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.
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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
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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.