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