Planning Commission - 06/25/1984 AGENDA
Monday, June 25, 1984
School Board Meeting Room
7:30 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
III. MINUTES
IV. DEVELOPMENT PROPOSALS
(7:30) A. SCENIC HEIGHTS, by Kerr Companies, Inc. Request for Zoning District
Change from Rural to R1-9.5 and Preliminary Plat of 9.5 acres into
20 single family lots. Location: Southwest quadrant of Scenic
Heights Road and Red Rock Road. A public hearing.
(8:15) B. MIN-TEX PHASE III. Request for Site Plan and Zoning District
Amendment for 18.9 acres within I-2 Park District and Zoning
District Change from Rural to I-2 Park for 4.65 acres. Location:
W. 70th Street south of Shady Oak Road. A public hearing.
(9:00) C. TURNBULL. Request for Preliminary Plat of approximately 15.0 acres
into two lots for Rural housing development. Location: North of
Highway #169, east of Dell Road. A public hearing.
V. NEW BUSINESS
VI. OLD BUSINESS
VII. PLANNER'S REPORT
VIII. ADJOURNMENT
NOTE: The times listed above are tentative--items may take more, or less time than
alotted above.
MINUTES
EDEN PRAIRIE PLANNING COMMISSION
Monday, June 25, 1984
School District Board Room
8100 School Road
MEMBERS PRESENT: Chairman William Bearman, Robert Hallett, Dennis Marhula
(8:30 p.m.), Ed Schuck, Hakon Torjesen
MEMBERS ABSENT: Virginia Gartner, Stan Johannes
STAFF PRESENT: Michael D. Franzen, Senior Planner; Kate Karnas, Recording
Secretary
Pledge of Allegiance--Roll Call
I. APPROVAL OF AGENDA
MOTION:
Motion was made by Torjesen, seconded by Schuck, to adopt the agenda as
printed.
Motion carried--4-0-0
II. MEMBERS REPORTS
None.
III. MINUTES
Hallett stated that he felt the statement of Motion #4, page #4 to eliminate
the wording "for 60 single family residential units" when referring to the
approval . Based on the conditions of approval , the number of single family
units may be changed. The other Commission members concurred.
MOTION:
Motion was made by Schuck, seconded by Torjesen, to adopt the minutes of the
June 18, 1984, Planning Commission meeting as amended.
Motion carried--4-0-0
IV. DEVELOPMENT PROPOSALS
A. SCENIC HEIGHTS, by Kerr Companies, Inc. Request for Zoning District
Change from Rural to R1-9.5 and Preliminary Plat of 9.5 acres into
20 single family lots. Location: Southwest quadrant of Scenic
Heights Road and Red Rock Road. A public hearing.
Planning Commission Minutes 2 June 25, 1984
• Mr. Robert Martinson, Kerr Companies, reviewed the request by proponents.
He stated that a neighborhood meeting had been held and that they had met
with other neighbors on an individual basis, who would be most directly
affected by the development.
Mr. Jack Lynch, Westwood Planning and Engineering, representing proponent,
reviewed the existing vegetation, topography, surrounding land uses, and
other pertinent features of the property. He stated that the average lot
size was 14,900 sq. ft., with a density of 2.5 units per acre for the entire
site. Mr. Lynch added that the homes would range from $90,000 - $150,000
per unit.
Planner Franzen reviewed the findings and recommendations of the Staff
Report dated June 22, 1984, pointing out three specific concerns: 1) In
order to connect neighborhoods, a direct access to the west was suggested by
Staff, rather than the proposed cul-de-sac; 2) A better transition between
existing and proposed lot sizes was suggested. While the average lot size
within the Scenic Heights proposal was 14,900 sq. ft., the average lot size
within the adjacent Red Rock Hills 2nd Addition was 17,000 sq. ft. ; and 3)
The sight distances at the intersection with Scenic Heights Road did not
appear to be adequate.
Chairman Bearman asked why the project had not been proposed for R1-13.5
zoning, instead. Mr. Lynch responded that there were two reasons: 1)
• Larger homes could be built on a 70 ft. wide lot within an R1-9.5 District
than in an R1-13.5 District; and 2) Due to the shape of the property, the
northerly lots would not be deep enough to meet the R1-13.5 requirements.
Torjesen stated that it was his understanding that the R1-9.5 District was
intended to provide for lower cost housing by allowing for smaller homes to
be built on smaller lots, therefore reducing the cost of housing for a
portion of the population. He stated that he did not feel it was
appropriate to request R1-9.5 zoning for purposes of building larger homes.
He added that, while the proposed project may meet the requirements of the
R1-9.5 District, it did not, in his opinion, meet the intent of the R1-9.5
District.
Torjesen asked about the zoning of the surrounding properties. Staff
responded that the surrounding properties were either R1-13.5 or Rural .
Hallett asked if lots would be lost by extension of the westerly cul-de-sac.
Mr. Lynch responded that no lots would be lost by this adjustment.
Chairman Bearman asked if this proposal would be subject to the requirements
of the Shoreland ordinance due to its proximity to the pond. Staff
responded that it would not.
Mr. John Rullen, 15415 Morraine Way, expressed concern about the drainage in
this area. Mr. Lynch explained the direction of drainage within the area
which would result from the development of the property. Mr. Rullen stated
that he was concerned about damage to the ponding area and wildlife which
would take place due to fertilizer draining into the pond. Mr. Martinson
stated that they would look at this situation and try to find a solution for
it.
Planning Commission Minutes 3 June 25, 1984
MOTION 1:
Motion was made by Hallett, seconded by Schuck, to close the public hearing.
Motion carried--4-0-0
MOTION 2:
Motion was made by Hallett, seconded by Schuck, to recommend to the City
Council, approval of the request of the Kerr Companies for Zoning District
Change from Rural to R1-9.5 for 9.5 acres, based on plans dated May 9, 1984,
subject to the recommendations of the Staff Report dated June 22, 1984, with
the added recommendation that proponent investigate possible solutions to
the problem of fertilizer polluting the pond and report back to the City.
Motion carried--3-1-0 (Torjesen against)
MOTION 3:
Motion was made by Hallett, seconded by Schuck, to recommend to the City
Council, approval of the request of the Kerr Companies for Preliminary Plat
of 9.5 acres for 20 single family detached lots, based on plans dated May 9,
1984, subject to the recommendations of the Staff Report dated June 22,
1984, with the added recommendation that proponent investigate possible
• solutions to the problem of fertilizer polluting the pond and report back to
the City.
Motion carried--3-1-0 (Torjesen against)
Torjesen stated that he voted against as he did not feel the project met the
intent of the R1-9.5 District regarding lower cost housing. He added that
he did not, however, have any objections to the Scenic Heights proposal with
regard to any other issues.
Chairman Bearman asked that Staff research the intent of the R1-9.5 District
and report back to the Planning Commission. It was suggested that Staff
prepare language to effect lower cost housing within the R1-9.5 District for
Commission review.
(Marhula arrived at 8:30 p.m.)
B. MIN-TEX PHASE III. Request for Site Plan and Zoning District
Amendment for 18.9 acres within I-2 Park District. Location: W.
70th Street south of Shady Oak Road and Zoning District Change from
Rural to I-2 Park for 4.65 acres. A public hearing.
Mr. Bernie Frye, proponent, reviewed the third phase of the Min-Tex
development, pointing out the surrounding land uses, site characteristics,
and how the project related to the other phases of the Min-Tex development.
Mr. Frye stated that it was not their intention to over-design for parking
needs, and that the majority of the excess spaces would be converted to
green space.
Planner Franzen reviewed the findings and recommendations of the Staff
Planning Commission Minutes 4 June 25, 1984
Report of June 22, 1984, pointing out that, upon review, it had been
determined that a plat would be necessary for this project. Proponent would
be returning to the Commission with a platting request at a future date.
Torjesen asked if the platting would result in a separate lot, since it had
been the original plan of Min-Tex to have all of the structures on one lot.
Mr. Frye stated that the lot would be added into the lot with the other
structures at the time of platting.
Chairman Bearman asked for comments and questions from members of the
audience. There were none.
MOTION 1:
Motion was made by Marhula, seconded by Schuck, to close the public hearing.
Motion carried--5-0-0
MOTION 2:
Motion was made by Marhula, seconded by Schuck, to recommend to the City
Council approval of the request .of Min-Tex for Site Plan and Zoning District
Amendment for 18.9 acres within the I-2 Park District for Min-Tex Phase III,
based on plans dated June 1, 1984, subject to the recommendations of the
• Staff Report dated June 22, 1984.
Motion carried--5-0-0
MOTION 3:
Motion was made by Marhula, seconded by Schuck, to recommend to the City
Council approval of the request of Min-Tex for Zoning District Change from
Rural to I-2 Park for 4.65 acres for Min-Tex Phase III, based on plans dated
June 1, 1984, subject to the recommendations of the Staff Report dated June
22, 1984.
Motion carried--5-0-0
C. TURNBULL. Request for Preliminary Plat of approximately 15.0 acres
into two lots for Rural housing development. Location: North of
Highway #169, east of Dell Road. A public hearing.
Chairman Bearman asked that a letter receive on behalf of Mrs. Norma
Turnbull, from her attorney, be made a part of the record on this project.
Mr. John Turnbull reviewed his request for a preliminary plat with the
Commission. There was a discrepancy noted regarding the amount of acreage
involved in this project. Mr. Turnbull stated that he owned 17.38 acres;
Staff noted that the County tax records indicated 15.38 acres.
Mr. Turnbull gave a brief history of the development of his property over
the years from the original 30+ acre site to the acreage at its current
size. He pointed out that he had made a request for platting of the entire
property into five-acre lots prior to the ordinance requirement being
Planning Commission Minutes 5 June 25, 1984
• changed to ten acres minimum in a Rural District. The plat had never been
finalized.
Planner Franzen reviewed the findings and recommendations of the Staff
Report dated June 22, 1984.
Torjesen expressed concern that approval of this plat would set a precedent
for platting within the Rural District which allowed for undersized lots.
Mr. Turnbull stated that he had no objections to granting of the scenic
easements requested, nor to the easements required over the Indian burial
mounds. These easements had already been signed and provided to the City.
Hallett asked about the road shared by several property owners in the area.
Planner Franzen explained that a driveway existed, which accessed Dell Road,
and serviced several homes in the area. He stated that the City had no
record of a driveway easement dealing with maintenance and use of the
driveway. One of the recommendations of the Staff Report was that this type
of easement be filed with the City to prevent any problems in the future.
Marhula asked how the maintenance of the road was handled at this time. Mr.
Turnbull responded that there was a "gentlemen's agreement" between the four
property owners.
. Torjesen stated that he was concerned that the road be upgraded for safe
usage by the property owners, as well as have safe access at Dell Road.
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 Schuck, seconded by Hallett, to recommend to the City
Council approval of the request of John Turnbull for preliminary plat, of
approximately 15.0 acres into two lots for Rural use, based on plans dated
May 1, 1984, subject to the recommendations of the Staff Report dated June
22, 1984, with the following changes: Item #3 shall be deleted; Item #2
shall be changed to read a 20 ft. wide easement, instead of a 33 ft. wide
easement.
Motion carried--3-2-0 (Chairman Bearman and Torjesen against)
Chairman Bearman and Torjesen stated they voted against based on the
potential for setting precedents for other Rural properties to plat their
property into undersized lots.
V. NEW BUSINESS
None.
Planning Commission Minutes 6 June 25, 1984
VI. OLD BUSINESS
None.
VII. PLANNER'S REPORT
None.
VIII. ADJOURNMENT
MOTION TO ADJOURN was made by Hallett, seconded by Marhula.
Chairman Bearman adjourned the meeting at 9:45 p.m.
Respectfully submitted,
Kate Karnas
Recording Secretary
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