Planning Commission - 10/24/1983 AGENDA
Monday, October 24, 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. CRESCENT RIDGE, by D. C. C. Development. Request for
Comprehensive Guide Plan change from Industrial to Medium
Density Residential; Planned Unit Development Concept for
industrial, open space, and mixed residential uses on 152.4
acres; Planned Unit Development District Review and Zoning
for 26.6 acres from Rural and R1-22 to R1-13.5 and 20 acres
from Industrial General and Rural to RM-6.5, with variances;
Preliminary Plat of 27.5 acres for large lot residential and
20 acres for multiple residential; and Environmental
Assessment Worksheet Review. Location: North of Highway #5
at the western boundary of the City of Eden Prairie. A
public hearing.
B. VILLAGE GREENS, by Kerr Companies. Request for Planned Unit
Development District Review and Zoning District Amendment in
RM-2.5 District; and Preliminary Plat of 12.85 acres for 110
condominium units. Location: North of Valley View Road and
West of Golf View Drive. A public hearing.
C. CARMEL, by Hans Hagen Homes. Request for Zoning District
Change from Rural to R1-9.5 and Preliminary Plat of 56 acres
for 112 single family lots. Location: North of Rowland
Road and West of Old Shady Oak Road. A public hearing.
D. HIDDEN RIDGE, by Ron Krueger and Dick Mackenzie. Request
for Zoning District Change from Rural to R1-13.5 and
Preliminary Plat of 10.3 acres for 11 lots. Location: East
of County Road #4 at Duck Lake Trail . A public hearing.
IV. OLD BUSINESS
V. NEW BUSINESS
VI. PLANNER'S REPORT
VII. ADJOURNMENT
MINUTES
EDEN PRAIRIE PLANNING COMMISSION
Monday, October 24, 1983
7:30 p.m., City Hall
MEMBERS PRESENT: Acting Chairman Hakon Torjesen, Virginia Gartner, Robert
Hallett, Stan Johannes, Dennis Marhula, Ed Schuck
MEMBER ABSENT: Chairman William Bearman
STAFF PRESENT: Chris Enger, Director of Planning
Kate Karnas, Planning Secretary
Pledge of Allegiance--Roll Call
I. APPROVAL OF AGENDA
Motion was made by Hallett, seconded by Schuck, to accept the agenda
as printed noting the withdrawal of item III. B, Village Greens, by
the proponents of the project.
Motion carried--6-0-0
II. MEMBERS REPORTS
None.
III. DEVELOPMENT PROPOSALS
A. CRESCENT RIDGE, by D. C. C. Development. Request for
Comprehensive Guide Plan change from Industrial to Medium
Density Residential ; Planned Unit Development Concept for
industrial, open space, and mixed residential uses on 152.4
acres; Planned Unit Development District Review and Zoning
for 26.6 acres from Rural and R1-22 to R1-13.5 and 20 acres
from Industrial General and Rural to RM-6.5, with variances;
Preliminary Plat of 27.5 acres for large lot residential and
20 acres for multiple residential; and Environmental
Assessment Worksheet Review. Location: North of Highway #5
at the western boundary of the City of Eden Prairie. A
public hearing.
Based on the review of this project by the Planning Commission at
their August 29, 1983, meeting, proponent had revised the plans to
reflect the recommendations of the Commission at that time.
Mr. John Bossardt, Bossardt Christenson Corporation, representing
the proponent, reviewed the revised requests with the Commission.
Mr. Bossardt discussed the concerns of the surrounding, existing
Planning Commission Minutes 2 October 24, 1983
residents as presented at a neighborhood meeting held by proponent.
Mr. Bossardt stated that the price of the individual units in the
multiple area would range from $65,000 to $90,000.
Staff reviewed the major concerns of the Staff Report for the
project including, concern for the architectural variety, emergency
vehicle access, availability of parking, and landscaping/screening
for the property.
Hallett asked if the Minnesota Department of Natural Resources held
jurisdiction over the wetland areas in the northeast quadrant of the
proposal. Mr. Bossardt responded that they were concerned with any
area two acres or greater in size. Neither of these were that
large.
Marhula asked how density transfer was being used for this proposal .
Staff responded that, previously, proponent had requested a density
transfer due to the "down-zoning" requested of a large portion of
industrial property to a residential use. This proposal did not
make the same density transfer request and was only suggesting a
transfer of density from the flood plain area, which was in
accordance with City policy.
Marhula asked about the alignment of Dell Road. Staff stated that
plans were under discussion to align the remainder of Dell Road from
its termination north of the site, south to Highway #5 along the
Eden Prairie/Chanhassen border which would be of the most benefit to
the parties concerned. The cost of the road, which would be used by
both communities, would, therefore, be split between the two
communities.
Marhula asked what the final outcome would be of the two wetland
areas shown in Phase I. Mr. Bossardt stated that these two areas
would be filled.
Hallett asked if there were any plans for pedestrian movement along
Highway #5 in the future. Staff responded that there were not, but
that a bituminous path currently existed from Prairie Village Mall ,
westerly to Heritage Road. The Commission discussed the possibility
of installation of a bituminous path along the east side of the
north-south single family road within Crescent Ridge, then easterly
along the north side of Highway #5 to Heritage Road to complete a
pedestrian path to Prairie Village Mall .
Johannes asked if there would be a need for a sidewalk system within
the development. Planner Enger responded that there would be a
sidewalk along Lorence Way and through the project along the flood
• plain area.
Johannes asked if it would be appropriate to require that the
townhouse units be dealt with in a manner similar to the R1-9.5 lots
whereby no house could be the same as that directly or diagonally
Planning Commission Minutes 3 October 24, 1983
• across from, nor adjacent to itself.
Gartner asked of additional right-of-way was necessary for the
eventual upgrading of Highway #5 from this project. Staff stated
that the Minnesota Department of Transportation was yet to respond
to that question.
Terry Rhoades, 7660 Heritage Road, representing the Heritage
neighborhood, had several questions on behalf of the neighborhood:
1) Was the density transfer justified; 2) Was adequate water
available from the public system to service this project; 3) Was
adequate storm water drainage available to avoid pollution of the
lake; 4) Would the trees on the site be preserved; 5) Was a variance
necessary for the size of the buildings; 6) How would construction
traffic be controlled so as not to impact upon the existing
neighborhood; and, 7) Would recreational amenities be provided
within the project for the new residents.
Gene Peterson expressed concern about the storm sewer plans, asking
if the water would be directed toward the Round Lake basin. He
stated that the capacity of Round Lake was already at its peak.
Staff responded that the plans indicated no water would be directed
toward Round Lake.
Don Uhden, 7530 Atherton, stated that he was concerned that the
small pond into which run-off would be directed would not be allowed
to overflow and flood the existing single family lots. Staff stated
that this was not the case according to the proposed design.
Gene Wolper, 18735 Partridge Circle, stated that he was concerned
about the alignment of Dell Road. He asked if it would cross the
tracks. Staff responded that it would.
Acting Chairman Torjesen asked Staff to respond to the questions of
the audience.
Regarding the density transfer, Staff explained that, in the past,
the City had allowed transfer of density from a flood plain area,
but not from open water.
Regarding an adequate amount of public water, Staff responded that
there were adequate public utilities available to the site. As to
water, it was pointed out that it would be better to have a looped
system in this area, particularly during summer months of high water
usage. This would be part of the overall plan for this area as it
developed.
Regarding preservation of the trees, Staff stated that the City
required the preservation or replacement of all significant trees.
The developer would be required to protect the trees during
construction, as well.
Regarding a construction traffic temporary roadway, Staff responded
that there would be no difficulty with such a roadway, and that
Planning Commission Minutes 4 October 24, 1983
perhaps it could access the site from Highway #5.
Regarding run-off, or storm drainage, overflowing onto the existing
single family lots, Staff responded that the developer was actually
improving this situation by the proposed installation of another
overflow valve at a lower elevation.
Regarding Dell Road alignment and construction timing, Staff stated
that the most cost-effective location for the road would be on the
Chanhassen/Eden Prairie border, which would allow for sharing of the
costs between both cities, and allow both cities to benefit from its
location. Alignment of Dell Road through the Crescent Ridge project
alone would prevent the cost sharing to take place and would
potentially locate the road in an area of bad soils along the flood
plain area.
Acting Chairman Torjesen asked if any more specific information was
known about Dell Road at this time. Staff responded that the road
would extend across the railroad tracks and be directed northerly to
an intersection with Highway 101 .
Marhula questioned the fact that the underlying zoning for a portion
of the property was Industrial. He asked if it would not be wise
for the City to rezone this property back to Rural at this time to
• prevent the possibility of someone coming in and requesting an
industrial use in an area now planned for residential. As long as
the Industrial zoning was in place, it would be possible for someone
to make a proposal for industrial purposes.
Marhula expressed concern for the lack of architectural information
for the property. Staff stated that Commission would be able to
review the matter in more detail at a future meeting.
MOTION 1 :
Motion was made by Schuck, seconded by Gartner, to close the public
hearing on the Comprehensive Guide Plan Amendment from Industrial to
Medium Density Residential and the Planned Unit Development Concept
for Crescent Ridge development by D. C. C. Development.
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 for Comprehensive Guide Plan
amendment from Industrial to Medium Density Residential and Planned
Unit Development Concept for industrial, open space, and mixed
residential uses on 152.4 acres for the Crescent Ridge development
by D. C. C. Development, based on plans dated October 3, 5, and 6,
• 1983, and written materials dated October 3, 1983, subject to the
recommendations of the Staff Report dated October 21, 1983.
Motion carried--6-0-0
Planning Commission Minutes 5 October 24, 1983
• MOTION 3•
Motion was made by Marhula, seconded by Gartner,to continue the
public hearings regarding Planned Unit Development District Review,
Zoning District Change, Preliminary Plat, and Environmental
Assessment Worksheet, to the November 14, 1983, Planning Commission
meeting, and with the following recommendations to the Staff and the
developer: 1) The property with underlying zoning of I-General
currently proposed for residential use by the Crescent Ridge
proposal, be rezoned to Rural; and, 2) Pedestrian access be provided
along the north side of Highway #5 for this project.
Motion carried--6-0-0
C. CARMEL, by Hans Hagen Homes. Request for Zoning District
Change from Rural to R1-9.5 and Preliminary Plat of 56 acres
for 112 single family lots. Location: North of Rowland
Road and West of Old Shady Oak Road. A public hearing.
Mr. Hans Hagen, Hans Hagen Homes, reviewed his request with the
Commission, pointing out the significant site and plan features.
Staff reviewed the report evaluating the project, and expressed
• concern that the project was being proposed for R1-9.5 zoning,
rather than R1-13.5, as there were few lots which did not meet the
R1-13.5 zoning district requirements.
Gartner asked who would be responsible for the extension of
utilities and streets to the property. Staff responded that the
benefitting properties would likely be assessed for any
improvements.
Gartner stated that she felt a better system for naming the streets
within the project was necessary. Mr. Hagen stated this would not
be a problem.
Hallett asked if there would be direct access to this property from
the Crosstown highway proposed along the north edge of this
property. Staff stated that there would not be an access to this
property, the closest would be at Beach Road, or possibly Rowland
Road in the future.
Cliff Bodin, 6400 Shady Oak Road, questioned how his property would
be affected by storm drainage from this property. He stated that
the area had a large amount of standing water currently. Mr. Bodin
added that he felt this plan should be considered as part of the
entire area, that this whole neighborhood should be reviewed to
assure that all the parcels were considered and none would be
adversely affected by this project.
Dean Holasek, 6301 Rowland Road, asked if the Crosstown highway was
planned to be higher in elevation than this property. Staff stated
that it was not. He questioned whether the City would consider a
Planning Commission Minutes 6 October 24, 1983
lesser density for this site. Staff responded that the project
density was in conformance with the Comprehensive Guide Plan.
Ken Beirsdorf, real estate agent, representing the Uherkas at 6301
Shady Oak Road, asked what the impact would be on the Uherka
property of extending utilities from old Shady Oak Road, across the
Uherka property, to the west to meet this proponent's property.
Staff responded that it would require a great deal of study to
determine the options for the Uherka property.
Roger Farber, 6525 Rowland Road, expressed concern that the entire
area be planned as one neighborhood. He suggested that, prior to
any further action or review on the part of the City, that the
developer meet with the neighborhood to work with their concerns.
Gedney Tuttle, 7030 Willow Creek Road, expressed concern that the
run-off to Bryant Lake from this property not provide pollutants to
spoil the lake.
Gayle Farber, 6525 Rowland Road, asked about the progress of
Hennepin County regarding their plans for upgrading of Rowland Road.
Staff stated that nothing had changed at the County level at this
time.
Hallett stated that he felt an advantage was available to those
existing residents along Rowland Road by the proponent's plan for
utilities to be extended from Old Shady Oak Road. He stated that
this option did not force sewer and water upon the residents of
Rowland Road, whereas extension of utilities to this site within
Rowland Road would do so.
Acting Chairman Torjesen stated that he felt the transitional size
of 2.5 acre lots would be best for this neighborhood.
Mr. Hagen stated that he would be willing to set up a meeting with
the neighborhood to discuss concerns and to redesign the plat where
appropriate to accommodate their concerns. Also, due to the
concerns regarding storm water drainage in the area, he stated that
the calculations for storm water run-off could also be made soon to
provide more exact information to the City and the residents.
Regarding zoning to the R1-13.5 District, as opposed to the
requested R1-9.5 District, Mr. Hagen stated that he would prefer to
maintain the R1-9.5 District to allow for flexibility in location of
the homes on the lots and to provide for the possibility of three-
car garages on approximately 30% of the lots.
MOTION 1 :
Motion was made by Gartner, seconded by Marhula, to continue the
public hearing to the November 14, 1983, Planning Commission meeting
in order to allow the developer time to work with the neighborhood,
provide further information regarding storm water drainage from the
Planning Commission Minutes 7 October 24, 1983
site, and to redesign the plat per the recommendations of the Staff
Report of October 21, 1983, to have all lots in conformance with the
R1-13.5 District requirements.
Johannes asked if it would be possible, perhaps through a Planned
Unit Development process, to restrict the development of 30% of the
lots as R1-9.5, as the proponent had requested. Staff stated that
this would be a possibility if the Commission so desired.
Motion carried--6-0-0
(Commissioner Schuck left the meeting at 11 :30 p.m.)
D. HIDDEN RIDGE, by Ron Krueger and Dick Mackenzie. Request
for Zoning District Change from Rural to R1-13.5 and
Preliminary Plat of 10.3 acres for 11 lots. Location: East
of County Road #4 at Duck Lake Trail . A public hearing.
Mr. Ron Krueger presented the request for development of the
property, explaining the site characteristics and features of the
proposed plat.
Staff reviewed the report evaluating the project with the
Commission.
Acting Chairman Torjesen asked if it was realistic to believe that
the wooded character of the site could be maintained with
development of the road and the lots. Mr. Krueger stated that it
was realistic, and that this was one of the reasons for many of the
lots being so large, to preserve as many trees as possible.
Gretchen Salyards, 15824 Park Terrace Drive, asked how far the
construction would be from the creek bed. Mr. Krueger responded
that it would be at least 400-500 feet. She also asked about the
value of the homes to be built in this area. Mr. Krueger stated
that they would range from $200,000 to $300,000.
Mr. Ray Stodola, 6625 Eden Prairie Road, stated that he had a three-
acre parcel in this area, which could not be serviced by this site.
The Commission discussed the requirement for a scenic easement along
the creek. Mr. Krueger stated that he would be willing to grant
such an easement.
MOTION 1 •
Motion was made by Hallett, seconded by Johannes, to close the
public hearing.
Motion carried--5-0-0
MOTION 2:
Motion was made by Hallett, seconded by Johannes, to recommend to
f
Planning Commission Minutes 8 October 24, 1983
the City Council approval of the request for zoning from Rural to
R1-13.5 for the Hidden Ridge Addition by Ron Krueger and Dick
Mackenzie, based on plans and written materials dated September 24,
1983, subject to the recommendations of the Staff Report dated
October 21, 1983.
Motion carried--5-0-0
MOTION 3:
Motion was made by Hallett, seconded by Johannes, to recommend to
the City Council approval of the request for preliminary plat of
10.3 acres for 11 lots for the Hidden Ridge Addition by Ron Krueger
and Dick Mackenzie, based on plans and written materials dated
September 24, 1983, subject to the recommendations of the Staff
Report dated October 21, 1983, with the following added condition:
"No trees shall be removed other than those necessary for the road
and home construction for the site."
IV. OLD BUSINESS
None.
V. NEW BUSINESS
None.
VI. PLANNER'S REPORT
Meeting Dates for December, 1983
Due to the holiday schedule, the second meeting in December would be
on a legal holiday. The Commission determined that they would not
reschedule a second meeting in December at this time.
VII. ADJOURNMENT
MOTION TO ADJOURN was made by Marhula, seconded by Gartner.
Acting Chairman Torjesen adjourned the meeting at 12:30 a.m.
Respectfully submitted,
Kate Karnas
Recording Secretary