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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, ft AS ;&lw-1