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Planning Commission - 07/27/1992 • EDEN PRAIRIE PLANNING COMIVIISSION APPROVED MINUTES MONDAY, JULY 27, 1992 7:30 PM CITY HALL COUNCIL CHAMBERS 7600 Executive Drive COAL IISSION MEMBERS: Tim Bauer, Ken Clinton, James Hawkins, Katherine Kardell, Karen Norman, Doug Sandstad, Mary Jane Wissner. STAFF MEMBERS: Michael Franzen, Senior Planner; Deb Edlund, Recording Secretary ROLL CALL: Kardell absent. I. APPROVAL OF AGENDA MOTION: Bauer moved, seconded by Norman to approve the Agenda as published. Motion carved. 5-0-0. H. MEMBERS REPORTS M. MINUTES MOTION: Bauer moved, seconded by Clinton to approve the Minutes of the June 22, 1992 Planning Commission meeting as published. Motion carried 5-0-0. IV. DEVELOPMENT PROPOSALS A. MARSH CREEK GOLF COURSE by Sienna Corporation. Request for Comprehensive Guide Plan Change to relocate Dell Road, Scenic Heights Road and from Public Open Space to Low Density Residential on 60 acres. Comprehensive Guide Plan Change from Low Density Residential to Medium Density Residential on 45.3 acres. PUD Concept Review on 419 acres. Location: East of Riley Lake, north on Pioneer Trail. A continued Public Hearing. Hawkins arrived. Franzen introduced Rick Packer of Sienna Corporation. Rick Packer introduced the following consultants who would be available for questions: Ron Peterson, Mark Logan, Burt Stevenson, Roger Conheim, and Brian Gensmer. Packer stated that a lot of time had been spent on the research and development of this proposal. Packer believed that Eden Prairie would benefit from this one of a kind development. He further believed the land use to be an innovative one and the development would bring prestige to Eden Prairie. The development would contain a signature golf course and complete entertainment and dining. The development would be utilized by residents and national and international guests. The project would attract high dollar residents or move-up buyers from the community. Packer believed that the development would provide business for the community and that many other benefits would be seen from the development of this project. The low density use of the property would place less stress on the environment and the city's infrastructure which would result in less financial stress to Eden Prairie. The development would have a very sophisticated homeowners association. The open space maintained would help enhance the beauty of Lake Riley. The wetlands would be protected and preserved. The development on this property would help the water quality of Lake Riley by helping to eliminate the erosion and runoff. The proposal would bring the golf course out into the community. Packer stated that the tree loss had been reduced to 38% with the new proposed plan and believed that this figure would be even lower when detailed plans were developed. The proponent would strive toward the lowest possible loss. The proponent would also work to reduce the amount of wetlands lost. Packer said that the proponent agreed to provide buffers as recommended whenever possible. The storm water quality study was being completed at this time. Packer noted that the proponent concurred with the public and private road recommendation from Staff. Packer questioned the need for sidewalks in the development; with the low density of the project he did not believe sidewalks would be necessary. He added that the residents could use the cartways. Packer believed that private streets added value to the property. The proponent provided corridor trail linkages and had lined the trails with golf holes. Packer stated that this would be a different type of development than had ever been seen in Eden Prairie. The proponent had incorporated quality in every aspect from investigating the market carefully to the consideration of the environment. Packer emphasized that deleting any of the elements of the development could interfere with the success of the project. Sandstad asked if the homeowners association rules would encourage speed control on the streets as a compensation for the need for sidewalks. Packer replied that the development would not see through traffic and speeding should not be an issue. The association could establish its own speed limit and control traffic. The association would also have the ability to levy fines if deemed necessary. Sandstad asked how damage was deterred when a golf course was established close to public right-of-ways. Packer replied that the tee blocks were located in such a manor as to limit potential problems. Burt Stevenson, representing the proponent, replied that corridors were widened and that placement of the traps and bunkers were positioned as to direct shots away from traffic and pedestrian areas. Stevenson noted that the final design of the course could.change somewhat from what is seen on this plan. Franzen reported that the Comprehensive Guide Plan had always been used as a guide and subject to change when compelling reasons could be shown. Franzen stated that the City had benefitted in the past from Comprehensive Guide Plan changes. The Staff Report outlined 6 compelling reasons for this proposed Comprehensive Guide Plan Change. Franzen noted that Low Density Residential had already been approved for this area. A proposal could see as many as 800 housing units in this area with a tree loss of 25% with corridors and wetlands preserved; however the proposed plan would provide 400 houses and many of the natural amenities would be preserved. Dell Road would still serve as the main collector for the area with Scenic Heights road also serving as a collector. Franzen stated that the proponent was not saying that they did not agree with the requirements but rather when the requirements would need to be implemented. Franzen reported that storm water quality was a major issue and the PUD would outline ways to preserve the water quality. The current N.U.R.P. standards would be used. Franzen reported that the City would need to grant waivers for the private roads. Franzen stated that it was important for the City to have a contingency plan in place in case the plan did not go through, which would mean that street and sidewalk standard would need to be maintained as if they were public. He added that only having a sidewalk on one side of the street would not be different than other developments in Eden Prairie. Franzen reviewed the Staff recommendations, emphasizing that 1,3,4,5,7,8,9,11,and 12 were critical. Franzen stressed that this was only concept approval and that development could not actually occur until rezoning and subdivision approvals were obtained. Shoreland Ordinance requirements also must be met. Franzen stated that the Planning Commission could choose to deal with the 38% tree loss now or at the time of rezoning and subdivision requests. Sandstad asked if the Conservation Easement area would be comparable to that of Purgatory Creek. Franzen replied that the corridor has minimum requirements but that it varies in different areas of the City. He added that the easement area could be increased at the time of rezoning. Wissner asked if the City had ways to make sure that the project was developed as proposed when it was on private land. Franzen replied that specific language in the Developer's Agreement would address this issue. Bauer asked for more detail on infrastructure phasing. Franzen replied that the City did not want leap frog development. Franzen noted Attachment D in the Staff Report. The eastern boarder of the project was part of Phase III in the Southwest Study. Franzen • believed that subdivision requests could begin in about 2 years; however, it would be 10 years or more before this area would be filled in. The location of Dell Road was partly due to the topography of the area. The City would try to be fair with assessments for the road development. Packer replied that no one was completely pleased with Dell Road in this location. He added that offers had been made to property owners. A tentative agreement had been reached with US Homes and although official contact had not been made with Tandem Homes Packer did not believe there would be a problem. Clinton asked what the next step would be in the development process. Franzen replied that the developer would ask for rezoning and plan approval probably in October of 1992. He added that the phosphorus load analysis should be completed at that time. Hawkins asked where other similar golf course communities had been developed. Stevenson replied Baton Rouge, Atlanta, and Chicago to name a few. He added that this was not a new concept. Norman stated that there were only 5 actual Jack Nicklaus courses. Stevenson replied that Nicklaus had made financial investments in several of the courses he had designed and in all of the locations mentioned above. The Marsh Creek development would not have a financial investment by Nicholas; he would simply design the course. Stevenson stressed that his experience showed that if any of the ingredients of the plan were eliminated it would risk the success of the project. Bauer asked what type of course it would be. Stevenson replied that Nicholas would make the final decisions on the course design. He added that it would not be a back breaking course. The course would not be designed to host a US Open. Stevenson noted that Nicholas designed his courses to work with the land. Wissner asked if the course in the concept plan had been designed by Nicklaus. Stevenson replied that he had designed a general routing design only. Hawkins asked Stevenson for an example of a similar project where Nicklaus was only the designer of the golf course. Stevenson replied there was a project in Palm Beach which was similar. Stevenson stated that he had been very active in the design on several of the project and had gone out on his own as a consultant approximately 18 months ago. Stevenson noted that this project was not a golf course deal but rather a real estate one. Hawkins questioned if the critical mass would be present in this area. Stevenson replied that the key was not Nicklaus' financial contribution but, rather his name was used as a powerful marketing tool. The Nicklaus name meant quality and credibility to a project. Stevenson believed that the market in this area was good and the project would be a success. Hawkins asked how long some of the previously mentioned projects had been in existence. Stevenson replied from 1985 and 1986. • Sandstad asked if both purchase of property and employment opportunities would be given to minority groups. Stevenson replied yes. John Bushey, 9000 Riley Lake Road, stated that he had softened toward the project since the last meeting and was actually in favor of the project. Bushey still questioned the need for private streets and a private community. Bushey believed that the project could be a controlled community without being a private one. Bushey noted that North Oaks had started out as a private community but now had 3 entrances into the area and not private entrance. He believed that it was important to think long term. Bushey asked if a public street which meandered throughout the development would not serve the purpose to discourage low through traffic. Bushey asked what type of fences were proposed. Packer replied that a black iron fence would go completely around the course. Bushey asked if preservation of the wetland area meant don't touch them during the development process or would the wetlands be protected forever. Bushey was concerned about the water quality of Riley Lake and added that any improvement would be appreciated. Bushey questioned what measures would be taken during construction to protect the water quality. Bushey gave a slide presentation of run-off problem areas. He believed that the development could help improve the water quality if handled properly. Bushey noted that heavy run-off occurred with every rainfall and it was becoming a real problem. Bushey did not believe that a silt fence would control the run- off during construction. Bushey believed that the water run-off problem would become • even more serious during construction. Bushey asked who was responsible to guarantee compliance of the rules and it the water quality would be inspected after construction began. Franzen replied that the City had only 1 inspector and usually responded to calls from neighbors with complaints. Franzen added that a construction pond could be developed to trap a lot of the sediment during construction. He stated that a silt fence would only be successful on small projects and recommended that 3 rows hay bails be used to help control the run-off problem. Franzen stated that N.U.R.P. ponds were developed for 100 year storms. Bushey encouraged extra precautions be taken. Bushey presented charts which he had developed on the water quality of Riley Lake. Clinton asked Bushey why he had created these records. Bushey replied that this information was part of a state wide data base and added that he was a member of the Riley Lake Preservation group. Lee Johnson, representing Orrin Thompson Homes, stated that he supported the concept of the proposal but opposes the location of Dell Road. Johnson believed that the location as proposed would actually decrease the value of the Orrin Thompson property. He further believed that any 'change in the Comprehensive Guide Plan needed to be more specific in relation to Dell Road. Johnson suggested that the area between the 2 wetlands should be a double loaded road or if a single loaded road used a service road would be needed. Johnson endorsed the 80-foot right-of-way. Johnson believed that there was a small amount of encroachment into the wetland area and was concerned about a • significant stand of trees which would be eliminated. Johnson believed that the replacement of the trees should not be part of the assessment process and the replacement should be used to buffer the road further to the north. Johnson stated that he concurred with the design as proposed but if there was any change the plan should be reviewed again. Johnson recommended 135 foot to 140 foot deep lots along Dell Road in the narrowest area. Clinton asked if the gross tree inventory included the removal of the significant stand mentioned by Johnson. Packer replied no. Doug Heyvaert, 9002 Riley Lake Road, question how even the best of development practices would be enforced. Heyvaert also questioned what controls would be placed on the outlots which had lake front property. Heyvaert hoped that if sidewalks were not recommended within the project that sidewalks would be provided along Dell Road and Scenic Heights Road. He asked if clearing of the land would be allowed along the creek. Franzen replied that an area would be cleared for a pedestrian path or golf cart path and one small area would need to be cleared for the path of the golf balls. Franzen added that while the City was allowing the clearing along a small portion of the creek area if would have extended benefits in other areas. Heyvaert asked if individual homeowners would be allowed to clear out areas even further along the creek area than what was approved in the development plan. Franzen replied no. Packer stated that Marsh Creek would not be a recreational development but a residential . development. He added that the outlots would be used for picnic areas or another very passive use. The proponent did not have any interest in placing docks, etc. in the outlot areas. Bauer complemented the Staff on a well prepared and written Staff Report. Bauer believed that both Staff and the proponent had worked to overcome the neighborhoods concerns. He stressed that this was a concept approval only. Bauer emphasized the importance of sidewalks in Eden Prairie and believed this should be reconsidered. Bauer recommended 3 additional conditions: 16. A separate construction pond be used to control water run-off along with double or triple hay bails. 17. An erosion control enforcement plan developed. 18. Passive use for the outlots be documented. Wissner stated that the private road access was a major issue for many residents. Wissner believed that the concept was exceptional and that the developer was working to meet the environmental needs. Wissner stated that she supported the concept but was not in favor of the gated access. Norman questioned the spillover affect on other developments in Eden Prairie. The development needed to be more accessible to the public. Norman believed that this was a leap of faith on the part of the developer with the economy today. Norman believed that environmentally the proposal would be better than a single-family development. Clinton supported the concept. Clinton believed that it was important to emphasize community activity in the clubhouse. Clinton concurred with the added recommendations. Hawkins stated that he had attended the workshops on the project and had noted that the residents comments and suggestions had a direct affect on the proposal. Hawkins believed that there were negative connotations because of the private access. He believed that the land use was appropriate. Hawkins emphasized the importance of sidewalks for the project. He was pleased that the best management practices would be used during construction and throughout the project. Hawkins believed that the proponent had a progressive approach regarding conservation efforts. Hawkins recommended that the wording regarding the buffer areas be changed to read: Buffer areas would be developed when mutually deemed practical. Sandstad supported the concept 100%. Sandstad thanked both Staff and the proponent for the quality of information provided. MOTION 1: Norman moved, seconded by Hawkins to close the public hearing. Motion carried 6-0-0. MOTION 2: Norman moved, seconded by Hawkins to recommend to the City Council approval of the request of Marsh Creek Golf Course for Comprehensive Guide Plan Change from Public Open Space to Low Density Residential on 60 acres, based on plans dated July 24, 1992, subject to the recommendations of the Staff Report dated July 24, 1992 and the following additions: 16. A separate construction pond be used to control water run-off along with double or triple hay bails. 17. An erosion control enforcement plan developed. 18. Passive use for the outlots be documented. Motion carried 6-0-0. MOTION 3: Norman moved, seconded by Hawkins to recommend to the City Council approval of the request of Marsh Creek Golf Course for Comprehensive Guide Plan Change from Low Density Residential to Medium Density Residential on 45.3 acres, based on plans dated July 24, 1992, subject to the recommendations of the Staff Report dated July 24, 1992 and the following additions: 16. A separate construction pond be used to control water run-off along with double or triple hay bails. 17. An erosion control enforcement plan developed. 18. Passive use for the outlots be documented. Motion carried 6-0-0. • MOTION 4: Norman moved, seconded by Hawkins to recommend to the City Council approval of the request of Marsh Creek Golf Course for Comprehensive Guide Plan Change in alignment of Scenic Heights Road and Dell Road, based on plans dated July 24, 1992, subject to the recommendations of the Staff Report dated July 24, 1992 and the following additions: 16. A separate construction pond be used to control water run-off along with double or triple hay bails. 17. An erosion control enforcement plan developed. 18. Passive use for the outlots be documented. Motion carried 6-0-0. MOTION 5: Norman moved, seconded by Hawkins to recommend to the City Council approval of the request of Marsh Creek Golf Course for Planned Unit Development Concept Review on 419 acres, based on plans dated July 24, 1992, subject to the recommendations of the Staff Report dated July 24, 1992 and the following additions: 16. A separate construction pond be used to control water run-off along with double or triple hay bails. 17. An erosion control enforcement plan developed. 18. Passive use for the outlots be documented. Motion carried 6-0-0. V. NEW BUSINESS Hawkins respectfully resigned his position as commissioner necessitated by a move to Atlanta due to a job promotion. The commissioners and Staff wished him well in his new endeavor and noted that he would be missed on the Planning Commission. VI. ADJOURNMENT MOTION: Hawkins moved, seconded by Norman to adjourn the meeting at 10:00 PM. Motion carried 6-0- 0. AGENDA EDEN PRAIRIE PLANNING COMMISSION Monday, July 27, 1992 • 7:30 p.m. COMMISSION MEMBERS: Tim Bauer, Kenneth E. Clinton, Karen Norman, Jim Hawkins, Katherine Kardell, Doug Sandstad, Mary Jane Wissner STAFF MEMBERS: Chris Enger, Director of Planning; Michael D. Franzen, Senior Planner; Donald Uram, Planner; Deb Edlund, Recording Secretary Pledge of Allegiance -- Roll Call I. APPROVAL OF AGENDA H. MEMBERS REPORTS M. MINUTES IV. PUBLIC HEARINGS A. MARSH CREEK GOLF COURSE by Sienna Corporation. Request for Comprehensive Guide Plan Change to relocate Dell Road, Scenic Heights Road • and from Public Open Space to Low Density Residential on 60 acres. Comprehensive Guide Plan Change from Low Density Residential to Medium Density Residential on 45.3 acres. PUD Concept Review on 419 acres. Location: East of Riley Lake, north of Pioneer Trail. (Continued Item from 6-22-92 Meeting.) V. OLD BUSINESS VI. PLANNERS' REPORTS Upcoming agenda items for August 10, 1992 1. CASCADE TOWNHOMES by Sunset Homes Corporation. Request for Zoning District Change, PUD Concept Review and Preliminary Platting on 6.35 acres into 18 townhome lots. Location: Dell Road and George Moran Drive. Paul Donnay VII. ADJOURNMENT