Planning Commission - 08/29/1983 AGENDA--SPECIAL MEETING
Eden Prairie Planning Commission
Monday, August 29, 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. APPLEBAUM'S. Request for Planned Unit Development Amend-
ment, Zoning Amendment, and Preliminary Plat of 3.87 acres
for a grocery store. Location: State Highway #169 and
Prairie Center Drive. A continued public hearing.
B. BLUFF RIDGE, by Mark Charles. Request for Comprehensive
Guide Plan change from Low Density Residential to Medium
Density Residential, Planned Unit Development Concept Review
is for a mixed residential use, Planned Unit Development
District Review and Zoning from Rural to RM-6.5 and R1-9.5
for 118 units, and Preliminary Plat of 16.2 acres for mixed
residential use. Location: Southeast quadrant of County
Road #1 and Franlo Road. A continued public hearing.
C. CRESENT RIDGE, by D. C. C. Development. Request for
Comprehensive Guide Plan Amendment from Public/Open Space,
Industrial, and Low Density Residential to Public/Open
Space, Industrial, and Medium Density Residential, and
Planned Unit Development Concept review for 393 dwelling
units on 112 acres and for an industrial site of 38.7 acres.
Location: West boundary of Eden Prairie/Chanhassen, north
of Highway #5. A public hearing.
D. PRESERVE MANOR HOMES, by Quality Homes. Request for
Comprehensive Guide Plan Amendment from Church to Medium
Density Residential, Planned Unit Development Amendment and
District Review, Zoning District Change from Rural to RM-
2.5, and Preliminary Plat for four 8-plex condominium
buildings, 32 units, on 4.0 acres. Location: Northeast
quadrant of Center Way and Anderson Lakes Parkway. A public
hearing.
V. OLD BUSINESS
VI. NEW BUSINESS
VII. PLANNER'S REPORT
VIII. ADJOURNMENT
MINUTES
EDEN PRAIRIE PLANNING COMMISSION
Special Meeting
Monday, August 29, 1983
City Hall, 7:30 p.m.
MEMBERS PRESENT: Chairman William Bearman, Virginia Gartner, Robert Hallett,
Dennis Marhula, Ed Schuck
MEMBERS ABSENT: Stan Johannes, Hakon Torjesen
STAFF PRESENT: Chris Enger, Director of Planning .
Kate Karnas, Planning Secretary
I. APPROVAL OF AGENDA
MOTION•
Motion was made by Gartner, seconded by Marhula, to approved the
agenda as presented.
Motion carried--5-0-0
II. APPROVAL OF MINUTES
MOTION:
Motion was made by Schuck, seconded by Hallett, to approve the
minutes of the August 8, 1983, Planning Commission meeting, subject
to the following changes: Page 4, last paragraph, change "Chairman
Bearman" to "Torjesen," and, Page 10, change "Renow" in paragraphs
one and two to "Rennow."
Motion carried--5-0-0
III. MEMBERS REPORTS
None.
IV. DEVELOPMENT PROPOSALS
A. APPLEBAUM'S. Request for Planned Unit Development Amend-
ment, Zoning Amendment, and Preliminary Plat of 3.87 acres
for a grocery store. Location: State Highway #169 and
Prairie Center Drive. A continued public hearing.
Staff informed the Commission that proponents had requested their
proposal be withdrawn at this time.
Planning Commission Minutes 2 August 29, 1983
0 MOTION•
Motion was made by Gartner, seconded by Marhula, to close the public
hearing, without prejudice and accept the proponent's request for
withdrawal .
B. BLUFF RIDGE, by Mark Charles. Request for Comprehensive
Guide Plan change from Low Density Residential to Medium
Density Residential, Planned Unit Development Concept Review
for a mixed residential use, Planned Unit Development
District Review and Zoning from Rural to RM-6.5 and R1-9.5
for 90 units, and Preliminary Plat of 16.2 acres for mixed
residential use. Location: Southeast quadrant of County
Road #1 and Franlo Road. A continued public hearing.
Wally Hustad, developer of a large portion of the bluffs area,
reviewed the history of the Bluffs Sector Study from 1973. He
stated that, over time, the developers had tried to maintain an
economic and style mix in both the single family and multiple family
portions of the development. Over time, the majority of the bluffs
area has developed as single family, as has happened in the Preserve
and Edenvale developments.
Mark Petrka, representing Mark Charles, stated that the development
was aimed at both younger and older couples and had been targeted to
compete price-wise with the manor homes in Eden Prairie. He pointed
out that the units were not stacked and that no one would be living
below or above another unit.
Charlie Coombs, representing Mark Charles, indicated the changes in
the plan from the previous meeting. He reviewed the cuts and fills
necessary to provide a public road to the east anq showed the sight
lines from various areas.
Staff reviewed the findings and recommendations of the Staff Report
for the project.
Of significance, Staff pointed out that there were no longer areas
where single family and multiple family homes were fronting upon the
same road, across from each other, using the road, in effect, as the
transition. This had been changed on the plans to eliminate the use
of a road as a transition.
Gartner asked what the overall density of the Bluffs Area Planned
Unit Development was now, compared to the 1977 proposal. Mr. Hustad
responded that in 1973 it was much higher, but that the 1977 plan
had been shown at about three units per acre. He stated that
currently, the area would be approximately three units per acre.
Chairman Bearman questioned the use of a private road and the use of
them by the general public. Planner Enger responded that private
roads' were not uncommon. He stated that maintenance was done
privately by the owners, instead of by the City. He added that he
would check with the City Attorney regarding liabilities of such an
Planning Commission Minutes 3 August 29, 1983
arrangement. Chairman Bearman stated that he was concerned about
the 1,500 ft. length of the road, in effect creating a long cul-de-
sac.
Chairman Bearman asked about the price range for the units. Mr.
Coombs responded that the price of the cluster homes would be
$70,000 and up, and the townhouses would be between $60-70,000.
Marhula stated that in other townhouse developments, the units were
arranged in such a manner that as few driveways as necessary entered
onto a public road. He suggested that proponents review their
project to see if the townhouses could be rearranged on the lots to
eliminate as many driveways as possible onto the public road and to
combine parking areas.
Marhula stated that previously, the City had required a considerable
amount of open space to be available within townhouse developments,
and stated that he did not see that element within this plan.
Chairman Bearman asked for questions and comments from members of
the audience.
Jerry Hegge, 10015 Pioneer Trail stated that he had several
concerns: 1) Traffic circulation and access to roads in the area,
especially County Road 18, was currently difficult and he stated
that he felt it would only become more difficult with the addition
of the proposed development; 2) It appeared as if the drainage for a
portion of the property was directed across the rear area of his
lot; 3) He questioned the need and advisability of a road being
planned across the rear of his property, over a swamp area; 4) Mr.
Hegge expressed concern for screening of the homes along the east
portion of the proposal from the proposed higher density units; and
5) Mr. Hegge pointed out that the rear portion of his property was
much lower in elevation than the proponent's land, which would
necessitate a lift station for sewage, and suggested that the
proposal be designed "around" such a difficulty.
MOTION 1 :
Motion was made by Gartner, seconded by Hallett, to close the public
hearing on the Guide Plan Change and recommend to the City Council
approval of the request for Comprehensive Guide Plan change from Low
Density Residential to Medium Density Residential for the Bluff
Ridge proposal by Mark Charles, based on revised plans dated August
26, 1983, and subject to the Staff Reports of August 5, and August
26, 1983.
Motion carried--5-0-0
MOTION 2:
Motion was made by Gartner, seconded by Schuck, to close the public
hearing on the Planned Unit Development Concept and recommend to the
City Council approval of the request for Planned Unit Development
Planning Commission Minutes 4 August 29, 1983
Concept for Bluff Ridge by Mark Charles, based on revised plans
dated August 26, 1983, and subject to the Staff Reports of August 5,
and August 26, 1983.
Motion carried--5-0-0
MOTION 3:
Motion was made by Gartner, seconded by Hallett, to continue the
public hearings on 'the Planned Unit Development District Review and
Zoning District Change and Preliminary Plat to the meeting of
September 12, 1983.
Motion carried--5-0-0
C. CRESENT RIDGE, by D. C. C. Development. Request for
Comprehensive Guide Plan Amendment from Public/Open Space,
Industrial, and Low Density Residential to Public/Open
Space, Industrial, and Medium Density Residential, and
Planned Unit Development Concept review for 393 dwelling
units on 112 acres and for an industrial site of 38.7 acres.
Location: East boundary of Eden Prairie/Chanhassen, north
of Highway #5. A public hearing.
James Hill, James R. Hill, and Associates, representing proponents,
reviewed the site characteristics and the development features as
they related to the surrounding area. Mr. Hill explained the
requested transfer of density from the flood plain area to the
higher ground of the site. He also explained the relationship of
the proposed industrial area to the existing industrial area within
the City of Chanhassen.
Peter Fausch, Strgar Roscoe, traffic engineers for proponent,
reviewed the traffic patterns for the proposed development. He
stated that the existing streets would be able to handle the traffic
without significant impact upon the streets physically.
Mr. Hill reviewed the trail system proposed for the development and
stated that the price range for the manor homes would be $70-80,000,
with the price range for the single family units proposed at $90-
125,000.
Planner Enger presented slides of the site and surrounding areas.
He then reviewed the findings and recommendations of the Staff
Report.
Marhula asked for an explanation of City policy with respect to
transfer of density. Planner Enger stated that the City had
considered transfer of density from flood plain areas, as
appropriate, in the past, but had never considered transfer of
density from a designated wetland area, as was being requested in
this situation. The wetland in the center of the property had been
so designated by the Minnesota Department of Natural Resources. The
City had not considered a transfer of density from one zone to
another, as requested for Cresent Ridge, either, when "down-zoning"
Planning Commission Minutes 5 August 29, 1983
took place on a property.
Marhula asked about the certainty of the alignment for future Dell
Road through the property. Planner Enger stated that the alignment,
as shown, was accurate per the City of Eden Prairie and the City of
Chanhassen. Marhula stated that he felt the construction of Dell
Road in this area would alleviate many difficulties dealing with
traffic and circulation in this area of the community.
Chairman Bearman opened the meeting to questions and comments from
the audience.
Rod Olsen, 7610 Heritage Road, presented the Commission with a
petition from the Round Lake area residents. The petition stated
concerns regarding traffic through the existing residential
neighborhood and the higher density proposed for the site. Mr.
Olsen stated that it was understood that the land use for the area
was to be low density residential, which did not mean multiple
family units. He added that he did not feel that the proposed 130
ft. deep single family lots abutting their 210 ft. lots was
appropriate. Mr. Olsen asked if an environmental study had been
made of the site.
Jack Wiley, 17226 Round Lake Road, stated that he had several
concerns: 1) He questioned the benefit to the City of additional
multiple residential units in this area and the possibility of a
"dominoe effect" with the vacant lands becoming multiple; 2) He
stated that he did not feel this was an area which should be treated
as the Edenvale or Preserve Planned Unit Developments as the
residents had been aware from the beginning of the locations and
potential for multiple residential in those areas, while this was
not true for his neighborhood; 3) The existing traffic created by
the Community Center, high school, elementary school, public
library, and the park was already a problem for the area and he
stated that he felt the addition of multiple residential units would
increase this problem; 4) He questioned whether the existing City
facilities and utilities would be able to handle the additional
population represented by this development; and, 5) Mr. Wiley asked
about the impact on the environment and wildlife of such a project,
especially as concerned the designated wetland area.
Lonnie Graham, 7780 Heritage Way, expressed concern regarding the
ecological impact upon the pond in the center of the property and
upon Mitchell Lake.
Don Uden, 7530 Atherton Way, stated that the pond in the northeast
corner of the property was never dry, even during the summer months.
He questioned the final status of this pond upon development of the
• property.
Hallett stated that he was not opposed to the Guide Plan change in
concept. He stated that he was concerned about the requested
density transfer from the designated wetland area and from the
Planning Commission Minutes 6 August 29, 1983
proposed "down-zoning" of the industrial area.
Mr. Hill stated that Phases III and IV would not be built until Dell
Road was completed.
Staff stated that an environmental review would be done as part of
the next phases of review for the property, but was not required at
this time.
MOTION:
Motion was made by Gartner, seconded by Hallett, to close the public
hearing and deny the request of the proponent for Comprehensive
Guide Plan Amendment and Planned Unit Development Concept approvals
based on the findings of the Staff Report of August 26, 1983.
Motion carried--5-0-0
D. PRESERVE MANOR HOMES, by Quality Homes. Request for
Comprehensive Guide Plan Amendment from Church to Medium
Density Residential, Planned Unit Development Concept
Amendment, Planned Unit Development District Review and
Zoning District Change from Rural to RM-2.5, and Preliminary
Plat for four 8-plex condominium buildings, 32 units, on 4.0
acres. Location: Northeast quadrant of Center Way and
Anderson Lakes Parkway. A public hearing.
Randy Weestrand, Quality Homes, reviewed the requested Comprehensive
Guide Plan amendment request with the Commission. A survey had been
conducted regarding the potential use of the site for a church. Mr.
Weestrand reviewed the results of the survey with the Commission,
which, he concluded, indicated that there was little, if any,
interest in using the site for a church as designated by the Guide
Plan.
Jack Lynch, BRW, representing proponent, reviewed the site features
and the proposed plans for construction of condomimium units upon
the site. The units would range from 900-1,250 sq. ft. Grade
changes from two-four feet would be used to stagger the rooflines of
the structures.
Staff reviewed the findings and recommendations of the Staff Report
regarding the project.
Chairman Bearman asked why the internal road was not looped back to
Center Way, providing two access points for the property. Mr.
Weestrand explained that the covenants on the property allowed for
only one crossing of the easement which existed between the property
and the right-of-way of Center Way. The easement was in the
• ownership of the Preserve. Upon further discussion, the Commission
suggested that Quality Homes try to work with the Preserve to obtain
a better access situation for the property.
Doris McKennis, 11160 Anderson Lakes Parkway, stated that she did
Planning Commission Minutes 7 August 29, 1983
• not feel there was adequate height in the berm to screen the units
from her building, which was immediately to the east. She stated,
also, that there currently was a problem with water standing in the
garages of the units where she lived and questioned whether this
construction would add to the problem.
Mr. Lynch stated that the berm would be an effective ten feet above
the ground level of the existing structure to the east, and would be
40-50 feet in length between the two properties.
Ms. McKennis stated that she had not been aware of the previous
meetings regarding the property and felt it would be appropriate to
provide the neighorhood more time to review the project. Staff
stated that .the meeting for the City had been properly noticed. Mr.
Weestrand stated that the meeting they had held in the Preserve was
likely the one Ms. McKennis was referring to, but that meeting had
taken place earlier and had been attended by six or so people total.
Mr. Weestrand added that they had met with the Preserve Board of
Directors regarding the project, as well, prior to any meetings with
anyone else.
Don Crook, 11335 Lanewood Circle, stated that he was located two
blocks north of the proposed development, and shared concerns
regarding proper notice of the meeting held by the developer.
Kathleen Krueger, 11160 Anderson Lakes Parkway, stated that she did
not feel it was appropriate to have additional multiple residential
development on this property, but that it should remain for a
church.
Marhula asked for Staff opinion as to the advisability of using this
site for single family development, or, neighborhood commercial use.
Planner Enger responded that single family would likely not be
appropriate due to the multiple family units located to the east and
west, with community recreation services and a neighborhood
thoroughfare to the south. He stated that neighborhood commercial
uses could be considered, however, the area was well serviced by
commercial uses located further east.
MOTION 1 :
Motion was made by Marhula, seconded by Gartner, to close the public
hearing.
Motion carried--5-0-0
MOTION 2:
Motion was made by Marhula, seconded by Gartner, to recommend- to the
• City Council approval of the request for Comprehensive Guide Plan
Change from Church to Medium Density Residential and Planned Unit
Development Concept Amendment, for Preserve Manor Homes by Quality
Homes, based on plans dated August 8, 1983, written materials dated
August 9, and August 12, 1983, and subject to the Staff Report of
Planning Commission Minutes 8 August 29, 1983
August 26, 1983, and with the following additions: Add ld to read:
"Submit final berm design, including plantings for the berm along
the east property line; and, add le to read: "Explore the
possibilities of looping the internal road back to Center Way."
Motion carried--5-0-0
MOTION 3:
Motion was made by Marhula, seconded by Gartner, to recommend to the
City Council approval of the request for Planned Unit Development
District Review and Zoning from Rural to RM-2.5 for 32 units, for
Preserve Manor Homes by Quality Homes, based on plans dated August
8, 1983, written materials dated August 9, and August 12, 1983, and
subject to the recommendations of the Staff Report of August 26,
1983, as amended above.
Motion carried--5-0-0
MOTION 4:
Motion was made by Marhula, seconded by Gartner, to recommend to the
City Counoil approval of the request for Preliminary plat for four
eight-plex condominium buildings, totalling 32 units, on 4.0 acres
• for Preserve Manor Homes by Quality Homes, based on plans dated
August 8, 1983, written materials dated August 9, and August 12,
1983, and subject to the recommendations of the Staff Report of
August 26, 1983, as amended above.
Motion carried--5-0-0
V. OLD BUSINESS
None.
VI. NEW BUSINESS
None.
VII. PLANNER'S REPORT
None.
VIII. ADJOURNMENT
MOTION TO ADJOURN was made by Marhula, seconded by Hallett.
Chairman Bearman adjourned the meeting at 11 :30 p.m.
• Respectfull submitted,
Kate Karnas
Planning Secretary