4404 Valley View Road Subdivision

This subdivision was approved at City Council on April 4, 2023.

City Homes is developing the vacant site at 4404 Valley View Road. This site was part of the Edina Flats project, and was to have a two-story, four (4) unit condominium built on it. The new approved plans by City Homes is to construct two (2) two-unit row houses.

This subdivision was approved at City Council on April 4, 2023.

Questions?

Share Thank you, Director Teague, for answering my first question, but I'm still puzzled by the process which triggered these additional questions: 1. In your answer below, you state, "...it is not uncomment to then subdivide the property after the buildings are built." In this project, however, the buildings are not yet built. What prohibits the developer from seeking approval for the subdivision now--before buildings are completed--and then selling each lot individually, but not actually building the townhomes? 2.The setback variances approved for this project were based upon exceeding those originally intended for one .27acre lot zoned PCD1. With this request, to divide one parcel into four separate lots, that means that each lot would average around .0675acre (some smaller). That seems like a slippery precedent-setting slope. In Edina are there other individual lots that small in PCD1? If yes, can you provide the addresses? 3. This project ultimately places four residential structures, each about the same square footage as a mid-size home, on one small lot where there once was one commercial building. Does the PCD1 zoning accurately and fairly reflect this change from commercial to residential? on Facebook Share Thank you, Director Teague, for answering my first question, but I'm still puzzled by the process which triggered these additional questions: 1. In your answer below, you state, "...it is not uncomment to then subdivide the property after the buildings are built." In this project, however, the buildings are not yet built. What prohibits the developer from seeking approval for the subdivision now--before buildings are completed--and then selling each lot individually, but not actually building the townhomes? 2.The setback variances approved for this project were based upon exceeding those originally intended for one .27acre lot zoned PCD1. With this request, to divide one parcel into four separate lots, that means that each lot would average around .0675acre (some smaller). That seems like a slippery precedent-setting slope. In Edina are there other individual lots that small in PCD1? If yes, can you provide the addresses? 3. This project ultimately places four residential structures, each about the same square footage as a mid-size home, on one small lot where there once was one commercial building. Does the PCD1 zoning accurately and fairly reflect this change from commercial to residential? on Twitter Share Thank you, Director Teague, for answering my first question, but I'm still puzzled by the process which triggered these additional questions: 1. In your answer below, you state, "...it is not uncomment to then subdivide the property after the buildings are built." In this project, however, the buildings are not yet built. What prohibits the developer from seeking approval for the subdivision now--before buildings are completed--and then selling each lot individually, but not actually building the townhomes? 2.The setback variances approved for this project were based upon exceeding those originally intended for one .27acre lot zoned PCD1. With this request, to divide one parcel into four separate lots, that means that each lot would average around .0675acre (some smaller). That seems like a slippery precedent-setting slope. In Edina are there other individual lots that small in PCD1? If yes, can you provide the addresses? 3. This project ultimately places four residential structures, each about the same square footage as a mid-size home, on one small lot where there once was one commercial building. Does the PCD1 zoning accurately and fairly reflect this change from commercial to residential? on Linkedin Email Thank you, Director Teague, for answering my first question, but I'm still puzzled by the process which triggered these additional questions: 1. In your answer below, you state, "...it is not uncomment to then subdivide the property after the buildings are built." In this project, however, the buildings are not yet built. What prohibits the developer from seeking approval for the subdivision now--before buildings are completed--and then selling each lot individually, but not actually building the townhomes? 2.The setback variances approved for this project were based upon exceeding those originally intended for one .27acre lot zoned PCD1. With this request, to divide one parcel into four separate lots, that means that each lot would average around .0675acre (some smaller). That seems like a slippery precedent-setting slope. In Edina are there other individual lots that small in PCD1? If yes, can you provide the addresses? 3. This project ultimately places four residential structures, each about the same square footage as a mid-size home, on one small lot where there once was one commercial building. Does the PCD1 zoning accurately and fairly reflect this change from commercial to residential? link

Thank you, Director Teague, for answering my first question, but I'm still puzzled by the process which triggered these additional questions: 1. In your answer below, you state, "...it is not uncomment to then subdivide the property after the buildings are built." In this project, however, the buildings are not yet built. What prohibits the developer from seeking approval for the subdivision now--before buildings are completed--and then selling each lot individually, but not actually building the townhomes? 2.The setback variances approved for this project were based upon exceeding those originally intended for one .27acre lot zoned PCD1. With this request, to divide one parcel into four separate lots, that means that each lot would average around .0675acre (some smaller). That seems like a slippery precedent-setting slope. In Edina are there other individual lots that small in PCD1? If yes, can you provide the addresses? 3. This project ultimately places four residential structures, each about the same square footage as a mid-size home, on one small lot where there once was one commercial building. Does the PCD1 zoning accurately and fairly reflect this change from commercial to residential?

Constance asked over 1 year ago

Site Plan approval and variances were granted for this site by the City Council in 2022. The specific plans approved are the only thing that can be built on the site. Only the City Council can approve of a different use or type of structure on the site. Multiresidential housing is a conditionally permitted use in the PCD-1 District. The conditional use permit for the site was granted by the City Council as part of the Edina Flats project in 2017. There is no minimum lot size requirement in the PCD-1 District. There are some PCD-1 lots smaller than these proposed lots in Edina; 3904 Sunnyside is an example at 1,836 square feet. The condominiums at 50^th and France are zoned PCD-1 and are platted as individual lots, with the lot lines established around the walls of each individual unit. Those units/lots are smaller that the lots proposed at 4404 Valley View Road, which will range from 2,336 to 3,188 square feet.
Share Before adding my comments, I need clarification: WHY is this subdivision approval being requested now? The project was already given the green light by the city as indicated in the pubic hearing notice, "approved four-unit townhome project." How is it that a project can be approved with extreme setbacks for a .27 acre parcel, but after-the-fact needs subdivision approval? Wouldn't that create four individual micro lots? As far as process goes, shouldn't this have been approved BEFORE the final project? on Facebook Share Before adding my comments, I need clarification: WHY is this subdivision approval being requested now? The project was already given the green light by the city as indicated in the pubic hearing notice, "approved four-unit townhome project." How is it that a project can be approved with extreme setbacks for a .27 acre parcel, but after-the-fact needs subdivision approval? Wouldn't that create four individual micro lots? As far as process goes, shouldn't this have been approved BEFORE the final project? on Twitter Share Before adding my comments, I need clarification: WHY is this subdivision approval being requested now? The project was already given the green light by the city as indicated in the pubic hearing notice, "approved four-unit townhome project." How is it that a project can be approved with extreme setbacks for a .27 acre parcel, but after-the-fact needs subdivision approval? Wouldn't that create four individual micro lots? As far as process goes, shouldn't this have been approved BEFORE the final project? on Linkedin Email Before adding my comments, I need clarification: WHY is this subdivision approval being requested now? The project was already given the green light by the city as indicated in the pubic hearing notice, "approved four-unit townhome project." How is it that a project can be approved with extreme setbacks for a .27 acre parcel, but after-the-fact needs subdivision approval? Wouldn't that create four individual micro lots? As far as process goes, shouldn't this have been approved BEFORE the final project? link

Before adding my comments, I need clarification: WHY is this subdivision approval being requested now? The project was already given the green light by the city as indicated in the pubic hearing notice, "approved four-unit townhome project." How is it that a project can be approved with extreme setbacks for a .27 acre parcel, but after-the-fact needs subdivision approval? Wouldn't that create four individual micro lots? As far as process goes, shouldn't this have been approved BEFORE the final project?

Constance asked over 1 year ago

Subdivision of property does not always occur when a development is reviewed and approved. When property is divided for multifamily housing, townhomes or condos it is not uncomment to then subdivide the property after the buildings are built. That provides an opportunity to draw lot lines to match building walls.

This proposed subdivision does not impact the plans that were approved. The housing units are anticipated to be built as they were approved by the City Council. The subdivision simply divides each unit on to its own lot, so they can be sold separately. -Cary Teague, Community Development Director

Page last updated: 07 Apr 2023, 01:58 PM

4404 Valley View Road Subdivision

Questions?

Who's Listening

Key Dates

Documents