HomeMy WebLinkAbout1985 10-30 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE
COMMUNITY DEVELOPMENT AND PLANNING
COMMISSION HELD ON OCTOBER 30, 1985
MEMBERS ATTENDING: Chairman Bill Lewis, Virginia Shaw,
John Bailey, Helen McClelland, Del
Johnson, Gordon Johnson, David
Runyan, John Skagerberg, John Palmer,
Jane Paulus
STAFF PRESENT: Craig Larsen, City Planner
Jackie Hoogenakker, Secretary
I. APPROVAL OF THE MINUTES;
Mr. Palmer moved for approval of the October 2, 1985
Planning Commission Minutes. Mr. Runyan seconded the
motion. All were in favor. The motion carried.
II. NEW BUSINESS;
S-85-10 Preliminary Plat Approval
Barbara Feiler, Lot 23, and the north
103.5 feet of lot 22, block 1, Edina
Highlands
Mr. Larsen informed the Commission the subject property
is located on the northerly end of the Duncraig Road cul de
sac. Directly east of the property is the Villa Way
apartment complex and to the north west and south are
developed single family lots. The property contains
approximately 73,000 square feet and is developed with a
single family dwelling. The existing dwelling is located in
the notch in the northwesterly corner of lot 23, directly
north of the existing house on lot 22. The easterly three-
quarters of lot 23 is characterized by steep slopes.
Mr. Larsen stated the proponent has submitted a request
to subdivide the property in order to create one new
buildable lot. The new lot would contain approximately
31,500 square feet and the lot remaining for the existing
dwelling would contain 41,400 square feet, which would
include the northerly 103.5 feet of lot 22. Mr. Larsen
explained that the new lot would meet or exceed the minimum
standards for lots established in the Zoning Ordinance.
However, the lot remaining for the existing dwelling would
not meet the minimum frontage or lot width standards of the
Ordinance. The lot would have a frontage of approximately
10 feet on the street, where 30 feet is required. The
Ordinance also requires that lots provide a minimum width of
75 feet at a point 50 feet from the front properly line.
The lot for the existing dwelling would have a width of 22
feet. The new Zoning Ordinance established standards for
lot width and frontage on a public street to help define
neck lots. The lot remaining for the existing dwelling
would be a neck lot.
Mr. Larsen pointed out the Comprehensive Plan contains
the following policies regarding the subdivision of lots in
developed neighborhoods.
* Allow further subdivisions of developed single
family lots only if neighborhood character and
symmetry are preserved.
* Prohibit "neck lot" subdivisions whereby access
to public streets is gained through narrow
strips of land adjacent to other lots.
Mr. Larsen continued staff believes that the location
of the existing dwelling creates the illusion of subdivision
potential for the property. If the dwelling would have been
constructed where originally contemplated the illusion of
subdivision potential would not exist. Although the
existing dwelling is in an undesireable location on the lot,
the lot does presently comply with Ordinance standards.
The proposed subdivision would create a substandard lot
which would damage the character and symmetry of the
neighborhood.
Mr. Larsen concluded that although the lot is
exceptionally large, its small frontage prevents the
division of the property into two conforming lots. The
additional property from lot 22 does not contribute to the
ability to subdivide. Further, staff can find no evidence
that this transfer was approved by the City. Staff
recommends denial for the following reasons.
1. The subdivision would create a neck lot contrary
to policies contained in the Comprehensive Plan
2. The subdivision would create a substandard lot
3. The subdivision would disturb the character
and symmetry of the neighborhood.
The proponent, Barbara Feiler was present.
Mr. Skagerberg inquired if part of lot 22 had been
transfered to lot 23. Mr. Larsen replied that Hennepin
County had the transfer recorded but the City of Edina had
no record of it. Mr. Larsen noted the County now has a
policy which notifies the City of all transfers.
Mr. Palmer asked Mrs. Feiler to present reasons for her
request. Mrs. Feiler responded stating the new lot is a
standard lot with 30 feet of frontage. The house will be
built in the woods with minimal visibility to the
surrounding neighbors. Mrs. Feiler stated she could not
understand how the house would jeopardize the character of
the neighborhood due to dense vegetation which would screen
the dwelling from the road and neighbors.
Mr. and Mrs. Robert Benjamin of 5201 Duncraig Road
neighbors to the south of the proposed dwelling and Mr.
Keinarth of 5261 Lochlay Drive voiced their objection to the
proposal. Mr. Benjamin stated he believed the proposed
dwelling would jeopardize the character of the
neighborhood, a neighborhood that is made up of large
wooded lots with a wilderness character. Mr. Keinarth said
if this proposal was approved it may cause other homeowners
or developers to begin breaking up lots. Mr. Keinarth
stressed he and his fellow neighbors do no want that to
happen. They asked for denial of the preliminary plat by the
Commission.
Mr. Palmer moved for denial of the preliminary
plat. Mrs. McClelland seconded the motion. Mr. Gordon
Johnson abstained. The motion carried.
S-85-11 Preliminary Plat approval for
Developers Construction, Inc.
Addition
Mr. Larsen informed the Commission the subject property
measures approximately 205 feet in width and 156 feet in
depth and contains 31,300 square feet. The property is
zoned R-1, Single Dwelling District, and is developed with
two single dwelling units. Since the Zoning ordinance
allows only one dwelling per lot in the R-1 zone the
property is non -conforming.
Mr. Larsen added the subject property is bounded on the
east and north by Interlachen Country Club. Single family
dwellings are located to the immediate west and to the
southeast across Interlachen. Mirror Lake is located
directly south of the subject property.
Mr. Larsen continued the proponents have submitted a
preliminary plat which would create two buildable lots
following the demolition of the existing dwellings. Lot 1
would be 105 feet in width and would contain 14,000 square
feet. Lot 2 would measure 100 ft in width and contain
17,300 square feet. Both new lots would conform to
ordinance requirements for single dwelling lots. Also
included in the plat is outlot A which was detached from the
subject property by Interlachen Boulevard. The majority of
the outlot is located within the lakebed of Mirror Lake.
The existing dwelling units are connected to sanitary
sewer which runs through the Country Club's property to the
north. The units are not, however, connected to public
water but are served by a private well.
Mr. Larsen pointed out that the right of way for
Interlachen Boulevard, adjacent to the subject property is
provided by an easement which is narrower than necessary for
the existing roadway. The proposed plat would dedicate the
required 66 foot wide right of way. This right of way must
be reviewed and approved by Hennepin County
Mr. Larsen added the proposed subdivision would
eliminate the existing non -conforming condition and would
provide two conforming lots. The site is relatively
isolated from neighboring single family properties. It
would seem to relate most to lots to the north and
northwest. The proposed lot sizes are similar to lots in
that neighborhood.
Mr. Larsen concluded staff recommends approval of the
preliminary plat conditioned on the following.
1. Developer's agreement for the installation of
public water service to the properties.
2. Subdivision dedication.
3. Hennepin County approval of the proposed right
of way.
Mr. Jay Gantz representing the developer was present.
A discussion ensued regarding the proposed driveway.
Mr. Bailey expressed concern for a safe placement of the
driveway. Mrs. McClelland stated she felt there should only
be one driveway to serve the both dwellings. Mr. Larsen
agreed with Mr. Bailey and Mrs. McClelland, that the
driveway is an issue. Mr. Larsen added that he spoke with
the County Engineering Department and they feel one driveway
is adequate to serve both dwellings. Mr. Gantz agreed with
one driveway serving both dwellings stating he is not
opposed to one access to the road.
Mrs. McClelland moved for approval of the preliminary
plat subject to staff conditions and adding that one curbcut
serve both dwellings and cars enter Interlachen Boulevard
front first. Mr. Palmer seconded the motion. All were in
favor. The motion carried.
III. ADJOURNMENT
The meeting was adjourned at 8:05 p.m.
Respectfully submitted,
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