintained at this site. Commission Members felt this item should be continued to allow the proponents time to work and develop a revised site plan. Mrs. McClelland moved to continue Z-86-1 to the April 30, 1986 Community Development and Planning Commission Meeting. Mr. Palmer seconded the motion. All were in favor. The motion carried. 5-86-2 Preliminary Plat Approval for Warden Acres Dahle Replat Mr. Larsen informed the Commission the subject property is a developed single family lot. The property measures 145.6 feet by 299.15 feet and is 39,915 square feet in area. The zoning is R-1, Single Dwelling Unit District. The proponents are requesting a subdivision of the property which would create one new buildable lot (lot 2). In addition two outlots which would be held for future development are proposed. The proposed lots are nearly identical in size measuring 72.8 by 137 and containing 9,979 square feet. Each proposed lot is 2.2 feet short of the minimum lot width. Mr. Larsen pointed out the subject property is the key property in the plan to develop a new east -west street connecting Oak Lane and Garden Avenue. Approval of the proposed plat would complete the north one-half of the necessary street right-of-way. Precedent for this plat was established by Warden Acres Austin Replat (1976) on the west, and Warden Acres Peterson Replat (1979) on the east. It has been anticipated that once the right-of-way for the extension of Oak Lane was complete that the deep lots along Benton Avenue would be subdivided. After the necessary right of way is acquired and the roadway improved, outlots A and B could be replatted as buildable lots. Mr. Larsen added the proposed subdivision is a logical extension of past subdivisions in the area. A full -width right-of-way exists to the east and one half of the necessary right-of-way exists on the west. This plat would provide connecting the link. It should be noted, however, the six property owners on lots 39, 40 and 41 of Warden Acres must cooperate in order to gain the anticipated development potential south of the new street. At this time the proposed plat would create only one new buildable lot, lot 2, fronting on Grove Street. The proposed lot width is some what less than lots in other recent replats in the area which have been 75 feet or more in width. However, when Oak Lane is extended lots to the south of the new street would be nearly identical to the lot(s) proposed here. Mr. Larsen concluded staff recommends preliminary plat approval for the following reasons: 1. The proposed plat continues the replatting of the neighborhood consistent with earlier approved plats. 2. Proposed lots are similar to lots anticipated south of the new Oak Lane. 3. Neighborhood character and symmetry would not be altered. Preliminary plat approval should be conditioned on subdivision dedication for one new lot. The proponent Mr. Dahle was present . Mr. Gordon Johnson asked Mr. Larsen if the homeowners on Benton Avenue were in agreement with the proposed extension of Oak Lane. Mr. Larsen said the Planning Department has been approached concerning the extension of the road by property owners but until now it was almost impossible to extend the road. The proposed subdivision is the key piece in the extension of the road. Mr. Dahle told the Commission he felt the missing link to further development of this area and the extension of the road is his piece of property. Mr. Dahle said the majority of homeowners on Benton Avenue are in agreement with this proposal, he added he was unable to contact one homeowner who was in Germany. Mr. ; Dahle told the Commission he has not made a decision on what he will do with the existing home. Mr. John Skagerberg moved for preliminary plat approval and cited the inclusion of 2 outlots. Mr. Palmer seconded the motion. All were in favor. The motion carried. P-86-2 Final Development Plan Best Buy Company 3010 West 66th Street and 3200 Southdale Circle Mr. Larsen informed the Commission the subject proposal includes Best Buy Company on Southdale Circle and Perkins restaurant on West 66th Street. Best Buy proposes to acquire Perkins, demolish the building and construct an addition to their existing store. A site plan, floor plan, landscaping plan and schedule, and exterior elevations have been submitted pursuant to Ordinance requirements. The existing store contains 7,534 square feet, including 2,550 square feet of basement storage area. A 13,440 square foot addition is proposed. The existing building and addition would comply with all required set backs, including the required 50 foot set back from adjacent residential property. Mr. Larsen explained the proposed 112 parking spaces would comply with Ordinance standards. All new parking and drive aisle set backs comply with the Ordinance. Two non -conforming features of the existing site are proposed to remain. The two parking spaces closest to Southdale Circle do not provide the required 20 foot set back. The parking spaces and drive aisle along the west and north side of the existing building provide less than the required 10 foot set back. Mr. Larsen added the landscape plan illustrates the required 10 foot high fence separating the property from adjacent residential property. The plan also provides for adequate screening of parking. There is a need for additional overstory trees along the southerly property line. The plans propose to continue exterior materials used on the existing building. The combination of brick, stucco and pre -finished metal panels conforms to Ordinance requirements. MR. Larsen pointed out that currently, parking by Best Buy customers spills over to adjacent properties, especially Perkins. The site contains only 30 parking stalls where 47 are required. An additional two or more spaces are currently lost to outdoor trash storage. The plan as proposed would provide parking in conformance with the Ordinance, and in relation to the demand generated. Mr. Larsen said staff supports the request to continue the non -conforming parking and drive aisle set backs. Retaining the non -conforming drive aisle to building setback is preferable to reducing the parking to street set back. Mr. Larsen concluded that staff recommends Final Development Plan approval conditioned on Staff approval of the Landscape Plan. The representatives for the Best Buy Company were present. Commission Members were in complete agreement concerning this site. They felt the heavy volume of traffic generated by Best Buy Company will be better served by the additional parking spaces and the 2 entrances/exits resulting from this proposal. Mr. Palmer moved for approval of the Final Development Plan subject to staff approval of the landscape plan. Mrs. McClelland seconded the motion. All were in favor. The motion carried. LD -86-7 7313-15 Gloucester Drive Mr. Larsen informed the Commission the proponent is requesting a party wall division of an existing double bungalow. Separate utility connections are provided. Staff recommends approval. Mrs. McClelland moved for approval of the party wall division. Mr. Palmer seconded the motion. Mr. Gordon Johnson abstained. The motion carried. IV. ADJOURNMENT: Mr. Skagerberg moved adjournment at 8:40 p.m. Mrs. Paulus seconded the motion. All were in favor. The motion carried. Respectfully submitted, 1