Planning Commission - 04/25/1988 AGENDA
EDEN PRAIRIE PLANNING COMMISSION
Monday, April 25, 1988
7:30 p.m.
COMMISSION MEMBERS: Chairman Ed Schuck, Richard Anderson, Julianne Bye,
Christine Dodge, Doug Fell , Robert Hallett, Charles Ruebling
STAFF MEMBERS: Chris Enger, Director of Planning; Michael Franzen, Senior
Planner; Don Uram, Assistant Planner; Sue Anderson,
Recording Secretary
Pledge of Allegiance--Roll Call
I. APPROVAL OF AGENDA
II. MEMBERS REPORTS
A. Election of Officers.
III. MINUTES
IV. DEVELOPMENT PROPOSALS
(7:35) A. BLOSSOM RIDGE 2ND ADDITION, by G. William Pearson. Request for
Zoning District Change from R1-22 to R1-13.5 on 6.32 acres, and
Preliminary Plat of 6.32 acres into 14 single family lots and road
right-of-way. Location: South of Blossom Road, east of Windsor
Terrace. A continued public hearing.
(7:45) B. WYNDHAM NOB ADDITION, by Burl Corporation. Request for Zoning
District Change from Rural to R1-13.5 on 7.96 acres, Preliminary
Plat of 30.03 acres into 14 single family lots, one outlot and road
right-of-way. Location: South of Townline Road, east of Dell Road,
west of Purgatory Creek. A public hearing.
(8:15) C. FRANK BEDDOR PROPERTY, by Fortier & Associates, Inc. Request for
Comprehensive Guide Plan Amendment from Public Open Space to
Industrial on 20 acres, Zoning District Change from I-Gen to I-5 on
18.7 acres, and from R1-22 to I-5 on 19.3 acres for construction of
a 250,000 square foot industrial building. Location: Northeast
corner of Highway 5 and West 184th Street. A public hearing.
(9:05) D. BLUFFS EAST 6TH, by Hustad Development Company. Request for Planned
Unit Development Concept Amendment on 186.3 acres, Planned Unit
Development District Review on 45.16 acres with Zoning District
Change from Rural to RM-6.5 on 6.94 acres, Preliminary Plat of 45.16
acres into 13 lots, 5 outlots, and road right-of-way for
construction of 26 townhome units. Location: South of Franlo Road
extension, south of Normandy Crest. A public hearing.
(9:50) E. HIDDEN GLEN IV, by Derrick Companies. Request for Planned Unit
Development Concept Amendment on approximately 68 acres, Planned
Unit Development District Review on 68 acres with variances and
Zoning District Change from RM-6.5 to R1-9.5 on 10.21 acres,
Preliminary Plat of 10.21 acres into 40 single family lots, 3
outlots, and road right-of-way. Location: South• of Townline Road,
west of Dell Road, east of Highway 101. A public hearing.
Agenda
Eden Prairie Planning Commission
April 25, 1988
Page Two
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.
MINUTES
• EDEN PRAIRIE PLANNING COMMISSION
Monday, April 25, 1988
City Council Chambers
7:30 PM
MEMBERS PRESENT: Chairman Ed Schuck, Robert Hallett, Douglas Fell,
Richard Anderson, Christine Dodge, Chuck Ruebling
MEMBERS ABSENT: Julianne Bye
STAFF PRESENT: Michael Franzen, Senior Planner; Don Uram, Asst.
Planner; Sue Anderson, Recording Secretary
Pledge of Allegiance -- Roll call
I. APPROVAL OF AGENDA
MOTION
Motion was made by Anderson, seconded by Ruebling to approve
the agenda as printed.
Motion carried 6-0-0
II. MEMBERS REPORTS
• A. Election of Officers
The Commission postponed action on this agenda item pending
attendance by all Commissioners.
III. MINUTES
Not available
IV. DEVELOPMENT PROPOSALS
A. BLOSSOM RIDGE 2ND ADDITION, by G. William Pearson.
Request for Zoning District Change from R1-22 to R1-13.5
on 6.32 acres, and Preliminary Plat of 6.32 acres into 14
single family lots and road right-of-way. Location:
South of Blossom Road, east of Windsor Terrace. A
continued public hearing.
Uram reported that this item was continued from the April 4,
1988 meeting pending resolution of the tree preservation,
road connection, and grading on the property. The proponent
has met the recommended conditions in the revised plan being
presented at this meeting.
Frank Carderalle, representing G. William Pearson, stated the
problems have been worked out, utilities are available to
• service the project, and all lots meet City Codes.
Hallett inquired to Staff what the procedure for monitoring
the engineering changes were. Uram replied that the City
Eden Prairie Planning Commission Meeting April 25, 1988 Page 2
Engineer provides a Staff report when they go over the final
construction details.
• Fell inquired about the status of the traffic study on
Homeward Hills Road. Staff replied they would look into the
progress of the study.
MOTION 1
Motion was made by Hallett, seconded by Anderson to close the
public hearing. Motion carried 6-0-0
MOTION 2
Motion was made by Hallett, seconded by Anderson to recommend
to the City Council approval of the request of G. William
Pearson for Zoning District Change from R1-22 to R1-13.5 on
6.32 acres for Blossom Ride 2nd Addition, based on revised
plans dated April 20, 1988, subject to the recommendations of
the Staff Report dated April 22, and March 25, 1988.
Motion carried 6-0-0.
MOTION 3
Motion was made by Hallett, seconded by Anderson to recommend
to the City Council approval of the request of G. William
Pearson for Preliminary Plat of 6.32 acres into 14 single
family lots for Blossom Ridge 2nd Addition, based on revised
plans dated April 20, 1988, subject to the recommendations of
the Staff Reports dated April 22, and March 25, 1988. Motion
carried 6-0-0.
• B. WYNDHAM NOB ADDITION, by Burl Corporation. Request for
Zoning District change from Rural to R1-13 .5 on 7.96
acres, Preliminary Plat of 30. 03 acres into 14 single
family lots, one outlot and road right-of-way. Location:
South of Townline Road, east of Dell Road, west of
Purgatory Creek. A public hearing.
Peter Bishop, representing proponent, presented the project as
30 acres with 8 acres being proposed as single family lots and
the remainder being dedicated to the City for open space. The
average lot size would be 18,000 sq.ft. , and utilities are
available. He reported that the most critical part of the
project has been working with the various government agencies
involved with wetland management. They have made modifications
to tighten up the contours to eliminate any impact on the
vegetation and open water recommendations. A natural buffer
will back up on to the open space.
Uram reported that the plan meets minimum code requirements,
and recommends approval contingent on the approval and
recommendations of the Army Corps of Engineers, Department of
Natural Resources, and the Watershed District. This project
does require permits from both the DNR and the Corps before
any work can take place on the property. This permitting
• process takes approximately 60-90 days.
Eden Prairie Planning Commission Meeting April 25, 1988 Page 3
Hallett inquired if there was a sidewalk along the city road.
Uram replied there would be a trail on the south side in the
. future.
Hallett inquired about the land being in the Conservancy
Zone, and Uram replied that in the northern area, the City
has compensated and allowed development in the conservancy.
He sated they felt that the intent of the Purgatory Creek
Recreation Study had been met in allowing development of this
project with the dedication of 22 acres of open space.
Uram added that the Community Services Department has
reviewed this and felt that this was an acceptable proposal.
Ruebling inquired about saving the 32" oak tree in the middle
of the cul-de-sac. Uram reported that it would not be
possible to save this within the confines of the proposed
cul-de-sac.
MOTION 1
Motion was made by Dodge, seconded by Ruebling to close the
public hearing. Motion carried 6-0-0.
MOTION 2
Motion was made by Dodge, seconded by Ruebling to recommend
to the City Council approval of the request of Burl
Corporation for Zoning District Change from Rural to R1-13.5
• on 7.96 acres for Wyndham Nob Addition, based on plans dated
March 30, 1988, subject to the recommendations of the Staff
Report dated April 22, 1988, and any recommendations of the
U.S.Army Corps of Engineers and the Minnesota Department of
Natural Resources. Motion carried 6-0-0.
MOTION 3
Motion was made by Dodge, seconded by Ruebling to recommend
to the City Council approval of the request of Burl
Corporation for Preliminary Plat of 30. 03 acres into 14
single family lots, one outlot, and road right-of-way for
Wyndham Nob Addition, based on plans dated March 30,1988,
subject to the recommendations of the Staff Report dated April
22, 1988, and subject to any recommendations of the U.S.Army
Corps of Engineers and the Minnesota Department of Natural
Resources. Motion carried 6-0-0.
C. FRANK BEDDOR PROPERTY, by Fortier & Associates, Inc.
Request for Comprehensive Guide Plan Amendment from Public
Open Space to Industrial on 20 acres, Zoning District
Change from I-Gen to I-5 on 18.7 acres, and from R1-22 to
I-5 on 9. 3 acres for construction of a 250,000 square
foot industrial building. Location: Northeast corner of
Highway 5 and West 184th Street. A public hearing.
Franzen reported that Staff has been working with the proponent
• on this item for several months, asking them to provide a
complete set of plans for review. They have provided only
limited information since the rezoning request is speculative
Eden Prairie Planning Commission Meeting April 25, 1988 Page 4
and no user is identified at this time. The proponent feels
the rezoning of the property would be necessary to make it
• "sale-able. 11
Jim Benson, representing the proponent, presented the request
for rezoning and stated the land with split zoning provided
no direct access to the R1-22 portion. He continued that the
topography indicated with the upgrading of Hwy. 5, access would
be off West 184th Street through the I-General parcel. They
felt it was appropriate to unify zoning, downgrade to I- 5 and
the wet land remaining be dedicated to the City. They feel
they must know the zoning before planning the type of building.
He added that they have no specific use in mind, but after
rezoning by the City would return for City review of the site
plans.
Franzen reported on the proposed land use alternatives and
stated they have not provided substantiation for the change
in the Comprehensive Guide Plan designation from Open Space
to Industrial, and that the site plan did not meet several
City Codes and information necessary to complete a thorough
review was missing.
Discussion followed from Commission on the pros and cons of
transition to residential land use, if an industrial building
was an appropriate community image in that location, that
information necessary to properly review the rezoning request
. was not provided and that no Guide Plan Change substantiation
was provided. Dodge reminded Commission that zoning is
usually only changed when there is a planned project.
Franzen commented that the rezoning request was speculative
and not based on a specific project. He quoted City Code
Section 11.40, Subdivision 3B, "rezoning requests will be
considered only on the basis of a Comprehensive Plan for the
entire area to be zoned and on specific plans for initial
structures and site development. "
Larry Gutherie, 3500 West 80th, #530, Bloomington, inquired
whether this project would be submitted to the Metropolitan
Council for review of the Guide Plan Change. Staff responded
that the Guide Plan Amendments are submitted for review by
the Metropolitan Council.
The Proponent asked for direction on the use of property.
Schuck summarized the concerns of the Planning Commission
that without specific plans and substantiation of a Guide
Plan Change that no assurances could be given to uses other
than for which the land is currently guided as Industrial and
Open Space.
Ruebling felt the site could also be used in an attractive way
as a residential area, and when project is brought before the
• Commission it shall meet code requirements.
Fell and Schuck agreed that they could not deal without
specifications.
Eden Prairie Planning Commission Meeting April 25, 1988 Page 5
MOTION 1:
• Motion was made by Ruebling, seconded by Fell to close the
public hearing. Motion carried 6-0-0.
MOTION 2
Motion was made by Ruebling, seconded by Fell to deny the
project based on the inconsistency of the plan with the
Comprehensive Guide Plan, non-compliance with City Code
requirements, the lack of required information for proper
evaluation and that rezoning was speculative and not based on
specific plans. Motion carried 6-0-0
Commissioner Fell left meeting.
D. BLUFFS EAST 6TH, by Hustad Development Company. Request
for Planned Unit Development Concept Amendment on 186.3
acres, Planned Unit Development District Review on 45.16
acres with zoning District Change from Rural to RM-6.5 on
6.94 acres, Preliminary Plat of 45.16 acres into 13 lots,
5 outlots, and road right-of-way for construction of 26
townhome units. Location: South of Franlo Road
extension, south of Normandy Crest. A public hearing.
Wally Hustad, proponent, presented the concept revision
from single family lots to twinhome which he felt would provide
better land use, utilities were accessible, traffic not a
problem, and that tree removal would approximate • 673 caliper
• inches of oak trees which would be replaced on the site.
Franzen reported that Staff report provides a comparison with
the originally approved single family residential concept
with the present proposed twinhome proposal. Four issues
that Staff was concerned about are: 1) lack of architectural
variety, 2) change in transition to future R1-13 .5 single
family units from the approved PUD, 3) 100% oak tree loss,
and 4) significant fill into the lowland area.
Anderson felt that due to smaller buildings and less grading
that a single family home concept may have less tree loss.
Hustad replied this was the first area in Creek Knolls
that has a group of trees that would have to be removed. He
also felt that there would be far more greenery after they
are done than there presently is on the site.
Hustad stated there is a change of style of housing but the
economic basis will remain the same. He reported that he
found it to be economically impossible to develop single
family lots and the project should be desirable or not
desirable, but was not open to changing style or returning to
single family concept.
Scott Gensmer, 9599 Bluff Road, was concerned with the
• variation of zoning R1-9.5 to RM-6.5 and the increased density
to the area.
Eden Prairie Planning Commission Meeting April 25, 1988 Page 6
Ruebling felt that providing good quality townhomes was
• positive, but the architectural variation would be very
important.
Dodge and Hallett agreed.
Anderson felt it would be an interesting transition, however
economic considerations for the builder would not move the
Commission, only that what is best land use and site plan for
this site.
Schuck was concerned that the builder was not interested in
being flexible by only providing one floor plan.
Hustad stated this project was at the lowest density, and he
was disturbed that the one half million dollar project would
be denied due to a density problem. Franzen responded the
density in terms of units per acre is not the issue, rather
it is the impact of density on tree loss and grading.
Franzen indicated that there three ways to reduce grading and
save more trees: 1) reduce the twinhome density to 2.45 units
per acre, 2) develop the property in accordance with the
approved PUD for 10, R1-9.5 lots, or 3) change the building
design to require less depth of building pad.
Chairman Schuck summarized the Commission concerns that the
• plans should be revised to preserve more trees and provide
for architectural variety.
MOTION
Motion made by Anderson, seconded by Ruebling to continue the
public hearing to May 9th, 1988, directing the developer to
revise the plans per the recommendations of the Staff Report
of April 22, 1988 and the Planning Commission concerns to
save more trees and provide architectural variety.
Motion carried. 5-0-0
E. HIDDEN GLEN IV, by Derrick Companies. Request for Planned
Unit Development Concept Amendment on approximately 68
acres, Planned Unit Development District Review on 68
acres with variances and Zoning District Change from RM-
6.5 to R1-9.5 on 10.21 acres, Preliminary Plat of 10.21
acres into 40 single family lots, 3 outlots, and road
right-of-way. Location: South of Townline Road, west of
Dell Road, east of Highway 101. A public hearing.
Roger Derrick, proponent, presented the plan for change in
land use for 40 twinhome units to 40 small lot R1-9.5 units.
The units would share a common driveway. The architecture
style would be a vast improvement over the traditional
twinhome. He added that the project was not small lot single
family but detached twinhomes.
• Franzen indicated that the definition of a twinhome is that
they share a common wall. A detached twinhome is single
family and the R1-9.5 zoning requirements apply for this
Eden Prairie Planning Commission Meeting April 25, 1988 Page 7
project. Staff recommendations are: 1) if the Commission
feels the R1-9.5 lots are an acceptable land use change, the
• proponent would revise the plans to meet minimum requirements
of the R1-9.5 Zoning District, providing a buffer from Hwy.
101 and single family homes to the south and diversity in the
architectural style; or 2) if the Commission finds the plan
inconsistent with the PUD and no justification for variance
is shown, then denial would be recommended.
Dipak J. Shah, 18940 Pennington Avenue, felt the project
should be denied due to the high density, poor transition and
lack of architectural -diversity,--which would be in his
backyard.
Mary Frances Shockman, 19007 Chennault Way, inquired to the
cost of the units and if in fact they were small lot houses.
Proponent stated they would cost in the neighborhood of $70-
90,000, range from 900 to 1200 sq.ft.
Janet Janiszewski, 19096 Chennault Way, felt the project
would not be architecturally visually appealing, and
expressed the concern of the other neighbors of not
supporting lots smaller than City Code for single family.
She was in favor of denial of the project.
Dave Mecredy, 18916 Town Line Road, was concerned with
• building density and traffic.
Dave Lenss, 19063 Chennault Way, felt if the project went
through the single family homes were more appealing than the
twinhome plan. That the number of units is the same and he
saw little difference than what was originally platted.
Anderson commented that the developer was really asking for a
0 lot line single family, and could the Commission go along
with that. He felt that when the homes were spread out it
increased the density visually and put homes closer to
Highway 101 and existing single family homes to the south.
Fell added that he felt that the granting of the variances
for smaller lots through the P.U.D. would not result in a
better- product for the City and the neighborhood than if
variances were not granted. He felt unless there was some
reduction in the impact, it did not benefit the City or
adjoining neighbors.
The Proponent asked if the single family homes were to be
attached together similar to the approved twinhome plan,
would it meet with Commissions approval.
Schuck replied that if the project is revised to be consistent
with original overall P.U.D. and approved RM-6.5 twinhome plan,
the proposed plan should be withdrawn, and the new proposal
. submitted and should come back to the Planning Commission and a
new public hearing scheduled.
Eden Prairie Planning Commission Meeting April 25, 1988 Page 8
The proponent was concerned that withdrawing the proposal and
resubmitting a new request would delay the project. Franzen
responded that the developer has a City approved twinhome
plan and that could be built today. He added that to attach
the single family home together, although it would be a
twinhome proposal, would have different architecture and site
plan than the current approved plan. The developer should
apply for a PUD concept review and zoning amendment in the
RM-6.5 zoning district and submit for Commission Review. The
Commission could close the hearing on the current request for
rezoning and plat and continue the hearing on the PUD
Concept Review with the Zoning Amendment published for the
City Council.
MOTION 1:
Motion made by Ruebling seconded by Dodge to close the public
hearing on the PUD District Review Zoning District Change
from RM-6.5 to R1-9.5 and preliminary plat. Motion carried
5-0-0 .
MOTION 2:
Motion made by Ruebling, seconded by Dodge, to recommend to
the City Council denial of the request of Derrick Companies
for Planned Unit Development District
review on 68 acres with variances and Zoning District
Change from RM-6.5 to R1-9.5 on 10.21 acres, and Preliminary
Plat of 10.21 acres into 40 single family lots, tree outlots,
and road right-of-way. Motion carried ..5-0-0 .
• MOTION 3:
Motion made by Ruebling, seconded by Dodge to continue public
hearing on the request for PUD concept review on 68 acres to
May 9th meeting. Motion carried 5-0-0 .
The developer indicated that they would withdraw the request
for rezoning to R1-9.5 and preliminary plat and would submit
a new twinhome site plan and architecture for the May 9th
meeting. Staff added that the Zoning Amendment request is a
public hearing before the City Council and should the new
plans be approved at the next meeting would correctly publish
the new request and that the neighborhood would be notified
of the public hearing before the Council.
V. OLD BUSINESS
None
VI. NEW BUSINESS
None
VII. PLANNER'S REPORT
None
VIII. ADJOURNMENT
Meeting adjourned at 11:00 PM.