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HomeMy WebLinkAboutPlanning Commission - 05/22/1995 APPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION May 22, 1995 COMMISSION MEMBERS: Tim Bauer, Kenneth E. Clinton, Randy Foote, Ismail Ismail, Katherine Kardell, Edward Schlampp, Mary Jane Wissner STUDENT REPRESENTATIVE: Matthew Mahoney STAFF MEMBERS: Michael D. Franzen, City Planner Scott Kipp, Planner Jan Schneider, Recording Secretary I. PLEDGE OF ALLEGIANCE The meeting was called to order at 7:00 p.m. by Chair Katherine Kardell. Absent were Tim Bauer, Kenneth Clinton and Ismail Ismail; all other members present. H. APPROVAL OF AGENDA • MOTION: Wissner moved, seconded by Schlampp, to approve the Agenda as published. Motion carried 4-0. III. MINIITES Due to lack of a quorum, the minutes from the April 24, 1995 meeting will be resubmitted for approval at the June 12, 1995 meeting. IV. PUBLIC HEARINGS A. PAFKO 2ND ADDITION by Roger and Addie Halverson. Requesting for Rezoning from R1-22 to R1-13.5 on 4.19 acres and Preliminary Plat of 4.19 acres into 8 single family lots and one outlot. Location: Kurtz Lane and northwest of Twin Cities and Western Railroad. Scott Kipp introduced Dick Schutrop and Denny Griswold, representatives of the owner's of the property, Roger and Addie Halverson. Denny Griswold, landscape architect, reviewed the Pafko project with the Planning Commission. The existing zoning is R1-22 and the request is for R1- 13.5. The proposal is to subdivide the 4.19 acres into 1 outlot and 8 single • 1 family lots. Lot 3 consists of the Halverson property. Sanitary sewer access • would be from Park Terrace Drive through the publicly owned land up to this subdivision. All other sanitary sewer connection alternatives have been reviewed, but determined unavailable due to the depth. The proposal is to dedicate to the City, Outlot A, and an existing wetland. The staff suggested that existing Lot 2, Block 2 of Pafko Addition, which is all wetland, also be dedicated to the City. The proponents are willing to do this. A Neighborhood Meeting was held on May 2, 1995. The concerns raised at that meeting have been addressed in the plans, including a conservation buffer along the north side of the property, evaluation of all utility alignments, and preservation of an existing 30" Oak on private property. Kipp indicated that the average lot size is 17,800 sq. ft. with a density of 1.9 units per acre, and is a good transitional area from the multi-family to the south adjacent to the railroad tracks and 13.5 zoning to the northwest and R1- 22 to the north. Proposed Lots 6 and 7 will require a variance from the Board of Appeals for lot depth to the railroad tracks. Code requires average lot depth of 150 feet. Kipp stated there is merit for a variance. Kipp stated that the proposal is to construct a cul-de-sac and to vacate the remaining right-of-way. This proposal • would eliminate any future crossing of the railroad track with a city street. The Engineering Department endorses a cul-de-sac to remove any liability issue of a street crossing a railroad track. Mr. Anderson, who is a property owner to the southwest end of Kurtz Lane uses Kurtz Lane as one of his access points to his property. Due to the liability and cost of maintaining a crossing at the railroad, he has agreed to terminate this access and a new address will be assigned to him. The cul-de-sac length will be approximately 940 feet. City code's maximum cul-de-sac length is 500 feet, however, this is not a zoning code, it is a subdivision code and will require a waiver from the City Council for cul-de- sac length. The site is heavily wooded with 27% of tree loss proposed. The proponent will retain a 50 foot buffer along the north property line in a Conservation Easement to protect those existing trees. The plan does show some wetland encroachment and it is being replaced on the south wetland area at a 2:1 ratio in conformance with the State Wetland's Act. A small section of roadway will be 24' in width, instead of the standard 28'. This will minimize wetland encroachment. • 2 Foote asked how the 150 feet setback from a railroad is established. Kipp replied it is a City code and is not a railroad company requirement. Foote questioned who's responsibility it is if a derailment happened. Kipp said he did not know, but that granting the variance for lot depth doesn't restrict the placement of a house beyond structure setbacks. Wissner noted the homes on Hallmark appear to be closer than 150 feet from the railroad tracks. Kipp replied that the houses which have a sideyard toward the railroad track are not 150 feet away and the code does not regulate this. Kardell was concerned about the watershed which contributed to the drainage in the area. Kipp replied the Engineering Department reviewed the 15 acre watershed for the existing ponds, noting that 3.5 acres of this proposal drains to these wetlands and indicated that the added runoff will minimally affect the functioning of the wetland. The Conservation Easement will also maintain a the natural drainage pattern. Don Dahlstrom of 15633 Park Terrace Drive, was concerned about the addition of utilities and how much it will affect the trees. Griswold explained the north half of the sewer alignment would be altered with minimal impact. The south half would affect some existing trees, but would be kept to a minimum. Dahlstrom asked about restoration. Griswold explained the front will be sodded, with the back portion placed in seed meeting existing • conditions. Dahlstrom stated he was concerned with the additional grading on the adjacent development, since his lot is the lowest lot adjacent to the wetland area and questioned whether there will be any change in runoff expected. Kipp stated he didn't feel it would be a problem, but would voice the concern to the Engineering Department. Tom Snicker of 15561 Park Terrace Drive, was concerned with the water drainage from the cul-de-sac and where the excess water would run from the pond. Kipp replied that the NURP pond would collect the street run-off and would not effect the existing drainage pattern in the area. Brian Rosengren of 6544 Kurtz Lane, questioned the drainage and water level on the north side of Kurtz Lane. He feels this is a holding area for runoff and with the wetland encroachment proposed,�the area's capacity will be reduced. He asked if a culvert could be added. Kipp stated that during the final design, they are looking to shift the road further to the south so the road grade could be lowered. Kipp said it may also be possible to provide a culvert between the ponds. This would be looked at during final design. • 3 Randall Breedenbura of 6520 Kurtz Lane, is concerned about depth of sewer and water. Griswold stated it will be 8 feet for sewer and 7 feet for water. Breedenburg stated he would also like to see a minimal loss of trees. Another concern is the extra traffic added to Kurtz Lane, which has no street lights or curb and gutter. Sue En eg brit of 6558 Kurtz Lane, is concerned about the encroachment onto her property. Kipp explained where the proposed encroachment was and that it would most likely be reduced during the final road design. Another concern was the increase in traffic with many children in the area. Sue Bennett of 6731 Hallmark Drive asked about walking paths next to the tracks. Kipp stated there are no City approved walking paths. She asked that the project preserve as much nature as possible. Wissner asked about the absence of street lights. Kipp stated it was not a requirement when the existing development was originated. Kipp stated that the neighborhood could request that the City evaluate the need for street lighting. If installed, it would involve assessments. Wissner also was concerned about the "T" intersection and the amount and speed of traffic. Kipp said final design plans are yet to be made. Foote asked if streetlights are going to be added to the new development. • Kipp replied yes. Foote encouraged the residents to bring their concerns to the City Council. Kardell also encouraged this action. Foote stated that seven houses doesn't bring about a major traffic increase. Kardell concurred. Foote asked about the train's whistle and it was noted that the whistle blows at Birch Island Road and continues to blow to alert the deer. Schlampp asked about the railroad right-of-way and where does the runoff from the drainage ditches go. Kipp stated that a portion of this runoff drains into the existing pond. MOTION 1: Wissner moved, seconded by Foote, to close the public hearing. Motion carried 4-0. MOTION 2: Wissner moved, seconded by Foote, to recommend to the City Council approval of the request of Roger and Addie Halverson for Rezoning fr*b'm R1-22 to R1-13.5 on 4.19 acres based on plans dated May 12, 1995, and subject to the recommendations of the Staff Report dated May 19, 1995. Motion carried 4-0. • 4 MOTION 3: Wissner moved, seconded by Foote to recommend to the City • Council approval of the request of Roger and Addie Halverson for Preliminary Plat of 4.19 acres based on plans dated May 12, 1995, and subject to the recommendations of the Staff Report dated May 19, 1995. Motion carried 4- 0. B. DATA METALCRAFT by Data Metalcraft. Request for Rezoning from I- General to I-2 Park and Site Plan Review on 3 acres. Location: 7875 Fuller Road. This project was not reviewed because the proponent formally withdrew his project on May 19, 1995. V. MEMBERS' REPORTS a. Housing, Transportation and Social Services Board. Wissner stated the Hope Program is moving forward and a bus tour for affordable housing sites was recently taken. b. Tree Committee. Foote stated the last meeting focused on bonding amounts, saving non-significant trees and lowering the tree size to 9 inches. He added that the committee should be done in one or two more meetings. VI. CONTINUING BUSINESS None. VH. NEW BUSINESS Mike Franzen discussed the housing plan for Pioneer Ridge 2nd Addition. Wissner stated she would like to see creativity put into the plan before it is presented to the public. Kardell stated the site's location was ideal. Franzen asked the Commissioner's to review the plan and give him any comments. The plan will also be distributed to the City Council. The developer would like direction before formal application is submitted. Foote mentioned the Brentwood Development's homes have went up in price since the plan went through the Planning Commission. He stated they are now selling for approximately $425,000, when they were proposed to sell in the range of$250,000. Franzen replied that developers start out with their minimum value. It increases due to demand. The City does not regulate housing value. • 5 VHL PLANNERS' REPORTS 0 a. Review of Residential Monument Signs Wissner moved, seconded by Schlampp, that there will be no change to the current Residential Monument Sign code. Motion carried 4-0. b. Franzen noted it will be a full agenda for the next meeting with five projects to be reviewed. IX. ADJOURNMENT MOTION: Kardell moved, seconded by Wissner, to adjourn the meeting. Motion carried 4-0. The meeting was adjourned at 8:45 P.M. 6 AGENDA EDEN PRAIRIE PLANNING COMMISSION Monday, May 22, 1995 7:00 p.m. COMMISSION MEMBERS: Tim Bauer, Kenneth E. Clinton, Randy Foote, Ismail Ismail, Katherine Kardell, Edward Schlampp, Mary Jane Wissner STAFF MEMBERS: Michael D. Franzen, City Planner Scott A. Kipp, Planner STUDENT REPRESENTATIVE: Matthew Mahoney I. PLEDGE OF ALLEGIANCE -- ROLL CALL H. APPROVAL OF AGENDA M. MINUTES IV. PUBLIC HEARING A. PAFKO 2ND ADDITION by Roger and Addie Halverson. Requesting for rezoning from R1-22 to R1-13.5 on 4.19 acres and Preliminary Plat of 4.19 acres into 8 single family lots and one outlot. Location: Kurtz Lane and northwest of Twin Cities and Western Railroad. B. DATA METALCRAFT by Data Metalcraft. Request for Rezoning from I- General to I-2 Park and Site Plan Review on 3 acres. Location: 7875 Fuller Road. V. MEMBERS' REPORTS VI. CONTINUING BUSINESS VII. NEW BUSINESS VIII. PLANNERS' REPORTS a. Review of Residential Monument Signs IX. ADJOURNMENT APPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION June 12, 1995 COMIVIISSION MEMBERS: Tim Bauer, Kenneth C. Clinton, Randy Foote, Ismail Ismail, Katherine Kardell, Edward Schlampp, Mary Jane Wissner STAFF MEMBERS: Michael D. Franzen, City Planner; Scott Kipp, Planner; Elinda Bahley, Recording Secretary I. PLEDGE OF ALLEGIANCE The meeting was called to order at 7:00 p.m. by acting Vice-Chair Ken Clinton. Absent were Tim Bauer and Katherine Kardell; all other members were present. II. APPROVAL OF AGENDA MOTION: Wissner moved, seconded by Ismail, to approve the Agenda as published. Motion carried 5-0-0. MINUTES MOTION: Wissner moved, seconded by Ismail, to approve the Minutes of April 24, 1995 as amended: page 4, first paragraph, second sentence should read: He is concerned that office space was approved without a specific use or tenant. Motion carried 5-0-0. MOTION: Wissner moved, seconded by Ismail, to approve the Minutes of May 22, 1995 as published. Motion carried 4-0-1 with one abstention by Clinton. IV. PUBLIC HEARINGS A. KNOB HILL ESTATES by Knob Hill Homes. Request for Zoning District Change from Rural to R1-13.5 on 7.0 acres and Preliminary Plat of 7.0 acres into 16 lots. Location: Sunnybrook Road. Joel Cooper, of James R. Hill and Associates, reviewed the Knob Hills Estate project with the Planning Commission. The proposal is for the subdivision of 7 acres of land into 16 single family lots, with a gross density of 2.29 units per acre. • 1 Due to existing topography on these 2 remnant parcels, the tree loss is higher than the average tree loss of most residential developments. The Staff Report notes a 73% tree loss, but he believed tree loss is 66%. There are 3 lots that they are requesting variances for, Lots 13, 14, and 16. The reason is to create an outlot for the NURP pond. Franzen noted that Staff looked at this project to see if they could fit 16 lots on the property, and still keep the tree loss to the average for a residential subdivision, which is 30%. Staff looked at different ways of placing the houses on the property. It became apparent to Staff that there wasn't enough land to relocate houses to, that would help significantly reducing tree loss. Staff suggested removing a couple of lots to bring the density down comparable to other subdivisions in wooded areas with the hope that tree loss would also be reduced. Staff suggested the second alternative in the Staff Report. Ismail was concerned with the discrepancy in the tree loss calculations. Franzen noted that Staff calculations includes the trees physically lost due to construction, and the trees with potential to be lost to construction damage. He also noted that the Developer's calculations do not include trees damaged by construction. Schlampp asked what the cul-de-sac is for. Franzen replied that the purpose of having the cul-de-sac is to make sure Lots 5, 6 and 7 meet the required 50 foot street frontage. Foote noted that reference was made in the Staff Report that shifting the road would reduce tree loss. He was concerned about which way to shift it. Franzen noted that the road would be moved further to the west. Lee Smith,'residing at 12500 Sunnybrook Road, noted the dead end road is in her backyard. She commented that she is in favor of this development, but is opposed to the design of it. She expressed concern about having to look at barricades in her backyard. She noted that there are 28 cul-de-sacs in Eden Prairie, and would like this road to be a cul-de-sac. Curtis Connaughty, residing at 11860 Sunnybrook Road, noted that he supports Lee Smith, and the plan should be changed. He expressed concern about the number of lots, noting that he sees no reason why there can't be a design to fit this property. Bill Knoblauch, developer, noted that it is imperative that this project be approved for 16 lots. It's not financially feasible to make money on 14 lots with what he is paying for the property. 2 Foote questioned the price of the homes. Knoblauch replied on the low end of 250's to the high end of 350's. Wissner noted that she is not comfortable with the number of homes on the property, and that the density is too high for a wooded area. She agrees with Staff's recommendation of removing at least 2 lots, and feels strongly that it's an option that must be taken. Franzen commented that a cul-de-sac may help the developer with higher value lots, reduce the street costs, and reduce his tree replacement. He noted that it may be worth while to consider another plan if the developer is willing. Knoblauch noted that unless he has 16 lots, the development will not work for him. Ismail responded that he was disappointed with unwillingness of the developer to consider other plans. Schlampp noted the road could be configurated with a cul-de-sac with a substantial savings of the trees. MOTION: Schlampp moved, seconded by Ismail, to continue the proposal for 2 weeks with direction for a revised plan with a new road plan, two less lots and less tree loss. Motion carried 5-0-0. B. FOREST HILLS 8TH ADDITION by Taurus Properties. Request for rezoning from R1-22 to R1-13.5 on 9.1 acres and Preliminary Plat of 9.1 acres into 20 lots. Location: West of Baker Road south of Theresa Place. Franzen noted that Staff has looked at this project for quite a long time. A neighborhood meeting was held in the Council Chambers on May 4th. Lot size and road connection issues were raised by the neighborhood. Staff and the developer decided to come to the Planning Commission with a concept plan first before preparing construction drawings to get direction on road connections and lot sizes. The Staff Report identifies two questions. What should the lots sizes and the density be, and should Forest Hills road connect to Baker Road. Duane Dietrichs, representing Taurus Properties, reviewed his project with the Planning Commission. He noted that they have acquired the northerly 4 parcels from three different property owners. He initially began with a plan for 23 lots, but after speaking with Staff and the Engineering Department, the number of lots was reduced to 21. The new access to Baker Road was in the same spot that the neighborhood group suggested. 3 Franzen reviewed the Staff Report with the Planning Commission. He noted that there are 6 different possible ways of looking at the road connections to go through to Baker Road. One option is to connect to Theresa Place. Staff suggests either option one or three. He suggested the commission first consider the reasons for road connections, then if these reasons apply in this situation and then to choose a road alignment. The lot sizes proposed are not the smallest or the largest as compared to the surrounding area, but staff believes that the transition is reasonable. Larry Simon, noted that he resides on the cul-de-sac. He expressed concern about the elimination of the cul-de-sac. He said that that's what brought him and his wife out to Eden Prairie. He feels that someone asking to have bigger lots for transition is not out of line. He noted that there is a traffic problem out there. There is a health club nearby, and everyone who takes their children to school would love to use that access as a short cut. Tracy and Chuck Keibler, residing at 6995 Mariann Drive, noted that the plan is much better than it was the last time they saw it. In terms of transition, they feel people get caught up in the R1-22 and the R1-13.5. They expressed concern that the 3 lots that need the variances will be quite small given the average size of the lots nearby. Joann and Tom Meyer residing at 13695 Theresa Place, noted that they have the abutting lot on the north side of the proposed addition. They expressed concern about • the lots being small compared to the large lots in the neighborhood. They are very concerned about the density issue. They would like to see only 14 or 16 homes. They are concerned about the raw area and are still unclear about what's proposed for the pond. They are concerned about the pond because they have flooding in that area. They are in agreement with the road with Theresa Place as a cul-de-sac. Franzen commented that when the developer first brought a plan in, they had a plan that showed how big the pond was going to be. It was a sized according to how much water was supposed to be in the area. Since the revised plan is a concept, the drainage plan is not complete yet so staff does not know whether or not this area is really large enough for a pond. Staff wants to make sure the pond area is large enough so the water does not go beyond its current level on the property to the north. Joann Meyer indicated that she would like to know what height the new homes will be, and if they are comparable to the homes on Theresa Place. Dietrichs noted that the homes would be of a similar height. Joann Meyer expressed concern about the sewer and water issue. She wants to know about the assessment and will they be involved with it. She would like that in writing. Franzen replied that all assessments will be against each of the lots within the subdivision. Staff can get a letter from the Engineering Department to say there 4 is no assessment on the Meyer's property. Joann Meyer was concerned about where the road is going to be, and would like to know, as they get closer to the time given, what the price of the homes will be. Franzen replied that this road would be 50 feet of right-of-way. The pavement will be 8 feet away from the back of the curb to where the property line would start, about 11 feet on either side of the road. Clinton noted that the Planning Commission does not address home value or price, but reviews lot size and density. Price is an issue between the property owner and the market. Loreena Reiff noted that she is thinking about selling her property. She signed a tentative agreement. Her purchase agreement was signed saying that the lower half of her property would remain clear from any infringement as a result of this building. She was not in favor of selling her property to begin with, but was approached by the developer and decided that it might be a good thing to go along with the proposed development. There are provisions that are to be maintained with this new road, and she was concerned about what they have in mind as far as that road is concerned. Dietrichs noted that road in no way will infringe on her property. The cul-de-sac where she lives is not being extended and nothing has changed. Glenn Bowen, residing at 7025 Mariann Drive, noted that his property is on the top of the west side. He made reference to Lots 2, 3, and 4. He stated that there are conifer trees which shade his property. He would consider that a suitable transition if those trees were contained in Lots 2, 3 and 4. John Mallo, residing at 14000 Forest Hill Road, was concerned about the impact of Forest Hill of people living there. The second issue is what kinds of problems will Golf View and Holly Road have if the traffic is there. He did a petition in the neighborhood, everyone signed it and no one wanted it extended. He did a survey of cul-de-sacs, and just in the Edenvale development there are 31. He noted that a cul- de-sac is very much the rule rather than the exception. Richard Greene, residing at 13731 Theresa Place, expressed concern about whether or not sewer and water are going to come in. He also was concerned about the safety of the children in the neighborhood if the cul-de-sac does not remain. Dietrichs noted that the sewer will connect through the water and sewer that is terminated at the end of the cul-de-sac, and any damages will be fixed by the Developer. • 5 . Wissner was concerned about whether sidewalks will be put in if Forest Hill continues and goes out to Baker Road. Franzen replied that that's something that hasn't been studied yet. Foote asked if there were any instances in the City where you have a road just stopping like this. Franzen replied that the only one he could think of is Welter Way off of Sunny Brook Road. Ismail expressed concern about the past traffic studies on Kingston and Golf View Drive. Ismail stated that he feels it should be studied, if a road connection is considered. MOTION 1: Schlampp moved, seconded by Wissner, to close the public hearing. Motion carried 5-0-0. Wissner commented that lot sizes are consistent with the overall area. She would like the sidewalk issue looked into. She asked about the City policy on cul-de-sacs vs. through streets. Franzen explained the policy is to pursue road connections and to minimize unnecessary cul-de-sacs. Necessary cul-de-sacs may be for traffic control, to save trees, topography and differences in land use. Through streets distribute traffic and provide better emergency vehicle access. Foote noted that from a planner's prospective, he would like to see the road connected. However, based on existing conditions, he could support no connection. He would like to see one lot taken out on the west side for a better transitions. Ismail indicated that he did not see compelling reasons to make Forest Hills Road connect to Baker Road. MOTION 2: Clinton moved, seconded by Schlampp, to recommend a continuance, and direct the developer to prepare a plan with no connection to Baker Road, one less lot on the west side, a sidewalk connection from Forest Hills Road to Theresa Place. Motion carried 5-0-0. C. ANDERSON LAKES COMMERCIAL CENTER 3RD ADDITION by 169 Anderson Lakes Corporation. Request for PUD Concept Amendment on approximately 17 acres, PUD District Review on 12.4 acres, Preliminary Plat on 12.4 acres into 3 outlots and road right-of-way. Location: Anderson Lakes Parkway and Aztec Drive. Kipp indicated that this site is part of Anderson Lakes Commercial Center PUD approved back in 1984 and guided Neighborhood Commercial. In 1984 and 1986 the property was rezoned Neighborhood Commercial for a daycare and gas station, respectively, on the site near the corner of Aztec and Anderson Lake. • 6 This proposal is to replat the property. The platting does not include rezoning the property or approving development plans. It is to resolve a title/ownership issue so that Outlot B can be depicted as a parcel of record under separate ownership within the PUD development area. The proposal is Outlot B to be a 1 acre lot. Since the property is still zoned Rural, it will require a waiver through the PUD to allow a 1 acre lot size. If the Planning Commission recommends approval, Staff would ask there be a condition that any future commercial development on the parcel be required to replat and that any development proposal meet all City zoning codes without variances or waivers. Wissner commented that this seems to be a way to resolve an existing situation. Kipp replied that Staff considers this a housekeeping item. Since the project requires a waiver, the City may add conditions. That future development does not have variances or waivers. MOTION 1: Wissner moved, seconded by Schlampp, to close the public hearing. Motion carried 5-0-0. MOTION 2: Wissner moved, seconded by Schlampp, to recommend to the City Council approval of the request of Anderson Lakes Corporation for PUD Concept Amendment on 17 acres, PUD District Review on 12.4 acres, based on plans dated June 8, 1995, and subject to the recommendations of the Staff Report dated June 9, 1995. Motion carried 5-0-0. MOTION 3: Wissner moved, seconded by Schlampp, to recommend to the City Council approval of the request of 169 Anderson Lakes Corporation for Preliminary Plat of 12.4 acres into 3 outlots and road right-of-way, based on plans dated June 8, 1995, and subject to the recommendations of the Staff Report dated June 9, 1995. Motion carried 5-0-0. D. REGENCY PARC TOWNHOUSES by Regency Parc Limited Partnership. Request for Comprehensive Guide Plan Change from Industrial to High Density Residential on 7.27 acres, Planned Unit Development Concept Review on 7.27 acres, Planned Unit Development District Review on 7.27 acres,'Zoning District Change from I-2 Industrial to RM-2.5 on 7.27 acres, Site Plan Review on 7.27 acres, Preliminary Plat on 7.27 acres into 86 lots and one outlot. Location: City West Parkway. Jack Brandt, reviewed his project with the Planning Commission. He noted that these townhomes will be more upscale in the sense that each unit is 1,440 square feet, 2.5 baths, either a 2 bedroom plus den, or a 3 bedroom, panel doors, washer/dryer, double garages, and very strong features that are not generally found in rental housing. Each unit will have an entering courtyard area with landscaping. The clubhouse will be 100% brick. 7 The developer recognizes that this is higher density than typically has been obtained in other kinds of home developments. They are proposing to transplant large evergreen trees, 14 to 15 foot tall to soften the view of higher density. The caliber inch proposed exceeds the ordinance by approximately 200 caliber inches. The developer feels there is a strong market for this type of development. It's 100% lease rental. Wissner commented that she has no problem with the project, but was concerned about the use of vinyl. She can not see using vinyl in that area. Brandt replied that the vinyl will be used on the rear of the garages. The garages are hidden from passerbys and pedestrians. Franzen noted that the Staff Report also recommends the use of stucco. Schlampp indicated that stucco would look nice, but vinyl is used around in Eden Prairie in very expensive homes. Brandt noted that this is the most expensive townhome rental in the whole state of Minnesota. It would cost another $3,000 to $4,000 to use brick on the entire building. Foote asked how much more would it cost for stucco. Brandt replied approximately $2,000. It's significantly more than vinyl. MOTION 1: Schlampp moved, seconded by Foote, to close the public hearing. Motion carried 5-0-0. MOTION 2: Schlampp moved, seconded by Foote, to recommend to the City Council approval of the request of Regency Parc Limited Partnership for Comprehensive Guide Plan Change from Industrial to High Density Residential on 7.27 acres, Planned Unit Development Concept Review on 7.27 acres, Planned Unit Development District Review on 7.27 acres, Zoning District Change from I-2 Industrial to RM-2.5 on 7.27 acres, Site Plan Review on 7.27 acres, Preliminary Plat on 7.27 acres into 86 lots and one outlot based on plans dated June 9, 1995, and subject to the recommendations of the Staff Report dated June 9, 1995. Motion carried 5-0-0. E. MAIL HANDLING SERVICES, INC. by CS & M Company. Request for Site Plan review with variances to be reviewed by Board of Appeals on 9.66 acres and Preliminary Plat of 9.66 acres into 1 lot for construction of a 61,000 square foot addition. Location: 7550 Corporate Way. Jack Shaw, of Swedenborg Shaw Construction, representing the owner, Tom Silver, reviewed his project with the Planning Commission. The proposal is for a 61,000 8 square foot addition to the existing facility. The addition would be constructed to the south of the existing facility. The addition would be primarily a warehouse, as well as having 4 loading docks positioned adjacent to the dock spaces. The construction of the addition will be masonry or concrete wall panel. All conditions have been met with the exception of where the loading dock is facing. This will require a variance. They have taken into account reconfiguring the truck drive to better screen that, as well as adding additional landscaping for screening. Schlampp indicated that at least 8 to 10 foot high conifers should be used to create the screening, instead of 8 foot high conifers. Kipp noted that the existing facility does have about 5 to 6 foot berms along the front, so the proposed evergreens should provide screening. One of the recommendations in the Staff Report is to continue that planting scheme further north on the berm to maintain screening of the existing loading facilities as well. Darrell Anderson, architect, noted that the visibility in the trucking area is very limited if you're driving 20 miles per hour. Ismail asked what kind of business is Mail Handling Services. Tom Silver, owner, replied that they prepare third and first class bulk mail. They do it for a lot of companies. They assemble and stuff and mail the packages. They are also printers. . MOTION 1: Wissner moved, seconded by Ismail, to close the public hearing. Motion carried 5-0-0. MOTION 2: Wissner moved, seconded by Ismail, to recommend to the City Council approval of the request of CS & M Company for Site Plan review with variances on 9.66 acres based on plans dated June 2, 1995, and subject to the recommendations of the Staff Report dated June 9, 1995. Motion carried 5-0-0. MOTION 3: Wissner moved, seconded by Ismail, to recommend to the City Council approval of the request of CS & M Company for Preliminary Plat of 9.66 acres into 1 lot based on plans dated June 2, 1995, and subject to the recommendations of the Staff Report dated June 9, 1995. Motion carried 5-0-0. V. MEMBERS' REPORTS None. VI. CONTINUING BUSINESS None. 9 VIE. NEW BUSINESS Franzen noted that Tim Bauer has resigned from the Planning Commission. He is forming a company out in Scotsdale, Arizona, and will be moving out there in July. They will be looking for a replacement. If the Commission has any suggestions, they might consider talking to the Mayor and City Council. Ismail indicated that when he applied there were 10 people. He suggested reviewing candidates from that list. Wissner suggested Doug Sandstad because he wanted to continue on the Commission and that experience would be beneficial to a Commission with several new members. Wissner also suggested a workshop for new members. It might also help other commissioners revisit current policies, procedures and ordinances. Franzen noted that he would put something together and perhaps this might be done on a yearly basis, much like City Council workshops or first of the year administrative meetings. Wissner was concerned about Mervyn's building without Planning Commission review. Franzen replied that code allows Staff to make administrative approvals on projects and that it is sometimes difficult. If a project meets City code, is not a large expansion, is an already approved expansion from years ago, or does not cause potential traffic or drainage problems, then staff would review a project administratively. Mervyn's, for example, was only a modification to building entrances, not an expansion. Clinton reminded staff that they had previously agreed to keep the commission informed of "administrative approvals." Franzen responded that these projects would be added to the project profile. Schlampp commented that he is on the Tree Committee and didn't think he would like having developers on the committee. After listening to the developers, he learned quite a bit, and the developers completely changed his mind about an issue. He suggested that someone similar to that could make a good addition to the Planning Commission. VM. PLANNERS' REPORTS None. IX. ADJOURNMENT MOTION: Schlampp moved, seconded by Foote, to adjourn the meeting. Motion carried 5-0-0. The meeting was adjourned at 10:00 P.M. 10