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Planning Commission - 07/11/1983 AGENDA W2den Prairie Planning Commission Monday, July 11, 1983 7:30 p.m., City Hall COMMISSION MEMBERS: Chairman William 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. APPROVAL OF AGENDA II. APPROVAL OF MINUTES III. MEMBERS REPORTS IV. DEVELOPMENT PROPOSALS A. RIDGEWOOD WEST 2ND/WESTOVER, by Centex Corporation. Request for Planned Unit Development District Review for Medium Density clustered single family residential development, Zoning District Change from R1-13.5 to R1-9.5 for a medium density land use, and Preliminary Plat of 18.39 acres for 83 lots. Location: Knollwood Drive, South of Cumberland Road. A public hearing. B. CRC, by Ryan Construction. Request for Zoning District change from Rural to Office for a 21,000 sq. ft. building, and Preliminary Plat of 1.5 acres for one lot for an office land use. Location: City West Parkway. A public hearing. C. MENARD'S. Request for Zoning from Rural to Commercial Regional Service and Preliminary Plat of 1.6 acres for a retail shopping center. Location: East of existing Menard's building, adjacent to Plaza Drive. A public hearing. D. MINNESOTA MINI-STORAGE, by Tex-sota. Request for Zoning from Rural to General Industrial and Preliminary Plat of 2.2 acres for an office/warehouse use to include two storage buildings and a recreation vehicle parking area. A public hearing. V. OLD BUSINESS VI. NEW BUSINESS VII. PLANNER'S REPORT Oft VIII. ADJOURNMENT MINUTES EDEN PRAIRIE PLANNING COMMISSION Monday, July 11, 1983 City Hall , 7:30 p.m. MEMBERS PRESENT: Chairman William Bearman, Virginia Gartner, Stan Johannes, Dennis Marhula, Ed Schuck, Hakon Torjesen MEMBERS ABSENT: Robert Hallett STAFF PRESENT: Chris Enger, Director of Planning Kate Karnas, Planning Secretary Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA MOTION: Motion was made by Torjesen, seconded by Marhula, to approve the agenda as submitted. Motion carried--6-0-0 i II. APPROVAL OF MINUTES MOTION: Motion was made by Schuck, seconded by Torjesen to approve the minutes of the June 27, 1983, Planning Commission meeting with the following amendments: Page 6, paragraph 5, under Flying Cloud Business Center, the oak tree would not be saved. Page 6, paragraph 8, under Flying Cloud Business Center, add the following to comments by Torjesen: "Torjesen stated that he felt the scale of this project was much more appropriate than the project reviewed at the previous meeting on the other side of Highway #169. Planner Enger stated that the two projects were proposed in differing zoning districts with differing allowable square footages and floor area ratios." Page 9, paragraph 2, second sentence, amended to read: "The Commission was split as to whether or not both types of screening would be necessary for adequate screening of the area. However, screening used was to be representative of the existing landscaping and screening of the Center." Motion carried--5-0-1 (Marhula abstained) Planning Commission Minutes 2 July 11 , 1983 III. MEMBERS REPORTS None. IV. DEVELOPMENT PROPOSALS A. RIDGEWOOD WEST 2ND/WESTOVER, by Centex Corporation. Request for Planned Unit Development District Review for Medium Density clustered single family residential development, Zoning District Change from R1-13.5 to R1-9.5 for a medium density land use, and Preliminary Plat of 18.39 acres for 83 lots. Location: Knollwood Drive, South of Cumberland Road. A public hearing. Tim Eller, Centex, reviewed the proposal with the Commission, pointing out the features of the site and how the lot configurations were designed to work within the site constraints. Mr. Eller also noted the location of the totlot and the scenic easement along Purgatory Creek, which would be dedicated to the City. Regarding the proposed landscaping, Mr. Eller stated that the trees proposed within the courtyard areas would be 3-4 inch caliper deciduous and 10-15 foot high evergreens. Privacy fencing was also to be placed at the periphery of the yards of each courtyard unit. • Chairman Bearman asked if additional trees would be preferable to privacy fencing. Mr. Eller stated that the type of fencing that was used in the previous phase had been successful, and that, in terms of price, the two types of methods for creating privacy were nearly equal. He added that the fencing to be placed on each lot as shown in the plans would be maintained and controlled by the homeowners' association. Planner Enger stated that the plans included a great deal of architectural control, which appeared to be one of the reasons for success of the first phase. He pointed out that one of the concerns in the previous phase was that of adequate parking within the development. This plan showed driveways wide enough for double car garages, with enough room for two cars to park outside of the garage. In addition, all streets were designed to be 32 ft. in width, an additional four feet beyond the standard 28 ft. of normal residential single family subdivisions. Parking of cars would be allowed along one side of the streets for overflow purposes. Sidewalks were proposed along all street frontages as well. Planner Enger stated that the homes were not all courtyard homes, but that future buyers had the opportunity to purchase courtyard lots, lots along the looped streets, average sized single family lots, and small sized single family lots. The types of lots available in the development suited a variety of needs for a variety of families in the market place. Mr. Eller stated that there were several styles of homes available with two elevations each. No two similar elevations would be Planning Commission Minutes 3 July 11, 1983 allowed within one , court and nor would either of the two variations courtyard, of elevations of any one unit type be allowed to be next to each other. In addition, there were six siding colors available, with 15-16 types of trim for each unit. Torjesen asked if the adjacent and surrounding road system was adequate to handle the traffic projected from this development. Mr. Eller responded that Cumberland had been built to Mitchell Road with the first phase. There had been concern about Anderson Lakes Parkway with the first phase, as well . Approximately 300 ft. existed between Anderson Lake Parkway as it currently existed to access this property. It would have to be built across the adjacent owner's property. Torjesen questioned whether Staff was comfortable with the road network in terms of capacity, given the volume of traffic to be generated from this residential development. Staff responded that study had shown that the road network was adequate to service the first phase and this phase of the development. Additional phases would not be allowed until the connection of Anderson Lakes Parkway was completed. Staff stated that the connection was intended to be under construction within the next couple of years, based on City plans. Torjesen inquired as to the exact nature of the variances requested for the project. Staff responded that the variances were requested for the courtyard lots and looped road lots with respect to setbacks, lots sizes, etc. Mr. Dick Krier, Westwood Planning & Engineering, representing proponent, stated that all lots on public road frontages could meet the minimum ordinance requirements if the Commission required it. Torjesen questioned the justification for the variances. Mr. Eller stated that the Planned Unit Development Concept for this entire project had been adopted as presented with this project phase. He pointed out that the two changes to the approved concept plan included the change from cul-de-sacs to looped configurations for two roads and the fact that two lots "shifted" phases. Torjesen stated that he felt that was adequate justification for the variances requested. Johannes asked if there had been a change from the total number of units approved originally with the Planned Unit Development Concept. Mr. Eller responded that two units had "shifted" phases. This phase picked up two units, while a subsequent phase would have two less units due to alignments necessitated by soils conditions. The net total was the same, however. Torjesen asked if the assumption was made that this was an approved • Planned Unit Development whether the underlying zoning of R1-9.5 was appropriate. Staff responded that the unit type was detached single family residential, not attached, which would be represented by single family residential zoning districts. Planning Commission Minutes 4 July 11, 1983 • Johannes inquired whether the same proportion of trees would be used in landscaping the lots on the private looped roads as was proposed for the courtyard lots. Mr. Eller stated that the same proportion would be used. Mr. Eller pointed out that the total amounts of fencing and shrubbery shown at the model homes location was not representative of everything provided by the association for the development. Additional fencing and shrubbery were added at the model location to provide visual examples of what people could do with their homes, should they so choose. However, the landscaping and fencing shown on the plans was to be installed in the locations shown. Johannes inquired as to the timing of the upgrading of Mitchell Road. Staff responded "that Council had directed that a study be prepared on the feasibility of extension of the road. Upon completion of the feasibility study, more detailed information would be available as to the timing of the upgrading of the road. Chairman Bearman asked if the road system within the project would be connected to Anderson Lakes Parkway when it was completed. Staff stated that it was a requirement of the Planned Unit Development for this project that prior to construction of the next, or third, phase, the roads would be connected to Anderson Lakes Parkway. Chairman Bearman asked for comments and questions from members of the audience. There were none. MOTION 1: Motion was made by Gartner, seconded by Johannes, to close the public hearing. Motion carried--5-0-1 (Marhula abstained) MOTION 2: Motion was made by Gartner, seconded by Schuck,to recommend to the City Council approval of the request of Centex Corporation for Planned Unit Development District Review and Zoning from R1-13.5 to R1-9.5 for clustered single family residential development, based on written materials and plans dated July 1, 1983, and subject to the recommendations of the Staff Report dated July 8, 1983, with the addition of condition #10 to read: "Lots along the east side of the public street frontage of Knollwood Drive shall meet all requirements of the R1-9.5 zoning district, if they are not part of a courtyard or looped street lot configuration." MOTION TO AMEND was made by Johannes, seconded by Torjesen, to delete condition #10. In discussion of the amendment Torjesen stated that he felt it should be clear that this developer had justified the variances requested for the lots within this project. He stated that he felt Planning Commission Minutes 5 July 11, 1983 it was important that any developer be able to do so before the City could grant variances for any reason. Motion to Amend carried--4-1-1 (Gartner against; Marhula abstained) The Commission then voted on the main motion, as amended. Motion carried--5-0-1 (Marhula abstained) MOTION 3: Motion was made by Gartner, seconded by Johannes, to recommend to the City Council approval of the request of Centex Corporation for Preliminary Plat of 18.39 acre for 83 lots for medium density residential land use, based on written materials and plans dated July 1, 1983, and subject to the recommendations of the Staff Report dated July 8, 1983. Motion carried--5-0-1 (Marhula abstained) B. CRC, by Ryan Construction. Request for Zoning District change from Rural to Office for a 21,000 sq. ft. building, and Preliminary Plat of 1.5 acres for one lot for an office land use. Location: City West Parkway. A public hearing. • Jerry Junkman, Ryan Construction, presented and reviewed the request for CRC, Creative Resource Center, for a 21,000 sq. ft. building in the City West Planned Unit Development area. Mr. Junkman stated that the condition of the July 8, 1983, Staff Report requesting realignment of the west entrance would be complied with by the developer. He added that the developers would, however, like to maintain a "right-in/right-out" entrance at the east end of the property, rather than eliminating that entrance as suggested in the Staff Report. Staff reviewed the other conditions of the Staff Report of July 8, 1983, recommending approval of the project. Chairman Bearman questioned how many parking spaces would be required for the project if it were all office. Staff responded that an additional 36 spaces would be required; however, the studio space was not counted as office space for parking purposes as it would not be occupied in the same manner as the planned office space within the building. Staff added that the City had control over issuance of an occupancy permit for the structure at all times. If the building were to be sold, it would likely only be sold to a future occupant needing a studio; if not, the City would not allow it to be occupied by a user which would not fit. Mr. Scott Lundeby, CRC, stated that this building was intended to be their headquarters • for the foreseeable future. Planning Commission Minutes 6 July 11, 1983 Johannes asked, in terms in the exterior finish, whether the block would be carried through around the entire building. Mr. Junkman responded that it would. Johannes asked about the metal stairway located at the rear of the building. Mr. Junkman responded that the stairway was located there to provide access from the upper level to the pond area at the rear of the building. Johannes asked Staff if there were any requirements regarding metal stairways in the City Code. Staff responded that there were not. Torjesen questioned what had been approved for this site within the original City West Planned Unit Development. Staff responded that office use was approved for this site, but that it was not required to be residential in character. Also, square footage of the office building was limited. This site complied with the approved square footage requirements. Chairman Bearman asked if the rooftop mechanical would be screened as part of this building design. Mr. Junkman stated that the final detail of the rooftop mechanical had not yet been determined. Planner Enger stated that since a portion of the building was designed with the exterior finish of cedar, it was expected that the screening material for the rooftop mechanical unit(s) would be cedar ias well, in order to provide screening of an architecturally integral nature. Torjesen stated that he recalled CRC had been part of another proposal within the Bryant Lake Office Tech Center and asked if proponents had decided to change their location due to the types of neighboring uses which had been approved, i.e. high tech office/industrial uses. Mr. Lundeby responded that the site of the current proposal was the site they originally wanted for their structure, especially due to the background land features, such as the pond. It became more feasible to return to their original choice of a site; therefore, they would not be locating in the Bryant Lake Office Tech Center. Torjesen stated that he did felt that the plan approved for the City West Business Center by the Council and the Planning Commission was the one in which the buildings were required to be residential in character; therefore, he was not in favor of this proposal since it was not, in his opinion, residential in character. Marhula noted an unusually high grade differential in the parking lot area. Mr. Scott Anderson, ADI, owners of the property, stated that this would be corrected to spread the grade across the site more evenly. • MOTION 1 : Motion was made by Marhula, seconded by Gartner, to close the public hearing. Planning Commission Minutes 7 July 11, 1983 Motion carried--6-0-0 MOTION 2: Motion was made by Marhula, seconded by Gartner, to recommend to the City Council approval of the request of CRC/Ryan Construction for Zoning District change from Rural to Office for a 21,000 sq. ft. office building, based on written materials and plans dated June 13, 1983, and subject to the recommendations of the Staff Report dated July 8, 1983. Motion carried--5-1-0 (Torjesen against) MOTION 3: Motion was made by Marhula, seconded by Gartner,to recommend to the City Council approval of the request of CRC/Ryan Construction for Preliminary Plat of 1.5 acres for a 21,000 sq. ft. office building, based on written materials and plans dated June 13, 1983, and subject to the recommendations of the Staff Report dated July 8, 1983. Motion carried--5-1-0 (Torjesen against) • C. MENARD'S. Request for Zoning from Rural to Commercial Regional Service and Preliminary Plat of 1.6 acres for a retail shopping center. Location: East of existing Menard's building, adjacent to Plaza Drive. A public hearing. Mary Prochaska, Menard's, presented the request to the Planning Commission. He stated that the shopping center would be similar to others which Menard's had built in other communities. Staff reviewed recommendations of the Staff Report of July 8, 1983, regarding the request. Johannes stated that he felt the City had taken great care, along with the developer, to make certain that the shopping center on the east side of Plaza Drive would be an asset to the community in terms of exterior appearance, in particular. He stated that he felt this project did not meet the standards of the project east of Plaza Drive, but that it could with amendment to the site plan and landscaping plan. Marhula asked Staff if there were any problems anticipated with respect to the number of parking spaces provided on the site. Staff stated that none were anticipated. Marhula added that he felt the treatment of this proposal 's parking lot, in terms of landscaping, • as well as treatment of the structure, should be similar to the project east of Plaza Drive, i.e. the landscaped parking islands. Chairman Bearman stated that he felt the back of the building, where trucks would be unloading, could be treated differently, as well . Planning Commission Minutes 8 July 11, 1983 • He asked Mr. Prochaska if the building tenants would require outside storage like the current Menard's building. Mr. Prochaska stated that none of them would. Chairman Bearman also questioned what the sight lines would be like from Plaza Drive and Highway 5 from the project. In particular, he expressed concern for sight lines from the residential neighborhood existing to the north, Topview. It was suggested that the building could be in an "L" shape at the north to screen the truck area. Mr. Prochaska stated that "L" shaped centers would not work in this small area. Johannes suggested that it could be simply an extension of a wall to screen the truck area, rather than an extension of the entire building, more to create an effect. Torjesen stated that he was concerned for any use that would be located to the north of the proposed mall . He asked Mr. Prochaska if there were plans available indicating the use to the north. Mr. Prochaska stated that there were none at this time. Johannes stated that, while he felt the use for the site was appropriate given the size and shape of the property, he, too, was concerned for the affects of this project, as proposed, on the surrounding area, since it was such a visible site within the community. • Chairman Bearman asked for questions and comments from members of the audience. There were none. MOTION 1 : Motion was made by Johannes, seconded by Marhula, to continue the public hearing to allow proponent to revise the plans responsive to concerns as discussed by the Commission. Johannes stated that he felt the landscaping was a key element to be considered prior to return to the Commission. He stated that he felt the plans needed to be considered with a sense of what has happened and what will be happening in the surrounding area. He suggested that plans be presented for the land to the north and that sight lines be considered from the north, east, and south, in particular. Marhula stated that he felt the proponent should consider a signage plan, with emphasis on continuity and consistency for whatever uses would eventually exist in the area. Chairman Bearman stated that he felt a key element would be the handling of the truck area to screen it in the most effective manner possible. . Torjesen reiterated concern for the plans for the land to the north in order that it be compatible with the surrounding uses. Johannes also expressed concern for the pedestrian system in the Planning Commission Minutes 9 July 11, 1983 • area and suggested that proponent consider better access for the pedestrians, as well as adequate lighting for the pedestrian system. Motion carried--6-0-0 D. MINNESOTA MINI-STORAGE, by Tex-sota. Request for Zoning from Rural to General Industrial and Preliminary Plat of 2.2 acres for an office/warehouse use to include two storage buildings and a recreation vehicle parking area. A public hearing. Mr. Bruce Hubbard, Tex-sota, presented the request for Commission review. He explained the integral functions of the site with the surrounding properties and uses. Chairman Bearman expressed concern for the sight lines from the existing and future sites of the outdoor storage areas "proposed for this project. He stated that he felt the site's outdoor storage would be visible from many locations, as the site was lower in elevation than the majority of the surrounding area. Chairman Bearman asked proponent if any type of camouflage had been considered to screen the outdoor storage area from the top. Torjesen stated that he felt the use would fill a need in the • community for storage of recreational vehicles. However, he stated that he did not feel this site was appropriate as it could not be properly screened. Torjesen asked if the small strip of land between the existing restaurant and the project site could be added to the site to aid in screening and elimination of the variances needed. Mr. Hubbard responded that the strip of land was there for purposes of providing access to the other lots within the area. Also, per covenants on the land, it could not be sold for other than access purposes. Johannes asked if the site could be used for another use. Staff responded that the site would be available for office/warehouse uses. Johannes also asked if Highway 169 was visible from the site. Staff responded that it was not. Chairman Bearman asked for questions and comments from members of the audience. Mr. Tom Thorfinson, representing the Kabuki Restaurant, stated that the two major concerns of the restaurant were screening of the use from the restaurant and drainage of the parking area. Mr. Bill Halvorstad, Eden Inn, asked what the square footage of the proposed office/warehouse building would be. Proponent responded that it would be 6,500 sq. ft. Mr. Halvorstad stated that he would prefer to see the plans for the entire area and how it would affect the existing land uses in the vicinity. Planning Commission Minutes 10 July 11 , 1983 MOTION 1 • Motion was made by Torjesen, seconded by Gartner, to close the public hearing. MOTION 2• Motion was made by Torjesen, seconded by Marhula, to recommend to the City Council denial of the request of Tex-sota for zoning from Rural to General Industrial and preliminary platting of 2.2 acres for an office/warehouse use to include two storage buildings and a recreation vehicle parking area, based on the use being inappropriate with the potential for adversely impacting adjacent and surrounding land uses. Torjesen stated that the motion was directed at the storage use portions of the site, but that the motion was not intended to prejudice the proposed use along Flying Cloud Drive of the 6,500 sq. ft. office/warehouse building. The other Commission members concurred. The Commission then voted on the main motion. • Motion carried--6-0-0 V. OLD BUSINESS None. VI. NEW BUSINESS None. VII. PLANNER'S REPORT None. VIII. ADJOURNMENT MOTION TO ADJOURN was made by Marhula, seconded by Torjesen. Chairman Bearman adjourned the meeting at 11 :25 p.m. Respectfully submitted, Kate Karnas 0 Planning Secretary