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HomeMy WebLinkAbout1986 09-03 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON WEDNESDAY, SEPTEMBER 3, 1986 At 7:30 P.M. EDINA CITY HALL MANAGER'S CONFERENCE ROOM MEMBERS PRESENT: Chairman William Lewis, John Bailey, Del Johnson, Gordon Johnson, John Palmer, John- Skagerberg, Jane Paulus, Helen McClelland and Virginia Shaw MEMBERS ABSENT: Phil Sked and David Runyan STAFF PRESENT: Craig Larsen, City Planner Fran Hoffman, City Engineer Jackie Hoogenakker, Secretary I. APPROVAL OF THE MINUTES: Mr. Palmer moved for approval of the July 30, 1986 Community Development and Planning Commission Meeting Minutes. Mr. Del Johnson seconded the motion. All were in favor. The motion carried. II. OLD BUSINESS: Z-86-1 Robert'Hansen R-1, Single Dwelling Unit District to PRD -2, Planned Residence District. Mr. Larsen asked the Commission to recall that the subject proposal has been before the Commission several times. The most recent proposal was heard and denied at the July 2, 1986 meeting. Mr. Larsen informed the Commission the proponent has submitted new plans for review. The plans continue to illustrate 15 townhouse units. Size and design of the units remains unchanged from previous submittals. However, unlike previous plans, the new plan conforms to the setback requirements of the PRD -2 District. A front setback of 30 feet and rear setback of 35 feet are provided. Mr. Larsen concluded the revised plan provides the minimum setbacks required. The plan now conforms to all requirements of the PRD -2 Zone and staff recommends preliminary rezoning conditioned on: 1. Acceptable overall development plans. 2. Final platting. 3. Subdivision dedication. The proponent, Mr. Hansen and architect Mr. Daryl were present. Mr. Palmer moved for rezoning approval. Mr. Bailey seconded the motion. Mr. Gordon Johnson abstained. The motion carried. III. NEW BUSINESS: Z-86-3 and Robert Kidd, R-1. Single Dwelling S-86-6 Unit District to R-2, Double Dwelling District Mr. Larsen informed the Commission the subject property measures approximately 83 feet in width by 339 feet in depth and contains 28,253 square feet of area. The property is zoned R--1 and is developed with a single dwelling unit fronting on West 62nd Street. The proponent is requesting approval of a subdivision which would create a new lot with frontage on Valley View Road. The proponent is also requesting that the new lot be rezoned R-2, to allow construction of a new double bungalow. The new R-2 lot would contain 15,005 square feet, while the lot for the existing dwelling would contain 13,248 square feet. The new lot would meet the square footage requirement for an R-2 lot but would require a variance from the 90 foot lot width requirement. Mr. Larsen added the proposal is very similar .to the 1984 proposal. However, in 1984 the new lot was proposed as a single family lot. The new proposal also increases the size of the new lot to meet R--2 requirements. Mr. Larsen pointed out the Comprehensive Plan illustrates this section of Valley View Road as suitable for low density attached residential. Existing buildings in the vicinity contain between 2 and 5 units. The preliminary plat illustrates a location for the new double bungalow. Due to the alignment of Valley View Road a front setback variance would be necessary. Mr. Larsen told the Commission that in 1984 staff suggested• that the subject property be combined with two similar parcels adjacent to and east of the property. The proponent and other local developers have attempted to acquire all three properties for a larger development. All efforts have apparently failed. Mr. Larsen concluded staff has become convinced that the favored combined development will not occur in the foreseeable future. Consequently, he saw this request as a reasonable alternative that would be compatible with surrounding properties. He recommend preliminary plat approval and rezoning to R-2 conditioned as follows: 1. Final Plat Approval. 2. Subdivision Dedication. Mr. Kidd, proponent was pres it. Mrs. McClelland stated she has no objection to this proposal. She added considerable efforts have been made to combine the properties to create a larger development but all efforts have failed. She noted the City of Edina has requested that this lot be R-2. Mrs. McClelland moved for rezoning and preliminary plat approval noting the special hardship this lot maintains due to the curve of the road, the efforts made by the proponent to reach a mutual development agreement between his neighbors, and that the City has recommended this lot be zoned as R-2. Mr. Bailey seconded the motion. All were in avor. The motion carried. Z-86-4 Knutson VenturBs Planned Industrial District, PID to Planned Reside tial District, PRD -4 Mr. Larsen told the Commissioi the subject property is located within the Grandview Area Tax Increment District. The properties involved include the Lewis Engineering site, the Kunz Oil warehouse, and the Soo Line railroad property which is currently vacant. The total area of the site is approximately 6.8 acres. Mr. Larsen pointed out the Grandview Area Tax Increment Plan identifies the subject area as bli hted and recommends that the current uses be removed and that tie area be redeveloped. The Plan did not however, suggest the nost appropriate land use for redevelopment. The City HRA commi sioned BRW to conduct a land use study and make recommendations for the entire district. The land use recommendations of BRW are attached to this report. The study recommended high density residential as the most appropriate use for redevelopment of the area. The study suggests a redevelopment with between 140 and 210 dwelling units. Mr. Larsen said Knutson Ventures has submitted a request' to rezone the property PRD -4 to allow construction of a 4 story, 210 unit apartment complex. The compl x would include 263 under - building parking spaces and 157 surface spaces. The parking provided is in conformance with Or inance requirements. The formal or guest entrance to the pr ject is located off of Eden Avenue. The tenant entrances to u derbuilding parking are proposed off of Eden Circle. A su stantial effort will be made to screen the perimeter of the sit?, especially along the east and north sides. As indicated in the attached letter the proponents will propose that the HRA acquire the property and make it available to them for redevelopment. Due to the high cost of acquisition and clearance a request for some form of assistance or write-down is anticipated. Mr. Larsen continued that the proposed redevelopment concept complies with BRW's recommendations on land use. The proposal would also remove the blighting influences referenced in the Grandview Area Redevelopment Plan. Mr. Larsen noted the key to the redevelopment is the willingness of the HRA to participate in the acquisition and redevelopment. The HRA has not yet indicated a willingness to participate financially in the redevelopment of this area Mr. Larsen concluded staff believes the proposal represents an excellent reuse of the property. The project could have a positive impact on the character of the Grandview Area. Staff would suggest Commission support for the redevelopment of the subject area. However, the recommendations should be conditioned on a review by the HRA of the merits of the City's financial involvement in the redevelopment. Mr. Bill Schatzlein, representing Knuston Ventures was present. Members of the Commission discussed the traffic impact and land use issue. Mrs. McClelland wondered if the Grandview Area was becoming saturated with high density developments, noting the proposed Biltmore site development, Summit Point development, and Jerry's expansion. These changes in this area could cause traffic problems. Mr. Hoffman told the Commission BRW. Inc. has done a traffic study of this area. The bulk of traffic will generate toward Hwy. 100 not toward Vernon Avenue going west. He said road improvements would probably be concentrated in the area of Vernon Avenue/Link Road and the Hwy 100 bridge. Mr. Hoffman added traffic counts do not warrant a widening of Vernon Avenue to the west. He said BRW, Inc. was aware of the proposed changes in the area and they have anticipated a rise in traffic from the current 15,000 -- 16,000 cars per day to 20,000 cars per day. Mr. Lewis commented that Edina has very few rental properties. Mrs. McClelland concurred adding many -large recent developments have been condo's or townhomes. Mr. Lewis continued saying he felt an apartment complex would be an improvement over the industrial buildings and traffic would also be improved by not consisting of large trucks, industrial vehicles, etc that now use this area. Mr., Del Johnson felt this proposal will give the City of Edina an excellent opportunity to provide additional housing. Mr. Skagerberg agreed with Mr. Johnson. Mr. Schatzlein told the Commission his Company has had concerns on the development of this site and if the proposed complex was an appropriate land use. In meeting with the City and representatives of BRW, Inc.the conclusions made were that this was unique location with excellent developmental possibilities for high density residential. Mr. Schatzlein added. they propose to create their own neighborhood by turning the project inward, creating indoor courtyards in the rear and a private entry, promenade in the front. He told the Commission he is very pleased with the access to the proposed project "adding Eden Avenue is separated nicely from Vernon Avenue. He pointed out the majority of traffic would generate toward Hwy. 160 and not down Vernon Avenue going west. Mr. Schatzlein felt the urban flavor of the area would work well with the proposed complex, especially for the younger career oriented population. Mr. Schatzlein said Edina has a need for younger residents and there in a large market of young professionals who want to live in Edina. Mr. Schatzlein noted this proposal would not impact residential areas. Mr. Palmer moved for rezoning approval with the condition that the Commission expresses no opinion with respect to the proposed financing of this project. Mr. Del Johnson seconded the motion. All were in favor. The motion carried. S--86--5 Preliminary Plat Approval for Warden Acres Dahle Replat Mr. Larsen reminded the Commission a similar subdivision proposal was considered by the Commission and City Council recently. The proposal, to create one new buildable lot and one outlot, failed to gain Council approval at their May 19, 1986 meeting. That proposal called for retaining and remodeling the existing dwelling. Mr. Larsen said the proponent, Tory Dahle, has now re-applied for preliminary plat approval. This new proposal suggests that the existing dwelling be razed and two new dwellings be constructed fronting on Grove Street. The southerly one-half of the property would be designated as a single outlot, and the right of way for Oak Lake would be dedicated. As in the - previous request the two lots fronting on Grove Street would be 72.8 feet wide. Mr. Larsen concluded the proposed preliminary plat is identical to the one approved by the Commission on April 30, 1986. The only change is the suggested removal of the existing dwelling. This would eliminate the need for the driveway encroachment and the detached, rear yard garage. The proponent, Mr. Dahle was present. Neighborhood residents were present. Mr. Dahle told the Commission he felt he received opposition to his previous proposal due to the fact the current home on this site would remain intact. He added his present proposal would include the razing of the home enabling his development company to construct two new dwellings. Mr. Dahle explained the proposed homes would be of quality construction with a market rate of $150,000 plus. He said he felt there is neighborhood opposition to this proposal adding there is also neighborhood support. Speaking is opposition to the proposed plat were Richard Andron, owner of 5808 Garden Avenue and Jim Breitenbucher, owner of 5424 Grove Street, who expressed concern that if the proposed plat were approved a precedent would be set in their neighborhood which would allow the development of substandard lots (a 75ft lot width is required by Edina Zoning Ordinance #825). Mr. Tripp, owner of 58.09 Garden Avenue, pointed out the newer homes in the area all have lots of 75 feet plus. He added he felt substandard lots would have a detrimental effect to this area. Neighbors also expressed concern over the possibility of increased traffic flows. Mrs. McClelland said she felt uneasy in approving this plat. She added she could not find any justification for hardship to allow a precedent to be set with the development of substandard lots. Mr. Gordon Johnson raised a question to the Commission; "What is out of character for this neighborhood, 1 lot with a width of 145 feet or two lots with widths of 72.8 feet each." A discussion ensued on the above mentioned points. Mr. Palmer moved for preliminary plat approval. Mr. Skagerberg seconded the motion. Mr. Lewis called for roll call vote: Mrs. Paulus Nay Mrs. Shaw Aye Mr. Palmer Aye Mr. Skagerberg Aye Mr. Lewis Nay Mr. Gordon Johnson Nay Mr. Del Johnson Aye Mrs. McClelland Nay Mr. Bailey Nay The motion failed on a 5 - 4 -vote. C-85-1 Conditional Use Permit Retail uses in Edinborough Mr. Larsen informed the Commission the Edinborough development is zoned Mixed Development District, MD -S. The Mixed Development District permits accessory retail uses, but only by Conditional Use Permit. The Ordinance specifies that most of the uses permitted inn the PC -1 and PC -2 districts shall be allowed following issuance of a Conditional Use Permit. b The intent of the Conditional Use Permit is to define and control the areas within the development where retail uses will be permitted. It is also intended to insure that retail uses are accessory to and subordinate to the principal uses in the development. Mr. Larsen pointed out the Zoning Ordinance established special standards for conditional uses in the Mixed Development District. The conditional uses must: i a) be contained in a principal building, except for drive through facilities; b) provide goods and services beneficial to the needs of the occupants and residents of the principal uses and surrounding properties, and C) have enclosed pedestrian access to the principal use. The proposed retail uses are to be located on the first floor of the office building. The area of the first floor devoted to retail use would be approximately 14,700 square feet. The retail uses will be completely contained within principal use buildings and there will be direct access to the indoor, park. Mr. Larsen concluded retail uses are an integral, part of the mixed use concept at Edinborough. Staff concerns are with the location of the uses, and the relation of the uses to the overall project. The uses should primarily serve the Edinborough community. Certain uses, such as clothing stores, furniture stores, and sporting good stores would not be appropriate for the development. Staff review of proposed uses should be required to ensure that they function as accessory and not principal uses. The findings required by the Zoning Ordinance can be made. Staff recommends approval of the Condition Use Permit with the following conditions: 1. Retail uses are limited to the first floor of the office building. 2. Staff approval of individual uses. A brief discussion ensued with the Commission expressing the opinion that the market should control the individual retail uses, not staff. Mr. Palmer moved for approval of the Conditional Use Permit as provided in the Zoning Ordinance. Mr. Skagerberg seconded the motion. All were in favor. The motion carried. P-86--4 Amcon Corporation 7725 Parklawn Mr. Larsen informed the Commission the subject property is zoned Planned Industrial District, PID, and is developed with an office --warehouse building containing approximately 20,000 square feet. The proponents are requesting approval of a plan to add approximately 6,000 square feet to the rear of the existing building. Mr. Larsen added there are currently forty-one parking spaces on the site. Based upon the parking requirement of the individual uses, the building would need 22 parking spaces following the addition. However, the Zoning Ordinance would require 65 spaces, based on one space per 400 square feet of gross floor area. The landscaping plan submitted by the proponent illustrates 70 spaces, however, since the parking demand is extremely low for the existing and planned uses, the proponents have suggested the addition parking be added only if needed in the future. This could be accomplished by a proof -of -parking agreement. Mr. Larsen pointed out as part of the settlement of the Homart law suit, Edina has agreed to construct the link road from Trance Avenue to West 77th Street. This road should be constructed with the next three years. The new intersection will be extremely close to the existing southerly curb cut on the subject property. The continued existence of this curb cut will pose a traffic hazard. Mr. Larsen continued the proponents have submitted a landscape plan and schedule as required. Staff is currently working with the architect to correct some minor problems. The exterior materials of the addition will match the existing building. There will also be some upgrading of the exterior of the entire building. Mr. Larsen concluded staff recommends approval of the Final Development Plan with the following conditions: 1. A proof of parking agreement. 2. Staff approval of the landscaping plan and schedule. 3. Removal of the southerly curb cut prior to completion of the new roadway. Mr. McClelland moved for approval subject to staff conditions. Mr. Skagerberg seconded the motion. All were in favor. The motion carried. IV. ADJOURNMENT The meeting was adjourned at 9:40 p.m.