Planning Commission - 04/11/1994 APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, APRIL 11, 1994 7:00 p.m. City Center Council Chamber
8080 Mitchell Road
COMMISSION MEMBERS: Tim Bauer, Kenneth E. Clinton, Randy
Foote, Katherine Kardell,Douglas Sandstad,
Edward Schlampp, Mary Jane Wissner
STUDENT REPRESENTATIVE: Lisa-Marie Gualtieri
STAFF MEMBERS: Michael D. Franzen, Senior Planner; David
Lindahl, Planner
I. PLEDGE OF ALLEGIANCE -- ROLL CALL
The meeting was called to order at 7:00 p.m. by Chair Katherine Kardell. Bauer and
Gualtieri were absent.
H. APPROVAL OF AGENDA
MOTION: Clinton moved, seconded by Wissner, to approve the Agenda as published.
Motion carried 6-0-0.
III. MINUTES
MOTION: Schlampp moved, seconded by Clinton, to approve the Minutes of the March
28, 1994, meeting as published. Motion carried 6-0-0.
IV. PUBLIC HEARINGS
A. PIONEER TRAILS by Hustad Development. Request for Guide Plan
Amendment from Low Density Residential to Medium Density Residential on
9.21 acres, Zoning District Change from Rural to RM-6.5 on 9.21 acres and
Preliminary Plat of 9.21 acres into 28 lots and road right-of-way. Location:
10781 Pioneer Trail.
Beth Simonsted, representing Hustad Development, reviewed the request for
Guide Plan Amendment from low density to medium density residential, noting
that there will be 3.26 units per acre. Steve Sweiter, representing Wooddale
Builders, said this project will be association controlled with complete landscaping
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packages, and the units will sell from $170,000 to $250,000 and up.
Franzen said the primary issue is whether multi-family is an acceptable use for
this location, and particular the transition proposed to the single family residences
on the south. He said Staff suggested that, in order to provide a buffer, the
multi-family setback on the south should be the same as the 75-foot setback
required for single family homes. He said this may require a reduction in the
number of units or at least a change in their location. Staff has also suggested the
use of a berm rather than just shrubbery as a buffer along the southern property
line.
Schlampp said he liked the idea of a berm on the south side as it would give a
better transition than just shrubbery. Franzen said the berm would be a more
permanent solution; however, if only plant material is required in that area, Staff
recommends that a triple row of 12 foot conifers be required.
Greg Brown, 10816 Jackson Drive, said he would like a berm along the southwest
corner on down to the wetland area. He said he would also like to have them put
decks on the sides of the units rather than the backs. He said he would prefer to
have the units painted tan rather than grey.
Ron Szmergalsky, 10648 Jackson Drive, said he is concerned about whether
drainage from the project would impact his property and whether the drainage
area would be able to be mowed. He said he liked the idea of pushing the units
back to the 75-foot setback.
Barbara Lauer, 10719 Jackson Drive, said she would prefer to see single family
homes built on this property.
Dave Flynn, 10704 Jackson Drive, said he has concerns, about the drainage and
he is not convinced there will not be a problem with drainage from the property.
He said he liked the berm idea, but he did not like the grey and white color
scheme proposed. He also asked that efforts be made during construction to keep
down the dust.
Paul Radosevich, 9977 Windsor Terrace, asked about plans for the area to the
west that has not been developed yet. Franzen said it is guided for low-density,
single family homes.
Jan Pithey, 10788 Jackson Drive, said she agreed with the 75-foot minimum
setback and that the decks should be placed on the sides of the units. She said she
thought the tree replacement requirements should be for 12-14 foot conifers along
the south property line with additional heavy landscaping required in that area.
She was also concerned about the colors.
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Randy Hedland, project engineer, reviewed the drainage plans for the project,
noting that the hard surfaced area will have storm sewers that drain to the pond
on the west and only the back of a few units will drain to the wetland area to the
south. He said there will be an outlet pipe from the pond to the wetland area that
will be used only during extremely wet conditions. Sweiter noted that there will
be catch basins along the eastern edge of the property, with natural drainage in
the rest of the project.
Brown asked how high the berm will be. Franzen said it would be possible to get
up to eight or nine feet as a maximum, but that they would do a variation in
height for the berm with clustered plant materials to provide visual interest.
Sandstad asked if the timing on this project is so critical as to preclude proponent
returning revised plans for Commission review, since it is difficult to visualize
what the changes will look like. Simonsted said she thought they could do that
before the project went to the Council. Sweiter noted that they would like to have
the project completed by August.
Lauer asked if grading will be done during the summer. Sweiter said there will
be about 2-1/2 weeks of grading, which probably will occur in May if the project
is approved. He said they will put silt fence around the area.
MOTION 1: Wissner moved, seconded by Clinton, to close the public hearing.
Motion carried 6-0-0.
Wissner said she is comfortable with the project and believes the developer and
builder have worked well with the homeowners to resolve some of the problems.
She thought the drainage issues have been addressed and the color issue is not in
the Commission's realm.
Clinton said he would like to see the plans revised to show the setback, and he
was concerned that we are really addressing the issue of water runoff to the
southeast corner.
Foote said he would like to see the berm included, as well as the 75 foot setback.
Sandstad said he would like to see the revised plans; however, Hustad
Development has a good track record with the City.
Schlampp said the berming should be part of the project recommendations. He
did not think the drainage issue was a particular problem.
Franzen said the Commission could continue the project to the next meeting or
just have a copy of the revised plans included in the packet for the next meeting.
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MOTION 2: Wissner moved, seconded by Sandstad, to recommend to the City
Council approval of the request of Hustad Development for Guide Plan
Amendment from Low Density Residential to Medium Density Residential on
9.21 acres based on plans dated March 11, 1994, and subject to the
recommendations of the Staff Report dated April 8, 1994. Motion carried 6-0-0.
MOTION 3: Wissner moved, seconded by Sandstad, to recommend to the City
Council approval of the request of Hustad Development for Zoning District
Change from Rural to RM-6.5 on 9.21 acres based on plans dated March 11,
1994, and subject to the recommendations of the Staff Report dated April 8,
1994. Motion carried 6-0-0.
MOTION 4: Wissner moved, seconded by Sandstad, to recommend to the City
Council approval of the request of Hustad Development for Preliminary Plat of
9.21 acres into 28 lots and road right-of-way based on plans dated March 11,
1994, and subject to the recommendations of the Staff Report dated April 8,
1994. Motion carried 6-0-0.
V. MEMBERS' REPORTS
VI. CONTINUING BUSINESS
VIE. NEW BUSINESS
A. Appointment of two Commissioners to the Housing and Social Service Study
Grou
Lindahl said the study group will probably last until the end of the year and will
meet once a month. He said that social services will be a large part of the
discussion.
Sandstad said he hoped that choosing only two members for the group will not
shut off discussion on the issue for the rest of the Commission.
Kardell said she was concerned about concentrating on the social service issues.
Lindahl noted that we need to support the affordable housing proposals with the
developers as they come in with projects. Schlampp said he thought many
developers would jump at the chance to design and package such projects.
MOTION: Sandstad moved, seconded by Clinton, to appoint Kardell and Clinton
to serve on the Housing and Social Service Study Group, with Foote, Sandstad
and Wissner as alternates. Motion carried 6-0-0.
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The Commission asked the appointees to give a status update on the study group
at each Commission meeting.
B. Reducing Housing Costs
Lindahl said Al Gray in the Engineering Dept. determined that changing the
engineering standards for a project would have minimal effect on the costs and
that there are other concerns involved, such as safety of the neighborhood.
Sandstad said he thought it would be possible to reduce costs by using such means
as reducing the road right-of-way without reducing the width of the road.
Lindahl said he thought increasing the density and controlling the size of the
houses built on small lots will enable the units to sell in a moderate price range
of$85,000 to $125,000.
Lindahl said there are two issues -- single family housing and low-income rental
housing. Schlampp asked what the target rate is for the low-income rental
housing. Lindahl said $700 - $800 per month is the maximum proposed.
Lindahl said he would like to have the study group do a mock project with
realistic land prices, engineering costs and platting at high density with an actual
builder involved to give cost estimates. He said he thought it would be important
to find the right piece of property and a developer who would be willing to do the
project. He said we would probably have to provide waivers and tie it to an
agreement that the homes would not exceed a certain size.
Kardell asked if the $12,000 - $13,000 in engineering costs is similar to other
communities. Lindahl said a Met Council survey of 10 different suburban
communities was done and those figures would be available to the study group;
however one of the main components of building costs is the land.
Lindahl said the Dakota County HRA has done some things with rental housing
whereby they subsidize some of the units in order to provide affordable rents.
Kardell asked what is considered affordable. Lindahl said he didn't know, but we
could decide that figure and set rental levels for the units.
Lindahl said tools for facilitating housing is TIF. Sandstad asked if we could
generate a TIF within a district.
Schlampp said he was concerned about how to deal with the issue of transition.
Lindahl said that we should look at sites where high density rental projects would
be appropriate, such as sites that are close to jobs, on transit routes and away
from single family residential areas.
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Lindahl said the high-density single family concept may have similar problems if
a project is planned in a more expensive area. Kardell said the previous group
had discussed working such units into a larger developments so that it would not
be the only development. Lindahl said it would be important to build the smaller
units first.
Clinton asked if there are statistics on neighboring communities. Lindahl said the
tax base hasn't been as much of an issue here, and that some communities are
going one direction and others in another.
VIII. PLANNERS' REPORTS
IX. ADJOURNMENT
MOTION: Schlampp moved, seconded by Clinton, to adjourn the meeting.
Motion carried 6-0-0. The meeting was adjourned at 8:45 p.m.
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AGENDA
EDEN PRAIRIE PLANNING COMMISSION
Monday, April 11, 1994
7:00 p.m.
COMMISSION MEMBERS: Tim Bauer, Kenneth E. Clinton, Randy Foote,
Katherine Kardell, Douglas Sandstad, Edward
Schlampp, Mary Jane Wissner
STUDENT REPRESENTATIVE: Lisa-Marie Gualtieri
STAFF MEMBERS: Chris Enger, Director of Community Development;
Michael D. Franzen, Senior Planner; Donald Uram,
Planner
I. PLEDGE OF ALLEGIANCE -- ROLL CALL
H. APPROVAL OF AGENDA
III. MINUTES
IV. PUBLIC HEARINGS
A. PIONEER TRAILS by Hustad Development. Request for Guide Plan
Amendment from Low Density Residential to Medium Density Residential on
9.21 acres, Zoning District Change from Rural to RM-6.5 on 9.21 acres and
Preliminary Plat of 9.21 acres into 28 lots and road right-of-way. Location:
10781 Pioneer Trail.
V. MEMBERS' REPORTS
VI. CONTINUING BUSINESS
VII. NEW BUSINESS
A. Appointment of two Commissioners to the Housing and Social Service Study
Group
B. Reducing Housing Costs
VIII. PLANNERS' REPORTS
IX. ADJOURNMENT