HomeMy WebLinkAbout2003 12-03 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
WEDNESDAY, DECEMBER 3, 2003, 7:30 PM
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50TH STREET
MEMBERS PRESENT:
Chair G. Johnson, Ann Swenson, David Byron, Helen McClelland, David
Runyan, Geof Workinger, Stephen Brown, William Skallerud and John
Lonsbury
STAFF PRESENT:
Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the October 29, 2003, meeting were filed as submitted.
II. NEW BUSINESS:
S-03-9 Preliminary Plat Approval
Curt Fretham
Brad Pederson
6800 Indian Hills Road
Mr. Larsen informed the Commission the proponent is requesting to
subdivide the property to create one new lot. The existing home would be razed
to make way for two new homes.
Continuing, Mr. Larsen explained the subject lot is part of the first
subdivision of the McCauley farm, platted in 1954, and as with many older,
lakefront plats, the lots were platted into the lakebed. Since the lake is public
water, the portion of the lot below the ordinary high waterline is public property.
Mr. Larsen said the proposed subdivision complies with all size
requirements except for lot width on Lot 1. Mr. Larsen pointed out many of the
lots within the first McCauley Heights plat that front on the lake are unusually
shaped. It appears this was done to maximize the number of lakeshore lots. This
resulted in an unconventional arrangement of homes. Mr. Larsen concluded if
the Commission recommends preliminary plat approval, it should be conditioned
on Final Plat approval and Subdivision Dedication.
The proponent, Mr. Curt Fretham, property owner Mr. Brad Pederson and
interested neighbors were present.
Commissioner Byron questioned the lot width measurements and where
they are measured. Mr. Larsen explained the subject site has 90 feet of frontage
on an improved street (Indian Hills Road) with lot width measured 50 feet back
from the property line. Mr. Larsen acknowledged the platting of this lot and
surrounding lots are very irregular and difficult. He noted this lot angles away
from the road (after 90 feet of roadway width) allowing for roadway access from
Indian Hills Road to adjoining lots.
Commissioner Skallerud asked Mr. Larsen if he believes houses can be
constructed on the proposed lots without the need for variances. Mr. Larsen
responded in his opinion there is ample room on the proposed lots to support two
new homes without the need for variances.
Commissioner Swenson asked Mr. Fretham if he is purchasing this lot to
redevelop for himself. Mr. Fretham said at this time he is unsure if he will
construct a new house for himself on the site. Continuing, Mr. Fretham stated
after review of the existing house it was found the house is a very difficult house
to renovate and subdivision of the property seemed the most logical pursuit.
Commissioner Swenson asked Mr. Fretham if he has a "price" for the
proposed houses. Mr. Fretham said he believes each home will sell for around 2
million dollars.
Commissioner Runyan asked Mr. Fretham if he would be the developer
and builder. Mr. Fretham responded each house would be constructed to the
future owner's specifications. If the commission were to approve this subdivision
and there is an interested buyer out there with another builder in mind that
scenario is welcome.
Ms. Sharon Prevot, 6728 Indian Hills Road, asked Mr. Fretham if he
knows where the proposed new homes would be on each lot. Mr. Fretham with
graphics pointed out the location he believes each new house will take and
explained each home would have to be constructed at least 100 feet from the
lake and also comply with regular zoning code setbacks for house placement.
Ms. Prevot told the Commission she spent many hours reviewing this proposal
adding she has difficulty with the proposed subdivision or any subdivision of this
property. Ms. Prevot pointed out the topography of the lot is extreme and tree
loss would be extensive. She added the present owner has already cleared a
number of trees from this property. Ms. Prevot commented and pointed out her
lot was platted in such a way that a number of adjacent lots have an easement
over her property to gain access to their property. She said another driveway
would create an even more stressful situation in this small area. Ms. Pervot said
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another concern she has is that views would be blocked as people exit their lots
via the easement over her property.
Ms. Janice Joslyn, 6718 Indian Hills Road, told the Commission she takes
issue with the depicted size of the proposed lot(s). She pointed out much of the
lot is water and in her opinion the site is too small to accommodate two new
houses. Ms. Joslyn said it would be like putting two large houses on postage
stamp lots. She also stated she feels more trees will be loss as a result of this
proposal then indicated by the proponent. Ms. Joslyn stressed the subdivision
ordinance indicates a neighborhood of 500 feet and in her opinion in this area the
lots along the lake on their side of the street should be the only lots included
when calculating size. Concluding, Ms. Joslyn said if approved the character of
the area would be forever changed.
Mr. Wothe, 6804 Indian Hills Road, told the Commission he has only lived
in the neighborhood for one year and during that year many improvements have
been made to his home. Mr. Wothe said his concern is with tree loss and the
possibility that lakes views could be compromised if this proposal proceeds.
Mr. Joslyn, 6718 Indian Hills Road, told the Commission as he reviewed
the proposal and the lots included in the 500 -foot neighborhood he found a few
R-2 lots were included in the calculation and if he understands the code correctly
only R-1 lots are included in calculating lot size.
Chairman Johnson asked Mr. Larsen if doubles are permitted when
calculating the 500 -foot neighborhood. Mr. Larsen said if doubles were used
they should not have been. Only R-1 single dwelling unit district lots should be
used when calculating the 500 -foot neighborhood.
Mr. Dick Wald, 6440 Margaret's Lane, told the Commission he lives in a
double dwelling and questioned why doubles are excluded. He pointed out his
property has plenty of square footage, more then many single-family home sites
in Edina and immediate area. Mr. Wald also said in his opinion the subject site is
large enough to develop with two home sites.
Mr. Larsen responded it is not the intent of the ordinance to demean any
properties but a mistake was made and for the purpose of this hearing the lot
size calculations need to be redone eliminating the R-2 lots.
A discussion ensued with regard to the legality of the hearing due to the
mistake made in calculating lot size. The commission indicated a new hearing
would need to be conducted with the correct calculations
Ms. Emilie Buchwald, 6808 Margaret's Lane told the Commission she has
resided in her home for 38 years and her house was one of the first homes in the
area. Ms. Buchwald told the Commission she has enjoyed the variety in homes
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of the area (including doubles) and explained in her opinion two driveways from
this one lot would be very disruptive to the topography and trees and the
character of the area would be impacted. Continuing, Ms. Buchwald said change
is welcome but she is not sure the proposed change is beneficial.
Commissioner Runyan asked Mr. Larsen if this site could be developed
with a single driveway entrance. Mr. Larsen responded in the affirmative. He
said the commission if they desired could impose a single driveway as a
condition of approval.
Mr. Brad Pedersen, 6800 Indian Hills Road, told the Commission he
purchased this property two years ago, adding the home is a 1950's rambler that
needed renovation. He told the Commission his life has changed since he
purchased the home and now he needs to sell it. He added his property has
been on the market for over one year and until now no serious bids for the
property have been submitted. With respect to the land Mr. Pedersen said he
has cleared the land over the last two years and a large majority of the clearing
was buckthorn and small scrap trees. Mr. Pedersen said some large healthy oak
tress exist on the site but there are some diseased elms on the site that also
need to be removed. Concluding, Mr. Pedersen said in his opinion the site can
be developed with two houses without being detrimental to the neighborhood.
Ms. Louise Segreto, 6720 Indian Hills Road, told the Commission she
resides in a property that shares driveway access to Indian Hills Road with three
other homes, adding that shared driveway is steep. She explained her concern
is focused on safely while exiting their property. She stated no matter what
precautions they take, during certain periods of the year there are times when
their vehicles slide down the driveway creating an increased risk for an accident.
Continuing, Ms. Segreto said she believes it would be a mistake to approve this
subdivision especially if it is platted with two driveways off Indian Hills Road. She
said splitting this lot would be detrimental to the area if the lot were split in such a
way that each lot requires its own driveway. Concluding, Ms. Segreto stated as
presented she does not support the proposed subdivision.
Ms. Prevot interjected and told the Commission buckthorn was not the
only vegetation removed, Mr. Pedersen also removed some other fine trees. Ms.
Prevot read a letter from the previous property owner of 6800 Indian Hills Road
and the previous owner indicated they wanted to see the vegetation retained and
left as is. Concluding, Mrs. Prevot said with what is known about development in
Edina the largest house possible will be constructed on these lots resulting in
extreme loss of vegetation.
Mr. Henry Prevot, 6728 Indian Hills Road, with graphics pointed out his
property and the subject property and stated he believes the subject lot is one of
the finest large lots left in Indian Hills. He pointed out the topography toward the
lake is very steep and redevelopment of this lot would require retaining walls. He
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stated he believes the existing house was placed where it is to take advantage of
the views and steep topography. Adding an additional house would compromise
the site.
Mr. Fretham, told the Commission he would develop these lots carefully
and is very willing to meet with the neighboring property owners with regard to
the proposed subdivision. He said he is very open to developing the site with
one driveway to serve both properties.
Commissioner Swenson asked Mr. Fretham if he would like this item
continued to the next meeting of the Planning Commission. Mr. Fretham said he
has no objection to that.
Commissioner McClelland moved to continued S-03-9 to the Planning
Commission meeting of January 7, 2004, noting the proposal before the
Commission this evening contained incorrect data and the developer agrees with
the continuation. Commissioner Skallerud seconded the motion. All voted aye;
motion carried.
Chairman Johnson asked Mr. Fretham if members of the Commission
could "walk" the site. Mr. Fretham said that would not be a problem and he
welcomed all commission members to visit the site.
Commissioner Byron encouraged Mr. Fretham to work with neighbors and
to also recalculate the neighborhood lot sizes without the double dwelling lots.
Ill. ADJOURNMENT:
The meeting was adjourned at 9:00 PM
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