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HomeMy WebLinkAbout2003-12-03 Planning Commission Meeting Minutes RegularAGENDA REGULAR MEETING OF THE EDINA PLANNING COMMISSION WEDNESDAY, DECEMBER 3, 2003, 7:30 PM EDINA CITY HALL COUNCIL CHAMBERS 4801 WEST 50TH STREET I. APPROVAL OF THE MINUTES: October 29, 2003 II. NEW BUSINESS: S-03-9 Preliminary Plat Approval Curt Fretham 6800 Indian Hills Road III. NEXT MEETING DATE: January 7, 2004 IV. ADJOURNMENT: MINUTES 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 MEMBERS ABSENT: 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 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. 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 2 create an even more stressful situation in this small area. Ms. Pervot said 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. 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 this 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 3 area. Ms. Buchwald told the Commission she has enjoyed the variety in homes 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. Concluding, Ms. Buchwald said she doesn't believe Mr. Fretham would be able to sell the proposed lots for the price he mentioned. 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 and that shared driveway is steep. She explained her concern is focused on safely 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. 4 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 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. III. ADJOURNMENT: The meeting was adjourned at 9:00 PM 5