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HomeMy WebLinkAbout1987 09-30 Planning Commission Meeting Minutes Regular, s MINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON SEPTEMBER 30, 1987, AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Lee Johnson, John Bailey, Helen McClelland, Del Johnson, Gordon Johnson, David Runyan, Virginia Shaw and Jane Paulus MEMBERS ABSENT: William Lewis and John Palmer I. APPROVAL OF THE MINUTES: Commissioner Paulus moved for approval of the September 2, 1987 Community Development and Planning Commission Minutes. Commissioner Shaw seconded the motion with the following corrections. Page 4, paragraph 1, change very piece to every piece. Page 4, paragraph 2, change warrants a variance to needs a variance. II. OLD BUSINESS: 5-37-8 Preliminary Plat Approval for Nob Hill, Marnie Development, Inc. General Location: South of Truest 66th Street and west of Highway 100 Mr. Larsen asked the Commission to recall that the subject proposal was continued to allow the proponents to respond to a variety of Commission concerns and criticisms. The proponents have returned with a revised plat. Mr. Larsen outlined a summary of the changes. They are as follows: 1. The number of new, buildable lots has been reduced from six to five. Average lot size has increased from 25,165 square feet to 29,795 square feet. All lots in the revised plat comply with Zoning Ordinance standards. 2. Right of way for the proposed street extension has been increased from 40 feet to 50 feet. However, the road width continues to be less than the 28 foot City requirement. The proposed road has been realigned and the grade has been reduced. The realigned road- way follows more closely the existing contours. 3. Extensive use of retaining_ walls continues to be necessary. The developer has submitted plans and specifications for review by the City Engineer. 1 Mr. Larsen pointed out the revised plan responds well to staff criticisms of earlier proposals. The number and lay out of lots is similar to that suggested by staff. The average size of the proposed lots is nearly 34% larger than the average for the Oak Ridge of Edina Plat. None of the lots as proposed require variances. The plan represents the best development option for the property. As with earlier proposals special attention must be paid to the design, construction and inspection of the proposed retaining walls. Mr. Larsen concluded staff recommends approval of the proposed preliminary plat with the following changes and conditions. 1. Street width should be increased to 28 feet. 2. A Developers agreement to'include detailed plans and specifications for retaining walls. 3. An erosion control plan acceptable to Nine Mile Creek Watershed District and the City Engineer. 4. Final Plat Approval. 5. Subdivision Dedication. The proponents, Mr. Peter Marnie and Mr. Robert Engstrom were present. Interested neighbors were also present. Commissioner G. Johnson wondered if a fence or guard-rail could be constructed to protect the lots on the west situated below the proposed road from a vehicle driving over it's edge. Mr. Larsen responded on this site staff does not feel a guard-rail/fence would be needed, but could be added. Commissioner G. Johnson asked the proponent what changes would occur in the plans if the street width stipulated by staff was developed versus the requested 24 foot width by the developer. Mr. Engstrom said the proposed 24 foot road width will save some large oak trees. Other than that the proposal would be unchanged. Mr. Larsen said one reason for staff requesting a 28 foot road width is to accommodate on -street parking. He added staff also want to maintain the community standard. Mr. Larsen also noted certain areas within the City may require creativity and flexibility in constructing a road and staff are willing to consider different options. Mr. Larsen pointed out staff has a concern with the retaining walls, especially the wall located above the May property. Staff feel every effort must be made to insure the adiacent property owner(s) that the retaining wall will not wash down into their property. This pian for the retaining wall must be verified by soil tests. Commissioner G. Johnson asked Mr. Larsen if staff condition =2 addresses the concern that retaining walls must meet the failure plane test. Mr. Larsen responded that issue is covered under point 2 of the Staff Report. Eva May, 5023 Knob Hill Dirve, told the Commission she is worried about vehicles possibly spinning off and sliding onto her property. She also voiced a concern about snow removal. Mr. Larsen said staff expects snow storage space on either side of the road. Special precautions would also be taken by the plow. Commissioner McClelland commented that the retaining wall affecting the May property could be raised slightly to prevent possible vehicle spin-off onto her property and give it more protection. The following residents expressed concern regarding the proposed subdivision: Ms. Eva May; 5023 Nob Bill Drive, Mr. Ed Curtiss, 5009 Nob Hill Drive, Mr. and Mrs. Schultz, 5015 Nab Hill Drive, Ron Oberpriller, 5000 Nob Hill Drive Their concerns are as follows: 1) The steep grade of the property. 2) The narrowness of the proposed road. 3) Water run-off and sewer capacity. 4) What will happen to the existing cul de sac. 5) Increased traffic considerations. Mr. Ron Zamansky, 5041 West 66th Street told the Commission he reviewed the revised plans with BRW and is favorable to the proposal as presented. Commissioner McClelland moved to recommend preliminary plat approval subject to staff conditions and that condition 1 of the staff conditions be amended to read: the street shall be no less than 24 feet and may be as wide as 28 feet, any lessening from the standard 28 feet will be considered and approved only because of the steep slopes of the area and to save existing vegetation. The developer must work with staff in reaching the final road measurement. Commissioner D. Johnson seconded the motion. Commissioner McClelland informed the residents their concerns will be addressed by staff and the engineering department and many concerns are conditions for final approval of this plat. These concerns are addressed in the Staff Report dated September 30, 1987. Water run-off will be studied by the City's engineering department and the development must also obtain a permit from the Nine Mile Watershed District. All conditions outlined in the staff report, and the modification of point one must be met by the developer in order to obtain final plat approval. Commissioner G. Johnson commented that he would encourage staff to find an agreeable solution for both the property owners and the City regarding the existing cul de sac. Mr. Larsen said staff intends to speak with impacted neighbors, soliciting their input regarding the cul de sac. Mr. Ron Oberpriller, 5000 Nob Hill Drive asked the Commission to include in the motion the following points: 1. landscaping must be approved by the impacted property owners. 2. Approval by the neighbors regarding the existing cul de sac. Commissioner McClelland said the landscaping issue will be addressed when the final road width is agreed upon. Mr. Larsen added the Ordinance requirements for subdivision of single family lots do not require the proponent to submit a landscaping plan. The Ordinance also does not address the issue regarding the cul de sac because is not on the property in question. Commissioner G. Johnson told the residents they will have to work with the City Engineer, Fran Hoffman regarding the cul de sac. Commissioner G. Johnson called for the vote. All were in favor. The motion carried. III. NEW BUSINESS P-87-7 S-87-10 Ron Clark Construction 7038 and 7100 Cahill Road Preliminary Plat Approval Cahill Townhouses Mr. Larsen explained to the Commission the history of the site adding that it's present zoning is PRD -3. Mr. Larsen added Ron Clark Construction, Inc. submitted to staff preliminary plans and after reviewing the staff report a revised site plan was submitted. Mr. Larsen concluded the revised plan meets all ordinance requirements. Staff recommends Final Development Plan approval and Preliminary Plat approval subject to a Developers Agreement, connection of public utilities, Final Plat Approval and Subdivision Dedication. Mr. Ron Clark, proponent and Mr. Don Senn, architect were present. Commissioner G. Johnson asked Mr. Clark how the water run off would be controlled. Mr. Senn responded water run-off will tie into the major storm sewer. He added the site now sheds mostly toward the south. Mr. Larsen commented the storm sewer in this area was constructed anticipating the development of this piece of property. Mr. Senn added the Fire Marshal has given his approval to the project. A brief discussion ensued regarding the proposed access of the site and if: the site deeds more than one access. The Commission in reviewing the options agreed that the north entry is the best approach to this project. Commissioner McClelland asked Mr. Clark the market range of the development. Mr. Clark responded the units would be marketed at $175,000 +. Commissioner D. Johnson moved to recommend Final Development Plan and Preliminary Plat approval of the revised site plan subject to the staff conditions. Commissioner McClelland seconded the motion. All were in favor. The motion carried. LD -87-14 David and Merle Janis Kieper 7013 Dublin Road 7017 Dublin Road Generally Located: West of Antrim Road and north of Dublin Road Mr. Larsen informed the Commission the subject property consists of two parcels each developed with a single family dwelling unit. The proponent desires to add a sliver of property from the east parcel to the west parcel. The sliver is a triangular piece which is 12.10 feet wide at its widest part. Mr. Larsen pointed out under the current.conditions, a recent addition to the dwelling on the west parcel maintains a non -conforming setback. This is a result of a surveyors error. After the proposed lot division, both parcels will be conforming. Mr. Larsen concluded staff recommends approval. Commissioner Lee Johnson moved to recommend approval. Commissioner John Bailey seconded the motion. All were in favor. The motion carried. IV. ADJOURNMENT The meeting adjourned at 9:10 p.m. 0 C] culin Hoogenakk4r, Secretary