Planning Commission - 06/13/2011 APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY,JUNE 13, 2011 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: Matt Fyten, John Kirk, Katie Lechelt, Jacob Lee,
Jerry Pitzrick, Kevin Schultz, Jon Stoltz, Travis
Wuttke
STAFF MEMBERS: Michael Franzen, City Planner
Rod Rue, City Engineer
Stu Fox, Manager of Parks and Natural Resources
Julie Krull, Recording Secretary
I. PLEDGE OF ALLEGIANCE—ROLL CALL
Chair Stoltz called the meeting to order at 7:00 p.m. Pitzrick and Wuttke were absent.
II. APPROVAL OF AGENDA
MOTION by Schultz, seconded by Lee, to approve the agenda. Motion carried 6-0.
III. MINUTES
A. PLANNING COMMISSION MEETING HELD ON MAY 23, 2011
MOTION by Kirk, seconded by Fyten, to approve the minutes. Motion carried
4-0. Lechelt and Schultz abstained.
IV. INFORMATIONAL MEETINGS
V. PUBLIC MEETINGS
VI. PUBLIC HEARINGS
A. METROPOLITAN FORD 2011 by Thomas Grossman Family L.P.
Location: 12475 Plaza Drive
Request for:
• Planned Unit Development Concept Review on 16.2 acres
• Planned Unit Development District Review on 16.2 acres
• Zoning District Amendment within the Commercial Regional Service Zoning
District on 16.2 acres
• Site Plan Review on 16.2 acres
• Preliminary Plat on 16.2 acres
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June 13, 2011
Page 2
Stoltz stated the project proponent has requested a continuance of the project to
the June 27, 2011 meeting.
Franzen stated there was a letter in the packet from Steven Irwin, Project
Manager, stating they need more time for the project.
MOTION by Lechelt, seconded by Kirk, to recommend a continuance to the June
27, 2011 meeting. Motion carried 6-0.
B. GRAND HAVEN AT MARSH COVE by Marsh Cove, LLC.
Location: 17850 Duck Lake Trail
Request for:
• Guide Plan Change from Church to Low Density Residential on 6.41 acres,
and from Church to Park/Open Space on 5.21
• Planned Unit Development Concept Review on 11.62 acres
• Planned Unit Development District Review on 11.62 acres
• Zoning District Change from Public to R1-13.5 on 6.41 acres
• Preliminary Plat of 11.62 acres into 16 lots and 1 outlot
Jeff Schoenwetter, 5250 West 74h Street, Suite 8, Edina, MN, gave the history of
the project. He stated this project is north of Duck Lake Trail and south of
Edenbrook. Mr. Schoenwetter pointed out the 3 acre park on the property is
important to development and will be preserved. In looking at geometry of how
each home is set up it is unique. He pointed out they wanted to come up with
something that would create a difference and that is how the 11 acres are to be
developed. Their goal is to create more of a green neighborhood. They are also
giving 27% of the land for park dedication. Mr. Schoenwetter pointed out the
homes that would ultimately be built would be a little bit smaller than what is
stated in the plan. By setting up homes at a slight angle and a curved road, it will
create view corridors. Another idea they are looking at is community lighting;
which can be done by putting up 300 watts on the garage on solar cell and having
them all come on in the evening at the same time. They are also creating a
pathway or trail on the property, and planting more pine trees and significantly
more shade trees, which will improve air quality. In regards to water, they are
building a pond and will also have city water in these homes.
Rick Harrison also spoke on behalf of the project. He stated the reason for the
PUD is to create something special for people living in the neighborhood. Many
of the lots are very deep. Because they want to create these different shapes of
the lots, they have to be free of grid. The lots are not the typical rectangular
shapes. This cannot be done with a standard PUD. When looking at side yards,
none of these homes are parallel. He utilized the overhead projector to show
visualization of the property. In looking down the street, it is a very open area
and ultimately leads to the park. He showed the different views from homes in
the area and the park. The intent with this plan is to be creative and efficient and
stated it cannot be done without a PUD, and it is needed to put these mechanisms
in place.
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June 13, 2011
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Stoltz asked Franzen to review the staff report. Franzen said the commission has
two decisions, what should the property be used for, a church or single family
homes; and what plan should be approved, a conforming plan or a plan with
waivers. Franzen talked about the reasons the City used for granting waivers in
the past and the impact of granting the waivers on the adjoining properties. When
homes are setback farther in the lot it reduces the back yard area to the homes in
the subdivision to the east and west of the site.
Franzen indicated the options in the staff report for approval as submitted and a
continuance with direction to revise the plans to meet code. He pointed out low
density is fine,but the best fit for a neighborhood is to have a conforming project.
Kirk asked what changes Franzen would look at to make it conforming. Franzen
said they would go straight by the ordinance for setbacks.
Lechelt asked if this project would create a stronger tax base for the City.
Franzen any development of land will have an impact on the tax base,but because
the project is small it would not be that much of a difference. Lechelt asked if
there were any other conforming projects coming forward. Franzen stated the
Rogers Development is a conforming project and is in,but not on the schedule.
Mr. Schoenwetter commented they feel the design of the project would better the
neighborhood. Mr. Harrison asked if they should limit the views and have a big
piece of concrete at the end of the development or make it a more appealing
neighborhood. He stated it's all about character.
Fyten asked Franzen if this PUD request was excessive to what has been granted
in the past. Franzen stated proportionately to the size of the property and number
of units, the plan has a lot of waivers.
Lechelt asked the project proponent if there had been any interest in the property.
Mr. Schoenwetter stated several people have expressed interest and would like to
reserve a spot and two are actually from the existing neighborhood. Lechelt
stated this is a good project and likes the new ideas to this project.
Schultz asked Franzen if he had any dialog with the City in regards to storm water
run-off and infiltration. Franzen stated that the plans conceptually meet the
requirements, the conditions in this staff report are related to construction
drawings requiring an approval before a permit is issued. Schultz stated he feels
there is a lot the project proponent could conform to in regards to City standards
and would be more inclined for a continuance.
Kirk asked if there was a neighborhood meeting and if so, was there any
feedback. Franzen said the neighborhood meeting was held several months ago
and the reaction was mixed.
Schultz said he has a concern with how far the houses are sitting back and how it
affects the surrounding neighbors.
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Lee asked if they conform to the backyard setbacks. Schoenwetter commented
they do comply with the backyard setback.
Lechelt asked if there were any traffic concerns with this new development. Rue
said there were no traffic concerns.
Stoltz opened the meeting up for public input.
Barbara Chacko, of 6722 Boyd Avenue, which is east of the project, stated the
developer did a nice job with the presentation at the public meeting and the only
concern she has with it, is with the views and setbacks,but feels it is a much
better idea than if there was a church in the area. She said she is also happy with
the wetland setback and pointed out the design is lovely,but she is also concerned
with the current views she has. Stoltz asked if she was in favor of the project.
Mrs. Chasko said it was a lovely plan.
Mr. Chacko, of 6722 Boyd Avenue, said his concern is a general one. He asked,
with this big development, 3 years down the road, are we going to lose more
natural area to this land. He stated he wants to make sure it stays the way it is.
Stoltz asked City Staff if they had a comment. Rue said there is a pond and buffer
designed in the area. Mr. Schoenwetter pointed out again that this site is
dedicating 3 acres to the City.
Brian Christofis, of the design team, said there is a 40 foot buffer they will
maintained and in regards to the rear yard setbacks, their intent is to preserve
almost all of the boundary trees.
Lechelt asked if the pond that would be created is a nurp or infiltration pond. Rue
said it would be a nurp pond. Lechelt asked about storm water and what is put in
place for this. Rue said they have met the standards for this but would work
closer with the project proponent as the project develops.
Stoltz asked Fyten what his thought were in regards to this project. Fyten said
even though there are a lot of waivers, they do not seem too high and because of
that, doesn't have a huge concern with it and feels it is a nice plan.
Stoltz asked Franzen how long they have been talking with the project proponent.
Franzen stated they have been talking with them for months. Stoltz asked if the
City had more time could this become more of a conforming project. Franzen
stated even if there was more time it would not change Staff's position or the
project proponent's position.
Lisa Rebeck, of 17724 Duck Lake Trail, said she is concerned with the stress of
traffic coming into the area with all of the development and said she is not in
favor of this project.
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Barbara Chacko asked a clarifying question; is this going to be open public space
or private park space. She stated the hill has been used for sledding in the
neighborhood and even though developers stated that access would be open, she
is concerned about the park area. Franzen stated the park area would be City
owned.
John Goergen, of 6805 Lorena Lane, said he is in favor of having this residential
unit in the neighborhood. In regards to the pond, he said when he moved in 23
years ago, there was a much bigger pond in the area. If it is maintained, it would
be nice. Stoltz asked if he was in favor of the project. Mr. Goergen said he was
in favor of the project.
Carli Richards, of 6758 Boyd Avenue, which is southwest of the property stated
with this development they will have a house behind them. She stated she would
feel more comfortable if this project was more conforming. She also said she
does not understand placements of homes and does not want to see a home go up
behind her home.
Stoltz asked Franzen to talk about property values. Franzen stated property
values are not a code requirement. When developing properties developers will
build to what the market dictates. Stoltz asked the project proponent what the
average price of homes in the area would be. Mr. Schoenwetter said Franzen is
correct, market value does dictate price. Currently they would be around
$400,000 - $800,000 price range.
Mr. Schoenwetter thanked everyone for coming out tonight and all the help City
Staff has given him.
Lechelt asked the project proponent about the homes behind homes in the Boyd
area; are they back to back with new homes. Mr. Harrison utilized the overhead
projector to show the backyard development.
Stoltz asked Kirk what his thoughts were in regards to this project. Kirk said he
supports single family homes and although the waivers are there, they do not
seem to be a problem and he is in favor of the project.
Schultz stated he has no problem with usage of development. His main concern
was how this development would integrate with the neighborhoods around them.
He stated since there was not that much opposition tonight,he would rescind his
continuation.
Lisa Rebeck is concerned with their house being built in the 1980's and then these
brand new homes are going up.
Lisa Johnson, of 6806 Boyd Avenue, wanted to comment she is concerned about
the setbacks and how they will affect the views of the last four homes on Boyd
Avenue.
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June 13, 2011
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MOTION by Kirk, seconded by Schultz, to close the public hearing. Motion
carried 6-0.
MOTION by Kirk, seconded by Fyten, to recommend approval of the Guide Plan
Change from Church to Low Density Residential on 6.41 acres, and from Church
to Park/Open Space on 5.21, Planned Unit Development Concept Review on
11.62 acres, Planned Unit Development District Review with waivers on 11.62
acres, Zoning District Change from Public to R1-13.5 on 6.41 acres, and
Preliminary Plat of 11.62 acres based on plans stamped dated June 9, 2011 and
the staff report dated June 10, 2011. Motion carried 6-0.
There was a five minute break in the meeting. Commissioner Schultz left at this
time.
C. VARIANCE#2011-03 by Randy's Bobby & Steve's Autoworld.
Location: 8100 Flying Cloud Drive
Request for:
• Front yard setback from 20 feet to 8 feet for a free standing pylon sign
Steven Williams, owner of Bobby & Steve's, said they are surprised where the
pylon has been placed. They have been working with the City and would like to
move the sign out. They would like it moved out so people will notice the
structure is a gas station.
Jim Hoeft, from Hoeft Sign, utilized the overhead projector to show what is there
and what is proposed. From this spot, there is great visibility.
Stoltz asked Franzen to review the staff report. Franzen stated the project meets
the practical difficulties test for the 10 foot setback.
Kirk said he is in favor of this request.
Lechelt asked if it is a steel pole hanging up the sign. Mr. Williams stated it was a
steel pole,but pointed out when they move it, it will be designed differently.
Lechelt said she would like this proposal approved with the stipulation of a brick
column surrounding it versus a pole.
Mr. Hoeft said they have to comply with BP and they have to keep the pole,but
they will paint it pearl white. Mr. Williams said they will put a waterfall right by
the pole, which will distract it somewhat.
Lee asked Mr. Williams if coming from the south would impede the Town Center
sign. Mr. Williams said the signs should compliment each other. Lee asked
Franzen if he felt that way too. Franzen said he did not feel it would compete
with the Town Center sign.
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June 13, 2011
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Lee asked if they considered putting the sign on the building. Mr. Williams said
they could not put the price on the sign if it was on the building. Franzen said
they have been approved to have a sign there.
Stoltz opened the meeting for public input. There was no input.
Lechelt asked if the moving of the sign is because of the waterfall and also asked
who was designing the waterfall. Franzen said the moving of the sign is not due
to the waterfall. They are putting up the waterfall in addition to the sign. Mr.
Williams stated a landscaping company will be constructing the waterfall.
MOTION by Fyten, seconded by Lee, to close the public hearing. Motion
carried 5-0.
MOTION by Fyten, seconded by Kirk, to recommend approval of Final Order
2011-03 based on plans stamped dated June 1, 2011 and the staff report dated
June 10, 2011. Motion carried 5-0.
VII. PLANNERS' REPORT
Franzen stated there will be three public hearings at the next Planning Commission
Meeting on June 27, 2011.
VIII. MEMBERS' REPORT
IX. CONTINUING BUSINESS
X. NEW BUSINESS
XI. ADJOURNMENT
MOTION by Lee, seconded by Kirk, to adjourn the meeting. Motion carried
6-0.
There being no further business, the meeting was adjourned at 9:20 p.m.