HomeMy WebLinkAbout2001-01-03 Planning Commission Meeting Minutes RegularAGENDA
REGULAR MEETING OF THE
EDINA PLANNING COMMISSION
WEDNESDAY, JANUARY 3, 2001
7:30 P.M., EDINA COUNCIL CHAMBERS
4801 WEST 50TH STREET
I. APPROVAL OF THE MINUTES:
November 29, 2000
II. OLD BUSINESS:
S-00-5 Preliminary Plat Approval
JMS, Inc.
5012 Oxford Avenue and 5343 Interlachen Boulevard
Brookside Heights
III. NEW BUSINESS:
LD-01-1 Delores Wentworth
5217 and 5219 Malibu Drive
IV. NEXT MEETING DATE:
January 31, 2001
V. ADJOURNMENT:
MINUTES OF THE REGULAR MEETING OF
THE EDINA PLANNING COMMISSION
WEDNESDAY, JANUARY 3, 2001, 7:30 P.M.
EDINA CITY HALL COUNCIL CHAMBERS
4801 WEST 50 TH STREET
MEMBERS PRESENT:
Chair, Gordon Johnson, David Byron, John Lonsbury, Ann Swenson,
Helen McClelland, David Runyan, Charles Ingwalson, Geoffrey
Workinger and Lorelei Bergman
STAFF PRESENT:
Craig Larsen and Jackie Hoogenakker
I. APPROVAL OF THE MINUTES:
The minutes of the November 29, 2000, meeting were filed as submitted.
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comments from the Commission the request was withdrawn.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
submitted a revised plan, a four lot conventional plat, for the November 29,
meeting. The Commission recommended approval of the preliminary plat. After
the meeting it was discovered that errors were made in data representing the
500 foot Neighborhood, which requires that the proposal return to the
Commission.
Mr. Larsen concluded although all of the lots require 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. If the plat were reduced to 3
lots, variances would still be required. However, 3 larger lots would likely result
in homes much larger than the typical home in Brookside Heights. Staff
recommends preliminary plat approval, including the requested variances
conditioned on:
1. Final Plat approval
2. Subdivision dedication
3. Watershed District permits
4. New homes would conform in size and scale to the plans presented.
Mr. Roger Anderson and Mr. Rob Pleggman were present representing
the applicant, Mr. Jeff Schoenwetter.
Commissioner McClelland asked Mr. Larsen what the problem is
concerning water run-off. Mr. Larsen explained water runs down Oxford Avenue,
crosses Interlachen Boulevard and continues down Hollywood Road to the low
ponding area. Continuing, Mr. Larsen said in 1987 the home located at 5340
Hollywood Road received property run-off damage. Mr. Larsen said events such
as the 1987 flood are difficult to plan for, but changes have been made to the
system in an attempt to prevent future problems.
Commissioner Ingwalson commented he supported the proposal that was
presented at the last meeting, and pointed out that proposal depicted a different
set of numbers. Mr. Ingwalson asked Mr. Larsen what changed since the last
meeting. Mr. Larsen told the Commission he apologizes for the incorrect
numbers presented at the last meeting. He reminded the Commission at that
meeting it was brought up by residents that there is a discrepancy with the
numbers. Mr. Larsen explained the next day staff recalculated the 500 foot
neighborhood and found the numbers presented by the proponent were correct
but an incorrect scale was used in calculating the neighborhood resulting in
incorrect numbers. Mr. Larsen said staff decided another meeting was needed
to present the Commission with the correct numbers.
Mr. Rob Pleggman, explained to the Commission the design concepts for
the proposed homes have not changed from the previous meeting. Mr.
Pleggman asked the Commission to note the home now proposed for the corner
lot is a rambler as requested by the Commission at their last meeting.
Continuing, Mr. Pleggman told the Commission the footprints for the proposed
homes will be approximately 1351 square feet, with an additional 1200 feet if the
lower level is finished. Mr. Pleggman said if a client decides on the story and
one half home 808 square feet can be added.
Commissioner McClelland asked Mr. Pleggman why the smallest lot
continues to be located on the corner. She added she recalls at the last
Commission meeting the Commission requested that the largest lot be platted on
the corner to better afford a greater setback from Interlachen Boulevard.
Mr. Anderson responded if so desired that can be accomplished.
Continuing, Mr. Anderson said it was felt the additional 1 1/2 feet would better
benefit the interior lots.
Mr. Anderson explained in response to Commissioner McClellands
comments on drainage that he is waiting to speak to the City Engineer on
drainage options. Mr. Anderson said in his opinion the development will need to
be constructed with underground pipes. He said he believes because of the size
of the site a drainage pond will not work. Mr. Anderson said in previous
conversations with Mr. Hoffman it was suggested to construct a berm along
Interlachen Boulevard with a large drainage pipe. Mr. Anderson said the
proponent will work with the City Engineer to ensure proper drainage control.
Commissioner Byron referred to #4 of staffs recommendations and asked
Mr. Larsen what he means by "plans presented". Mr. Larsen said if this proposal
is approved his goal is to ensure that the homes constructed on this site match in
scale the existing homes in the Brookside Heights neighborhood. Continuing,
Mr. Larsen said the footprints presented will be considered final. No variances
from setbacks will be allowed. Commissioner Byron said if approved as
presented can the Commission be guaranteed that on Lot 1 a rambler will be
constructed. Mr. Larsen said that is correct, if approved a one story home
(rambler) will be the only housing style that can be constructed on that lot.
Commissioner Runyan commented that the 500 foot neighborhood in this
instance is varied. Mr. Larsen said he agrees, this site appears to sit at the edge
of four different neighborhoods, acknowledging the 500 foot neighborhood
analysis does not always answer all questions.
Commissioner Workinger asked how far the proposed home on Lot 1 will
be from Interlachen Boulevard. Mr. Anderson said the home will be at minimum
25 feet from Interlachen Boulevard.
Mr. Richard Miller, 5340 Hollywood Road, told the Commission from the
start this proposal has had problems. He pointed out in the beginning the sign
indicating a subdivision would occur was placed in an area on the property
difficult to see. The developer has also supplied erroneous information regarding
lot calculations, and actions by the Commission were based on wrong numbers.
Mr. Miller asked the Commission to deny the request to subdivide.
Commissioner Swenson asked Mr. Larsen to explain for her lot coverage
requirements on lots less than 9,000 square feet. Mr. Larsen explained on lots
less than 9000 square feet lot coverage cannot exceed 30% or 2,250 square feet
whichever comes first.
Mr. Leenders, 5317 Hollywood Road, told the Commission he is opposed
to the requested subdivision. Mr. Leenders submitted to the Chairman a packet
he assembled containing materials and his comments and requested they be
read into the record. Attached to the minutes as "Exhibit A".
Mr. Robert Tessmann, 5109 Blossom Court, told the Commission he
opposes the proposed subdivision and asked the Commission to deny the
request of the proponent.
Ms. Tostenson, 5137 William Avenue, told the Commission she does not
support the construction of small houses on this corner lot.
Ms. C. Bisson, 5340 Hollywood Road, submitted to the Commission her
written comments and asked them to be read into the minutes. Attached as
"Exhibit B".
Mr. Don Peterson, 5403 Interlachen Boulevard, told the Commission in his
opinion if this request is approved the City would be defenseless in stopping
others from subdividing their property.
Mr. Wallenkamp, 5332 Hollywood Road, told the Commission water run-
off continues to be a problem. He concluded he wants the character of the area
to be maintained, and in his opinion this proposal will negatively impact the
neighborhood.
Ms. Greer, 5109 Bedford Avenue, told the Commission she crosses
Interlachen Boulevard at Oxford Avenue and wants that site developed
appropriately. She stated she does not believe what is proposed suits the
neighborhood.
Mr. Pleggman thanked the neighbors for their comments and said he
understands their concerns. He explained the driveways for the proposed four
homes will be off Oxford Avenue, not Interlachen Boulevard which in his opinion
provides safety. He stated drainage will be addressed to ensure proper
standards are implemented. Mr. Pleggman said in his opinion the four proposed
homes will maintain the character of the neighborhood.
Commissioner Runyan said he feels the house proposed to be located on
the corner of Oxford and Interlachen should be a rambler style home. He said in
his opinion this is a difficult decision because redevelopment of the subject lots
needs to occur. Commissioner Runyan stated he believes four homes are too
much on this corner, and two homes may be too few. Commissioner Runyan
said he cannot support the proposal as presented at four homes.
Commissioner Ingwalson told the Commission he recommended approval
of a four lot subdivision at the last meeting because he believed minimal or no
variances would be required. Commissioner Ingwalson said in light of finding the
lot calculations were incorrect he cannot support the proposal, the variances
required are too significant. Commissioner Ingwalson acknowledged something
needs to be developed at this location, but he is not sure on what is right.
Commissioner Swenson stated she grew up on Skyline Drive, and in her
opinion four homes are too much at this location and for this 500 foot
neighborhood.
Commissioner Lonsbury told the Commission for the past three meetings
the Commission and neighborhood have listened to much discussion regarding
this proposal, right numbers, wrong numbers, not my neighborhood, my
neighborhood, etc., and he appreciates all the comments and feelings
expressed. Continuing, Commissioner Lonsbury explained to members of the
neighborhood the Commission also represents the 45,000 Edina residents not
present this evening. Commissioner Lonsbury said this proposal has been
difficult for him because he believes redevelopment of this area would be a plus
for the neighborhood and community at large, and that the proposed concept is
good. Commission Lonsbury added he commends the developer for this
concept, but he cannot support four homes on this corner. Concluding,
Commissioner Lonsbury said he wishes he could suggest what is right for this
site but he can't.
Mr. Larsen told the Commission they need to take action on what is
before them this evening and more this forward to the Council.
Commissioner Swenson moved to the deny the request for a four lot
subdivision. Commission Ingwalson seconded the motion. Ayes; Lonsbury,
Swenson, McClelland, Ingwalson, Runyan, Workinger, Berman, Johnson. Nay,
Byron. Motion to deny carried 8-1.
III. ADJOURNMENT:
The meeting was adjourned at 9:00 P.M.
Jackie Hoogenakker