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HomeMy WebLinkAbout1996-07-31 Planning Commission Meeting Minutes RegularAGENDA REGULAR MEETING OF THE EDINA PLANNING COMMISSION JULY 31, 1996 AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS I. APPROVAL OF THE MINUTES: June 26, 1996 II. NEW BUSINESS: Z-96-3 Preliminary Rezoning R-1, Single Dwelling Unit District to PRD -1, Planned Residence District. Philip Stephen Company S-96-5 Preliminary Plat Approval Olde Vernon III. NEXT MEETING DATE: August 28, 1996 IV. ADJOURNMENT MINUTES OF THE REGULAR MEETING OF THE EDINA PLANNING COMMISSION HELD ON WEDNESDAY, JULY 31, 1996 7:30 P.M., EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chairman Gordon Johnson, Helen McClelland., David Runyan, David Byron, Ann Swenson, Nan Fau-St Charles Ingwalson ...... . .. ....... ....... ....... MEMBERS ABSENT: STAFF PRESENT: Lorelei Bergman and Craig Larsen, Jackie ........................ - ....................... ... ......................... ...... ......................... ...................... ... ......... ........ ........... ........................ iing Z-96-3 Preliminary RezoningR1 g.p. ........ -.. ... ............. n.................... ......... ......................... istrict District To PRD4,"�.:�P-4 'n"'ned Re6ld' ""D ..#Rm x........... Philip StephenM........ S-96-5 Prelimin ;y"' Plat Oldev.6M"..."on o General Location: Soijthi' f V er" Ave. ui and east of Olinger Road a Larsed:" id the new proposal requests a rezoning of the property to PRD -1, .... . . ......... ............ ............. X "Offient of a 34 -unit townhouse project. The proposal also requests ..................... X iq p r i 6 1 t ... -1at approval of a 34 -unit townhouse subdivision. The Zoning Ordinance requires a 10 -acre minimum tract size for a PRD -1 zoning. Thus, a 0.9 acre tract size variance is requested for this 9.1 acre site. Mr. Larsen reported staff recommended approval of the townhouse development 1 Minutes Planning Commission/ July 31,1996 in 1981, and continue to believe it is an appropriate land use today. The two proposals are similar in access/road pattern and general layout. Mr. Larsen pointed out the new plan is different in that is reduces the unit count by two units, and individual units are larger than those proposed in 1981. The site exhibits the physical characteristics that would benefit from the flexibility allowed under a PRD zoning. Mr. Larsen.r06ted the setback variance is caused by a 10 -foot jog in Vernon Avenue right -of -w; This condition causes a site planning hardship. Mr. Larsen concluded staff recommends the rezoning and preliminary plat approval: 1. Final Rezoning approval 2. Final Plat approval 3. Developers Agreement 4. Watershed District permit 5. Subdivision Dedication Mr. Philip Dommer, Perry Bolin representing the property owner Leo Commissioner Swenson portion of the site) can be deve Commissioner Swenson asked'. it is incl the rest that this as area, cons at brans. ned added Sty no -build; ng present lim `:the end l nd1ocked piece (eastern most arsen said that piece can be built on. is incled as area. Mr. Larsen responded arms' because the lake land locks it from Quld suggest if this project is approved d a no -build easement recommended. Comrrir"rSwens'at�itianed internal parking. Mr. Larsen said the site contains priv t r r r „:end on=str parking on private roads is not regulated by the City. Mr: L�ttsi�rf si€ssite also contains 17 guest parking spaces. Commissioneriron inquired if any of the two story homes will be walkouts. rsen respondede believes that is a possibility, depending on the type of home a prospective.puyers desires, and the lot. CommI sid..'er Faust asked Mr. Larsen if an individual lot is platted for each lki tl<`afisen said the PRD -1 zoning provides ownership of each unit, but the ..................................... ..................................... larrt'srr nding the units is owned in common. Commissioner Faust commented she believes the three -unit building fronting Olinger is too dense. Mr. Philip Dommer introduced himself as the developer for the project representing the property owner, Leo Evans. Mr. Dommer than introduced members of PA Minutes Planning Commissionguly 31.1996 his development team, Mr. Stephen Johnston, project engineer whose goal is to minimize impact to the site, and Mr. Perry Bolin, master planner and architect of the project. Addressing the Commission Mr. Dommer explained when developin ::this project the team considered this site a key project for the City of Edina, with the;gal of ghl creating a self-contained project without access to the adjoining:rhood. The subject site is located along a main entry road, and is Qn . of thi tQ ge undeveloped pieces of land in Edina. Continuing, Mr. Dommer a dined anot 0 <giz :af the team;::..*..'' was to save as many mature trees as possible, so;Q you ent-o a di �Q"`rent the.'.'- .00 vegetation is mature and the residents can view tIJ64ake. Mie. . Dommer''' �N fl q , ing 9 .. ........... materials will be uniform, of high quality, with thea f(s): having the optiQi € iaf housing ti'Q< type and internal layout. Mr. Dommer noted six of rQased units (three buildings) will overlook Hawkes Lake, and those units will ma.i#ail::#I'n`quired 100 -foot conservation restriction. Another aspect of the pro fe' d 'is'''; � n- the common rear property boundaries the buildings have been angled to maii i 'i � i6tb.acks ranging from the required ed 25 feet to 65 feet. q ................................. ......... Mr. Dommer reported the proposal is cor silt f : uith; ti it Comprehensive Plan designation of Low Density Attached<i'tesidenal, arid::i^s as a transitional use between high volume Vernon Avenue and tf1 single f mily homes to the south. Continuing, Mr. Dommer explaiidfhis degnation i� intended to include two family dwellings, townhouses, and ogler multi-f`�ily development containing a maximum of four dwellin.g units per builiriQ' or strut M::aommer noted single family dwellings also are am atible u:iCin this d ion. Mr. Dommer said he believes this .............. developi`i#il wide'e of hois'i1g style and choice in Edina, and is a fitting empty netQtIQ ment rt#It;:add to Edina's tax base. Mr. Dommer concluded P. stating it is th+i:�i�of the dilent team that his project meets the needs of the community bQQalternat:Mousing choices for residents who desire to stay in the commrtity'ftey i"eve soul their single family homes. ....................... mmissioner ii`t i" observed the current site is depressed, and inquired if be filling on #I a site. Mr. Dommer responded there will be minimal cutting and hairmar�ihnson asked if there are other areas (besides the lake) on the site dr i i*Q Q etlands. With graphics Mr. Dommer pointed out the majority of the site is`tQgri�iied except for the 100 -foot restriction around the lake. Commissioner Swenson noted the location map indicates a small strip of land running along 5705 Olinger Road that appears to be part of the subject site, and questioned if that is the case, is 5705 Olinger Road landlocked. Mr. Larsen responded Minutes Planning Commission/July 31, 1996 he believes that condition has been resolved, and is not presently included as part of the subject site. Commissioner McClelland questioned the wisdom of developing this site as a townhouse plat, especially when the approved plan contained a mixture of::'.'. and doubles, and Wycliffe Road was continued through to Vernon Av.nue.d"mmissioner McClelland stated she believes the traffic burden should be sharp luting out the Planning Commission worked closely with the residenttouring"t ':1 proposal, and the outcome was a family single and double . 9 Y comma::::�Y Mr. Dommer acknowledged the past develo Men one looks closely at this proposal, this props trees, and the setbacks are larger than those requ Dommer pointed out the previous proposal contair the present proposal contains 16 buildings. Mr. Q of the make up of the potential property owners,:tl? ............... .............. ....... will be less than from a single family developii1t empty nester developments have demons.. d t traditional single family developments......'.". Mr. Doerr land use designation of the Compreh"nsive P1n. Commissioner Swen development of private stre number of multi-housing ...d.: e�famil de�r� Pmentswt. Townh©dies :>Vernor _eri private A y are self c for the city. l i d Mr. :!arsen if rsus th .ugh city. common in the City to allow the !ts. Mr. Larsen said there are a rentite::c,4Ir with private roads, and a few single roadsIi~x:rsen pointed out Blake Ridge .e Road, end Nine Mile Village, off Olinger Road are nulti-housing developments. Sri"'a .ed Mr. Larsen if he believes there are negatives to id the city has not experienced any problems with private privately maintained, reiterating they have not created Comm issioner.Faust noted this proposal is almost as dense as the first proposal, A proposal was changed from townhomes to singles and doubles. kssioner;F Last reiterated that in her opinion the unit proposed on Olinger is too ni1iuld be constructed as two units. Chairman Johnson asked Mr. Larsen if the farthest eastern portion of the site and the 100 -foot conservation restriction area could be deeded to the City. Mr. Larsen said the City would probably desire those areas to be designated as an easement, noting there have been a few instances where the City has accepted the land as fee 4 Minutes Planning Commission/July 31, 1996 title. Commissioner Swenson asked Mr. Dommer if he has determined a market value for the units. Mr. Dommer said he believes each unit will be priced in the 300 thousand X. dollar range. Continuing, Mr. Dommer said our target is the active resident.4 n their beginning stages as an empty nester. Commissioner Swenson asked if::thdre will be an ........ ....... ......... ....... ......... ....... . . . . . ........ . ....... ....... ........ ..... - ........ ...... association fee. Mr. Dommer said there will be an association a Mr. Tom Siefert, 5901 Merold Drive, said if hisa'a'... alcu lation this ..... ....... ...... ....... .1, ..... ...... ...... ......................... ..... ...... ........ I ....... I ........ ..... ...... ......................... ..... I A." C proposal increased the density of the approved 19 .2 W"".. e didn' .81- plan by:2` ::::fie. .... ....... ...... ... ................ ......... ...... ...... .................... .......... X 0. U X ...... .. .....4 Orepi: a think the 1982 plan was very good. Mr. Siefert paled out::.A":::PRD ...... .. . . .......... ...... ......... ............ 10 -acre site, and this site is shy of 10 acres. M*"**r. Siefert said[%e..i.Z--0hina on ... ... ........... ... .... ........ ...................... ...... .................. rVO s* .... Pllia"fi�Js this site is R-1, and in his opinion the Comprehen only a guide, and just ........................ because the Comprehensive Plan indicates low R-1, and doesn't have ...... ............ I ........ ...... ............. I .. ..... ...... .......... .......... ......... ...... .............. 1. ....... ...... ........... - ......... to be developed as low density. Mr. Dommer resp' d"J"ndedif"th: ""e"':dolopment team felt a ......................... ......................... PRD -1 zoning best suits the site because the density require. ments::Are closer to those . ............. the intent of -pM i.e. eves of single family. Mr. Dommer concluded thR:X:,06vile 0. ent te'i,M... the Comprehensive Plan is to buffer sin.gi.6.::'.:"dW*******I*:I':i,""n" busy arterial .... ....... ............. R .... ............... ....... ................. I ........ streets such as Vernon Avenue, with 16 dens using. .y ............. Ms. Mary Lou Kaske, 5312.:..C...'�:hantrey.:.::i...P.,6ad staJ."ed-she is concerned with the potential for an increase in belts toves will occur if this project moves forward, ........... ....... .... ........... ....... ..... indicating the two additional Wft- cuts o' ernon.0-1, 0 concern her. She added this site h' """"constructed on it, it should be single is enjoyed 4y the neighbor-ho..O."d, and ingis", ..... ........... ..... ...... . ..... ....... family ho She con ati"J""""M M... .d.1 .6".d.."bv statist ��4. 0�4:bes not agree with the developer that ... ........ .................... ........................... .... - .......... e m p t y 0." it ill th"ese units, adding in the future she will also ... ......... Id not purchase one of these units. :nestei��:::':*:an''..d'i��.v., q ................. become ................ .. ..... .......................... X V 4* rive, s Mr. RichH: ,to.,!�5816 MO., did -D said he is concerned there is no guarantee ...................... ... F.".1 ........................ ....................................... ....... ......................................... ...... that this X thafthe units will be sold in the price range alluded to. !.y Mr. Hed.tir concluded'hld have no such concern if the project were developed as all s d, ......... J Ole family . ............ Mr. John Fornsy, 5821 Merold Drive, stated the neighborhood is single family, wants it toy st"A".. that way. Oner in response to concerns expressed by residents acknowledged ............................. ................. ............... X tr ::a­::V*ncern on Vernon Avenue, and added studies demonstrate there will be .................... .................. ............... traffic less traffic stress if this project is constructed. He explained "empty nest" housing generates less trips per unit than traditional single family homes. Continuing, Mr. Dommer noted the curb cuts on Vernon Avenue have been approved by Hennepin County. In response to concerns expressed regarding if this proposal is marketable, 5 Minutes Planning Commission/July 31, 1996 Mr. Dommer said he has consulted with a private research company, and they have reaffirmed his findings, that there is a market in Edina for this type of housing. Mr. Dommer reported since the signs have been posted he has received a number of calls from Edina residents who expressed interest in the project. Chairman Johnson asked Mr. Larsen if City can support the remark Mr. Dommer made concerning tnp. generations from a project such as this. Mr. Larsen said the City.... hirer a number of traffic consultants throughout the years, and all reports have indjd d:''Edina's trip generations from single family homes is the highest in:t €e' mete as between 12-14 trips. Trips from projects such as the one proposed pport the. s a e t that fewer;,;; >' « n trips are generated from em nest develo men ts.. P 9 "empty p ....... ....... ...I ...................... ........ Mr. Dennis Wagner, 5705 Olinger Road, pc in this neighborhood before the Comprehensive P agree with the City's land use determination for th opinion the curb cut serving the units off Olinger F and won't work. Mr. Jim, Madson, 5812 Merold Drive be continued because of lack of notice;to p Madson also said he would like to have mo would support the development as,; 17. Don Mr. Tom Siefert it Mr. Dommer, and asked representas. Mr. Qcr public. Comrssrrr:_:i= aust' number of ve.ri>also not he id at has Of a number of rritets lived dopted and they may not L<1Nagner added in his .............:..:. ................... ................... E>I::to Vernon Avenue, like to:::ee the market analysis indicated by �i:n"'Ings could be given to neighborhood r ''''he is not at liberty to make the findings U.r..esidents she has lived in the neighborhood for a ed with what is constructed. She added she was e one proposed generated less traffic than a single family;hdme developrtt Continuing, Commissioner Faust said her main concern is with:tle building oriereg:vvard Olinger Road. She added in her opinion three units are::to many, and thi u'Iding should be constructed as a double unit building. Cmissioner Faust:ommented in reviewing the internal layouts of the proposed units he believes th''`prospective buyers may want different floor layouts. She pointed cs::.project is designed with the "active" empty nester in mind, and they will want a I r r � � m or great room. Commissioner Faust concluded in her opinion the livjr`eppear minimal for the price. Mr. Dommer said the unit layouts presented are concepts, thanking Commissioner Faust, Mr. Dommer said individuals will be presented with other floor options, or may be able to design their own. Chairman Johnson asked Mr. Dommer if be feels the three unit building fronting 1.1 Minutes Planning Commissionguly 31.1996 Olinger Road is too large for that location. Mr. Dommer responded the building was designed to meet the required setbacks, and the development team feels this building is compatible with the rest of the project. An unidentified resident suggested signing the proposed road off Vachon Avenue as one way. This designation would reduce internal crm ing th may result if on -street parking occurs. He also added in his opinion,: a one w ldi also permit ........... ........... the traffic flow into and out of the site to function mor;soothty'Dommer interjected the one way road off Vernon is a good idtt' Commissioner Faust interjected another poj :that *filers her iI"i", t €al ti�iffic. Commissioner Runyan pointed out the residents o p!q' ect will police fit s se ves, and in his opinion the roadway circulation in/out ani:#IFl will work, and the one way suggestion a good one. Ms � ctor, 581.x' I + l�f Drive,` l d'ttte Commission if this proposal has been consider ' ::an en-vf erttal stand"'.......'....t questioning if an environmental dp , q 9 assessmeheen dore:;..ro"ect. Continuin , Ms. Hector asked if directing .::::.p. J 9 9 the water runt<Bedeserr'riRe: meets with engineering standards. ..................... ...................... 9 9 Mr.;asn`>rpiQd an environmental assessment is not required for a project of this side. Continu tarsen said Bredesen Preserve is designed to handle water::runoff, noting th [veering aspect of the project is still at the preliminary Commission' Runyan reiterated that he believes the suggestion of a one-way :;a good, o and asked if the intersection could be signalized. Mr. Larsen said itssible, but traffic will not meet the threshold to support placement of a Commissioner Ingwalson asked Mr. Larsen what the Commission is being requested to approve at this time. Mr. Larsen said at this stage recommendations are for preliminary rezoning and preliminary plat. If approved by the City Council the N Minutes Planning Commission/July 31,1996 Planning Commission will hear this for final rezoning, and at that time all issues regarding drainage, access, landscaping, building materials will be answered. Commissioner McClelland pointed out in the past the City Council approved a proposal for 26-27 units, noting this proposal is for considerably more. Con't-inuing, Commissioner McClelland said she believes this project is too den"se, aqd:>)bannot . .. ... ....... ......... ....... support it as submitted. She reiterated the Commission and Cqu".. n- ... ...... m:.wrked closely ... .. .. ............. .................. ............ ii4n.. d th6vh'. ult was less with the neighborhood regarding this piece of proper .m.: ....... rid' ... : ............. ............ - . ............ - ... density, with traffic dispersed more evenly neighbi ....... ..... ....... ......... ............ Commissioner Ingwalson moved to recomnwh-d preliminary .. preliminary plat approval subject to final .g rezoning,":"Jal approval, deve.1.0pors .... ........ . .............. * ........ mending a no -build .......... agreement, parkland dedication, watershed permit ........................ ........................ ... ..h....... A e oposed gazebo if easement over the most easterly portion of the site. ..... .. tl constructed is to be constructed out of the 100 -fait a s'd*'*M..issioner Byron ......................omm ......................... ......................... ......................... ......................... ................ ......................... ......................... .......................... .......................... seconded the motion. . . .... ............. IS ........ Ars ago (.x`981) the Planning Commissioner Byron acknowledged''Ah ... t--:'... . . ................... .... ........................... .... ::.: ig::.. t* townhouse . 6f"""'3&u - Commission reviewed and recommend*O'***'*d appro*',*"v"""a"':I::'*:'**'*'*:..:..: .:n::i development for this site, and referredtheir reO' mme -.I$..to th..'n e Council. At that .Upon roll call vo.: W Byron, Runyan, Swenson, Ingwalson, Johnson. Nays, ...... 04 n McClelland. Mio"**"' to recommend preliminary rezoning and preliminary plat amftval carried ng was adjourned at 9:40 p.m. pooso, wnsv Jackie Hoogenakker 8