HomeMy WebLinkAbout1999-06-30 Planning Commission Meeting Minutes Regulart
AGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
WEDNESDAY, JUNE 30, 1999
7:30 P.M., COUNCIL CHAMBERS
I. APPROVAL OF THE MINUTES:
April 28, 1999
II. NEW BUSINESS:
S-99-3 Preliminary Plat Approval
Crestview
Harold Hagen
General Location: South of 66th Street and east of Normandale Road
S-99-4 Preliminary Plat Approval
Waterman Addition
6525 Waterman Avenue
Waterman Partners
General Location: West of Arthur Street and south of Waterman
Avenue
+ III. OTHER BUSINESS:
IV. ADJOURNMENT:
MINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
WEDNESDAY, JUNE 30,1999,7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
MEMBERS PRESENT:
Chair Johnson, John Lonsbury, Ann Swenson, Helen McClelland,
Geof Workinger, Charles Ingwalson
MEMBERS ABSENT:
David Runyan, Lorelei Bergman, David Byron
STAFF PRESENT:
Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
Commissioner Ingwalson moved approval of the May 26, 1999, Planning
Commission minutes. Commissioner Swenson seconded the motion. All voted
aye; motion carried.
II. NEW BUSINESS:
S-99-3 Preliminary Plat Approval
Crestview
Harold Hagen
General Location: South of 66th Street and east of Normandale Road
Mr. Larsen informed the Board the subject property comprises two
developed single dwelling lots totaling 2.54 acres in area. The proposed
subdivision would raze the existing buildings, and redevelop the property with 7
single dwelling lots served by a new public street.
The Subdivision Ordinance requires that new lots achieve at least the
median average for lot width, depth and area of all lots within 500 feet of the
proposed development.
Mr. Larsen concluded all lots in the proposed subdivision require at least
one variance, and all but one require multiple variances. The elimination of one
lot would eliminate lot width variances, and would greatly reduce required lot
area variances. Due to requirements for street width it is unlikely that the lot
depth variances could be eliminated. However, removing one lot would
significantly improve the plat from an ordinance point of view. Staff would
support preliminary approval of a six lot subdivision conditioned on:
1. Final Plat approval
2. Subdivision dedication
3. Developer's Agreement ( includes relocation of existing sanitary sewer
line)
4. Watershed District Permits
Mr. H. Hagen, proponent, was present. Interested neighbors were
present.
Commissioner Ingwalson asked if the subdivision sign is posted on the
property. Mr. Hagen responded the sign was posted two weeks ago.
Mr. Hagen addressed the Commission and told them in his opinion this
subdivision is an asset to the neighborhood and community. He added the site
would be developed with quality homes.
Commissioner Workinger asked Mr. Hagen how he determined this site
could support seven lots. Mr. Hagen explained he took a survey of all lots
recently build on in the area. He asked the Commission to note there are two
new lots near Lake Cornelia, and the earlier development of Payton Court with
similar sized lots. Continuing, Mr. Hagen said this area is unique with very large
lots, and it is difficult to redevelop property in an area that was developed 30
years ago.
With graphics Mr. Hagen indicated the lot area of the proposed
subdivision.
Mr. Arthur Nelson, 6628 Brittany Road, addressed the Commission
explaining his property abuts the subject site, adding the lots directly adjacent to
the subject site are large deep lots platted to afford optimum privacy from the
road. Continuing, Mr. Nelson explained this neighborhood is under much
pressure from through traffic, traffic control meters, church enlargement etc. Mr.
Nelson pointed out if developed as proposed adjoining properties could have
three new homes along the common lot line. Mr. Nelson told the Commission if
they approve this subdivision he would also be in a position to subdivide his lot if
he combined it with another. Concluding, Mr. Nelson said Payton Court does
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not represent the "neighborhood" reiterating the lots directly adjoining the
subject site do.
Mr. Jim Sandee, 6617 Brittany Road, stated the proposed subdivision
"crams" too many lots into one area. Mr. Sandee pointed out if developed as
proposed the now wooded site would be cleared of many mature trees, and
vegetation. Mr. Sandee stressed seven new lots is extreme.
Mr. Hank Dressel told the Commission his mother resides directly to the
south of the subject property(s). He added in his opinion the need for multiple
variances is self imposed. There is no hardship. Mr. Dressel asked if water run-
off will be addressed. Mr. Larsen explained the Engineering Department will
review drainage, adding run-off will probably be directed down Normandale
Road. Continuing, Mr. Dressel said he is concerned about the setback from his
mother's house. He pointed out his mother's house has a frontyard setback of
126 feet and if approved new homes will be constructed along the common lot
line in her frontyard setback area. Concluding, Mr. Dressel said Normandale
Road has become a collector street and adding six or seven new houses will
substantially increase traffic.
Commissioner McClelland said she has a concern regarding setbacks,
and questioned Mr. Larsen on the setback issue. Mr. Larsen responded if this
proposal is approved as presented this development would have to be
considered with the possibility of requiring variances for house placement.
Chair Johnson agreed, adding if developed the houses would have to
meet the stipulated setbacks, and that will be difficult. Mr. Hagen interjected that
Payton Court did not have to meet the required setbacks.
J. Nelson, 6628 Brittany Road, said if this proposal is compared to Payton
Court the large lots on Normandale Road are ignored.
Ms. Rosie Wirth, 6612 Brittany Road, told the Commission the
neighborhood is not in favor of this proposal. Ms. Wirth asked Mr. Hagen if he
has a purchase agreement for the other lot. Mr. Hagen responded he has a
purchase agreement. Continuing, Ms. Wirth pointed out Payton Court was
developed a number of years ago, and presently has vegetation and mature
trees. If this development is approved the site will have to be cleared of the
existing trees and vegetation, and will no longer fit into the wooded
neighborhood. Ms. Wirth concluded if this is approved every large lot along the
block could combine properties and subdivide.
Commissioner Workinger asked Ms. Wirth if she has determined how
many lots would be comfortable. Ms. Wirth said at maximum 5 or 4 lots. Ms.
Wirth pointed out even with 4 lots this could "crop up" again because of the
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other large lots along the block. Reducing the number of lots may not be the
solution.
Mr. Phil Kraff, 6605 Normandale Road, told the Commission he recently
purchased a home in the neighborhood. One of the reasons he purchased the
home was because of the large lot. He explained to the Commission that he has
a screened porch, den and two bedrooms that will overlook this development if it
is approved. Continuing, Mr. Kraff pointed out during construction the
neighborhood will suffer from dust, noise, traffic etc. Concluding, Mr. Kraff said if
the Commission feels this property should be developed the number of lots
should be reduced.
Mr. Don Spare, 6616 Brittany Road, said if setbacks as a new
development is allowed, the large setbacks of the existing neighborhood would
be completely ignored. Mr. Spare pointed out when Payton Court was
developed the setback rules may have been different. Concluding Mr. Spare
said in his opinion there is no justification for the requested variances.
R Bruce, 6608 Brittany Road, told the Commission he cannot support the
request for subdivision. He added this is a for profit development that does not
benefit the area.
Chair Johnson questioned Mr. Larsen if a NURP pond is required on this
site. Mr. Larsen responded this site does not require a NURP pond.
Commissioner Swenson asked Mr. Larsen if utilities are looked at ahead
of time. Mr. Larsen responded sewer and water are reviewed. The developer
can either use the existing easement or plat a new easement, adding the
developer is financially responsible.
Chair Johnson asked Mr. Hagen how he feels about six lots. Mr. Hagen
said the cost is high if only six lots are permitted.
Ms. Janet Carabini, 6616 Brittany Road, explained to the Commission her
property is behind the subject site. She said she has a worry if power lines are
put in the air many trees will be cut. Ms. Carabini said if vegetation and trees
are cut down and trimmed more noise will penetrate the neighborhood.
Mrs. Nelson, 6628 Brittany Road, pointed out the frontage road is only
one lane and is not well lighted. The subject site sits on top of the hill and with
seven homes concentrated in a small area traffic safety could be an issue. Mrs.
Nelson said she wants the spacing maintained.
Mr. Hagen told the Board not everyone in the neighborhood is against this
proposal.
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Commissioner McClelland said in her opinion the proposed subdivision is
too dense, adding there appears to be no consideration for the neighbors.
Continuing, Commissioner McClelland pointed out the rear yards will be very
small. Commissioner McClelland told the Commission she believes there are
too many variances. She said in reviewing the plans she can support at
maximum five lots. She added a conservation easement may also need to be
placed on the site to protect existing vegetation.
Commissioner Lonsbury said it is not the job of the Commission to
redesign adding he feels the proposal should be voted on as presented.
Commissioner Ingwalson stated he agrees with Commissioner's
Lonsburys comment. Continuing, Commissioner Ingwalson said there is no
hardship to support the variances, the variances are self imposed. Concluding
Commissioner Ingwalson said he cannot support the proposal as presented.
Commissioner Swenson moved to recommend denial of the seven lot
subdivision, adding the setbacks don't compare with those of the existing
neighborhood. Commissioner Lonsbury seconded the motion. All voted aye;
motion for denial carried.
S-99-4 Preliminary Plat Approval
Waterman Addition
6525 Waterman Avenue
Waterman Partners
General Location: West of Arthur Street and south of Waterman
Avenue
Mr. Larsen informed the Commission the subject property is a developed
single dwelling property measuring 2.3 acres in area. The property is improved
with a single dwelling home and two accessory structures located in the
northwesterly portion of the property. The owner has applied for a subdivision
which would remove the existing structures, dedicate a new public street, and
plat six new single dwelling lots.
Mr. Larsen pointed out all proposed lots would require a lot area variance.
Five of the six lots would require a lot width variance, and two would require lot
depth variances.
Mr. Larsen explained the proposed subdivision would be served by a
newly dedicated public street. The proposed street would have a width of 28
feet. The grading plan indicates a large retaining wall running along the
westerly boundary.
The proposed subdivision represents a logical approach to development
of this property. The lots are similar in size to those in the neighborhood to the
north. The subdivision immediately north of this site, a parcel of similar size,
was platted into seven lots. The proposed subdivision does not, however,
compare favorably to the size requirements of the subdivision ordinance. All
proposed lots would require lot area variances, most would require lot width
variances, and two require lot depth variances. If the number of lots is reduced
to 5, and the cul de sac is shortened, most, if not all variances can be
eliminated. If these modifications are made, staff would recommend Preliminary
Plat approval subject to: Final Plat Approval, Subdivision dedication, Developers
Agreement and Watershed District Permits.
Mr. Mike Gair, MFRA, was present representing Waterman Partners. Mr.
Bob Schmidt proponent, was present. Interested neighbors were present.
Mr. Gair said in his opinion this property is transitional. Larger lots are to
the south, off Interlachen Boulevard, and smaller lots to the north, off Waterman
Avenue. Mr. Gair said the Ordinance does not allow for any special
considerations when one is in a transitional neighborhood. Continuing, Mr. Gair
stated in his opinion the subject property will relate to the north. There is no
vehicle or pedestrian access to properties to the south into the Interlachen
neighborhood. Mr. Gair told the Commission this six lot subdivision requires
variances as a result of the large lots to the south. With graphics Mr. Gair
pointed out properties to the north that do not comply with the 500 foot
neighborhood standards. Mr. Gair said the goal is to produce a plat that has
symmetry and consistency with the neighborhood it will participate in, which is
the neighborhood to the north. Mr. Gair reported Mr. Schmidt owns the Fink
property to the south and it is possible to deed land from that parcel to the
subject site.
Mr. Gair explained the street will be 40 feet in width, and 50 feet at the
entrance. Mr. Gair reported a tree inventory was conducted and every effort will
be made to preserve as many trees as possible. 50% of the trees on the site are
elm and scrub trees.
With graphics Mr. Gair displayed photos of the homes that will be
constructed on the site. Mr. Gair pointed out this development will have an
association.
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Mr. Schmidt, 102 East Wayside Road, Hopkins, told the Commission he
held two neighborhood meetings regarding the proposal. Mr. Schmidt explained
their first attempt at development was to access off Interlachen Boulevard and
construct 13 "villa" homes. Mr. Schmidt reported the neighborhood was in
opposition to this proposal, we listened to the neighbors, and are presenting the
revised plan this evening. Mr. Schmidt said he wants the proposal to work for all
concerned. Continuing, Mr. Schmidt told the Commission the homes will be
marketed in the $400 - $450 thousand range. This proposal will also benefit the
adjoining property owner by eliminating the steep retaining wall. Concluding Mr.
Schmidt stressed in his opinion this piece of property relates with the
neighborhood to the north.
Edward Finn, 4925 Green Farms Circle, told the Commission his property
is along the southwest corner of the site and directly abuts the subject property.
Mr. Finn said he feels there is a disregard for the properties to the south. Mr.
Finn acknowledged he always felt this property would be developed, but he is
concerned and wants it properly developed. Continuing, Mr. Finn added if the
Commission grants variances for land development many trees and vegetation
Will be lost. Mr. Finn also questioned who is going to develop the site.
Concluding Mr. Finn said he understands the transitional concept of the
development, but wants the Commission to note he is very impacted by this
proposal.
Bruce Peterson, 4920 Ridge Road, said he backs up to the easterly lot
line of this development, and in his opinion is directly impacted. He added when
developed there will be a walk out home looking into our walkout home. Mr.
Peterson told the Commission the homes on Waterman Avenue will probably not
be able to see this development. Concluding Mr. Peterson said he is
apprehensive because granting variances for this development may lead to
more variances. He added he has observed that new developments seem to
construct homes lot line to lot line.
Mr. Gary Lee, 529 Arthur Street, told the Commission he could support
five lots at the maximum with a buffer of trees.
Mr. John Schoeter, 6617 Waterman Avenue, said his property is one
away from the development, and he believes the plan should meet the criteria of
the zoning laws. Mr. Schoeter encouraged the Commission to stay consistent
with the rules, and not grant the requested variances.
Mr. Jeff Bells, 6520 Interlachen Boulevard (Fink property) said he was
told there would only be one large home constructed on the property to the
north. This proposal is superior to the 13 home development, but he would like
to see more thought put into this, it too dense as proposed.
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Mr. Beard, 6516 Waterman Avenue, said he never spoke with Mr.
Schmidt and moved into the neighborhood 15 years ago. At that time he said
he found out the subject site was stubbed in for three homes. Mr. Beard
commented in his opinion six lots are not acceptable. The planning staff
recommended five, five is better than six, but still may be too many.
Continuing, Mr. Beard explained this neighborhood is in the process of turnover.
There are more young children, and more traffic. He stated there are no
hardships to support the requested variances. Mr. Beard told the Commission
he reviewed ordinance #810 and he did not find reference to transitional
neighborhoods.
Mr. Bob Kirschner, 6620 Waterman Avenue, attended the neighborhood
meetings, and would like to see drafts of the covenants mentioned by Mr.
Schmidt for the proposed association over the property. Mr. Kirschner told the
Commission the homes along Waterman Avenue front Waterman (front yard to
front yard), adding now there will be houses with sideyards along the street. The
setback for sideyards is less than frontyard, so the new houses will be closer to
the street. Mr. Kirschner concluded this will change the character of Waterman
Avenue.
Ms. Debbie Peterson, 4920 Ridge Road, told the Commission she does
not want to see large houses constructed on small lots. She concluded she is
opposed to the proposal as presented, and does not believe variances should
be granted for new developments.
A Mathiowetz, 613 Waterman Circle, said in his opinion this plan is
superior to the previous 13 lot plan. Mr. Mathiowetz added the five lot plat
recommended by staff is better than the proposed six. Continuing, Mr.
Mathiowetz said in concern is how the houses will look. He wants to see nice
houses constructed. Concluding, Mr. Mathiowetz said drainage should be
reviewed to ensure water run-off does not create problems for nearby property
owners and the street. In winter the nearby corner is icy and dangerous
because of pooling.
A resident of 510 Arthur Street asked Mr. Schmidt why the project needs
an association.
Mr. Schmidt said this development is targeted for empty nesters. The
trend for this type of housing is for one level living with yards and driveways, etc
maintained all year. Mr. Schmidt added an association also allows architectural
control.
Commissioner Swenson questioned if a NURP pond is required on this
site. Mr. Larsen said a NURP pond will not be required.
Mr. Gair added it is the goal of the development to retain as many trees
as possible. The trees around the perimeter of the property will be saved as
much as possible. Mr. Gair said the Developers Agreement should also limit
concerns.
Mr. Brad Beard, 6516 Waterman, said at this point neighbors have not
seen the covenants of the association. Mr. Beard said he can support the
planning staff's recommendation, but six lots are to many.
Commissioner Ingwalson commented that he also leans toward staffs
recommendation. Commissioner Ingwalson said this is a unique property.
Commissioner Ingwalson concluded he can not support the six lot subdivision.
Commissioner Lonsbury commented that the developer has known staff's
recommendation and could have revised their plan if they desired.
Commissioner Lonsbury said in his opinion the Commission should vote on the
plan presented.
Commissioner Lonsbury moved to recommend denial of the six lot plat.
Commissioner Ingwalson seconded the motion. All voted aye; motion carried.
III. ADJOURNMENT:
The meeting was adjourned at 9:00 p.m.
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