10/25/1983 - City Council Regular0 0
MINUTES OF THE ADVISORY PLANNING COMMISSION
EAGAN, MINNESOTA
OCTOBER 25, 1983
A regular meeting of the Eagan Advisory Planning Commission was held on
Tuesday, October 25, 1983 at 7:00 p.m. Those present were Chairman Hall,
Members Turnham, Krob, McCrea, Wold, Bohne and Wilkins. Absent was alternate
member Mulrooney. Also present was Assistant City Engineer Hefti, City
Planner Runkle and City Attorney Hauge.
AGENDA
Krob moved, Wilkins seconded the motion to approve the Agenda with the
understanding that the applications of James and Arvella Horne and Horne
Development Corporation for rezoning and preliminary plat approval; the appli-
cation of Dennis M. Dunn, for waiver of plat; and the application of Gabbert
Development Co. for preliminary plat approval of Westbury Addition, be con-
tinued until the next regular meeting in November, 1983. All voted yes.
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The minutes of the September 27, 1983 meeting were reviewed by the
Planning Commission. Wold moved, Wilkins seconded the motion to approve the
minutes as distributed. All voted in favor.
SPECIAL MEETING - NOVEMBER 10, 1983
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Wilkins moved, Turnham seconded the motion to schedule a special meeting
of the Advisory Planning Commission for November 10, 1983 at 7:00 p.m. at the
City Hall to discuss the tax exempt development plan being proposed for the
development of the race track facility in Eagan, and any other business that
may come. before the Planning Commission. All voted in favor.
DECEMBER 13, 1983 - REGULAR MATING
DECEMBER 15, 1983 - MEETING TO REVIEW PLANNED DEVELOPMENTS
After discussion, McCrea moved, Bohne seconded the motion to reschedule
the regular meeting of December 27, to December 13, 1983 at 7:00 p.m. at the
Eagan City Hall. All voted in favor except Wilkins who voted no.
A special meeting was, upon motion by McCrea, seconded Bohne, scheduled
for December 15, 1983 at the City Hall to review all planned developments
existing in the City. All voted yea except Doris Wilkins who voted against.
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October 25, 1983
PBEASANT KNOLL - PRELIMINARY PLAT
The continued public hearing for preliminary plat approval of Pheasant
Knoll brought by Will Stenzel Construction Co. covering approximately 18.78
acres containing 120 townhouse units on Outlot A, Thomas Lake Heights was
convened by Chairman Charles Hall. Dale Runkle, the City Planner, reviewed
his memorandum of October 18, 1983 outlining some of the questions that the
Planning Commission members had asked at the September Planning Commission
meeting when the application first was heard. Ed Dunn appeared on behalf of
the applicant and explained some.of the history of the project. It was noted
that the developer will reduce the development from 120 to 116 units and there
was extensive discussion concerning the number of units allowed under the
Planned Development. Mr. Dunn stated that it is his opinion that of the
maximum number of units allowed under the Planned Development, 200 lots had
been developed and 45 dwelling units represent the 15 acre Thomas Lake School
site and a balance of over 200 units were left to be developed. 70 dwelling
units would be allowed in one 14 acre tract and therefore it was his opinion
that 130 additional dwelling units are permitted under the Planned Development
Agreement.
A number of neighboring property owners appeared and objected to the
density and submitted a Petition objecting to the development on the basis of
potential erosion problems, destruction of natural resources, lake quality
issues, destruction of wildlife, depreciation of their property, inconsistency
with the zoning maps and traffic, parking and pollution problems that alleged-
ly would arise by the intensity of the development. There were also questions
about underlying zoning and one owner indicated that she was led to believe,
that the property was zoned Agricultural. Mr. Runkle indicated that the
allowable number of units under our zoning restrictions would be 103 and
staff's position was that a variance would be required to exceed 103 units.
Mr. Stenzel appeared at the meeting at this time and indicated that the units
would be about $80,000.00 for a 1,100 square feet unit at the low end.
The Planning Commission members indicated that they did not see any basis
for exceeding the 103 allowable units on the 8.6 acre developable parcel,
noting the Park Committee has requested 10.1 acres. Chairman Hall indicated
that one problem that the developer is facing is that after proposing this
development, that the Park Committee then determined that it desired 10.1
acres and that the developer could not comply with 120 proposed units. Neigh-
bors indicated that no neighborhood meeting had taken place with the developer
as was suggested at the last Planning Commission meeting. Mr. Dunn stated
that it was his opinion that the developer should be allowed 86% of the
density permitted on the parcel because about 14% of the total land in the
planned development had been dedicated for park and open space purposes.
Member Bohne recommended that when planned development density is reduced upon
approval of a specific plat, that the entire Planned Development density will
be reduced by the number of units reduced for that specific plat. McCrea then
moved, Wilkins seconded the motion to recommend denial of the application for
reasons including the following:
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October 25, 1983
1. That there does not appear to be any rational basis for exceeding
the 103 limit units that are permitted based upon the developable acreage of
8.6 acres with R-3 use.
2. The neighborhood meeting that the Planning Commission recommended
had not taken place in order to resolve some of the problems.
3. Additional clarification was needed in order to determine the
density that would be allowed on the parcel in light of the reduced densities
on other individual parcels within the entire development.
4. The reliance of the neighborhood upon the less dense use of the
property and for the reasons that were outlined in the Petition submitted by
the neighbors.
All members voted yes.
BALLANTRAE 1ST'ADDITION - WAIVER OF PLAT
The public hearing based upon the application of Douglas M. Stevens as
Trustee of the Nickolas W. Norder Trust for waiver of plat to shift the center
lot line on two existing duplex lots located on Lot 3, Block 1, Ballantrae 1st
Addition and Lot 4, Block 1, Ballantrae 1st Addition was convened by the
Chairman. Dale Runkle briefly explained the application and indicated that
the intent was to bisect the lots and sell the individual units. There were
no objections to the application. Mr. Stevens was present and he noted that
the undersized lots had acquired variances when the building permits for the
duplex were granted. Mr. Stevens indicated that there will be covenants
placed on the lots covering exterior maintenance. Krob moved, Turnham
seconded the motion to recommend approval of the application, subject to
compliance with all applicable ordinances. All voted yea.
EACAN HILLS PET HOSPITAL - CONDITIONAL USE PERMIT
The hearing regarding the application of Dr. Walter A. Bonnett for condi-
tional use permit for veterinarian clinic on Lot 3, Block 1, Knob Hill Office
Park, a Limited Business District was next heard: After introduction of the
application by Dale Runkle, Dr. Bonnett appeared. He suggested that limited
kenneling be allowed for emergency purposes only. Mr. Runkle indicated the
Planning Commission had recommended that each building plan be reviewed be-
cause of the concerns about architectural theme. Member Wold stated that the
first building set a standard for the development and it was very important
that the architectural quality be acceptable and desirable. There being no
objections to the application, Bohne moved, Wilkins seconded the motion to
recommend approval of the application, subject to the following conditions:
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1. That there be no long term boarding of animals in the facility.
2. That there be no outside use for kennels or runs with this facility.
All voted in favor.
Planning Commission members requested that the architectural standards
that have been set up for the Knob Hill Addition be distributed to Planning
Commission members.
OA[ CHASE SIXTH ADDITION - PRELIMINARY PLAT
The hearing regarding the Houston Construction, Inc. application for
preliminary plat approval of Oak Chase Sixth Addition was brought next before
the Council. The proposal is to plat 8.02 acres with 12 single family lots
located in Outlot A, Oak Chase Fifth Addition, zoned Estate. John Houston was
present and Dale Runkle presented the application briefly. There were no
objections to the application but some questions concerning drainage in the
area. After discussion, Wilkins moved, McCrea seconded the motion to recom-
mend approval, subject to, the following conditions.
1. The plat shall be subject to the Dakota County Plat Commission's
review and comment because the plat abuts County Road right-of-way.
2. All buildings shall conform to Section 11.20 of the Municipal Code
for setbacks for Estate Zoning.
3. All other applicable ordinances shall be complied with.
4. Grading shall be completed according to an approved grading plan and
the drainage issue with the Ostertag property shall be satisfactorily settled.
5. Utilities shall be inspected for conformance with City standards and
be accepted by the City prior to final plat approval.
6. Streets shall be constructed to City standards with a temporary
turn -around at the end of Oak Chase Way having a minimum radius of 40 feet.
7. Right-of-way and easements shall be dedicated as recommended by
staff.
8. Any costs or assessments associated with any improvements for this
addition shall be the sole responsibility of this developer.
9. This development shall accept its trunk, area water and storm sewer
assessment responsibility at the time of the final plat approval as determined
by the rates in effect at that time.
All voted yes.
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October 25, 1983
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KENSINGTON PLACE - PRELIMINARY PLAT
The public hearing regarding the application of Tomark Development Com-
pany for preliminary plat approval of Kensington Place consisting of 71 acres
with 400 carriage home units and 336 condominium apartment units for a total
of 736 dwelling units located on part of the East 1/2 of the NE 1/4 of Section
27 was convened by Chairman Hall. The area is zoned R-4 under the Lexington
South Planned Development and the Comprehensive Guide Plan designates the
westerly portion as R -I with the easterly portion R -III. The Comprehensive
Guide Plan, however, states that the existng zoning supercedes the Comprehen-
sive Guide Plan designation. Dale Runkle reviewed the application in detail
and noted one cul-de-sac was set up because of design consideration. The
active park land is proposed to be dedicated on the south and the first plat
will include 32 units with two 16 -unit buildings. James Hill, Mark Ravich,
Jim Currey and other. persons appeared on behalf of the applicant. There was
discussion concerning the southwest portion of the development adjacent to
single family homes, and Mr. Ravich noted the differential in grade. Mr. Hill
stated there would be no drainage from the development to the west and also
there would be a four foot berm with up to a 6 foot planting on top of the
berm to break the view from the single family homes. Mr. Ravich stated that
the one and two bedroom units are being planned primarily with no efficiencies
-with possibly some three-bedroom units in the future. The one -bedroom unit in
the first phase would be in the mid -$60,000.00 bracket, two-bedroom in
$70,000.00 to $80,000.00 price range.
A number of neighboring property owners were present and stated that they
understood that the property was zoned R-1 on the zoning map. They were
concerned about changing the types of uses and also had concerns about view of
the multiple units proposed on the parcel. The..proposed preliminary plat is
only for the first phase, but in addition, a detailed concept plan was sub-
mitted and the developer indicated that he would be bound by the concept plan
as presented or an application would be required to revise the concept plan.
The first phase would be designated as for -sale condominium units, and all
ordinance requirements will be met, according to Mr. Ravich. There were
questions concerning density approved in each development and the importance
of keeping track of the densities throughout planned developments as each
parcel is developed. The plan is for an eight to ten year development which
appears to fit into the 15 year development agreement. Two access points are
being.proposed off Lexington Avenue and one from County Road X130. After
extensive review, Rohne moved, Wold seconded the motion to recommend approval
of the application, subject to the following conditions:
1. All buildings and garages shall meet the setback requirements
established in Chapter 11 of the Eagan City Code.
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October 25, 1983
2. A homeowner's association shall be established and the governing
documents shall be submitted to the City for review prior to approval of the
final plat. A single homeowners association shall apply to all phases which
shall be transferred from the developer to the individual owners of the units
no later than the completion of Phase One.
3.. The plat shall be subject to the Dakota County Plat Commission's
review and comments because the plat abuts County roads.
4. A detailed landscape plan shall be prepared for this development
with a special emphasis in landscaping being done in the areas which abut the
single family lots and an adequate landscape bond shall be submitted and -not
released until one year after the landscaping has been completed. Berming and
plantings shall be provided as a minimum, according to the site lines in the
attachment to the application.
5. The plat shall be subject to the Park Commission's review and com-
ment, especially in regard to Outlot A of Kensington Place 1st Addition.
6. The plat will only allow construction of two 16 -unit buildings and
construction of the first portion of the private drive plus the amenities.
Prior to issuance of any other building permits, the replat of the outlots
shall be submitted.
7. The applicant is requesting that a model home and sales office be
the first building constructed with permit to be issued after preliminary plat
approval. If this model home is issued, there shall be no occupancy of the
unit until the final plat has been recorded and all utilities have been
installed, approved and accepted by the City.
8. If utilities are planned to be installed privately, plans and speci-
fications shall be prepared by a registered engineer and submitted to the
Engineering Department for approval.
9. The entire 100 foot right-of-way for Lexington Avenue shall be
dedicated with this plat, if possible, from County Road 30 to Wilderness Run
Road.
10. Easements shall be dedicated according to City staff recommenda-
tions.
11. All costs associated with any public improvements performed within
this development shall be the sole responsiblity of this development.
12. A detailed grading and erosion control plan shall be submitted for
approval.
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13. A 55 foot half right-of-way shall be dedicated for County Road 30
(Diffley Road).
14. The existing Lexington Avenue right-of-way south of County Road 30
along the western edge of this plat shall be vacated prior to the City releas-
ing the final plat for recording.
15. This development shall accept, at the time of final plat approval,
its responsibility for trunk area storm sewer assessments in accordance with
the rates in effect at that time.
16. All applicable City ordinances and regulations shall be complied
with.
17. A single architectural theme shall be carried through the develop-
ment in all phases.
18. The concept plan as presented in this preliminary plat application
shall be followed in all phases of the development.
' 19. The developer shall provide ponding according to specifications
+w provided by the City.
All voted yes.
FAWN RIDGE - PRELIMINARY PLAT
The public hearing concerning the application of Countryside Builders and
Jerry Lagro for preliminary plat approval of Fawn Ridge Addition, consisting
of approximately 64.46 acres with 99 small single family lots and 44 twin home
lots was presented to the Planning Commission. 197 dwelling units would be
proposed in part of the SW 1/4 of Section 25 and part of the NE 1/4 and SE 1/4
of Section 26.
Mr. Runkle discussed the application and indicated that the parcel is
zoned R-2 with a density of 3 to 6 dwelling units per acre under the Lexington
South Planned Development. He noted there had been a difference of opinion
between the applicant and the City staff in regard to the interpretation of
the size of lots and whether undersized lots would require a variance or not
under the Planned Development. It is the opinion of the staff that the City
has discretion whether to allow undersized lots in a subdivision within a
planned development. There was considerable discussion concerning downsizing
Of lots and it was noted the gross density would be 2.90 units per acre, net
density deducting road right-of-way and park land would be 3.7 dwelling units
per acre. The largest single family lot is 40,400 square feet and the
smallest is 9,415 square feet. Of the 99 single family lots, 17 meet or
exceed the R-1 size requirements and 33 exceed the lot area requirements. As
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October 25, 1983
to the 44 twin home lots, 15 meet all R-2 lot size requirements, and 34 exceed
the square footage requirement. A detailed grading plan was shown indicating
how the buildings will be located in the first phase. Several neighboring
property owners appeared primarily from Oak Pond Hills Addition and objected
to the extension through Oak Pond Hills from the east. They indicated the
existing street could not handle additional traffic and is breaking up; fur-
ther, that their lots are very large and the cost of rebuilding the street
would be excessive in relation to the lot sizes. They also objected to
potential future storm sewer assessments in their subdivision with the new
development.
Mr. Runkle indicated that the position of the City was to allow addi-
tional circulation and to preclude additional access points onto Cliff Road,
if possible. It was also noted that trunk area storm sewer may be assessed in
the Oak Pond Hills Addition. It was further noted that the park proposed in
the southeast corner of the parcel may not be accepted by the City and this
will be determined by the Park Commission. One neighbor recommended a small
park in the subdivision, however. Ralph Wagner appeared for the applicant as
did Mr. Lagro and others. Mr. Wagner indicated that the frontages on single
family lots are generally 70 feet with some as low as 65 feet but none less
than 65 feet. There were questions as to whether Cliff Road would be an
intermediate arterial and generally, it's recommended accesses be only at
quarter mile spacings. Member Wold was concerned about the small lot transi-
tion to very large lots in Oak Pond Hills Addition, and recommended that there
be more of a transition in lot sizes. Member Bohne objected to the smaller
lots in the subdivision, noting that the Oakwood Heights subdivision was
required to conform with minimum lot sizes in a subdivision entirely duplex,
where this is a mixed duplex and single family development. Chairman Hall
suggested that the Oak Pond Hills access be stubbed at the current time and
only be developed in the event it becomes necessary in the future. After
lengthy discussion, Hall moved, Bohne seconded the motion to recommend
approval of the application, subject to the following conditions:
1. The plat shall be reviewed by the Dakota County Plat Commission
because the plat abuts County Road right-of-way.
2. All ordinance requirements for lot coverage and setbacks shall be
adhered to.
3. A detailed grading, drainage and erosion control plan shall be
submitted and reviewed by staff prior to final plat approval.
4. A deviation from the standard lot size requirements shall be
approved in relationship to this specific plan for single family lots only.
5. Restricted access shall be required along Wilderness Run Road, Dodd
Road and Cliff Road with the exception of Lot 1 of the twin home lots along
Wilderness Run Road if adequate access cannot be provided to that lot.
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6. The plat shall be subject to the Park Commission's review in regard
to the parcel to be dedicated for parkland in accordance with the Lexington
South Planned Development Agreement.
7. All other City ordinances shall be adhered to.
8. If installed privately, plans and specifications for utilities shall
be prepared by a registered engineer and submitted to the Engineering Depart-
ment for approval.
9. This plat shall relocate the northerly road connection to Dodd Road
so that it aligns with the street platted or approved for the Overhill Farm
Addition.
10. Right-of-way and easements shall be dedicated according to staff
recommendations.
11. A detailed grading and erosion control plan shall be submitted for
approval.
12. This development` shall be responsible for its trunk area storm sewer
assessment prior to final plat approval at the rates in effect at that time.
13. All costs associated with future improvements shall be the sole
responsibility of this development.
14. The access through Oak Pond Hills shall be studied and the staff
will report to the Advisory Planning Commission for final recommendation.
15. A homeowners association shall be established for maintenance of the
twin homes.
16. No single family lots shall be less than 65 feet at the front
setback lines.
17. No duplex lots shall be less than 90 feet at the front setback line.
18. All duplex lots shall conform with new square footage requirements
under the Eagan ordinances.
19. All potential single family home buyers shall be presented a copy of
the proposed development if the single family lot is adjacent to a proposed
duplex unit.
20. If Cliff Road access is not installed directly from the subdivision
and the access to Oak Pond Hills is constructed, then the lots abutting Oak
Pond Hills shall conform more closely in size to those in the Oak Pond Hills
Addition.
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October 25, 1983
21. The development agreement shall provide for continuity in architec-
tural theme and design with the understanding that the developer will provide
for an enforcement mechanism in the covenants and restrictions for the subdi-
vision.
22. The Planning Commission shall review the Lexington South Planned
Development and provide an update of the development regarding density.
All members voted in favor.
Upon motion duly made and seconded, the meeting adjourned at 12:15 p.m.
All voted yes.
Am�y GUS
Secretary
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MINUTES OF THE ADVISORY PLANNING COMMISSION
EAGAN, MINNESOTA
OCTOBER 25, 1983
A regular meeting of the Eagan Advisory Planning Commission was held on
Tuesday, October 25, 1983 at 7:00 p.m. Those present were Chairman Hall,
Members Turnham, Krob, McCrea, Wold, Bohne and Wilkins. Absent was alternate
member Mulrooney. Also present was Assistant City Engineer Hefti, City
Planner Runkle and City Attorney Hauge.
AGENDA
Krob moved, Wilkins seconded the motion to approve the Agenda with the
understanding that the applications of James and Arvella Horne and Horne
Development Corporation for rezoning and preliminary plat approval; the appli-
cation of Dennis M. Dunn, for waiver of plat; and the application of Gabbert
Development Co. for preliminary plat approval of Westbury Addition, be con-
tinued until the next regular meeting in November, 1983. All voted yes.
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The minutes of the September 27, 1983 meeting were reviewed by the
Planning Commission. Wold moved, Wilkins seconded the motion to approve the
minutes as distributed. All voted in favor.
SPECIAL MEETING - NOVEMBER 10, 1983
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Wilkins moved, Turnham seconded the motion to schedule a special meeting
of the Advisory Planning Commission for November 10, 1983 at 7:00 p.m. at the
City Hall to discuss the tax exempt development plan being proposed for the
development of the race track facility in Eagan, and any other business that
may come. before the Planning Commission. All voted in favor.
DECEMBER 13, 1983 - REGULAR MATING
DECEMBER 15, 1983 - MEETING TO REVIEW PLANNED DEVELOPMENTS
After discussion, McCrea moved, Bohne seconded the motion to reschedule
the regular meeting of December 27, to December 13, 1983 at 7:00 p.m. at the
Eagan City Hall. All voted in favor except Wilkins who voted no.
A special meeting was, upon motion by McCrea, seconded Bohne, scheduled
for December 15, 1983 at the City Hall to review all planned developments
existing in the City. All voted yea except Doris Wilkins who voted against.
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October 25, 1983
PBEASANT KNOLL - PRELIMINARY PLAT
The continued public hearing for preliminary plat approval of Pheasant
Knoll brought by Will Stenzel Construction Co. covering approximately 18.78
acres containing 120 townhouse units on Outlot A, Thomas Lake Heights was
convened by Chairman Charles Hall. Dale Runkle, the City Planner, reviewed
his memorandum of October 18, 1983 outlining some of the questions that the
Planning Commission members had asked at the September Planning Commission
meeting when the application first was heard. Ed Dunn appeared on behalf of
the applicant and explained some.of the history of the project. It was noted
that the developer will reduce the development from 120 to 116 units and there
was extensive discussion concerning the number of units allowed under the
Planned Development. Mr. Dunn stated that it is his opinion that of the
maximum number of units allowed under the Planned Development, 200 lots had
been developed and 45 dwelling units represent the 15 acre Thomas Lake School
site and a balance of over 200 units were left to be developed. 70 dwelling
units would be allowed in one 14 acre tract and therefore it was his opinion
that 130 additional dwelling units are permitted under the Planned Development
Agreement.
A number of neighboring property owners appeared and objected to the
density and submitted a Petition objecting to the development on the basis of
potential erosion problems, destruction of natural resources, lake quality
issues, destruction of wildlife, depreciation of their property, inconsistency
with the zoning maps and traffic, parking and pollution problems that alleged-
ly would arise by the intensity of the development. There were also questions
about underlying zoning and one owner indicated that she was led to believe,
that the property was zoned Agricultural. Mr. Runkle indicated that the
allowable number of units under our zoning restrictions would be 103 and
staff's position was that a variance would be required to exceed 103 units.
Mr. Stenzel appeared at the meeting at this time and indicated that the units
would be about $80,000.00 for a 1,100 square feet unit at the low end.
The Planning Commission members indicated that they did not see any basis
for exceeding the 103 allowable units on the 8.6 acre developable parcel,
noting the Park Committee has requested 10.1 acres. Chairman Hall indicated
that one problem that the developer is facing is that after proposing this
development, that the Park Committee then determined that it desired 10.1
acres and that the developer could not comply with 120 proposed units. Neigh-
bors indicated that no neighborhood meeting had taken place with the developer
as was suggested at the last Planning Commission meeting. Mr. Dunn stated
that it was his opinion that the developer should be allowed 86% of the
density permitted on the parcel because about 14% of the total land in the
planned development had been dedicated for park and open space purposes.
Member Bohne recommended that when planned development density is reduced upon
approval of a specific plat, that the entire Planned Development density will
be reduced by the number of units reduced for that specific plat. McCrea then
moved, Wilkins seconded the motion to recommend denial of the application for
reasons including the following:
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October 25, 1983
1. That there does not appear to be any rational basis for exceeding
the 103 limit units that are permitted based upon the developable acreage of
8.6 acres with R-3 use.
2. The neighborhood meeting that the Planning Commission recommended
had not taken place in order to resolve some of the problems.
3. Additional clarification was needed in order to determine the
density that would be allowed on the parcel in light of the reduced densities
on other individual parcels within the entire development.
4. The reliance of the neighborhood upon the less dense use of the
property and for the reasons that were outlined in the Petition submitted by
the neighbors.
All members voted yes.
BALLANTRAE 1ST'ADDITION - WAIVER OF PLAT
The public hearing based upon the application of Douglas M. Stevens as
Trustee of the Nickolas W. Norder Trust for waiver of plat to shift the center
lot line on two existing duplex lots located on Lot 3, Block 1, Ballantrae 1st
Addition and Lot 4, Block 1, Ballantrae 1st Addition was convened by the
Chairman. Dale Runkle briefly explained the application and indicated that
the intent was to bisect the lots and sell the individual units. There were
no objections to the application. Mr. Stevens was present and he noted that
the undersized lots had acquired variances when the building permits for the
duplex were granted. Mr. Stevens indicated that there will be covenants
placed on the lots covering exterior maintenance. Krob moved, Turnham
seconded the motion to recommend approval of the application, subject to
compliance with all applicable ordinances. All voted yea.
EACAN HILLS PET HOSPITAL - CONDITIONAL USE PERMIT
The hearing regarding the application of Dr. Walter A. Bonnett for condi-
tional use permit for veterinarian clinic on Lot 3, Block 1, Knob Hill Office
Park, a Limited Business District was next heard: After introduction of the
application by Dale Runkle, Dr. Bonnett appeared. He suggested that limited
kenneling be allowed for emergency purposes only. Mr. Runkle indicated the
Planning Commission had recommended that each building plan be reviewed be-
cause of the concerns about architectural theme. Member Wold stated that the
first building set a standard for the development and it was very important
that the architectural quality be acceptable and desirable. There being no
objections to the application, Bohne moved, Wilkins seconded the motion to
recommend approval of the application, subject to the following conditions:
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1. That there be no long term boarding of animals in the facility.
2. That there be no outside use for kennels or runs with this facility.
All voted in favor.
Planning Commission members requested that the architectural standards
that have been set up for the Knob Hill Addition be distributed to Planning
Commission members.
OA[ CHASE SIXTH ADDITION - PRELIMINARY PLAT
The hearing regarding the Houston Construction, Inc. application for
preliminary plat approval of Oak Chase Sixth Addition was brought next before
the Council. The proposal is to plat 8.02 acres with 12 single family lots
located in Outlot A, Oak Chase Fifth Addition, zoned Estate. John Houston was
present and Dale Runkle presented the application briefly. There were no
objections to the application but some questions concerning drainage in the
area. After discussion, Wilkins moved, McCrea seconded the motion to recom-
mend approval, subject to, the following conditions.
1. The plat shall be subject to the Dakota County Plat Commission's
review and comment because the plat abuts County Road right-of-way.
2. All buildings shall conform to Section 11.20 of the Municipal Code
for setbacks for Estate Zoning.
3. All other applicable ordinances shall be complied with.
4. Grading shall be completed according to an approved grading plan and
the drainage issue with the Ostertag property shall be satisfactorily settled.
5. Utilities shall be inspected for conformance with City standards and
be accepted by the City prior to final plat approval.
6. Streets shall be constructed to City standards with a temporary
turn -around at the end of Oak Chase Way having a minimum radius of 40 feet.
7. Right-of-way and easements shall be dedicated as recommended by
staff.
8. Any costs or assessments associated with any improvements for this
addition shall be the sole responsibility of this developer.
9. This development shall accept its trunk, area water and storm sewer
assessment responsibility at the time of the final plat approval as determined
by the rates in effect at that time.
All voted yes.
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October 25, 1983
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KENSINGTON PLACE - PRELIMINARY PLAT
The public hearing regarding the application of Tomark Development Com-
pany for preliminary plat approval of Kensington Place consisting of 71 acres
with 400 carriage home units and 336 condominium apartment units for a total
of 736 dwelling units located on part of the East 1/2 of the NE 1/4 of Section
27 was convened by Chairman Hall. The area is zoned R-4 under the Lexington
South Planned Development and the Comprehensive Guide Plan designates the
westerly portion as R -I with the easterly portion R -III. The Comprehensive
Guide Plan, however, states that the existng zoning supercedes the Comprehen-
sive Guide Plan designation. Dale Runkle reviewed the application in detail
and noted one cul-de-sac was set up because of design consideration. The
active park land is proposed to be dedicated on the south and the first plat
will include 32 units with two 16 -unit buildings. James Hill, Mark Ravich,
Jim Currey and other. persons appeared on behalf of the applicant. There was
discussion concerning the southwest portion of the development adjacent to
single family homes, and Mr. Ravich noted the differential in grade. Mr. Hill
stated there would be no drainage from the development to the west and also
there would be a four foot berm with up to a 6 foot planting on top of the
berm to break the view from the single family homes. Mr. Ravich stated that
the one and two bedroom units are being planned primarily with no efficiencies
-with possibly some three-bedroom units in the future. The one -bedroom unit in
the first phase would be in the mid -$60,000.00 bracket, two-bedroom in
$70,000.00 to $80,000.00 price range.
A number of neighboring property owners were present and stated that they
understood that the property was zoned R-1 on the zoning map. They were
concerned about changing the types of uses and also had concerns about view of
the multiple units proposed on the parcel. The..proposed preliminary plat is
only for the first phase, but in addition, a detailed concept plan was sub-
mitted and the developer indicated that he would be bound by the concept plan
as presented or an application would be required to revise the concept plan.
The first phase would be designated as for -sale condominium units, and all
ordinance requirements will be met, according to Mr. Ravich. There were
questions concerning density approved in each development and the importance
of keeping track of the densities throughout planned developments as each
parcel is developed. The plan is for an eight to ten year development which
appears to fit into the 15 year development agreement. Two access points are
being.proposed off Lexington Avenue and one from County Road X130. After
extensive review, Rohne moved, Wold seconded the motion to recommend approval
of the application, subject to the following conditions:
1. All buildings and garages shall meet the setback requirements
established in Chapter 11 of the Eagan City Code.
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2. A homeowner's association shall be established and the governing
documents shall be submitted to the City for review prior to approval of the
final plat. A single homeowners association shall apply to all phases which
shall be transferred from the developer to the individual owners of the units
no later than the completion of Phase One.
3.. The plat shall be subject to the Dakota County Plat Commission's
review and comments because the plat abuts County roads.
4. A detailed landscape plan shall be prepared for this development
with a special emphasis in landscaping being done in the areas which abut the
single family lots and an adequate landscape bond shall be submitted and -not
released until one year after the landscaping has been completed. Berming and
plantings shall be provided as a minimum, according to the site lines in the
attachment to the application.
5. The plat shall be subject to the Park Commission's review and com-
ment, especially in regard to Outlot A of Kensington Place 1st Addition.
6. The plat will only allow construction of two 16 -unit buildings and
construction of the first portion of the private drive plus the amenities.
Prior to issuance of any other building permits, the replat of the outlots
shall be submitted.
7. The applicant is requesting that a model home and sales office be
the first building constructed with permit to be issued after preliminary plat
approval. If this model home is issued, there shall be no occupancy of the
unit until the final plat has been recorded and all utilities have been
installed, approved and accepted by the City.
8. If utilities are planned to be installed privately, plans and speci-
fications shall be prepared by a registered engineer and submitted to the
Engineering Department for approval.
9. The entire 100 foot right-of-way for Lexington Avenue shall be
dedicated with this plat, if possible, from County Road 30 to Wilderness Run
Road.
10. Easements shall be dedicated according to City staff recommenda-
tions.
11. All costs associated with any public improvements performed within
this development shall be the sole responsiblity of this development.
12. A detailed grading and erosion control plan shall be submitted for
approval.
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13. A 55 foot half right-of-way shall be dedicated for County Road 30
(Diffley Road).
14. The existing Lexington Avenue right-of-way south of County Road 30
along the western edge of this plat shall be vacated prior to the City releas-
ing the final plat for recording.
15. This development shall accept, at the time of final plat approval,
its responsibility for trunk area storm sewer assessments in accordance with
the rates in effect at that time.
16. All applicable City ordinances and regulations shall be complied
with.
17. A single architectural theme shall be carried through the develop-
ment in all phases.
18. The concept plan as presented in this preliminary plat application
shall be followed in all phases of the development.
' 19. The developer shall provide ponding according to specifications
+w provided by the City.
All voted yes.
FAWN RIDGE - PRELIMINARY PLAT
The public hearing concerning the application of Countryside Builders and
Jerry Lagro for preliminary plat approval of Fawn Ridge Addition, consisting
of approximately 64.46 acres with 99 small single family lots and 44 twin home
lots was presented to the Planning Commission. 197 dwelling units would be
proposed in part of the SW 1/4 of Section 25 and part of the NE 1/4 and SE 1/4
of Section 26.
Mr. Runkle discussed the application and indicated that the parcel is
zoned R-2 with a density of 3 to 6 dwelling units per acre under the Lexington
South Planned Development. He noted there had been a difference of opinion
between the applicant and the City staff in regard to the interpretation of
the size of lots and whether undersized lots would require a variance or not
under the Planned Development. It is the opinion of the staff that the City
has discretion whether to allow undersized lots in a subdivision within a
planned development. There was considerable discussion concerning downsizing
Of lots and it was noted the gross density would be 2.90 units per acre, net
density deducting road right-of-way and park land would be 3.7 dwelling units
per acre. The largest single family lot is 40,400 square feet and the
smallest is 9,415 square feet. Of the 99 single family lots, 17 meet or
exceed the R-1 size requirements and 33 exceed the lot area requirements. As
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to the 44 twin home lots, 15 meet all R-2 lot size requirements, and 34 exceed
the square footage requirement. A detailed grading plan was shown indicating
how the buildings will be located in the first phase. Several neighboring
property owners appeared primarily from Oak Pond Hills Addition and objected
to the extension through Oak Pond Hills from the east. They indicated the
existing street could not handle additional traffic and is breaking up; fur-
ther, that their lots are very large and the cost of rebuilding the street
would be excessive in relation to the lot sizes. They also objected to
potential future storm sewer assessments in their subdivision with the new
development.
Mr. Runkle indicated that the position of the City was to allow addi-
tional circulation and to preclude additional access points onto Cliff Road,
if possible. It was also noted that trunk area storm sewer may be assessed in
the Oak Pond Hills Addition. It was further noted that the park proposed in
the southeast corner of the parcel may not be accepted by the City and this
will be determined by the Park Commission. One neighbor recommended a small
park in the subdivision, however. Ralph Wagner appeared for the applicant as
did Mr. Lagro and others. Mr. Wagner indicated that the frontages on single
family lots are generally 70 feet with some as low as 65 feet but none less
than 65 feet. There were questions as to whether Cliff Road would be an
intermediate arterial and generally, it's recommended accesses be only at
quarter mile spacings. Member Wold was concerned about the small lot transi-
tion to very large lots in Oak Pond Hills Addition, and recommended that there
be more of a transition in lot sizes. Member Bohne objected to the smaller
lots in the subdivision, noting that the Oakwood Heights subdivision was
required to conform with minimum lot sizes in a subdivision entirely duplex,
where this is a mixed duplex and single family development. Chairman Hall
suggested that the Oak Pond Hills access be stubbed at the current time and
only be developed in the event it becomes necessary in the future. After
lengthy discussion, Hall moved, Bohne seconded the motion to recommend
approval of the application, subject to the following conditions:
1. The plat shall be reviewed by the Dakota County Plat Commission
because the plat abuts County Road right-of-way.
2. All ordinance requirements for lot coverage and setbacks shall be
adhered to.
3. A detailed grading, drainage and erosion control plan shall be
submitted and reviewed by staff prior to final plat approval.
4. A deviation from the standard lot size requirements shall be
approved in relationship to this specific plan for single family lots only.
5. Restricted access shall be required along Wilderness Run Road, Dodd
Road and Cliff Road with the exception of Lot 1 of the twin home lots along
Wilderness Run Road if adequate access cannot be provided to that lot.
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6. The plat shall be subject to the Park Commission's review in regard
to the parcel to be dedicated for parkland in accordance with the Lexington
South Planned Development Agreement.
7. All other City ordinances shall be adhered to.
8. If installed privately, plans and specifications for utilities shall
be prepared by a registered engineer and submitted to the Engineering Depart-
ment for approval.
9. This plat shall relocate the northerly road connection to Dodd Road
so that it aligns with the street platted or approved for the Overhill Farm
Addition.
10. Right-of-way and easements shall be dedicated according to staff
recommendations.
11. A detailed grading and erosion control plan shall be submitted for
approval.
12. This development` shall be responsible for its trunk area storm sewer
assessment prior to final plat approval at the rates in effect at that time.
13. All costs associated with future improvements shall be the sole
responsibility of this development.
14. The access through Oak Pond Hills shall be studied and the staff
will report to the Advisory Planning Commission for final recommendation.
15. A homeowners association shall be established for maintenance of the
twin homes.
16. No single family lots shall be less than 65 feet at the front
setback lines.
17. No duplex lots shall be less than 90 feet at the front setback line.
18. All duplex lots shall conform with new square footage requirements
under the Eagan ordinances.
19. All potential single family home buyers shall be presented a copy of
the proposed development if the single family lot is adjacent to a proposed
duplex unit.
20. If Cliff Road access is not installed directly from the subdivision
and the access to Oak Pond Hills is constructed, then the lots abutting Oak
Pond Hills shall conform more closely in size to those in the Oak Pond Hills
Addition.
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21. The development agreement shall provide for continuity in architec-
tural theme and design with the understanding that the developer will provide
for an enforcement mechanism in the covenants and restrictions for the subdi-
vision.
22. The Planning Commission shall review the Lexington South Planned
Development and provide an update of the development regarding density.
All members voted in favor.
Upon motion duly made and seconded, the meeting adjourned at 12:15 p.m.
All voted yes.
Am�y GUS
Secretary
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