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HomeMy WebLinkAbout1987 01-28 Planning Commission Meeting MinutesMINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON JANUARY 28,1987 AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Gordon Johnson, Del Johnson, Helen McClelland, Jane Paulus, Phil Sked and Virginia Shaw MEMBERS ABSENT: John Bailey, John Palmer, David Runyan and William Lewis STAFF PRESENT: Craig Larsen, City Planner Fran Hoffman, City Engineer Jackie Hoogenakker, Secretary I. APPROVAL OF THE MINUTES: Mr. Del Johnson moved for approval of the January 7, 1987 Community Development and Planning Commission Meeting Minutes. Mrs. Shaw seconded the motion. All were in favor. The motion carried. II. OLD BUSINESS P-86-5 Fairview Southdale Hospital 6401 France Avenue South Request: Construct freestanding medical office building. Mr. Larsen reminded the Commission the subject proposal was considered by the City Council at its December 15, 1986 meeting. The Council referred the request back to the Commission for further consideration. Traffic, parking quantity, location and size of the parking ramp, and landscaping were key issues. Mr. Larsen said the hospital has submitted new, modified plans for the Commission's consideration. A comparison between the modified plan and the original proposal follows: Building Size and Location. The medical office building, as originally proposed, contained a Gross Floor Area of 84,240 square feet. The modified plan proposes a building containing 75,199 square feet of Gross Floor Area, or a reduction of 9,041 square feet. The original proposal was a 5 story building plus basement with a footprint of approximately 15,000 square feet. The modified proposal increases the building to 6 stories plus basement, but reduces the footprint to approximately 12,000 square feet. Setback of �<. the building from the Crosstown Highway has been increased from • �� 60 feet to 74 feet at the closest point. Parking Parking quantity has been reduced to correspond to the reduction in the size of the medical office building. Total on-site parking has been reduced from 1,345 spaces to 1,298 spaces. The medical office building is allocated 442 spaces and the hospital 856 spaces. Parking for the medical office building continues to comply with the Ordinance requirements. Parking for the hospital is increased by 32 spaces over what exists today. Parking Ramp The parking ramp design has been substantially modified. Except for the most southerly portion of the ramp, the top level has been set back an additional 60 feet. Lower levels of the ramp continue to be as originally proposed. The proposed ramp conforms to Ordinance setback requirements. Other features of the development plan remain the same as in previous proposals. It should be pointed out that the proposed landscaping plan has been modified to increase the size and density of landscaping along the easterly property line adjacent to the Colony Condominiums. The plan does not, however, illustrate the required screening on the north side of the west parking lot. The hospital did indicate at the City Council meeting that this screening would be provided according to Ordinance standards. Following the City Council meeting, staff requested that the Pollution Control Agency (PCA) review the hospitals incinerator permits. The PCA has scheduled a meeting with representatives of the Colony and the hospital on February 19, 1987. Traffic Mr. Larsen said the City hired the firm of Strgar, Roscoe, Fausch, Inc. Staff concurs with the findings in the report, and will ask the City Council to consider budgeting for a study of the area. Staff continues to recommend that the hospital agree to financially participate in improvements which may be required along West 65th Street from Barrie Road to France Avenue Mr. Douglas Robinson, Administrator, Fairview Southdale Hospital, and Hospital Staff were in attendance representing the proponent. Residents of the area were also present. Mr. Larsen asked Mr. Hoffman, City Engineer to comment on traffic findings: Mr. Hoffman, reported staff conducted a traffic study and with the help of Strgar, Roscoe, Fausch compiled a report. Mr. Hoffman briefly reviewed for the Commission certain points found in the report. 1) France Avenue is one of the most developable areas in the region. A projected population increase of 20 percent and an employment increase of 43 percent are forecasted for the year 2010. The conclusion reached is that traffic demand could increase up to 40 percent for the France Avenue Corridor. The proposed redevelopment represents one of the first redevelopment initiatives in this area and it is important for this proposal to be considered within a larger context. 2) The access to the Fairview Southdale Complex must be studied and an improved access to France Avenue and 66th Street is particularly important to keep traffic off the Barrie/Heritage route. 3) Congestion on France, particularly at the C.S.A.H 62 ramp intersections must be improved. Without improvements at the interchange motorists will continue to use local streets in order to avoid traffic congestion and its resulting delays. It is recommended that steps be taken towards an improved Drew Avenue connection to 66th Street, and a traffic signal to serve both Drew and a realigned Southdale exit (which would be the fourth approach to the signal). 4) The proposed outpatient facility located in the northwestern corner of the complex should be reviewed by Hennepin County and the Minnesota Department of Transportation due to it's closeness to the interchange. Options could be eliminated as a result of this proposal for reconstructing the interchange to handle higher traffic volumes. Mr. Hoffman informed the Commission Members at their last meeting residents of the Colony reported they felt Barrie Road/Heritage Drive was being used by hospital staff to travel to and from work. Commissioner's requested that staff perform a license plate tally of vehicles using these roadways. The survey found that 20% of the vehicles using Barrie Road/Heritage Drive are through traffic. Mr. Hoffman said this amount of through traffic is a bit high for this type of local street. Mr. Robinson said hospital administrators will ask staff not to use the Barrie Road/Heritage Drive route. Mrs. McClelland said she feels very uneasy in creating possible traffic problems in this area before the upgrading and improvements for the area are completed. She also pointed out approval of this plan before measures to control and generate traffic flows are implemented could create problems for developments that may occur further along France Avenue. Mr. Hoffman said in his opinion, the system can be made to work if the City and Fairview Hospital work together closely to solve problems and implement measures which will aid the flow of traffic. He added the proposal before the Commission is not a " mega -mall or a Homart development, but a medical office building which will not generate the same amount of traffic numbers. Mr. Douglas Robinson, Hospital Administrator agreed with the findings by City Staff. He pointed out Fairview staff worked closely with Planning Staff in implementing the major modifications to this plan. The changes found in the plans reflect changes recommended by staff and residents of the Colony. Mr. Robinson pointed out the hospital is not requesting any variances or a change in zoning. The proposed building is in compliance with zoning requirements. Mr. Robinson highlighted the changes in the proposal. one change is the building will now be six stories high instead of the original proposal of five. This change provides a smaller footprint which lessens the mass of the building and increases traffic circulation which should help to re-route and re -adjust any traffic problems. Another change is that the view of the ramp from the east side will be lessened with the addition of berming and vegetation. Mr. Robinson indicated the hospital is willing to extend the vegetation area to and on the property of the Colony, if they would agree. In addition, the materials of the ramp will be constructed from exposed pre -cast panels which will tie into the trim of the building. Mr. Robinson said hospital staff share traffic concerns and pointed out it is very important to hospital staff to have their patients and emergency vehicles reach the hospital with ease. Mr. Robinson briefly described concerns expressed by residents of the Colony and the Hospitals response to lessen those concerns: 1) visual impact will be lessened and the negative impact will be minimized through changes in landscaping materials and the quantity of landscaping materials, 2) creative use of berming, 3) the third level of the ramp has been setback 60 feet which lessens the impact to the Colony property. 4) special lighting will be used to soften the lighting of the ramp. 5) security measures will be implemented to patrol the ramp 6.) reduction of the building footprint will increase the flow and ease of traffic in the area. Mr. Robinson concluded that Hospital staff feels the proposed addition will be an asset to the Community. He added residents in a community prefer to seek out medical services close to their home and this proposal will give residents that resource. He pointed out the proposed facility will also create new employment opportunities. Residents of the area who spoke in opposition to the proposal and their reasons are summarized as follows: Mr. Phil Smith , 6312 Barrie Road stated he opposes the proposal for the reasons of increased traffic flow in the general area and on Barrie Road and possible pollution contamination as a result of the Hospital's disposal of waste. Mr. Curtis Hershey of 6320 Barrie Road said he strongly opposes the proposal and the revised proposal. He added even with the proposed revision to the ramp, including the additional landscaping and material change; he still found the ramp to have a very negative impact on,. the property owners of the Colony. Ms. Polly Berg, 6320 Barrie_ Road expressed concern over the inadequate landscaping, the increased traffic on Barrie Road/Heritage Drive and the continuing pollution problem resulting from the burning of wastes by the Hospital. Mr. Alvin Krolick of 6401 Colony Way told the Commission residents of Colony Way have a very unique way of life. He pointed out the buildings of the Colony have been constructed with a variety of townhouses, apartments and cluster home. Mr. Krolick said this in itself is a very unique development idea. Mr. Krolick said residents of this area want to preserve it's uniqueness. He asked the Commission to 4 seriously consider the need for the proposed facility, pointing -- out in his opinion the proposed facility is being constructed for financial reasons. He concluded the quality of medicine will not suffer if the proposed facility is not built. Ms. Mary Alice Reynolds, 6401 Colony Way said property values will decrease if the proposed addition is approved and constructed. Ms. Judith Dixon , 6305 Colony Way pointed out the increase in traffic on Barrie Road/Heritage Drive, a decrease in real estate values and possible pollution contamination as a result of the hospitals continued burning of wastes. Mr. Robinson told the Commission the Hospital's incinerator is licensed and meets the requirements of the State. Mr. G. Johnson asked Mr. Robinson when hospital staff will meet with the Pollution Control Agency. Mr. Robinson said a meeting has been scheduled for February 19, 1987. Mrs. Shaw wondered if there is a legitimate need for another medical building on the Southdale Campus site. She expressed concern over traffic congestion and overcrowding on the site. Commission Members agreed with Mrs. Shaw's observation. Mr. Robinson explained that during the past 10 years hospitals have undergone a change. Patients now receive more out-patient care and the hospital -stay by a patient has been considerably shortened. He added patients now request privates rooms, which decreases the amount of double occupancy rooms. He pointed out many hospitals now function with numerous support services which were not available in the past. Mr. Robinson noted professional medical staff and patients prefer close ties with.a hospital which his why many hospitals are connected with medical office buildings. Members of the Planning Commission expressed concern over the general impact of this proposal. Their concerns included the impact this proposal could have on future development possibilities along France Avenue, the increase in traffic congestion, and overcrowding of the hospital campus site. It was pointed out the present site may not be able to accommodate the increased building demands requested by Hospital Administrative Staff. Mr. Del Johnson moved to recommend denial. Mrs. McClelland seconded the motion. All were in favor. The motion carried. C-87-1 Colonial Church of Edina 6200 Colonial Drive Mr. Larsen asked the Commission to recall that the subject request was continued to allow time for parking and traffic analysis and to receive a determination on permits from the Department of Natural Resources (DNR) and review by 9 -Mile Creek Watershed District. Mr. Larsen informed the Commission that the Colonial Church proposal was considered by the Board of Managers of the Nine Mile Creek Watershed District at its January 21, 1987 meeting. The Watershed District recommended to the DNR that a permit be issued subject to certain conditions and modifications. Mr.Larsen pointed out the Commission also requested that a parking and traffic analysis be prepared to evaluate the impact of the proposed expansion. Colonial Church retained the firm of Benshoof and Associates, Inc. to perform the traffic analysis. The analysis is based on the assumption that the level of activity on Thursday evening will not change significantly and that Sunday attendance will increase by approximately 270 persons. Further, the report uses actual measured parking demand of the church to calculate total parking necessary following the expansion. The study suggests 675 parking spaces, or 105% of projected demand. This parking count includes 65 spaces on Colonial Way, and is an increase of 33 spaces from the initial proposal. The report finds that existing streets and intersections are not at capacity and that they are and will continue to operate within acceptable design standards. The report also finds that a traffic signal is not warranted at Tracy and the north ramps of the Crosstown highway. It suggests that a signal may actually increase delays at the intersections. Although the streets and intersections may continue to operate with accepted design standards, it may be advisable to provide traffic control to allow for improved efficiency during peak activity periods. Staff believe this would be best provided by an off-duty Police Officer or the equivalent. Mr. Larsen asked the Commission to note the revised site plan which depicts the redesign of the parking areas on the southeasterly portion of the property. Mr. Larry Laukka, Chairman, Colonial Church Building Committee, Mr. Skip Goodmanson, Church Administrator, James A. Benshoof of Benshoof and Associates, Inc. Mr. James Goulet, Engineer and residents of the neighborhood were present. Chairman Johnson reminded Commissioner's the issue before them was tabled pending receipt of a DNR permit and that a traffic management study acceptable to the City had been received and reviewed. He asked Mr. Larsen if the church has complied with this request. Mr. Larsen replied that the traffic and parking analysis had been received and reviewed and based on the recommendation of the Watershed and conversations with DNR officials the church's plan was acceptable and the permit would be issued. Mr. Del Johnson moved to take from the table the matter of the Conditional Use Permit request by Colonial Church of Edina. Mrs. Shaw seconded the motion. All were in favor. The motion carried. Mr. Laukka began his presentation by briefing the Commission on the history of Colonial Church. He continued adding the present site for the church was purchased in 1976 after careful consideration by church members. Mr. Laukka explained the site is 23 acres and is located in an area of major roadways (i.e. Tracy Avenue and Crosstown Highway). Mr. Laukka said 10 years after purchasing and developing the site members of the church agreed that expansion of the facility is necessary to meet the programming needs of the church. Areas that will benefit from this expansion will be; 1) increased sanctuary seating, 2) a youth facility, 3) Christian and adult education meeting areas and 4) counseling rooms. Mr. Laukka pointed out the original plans for the church were similar to the proposed plans currently being reviewed by this body but due to monetary limitations at that time the original goal for this site was not realized. Mr. Laukka acknowledged the church in its present form is orientated toward the north. He added church members believe the redesign of the southerly parking areas and the proposed changes including a covered bridge and southern entrance will help create a more desirable southern access to the church. He indicated the church will work at encouraging it's members to change their parking habits of gravitating toward the northern lot. Mr. Benshoof explained to the Commission he was retained by Colonial Church to perform a detailed traffic and parking analysis, the purpose being twofold; 1) to document the existing parking and traffic situation, and 2) to assess the effects of the planned expansion on the future parking and traffic situations. Mr. Benshoof continued by summarizing his findings for the Commission. He pointed out the existing parking situation is a total of 508 spaces dividing into 443 spaces in the parking lots and 65 spaces on Colonial Way. Mr. Benshoof observed the number of parking spaces needed to serve the current programs and activities based on surveys conducted on two Sundays and a Thursday evening and a review of attendance of the church for the past year total a recommended 494, (this is slightly less than the current parking spaces of 508). Mr. Benshoof addressed the effect the proposed building expansion would have on parking and concluded parking needs to be increased in proportion to the expanded seating in the meeting house/sanctuary. This would be an increase of 136 spaces for a total of 644 spaces. Mr. Benshoof pointed out the revised plan entails modifications to the north and east lots, coupled with the major revision of the south lot and the parking along Colonial Way for a sum total of y 675 parking spaces, 31 spaces more than the required number. Mr.-` Benshoof spoke of traffic considerations and noted in the past four years there has been one accident at the Crosstown and Tracy Avenue intersections. Mr. Benshoof concluded by tallying traffic counts and delayed surveys that: 1) there is not a justification to construct a traffic signal 2) delays were generally in the low to moderate level, with occasions of greater delays on Thursday evenings, most notably on the ramp. Mr. Benshoof observed site distance limitations for motorists using the ramp as a result of a grove of pine trees. He suggested removing three trees to improve site lines. Mr. Benshoof concluded the building expansion would not create adverse conditions in the area. He pointed out steps which could be implemented to improve traffic flows; 1) police officer control 2) parking lot attendants 3) scheduling of events to minimize overlapping peaks 4) encourage persons to car pool 5) install a guide sign to guide persons to turn left on Colonial Way from Tracy. Mr. G. Johnson suggested as a measure to disperse traffic flows and control parking problems the church may want to consider offering three church services. Mr. Laukka said that option could be considered. Mr. G. Johnson asked Mr. Hoffman the proposed additions encroachment into the flood plain. Mr. Hoffman said the allowable encroachment into a flood plain is 20%. The proposed addition is around 19%. Mrs. McClelland expressed concern over the possibility of the parking lots flooding during a rain storm. This would make the parking lots a very unattractive place to park which in turn may put parking on Olinger and Tracy. She added she does not agree with the recommendation to install a guide sign guiding motorists to turn left on Colonial Way from Tracy Avenue. Mrs. McClelland said this may poise a safety problem for the young children who use the park. Mrs. McClelland suggested that church members turn at the stop sign at Tracy and Olinger and exit from the east side of the property. Mrs. McClelland pointed out the neighbors in the area have consistently reported that church members park on Olinger Boulevard. Mr. Laukka in response to Mrs. McClellands observations told the Commission the water issue is an important one and the parking areas for the church are within the flood plain area. Mr. Laukka commented the parking areas have not been flooded during the past 10 years and if it should happen church services would be cancelled. Mr. Laukka said the church has encouraged members to use Tracy Avenue and Colonial Way and not Olinger Boulevard. Church members observed it is best to direct the traffic flow away from Olinger Boulevard. Residents who spoke in opposition and in favor of the proposal stated their reasons. They are as follows: Mr. Bill Johnson of 5816 Olinger Boulevard questioned the ; legality of taking this issue off the table. He added not all conditions stipulated by the Planning Commission's motion have been met. One condition not met is receipt of a DNR permit. Mr. Johnson expressed concern that the alteration of the pond on Colonial's property may cause a detrimental effect to the area. He added a typical spring storm in Minnesota causes standing water on the parking lots. Mr. Gordon Johnson suggested standing water as a result of a storm may be remedied by proper drainage. Mr. Goulet pointed out by engineering standards the culvert capacity under Crosstown Highway will handle storm drainage up to a 50 year storm without significant standing , water. Continuing Mr. Bill Johnson said residents of the area will be subjected to noise, construction traffic and possible damage to their property during construction. He stressed traffic flows and parking are a problem for residents of the area. Mr. Clarence Stayman, 5808 Olinger Boulevard told the Commission he guarantees church members park along Olinger Boulevard and Tracy Avenue. He said this church is a facility that operates seven days per week, sixteen hours per day creating numerous problems. Mr. Stayman noted he wishes to see traffic directed away from Olinger Boulevard and the church keeping its two Sunday services. Doug Barber, 5812 Jeff Place, expressed support for the church activities but added he is uncomfortable with the drawing power of this church. He pointed out this facility may not be able to handle public response. Mr. Barber said he opposes the issue being heard this evening due to non-compliance with the recommendations.of the Commission. Mr. G. Johnson asked Mrs. McClelland what the role of the Watershed district is relating to this matter. Mrs. McClelland clarified the Watershed District does not issue this permit. The permit is issued solely by the DNR. The DNR after reviewing the input from the Watershed District makes the decision to either issue a permit or deny a permit. Mr. Laukka pointed out the issues in the Watershed report are standard. He added the DNR indicated a permit would be issued. Mr. Laukka said in his opinion the real issue before this body is traffic and parking. Mrs. Jan Johnson 5837 Jeff Place asked Mr. Hoffman what constitutes a valid traffic study. Mr. Hoffman said in the time frame given Mr. Benshoof has done a reasonable job and compiled a valid study. Mr. John Dahlgren, 6201 Hillside Road reported during the past few years traffic and parking problems have been minimal and are what one would expect living near a church. Mr. Dahlgren pointed out Tracy and Olinger are main artery Roads and the residents who object to this proposal may inadvertently be blaming all traffic congestion on Colonial Church. Ms. Ruth Miller, 6330 Red Fox Lane, Nine Mile Village, stated Colonial Church has been very gracious in inviting residents to meetings and pointed out the negative response to the proposed addition is very minimal when you take into consideration the number of people who reside in the area. She added Colonial Church is an asset to Edina and meets the needs of many people. She stated the park near Tracy meets community needs, but also creates traffic and parking problems. She pointed out not all people choose to use City parks and asked where do you draw the line on what certain �r individuals deem important. Ms. Carol Rothey, 6105 Arbour Lane,` stated she has lived in the area for 13 years adding attendance usually decreases when the weather is poor. She told the Commission she is in favor of the church expansion and does not think it will be detrimental to the area. Ms. Ann Carrier, 6409 Indian Pond Circle said she is in favor of the church expanding. She added the expansion of the youth facility is wonderful, giving the youth a safe place to meet. She said expansion is necessary to meet the needs of the members of the church. Mr. Stan Chauss, 6304 Pheasant Court, worried that during construction his property may receive damage and the noise level_ would be quite intense. Mr. Laukka said the church is insured and every means possible will be implemented to ensure that surrounding properties do not receive any damage during construction. Mr. James Goulet, engineer, said during construction certain measures would be employed to reduce noise levels. He indicated construction operation would not exceed hours stipulated by City Ordinance. Mr. Del Johnson moved to recommend approval for Final Development Plan subject to staff conditions and the following recommendations: 1) Church enter into a proof of parking agreement consisting of a fixed annual review. 2) Receipt of the DNR Permit. Mrs. Shaw seconded the motion. Mr. Sked, Mr. G. Johnson, Mrs. Paulus, Mr. D. Johnson voted aye. Mrs. McClelland voted nay stating for the record she would like to receive information on the following before making an educated decision: 1) that concrete measures are implemented to ensure parking needs are met on site, an agreement for traffic control stipulating the church employs a traffic control officer during special events. 2) agreement between the church, residents of Nine Mile Village Townhomes and residents on Olinger Boulevard ensuring them the church will be responsible if their property suffers any damage as a result of the expansion. This agreement would also include hours of operation. 3) receipt of the DNR Permit. 4) a fixed annual review of parking and traffic mechanisms by the City 5) a procedure for examining complaints. The motion carried. III. NEW BUSINESS: 5-87-2 Preliminary Plat Approval Warden Acres Dahle Replat Generally Located: South of Grove Street and west of Garden Avenue Mr. Larsen informed the Commission the subject property is comprised of two, developed single family lots containing a total area of 52,107 square feet. Mr. Larsen asked the Commission to recall that the subject property was twice proposed for subdivision during 1986. Both proposals were ultimately denied by the City Council. Each proposal called for 2 lots, fronting on Grove Street, with a lot width of 72.8 feet each. The Zoning Ordinance required a minimum lot width of 75 feet. Mr. Larsen added the proponent has returned with a new, modified proposal for the property. Lot 1, Warden Acres, Peterson Replat (Lot 3, directly to the east) has been added to the preliminary plat. This lot has approximately 101 feet of frontage on Garden Avenue and 120 feet of depth along Grove Street. The proposed plat takes 4.4 feet of the depth of this lot an adds it to the width of lots land 2. As a result lots 1 and 2 provide the required 75 feet of lot width. Lot 3 becomes non -conforming since it no longer provides the required depth of 120 feet. All three lots conform to all other Ordinance requirements. The southerly portion of the property would be platted as an unbuildable outlot, as in previous proposals. Mr. Larsen said the addition of the lot 2 to the proposal results in two new lots, fronting on Grove Street, which conform to all Ordinance requirements. The trade-off is that lot 3 will no longer provide the minimum lot depth of 120 feet. Also, a portion of the existing driveway for lot 3 would encroach on lot 2. Lot 3 would continue to conform to all other Ordinance requirements, including lot width, lot area, and setbacks. Mr. Larsen pointed out the advantages of this proposal: 1. Lots 1 and 2 provide the required 75 foot lot width. A precedent for substandard lot width in the area is not established. The 75 foot lot width matches the width of the two ® adjacent lots to the west. 2. At 75 feet in width, buildings must provide a 10 foot side t» yard setback for living area. At the previously proposed width of 72.8 feet, a setback of 5 feet would be required. The increased setback will be more compatible with the development of neighboring properties. Mr. Larsen pointed out the disadvantages of this proposal: 1. Lot 3 would require a variance from the lot depth requirement of 120 feet. A lot depth of 116.02 feet is proposed. 2. The driveway for lot 3 will encroach on lot 2, requiring ap easement between property owners or relocation of the drive. Mr. Larsen concluded avoiding the undesirable precedent and the increased spacing for new dwelling represents a significant improvement over earlier proposals. Commission recommendation of approval should be conditioned on 1. Subdivision dedication 2. Utility connection charges Mr. Dahle, proponent and Mr. Weber, were present Mr. Dahle explained to the Commission he approached the neighbor to the west of his property with a proposal to purchased additional footage. The neighbor agreed to the proposal. Mr. Dahle pointed out the as a result of acquiring the additional footage the lots now comply with Edina zoning ordinances requirements. The following residents spoke in opposition to the proposed subdivision and stated their reason: Mr. R. Andron, 5808 Garden Avenue, D. Hergott, 5804 Garden Avenue and Mr. G. Tripp, 5809 Garden Avenue stated they felt Mr. Dahle achieved compliance with the ordinance by shuffling lot lines. In addition, this acquisition created a non -conforming lot on the west. Mr. Sked pointed out that Mr. Dahle now met the requirements stipulated by the Ordinance and moved to recommend preliminary plat approval subject to staff conditions. Mrs. Shaw seconded the motion. All were in favor. The motion carried. S-87-3 Preliminary Plat Approval for Robert Griffith, Lot 5, Muir Woods General Location: North of Braemar Boulevard and east and west of Valley View Road Mr. Larsen informed the Commission the subject property measures approximately 2 acres in area and is developed with a single family dwelling in the central portion of the property. A subdivision request has been received which proposes to create one, new buildable lot. The new lot would be 41,630 square feet in area. The lot for the existing dwelling would contain 40,073 square feet. Topography of the new lot is quite severe. Grades of 40 percent or more occur adjacent to the street on both the east and west side. In order to provide a manageable grade for a driveway to the new lot an easement over the easterly portion of the lot for the existing dwelling is proposed. This easement area will allow the construction of a driveway with a grade of approximately 15 percent. Mr. Larsen pointed out the lots in.the proposed subdivision are very large. The resulting lots are larger than most existing lots in the area. The buildable area on the new lot is large and should provide a generous spacing between existing homes to the north and south. The difficulty is providing reasonable driveway access and grade to the new lot. Serving the lot directly,from Valley View Road is impossible due to the steep slopes on both sides of the property. The proposed easement represents a workable solution, although the grade will probably be less than ideal. Steep driveways are not uncommon in this general area. Locating the new drive on the east side is preferred since the property across the street is park property. Mr. Larsen concluded staff recommends approval of the preliminary plat conditioned on: The proponent, Mr. Griffith was present. 1. Final Plat Approval. 2. Subdivision Dedication. 3. Utility connection charges. Members of.the Commission expressed concern regarding the steep topography of the general area but agreed the proposal beadequately addressed this concern. Mr. Del Johnson moved to recommend Preliminary Plat approval. Mr. Sked seconded the motion. All were in favor. The motion carried. LD -87-1 6509-6511 Gleason Court Lot 12, Block 1, Gleason Court Mr. Larsen informed the Commission the proponent is requesting a party wall lot division of an existing double bungalow. Separate utility connections are provided. Mr. Larsen concluded staff recommends approval. Mr. Sked moved to recommend approval. Mrs. Paulus seconded the motion. All were in favor. All were in favor. The motion carried. IV. ADJOURNMENT: The meeting was adjourned at 12:35 A.M. Respectfully Submitted, 6r� A