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)
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