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