Planning Commission - 07/14/2003 APPROVED MINUTES
EDEN PRAIRIE COMMUNITY PLANNING BOARD
MONDAY,JULY 14, 2003 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
BOARD MEMBERS: Ken Brooks, Randy Foote,
Vicki Koenig, Fred Seymour, Kathy Nelson,
Dave Steppat, Ray Stoelting, Paul Sodt, Bill
Sutherland
STAFF MEMBERS: Stu Fox, Manager of Parks and Natural Resources
Mike Franzen, City Planner
Al Gray, City Engineer
Jane Hovind, Recording Secretary
I. PLEDGE OF ALLEGIANCE—ROLL CALL
Chair Stoelting called the meeting to order at 7:00 p.m. Present: Chair Stoelting,
Commissioners Brooks, Koenig, Nelson, Sodt, Steppat, and Sutherland.
Absent: Foote, Seymour
II. APPROVAL OF AGENDA
MOTION by Nelson, second by Steppat, to approve the agenda. Motion carried,
7-0
III. MINUTES
A. Minutes of the June 23, 2003 Community Planning Board Meeting
MOTION by Brooks, second by Steppat, to approve the minutes of the June 9,
2003 Community Planning Board Meeting. Motion carried, 6-0. Abstention:
Sodt
IV. PUBLIC MEETINGS
V. PUBLIC HEARINGS
A. VARIANCE#2003-04 by Wade and Jodi Stritesky. Location 6856 Lorena Lane.
A side yard setback variance from 10 to 8 feet in the R1-13.5 Zoning District to
permit the construction of a 10' x 20' third stall garage addition.
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July 14, 2003
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Wade Stritesky, 6856 Lorena Lane, stated his home was built in 1991 and is located
on a cul-de-sac. He stated because the lot is unusually shaped, they will need a two
foot variance to build a third stall onto the garage. He said they met with neighbors
before applying and there was no objection. He stated the reasons for adding the
third stall include: 1) Safety, 2) with a growing family a three car garage is needed
for storage, 3) parking in the street is dangerous to kids crossing the street, 4) on the
south side of the house is a dog kennel and a chain link fence which they have been
using to store bikes, lawnmowers, etc. He stated they have tried to cover it up but it
isn't attractive. He said 75% of the houses in his neighborhood already have a third
stall.
Franzen stated in addition to the requested action of the two foot variance, staff has
identified two alternatives. They could reduce the size of the garage to 8' which
would mean customizing the garage door. Another would be to build a detached
garage in the rear of the lot which would be out of character with the neighborhood.
Nelson stated that the two foot variance seems to make sense for the neighborhood.
They don't have a big garage to start with and he couldn't see any reason not to
approve it.
Sodt stated he had no problem with the two foot variance and asked Mr. Stritesky
whether they had considered the roof pitch, etc. Mr. Stritesky responded that they
had spoken to someone about that and they intend to keep the roof line similar to
the existing one.
Steppat stated the variance seems to make sense and fits in the neighborhood and he
can't see a reason to deny it.
MOTION by Brooks, second by Nelson to close the public hearing.
MOTION by Sodt, second by Koenig, to recommend approval of a side yard
setback variance from 10 to 8 feet in the R1-13.5 Zoning District to permit the
construction of a 10' x 20' third stall garage addition„based on plans dated July 11,
2003, subject to the recommendations of the staff report dated July 11, 2003, to the
City Council, based on the findings that the variance will not alter the distance
between the homes less than the required setback for the R1-13.5 zoning district
and the variance request will be in keeping with the character of the neighborhood.
VI. INFORMATIONAL MEETING
A. EDENVALE VILLAS by Brenshell Development Corp. Location North of
Edenvale Blvd, south of Birch Island Road, between Kara Drive and Harlan Drive.
The purpose of the informational meeting is for:
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July 14, 2003
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1. The developer to present the proposed concept plan for 15 single family homes.
2. The developer, the Community Planning Board, and staff to hear comments
from area residents on the proposal.
3. To identify issues for the developer and staff to address in detailed plans prior to
returning for a public hearing.
Chuck Alcon presented the project representing Brenshell Development
Corporation. Dwayne Sikich, the project manager, stated that they were requesting
a change from low density to medium density and a zoning change from Rural to
R1-9.5. He said they are requesting three units per acre and have 38% significant
tree loss.
Franzen stated informational meetings are held when there is a change in the guide
plan. The last one before the Board was Williams Place. With this development,
adding three more units above the guide plan would not be out of character with the
existing developments on either side of the property which have densities between
3.15 to 4.30 units per acre. The water, sewer, and road improvements would be the
developer's responsibility.
Vicky Miller, 6638 Kara Drive, stated her major concern was Birch Island Road
which backs up to Birch Island Woods. She said she would like to see a cul-de-sac
in the new development which would reduce traffic on Birch Island Road.
Larry Peterson, 6636 Kara Drive, asked for an explanation as to why the trees were
being removed and the purpose of the pond.
Michael Pollack, 6640 Harland Drive, stated that if part of Birch Island Road is
upgraded, all of it should be. He said the traffic travels through there fast and
Edenvale Boulevard is a problem too.
Sharon Foss, 6717 Vermar Terrace, stated the hill is a problem and is concerned
about that. She stated she is fine with single family homes but doesn't want them to
be identical.
Al Stein, 6639 Kara Drive, stated his concerned about density of trees and wants to
be sure that they block the new development.
Aubrey Forbes, 6641 Kara Drive, stated he is concerned about the elevation from
Edenvale Boulevard to his lot. He said there is a ten foot drop which results in a lot
of drainage on his property. He asked what the developers will do to control runoff
especially with the removal of trees.
Carol Sachtchale, 6623 Kara Drive, stated her main concern is the road going
through the new development. She would like it to be a cul-de-sac. She said there
is a lot of traffic going through on Birch Island Road. She said she also had
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July 14, 2003
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concerns about the pond, how large it will be and how safe it is with a
neighborhood full of children.
Laura Schadegg, 6647 Kara Drive, stated she moved to Eden Prairie for the woods
and nature. She said there's been a lot of development since then. Her concern was
the tree line and which trees will remain and which will be removed.
Vlad Volovik, 6607 Kara Drive, stated he is concerned about how the existing
homes on Kara Drive will be buffered from the new development.
Richard Miller, 6638 Kara Drive, said he would like to see a buffer between the
developments. He stated he would like the area to remain in its current state. He
said Eden Prairie needs land and open space and doesn't need more development.
He said he also wants Birch Island Woods to remain as it is and there should be no
pond because of concerns regarding drainage into the Birch Island Woods
conservation area. He asserted if it was possible he would block the sale and would
sell this land as a hobby farm site. He said the development is too dense and should
be limited to 12 homes and there should be buffers so there is no visibility between
neighborhoods. He stated he would want evergreens as a buffer between the two
developments.
Jeff Straite, 15021 Summerhill Drive, shared his concerns regarding the retention
pond, road issues and increased traffic. He said he had concerns which included the
rainwater retention pond, and conserving the rural character of Eden Prairie. He
suggested the City consider using rainwater gardens. He displayed a map showing
the location of the pond and described how the conservation area for the watersheds
could be used for rainwater gardens and subsequent runoff could go into cleansing
ponds. He displayed a site plan which included a cul-de-sac allowing more land for
homes. He suggested a stop sign at Woodland Drive and Edenvale Boulevard to
mitigate traffic problems..
Dwayne Sikich stated the cul-de-sac option wasn't looked at because the street was
planned to connect through. He said they could look at the cul-de-sac option. The
pond is required for treatment of runoff water. There is a culvert running beneath
Birch Island Road. The tree buffer to the west will remain with trees and vegetation;
there won't be any grading. He stated on the east edge of the site they will plant
spruce and shrubs which will screen the development.
Coffman stated there will be two different builders. The houses will be similar but
they will not be identical. It's not going to be a cookie cutter type of product, it will
be a custom product tailored to empty nesters.
Nelson asked how much the homes will cost and whether they will be individually
owned or rental property. She asked the developer why they were putting such
expensive homes on such small lots. Alcon responded the homes will be
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July 14, 2003
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$500,000+ and will be owned. Coffman stated that the homes are similar in lot size
to the neighboring development. He said in regard to cost, they are comparable to
other homes in Eden Prairie.
Nelson asked staff to address the upgrade of Birch Island Road. Gray responded
Birch Island Road has been in the process of being upgraded as development
occurs. The question will be how the City will fund the upgrading of the road. It
would make best sense to connect road through rather than a cul-de-sac. The reality
is that it's a road with a certain amount of traffic. It should be upgraded and
improved but should be done as development occurs.
Nelson stated that people will own there homes but it will be maintained. She asked
whether it would be condominiums. Coffman responded there will be an association
that will maintain yards and driveways. They are aiming the homes at the empty
nester who wants a home with less maintenance.
Koenig asked if the homeowners will be responsible for exterior upkeep of the
home. Coffman responded he wasn't sure about that. Alcon replied it would be
better for homeowners to take care of their own homes since they are single family
homes and they don't want to get into a townhouse situation.
Nelson asked about assessing fees and setting it up as a condominium or
association. Alcon responded it will be an association and will include fees.
Steppat asked about the traffic on Edenvale Boulevard and whether there are safety
concerns with this development. Gray responded they haven't completed the
review of the project but they haven't seen significant accidents in this area.
Sodt asked staff about the traffic engineering concern about a cul-de-sac
development. He asked if there was information on the nature of the traffic on
Birch Island Road and whether it's residents or others outside the area. Gray
responded it's difficult to determine who is using the road. He said it could be
people in neighborhoods surrounding it and farther away that are using it. It's a
residential collector and as a result growth in the area and subsequent road
improvements will add more traffic.
Coffman stated that both neighborhoods on west and east have the same road
configuration. He said that by building a through road, they are splitting the traffic
on Birch Island Road and Edenvale Boulevard.
Gray stated a through street gives people the option on ways to enter and exit their
neighborhoods. He said the only way a cul-de-sac would be considered would be if
there were sight problems at the intersection of Edenvale Boulevard.
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Koenig asked about the existing buffer and whether it will be left as it is. Coffman
replied that a large number of trees on the west side will be preserved. Many of the
smaller trees will be moved to the east side of the property. Koenig asked about
how the Board feels about the density. How do other members feel about 12 lots.
She would like to see lower density. Franzen responded if the developer brings in a
project with 12 homes with no guide plan change or requests for waivers, they can
build any type single family home and the City couldn't place restrictions or
requirements on the architecture, screening and landscaping. With a guide plan
change it would allow for an exchange in which the City could require preservation
of buffers, specific architecture and more extensive landscaping. The City should
get back something in return for a guide plan change.
Brooks asked if the developer knew the value of the homes on Harland. Coffman
stated he's not aware of any sales at this point.
Sodt asked if previous developments to the west and east were granted waivers to
bring them to a medium density. The only reason this site wasn't changed at that
time is because the owners chose not to do it at the time. Sodt stated the project was
reasonable.
Nelson stated that there is only 15 feet between homes and they are too large for
such small lots. She said she would like to see a lower density and with the
expensive homes they are going to want to save as many trees as possible since
trees add value to the lot. There are no cost breaks for people, no land set aside, and
if the homes are individually designed they are going to be what people want for
that money. She said she can't see what the City is getting in return for the
development— this is not affordable housing and not sure this is unique enough but
likes idea of association. She stated as a trade off, she would like to see more
uniqueness and variety in price.
Alcon responded it would be difficult to change the price point since it is aimed at
empty nesters. Coffman stated the homes are high quality smaller homes, 1,700 —
1,800 square feet on the main level and a finished lower level.
Stoelting stated under guide plan waiver the correct zoning is for R1-9.5. There is a
request for a street frontage waiver and no setback waiver between houses. Franzen
responded the normal side yard setback is five and ten feet.
Steppat responded to the density question. He said he was not concerned at this time
about density but will be interested in seeing the architecture. The homes will need
to be unique. Density is consistent with the existing neighborhoods.
Koenig asked about tree loss and how moving trees will affect tree loss. Franzen
responded they won't be moving significant trees; they will be moving 5-7" trees.
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July 14, 2003
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Koenig asked for an explanation of the rain garden concept. Dwayne Sikich
responded it's a man made wetland that treats the water by letting it percolate down
through the hydraulic system in the surrounding area. It's a solid pond made out of
solid material and planted with vegetation. Coffman stated he has been involved in
a development where they had all rain gardens. He said it's possible to do a
combination of the two, a pond and a garden, although this site is not large enough
to allow for both. Koenig asked if the developer was open to a compromise with
the pond issue. Alcon responded they would talk to the watershed district about the
rain gardens. Gray stated that the property drains to the north and the intent is to
continue that pattern. The wetland needs to keep its watershed and drainage to the
wetlands which would be beneficial.
Gray stated they developed the rain gardens at the Dunn Brothers coffee house. It
remains to be seen how it will work. It's expensive and will be interesting to see
what will be involved in establishing the vegetation and maintaining it. The theory
is that once they are established they don't need much maintenance. Alcon
responded that they will look into the rain garden concept and if it makes sense they
will do it.
Koenig asked whether the association would be responsible for cleaning the pond.
Gray responded the pond itself would be cleaned periodically by the City and the
areas around the pond would be maintained by the association. She asked how deep
the pond would be. Dwayne Sikich responded no deeper than 10 feet.
Koenig asked about whether or not the Board should vote on the guide plan change.
She asked whether the Board should suggest they present two plans - one with 12
and one with 15 homes. Stoelting responded that since this is an informational
meeting, the project proponents will provide a proposal taking all of these things
into consideration with staffs direction.
VII. CONTINUED PUBLIC HEARINGS
A. COSTCO WHOLESALE by Costco Wholesale. Request for Comprehensive
Guide Plan Change from Industrial to Regional Commercial on 18.1 acres, Planned
Unit Development Concept Review on 18.1 acres, Planned Unit Development
District Review with waivers on 18.1 acres, Zoning District Change from I-5 to
Commercial Regional Service on 18.1 acres, and Site Plan Review on 18.1 acres.
Location 12005 Technology Drive.
Ted Johnson, president of Design Strategies, presented the project. He stated at the
June 23 meeting there were issues to be resolved. Since then, they have revised the
plans. The parking lot is set back 40 feet from Technology Drive. The tree and
landscaping plan was adjusted to show 1,689 caliper inches of trees to meet code.
The wall signs were reduced and resulted an overall sign size of 1,362 square feet
which is less than the 1,388 square foot limit in the code. The improvements to
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July 14, 2003
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Technology Drive include a four lane urban cross section in front of the Costco
Warehouse. It will be a continuation of the cross section to the west of the site. A
technical problem remains unresolved regarding storm water on Technology Drive
and they are working with MnDOT and City staff to determine the best ways to deal
with that issue.
Franzen stated staff recommends approval according to the recommendations on
pages 2 and 3 of the staff report.
Gray stated the Technology Drive is actually a three lane road with turn lanes. It
does meet the requests of the City.
Steppat moved, Koenig seconded to close the public hearing. Motion carried, 7-0.
Koenig asked about the traffic study and whether staff feels comfortable with the
cost of widening the bridge. Gray responded that when looking at this
development, those issues will exist whether Costco locates there or not. He said
there are larger issues regarding traffic in that area.
Stoelting asked about the waiver on the impervious surface in the shoreland area
and where storm water runoff will drain. Johnson responded that the storm water
currently is going to the east into Lake Idlewild. Costco is proposing to remove the
storm sewers and redirect the storm water to the pond on the south end of the
property which releases to the southwest into Purgatory Creek. Gray responded the
southwest corner of the Costco site will drain to a storm water pond and the outlet is
to the Purgatory Creek recreation area.
MOTION by Brooks, second by Sutherland, to recommend approval of a
Comprehensive Guide Plan Change from Industrial to Regional Commercial on
18.1 acres, Planned Unit Development Concept Review on 18.1 acres, Planned Unit
Development District Review with waivers on 18.1 acres, Zoning District Change
from I-5 to Commercial Regional Service on 18.1 acres, and Site Plan Review on
18.1 acres, based on plans dated July 3, 2003, subject to the recommendations of
the staff reports dated June 20, 2003 and July 11, 2003, to the City Council.
Motion carried, 6-0. Nelson abstained
VIII. MEMBERS REPORTS
IX. CONTINUING BUSINESS
X. NEW BUSINESS
XI. PLANNERS'REPORTS
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XII. ADJOURNMENT
MOTION by Koenig, second by Nelson to adjourn. Motion carried, 7-0
There being no further business, the meeting adjourned at 8.55 p.m.