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HomeMy WebLinkAbout1988 11-02 Planning Commission Meeting Minutes RegularMINUTES OF THE REGULAR MEETING OF THE EDINA COMMUNITY DEVELOPMENT AND PLANNING COMMISSION HELD ON WEDNESDAY, NOVEMBER 2, 1988 AT 7:30 P.M. EDINA CITY HALL COUNCIL CHAMBERS MEMBERS PRESENT: Chairman, William Lewis; John Bailey; Helen McClelland; Del Johnson, Gordon Johnson, John Palmer, Jane Paulus, Geoff Workinger MEMBERS ABSENT: David Runyan, Virginia Shaw and Lee Johnson STAFF PRESENT: Craig Larsen, City Planner Jackie Hoogenakker, Secretary I. APPROVAL OF THE MINUTES: Commissioner D. Johnson moved for approval of the September 28, 1988 Community Development and Planning Commission Minutes. Commissioner Workinger seconded the motion. All voted aye. Motion carried. II. NEW BUSINESS• Z-88-7 R-2 Double Dwelling Unit District to R-1 Single Dwelling Unit District. Lots 1, 2 and 3, Indian Hills 3rd Addition. Indian Hills Company Mr. Larsen presented the staff report noting the proponents have submitted a petition to rezone the three vacant lots from R-2 back to R-1 single family. The lots range in size from approximately 24,000 square feet to 40,000 square feet in area. Each lot is approximately 110 feet in width. Substantial portions of the rear yard of each lot is covered by an easement for storm water ponding. The lots all exceed Zoning Ordinance requirements for single family lots. Staff recommends approval of the rezoning for the following reasons: 1. The lots exceed all Zoning Ordinance requirements for R-1 lots. 2. The lots adjoin the Timbers which is all single family. 3. The Comprehensive Plan allows for the mixing of single family and double bungalow uses in areas designated as "low density attached" residential on the land use plan. The proponent, Mr. Gustafson was present. Commissioner G. Johnson asked Mr. Gustafson to explain his reasoning for "down zoning" the lots from R-2 to R-1. Mr. Gustafson explained in the area along McCauley Trail and on the other side of the crosstown highway there has been developed over the past few years an over abundance of double bungalows. He added his company constructed four doubles along McCauley, two are sold, and two are being rented. Continuing Mr. Gustafson said as a developer it is not advantageous to become landlords. He pointed out this plat is adjacent to the single family homes in the Timbers plat. He asked the Commission to note the curve of McCauley Trail where these lots are located afford them more privacy from crosstown highway. The over sized boulevards also place the proposed house site farther back from McCauley Trail. He added this large boulevard area gives each lot the option of having turn arounds in the front yard so vehicles can enter McCauley Trail front first. Mr. Gustafson indicated property values increase when the neighborhood is completely developed and a more stable neighborhood in gained as a result of homesteaded property versus rental property. He informed the Commission he believes he has one lot sold if it can be developed as single family. He added the price range of the homes will be in the high 200's to 300's. Commissioner McClelland moved to recommend preliminary rezoning approval subject to the conditions noted by staff and the additional recommendation that all sites be developed with front turn arounds thus allowing vehicles to enter McCauley Trail front first. Commissioner Palmer seconded the motion. All voted aye. Motion carried. S-88-12 Preliminary Plat Approval Irwin First Addition Lot 2, Block 1, Charles and Ilene Wright Addition Mr. Larsen presented the staff report noting the subject property is a developed single family lot containing an area of approximately 27,053 square feet. The existing home is located in the central portion of the site and there is a detached garage in the extreme north end of the property. Lot areas would be 13,700 and 13,353 feet, respectively. Both lots would exceed zoning ordinance requirements for single family lots. The proposed lots are similar in size to adjacent lots fronting on Valley View Road. The new lots do not seem to negatively impact the character of this section of Valley View Road. Staff recommends approval of the preliminary plat subject to: 1. Final Plat Approval. 2. Subdivision Dedication. 3. Utility Connection Charges. The proponent, Mr. Irwin was present. Commissioner Workinger asked Mr. Larsen if the City received any calls from neighbors regarding this subdivision request. Mr. Larsen responded that the City has received phone calls from neighbors. The callers requested additional information on the subdivision but did not express their opinions on either favoring or opposing it. Commissioner G. Johnson noted on the west side of Valley View Road the topography is very hilly and the lots are predominately larger than the lots on the east side of Valley View Road. He asked Mr. Larsen if there has been any inquiries to subdivide lots on the west side of Valley View Road. Mr. Larsen said the City has received a number of inquiries to subdivide lots in this area. He reiterated Commissioner G. Johnson's point that the terrain in this area is hilly and if a subdivision would be proposed it would certainly have to be carefully considered. Commissioner McClelland explained that she is opposed to this subdivision. She added she does not see the need to subdivide this property. Commissioner McClelland said larger lots in Edina are becoming victims of a chopping pattern. This pattern should be discouraged. Commissioner Bailey pointed out the proposed subdivision compares with the development off Moccasin Valley Road and the development directly situated behind the proposed development. Commissioner McClelland stated in her opinion this subdivision does not make good planning sense and the proposed division "crowds" the site. Commissioner Palmer said he understands Commissioner McClelland's concern regarding the "chopping" of platted lots within the City but noted subdivision in an almost completely developed community can tend to become a question of where you draw the line. That can become difficult because each subdivision requested must be looked at individually and our standards must be applied. On the east side of Valley View Road subdivisions have occurred. Commissioner G. Johnson pointed out at one time the lot in question was one large lot which was subdivided into three lots in the 19701s. Mr. Jeff Gustafson told the Commission he believes the proposed subdivision will improve the neighborhood. He pointed out other approved subdivisions in the area and added Mr. Irwin has a good track record with the City of Edina. Mr. Gustafson added if this project is properly controlled by City Staff it should be a good project. Mr. Irwin informed the Commission he will relocate a majority of trees on the site while retaining as much of the character of the property as possible. He added the proposed division is compatible with the previous subdivision of this property. Commissioner McClelland, Commissioner Paulus, and Commissioner Workinger were in agreement that the previous subdivision of this property was enough and does not necessarily mean continued subdivision is inevitable. The expressed their opposition to the proposal. Commissioners Palmer, G. Johnson, D. Johnson, W. Lewis and J. Bailey expressed the opinion that a precedent has been established for subdivision on the east side of Valley View Road. They noted this request is similar to earlier subdivisions within the area. Commissioner D. Johnson suggested that the Commission may want to look into increasing the minimum lot requirements for the City. This would "tighten up" questionable areas. Commissioner Bailey moved to recommend preliminary plat approval subject to staff conditions. Commissioner Palmer seconded the motion. Upon roll call vote: Bailey, aye; D. Johnson, aye; McClelland, nay; G. Johnson, aye; Palmer, aye; Paulus, nay; Workinger, nay; Lewis, aye. Motion carried 5-3. III. ADJOURNMENT: The meeting was adjourned at 8:45 p.m. WM) ��in .. -