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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. �y � MINUTES 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 b 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. 1 APC Minutes 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: 2 APC Minutes 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: 3 0 1 0 APC Minutes 17.77, October 25, 1983 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. 4 APC Minutes October 25, 1983 E 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. R 0 0 APC Minutes 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. 2 P APC Minutes r October 25, 1983 0 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 7 0 0 APC Minutes 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. 93 0 0 APC Minutes `` October 25, 1983 1 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. 9 0 0 APC Minutes 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 10 PHH 0 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. �y � MINUTES 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 b 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. 1 APC Minutes 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: 2 APC Minutes 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: 3 0 1 0 APC Minutes 17.77, October 25, 1983 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. 4 APC Minutes October 25, 1983 E 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. R 0 0 APC Minutes 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. 2 P APC Minutes r October 25, 1983 0 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 7 0 0 APC Minutes 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. 93 0 0 APC Minutes `` October 25, 1983 1 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. 9 0 0 APC Minutes 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 10 PHH