Planning Commission - 12/13/1982 AGENDA
Eden Prairie Planning Commission
Monday, December 13, 1982
7:30 p.m. City Hall
COMMISSION MEMBERS: Chairman William Bearman, Liz Retterath, Hakon Torjesen,
Virginia Gartner, Dennis Marhula, Grant Sutliff,
Robert Hallett
STAFF MEMBERS: Chris Enger, Director of Planning
Kate Karnas, Planning Secretary
Pledge of Allegiance--Roll Call
I. APPROVAL OF AGENDA
II. APPROVAL OF MINUTES, NOVEMBER 8, 1982
III. MEMBERS REPORTS
IV. DEVELOPMENT PROPOSALS
A. RED ROCK RANCH, by Robert Mason Homes. Request for Guide Plan Change
from low to medium density residential , PUD Concept review for approxi-
mately 600-1 ,100 residential units and park upon 150 acres, and approval
of Environmental Assessment Worksheet. Located east of Red Rock Lake,
west of Mitchell Road, and south of Pheasant Oaks. A continued
public hearing.
B. TOWERS ADDITION, by T. Michael Carmody. Request for PUD District
Review of 6.75 acres, (part of an 80-acre PUD) for medium density
residential and single family uses, rezoning from Rural to RM 6.5 for
8 quadraminium buildings and from Rural to R1-13.5 for 2 single family
lots with variances and preliminary plat of 6.75 acres for 8 quadraminium
buildings (32 units) and 2 single family lots. Located north of
Carmody Drive and east of Mitchell Road. A public hearing (postponed
from November 22, 1982 meeting)
C. EDENDALE RETIREMENT RESIDENCE, by Twin City Christian Homes. Request
for Site Plan Review and amendment to original PUD for Edendale Retire-
ment Residence upon 2.95 acres to construct a 61-unit, five-story,
elderly housing apartment. Located. north of TH #5 and west of Prairie
Village Mall and Prairie Village Professional Building. A public meeting.
D. INTERNATIONAL SUBURBAN DEVELOPMENT, by ISD Corporation. Request for
Site Plan Review of 1 .45 acres zoned Office to construct a three-story,
30,112 sq. ft. office building. Located west of 300 East Prairie
Drive (Suburban National Bank) . A public meeting.
V. OLD BUSINESS
VI. NEW BUSINESS
A. Proposed Amendment to Chapter 11 , City Code to Allow Gymnastics Use
in Industrial Districts
VII. PLANNER'S REPORT
VIII. ADJOURNMENT
MINUTES
EDEN PRAIRIE PLANNING COMMISSION
Monday, December 13, 1982 7:30 p.m. , City Hall
MEMBERS PRESENT: Acting Chairperson Liz Retterath, Virginia Gartner,
Robert Hallett, Dennis Marhula, and Hakon Torjesen
MEMBERS ABSENT: Chairman William Bearman (Medical Leave) and
Grant Sutliff
STAFF PRESENT: Chris Enger, Director of Planning
Kate Karnas, Planning Secretary
i
Pledge of Allegiance--Roll Call
I. APPROVAL OF AGENDA
Motion was made by Gartner, seconded by Marhula to approve the agenda as
submitted. Motion carried--5-0-0
II. APPROVAL OF NOVEMBER 8, 1982 MINUTES
Motion was made by Gartner, seconded by Marhula, to approve the minutes of
the November 8, 1982 meeting, subject to the following deletions:
1 ) Page 2, delete the fifth paragraph entirely.
2) Page 2, paragraph 8, first line and second line, delete the words ,
"and, if the case substantiates, change the Guide Plan. "
Motion carried--5-0-0
III. MEMBERS' REPORTS
None
Planning Commission Minutes -2 December 13, 1982 Meeting
IV. DEVELOPMENT PROPOSALS
A. RED ROCK RANCH, by Robert Mason Homes. Request for Guide Plan Change from
low to medium density residential , PUD Concept review for approximately
600-1 ,100 residential units and park upon 150 acres, and approval of
Environmental Assessment Worksheet. Located east of Red Rock Lake, west of
Mitchell Road, and south of Pheasant Oaks. A continued public hearing.
Acting Chairman Retterath opened the continued public hearing. Planner Enger
reviewed previous Commission action on the item whereby the Commission had
returned the item to the developer to revise the total number of units
substantially downward, and provide a new plan which gave rationale for
changing the Comprehensive Guide Plan, at the November 8, 1982 Planning
Commission meeting.
Dick Putnam, representing the developer, addressed the changes made since
the November 8, 1982 meeting on an area by area basis. He pointed out that,
responsive to direction from the Parks, Recreation, and Natural Resources
Commission, the park area on Red Rock Lake had been reduced both in Lake-
shore frontage and in total area and was now shown having approximately 360 ft.
of lakeshore, three acres in area. The use of the peninsula had been turned
into large-lot single family. Mitchell Road, due to differing design considera-
tions, was shown in a more southerly location. The ponding system for
storm water drainage was still proposed. Overall density for the site per
the latest proposal of the developer was now almost four units per acre,for a total
of 550-590 units for the entire 150-acre site.
Planner Enger stated that the Staff's suggestion was to start with the base
of the Eden Prairie Comprehensive Guide Plan of 2.5 units per acre for the
entire site, but to allow a greater density over the site only upon the
condition that the developer could justify the higher density and change
of the Comprehensive Guide Plan. Planner Enger suggested a maximum site
density of 3.5 units per acre, if such justification could be provided.
The density range for the site would become 2.5 to 3.5 units per acre, or
375 to 550 units for the entire site. He reviewed each of the designated
areas as to how the density would align per individual area. Generally,
the interior of the site would be available for higher density, whereas the
exterior of the site would remain at lower densities..
Planner Enger stated that the top of the range proposed by Staff was partially
justified by the previous Red Rock Village Sector Study. He stressed the
importance, however, of having the developer prove or justify the higher
density on a site by site basis.
DISCUSSION
Gartner asked if the latest Comprehensive Guide Plan was prepared after
• the Red Rock Village Sector Study. Planner Enger responded that it had
been prepared afterwards. Gartner stated that, in that case, she felt the
study should not be considered with respect to the current plan.
Planning Commission Minutes -3- December 13, 1982 Meeting
Marhula questioned whether the matters of the sanitary sewer extension and
the road system had been reviewed by Engineering. Planner Enger explained
that such major issues had not yet been dealt with by Engineering in that the
project was still in a concept stage. However, discussions had been held dealing
with the road system in a preliminary manner.
Currently the Comprehensive Guide Plan illustrated two collector roads in the area
of this project. Mitchell Road would continue in a north-south direction, as it
does today, and would be improved to a collector road at some point in the future.
The major roadway through the project would also be a minor collector road. Staff
suggested that enough right-of-way be obtained at the intersection of the proposed
development road and at existing Mitchell Road to allow the development road to
be the through road initially and to allow flexibility for change in emphasis
in the future, if necessary.
Hallett questioned why the projections for the City's population had been declining
over the years. Planner Enger stated that the major reason for this was the fact
that earlier predictions of population for the City had been unrealistic; there-
fore, to compare population projections would be inappropriate at this time.
Gartner questioned what the recommendation of the Parks, Recreation, and
Natural Resource Commission had been. Mr. Putnam stated that the Commission
• had told him the park could have less lakeshore and less acreage in that the
number of people serviced would be less under the new plan than under the
previous plan.
Torjesen stated that he agreed with the Staff's recommendation regarding
density for the site, beginning with a 2.5 unit per acre base and having the
developer prove or justify any greater density. Marhula stated that he, too,
agreed with the approach. Marhula added that he felt there were sensitive areas
at the periphery of the site needing special attention, while areas at the interior
of the site could warrant greater density.
Mr. Ken Fricke, 15610 Corral Lane, stated that he lived adjacent to area K,
at the southwest corner of the site. He indicated concern that the area be
developed with the surrounding, developed properties in mind, at a low density.
MOTION
Motion was made by Gartner, seconded by Torjesen that the Planning Commission
continue the Red Rock Ranch proposal to the January 10, 1982 meeting of the
Commission to allow Staff time to review the matter in greater detail .
Motion carried--5-0-0
B. TOWERS ADDITION, by T. Michael Carmody. Request for PUD District Review of
6.75 acres, part of an 80-acre PUD) for medium density residential and
single family uses, rezoning from Rural to RM 6.5 for 8 quadraminium
buildings and from Rural to R1-13.5 for 2 single family lots with variances
and preliminary plat of 6.75 acres for 8 quadraminium buildings (32 units)
and 2 single family lots. Located north of Carmody Drive and east of
S
Planning Commission Minutes -4- December 13, 1982 Meeting
Mitchell Road. A public hearing (postponed from November 22, 1982 meeting).
Bill Dolan, Meadowood, Inc. , Planners and Engineers for the developer, pre-
sented the request for Mr. Carmody. Mr. Dolan stated that he and the owner
had reviewed the Staff Report and would comply with the recommendations
contained therein.
Planner Enger reviewed the Staff Report with the Commission, stating that
the variances requested could be handled within the PUD District Review
process, rather than through the Board of Appeals and Adjustments.
Gartner questioned the need to continue Morgan Lane as a through street
to Carmody Drive. Planner Enger explained that the proposal to do so was
based on safety reasons for ease of access to the lots for emergency
vehicles. Gartner suggested that a drive be extended to Carmody Drive
instead of extending the public street.
Marhula stated concern for the length of the private drives proposed in
the project. He added that he did not feel the drives provided good
access to the interior units -as proposed.
• MOTION
Motion was made by Torjesen, seconded by Gartner, that the Towers Addition
be continued to the December 27, 1982 Planning Commission meeting for
purposes of allowing the developer to redesign the access to the lots.
Motion carried--5-0-0
C. EDENDALE RETIREMENT RESIDENCE, by Twin City Christian Homes. Request
for Site Plan Review and amendment to original PUD for Edendale Retire-
ment Residence upon 2.95 acres to construct a 61-unit, five-story, elderly
housing apartment. Located north of TH #5 and west of Prairie Village
Mall and Prairie Village Professional Building. A public meeting.
Gerald Mundt, architect for the developers,,-,, stated that a meeting had
been held with the area residents. At that meeting, four items of adjust-
ment were agreed to by the developer at the request of the residents:
1 . Construction of a berm and the addition of evergreen plantings
at the north area of the site.
2. An addition row of pines along the property line at the north
area of the site.
• 3. The entire building will be moved ten feet further to the south.
4. Site lighting will be designed to be no more than eight feet in
height.
Planning Commission Minutes -5- December 13, 1982 Meeting
Planner Enger presented the Staff Report to the Commission, pointing out
that the visual impact of the site had been reduced significantly by the
proposed plan._
DISCUSSION
Acting Chairman Retterath requested that the minutes reflect the receipt
of letters from Jerry and Juanita Beauvais and the Jim Dale Family, area
residents, regarding the site proposal .
Hallett questioned the population figures for the City for people over the
age of 60. Planner Enger stated that per the latest census, the City_ of
Eden Prairie had 1 ,600 people over the age of 63.
Hallett questioned what the unit rent price would be for residents. Bruce
Farrington, Twin City Christian Homes,' stated that the prices would be
based on fair market value, a figure to be established by the Federal
Housing and Urban Development (HUD).
Gartner questioned whether the project would be limited to low income
citizens. Mr. Farrington stated that this was generally true. However,
if an exception would be made, it would be authorized by HUD.
Marhula asked what the history of the guiding had been for this site.
Staff responded that the site had been zoned for this use in 1978; prior
to that time, the land had been designated for commercial use.
Hallett questioned whether the walkway system connected to the Round Lake
walkway system. Staff responded that it did in the vicinity of Lake Trail
Estates.
Pastor James Schmidt, 7526 Carnelian Lane, stated that he had not been
contacted for any of the neighborhood meetings. His lot was located to
the west-northwest of the proposed structure. Pastor Schmidt stated that,
while he had no major objections to the project as proposed, he, too, as
the residents to the north, would appreciate additional buffering between
his home and the proposed structure. Mr. _Farrington-stated that=he--oul:d
be happy to work' with .Pastor Schmidt to mitigate the situation.
MOTION
Motion was made by Marhula, seconded by Torjesen, that the Planning Commission
make the following recommendation to the City Council :
That the request of Twin City Christian Homes for Site Plan approval
and PUD amendment for the Edendale Retirement Residence, located
upon 2.95 acres, for a 61-unit, five-story elderly housing apartment,
located north of TH #5 and west of Prairie Village Mall and Prairie
Village Professional Building, be approved, subject to the following
conditions:
Planning Commission Minutes -6- December 13, 1982 Meeting
1 . A landscape plan must be submitted to the City prior to building
permit issuance, which provides buffering to the single family homes
to the north and west in the following manner:
Six foot high evergreen trees along the northern and western
boundaries and clusters of twelve foot high evergreens atop
a ten foot high earthen berm to be located north and north-
west of the building.
2. All parking on the site shall be screened from differing, adjacent
land uses and public roads.
3. The first floor elevation shall be 895 or less.
4. The building height should not exceed 45 feet.
5. Watershed District approval shall be required prior to any site
grading.
6. Site lighting shall be designed to be no more than eight feet in
height, as agreed to with the neighboring residents.
• Motion carried--5-0-0
D. INTERNATIONAL SUBURBAN DEVELOPMENT, by ISD Corporation. Request for Site
Plan Review of 1 .45 acres zoned Office to construct a three-story, 30,112 sq.
ft. office building. Located west of 300 East Prairie Drive (Suburban
National Bank). A public meeting.
Tom Stahl , representing the developer, explained the request to the Commission.
DISCUSSION
Torjesen questioned whether parking would be adequate for the site. Mr. Stahl
explained the parking situation, showing on the plan where more parking spaces
would be available to the bank on the adjacent lot. He also pointed out that
the traffic flow within the parking lot would be improved as well .
Hallett pointed out that there was no walkway system for the site, adding
that he felt the matter should be reviewed by Staff for the entire area.
He stated that he believed a walkway system for this area was important.
Planner Enger stated that he would have the matter reviewed at Staff level
and report back to the Commission in the near future.
MOTION
Motion was made by Marhula, seconded by Torjesen, that the Planning Commission
make the following recommendation to the City Council :
Planning Commission Minutes -7- December 13, 1982
That the request of ISD Corporation for Site Plan Review of 1 .45 acres zoned
Office for a three-story, 30,112 sq. ft. office building be approved subject
to the following conditions:
1 . Parking and building height variances be processed through the Board of
Appeals and Adjustments, as required.
2. All legalities and documentation of common entry and mutual storm sewer
shall be submitted to the City for review and approval prior to issuance
of the building permit.
3. A comprehensive landscape plan, in conformance with the screening ordinance
of the City Code and complimentary to the existing bank building shall
be submitted to the City for review and approval prior to issuance of
the building permit.
4. Signage must conform to the City Code criteria.
5. Proponent shall meet with the Engineering Department regarding sewer,
water, and drainage prior to issuance of a building permit.
6. Hydrant and standpipe locations shall be added and revised to meet the
requirements of the Fire Marshall .
7. Existing curb cuts along perimeter road which are not utilized in the pro-
ject shall be constructed having a continuous matching curb.
8. Cash Park Fee must be paid in accordance with City Code.
9. Proponent shall submit proposed plans to the Nine Mile Creek Watershed
District for review and approval .
10. There shall be a review and resolution to the situation regarding pedestrian
walkways for the area.
Motion carried--5-0-0
V. OLD BUSINESS
None
VI. NEW BUSINESS
A. Proposed Amendment to Chapter 11 , City Code to Allow Gymnastics Use in Industrial
Districts
Planner Enger reviewed the proposed Code amendment with the Commission.
• The major concerns were 1 ) parking formula to provide adequate spaces for such
a use; 2) use of industrial space for a commercial use. Planner Enger reviewed
the Council discussion and action with the Commission, stating that the Council
had referred the matter to the Commission for recommendation regarding an
ordinance amendment.
The Commission discussed the matter as to the types of uses which would be
Planning Commission Minutes -8- December 13, 1982
similar in nature and/or accessory to such gymanisum uses.
MOTION
Motion was made by Gartner, seconded by Marhula, that the Planning Commission
make the following recommendation to the City Council :
That the Council adopt proposed Ordinance #16-82, Amending City Code,
Chapter 11 , Section 11 .03 Thereof, Relating to Special Parking Requirements
and Section 11 .30 Thereof Relating to Permitted Uses in Industrial Districts,
and Adopting by Reference, City Code Chapter 1 and Section 11 .99 Which ,
Among Other Things, Contains Penalty Provisions.
Motion carried--5-0-0
VII . PLANNER'S REPORT
None.
VIII . ADJOURNMENT
4009
� MOTION
Motion to adjourn was made by Gartner, seconded by Marhula.
Acting Chairman Retterath adjourned the meeting at 11 :10 p.m.