Loading...
HomeMy WebLinkAbout1988 07-27 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON WEDNESDAY, JULY 27, 1988, AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Acting Chair, G. Johnson; V. Shaw; G. Workinger; J. Bailey; J. Paulus; H. McClelland MEMBERS ABSENT: Chair, W. Lewis; J. Palmer; L. Johnson; D. Johnson; D. Runyan STAFF PRESENT: Craig Larsen, City Planner Jackie Hoogenakker, Secretary I. APPROVAL OF MINUTES: Commissioner McClelland moved for approval of the July 7, 1988 Community Development and Planning Commission Minutes. Commissioner Shaw seconded the motion. All voted Aye. Motion carried. Acting Chair, G. Johnson requested that items LD -88-6 and LD -88-8 be heard first, out of sequence. II. NEW BUSINESS• LD -88-6 Odell and Margie Bratland 7704-7706 Tanglewood Court Mr. Larsen presented his staff report and noted the division meets the requirements specified in the Zoning Ordinance and separate utility connections are provided. Staff recommends approval as presented. Commissioner McClelland moved to recommend Lot Division approval. Commissioner Paulus seconded the motion. All voted Aye. Motion carried. LD -88-8 Gustafson and Associates 6315-6319 Timber Trail Lot 10 and 11, Block 1 Indian Hills 3rd Mr. Larsen presented the staff report noting that due to the topography and drainage channels the driveway servicing the dwelling on Lot 10 encroaches onto Lot 11. The proponent therefore desires to transfer a 3,350 square foot of property from Lot 11 to Lot 10. The remaining area of Lot 11 will be 20,346 square feet. The resulting area of Lot 10 will be 24,816 square feet. Mr. Larsen indicated both lots will continue to comply with the requirements of the Zoning Ordinance and are compatible with the surrounding lots. Staff recommends approval. Commissioner Shaw moved to recommend Lot Division approval. Commissioner Bailey seconded the motion. All voted Aye. Motion carried. III. OLD BUSINESS• S-88-6 Preliminary Plat Approval For Oak Ponds of Interlachen 2nd Addition. Michael Halley Homes, Inc. Generally located west of Blake Road and west of Fox Meadow Lane extended. Mr. Larsen presented his staff report and noted a revised preliminary plat for the subject subdivision has been submitted. The three new lots measure 23,750, 22,500, and 34,500 square feet respectively. All of the lots exceed Zoning Ordinance requirements for single family lots. The proposed lots are approximately the same size as those originally proposed, but are slightly narrower at the suggested building setback. The lots are now more conventional in shape which allows the house on Lot 4 to be moved closer to the street. Also, it will not be a problem to build on Lot 4 at or above the recommended elevation of 942 feet. Mr. Larsen concluded staff recommends approval subject to 1) Final Plat Approval. 2) Developers Agreement. 3) Subdivision Dedication. 4) Water Shed approval. The proponent, Michael Halley of Michael Halley Homes, Inc. was present to answer questions. Mr. Halley told the Commission the average lot size of the lots on the revised plat is around 28,000 square feet. He added he is not adverse to a front yard setback stipulation of 50-55 feet to be placed on Lot 4. He pointed out the elevation of the proposed house on Lot 4 is 952 feet. Mr. Robert Jenecek, representing Mr. Robert Ulrich (property owner directly east of Lot 4) told the Commission Mr. Ulrich agrees with Mr. Halley's proposal of either a 35 foot conservation easement or placing the proposed house at the required front yard setback line. He pointed out Mr. Ulrich is in agreement with staff's recommendation of removal of the cul de sac but questioned if Mr. Ulrich's landscaping and brick work would be continued to the street when the street is "straightened". Mr. Halley indicated he would be willing to make the necessary improvements to Mr. Ulrich's landscaping and brick work if the proposal is approved. Commissioner McClelland told the Commission the revised plan is an improvement but indicated she is uncomfortable with the house placement on Lot 4. She added she would like to see a 20 foot conservation easement between Mr. Ulrich's property and the proposed Lot 4. Mr. Halley explained he would comply with Ordinance standards adding it is his understanding that Mr. Ulrich would find it acceptable for the proposed house to either meet the average front yard setbacks or provide the conservation easement. Mr. Halley said his revised plan meets the average front yard setback requirement. Commissioner McClelland expressed concern about crowding. Mr. Larsen pointed out the property in question is heavily wooded which should minimize any negative impact if the proposed house is sited at the established front yard setback which Mr. Halley has indicated he would meet. Mr. Roy Jenson, 5124 Blake Road expressed concern over future developments along Schaefer Road. He noted in his opinion this proposal is more attractive than the previous proposal for Oak Ponds lst Addition but questioned " when is enough enough". With graphics he pointed out possible subdivisions along Schaefer Road. Commissioner G. Johnson told Mr. Jenson trying to speculate where future subdivision may occur is very risky. He added it is his understanding that the City has looked at a number of scenario's regarding this issue. Until a firm proposal is submitted to City Staff, the Commission cannot speculate. Mr. Jenson expressed frustration that something more concrete cannot be established regarding this area. He added many lots, including his, will not be able to be developed due to different factors. Commissioner G. Johnson agreed with this observation. He pointed out as an example the Dinwiddie property which lies directly south of the proposal. He added that as a body the Commission can act only on what is submitted. Commissioner Paulus moved to recommend approval of S-88-6, subject to staff conditions and the further recommendation that the house placement on Lot 4 should be the average front yard setback of the house along Fox Meadow Lane. Commissioner McClelland seconded the motion. All voted aye. Motion carried. 5-88-7 Preliminary Plat Approval for Berenberg First Addition. Part of Lot 1, Block 1, Hilldale. Danny Berenberg. Mr. Larsen reminded the Commission at the last meeting it was recommended that Mr. Berenberg approach his neighbors with an option of opening up Orchard Lane to his property and to give Commission Members time to view and walk the site. Mr. Gary Gandrud, 8400 Normandale Boulevard, attorney representing Danny Berenberg was present, Mike Black, Planner, J. R. Hill and Associates, Mr. James Van Valkenberg, representing neighbors, and Danny Berenberg, proponent was present. Mr. Gandrud told the Commission Mr. Berenberg was unable to find any neighbors willing to give up or sell a piece of their property, therefore, the Commissions recommendation of access off Orchard Lane appears impossible. Mr. Van Valkenberg told the Commission this neighborhood is an established neighborhood, with the majority of the lots comparable in size. If this proposal were to be approved it would jeopardize the character and symmetry of the area. Mr. Richard Miller, 5340 Hollywood Road agreed with Mr. Van Valkenberg's observations and presented to the Commission a detailed topography map of the area. He pointed out if approved the proposed driveway would be roughly 300 feet long, creating a "neck or flag lot". Mr. Franz Jevnee III, 6 Spur Road pointed out aspects which should be considered before a decision is reached. 1) uniqueness of the neighborhood, the area is surrounded by a ridge and the majority of lots were platted according to this terrain 2) the adverse impact to the pond if the proposal is approved, any ground alteration could damage the ponds capabilities 3) the character and symmetry of the neighborhood would be violated and a precedent would be set which would subject other lots in the area to the possibility of subdivision. Mr. Tom Martinson, 4536 Oxford Avenue South told the Commission he is opposed to this proposal. He pointed out if approved the City would be allowing development of a "neck lot" which is contrary to the City's Comprehensive Plan. Mr. Martinson pointed out the general neighborhood was developed with respect for topography, view, vegetation and wildlife. A subdivision would result in a violation of those standards. Mr. Martinson added if this proposal is approved at least 19 more subdivided lots would be possible in this small neighborhood under an identical rationale and the character and symmetry would forever be lost. Mrs. Lucy Hahn, 5332 Hollywood Road, presented to the Commission a signed petition opposing the proposed subdivision. Mr. Van Valkenberg echoed the concerns of the neighbors and requested that the Commission recommend denial of this subdivision. Mr. Gandrud told the Commission Danny Berenberg does not want to violate the neighborhood or its standards. He said Danny Berenberg wants to remain in Edina which is the reason for requesting this subdivision. Mr. Gandrud pointed out the power line easement area is considered part of the lot which should minimize any concerns that the lot is being developed as a "neck lot". A discussion ensued with the Commission in agreement that this proposal violates community standards. Special consideration must be given to topography, character and symmetry. The development of a "neck lot" is not in harmony with the Comprehensive Plan, and construction of a house in the rear yard of another house does not make good planning sense. Commissioner McClelland moved to recommend subdivision denial. Commissioner Paulus seconded the motion. Commissioner G. Johnson abstained. All voted aye; motion carried. IV. NEW BUSINESS• P-88-2 Southdale Center Expansion The Center Companies and The Equitable Life Assurance Society of the United States Mr. Larsen presented his staff report and noted the Center Companies, representing Southdale Center have submitted plans for an expansion and renovation of the Center. The expansion is greater than 10% of the existing floor area, thus Final Development Plan approval is required. The project would include the construction of a new Dayton's department store containing approximately 340,000 square feet of gross floor area. The existing Dayton's store would be converted to mall space and new tenant space. This conversion would provide approximately 117,000 square feet of new leasable area in the center. In addition, all existing common areas and mall areas would be renovated. Three new, single level parking decks would be added to serve the expanded center. The J.C. Penney and Dayton's Garden Center's would be removed. Southdale is now 32 years old. The proposed expansion is intended to preserve Southdale's competitive position in a changing retail climate. Staff believes it is important to the Community for Southdale to remain strong and healthy. The proposed renovation of the Center will insure that Southdale will continue to be an asset to the Community. Mr. Larsen concluded his staff report recommending approval of the Final Development Plan with the following conditions: 1. Staff approval of a landscaping plan and schedule to include additional screening of parking and drive aisle. 2. An access egress plan for 66th Street, York Avenue, and 69th Street acceptable to the City and to Hennepin County for 66th Street and York Avenue, to be implemented when adjacent streets are upgraded, and the dedication of additional rights of way to implement the plan. 3. An easement to allow vehicles of the Southeast Edina Transit authority the right to pass through the Center property. Mr. Chris Hanson, Dennis LaFrance, David Koski, D. Kasell and Douglas McChane representing the Center Companies were present . Mr. Hanson with graphics explained to the Commission the proposed addition and renovation of Southdale Shopping Center. A discussion ensued with Commission Members expressing enthusiasm for the proposed project. Commissioner G. Johnson raised a question concerning the mode of transportation used to link the proposed developments on the Hedberg site to the general Southdale area. Mr. Larsen said at this time different vehicles are under consideration. One mode of transportation considered is a vehicle which has the means to regulate the traffic signals. Eileen Supplebaum, resident on West Shore Drive asked Mr. Hanson what security measures would be implemented for the proposed ramps. Mr. Hanson explained that every measure to insure ramp safety will be implemented. He added lighting and the present Southdale security system of guards patrolling the ramps are two options which will be implemented to provide ramp security. Commissioner Paulus pointed out with proper security measures implemented covered ramps can be a benefit due to the State's extreme weather variations. Commissioner Bailey asked for clarification of entrances and exits to the Center especially the proposed ramps. With the aide of a model Mr. Hanson explained the circulation pattern for the site and the proposed ramps. Commissioner Bailey moved to recommend approval for P-88-2 subject to staff conditions. Commissioner McClelland seconded the motion. Commissioner G. Johnson abstained. Ayes: McClelland, Bailey, Shaw, Paulus, Workinger. Motion carried. S-88-8 Preliminary Plat Approval for Hed Addition, Virgil and Sharon Hed General Location: 6625 West Trail, Lot 1, Block 10, Indian Hills. Mr. Larsen presented his staff report noting the subject property is a developed single family lot with an area of 79,207 square feet. Normally we would want to see the property split more evenly than is the case here. However, in this case a more even division of the property would require removing the existing house. The present proposal maximizes the size of lot 2 while saving the existing home. The entire property is heavily wooded and the house is barely visible from the street. A division which would require removing the existing house may disturb the site more than the present proposal. The proposed new lots will remain among the largest lots in this area of Indian Hills. on Mr. Larsen concluded staff recommends Preliminary Plat approval conditioned 1. Final Plat Approval. 2. Subdivision Dedication. 3. Utility Connection Charges. The proponents, Mr. and Mrs. Hed were present. A discussion ensued with the Commission in agreement that the proposed subdivision has merit due to the continued consistency in the size of the lots after subdivision. Commissioner McClelland moved to recommend approval for S-88-8 subject to staff conditions. Commissioner Bailey seconded the motion. All voted aye. Motion carried.' .. . r C-88-2 Edina Community Lutheran Church 4113 West 54th Street General Location: South of West 54th Street and west Halifax Avenue Mr. Larsen presented his staff report and noted according to church officials the intent of the addition and renovation project is to better accommodate existing needs and not to prepare for any significant increase in congregation size. The seating capacity increase is very modest. The existing building would benefit from the proposed renovation. The building design and the soft, natural materials seem appropriate for the site. Early site development schemes illustrated parking in the flood plain area. Developing the parking would require some fill and the disruption of the natural conditions existing adjacent to the creek. Staff encouraged the church to avoid any activity in this area. In this case some on -street parking is a desirable alternative to the alteration of the natural condition of the floodplain. The proposed expansion and renovation should be beneficial to the church as well as the surrounding neighborhood. Mr. Larsen concluded staff recommends approval of the Conditional Use Permit with a 29 space parking variance. Mr. John Cunningham, and Foster Dunwiddie representing the Edina Community Lutheran and interested neiehbors were present_ A discussion ensued with Planning Commission Members, City Staff, the church and neighbors all in favor of avoiding any disturbance to the flood plain areas on church property. Commissioner G. Johnson recommended that a proof of parking agreement be entered into between the Church and the City. He explained the City has traditionally requested this measure to insure if the demand for parking increases the need can be met. He pointed out it is a measure the City has required of other churches. Commissioner McClelland supported Commissioner G. Johnson's recommendation and added that the City's Engineering Department may be able to look into the possibility of widening West 54th Street in front of the church similar to the street cut (parking bays) on the side property line of St. Stephens Church. Residents of the area strongly -expressed their opinion that the flood plain must remain as it is, untouched. They had concern regarding the recommendation of the Church entering into a proof of parking agreement with the City. Mr. Richard Weigel, 5421 Woodcrest Drive, Mr. Nyhus, 5441 Woodcrest Drive, Mr. Clemetson, 5427 Woodcrest Drive explained how important it is to the residents on Woodcrest Drive to retain the natural buffer afforded by the present vegetation. They pointed out if the church needs more parking the flood plain may have to be disturbed and that is not an option they want the City to consider. Commissioner G. Johnson explained a proof of parking agreement allows a means for discussion between the City and the Church should the parking demand increase. The flood plain may never be disturbed, other means may be implemented to meet parking needs. Commissioner Paulus moved to recommend approval of the Conditional Use Permit for C-88-2, subject to staff conditions and the recommendation that the City and Church enter into a proof of parking agreement. Commissioner McClelland seconded the motion. All voted aye. Motion carried. V. ADJOURNMENT: The meeting adjourned at 10:55 p.m. T\ ulin Hoogenakker, cretary