HomeMy WebLinkAbout2000-11-29 Planning Commission Minutes RegularMINUTES OF THE REGULAR MEETING
OF THE EDINA PLANNING COMMISSION
WEDNESDAY, NOVEMBER 29, 2000
5:30 P.M. EDINA COUNCIL CHAMBERS
4801 WEST 50TH STREET
MEMBERS PRESENT: Chair, Gordon Johnson, David Byron, John
Lonsbury, Ann Swenson, Helen McClelland,
Geof Workinger, Charles Ingwalson and
Lorelei Bergman
MEMBERS ABSENT: David Runyan
STAFF PRESENT: Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the November 1, 2000, meeting were filed and corrected
as recommended by Commissioner Ingwalson.
II. OLD BUSINESS:
Preliminary Plat
JMS, Inc.
S-00-5 Brookside Heights
Mr. Larsen informed the Commission the Planning Commission reviewed
a five lot, zero lot line development of this property at their November 1, 2000,
meeting. That proposal was viewed under multi -family zoning standards, and
would have required a rezoning of the property. After hearing testimony and
comments from the Commission the request was withdrawn. The proponent has
now submitted a revised plan which illustrates a 4 lot conventional plat. The new
plan is a Single Dwelling Unit subdivision which does not require a rezoning.
Mr. Larsen concluded although all of the lots require some variances, this
is a development that fits its neighborhood. The most important measure, lot
width, fits the development pattern in the Brookside Heights neighborhood. The
numbers are skewed because this property is at the edge of the neighborhood
causing the larger lots to the north and west to become part of the formula. The
best way to ensure that the new houses are compatible in size and scale with
existing homes is to provide a similar lot width. The one and a half story homes
the developer intends to build would be compatible. Staff recommends
preliminary plat approval, including the requested variances conditioned on:
1. Final Plat approval
2. Subdivision dedication
3. Watershed District permits
The proponent, Mr. Jeff Schoenwetter was present to respond to
questions. Interested neighbors were also present.
Commissioner Swenson asked Mr. Larsen if he knows the age of the
homes build on Interlachen Boulevard at Oxford Avenue. Mr. Larsen said he
believes those homes were constructed in the 1970's.
Commissioner McClelland commented in reviewing the revised plans she
found it curious to note the smallest lot is proposed to be located on the corner.
Commissioner McClelland said in her opinion a corner lot needs to be larger
allowing for greater setbacks from the side street.
Commissioner Bergman asked Mr. Larsen if he knows the setback of the
house directly to the east (fronting Interlachen Boulevard) of the subject site. Mr.
Larsen said he believes the setback of that house in 70 feet. Mr. Larsen asked
the Commission to note because of the vacated alley and the 50 foot NSP
easement that house is not contiguous to the subject site and therefor is not
used to establish setback.
Commissioner Workinger asked if the current home fronts Interlachen
Boulevard. Mr. Larsen clarified there are two homes involved with this process,
the home located at 5343 Interlachen Boulevard fronts Interlachen Boulevard,
and the home located at 5012 Oxford Avenue fronts Oxford Avenue.
Commissioner Swenson asked Mr. Larsen if he could explain the required
setbacks for 50 foot lots. Mr. Larsen said on lots less than 75 feet in width the
side street setback is 15 feet, the rearyard setback is 25 feet, and the interior
sideyard setback is 5 feet. Mr. Larsen asked the Commission to note for an
interior sideyard setback the sideyard setback shall be increased by 6 inches for
each foot the building height exceeds 15 feet.
Mr. Schoenwetter addressed the Commission and explained he has been
in the development business for 15 years and he believes the concept he is
presenting this evening suits this neighborhood. Continuing, Mr. Schoenwetter
said the proposal allows for choice in home style while maintaining the character
of the immediate Brookside Heights neighborhood. Mr. Schoenwetter said the
main floor of each house will be around 1300 square feet, and if a one and Y2
story house is selected an additional 800 square feet can be added. Mr.
Schoenwetter added if property owners choose a finished basement that would
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roughly add an additional 1200 square feet to each house style. Mr.
Schoenwetter told the Commission in his opinion the market is ready for this
style of development, adding he believes the proposed homes will sell very
quickly.
Commissioner Ingwalson asked Mr. Schoenwetter if he has set a price
range for the proposed homes. Mr. Schoenwetter said the homes will range in
price from the low 300's to 500 thousand dollars.
Commissioner Bergman asked Mr. Schoenwetter if he has picked a house
style for the corner lot. Mr. Schoenwetter said the style of all homes will be
picked by the client. Commissioner Bergman questioned exterior building
materials. Mr. Schoenwetter responded the client can request different exterior
materials, but he believes most will be some form of stucco/brick or shakes/brick,
etc.
Commissioner Swenson inquired if this is considered a single lot
subdivision. Mr. Larsen said that is correct. The proposal is now for single
family detached, not a PRD zoning as originally proposed.
Mr. Miller, 5340 Hollywood Road, addressed the Commission and
informed them he lives within the 500 foot neighborhood. Mr. Miller said he
believes what is proposed is a high quality project, but in his opinion it belongs
somewhere else. Mr. Miller asked the Commission to reject the subdivision
request, adding he believes this corner relates more to the homes along
Interlachen Boulevard, and not to the homes that fall within the Brookside
Heights plat.
Mr. Peter Leenders, 5317 Hollywood Road, told the Commission he
believes if this proposal were to be approved the general appearance of the
neighborhood would change. Mr. Leenders said the subject property relates to
the properties along Interlachen Boulevard, and the majority of homes along
Interlachen Boulevard maintain large frontyard setbacks with larger lots.
Concluding, Mr. Leenders invited the Commission to read the setback
requirements from the Zoning Ordinance, and acknowledge it will be difficult for
the corner house to maintain the proper setbacks. Concluding, Mr. Leenders
said more neighbors would have appeared at this hearing but no notification was
received from the City.
Mr. Larsen explained the City of Edina does not notify residents of a
future subdivision at the Planning Commission level. The sign is the first
notification to the neighbors that a subdivision has been requested. In the
subdivision ordinance the City recommends that the developer contact residents
that fall within 500 feet of the subject site explaining to residents a hearing before
the Commission will occur.
A resident of 5332 Hollywood Road, told the Commission the proponent
has reduced his original plan from 5 lots to 4, and suggested that the
Commission only consider a three lot plat. He stated in his opinion "if they build
it, they will come"! Three lots is enough!
Ms. Carolyn Bisson, 5340 Hollywood Road, told the Commission in her
opinion this proposal will have a negative impact on the area. She said
Interlachen Boulevard has a "country lane feeling", and this proposal will detract
from that. Continuing, Ms. Bisson said in 1987 her property suffered from sewer
backup and adding four new homes will increase the probability that it could
happen again. Ms. Bisson said the homes within this area are spaced
adequately, with many developed with combined lots. Ms. Bisson said this
proposal, in her opinion, crunches four houses into an area that is to tight. Ms.
Bisson asked Mr. Schoenwetter how close he lives to his neighbors.
Ms. Thiede, 5319 Hollywood Road, pointed out to the Commission all the
homes in her neighborhood have spacious lots adding it is a very charming
neighborhood of single and combined lots.
A resident of 5324 Interlachen Boulevard said if the property is developed
as presented it will not reflect the true character of the entire 500 foot
neighborhood.
Ms. D. Strege, 5113 Oxford Avenue, told the Commission her lot is 88 feet
in width, adding she wants some assurance the houses built will reflect the
character of her neighborhood.
Mr. Jeff Bisson, 2650 California Street, N.E., told the Commission he grew
up in Edina and cautioned the Commission to carefully consider this proposal to
ensure that Edina continues to remain a premier City for future homeowners.
Pat Karasoz, 5001 Oxford Avenue, told the Commission she lives directly
across from the subject property, and pointed out she has had to endure for the
past 12 years the continued disrepair of this site. Ms. Karasoz told the
Commission she fully supports the request as presented. She said what is
proposed appeals to her. Ms. Karasoz commented that she is in the minority this
evening by supporting the proposal, but stressed she looks out of her window at
this site everyday. Ms. Karasoz asked the Commission to note she purchased
her home in a neighborhood of 50 foot lots, adding her lot is 50 feet wide. Ms.
Karasoz said if she wanted a larger lot, and larger home she would have moved
into a different neighborhood. Ms. Karasoz said she loves the homes in her
neighborhood, she believes the proposed homes are a good "fit" and supports
the proposal as presented.
Mr. Thiede, 5319 Hollywood Road, said in his opinion the proposed
homes will be too close and appear "townhouse like" especially with the garage
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the dominant front feature. Mr. Thiede said in his opinion this design concept is
totally out of character with the neighborhood.
Mr. Leender addressed the Commission and told them he has carefully
reviewed the numbers presented by the proponent and does not agree with
them. Continuing, Mr. Leender said the proponent has indicated 50 feet is the
appropriate lot width, and when he calculated the lot width he came up with a 75
foot width. He stressed to the Commission he does not agree with the numbers
presented by the proponent.
Chairman Johnson questioned if the figures presented are correct. Mr.
Larsen said if there is any question that the figures are incorrect the meeting
should not continue. Mr. Larsen said the figures presented to staff are from a
registered land surveyor and they indicate a median lot width of 50 feet.
Commissioner Byron interjected and said if Mr. Larsen feels the numbers
are incorrect maybe this should be rejected as suggested by Mr. Larsen.
Mr. Schoenwetter interjected that in his opinion the homes presented are
not townhouses, they are single family detached homes. He pointed out he is
only proposing one more house, where three are allowed. In response to the
mention of potential sewer problems Mr. Schoenwetter said the subject sites are
platted for three houses with three sewer hookups, reiterating the proposal only
adds one more home. In conclusion, Mr. Schoenwetter said the 50 foot lot width
reflects the size of the lots in the Brookside Heights neighborhood.
A discussion ensued regarding the figures presented from the developer
to the Commission as they relate to neighborhood medians. Mr. Schoenwetter
presented Mr. Larsen with a copy of the plat as prepared by the registered land
surveyor. Mr. Larsen indicated the plat depicts a 50 foot lot width. Continuing,
Mr. Larsen said he has no reason not to believe the numbers supplied by the
registered land surveyor.
Chairman Johnson asked Mr. Larsen if the lot widths that are presented
are 50 feet is a variance still required. Mr. Larsen said variances can be granted
at the subdivision level.
Commissioner Bergman said her concern is with the corner lot and the
potential house setback from Interlachen Boulevard. Commissioner McClelland
interjected and agreed with Commissioner Bergman's concern. She suggested
platting the largest lot on the corner, not the smallest as proposed in the plan
presented.
Commissioner Ingwalson said he believes he understands how the
Ordinance reads but questioned if the corner lot will require a frontyard setback
variance from Interlachen Boulevard. Mr. Larsen said a variance will not be
required because a vacated alley and a 50 foot NSP easement separates the
subject property from the next house on Interlachen Boulevard. Commissioner
Ingwalson asked Mr. Larsen if he is comfortable with the calculations.
Mr. Larsen said he has no reason to suspect the numbers are wrong. Mr.
Larsen stated he supports the proposal as presented because in his opinion this
development relates more to the homes within the Brookside Heights
neighborhood, not the properties across Interlachen Boulevard. Mr. Larsen said
his opinion is subjective pointing out he supports the concept of smaller homes
and smaller lots on this site. He acknowledged not everyone may agree with his
recommendation.
Commissioner Workinger acknowledged Edina is a community with a
need for transitional housing, adding he cannot support the proposal as
presented
Commissioner Bergman said she would like to see this proposal work.
She said she wants the corner lot to be the larger lot, and the proposed house to
be setback as far as possible from Interlachen Boulevard. Commissioner
Bergman said that while she believes Interlachen Boulevard is a lovely street in
her opinion it is not a country lane, it is a collector street, and she believes
houses fronting Oxford Avenue with driveways on Oxford Avenue are the best
solution for this site.
Commissioner McClelland said in her opinion this proposal better suits the
Brookside Heights neighborhood, and she agreed with Commissioner Bergman's
suggestion that the house constructed on the corner of Interlachen and Oxford
maintain the deepest setback possible and be single story.
Commissioner Byron asked the developer if he is comfortable with
changing the plat to reflect the larger lot on Interlachen Boulevard. Mr.
Schoenwetter said he has no problem developing the property as suggested by
the Commission. He said the corner lot will be the largest lot with the suggestion
of a rambler constructed on this lot.
Commissioner Byron said he believes everyone agrees this is a unique
location, and acknowledged the difference in the neighborhoods divided by
Interlachen Boulevard. He pointed out across Interlachen Boulevard the lots are
large (over 50 feet in width), but in the Brookside Heights neighborhoods the
majority of the lots are 50 feet in width. Commissioner Byron said he tends to
support the planner's belief that it is important the houses constructed "fit the
neighborhood" south of Interlachen Boulevard. Commissioner Byron agreed
change is never welcome and is difficult for everyone concerned. Continuing,
Commissioner Byron said a majority of people visit the Commission for the first
time when something happens in their neighborhood that results in a change.
Commissioner Byron said the Commission tries very hard to blend a proposal
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into the neighborhood and entire community, adding it has been very rare that a
resident has come back before the Commission stating what was approved
devalued properties.
Commissioner Byron moved to recommend subdivision approval subject
to final plat approval, subdivision dedication, watershed district permits, and that
the house on the corner lot of Interlachen Boulevard and Oxford Avenue be
limited to one story, and be 50+ feet in width.
Commissioner Ingwalson commented that he knows by the comments
thus far that the majority of residents that spoke this evening appear to live.
across Interlachen Boulevard, and have indicated they do not support the
proposal as presented. Commissioner Ingwalson pointed out larger lots are not
always the answer. He explained the way the market is moving larger lots mean
larger homes and in this neighborhood of smaller lots and homes, it is very
possible larger homes would be out of character.
Commissioner Lonsbury said this is a difficult decision and the
Commission needs to consider this carefully. All decisions also must be
considered with the community in mind. Commissioner Lonsbury asked Mr.
Larsen if Mr. Hoffman, City Engineer will look at the sewer/water run-off situation.
Mr. Larsen said this proposal will be completely reviewed by the City Engineering
Department and the proposal will be constructed according to engineering
standards. Mr. Larsen said this proposal will also go forward to both the
Minnehaha and Nine Mile Creek watershed districts for their input.
Commissioner Lonsbury seconded the motion. Ayes, Lonsbury, Byron,
McClelland, Bergman, Ingwalson, Johnson. Nays, Swenson and Workinger.
Commissioner Swenson commented she cannot support the proposal at
this time because she has a concern the numbers may not be correct.
Motion carried. 6-2.
III. ADJOURNMENT:
The meeting was adjourned at 9:00 p.m.
Jackie Hoogenakker
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