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HomeMy WebLinkAbout1987 09-02 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON SEPTEMBER 2, 1987, AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chairman William Lewis, Lee Johnson, Helen McClelland, Gordon Johnson, John Palmer, Virginia Shaw and Jane Paulus MEMBERS ABSENT: David Runyan, John Bailey and Del Johnson I. APPROVAL OF THE MINUTES: Mr. John Palmer moved for approval of the July 29, 1987 Community Development and Planning Commission Meeting. Mrs. Shaw seconded the motion. All were in favor. The motion carried. Mr. Gordon Johnson asked the minutes of July 29, 1987 meeting to reflect he abstained on the Edinborough vote. II. NEW BUSINESS: S-87-8 Preliminary Plat Approval for Nob Hill, Marnie Development, Inc. General Location: Generally located west of Highway 100 and north of West 66th Street Mr. Larsen informed the Commission the subject property measures 5.05 acres in area. Four property owners have combined all or portions of their property in this proposed plat. As proposed, six new buildable lots would be created. The lots would range in size from 18,300 square feet to 29,310 square feet. The development would be served by the extension of Nob Hill Drive. Right of way for this extension was provided by the Oak Ridge of Edina plat. Mr. Larsen pointed out the subject property is heavily wooded and is steeply sloped, especially in the westerly portions. Lots 2 through 8 would be the new lots. Lots 1 and 4 would serve existing dwellings. Lots 2, 3, 7 and 8 would meet or exceed Zoning Ordinance requirements for single family lots. Lots 5 and 6 fail to provide the required 75 foot lot width. The Zoning Ordinance requires that lots provide 75 feet of lot width, measured at a point 50 feet from the front property line. Consequently, a variance from the lot width requirement would be required for lots 5 and 6. Mr. Larsen added the preliminary plat proposes a 40 foot street right of way and a 22 foot wide street. The City's normal design standards call for a 60 foot right of way and a 30 foot street width. On short cul de sacs we have accepted a 50 foot right of way and a 28 foot street width. The City Engineer would expect the same from this development. The extension of Nob Hill Drive is proposed at a grade of 7 percent. This is our normal, maximum grade. As mentioned earlier the property is characterized by very steep slopes. The ground falls away dramatically west of the proposed street. To the east of the new street the ground rises significantly. The proposed elevation of the cul de sac is a compromise solution. Driveway access to most of the lots would be difficult under any development scenario. Development of the subdivision will require extensive use of retaining walls. Retaining walls will be required along the entire easterly length of the street ending at the north end of the new cul de sac. Also a large retaining wall will be required in the existing right of way adjacent to the existing house on the west side of Nob Hill Drive, 5023 Nob Hill Drive. Due to the height of the proposed walls, detailed specifications will be required by the Engineering Department prior to final approval. Mr. Larsen told the Commission during hearings on the Oak Ridge of Edina plat Barr Engineering did a storm water analysis of the area and the impact of development on the pond located, southwesterly of the proposed development. Barr Engineering's analysis assumed 17 more lots would be developed following the Oak Ridge Plat. Their analysis concluded that the additional development could occur without adversely impacting surrounding properties. The extension of Nob Hill Drive and further development in this area have been anticipated and planned. It is however, an extremely difficult property to develop. The building pad for lots 7 and 8 would be well below street grade. The pad for lots 2 and 3 would be well above street grade. Also, because of the relative grades and locations of the two existing dwellings on the north end of Nob Hill Drive special care must be taken to protect these properties. The lots in the proposed plat average 25,165 square feet in area. This compares to 22,280 square feet for lots in the Oak Ridge Plat. From a site planning standpoint staff is concerned with lots 5 through 8. This is the area with the most severe topography. The Comprehensive Plan calls for larger lots under these conditions. Also, lots 5 and 6 fail to meet minimum Ordinance standards. Staff would suggest that lot 8 be made wider and that lots 5, 6 and 7 be combined to form two conforming lots. A graphic suggesting a modified 5 lot plat is attached. Mr. Larsen concluded if one lot is removed and the following conditions are satisfied staff would recommend approval of the preliminary plat. 1. A revised 5 lot preliminary plat similar to staff's suggestion. 2. Increase proposed street right of way to 50 feet and road width to 28 feet. 3. Developers Agreement to include detailed plans and specifications for retaining walls. 4. An erosion control plan acceptable to Nine Mile Creek Watershed District and the City Engineer. 5. Final Plat approval and Subdivision Dedication. The proponents, sir. Robert Ingstrom and Peter Marnie, were present. Residents of the area were also present. Mr. Ingstrom with the aide of slides pointed out the unique topography and vegetation of the property. He said special effort must be made to save the vegetation. He commented that a tree survey was ordered and on the site there are many substantial White Oak trees. Mr. Ingstrom also said there is a need for retaining walls and at this point the proposed walls would be constructed of large boulders. Mr. Gordon Johnson asked what will happen to the existing cul de sac. Mr. Hoffman, City Engineer, said the existing cul de sac could be trimmed down, curbed and the storm sewer realigned. Mr. Gordon Johnson wondered if it is possible to enter the property from the northwest corner of West 66th Street and what would the slope be. Mr. Ingstrom responded at this point on the site the slope is relatively flat Mr. Larsen added the adjacent property owners will be impacted regardless of which entrance is constructed. Mr. Gordon Johnson commented he feels the proposed cul de sac with 15 or 16 houses placed on it and each house generating 6 + trips per day and adding weekend traffic will result in possible traffic problems and congestion. Mrs. McClelland pointed out the steep grade of the cul de sac would also create possible problems. Mr. Hoffman said 7% is the standard grade, City staff prefer grade levels at 2%. Above 7% is only permitted where development cannot be accomplished on a lesser slope. Mr. Hoffman added staff have not studied plans with an ingress from the north. Mr. Ingstrom pointed out he does not own the property where a ingress from West 66th Street could be placed. !I Mrs. McClelland said she finds it very difficult to vote on this project without further serious study. She added she has serious doubts on the possibility of its development. Mrs. McClelland referred to past experiences with sites containing steep topography adding the Commission must pay very careful attention to the topography when considering approval. She added in her opinion 6 homes exceed what the site will comfortably handle. Mrs. McClelland wondered if as a Body the Commission has an obligation to see that very piece of property in Edina is developed. Mr. Gordon Johnson commented he is extremely uneasy in granting preliminary approval for new subdivision and construction on a site that warrants a variance. Traditionally the Commission allows a variance when a hardship has been defined. Mr. Johnson said he finds no hardship on this site and feels the property should be developed without the need for variances. He pointed out the proponent may have to scale down his proposal from 6 lots to 5 to meet the requirements. Mr. Lee Johnson asked Mr. Hoffman what the spec is on the paved diameter of the cul de sac. Mr. Hoffman said the cul de sac has a 70 foot diameter. Mr. Johnson asked if a 70 foot diameter can handle a fire truck. Mr. Hoffman said none of Edina's cul de sacs can handle Edina's largest fire truck. Mr. Jeff Christensen of Nob Hill Drive told the Commission he feels the topography of the site is steeper than 7%. He added the retaining walls would be substantial, which could pose a problem. Mr. Christensen recommended constructing a cul de sac from the far west border of Lot 4. The grade from that angle would be slight. Mr. Dick Schultz of Nob Hill Drive told the Commission he is very concerned with water run off and it's possible effect on the storm sewer and the pond. He also expressed concern about the condition of the original cul de sac, snow removal and traffic concerns. Mr. Schultz said he felt the proposed 6 lots were extreme. Eva Mae, resident of the area told the Commission grade is very important and a real concern. The reason for her uneasiness is if the road is put through, a steep road will rise above her driveway. Mr. Hoffman said the residents concern over retaining walls is very real and careful steps must be implemented to insure the walls are constructed properly. The grade is also a concern. These factors warrant careful consideration before approval. All concerns must be addressed satisfactorily in order for an educated decision to be reached. Mr. Hoffman added he would like the proponent to produce a site plan with more details on the retaining walls, the grade and width of the proposed road and snow removal options. • Mr. Lyon Oppheiler of Nob Hill Drive told the Commission a concern of his is that at the present time Nob Hill Road is used by people who are lost and get tangled on West 66th. The cul de sac is then used as a turn around for those vehicles. Mr. Oppheiler also expressed concern about the height of the retaining walls. A discussion ensued regarding the proposal with the Commissioners stating this plan warrants further study before an educated decision could be reached. The Commissioners also expressed the site is, in their opinion, too dense. Mrs. McClelland moved to table this issue until the September 30, 1987 Planning Commission Meeting. This would enable the developer to work with the City Engineer on answering the concerns over the proposed grade, the road, height of the retaining walls and denseness of the site. Mrs. Shaw seconded the motion. Mr. Ingstrom told the Commission he has spent a life time developing very beautiful homes on sites as challenging as the ® site in question. Mr. Ingstrom said retaining the existing vegetation was very important to him. That is the reason why the proposed road is narrow. He added they can develop the site according to the standards of the City, but it may not be the best approach to this site. Mrs. McClelland asked Mr. Ingstrom if he has any figures on the height of the retaining walls. Mr. Ingstrom said the retaining walls will consist of 2 tiers at about 12 feet. Mr. Lee Johnson asked the proponent when submitting revised plans to include footprints. Mr. Hauser, resident of the area (property owner of Lots 4 and 5) explained to the Commission the history of Nob Hill. He told the Commission at the time of the initial development of Nob Hill the developer planned to extend the road and fully develop the area. The hold back to this proposal was the Bell property. Mr. Bell at that time was not ready to have his property developed. Mr. Hauser said at that point his property was landlocked. He told the Commission the property will be an asset to the Community if developed with care. He pointed out there is 90,000 square feet of undeveloped land that should be developed to its fullest potential. Mrs. Paulus asked Mr. Hauser if his property (Lot 4 and 5) could be used as an entrance into the development. Mr. Hauser said initially that was the plan. After further study using his property was not feasible due to a platted 60 foot right -of- way easement by the City. Mrs. Paulus stated the door should not be closed to new development options for this property. Mr. Johnson said the reason for his suggesting a 5 lot plat versus the proposed 6 is due to the City's long standing record against a) neck lots and b) the City has traditionally not approved substandard lots for new construction. Mr. Bahram Mozayeny of 5101 West 66th Street told the Commission is his opinion entering the site from West 66th Street is not a good option. He acknowledged the Commissions concerns regarding topography but stated he felt this property has development potential. He pointed out the site has been sited for 17 lots. Mr. Hoffman clarified for the record the mention of possibly developing this property with 17 lots came from the Watershed District. Mr. Lewis called for a vote to Mrs. Shaw's second. All were in favor. The motion carried. S-87-9 Preliminary Plat Approval for Pondwood Estates, Schoenhall, Ltd. Refer To: Attached preliminary plat, grading, erosion control, and utility plans Mr. Larsen informed the Commission the subject property measures approximately 5.7 acres in size and is developed with a single family dwelling located in the west central portion of the property. The most significant feature of the site is the pond along the easterly portions of the property. Mr. Larsen added the proponents have submitted a request for subdivision which would create 10 new buildable lots. One lot (6) would provide a site for the existing dwelling. Lots in the proposed plat range from 14,300 square feet to 20,200 square feet ® with an average size of 16,833 square feet. The proposed lots are nearly identical in size and shape to lots along Pawnee Road and Apache Road. Mr. Larsen pointed out the preliminary plat suggests the extension of Apache Road west to McCauley Trail to serve six lots and a new cul de sac to serve five lots. Apache Trail currently dead ends into the subject property. The proposed plat assumes the acquisition of excess right of way from Hennepin County adjacent to Lots 1 and 5, Block 1. This allows increased lot sizes and allows the house on Lot 3 to move further from the pond. Mr. Larsen said storm water enters the pond from Apache Road and Indian Hills Road as well as run off from adjacent property. Currently there is no outlet for the pond. The recent heavy rains caused the yards of homes along Pawnee Road to flood. The only way to reduce the level of the pond was to pump out the excess water. The developers are proposing to install an outlet for the pond which would connect to the County storm water system in McCauley Trail. In addition to the outlet the developers are suggesting other changes to the pond which could improve the appearance of the pond. These changes may include some dredging and reshaping of the pond, bubblers or fountains to retard algae growth and possibly an augmentation well to provide year around water in the pond. The developers have held a meeting with ® certain neighbors to discuss their proposal. Mr. Larsen concluded the proposed preliminary plat is a logical extension of earlier plats in the area. The size and shape of the proposed lots are nearly identical to lots in neighborhoods to the south and east. The proposed pond improvements could improve the ability of the pond to handle storm water and could improve the aesthetic value of the pond to surrounding properties. Apache Road should be extended to McCauley Trail. This extension will provide better distribution of traffic in the area. It will also greatly improve access to parts of the neighborhood for emergency vehicles. Staff recommends preliminary plat approval subject to the following conditions: 1. Final Plat Approval and Subdivision Dedication. 2. Developers Agreement 3. Acquisition of excess right of way along McCauley Trail 4. Staff approval of dredging plans for pond. Abutting property owners should be consulted by developers as plan develops. 5. Any permits required by Nine Mile Watershed District and the DNR. 6. amendment of the Comprehensive Plan to change the property designation from Park to Single Family. The proponent Mr. Michael Halley of Michael Halley Homes, Inc. was present. Interested residents were present. Mr. Halley explained to the Commission that he had met with the impacted neighbors on several occasions and found there were a number of neighbors who did not favor the extension of Apache Road. He added he is open to constructing a cul de sac instead of the proposed through road if the Commission deems it the best solution. Mr. Halley said he also found at the meeting a majority of the neighbors are very favorable to the proposed changes to the pond. Mr. Gordon Johnson asked Mr. Halley if he considered cul de sacing the road from the west. Mr. Halley responded it would be difficult to cul de sac from the west due to the considerable amount of vegetation that would have to be removed. It would also impose a fair amount of restrictions as far as developing between the pond and the cul de sac. Mr. Marvin Ingber, 6705 Apache Road, stated he is very much opposed to the extension of Apache Road. Mr. Ingber pointed out the extension of Apache Road would eliminate a number of substantial trees found at the end of Apache Road. He suggested the proponent develop a cul de sac from the west (McCauley Trail) like the proposed Hume Circle. Mr. David Swenson, (resides east side of the pond), clarified for the Commission the history of the pond. Excluding the rain storm of late July, the pond has not flooded in the past 7 years. The pond at many times is dry. He added in his opinion another source of water (i.e. well) will have to be incorporated into the pond to keep it full. He questioned if a change to the pond would have to be reviewed by the DNR. He concluded he does not support the proposal to extend Apache Road. Mr. Yale Dolginow, 6608 Pawnee Road, told the Commission he has no official comment to make on the issue of either cul de sacing Apache or constructing a through road. He added his concern is with the pond. Mr. Dolginow said the pond is now in his backyard. It is either dry or out of its, banks and the proponents offer to control the pond in his opinion are like "words from God". He said it is very important to him to prevent future damage from the pond, and to have a consistent level of water in the pond. He indicated he welcomes the help of the proponent to find a solution to the problems with the pond. Mrs. Carlson, 6605 Pawnee Road told the Commission she is concerned about traffic flow and the safety of children in the immediate area. She said if Apache Road is constructed traffic flow will increase. Mr. David McGowan, 6711 Indian Hills Road, said as a property owner along the pond he wholeheartedly supports the proposed pond improvements by the proponent. He added he would like the proponent to exercise control by making sure trees are retained during the improvement process. Mr. McGowan said he sympathizes with the residents impacted by the construction of a through Apache Road and trusts the Commission will act responsibly. Ms. Jane Kasiske, 6715 Apache Road, commented if Apache Road is constructed as a through street, a lovely stand of trees would be eliminated. She added she is in favor of retaining the beauty and quiet of the area. Mr. Gordon Johnson asked Mr. Hoffman if we have traffic counts on the flow of traffic in the area. Mr. Hoffman said traffic generally uses West Trail and Sally Lane. He added the City is not firm on Apache being constructed as a through street but added it evens up the traffic flow . Mr. Larsen clarified that staffs, basic purpose in recommending a through Apache Road is to redistribute traffic more evenly. Mr. Daniel Deegan, 6608 Sally Lane, worried that if Apache Road is opened up to McCauley Trail, traffic exiting off Highway 18 will use the through Apache Road. Mr. Don Nelson, 6709 Indian Hills Road, explained to the Commission the pond needs improvements. Many times the pond has weeds growing out of it and looks extremely bad. He added he is in favor of the proposed improvements. Mr. Nelson said he is very happy to see the proponent proposes to develop single family residences instead of double bungalows. Mr. Nelson also added he is in favor of reducing the traffic along Indian Hills Road. Mrs. Paulus asked if City Staff and the proponent were open to the construction of a cul de sac off McCauley Road. Mr. Larsen said staff is open to input by the Commission but their point of view is, if a road can go through, it should go through. Mrs. McClelland said she agrees with staff that Apache Road should be opened up. She pointed out even distribution of traffic is only fair. Mr. Halley clarified that initially his proposal included a cul de sac of Apache Road from the east. He added homes placed on a cul de sac have a more favorable market. Mr. Halley said in meeting with City Staff he incorporated into his proposal their recommendation of constructing Apache Road as a through road. Mr. Halley indicated at this time he is not agreeable to constructing a cul de sac from the west as many residents favor due to development restrictions. Mr. Lee Johnson said from a economic standpoint it is wiser to develop a cul de sac instead of a through road. Mr. David Swenson said if you extend Apache Road, in reality you will be placing twelve Homes on the frontage road to Highway 13. A cul de sac would offer a visual and sound buffer. A discussion ensued concerning the merits of cul de sacing Apache west to east, to west or constructing Apache as a through road. Mr. Lee Johnson asked who owns Outlot A. Mr. Halley said he is the owner of Outlot A at this time and when the development is completed Outlot A would belong to the neighborhood association. Mr. Halley added improvement to the pond would be developed by him and after completion maintenance would go to the homeowners association. Mrs. Paulus asked the Commissioners for their feelings on either cul de sacing the road from west to east, to west or for extending Apache. Mr. Lee Johnson said lie concurs with Mr. Halley's observations that cul de sacing Apache Road from the east is the best approach. He added he would like to see it in a drawing before he could vote. Mrs. McClelland said she is in favor of extending the road. Mr. Gordon Johnson said he does not know if cul de sacing from either west to east or east to west is the best approach and would like to see a drawing of this. He added he is not prepared to vote. Mr. Lewis said he is undecided. Mr. Palmer said he has some preference for the through road thus the burden of traffic is shared but also sees merits in cul de sacing the road. Mrs. Shaw stated she shares the concern about eliminating trees but favors the road. In her opinion in this particular neighborhood there are already so many cul de sacs a very few streets bear the traffic burden. Mrs. Paulus said she favors a through Apache Road. Mr. John Palmer moved for preliminary plat approval subject to staff's conditions. Mrs. McClelland seconded the motion. Mr. Lee Johnson added the condition that Outlot A and ownership of the well be deeded to the Homeowners Association. Upon roll call vote: Mr. Lee Johnson Nay Mrs. Helen McClelland Aye Mr. Gordon Johnson Nay Mr. John Palmer Aye Mrs. Virginia Shaw Aye Mrs. Jane Paulus Aye Mr. William Lewis Nay The motion carried. P-87-6 Szechuan Star Restaurant 3655 Hazelton Road Request: Building Addition Mr. Larsen told the Commission the subject property is zoned Planned Commercial District, PC -3, and is developed with a 4730 square foot restaurant facility containing 122 seats. The proponents are requesting approval of a plan to add an additional 40 seats within a 750 square foot expansion. Mr. Larsen added the proposed parking plan illustrates 70 parking stalls available on site. The parking requirement specified by the Edina Zoning Ordinance is 66 parking stalls. Mr. Larsen pointed out the materials of the addition will match the existing brown roofing panels and re -use the existing brick. The addition conforms to all requirements of the Zoning Ordinance as well as private deed restrictions and design requirements specified at the time of the original Yorktown plat. A landscape plan will also be reviewed by staff as well as other site improvements. Mr. Larsen concluded staff recommends approval of the Final Development Plan with the following conditions: 1. Staff approval of the landscaping plan and schedule. 2. Restriping of the parking area to more clearly define available stalls. 3. Repair, replacement or removal of damaged lighting fixtures in the parking area. 4. Health Department approval of associated storage facilities. Mr. Gordon Johnson moved to recommend Final Development Plan approval subject to staff conditions. Mrs. McClelland seconded the motion. All were in favor. The motion carried. LD -87-12 Lot 1 and Lot 2 Arrowhead Ridge and part of Lot 2, Indian Head Crest Refer: Attached survey Mr. Larsen informed the Commission Lot 1 Arrowhead Ridge is presented combined with a 66 foot wide portion of Lot 2 Indianhead Crest which provided 66 feet of frontage on Cheyenne Trail. The Cheyenne Trail portion of the property is pond. The proposed lot division would provide pond access for Lot 2 Arrowhead Ridge. Both lots would meet or exceed all Zoning Ordinance requirements following the division . No new buildable lots would be created. Mr. Larsen concluded staff recommends approval. Mr. John Palmer moved to recommend approval. Mr. Lee Johnson seconded the motion. All were in favor. The motion carried. LD -87-13 Gustafson and Associates Lot 4, Block 1, Indian Hills 3rd Addition 6533-35 McCauley Trail West Request: Party Wall Lot Division for Double Bungalow Mr. Larsen told the Commission the subject property request. for a party wall lot division meets all Zoning requirements. Mr. Larsen concluded staff recommends approval . Mrs. Shaw moved to recommend approval. Mrs. Paulus seconded the motion. All were in favor. The motion carried. III. ADJOURNMENT The meeting adjourned at 9:50 P.M. culin Hoogenakker, anning Secretary s