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HomeMy WebLinkAbout1985-04-12 Park Board PacketEDINA PARK BOARD 7:30 P.M. MARCH 12, 1985 EDINA CITY HALL AGENDA I. Approval of Minutes of February 12, 1985 meeting II. Edinborough Update III. Dedicated Funds- Transfer of $20,000 (Swimming Pool) IV. Van Valkenberg Park V. Golf Course 4 MEMORANDUM DATE: March 7, 1985 TO: Bob Kojetin FROM: Gordon Hughes SUBJECT: Van Valkenburg Park]Interlachen Heights Park Dedication Attached is my staff report to the Planning Commission concerning the above referenced matter. As we have discussed, the City must decide if a land dedication rather than a cash dedication should be required in connection with this subdivision. Please direct your attention to the last paragraph of f page two of the staff report for my analysis of this issue. The proposed subdivision comprises 12.74 acres. If the City required a land dedication of 8% of the subdivision's acreage, a dedication of 44,400 square feet would result. (Eight percent has been our customary cash dedication in recent years.) This would equate to the westerly 112' feet of the property adjoining the park. The attached map shows the possible dedication. Please schedule this matter for your March 12, 1985, Park Board meeting, This subdivision will be considered by the Council on March 25. - The Board's recommendation should be available for that meeting. GHllde N U M B E R S-85-1 Interlachen Heights L O C A T 10 N Generally located: West of Ridge Road and north and south of Interlachen Boulevard REQUEST EDINA PLANNING DEPARTMENT NT COMMUNITY DEVELOPMENT AND PLANNING COMMISSION STAFF REPORT FEBRUARY 27, 1985 5-85-2 Interlachen Heights Generally located: West of Ridge Road and North and South of Interlachen Boulevard. Refer to: Attached Preliminary Plat The subject property measures 12.75 acres in area and is zoned R-1, Single Dwelling Unit District. An existing dwelling is located in the north central portion of the property. The property adjoins developed, or partially developed, R-1 lots on its north and east sides. That portion of the site located north of Interlachen Boulevard adjoins Van Valkenburg Park on the west and that portion located south of Interlachen Boulevard adjoins undeveloped R-1 property. The applicant's subdivision plan proposes 20 R-1 lots for the property. Lot 7 of the proposed plat would be retained for the existing home. The proposed lots are very large, ranging from 17,500 square feet to 34,900 square feet with an average of 23,000 square feet. The plat proposes the westerly extension of Interlachen Boulevard and the northerly extension to Interlachen of Green Farms Road as was proposed in the preliminary plat of Parkwood Knolls 20th Addition which was approved several years ago. The area north of Interlachen Boulevard is pxoposed to be served by two cul de sacs rather than a through street due to dimensional problems as well as undesirable effects on the existing home. Both Interlachen and Green Farms are proposed to terminate with temporary cul de sacs pending development of properties to the south and west. However, Carl Hansen, the owner of the adjoining property is apparently interested in now extending Green Farms Road from the south, thus eliminating the need for one of the cul de sacs. Recommendation The proposed plat represents an anticipated development of the subject property in terms of land use and street extensions. Proposed lot sizes are generous and are compatible with the large lot character of this part of Edina. We agree with the applicant regarding several issues concerning the proposed plat. First, we see no reason for extending Green Farms Road northerly to Waterman Avenue. Such an extension would encounter serious topography problems and would provide few benefits. In this regard, we believe that further subdivisions of underdeveloped properties to the east and north are best oriented to the north rather than to Interlachen Boulevard. Second, we agree with the two cul de sacs rather than a through street north of Interlachen Boulevard. A through street in this location would create a lot for the existing home which would be bordered by a street on three sides. Third, we see no reason for requiring the extension of Interlachen Boulevard westerly to Malibu Drive at this time. Such an extension should be considered in connection with the next subdivision to the west. Our criticisms of the proposed plat are relatively minor. First, we suggest that the side lot lines of Lot 3, Block 2 and Lot 2, Block 1, should be oriented more radially with the curve of Green Farms Road to provide more logical lot shapes. Second, Staff suggests some changes to the proposed street grades, although this is an aspect of final plat approval. Third, we would note that the temporary cul de sac for Interlachen could be deleted in that the permanent cul de sac for Interlachen Court would suffice in this regard. However, we have no objections to providing the temporary cul de sac if the applicant so desires. A final issue concerning this plat is subdivision dedication. As noted earlier, this property adjoins Van Valkenburg Park which is currently being developed, principally as a ballfield complex. The City's guidelines concerning subdivision dedication states that a land dedication should be considered when the "property is adjacent to an existing park or public open space and the addition (of more land) beneficially expands the park or public open space." The alternative to a land dedication is, of course, the payment of cash to the City. In -reviewing the plans for this park, it is apparent that no changes would be made to the proposed location of the ball fields or other recreational facilities if additional land were available. However, it could be argued that a land dedication would provide desirable buffering between homesites and active ballfields, especially those designed for nighttime use. In other instances, the City has attempted to separate homesites from parks by a public street to avoid conflicts. If a land dedication were required, the proposed plat would be seriously affected. Two lots, or possibly three lots, would be lost. In my view, existing vegetation will adequately screen proposed homesites from the park and better use could be made of a cash dedication. This issue should be referred to the Park Board for their recommendation prior to hearing by the Council. Staff recommends preliminary plat approval subject to the following conditions: 1. Developer's Agreement 2. 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