HomeMy WebLinkAbout1968 10-02 Planning Commission Meeting PacketsA G E N D A
Edina Planning Commission Wednesday, October 2, 1968
Edina Village Hall 7:30 P.M.
I. Approval of September 4, 1968 Commission Minutes.
11. ZONING REQUESTS
Z-68-19 Shell Oil Company, P.--2 Multiple Residential District
to C-4 Commercial District. Halifax Avenue and W. 50th Street.
Z--68-21 Rudy Taones. R-1 Residential District and C-1 Commercial
District to R-4 Multiple Residential District. 4409 Valley
View Road.
III. LOT DIVSIONS
1. C. Kingbay. Tract B. R.L.S. 1129.
2. Lots 4 and 5. Block 19. Normandale Addition.
IY. SUBDIVISIONS
SP -68-13 Wm. Scotts Addition Peterson Realat.
SP -68-14 Edina Interchange Center III Addition.
V. STREET NAME CHANGE
1. West -65th Street 1
VZ. OTHER BUSINESS
1. Recreational Facility in Planned Industria.. District.
2. Policy Plan._
3. Zoning Ordinance Review.
EDINA PLANNING CO!WISSION
STAFF REPORT
October 2, 1963
Z-68-21 Rudy Troves., _ R-1 and C-1 to R-4 Hulfiipie Residential District. •
Refer to.- Enclosed Map
Fir. Trones is proposing to build an apartment building on
the south side of Valley View Road between Kellogg and Oaklawn Avenues. The site
approximates one acre and would accommodate 20 to 22 units were the R-4 zoning
to be granted. No site plan has yet been submitted.
Most of the site is zoned R-1 and one structure is situated
on the R-1 portion. A temporary commercial operation is currently taking place in
this structure. A small triangle of lend abutting Valley Vied Road is zoned C-1
commercial, but is too small to be utilized for commercial purposes.
Zoning in the area consists of R-4 to the east, R-1 to
the south and west, C-1 to the north, and C-4 to the northeast across Valley View
Road. Surrounding uses consist of a 14 unit apartment building to the east, vacant
land to the nest, single family homes to the south and a gas station and dairy store
to the north. A pond encompasses the southwest corner of the site and serves as
a separation between it and the R-1 properties to the south.
The site slopes downward rather severely from Valley View
Road toward the pond making it a unique and difficult parcel to develop. Apartments
would seem to be the use most adaptable to a site of this topographic character..
Recommendation:
The staff is of the opinion that the site is an appropriate
one for apartment development and recommends that the R-4 zoning be granted for
the following reasons:
1. The A-4 zoning would be a logical extension of
existing R-4 zoning to the east.
2., R-4 zoning is a appropriate request in light of
W.sting land usage in the area.
3. The site cannot reasonably be used for the use for
which it is now zoned (R-1) because of its direct
commercial exposure. Such exposure is important in
most cases for higher density housing.
4. The request conforms to our policies of placing
higher density housing near major activity centers
and on or near major traffic arteries to minimize
the infiltration of traffic into single family
neighborhoods.
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10-2-68
ZONING ORDINKSCI1EW
In administering the zoning ordinance from day to day, it has became evident
that a rather substantial na ber of amendments are necessary to keep it up
to date and to mane it function properly. Periodically it is advisable to
cospletely review the ordinance and make necessary changes in areas where we
find inconsistencies, excessive variance requests, deficiencies, or obsolescence.
All zoning ordinances must be updated if they are to remain effective and aura
Is no exception. The following are those amendments felt necessary by the
staff over the next several months:
1 Official Zoni_ n
Modern zoning practice concetvea of two official zoning documents, a text
and a asap, rather than the combination of the two whereby lengthy and detailed
p:roperty descriptions are includea in the text. As you know, we have no
official zoning map and that is why we currently have saue 25 to 30 unnecessary
pages of descriptions which are of no value to anyone:: but the planning staff.
An officsl zoning snap, on the other hand caa be substituted for the descriptions
and can be tt mply referred tc; in the tent as defining the district boundaries.
It eliminates the meed to continually amend the text (adding new descriptions)
and consequently, makes administration of the ordinance much easier. It shoos
all district boundaries and nest continually be ke=pt current.
To adopt an official zoning map would require a general revamping of Section
`? "Districts Established" to call attention to the "Zoning District Hap" and to
Refine district bounduriez where interpretation may be necessary.
Zoning Ordinance Review
Page 2
October 2, 1968
2. Frontage of Buildings on Streets.
Paragraph S, Section 15 requires that a building situated on a corner lot
shall face the narrow dimension of a lot unless otherwise stipulated by the
plat. In the R-1 Residential District this is often difficult to comply with.
The principle does have validity under moat circumstances, but in the case where
adjacent houses face the side street, there appears to be no reason why the
owned' should not have the option to face the street of his choice (see sketch).
e0
o6
� L1
on
a ,m
s�
v� o
0
Side street
Ordinance requires a west facing even though houses or side street face
south. Should have option so long as he can meet ordinance requirements.
Recomended Amendment: Add to Paragraph 5:
In the R-1 Residential District the building may front on the side street
(front street being, the one contiguous to the narrow lot dimension) if
immediately adjacent lot also fronts on the side street.
Zoning Ordinance Review
Wage 3
October 2, 1958
3. Parking Requirements: Regional Medical. Planned Industrial District and
Commercial Districts.
Very recently, the zoning ordinance was amended to require one parking space
per 200 square feet of gross floor area is the 0-1 and 0-2 (Office Building)
Districts. The old requirement was one space per 250 square feet. This older
requirement is still in effect for offices uses in the Regional Medical, Planned
Industrial District and Comercital Districts and the staff would recommend that
office parking requirements in these districts be made consistent with those of
the 0-1 and 0-2 Districto (1/200 sq. ft.).
4. Off-street Parkiniz and LoadinRe uirements: Presently, each district
has its o*rn off-street parking and loading requirements and consequently, there
is much duplication regarding number of spaces, design and location. Modern
practice suggests that a new section termed "Off-street Parking and Loading"
might be appropriate to eliminate duplication and thus clarify ordinance
requirements. This would eliminate such requirement in each individual section
of the ordinance. Such other factors as circulation (similar to Commercial
Districts) coed also be included in this new section to apply generally to
all districts.
5. Light Industrial District: Deletion.
The Light Industrial District is only in limited use in the Village at the
present time and, in fact, is ghat we might terse our nuisance district. We
haven't, in recent years, had a Light Industrial District rezoning=.request and
would discourage one if eo confronted. Site: requirements are sadly lacking and
the ordinance would require amendments to bring it up to date. The staff therefore
recommends the repeal of the Light Industrial District section and reclassification
of the three existing; Light Industrial District areas as follows: (1) Grandview
Zoning. Ordinance Review
Page 4
October 2, 1968
area (see attached map) , (2) Pederson Dairy property to HY3, _ and (3) Cahill
Lumber Co. to Planned Inc.ustrial District.
6. Customary* Rome Occupations: Definition.
We have had a great 6ea3 of difficulty in deciding shat type of home
occupations should be permitted in the R-1 District. The ordinance permits such
uses but establishes no criteria on which to evaluate requests. The staff
would recann.end that we define home occupations as follows and that mm establish
performance standards dealing with signs, parking., employees, structural
alterations, etc., also as follows:
Customar Rove Cccu. actions: An accessory use of a service or professional
character conducted within a dwelling by the family residents thereof, which is
clearly secondary and incidental to the use of the dwelling for living purposes
and does not change tiny: character thereof.
Change subparagraph (b) (9) , Paragraph 2, Section 3 as foilaus:
(9) Rental of rooms for occupancy by not more than two persons per
dwelling unit.
.add a new subparagraph (c) paragraph 2, Section 3 as follows:
(s:) Cures Permitted Under Special Conditions:
The Allowing uses shall be permitted in the R-1 District subject to
the conditions hereinafter imposed for each use.
(1)£�ttstrstat € =� c� c� i xis Provided that no employees, other
than the occupants of the duelling, are angAyed in such activities; that
no exteVor structural alterations shall be made to change the
residential character of the structure; that no outdoor activities ere
carried on in connection with such use; that parking generated by such
use shall be accommodated within the normal driveway area; that no
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Zoning Ordinance Re-Ae-j
Page 5
October 2, 196€
signs of any kind shall be used to identify the use, and that the
essential character of the lot or structure, in terms of use and
appearance, will not: be changed in the slightest degree by the
occurrence of such activities.
I. Twash incinerators anal etoraxe.
Mie Multiple section of the ordinance adequately regulates trash incinerators
and storage, however, time remaining disarictss make no spacific reference to
this problem. lie vaight_ conceivably add to the requirements for each individual
district except R-1) the prevision that all trash receptacles and incinerators
shall be completely enclosed within a building. Such could be regulated by
simple inclusion under "Storage" provisions.
8 Fees
It does not happen frequently, but an excessive fee for rezoning is
conceivable on occasion according to the current fee ssebedule. The staff would
therefore recommend 4hat: a fee limitation be imposed as follows:
Under 20,000 sq. fr.
Over 20,000 sq. ft. but. under
50,000 Esq. ft.
Each 50,000 sq. ft. cr portion
thereof over 50,000 sq. Rt.
PJL
q-twalk ZrovQsed
$25.00 $25.00
$50.00 $50.00
$25.00 $25.00
not to exceed a
total fee of
$200.00
Zoning Ordi uance Review
'age 6
October 2, 1968
9. R--2 Side 'Yard ftguirements
In the R-1 District we require lots 60 feet or greater :in width to have a
10 foot interior side yard plus 1/2 foot for each foot the house exceeds .15
feet in height. In other words, if a house is 20 feet high, according to
definition, it must have an interior side yard of 12--1 J2 feet. Our policy has
been to require the sa=me for double bungalows wren though the A-2 ordinance
requires a straight 10 foot interior side yard. This requirement should be
included in the ordinance and the staff recomends the following amendment to
subparagraph (f), paragraph 3, Section 4.
(f) Setbacks and Yards
Street anterior
District prone Side Yard Side Rear.
R-2 30 15 lot 40
+� Add 6 inches for each foot the average height of the house exceeds
15 feet.
10. Planned Develctsr�enl: Ordinance
We have only recently been discussing new and innovative housing types and
their potential for Edina. in order to get such rousing as sae have discussed we
must consider the audition of a, new section to our zoning ordinance which permits
the clustering of housing and the retention of open space. The following
exmVle is to merely give you an idea of :shat a "Elanaed Development" Ordinance
is and how it wo Ds. Quite obviously, our erdinance would have to be different
frau the eraaWle, but the concepts of clustering and open space treatment are
the factors of greatest, ispori: at this Llw.e.
L
F
and it shall be fenced for safety. All buildings housing mechanical equip-
ment shall be landscaped and maintained to harmonize with the surrounding
residential area.
g) All signs shall be in accordance with the schedule outlined in Article
VI, Section 6.2.3.
h) Off-street parking space shall be provided in accordance with the
schedule outlined in Article VII, Section 7.1.
Section 8.3 PLANNED UNIT DEVELOPMENTS
8.3.1 AUTHORIZATION: Rapid and intensive urbanization of Delta Township dur-
ing the past decade has produced a need for an economical single-family living unit
that is adaptable to urban densities but that retains many of the attractive fea-
tures of the suburban home. Among the housing concepts emerging to meet this need
are townhouses, row houses, garden apartments, and similar types of housing units
with common property areas; cluster types of subdivisions in which housing units are
arranged in cluster forms, with clusters separated from each other by common open
space; and housing units developed with related recreational space, such as golf
courses, swimming pools, private parks, community centers, and other recreational
facilities.
It is the purpose of this Section to encourage more imaginative and livable housing
environments within the R -IB and R -IC Residential Districts through a planned re-
duction, or averaging, of the individual lot area requirements for each zone district
providing the over all density requirements for each district remains the same.
Such averaging or reduction of lot area requirements shall only be permitted when .
a land owner, or group of owners acting jointly, can plan and develop a tract
of land as an entity and thereby qualify for regulation of that tract of land
as one complex land use unit, rather than an aggregation of Individual buildings
located on separate, unrelated lots. Under these conditions, a special use
permit may be issued for the construction and occupancy of a planned unit develop-
ment providing the standards, procedures, and requirements set forth in this Section
can be complied with.
8.3.2 OBJECTIVES: The following objectives shall be considered in reviewing
any application for a special use permit for planned unit development.
1) To provide a more desirable living environment by preserving the natural
character of open fields, stands of trees, brooks, ponds, flood plains, hills,
and similar natural assets.
2) To encourage the provision of open space and the development of recreational
facilities a generally central location and within reasonable distance of all
living units.
3) To encourage developers to use a more creative and imaginative approach in
the development of residential areas.
4) To provide for more efficient and -aesthetic use of open areas by allowing
l the developer to reduce development costs through the by- passing of natural
obstacles in the residential site.
{ -87-
i
5) To encourage variety in the physical development pattern of the Township
by providing a mixture housing types.
8.3.3 QUALIFYING CONDITIONS: Any application for a special use permit shall
meet the following conditions to qualify for consideration as planned unit develop-
ment:
1) The planned unit development site shall be not less than twenty (20)
acres in area, shall be under the control of one owner or group of owners, and
shall be capable of being planned and developed as one integral unit.
2) The planned unit development site shall be located within the R -IB or R -IC
Residential Districts.
3) Public water and sewer facilities shall be available or shall be provided
as part of the site development.
4) The proposed population density of the planned unit development shall be
no greater than if the tract were developed with the lot area requirements of
the particular zone district"in which it is located.
5) For each square foot of land gained through the reduction or averaging of
lot sizes, equal amounts of land shall be dedicated to Delta Township or shall
be set aside for the common use of the home or lot owners within the planned
unit development under legal procedures which shall also give Delta Charter
Township a covenant or interest therein, so that there are assurances that
the required open space shall remain open.
6) The proposed planned unit development shall meet all of the general stan-
dards outlined in this Article, Section 8.1.3.
8.3.4 USES THAT MAY BE PERMITTED: The following uses of land and structures
may be permitted within planned unit developments:
1) All uses permitt6d by right, under special conditions, or by special use
permit in the R -IB and R -IC Residential Districts, subject to all the restric-
tions specified therefor.
2) Two-family dwellings.
3) Townhouses, row houses, garden apartments, or other similar housing types
which can be defined as a single family dwelling with no side yards between
adjacent dwelling units, PROVIDED that there shall be no more than five (5)
dwelling units in any contiguous group.
4) Recreation and open space, PROVIDED that only the following land uses may
be set aside as common land for open space or recreation use under the pro-
visions of this Section:
a) Private recreational facilities, such as golf courses, swimming pools,
or other recreational facilities which are limited to the use of the
owners or occupants of the lots located within the planned unit development.
-88-
b) Historic building sites or historical sites, parks and parkway areas,
ornamental parks, extensive areas with tree cover, low lands along streams
or areas of rough terrain when such areas have natural features worthy
of scenic preservation.
5) Name plates and signs as provided in Article Vi, Section 6.2.3.
6) Off-street parking as provided in Article VII, Section 7.1.
7) Customary accessory uses as permitted in R -IB and R -IC Residential Districts.
8.3.5 LOT SIZE VARIATION PROCEDURE: The lot area for planned unit developments
within R-113 and R -IC Residential Districts may be averaged or reduced from those
sizes required by the applicable zoning district within which said development is
located by compliance with the following procedures:
1) Site Acreage Computation: The gross acreage proposed for a planned unit
development s all be computed to determine the total land area available for
development into lots under the minimum lot size requirements of the applicable
zoning district in which the proposed planned unit development is located.
In arriving at a gross acreage figure, the following lands shall not be con-
sidered as part of the gross acreage in computing the maximum number of lots
and/or dwelling units that may be created under this procedure:
a) Land utilized by public utilities as easements for major facilities,
such as electric transmission lines, sewer lines, water mains, or other
similar lands which are not available to the owner -because of such ease-
ments.
b) Lands within flood plains as specified in Article Vi, Section 6.6.
2) Maximum Number of Lots and Dwelling Units: After the total gross area
available for development has been determined by the above procedure, the max-
imum number of lots and/or dwelling units that may be approved within a planned
unit development shall be computed by subtracting from the total gross area
available a fixed percentage of said total for street right-of-way purposes,
and dividing the remaining net area available by the minimum lot area require-
ment of the zoning district in which the planned unit development is located.
a) The fixed percentages for street right-of-way purposes to be sub-
tracted form the total gross area available for development shall be
twenty percent (20%) for the R -IB Residential District and thirty percent
(30%) for the R -IC Residential District. These percentages shall apply
x
regardless of theamount of land actually required for street right-of-way.
b) Under this procedure, Individual lots may be reduced in area below the
�M minimum lot size required by the zone district in which the planned unit
development is located, PROVIDED that the total number of dwelling units
and/or lots created within the development is not more than the maximum
number that would be allowed if the tract were developed under the mini-
mum lot area requirements of the applicable zone district in which it is
located.
-89-
L
3) Permissive Minimum Lot Area: Notwithstanding other procedures set forth
in this Section, lot sizes within planned unit developments shall not be varied
or reduced in area below the following minimum standards:
a) One -Family Detached Dwelling Units: Twelve thousand (12,000) square
feet of lot area within the R -IB Residential District and seventy-five
hundred (7,500) square feet of lot area within the R -IC Residential
District.
b) Two -Family Dwellings: Twenty thousand (20,000) square feet of lot
area within the R -IB Residential District and twelve thousand (12,000)
square feet within the R -IC Residential District.
c) Townhouses, Row Houses, or Other Similar Dwelling Types: Three
thousand (3,000) square feet of lot area for each dwelling unit for
both the R -IB and R -IC Residential Districts.
4) Permissive Minimum Yard Requirements: Under the lot averaging or reduction
procedure, each lot shall have at least the following minimum yards:
a) Front Yard: Twenty-five (25) feet for all dwellings, PROVIDED that
front yard requirements may be varied by the Planning Commission after
consideration of common greens or other common open space if such space
provides an average of twenty-five (25) feet of front yard area per
dwelling unit.
b) Side Yard: Eight (8) feet on each side for all one -and two-family
dwellings; none for townshouses or row houses PROVIDED that there shall
be a minimum of fifteen (15) feet between ends of contiguous groups of
dwelling units.
C) Rear Yard: Twenty-five (25) feet for all.dweilings, PROVIDED that
rear yard requirements may be varied by the Planning Commission after
consideration of common open space lands or parks which abut the rear
yard area.
5) Maximum Permissive Building Height: Two and one-half (2 1/2) stories but
not exceeding thirty-five (35) feet. Accessory buildings shall not exceed
a height of fifteen (15) feet.
8.3.6 OPEN SPACE REQUIREMENTS: For each square foot of land gained through the
averaging or reduction of lot sizes under the provisions of this Section, equal
amounts of land shall be provided in open space. All open space, tree cover, re-
creational area, scenic vista, or other.authorized open land areas shall be either
set aside as common land for the sole benefit, use, and enjoyment of present and
future lot or home owners within the development, or shall be dedicated to Delta
Charter Township as park land for the use of the general public. The Planning Com-
mission shall determine which of these options is most appropriate and shall recom-
mend to the Township Board one of the following procedures as part of its approval
of a special use permit for a planned unit development:
a) That open space land shall be conveyed by proper legal procedures from
the tract owner or owners to a home owners association or other similar
-90- 11
b) That open space land shall be dedicated to the general public for park
or recreational purposes by the tract owner or owners, PROVIDED that the
location and extent of said land conforms to the Comprehensive Development
Plan of Delta Charter Township, and PROVIDED FURTHER that the access to
and the characteristics of said land is such that it will be readily
available to and desirable for public use, development, and maintenance.
It is the intent of this Section that in cases where option 8.3.6 (b) above is
determined to be in the best interests of the Township, that the owners or developers
of the planned unit development shall not be compelled or required to improve the
natural condition of said open space lands.
Section 8.4 PRIVATE NONCOMMERCIAL RECREATION AREAS
8.4.1 AUTHORIZATION: As urban development envelops more and more land area
within Delta Township, there is created an increasing need and demand for recrea-
tional facilities to serve a concentration of urban dwellings. In order to
accommodate such demand, and to encourage private development of recreational
facilities within close proximity to the residences they serve, this Section permits
the construction of certain types of nonprofit, noncommercial recreation facilities
within the R -IB, R -IC, and R -MI Residential Districts and the A-1 Agricultural
District. These uses may be authorized by the issuance of a special use permit
when all of the procedures and applicable requirements stated in Section 8.1 and
the additional requirements of this Section can be complied with.
8.4.2 USES THAT MAY BE PERMITTED: Private community swimming pools, community
recreation centers, tennis courts, and other noncommercial recreation facilities
may be authorized, PROVIDED such facilities are to be constructed, maintained, and
operated by an incorporated, nonprofit club or organization with a specified limi-
tation of members, and PROVIDED FURTHER that such recreation facilities shall be
operated for the exclusive use of organization members and their guests. Any use
permitted herein shall not be permitted on a lot or group of lots of record.
8.4.3 SITE DEVELOPMENT REQUIREMENTS: The following requirements for site
development together with any other applicable requirements of this Ordinance shall
be complied with:
6W
1) Minimum Site Size: One (1) acre with a minimum width of one hundred fifty
( 150) feet.
2) Site Location: In those instances where the proposed site is intended to
serve club or organization members who reside beyond the immediate neighborhood
or subdivision in which the proposed site is located, the site shall be located
on a major thoroughfare as classified on the Comprehensive Development Plan of
Delta Charter Township and all ingress and egress for the site shall be pro-
vided directly from said major thoroughfare.
M. -91-
i ti3
p
Y6 .
p.'a
nonprofit
organizations so that
fee simple title shall be vested in tract
lot owners
as tenants in common,
PROVIDED that suitable arrangements have
been made
for the maintenance of
said land and any buildings thereon, and
.
PROVIDED
FURTHER that an open space easement for said land shall be con-
veyed to
Delta Charter Township
to assure that open space land shall remain
open.
b) That open space land shall be dedicated to the general public for park
or recreational purposes by the tract owner or owners, PROVIDED that the
location and extent of said land conforms to the Comprehensive Development
Plan of Delta Charter Township, and PROVIDED FURTHER that the access to
and the characteristics of said land is such that it will be readily
available to and desirable for public use, development, and maintenance.
It is the intent of this Section that in cases where option 8.3.6 (b) above is
determined to be in the best interests of the Township, that the owners or developers
of the planned unit development shall not be compelled or required to improve the
natural condition of said open space lands.
Section 8.4 PRIVATE NONCOMMERCIAL RECREATION AREAS
8.4.1 AUTHORIZATION: As urban development envelops more and more land area
within Delta Township, there is created an increasing need and demand for recrea-
tional facilities to serve a concentration of urban dwellings. In order to
accommodate such demand, and to encourage private development of recreational
facilities within close proximity to the residences they serve, this Section permits
the construction of certain types of nonprofit, noncommercial recreation facilities
within the R -IB, R -IC, and R -MI Residential Districts and the A-1 Agricultural
District. These uses may be authorized by the issuance of a special use permit
when all of the procedures and applicable requirements stated in Section 8.1 and
the additional requirements of this Section can be complied with.
8.4.2 USES THAT MAY BE PERMITTED: Private community swimming pools, community
recreation centers, tennis courts, and other noncommercial recreation facilities
may be authorized, PROVIDED such facilities are to be constructed, maintained, and
operated by an incorporated, nonprofit club or organization with a specified limi-
tation of members, and PROVIDED FURTHER that such recreation facilities shall be
operated for the exclusive use of organization members and their guests. Any use
permitted herein shall not be permitted on a lot or group of lots of record.
8.4.3 SITE DEVELOPMENT REQUIREMENTS: The following requirements for site
development together with any other applicable requirements of this Ordinance shall
be complied with:
6W
1) Minimum Site Size: One (1) acre with a minimum width of one hundred fifty
( 150) feet.
2) Site Location: In those instances where the proposed site is intended to
serve club or organization members who reside beyond the immediate neighborhood
or subdivision in which the proposed site is located, the site shall be located
on a major thoroughfare as classified on the Comprehensive Development Plan of
Delta Charter Township and all ingress and egress for the site shall be pro-
vided directly from said major thoroughfare.
M. -91-
11INUTES OF THE REGILAF{ MEETING OF
THE EDINA PLANNI ING C0MMISSION HELD
WEDNESDAY, OCTOBE3 2, 1968
EDINA VILLAGE BALL
Members Present: David J. Griswold, Chaii-man Pro Tem; George Nugent, Cliff
Johnson and Robert Huelster.
Staff Present: Dred Hoisington, George Trite and Karen Sorensen
1. 4proval of September 4, 1968 Commission Minutes
Hr. Nugent moved that the September `+, 1968 Commission Minutes be approved
as submitted. Mr. Huelster seconded the motion. All Voted Age. Motion
Carried.
11. Resignation of George Hite
Chairman Griswold noted that this was the last Edina Planning Commission
meeting George Bite would attend since he would soon be taking the position
of Village Manager in Eden Prairie, Minnesota. He stated that he would
like to express the good wishes of the Commission and to wish him well in
his new venture.
III. ZONING RI's GTE STS
Z-68--19 Shell Oil Comuan . R-2 Multiole Residential District to C-4
Commercial District. Halifax Avenue and Went 50th Street.
Por. Hoisington reported that at the September meeting, the
Commission tabled the request until u positive plan was presented and the
exact variances determined. The needed variances are lot area, lot width,
distance of driveway from street intersection, distance frcmi residential
district, number of parking spaces and parking within ten feet of property
line. These variances will go before the Board of Appeals on October 17,
1968. Fir. Hoisington noted that he and a representative from Shell Oil
had worked together on the site plan presented to the Commission and felt
that it now was a good, workable plan.
Mr. Huelster moved that the Commission recorsmmend approval of
the requested rezoning for the following reason3, but that screening should
be resolved before a permit is issued:
(1) The proposed redevelopne:at that will emanate from
rezoning complies with our principle objective to
intensify, upgrade and diversify business activity in the
50th and France axes.
(2) The proposed rezoning is a logical extension of existing
C-4 zoning on the present shell Oil site.
(3) The requested rezoning is consistent with our current
land use plan for the whole 50th and Fr&nce area.
Mr. Nugent seconded the motion.
Edina Planning Commission Minutes -2- October 2, 1968
Chairman Griswold noted that the action of the Commission at
the last meting was to table the request until Shell Oil presented a
positive plan. What is before us is almost the same plan as presented in
September. This is an important cornea: and is an important part of the
Village and it is reasonable to expect a positive plan. What we approve
should be shown on the plan, the Planning Commission should offer approval
subject to review of final plans for the development.
Mr. Huelster stated that he would amend his notion to include
Planning Commission review of final site and landscape plans. All Voted
Ave. Motion Carried.
Z-68-21 Rudy Trones. R-1
Mr. Hoisington reported that Mr. Trones is proposing to build
an apartment building on the south side of Valley View Road between Kellogg
and Oaklawn Avenues. The site is approximately one acre in size and
would accommodate 20 to 22 units if R-4 zoning is granted.
Most of the site is zoned R-1 and a house is situated on the
R-1 portion. A temporary commercial operation is currently taking place
in the house. A small triangle of land abutting Valley View Road is zoned
C-1, but is too small to be utilized for commercial purposes.
There is R-4 zoning to the east, R-1 to the south and west,
C-1 to the north and C-4 to the northeast across Valley Vies► Road. A pond
encompasses the southwest corner.of the site and serves as a separation
between it and the R-1 properties to the south. The site slopes downward
rather severely from Valley View Road toward the pond, making it a unique
and difficult parcel to develop. Apartments would seem to be the use
most adaptable to a site of this topographic character. The staff is of
the opinion that this request should be approved, but that the Commission
should take a look at the site and surrounding areas before making a
decision.
Mr. Ruelster seconded the motion. All Voted Ave. Motion Carried.
Mr. Trones inquired why the Commission was tabling the matter
when R-4 seemed to be the logical zoning for this parcel. The Commission
noted that they were not as familiar with the site as Mr. Trones and would
like to look at it closer and also walk the property before making any
recommendations.
IV. LOT DIVISIO14S
1. C.C. Kin Tract B. R.L.S. 01129.
Mr. Kingbay is the owner of a large tract of land south of
Parklawn Avenue and west of "Prance Avenue. There 4s presently being
constructed an apartment building on the westerly half of the property.
Edina Planning Commission Minutes -3- October 2, 1968
Mr. Kingbay wishes to divide the property into two parcels for mortgage
purposes. The division meets all ordinance requirements except for the
common driveway. There will, no doubt, be another building constructed on
the easterly half of the property, but it is presently vacant land. The
parking for the buildings, existing and proposed, will be on either side of
the common drive.
Mr. Hoisington suggested that Mr. Kingbay be requested to make
a new registered land survey of Tract B and apply for the necessary
variance (parking within ten feet of the property line).
Mr. Nugent moved that the Commission recommend approval of a
registered land survey for the property subject to application for _and
approval of the required variance. Mr. Johnson seconded the motion. All
Voted Aye. Motion Carried.
2. Lots 4 and 5. Block 19, Normandale Addition.
Mr. Hoisington reported that the applicant is asking for a
division of these two lots in the following manner. Lot 4 is to be divided
in half resulting in two lots each measuring 123 by 121. Lot 5 is to be
divided so the easterly half will be 121 by 128 and the westerly half,
121 wide by 118 deep. The depth of the latter does not conform to the 120
foot ordinance requirement and will require a variance for lot depth.
Parnell Avenue does not extend to Hest 66th Street, however, sewer and water
facilities are available and the street is proposed to be extended to the
properties. The staff recommends that the division be approved subject to
street improvements and the approval of the lot depth variance request.
Mr. Hi elster moved that the CoBmission recommend approval of
the division subject to street improvement and approval of the lot depth
variance. Mr. Nugent seconded the motion. All Voted Ave. Motion Carried.
V. SUBDIVISIONS
SP -68-13 Wm. Scott°s Addition Peterson Replat.
Mr. Peterson is proposing a four lot plat of part of Lot 15,
William Scott's Addition, located east of Kipling Avenue and south of West
41st Street in the former Morningside area. The lots are each approximately
80 by 144 feet and meet all ordinance requirements. A sanitary sewer
easement runs through the property and the property is zoned R-1 District.
The staff recommends preliminary approval of the plat.
Chairman Griswold inquired if Mr. Peterson would submit a proper
plat before final action is taken. Mr. Hoisington reported that the plat
would be submitted before the preliminary hearing takes place.
_Mr. Nugent moved that the Commission recommend preliminary
approval of the plat. Mr. Johnson seconded the motion. All Voted Ave.
Motion Carried.
Edina Planning Commission Mia?uses -4- October 4, 1968
SP -68-14 Edina Interchange Center III hzdd:i.tzon.
Mr. Hoisington stated that this is the platting of Mr.
Bernardi's property South of West 70th Street and West of T.H. 100. The
parcels are all two acres or greater in size and meet ordinance requirements.
The staff recommends approval of the preliminary plat subject to final
engineering approval.
Mr. Huelster moved that the Cormission recommend preliminary
approval of the plat to the Council subject to final engineering approval.
Mr. NuStent seconded the motion. All Voted Ave. Motion Carried.
V1. STREET ICOM CHANGE
1. blest 65th Street between Ridneview Drive and Valley View Road_
U "Valla Lane°t.
Mr. Hoisington reported that the residents along this segment
of West 65th Street had petitioned the Council for the name change. The
Council then referred the matter to the Commission for recommendation.
Mr. Hite noted that people like to live on an avenue With a
pretty same and not on a numbered street as is the case hero. However,
in this case, West 65th Street is an identifying street particularly when
travelling south from the Crosstown on Valley View Road. This street
gives people a degree of orientation and consequently, the staff must
recommend that the West 65th Street name be retained.
Mr. Nugent moved that the Commission recommend denial of the
requested name chance to the Council. Mr. Nuelster seconded the motion.
All Voted Ave. Motion Carried.
VII. OTHER BUSINESS
1. Recreational Facility in Planned Industrial District.
Mr. Hoisington reported that in July, 1468, the Commission
briefly discussed the possibility of a sports club in the Edina. Interchange
Center. lit that time the staff felt that there was some merit in this
request but the zoning ordinance would have to be modified to permit this
type of use in a Planned Industrial District. Preliminary site plans have
been submitted to the staff for presentation to the Commission.
The site plan indicates handball facilitias, indoor and outdoor
tennis courts, paddle tennis courts, and squash courts. The parking seems
to be adequate for present needs, but doesn't seem to be enough for the
intended future expansion. The proponents also show a proposed swimming
pool and restaurant facilities. The restaurant would be available to
members of Eche club and not nerve rAs a public eating pure.
Edina Planning Commission Minutes -5- October 2, 1968
The idea is an interesting one. The staff likes the concept,
but must determine on what basis to permit something of this sort in a
Planned industrial District. The staff recommends approval of this type
of facility in a Planned Industrial District, but feels we.should place
the burden on the proponent to prove that they can live with so few
parking spaces.
Chairman Griswold noted that the type of building used for
this type of activity would fit into a Planned Industrial District because
of the nature of the construction of the building.
Mr. Huelster moved to approve the general concept of the
recreational facility in a Planned Industrial District based on the staff
recommendation.
Chairman Griswold stated that he was in favor of the general
concept but that he would be a bit cautious about voting in favor of an
ordinance amendment until we have a specific proposal to look at..
No further action taken.
2. Policy Guide
Mr. Hoisington submitted additional sections of the Land Use
Policy Guide to the Commission for their review. He noted that policies
for community facilities, park and recreation facilities had yet to be
drawn. He asked that the Commission set a special meeting mate to discuss
the policies in detail.
The Commission set Wednesday, October 16, 1968 at 7:30 P.M.
as their meeting date for discussion of the: policy guide.
3. Zoning Ordinance review
Mr. Hoisington reported that in administering the zoning
ordinance from day to day, it has became evident that a substantial number
of amendments are necessary to keep it up to date and make it function
properly. It is advisable to review the ordinance once a year and make the
necessary changes in areas the staff find inconsistent, deficient, etc.
The zoning ordinances must be updated if they are to remain effective.
1. Official Mao. The first consideration is an official zoning
map. There should be two official documents, a text and a map rather than
a combination of the two. Edina has no official zoning map and we have 25-30
pages of descriptions in the ordinance which are of no value to anyone
except the planning staff.
An official map can be substituted for the descriptions and can be
referred to in the text as defining the district boundaries. It eliminates
the need to continually amend the text. To adopt a zoning rasp could
require a general revamping of Section 2, "Districts Established" to call
attention to the "Zoning District Map" and to define district boundaries
where interpretation may be necessary.
Edina Planning Com fission Minutes -6- October 2, 1965
2. Frontage of Buildings on Streets. Paragraph 5, Section 1.5,
requires that a building situated on a corner lot shall face the narrow
dimension of a lot unless otherwise stipulated by the plat. In the R-1
Residential District, this is often difficult to comply With. The
principal does have validity under most circumstances, but in cases where
adjacent houses face the side street, the owner should have the option to
face the street of his choice.
3. Parking Requirements in the Regional Medical, Planned
Industrial District and Commercial Districts. Recently, the
zoning ordinance was amended to require one parking space per 200 square
feet of gross floor area in the 0-1 and 0-2 Office Building Districts.
The old requirement was one space per 250 square feet. This older
requirement is still in effect for office uses in the Regional Medical,
Planned Industrial District and Commercial Districts and the staff would
recommend that office parking requirements in these districts be made
consistent with those of the 0-1 and 0-2 Districts.
6. Off -Street Parking and LoadingL Requirements. Each district
has its own off-street parking and loading requirements and there is much
duplication regarding number of spaces, design and location. It is
suggested that a new section termed, "Off-street Parking and Loading" might
be appropriate to eliminate duplication and thus clarify ordinance require-
ments. This would eliminate such requirement in each individual section
of the ordinance. Other factors such. as circulation could also be
included in this new section to apply generally to all districts.
5. Light_ Industrial District. This district is only in limited
use in the Village and is a valueless district. lie have not had a rezoning
request for Light Industrial District in recent years. The staff
recommads the repeal of the Light Industrial District section and reclass-
ification of the three existing Light Industrial District areas. The
Grandview areas to C-2, R-1 and Planned Industrial District, Pederson
Dairy property to R-3 and Cahill Lumber Ccmpany to Planned Industrial
District.
6. CustomaXAome Occupations. Definition. The staff has had a
great deal of difficulty in deciding what type of home occupations should
be permitted in the R-1 District. The ordinance permits such uses, but
establishes no criteria on which to evaluate requests. The staff would
recommend that we define home occupations and establish performance
standards dealing with signs, parking, employees, structural alterations,
etc., as shown in the staff report.
7. Traah incinerators.and sto a&� The multiple section of the
ordinance adequately regulates trash incinerators and storage, however,
the remaining districts make no specific reference to this problem. We
should add to the requirements for each individual district (except R-1)
the provision that all trash receptacles and incinerators shall be
completely enclosed within a building. It could be regulated by inclusion
under the current "Storage" provisions of each district.
Edina Planning Commission Minutes -7- October 2, 1968
8. Fees. An excessive fee for rezoning is conceivable on
occasion according to the current fee schedule. The staff would
recommend that a fee limitation of $200.00 be imposed.
9. R_--2 Side Yard Requirements. In the R-1 District, we require
lots 60 feet or greater in width to have a ten foot interior side yard
plus 1/2 foot for each foot the house exceeds 15 feet in height. Our
policy has been to require the same for double bungalows even though the
R-2 ordinance requires a straight 10 foot interior side yard. This require-
ment should be included in the ordinance.
10. Planned Develovment Ordinance. The Commission has recently
been discussing new and innovative housing types, Planned Developments
and their potential for Edina. In order to get such housing, we must
consider the addition of a new section to our zoning ordinance which
permits the clustering of housing and the retention of open space. The
staff recommends that we draft a "Planned Development" ordinance over the
next few months and has provided an example of such an ordinance for
Commission perusal.
meats,
After considerable discussion on each of the proposed amend-
Bui
51de Yard Requirements, and that the staff proceed with the development
of the Planned Development Ordinance_, off-street parking and loading
requirements, and the official zoning map. Mr. Ruelster seconded the
motion. All Voted Ave. Motion Carried.
Adjournment at 9:25 P.M.
Respectfully submitted,
Karen Sorensen, Secretary