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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.