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,
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