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10-12-87 PC Minutes292 MINUTES OF THE GOLDEN VALLEY PLANNING COMMISSION October 12, 1987 A regular meeting of the Planning Commission was held in the Council Chambers of the Civic Center, 7800 Golden Valley Road,. Golden Valley, Minnesota. The meeting was called to order at 7:03 P.M. Those present were Commissioners Ceppik, Lewis, McCracken-Hunt, Prazak and Russell. Commissioners Kapsner and McAleese were absent. Also present were Mark Grimes, Director of Planning and Development, A1da Wilkinson, City Planner, and Gloria Anderson, Secretary. I. APPROVAL OF MINUTES - SEPTEMBER 28, 1987 It was moved by Commissioner McCracken-Hunt, seconded by Commissioner Leppik, and carried unanimously to approve the minutes of the September 28, 1987 meeting. II. INFORMAL PUBLIC HEARING - PRELIMINARY PLAT OF KING HILL APPLICANT: Peter Knaeble LOCATION: 6001 Glenwood Avenue REQUEST: Approval of the Preliminary Plat of King Hill Which Proposes Division of the Property at 6001 Glenwood Avenue into Five Parcels Creating Four Vacant Single- Family Residential Lots Chair Prazak introduced this agenda item and called on Planning and Development Director Mark Grimes to give a brief overview of the request for the Preliminary Plat of King Hill. Director Grimes stated that the plat met all. requirements of the Zoning Code as to width and square footage. He stated there were some problems with the drainage arrd that the proponent would work with the ,City Engineer to solve these problems. Chair Prazak questioned whether there was room on Lot 5 fora normal size house and Director Grimes stated that there was. Peter and Robin Knaeble, the proponents, were present. They stated that they planned to move into the home that is presently on Lot 4 and would make some improvements to the home. He stated that Lots land 2 would not be developed until the storm sewer goes into Glenwood Avenue which should be completed in 1988. Mr. Knaeble also indicated he did not have any plans at the present time to sell Lot 5, that he would retain this as long as he lived in the house on Lot 4. He indicated that he plans to have homes built on these lots that would be similar in size, value and quality as the homes in the surrounding neighbor- hood. Chair Prazak opened the informal public hearing. 1 Golden Valley Planning Commission Minutes October 12, 1987 Page 2 Mr. Phil Resnick, 135 King Creek Road, asked what other proceedings there would be for the neighborhood to voice their objections. Mr. Resnick also asked if there was anything., as it is now planned, that would necessitate any changes in the ordinance or building requirements. Chair Prazak explained the process for the public hearing before the City Council and also stated that at this stage it is consistent with City requirements. Mr. Resnick stated that these lots were all approximately 80 to 90 feet in width and that lots in the surrounding area were all 100 feet. He asked if this would require any variance or change in the ordinances. Director Grimes stated that since the surrounding lots had been platted, there was a change in the Zoning Code that permitted 80-foot lots with a minimum of 10,000 square feet of area. Mr. Bob Levy, 240 King Hill Road, stated that he welcomed the Knaebles to the neighborhood but had concerns with specific aspects of the subdiv ision. He .stated that when the subdivision of the neighborhood in which he lives took place, there were different criteria in effect in the City which included larger lot size and larger minimum lot width and that the standards were now changed. He felt that the expectations of the residents in the neighborhood that there would be a certain relative consistency in terms of size of dwelling and a blend with the neighborhood would no longer exist. Mr. Levy was very much opposed to the location of Lot 5 as he felt it had been "squeezed" in. He suggested that the proponent consider eliminating Lot 5. Mr. Mike Wolsted, 215 King Creek Road, was also opposed. He had concerns with the drainage and the. City's responsibility to protect the value of the homes presently located in the area. Mr. Jahn Kailas, 205 King Hill Road, agreed with the issues raised by Mr. Levy. He felt this subdivision would have a devastating effect on the neighborhood and that consideration should be given to eliminating Lot 5. Mr. Turner, 6031 Glenwood Avenue, stated that the areas of Lot 1, 2 and 3 were low and that homes should not be built on these lots until the storm sewer is completed on Glenwood Avenue. Ms. Gail-.Koester, 250 King Creek Road, was also apposed to Lot 5 and stated it would make the area aesthetically unappealing. Ms. Kathy Kailas, 205 King Hill Road, was opposed to Lot 5 and had concerns with the drainage. Mr. Bob Warner, 110 King Creek Road, felt there would not be enough room on the lots fora garage and house. 293 1 294 Golden Valley Planning Commission Minutes October 12, 1987 Page 3 Mr. Katz, 260 King Hill Road, stated he moved to the area because of the aesthetics. He objected to Lot 5 and proposed that the proponent try to rearrange the plat. He also had concerns with property values and felt that small homes built on these lots would detract from the neighborhood. Mr. Mike Falk, 220 King Hill Road, also objected to Lot 5. Ms. Donna Wolsted, 215 King Creek Road, opposed Lot 5 and the whole development. She stated that when they bought their house they expected that all the homes would be similar. She also had concerns with drainage. Mr. Tom Davis, 235 King Creek Road, was opposed to the plat and was concerned as to.what the proponent was really intending to do. Ms. Sandy Witebsky, 230 King Creek Road, supported what was stated by Mr. Bob Levy. She also was opposed to Lot 5. The following residents were also opposed: Mr. Trembley, 210 King Creek Road Ms. Mattie Baker, 115 King Creek Road Mr. Ben Toy, 200 King Hill Road Mr. Jim Anderson, 280 King Hill Road Mrs. Katz, 260 King Hill Road The consensus of the surrounding neighborhood was that their concern was for the undesirability of Lot 5, the drainage problem, the effect of this plat on the property values and the City's responsibility to the homeowners in the area to maintain their property values. The homeowners stated they realized the plat met the City's Zoning Code requirements but that some discretion should be used as to the effect it would have on the neighborhood. Chair Prazak closed the informal public hearing. Commissioner Leppik stated support for approval of the proposed plat of King Hill based on conformance with City Code requirements. Commissioner Leppik pointed out that sizes and widths of proposed lots not only meet City requirements but go beyond minimal requirements. Commissioner Leppik further explained that she does not see any overwhelming justification for turning down the property owner's legitimate request for approval of a proposal which meets all City Code requirements. Commissioner Russell stated she felt assured that homes built on these lots would be similar in size, quality and value as what is presently in the neighborhood. Commissioners Lewis and McCracken-Hunt stated that they would recommend approval as the plat met the requirements of the City Zoning Code for size and land use. 1 X95 Golden Valley Planning Commission Minutes October 12, 1987 Page 4 Chair Prazak stated he was inclined to not recommend approval of this plat due to the disparity with the size of Lot 5 and that a rearrangement of the property lines could be made more attractive to neighbors. It was moved by Commissioner Leppik and seconded by Commissioner Russell to recommend City Council approval of the Preliminary Plat of King Hill subject to the following conditions:- 1. A drainage plan be approved by the City Engineer before final plat approval. 2. All utility and drainage easements required by the City Engineer be shown on the final plat. 3. A park dedication fee of $400 each for Lots 1, 2, 3 and 5 be submitted before final plat approval. 4. The subdivider submit the Abstract of Title to the City Attorney for review before final plat approval. The cost of the review will be paid by the subdivider before final plat approval. Upon vote the motion carried 4 to 1. Chairman Prazak voted against the recommendation for approval. III. .REPORT ON OCTOBER 6, 1987 CITY COUNCIL MEETING The report on the October 6, 1987 City Council meeting was postponed to the next Planning Commission meeting due to the fact that Commissioner Kapsner, who represented the Planning Commission at the Council meeting, was absent. IV. APA CONFERENCE REPORTS City Planner Alda Wilkinson provided the Planning Commission with a report on sessions attended at the APA Conference, and Planning Commissioners received a written report from Commissioner McAleese on the APA Conference. The meeting was adjourned at 8:55 P.M. 1