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HomeMy WebLinkAboutPlanning Commission - 08/11/1986 AGENDA EDEN PRAIRIE PLANNING COMMISSION Room 205 Monday, August 11, 1986 7:30 p.m. COMMISSION MEMBERS: Chairman Ed Schuck, Richard Anderson, Julianne Bye, Christine Dodge, Virginia Gartner, Robert Hallett, Charles Ruebling STAFF MEMBERS: Chris Enger, Director of Planning; Michael Franzen, Senior Planner; Don Uram, Assistant Planner; Kate Karnas, Administrative Assistant Pledge of Allegiance--Roll Call I . APPROVAL OF AGENDA II. MEMBERS REPORTS III. MINUTES IV. DEVELOPMENT PROPOSALS (7:35) A. BLUESTEM HILLS, by Brown Land Company. Request for Zoning District Change from Rural to R1-13.5 on 26.86 acres and Preliminary Plat of 31.56 acres into 64 single family lots, one outlot, and road right- of-way. Location: South of Bennett Place, north of Purgatory Creek. A continued public hearing. (8:05) B. PRAIRIE LUTHERAN CHURCH, by Adkins Association, Inc. Request for Comprehensive Guide Plan Amendment from Low Density Residential to Church on 10.97 acres, Zoning District Change from R1-22 to Public on 10.97 acres, with variances to be reviewed by the Board of Appeals, and Preliminary Plat of 10.97 acres into one lot for construction of a church. Location: South of Pioneer Trail, north of Blossom Road, and east of Bennett Place. A public hearing. V. OLD BUSINESS VI . NEW BUSINESS VII. PLANNER'S REPORT VIII. ADJOURNMENT NOTE: THE TIMES LISTED ABOVE ARE TENTATIVE, AND MAY BE SIGNIFICANTLY EARLIER, OR LATER, THAN LISTED. 4 MINUTES EDEN PRAIRIE PLANNING COMMISSION Monday, August 11, 1986 Room 205, School District Offices 7:30 p.m. MEMBERS PRESENT: Chairman Ed Schuck, Rich Anderson, Julianne Bye, Christine Dodge, Virginia Gartner, Robert Hallett, Charles Ruebling STAFF PRESENT: Michael D. Franzen, Senior Planner; Donald Uram, Assistant Planner; Kate Karnas, Administrative Assistant Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA MOTION: Motion was made by Gartner, seconded by Bye, to approve the agenda as printed. Motion carried--7-0-0 II. MEMBERS REPORTS None. III. MINUTES MOTION: Motion was made by Gartner, seconded by Bye, to approve the minutes of the July 28, 1986, Planning Commission meeting as printed. Motion carried--4-0-3 (Chairman Schuck, Commissioners Hallett and Ruebling abstained) IV. DEVELOPMENT PROPOSALS A. BLUESTEM HILLS, by Brown Land Company. Request for Zoning District Change from Rural to R1-13.5 on 26.86 acres and Preliminary Plat of 31.56 acres into 64 single family lots, one outlot, and road right- of-way. Location: South of Bennett Place, north of Purgatory Creek. A continued public hearing. Planner Franzen explained that this item had been continued from the July 28, 1986, Planning Commission meeting pending receipt of additional information from the proponent. . Mr. Peter Knaeble, representing proponent, referred to a letter from the proponent dated August 1, 1986, which responded to the concerns raised at the previous Planning Commission meeting regarding the proposal . Planning Commission Minutes 2 August 11, 1986 Mr. Knaeble stated that the following changes to the plans had been made to respond to the concerns of the Commission: 1) The grading plan had been amended to provide for positive overflow in case the storm sewer system became blocked, and to avoid impact on the catch basins within the development; 2) The tree inventory was revised to include the area to be disturbed along Purgatory Creek for purposes of storm sewer construction and it was pointed out that the mass grading of the property would only cause the removal of one mature oak tree from the property; 3) The temporary lift station would be addressed during the course of a feasibility study for upgrading of Bennett Place, at which time it would be determined whether the lift station would be temporary, or permanent. Meanwhile, the proponent was willing to provide the temporary lift station for the immediate needs of the development, and, if it was determined that the gravity sewer would be able to service the property, the proponent was willing to connect to the gravity sewer at such time as it became available to the site; 4) All three-to-one slopes resulting from the mass grading of the property would be restored as part of the site maintenance by the developer; 5) A draft of the proposed restrictive covenants for those lots located adjacent to Purgatory Creek had been submitted to the City for review; 6) The proponent agreed to be responsible for any future assessments for gravity sewer to service the property; 7) Scenic easements would be dedicated to the City for that area within the Conservancy District along Purgatory Creek by the developer; 8) It was estimated by the proponent that the cost of improvements to Bennett Place would be approximately $121,000.00; 9) The developer was still not in favor of extension of Meade Lane due to the existence of mature oak trees along the proposed alignment of the extension. In addition, it was noted that the grade difference was substantial in this area and extension of the road may require a large amount of fill . Mr. Knaeble stated that the proponent had one other area of concern, that being the proposed tree replacement plan for the property. The proponent asked that the tree replacement be allowed on a more flexible basis, rather than being relegated to the three-to-one slope areas only. The proponent • was suggesting a tree replacement plan whereby two two-inch caliper trees would be planted on each lot, totalling 256 caliper inches of tree replacement. Planner Uram stated that the Staff had reviewed the proposed tree replacement plan for the development, focusing on the number of trees that Planning Commission Minutes 3 August 11, 1986 would be lost due to construction south of proposed Bluestem Lane. He pointed out that the reason Staff had recommended replacement of these trees in the three-to-one slope areas was for purposes of stabilization of the slopes via vegetation. Planner Uram stated that, after detailed consideration of the proposal of the proponent to place two two-inch caliper trees on each lot, Staff was concerned about the potential enforcement problems involved in such a plan. For example, if the final lot was not sold for five years, the City would need to require that the landscape bond for the property be maintained for a period of seven years (two years beyond the date of final planting) . Also, it would be difficult to schedule inspections of the site on a frequent basis if trees were planted on many lots over a short period of time. For these reasons, Staff was recommending that the replacement trees be located in the sloped areas. Regarding the proposed extension of Meade Lane, Planner Uram stated that Staff's major concern was regarding circulation for the neighborhood proposed and the existing neighborhood for purposes of traffic and safety vehicles. He stated that Staff was willing to work with the proponent to find an alternative routing for provision of better circulation in this area. Planner Uram stated that Ms. Mary Wagner had contacted Staff with respect to the proposed road extension and indicated that she was concerned . that access be provided to her property in order to allow for development in the future. Planner Franzen explained that it would be possible to save more trees within the proposed Meade Lane extension if the alignment of the extension was moved to the west. He stated that Staff would continue to work with the developer to ascertain the best alignment of the extension prior to City Council review of the proposal . Bye expressed concern about circulation within the neighborhood. She asked if the extension of Bluestem Lane to the north would provide for a better opportunity for circulation within this area. Planner Franzen responded that this alternative was reviewed and rejected by Staff and the developer. Ruebling stated that he, too, was concerned about the traffic circulation for the neighborhood. He stated that, while he considered circulation within the neighborhood a necessity, he did not necessarily feel it was mandatory that the extension be along the proposed alignment for Meade Lane. Anderson asked how long it would take for a tree to grow from a two-inch diameter to a four-inch diameter. Planner Franzen stated that it could take several years, depending on the environmental conditions. He added that smaller trees of a two-inch diameter, or less, tended to suffer from damage from wind and other environmental elements more readily than the larger trees. Hallett asked about the tree replacement policy. Planner Franzen stated that the City would require tree replacement where necessary based on the grading plan and that the City would require a bond covering a period of two years, or two growing seasons, in order to guarantee stability of the landscaping stock. Planning Commission Minutes 4 August 11, 1986 Hallett stated that he concurred with other Commissioners regarding the need for additional access to the north in order to allow for better traffic circulation through the neighborhood. He added that he felt the location of the access was something that could be worked out between the proponent and the Staff prior to City Council review. Hallett asked if the cul-de-sac for Bluestem Lane in the north portion of the proposed development was permanent, or temporary. Planner Franzen stated that Staff recommended that this be a permanent cul-de-sac due to the topography in this area. Chairman Schuck asked for comments, or questions, from members of the audience. There were none. MOTION 1: Motion was made by Gartner, seconded by Anderson, to close the public hearing. Motion carried--7-0-0 MOTION 2: Motion was made by Gartner, seconded by Bye, to recommend to the City Council approval of the request of Brown Land Company for Zoning District Change from Rural to R1-13.5 for 26.86 acres, to be known as Bluestem Hills, based on revised plans and written materials dated August 5, 1986, subject to the recommendations of the Staff Reports dated July 25, and August 8 1986, with the following added conditions: 1) Staff and proponent shall determine an appropriate location for public road connection to the neighborhood to the north for purposes of traffic circulation and access for emergency vehicles; and 2) Developer shall be responsible for replacement of 252 caliper inches of trees based on a final grading plan, as approved Staff, with appropriate location for said replacement trees to be determined by Staff. Motion carried--7-0-0 MOTION 3: Motion was made by Gartner, seconded by Bye, to recommend to the City Council approval of the request of Brown Land Company for Preliminary Plat of 31.56 acres, to be known as Bluestem Hills, based on revised plans and written materials dated August 5, 1986, subject to the recommendations of the Staff Reports dated July 25, and August 8, 1986, with the following added conditions: 1) Staff and proponent shall determine an appropriate location for public road connection to the neighborhood to the north for purposes of traffic circulation and access for emergency vehicles; and 2) Developer shall be responsible for replacement of 252 caliper inches of trees based on a final grading plan, as approved Staff, with appropriate location for said replacement trees to be determined by Staff. Motion carried--7-0-0 Planning Commission Minutes 5 August 11, 1986 B. PRAIRIE LUTHERAN CHURCH, by Adkins Association, Inc. Request for Comprehensive Guide Plan Amendment from Low Density Residential to Church on 10.97 acres, Zoning District Change from R1-22 to Public on 10.97 acres, with variances to be reviewed by the Board of Appeals, and Preliminary Plat of 10.97 acres into one lot for construction of a church. Location: South of Pioneer Trail, north of Blossom Road, and east of Bennett Place. A public hearing. Mr. Roger Sjobeck, architect for proponents, reviewed the topography, architecture, exterior elevations, and floor plans for the proposed development with the Commission. He discussed the proposed Comprehensive Guide Plan Change from Low Density Residential to Church noting that the change would involve the displacement of 22 single family units on this property. Mr. Sjobeck stated that this would not be a substantial number of units displaced given the overall community supply of land guided for Low Density Residential use. With respect to impact on the site character, Mr. Sjobeck stated that the development of the property as single family residential would require substantially more grading than would be required by the construction of the church, therefore, the impact on the land, itself, would be less by this proposal . Regarding impact upon City services, Mr. Sjobeck stated that the requested Comprehensive Guide Plan change would require the upgrading of Blossom Road in this area; however, this would likely be the case with development of the property as single family residential, as well. Regarding whether the church would be a better use of the land, Mr. Sjobeck stated that it was their opinion that churches and single family residential neighborhoods made good neighbors for each other, that there was a complimentary relationship between the two uses. He also noted that the majority of the churches in the community were located in the northern half of the City, and that this would balance the locations of churches in Eden Prairie. Planner Uram reviewed the findings and recommendations of the Staff Report of August 8, 1986, regarding the development. In addition to standard requirements regarding grading, utilities, erosion control, streets, and park dedication, other specific cocerns about the project were raised by the Staff review. Planner Uram stated that it would be necessary for the proponent to submit a petition for public improvements for street construction, sanitary sewer, and water main for Blossom Road. Staff was also recommending changes to the landscape plan to increase the minimum caliper inch for trees used for landscaping the site in order that they meet the minimum City Code requirements of 22 caliper inches at the time of planting. Staff had expressed concern in the Staff Report regarding the scheduling of church services in conjunction with the Pax Christi Church, located on the north side of County Road #1, in terms of traffic congestion between services. Another required change to the plans in order to meet City requirements included amendment to all plans to reflect the upgrading of Blossom Road to a 50 ft. wide right-of-way. Planner Uram noted that it would be necessary for the proponents to receive approval of a variance for the use of wood as an exterior material for the structure and approval of a variance to exceed the height limitations of the zoning district from the Board of Appeals prior to construction. Also recommended as a condition of approval was review of any additional building or land alteration to the Planning Commission Minutes 6 August 11, 1986 site since the proponents were requesting zoning of the entire parcel, not just a portion of it. Planner Uram stated that the City had received a letter from the Hennepin County Transportation Department regarding the upgrading of the intersection of Blossom Road and County Road #1. The County was recommending that the intersection be constructed at a 90 degree angle to County Road #1, or closed off as a permanent cul-de-sac. The final alignment of the road, would be determined by a feasiblity study. With respect to traffic impact, Planner Uram stated that Staff had reviewed the potential traffic in this neighborhood based on three churches--existing Pax Christi Church, the proposed Prairie Lutheran Church, and Faith Nazarene Church, which was currently being discussed with proponents at a Staff level, with a formal application for development pending. It was determined that County Road #1 would be able to handle the additional development, with the addition of turn lanes for greater safety and ease of movement for vehicles. Regarding the upgrading of Blossom Road, Planner Uram stated that, due to the recommendation of the Hennepin County Transportation Department, and because of the feasibility study, Staff was recommending that geometric changes be made to the intersection which would include the addition of turn . lanes. He noted that the Prairie Lutheran and Pax Christi representatives had already agreed by letter to work out scheduling differences to provide for relief from the potential traffic problems on Sunday mornings. Gartner questioned whether the parking ratio for the church was adequate to meet the needs of parking for the use. Planner Uram stated that accepted traffic engineering figures indicated that one parking space for each 2.5 seats in the church was an accepted standard. Eden Prairie required one space for every three seats. Planner Franzen noted that this parking formula was used for churches, assembly uses, restaurants, theaters, etc. , and that the City had not experienced difficulty with this formula. Gartner asked what would happen to the exception parcel located along Bennett Place upon development of this parcel . Planner Uram stated this strip of property was guided for Low Density Residential development and currently zoned R1-22; however, no building had taken place on the parcel at this time. He stated development within those parameters was still possible. Planner Franzen noted that it would also be possible for this parcel to be developed as R1-13.5 in the future. Anderson stated that he supported the recommended geometric changes to the County Road #1 intersection. He added that, while the upgrading of Homeward Hills Road north to Sunnybrook Road may help alleviate some of the traffic concerns in this area, the turning lanes would still provide for better traffic circulation in the neighborhood. • Ms. Sandy Calkins, representative of the building committee for Prairie Lutheran Church, stated that the church representatives were willing to work with the other churches in the area to mitigate concerns about traffic congestion before and after services. Planning Commission Minutes 7 August 11, 1986 Bye stated that she felt the traffic issues may extend beyond Sunday morning. For example, each of the churches would likely have choir practices, various committee meetings, etc., with Wednesdays being the most popular evening for this currently. She suggested that the three churches work together regarding traffic resulting from these activities, as well. Hallett expressed concern about another church in the community which had added on to its main structure without landscaping, exposing a large, blank wall to the public view.. He asked if the landscaping would be to scale for this structure, given the request for variance to the maximum height allowed in the district, in particular along the County Road #1 frontage. Planner Franzen and Mr. Sjobeck discussed the orientation of the structure on the site. It was determined that this would be reviewed prior to Council review and that proponents would provide additional landscaping as may be necessary to landscape the structure to scale on the north side, towards County Road #1. Planner Franzen stated that, if necessary, elevations, or a model, would be requested to assure that the landscaping would be appropriate from County Road #1. Hallett asked if the height of the structure would interfere with the airport zones. Planner Franzen stated that Staff would review this. Gartner asked why proponents were requesting an all wood exterior. Mr. • Sjobeck responded that it was the opinion of the proponents that a wood exterior would be more in keeping with the character of the residential neighborhood. Ms. Karen Radtke, 11021 Blossom Road, expressed concern about the future upgrading of Blossom Road and the impact of the improvements on her property. Planner Franzen explained the assessment process before the City Council and stated that notices would be sent to all concerned property owners regarding any proposed improvement. Ms. Radtke asked if this improvement was being requested because of the proposed development of a small single family plat south of the proposed church. Planner Franzen explained that the City considered the church to be a developer, also, and that development of the small single family plat was incidental to the requirement for upgrading of the road. Ms. Radtke stated that she was also concerned about the danger of the intersection at County Road #1 at this time, and added that she encouraged the improvements proposed by Staff. Ruebling asked if the improvement of the road would include sanitary sewer and water main, also. Planner Franzen stated that services were available to the church property from County Road #1. One of the purposes of the feasibility study would be to determine the best manner in which to service the church site for public utilities. Gartner asked if it was appropriate to locate churches in a residential neighborhood from a land use point of view. Planner Franzen noted that churches were not designated in specific locations in the Comprehensive . Guide Plan for purposes of allowing them to prove the case for their specific use as to appropriate location. Traffic was always a major consideration. He stated that there was a difference in need and appropriateness of location based on the size of a church, also, noting the regional sized church located in the northeast portion of the community. Planning Commission Minutes 8 August 11, 1986 i Dodge asked when the improvements to the turn lanes would be constructed. Planner Uram stated that the timing of the improvements would be determined by the feasibility study. Dodge asked if the upgrading of the intersection of County Road #1 and Blossom Road would be a significant improvement to this area. Planner Franzen stated that the proposed turn lanes and realignment would improve the current situation, without the construction of the church. Ms. Caulkins stated that the position of the church was that they understood that the upgrading of Blossom Road may be necessary, but that they were not requesting it to be done as part of their project. Dodge stated that she felt the upgrading of Blossom Road and the realignment of its intersection with County Road #1 were necessary in order for development of this property to take place. MOTION 1: Motion was made by Bye, seconded by Gartner, to close the public hearing. Motion carried--7-0-0 • MOTION 2: Motion was made by Bye, seconded by Ruebling, to recommend to the City Council approval of the request of the Adkins Association, Inc., for Comprehensive Guide Plan Amendment from Low Density Residential to Church for 10.97 acres for Prairie Lutheran Church, based on plans dated dated July 21, 1986, subject to the recommendations of the Staff Report dated August 8, 1986, with the addition of the following conditions: le) Prior to review by the City Council, proponent shall provide Staff necessary information showing that the north side of the structure would be landscaped and screened to the scale of the building from public view from County Road #1; and lf) Prior to review by the City Council, the proposed variance for height of the structure be reviewed against rules and regulations for the Flying Cloud Airport zones. Hallett asked when bikeways would be added along County Road #1 by the County. Planner Franzen stated that the trail was to be constructed within the right-of-way for County Road #1 and that there was no timing available from the County at this time regarding the construction of the trail . He stated that it may be necessary for the City to construct the trail along County Road #1 and added that this matter would be referred to the Parks, Recreation, and Natural Resources Commission for their review of this project. Motion carried--7-0-0 • MOTION 3• Motion was made by Bye, seconded by Ruebling, to recommend to the City Council approval of the request of the Adkins Association, Inc., for Zoning District Change from R1-22 to Public for 10.97 acres for Prairie Lutheran Planning Commission Minutes 9 August 11, 1986 0 Church, with variances to be reviewed by the Board of Appeals, based on plans dated July 21, 1986, subject to the recommendations of the Staff Report dated August 8, 1986, with the addition of the following conditions: le) Prior to review by the City Council, proponent shall provide Staff necessary information showing that the north side of the structure would be landscaped and screened to the scale of the building from public view from County Road #1; and 1f) Prior to review by the City Council, the proposed variance for height of the structure be reviewed against rules and regulations for the Flying Cloud Airport zones. Motion carried--7-0-0 MOTION 4: Motion was made by Bye, seconded by Ruebling, to recommend to the City Council approval of the request of the Adkins Association, Inc., for Preliminary Plat of 10.97 acres into one lot for construction of Prairie Lutheran Church, baseed on plans dated July 21, 1986, subject to the recommendations of the Staff Report dated August 8, 1986, with the addition of the following conditions: le) Prior to review by the City Council, proponent shall provide Staff necessary information showing that the north side of the structure would be landscaped and screened to the scale of the building from public view from County Road #1; and lf) Prior to review by • the City Council, the proposed variance for height of the structure be reviewed against rules and regulations for the Flying Cloud Airport zones. Motion carried--7-0-0 V. OLD BUSINESS None. VI. NEW BUSINESS None. VII. PLANNER'S REPORT None. VIII. ADJOURNMENT MOTION TO ADJOURN was made by Bye, seconded by Dodge. Chairman Schuck adjourned the meeting at 9:05 p.m.