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Planning Commission - 01/27/1986 AGENDA EDEN PRAIRIE PLANNING COMMISSION Monday, January 27, 1986 7:30 p.m. COMMISSION MEMBERS: Chairman Ed Schuck, Julianne Bye, Christine Dodge, Virginia Gartner, Robert Hallett, Stan Johannes, Dennis Marhula STAFF MEMBERS: Chris Enger, Director of Planning; Michael Franzen, Senior Planner; Don Uram, Assistant Planner; Kate Karnas, Administrative Assistant Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA II. MEMBERS REPORTS III. MINUTES IV. DEVELOPMENT PROPOSALS * (7:35) A. RED ROCK HEIGHTS 3RD ADDITION, by Jerry Halmrast and Bill Gilk. Request for Zoning District Change from Rural to R1-13.5 on 6.4 acres with shoreland variances to be reviewed by the Board of Appeals and Preliminary Plat of 14 acres into 7 lots and 3 outlots. Location: Southeast quadrant of Village Woods Drive and View Lane. A public hearing. * (8:00) B. DONNAY'S ROUND LAKE ESTATES, by LAD Properties, Inc. Request for Planned Unit Development Concept mendment from Low Density Residential to Medium Density Residential on 14.71 acres, Comprehensive Guide Plan Amendment from • Low Density Residential to Medium Density Residential on 14.71 acres, and Planned Unit Development District Review on 34.92 acres with zoning from Rural to R1-13.5 on 9.58 acres and from Rural to RM-6.5 with variances on 14.71 acres and Preliminary Plat of 34.92 acres into 69 lots and one outlot. Location: North of Highway #5, south of Lorence Way and west of Atherton Way. A public hearing. * (9:00) C. BLUFFS EAST 4TH, by Hustad Development. Request for a Planned Unit Development Concept Amendment on approximately 196 acres and Comprehensive Guide Plan Amendment from Low Density Residential to Medium Density Residential on approximately 33 acres and Planned Unit Development District Review with zoning from Rural to R1-9.5 with variances on 18.91 acres, and Preliminary Plat of 43.53 acres into 51 single family lots and 2 outlots. Location: West of County Road #18, north and west of Bluff Road, and west of Franlo Road. A public hearing. * (9:45) D. CARDARELLE III AMENDMENT, by Frank R. Cardarelle. Request for Zoning District Change from Office to C-Regional-Service on one acre with variances to be reviewed by the Board of Appeals for existing building. Location: Northwest quadrant of Regional Center Road and Eden Road. A public meeting. V. OLD BUSINESS VI. NEW BUSINESS AN VII. PLANNER'S REPORT VIII. ADJOURNMENT *NOTE: THE TIME LISTED ABOVE ARE TENTATIVE, AND MAY BE SIGNIFICANTLY EARLIER, OR LATER THAN LISTED. MINUTES EDEN PRAIRIE PLANNING COMMISSION Monday, January 27, 1986 School Board Meeting Room 7:30 p.m. MEMBERS PRESENT: Chairman Ed Schuck, Christine Dodge (8:40 p.m.), Virginia Gartner, Robert Hallett, Stan Johannes, Dennis Marhula MEMBER ABSENT: Julianne Bye STAFF PRESENT: Michael D. Franzen, Senior Planner; Don Uram, Assistant Planner; Kate Karnas, Administrative Assistant Pledge of Allegiance--Roll Call I. APPROVAL OF AGENDA MOTION: Motion was made by Gartner, seconded by Marhula, to approve the agenda as printed. Motion carried--5-0-0 II. MEMBERS REPORTS New City Hall Site Selection Committee Gartner reported that the Site Selection Committee had selected a parcel located south of the MTS building as its first choice, with its second choice being the parcel adjacent to the Flagship Athletic Club along Prairie Center Drive. The recommendations of the committee would be forward to the City Council at its next meeting. III. DEVELOPMENT PROPOSALS A. RED ROCK HEIGHTS 3RD ADDITION, by Jerry Halmrast and Bill Gilk. Request for Zoning District Change from Rural to R1-13.5 on 6.4 acres with shoreland variances to be reviewed by the Board of Appeals, and Preliminary Plat of 14.0 acres into seven lots and three outlots. Location: Southeast quadrant of Village Woods Drive and View Lane. A public hearing. Mr. Bill Gilk, proponent, reviewed site characteristics and design features of the proposed plat. He pointed out that the lift station, which had been installed with the development of Red Rock Heights 1st Addition, would also service this plat. Mr. Gilk stated that, upon meeting with the Director of Community Services, it had been determined that the bike path should be located in the position shown on the plat, and that steps should be installed for a portion of that path at its steepest location. Planning Commission Minutes 2 January 27, 1986 Planner Franzen reviewed the findings and recommendations of the Staff Report dated January 24, 1986. He reviewed the shoreland variances being requested by the proponent. Planner Franzen stated that Staff felt that the variances could be justified due to the low density proposed for the development and the fact that the housing pads were located an average of 20 feet above the Ordinary High Water Mark. Gartner stated that Red Rock Lake was a unique lake, supporting many types of wildlife, which should be preserved and protected. She stated that Lot 4 was only ten feet above the Ordinary High Water Mark. Planner Franzen stated that a variance was being requested for this lot from shoreland management requirements. Gartner stated that she felt that the proposed development should meet all of the shoreland management requirements. Marhula asked how close grading could occur to the lake shore. Planner Franzen responded that there would be no building, grading, or cutting, occuring any closer than 50 feet to the shore line, which was the designated conservation area according to shoreland management regulations. Marhula asked if it was City policy to keep sidewalks cleared in the winter months. Planner Franzen responded that it was. Marhula stated that he was concerned about the ability to keep steps clean, if they were built as part of the pathway, especially for safety purposes. He noted that there were • bikeways built at approximately an 18% slope in other parts of the community. He noted that this slope was only 8% and suggested that perhaps it could be increased in order to avoid the construction of steps. Mr. Ron Krueger, representing proponent, stated that he had discussed the use of steps with the Community Services Staff. He noted that, as an alternative, it had been proposed that the trail be located between Lots 6 and 7. Mr. Krueger stated that this was not considered desirable by the proponent. Marhula asked about Lot 4, the lot which was located closer to the Ordinary High Water Mark than the others in the plat. He asked if alternatives had been considered for location of the house pad for this lot. Planner Franzen stated that the house pad had been located as it was in order to preserve as many of the mature trees in the area as possible. He stated that it would perhaps be possible to reorient the house pads in order to increase the setback beyond what was proposed. Mr. Gilk stated that he would be willing to work with Staff to reorient the house pad for Lot 4. Marhula stated that he concurred with Gartner's concerns regarding the delicate nature of the lake and the need to protect and preserve the wildlife habitats that it provided. He asked if a sedimentation control device would be necessary in the storm sewer outlet. Planner Franzen stated that this would be referred to the Engineering Department for review. He added that the City was currently in the process of working on its storm water drainage plan. Chairman Schuck asked for comments and questions from members of the audience. There were none. Planning Commission Minutes 3 January 27, 1986 MOTION 1: Motion was made by Hallett, seconded by Marhula, to close the public hearing. Motion carried--5-0-0 MOTION 2: Motion was made by Hallett, seconded by Marhula, to recommend to the City Council approval of the request of Jerry Halmrast and Bill Gilk for Zoning District Change from Rural to R1-13.5 for 6.4 acres, with shoreland variances to be reviewed by the Board of Appeals, for Red Rock Heights 3rd Addition, based on revised plans dated January 24, 1986, subject to the recommendations of the Staff Report dated January 24, 1986, with the following added conditions: 1) Review alternatives for location of the house pad for Lot 4 for purposes of reducing the amount of variance requested from shoreland ordinance requirements; 2) Review of the location of the 100-year flood occurrence elevation compared to the Ordinary High Water Mark; and, review of the need for steps along the trail . In discussion, Commissioners concurred that steps were not a desirable part of the trail system in this location. Motion carried--4-1-0 (Gartner voted against) MOTION 3: Motion was made by Hallett, seconded by Marhula, to recommend to the City Council approval of the request of Jerry Halmrast and Bill Gilk for Preliminary Plat of 14 acres into seven lots and three outlots, for Red Rock Heights 3rd Addition, based on revised plans dated January 24, 1986, subject to the recommendations of the Staff Report dated January 24, 1986, with the following added conditions: 1) Review alternatives for location of the house pad for Lot 4 for purposes of reducing the amount of variance requested from shoreland ordinance requirements; 2) Review of the location of the 100-year flood occurrence elevation compared to the Ordinary High Water Mark; and, review of the need for steps along the trail . In discussion, Commissioners concurred that steps were not a desirable part of the trail system in this location. Motion carried--4-1-0 (Gartner voted against) B. DONNAY'S ROUND LAKE ESTATES, by LAD Properties, Inc. Request for Planned Unit Development Concept Amendment from Low Density Residential to Medium Density Residential on 14.71 acres, Comprehensive Guide Plan Amendment from Low Density Residential to Medium Density Residential on 14.71 acres, and Planned Unit 00 Development District Review on 34.92 acres, with zoning from Rural to R1-13.5 on 9.58 acres and from Rural to RM-6.5, with variances, on 14.71 acres, and Preliminary Plat of 34.92 acres into 69 lots and one outlot. Location: North of Highway #5, south of Lorence Way and west of Atherton Way. A public hearing. Planning Commission Minutes 4 January 27, 1986 Mr. Mike Gair, representing proponents, gave a brief history of LAD Properties, Inc., proponents. He stated that proponents had held a meeting with the neighborhood on November 25, 1985. Mr. Gair then reviewed the site characteristics, pointing out the wetland areas, tree stands, areas of slopes, and the various soils encountered on the property. He then reviewed the proposed location of single family units, multi-family units, and open space proposed for the development. Mr. Gair stated that the overall density for the single family area was proposed at 2.19 units per acre, based on a density transfer. Mr. Gair discussed the area where tree removal would take place, in the center of the site. He stated that approximately 650 caliper inches of trees would be removed from this area. He then reviewed the architecture proposed for the multi-family units of the development. Mr. Gair noted that proponents had built similar units in the City of Minnetonka. Mr. Gair then discussed traffic generation and access to the site. He stated that proponents would be updating traffic information for this area. Mr. Gair stated that proponents concurred with Staff regarding the need for additional information on this project and he asked that the Commission not take action at this meeting, but defer action to another meeting. Planner Franzen reported that Ms. Connie Scott, a resident of the Round Lake Estates neighborhood, had contacted the City Staff by phone and asked that her comments regarding the project be included in the meeting record. Her concerns were with respect to construction traffic during the development process and the possibility of alternate routing other than through the existing neighborhood to the east. Mr. Lynn Seppman, 7276 Hunters Run, stated that he agreed with the concerns of Staff regarding traffic along Evener Way. He also stated concerns for density and the type of homes which would be built in the area. Mr. Chris Geason, 7470 Atherton Way, expressed concerns regarding traffic, the type of homes, and whether the pond located behind his home would be maintained even after development. (Dodge arrived at 8:40 p.m.) Ms. Lesley Sweet, 7530 Atherton Way, also expressed concern regarding the existing pond, noting that the plans proponents had shown the neighborhood at their meeting on November 25, 1985, had indicated that the pond would be half of its current size. She also expressed concern regarding tree removal and stated that her major concern was that of traffic. Ms. Karen Thor, 7570 Atherton Way, expressed concern regarding the pond and traffic, also. Marhula asked if the pond was a designated wetland. Mr. Gair responded that it was not. He added that ponding and water holding areas would be recreated in other areas of the property upon development. Mr. Gair noted that there were perched water bodies in this area, none of which were unique in nature. Mr. Gair added that the storm water system would be reviewed . Planning Commission Minutes 5 January 27, 1986 with the City Engineering Staff. Mr. Daniel Andrs, 17512 Evener Way, asked about arrangements for sanitary sewer to service the development. Hallett stated that, based upon the information provided, he did not feel that the Comprehensive Guide Plan Change proposed by proponents had been justified. Gartner stated that she did not consider "unbuildable" property appropriate for use as density transfer property. MOTION: Motion was made by Gartner, seconded by Hallett, to continue review of this item to the February 24, 1986, Planning Commission meeting in order to allow proponent opportunity to revise the plans in accordance with the concerns raised by the Commission at this meeting and those raised in the Staff Report of January 24, 1986. Motion carried--6-0-0 C. BLUFFS EAST 4TH, by Hustad Development. Request for a Planned Unit • Development Concept Amendment on approximately 196 acres; Comprehensive Guide Plan Amendment from Low Density Residential to Medium Density Residential on approximately 33 acres; Planned Unit Development District Review with zoning from Rural to R1-9.5, with variances, on 18.91 acres; and Preliminary Plat of 43.53 acres into 51 single family lots and two outlots. Location: West of County Road #18, north and west of Bluff Road, and west of Franlo Road. A public hearing. Mr. Wally Hustad, Sr., proponent, stated that the major factors involved in this proposal had been under development for many years. He stated that these factors included the upgrading of County Road #18, the upgrading of County Road #1, and extension of sanitary sewer into the area. Mr. Hustad stated that one of the situations which had precipitated planning of this area at this time was the washout that had occurred on property adjacent to this development. One of the requirements of the Watershed District for repair of this washout was that correction of it take place by August, 1986. Mr. Hustad stated that, because of this requirement to deal with the storm water drainage for this entire area, development of this entire area was now being considered. Mr. Hustad stated that proponents had found that there was a strong market for lower cost housing when proponents had developed the Bluffs East 1st, 2nd, and 3rd Additions, at County Road #1 and Franlo Road. He stated that now, marketing research had shown them that there was a demand for higher cost housing, which would include homes in the price range of approximately $300,000. He pointed to the locations proposed for this type of housing in the development. Mr. Bob Smith, Hedlund Engineering, reviewed the site vegetation, location of severe slopes, and the proposed utilities which would be constructed to Planning Commission Minutes 6 January 27, 1986 service the site. He noted that soils throughout the site were sandy loam in nature. Mr. Smith then reviewed the traffic patterns expected from development of the property as proposed. Mr. Hustad expressed concern about the Staff recommendation for connection of Franlo Road to Bluff Road. He stated that he was concerned that it not become a quick access, or through-way, to the major thoroughfares. He stated that proponents felt this would provide for an undesirable traffic situation within their development. Mr. Hustad stated that proponents were anxious to meet with Staff to work out the situation. Planner Franzen reviewed the findings and recommendations of the Staff Report of January 24, 1986. He noted that the overall density of the project was at 2.1 units per acre. However, with removal of the creek area from the overall land area, the gross density for the development became 2.92 units per acre. Planner Franzen noted that the major concerns of Staff included the location of the collector road, minimization of driveway access to the collector road, elimination of unnecessary cul-de-sacs, the need for a detailed traffic study, proposed multiple family development in an area designated as an outlot, width of the lots at the street frontage with respect to providing a variety of housing types, premature development of a portion of this area, transition to the existing developments in the area, and architectural controls in the proposed R1-9.5 areas. • Chairman Schuck accepted into the record a petition from the residents living on the south side of Bluff Road regarding the development. Also accepted into the record was a letter from Mr. Fred Warner. Mr. Martin Diestler, 9904 Bluff Road, stated that he was concerned about lots being smaller than his on the opposite side of the road. He added that he was concerned about the safety of the "blind corner" on the east end of Bluff Road. Mr. Gene Briggs, 9715 Pioneer Trail, stated that, while proponents wanted the property they were developing to be serviced by sewer, they had not discussed the fact that the only access for sewer for their property was through the Briggs property at the northeast portion of the site. He stated that he and his family were not ready for development at this time and they did not feel they should be forced into development because of this proposal. Mr. Barry Bain, 9845 Bluff Road, expressed concern for development of lots that were 9,500 square feet across from lots which were an acre in size, or greater. He questioned whether this would cause devaluation of his property. Mr. Earl Houghton, 9795 Bluff Road, stated that he concurred with Mr. Diestler's concerns. Mr. Scott Gensmer, 9599 Bluff Road, stated that he would like to be considered part of the petition that was accepted into the record from the residents living on Bluff Road. He stated that his major concern was the proposed small lots across from lots much greater in size than the existing lots and homes in the area. Planning Commission Minutes 7 January 27, 1986 Ms. Doris Brooker, 10164 Trotters Path, expressed concern about the proposed collector road through the property. She stated that she felt the privacy provided by cul-de-sacs was preferrable to a through-way and the traffic that would be forced through her neighborhood. Gartner stated that she felt Code requirements for minimum frontage along cul-de-sacs should be maintained, not only for purposes of providing variety of housing types, but for snow removal as well . She added that she felt there were too many variances being requested by the proponents. Gartner stated that she was not in favor of the density proposed by proponents, but that she could see both sides of the issue regarding the connection of the through-road through the property and that she would like additional information on this issue. Hallett stated that she supported Gartner with respect to the issue of cul- de-sacs and street frontage on the cul-de-sacs. With respect to the proposed connection of the collector street through the project, Hallett stated that he felt people would not use it as a through road if the other thoroughfares in the area were upgraded. Marhula stated that he was concerned that the connection of the through-road through the project not become a "race-track" through the subdivision. He • also expressed concern about the transition along Bluff Road to the existing residence to the east. Marhula stated that, with respect to the commercial area proposed, it appeared as if proponents had assumed that this area would automatically be developed as commercial . He stated that he was unsure that this was appropriate and suggested that proponents provide additional information, if they wished this area to be developed as commercial . Mr. Hustad stated that it had been his plan to propose development of this commercial area at the same time as this residential area. However, due to the requirement of the Watershed District for solution of the storm water drainage problem in the area, this project came up first. He stated that proponents were in the process of planning the 60,000 square foot shopping center in this location at the northwest corner of County Roads #18 and #1. Mr. Hustad stated that the development at this point included a medical facility, service station, and development around the commercial area to include elderly housing and apartment units. With respect to the Briggs property, Mr. Hustad stated that the only alternative to crossing the Briggs property with the sewer pipe was to construct the sewer along County Road #18, which would be a much longer and more costly alternative. Mr. Gensmer stated that he was concerned that proponents seemed to be planning the development of the adjacent residential lots owned by others, as well as the development of this property. He stated that, based upon the proposal of the developer, it appeared that the existing residents along Bluff Road would be forced into development of their property. MOTION: Motion was made by Gartner, seconded by Dodge, to continue this item to the Planning Commission Minutes 8 January 27, 1986 February 24, 1986, Planning Commission meeting in order to allow proponent opportunity to revise the plans in accordance with the concerns raised by the Commission at this meeting, and those concerns listed in the Staff Report of January 24, 1986. Motion carried--6-0-0 D. CARDARELLE III AMENDMENT, by Frank R. Cardarelle. Request for Zoning District Change from Office to C-Regional-Service on one acre with variances to be reviewed by the Board of Appeals for an existing building. Location: Northwest quadrant of Regional Center Road and Eden Road. A public meeting. Mr. Frank Cardarelle, proponent, stated that he had received requests from potential tenants requesting space in his building for uses which did not qualify as office uses, but which did qualify as commercial regional service uses. Mr. Cardarelle stated that he was requesting amendment of the zoning to C-Regional Service, which did allow office uses, as well as some of the other uses which had requested space in his building. Planner Uram reviewed the findings and recommendations of the Staff Report dated January 21, 1986. Chairman Schuck asked for comments and questions from members of the audience. There were none. MOTION: Motion was made by Gartner, seconded by Hallett, to recommend to the City Council approval of the request of Frank R. Cardarelle for Zoning District Change from Office to C-Regional-Service for one acre, with variances to be reviewed by the Board of Appeals, for the Cardarelle III Office Building, located at 8110 Eden Road, based on plans dated November 11, 1985, subject to the recommendations of the Staff Report dated January 24, 1986. Motion carried--6-0-0 IV. OLD BUSINESS None. V. NEW BUSINESS None. VI. PLANNER'S REPORT None. VII. ADJOURNMENT 4� MOTION TO ADJOURN was made by Gartner, seconded by Marhula. Chairman Schuck adjourned the meeting at 11:00 p.m. .