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Planning Commission - 03/12/1984 AGENDA Monday, March 12, 1984 School Board Meeting Room 6:30 p.m. COMMISSION MEMBERS: Chairman William Bearman, Virginia Gartner, Robert Hallett, Stan Johannes, Dennis Marhula, Ed Schuck, Hakon Torjesen STAFF MEMBERS: Chris Enger, Director of Planning; Michael D. Franzen, Senior Planner; Kate Karnas, Recording Secretary Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA II. MEMBERS REPORTS A. Election of Officers, 1984 III. MINUTES IV. PURGATORY CREEK RECREATION PLAN (6:30 p.m.) V. DEVELOPMENT PROPOSALS A. SOUTHWEST CROSSING, by Vantage Companies. Request for Planned Unit Development - Concept Amendment and Zoning District Change from Commercial Regional to Office for an Office building on 8.17 acres. Location: Northeast Quadrant of Prairie Center Drive and I-494. A public hearing. B. AUTUMN WOODS 2ND ADDITION by Trumpy Homes, Inc. Request for Zoning District Change from RM-6.5 to R1-9.5 and from Rl- 13.5 and R1-9.5 for 11 .09 acres; and Preliminary Plat of 31 acres for 80 single family lots and 8 duplex lots (8 units) for a total of 88 units. Location: East of Highway #101, north of C. M. St. Paul and Pacific Railroad. A public hearing. C. NORSEMAN 6TH ADDITION, by Herliev Helle. Request for Zoning District Change from Rural to I-2 Park and Preliminary Plat of 11 .88 acres into two lots and one outlot. Location: West of Washington Avenue, south of Valley View Road. A public hearing. D. DOUGLAS INDUSTRIAL PARK, by Douglas Skanse. Request for Preliminary Plat of 5.9 acres for two lots for industrial use. Location: Northwest quadrant of Washington Avenue and Valley View Road. A public hearing. E. WELSH OFFICE PLAT. Request for Preliminary Plat of 4.72 acres for two lots. Location: Northeast corner of Prairie Center Drive and W. 78th Street. A public hearing. Agenda March 12, 1984 Page 2 F. WILSON RIDGE, by Wilson Ridge Joint Venture. Request for Comprehensive Guide Plan Amendment; Planned Unit Development District Review and Zoning District Change from Commercial Regional to I-2 Park, with variances, and Preliminary Plat for two lots and four outlots Location: North of Valley View Road and East of Highway #169. A continued public hearing. VI. NEW BUSINESS VII. OLD BUSINESS VIII. PLANNER'S REPORT IX. ADJOURNMENT MINUTES EDEN PRAIRIE PLANNING COMMISSION Monday, March 12, 1984 School Board Meeting Room 8100 School Road, 7:30 p.m. MEMBERS PRESENT: Chairman William Bearman, Virginia Gartner, Robert Hallett, Ed Schuck, Hakon Torjesen MEMBERS ABSENT: Stan Johannes, Dennis Marhula STAFF PRESENT: Chris Enger, Director of Planning; Michael D. Franzen, Senior Planner; Kate Karnas, Recording Secretary Pledge of Allegiance--Roll Call IV. PURGATORY CREEK RECREATION PLAN (6:30 P.M.) Mr. Gary Tushie, Saunders-Thalden, Associates, explained the revisions to the overall draft master plan for the Purgatory Creek Recreation Area. He stated that the concept had remained basically the same as the Planning Commission had previously seen. Ponds would be used for flood control, aesthetic, and recreational purposes under the plan. Mr. Tushie also reviewed the implementation strategies and the phasing plan for the project. Phase I would include major grading work on the site, including a main entrance to the park and parking areas. Phase II would include picnic shelters, trails, bridges, general landscaping, wildlife blinds, and water and sewer to serve these uses. Roads would also be developed for the entry plaza to this park. Phase III would include the golf course and the remaining recreational facilities. Mr. Tushie reviewed the financing for the various phases of the project. Chairman Bearman asked what the financial obligation of the general citizenry would be for the project. Planner Enger responded that the Council would be reviewing possible methods of financing to avoid any further charges, beyond normal park dedication fees which would be normal with development, back against the citizens. He explained that the Community Services Department would be reviewing the possibility of grants, as well . Torjesen asked if it was still the intention of the plan to use Singletree Lane as a major park entrance and to tie the Singletree Lane entrance into the Eden Prairie Shopping Center. Mr.Tushie responded that this was still the intention of the park plan. However, final details had not yet been arranged. Schuck asked how the crossing of Highway #5 would be accomplished for the connection to this Purgatory Creek Recreation Area. Mr. Planning Commission Minutes 2 March 12, 1984 Tushie stated that it would be accomplished by a trail link. This trail link would not be part of the overall Purgatory Creek Recreation plan, but would be an additional trail element developed at a future time by the City. (Hallett arrived at 7:30 p.m.) Torjesen asked how the amount of parking spaces had been determined for the project. Mr. Ted Wirth, Wirth and Associates, stated that a combination of private parking in conjunction with public parking had been used to determine the final allocation of parking spaces. The park would be somewhat dependent upon use of private parking facilities of the adjacent uses to be developed in the future. Torjesen asked if there were contingency plans if the citizens would decide against the use of a golf course for the park. Mr. Wirth explained that the use of a golf course was not necessarily final . The decision to include a golf course had evolved after the input of all the commissions and the City Council, as well as the surrounding property owners. If, at some time in the future, it was the decision of these groups to exclude a golf course and include tennis courts, or hockey, or skating, or any other use, the park plan would remain flexible enough to change the use from a golf course to one of the other uses. Gartner expressed concern for the openness of the park towards the south end. She stated that it appeared that the north and east sides of the park were more interesting than the south end. Mr. Tushie explained that this was done intentionally as this would be the wildlife area for the park. It was their intention to leave this area undisturbed as much as possible for wildlife. Chairman Bearman asked about the availability of passive recreation within the park. He asked, specifically, if the ponds would be available for skating and if cross country skiing would be available in the winter months. Mr. Wirth responded that this would be done. Chairman Bearman stated that he also recalled from the previous presentation that it was the intention of the plan to include the flavor of Eden Prairie within the park design. He asked whether any historical data had been offered and considered in the design of the plan. For example, in one of the design competition plans, a period farm had been included. Planner Enger responded that at this time, no historic uses had been shown. The City was concentrating its historic preservation efforts on the Grill house currently. Planner Enger stated that an historic use could certainly be included at a future time within the plan. He reminded the Commission that this was still a concept plan at this point. Mr. Tushie added that it was the concern of the citizens adjacent to this property that this not become another passive recreation area such the Anderson Lakes area--they had expressed a definite preference for active park uses. Mr. Tushie pointed out that it was also their concern that the .park attract businesses which would benefit from not only the aesthetic, but the recreational uses to be provided within the park. This Planning Commission Minutes 3 March 12, 1984 would provide more of an urban center for the park. Gartner asked if rental of boats would be available within the park. Mr. Tushie responded that row boats and canoes would be available, but no motorized boating would be allowed. Hallett asked if duck nesting areas had been planned within the park. Mr. Wirth responded that within the wildlife area towards the south end of the park, wildlife habitats had been planned, including duck nesting areas. Hallett stated that islands were ideal locations for duck nesting and wildlife habitats and suggested that more than the one island shown be included in the plan. Hallett also asked about the possibilities of fishing within the park. Mr. Wirth responded that this would also be a possibility and that they had done work with the Department of Natural Resources of the State of Minnesota to determine the necessary depth for the ponding areas to allow for fish to live and breed within the park. Mr. Tushie stated that the Department of Natural Resources had told them that a maximum depth of 15 ft. of would be necessary for fishing purposes. MOTION: Motion was made by Torjesen, seconded by Gartner, to recommend to the City Council adoption of the Purgatory Creek Recreation Area Concept Plan as presented at their March 12, 1984, Planning Commission, with the suggested amendments to the plan as discussed at the meeting. Motion carried--5-0-0 I. APPROVAL OF AGENDA MOTION: Motion was made by Gartner, seconded by Torjesen, to adopt the agenda as printed with the following change: Item IV. be moved to Item I, with the remaining items to follow in order. Motion carried--5-0-0 II. MEMBERS REPORTS A. Election of Officers, 1984 The Commission members considered the election of officers for 1984. Nominations for Chairman were opened. Motion was made by Gartner, seconded by Torjesen, to nominate William Bearman as Chairman for 1984. Nominations were closed and the secretary was ordered to cast a unanimous ballot for William Bearman as Chairman of the Planning Commission for 1984. Planning Commission Minutes 4 March 12, 1984 Motion carried--4-0-1 (Chairman Bearman abstained) Nominations were opened for Vice Chairman for 1984. Motion was made by Gartner, seconded by Schuck, to nominate Hakon Torjesen as Vice Chairman for 1984. Nominations were closed and the secretary was ordered to cast a unanimous ballot for Hakon Torjesen as Vice Chairman of the Planning Commission for 1984. Motion carried--5-0-0 Nominations were opened for Secretary for 1984. Motion was made by Gartner, seconded by Torjesen, to nominate Ed Schuck as Secretary for 1984. Nominations were closed and the secreatry was ordered to cast a unanimous ballot for Ed Schuck as* Secretary of the Planning Commission for 1984. Motion carried--5-0-0 IV. MINUTES MOTION: Motion was made by Gartner, seconded by Torjesen, to approve the minutes of the February 27, 1984, Planning Commission meeting as written. Motion carried--5-0-0 V. DEVELOPMENT PROPOSALS A. SOUTHWEST CROSSING, by Vantage Companies. Request for Planned Unit Development Concept Amendment and Zoning District Change from Commercial Regional to Office for an Office building on 8.17 acres. Location: Northeast Quadrant of Prairie Center Drive and I-494. A public hearing. Mr. Raliegh Newsam, Vantage Properties, reviewed the history of Vantage as a developer over the past several years. He stated that they were one of the ten largest real estate developers in the United States, with a local office in Bloomington, Minnesota. Mr. Roger Seitz, Skidmore, Owings, and Merrill , architects for the proponent, reviewed the site in relation to the surrounding uses. Mr. Robert Turner, Skidmore, Owings, and Merrill , reviewed the elevations of the building and site characteristics. Mr. Seitz added that Vantage felt strongly about the landscaping for the site, especially along the highway frontage. Mr. Newsam stated that it would be their intention to break ground by mid June, 1984. Construction time would be approximately fourteen months, therefore, allowing opening of the building in Planning Commission Minutes 5 March 12, 1984 approximately September, 1985. Concurrent with the early phases of the construction for the office building, it was Vantage's intention to construct Viking Drive to it's intersection with Prairie Center Drive. Planner Enger reviewed the findings and recommendations of the Staff Report for the project. He pointed out several concerns regarding exterior materials, landscaping to provide scale for a building as large as this, proper sight distances at entrance drives to the site, and parking. Planner Enger stated that all of the recommendations made in the Staff Report had been discussed with the proponent, and that they had no difficulties with compliance with any of the recommendations. Torjesen asked what uses had been included in the previously approved Planned Unit , Development for the site. Planner Enger stated that four auto dealerships were proposed as uses at that time. Torjesen expressed concern that this building was shown more or less in isolation from the remainder of the 100-acre site. He asked about its relationship to future surrounding uses. Mr. Newsam responded that it was the intention of Vantage to move the higher office density to the west where the access was the best. Less intense uses would be planned in the future to the east of this site. Torjesen stated that the normal process for showing density transfer would be through a Planned Unit Development; however, even though proponent was proposing a Planned Unit Development Concept amendment at this time, the majority of land included within the Planned Unit Development was not shown as to its future uses. He stated that he felt uncomfortable allowing for the transfer of density without knowing what the remaining uses would be and how they would relate to this site. Torjesen stated that it should be made clear to the proponent that it was not- the City's intention to allow this high of a density on the entire 100-acre site. Mr. Newsam stated that a Concept Plan did exist for the entire 100- acre site. This plan had been presented to the City Staff and would be appearing before the Planning Commission at a future meeting. At this time, however, it was Vantage's intention to have this building, on its own merits, reviewed by the City. It was Vantage's opinion that this site would stand on its own. Chairman Bearman asked if Vantage had ever done a project of this size in the past. Mr. Newsam stated that they had and reviewed three other projects of this size, or greater, that Vantage had completed in other cities within the United States. Chairman Bearman asked Vantage representatives about the variances proposed for floor area ratio and height of the structure. Mr. Newsam stated that upon review of the City's Major Center Area Planned Unit Development, Vantage felt that the variances were appropriate. For height, the City had stated that additional height over the Zoning Ordinance maximums would be allowed within the Major Planning Commission Minutes 6 March 12, 1984 Center Area. As to floor area ratio, it was Vantage's opinion that they had compensated well for this by provision of underground parking. Actual impervious cover of the site was comparable to that of other sites of office usage within the City. Mr. Turner stated that the quantity of structured parking for the project was 66%. Chairman Bearman asked for comments and questions from members of the audience. There were none. MOTION 1 : Motion was made by Hallett, seconded by Gartner, to close the public hearing. Motion carried--5-0-0 MOTION 2• Motion was made by Hallett, seconded by Schuck, to recommend to the City Council, approval of the request for Planned Unit Development Concept Amendment for Vantage Companies for the Southwest Crossing, for a 247,000 sq. ft. office building on 8.17 acres, based on plans and written materials presented to the Planning Commission, dated February, 1984, subject to the recommendations of the Staff Report dated March 9, 1984, and based upon the assumption that the increased density of this site will be offset by lower densities in the development of the property to the east within the overall 100- acre project. Also, prior to approval of any additional plans within the 100-acre area, a concept plan for the entire area, justifying the density transfer, shall be submitted for review and approval by the City. The Commission discussed the availability of parking on the site. Mr. Newsam stated that in other projects they had done, and with this project, they had proposed four spaces per 1,000 square feet of gross floor area. However, after review of the ordinance requirements with Staff, Vantage had amended the plan to be at 4.9 spaces per 1,000 square feet of gross floor area for the project. It was their intention to build approximately 80% of these spaces at this time. It would be left to the City's discretion as to the time for the need to construct the remaining 20% of the parking spaces. Motion carried--4-1-0 (Chairman Bearman against) Chairman Bearman stated that he voted against as he felt the concept plan for the entire area should have been presented prior to approval of an isolated site within the 100-acre area. MOTION 3: Motion was made by Hallett, seconded by Schuck, to recommend to the City Council, approval of the request for Zoning District change from C-Regional to Office for Vantage Companies for the Southwest Crossing, for a 247,000 sq. ft. office building on 8.17 acres, based Planning Commission Minutes 7 March 12, 1984 on plans and written materials presented to the Planning Commission, dated February, 1984, subject to the recommendations of the Staff Report dated March 9, 1984, and based upon the assumption that the increased density of this site will be offset by the lower densities in the development of the property to the east within the overall 100-acre project. Also, prior to approval of any additional plans within the 100-acre area, a concept plan for the entire area, justifying the density transfer, shall be submitted for review and approval by the City. Motion carried--4-1-0 (Chairman Bearman against) B. AUTUMN WOODS 2ND ADDITION by Trumpy Homes, Inc. Request for Zoning District Change from RM-6.5 to R1-9.5 and from Rl- 13.5 to R1-9.5 for 11 .09 acres; and Preliminary Plat of 31 acres for 80 single family lots and 8 duplex lots (8 units) for a total of 88 units. Location: East of Highway #101, north of C. M. St. Paul and Pacific Railroad. A public hearing. Mr. Dennis Truempi, proponent, reviewed the project with the Commission. He stated that responsive to the request of Staff that lots be eliminated in order to comply with Guide Plan densities allowed for the project, four lots had been removed from the plan. He showed the revised plan to the Commission and explained the difference that the elimination of the lots made to the project. Planner Franzen reviewed the findings and recommendations of the Staff Report with the Commission. He stated that six lots would need to be eliminated from the project in order to meet the Guide Plan allowable densities. Planner Franzen pointed out that, while elimination of four of the lots did solve several of the frontage problems within the project, it did not bring the plan into conformance with the 2.5 units per acre allowed. Mr. Truempi stated that in his opinion, the elimination of two more lots would not make enough difference, nor would it improve the project. He stated that due to the shape of the property, it would be difficult to obtain additional lot depth for any of the lots. Planner Enger pointed out that the previous plan proposed for this property had 15-16 lots less than what was currently proposed. Chairman Bearman asked for comments and questions from members of the audience. There were none. MOTION 1 :- Motion was made by Gartner, seconded by Torjesen, to close the public hearing. Motion carried--5-0-0 Planning Commission Minutes 8 March 12, 1984 MOTION 2: Motion was made by Gartner, seconded by Torjesen, to recommend to the City Council, approval of the request of Trumpy Homes, Inc. for Zoning District Change for Autumn Woods 2nd Addition, from RM-6.5 to R1-9.5 and from R1-13.5 to R1-9.5 for 11 .09 acres, based on written materials dated January 27, 1984, and plans dated January 23, and February 2, 1984, subject to the recommendations of the Staff Report dated March 9, 1984. Motion carried--5-0-0 MOTION 3: Motion was made by Gartner, seconded by Schuck, to recommend to the City Council, approval of the request of Trumpy Homes, Inc. for preliminary plat of 31 acres for 80 single family lots and eight duplex lots for a total of 88 units, for Autumn Woods 2nd Addition, based on written materials dated January 27, 1984, and plans dated January 23, and February 2, 1984, subject to the recommendations of the Staff Report dated March 9, 1984. Motion carried--5-0-0 C. NORSEMAN 6TH ADDITION, by Herliev Helle. Request for Zoning District Change from Rural to I-2 Park and Preliminary Plat of 11 .88 acres into two lots and one outlot. Location: West of Washington Avenue, south of Valley View Road. A public hearing. Mr. Herliev Helle, proponent, reviewed the site characteristics and project design with the Commission. He pointed out how this 6th addition would relate to the other Norseman Additions, as well as the surrounding properties. He also reviewed the road patterns in the vicinity. Planner Enger reviewed the findings and recommendations of the Staff Report for this project with the Commission. Torjesen asked how many acres would be left after the development of this site within Mr. Helle's control . Mr. Helle responded that he would have approximately 20 acres remaining. Ms. Sharon Schneider, representing Valley Place Offices, asked what uses would be allowed on the sites. Mr. Helle responded that industrial uses similar to those in other I-2 Park areas of the City would be developed on these sites. Ms. Schneider asked if there would be additional hearings regarding these proposed uses. Chairman Bearman responded that the Council would be holding additional hearings on this project. Notices would be sent to the surrounding property owners of that meeting as well . Ms. Schneider expressed concern for the lack of information available about the future uses on these sites. Planning Commission Minutes 9 March 12, 1984 Gartner asked how much control the City would have if these sites were allowed to be zoned without knowledge of the proposed uses. Planner Enger responded that, as in the past with other Norseman Additions, this could be handled in the developer's agreement for the project. It was Staff's recommendation that at such time as a user was found for the sites, those sites would be required to be reviewed by the Planning Commission and Council and receive City approvals. Also, surrounding property owners would again be notified of the meetings regarding these projects. MOTION 1 : Motion was made by Schuck, seconded by Hallett, to close the public hearing. Motion carried--5-0-0 MOTION 2: Motion was made by Schuck, seconded by Hallett, to recommend to the City Council approval of the request for Zoning District change from Rural to I-2 Park for Norseman 6th Addition by Herliev Helle, based on written materials dated January 31, 1984, and plans dated January 27, 1984, subject to the recommendations of the Staff Report dated March 2, 1984, with the addition of item #7 to read: "No further subdivision or rezoning of the balance of the property shall occur without dedication of right-of-way for the north/south collector street to the property south of W.' 70th .Street extended. Dedication of fight-of-way shall 'octur within two (2)' years of the date of the final plat approval ." Motion carried--5-0-0 MOTION 3: Motion was made by Schuck, seconded by Hallett, to recommend to the City Council approval of the request for Preliminary Plat of 11 .88 acres into two lots and one outlot for Norseman 6th Addition by Herliev Helle, based on written materials dated January 31, 1984, and plans dated January 27, 1984, subject to the recommendations of the Staff Report dated March 2, 1984, with the addition of item #7 to read: "No further subdivision or rezoning of the balance of the property shall occur without dedication of right-of-way for the north/south collector street to the property south of W. 70th'Street extended. Dedication of right-of-way shall occur within two (2) years of the date of the final plat approval . " Motion carried--5-0-0 D. DOUGLAS INDUSTRIAL PARK, by Douglas Skanse. Request for Preliminary Plat of 5.9 acres for two lots for industrial use. Location: Northwest quadrant of Washington Avenue and Valley View Road. A public hearing. Planning Commission Minutes 10 March 12, 1984 Staff explained that this project proposed only the platting of two existing metes and bounds lots within the industrial area in the northeast quadrant of the City. Proponent had approached the City regarding an addition to one of the buildings. Due to the need for additional right-of-way for Valley View Road and the need for adjustment of the property line between the two lots to accomplish the addition, the City required a platting of the two lots by the property owner. Buildings exist currently on each of the two sites. In addition, due to the required right-of-way for Valley View Road, front yard variances would be necessary for both sites. The project would also, therefore, need to be reviewed by the Board of Appeals. Planner Franzen reviewed the findings and recommendations of the Staff Report for this project. Chairman Bearman asked for comments and questions from members of the audience. There were none. MOTION 1 : Motion was made by Gartner, seconded by Torjesen, to close the public hearing. Motion carried--5-0-0 MOTION 2: Motion was made by Gartner, seconded by Hallett, to recommend to the City Council, approval of the Preliminary Plat for the Douglas Industrial Park by Douglas Skanse, for two lots on 5.9 acres, based on plans dated February 17, 1984, and subject to the recommendations of the Staff Report of March 2, 1984. Motion carried--5-0-0 E. WELSH OFFICE PLAT. Request for Preliminary Plat of 4.72 acres for two lots. Location: Northeast corner of Prairie Center Drive and W. 78th Street. A public hearing. Mr. Dennis Doyle, Welsh Companies, reviewed the request for platting of two lots along W. 78th Street with the Commission. One office building, the current home of Welsh Companies, had already been built. The second office building was already under construction. The platting of the project would clear up metes and bounds descriptions and dedicate appropriate right-of-way for roads within the area. Planner Franzen reviewed the findings and recommendations of the Staff Report for this project with the Commission. Chairman Bearman asked for comments and questions from members of the audience. There were none. Planning Commission Minutes 11 March 12, 1984 MOTION 1 : Motion was made by Torjesen, seconded by Schuck, to close the public hearing. Motion carried--5-0-0 MOTION 2: Motion was made by Torjesen, seconded by Schuck, to recommend to the City Council, approval of the request of Welsh Companies for Preliminary Plat of 4.72 acres into two lots, based on plans dated February 10, 1984, and subject to the recommendations of the Staff Report dated March 2, 1984. F. WILSON RIDGE, by Wilson Ridge Joint Venture. Request for Comprehensive Guide Plan Amendment; Planned Unit Development District Review and Zoning District Change from Commercial Regional to I-2 Park, with variances, and Preliminary Plat for two lots and four outlots Location: North of Valley View Road and East of Highway #169. A continued public hearing. Mr. Darrell Anderson, architect for proponents, reviewed the changes made in the site plan since the previous meeting. The buildings had been reduced from approximately 70,000 sq. ft. to 66,300 sq. ft. ; proof of parking has been shown to 3.4 spaces per 1 ,000 square feet of gross floor area; the landscaping plan had been revised; the road elevation adjacent to the major hill had been revised so that the total height of the retaining wall had been diminished to one four- foot wall, compared to a 21 ft. effective height on previous plans; mechanical equipment had been located in plan view on the roof, and would be screened with metal spandrel panels to match the building; sight lines had been provided showing that the loading area would not be visible from the proposed office building to the east due to the 20 ft. height of the building wall in the loading area, compared to the 12 ft. height for a semi-truck; and, the traffic study provided identifies forecasted traffic volumes and distribution of traffic. Mr. Anderson stated that the traffic study had shown that 47 trucks per day could be expected on the site. Planner Enger reviewed the plan against recommended conditions of approval of the February 24, 1984, Staff Report, stating to the Commission that the recommendations as stated in that report still applied to the site as revised. Hallett asked if the tree inventory had been submitted. Staff reported that it had. Planning Commission Minutes 12 March 12, 1984 Torjesen asked when Flying Cloud Drive would be completed through the City. Staff stated that the proponent would be petitioning for the improvements for Flying Cloud Drive from Shady Oak Road to Valley View Road. Mr. Wally Hustad, proponent, stated that the road and utilities would need to be started before any construction could take place. Planner Enger stated that at this time, no grading was proposed for Outlots D or E, but grading would take place for the road, the area south of the road, and west of the road according to the grading plan submitted. Hallett asked the Wilson representatives if they were satisfied with the view they would have of the loading areas and the rooftops of the buildings on Site #2. Mr. Bob Brown stated that they had reviewed the sight lines and were satisfied with the resultant views from their building. Chairman Bearman asked what the total amount of impervious cover would be for this project. Mr. Anderson responded that the Wilson Learning Center site would be approximately 65% and Site #2 would be approximately 80%. Hallett asked if the reduction in the amount of retaining wall . necessary for the site resulted in the saving of more trees. Staff stated that it did not as the slope remained the same for the hill . Torjesen asked that record reflect his opinion that, inspite of the fact that he had expressed positive opinions of the project at previous meetings, he had changed his mind as to the appropriateness of this proposal for this site. He stated that he felt it was a plan which altered the site to fit the plan, rather than a plan which took site features into consideration by design. Torjesen added that he felt the development was too intense for the site and that this site may not be the appropriate location for the uses proposed. Planner Enger pointed out that the developers would be using approximately one-third of the site for development, with the rest remaining in preservation areas. He added that it was Staff's observation that this plan preserved at least as much, if not more of the natural areas than the previously approved Thorn Creek Place plan. Mr. Dan Enblom, 10610 Valley View Road, stated that he felt there should be a check made of how many dead or diseased elms existed on the site. He stated that he felt it was likely more than the City was aware of at this time. MOTION 1 : Motion was made by Gartner, seconded by Schuck, to close the public hearing. Planning Commission Minutes 13 March 12, 1984 16 Motion carried--5-0-0 MOTION 2: Motion was made by Gartner, seconded by Schuck, to recommend to the City Council approval of the request for Planned Unit Development District Review and Zoning District change from Commercial Regional to I-2 Park, with variances, for Site #2 of Wilson Ridge, based on plans dated March 9, 1984, and subject to the recommendations of the Staff Report of February 24, 1984, as amended to reflect items complied with by proponent. Motion carried--3-2-0 (Chairman Bearman and Torjesen against) Chairman' Bearman and Torjesen stated they were against the plan as they felt it was too intense of a development plan for this site and that the uses proposed, with the exception of the Wilson Learning Center site, were inappropriate for the property. MOTION 3: Motion was made by Gartner, seconded by Schuck, to recommend to the City Council approval of the request for Preliminary Plat for two lots and four outlots for Wilson Ridge, based on plans dated March 9, 1984, and subject to the recommendations of the Staff Report of February 24, 1984, as amended to reflect items complied with by proponent. Motion carried--3-2-0 VI. NEW BUSINESS None. VII. OLD BUSINESS None. VIII. PLANNER'S REPORT None. IX. ADJOURNMENT MOTION TO ADJOURN was made by Schuck, seconded by Torjesen. Chairman Bearman adjourned the meeting at 11 :45 p.m. Respectfully submitted, Kate Karnas Recording Secretary