Planning Commission - 09/12/1983 AGENDA
Monday, September 12, 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. MEMBERS REPORTS
III. DEVELOPMENT PROPOSALS
A. APPLE GROVES, by Northwest Properties. Request for Planned
Unit Development Concept Review, Planned Unit Development
District Review for a mixed residential land use, Zoning
from Rural to R1-13.5, R1-9.5, and RM-6.5, Preliminary
Platting of 40.91 acres for 181 attached and detached single
family units, and Environmental Assessment Worksheet Review.
Location: South of Valley View Road and West of Lorence
Addition. A continued public hearing.
B. BLUFF RIDGE, by Mark Charles. Request for 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 118 units, and Preliminary
Plat of 16.2 for mixed residential use. Location:
Southeast quadrant of County Road #1 and Franlo Road. A
continued public hearing.
C. MAPLE HILL, by Charis. Request for Zoning District change
from Rural to R1-13.5 for single family detached land use
and Preliminary Plat of 5.3 acres for nine (9) lots.
Location: 18811 Duck Lake Trail. A public hearing,
D. LILLIAN BECKMAN. Request for Preliminary Plat of 4.5 acres
into three 3) single family detached lots. Location:
12400 Gerard Drive. A public hearing.
E. PRAIRIE WASH ADDITION, by Ricky Ites. Request for Zoning
District Change from Rural to Commercial Regional Service
for a car wash/office/apartment land use and Preliminary
Plat of 1.56 acres for one lot. Location: East of Prairie
Center Drive and South of Valley View Road. A public
hearing.
IV. OLD BUSINESS
V. NEW BUSINESS
VI. PLANNER'S REPORT
VII. ADJOURNMENT
MINUTES
EDEN PRAIRIE PLANNING COMMISSION
Monday, September 12, 1983
7:30 p.m., City Hall
MEMBERS PRESENT: Chairman William Bearman, Virginia Gartner, Robert Hallett,
Dennis Marhula, Ed Schuck, Hakon Torjesen
MEMBER ABSENT: Stan Johannes
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 Gartner, seconded by Torjesen, to adopt the
agenda as printed.
Motion carried--6-0-0
II. MEMBERS REPORTS
None.
III. DEVELOPMENT PROPOSALS
A. APPLE GROVES, by Northwest Properties. Request for Planned
Unit Development Concept Review, Planned Unit Development
District Review for a mixed residential land use, Zoning
from Rural to R1-13.5, R1-9.5, and RM-6.5, Preliminary
Platting of 40.91 acres for 181 attached and detached single
family units, and Environmental Assessment Worksheet Review.
Location: South of Valley View Road and West of Lorence
Addition. A continued public hearing.
Mr. Hani Hayek, Northwest Properties, presented revised plans for
the subject project, responsive to concerns of the neighborhood and
the Planning Commission, based on previous meetings. Mr. Hayek
reviewed the changes, indicating that the number of townhouses had
been reduced by 15% from 98 to 85 units. Sight lines were shown
from Valley View Road through the proposed berming and landscaping
to the townhouse units.
Planner Enger stated that the project would rely heavily on a
positive buffer between Valley View Road and the proposed townhouse
units in order to accomplish a proper transition between the
Planning Commission Minutes 2 September 12, 1983
0
townhouses and the lower density development in the area, thereby
making the townhouse area self-contained.
staff stated a need for more detailed plans in order to evaluate the
proposed buffering, with at least three more sight lines to be taken
from Valley View Road to the townhouses to complete the evaluation.
Chairman Bearman read the letters from Steve and Michelle Nixon,
18105 Valley View Road, and Bob and Lorraine Rippe, 7105 Parkview
Lane, regarding their objections to the project and asked that the
letters be made part of the recorded file on the project.
Chairman Bearman asked what the proposed overall density for the
property would be. Staff responded that it was approximately 4.1
units per acre.
The Commission discussed the impact of traffic upon Valley View Road
from a project of this type. Chairman Bearman asked what the
capacity of Valley View Road was for number of daily trips. Staff
responded that the road was designed, as it existed, to handle 9,000
daily trips. A rough estimate of current traffic was approximated
at 4,500 daily trips.
. Chairman Bearman asked if there was adequate right-of-way for the
expansion of Valley View Road to a four-lane road. Staff stated
that there was.
Hallett asked if there was enough area available at the north end of
the property to allow for the size of berming necessary for
screening of the property from land to the north. Staff responded
that there was adequate space; however, there was a question as to
whether there would be adequate material on the site to build the
berms.
Gartner asked if the rough estimate of current traffic on Valley
View Road took into account the traffic resulting from the high
. school, Community Center, and other public facilities in the area.
Staff stated that it did.
Torjesen stated that he did not feel the case for the Comprehensive
Guide Plan change from single family to townhouse units had been
justified in the first presentation by proponent. He stated that it
had been suggested that the number of townhouse units be reduced to
give more attention to the transition between proposed and existing
land uses. Torjesen said that the efforts shown to the north were
appreciated, but that he was uncomfortable with the transition to
the west. He emphasized that any Guide Plan change needed to
substantiate two things: 1) that the change was in the community's
interest; and, 2) that the change would not adversely affect
surrounding land uses.
Chairman Bearman stated that he was not concerned with the use of
townhouses, but he was concerned with the quantity of townhouses
Planning Commission Minutes 3 September 12, 1983
proposed.
The Commission discussed alternative methods of redesigning the
project to mitigate the remaining concerns.
Michelle Nixon, 18105 Valley View Road, stated that her current
sight line was an open field, east to the pond near the Lorence
Addition. She stated that the Planning Commission should not
consider whether multiple residential units were appropriate based
on whether they could be buffered and screened, but on whether the
City needed multiple residential units in the area. Ms. Nixon added
that she did not feel there would be a blending of the units going
from $100,000 single family homes to $60,000 townhouses.
Don Uden, 7530 Atherton Way, expressed concern that the entire area
which was undeveloped in the vicinity of their homes would be turned
into multiple residential units.
Kris Williams, 7370 Hames Way, stated that she felt it would be
appropriate for the City to develop the existing areas designated as
multiple before other areas of the City not so designated would be
considered for multiple development. Ms. Williams added that she
did not feel that the developer had reduced the number of townhouses
significantly from the current plan.
Bruce Brady, 18216 Valley View Road, expressed concern that the
property north of the road may be influenced to be multiple
residential if this property would be allowed to be developed as
multiple residential.
Carol Scott, 7691 Heritage Road, also expressed concern about
multiple residential on the north side of Valley View Road, should
this project be approved.
Mrs. Bruce Brady, 18216 Valley View Road, questioned the affect of
additional multiple residential development upon the facilities of
the school district.
Rod Olsen, 7610 Heritage Road, stated that the existing facilities
in the area were currently over-used, particularly Round Lake Park,
yet this developer was not proposing any amenities within the
project.
Joan Brinkman, 18117 Valley View Road, stated concern that the
atmosphere of the area would change with the introduction of
multiple residential units. She stated that she felt the direction
from the previous meeting was clear regarding the statements of the
Planning Commission and the desires of the existing surrounding
residents that the townhouse units be reduced, but she did not feel
• the change shown was enough.
Torjesen stated that, while he felt an attempt had been made by the
developer to resolve the situation, he would be more comfortable
with the project overall if the developer would reduce the density
Planning Commission Minutes 4 September 12, 1983
to be closer to that reflected by the Guide Plan.
Hallett stated that he felt there was a good buffer to the west, but
that improvement was needed to buffer the area to the north. Also,
based on comments from members of the audience, he stated that he
felt it would be important to view the sight lines from their homes
to the site for homes to the west.
Chairman Bearman stated that he felt the uses were appropriate, but
that the density was too high.
Jeanine Nelson, 18129 Valley View Road, asked about the estimated
costs for the housing units. Mr. Hayek stated that the single
family lots would cost approximately $40,000, with the cost of homes
being about $150,000. The townhouses would be approximately
$60,000470,000. Ms. Nelson stated that she felt the transition was
insufficient between the higher cost single family homes and the
lower cost townhouses.
Mr. Hayek stated that he did not feel there was anywhere in the
northwest portion of the City which provided housing for young
couples or the aging, but that the townhouses would do so in that
price range.
Mr. Hayek added, in response to other comments, that the two rows of
evergreens currently existing on the property were so thick that,
even at a one foot level from the ground, they could not be seen
through.
MOTION:
Motion was made by Gartner, seconded by Hallett, to continue the
public hearing to the September 26, 1983, Planning Commission
meeting to allow proponent time to respond to additional direction
from the Planning Commission and. to provide additional information
to support the requests.
Motion carried--6-0-0
B. BLUFF RIDGE, by Mark Charles. Request for 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 118 units, and Preliminary
Plat of 16.2 for mixed residential use. Location:
Southeast quadrant of County Road #1 and Franlo Road. A
continued public hearing.
Proponent had requested a continuance of this matter to the
September 26, 1983, Planning Commission meeting to allow additional
• time to work out the area-wide storm water drainage considerations
involved.
Planning Commission Minutes 5 September 12, 1983
• MOTION:
Motion was made by Gartner, seconded by Torjesen, to continue the
public hearing to the September 26, 1983, Planning Commission
meeting.
Motion carried--6-0-0
C. MAPLE HILL, by Charis. Request for Zoning District change
from Rural to R1-13.5 for single family detached land use
and Preliminary Plat of 5.3 acres for nine (9) lots.
Location: 18811 Duck Lake Trail. A public hearing.
Mr. Bill Bonner, representing Charis, reviewed the request with the
Commission, pointing out the significant site features.
Planner Enger reviewed the Staff Report evaluating the request,
stating concern for the constraints on Lot 9 based on the Shoreland
Management Ordinance requirements and the proximity of the lot to
Purgatory Creek. Staff pointed out that, while the lot was
buildable, the design of lots in this manner presented the City with
a likely candidate for a variance request in the future due to the
limited buildable area.
Staff also expressed concern for the grade of the street proposed
through the plat, which was designed at a grade greater than that
recommended for City streets. Mr. Bonner pointed out that because
of the elevation of Duck Lake Trail and the desire of the proponent
to maintain the existing house on the site, a lesser grade would be
difficult to achieve between these two fixed features of the
development.
Chairman Bearman asked how the project might be affected by the
Purgatory Creek Conservancy District. Staff determined that
potentially Lots 7, 8, and 9 could be affected by the Conservancy
area.
Staff pointed out that, by elimination of Lot 9, proponent would be
able to redesign the plat to also eliminate the need for variances
for the two lots at the south end of the cul-de-sac for minimum
frontage on a cul-de-sac.
Torjesen stated that he would prefer to remain consistent in
treatment of land within the Conservancy Area of Purgatory Creek,
and, therefore, concurred with Staff, that Lot 9 should be
eliminated.
Schuck asked what the value of the homes would be in this project.
Mr. Bonner responded that the homes would range from $120-150,000,
• which would be consistent with the surrounding neighborhood.
Planning Commission Minutes 6 September 12, 1983
MOTION 1 •
Motion was made by Gartner, seconded by Schuck, to close the public
hearing.
Motion carried--6-0-0
MOTION 2:
Motion was made by Gartner, seconded by Torjesen, to recommend to
the City Council approval of the request of Charis for zoning
district change from Rural to R1-13.5 for single family detached use
for Maple Hill, based on plans and written materials dated August
15, 1983, and subject to the recommendations of the Staff Report
dated September 9, 1983.
Motion carried--6-0-0
MOTION 3:
Motion was made by Gartner, seconded by Schuck, to recommend to the
City Council approval of the request of Charis for preliminary plat
of 5.3 acres for eight (8) lots for Maple Hill, based on plans and
written materials dated August 15, 1983, and subject to the
recommendations of the Staff Report dated September 9, 1983.
Motion carried--6-0-0
D. LILLIAN BECKMAN. Request for Preliminary Plat of 4.5 acres
into three (3) single family detached lots. Location:
12400 Gerard Drive. A public hearing.
Mr. Dick Sager, Spectrum Realty, representing Mrs. Beckman, reviewed
the request with the Commission.
Staff reviewed the recommendations of the Staff Report, pointing out
that neighbors on either side had been contacted by Staff and had no
objections to the proposed land division.
Chairman Bearman asked for questions or comments from members of the
audience. There were none.
MOTION 1 :
Motion was made by Gartner, seconded by Schuck, to close the public
hearing.
Motion carried--6-0-0
MOTION 2:
Motion was made by Gartner, seconded by Schuck, to recommend to the
City Council approval of the preliminary plat for Lillian Beckman
for three single family lots on 4.5 acres, based on plans dated May
Planning Commission Minutes 7 September 12, 1983
• 27, 1983, and subject to the recommendations of the Staff Report
dated September 9, 1983.
Motion carried--6-0-0
E. PRAIRIE WASH ADDITION, by Ricky Ites. Request for Zoning
District Change from Rural to Commercial Regional Service
for a car wash/office/apartment land use and Preliminary
Plat of 1.56 acres for one lot. Location: East of Prairie
Center Drive and South of Valley View Road. A public
hearing.
Mr. Lee Johnson, representing proponent, reviewed the proposal with
the Commission.
Planner Enger reviewed the findings of the Staff Report and
presented slides of similar projects in other communities.
Torjesen asked what the uses would be on the surrounding sites.
Staff responded that to the west was an existing bank, to the south
was the Minnesota Tree site, to the north was Valley View Road, and
to the east was 150,000 sq. ft. of retail use.
Chairman Bearman asked if caretaker residences were allowed by the
• Code. Staff responded that they were if they were inherent to the
use.
Hallett stated that he agreed with the Staff recommendations
regarding the need for screening and landscaping. Torjesen stated
that he felt strongly about screening of the property to the east.
MOTION 1:
Motion was made by Marhula, seconded by Gartner, to close the
public.
Motion carried--6-0-0
MOTION 2:
Motiin was made by Marhula, seconded by Schuck, to recommend to the
City Council approval of the zoning district change from Rural to
Commercial Regional Service for a car wash/office land use for the
Prairie Wash Addition for Rickey Ites, based on plans and written
materials dated July 25, and August 15, 1983, and subject to the
recommendations of the Staff Report of September 9, 1983.
Motion carried--6-0-0
MOTION 3:
Motion was made by Marhula, seconded by Schuck, to recommend to the
City Council approval of the preliminary plat of the Prairie Wash
Addition for Rickey Ites for a car wash/office land use, based on
Planning Commission Minutes 8 September 12, 1983
plans and written materials dated July 25, and August 15, 1983, and
subject to the recommendations of the Staff Report of September 9,
1983.
Motion carried--6-0-0
IV. OLD BUSINESS
None.
V. NEW BUSINESS
None.
VI. PLANNER'S REPORT
None.
VII. ADJOURNMENT
MOTION TO ADJOURN was made by Torjesen, seconded by Marhula.
Chairman Bearman adjourned the meeting at 11 :30 p.m.
Respectfully submitted,
Kate Karnas
Recording Secretary