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HomeMy WebLinkAboutCity Council - 09/15/1972e - STAFF PLANNING REPORT PROJECT: Edenvale 5TH Addition APPLICANT: Eden Land Corp. LOCATION: Outlot W in Edenvale's 3rd Addition in Northwest Area. REQUEST: RM 6.5 Zoning for Single Family Detached Homes and Preliminary Plat Approval. REFER TO: Plat Sheet and September 5 Housing Commission Minutes. Park and Recreation Commission Minutes. DATE: itir September 15, 1972 „I) THROUGH: pro. Robert P. Heinrich, Village Manager FROM: Dick Putnam, Planner? BACKGROUND: The Edenvale Concept Plan indicates this site as a low density multiple at 6.1 units per acre. When the August, 1972 Plan revision was submitted, Edenvale indicated that they were considering single family detached for the site due to the steep terrain, heavy woods and high amenities. At the submission of the revised Concept Plan the Planning and Park & Recreation Commissions indicated a concern about the narrow public right-of-way along Purgatory Creek adja- cent to outlots J,W. The approval of the Concept Plan was given with the understanding that the exact right-of-way along the Creek would be field staked and determined at the time of development platting. SITE ANALYSIS: The site is a high, heavily wooded knoll overlooking Purga- tory Creek. Through the middle of the site is a 12" water- main that will be the location of the street. The sewer interceptor easement borders the site on the west. The easement continues about half way up the cleared slope over- looking Purgatory Creek. The tree line roughly corresponds to where the slope increases in pitch. The tree line is about 50-25 feet from the sewer easement. The site offers excellent views out over the creek flood plain, while on the interior lots a very closed forest at- mosphere distinguishes the building site. The Proposed single family lots will be an excellent land use for this beautiful area. - 2 - SITE PLAN: The proposed plan has lots that vary from 11,000 to 22,000 square feet providing excellent wooded building sites. The lots vary in character from flat, partial slopes to steep slopes over 12% along the Creek. The lots make good use of this varied tarrain to accomodate different house styles; walkout, rambler and split entry. Outlots A and 13, adjacent to Edenvale Blvd., are used as a permanent buffer between the interior lots and the street. These outlets may be used as play space or just as a visual buffer for the units and a pleasant view from Edenvale Blvd. for the passerby. RELATIONSHIP TO CREEK PARK LAND: The relationship between the public pathway strip along the creek and lots 9, 8, 7 and 6 must be resolved prior to plat approval. The easterly boundary of the public park is suggested to be the sewer easements easterly boundary by Eden Land Corporation. The remained slope is proposed to be private lot space. In reviewing the Concept Plan, the Park/Recreation Commission visited this area to consider the boundary for the park corridor. They recommended that the tree line be used as the boundary between the lots and parkway. By using a natural edge, the tree line, they felt that the conflicts between public use and private hones would be minimized. As important, was the feeling that the sewer easement was an arbitrary break in private/ public use and that the tree edge was a physically more logical division point. Marty Jesson and I have visited the site numerous times and agree with the Park and Recreation Commissions recommendation as to location at easterly parkway boundary. We believe that if a well designed man made barrier, low fence, hedge or stone wall for example, was used to separate the private yards from public space that Edenvales proposal could be workable. It is our feeling that the man made barrier would be more costly, less effective, and would reduce the affect of the Parkway, but could separate the uses. GENERAL COMMENTS: The plat is an excellent single family environment for upper income families. The type housing will contribute to the diversity of people within Edenvale and will be very compati- ble with the homes in Hill Crests Court across the Creek. If the parkway easement can be resolved with a proper division point. it is my opinion that the Edenvale 5th Ad- dition will be an excellent home site. RECOTI.MENDATIONS: 1. Recommend that approximately the edge at the tree line be the westerly lot line for lots 9, 8, 7 and 6, and the remaining land to Purgatory Creek be dedicated to the park system. -3- 2. To provide access to the parkway system, a walkway be installed on either the sanitary sewer or water easement from the cul-de-sac street to the creek parkway. The connection would be a quasi-public easement for those in the subdivision. 3. Reconunend rezoning of outlot W at Edenvale's 3rd Addition to RN 6.5 to be developed as single family detached home sites in conformance with the plat, Edenvale 5th Addition. 4. Approval at the preliminary plat for Edenvale 5th Addition as amended by the staff report. September 19, 1972 Planning Commission Action C. Edenvale Additinn, sinole family plat located along Edenvale Blvd. Discussion ITZT —Tording narrow public rioht-of-way along Purga- tory Creek adjacent to Outlots J & 'tarty *lessen. Parks aid Recreation Director, feels that a natural or perhaps man-made barrier would be the best idea to separate public from private land because a scenic easement leaves too much open to question. Don Peterson stated that this walkway is only a connection between the North Park and the South Park and is only an area to walk in to net to a school park area of 35 acres. lie said the lots are large, 17,000 to 21,000 sq. ft. and if he has to give more to park land the value of the lots will diminish. Both Jessen and Putnam suggested that the tree line be the park/private boundary rather than the edge of the sewer easement. Jessen said the Park/Recreation Commission feels the trees should be the boundary. Action Taken: %lion was made by Don Sorensen and seconded by Fosnocht that: 1. To provide access to the parkway system, a walkway he installed on either the sanitary sewer or water easement from the cul-de-sac street to the creek parkway. The connection would he a quasi-public easement for those in the subdivision. (Jayne grown requested that Peterson Irite in something to make sure that people would not be prosecuted for crossing over onto private land. Peterson agreed to include this.) 2. Recommend rezoning of Outlot I at Cdenvale's 3rd Addition to RI 6.5 to be developed as sinole family detached home sites in conformance with the plat, Edenvale 5th Addition. 3. Approval of the preliminary plat for Edenvale 5th Addition. All in favor - lotion carried. STAFF PLANNING REPORT September 15, 1972 PROTECT: Addition Two - Preserve Highpoint Addition APPLICANT: The Preserve R EOIJEST: Rezoning RM 6.5 and Preliminary Plat Approval DATE: SeptemberfiN THROUGH: Manager FROM: DiCK Putnam, Planner 0124? BACKGROTJND: Addition Two of Highpoint is a continuation of the first plat submitted in early 1972. As you remember, some lot sizes are below the normal 13,500 sq. ft. minimum because pedestrian pathways and common greenspace were provided within the project or close by. Addition One was reworked many times to produce a well designed single family environment with private family spaces and usable public or quasi-public areas. Today these homes are under construction in Addition One with more planned in the next few months. The success, sales-wise, has encouraged The Preserve to open Addition Two and begin planning on other low density single family areas. PROPOSAL ANALYSIS: Addition Two is proposed to have 15 lots for sale and two small outlots. The two small cul-de-sacs enter Neil Lake Road as does a pedestrian pathway. The outlot of 8500 sq. ft. become part of The Preserve pathway system and a storm ponding area is proposed that will be "mini-lake" for esthetic as well as drainage reasons. PEDESTRIAN/AUTO CIRCULATION: The two cul-de-sacs do not exactly line up with the entrances to preferred developers condominiums on lots 6 and 7. The streets would function better if the align- ments were in a T rather than two T configurations. With the street off-set, the turning movement problems become more dangerous as well as headlight to window conflicts. The pedestrian pathway between the cul-de-sacs is 15' wide and serves 8 lots with a pathway. The function of the path is to connect to The Preserve's pathway along Neil Lake Road. 08 I Staff Report -2- • September 15, 1972 LAND USE SITE PLAN: Most of the lots present no problems about their size, shape and relationships to adjacent property. Lots 3, 4, 11, and 12 deserve careful examination because they are backing onto the east west parkway (lane divided road) . These lots are larger, (16 ,000- 18,900 sq. ft.) through the other lots, but their depth from the parkway is not great. The concern for depth is because of the heavy traffic on the parkway and all buildings should be set-back adequate distances to insure a good environment. The distances that homes on these lots will be set back may vary from 50 to 75 feet. The distance is important only when considered with its relationship to topography, vegetation and housing type. The relatively flat site and lack of major trees, etc. indicate that the set-back distance should be greater. Since these are single family lots, the best way to achieve this is be designing the lots deeper. Also, the provision of earth banning or vegetation along the parkway would be advantageous. RECOMMENDATIONS: 1. The lots adjacent to the east/west parkway, lots 12, 11, 4, and 3 should be of greater depth to insure a greater distance from building to street. 2. The location of the two cul-de-sacs should be aligned to match with the entrances to the Ridgewood Condominiums across the street. This could mean off-setting them a sufficient distance rather than living-up. 3. Define the use of outlot 8200 sq. ft. and show what it relates to or include it in a private lot. DATE: PROJECT: APPLICANT: LOCATION: REQUEST: THRU: FROM: PLANNING REPORT September 15, 1972 Preliminary Preserve Center Plat Carter & Gertz Corporation North of Neill Lake and South of the East/West Parkway Preliminary Plat Approval Robert P. Heinrich, Manager Dick Putnam, Planner COMENT: The Center Plat is a further refinement of the Preserve Concept Plan to divide the land efficiently into easily defined parcels before development. The preliminary plat does not authorize any development but only defines building sites. Correctly lots 1 and 2 are being considered for development proposals by Jonathan Housing Corporation and Preferred Developers Corporation. Lot 3 will be developed as a community center with commercial, commun i t y services and open space. RECOMMENDATION: 1. Recommend approval of the preliminary Preserve Center Plat as subm i t t e d . September 19, 1972 Planning Commission Action C. The Preserve Centpr Preliminar_y Plat. A plat for the first phase area of' The byTosnocht and seconded by Noma Schee that they approve the preliminary plat. All in favor, motion carri e d . STAFF PLANNING REPORT PROJECT: Greenward Townhouses APPLICANT: Jonathan Housing Corp. LOCATION: End of E.W. Parkway in The Preserve next to Nein Lake REQUEST: RN 6.5 Zoning on the 5 Acre Site, and Preliminary Plat Approval for the 30 Units Proposal. REFER TO: Planning Commission Minutes - September 5, August 15 Brochure as Modified. DATE:A September 15, 1972 THROUGH: Oliobert P. Heinrich, Village Manager FROM: Ve Dick Putnam, Planner BACKGROUND: As you remember, we visited the site about a month ago with jr. Bonner. The heavy trees along the easterly property line that bend westward along Neill Lake were the dominant site feature. Secondary is the flat character of the site, excepting the 8 to 12 foot ridge in the tree line on the easterly edge. The marshland to the west and Neill Lake to the south provides permanent open space adjacent to the site. The intent of presenting this project in a detailed form and with site visits was to speed up the platting and zoning process so that the project would have models available in 1972. The size of the project, 5 acres and unit type, seemed to indicate this could be done. The original plan which had a common street/driveway with units backed onto these auto courts has been greatly modified. The changes to the plan were in response to the suggestions made by the Planning Commission and the detailed soil borings. The plan today is buildable from the engineering requirements for soils and drainage and Jonathan Housing Corp. believes the planning has improved from the original concept. LAND USE CONSIDERATIONS: The site, for ownership townhouses in the $25-30,000 price range, is consistent with The Preserve Concept Plan. The units proposed fulfill a vital connunity need for moderate price single family housing. Jr 8 - 2 - The land adjacent has varied uses proposed or approved. Preferred Developers Corp. is planning a rental apart- ment on the parcel to the east (on the other side of the trees) with about 180 units in a doughnut shaped three story building with underground parking. The proposed plan for that site will not adversely affect Jonathan Housing Corp. site. P.D.C. and J.H.C. will jointly use the entrance from the Parkway, but only J.H.C. traffic will use the townhouse streets. The land to the south is quasic-public open space around Neill Lake and will provide excellent recreational uses as well as visual open space. Along the westerly side of the J.H.C. site is a low drainage area that connects old Neil Lake with the large open lowland to the north. We would expect that the open lowland would remain that way and building would be on the knoll west of the low- land. The Parkway boarders the property to the north and ade- quate separation from the road to the units should be maintained. J.H.C. proposes to provide earth bems and vegetation to effectively separate arterial street and units. CIRCULATION: The auto movement within the J.H.C. project has improved from the first plan by creating separate auto courts from the entrance street. Also, an emergency vehicle turnaround has been provided onto the recreational vehicle storage area. Six spaces for recreational vehicle storage will be provided with earth and vegeta- tion screening than from the units. The auto courts are 30' between structures, which is sufficient turnaround space. Entrance to the project is from the Parkway on the P.D.C. site to the east. Only traffic to the 30 units will be using the project streets. PEDESTRIAN PATHWAYS: IV proposed walks serve the units and provide access to the underpass from the Parkway and to Neill Lake's open space. A pathway in the trees would be a desirable route through the site. PARKING: The plan of the townhouse unit includes six inside parking spaces for each four unit buildings. The 30 units have 44 garage spaces and there are 27 outside spaces plus six recreational vehicle storage spaces. The only concern for parking spaces relates to the proximity of outside spaces to the two bedroom units with one garage space. MIT PLAN: The Greenward Townhouse units will provide an excellent small family living environment. The expansion possibilities of the second floor and the spacious feeling of the 1-1/2 - 3 - to 2 story living room make these an exciting moderate price home buy. RECOMMENDATIONS: • Approve the request for rezoning to RM 6.6 or the 6 acre parcel located in The Preserve based upon the plan submitted. 2. Approve the preliminary plat for the J.H.C. 6 acre . site based upon the plan submitted,