Planning Commission - 04/22/2002 APPROVED MINUTES
EDEN PRAIRIE COMMUNITY PLANNING BOARD
MONDAY,APRIL 22, 2002 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
BOARD MEMBERS: Ken Brooks, Frantz Corneille, Randy Foote, Vicki
Koenig, Kathy Nelson, Fred Seymour, Paul Sodt,
Dave Steppat, Ray Stoelting
STAFF MEMBERS: Stu Fox, Manager of Parks and Natural Resources
Alan Gray, City Engineer
Scott Kipp, Senior Planner
Danette Moore, Planner
Kirsten Oden, Recording Secretary
I. PLEDGE OF ALLEGIANCE—ROLL CALL
Chair Corneille called the meeting to order at 7:00 p.m. present: Chair Corneille,
Commissioners Brooks, Foote, Koenig, Nelson, Stoelting, Sodt, and Stock.
Absent: Seymour.
II. APPROVAL OF AGENDA
MOTION by Brooks, second by Nelson to approve the agenda for the April 22,
2002 Community Planning Board Meeting. Motion carried 6-0.
III. MINUTES
A. Minutes of the April 8, 2002 Community Planning Board Meeting
MOTION: Brooks, second by Koenig to approve the minutes of the April
8, 2002 Community Planning Board meeting. Motion carried, 4-2-0,
abstentions Nelson and Seymour.
IV. PUBLIC MEETINGS
V. PUBLIC HEARINGS
A. STONEGATE BY Carlston Inc. Request for: Planned Unit Development
Concept Review on 28.83 acres, Planned Unit Development District Review
with waivers on 28.82 acres, Zoning District Change fro m rural to R1-13.5 on
26.2 acres, and Preliminary Plat on 28.82 acres into 46 lots, 1 outlot, and road
right-of-way. Locution: South of Pioneer Trail west of Stable Path.
Community Planning Board Minutes
April 22, 2002
Page 2
The public hearing opened at 7:03. p.m.
Scott Carlston, Eden Prairie Resident and developer, stated Stonegate is off
Pioneer Trail across from the Lake Riley exit. He has spoken with all seven
owners in the area and tried to work out agreements. There are four
landowners that will work out agreements. The project is 28.8 acres with lots
ranging from$105,000 to $185,000. Purchase prices will be approximately
$475,000 to $800,000 for houses inclusive of land. This is a good fit for the
area; it is across from Bear Path. The tree savings will be increased by 14%,
for a total loss of 38%. Zoning is for 2.5 units per acre. The average lot size is
20,980 square feet. The maximum he could do is 72 lots; he will do 46. He
will remain involved in the project all the way through design and
construction. The houses are designed to fit the lots. He has selected three
builders who have good experience with custom homes. He will add a fence
along Pioneer Trail and add pine trees. Covenants and restrictions include
square feet restrictions on buildings.
Kathy Weber, 9650 Stable Path, owns the property just south of this
development. She has six acres there. There is a stub road heading directly
south into her property. The stub would become an extension of Dell Drive.
The Guide Plan has called for it to come through her property and connect to
Stable Path. If she gives up the piece of her property for the stub road she
would like to cul-de-sac her property. She would be concerned with those
building on that road thinking they are living on a cul de sac when in reality it
will be a through road for those on Crestwood Terrace to get onto Stable Path.
As a solution she would like to make her plan part of his development
agreement and require the developer to put this on his marketing information
so people realize it is a through road. The stub would have signage.
Scott Carlston stated he wanted to leave the development a cul de sac. City
Engineer Al Gray said they needed the stub for future access.
Franzen stated it was common to have a disclosure in the developer agreement
to show potential future subdivision. The street will be posted as a future road.
Gray stated when working with the properties being redeveloped, they are
working around existing properties and those that will be developed in the
future. The stub is an alternative that leaves them with a couple of cul de sacs.
There is a wetland at the end of one road. This will bring Dell Drive from
where it was platted in the 1960's to that point. One alterative was to bring it
straight east but it would make an undesirable intersection.
Warren Carlson noted he owns the parcel of land off Stable Path and has
owned it for 32 years, since 1970. There was an easement along the property
Community Planning Board Minutes
April 22, 2002
Page 3
line in 1978. He wanted to see the Carlston drawings to ensure their plans
meshed with his. The City was requiring vacation of the easements before
there could be development. There should be a wetland delineation.
Brooks inquired whether he had a preliminary layout of his property.
Scott Carlston showed his plans.
Foote inquired how lot 5 would be accessible.
Scott Carlston stated it would be accessible through Stonegate.
Franzen noted there was a wetland in the center of the property; there would
be lots on the east and west sides. A new delineation must be completed so
they have an understanding of how many lots can be there. Multiple locations
for street E would be acceptable. Lots 9, 10, 11, and 12 don't meet the 13,500
lot size requirement or the street width requirement. An unknown is whether
or not the city will allow any of the wetland to be filled.
Pam Olson of 9480 Stable Path asked about the road coming out onto 1 and
whether it would line up with Riley Lake Road, and the possibility of a signal.
Gray stated traffic volumes would determine whether or not there would be a
signal. Hennepin County may reconstruct Pioneer Trail and sight distances
would change significantly. This is a County Road.
Carlston stated his home and office phone was accessible to anyone and he
would be happy to talk to anyone at any time regarding the development.
Koenig inquired whether they would realign B to meet up with Riley Lake
Road.
Carlston stated yes.
Koenig asked whether staff was comfortable with the alignment.
Gray said he has not seen it yet.
Brooks noted this appears consistent with the Comprehensive Plan and
conditions on page 4 of the staff report have been met. The Board could elect
to see the final plan.
Foote inquired whether Warren Carlson would be bringing forth a plan in the
near future.
Community Planning Board Minutes
April 22, 2002
Page 4
ScottCarlston stated yes.
Foote stated they should meet and talk.
Scott Carlston stated he called Carlson as soon as he purchased the property
and attempted to purchase his property. There are a lot of issues to be resolved
with the Carlston property. He has four landowners waiting to move forward.
Franzen said the delineation would be complete within a week to ten days.
The delineation should be complete by the time Carlston goes to council.
Koenig asked him to review wetland mitigation.
Scott Carlston said he was creating a NURP pond. A current wetland will be
increased.
Sodt inquired whether a delay of 2 to 4 weeks would do material damage to
the project.
Scott Carlston stated yes. He has closings coming up.
Warren Carlson stated he has no intention to cause delays. He does not
understand what approval of the project means.
Stoelting stated they could approve the plan and street E could be moved.
Franzen stated that if the wetland takes three weeks it would go beyond the
closing date.
Foote asked if they could delay it to May 13'h and schedule it for the next
Council meeting in May. He likes the project but would like to clear up the
discrepancies.
Warren Carlson asked what effect the delineation would have on him or his
property. It was initially set up for a private drive. Staff suggested stubbing a
full street.
Franzen stated is does not matter where the street goes. There would be the
same amount of land area and the same number of lots no matter where the
street is. The plan does not meet any of the lot size requirements.
Seymour asked staff to summarize in addition to the comments in the staff
report what else has to happen to satisfy the City. The tree loss has been
addressed. There should be a statement regarding street E.
Community Planning Board Minutes
April 22, 2002
Page 5
Franzen said either option is acceptable for street location; everything in the
plan this evening is in a form, which the board could approve.
Dwight Jelle, Engineer, Westwood Professional Services, stated they are very
flexible on the street location. If he can get his wetland delineated they can
move the street. This is not unusual to any kind of site plan.
Paul Lagenfeld, 9655 Crestwood Terrace stated there were endangered species
nesting in the woods. He asked what would happen to the endangered species
and about the tree loss.
Carlston stated they were saving as many trees as possible. Some trees would
lost due to the construction of a NURP pond. He would sit down and show
him which trees would be saved.
Nelson stated a continuance; going to council on the 21st would be the most
logical approach.
Brooks concurred.
Foote stated it should be published for Council on the 21st. He would like to
see a complete set of plans.
Koenig asked whether they would need to send a notice to the neighbors
again.
MOTION by Seymour second by Foote to continue the item to the May 13,
2002 meeting and publish for the May 21 st meeting.
B. CITY CODE AMENDMENT FOR ADAPTIVE REUSE OF CITY
OWNED HISTORIC DESIGNATED PROPERTY
The public hearing was rescheduled for May 13, 2002.
C. SMITH-DOUGLAS-MOORE HOUSE ADAPTIVE REUSE by the City
of Eden Prairie. Planned Unit Development Concept Review on 1.7 acres,
Planned Unit Development District Review on 1.7 acres, and Zoning District
Amendment in the Rural Zoning District on 1.71 acres. Location: 8107 Eden
Prairie Road.
The public hearing was rescheduled for May 13, 2002.
V. MEMBERS' REPORTS
Community Planning Board Minutes
April 22, 2002
Page 6
VI. CONTINUING BUSINESS
VII. NEW BUSINESS
VIII. PLANNERS' REPORTS
X. ADJOURNMENT
MOTION by Nelson , second by Koenig to adjourn. Motion carried, 6-0.