Planning Commission - 03/15/1983 AGENDA
Eden Prairie Planning Commission
Monday, March 15, 1983
7:30 p.m., City Hall
COMMISSION MEMBERS: Chairman Bearman, Virginia Gartner, Robert Hallett, Stan
Johannes, Dennis Marhula, Ed Schuck, Hakon Torjesen
STAFF MEMBERS: Chris Enger, Director of Planning
Kate Karnas, Planning Secretary
Pledge of Allegiance--Roll Call
I. OATHS OF OFFICE--ELECTION OF OFFICERS
II. APPROVAL OF AGENDA
III. APPROVAL OF MINUTES OF FEBRUARY 28, 1983
IV. MEMBERS REPORTS
A. Meeting Dates
B. Remuneration of Expenses
V. DEVELOPMENT PROPOSALS
A. OAK PARK BUSINESS CENTER, by GSB Investments, Inc. Request
for Rezoning from Rural to I-2 and Preliminary Plat of 3.3
acres into one lot and road right-of-way for
Office/Warehouse use. Location: South of Valley View Road,
west of Washington Avenue. A public hearing.
B. PAX CHRISTI CATHOLIC COMMUNITY. Request for Planned Unit
Development District Review of 38 acres; Rezoning from Rural
to Public; and Preliminary Plat with 25 acres for a church
of approximately 19,200 sq. ft., and 13 acres for park land.
Location: North of County Road #1, west of proposed
Homeward Hills Road Extension. A public hearing.
C. WILLOW BEND, by Registered Properties Corporation. Request
for Rezoning from RM-6.5 to R1-9.5 and Preliminary Plat of
37 acres for single family residential development.
Location: Southeast corner of Baker Road and Valley View
Road.
VI. OLD BUSINESS
VII. NEW BUSINESS
VIII. PLANNER'S REPORT
Community Development Block Grant (CDBG) Year IX
IX. ADJOURNMENT
MINUTES
EDEN PRAIRIE PLANNING COMMISSION
Monday, March 14, 1983
City Hall
7:30 p.m.
MEMBERS PRESENT: Chairman William Bearman, Robert Hallett, Stan Johannes,
Dennis Marhula, Ed Schuck
MEMBERS ABSENT: Virginia Gartner, Hakon Torjesen
STAFF PRESENT: Chris Enger, Director of Planning
Kate Karnas, Planning Secretary
Pledge of Allegiance--Roll Call
I. OATHS OF OFFICE--ELECTION OF OFFICERS
Planner Enger administered the Oath of Office to re-appointed
Commissioner Robert Hallett, and newly appointed Commissioners Stan
Johannes and Ed Schuck.
MOTION:
Motion was made by Marhula, seconded by Hallett to postpone action
on election of officers until the March 28, 1983 meeting, when all
members would be in attendance.
Motion carried--5-0-0
II. APPROVAL OF AGENDA
MOTION:
Motion was made by Schuck, seconded by Marhula, to approve the
agenda as presented.
Motion carried--5-0-0
III. APPROVAL OF MINUTES OF FEBRUARY 28, 1983
Chairman Bearman requested that the second paragraph, page 7, be
deleted and replaced with the following:
"Chairman Bearman stated he voted against the last three motions for
two reasons: 1) The City currently has no ordinance regarding
interim use sites, and 2) He felt the plans presented were not
detailed enough and did not feel comfortable with the project based
on the generalities presented by the Development Framework Manual ."
Planning Commission Minutes 2 March 15, 1983
MOTION:
Motion was made by Hallett, seconded by Marhula, that the minutes of
the February 28, 1983 meeting be approved as corrected.
Motion carried--5-0-0
IV. MEMBERS REPORTS
A. Meeting Dates
Chairman Bearman asked the Commission members their opinions
regarding the meeting dates of the second and fourth Mondays of each
month and whether there was any desire to change the dates.
MOTION:
Motion was made by Schuck, seconded by Marhula, that the meeting
dates for the Planning Commission be the second and fourth Mondays
of each month, the same schedule as previous years.
Motion carried--5-0-0
B. Remuneration of Expenses
Chairman Bearman reminded the Commissioners that their expenses as
members of the Commission would be reimbursed by the City upon
request.
V. DEVELOPMENT PROPOSALS
A. OAK PARK BUSINESS CENTER, by GSB Investments, Inc. Request
for Rezoning from Rural to I-2 and Preliminary Plat of 3.3
acres into one lot and road right-of-way for
Office/Warehouse use. Location: South of Valley View Road,
west of Washington Avenue. A public hearing.
Chairman Bearman stepped down as chair for Commission discussion and
action on this item. Marhula assumed the position of Acting
Chairman.
Staff reviewed the request of the proponent with the Commission and
reviewed the Staff Report of March 11, 1983.
Greg DuMonceaux, representing the proponent, reviewed the request
and site features for the proposed 40,000 sq. ft. structure. He
pointed out the areas of mature trees to be saved on the site
explained the natural screening inherent in the site's topographic
features. The major focus for saving trees was the proposed
plaza/court area at the southwest entrance to the building and along
the frontage of Valley View Road.
Planner Enger reviewed the recommendations of the Staff Report of
Planning Commission Minutes 3 March 15, 1983
March 11, 1983 with the Commission. He stated that the Staff would
recommend approval of the requested variance for the proof of
parking to be within the front yard setback since the proponent was
saving open space on the interior of the site.
Upon improvement of Valley View Road by the County, the grades along
the street were such that, with the addition of retaining walls, the
parking would be adequately screened.
Planner Enger stated that the mechanical equipment of the structure
would be required to be screened in an architecturally integral
manner with the materials of the structure itself.
DISCUSSION
Acting Chairman Marhula stated that he had counted only 80 parking
spaces, not the stated 86 on the site. Mr. DuMonceaux stated that
it was their intention to provide 86 spaces. However, at this time,
they did not have a final recommendation from their arborist
regarding the exact trees which could be saved on the site. Upon
that final recommendation, the 86 spaces would be finalized. Acting
Chairman Marhula stated that he felt the City would be losing
several significant trees if the area set aside for proof of parking
was built used for parking of cars for uses on-site.
Hallett questioned what the required number of spaces would be for
the site. Staff responded that 115 would be required. Hallett
asked what the maximum amount of office-to-warehouse ratio was for
this district. Staff responded that the maximum amount of office
use allowed would be 50% for this district. Hallett asked what the
controls for the City were in a case where parking spaces were not
provided based on such a ratio for speculative tenants. Staff
responded that parking was based upon actual occupancy use. If the
occupancy use was not known at the time of building permit, the
parking required would be based on one-third office use, one-third
manufacturing use, and one-third warehouse use. Hallett suggested
that the building should perhaps be reduced in size in order to
avoid parking problems in the future. Staff responded that the lot
coverage was 28.7% for this site, which was not significantly less
than the maximum 30% allowed for this district. It was pointed out
that this is typical site coverage for such buildings. Staff stated
that the shortage of area for parking spaces resulted from the
developer's efforts in saving the mature trees on site; therefore,
Staff was recommending in favor of the variance request.
Hallett questioned why no pedestrian walkways had been provided in
this project. Staff responded that the City had not started any
pedestrian walkways in the industrial areas. When the walkway
systems were initiated, the City looked at these areas of industrial
usage as large spaces with no where to walk to. Staff suggested
that the City perhaps could consider the feasibility of pedestrian
walkway systems in the industrial areas now with different priority
considering the popularity of such recreation.
Planning Commission Minutes 4 March 15, 1983
Johannes questioned what would "trigger" the need for additional
parking and how the City would control the site for these purposes.
Planner Enger responded that inspections would be made on a regular
basis. As the building becomes more fully leased, it will be easier
to determine the individual needs of each use within the structure.
If, upon monitoring of the situation, it is determined by the City
that more spaces are necessary, the City would require the
construction of additional spaces prior to the addition of another
tenant.
Schuck asked what the City's experience had been in previous
attempts to save trees as proposed for this site. Planner Enger
stated that it was possible that the trees could be saved if the
trees were protected during construction. For example, the
perimeter of the trees should be fenced during construction to
minimize disturbance.
Jerry Portnoy, GSB Investments, stated that the only trees shown on
the plans presented to the Commission were 18" in diameter or
larger. However, he added, that there were more trees than that of
large size which would be saved in the designated areas of the site.
Acting Chairman Marhula asked for questions and comments from the
members of the audience. There were none.
Hallett questioned whether the City had made similar agreements with
other uses in the community regarding proof of parking. Staff
responded that they had and cited examples.
Acting Chairman Marhula stated that he felt the plan presented was
preferrable to the alternative of flattening the hill to obtain the
necessary parking to meet code requirements at this time. He stated
that he felt the plan had been prepared with a valid attempt to take
advantage of the significant vegetation of the site. Acting Chairman
Marhula added that he felt that, regardless of whether the parking
was 50 ft. or 25 ft. from the right-of-way, screening of the parking
would be adequate due to the grades of the roadway and the site
along Valley View Road.
MOTION 1 :
Motion was made by Hallett, seconded by Schuck, to close the public
hearing.
Motion carried--4-0-1 (Chairman Bearman abstained)
MOTION 2:
Motion was made by Acting Chairman Marhula, seconded by Johannes, to
recommend to the City Council approval of the request for rezoning
from Rural to I-2 of 3.3 acres, based on plans dated February 21,
1983, and subject to the recommendations of the Staff Report dated
March 11 , 1983, and amended plans showing 86 parking spaces in their
final location.
Planning Commission Minutes 5 March 15, 1983
Motion carried--4-0-1 (Chairman Bearman abstained)
MOTION 3:
Motion was made by Acting Chairman Marhula, seconded by Johannes, to
recommend to the City Council approval of the preliminary plat of
3.3 acres for one lot and road right-of-way, based on plans dated
February 21, 1983, and subject to the recommendations of the Staff
Report dated March 11 , 1983, and amended plans showing 86 parking
spaces in their final location.
Motion carried--4-0-1 (Chairman Bearman abstained)
Chairman Bearman resumed the chair.
B. PAX CHRISTI CATHOLIC COMMUNITY. Request for Planned Unit
Development District Review of 38 acres; Rezoning from Rural
to Public; and Preliminary Plat with 25 acres for a church
of approximately 19,200 sq. ft., and 13 acres for park land.
Location: North of County Road #1, west of proposed
Homeward Hills Road Extension. A public hearing.
Staff reviewed the request of the proponent and the recommendations
of the Staff Report of March 11, 1983.
Patrick Dady, member of the Pax Christi Building Committee, and
Steve Urban, Be Architects, explained the request in greater detail
to the Commission.
Planner Enger stated that the Staff was recommending denial of the
request for a variance to accommodate a wind generator on the site.
He stated that it would visually impact the natural creek corridor
and would be very visible from surrounding residential development.
Also, the proponent had provided no information for the wind
generator with the submission materials.
It was pointed out that the proponent was requesting that the City
accept the north parcel as fulfillment of the park dedication
requirement. However, Staff stated that City policy was to accept
land for such purposes only if the property was part of the active
park system. This parcel was not part of the active park system.
It would be referred to the Parks, Recreation, and Natural Resources
Commission for review and recommendation.
Regarding the trail proposed along Homeward •Hills Road, Planner
Enger stated that a site of this size would require a five-foot wide
sidewalk per City policy. The City has already constructed such a
path along County Road #1 . The proponent would be responsible for
the trail along Homeward Hills Road.
DISCUSSION
Hallett asked if the trail along County Road #1 existed along the
Planning Commission Minutes 6 March 15, 1983
•
the entire length of the proponent's property fronting County Road
#1 . Staff responded that it did. Staff recommendation was for an
eight-foot bituminous path along the west side of Homeward Hills
Road to the north church site property line, and that the proponent
grade a ten-foot wide pad for future continuation of the path to
within 50 ft. of the creek flowage. The City would be responsible
for the difference in cost between an eight-foot bituminous trail
and the five-foot wide sidewalk. At this time, the trail would not
cross the creek, but a crossing was planned for the future.
Marhula questioned what the status was of the previous plans of the
proponent for townhouses in the center of the site. Mr. Dady stated
that such plans had been abandoned.
Marhula asked if churches had been required to pay cash park fees in
the past. Staff responded that they had.
Tim Culp, 8924 Darnell, stated that the proposed park of Pax Christi
abutted an existing City park.
Chairman Bearman questioned whether the assessments for the project
had been based on the current plans of the proponent. Staff
responded that they were.
Johannes questioned what the time frame would be for completion of
Homeward Hills Road. Staff responded that the City was in the
process of preparing a Capital Improvements Program for road
construction. There was no definite date for the completion of this
project.
Johannes asked if it would be possible to provide trail access from
the northwest portion of the property instead of requiring the
existing neighborhood to the northeast to access the park via the
trail along County Road #1 . He stated that he felt this would be a
safer method of accessing the park than along a thoroughfare. Staff
responded that they would refer this suggestion to the Parks,
Recreation, and Natural Resources Commission.
Chairman Bearman asked for comments and questions from members of
the audience. There were none.
MOTION 1 :
Motion was made by Marhula, seconded by Schuck, to close the public
hearing.
Motion carried--5-0-0
MOTION 2:
Motion was made by Marhula, seconded by Hallett, to recommend to the
Council approval of the PUD District with variances, except for the
120 ft. wind generator, and Rezoning from Rural to Public, for the
main building height and exterior materials, based upon plans dated
Planning Commission Minutes 7 March 15, 1983
February21 1983 and subject to the recommendations of the Staff
J
Report dated March 11, 1983 and the recommendations of the Hennepin
County Department of Transportation.
Motion carried--5-0-0
MOTION 3:
Motion was made by Marhula, seconded by Schuck, to recommend to the
Council approval of the Preliminary Plat for Pax Christi Catholic
Church into two lots, one 25 acres and one 13 acres, plus road
right-of-way, based upon plans dated February 21, 1983, and subject
to the recommendations of the Staff Report dated March 11 , 1983 and
the recommendations of the Hennepin County Department of
Transportation.
Motion carried--4-1-0 (Chairman Bearman voted against)
Chairman Bearman stated that he voted against as he questioned the
assessment policy to be used for this property.
Chairman Bearman declared a ten-minute recess at 9:25 p.m. ; the
meeting was reconvened at 9:35 p.m.
C. WILLOW BEND, by Registered Properties Corporation. Request
for Rezoning from RM-6.5 to R1-9.5 and Preliminary Plat of
37 acres for single family residential development.
Location: Southeast corner of Baker Road and Valley View
Road.
Staff reviewed proponent's request with the Commission and reviewed
the Staff Report of March 11, 1983.
Dick Krier, Westwood Planning and Engineering, representing the
proponent, presented slides of the site which depicted the site
features. Mr. Krier explained that the low area of the site, which
often held water, was not a designated wetland by the State. He
also pointed out the areas of bad soils on the site. Lots 9-17 and
lots 24-31 all were affected by bad soils in the area.
Mr. Krier stated that it was the objective of the proponent to
provide affordable housing by this project. While the site had been
proposed previously for multiple residential use, the proponent's
research had determined that the average family still preferred a
detached single family home. Therefore, the request was for smaller
lots within the single family district to provide for lower costs of
land and utilities for the future homeowners of this project.
Regarding the requested variance from the required 30 ft. front yard
• setback to 25 ft. front yard setbacks, Mr. Krier stated that
proponent was requesting this variance due to the hardship of
working with the bad soils on the site and the reduction of length
of sewer and water hook-ups and driveway.
Planning Commission Minutes 8 March 15, 1983
•
Mr. Krier stated that proponent had provided the City with many
different housing types for the project and would be willing to
comply with the Staff recommendation regarding not locating similar
units adjacent, directly or diagonally across from each other.
With respect to the sidewalk recommended for location along Dogwood,
it was proponent's position that the sidewalk would service more
than just the proposed neighborhood. Mr. Krier stated that it was
their request that the sidewalk construction be credited against the
park dedication obligation for the project.
Mr. Krier stated that the requested watermain connection to the west
was also a matter of concern to the proponent in that it also would
service more than the proposed neighborhood.
Planner Enger reviewed the recommendations of the Staff Report with
the Commission. He stated that the submitted housing configurations
proposed provided many alternatives for significantly different
units to be located adjacent, directly or diagonally across from
each other upon development.
Planner Enger stated that Staff recommended against the requested
front yard setback variances in that it was inconsistent with rest
of the City's single family districts. He added that if the soil
• conditions created such a severe hardship towards development of
this land, that perhaps the alternative would be to redesign the
plat as opposed to requesting variances.
As to the recommended sidewalk, Planner Enger stated that it was the
City's position that sidewalks were a fundamental service necessary
for residents, especially on streets such as Dogwood, which would
experience a higher volume of traffic than an average residential
street. Sidewalks provided by this development would tie into an
overall system which would be utilized by residents of this area.
DISCUSSION
Chairman Bearman asked what the price range and square footages of
the units would be. Duane Dietrich, Registered Properties, Inc.
stated that the homes would range from $70,000 to $85,000, with
square footage being no less than 800 sq. ft. per unit. He added
that any one of the housing configurations proposed could be placed
on any one of the lots.
Chairman Bearman asked if Mr. Dietrich would be building the homes
on the lots. He stated that he would not; rather he would develop
the lots and sell them to builders. Chairman Bearman asked if the
soil corrections would be made by the proponent. Mr. Dietrich
stated that he would make the soil corrections for each site, and
• guarantee the builders a normal building pad.
Hallett stated that he felt the proposed development would benefit
from the sidewalks recommended along Dogwood in that it would
provide access to park and recreation facilities on the north and
Planning Commission Minutes 9 March 15, 1983
south sides of the property.
Chairman Bearman asked for comments and questions from members of
the audience.
Howard Kaerwer, 12800 Gerard Drive, stated that he felt that if the
south area of the property was to be dedicated to the City as park
land, there should be access provided to that property from the
adjacent neighborhoods. He asked if the City would be paying for
the land proposed for park. Chairman Bearman stated that the City
would not be paying for this land.
Hallett questioned the status of the single family home owned by
Hennepin County in the vicinity. Planner Enger stated that the
property consisted of approximately three acres. He added that the
City would probably sell what was not necessary for the right-of-way
for Baker Road.
Johannes questioned what level of road development would take place
on Valley View Road in this area. Staff responded that old Valley
View Road was not classified as a thoroughfare in this area,
therefore it would be much as a normal residential street.
MOTION 1 :
• Motion was made by Hallett, seconded by Schuck, to close the public
hearing.
Motion carried--4-0-1 (Marhula abstained)
MOTION 2:
Motion was made by Hallett, seconded by Johannes, to recommend to
the City Council approval of the rezoning from RM-6.5 to R1-9.5 for
28.5 acres only, for the Willow Bend proposal, based on plans dated
February 11, 1983, and subject to the recommendations of the Staff
Report dated March 11, 1983, with deletion of the last six words of
the fifth recommendation of said report.
Motion carried--4-0-1 (Marhula abstained)
MOTION 3:
Motion was made by Hallett, seconded by Schuck, to recommend to the
City Council approval of the preliminary plat of 37 acres for 80
single family detached lots and an 11 .2 acre outlot, based on plans
dated February 11 , 1983, and subject to the recommendations of the
Staff Report dated March 11, 1983, with deletion of the last six
words of the fifth recommendation of said report.
Motion carried--4-0-1 (Marhula abstained)
Planning Commission Minutes 10 March 15, 1983
VI. OLD BUSINESS
None.
VII. NEW BUSINESS
VIII. PLANNER'S REPORT
Community Development Block Grant (CDBG) Year IX
Staff reviewed the proposed activities of the Planning Department
for Year IX CDBG funds allocated to the City of Eden Prairie. The
estimated amount of funds for the City was $85,055. It was pointed
out that the other Commissions of the City were also proposing
activities for expenditure of the funds. Planner Enger stated that
each of the proposed activities of the Planning Department were
"eligible activities" according the Federal regulations.
A question was raised regarding creation of an energy ordinance for
.the City. Planner Enger stated that it would be an eligible
activity for funding through this program.
The Commission discussed the City's committment to provision of
elderly housing and reaffirmed their position that the City should
continue to aim for an additional 100 units beyond the 61 units
recently approved.
MOTION:
Motion was made by Schuck, seconded by Marhula, to recommend to the
Council approval of the proposed program for Year IX CDBG funds
based on the Staff Report dated March 4, 1983.
Motion carried--5-0-0
IX. ADJOURNMENT
MOTION TO ADJOURN was made by Marhula, seconded by Schuck.
Chairman Bearman adjourned the meeting at 11 :30 p.m.
Respectfully submitted,
e-y- 9�L 4
Kate Karnas
Planning Secretary