HomeMy WebLinkAboutResolution - 753 - Preliminary Plat Approval for Prairie East - 08/28/1973 VILLAGE OF EDEN PRAIRIE
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO. 753
A RESOLUTION APPROVING PRELIMINARY PLAT
OF PRAIRIE EAST
BE IT RESOLVED by the Village Council of the Village of Eden
Prairie, Minnesota as follows :
The preliminary plat of Prairie East located east of Franlo Road
in the Prairie East Planned Unit Development,
being in the county of Hennepin and the State of Minnesota, described
as follows:
( Torrens Portion )
Beginning at a point in the North and South center tine of
Section 25, Township 116, Flange 22, Hennepin County, fAinnesota.
distant 800 feet South of the Northwest corner of the South 3/4
of the West 1/2 of the Northeast 1/�. of said section,; thence
East parallel with the North tine of the South 3/4 'of the West
1/2 of the Northeast 1/4 of said section a distance of 150 feet ;
thence Northeasterly to a point 300 feet East ( as measured at a
right angle ) from the West 1 ine and 540 , feet South ( as measured
along a line parallel with said West line) from the North line of
said South 3A of the West 112 of the Northeast 1/4; thence North
parallel with the West line of said South 314 of the West 1/2 of t -
Northeasfi 1/4 a distance of 190 feet; thence Northeasterly
deflecting to the right 450 241 28" to an intersection with a
fine parallel with and 2?5 feet South ( as measured at right
angles) from the North line of said South 3/1 or the West 1 /2
of the Northeast 1 /1., ; thence East along last said parallel tine
705 feat to an intersection with a line parallel with and 1080 fee"
East ( as measured at right angles) from the West line of said ,.
'f South.- 3/4 of the blest 1/2 of the Northeast 1/4; thence North
along last said parallel line to the No,- th line of said South 3/4
of the :Test 1/2 of the Northeast IA; thence East along the' North
i ine a . said South 3/i.; of the :lest 1 /2 of the Northeast 1l� to
the Northaas ; corner hereof ; thance South along the East t ine of
said South 3/4 of . he :1asr 1/2 of the Northeast I / , a distance
of 759 feet ; thence Southwesterly , deflecting to the right 410
191 55", a distance of 167. 68 feet ; thence Southwesterly, deflectir
to the left 8' 037 14" , a distance of 335.27 feet ; thence South—
westerly , deflecting to the left 16' 381 04", a distance of 310
feet ; thence Northwesterly, deflecting to the right 80' 0 0' 00",
a distance of 235 feet ; thence Northwesterly, deflecting to the
right 36' 301 00", a distance of 310 feet ; thence Northwesterly,,
deflecting to the right 29" 00t 00", 3 distance of 115 feet ;
thence Northeasterly , deflecting to the right 41 ' 30" 00", a
distance of 115 feet ; thence Northwesterly, deflecting to the
left 82'0 '18t 55", a distance of 39.31 feet ; thence Southwesterly
deflecting to the left 870 53t 49", a distance of 30 feet ; thence.
Southwesterly, deflecting to the right 180 321 14", a distance
of 125 feet ; thence Southwesterly, deflecting to the right 60
fit 59", a distance of 193.47 feet ; thence Southwesterly deftectin
to the right 25' 281 31 ", a distance of 176.39 feet to its . inters»
section with the North and South center line of said Section 25;
thence Northerly along said North and South center line of
Section 25 a distance of 428. 67 feet to the point of- beginning.
All according to the United States Government Survey thereof .
( Abstract Portion )
That part of the East 1 /2 of the Northeast 1/ 4 of Section 25,
Township 116, Range 22, Hennepin county, Minnesota described: as
follows: Beginning at the Northeast corner of the South 3/4 of
` ^ WaSo 1 /2 ore Nor 1 /'4 of said Section 25 ; thence Southerly
a ? Ong the West 1 ine of said East i %2 of tortheast 1 /4 of Section
25, a distance 0 ' 759 feet ; thenca ;iortheaster iy , deflecting to
the left 1330 40 ; 07", a distance of 18.32 feat ; thence Northeaste
ly , deflecting to the left 9° 19r 58", a distance of 210 feet ;
thence Northeasterly, deflecting to the left 220 34, 47", a
distance of 415 feet ; thence Northwasterly, deflecting to the
left 50" 05t 34", a distance of 229.43 feet to its intersection
with the Easterly extension of the North Iine of the South 3/4
of the '.-Jest 1 /2 of the Northeast 1/4 of said Section 25; thence
tlesterly, along said extended Iine 24.39 feet to the point of
beginning. All according to the United States Government Survey
thereof .
That the plat meets the recommendations of the Staffinq Planning
Report and Engineering Report for Prairie East. See Exhibit A and B.
AND, is found to be in conformance with the provisions of Eden Prairie_
Ordinance No. 93 (Subdivision Ordinance) and. No. 135 and all amendments
thereto.
ADOPTED by the Tillage Council on August 28, 1973.
X1.
Paul R. Redpath, tea or
ATTEST:
SEAL
Joh D. Frane, Clerk
STAFF PLANTJTTQTG REPORT
Date ; August ] , 1973
Pro ct: Prairie mast
Appl tc,- Rusted Development Corporation
Location: 95 acre site in the eastern portion of the Village between
Franlo Road and Co . Rd . 18 , directly north of the proposed
98th Street/Co . Rd . 1 extension
Request: 1) Planned Unit Development Concept Approval for 95 acre
site of mixed residential .
2) Zoning changes from Rural to R1-13 .5 for 41 single family
lots and zoning from Rural to RM-6 . 5 for 76 townhouse/
duplex units
3) Preliminary plat approval for the 41 single family and
preliminary plat approval for the 1st Phase of the townhouse
pro j ect.
From: Richard Putnam , Village Planner
' Through: Robert P. Heinrich, Village Manager
Refer To: Prairie East brochure; Sector Planning Study completed by
developers; Minutes of last three Planning Commission
Meetings; Planning Staff Report dated 8/1/73 .
Outline:
1 . Concept Plan.
A . Sector Plan Relationships .
B . Natural Features .
i, C . Transportation .
D. Land Use .
E. Open Space .
F . Neighborhood Concept.
2 . Townhouse Plan.
A . Natural Features.
B . Structural Type .
C . Site Plan.
3 . Single Family Subdivision .
A . Natural Features .
B . Structural Character.
C . Site Plan .
4 . Summary & Recommendations .
1 . CONCEPT PLAN:
A. Sector Plan Relationshias:
Prairie East project, located between 18 and Franlo Road , does not
seem to have any major Village , county, or state roads that would
pass through the project as proposed . The relocation of Co. Rd. 1
to meet with Bloomington's 98th Street is possible along the southern
Staff. Planning Report - Prairie East
Page, 2
boundrary of the project but would not alter the Prairie East plan.
The project's only interface with other residential developments
will occur to the north with The Preserve and Lutheran Church
property. Proposed in The Preserve are single family lots on the
west along Franlo and medium densities of townhouse or condominium
to the east. Minimal residential development will occur west of
Franlo Road clue to the ownership .by Olympic Hills Golf Course .
Small isolated parcels,of primarily single family will be developed
in these areas .
Area 2 as identified on the Sector Plan produced b_v four developers
a ly �X in the area,indicates a population of around 4 , 000 people on
approximately 500 acres . The 500 acres include 16.E acres of golf
course and approximately 125 acres owned by Mr. I.Velter and
� 'tilh family to the west . Theproperty
O1 m is Hills of low density sin
) � east of Olympic Hills Golf Course , approximately 211 acres , would
e.j: have approximately 1 , 140 units or 5 . 4 units per acre . The figures
indicated in the Sector Study indicate 3 . 3 units per acre
computed over the entire Zone 2 , with a child count of 1 , 10 0 children .
Figuring roughly two children per unit in the single family areas
excluded from the lands east of the golf course, we would expect
y approximately 600 children in the 1 , 140 dwelling Units, or roughly
z child per dwelling unit . The figure of 2 child per dwelling unit
within the eastern 211 acres would seem to be relatively low, even
y'+�,,� considering the higher density nature of the development proposed.
✓ The provision of an elementary school as originally intended in `die
Yc a
-` a• ''� Preserve plan in this area has been rethought by the School District
%'��' �,� � ��► �. and it is very questionable at this time whether such a facility would
be necessary. If approximately one-quarter of the children were
elementary age, then the Prairie East area of 211 acres would have
approximately 150 elementary school children by the figures presented
in the Sector Study. If we were to double the child court to one
child per unit for the 1 , 140 units, we v.mud still have approximately
300 elementary school children , which is not sufficient for an
elementary school in an area,
The Sector Study indicates an institutional area of 43 acres located
directly south of the proposed new Co. Rd . 1 within property owned
by Hustad Development Corporation. The intent of the institutional
areas is a concept first suggested in the community's
Guide Plan for consolidating those community services such as
education , neighborhood commercial, major recreation space, social
and governmental services, The size of the
institutional center of 43 acres is not definite and may well be
80- 100 acres , depending upon the scale of the commercial and of
Staff Planning paport - prairie East
Poge 3
the institutional uses located there . The Prairie Fast area .would
easily util.izze these major educational/cultural services if a
usable liedE.�strian system is constructed as well as the roads
Proposed.
11 . Natural FPatiires;
The brochure does a good job of noting the significant site features
which primarily consist of:;the prominent vegetative areas of the
knoll to the northwest and around the pond as well as the major
tree line running through the center of the site north/south . The
other significant feature would be the rolling character of the
terrain with defined drainageways . The three ponding
areas on the site vary in their water levels . The major
pond to the east seems to be very dry with intermittent water
whereas the smaller ponds adjacent to Franlo Road seem to have
more water_
The site, which is primarily open farmed land, can be easily
developed for residential uses . However, the existence of
significant tree cover should be highly reinforced by the site plan
in that on a site of 95 acres with few trees , each of the trees
becomes more significant, particularly the scattered and isolated
trees of thefenc.-c line and those along drainageways and old farmsteads .
i
C . 'Transportation;
The Sector Plan and the Prairie East proposed land use plan indicates
the use of Franlo Road as a collector connecting Co. Rd . 1 and the
East/West Parkway. Additional right-of-way may be needed on both
sides of Franlo Road to adequately upgrade it to carry the traffic
i projected . Co . Rd . 18 will he used as it exists today for many years,
' any prior to• p I upgrading. The RMIL= proposal is to run the new 169
1 freeway to the east of existing Co . Rd. 18 , usingthe existing pavement
- ' as a one-way frontage road running south with the northbound frontage
_ tt Y g g
n
1 if road east of the freeway in Bloomington. The controversy over the
construction of 169 and the toll bridge proposal by the communities
south of the river cast many doubts upon the timing and ultimate con-
,,t l ____.__,-;-j f,:;,•„ struction of this roadway. it is a fair assessment that as
a major arterial or throughcommunity route 18 or its successor
would fulfill this function. The access proposed off of Co. Rd. 18
• �, today would be two directional , north and south, but in the future
may only be a southern access to Prairie East. Northbound trips on
Co. Rd . 1.8 would go south to proposed 98th Street, cross over to
the northern frontage road, and then through slip ramps onto 169 .
Staff Planning Report - Prairie Last
Page 4
Tho relocation of Co. Rd . 1 to align itsalf with proposed 98th Street
in Bloomington would take the form of an arterial street with 100 ft.
right of way and four lane arterial capacities. Access to 98th
Street would be. restricted and as indicated in the Prairie East
proposal , would have one major intersection between Fra.nlo and
18 with their northeast collector. The .interior collector streets
should have a right of way of no less than 60 ft. and would be
constructed to standards outlined by the Village Engineer.
To gain a more detailed picture of the transportation needs of The
Preserve Sector area, including Prairie East, I have asked the
firm of HowargNeedles,Tammen & Bergendoff to prepare a traffic
analysis of the proposed Sector Study produced by the developers
to identify the ultimate volumes and traffic pattern within the area.
Right of way and design requirements for the major roads within
this area would be a product of this work.
D. Land Use;
The Prairie East project identifies a wide variety of housing types
ranging from 13 ,500 sq,ft, single family detached lots through the
mid-ranges of townhouse and duplex to the low density terraced
apartments at 8-10 units per acre as well as the 13-15 unit: corridor
building proposed in Area 4 . Two areas , 5 and 6 , where mid-rise
or high-rise structures could well be constructed at later dates .
These uses seem to be sited according to the requirements of the
natural topography and vegetation,in that . lower densities
occur in the wooded areas with the open fields used for the mid
and high densities .
There are two parcels labeled "excluded" that are currently farmsteads
or single family rural parcels . Any development of Area 5 into higher
density uses would most certainly require the change of use of these
structures and the coordination of the planning and development with
the landowners. Prairie Bast's plan points out the necessary road decisions
that would make AreasS and 6 high density or medium density areas.
It does seem reasonable , given the status of the roads , environmental
concerns , Bloomington's proposed commercial/office area east of 18
adjacent to 98th Street, and the topography to identify Area 5 as a
residential area to be planned as other decisions are made .
Area 6 , identified as closely resembling the densities and character
of Area 4 , with apartments and condominiums, proposed at such time
as utilities and roads are upgraded . The existence of the large pond
and open space area in the southwest corner of parcel 6 will provide
an excellent buffer with any intersection and higher uses proposed
around#1 and Franlo. Therefore , relating the uses of Area 6 more
Staff Planning Report - Prairie Fast
page 5
closely to the greenway and Area 2 and to the north , Area 1 . The
close relationship between tine townhouse units of Area 2 --vould
indicate that a lower density and building type , perhaps of the
townhouse, clustered single family, or low-density condominium
structures would be c:nore ideally suited in tizis area than the
medium to high densities proposed in the concept plan. Buffer
from the roads bythe pond , the proximity to the greenway, and
the direct frontage onto the townhouse/single family units as well
as their relationship to Franlo Road with its single family love
density character are the major reasons for this suggestion .
The single family area, half of which is located in the heavily
wooded knoll, will dramatically change the character of this
k forest. The cuts required for roadway construction and building
pad preparation will greatly reduce the impact of the forested
area. Site alterations similar to those in the Creekwood
subdivision proposed by Hustad Development Corporation would
be anticipated . The provision of single family homes in the
2 , 000-4 , 000 sq. ft, category on 13 , 500 sq.ft. lots will
dramatically change the character of the wooded knoll . It
should be clearly understood that the wild , natural, wooded
character will not remain. The construction of the roads and
( single family homes on the small knolls with 10-30O/ slopes
will require significant land alteration . The easterly single family
cul-de-sac in the open meadow will require some filling and
tree removal in the old fence line .
There has been an attempt in the townhouse and terraced condo-
minium units to reflect the natural land form by fronting units out
from hill areas onto the low greenway and open space system .
The concept uses for Areas 1 , 2 , 3 , and 4 seem consistent with the
objectives of the Sector Plan and developer. Areas 5 and 6 because
of the uncertainty of many pending decisions would remain questionable
as to specific density or residential use types .
E. Open Space:
The open space system proposed in Prairie East has three distinct
levels . The first is the private yard and grouped recreation facility,
such as the pool , tennis courts within each cluster of the townhouses.
The second level would be the greenway systems backing on the rear
lot lines and which the townhouses open to , used primarily as walkway
and open space area. T'he third and largest area would be the grouped
open spaces. In the proposal , all of these are used for water ponding
Staff Pig.?1111i1-ig [Report -- Prairie East
P�Ige. 6
areas . These vary in size from approximately 5-6 acres down to
the 1- 1 i acre size .
The use of the open space systems and recreational facilities are
not readily available to those single family lots and with the steep
slopes and heavily wooded character, the open play space within
these lots is greatly limited . The greenway systems are relatively
narrow and will be heavily planted to minimize any open field space .
The larger areas such as the pond area have minimum field game open
space. Therefore, the closest open recreational field would be in
The Preserve adjacent to Franlo Road or south�at the institutional
center. The recreational system as proposed seems heavily geared
to the use of visual open space, as ponding and
walkway uses . Recreational facilities such as
tennis courts k%
putting greens , and pool are cloistered�ivithin each
of the townhouse areas . The provision of three tennis courts , three
pools , and three putting greens for a total of 76 units while providing
none of these recreational -facilities for single family or the other
units on the site seems extremely wasteful . By grouping the tennis
courts , pools , and putting greens at one area for the townhouses and
moving one of these clusters to a larger open area of the site would
seem to provide the same ready access to the residents of the town-
houses while making these facilities available for other units on the
site . Secondly, the isolation of the recreation facilities in the middle
of the parking area for each townhouse cluster seems to break any
continuity wiLll LI-Le pi OPOS_U %,JPC-IL DPa%.,c sy stc iris .
The active recreational spaces -- the pools , tennis courts , the ball
fields -- need to be greatly expanded for the use of all residents of
the planned unit development rather than only those within each of
the townhouse clusters . If one would take the use of recreational
facilities , it would appear the single family and condominium
apartment units would get more use from those facilities than the
townhouse units proposed. The townhouse units, by design, are
for older individuals wishing one level living with rather high priced
units . Their use of these active recreational facilities may be less
than those residents of the other housing types yet none are provided
for them . In Area 3 , development of some active field game space
would seem to be a necessity, about the scale of the 5-8 acre play
field . The low key ball diamond , large athletic field are requirements
for 500-800 dwelling units as proposed in the P.U .D. To accommodate
such play space , the reduction of the water amenity proposed in the
northeast area of the site would be necessary to convert this into an
open field space .
Staff Pl�inning Deport - Prairie Ellst
PLlcle 7
The o�.inership, development , and maintenance of tho greenway and
larder field garde ar as is not deierrnined at this time . Due to the
lineal. nature of the greenway connecting The Preserve and Anderson
Lakes with Lhe institutional center and the Bluffs East development,
the provision of the public p;ithway system , developed and maintained
initially by the home's association would seem necessary. The open
space areas of 5-8 acres could be handled in two ways . One would
be the private ownership by the home's association and maintenance
and developrnent. The second would be the public ownership of the
property with the maintenance and park development by the home's
association and developer. Both of these methods are being used
within the Village at this time, and both have proved successful .
Important is the ability for public walkway between the Anderson
Lakes Regional Park and the institutional center and Purgatory Creek
proposed in the Bluffs East. The system proposed through The
Preserve to the small neighborhood park then south to the Prairie East
project and their northern recreation area and south through Prairie
East, across Co . Rd. 1 to the institutional center, is a valuable
bikeway/walkway link within these neighborhoods and the Tillage
system .
F . Neighborhood Concepts:
Through the sector" work it became apparent that all of the large
planned unit developments in The Preserve Sector should have overall
home associations providing for the care and maintenance of
the grouped open space,as well as provide a governmental mechanism
for input into the sector recreation , cultural , and educational' uses
expected in this new town area of Eden Prairie . If small pockets of
single family homes do not have associations estahl ;Ghp.d : the ability
of individual residents to have significant impact on the policies of
the total sector would seem to be minimized, thereby excluding them
from the neighborhood decision making . Therefore, in the Prairie East
project , I would recommend that the home association be established
for maintenance and development of the grouped open space facilities
and also to provide a mechanism for gaining all of the citizen's input
on various issues . For example , if the single family homes in
Prairie East were not members of the home association, their children's
use of the greenway could be disputed by the other residents who are
paying dues .for the maintenance of these facilities while others are
using them as regularly as they. The ability to build a conventional
single family subdivision with no associations or common facilities
seems very difficult within the normal planned unit development
unless the entire development is one of single family detached homes
with little or no open space .
The Prairie East project might be best classified as a very exclusive
area within the community. Iie price range of the units suggested are
SLEift 111annincl 17,1,e ,ort - Prairie East
Pogo
$50-65 , 000 range for single tamily and $50-60 , 000 category for
townhouses . The other developments by Hustad Development Corp.
t:,--ive been similar but slightly less expensive than this project.
C«rrently udder approval is approximately 155 acres in housing
proposed by Hustad Development Corporation, none of which are
available for less than $40 , 000.
As a comparison , Edenvale has approximately 100 acres being
developed as residential of which about 10% is .in low or moderate
income housing , which will begin construction !ate this year or
early next spring . The Preserve with approximately 200 acres of
land under residential development has a 236 project which is
waiting for federal funding. The intent of the community has been
to request the large land developers to make available sites and
to actively seek developers and mechanisms for development of low
and moderate income housing . Consistent with the goals and
objectives of the Village/where federal subsidies are not available ,
developers have been encouraged to seek a wide range of housing
types and costs, to bring the range available within their developments
to the broadest spectrum of the community. The approach of zero
lot line or smaller homes as used in Edenvale or The Preserve is a
valid attempt at reducing the price of housing units while producing
a quality product.
The way the site is laid out and the proposed home owner' s groups
and recreational facilities indicate that though the units will front
onto each other, the opportunities for neighboring interactions
through use of joint facilities , etc . would be minimal . The exclusive
recreational facilities for each of the townhouse clusters would, I
believe, tend to isolate those residents from the other areas. I
believe,that is the intent of the plan and the sales profile . However,
with the limited recreational facilities provided for the other units,
I would question the advisability of that approach . The project as
proposed does not seem to offer a definite place or identity of its
own other than for each of the unit clusters . The lack of a congregating
spot for the neighborhood would seem to be inadvisable . I think of
the example of Sterline Field in the Duck Lake area where the park
offers a gathering and common interest spot for those residents in the
area. I believe this tends to encourage resident interaction, which
might not occur without the common areas.
Within the mixed residential areas such as Prairie East, the ability
to vary housing types can be done physically with little problem.
However, the ability to successfully integrate various types of families
and individuals is a much greater challenge . I believe the Hustad
Development Corporation has the ability to undertake creative steps
to better deal with neighborhood concepts and their implication on
the future development.
Staft Planning Report - Prairie Last
2 . T_O_W_ it'I-TOUSE PLh1\T:
f�. Natural Features:
The three townhouse clusters conform very well to the sloping
terrain with walkout units ringing the three hilled arc-as. Of
some concern will be tree removal along the fence line running
north/south through the middle of the second townhouse cluster.
The townhouses could be built with little alteration of the natural
land character in the proposal submitted if the tree line is
respected .
B. Structural Type:
The fourplex and twoplex units proposed offer maximum living area
on the ground level floor. Some of the units utilize a tuckunder
garage while others have a walkout basement. The units are well
designed to take advantage of the balcony, outdoor living areas
through entry courts and deck-patios . The units offer excellent
luxury housing and are ideally designed for the retired or older
couple or a small family.
The three units proposed , two duplex plans and one fourplex,
will offer a variety of building masses as weal as facade treatments .
The choice of a stucco exterior with the wood accent seems to be
proper in that the buildings will dominate the ridge line .
C . Sito Plan:
The first impression one gets from looking at the site plan is that the
lining up�of units in a rather rigid fashion along the ridge with A
units faring A units would tend to produce a monotonous ridge line
of buildings. The structural design will somewhat offset this
repetitious treatment. If varied. setbacks from thedriveways could be
achieved, this would also aid in breaking up the line of buildings .
Also, in the northeast cluster, the C unit and the A Units sit
extremely close to the single family homes . If the
normal setback between houses in a subdivision, is used as spacing, then
the A and. the C units would be moved back awa;r from these property
lines . Since different housing types are involved , it would seem
appropriate to keep a greater distance than is shown in the plan,
thereby requiring modification in the cluster as proposed . The distance
between the A units and the south clusters at its closest point is
approximately 125 feet , with the eight buildings facing each other in
this area and a greenway in between without substantial mature
vegetation . In luxury units as proposed , the distances and orientation
r
Stclff Planning Report - Prairie East
Page 10
into the neighbor's private back yards would seern less than desirable .
The ability of a townhouse to capitalize upon one directional views and
nia-.-drnize those for the interior spaces is somewhat lost by this plan
of lining units up facing each other. If you remernber,the Hustad and
Engstrom plan .for Mill Creek townhouse units
front. onto amenity spaces of significant size and not on to the
front of other units as in the plan proposed.
A less than desirable element of the plan for the three clusters is the
unusual number of double frontage units . By this , I mean the
provision of road and parking areas on more than one side of the units.
11 of the 31 buildings proposed are double frontage and in the case
of four of the C buildings , or 16 units, the front of each units orients
directly onto the street and other buildings with little or no privacy
for these units. Compare this with a normal single family home where
the front yard is the public area!
but the back yard is utilized as a private
family space. In the plan proposed, there is no private bank yard
nor private front yard. Also , the views over roads and into other
units seems less than desirable .
A comparison between the Mill Creek project by Hustads and this
project has some relevance in that both were townhouse plans utilizing
well designed structural treatments to break the normal row house
feeling into a more intimate scale . The Mill Creek . site plan
takes this concept one step .further and applies the same concepts to
the unit's placement on the site . I do not be that the Prairie
East townhouses proposed,accomplish this successfully in that it is
a rigid site plan which requires double fronting over 1/3 of the units
and orienting them into other similar units.
In no project to date have we seen a greater emphasis placed upon
recreational facilities at a small scale. The provision of"putting
green, tennis court, and swimming pool/�for each of the three
clusters or each 26 units seems excessive, and perhaps will result
in a gross underuse of these facilities. Also, since these are the
active recreational amenities proposed in the Prairie East plan, I
would hope they Would be available to more than just the 76 units.
Secondly, their placement in the center of parking and entrance
court . surrounded by garages and front doors would seem to be a less
than desirable location for these recreational spaces . Also, the
separation from the greenway and open space system is most obvious.
One must draw the conclusion that this was a deliberate attempt to
separate the open space activities of the rest of the Prairie East
site from those of the three townhouse clusters .
Staff Planning Report - Prairie East
Page 3. 1
Bec<<use of the limited distance between clusters and the well--
conceived greenway system proposed , an alternEtte would be to
group theSO f ICilitiaS at one area, perhaps at the intersection of
greonway and the collector road , and create a larger pool and t-wo
or three tennis courts as well as a small golfing area. These could
still be private facilities for the three townhouse areas but would
lint; in much better with the open space system and would minimize
the cost of the amenities . Investigating the cost associated with
horneowrier associations , the tennis courts , putting greens , and
most of all swimming pools are the very expensive maintenance
items for any association . Most groups feel that the provision of a
pool in a homeowner's assn . of much less than 40-5 0 units is a
hardship and F. H.H. feels that a greater number is necessary if a
pool is needed at all. I point this out merely to indicate that the
maintenance and upkeep fees for these units could well be double
or triple those experienced by a normal association.
The units designed for this site seem very well conceived and Iaelieve
that it is not the best utilization of these units.or the rolling site to
locate them (is the proposed site plan. 6"uggests .
1 would think_ that with site plan modifications acid a rethinking of
the recreational concept that these units,in approximately the number
proposed would be well suited for the site.
3 . SINGLE FAMILY SUBDIVISION:
A . Natural Features:
The areas proposed for single family detached 13 ,500 sq. ft. lots have
two distinct characters . Over one-half the lots occur within the open
areas along the ridge line on the northernmost cul-de-sac,. These lots
offer little impact upon the natural site features other than minimal
grading required to create building pads and put in the road. The lots
within the high knoll and wooded area are a different story,in that
extensive grading will be necessary to construct the road with cuts
of from 5-10 ft. necessary. Also the small size of the knoll_ where
the turnaround isrwill require considerable site work to place houses
on the sloping terrain . Some lots have a side slope problem at their
:street frontage where they will drop as much as 18 feet across the
100 ft . frontage . Combining these slope problems with the extensive
mature tree cover create many problems for single family development.
The price range of the homes, hence suggested size , will indicate
the large building pads necessary as well. as the probable requirements
for yard space since these units will most likely have substantial
families . The construction as proposed within this wooded area will
completely change the character of this forest area .
Stc)ff 111ar:ning Worl: - Prairie East
Page 12
B . StrLlCtUr�ll Character:
The loC-ation of the single family area in close proximity to the
Olympic 1-Ii.11s Country Club and abutting the existing single fan-Lily
along Franlo as well as those proposed in The Preserve is very
consistent. Also, the price range suggested of $50-65 , 000 is in
keeping with the country club nature of the Olympic Hills development
and those existing homes . One would expect in the wooded areas
custom homes designed specifically for each site due to the topographic
variations and heavy tree cover. More conventional spec homes might
be expected in the open areas of the site . Walkouts , ramblers , split
entries , and multiple level homes will be possible within this
subdivision due to the topographic variation.
These lots will offer ideal sites for expensive homes on relatively
small lots and close by many of the amenities provided within Prairie
East and The Preserve Sector.
C . Site Plan:
The alignment of the road off Franlo does not follow the gentlest
grade but is somewhat dictated by the necessity for reasonable lot
depth and lot numbers . This will require more grading to construct
the road to Village standards. ThE homes in the wooded area have
a high amenity site by their very nature. The lots in the open area
on the east side of the cul-de-sac will front directly onto the
greenway and open space area of Prairie East. If the townhouse
units are moved a sufficient distance back from the rear lot line
and the open space is developed satisfactorily, these will become
rnuch more valuable lots than would normally be anticipated. The
lots on the west side of that same cul-de-sac back onto the rear
lot line of the upper cul.-de-sac and if care can be exercised in
preserving the wooded toe of the slope, These lots will. have an
extremely pleasant back yard view.
The interior collector road system for Prairie East funnels through the
single family area and affects 11 of the 41 lots,in that these homes
front directly onto the only street accessing north and west of the
entire project. The higher density areas will utilize relocated Co.
Rd . 1 and 18 for their primary access but the townhouse clusters
proposed as well as miscellaneous trips will most certainly drive
through the single family area to go north into the Major Center Area
or the EastAVest Parkway connecting with a majority of the community.
Heavier traffic can be expected on this section of the collector street;
driveway turnarounds-so that cars don't back out onto the
street - should be included as well as greater front yard setbacks on
these lots .
Staff Planning Report - prairie East
Page 13
The, provision of single family detached on the steeply sloping site
i
with ,,�Ooded character would seem like a way of preserving the
integrity of the site . It is my opinion that to provide 13 , 500 sq . ft.
lots for large homes in sloping wooded sites will not achieve this
Rather, larger lots from one-half to an acre in size should be
utili2:ed to preserve the woodland character. The increased price of
the lots and homes if the larger lots were used would contribute to
the price of the lousing units . However, in the range of $50-65 , 000
the: increased land ver lot as well as the ability to minimize tree
cutting , etc . would seem to be more easily accommodated than in
the $30-35 , 000 price category.
4 . SUMMARY & RECOZ;TMENDATIONS:
I believe that the construction of Prairie East Planned Unit Development
with certain modifications will produce an excellent, high quality living
environment. If a voider price range of housing units could be provided as
well as a greater emphasis upon the neighborhood concept, I believe a
very successful neighborhood will be created . The overall flavor of the
Staff Report is meant to be positive with suggestions intended to be
evaluated by the Village officials and developer to improve the implemen-
tation of the project .
Recommendations:
1 . Recommend approval of the concept plan for the Prairie East project
without indicating specific numbers related to units, but rather
identifying the residential character by unit type and general density
ranges .
2 . Concur with the Prairie East proposal in that Areas 5 and 6 in the
P.IT . D . be designated as residential areas but that the housing type
and density not be determined until critical road decisions are made.
3 . Recommend that Area 6 be developed more closely akin with Area 2
in the low to mid-density ranges rather than the medium to high
(page 5) .
4 . Recommend the dedication to the Village for any additional right of
way necessary for Franlo Road and Co. Rd. 1' s extension, if
necessary, to provide high quality access to this site .
5 . Recommend the redesign of the large 5-8 acre open space in Area 3
to be used as an open field site (page 6) .
6 . Rethink the recreational uses provided to the townhouse areas and
examine the possibility of consolidating these facilities for the
townhouse projects and disbursing some of these facilities for use
by the other residents of the Prairie East project (page 6) .
5t�:ff Planning Report - Prairie East
Page 14
7 . Provision for a public trailway access north and south through the
Prairie East site to connect the Anderson Lakes area with the
institutional center proposed south of Co. Rd. 1 . WOUld suggest
the development and maintenance of the trailway by the home
association with the guarantee of public walkway use (page 7) .
8 . Recommend that ch.e Parl: and Recreation Commission more closely
examine the mechanism for development , ownership, and maintenance
of the neighborhood park and trailway systems within the Prairie
East project (page 7) .
9 . Recommend the establishment of an overall Prairie East Home
Association charged with the maintenance of common grounds and
as a mechanism for neighborhood organization and input into T-ie
Preserve Sector area . (page 7).
10 . Recommend that the Hustad Development Corporation seriously
investigate the provision of low and moderate price range housing
within the Prairie East project or within close proximity (page 8) .
11 . Recommend the serious consideration by the developer of the
suggested site plan revisions for the townhouse area . If the changes
suggested are not justified , valid reasons should be submitted by
the developer to the Village (pages 9-11) .
12 . Withhold rezoning and preliminary plat approval for the townhouse
phase of 76 units for the reason mentioned in the Staff Report (pages 9-11) .
13 . Recommend rezoning to R1-13 . 5 for the 41 lot single family area
within Prairie East project (page 11-13) .
14 . Recommend preliminary plat approval consistent with all recommen-
dations of the Village Engineer for the 41 lot single family plat in
the .Prairie East project by Hustad Development Corporation (pages 11-13) .
15 . Suggest that the Hustad Development Corporation closely evaluate
the impact of the 13 ,500 sq .ft, lots on the knoll and woodland
character. Strongly urge the developer to reduce the number of lots ,
thereby increasing their size to protect the forest character.
DP
L tic-)11 Ot P1-o,I i!,,i,: na v Plat dcit.cd S/7171
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----L --- 2.____S1 L 1—i_4i�aI11O j'p�r 1'ln"r^ `-�•1 F (' -'naC� i �
Section 25 .
C)',!I":CIR/1JrV f rnCjj_ Hustad
Suburban Engineerincr
.. -i.- ,: -;< .. .. -r, n .: .. :4 ., :h .. :C :: .. 7( ; .c �: Y : �: :. .. �c �: ;: -i: .- -r. k �c 7r :c •r. .. :'t is
' i'' s PUD concept ap r al , zoni-_cr chanY._s Fyom
r ..•r�.� L : O ,r_er r� c zcs t� a o T
rural_ to P2I,5 . 5 and Rl-13 . 5 and nrelintinary plat amp-royal for 21+ acres
' containing Al s:irlglc f:�m-I lots and 17 acres containing- 76 si-ncrlc family
attachaci homes (1st neighborhood) . This report i s in reference to drawings
and reports submitted to the Engineering Dept. for review and elated 5/7/73 _
Gr0; _ir.iCC : (lot dim?nsion3 , eases :-ants arid right-cI-ti•ray)
1 . Detached single family lot dimensions conform to the requirements
for R1-13 . 5 . Only a general arrangement with no specific lot diriension
is provided for the attached single family plan.
2 . Street right-of-ways are adequate, except radii on cul-de-sacs
should be 50 ' minimum. Franlo Road R/W should be 30 ' from centerline.
3 . Fives foot utility easerlents should be indicated abutting all
cle:ached, si igle family lot lines, except along street R/W.
2 U i2
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% =_vr�men!-s an.-I haa -Illights
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.7. (S in blocl,: 2
p j!TTI Y
-Ana
1 L' cl.evelo,,Der Inas sub-riittod a very- D-el.i: ry.- u t-i.lity and drainage
-,'an shov.`7ing s�rvic e an,--, water service -to be available fro:? Franio
Road. A feasibility study is now underway relating to the utilities
in Franlo Road . The report is scheduled for completion by 5/22 and
soon thereafter we can make a more rn.eaningf ul .review of the proposed
utility plans for Prairie East.
-Uti-lization of the drainage.—ponds anpears . reasonable. 11.1ain-t-enance,
of the oncis should be a responsibility of the homeowners association.
Drainage, from, adjoininq pro,,Derties should be more thoroughly el,-ariined.
IE 10 A T 10 N
'Pzecom-mend that the proposed development plan for Pr-air--*Le East be
referred to the staff for further study. Additional data from, the
Engineering D,:�partriiient should be available to the planning co=ission
on June 19 .
Resp,:-CtfLa y!�ibbmitted ,
Crv�� C
Carl J . Jdl) ie, P.E .'
Village Engineer
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