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HomeMy WebLinkAboutPlanning Commission - 06/22/1998 APPROVED MINUTES CITY OF EDEN PRAIRIE PLANNING COMMISSION MONDAY,JUNE 22, 1998 7:00 PM, CITY CENTER Council Chambers 8080 Mitchell Road COMMISSION MEMBERS: Beverly Alexander, Kenneth E. Clinton, Laurence Dorn, Jr., Randy Foote, Bill Habicht, Rebecca Lewis, Douglas Sandstad STAFF LIAISON: Scott Kipp, Senior Planner, and Barbara Anderson, City Recorder MEMBERS ABSENT: Kenneth Clinton I. PLEDGE OF ALLEGIANCE -ROLL CALL Chair Foote called the meeting to order at 7:00 p.m. II. APPROVAL OF AGENDA MOTION: Sandstad moved, seconded by Lewis, to approve the Agenda as published. Motion carried 6-0. III. APPROVAL OF MINUTES On page 5, Dorn changed the address for Roger Gaetz, to Prairie View Drive, on Page 6, Alexander noted it should read "Alexander stated she heard (instead of he) in the first sentence, and Foote stated on Page 5, bottom paragraph, he said there would be 12 roofs with 2-3 stories in height rather than 16 roofs for the residents to look at. MOTION: Alexander moved, seconded by Lewis to approve the Minutes of June 8, 1998 as corrected. Motion carried 5-0-1. Habicht abstained. IV. PUBLIC HEARINGS A. OAK HOLLOW by MSS Holdings. Request for Zoning District Amendment in the R1-22 District on 3.6 acres and Preliminary Plat of 3.6 acres into 6 single family lots with variances to be reviewed by the Board of Adjustments and Appeals. Location: 13008 Gerard Drive. Beth Andrews, MSS Holdings,reviewed the project for six single family lots. She noted their original plan was to have the outlot for access,which was platted as part of the Hedquist plat, a public access. This has been changed after a neighborhood meeting was held at which the desire for a private access was expressed by the area residents in order to keep it a quieter street. She reviewed the tree loss figures and how they will be mitigating this. They will be dedicating an outlot on the north end of the site to the City PLANNING COMMISSION MINUTES June 22, 1998 Page 2 to meet park dedication requirements and this will make one of the lots less than 22,000 sq. ft. required by code and a variance will be required. Steve Kroiss, MSS Holdings, noted that they felt this is the best use of the land. He discussed the lot sizes at the neighborhood meeting and they have tried to take all the concerns that were expressed into consideration. He reviewed the variances which will be required for the lots due to no frontage on a public street and the use of a private drive within a single family development. He discussed the tree loss which will be at 32%. He reviewed the grading plan and discussed the retaining walls. He was unsure what the final platted outlot would be but they will work with staff to resolve any issues with this. He requested Planning Commission approval of the project. Kipp reviewed the staff report and noted that staff recommended approval of the project. He noted that if the private access cannot be worked out with the neighbors, the outlot for access will become a public cul-de-sac. He discussed the tree loss, safety issues, trail connection and the outlot dedication. Staff recommends variances be granted for one of the lots for square footage requirements due to the outlot dedication. Dorn asked about Outlot B which is shown and if it was an outlot or not? Kipp responded it will not be an outlot but rather platted as a cross access easement. He noted staff recommended shifting the road to preserve the row of oak trees and plat a cross access easement over the road. Dorn was concerned about setting a precedent if they approve the private roadway and allowing the square footage of the private drive to be counted as lot area. Kipp responded this has been done in numerous other instances to preserve trees or natural features and allow the property to be developed. Sandstad commented the private drive has many differences from a public street and is not that unusual. There are advantages to this type of plan for both the City and the proponent. The Public Hearing was opened. Jerry Miller, 7120 Gerard Drive, stated he has no problem with the site plan and he was pleased to see the plans had been revised to include the trail access. He did not object to the development as proposed. Barbara Kaerwir, 12800 Gerard Drive, stated she was opposed to the inclusion of the private drive square footage in the lot area because it would make the lots undersized. She would prefer to see five lots instead of six lots and she felt the outlot should be of similar size to that which she had given to the City. Don Hedquist, 7030 Donlea Lane, stated he had developed the land to the east and the lots he developed were 22,000 square feet in size each without using any of the land for the street. He also offered the City an outlot in lieu of park dedication fees. He was forced to develop his plat in the way he did to preserve the existing oak trees and because of the topography. He asked why this developer was allowed to include the street area in the lot size. PLANNING COMMISSION MINUTES June 22, 1998 Page 3 Tom Haller, 12780 Gerard Drive, stated he was not notified of this proposal. He felt the private roadway would help keep the neighborhood quiet and he felt additional development in Eden Prairie was not to be supported as they have already lost much of the prairie. He felt the project should be five lots with no variances, as this type of plat would be precedent setting. Bob Sarga, 7019 Donlea Lane, stated he had no objection to the plan and he would like to see five lots and the lots have no variances. He would like to see the outlot consistent with the other outlot. He thought the private drive was a good idea. Kipp noted the 40 foot dedication for this project versus 50 foot dedication in the Hedquist project was because the Parks and Recreation Department did not have a standard. There is a standard now and it is 40 feet. The tree loss would not significantly change if a lot were removed. Kipp said if an outlot were placed over the road, lot size could still be met, but it would require the shifting of the road to the east lot line, losing all the significant trees currently being saved. The use of the access easement is a planning tool to save the trees. The outlot for the trail, may include area around the drainage pond but that is yet to be worked out with the Parks, Recreation, and Natural Resources Commission. Discussion ensued regarding the acreage in the trail outlot and where it will be located. It was noted the road is 25 feet wide. Kipp noted the lot sizes will be 22,000 square feet in area. He noted that outlots are included in density calculations. Dorn felt the lots were too small and the number should be reduced to five lots. He did not support the project as proposed. Sandstad stated he did not share that concern and he supported the project given its location. He felt the tree preservation and natural features were of more benefit than the lot size issue. Habicht concurred with Sandstad, and felt the developer had endeavored to work with the neighborhood residents and had made adjustments to address their concerns. He stated he would support six lots, while he would prefer to see five. Lewis stated she agreed, and felt it was a good development. The use of the private road was the best alternative for this particular development, and she appreciated the tree preservation efforts on the part of the proponent. Alexander noted two letters had been received from people who were not present and these should be included in the record. She asked where the NURP pond was located and where the wetland was located in the area. Kipp stated there was some wetland in the vicinity and based on the hydrology, the wetland area is not on the subject property. Kroiss stated each lot will be custom-graded to preserve as many trees as possible. Kroiss noted they would not just grade the lots, but would carefully construct each house to fit on each lot in the best possible manner to preserve as many of the existing trees as possible. Alexander stated the plan was good but she would like to see fewer lots. She stated she would support the project. Foote concurred but felt that six lots would be good as the lots were large. He supported the project as proposed. MOTION: Habicht moved, seconded by Lewis, to close the Public Hearing. Motion carried 6-0. PLANNING COMMISSION MINUTES June 22, 1998 Page 4 MOTION: Habicht moved, seconded by Lewis, to recommend to the City Council approval of the request of MSS Holdings for Zoning District Amendment in the R1-22 District on 3.6 acres and Preliminary Plat of 3.6 acres into 6 single family lots with variances to be reviewed by the Board of Appeals based on plans dated June 19, 1998 and subject to the recommendations of the Staff Report dated June 19, 1998. Motion carried 5-1. Dorn voted no. V. PUBLIC MEETING VI. MEMBERS' REPORTS VII. CONTINUING BUSINESS VIII. NEW BUSINESS Karen Christofferson, Director of Public Policy for the Builders Association of the Twin Cities, presented a video regarding future development in the metropolitan area. She noted many issues face developers and if these are not addressed by cities and communities throughout the metro area, development could become extremely difficult in the future. The video was shown, lasting approximately ten minutes. Discussion ensued regarding housing projects that have been developed well in the metro area with a good mix of housing types. It was felt that urban sprawl needs to be contained. It was noted that single family residential housing comprises 80% of the housing in the metro area. It was the housing type of choice for most homeowners at this time. IX. PLANNERS' REPORTS Kipp stated there were no items scheduled for the next agenda at this time. X. ADJOURNMENT MOTION: Alexander moved, seconded by Lewis to adjourn the meeting. Motion carried 6-0. The meeting adjourned at 8:20 p.m.