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.