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HomeMy WebLinkAbout1982 09-01 Planning Commission Meeting Minutes Regular1 MINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON WEDNESDAY, SEPTEMBER 1, 1982, AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS. MEMBERS PRESENT: Chairman Bill Lewis, Gordon Johnson, Del Johnson, Helen McClelland, Mary McDonald, Leonard Ring, John Palmer, John Skagerberg and Len Fernelius STAFF PRESENT: Gordon Hughes, City Planner Fran Hoffman, Director of Public Works/Engineer Linda Eisen, Planning Secretary I. APPROVAL OF THE MINUTES: Community Development and Planning Commission Minutes - June 30, 1982. Del Johnson moved approval of the June 30, 1982, minutes. Helen McClelland seconded the motion. All voted aye; the motion carried. Board of Appeals and Adjustments - June 18, 1981, July 16, 1981 and July 28, 1981. Mary McDonald moved for the approval of these 1981 minutes and Len Fernelius seconded the motion. All ayes; the motion carried. 11. OLD BUSINESS: Z-81-3 Leo M. Evans, R-1 Single Family and Residence District to 1; R-2 Two Family Residence District. S-82-3 Evans Subdivision, Generally located south of Vernon Avenue, east of Olinger Road and north of Merold Drive. Gordon Hughes reminded the Commission that the Commission and the Council had considered a PRD -2 rezoning and approval of a 36 unit townhouse develop- ment approximately one year ago. At that time the City Coundl recommended that the proponent reduce the project to 25 - 26 townhouse units. Since that time, the proponent has returned with a new request that 19 lot subdivision of the property of the lots would be R-2 Two Family Dwelling District and six lots would be zoned R-1 Single Family Dwelling Districts. Those proposed R-2 lots range in area from 15,000 square feet to 21,000 square feet with average of 16,750 square feet. The R-1 lots range from 10,124 square feet to 13,858 square feet with an average of 11, 925 square feet. The subdivision also proposes a northerly extension of Wycliffe Road to Vernon Avenue. Wycliffe Court would be extended westerly from Wycliffe Road and would intersect Vernon Avenue across from Heather Lane. Staff recommended approval of the 36 townhouse plan last year because they felt it represented a proper land use. The preferred plan, in their opinion, continues to be the townhouse plan. From the traffic standpoint, Staff agrees with the extension of Wycliffe Road to Vernon. The only criticism with the roadway plan is the proposed offset intersection of Wycliffe Court and Heather Lane. Staff believes that r COMMUNITY DEVELOPMENT AND PLANNING COMMISSION SEPTEMBER 1, 1982, MEETING PAGE TWO the plat should be modified by either locating Wycliffe Court to the east or else cul de sacing Wycliffe Court in order to eliminate this offset. Mr. Hughes then introduced the architect working on the proposed plan, Mr. Roger Clemence. He brought forth a colored map and indicated to the Commission the areas which would be R-1 lots and R-2 lots. He explained that the owner preferred the doubles as opposed to townhouses because he would rather sell the lots individually as opposed to selling the entire unit. He pointed out that by having the six single family dwellings the proposed plan blended in with the surrounding neighborhood. He also commented that the plan followed the Hennepin County Highway Department's standards regarding Wycliff Court and the point at which it reached Vernon Avenue. Gordon Johnson expressed his concerns of having the intersection of Wycliffe Road and Vernon Avenue too close to the decline of the hill on Vernon Avenue. He felt that at the 40 mph speed limit on Vernon, it would not allow enough time to notice Wycliffe road traffic. Also the Wycliffe Road traffic would not have proper vision of on -coming cars due to the hill. Mr. Johnson called upon .Fran Hoffman for the City's opinion, and Mr. Hoffman felt there was no hazard, but suggested that perhaps the area should be rechecked. Mr. Clemence assured the Commission that the intersection had been well thought out and that it was safe. Discussion ensued on this point. It was suggested by Helen McClelland that a one way system might be appropriate. Bill Lewis interrupted the discussion to point out that the density should be the first concern and once the Commission has reached a decision regarding the density that they move on to the traffic problem. Mr. Clemence informed the Commssion of the proposed 32 units, 6 Single family lots and 26 double bunglows. He expressed that he felt they were compatible with the surrounding dwellings. He gave two reasons for their decision of the proposed balance of single and doubles: 1.) The combination would give the neighborhood an impact of less density and 2.) He and the owner both felt that some two-family dwelling lots would probably sell as single family dwelling lots instead. The Commission questioned if the land would be sold as one tract and Mr. Clemence clarified that it would be sold on a lot by lot basis. He explained that the owner of the parcel lived in California and although he was anxious to sell, he would prefer to sell in lots rather than the whole parcel. Mickey Gamer, 5916 Merold Drive, addressed the Commission on behalf of herself and her surrounding neighbors. She referred to a memorandum that had been circulated to each of the Commissioners prior to the start of the meeting and went on the elaborate on it. She reported that the neighbors generally felt that 13 double bunglows were way' too many and that they were "crammed in". They questioned why the double bunglows were necessary. There should really only be double bunglows along Vernon Avenue, if need be. Mrs. Gamer reminded the Commission that this was an extension of the neighborhood. She stressed the point that across from Vernon, w COMMUNITY DEVELOPMENT AND PLANNING COMMISSION SEPTEMBER 1, 1982, MEETING PAGE THREE were all single family dwellings. She pointed out that the precedent set in other neighborhoods is that of the doubles only lining Vernon Avenue and behind that were all single family dwellings as on Berne Circle, Schaefer Road, View Lane and Killarney Lane. Mrs. Gamer stated that the Leo Evan's proposal was completely reversed in the sense that it used single family dwellings as a buffer for the two-family dwellings. The neighbors were also opposed to Wycliffe Road going straight through and creating a thoroughfare. They suggested that it curve westerly with only one exit near Heather Lane to discourage unnecessary traffic. In closing, Mickey Gamer described their neighborhood as "open feeling" when driving through it and emphasized their opinion of the crammed in feeling under the proposed plan. Del Johnson questioned Mrs. Gamer if she and the neighbors felt the Wycliffe Road would become a main road? The neighbors thought it would and by curving the road, people would have to go out of their way unless they actually had a purpose for being on that road. It was asked if the neighbors would agree to having doubles located on Vernon? The subject was discussed and Tom Spaeth, 5900 Merold .Drive, argued the point that it was unnecessary to have so many doubles located as in the proposed plan. He added ghat most would compromise and agree with doubles on Vernon Avenue. Discussion ensued as to how many units could/should fit on the parcel and the sizes of those lots. Bill Lewis added that on the west end of Vernon were all townhouses, condominiums, etc. John Winston, 5709 Hawkes,Drive, explained that he was a neighbor from the other side of the lake and he too showed the same concerns as those of Mrs. Gamer and the immediate neighbors. Dennis Wegner, 5705 Olinger Road, stated that he felt he had a special interest for his property abutted the lots in the proposed plan designated for two-family dwellings which also faced Vernon Avenue. He was strongly opposed to this. Mr. Clemence informed everyone that their plan was guided by the City Comprehensive Plan. It included a mixture of dwellings. He suggested the possibility to change the two-family dwellings to singles except for those located on Vernon and would still come up with the same number of units. This was something he would be willing to bring back to Mr. Evans, the owner, for consideration. Discussion progressed and it was expressed that the minimum lot size would be larger than 9,000 - more in the area of 11,500 square feet, once again - within the City's Guide Plan. It is* possible that the owner may agree to this revision. The point of traffic congestion was mentioned and the discussion went further as to if it dere possible to have the same number of units if they were single family dwellings Mr. Clemence commented that he personally felt there should be other than single family dwellings on the parcel because he thought there would then be less buildings to "footprint up" the territory and therefore, also better upkeep. He would've liked to have seen a park area located in the center. COMMUNITY DEVELOPMENT AND PLANNING COMMISSION SEPTEMBER 1, 1982, MEETING PAGE FOUR Upon discussion, Len Fernelius moved that the proposal be tabled and guidelines set up so that if interested, the owner could return with an updated proposal. Helen McClelland seconded the motion. Helen McClelland then moved that the following be set up for guidelines. A proposed compromise of 28 units total; 14 doubles and 14 singles, with the doubles all abutting Vernon. A cul de sac would be Located on the westerly end of Wycliffe Court, and Wycliffe Road would intersect Vernon Avenue at a more westerly point. John Palmer seconded the motion. All ayes; the motion carried. Larry Fischer, 5705 Wycliffe Road, expressed concerns for himself and his neighbors in the possibility of Wycliffe Road extending all the way to Vernon Avenue. He feared the possibilities it would create for greater traffic to and from Good Samaritain Church and Country Side Elementary Schools which were located just a short way down the road, also for the high speeds cars would obtain on a well traveled road. He felt the road was extremely curved, therefore, forcing poor vision. He suggested that this could encourage increased traffic. into a secluded neighborhood. Len Fernelius questioned the reasoning of Wycliffe Road going all the way through. Fran Hoffman explained that it was preferred over another alternative of a cul de sac. Gordon Johnson was interested in a response to Helen McClelland's proposal guidelines. Roger Clemente agreed to present it to Mr. Evans. Mr. Sherbanenko, 5812 Merold Drive, stated that he felt Mr. Clemente was unjust because he had been instructed to set up a meeting with the neighbors and failed to do so. Dennis Wegner offered his strong opposition to the fact that -twin homes may possibly be placed next to his home. He indicated that they could probably house renters and become run down. John Winston agreed by stating this would tend to change the neighborhood. John Palmer explained to the audience that the Commission can not create a plan they can only advise on them. He went on to say that they can set up guidelines as a possible route for the proponents to follow. Bill Lewis called for those in favor of Helen McClelland's motion of the guidelines. All ayes; the motion carried. 111. NEW BUSINESS Z-82-5 Johnson Building Company. R-1 Single Family Dwelling to PRD -3 Planned Residential District, Generally located 4600 France Avenue. COMMUNITY DEVELOPMENT AND PLANNING COMMISSION SEPTEMBER 1, 1982, MEETING PAGE FIVE a Mr. Hughes stated the subject property measures 1.14 acres in area and is zoned R-1 Single Family Dwelling District. The property is improved with a single family dwelling and various accessory buildings. Immediately south of the property are two relatively new two family dwellings. To the west are single family dwellings which front on Meadow Road. To the north are three single family dwellings and to the north of these dwellings are two single family homes which were rezoned several years ago for office uses. North of these homes is a service station. Mr. Hughes reported that the proponent is requesting a rezoning to PRD -3 Planned Residential District. The preliminary plan illustrates a thirteen unit town- house development with access to the project being by way of a private drive on the northerly portion of the site. Staff noted the units will be composed of two stories above a tuck -under garage. The Comprehensive Plan designates this area for low density attached .residential. The proponent submits that the subject property is in fact included in a "high density" area on the land use grapi-tic and thus the requested density is appropriate. The purpose of the preliminary development plan for a PRD rezoning is to evaluate the general style of development and its density. While Staff concurred with the proposed townhouse use it disagreed with the proposed density. Based upon analysis, Staff recommends denial of the request based upon non-conformance with the Comprehensive Plan. Staff would generally support a rezoning to PRD -2 rather than PRD -3. Mike Klein, of Johnson Building Co. expressed that the townhouses were non -rentals and were traditional in style fitting in with the rest of the neighbor- hood as opposed to modern. He felt they fell into the medium density description. Rolland Thompson, 4545 Meadow Road, spoke on behalf of the surrounding neighbors. Mr. Thompson's home abuts the subject property. He explained that the neighbors felt the R-2 zoning was more realistic. He described the water drainage problem that many of the neighbors feared they would experience due to the black top for drive, garages and buildings. They felt this would leave no place for the water to drain except down the hill and into their yards. They expressed their concern of traffic in this high density situation. Mr. Thompson commented that the drive is right on the property line of the neighbors and those people would have to put up with constant traffic of the townhouse owners coming and going. The neighbors suggested a center driveway and six or seven double bunglows surrounding. This would allow for enough yard to handle drainage. Mr. Thompson expressed concern of the townhouses being too high. They would seem to "tower" above the neighbors. it COMMUNITY DEVELOPMENT AND PLANNING COMMISSION SEPTEMBER 1, 1982, MEETING PAGE SIX Mike Klein assured the people that the drainage problem would be handled. He also noted that the townhouses were only two stories high and that the garages would be "tucked under" and below the street level. Mr. Palmer moved denial of the proposal for the reasons stated in the staff report. Mr. Fernelius seconded the motion: All were ayes; the motion carried. IV. ADJOURNMENT: The meeting was adjourned at 9:25.