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HomeMy WebLinkAboutPlanning Commission - 12/14/1998 APPROVED MINUTES CITY OF EDEN PRAIRIE PLANNING COMMISSION MONDAY,DECEMBER 14, 1998 7:00 P.M. 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 STUDENT REPRESENTATIVE: Kyle Halvorson STAFF MEMBERS: Mike Franzen, City Planner,Al Gray, City Engineer, and Barbara Anderson, City Recorder I. PLEDGE OF ALLEGIANCE-ROLL CALL Chair Foote called the meeting to order at 7:00 p.m. Commissioner Habicht was absent. II. APPROVAL OF AGENDA MOTION: Clinton moved, seconded by Lewis,to approve the Agenda as published. Motion carried 6-0. III. APPROVAL OF MINUTES Alexander noted she was not present at the meeting on November 23, and could not have made the motion she was purported to have made to approve the Minutes. Recorder Anderson noted that should be"moved by Clinton, Seconded by Habicht". MOTION: Lewis moved, seconded by Clinton,to approve the Minutes of the November 23, 1998 Planning Commission as amended. Motion carried 6-0. IV. PUBLIC HEARINGS A. PERKINS SUBDIVISION(a continued public hearing). Request for Preliminary Plat of 3 acres into 3 lots with variances to be reviewed by the Board of Adjustments and Appeals. Location: 7010 Willow Creek Road. Franzen noted staff had received a letter from the proponent requesting this item be continued to the January 11, 1999 agenda. Staff contacted those residents who spoke at the last meeting to notify them of that change. Dorn requested staff to re-notify all the residents that the petition had been continued to the January 11, 1999 meeting. PLANNING COMMISSION MINUTES December 14, 1998 Page 2 B. EDEN ORCHARD. Request for Comprehensive Guide Plan Change from Low Density Residential to Medium Density Residential on 39.26 acres,Planned Unit Development Concept Review on 158.4 acres,Planned Unit Development District Review with waivers on 158.4 acres,Rezoning from Rural to RI-9.5 on 42.08 acres, Rezoning from Rural to RI-13.5 on 77.007 acres,Rezoning from Rural to RM-6.5 on 39.26 acres, Site Plan Review on 39.26 acres, EAW Review and Preliminary Plat on 158.4 acres into 416 lots and 10 outlots. Location: Pioneer Trail and Dell Road. Lee Johnson,representing Orrin Thompson Homes, commented he has worked on several projects currently completing construction in Eden Prairie, and they believe they produce a quality product and wish to continue building in the city. He described the properties they have purchased which will comprise this development. They have not platted the entire area as there are still some details that need to be worked out. They are proposing three different products for this development. The southern portion of the site will be developed into 137 lots on 77 acres which has a density of 1.78 units per acre. These homes will be in the $150,000 to $200,000 price range. He described the variances they are requesting for the development, and the erosion which has been occurring in the ravines that will need to be corrected. He discussed the grading which will be done at the time of construction. He felt that the development will do a lot to soften and stop the erosion which is presently occurring on the site. He discussed the wetland mitigation plan for the development and described the twin homes they are proposing to construct. These will consist of 28 units which will have a density of 2.5 units per acre for this portion of the development. The price for the twin homes will be from$200,000 to $240,000 base price,which will include the lot. He described the reasons for locating the units on the inside of the ridge,which primarily was to preserve existing trees. In the northwest portion of the site they are proposing to construct 117 single family units on 42 acres which will have a density of 2.82 units per acre. These homes will start at a base price of$130,000. They propose to have a mix of building sizes and configurations for the townhouses and these will have a base price of $125,000. They believed there was a commercial area which had been approved on County Road 1 and they felt this was a logical place to have this kind of development. The land adjacent to the north was thought to develop as a higher density development but the owners are not ready to sell at this time. He discussed the setbacks around the perimeter of the development and the landscaping they are proposing as a buffer for both the development and the surrounding areas. He noted they will be submitting sketch plans for the adjacent area and are requesting rezoning on it at this time. They are requesting a Guide Plan change and felt they have substantiated the request by providing housing for empty nesters and dedicating land for park purposes. They felt they have a good plan and he requested the Planning Commission to approve their requests. He commented they held a meeting with residents living within 350 feet of the property and were requested to eliminate the access onto Old Dell Road,which they have done,making it a cul-de-sac, although they believed it should remain open. The tree loss was not accurately reflected in the staff report as there PLANNING COMMISSION MINUTES December 14, 1998 Page 3 are about 15,000 caliper inches of trees and they will be removing about 29% of those at the outset of the project. It could be higher than that when the project is completed, possibly between 29-35%. He had concerns about some things that were in the staff report but he wanted to stay focused on the issues at hand and not get into things like the location of the commercial in the area, etc. The finished project will be an asset of about$80 million to the community of Eden prairie, and all of this area is under the control of one builder. Foote asked where the Habitat for Humanity sites would be located and Johnson responded they are philosophically opposed to the concept of being required to provide sites for Habitat for Humanity homes and regard it as being similar to extortion. They believe it is not appropriate for the City to dictate where these units should be built. He did not believe they should be forced to include these units in the project. They have designed units that will be marketable for this area and they do not want to have 70% of the development as single level homes. Franzen reviewed the staff report and noted that this project could be developed in compliance with the existing guide plan or in a manner such as what the developer believed it should be. If the Guide Plan is to be changed the City should get the type of development that they believe will be most beneficial to the City overall. This plan gives the Planning Commission choices in the type of development they want to see on this property. This project must be considered in conjunction with the surrounding areas. If this project is approved then the surrounding properties will be developed with higher densities as well. Lewis asked abut the Habitat for Humanity and if it was a requirement and Franzen responded it was not a requirement but the Comprehensive Plan encourages the City to develop different housing types. Clinton asked what the overall goals for mixed housing types were and how these were kept track of and Franzen responded that 30%of all new housing should be affordable housing under the Metropolitan Council Livable Communities Act of 1994-95. The City would like to come as close to that as possible, but it was doubtful if Eden Prairie could meet that requirement. Affordable units are supposed to be$120,000 in 1994-95. It is $128,000 this year. It is adjusted annually to allow for inflation. The Public Hearing was opened. Brad Mlynar, 17140 Cedarcrest Drive, noted they had submitted a petition requesting that Cedarcrest Drive not be connected. Jeff Strate, 150121 Summerhill Drive, commented the submitted plan was very good with many nice things about it including the open spaces. He asked how many of these open spaces would contain NURP ponds, and Johnson responded the large open space will have a pond and there is also a pond in the open space by the road. He illustrated the locations of ponds and wetlands on the site. Strate commented that Orrin Thompson homes has done a great deal of construction of affordable housing in the Metro area. He was concerned about the impact this development would have on the open space that the City had wanted to preserve. There is less than 1% of the Old Woods left and Eden PLANNING COMMISSION MINUTES December 14, 1998 Page 4 Prairie has done a good job of preserving that. He was concerned about the tree loss in the area of the Old Woods because of the long cul-de-sac,which could be very detrimental to it. He requested the Planning Commission to come up with a more creative plan to preserve the remnants of the Old Forest. Doug Dance, 14763 Boulder Pointe, asked if they owned the land included in the project and Johnson responded they have it under an option to purchase. Dance asked about the location of the wetlands and Johnson illustrated where they were located on the plans. He described how they will replace any wetlands that will be lost due to construction and where they would be located, including one area which was originally a wetland, and will be again when the project is completed. He discussed the amount of tree loss and noted that it was difficult to arrive at an exact figure because some of the shapes and sizes of the houses were undetermined. It could vary by as much as 8% depending on what size, shape and configuration a homeowner wants for his house and his lot. The tree loss will have to be agreed upon with the City before final approval is granted so the proponents will know what the mitigation will be. Franzen explained how the tree loss calculations are done and the figures determined. These figures do not include any trees which are within the land which is being dedicated to the City and the proponent is also paying the City a Cash Park Fee. Dance asked the Planning Commission to be careful in considering the plan as this is a very sensitive area and this project could set an undesirable precedent. He stated he was not in favor of the plans. Pete Palmisano, 9072 Briarglen Road, stated he lives in an Orrin Thompson home which has problems, and he is tired of fighting with Orrin Thompson to get these things fixed as they have been promised. There are other people in his neighborhood who have problems with their homes and are unable to get satisfaction from Orrin Thompson, and he questioned whether Orrin Thompson should be allowed to proceed with more construction in the City until these problems are rectified. Larry Kacher, 9820 Sky Lane, stated he has lived in Eden Prairie for 15 years and lives close to this land. He was opposed to losing part of the Old Woods and turning it into home sites,but he understood that development must occur. He met with staff and received information on the Comprehensive Plan. He requested the Planning Commission to deny the request to deviate from the Comprehensive Plan because of the extensive tree loss that would occur if the plan is approved. There could be up to 60% tree loss in the southwestern portion of the development,which he believed was unacceptable. There are serious erosion problems in the Riley Creek area and he urged the City to carefully consider the ramifications of development on these environmentally sensitive areas which are some of the few remaining areas where wildlife exists in its natural habitat. He asked the Planning Commission to listen to the residents of Eden Prairie. Pauline Kacher, 9820 Sky Lane, asked about the park dedication lot which is a ravine and unbuildable and is a highly erosive area. She could not imagine putting twin homes in this area. She was very happy that the City preserved the land along Riley Creek in its natural state, and was concerned if homes were built in this area it will destroy this area because there will be such high usage of the land. She felt the developer could be more creative and sensitive to the needs and concerns of the citizens of Eden Prairie. Sandstad PLANNING CONIlVIISSION MINUTES December 14, 1998 Page 5 asked if she would be in favor of the developer having a higher density in another part of the development if they could preserve the woods, and Kacher responded she would support that. Kari Nettlestrum, 9351 Cedar Forest Road, stated the cedar trees that you want to keep are the slower growing ones, as they are better quality, and she was concerned that many quality trees could be lost because they were not large enough to be considered significant by the City standards. Kathy Horsfall, 17621 Pioneer Trail, stated she was a 21 year resident of Eden Prairie and she realized this area was going to be developed,but she believed it was imperative it be developed in such a manner that it would benefit all of Eden Prairie. She thought perhaps they needed to have less density in some areas and perhaps more in others. She was disappointed in this plan and felt it could be better designed as the density of the homes is increased, it is imperative that these residents be provided with open spaces for outdoor recreational needs. This should not include off-site areas which are designated as parks. She was also concerned about the traffic onto Pioneer Trail and it should be coordinated so as not to perpetuate this hazardous traffic situation. Dick Cole, Cedar Forest, stated he has lived on his property for 25 years and most of his trees are 25-30 years old and he is losing two to three old trees a year due to erosion and old age. He did not understand why the City was trying to save these old trees,because they were going to die anyway. He felt any development up the hill would help him out down the hill. Kathy Webber, 9650 Dell Road, stated she lives west of the proposed development on a 4-5 acre hobby farm, and she would like to see a buffer between the development and their property to preserve the rural nature which still remains today. Pam Olson, 9040 Dell Road, stated if the cul-de-sac was connected they would have lights coming directly into their home. She would like to see traffic diverted from Old Dell Road, and to change the road from a cul-de-sac to an egress would not do them much good. JoAnn Lroblewski, 9360 Cedar Forest Road, stated she was disappointed in the density with the proposed plan and its insensitivity to the natural environment and wildlife habitat. She asked if the road would be a cul-de-sac or connected and Johnson responded staff has recommended that it go through, and they concur with that recommendation. Gray reviewed the history of these neighborhoods and the Transportation Plan for them. When the overall Transportation Plan for the City is considered it has been determined that it is best to connect the neighborhoods to the greatest extent possible. Pioneer Trail is a County road which is in the process of being upgraded and it is unlikely that a signalized intersection would be provided for this neighborhood to provide access. Pedestrian connections also need to be considered and staff would strongly recommend a pedestrian connection if not a roadway connection in this area. Staff recommends connecting the roadway as it is best for everyone in the long term. PLANNING COMMISSION MINUTES December 14, 1998 Page 6 Mark Reese, 9200 Cedar Forest Road, stated he chose Eden Prairie because of the low density of the neighborhoods. He was concerned about the higher densities proposed with this development and felt they were too high. He was opposed to the Guide Plan changes requested, and felt that if the plan were approved as proposed it would adversely impact his property values and quality of life. He urged the Planning Commission to follow the wishes of the residents. He wanted the investment he has made in his home to increase in value,not decrease. Foote commented that affordable housing was not subsidized housing which is a significant difference. Reese responded he was concerned about his property values decreasing significantly if the project was approved. Dorn commented that 2/3 of the project would be developed with homes valued at$200,000 to $250,000 which could not be detrimental to his property values by comparison. Johnson noted there are adjacent parcels of land that will need to be developed and tied into this project and he is proposing that he submit a plan illustrating some possibilities for how this are may be developed. Jim Zahler, 17200 Cedarcrest Drive, stated he felt that his property would be a nice area for a park because it was strategically located and would give the neighbors something so they would back off from other things;however,no one was willing to pay for it. Warren Carlson, 8955 Ferndale Lane, asked about the extension of dell road and how it would be done. Johnson responded the first part would be 4-lane divided but the part that goes through the development would be 32 feet wide with no parking on either side. Gray noted the Transportation Plan does not show high traffic for Dell Road south to Hwy. 212 from Pioneer Trail so it would not be four lanes. The closest regional roadway would be Highway 101 to the west. Discussion ensued regarding traffic flow patterns from the development and how it would impact traffic on existing roadways. Carlson asked about drainage across existing Dell Road and Johnson responded they may be able to allow some drainage into the wetland areas if they can obtain easements. Carlson asked the City to do a traffic study on Dell Road south of Pioneer Trail. Warren Smith, 16511 South Manor Road, discussed the Old Grove Woods and the quality of life as it exists today and what it will be like after this project is built. He described the erosion problems that exist in the area and how they will be exacerbated by more people moving in with children. The ravines do not stay stable and homes built adjacent to these ravines are in jeopardy. Homeowners insurance policies do not cover homes that slide into ravines. The trees provide some stability to these slopes and if they are lost it will only make the erosion problems worse. They should not grant the 50 foot variances requested along the ravine. They should put trails along this area to provide places for people to walk and prevent them climbing over the eroded places and creating more problems. Clinton asked if the name of Old Dell Road would be changed or remain the same and Gray responded it should be changed to avoid confusion in the future,possibly named after a property owner in the vicinity or a long-time resident of Eden Prairie. Sandstad discussed the buffer/transition area along the southeast corner and the creek and the homes that are proposed for this area which would be single family with small lots. He asked what would be done to provide buffering and if the fence would remain there. PLANNING COMMISSION MINUTES December 14, 1998 Page 7 He was concerned that this area might be open to the creek area. He asked when the Parks and Recreation Commission would review this plan and Franzen responded after the Planning Commission has made a recommendation on the project. Sandstad asked if Johnson had considered tree locations when the plans were laid out and Johnson responded that it was laid out based on the topography,but could make slight shifts to preserve a significant tree if that was something required by the City. Sandstad commented he was not comfortable with the southern portion of the plan. Johnson noted tree loss has been mitigated as much as possible with retaining walls, etc. and there is minimal grading required on the site in this area. He explained that the end result would be something that was quite acceptable because they would clean up this area which has been eroded and replant some new trees. Franzen explained the Shoreland Ordinance and its impact regarding bluffs versus the creek which is not a bluff and the proponent could put houses within 100 feet of the creek if he desired. Discussion ensued regarding the Shoreland Ordinance and it's requirements and the definition of a bluff area. Foote asked if the affordable housing was two-story and Johnson responded it would be two or three stories depending on whether it was a walk-out or not. They do not have a one-level plan now, either attached or detached. Alexander asked if these units would have a bath and bedroom on the same level and Johnson responded they would on the same level, usually on the upper one. They have a range of buyers for these units,who usually find that arrangement preferable. Dorn commented he felt the plan should be continued for 30 days to allow the proponent to make some changes in the plans which would make the development more acceptable to the Planning Commission. The proponent should look at the creek area and reduce the density there,maintain a 30%tree loss, eliminate the Habitat for Humanity portion, and resolve roadway connection issues. He commented he liked the configuration of the plan. Lewis noted that she would like to see a traffic plan, and the issue revolving around the Old Dell Road connection be resolved. She believed the connection to Cedarcrest Road should be made as it was a great asset to the neighborhood,providing accessibility. The City needs diversity in its housing types, and she felt the southeast corner should be revised to preserve the forest area. Clinton commented he would like to see more information prior to making a recommendation. He would like to preserve as much of the Old Woods as possible, felt the plan should include affordable housing units, and he wanted to see the impacts of traffic on the roads if they are connected. He felt a traffic study including the commercial area at Old Dell Road and Pioneer Trail should be included. Sandstad commented Senior one-level housing would be appreciated and was greatly needed in the City. The road connection may not have as great an impact as it appears. Alexander noted she was concerned about destruction of the Old Woods and the construction along the creek with the erosion problems. She believed there was room for both senior single-level housing and Habitat for Humanity housing in the development. The trail system should be included with this project. Johnson noted there is a sidewalk or trail on every street throughout the development. Foote was concerned about the southeast area and did not support the waives. He was concerned about the transition between the homes and the preserved area. Three loss at 41%was too high, and should be in the 30%range. Diversity in housing should include one-level types of housing, and PLANNING COMMISSION MINUTES December 14, 1998 Page 8 he also thought the Habitat for Humanity would be a nice gesture to the City on the part of the proponent. Franzen summarized the concerns expressed by the Planing Commission which included a lower density in the southeast corner, and it was permissible to transfer density to another location on the site. The Guide Plan changes could be made if a better mix of housing types is proposed. The traffic impacts need to be addressed, as well as off-site development impacts,which have not been addressed. MOTION: Dorn moved, seconded by Clinton, to continue the Public Hearing for EDEN ORCHARD for Orrin Thompson Homes for Comprehensive Guide Plan Change from Low Density Residential to Medium Density Residential on 39.26 acres,Planned Unit Development Concept Review on 158.4 acres,Planned Unit Development District Review with waivers on 158.4 acres,Rezoning from Rural to RI-9.5 on 42.08 acres, Rezoning from Rural to RI-13.5 on 77.007 acres,Rezoning from Rural to RM-6.5 on 39.26 acres, Site Plan Review on 39.26 acres,EAW Review and Preliminary Plat on 158.4 acres into 416 lots and 10 outlots until the January 11, 1999 meeting. Motion carried 6-0. V. PUBLIC MEETING VI. MEMBERS' REPORTS VII. CONTINUING BUSINESS VIII. NEW BUSINESS IX. PLANNERS' REPORTS X. ADJOURNMENT MOTION: Lewis moved, seconded by Clinton,to adjourn the meeting. Motion carried 6-0. The meeting was adjourned at 10:10 p.m.