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HomeMy WebLinkAboutPlanning Commission - 10/24/1983 AGENDA Monday, October 24, 1983 7:30 p.m., City Hall COMMISSION MEMBERS: Chairman William Bearman, Virginia Gartner, Robert Hallett, Stan Johannes, Dennis Marhula, Ed Schuck, Hakon Torjesen STAFF MEMBERS: Chris Enger, Director of Planning Kate Karnas, Planning Secretary Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA II. MEMBERS REPORTS III. DEVELOPMENT PROPOSALS A. CRESCENT RIDGE, by D. C. C. Development. Request for Comprehensive Guide Plan change from Industrial to Medium Density Residential; Planned Unit Development Concept for industrial, open space, and mixed residential uses on 152.4 acres; Planned Unit Development District Review and Zoning for 26.6 acres from Rural and R1-22 to R1-13.5 and 20 acres from Industrial General and Rural to RM-6.5, with variances; Preliminary Plat of 27.5 acres for large lot residential and 20 acres for multiple residential; and Environmental Assessment Worksheet Review. Location: North of Highway #5 at the western boundary of the City of Eden Prairie. A public hearing. B. VILLAGE GREENS, by Kerr Companies. Request for Planned Unit Development District Review and Zoning District Amendment in RM-2.5 District; and Preliminary Plat of 12.85 acres for 110 condominium units. Location: North of Valley View Road and West of Golf View Drive. A public hearing. C. CARMEL, by Hans Hagen Homes. Request for Zoning District Change from Rural to R1-9.5 and Preliminary Plat of 56 acres for 112 single family lots. Location: North of Rowland Road and West of Old Shady Oak Road. A public hearing. D. HIDDEN RIDGE, by Ron Krueger and Dick Mackenzie. Request for Zoning District Change from Rural to R1-13.5 and Preliminary Plat of 10.3 acres for 11 lots. Location: East of County Road #4 at Duck Lake Trail . A public hearing. IV. OLD BUSINESS V. NEW BUSINESS VI. PLANNER'S REPORT VII. ADJOURNMENT MINUTES EDEN PRAIRIE PLANNING COMMISSION Monday, October 24, 1983 7:30 p.m., City Hall MEMBERS PRESENT: Acting Chairman Hakon Torjesen, Virginia Gartner, Robert Hallett, Stan Johannes, Dennis Marhula, Ed Schuck MEMBER ABSENT: Chairman William Bearman STAFF PRESENT: Chris Enger, Director of Planning Kate Karnas, Planning Secretary Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA Motion was made by Hallett, seconded by Schuck, to accept the agenda as printed noting the withdrawal of item III. B, Village Greens, by the proponents of the project. Motion carried--6-0-0 II. MEMBERS REPORTS None. III. DEVELOPMENT PROPOSALS A. CRESCENT RIDGE, by D. C. C. Development. Request for Comprehensive Guide Plan change from Industrial to Medium Density Residential ; Planned Unit Development Concept for industrial, open space, and mixed residential uses on 152.4 acres; Planned Unit Development District Review and Zoning for 26.6 acres from Rural and R1-22 to R1-13.5 and 20 acres from Industrial General and Rural to RM-6.5, with variances; Preliminary Plat of 27.5 acres for large lot residential and 20 acres for multiple residential; and Environmental Assessment Worksheet Review. Location: North of Highway #5 at the western boundary of the City of Eden Prairie. A public hearing. Based on the review of this project by the Planning Commission at their August 29, 1983, meeting, proponent had revised the plans to reflect the recommendations of the Commission at that time. Mr. John Bossardt, Bossardt Christenson Corporation, representing the proponent, reviewed the revised requests with the Commission. Mr. Bossardt discussed the concerns of the surrounding, existing Planning Commission Minutes 2 October 24, 1983 residents as presented at a neighborhood meeting held by proponent. Mr. Bossardt stated that the price of the individual units in the multiple area would range from $65,000 to $90,000. Staff reviewed the major concerns of the Staff Report for the project including, concern for the architectural variety, emergency vehicle access, availability of parking, and landscaping/screening for the property. Hallett asked if the Minnesota Department of Natural Resources held jurisdiction over the wetland areas in the northeast quadrant of the proposal. Mr. Bossardt responded that they were concerned with any area two acres or greater in size. Neither of these were that large. Marhula asked how density transfer was being used for this proposal . Staff responded that, previously, proponent had requested a density transfer due to the "down-zoning" requested of a large portion of industrial property to a residential use. This proposal did not make the same density transfer request and was only suggesting a transfer of density from the flood plain area, which was in accordance with City policy. Marhula asked about the alignment of Dell Road. Staff stated that plans were under discussion to align the remainder of Dell Road from its termination north of the site, south to Highway #5 along the Eden Prairie/Chanhassen border which would be of the most benefit to the parties concerned. The cost of the road, which would be used by both communities, would, therefore, be split between the two communities. Marhula asked what the final outcome would be of the two wetland areas shown in Phase I. Mr. Bossardt stated that these two areas would be filled. Hallett asked if there were any plans for pedestrian movement along Highway #5 in the future. Staff responded that there were not, but that a bituminous path currently existed from Prairie Village Mall , westerly to Heritage Road. The Commission discussed the possibility of installation of a bituminous path along the east side of the north-south single family road within Crescent Ridge, then easterly along the north side of Highway #5 to Heritage Road to complete a pedestrian path to Prairie Village Mall . Johannes asked if there would be a need for a sidewalk system within the development. Planner Enger responded that there would be a sidewalk along Lorence Way and through the project along the flood • plain area. Johannes asked if it would be appropriate to require that the townhouse units be dealt with in a manner similar to the R1-9.5 lots whereby no house could be the same as that directly or diagonally Planning Commission Minutes 3 October 24, 1983 • across from, nor adjacent to itself. Gartner asked of additional right-of-way was necessary for the eventual upgrading of Highway #5 from this project. Staff stated that the Minnesota Department of Transportation was yet to respond to that question. Terry Rhoades, 7660 Heritage Road, representing the Heritage neighborhood, had several questions on behalf of the neighborhood: 1) Was the density transfer justified; 2) Was adequate water available from the public system to service this project; 3) Was adequate storm water drainage available to avoid pollution of the lake; 4) Would the trees on the site be preserved; 5) Was a variance necessary for the size of the buildings; 6) How would construction traffic be controlled so as not to impact upon the existing neighborhood; and, 7) Would recreational amenities be provided within the project for the new residents. Gene Peterson expressed concern about the storm sewer plans, asking if the water would be directed toward the Round Lake basin. He stated that the capacity of Round Lake was already at its peak. Staff responded that the plans indicated no water would be directed toward Round Lake. Don Uhden, 7530 Atherton, stated that he was concerned that the small pond into which run-off would be directed would not be allowed to overflow and flood the existing single family lots. Staff stated that this was not the case according to the proposed design. Gene Wolper, 18735 Partridge Circle, stated that he was concerned about the alignment of Dell Road. He asked if it would cross the tracks. Staff responded that it would. Acting Chairman Torjesen asked Staff to respond to the questions of the audience. Regarding the density transfer, Staff explained that, in the past, the City had allowed transfer of density from a flood plain area, but not from open water. Regarding an adequate amount of public water, Staff responded that there were adequate public utilities available to the site. As to water, it was pointed out that it would be better to have a looped system in this area, particularly during summer months of high water usage. This would be part of the overall plan for this area as it developed. Regarding preservation of the trees, Staff stated that the City required the preservation or replacement of all significant trees. The developer would be required to protect the trees during construction, as well. Regarding a construction traffic temporary roadway, Staff responded that there would be no difficulty with such a roadway, and that Planning Commission Minutes 4 October 24, 1983 perhaps it could access the site from Highway #5. Regarding run-off, or storm drainage, overflowing onto the existing single family lots, Staff responded that the developer was actually improving this situation by the proposed installation of another overflow valve at a lower elevation. Regarding Dell Road alignment and construction timing, Staff stated that the most cost-effective location for the road would be on the Chanhassen/Eden Prairie border, which would allow for sharing of the costs between both cities, and allow both cities to benefit from its location. Alignment of Dell Road through the Crescent Ridge project alone would prevent the cost sharing to take place and would potentially locate the road in an area of bad soils along the flood plain area. Acting Chairman Torjesen asked if any more specific information was known about Dell Road at this time. Staff responded that the road would extend across the railroad tracks and be directed northerly to an intersection with Highway 101 . Marhula questioned the fact that the underlying zoning for a portion of the property was Industrial. He asked if it would not be wise for the City to rezone this property back to Rural at this time to • prevent the possibility of someone coming in and requesting an industrial use in an area now planned for residential. As long as the Industrial zoning was in place, it would be possible for someone to make a proposal for industrial purposes. Marhula expressed concern for the lack of architectural information for the property. Staff stated that Commission would be able to review the matter in more detail at a future meeting. MOTION 1 : Motion was made by Schuck, seconded by Gartner, to close the public hearing on the Comprehensive Guide Plan Amendment from Industrial to Medium Density Residential and the Planned Unit Development Concept for Crescent Ridge development by D. C. C. Development. Motion carried--6-0-0 MOTION 2: Motion was made by Marhula, seconded by Gartner, to recommend to the City Council approval of the request for Comprehensive Guide Plan amendment from Industrial to Medium Density Residential and Planned Unit Development Concept for industrial, open space, and mixed residential uses on 152.4 acres for the Crescent Ridge development by D. C. C. Development, based on plans dated October 3, 5, and 6, • 1983, and written materials dated October 3, 1983, subject to the recommendations of the Staff Report dated October 21, 1983. Motion carried--6-0-0 Planning Commission Minutes 5 October 24, 1983 • MOTION 3• Motion was made by Marhula, seconded by Gartner,to continue the public hearings regarding Planned Unit Development District Review, Zoning District Change, Preliminary Plat, and Environmental Assessment Worksheet, to the November 14, 1983, Planning Commission meeting, and with the following recommendations to the Staff and the developer: 1) The property with underlying zoning of I-General currently proposed for residential use by the Crescent Ridge proposal, be rezoned to Rural; and, 2) Pedestrian access be provided along the north side of Highway #5 for this project. Motion carried--6-0-0 C. CARMEL, by Hans Hagen Homes. Request for Zoning District Change from Rural to R1-9.5 and Preliminary Plat of 56 acres for 112 single family lots. Location: North of Rowland Road and West of Old Shady Oak Road. A public hearing. Mr. Hans Hagen, Hans Hagen Homes, reviewed his request with the Commission, pointing out the significant site and plan features. Staff reviewed the report evaluating the project, and expressed • concern that the project was being proposed for R1-9.5 zoning, rather than R1-13.5, as there were few lots which did not meet the R1-13.5 zoning district requirements. Gartner asked who would be responsible for the extension of utilities and streets to the property. Staff responded that the benefitting properties would likely be assessed for any improvements. Gartner stated that she felt a better system for naming the streets within the project was necessary. Mr. Hagen stated this would not be a problem. Hallett asked if there would be direct access to this property from the Crosstown highway proposed along the north edge of this property. Staff stated that there would not be an access to this property, the closest would be at Beach Road, or possibly Rowland Road in the future. Cliff Bodin, 6400 Shady Oak Road, questioned how his property would be affected by storm drainage from this property. He stated that the area had a large amount of standing water currently. Mr. Bodin added that he felt this plan should be considered as part of the entire area, that this whole neighborhood should be reviewed to assure that all the parcels were considered and none would be adversely affected by this project. Dean Holasek, 6301 Rowland Road, asked if the Crosstown highway was planned to be higher in elevation than this property. Staff stated that it was not. He questioned whether the City would consider a Planning Commission Minutes 6 October 24, 1983 lesser density for this site. Staff responded that the project density was in conformance with the Comprehensive Guide Plan. Ken Beirsdorf, real estate agent, representing the Uherkas at 6301 Shady Oak Road, asked what the impact would be on the Uherka property of extending utilities from old Shady Oak Road, across the Uherka property, to the west to meet this proponent's property. Staff responded that it would require a great deal of study to determine the options for the Uherka property. Roger Farber, 6525 Rowland Road, expressed concern that the entire area be planned as one neighborhood. He suggested that, prior to any further action or review on the part of the City, that the developer meet with the neighborhood to work with their concerns. Gedney Tuttle, 7030 Willow Creek Road, expressed concern that the run-off to Bryant Lake from this property not provide pollutants to spoil the lake. Gayle Farber, 6525 Rowland Road, asked about the progress of Hennepin County regarding their plans for upgrading of Rowland Road. Staff stated that nothing had changed at the County level at this time. Hallett stated that he felt an advantage was available to those existing residents along Rowland Road by the proponent's plan for utilities to be extended from Old Shady Oak Road. He stated that this option did not force sewer and water upon the residents of Rowland Road, whereas extension of utilities to this site within Rowland Road would do so. Acting Chairman Torjesen stated that he felt the transitional size of 2.5 acre lots would be best for this neighborhood. Mr. Hagen stated that he would be willing to set up a meeting with the neighborhood to discuss concerns and to redesign the plat where appropriate to accommodate their concerns. Also, due to the concerns regarding storm water drainage in the area, he stated that the calculations for storm water run-off could also be made soon to provide more exact information to the City and the residents. Regarding zoning to the R1-13.5 District, as opposed to the requested R1-9.5 District, Mr. Hagen stated that he would prefer to maintain the R1-9.5 District to allow for flexibility in location of the homes on the lots and to provide for the possibility of three- car garages on approximately 30% of the lots. MOTION 1 : Motion was made by Gartner, seconded by Marhula, to continue the public hearing to the November 14, 1983, Planning Commission meeting in order to allow the developer time to work with the neighborhood, provide further information regarding storm water drainage from the Planning Commission Minutes 7 October 24, 1983 site, and to redesign the plat per the recommendations of the Staff Report of October 21, 1983, to have all lots in conformance with the R1-13.5 District requirements. Johannes asked if it would be possible, perhaps through a Planned Unit Development process, to restrict the development of 30% of the lots as R1-9.5, as the proponent had requested. Staff stated that this would be a possibility if the Commission so desired. Motion carried--6-0-0 (Commissioner Schuck left the meeting at 11 :30 p.m.) D. HIDDEN RIDGE, by Ron Krueger and Dick Mackenzie. Request for Zoning District Change from Rural to R1-13.5 and Preliminary Plat of 10.3 acres for 11 lots. Location: East of County Road #4 at Duck Lake Trail . A public hearing. Mr. Ron Krueger presented the request for development of the property, explaining the site characteristics and features of the proposed plat. Staff reviewed the report evaluating the project with the Commission. Acting Chairman Torjesen asked if it was realistic to believe that the wooded character of the site could be maintained with development of the road and the lots. Mr. Krueger stated that it was realistic, and that this was one of the reasons for many of the lots being so large, to preserve as many trees as possible. Gretchen Salyards, 15824 Park Terrace Drive, asked how far the construction would be from the creek bed. Mr. Krueger responded that it would be at least 400-500 feet. She also asked about the value of the homes to be built in this area. Mr. Krueger stated that they would range from $200,000 to $300,000. Mr. Ray Stodola, 6625 Eden Prairie Road, stated that he had a three- acre parcel in this area, which could not be serviced by this site. The Commission discussed the requirement for a scenic easement along the creek. Mr. Krueger stated that he would be willing to grant such an easement. MOTION 1 • Motion was made by Hallett, seconded by Johannes, to close the public hearing. Motion carried--5-0-0 MOTION 2: Motion was made by Hallett, seconded by Johannes, to recommend to f Planning Commission Minutes 8 October 24, 1983 the City Council approval of the request for zoning from Rural to R1-13.5 for the Hidden Ridge Addition by Ron Krueger and Dick Mackenzie, based on plans and written materials dated September 24, 1983, subject to the recommendations of the Staff Report dated October 21, 1983. Motion carried--5-0-0 MOTION 3: Motion was made by Hallett, seconded by Johannes, to recommend to the City Council approval of the request for preliminary plat of 10.3 acres for 11 lots for the Hidden Ridge Addition by Ron Krueger and Dick Mackenzie, based on plans and written materials dated September 24, 1983, subject to the recommendations of the Staff Report dated October 21, 1983, with the following added condition: "No trees shall be removed other than those necessary for the road and home construction for the site." IV. OLD BUSINESS None. V. NEW BUSINESS None. VI. PLANNER'S REPORT Meeting Dates for December, 1983 Due to the holiday schedule, the second meeting in December would be on a legal holiday. The Commission determined that they would not reschedule a second meeting in December at this time. VII. ADJOURNMENT MOTION TO ADJOURN was made by Marhula, seconded by Gartner. Acting Chairman Torjesen adjourned the meeting at 12:30 a.m. Respectfully submitted, Kate Karnas Recording Secretary