Planning Commission - 09/24/1990 AGENDA
EDEN PRAIRIE PLANNING COMMISSION
Monday, September 24, 1990
7:30 p.m.
COMMISSION MEMBERS: Chairperson Christine Dodge, Tim Bauer, Julianne
Bye, Robert Hallett, Karen Norman, Charles
Ruebling, Doug Sandstad.
STAFF MEMBERS: Chris Enger, Director of Planning; Michael
Franzen, Senior Planner; Don Uram, Planner; Deb
Edlund, Recording Secretary.
Pledge of Allegiance -- Roll Call
I. APPROVAL OF AGENDA
H. MEMBERS REPORTS
III. MINUTES
• IV. DEVELOPMENT PROPOSALS
1. Lariat Center Sign Proposal
V. OLD BUSINESS
1. MUSA Line Expansion
2. Heritage Preservation Ordinance
VI. PLANNER'S REPORT
VU. ADJOURNMENT
agenda\924
EDEN PRAIRIE PLANNING COMNIISSION
• APPROVED MINUTES
MONDAY, SEPTEMBER 24, 1990 7:30 PM CITY HALL COUNCIL CHAMBERS
7600 Executive Drive
COMMISSION MEMBERS: Chairperson Christine Dodge, Tim Bauer, Julianne Bye, Robert
Hallett, Karen Norman, Charles Ruebling, Doug Sandstad.
STAFF MEMBERS: Chris Enger, Director Of Planning; David
Lindahl, Planner; Deb Edlund, Recording
Secretary.
ROLL CALL: Norman and Bye absent.
I. APPROVAL OF AGENDA
MOTION:
Bauer moved, seconded by Sandstad to approve the Agenda as published. Motin carried 5-0-0.
. H. MEMBERS REPORTS
III. MINUTES
MOTION:
Bauer moved, seconded by Ruebling to approve the Minutes of the August 13, 1990 Planning
Commission minutes as published. Motion carried 4-0-1. Sandstad abstained.
IV. DEVELOPMENT PROPOSALS
A. LARIAT CENTER II SIGN PROPOSAL
Enger reported that the proponent had withdrawn the request at this time and, therefore,
required no action on the part of the Planning Commission.
V. OLD BUSINESS
A. MUSA LINE EXPANSION
Enger reported that the City Council had directed Staff to look into the feasibility of
extending the Year 2000 MUSA Line further after the Metropolitan Council had approved
an amendment to the MUSA Line for 3-40 acre additions over the next two years. 40
acres would be added in 1990, 40 acres in 1991 and an additional 40 acres in 1992. The
Metropolitan Council preferred not to look at incremental changes each year; however,•
discussion with the City Council had indicated that the Council would be in favor of
incremental requests.
Enger presented a history of the past MUSA Line expansions. Enger then reported three
possible requests that could be proposed to the Metropolitan Council. The first
alternative would be continue to request small 40 acre expansions, second would be a
request to extend the line south to Pioneer Trail and add approximately 317 acres of land
to the MUSA. The final possibility would be to add the entire balance of rural land
available in Eden Prairie; approximately 1,236 acres. Enger introduced David Lindahl,
who had prepared the forecasts and information related to the MUSA Line expansion.
Enger stated that the City Council had recommended further research into the 317 acre
expansion.
Dodge asked if there were costs to the City each time a request was made for an
expansion to the Metropolitan Council. Enger replied that the only cost to the City would
be Staff time, there was no filing fee involved. Dodge then asked if the 317 acres would
be incorporated into the Southwest Area Study. Enger replied that the first request had
logically incorporated into Section lA of the Southwest Area Study; any further
expansion would be incorporated into Section 3. Enger added that parts of the 317 acre
area had been considered in the study related to a traffic analysis.
Hallett asked if the 3-40 acre tracts were part of the 317 acres. Enger replied that the•
120 acres were included.
Lindahl stated that the entire 317 acres were all developable land.
Sandstad asked if there would be any tax consequences for the present landowners.
Enger replied that the property should increase in value. Enger added that developers for
the land west of the MUSA Line and north of County Road 1 had already determined
when the land would be developable and it would be before the year 2000.
Dodge asked if there would be an increase in assessments when the property was included
in the MUSA. Enger replied that assessments would be on an area basis.
Sandstad asked if the expansion would accelerate the Dell Road development. Enger
replied that development of Dell Road would be easier and, therefore, could accelerate
completion. Enger added that the City had always tried not to develop situations were
the City was forced to put in a road and then development of the surrounding property
was necessary because of costs.
Hallett asked if there was enough sewer capacity. Lindahl replied that sewer capacity
should not be a problem.
Dodge asked if Staff expected the 317 acre request to provide adequate land fce
development until the year 2000. Lindahl believed that the land supply would be
• adequate. He added that large tracts of land for development were limited in Eden
Prairie at this time. Enger added that the Metropolitan Council calculated for enough
land to the year 2000 plus a 50% overage.
Dodge asked if the expansion would help to level off land prices if more land were made
available. Enger replied that Eden Prairie had seen rapid absorption from custom
developers over the last several years. He added that the large tracts of land were not
available at this time; however, Chanhassen did have large tracts.
Hallett asked if major developers owned the land being considered at this time. Enger
replied that Jacques, Conkey, Prairie Land Venture, and Westar made up the majority of
the landowners. Hallett concurred that the expansion would open up the large tracts of
land but believed that the economy would dictate the development time frame. Hallett
asked how the proposed expansion would affect Section 2B of the Southwest Area Study.
Enger replied that area 2B would be served by sewer and water before Area 3. Lindahl
added that the major portion of the expansion area would become Sections 3A and 3B,
with the land north of Highway 212 tying in with Section 1B.
William Marshall, 17951 Pioneer Trail, asked for clarification as to if the original MUSA
Line was established with the Red Rock watershed. Enger replied that the MUSA line
was established by following the Mitchell/Red Rock/Staring (MRS) trunk sewer service
area line. Marshall asked how Section 2B was included in the MUSA Line and if a lift
• station was proposed. Marshall stated that he was particularly concerned about the Cedar
Forest Addition being included in the MUSA Line and the area to the west of Cedar
Forest was not. Marshall believed that the prioritization should be to pick up the existing
development and infrastructure, which did not appear to be happening with the proposed
extension of the MUSA Line. Marshall stated that Crestwood Terrace was completely
platted and developed, yet remained on septic tanks and drain fields. This area was
directly abutting the Riley Creek Watershed and Marshall believed should be prioritized
for sanitary sewer prior to the undeveloped area. Enger replied that Marshall raised
relevant issues that would require further investigation. Hallett believed that the Cedar
Forest Area was an older addition and had been included for at least 15 years. Marshall
could not understand why sewer and infrastructure would be provide for vacant land
when there were existing developments with drain fields directly above Riley Creek.
Enger believed that the City could substantiate an expansion of the MUSA Line for the
property north of County Road #1 at this time. Marshall believed that the MUSA Line
expansion proposal was ridiculous and would promote leap frog development.
Ruebling asked what the 10 year forecast was to which the 50% overage would be
applied. Lindahl referred to Page 5, Chart 4, where the figures ranged from 2700 acres
to 3361 acres. Lindahl added that based on the Metropolitan Council calculations 276
acres could be substantiated. He stated that the lower the density the more land which
would be needed. The average land density for Eden Prairie was approximately 2.7 units
per acre.
Enger noted that this would be a Comprehensive Guide Plan Change.
Sandstad believed that Staff had provided enough evidence to justify a 317 acre•
expansion.
Dodge believed that piece-meal expansions would not be advantageous.
Hallett believed that this would increase the chances of development of Dell Road.
Ruebling stated that these drain fields were in an environmentally sensitive area of the
City.
Lindahl noted that if Crestwood Terrace were to be included that would result in an
additional 200 acre request.
Marshall asked if there had been an analysis made on the drainage along Riley Creek.
Enger replied that this was not considered as part of this expansion request. Enger added
that the City had received pressure from areas north of County Road #1 and questioned
if the residents in Crestwood Terrace wanted to be connected to public sewer and water.
Enger believed that it would be difficult to substantiate another 200 acres. Enger noted
that the Southwest Area of Eden Prairie would be all single-family residents and would
not have multiple development.
Ruebling believed that the City should not take a proposal to the Metropolitan Council•
that it did not believe could be justified. Enger replied that Eden Prairie was absorbing
property at approximately 150 acres per year. The proposed expansion north of County
Road #1 would provide several years of land for growth.
Dodge asked if Crestwood Terrace should be addressed as a separate issue. Enger
believed that it would be best addressed in a couple of years from now.
Marshall believed that the City was attempting to keep his property out of the MUSA
Line so that it could be developed as a municipal development. Marshall stated that he
had been approached twice in the last 4 years by the City in an attempt to purchase
portions of his property for public use. Enger assured Marshall that it was not the
intention of the City to purposely keep his property outside the MUSA Line. Enger
believed that the value of property in these areas would seek their own level. At this
time there was no forecast as to when additional requests for further expansions would
come forward. Enger stated that an orderly development for utilities had been established
with the Southwest Area Study. Staff had tried to substantiate the largest area possible
for expansion to the Metropolitan Council.
Dodge asked Enger if Marshall could propose a MUSA Line expansion for his property.
Enger replied that the original 40 acre expansion was due to the request of an individual
developer. Enger believed that there could be some validity in a larger request.
MOTION 1:
• Sandstad moved, seconded by Bauer to close the public hearing. Motion carried 5-0-0.
MOTION 2•
Sandstad moved, seconded by Bauer to recommend to the City Council approval of the
proposed Comprehensive Guide Amendment for a 317-acre MUSA Line Expansion,
based on the Staff Report dated September 21, 1990. Motion carried 5-0-0.
Ruebling stated that he had voted in favor of the motions because he believed this to be
a practical matter and also that the proposal as presented could be passed favorably by
the Metropolitan Council.
B. HERITAGE PRESERVATION ORDINANCE
Enger reported that City Attorney Pauly had recommended that the City not try to
anticipate every eventuality that could happen.
Sandstad stated that the Planning Commission had approved of the Ordinance at the last
meeting.
Ruebling asked why the members on the committee had been changed from 7 to 10. Jim
• Brown, representing the Historical and Cultural Commission replied that the additional
members would be members-at-large plus members from the Historical and Cultural
Committee.
MOTION:
Sandstad moved, seconded by Bauer to recommend to the City Council approval of the
proposed Heritage Preservation Ordinance subject to the recommendations of the Staff
Report dated September 20, 1990. Motion carried 5-0-0.
VI. PLANNER'S REPORT
A. ITEMS FOR OCTOBER 9, 1990, PLANNING COMMISSION MEETING
VI1. ADJOURNMENT
MOTION:
Bauer moved, seconded by Hallett to adjourn the meeting at 9:00 PM. Motion carried 5-0-0.