11/03/1983 - Advisory Parks & Recreation CommissionEAGAN CITY HALL
7:00 P.M.
NOVEMBER 3, 1983
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
2. APPROVAL OF AGENDA AND MINUTES OF SPECIAL MEETING OCTOBER 15, 1983
ACCEPTANCE OF MINUTES OF OCTOBER 6, 1983
3. DEVELOPMENT PROPOSALS
(A) Fawn Ridge; Country Side Builders
(B) Kingsington Place; Tomark Development
4. OLD BUSINESS
(A) System Plan Study /Executive Summary and Update
5. NEW BUSINESS
6. OTHER BUSINESS /REPORTS
7. ADJOURNMENT
AGENDA
ADVISORY PARKS E RECREATION COMMISSION
EAGAN, MINNESOTA
(A) Silver Bell Road (From October 6 agenda)
(B) Meadowlands /Eagan Hills West
(C) Trees Access to predevelopment areas.
(A) Winter Skating Rinks
(B) Select Sub Committee Meeting Dates
1. Park Finance Thurston
2. Naming of Parks Carroll
3. Kehne House Martin
(C) Training Session November 21, 1983
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
October 31, 1983
RE: COMMISSION MEETING OF NOVEMBER 3, 1983
After the call to order, and approval of agenda, the minutes of the October
15th special meeting are in order for approval. The minutes of October 6th,
although a quorum was not present, could be accepted.
There are two development proposals to be reviewed, both of which are in
the Lexington South Planned Unit Development. Separate memos along with the
planners report are included for your review.
Under Old Business, the Director of Parks and Recreation will update the
Commission on its status. The City Council is seeking to meet with the Advisory
Commission one more time for the purpose of reviewing the funding and implemen-
tation section. The City Administrator has notified me of the Council's re-
quest and is attempting to establish a date for the meeting. Consequently,
the public hearing, which is a formality before the plan is adopted, has been
postponed from the previously scheduled November 1st Council meeting. A date
for the joint meeting, and a rescheduled public hearing, should be known by the
time the Commission meets on Thursday. The director will be asking the City
Administrator for an agenda for the meeting.
At this time, the plan is ready for printing. All changes have been made and
reviewed once again for any other errors. All graphics have been done for
some time, and are now out for reproduction. Price quote for printing have
been received and the printer selected.
Work on the final two segments are ready to begin "Maintenance and Updating"
which are "Add on" sections. At the November 3 meeting, the director would
like to review with the Commission, the "timing" of the update section. Direction
to the consultant will be necessary.
Also to be reviewed is the "excutive summary." Members will recall that staff
was requested to prepare a draft summary at the September meeting. Member Kubik
has reviewed that draft for corrections, additions, etc. It would be appropriate
for the Commission to review it for acceptance and inclusion as an insert into
the plan.
New Business: Deferred from the October 6th agenda is the request from Mr.
Stalland for the Commission to petition the City for the extension of Silver
Bell Road into Blackhawk Park. (See October 6th agenda packet for memo)
The second item under new business is consideration of Meadowland /Eagan Hills
West Park, for preliminary concept plan work (See memo) three concept plans
for the park may be appropriate at this time because of the significance of
a neighborhood park in this area.
Other Business /Reports: A report on this winter skating program is included.
The director would like some discussion concerning Highview Park, hoping for
some consensus on direction from the commission.
Also on the agenda is the opportunity to set meeting dates for three sub-
committee with issues before them. The chairperson of the groups can take
the time to establish dates during November.
Page 2
The director has been able to secure the service of Mr. Jay Beckwirth,
nationally recognized designer /consultant of creative playgrounds, to make
a presentation on November 21st. (Mr. Beckwirth is from Texas and will be in the
State for another presentation. Consequently, November 21st is the only time
I could get him)
Invitations to members of the Apple Valley, Rosemount and Mendota Heights
Advisory Commissions have been sent. The presentation, followed by a question
and answer period will be at the Eagan Library at 7:00 P.M. The informative
session should last approximately 14 hours.
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: FAWN RIDGE PROPOSED PLAT
November 1983
A proposed preliminary plat has been received from Country Side Builders
for Fawn Ridge, which is located in park service section 26. The location
of the proposed plat is with Cliff Road on the south, Dodd Road on the
east, Wilderness Run Road to the north, and Oak Pond Hills to the west.
The proposed development consists of single family and twin homes on approxi-
mately 56 acres. The development is part of the Lexington South Planned
Unit Development.
Background: As part of the Lexington South Planned Unit Development, this
parcel contains a small outlot of approximately 2.4 acres designated for
parks dedication. The park site is at the intersection of Cliff and Dodd
Roads. The parcel is a relatively low land area, and with seasonal rains
will contain standing water. This "dry pond" is not shown as being part
of the City wide storm water retention program and therefore, could be
graded to allow for drainage and used for park purposes.
Potential Park /City Use: The use of this parcel for public park purposes
is somewhat complicated because of the nearby traffic generated by Cliff
and Dodd Roads. The size of the parcel, along with the roads will act as
severe design constraints for traditional park development. Therefore, this
area might be considered for "non- traditional" park usages; such as a BMX
bike track, beautification /scenic park, tree nursery, etc.
Department staff is aware that the fire department is looking for a build
ing site between County Road 30 and Cliff Road for a future fire station.
This particular site might be considered for use for such a purpose, if the
Commission feels the need for park amenities has been met adequately in
the park service section. Staff will be forwarding a memo to Fire Chief
Childers for his review.
Commission Action: The Advisory Commission should review this plat and
provide its comments and recommendations. Members are also asked to give
their suggestion for use of the proposed park parcel.
CITY OF EAGAN
SUBJECT: PRELIMINARY PLAT FAWN RIDGE
APPLICANT: COUNTRYSIDE BUILDERS, INC., JERRY LAGRO
LOCATION: PART OF THE SW4 OF SECTION 25 AND PART OF THE
NE4 OF THE SE4 OF SECTION 26
EXISTING ZONING: R -2 (RESIDENTIAL DOUBLE) UNDER THE LEXINGTON
SOUTH PLANNED DEVELOPMENT
DATE OF PUBLIC HEARING: OCTOBER 25, 1983
DATE OF REPORT: OCTOBER 20, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: An application has been submitted requesting
preliminary plat approval, Fawn Ridge Addition, which consists of ap-
proximately 64.46 acres and would contain 99 small single family lots
and 44 twin home lots (88 dwelling units) for a total of 197 dwelling
units located in part of the SW4 of Section 25 and part of the NE4 of
the SE4 of Section 26.
ZONING AND LAND USE: Presently, the parcel is zoned R -2 (Mixed Resi-
dential) with a density of 3 -6 dwelling units per acre under the Lex-
ington South Planned Development agreement. This agreement was enter-
ed into by the owner of the property and the City in 1977. The Eagan
Land Use Guide designates this parcel as R -I (Singe Residential Dis-
trict) with a density of 0 -3 dwelling units per acre. Since there is
a planned development agreement governing the land, the planned devel-
opment agreement for Lexington South Planned Development would super-
sede the density allowed in the Comprehensive Guide Plan.
COMMENTS: Before getting into the detailed analysis of the staff re-
port, staff would like to discuss some general philosophy as to the
interpretation and the contents of the Lexington South Planned Devel-
opment agreement. In the staff meetings which have transpired in the
past, there has been a difference of opinion from representatives of
Lexington South and the City staff in regard to interpretation of the
planned development agreement. The representatives of Lexington South
are interpreting the planned development,which has an allowable densi-
ty for this particular parcel as Mixed Residential with a density of
3 -6 dwelling units per acre, that the owner of the property is allow-
ed to plat and develop within that density no matter what type of
dwelling unit the applicant is proposing and that there should be very
little discretion from the City in regard to their proposed develop-
ment plan.
On the other hand, staff has viewed the planned development agreement
and is interpreting that the applicant or developer has the right to
plat or develop in types of dwelling units in accordance with the lot
size standards in the zoning ordinance and that the City does have the
right or discretion to approve or deny lot sizes which deviate from
CITY OF EAGAN
PRELIMINARY PLAT FAWN RIDGE
OCTOBER 25, 1983
PAGE TWO
the zoning ordinance standards. With these two interpretations of the
planned development agreement, staff has requested that the City Attor-
ney render an opinion as to what parameters the City has in reviewing
site plans and preliminary plats which deviate from normal lot size re-
quirements. Therefore, this opinion from the City Attorney should es-
tablish the parameters of which the Planning Commission should consi-
der when reviewing this particular plat and all other plats which are
being developed within any of the planned developments within the City
of Eagan.
The second item staff would like to provide is some additional infor-
mation as to the platting of smaller lots or lots which deviate from
the strict ordinance requirement for single family homes. In the past
two years, approximately 9 subdivisions have been platted in the City
which deviate from the strict R -1 zoning lot size requirements for
single family plats. In these nine subdivisions, there consists of
approximately 544 single family lots of which approximately 205 lots
have been built leaving an inventory of 339 lots for homes to be con-
structed on. Since the original platting, many of these subdivisions
have just had utilities installed in these developments and these de-
velopments are just starting up construction. The major subdivision
is North.view Meadows also located in the Lexington South Planned De-
velopment which consists of 156 smaller single family lots that is
beginning construction; this inventory will be reduced rapidly because
homes are being started in these developments every day. In review-
ing this inventory, it appears that there may be approximately a year
to a year and half before these 544 platted lots have been developed
as development is occurring today. Therefore, staff would like to pass
on this information regarding the platting of the smaller single lots
for your review prior to consideration of the Fawn Ridge preliminary
plat.
PLAT REVIEW
As stated earlier in this report, the total acreage of the plat is
64.46 acres and would contain 99 single family lots, 44 twin home lots
(88 dwelling units). The gross density for this proposed development
would be 2.90 units per acre; the net density deducting road right -of-
way and parkland would be 3.7 dwelling units per net acre.
In reviewing the lots for this particular development, the smallest
single family lot is 9,415 square feet; the largest lot is 40,440
square feet; the average lot size is 13,684. Of the 99 single family
lots platted, there are 17 which either meet or exceed the R -1 lot
size requirements and there are 33 which exceed the lot area require-
ments.
In regard to the twin home lots, the smallest lot size is 12,500 square
feet; the largest lot size is 38,800 square feet and the average lot
size is 18,568 square feet. Of the twin home lots, there are 15 of
CITY OF EAGAN
PRELIMINARY PLAT FAWN RIDGE
OCTOBER 25, 1983
PAGE THREE
the 44 lots which meet all R -2 lot size requirements and 34 of these
44 lots exceed the square footage requirements.
The circulation for this proposed development will be an internal cur-
vilineal street pattern. There will be two accesses off of Wilderness
Run Road and two accesses off of Dodd Road and no direct access off of
Cliff Road. The applicant is proposing to connect the street which
runs through Oak Pond Hills and provide that connection for the proper-
ty to the west. The proposed development is showing one cul -de -sac in
the northwestern portion of the plat. Due to topography and soils, the
cul -de -sac is the only way to gain access to this portion of the plat.
There is also one lot where the applicant has proposed direct access on-
to Wilderness Run Road. The applicant is looking at the feasibility of
tying this access to the cul -de -sac vs. directly to Wilderness Run Road
and will be able to address this issue at the Advisory Planning Commis-
sion meeting.
Lots 1 -11 platted around the proposed cul -de -sac are proposed for twin
home lots. The other area of the twin home lots in this plat is south
of the stubbed street tying into Oak Pond Hills and going southeasterly
abutting Cliff Road going over to Dodd Road. There will be an exhibit
in the packet marking which units are single family and which are the
twin home lots.
The first phase preliminary plat will consist of 22 single family lots
in the northwestern portion of the overall plan. The plat is proposed
to have access from the most westerly access point of Wilderness Run
Road. The 22 single family lots proposed to be platted at this time
have the grading plan required by the Planning Commission showing the
type of unit and its location on the lot. All of the homes presently
meet the setback requirements for side lot lines and front setbacks
showing that homes can be constructed meeting ordinance requirements.
If approved, the preliminary plat should be subject to the following
conditions:
1) The plat should 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 ap-
proved in relationship to this specific plan.
5) Restricted access shall be required along Wilderness Run Road,
Dodd Road and Cliff Road with the possible exception of Lot 1
of the twin home lots along Wilderness Run Road if adequate ac-
cess cannot be provided to that lot.
CITY OF EAGAN
PRELIMINARY PLAT FAWN RIDGE
OCTOBER 25, 1983
PAGE FOUR
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.
ENGINEERING RECOMMENDATIONS
8) If installed privately, plans and specifications for utilities
shall be prepared by a registered engineer and submitted
to the Engineering Department for approval.
9) This plat shall relocate the road connections to Wilderness
Run Road and Dodd Road so that they align with those as
platted or approved for the Oakwood Heights 2nd and 3rd
and the Overhill Farm Additions.
10) Right -of -way and easements shall be dedicated as per 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.
RMH /j ach
PAUL H. HAUGE
BRADLEY SMITH
KEVIN W. EIDE
DAVID G. KELLER
Mr. Dale Runkle
City of Eagan
3795 Pilot Knob Road
Eagan, MN 55122
HAUGE, SMITH. EIDE KELLER, P. A.
ATTORNEYS AT LAW
CEDARVALE PROFESSIONAL BUILDINGS
9908 SIBLEY MEMORIAL HIGHWAY
EAGAN, MINNESOTA 55122
October 20, 1983
Re: Lexington South PUD Westbury Addition and Fawn Ridge
Dear Dale:
AREA CODE 612
TELEPHONE 454.4224
You recently asked for our comments in response to suggestions made by the
developer of Lexington South PD relative to Westbury Addition and Fawn Ridge.
You indicated that the representative had suggested to you that if the proposed
plats stay within the density requirements of the proposed land use designations
under the PUD that they have some right or privilege to obtain plat approval of
a plat with lots that do not conform with all subdivision or zoning requirements.
It is our understanding that the question in this case was whether or not the
developer could automatically have lots which do not conform with minimum lot
size and width requirements.
We are not aware of any specific ordinance or statutory provisions to support
the developer's position.
Unfortunately, when a large PUD is put together, the City does not have the
advantage, nor does the developer, of knowing exactly how that entire parcel
of land will be developed. Therefore, a land use plan is a part of the planned
development agreement providing for an indication of the development proposed
in a blob_. form. Obviously this leaves some flexibility as to how a particular
parcel (blob) can be developed. There would normally be more than one way in
which the developer could develop the land and in turn more than one way which
would be acceptable to the City. The question is if the developer's proposal
is not one which is acceptable to the City, does the City have the power to deny
a particular plat because it is not in strict conformance with the subdivision
or zoning requirements. It would seem that the planned development agreement has
by necessity or inadvertently failed to tie the developer or the City to a
particular plan for a portion of the overall planned development. Thus, it would
seem that the Council has discretion to approve or deny the proposed plat as
long as the decision is based on a reasonable basis such as standards provided
within the zoning and subdivision provisions that are not specifically circumvented
by the planned development agreement.
skk
Very ruly yours,
David G. Keller
City Attorney City of Eagan
MEMO TO:
FROM:
DATE:
SUBJECT:
The Engineering Division of the Department of Public Works has
the following comments for consideration by the Advisory Planning
Commission and the City Council regarding this proposed development.
DRAINAGE /TOPOGRAPHY
This proposed development is located in SW; of Section 25, west
of Dodd Road and south of Wilderness Run Road. The existing
topography consists of hilly grasslands with several depressions.
This parcel lies within drainage district L and is noted on
the Cicy's master drainage plan shown on Figure 1. Subsequently,
the drainage is generally to the west into Pond LP -33. A positive
gravity outfall is being provided by Pond LP -33 under contract
83 -17, Project 383. This outfall will be directed into Pond
Li? -31 which presently has no outlet. With eachsubsequent..phasing
of this proposed development, Pond LP -61 should be monitored
to determine the proper time for installation of its positive
outlet.
The proposed grading within Phase 1 will be accomplished largely
on a side slope, subsequently a detailed grading and errosion
control plan shall be submitted for approval prior to final
plat approval.
UTILITIES
Utilites of sufficient size, capacity and depth exist within
the proximity of this proposed development to provide service
to it as shown on Figure 2. Figure 2 reveals a 30" trunk sanitary
sewer within Wilderness Run Road, and a 12" trunk watermain
and a 16" trunk watermain within Wilderness Run Road and Dodd
Road respectively.
If the proposed utilities are to be constructed privately, then
the plans and specifications must be prepared by a registered
engineer and submitted to the Engineering Department for approval.
STREETS
ADVISORY PLANNING COMMISSION
C/O DALE C. RUNKLE, CITY PLANNER
RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
OCTOBER 20, 1983
FAWN RIDGE PRELIMINARY PLAT
This proposed development is bordered by Wilderness Run Road
along it's northerly border, Dodd Road along it's easterly border
and Cliff Road along it's southerly border. Both Wilderness
MEMO TO APC C/0 DALE RUNKLE
October 20, 1983
Page 2
Run Road and Dodd Road will be future City collector streets
and are currently built to interim standards of 34' wide bituminous
surfacing with temporary bituminous curbing. Cliff Road (CSAH
32) is a county rural two -lane bituminous paved road with limited
access.
All streets within this proposed development shall be constructed
to City standards of 7 -ton design with bituminous pavement and
concrete curb and gutter and being 34 ft. wide. In addition,
the access points to Wilderness Run Road and Dodd Road should
line up with their counterparts on Oakwood Heights 2nd Addition
and 3rd Addition and with the Overhill Farm Addition. This
would facilitate traffic movement and safety by creating four
way intersections.
RIGHT OF WAY /EASEMENTS
A 50' half right -of -way for Wilderness Run Road shall be dedicated
along with a minimum 50' right -of -way for interior streets
and a 40" half right of way for Dodd Road.
A 10' utility easement shall be dedicated along all publicly
dedicated right -of -way with a 10' drainage and utility easement
being dedicated along all exterior lot lines, and a 10' drainage
and utility easement dedicated over all interior lot lines.
In addition, a 20' utility easement shall be dedicated over
the rear lot lines of Lots 1 through 4 regarding the City's
storm sewer forced main location. Also, a 20' utility easement
will be required on the lot line between Lots 7 and 8 of Block
3 for proposed storm sewer.
ASSESSMENTS
All trunk area assessments have been levied over this proposed
development with the exception of storm sewer area. Subsequently,
this development shall be responsible for storm sewer area assess-
ment at the rates in effect at the time of final plat approval.
At this time, it will be approximately $14,083 (326,750 sq.
ft. x's 4.31 per sq. ft.) less the area of the ponding easement
affecting this phase once it has been determined.
I will be available to discuss any aspect of this report in
detail with the Advisory Planning Commission at their meeting
of October 25, 1983.-
Assistant City Engineer
Richard M. Hefti
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MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: KINGSINGTON PLACE PRELIMINARY PLAT
November 1983
Staff has received a preliminary plat P.U.D. from Tomark Development
Corporation for Kingsington Place. The proposed addition consists of
736 units and comprises approximately 71 acres, is bounded by Lexington
Avenue on the east, County Road 30 on the north, Wilderness Park 2nd
Addition on the west and Capricorn Park to the south. This development
is in park service section 27, and part of the Lexington South P.U.D.
Background: The development being proposed is immediately north of
Capricorn Park. Members will recall, that during the System Plan Study,
this was the property where 5.5 additional acres were to be sought for
Capricorn Park. The intended purpose of the additional land was to allow
for the development of two additional youth baseball fields, in addition
to the one field planned, in order to maximize the space available for
park development. Because it was thought that the development of this
area would not take place until sometime in the distant future, no action
was taken to try to acquire the additional land. This parcel is part of
the Lexington South Planned Unit Development. Acquisition would be out-
side the previously agreed upon dedication for park purposes and would
have to be negotiated through land exchange or purchase.
Current Status: At an initial City staff planning session to review pro
posed developments, the Director of Parks and Recreation explained the
City's desire to Tomark Development Corporation to obtain the additional
land for Capricorn Park. Through cooperative efforts, approximately 11/2
acres of land has been retained for the City. This will accommodate at
least one of the proposed two additional ball fields. As you review the site
plans you will note that this acreage has been reserved as outlot "A" for
the City. Therefore, it will be necessary for the City of Eagan to acquire
this outlot through parks dedication or other negotiated process. A letter
has been sent to Mr. Jim Curry, owner of the land, requesting an agreement
be reached at this time for obtaining title to the outlot. Staff will
report on discussions relative to this at the Commission meeting.
Other Issues: The overall proposal includes approximately 400 carriage
home units and 336 apartment /condominium units. The developer has shown
several outdoor swimming pools as recreational amenities. There appears
to be sufficient green space within the development for informal play
areas for residents. The Commission may wish to review the proposed plat
to determine the necessity of providing specific amenities within the
development.
A bituminous trail along Lexington Avenue will be installed with the new
"Lexington therefore the requirement to install a trail need not be a
condition of this development project.
For Commission Action: The Commission is asked to review the preliminary
plat for recommendation to the City Council regarding outlot "A" as well
as other considerations.
CITY OF EAGAN
SUBJECT: PRELIMINARY PLAT KENSINGTON PLACE
APPLICANT: TOMARK DEVELOPMENT CO., MARK RAVICH
LOCATION: PART OF THE E2 OF THE NE4 OF SECTION 27
EXISTING ZONING: R -4 (RESIDENTIAL MULTIPLE) UNDER THE LEXING-
TON SOUTH PLANNED DEVELOPMENT
DATE OF PUBLIC HEARING: OCTOBER 25, 1983
DATE OF REPORT: OCTOBER 18, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: An application has been submitted requesting
preliminary plat approval, Kensington Place, consisting of approxi-
mately 71 acres and containing 400 carriage home units and 336 condo-
minium apartment units for a total of 736 dwelling units located in
part of the E4 of the NE4 of Section 27.
ZONING AND LAND USE: Presently, the parcel is zoned R -4 (Residential
Multiple) under the Lexington South Planned Development. The area
was established as a high density area in the planned development in-
itiated in June, 1977. The Comprehensive Guide Plan designates the
westerly portion of the property as R -I (Residential Single District)
with a density of 0 -3 dwelling units per acre. The easterly portion
of the site is designated asR- III(Mixed Residential) with a density
of 6 -12 dwelling units per acre. The Comprehensive Guide Plan also
states that existing zonings for planned developments preceding the
Comprehensive Guide Plan supersede the Comprehensive Plan,and the Plan-
ned Development agreement rules the type of development for this par-
ticular parcel. Therefore, the proposed development is consistent
with the Lexington South Planned Development.
COMMENTS: Presently, Tomark Development Co. has a development pro-
ject under construction in the City of Eagan.. This development is
Carriage Hills Condominiums of which approximately one half of the
project is complete and the third building has been finished. There-
fore, the applicant and developer have developed in the City and have
a good track record developing in accordance with City standards.
At the present time, the developer is looking at acquiring a 71 -acre
parcel located at the intersection of new Lexington Avenue and Diff-
ley Road (County Road 30) to start a second development in the City
of Eagan. The applicants are diversifying slightly from the Carriage
Hilts Condominiums and are proposing to construct 400 carriage homes
or 2 -story 16 -unit buildings and 8 -unit buildings as their first phas-
es providing a different marketing strategy than what is presently
being done for the Carriage Hills Condominiums. Once Carriage Hills
CITY OF EAGAN
PRELIMINARY PLAT KENSINGTON PLACE
OCTOBER 25, 1983
PAGE TWO
has been completed, the applicant is proposing with the last phase of
this development to construct another four condominium buildings rang-
ing from 78 to 90 dwelling units in the same style and construction as
done in Carriage Hills. Therefore, once Carriage Hills has been devel-
oped fully, there will be additional buildings of the same type that
they will be able to move to develop the same type of product.
The proposed site plan incorporates 71 acres of which 59 acres would
be developed in a multiple density fashion. The applicants are pro-
posing to construct eighteen 16 -unit two -story buildings, fourteen
8 -unit two -story buildings and four apartment /condominium buildings of
which two buildings would contain 78 dwelling units and the other two
buildings containing 90 dwelling units for a total density of 736
dwelling units. In reviewing the density of this proposed project,
the gross density of this development is 10.4 dwelling units per gross
acre, 11.6 dwelling units less public road right -of -way, 12 dwelling
units per acre less public and private road right -of -way and 12.3
dwelling units per acre less public road right -of -way, private road
right -of -way and the 1.4 acre outlot which will be obtained by the
City for additional parkland. Therefore, the applicant is develop-
ing this site at the low range of the density allowed in the planned
development which would allow a development of 12+ units per acre.
fn reviewing the lot coverage, the carriage home and garages platted
with the carriage homes cover 17.2% of the area and the condominiums,
18.2 Therefore, under the maximum lot coverage allowed for this
development proposal, the applicant is proposing to provide one garage
space and one and a half parking spaces per carriage home unit which
is in conformance with the Eagan City Code. The condominium portion
of the development is proposed for one garage space and a minimum of
one open parking space per dwelling unit. Since the condominium de-
velopment is in the sixth phase, the details and exact parking ratio
will be worked out at the time this phase will come in for plat appro-
val. In reviewing the setbacks from private drives and public streets,
presently, all of the buildings proposed meet all setback requirements
from all public and private streets, setbacks between dwelling units
and lot lines. Therefore, no variances would be required to construct
this proposed development.
The applicant is proposing a traffic circulation plan to have one pub-
lic street looping through the development separating the carriage
homes from the condominium apartment units. The rest of the internal
streets would be private streets and maintained by the homeowner's
association. Presently, there is proposed two accesses off of Lexing-
ton Avenue and one access off of County Road 30 (Diffley Road) with
one private access to the condominium units. In the 71 acres, there
is proposed one cul -de -sac which would be approximately 300' in length.
The reason the applicant is proposing the cul -de -sac is due to the
irregular shape of the property but a looped street could be
constructed. However, in looping this street between the two private
CITY OF EAGAN
PRELIMINARY PLAT KENSINGTON PLACE
OCTOBER 25, 1983
PAGE THREE
drives, the layout configuration would change and provide more of an
impact to the single family residential properties which abut the
southwestern portion of the plat. Therefore, in design standards,
the cul -de -sac would provide minimal impact to the surrounding pro-
perties and the cul -de -sac would also be a private street maintained
by the homeowner's association. In an overall view, the circulation
plan is adequate to provide access for the 736 dwelling units.
The applicant is proposing to phase the construction of this develop-
ment possibly over a 8 -10 year time period, with the first phase of
construction being the southeasterly portion of the 71 acres. Access
to this first phase would be construction of a portion of the private
road and the platting of two 16 -unit buildings and the common area
containing the pool and the amenities for the first phase construction.
The first phase would consist of 6 buildings, but the preliminary plat
would only allow the construction of two buildings until a replat of
the outlots are converted to lots and blocks. The development would
then continue in a northwesterly direction developing the carriage
homes first and the sixth phase or last phase being the construction
of the condominium apartment buildings in the northeasterly portion
of the site plan. Another aspect in this development is with the pro-
posed layout, there are general open areas and amenities provided
throughout with clustering the carriage homes around the central amen-
ity corridor. This amenity area would contain a swimming pool, and
there is substantial open space between the units and around the pool
which could be used for recreational purposes.
In reviewing this plan, originally there had been two issues in re-
gard to this development request. The first issue which arose was
the property directly south of the proposed plat. This area is the
land dedicated in the Lexington South Planned Development for Capri-
corn Park which will be a scheduled lighted park facility. In the
overall master plan, the Park Commission was trying to get additional
acreage from this development in order to construct all of the ball
fields and soccer fields needed for this athletic facility. In nego-
tiation, the Park Commission and developer have worked closely and
believe have worked out the issue where there will be 1.4 acres set
aside for the City in order to accommodate the needs of the City for
facilities in this athletic field. The 1.4 acres have been establish-
ed in an outlot and will be conveyed to the City after negotiation
has been completed as to what credit they will receive for this addi-
tional acreage.
The second issue which has arisen is that for this entire development
of the 736 dwelling units, there are approximately 10 single family
property owners which abut this development in the southwesterly por-
tion of the plan. Although the properties abut, there is a vertical
elevation difference of approximately 26 feet therefore creating a
physical separation of the two properties. Along with this physical
separation, the applicant is proposing to provide between a 2 -3 foot
berm and is looking at a heavy landscape plan for plantings on top of
CITY OF EAGAN
PRELIMINARY PLAT KENSINGTON PLACE
OCTOBER 25, 1983
PAGE FOUR
the berm to buffer this development more from these affected proper-
ties. At the present time, the landscape plan has not been completed
but will be a requirement of the overall plan. The developer will
have a cross section at the meeting showing the elevation difference
and the physical separation of topography between the proposed site
and the single family residence, and with the landscaping plan talked
about, it should be an adequate buffer between the single family and
this proposed development.
In a second review, the staff has uncovered one area where the set-
back has not been fully complied with. The garage closest to Lexing-
ton Avenue in Lot 3 is only setback 40 feet. According to setback re-
quirements for Lexington Avenue, the garage should be 50 feet. A minor
adjustment in this garage can be made and should be a requirement of
this plat.
If approved, the plat should be subject to the following conditions:
1) All buildings and garages must meet the setback requirements es-
tablished in Chapter 11 of the Eagan City Code.
2) A homeowner's association and bylaws be established and submitted
to the City for review prior to approval of the final plat.
3) The plat 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 on the areas
which abut the single family lot and an adequate landscape bond
shall be submitted and not released until one year after the
landscaping has been completed.
5) The plat shall be subject to the Park Commission's review and
comment, 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 a model home and sales office be the
first building constructed. They are requesting that the permit
be issued after preliminary plat approval. If this model home
is issued, there shall be no occupancy of the unit until the fi-
nal plat has been recorded and that all utilities have been in-
stalled, approved and accepted by the City.
CITY OF EAGAN
PRELIMINARY PLAT KENSINGTON PLACE
OCTOBER 25, 1983
PAGE FIVE
ENGINEERING RECOMMENDATIONS
8) If utilities are planned to be installed privately, plans and
specifications shall be prepared by a registered engineer and
submitted to the Engineering Department for approval.
9) The entire 100' right -of -way for Lexington Avenue shall be ded-
icated with this plat, if possible, from County Road 30 to
Wilderness Run Road.
10) Easements shall be dedicated as per City staff recommendations.
11) A11 costs associated with any public improvements performed with-
in this development shall be the sole responsibility of this de-
velopment.
12) A detailed grading and erosion control plan shall be submitted
for approval.
13) A 55' 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 releasing 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 ac-
cordance with the rates in effect at that time.
RMH /jach
MEMO TO: ADVISORY PLANNING COMMISSION
C/O DALE C. RUNKLE, CITY PLANNER
FROM: RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
DATE: OCTOBER 20, 1983
SUBJECT: KENSINGTON PLACE PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has
the following comments for consideration by the Advisory Planning
Commission and the City Council regarding this proposed development.
DRAINAGE /TOPOGRAPHY
This proposed development is located within the NEa of Section
27, south of County Road 30 and west of Lexington Avenue and
north of Capricorn Park. The existing topography consists of
rolling grassland. Typical slopes range from 1% to 8 The
area encompassed by preliminary plat slopes gently to the north
at an average slope of approximately 1 Subsequently, drainage
over this proposed development is to the north. This proposed
development lies entirely within the J drainage district. Ulti-
mately, drainage from this entire development will be connected
to Pond JP -29 via storm sewer which is presently being constructed
as a part of the Lexington Avenue improvement (Project 330).
To accommodate this drainage, it will be necessary for this
development to create an on -site ponding area to be designated
as future pond JP -29A with storage volume of 2.5 acre /feet with
a maximum high -water level of 986. Figure I illustrates this
point clearly.
Even though the slopes are mild, a grading and erosion control
plan will be required to be submitted for approval.
UTILITIES
Utilities of sufficient size, capacity and depth are in place
along Lexington Avenue and County Road 30 to provide service
to this proposed development. Water service can be provided
from a 20" trunk watermain along the west side of Lexington
Avenue and a 12" trunk watermain along the south side of County
Road 30. Sanitary sewer service may be obtained from the existing
8" sanitary sewer east of Lexington Avenue. Two sanitary sewer
stubs have been constructed under Lexington Avenue to provide
this service.
The proposed utilities shall be constructed in accordance with
City standards and if constructed privately, the plans and specifi-
cations shall be prepared by a registered engineer and submitted
to the City for review. Staff recommends the proposed watermain
be 8" in diameter rather than 6�:
MEMO TO APC, DALE RUNKLE /RICHARD M. HEFTI
OCTOBER 20, 1983
Page 2
STREETS
Access to this proposed development site will be from County
Road 30 and Lexington Avenue. County Road 30 is presently a
rural, two -lane, bituminous surface road while Lexington Avenue
is being built to a 52 -foot wide bituminous surfaced collector
street. Access to this proposed 1st phase of this development
will be via a private road off of Lexington Avenue. This road
shall be 28 -feet wide with bituminous surfacing and concrete
curb and gutter. Since this road will dead end for the time
being, a temporary turn around is recommended having a minimum
a 40 -foot radius to accommodate emergency vehicles. A bituminous
trail is being constructed along the west side of Lexington
Avenue as a part of the Lexington Avenue improvement. Subsequently,
this development will have fulfilled its obligation to provide
a trailway along a collector street.
RIGHT OF WAY /EASEMENTS
A 50 -foot half right -of -way shall be dedicated with this plat
for Lexington Avenue. In addition, staff would recommend the
developers to work with the City in platting the additional
50 -foot east half right -of -way and the entire 100 foot right
of -way of Lexington Avenue south of their parcel to Wilderness
Run Road. This would replace the current highway easement on
record.
Easements of sufficient width shall be dedicated over all public
utilities. A 10 -foot utility easement should be dedicated along
all publicly dedicated right -of -way, centered over internal
lot lines and adjacent to abutting property.
As a condition of this final plat approval, the vacation of
the existing Lexington Avenue, south of Diffley Road to the
south boundary of this proposed developement, shall be vacated
in accordance with standard vacation procedures.
ASSESSMENTS
Trunk area water and sanitary sewer assessments have been levied
over this proposed developement. Presently, this property has
not fulfilled its trunk area storm sewer assessment obligation.
Subsequently, it will be responsible for this assessment as
calculated on the actual net area being platted in accordance
with the rates in effect at the time of the final plat approval.
Any aditional costs incurred to install utilities and streets
to this proposed developement shall be the sole responsibility
of this developement.
MEMO TO APC, DALE RUNKLE /RICHARD M. HEFTI
October 20, 1983
Page 3
I will be available to answer any questions regarding this report
at the Advisory Planning Commission's meeting of October 25,
1983.
Assistant City Engineer
Richard M. Hefti
RMH /jj
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November 1983
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: MEADOWLANDS /EAGAN HILLS WEST PARK /SUNCLIFF DEVELOPMENT
Members will recall the preliminary plat for Suncliff Development pro-
vided for the advanced dedication of approximately 12 acres of land for
the Meadowlands /Eagan Hills West Park. This preliminary plat has advanced
through the planning process and the City is anticipating a parks dedi-
cation within the next 30 to 60 days.
Issue: Eagan Hills West /Meadowlands Park has been identified in the parks
system study as a high priority area for acquisition and for development.
With the park boundaries now identified it seems appropriate that concept
plans be developed for this park under the system plan methodology. It
appears, that should any future bond issue become a reality, in all likeli-
hood this park would be included for some initial base development. To
facilitate this as well as provide a visual concept plan for future public
meetings, it would seem appropriate that the City initiate a design for
this park area.
The Director of Parks and Recreation is requesting that the Advisory
Commission review this need, and if in agreement with the Director of
Parks and Recreation, would seek the authorization to have Mr. Erkkila
of Erkkila and Associates prepare a base map of the site and provide
three alternative schemes for developement of the park based on the
identified program needs within the parks system plan. A preferred plan,
or combination of the three, could be developed into a single master
plan at a later date subject to funding and public review.
Action Requested: To review the necessity and desirability of providing
three concept plans for Eagan Hills West Park; and for the department to
be authorized to utilize the design services of Erkkila and Associates
to provide for preliminary concept schemes.
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: TREES; ACCESS TO PRELIMINARY PLATTED AREAS
November 1983
Background: Members are aware that the City Council has approved, and staff
has completed, the purchase of a used Vermeer 44 -A tree spade. The
capability of this tree spade will alow the department staff to take trees
up to approximately 4" D.B.H. With these capabilities, staff would like
the Advisory Commission to review the different perspectives relative to
having developers allow the City to remove trees which have been designated
for removal because of roadway construction, building construction or site
grading. This could take place as a condition of platting, or as an informal
request to the developer at time of plat review.
Procedure for Implementation: If the removal of trees by the City is approved,
the City Forester should be notified regarding areas to be impacted. He could
then be provided with a plat drawing indicating the area in which trees may
be removed as a result of construction. He would then walk the site to de-
termine if there are trees of suitable size, quality and accessible to be taken
by the tree spade for replanting into a nearby park area. Trees would have
to be taken at a time that would not inconvenience or delay the construction
project by the developer. Only those trees which would seem suitable and
desirable for transplanting purposes would be taken. Normally, trees would
be transplanted directly to park sites. However, trees could be placed into
the nursery site for future transplanting.
The Commission is asked to discuss this recommendation, and to provide suit-
able safeguards on behalf of the developer, or uncover other issues the
department /City may wish to consider before becoming involved in this type
of program.
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: FOR YOUR INFORMATION; 1983 -84 SKATING SEASON
November 1983
As you may recall, skating rink sites have been classified as A, B and C.
Specific rink classification is based on a number of factors including the
number of participants observed over the past several years. In addition,
the classification system prioritizes the maintenance of the rink facilities
for the parks staff.
Rinks classified A are: Rahn and Well Site; B rinks are Carnelian, Woodhaven
and Pilot Knob; C rinks are Highview and Lexington.
The warming house hours will remain as they were in 1982 -83; Saturdays and
school vacation days, 10:00 AM -9 :00 PM; Sundays, Noon -9:00 PM; week days
during school, 4 :00 -9 :00 PM; closed on Christmas Day and closing at 4 :00 PM
on Christmas and New Years eve days.
Always dependent upon outside temperatures, staff is hopeful of opening of
rinks the weekend of December 17th.
Warming house attendants will have a new job title and work direction this
winter. The department is seeking to hire "Winter Recreation Leaders."
College age applicants are hoped for, however, some sites will have high
school age leaders as in the past. The primary work emphasis will be
interaction with the users of the facility, including planned activities
from time to time. Planned activities could include events such as family
skating days, skating races, lessons for 6 year olds and a winter neighbor-
hood picnic, to name a few.
For Discussion:
Department staff are concerned about the operation of Highview Rink. This
facility has had extremely low attendance in the past few years. The hockey
rink is seldom used, other than by the department's broomball league on
Monday nights. Further the hockey boards are, as members may recall from
their spring visit, in very poor shape. The Director would like to discuss
these and other factors with the Commission regarding possible options
relative to staffing, maintenance and programming of this facility.
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: ANNUAL REVIEW PARKS DEDICATION FEE
October 1983
Background: The Advisory Parks and Recreation Commission has annually re-
viewed the parks dedication fee formula for modification. At the September
meeting staff was again asked to prepare this years update for Commission
review.
The last increase in the parks cash dedication was in 1981. Dedication fees
went into effect on 1 -1 -82 were as follows: $400 per single family unit,
$332 per townhouse unit, $252 for apartment units. The approved cash
dedication requirement was based on a formula with per acre cost of raw
land valued at $10,000. Previously, the parks dedication formula was
based on a $7,500 figure per acre.
Recent Sales: In the past, the Parks and Recreation Commission reviewed
recent land sales to assist them in determining the "average" per acre
cost and the resulting impact of dwelling units. This year, staff again
talked with Mr. John Hankinson of the Sienna Corporation regarding recent
sales. Mr. Hankinson volunteered that land sales are affected by many
variables; zoning, location, availability of trunk utility lines. He
also noted that with the rapid increase in development costs within the
last two years, the value of land has been held somewhat constant as
developers try to keep home sites within a marketable range.
Land sales reported by Mr. Hankinson are as follows:
Northview Meadows Development, 42 acres $10,476 per acre.
Sheffield Development, 11 acres R -2 zoning $11,454 per acre.
Oakwood Heights, 9.6 acres zoned multiple $15,500 per acre.
Oakwood Heights 2nd and 3rd additions, 18.7 acres R -2 $13,837 per
acre.
Mr. Hankinson also provided the following information. The Park Ridge sold
for $12,000 an acre to Ruscon Home for small single family lots. There are
several large land parcels which are being offered for sale within the
community and the adjacent area. One parcel of 63 acres is being offered
for sale at $5,900 an acre, a second parcel consists of 61 acres and it is
being offered for $6,200 an acre. Another parcel 57 acres in size is being
offered at $6,900 an acres. These areas are largely unserviced by trunk
utility lines.
Mr. Hankinson commented that in addition to development costs the determi-
nation of land sales is the type and number of living units that can be
placed on the parcel.
A recent telephone contact with several other communities regarding changes
in cash dedication was made. The City of Lakeville has no plans to increase
its cash dedication requirements. Eden Prairie's current unit price is
$325 for a single family, and $250 for all other units, they plan to re-
view their fees in early 1984 but they do not anticipate a change to be