12/01/1983 - Advisory Parks & Recreation CommissionAGENDA
ADVISORY PARKS F? RECREATION COMMISSION
EAGAN, MINNESOTA
EAGAN CITY HALL (Old City Hall)
7:00 P.M.
December 1, 1983
1. CALL TO ORDER AND PLEDGE OF ALLEGIANCE
2. APPROVAL OF MINUTES OF NOVEMBER 1983
3. DEVELOPMENT PROPOSALS
a. Hillandale Addition # 2 - Michael Construction
b. Westbury Development - Gabbert Development
c. Berkshire Ponds - Derrick Land Company
4. OLD BUSINESS
a. Tree Transplanting - Pre -development Sites
b. Park System Plans - Update and Discussion
5. NEW BUSINESS
6. OTHER BUSINESS AND REPORTS
a. October & November - Maintenance Report
b. Sub -committee Reports
1. Kehne House
2. Park Naming
c. 1983 Annual P.U.D. Review - December 15th
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: DECEMBER 1, 1983 COMMISSION MEETING
November 29, 1983
Members should be aware that the Commission meeting will be held in the old
City Hall on December 1, at 7 :00 P.M. The City staff will be moving to the
new Municipal Center on November 30th and December 1st. However, the Commission
meeting will still be held at the "old" City Hall.location.
After the call to order and the approval of the agenda for December 1st, the
first items on the agenda is development proposals.
The first item under development proposals is the proposed Westbury plat
as proposed by Gabbert Development Corporation. You'll recall that
this was reviewed at the November meeting, however there has been some signifi-
cant changes in the roadway alignment which affects this development. En-
closed for your review is the planners report prepared for this addition.
Please note that the City Engineer is also recommending that an additional
roadway be extended from the "bubble" in block one, to the west so as to pro-
vide for a "future" roadway access for property immediately west. Members
will recall that this plat was to provide for 8.3 acres through the Lexington
South P.U.D. With the re- configuration of the roadway and the inclusion of the
tot lot area (outlot "B staff felt it was appropriate for the Commission
to once again review this plat.
The second item on the agenda is for the Hillandale Addition #2 from Michael
Construction Incorporated. The proposed preliminary plat consists of 12.58
acres and 25 dwelling units. The Hillandale Addition is in park service
section #20. The nearest neighborhood park however, is in park service
section #19 which is Carnelian Park. The two park service districts are
separated by Blackhawk Road. It is noted by the planners report, that the
original preliminary plat proposed for this addition has been changed as a
result of the taking of the I -35E to the east of this proposed plat.
Because of the proximity of the Carnelian Park to the proposed addition, staff
is recommending that a cash dedication be required. However, the intensity
of development may suggest a creation of a tot lot included for pre school
children. The need for this tot lot is subject to discussion and considera-
tion. Staff is of the opinion that tot lots have a limited value because of
the types and diversity of play amenities which have been included in past
developments. Further, as is indicated by School District #196 figures, the
number of pre school children which ultimately occupy areas of this type and
density, are relatively few. Therefore, the Advisory Commission should
consider the cash dedication for this addition as well as a need for a tot
lot area.
The third development to be reviewed is an application from Horne Development
Corporation for rezoning of approximately 38 acres. This would consist of
approximately 26 acres of R -4 and 12 acres of neighborhood business. Included
t
in the packet is a very extensive memo from the City Planner in regard to
this proposed plat. The plat is located in park service section #21. As
noted by the City Planner, it is proposed that the neighborhood park to service
this section is to be located at a future location identified as South
Deerwood Drive. During the review of the Systems Plan Study, it was assumed
that the density, and eventual development of this area, would be within the
densities of 3 to 6 dwelling units per acre. Because of the limited number
of units which were assumed for this parcel it was assumed that a neighbor
hood park of 10 to 12 acres would be best satisfied by the previously pro-
posed future park acquisition south of Deerwood Drive. However, should the
rezoning revert to R -4 as is being proposed by the developer, the density
of the development would increase significantly and should be subject to
consideration for a mini -park or adequate open space suitable for open play
for residents of the area. The planners report also dicusses the potentiality
of the City Hall site to be retrofitted or utilized for a small neighborhood
recreational area. The size of this appears to be somewhat limited and not
well situated for this proposed development.
The fourth preliminary plat is by Derrick Land Company represented by Larry
Frank for Berkshire Ponds. This proposed plat was only recently presented
and will appear on the December planning Commission agenda, providing all
submittal requirements are met. The Parks and Recreation Department was
only recently provided the drainage plan as is enclosed in this packet.
Therefore, you will notice an absence of the planners report in connection
with this proposed plan. The proposed plat is part of park service section
#32 and is immediately west of Galaxie. The total number of units proposed
and amount of the proposed park acreage will be presented to the Advisory
Commission by Mr. Frank at the Commission meeting. By way of background,
members may recall that during the Systems Plan Study the Commission was
made aware that a small park area may be necessitated west of Galaxie Park,
dependent upon densities which may be proposed. As members know, Ridge
Cliff has been planned as the neighborhood park to service this district
which is accessible from Covington Lane. As it relates to the proposed
park area, the area is dominated by two widely separated ponds which serve
as collection not only for the residential area but also for run off from
35E.
The issue before the Advisory Commission is whether it should provide a small
park of this nature for this proposed area which is contrary to the established
objectives of parks dedication by the City, or whether this residential area
is significantly separated from Ridge Cliff Park and warrants the require-
ment for parks dedication by the developer.
Old Business: Included in the packet is the draft of a proposed policy state-
ment as requested by the Advisory Commission at its November meeting regarding
the taking of trees by the City for parks and nurseries.
Also included under "old business" is the Systems Plan Study update. The Director
of Parks and Recreation will review for the Advisory Commission the remaining
requirements for the Systems Plan Study. The Planning Consultant, Tim Erkkila
had provided the Director of Parks and Recreation with an outline of the
maintenance plan section which is to be done by the Director of Parks and
Recreation. This will be critiqued and reviewed by the consultant and the
Commission. The final section to be completed by the consultant is the review
and updating the plan. At the November meeting, members discussed the probability
of including this segment at this time, or defering until a future date, at
which the Systems Plan Consultant could not only present the updating
portion of the plan, but also "walk" the Commission through its "first
annual review." The Director of Parks and Recreation has reviewed this
with Mr. Erkkila at some length and would recommend to the Advisory Commission
that it proceed with this understanding. The review process could be done
in November of 1984. The Director of Parks and Recreation will answer
Commission questions about the Systems Plan Study at this time. As a
point of information the Systems Plan Study will be formally presented to the
City Council at its December 6th Council meeting for acceptance. The plan
has been printed in its entirety and is to be assembled by staff at the
earliest opportunity. Finally, the "Executive Summary" which was presented
in "draft" at the November meeting, has been approved and all corrections
made for final typing. At first opportunity, and in conjunction with other
systems plan needs, this summary will be printed and included in the study
for easy reference.
It is also appropriate for the Advisory Commission to review the information
which has been worked on by the parks finance committee and discussion of
results of the joint Council /Commission meeting of November 22nd.
At this time, there is no new business items to be included on the agenda.
for December.
Other Business /Reports: Included in the packet is a previously prepared
memo regarding maintenance activities of the parks crew. Commission members
will receive these informative memos as a briefing on the work activities
of the maintenance staff, on a periodic basis. Questions for clarification
will be welcomed, but it will be the intent of the director not to dwell on
any of the information contained in the memo.
A brief report will be made on the sub- committee which met on November 21st
to review the future and potential of the Kehne House. The session was all a
"brainstorming" meeting which identified potential alternatives for the
Kehne House to be considered and reviewed further. Members at that meeting
also suggested possible sources of additional assistance to help the Commission
to develop the facts to be considered. Staff is pursuing these resources
during the next few weeks. It is expected that a second meeting of the sub-
committee should be called in January.
The Park Naming sub committee has yet to conclude its work. A committee
meeting is a must in December to prepare its recommendation on park names.
Staff is prepared to construct park signs for those parks which receive
official designation.
The Advisory Commission members are reminded of the 1983 annual P.U.D. review
between the City Council and the Advisory Planning Commission on December
15th. The annual review of the P.U.D. development is conducted primarily
by the Planning Department.
Respectfully submitted,
Ken Vraa
MINUTES OF A REGULAR MEETING OF THE ADVISORY PARKS AND RECREATION COMMISSION
EAGAN, MINNESOTA
DECEMBER 1, 1983
A regular meeting of the Advisory Park and Recreation Committee was called to
order by Chairman Martin at 7:00 P.M.. Members present were Martin, Bertz,
Alt, Thurston, Jackson, Fedde, Masin, Carroll and McNeely. Absent was member
Kubik. Also present were the Director of Parks and Recreation, Ken Vraa, and
Administrative Staff, Liz Witt. Larry Frank of Derrick Land Company was present
to discuss the Berkshire Ponds Development proposal.
AGENDA
Parks and Recreation Director, Vraa, added the McCarthy property to new business.
On a motion by Carroll, seconded by Jackson, the Commission approved the agenda
as amended.
MINUTES
SUBJECT '10 APPROVAL
Chairman Martin noted a few typos which needed correcting. Thurston moved,
Bertz seconded, to approve the minutes with noted corrections. The notion
passed.
DEVELOPMENT PROPOSALS
Berkshire Ponds
Larry Frank of Derrick Land Company was present to discuss this development
which is scheduled for Advisory Planning Commission review on December 13.
Mr. Frank displayed a drawing showing the proposed plot and a proposed pur-
chase. There was 4.7 acres of park dedication, of which 2.51 was land. There
are also two ponding areas in the park parcel. He proposed to berm the park
along 35E and put in a tot lot. He further proposed the Parks Department
maintain the tot lot and park. He said the park could serve this new neighbor-
hood well despite its smaller size.
Chairman Martin said the Commission must weigh the benefits for the neighborhood
and entire community, noting that Ridgecliff Park was only a short distance away.
He also questioned the wisdom of a waterway in such close proximity to a tot lot
area.
Commission member Fedde asked if the parcel could be used for anything other than
a mini -park. Mr. Frank said it is more of a passive area. Chairman Martin noted
the parcel is too close to "the passive" Lebanon Hills, which can provide the
same type of park amenities. He felt the City would just be adding to its park
maintenance responsibilities when the parcel is not needed for the park system.
The City prefers to have 10 -12 acres before the City would consider maintenance
on a park.
Minutes of a Regular Meeting of the Advisory Committee
December 1, 1983
Page 2.
Commission member Thurston indicated she likes the idea of a tot lot for small
children. However, the City has a neighborhood park already for this service
section. It was suggested to Mr. Frank that a homeowners association could be
created to take care of the play area.
After discussion, staff was asked to review and comment on the proposed park
parcel. Jackson moved, seconded by Carroll, to table the item until January.
The motion was carried.
Hillandale Addition #2
The proposed preliminary plat contains 12.58 acres with 125 dwelling units.
The original plat had to be changed due to the realignment of 35E. On a
motion by Carroll, seconded by Fedde, the Commission approved a cash dedica-
tion. The Commission encouraged that a tot lot be included in the development,
subject to staff review.
Commission member Masin commented on the fact that some tot lots are not
properly maintained. The Commission generally agreed that it is a problem
and developers should be strongly encouraged to take care of their amenities.
Westbury Plat
Park and Recreation Director Vraa noted there is approximately 8.3 acres of
park dedication due as part of the Lexington South P.D.. He also pointed out
the addition of outlet B designated as a tot lot area. In a motion by Martin,
seconded by McNeely, the Commission agreed to accept the dedication as proposed.
OLD BUSINESS
Tree Transplanting
Chairman Martin liked the tree transplanting policy as developed by Director
Vraa. The other members agreed and Jackson moved, Carroll seconded, to approve
the policy as written, subject to Council approval. The motion carried
unanimously.
Park System Plans
Director Vraa stated that systems plan is on the City Council December 6 agenda
for formal acceptance. The Director noted that Mr. Erkkila did an excellent
job and the graphics were particularly good. The cost of publishing was under
the estimate. He continued to say that he discussed the updating and review
portion of the plan with Mr. Erkkila who has agreed to keeping the contract
open. The review will be done in November of 1984.
Minutes of a Regular Meeting of the Advisory Cbmnittee
December 1, 1983
Page 3.
Parks and Recreation Director Vraa suggested that a Citizens Task Force be
formed in January of '84 to look at a spring bond issue. Many meetings would
be necessary but it would be possible to set a spring referendum. Director
Vraa felt there should be at least three Commission members on the task force.
Chairman Martin said we should be careful of too much Commission bias, but did
not want to see a task force duplicate the work of the Commission. Abroad
representation of the community is needed.
The Commission discussed the amount of a potential bond issue as discussed
with the City Council. It was agreed that the task force issue had to be
placed on the December 6 City Council agenda in order to meet the spring
deadline. There was additional discussion concerning the task force and a
potential bond issue.
Commission member Thurston moved, seconded by McNeely, that Parks and Recreation
Director Vraa seek authorization to form a task force, with membership to be
appointed by the City Countil by late December or early January. The Commission
wanted the opportunity to suggest names and the opportunity to review candidates
as well as the goals and objectives of the task force. The motion carried un-
animously. Commission member Thurston will assist Director Vraa with the adminis-
trative letter to the City Council.
The Commission noted that the finance sub committee of the Commission should
be involved with the task force. There was more discussion about marketing
the bond issue and there was agreement to state what will be the results of
a successful referendum rather than where the ironies would be spent. The
sub committee on finance will net December 7 at 7:00 P.M..
NEW BUSINESS
McCarthy Property
The Director indicated that this item was before the Commission at the request
of the Engineering Department. There are 70 acres in this parcel, with a 7
acre dedication to parks. The City plans to put in trunk storm sewer through
the property, but may have to go through condemnation to get easement. Mr.
McCarthy is also reluctant to give park dedication if easement is taken.
Director Vraa observed that the City has long sought a trail through the
property as connection to Patrick Eagan Park. Further, the City has already
acquired property from Windcrest to make this connection. There was additional
discussion regarding their issue concerning the need for a trail and neighborhood
park
In a motion by Thurston, seconded by Martin, the Commission stated that useable
park land is needed; this area has been identified on the master park plan and
park dedication should not be an issue in an easement negotiation. The motion
carried unanimously.
Minutes of a Regular Meeting of the Advisory Committee
December 1, 1983
Page 4.
OTHER BUSINESS
The October -November Maintenance Report was included for informational purposes.
Sub -Committee Reports
1. Kehne House - A meeting was held in November which generated some good
suggestions as to uses for the Kehne House. Director Vraa is following
up on suggestions and will bring his findings back to the sub -committee.
2. Park Names - A November meeting was not held. It was agreed this sub-
committee would meet December 6 at 6:30 P.M. prior to the finance sub-
committee meeting to review recommendations.
Director Vraa announced the annual P.U.D. review will take place on December 15
at a joint meeting of the Advisory Parks Commission and City Council.
ADJOURNMENT
Commission member Carroll moved, Martin seconded, to adjourn the meeting at
9:30 P.M.. The motion carried.
Dated:
Advisory Parks,& Recreation Committee
Secretary
SUBJECT:
APPLICANT:
LOCATION:.
EXISTING ZONING:
DATE OF PUBLIC: HEARING
DATE Or REPORT:
-- CITY OF EAGAN --
Preliminary Plat - Hillandale Addition #2
Parts of Lot 2 Block 1, Lots 3 and 4, Block 1
Lot 2 Block 2, and Outlot A - Hillandale #1
East of Blackhawk Road - 1/4 mile north of Diffley Road
R-4 (Multiple -Residential)
November 22, 1983
November 16, 1983
REPORTED B'( John S. Voss, Planning Consultant
APPLICATION SUBMITTED: An application has been submitted requesting preliminary plat
approval for Hillandale Addition 12. consisting of approximately 12.58 acres and con-
taining approximately 125 dwelling units. This is a re -plat of a portion of the pre-
viously platted Hillandale Addition #1. This property is located east of Blackhawk
Road, just northof the intersection with Diffley Road.
ZONING AND LAND USE:. Presently the parcel is zoned R-4 (Multiple Residential).. This.
property has been zoned to this category for several years. However only a. portion
of the First Addition was developed with condominiums/townhouses.. The: remainder was..
not developed until the right-of-way for Interstate - 35E, which passesalong the-
southeast
hesoutheast portion of the property, was established.. In the recent taking of right-
of-way for I -35E, a portionof the First Addition plat was acquired along the entire
boundary with I -35E asillustrated on the attached exhibits_
This property was designated for R -III development in the 1980 Eagan. Comprehensive
Guide Plan. Therefore, the zoning and proposed development are consistent with the
Comprehensive Plan which proposes a density range of six to 12 units per acre. The
actual proposedhderisity is a net density of 9.75 units per acre.
PLANNER'S COMMENTS:
1) Original' Preliminary Plat: The original preliminary plat submitted for this
area - Hillandale Addition #1 - provided for the existing Meadowlark. Road to
-. =continue to the east for an additional distance of about 400. feet where it.
would end in a cul-de-sac. It also proposed a loop street extending south.
from Meadowlark Road and continuing back to the west to Blackhawk Road.. It; .
appears that this original plan is no longer feasible because the Minnesota.
Department of Transportation has taken additional right-of-way all .along the•
southeast edge of this property for I -35E.. -.This taking of right-of-way was •
considerably more than that which was anticipated when this property was ,..A=.
originally planned_ Therefore the property owner is proposing, under the =:
Hillandale #2 preliminary plat, to provide a. cul-de-sac at the end_of Meadow-
lark Road as it now exists. All other accesses to the proposed apartment
Preliminary Plat - Hillandale Addition #2 Page 2
development would be provided by private streets maintained by a homeowner's
association.
2) Lot and Block Plan: It is proposed under the preliminary plat that this
property be divided into four lots. If the units are to be sold to indi-
viduals rather than developed as rental property the preliminary plat should
show a lot and block plan for the individual units. If the property is to
be developed into four phases as rental property, there should be a guarantee
that the internal street system will be developed and maintained so that pro-
posed Lot 3,. which is otherwise landlocked will be provided with proper
access..
3) Setback Variances: The proposed site plan submitted with the preliminary
plat appears to meet all the minimum requirements provided by the Eagan
Zoning Code with the exception of buildings and parking spaces bordering
I -35E. Along this common boundary, several buildings are shown bordering
the right-of-way line wherein a minimum 50 foot setback is required. Also,
a minimum 20 foot setback is required for parking and some of the proposed
parking stalls are actually proposed to be located on MnDot property. This
can only be accomplished if there is an agreement with MnDot and a variance
is granted.. by the City.
4) Homeowner's Association: The proposed Articles of Incorporation for a Home-
owner's Association have been- submi tted. by the petitioner. This needs to be
reviewed by the City's attorney to insure that the private streets can be
properly maintained and that all dwelling units will be guaranteed proper
access to a public street.
5) Conditions of Approval: If this preliminary platis approved it should be
subject to the following conditions as well as those proposed by the City
Engineer;
A. A building setback variance will have to be approved by the City along
the I -35E boundaries in order- to permit structures at a zero lot setback
where a minimum of 50 feet is required. Also, a variance will have to
be approved, as. we'll as an agreement obtained from MnDot, to permit
parking as proposed over the I -35E boundary where a minimum of 20 feet
is required by City Code.
B. A --private street loop should be provided on proposed Lot 1 rather than
a long, dead-end private street.
C. Concrete curbs shall be provided along the perimeter of all driving
surfaces.
D. If individual units are to be sold, the developer shall provide a re-
vised lot and block plan. In any instance, the developer shall provide
a phasing plan.
E. The City attorney shall review the proposed Articles of Incorporation of
the Homeowner's Association to insure that proper access to a public
street will -be guaranteedeor all properties and that the Association
will maintain the private streets.
Preliminary Plat - Hillandale Addition #2 Page 3
F. If the petitioner is requesting a model horde and sales office
this shall be so designated as a part of the approval by the
City with any appropriate conditions related thereto.
G. Park dedication shall be satisfied in a manner determined by
the City Council after review by the Eagan Park Committee.
H. A landscape plan shall be submitted for review by the City
staff and approval by the City Council with the approval of
the final plat. The landscape plan, through vegetative
screens and berming, shall provide additional noise atten-
uation related to I -35E where necessary and practical.
ENGINEERING RECOMMENDATIONS
I. If installed privately, plans and specifications for
utility and street construction shall be prepared by
a registered engineer and submitted to the Engineering
Department for approval.
J. The private drives in Meadowlark Road should form a
"T" intersection.
K. The existing right-of-way must be vacated prior to
final plat approval.
L. Easements shall be dedicated as required.
M. This proposed development shall be responsible for
trunk area storm sewer assessments at the rates in
effect at the time of final plat approval.
N. All costs associated with installing public improve-
ments.and private streets shall be the sole responsi-
bility of this proposed development.
O. Private streets shall be 28' wide and have concrete
curb and gutter and bituminous surfacing.
P. No dead-end lateral water mains will be allowed.
MEMO TO:
FROM:
DATE:
ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE, CITY PLAN-
NER
RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
NOVEMBER 17, 1983
SUBJECT: HILLANDALE ADDITION NO. 2 PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has the
following comments regarding this proposed development to be consid-
ered by the Advisory Planning Commission and City Council.
DRAINAGE/TOPOGRAPHY
This proposed development has been previously platted as Hillandale
Addition which is located in the southeast quarter of Section 20. The
existing terrain is rolling and covered with groupings of hardwood
trees scattered throughout the area. The nature of the rolling top-
ography results in several hills and depressions. Consequently, slopes
over this area range from 2% to greater than 10%. This proposed devel-
opment is located within Drainage District A-21 as illustrated in Fi-
gure 1. Drainage from this area is directed by storm sewer to the
northwest and to Pond AP -2 which has a positive gravity outlet control-
ling its elevation.
The proposed grading for this development will consist primarily of
filling in the low spots by leveling some of the hills. The proposed
grading will not alter the direction of the existing drainage. In-
stead, the drainage will be directed towards the internal private
streets and from there into an underground storm sewer system which
eventually connects to the City's existing system within Meadowlark
Road. Subsequently, no trunk storm sewer will be required to be con-
structed to service this proposed development.
UTILITIES
Utilities of sufficient size, capacity and depth exist within the vi-
cinity of this proposed development to provide service to it. Figure
2 illustrates the 8" sanitary sewer layout already in place along with
the 8" water main located along the north edge of Meadowlark Lane and
a 15" storm sewer located within the south portion of Meadowlark Lane.
It is proposed to extend the sanitary sewer, water main and storm sew-
er as necessary to provide service to this proposed development.
These utilities shall be designed and constructed in accordance with
City standards and reviewed by the Engineering Department for compli-
ance.
STREETS
Access to this proposed developnent is currently off of Meadowlark
Road, a City street built to its ultimate cross section being 34' wide
with concrete curb and gutter and bituminous surfacing.
ENGINEERING REPORT
HILLANDALE ADDITION NO. 2 PRELIMINARY PLAT
NOVEMBER 17, 1983
PAGE TWO
This development is proposing to utilize private streets throughout.
Consequently, the private streets shall be 28' wide and have concrete
curb and gutter and bituminous surfacing. Driveways into the cluster
of units shall be a minimum of 20' wide and have concrete curbing and
bituminous surfacing.
Furthermore, staff recommends deleting the proposed cul-de-sac at the
end of Meadowlark Road. Instead, the private drives and Meadowlark
Road should form a "T" intersection. Staff recommends this for the
reason that the "T" intersection will provide better channelization
of traffic rather than the proposed intersection of the private drives
on the cul-de-sac circle.
The proposed private drive to the northeast corner of this proposed
development exceeds the length for a dead-end street as outlined in
the City Code. The distance is approximately 650' to the westernmost
townhouse in this area and approximately the same distance for the
easternmost townhouse in this area. Subsequently, this raises an
issue for emergency vehicles which should probably be addressed by
the Fire Chief or Fire Marshal.
RIGHT-OF-WAY/EASEMENTS
All right-of-way for this proposed development has previously been
dedicated as a part of Hillandale Addition No. 1 as shown by Figure
3. Subsequently, all publicly -dedicated right-of-way and easements
located within this proposed development will have to be vacated prior
to final plat approval.
Utility easements of sufficient width will be required to be dedicated
over all proposed utilities as a condition of final plat approval. In
addition, 10' drainage and utility easements shall be centered over
all interior lot lines with a 5' drainage and utility easement being
dedicated adjacent to all exterior lot lines.
ASSESSMENTS .
This proposed development is responsible for trunk area storm sewer
assessments over Lots 2-4, Block 2 of the Hillandale Addition No. 1
at the rates in effect at the time of final plat approval. Currently,
this would amount to $22,455.00 (416,611 square feet at $0.0539 per
square foot).
All costs associated with installing publicimprovements and private
streets will be the sole responsibility of this proposed development.
I will be .available to discuss any aspect of this report in detail
with the Advisory Planning Commission at their meeting of November
22, 1983.
, Richard M. Hefti, P.E., Assistant Engineer
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FIG. 1
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COUNTY SURVEYOR
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-- CITY OF EAGAN --
SUBJECT: Preliminary Plat - Westbury
APPLICANT: Gabbert Development
LOCATION: East one-half of the northeast one-quarter of Section 22
South of Wescott Road East of Lexington Avenue
EXISTING. ZONING: R-2 - Planned Development under the Lexington South PD
DATE OF PUBLIC. HEARING: November 22, 1983
DATE OF REPORT. November 16, 1983
REPORTED" B'( John S. Voss, Planning Consultant
APPLICATION SUBMITTED: An application has been submittedrequesting preliminary
plat approval - Westbury — consisting of 47 acres and proposing the development
of 129 single family lots and 28 twinhome lots. These would be located at the
southwest quadrant of Wescott Road and Lexington Avenue..
ZONING AND LAND USE: Presently, this parcel is zoned R-2 Planned Development under
the Lexington South Planned Development. This area was established as.a._low density
area in the_Planned Development which was initiated in June 1977. Therefore, the
preliminary plat appears to be consistent with the plans provided with the:Lexing
ton South Planned Development.
The Comprehensive Guide Plan designates the area for R -II near the intersection
of Wescott.Road and-Lexington_Avenue-and designates the, remainder:of
the property for R -I which permits a single family density ranging from zero to
three units per acre. Therefore, the proposed development also appears to be con-
sistent with the Comprehensive Plan.
PLANNER'S COMMENTS:
1) Description of Proposal: The Westbury preliminary plat would provide for
28 twinhomes to be developed along the west side of•Lexington Avenue and
the south side of Wescott Road. All of these twinhomes would have access
to an internal street and there would be no direct access onto' either
Lexington Avenue or Wescott Road which is desirable. The remainder of the
property would be developed with single family homes on small lots which
would range in size from 7500 square feet to 21,000 square feet. Of the
total of 129 single family lots, 90 would be below 12,000 square feet -in
area. The minimum lot width, as stated by the developer, would be 60 feet
at the minimum required front setback line. The twinhome lots would ex-
ceed 15,000 square feet in area when both of the individual lots are
combined.
Preliminary Plat - Westbury Page 2
2) The developer has submitted a "preliminary drainage plan" which shows
the type of unit add proposed elevation for each lot in the first
phase. It appears that the proposed units will be designed to the
dimensions of these smaller lots. Also it appears thatthere will
be a minimum of grading of the more rugged topography and a minimal
removal of the existing trees.
3) The lot and block plan submitted for the preliminary plat does not
appear to relate to the phasing plan; therefore, the lots should
be renumbered.
4) Conditions: If this preliminary plat is approved it should be subject
to the following conditions;
A. Park dedication shall be met as recommended by the Eagan Park
Committee and approved by the City Council.
B. The plat is subject to the Dakota County Plat Committee's:review
since it abuts on a County road (Lexington Avenue).
C. Homeowner's. Association By -Laws have been submitted and shall
be reviewed and approved by the City prior to the approval of
a final plat.
D. All buildings and garages shall meet the minimum setback re—
quirements established in Chapter 11 of the Eagan City Code.
E. The developer shall provide the City a guarantee,as recommended
by the City Attorney, that no direct access from.individdal-=
lots shall be taken from either Wescott Road or Lexington Avenue.
F. The developer shall be required to construct an asphalt trail,
to the minimum specifications approved by the City Engineer,
along Lexington Avenue. The developer shall also be required.
to provide the necessary right-of-way for the development of
a trail.
G. A detailed landscape plan shall be prepared for those lots
which back upon Wescott Road and Lexington Avenue in order
to provide a rear yard screen. This landscape plan shall be
submitted for staff review with the final plat and approved
by the City Council with the approval of the final plat.
H. If the applicant is requesting a model home and/or sales office
this shall be approved by the City with the approval of the
final plat.
Preliminary Plat - Westbury Page 3
ENGINEERING RECOMMENDATIONS
I) Access shall be provided to the McCarthy property from the
"bubble" on the westerly north -south internal street.
j)
K)
L)
Any costs incurred due to the necessity of the relocation
of the Williams Brothers pipeline under the Wescott Road
access shall be the sole responsibility of this development.
An 8' trailway shall be constructed along Lexington Avenue.
A 55' half right-of-way shall be dedicated for Lexington Ave-
nue.
A 10' easement shall be dedicated along Lexington Avenue for
trailway purposes.
N) All internal easements shall be dedicated in accordance with
staff's -recommendations.
0) This development shall be responsible for the trunk area storm
sewer assessments at the rate in effect at the time of final
plat approval.
P)
All costs associated with the internal streets and utilities
shall be the sole responsibility of this development.
MEMO TO: ADVISORY PLANNING COMMISSION, DALE C. RUNKLE, CITY PLANNER
FROM: RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
DATE: NOVEMBER 16, 1983
SUBJECT: WESTBURY ADDITION PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has the
following comments regarding this proposed development for considera-
tion by the Planning Commission and City Council.
DRAINAGE/TOPOGRAPHY
This proposed development is located southwest of Lexington Avenue
and Wescott Road within the NE; of Section 22. The existing topogra-
phy is such that most of the drainage from this parcel is collected
in small depressions within the hilly terrain. Generally, the drain-
age for this proposed development is to the northwest into two small
ponds which are connected to Hurley Lake (JP -11) by gravity storm
sewer under Wescott Road. Grading over this development does not
pose any difficulties, however, a detailed erosion control and grad-
ing plan should be submitted due to the susceptibility of erosion
from the hilly terrain.
With the installation of the Hurley Lake trunk storm sewer outlet
(Project 382) planned for construction this fall, the additional
storm runoff generated by this proposed development can be adequate-
ly controlled. Figure 1 illustrates the relationship of this propos-
ed development with Hurley Lake and its subsequent outlet.
UTILITIES
The existing utilities in the proximity of this proposed development
consists of a 12" trunk water main located along the south side of
Wescott Road which has a 16" stub to the south and an 18" stub to
the north along Lexington Avenue. This trunk water main is of suffi-
cient size, capacity and depth to provide service to this proposed de-
velopment. On the other hand, trunk sanitary sewer has not yet been
made available to this area. Project 361 (Wescott trunk sewer) has
been ordered in by Council to provide a trunk sanitary sewer main to
this area.
All internal utilities (and streets) are planned to be installed un-
der City contract next spring upon successful completion of the City's
platting process by the developers.
STREETS
This proposed development is bordered by Lexington Avenue on the east
and Wescott Road on the north. Presently, Lexington Avenue is under
Dakota County jurisdiction and is a two-lane rural highway. Wescott
Road is under the City's jurisdiction and is built to its ultimate
section of 52 feet wide with concrete curb and gutter.
ENGINEERING REPORT
WESTBURY ADDITION PRELIMINARY PLAT
NOVEMBER 22, 1983
PAGE TWO
Access to this proposed development will be from Wescott Road and
Lexington Avenue. These access points will dictate future access
points for the land across from them. In each instance, the topogra-
phy is compatible for future street intersections and therefore will
not cause any hardships for access to future developments in those
areas.
The access to Wescott Road crosses the Williams Brothers pipeline
which is parallel to and approximately 100' south of the centerline
of Wescott Road at this point. In order for this access to be uti-
lized, much fill will need to be placed. Subsequently, the devel-
oper must work with the Williams Brothers pipeline representatives
in determining how much fill can be placed over the existing pipe-
line without any relocation by the pipeline. Should any relocation
be necessary, all costs will be the responsibility of this proposed
development.
In addition to the proposed southerlystub street to the McCarthy
property, staff recommends the street be continued from the "bubble"
in Block 1 to the west to provide another potential access to the
McCarthy property. This, would appear to be the most logical point
to continue a street through a draw in the contours of the McCarthy
property in the future. Also, this street could be centered over
the proposed trunk sanitary sewer line. This way, access to both
sides of an existing ridge running east -west through Lots 27-31 of
Block 1 may be obtained since this ridge is too steep to try to cross
with a street unless a vast amount of grading is undertaken.
In short, the access points as shown for this proposed development
are adequate and may easily be extending into future developments
across from them. This would also be true for staff's recommenda-
tion for an additional connection to the property to the west.
This development provides for good traffic circulation patterns with
the majority of the streets being looped. Only two cul-de-sacs are
being proposed with each being within the length specified within
City Code. All of the streets will be constructed to City standards
under a City contract upon successful completion of the City's final
platting process.
SinceLexington Avenue (County Road 43) is designated as an inter-
mediate arterial street in the Comprehensive Plan, an 8 -foot trail -
way shall be constructed on an easement along the easterly portion of
this proposed preliminary plat. Wescott Road has an 8 -foot trail-
way already constructed.
RIGHT-OF-WAY/EASEMENTS
A 55 -foot half right-of-way shall be dedicated along Lexington Avenue
as a condition of final plat approval. All internal streets are pro-
posed having a 60 -foot right-of-way and shall be dedicated as such
ENGINEERING REPORT
WESTBURY ADDITION PRELIMINARY PLAT
NOVEMBER 22, 1983
PAGE THREE
with the final plat. Also, a trailway connection shall be provided
to Patrick Egan Park as determined by the Advisory Parks Committee.
A 10 -foot easement will be required along the publicly dedicated
right-of-way for Lexington Avenue to be used for trailway purposes.
In addition, easements shall be dedicated where required for the trunk
sanitary sewer yet to be installed and also for any watermain loop-
ing which may be required. In any event, a 10 -foot utility easement
will be required adjacent to all publicly dedicated right-of-way and
centered over all interior lot lines. In addition, a 5 -foot drainage
utility easement will be required adjacent to all exterior lot lines
except for areas adjacent to plats not previously dedicating this
5 -foot easement. In this instance, a 10 -foot utility and drainage
easement will be required.
ASSESSMENTS
Trunk water area assessments and lateral benefit watermain assess-
ments have been levied. The sanitary sewer trunk area assessments
and lateral benefit assessments are pending under Project 361. Also,
this development shall be responsible for trunk area storm sewer assess-
ments at the rate in effect at the time of final plat approval. At
this time, this would amount to approximately $89,740 (47.8 acres
X 43,560 square feet per acre X 0.0431 dollars per square foot).
All costs associated with the internal streets and utilities shall
be the sole responsibility of this development.
I will be available to discuss in detail, any aspect of this report
at the Advisory Planning Commission meeting on November 22, 1983.
ectfulsub' tted,
ichard M. Hef
Assistant Cit Engineer
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CITY OF EAGAN
SUBJECT: PRELIMINARY PLAT - EAGAN CENTER
APPLICANT: JAMES B. & ARVELLA W. HORNE
LOCATION: PART OF THE NE4 OF THE NE4 OF SECTION 21
EXISTING ZONING: R-1 (RESIDENTIAL SINGLE DISTRICT) AND A (AGRI-
CULTURAL)
DATE OF PUBLIC HEARING: NOVEMBER 22, 1983
DATE OF REPORT: NOVEMBER 17, 1983
-REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: An application has been submitted requesting
preliminary plat approval, Eagan Center, consisting of approximately
38 acres and containing one 60 -unit apartment complex and four out -
lots for future development and two exceptions for existing single
family homes located in part of the NE4 of the NE4 of Section 21.
ZONING AND LAND USE
Presently, the property is zoned R-1 (Residential Single District)
and A (Agricultural). The Comprehensive Guide Plan designates this
parcel as R -II (Mixed Residential) with a density of 3-6 dwelling
units per acre. The application submitted is a request for seven
apartment buildings containing 356 dwelling units and 8-9 commercial
buildings meeting the requirements of the NB (Neighborhood Business
District).
In review of this development proposal, it appears that the use in-
tensity exceeds what is being proposed in the Comprehensive Guide Plan,
and therefore, an amendment to the Guide Plan would have to be initiat-
ed by the City if this development proposal is approved.
COMMENTS
As you are aware, the first application submitted by James B. and Ar-
velia W. Horne was in September for rezoning from A (Agricultural) and
R-1 (Residential Single District) to R-4 (Residential Multiple) and
NB (Neighborhood Business District). The Advisory Planning Commission
reviewed the application and indicated that the Planning Commission
has not recommended zoning changes where a preliminary plat has not
accompanied the zoning request. An application was then submitted in
October for preliminary plat, and at the October meeting, the plat was
continued because of the direction of the Planning Commission to di-
rect staff to do a land use study to determine what the best use for
development would be in the property bounded by I -35E, Deerwood Avenue
and Pilot Knob Road. Staff has now -concluded this neighborhood study,
and the results or findings of this study have determined that the
CITY OF EAGAN
PRELIMINARY PLAT - EAGAN CENTER
NOVEMBER 22, 1983
PAGE TWO
best use of the property would be R -II (Mixed Residential) with a den-
sity of 3-6 dwelling units per acre and also some designations of LB
(Limited Business) to buffer higher intensity uses to have developed
outside of the study area.
As stated in the Zoning and Land Use Section, the application has
submitted an overall concept plan to develop the 38 acres into 12
acres of commercial which would consist of approximately 8-9 commer-
cial buildings meeting the NB (Neighborhood Business District) cri-
teria of the City Code. The area of this Neighborhood Business pro-
posed is located in Outlot C and D of the proposed plat. The out -
lots would prohibit development at this particular time. However,
the applicant is requesting the zoning to correspond with these out -
lots which are designated.
The preliminary plat consists of one lot on which development could
occur. This would be Lot 1, Block 1, Eagan Center. The applicant
has proposed that Lot 1 consist of approximately 3.13 acres and would
contain one apartment building containing 75 dwelling units. In re-
view of the site plan, the building meets all setback requirements,
and the applicant is proposing one covered parking space and 1-11
open parking spaces with this development request. In the preliminary
review, it appears that the applicant has met all of the criteria and
setbacks of the R-4 District for the proposed building on Lot 1, Block
1.
Outlots A and B are also intended for future development of the multi-
ple site and will be replatted in phases after Lot 1 develops. Out -
lot C and D are proposed for commercial developments and correspond
with the concept plan Mr. Horne submitted for the rezoning request.
In addition to the four outlots and right-of-way being platted, there
are two exceptions to this plat at this time. The exceptions are pre-
sently platted lots of the King's Wood Addition. These exceptions
consist of Lot 2, Block 1 and Lot 7, Block 1 where two existing single
family homes are constructed. It is staff's understanding that when
Outlots C and D are proposed to be developed, these two exceptions
would be included in the preliminary plat and converted from single
family residences to offices or some commercial use. However, to keep
the legal descriptions of the existing single family homes, staff has
suggested that exceptions to the plat be made at this time in order
to keep separate legal descriptions for each of the two single family
homes.
The applicant is proposing to provide circulation to the plat through
the existing King's Road right-of-way. Again, this will be platted
to provide access to Lot 1, Block 1. In the concept plan, the appli-
cant is proposing direct access to the commercial from Pilot Knob Road.
This should be looked at in detail, and access to the commercial shoul
be provided internally vs. taking direct access onto Pilot Knob Road.
CITY OF EAGAN
PRELIMINARY PLAT - EAGAN CENTER
NOVEMBER 22, 1983
PAGE THREE
Since the application had been submitted for rezoning prior to the
City doing a land use study to determine the best use of the proper-
ty, the Advisory Planning Commission may suggest to the applicant that
he amend his application to conform to the proposed land use designa-
tion and continue the item until the applicant can provide the proper
exhibits which correspond to the proposed land use. This would allow
the developer to continue working at developing his property in accor-
dance with the Comprehensive Guide Plan without having to resubmit a
new application to start the development process. This consideration
may be looked at due to the fact that the application was submitted
prior to the findings of the land use study.
If the applicant proves that his development proposal is less instru-
sive to the site, then the Planning Commission may want to proceed
with the original application. If this is a fact, then the prelimi-
nary plat should be subject to the following conditions:
1) A plat should be reviewed by Dakota County Plat Commission be-
cause the plat abuts County roads.
2) King's Wood Road should be upgraded to City standards.
3) Only the 75 -unit building would be allowed to be constructed
with this plat.
4) Detailed grading, drainage, and erosion control plans shall
be reviewed and approved by City staff prior to final plat
application.
5) A detailed landscape plan shall be provided and an adequate
landscape bond shall be submitted and not released until one
year after the landscaping has been completed.
6) All other City ordinances shall be complied with.
DCR/jach
CITY OF EAGAN
PRELIMINARY PLAT - EAGAN CENTER
NOVEMBER 22, 1983
PAGE FOUR
ENGINEERING RECOMMENDATIONS - EAGAN CENTER
7) Applicant provide an approved grading and an erosion control
plan.
8) If installed privately, the plans and specifications for
streets and utilities be prepared by a registered engineer
and submitted to the Engineering Department for approval.
9) A 55 -foot half right-of-way shall be dedicated for Pilot
Knob Road.
10) The 50 -foot right-of-way existing for Coronation Road shall
be maintained so as to provide access to Lot 7, Block 1,
of Kingswood Addition. Street right-of-way be a minimum
of 60 ft. for commercial industrial zoning, and 50 ft.
for R-4 zoning.
11)
Easements be dedicated as required.
12) This development will be responsible for the upgrading
of trunk area storm sewer assessments at the rates in effect
at the time of final plat approval.
13) All costs associated with installation of street and utilities
for this development will be the sole responsibility of
this development.
MEMO TO: DALE C. RUNKLE, ADVISORY PLANNING COMMISSION
FROM: RICHARD M. HEFTI, ASSISTANT CITY ENGINEER
DATE: OCTOBER 20, 1983
SUBJECT: EAGAN CENTER PRELIMINARY PLAT
The Engineering Division of the Department of Public Works has
the following comments for consideration by the Advisory Planning
Commission and City Council regarding this proposed development.
DRAINAGE/TOPOGRAPHY
This proposed development is located west of Pilot Knob Road
and south of the existing Eagan City Hall, in the NE; of the
NE; of Section 21. The existing topography consists largely
of rolling hills with a large depression located along the easterly
portion of the proposed Outlot A. This low spot has been acquired
by MnDot for ponding purposes of storm water run-off from 35E.
In addition, this pond is contained within the City's comprehensive
storm sewer plan as Pond JP -5. With the exception of the southwest
corner of this proposed development (consisting of approximately
Lot B and the southwest corner of Lot 1, Block 1) the remaining
portion of this proposed development drains into Pond JP -5.
The southwest corner of this proposed development lies within
the drainage district B which drains into Blackhawk Lake. This
is more clearlyillustrated as Figure I. Nonetheless, both Blackhawk
Lake and Pond JP -5 have positive gravity outflows thus controlling
their high-water elevations.
Although the proposed Lot 1, Block 1 of this development does
not contain slopes as steep as Outlot A for instance, the slopes
over this area are significant and vary from approximately 12%
to 20%. Subsequently, any grading over this area will require
a detailed grading and erosion control plan to be submitted
for approval. Other than increasing the intensity of the run-
off, any proposed grading will not pose any problems with the
existing drainage.
UTILITIES
Utilities of sufficient size, capacity and depthexist to provide
service for this proposed development. A 16" trunk watermain
is in place along the easterly boundary of this proposed development
with a 10" watermain line within Kings Road and a 6" watermain
line within Coronation Road. The sanitary sewer to provide
service to this proposed development consists of a 33" trunk
line along this proposed development's westerly border. However,
this portion of the trunk sanitary sewer line will be abandoned
as a part of the Interstate 35E construction. Instead, this
line will be relocated further west and a stub line constructed
MEMO TO DALE C. RUNKLE, APC/RICHARD M. HEFTI
October 20, 1983
Page 2
across I -35E to provide service to this proposed development.
This will be accomplished under Project 372, of which a preliminary
feasibility reaport is being prepared at this time which addresses
this issue. Finally, a 24" trunk storm sewer outlet is in place
to provide the gravity outflow from Pond JP -5 to Blackhawk Lake.
If installed privately, the plans and specifications for the
installation of utilities shall be submitted to the Engineering
Department for review of conformance to City design and construction
standards. Staff will investigate whether the existing 10"
watermain will be required to be extended through this development
or whether an 8" watermain will be sufficient. The reason being
that several factors influencing the design of this 10" main
in 1973 have since changed. The result of this investigation
will determine if the City trunk water fund will be affected.
STREETS
Pilot Knob Road (C.S.A.H. #13) parallels the east property line
of this proposed development with access off it by way of Kingswood
Road. Pilot Knob Road is currently a two-lane rural section
county road with bituminous surfacing. Kingswood Road is presently
an unimproved, publicly -dedicated street.
With this proposed development, Kingswood Road should be upgraded
to City -designed standards. This would require a 44 -foot wide
public street through the proposed commercial area and a 36 -
foot wide public street through the multiple residential area.
The commerical portion of this proposed road should be constructed
to a City standard of 7 -ton design.
It should be noted that the extension of Kingswood Road as proposed
exceeds the length for allowable dead-end streets as it is about
1,200 feet. Staff recommends either ending street construction
at the east end of Lot 1, Block 1, or completing the street
pattern for this development to provide for Kingswood Road to
be looped to another street.
RIGHT-OF-WAY/EASEMENTS
A 55' half right-of-way for Pilot
with this proposed development.
Road shall be a minimum of 60'.
way for Coronation Road shall be
to Lot 7, Block 1, of Kingswood
Kingswood Road may be platted as a 50'
Knob Road shall be dedicated
Right-of-way for Kingswood
In addition, a 50' right -of -
maintained to provide access
Addition. The extension of
right-of-way.
MEMO TO DALE C. RUNKLE, APC/RICHARD M. HEFTI
October 20, 1983
Page 3
ASSESSMENTS
All trunk area assessments have been levied over this proposed
development under its existing zoning of R-1 and Agricultural.
However, since Lot 1, Block 1, of Eagan Center is proposed to
be rezoned to R-4, then this area must be upgraded for trunk
area storm sewer rates by applying the difference between multiple
residential and single family trunk area storm sewer assessment
rates in effect at the time of final plat approval. At this
time, this would amount to $1,475.00 (136,600 sq. ft. @ $0.0108
per sq. foot).
This development shall be responsible for all costs associated
with the internal streets and utilities installation.
I will be available to discuss in detail any aspect of this
report at the Advisory Planning Commission meeting on November
22, 1983.
Respectfully Submitted,
Richard M. H -ti, P.E.
Assistant City Engineer
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BORNE ARCNIT C O. INC.
3560 CORONATION RD.
EAGAN, MtNN. 55122
PNONE:16121454.2.03
Memo To:
From:
Date:
Subject:
Advisory Planning Commission
Dale Runkle, Planner
November 17, 1983
Lan d Use Study of Area Bounded by I -35E
Deerwood Drive on the South and Pilot
the East.
I BACKGROUND INFORMATION
on the West,
Knob Road on
A. Existing Land Use: The Study Area comprises approximately
190 acres. After right-of-way is taken for the development
of I -35E, there will be approximately 16 single family homes
remaining in this area. The only other development is the
existing City Hall facility located on Pilot Knob Road.
The remainder of the area is vacant with some farming activity.
B. Topography: The topography varies a great deal over
the 190 acre area. The northern portion of the Study Area,
in the vicinity of Violet Lane, is gently rolling with only
a few scattered clusters of trees. This generally characterizes
the area as you proceed south to the location of the existing
City Hall. South of this area, the topography is considerably
more rugged and more heavily wooded. There are several
slopes in this area which exceed 30%. There are also many
small depressions or low areas. As you approach a point,
approximately i mile north of Deerwood Drive, the area again
can be characterized as gently rolling with a few isolated
exceptions where there are very steep slopes. Overall the
area is not uncharacteristic of vacant land which exists
in the City of Eagan with the exception of some of the very
steep slopes which exist over the central portion of the
Study Area.
C. Zoning: The existing zoning over the approximate 190
acres is as follows:
Blackhawk Planned Development 65 acres (R-3)
Agricultural 110 acres
R-1 15 acres
The Blackhawk Planned Development Agreement was signed in
June, 1977. The Planned Development does not show the existing
alignment of I -35E. With the new alignment, approximately
65 acres will remain east of I -35E. These remaining properties
were designated for Residential R-1 and R-3 and an area
west and south of the existing City Hall was designated
as a civic center/park. The Planned Development also shows
a north -south collector street running through the property
from Pilot Knob Road, just south of the Violet Lane intersection
to Deerwood Drive. This internal collector street could
not be developed along the proposed alignment because of
the new alignment of I -35E.
Advisory Planning Commission
Page 2
D. Comprehensive Plan: The Land Use Guide Plan Map contained
in the 1980 Eagan Comprehensive Guide Plan designates the
entire Study Area for residential R-11 development with
the exception of the existing City Hall site. The R-11
designation permits residential development within a density
range of three to six units per acre. After land is deducted
for the existing City Hall, this would permit a total number
of units ranging from 540 to 1080.
No park land was proposed to be dedicated in the Study Area.
The park land serving this neighborhood will be located
to the south across Deerwood Drive and east, across Pilot
Knob Road. Redevelopment of the existing City Hall site
may also offer some potential for recreation.
The Test of the Comprehensive Plan singled out the Study
Area for special consideration. Page IV -29 of the Land
Use Section of the Comprehensive Plan states:
"a. Blackhawk Lake/I-35E: There has been considerable contro-
versy over the routing of the future I -35E in the vicinity
of Blackhawk Lake. More recently, the City approved a route
along the easterly edge of Blackhawk Lake after a Minnesota
State Supreme Court decision blocked the City's preferred
route of bridging I -35E over Blackhawk Lake. As such, the
new alignment was reviewed by the Eagan City Council in
March of 1980 and the City has not had a great deal of opportun-
ity to study the resulting land use implications for the
area which lies generally within the boundaries of Pilot
Knob Road, the I -35E route and Deerwood Drive. This area
is designated for low -density -mixed residential uses, however,
more detailed planning for I -35E and the corresponding effects
of drainage, ponding and noise and vision impacts upon the
area may cause the City to revise the Comprehensive Plan
accordingly. This is expected to be an area of high noise
impact because of the narrow configuration between Pilot
Knob Road and I -35E. Land use planning will have to mitigate
these adverse effects as much as possible."
E. Interstate 35E: The grades and right-of-way limits
for I -35E, as it affects the Study Area, have been established.
The net effect in terms of noise that the interstate highway
will have on adjacent properties requires a detailed area -
to -area study. The proposed grades on property to be developed
and the proposed siting of structures would be needed in
order to determine detailed noise impacts. In a more general
way, however, the noise impacts can be determined from the
Environmental Impact Statement (EIS) prepared for I -35E.
It appears that, where possible, McDOT recessed the highway
or provided earth berms to reduce noise impacts. In fact,
Advisory Planning Commission
Page 3
the Study Area may be more adversely affected over the long
term by noise from Pilot Knob Road than from I -35E. In
any instance, the Study Area which averages approximately
a mile in width between I -35E and Pilot Knob Road, has the
potential for high noise impacts at certain locations from
these two highways. As such, the selection of the type
of land use that is permitted and the siting of buildings,
will be of particular concern.
F. Municipal Utilities: Municipal sanitary sewer and water
is located along the periphery of the Study Area and would
be available for development which occurs within this area.
II LAND USE STUDY
As noted above, this is a particularly difficult area in
which to properly plan for land uses. The routing of I -
35E, approximately a mile away from a very major highway,
creates land use problems because of the potential for high
noise levels and the inability to provide for an internal
collector street. Thisis further complicated by the rugged
topography located in'the center of the Study Area. As such,
some of the more finite decisions related to land use would
best be made when detailed plans are brought forth by developers.
The Comprehensive Plan, through the designation of R-11
for the entire area, appears to be an oversimplication.
This was recognized in the text of the Eagan Comprehensive
Plan wherein it called for a more detailed study of this
area after the alignment of I -35E has been established.
DEVELOPMENT AREAS:
The Study Area, because of topography, may be divided into three
areas. The first would be the area north of existing City Hall,
the second would extend from the existing City Hall to a point
mile north of Deerwood Drive and the remainder would be the
southern portion of the Study Area.
STUDY AREA I
As previously stated, the northern portion of the Study Area,
which extends from the existing City Hall north, is generally
characterized by the development of a few single family homes
with a large amount of vacant land which is generally rolling,
with scattered stands of trees. The only major vehicular access
to this area is Pilot Knob Road. At present there are two inter-
secting streets:Violet Lane and Engelhard Road with some additional
private accesses directly onto Pilot Knob Road. The existing
intersecting streets are spaced about 4 mile apart. It would
Advisory Planning Commission
Page 4
be desirable to maintain this spacing so that in this area the
only three direct accesses would be Violet Lane, Engelhart Road
and the City Hall access. It would also be desirable to create
an internal local street connection between these three accesses.
The single family homes which exist in the area, generally average
from 10 to 20 years of age and are expected to exist for the
next several years. As such, it again would be desirable to
have residential development as the predominent use in this
area which would be compatible with the existing single family
homes. The R-11 designation appears to be correct for this
area since it would permit the clustering of low-density residen-
tial development or additional single family homes. Also, if
proper access could be provided there may be some potential
for Limited Business use along Pilot Knob Road. Other types
of commercial, however, should be resisted; particularly that
which would generate high volumes of traffic.
STUDY AREA II
Study Area II includes the property south of the existing City Hall
to 1/4 mile north of Deerwood Drive. In review of this particular
area, it appears the topography is the most rugged of the entire
study area. The topographic relief and heavy vegetation would ap-
pear to make this area the most difficult to develop within the en-
tire study area. Again, this parcel abuts I -35E to the west and
Pilot Knob Road to the. east. There will be some noise impacts gen-
erated from.I-35E and Pilot Knob Road. Therefore, proper planning
and placement of units should be considered in regard to minimizing
the noise impacts generated from the two roadways. Along with berms
and proper screening, noise reduction could be accomplished in the
development of this proposed site.
In reviewing the land use for this particular area, it appears that
the R -II designation, the Mixed Residential with a density of 3-6
dwelling units per acre appears to be appropriate for this area.
The R -II density would allow a mixture of single family and town-
house units and could allow clustering of the lower density in or-
der to maximize the development and preserve the natural environ-
ment which exists on the site.
Presently, there exists two single family homes and a mixed residen-
tial of 3-6 dwelling units per acre could incorporate these single
family homes into the development of this entire parcel.
Again, as stated in Study Area I, there may be some areas of this
study area which could be looked at for Limited Business use or
clustering of low volume commercial activities. In review of this
particular use, it appears that some clustering of Limited Business
could occur along the Pilot Knob Road area. This would provide a
buffer area from Pilot Knob Road when upgraded and also from the
municipal center which is developing on the east side of Pilot Knob
Road or directly across from the property Mr. Horne is proposing to
develop. Again, the Limited Business use should be clustered as
not to promote strict development from occurring along Pilot Knob
Road.
Advisory Planning Commission
Page 5
STUDY AREA III
The last area to be reviewed is the area located 1/4 mile north of
Deerwood Drive running south to Deerwood Drive. In review of this
parcel, it appears that the topography is less severe than the pro-
perty directly north. The hills are more rolling and less severe.
There are clusters of vegetation, however, not as much as what is
on the property directly north.
In reviewing the land use for Study Area III, it appears that the
R -II designation of Mixed Residential with a density of 3-6 dwelling
units per acre would also be appropriate for Study Area III. This
would allow a continuation and continuity of the two study areas
mentioned above and provide for a homogeneous neighborhood. In
developing this parcel, there should be an internal street network
with as few connections to Pilot Knob Road and Deerwood Drive as
possible, and hopefully, interconnections to properties to the north
if feasible to provide a good circulation pattern.
In conclusion, it appears that the original analysis made in pre-
paring the Comprehensive Guide Plan when designating this District
or development area as R -II (Mixed Residential) with a density of
3-6 dwelling units per acre appears to be the same conclusions that
staff came up with in re -reviewing this development area in regard
to topography, vegetation and other site restraints.
It appears, however, there could be some clustered areas where Limit-
ed Business could occur within this study area. The potential for
some clusters of Limited Business use could be incorporated in the
northern two study areas, and these businesses should be geared to
types of business which would generate low volumes of traffic, or to
restrict left -turning movement as much as possible along Pilot Knob
Road. These limited business areas should be clustered to prevent
strip development and also in locations where buffering from higher
intense uses such as the commercial areas in the north of this study
area and areas directly west cf the City Hall complex.
Since this study was initiated because the City has received a devel-
opment request for a 38 -acre tract of land within this study area
and the proposed development was of a higher intensity than what was
designated on the Comprehensive Guide Plan, the applicant should dem-
onstrate to the City that his development proposal is less detrimental
to the topography than what the City is proposing for land uses with-
in this study area. If the developer can prove that his development
proposal creates less impact to the topography, consideration should
be given to his request. However, this will have to be proven by the
applicant if he is proposing a change to the Comprehensive Guide Plan.
Advisory Planning Commission
Page 6
III LAND USE PRINCIPLES GUIDING DEVELOPMENT
The following Land Use Principles should be used by the
City to guide development in the Study Area.
1. It would be an objective of the City to sever all private
accesses and to only have access occur to Deerwood Drive
and Pilot Knob Road from local streets which are spaced
at least a mile apart.
2. Existing Single Family
The existing
be protected
development.
are expected
years. As such, low density residential on adjacent
properties would be the most desirable use.
single family uses in the Study Area should
as much as possible by providing compatible
Most of the existing single family homes
to continue in use for the next several
3. Residential Development
The general pattern of development in the Study Area
is expected to consist of low density residential develop-
ment. The housing that is expected would be single
family homes, townhouses, quads or coach homes and some
apartments or condominiums. It is expected that as
many as 1000 new residential units will be developed
over the Study Area.
4. Commercial
The only commercial development that would be permitted
is Limited. Business. Limited Business uses could be
developed along Pilot Knob Road in areas which are exposed
to high activity such as commercial uses in the vicinity
of Violet Lane or the Eagan Civic Center in the Wescott
Road area. Where Limited Business is allowed to develop
it should be a "clustered" development with access occuring
form a public street which is properly spaced along
Pilot Knob Road.
"Strip" commercial development should not be permitted;
rather, small, commercial clusters should be the pattern
where and if any commercial is permitted. In particular,
retail commercial or commercial which generates a high
volume of traffic,should not be permitted.
5. Planned Development
It would be desirable to have most of the development
in the Study Area occurring through an approved Planned
Advisory Planning Commission
Page 7
Development. This would allow for the planning of a larger
area which may develop over an extended period of time.
The existing Blackhawk Planned Development needs to
be revised because of the dramatic impact that the rerouting
of I -35E has on the approved Blackhawk Planned Development.
6. Park/Recreation
It would be desirable to provide a small, neighborhood
recreational area in the vicinity of the existing City
Hall in order that residential development in the Study
Area would have better access to recreational uses.
As currently planned, the only recreational areas would
occur to the east across Pilot Knob Road or to the south
across Deerwood Drive. If the anticipated 1000 dwelling
units are developed in the Study Area, this would lend
further support for the development of a small recreational/
municipal park area.
7. Adverse Noise Effects
As previously stated, this area is expected to experience
high noise levels from I -35E and Pilot Knob Road. Noise
attenuation is expected to result from proper planning
such as providing proper grades, providing the proper
siting of structures, providing noise berms and barriers,
providing vegetative screens and similar man-made means
for providing attenuation. This can best be accomplished
at the time individual development plans are brought
forth for review by the City. Only through this method
will a desirable living environment be created in the
Study Area.
In summary, this Study has pointed out many times that the Study
Area will be very difficult to properly develop because of
the adverse external influences. As such, the City will have
to pay particular attention to the individual development plans
brought forth to assure these adverse impacts are mitigated
to the greatest possible extent. Pre -planning at this time
cannot deal with all of these matters because of the lack of
sufficient detailed development information. This only can
be accomplished as individual plans are brought forth. The
general guidance, however, is to develop the area with low density
residential use as the predominent land use with the opportunity
for small clusters of Limited Business developments along Pilot
Knob Road in areas where high adverse impacts may occur.
T
//
1
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4 Ai.-,*,,,-Nik.i. _.4,41-7. -
cr
CITY OF EAGAN
SUBJECT: REZONING
APPLICANT: JAMES B & ARVELLA W. HORNE
LOCATION: PART OF THE NE4 OF THE NE4 OF SECTION 21
EXISTING ZONING: R-1 (RESIDENTIAL SINGLE DISTRICT) AND A (AGRI-
CULTURAL)
DATE OF PUBLIC HEARING: SEPTEMBER 27, 1983
DATE OF REPORT: SEPTEMBER 20, 1983
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED: An application has been submitted requesting
to rezone approximately 38 acres from A (Agricultural) and R-1 (Resi-
dential Single District) to 12 acres of NB (Neighborhood Business Dis-
trict) and 26 acres +/- to R-4 (Residential Multiple District) located
in part of the NE4 of the NE4 of Section 21.
ZONING AND LAND USE: Presently, the parcel is zoned R-1 (Residential
Single District) and A (Agricultural District). The portion of the
property zoned R-1 is the King's Wood Addition which consists of 12
lots and contains 2 existing residential structures. The remainder
of the property is zoned A (Agricultural) and has not had any prior
requests to rezone this additional property.
The Comprehensive Guide Plan has designated this property as R -II (Mix-
ed Residential) with a density of 3-6 dwelling units per acre. The
request submitted is for approximately 12 acres of Neighborhood Busi-
ness and 26 acres +/- for R-4 (Residential Multiple). This request ap-
pears to be a more intense use which has been designated in the Compre-
hensive Guide Plan. Therefore, if this rezoning is granted, an amend-
ment to the Comprehensive Guide Plan will have to be initiated and sub-
mitted to the Metropolitan Council for their review.
COMMENTS: Normally, an application for preliminary plat accompanies
the application for rezoning in most cases where the City acts on a
zoning request. Mr. Horne has indicated that at the present time, he
cannot submit an application for plat approval because he is presently
negotiating with the Minnesota Department of Transportation for right-
of-way acquisition for construction of I -35E. Therefore, the exact
boundaries of property cannot be tied down at this particular time be-
cause of this negotiation. However, Mr. Horne has submitted a concept
plan of how he feels his property could develop and would like this
submission reviewed as a concept as to how the property could develop
if the rezoning were granted to the NB(Neighborhood Business District)
and R-4 (Residential Multiple District).
CITY OF EAGAN
JAMES B & ARVELLA W HORNE
SEPTEMBER 27, 1983
PAGE TWO
The second issue Mr. Horne has brought forth is that he is presently
negotiating with the City of Eagan for easements and assessments in
which the City crossed his property in order to complete a project.
It is staff's understanding that this assessment issue has not been
resolved, and Mr. Horne would like some indication for zoning prior
to settling any assessments with the City of Eagan. It is the City's
view that the assessments and zoning should be handled in two separate
matters. However, Mr. Horne indicated he would like these issues treat-
ed together in negotiating the settlement for the assessment appeal.
In reviewing the Comprehensive Guide Plan, the entire tract of land
bordered by Deerwood Drive on the south, 35E on the west and north and
Pilot Knob Road on the east has been designated R-2 (Mixed Residential)
with a density of 3-6 dwelling units per acre. Mr. Horne presently
owns 38 acres within this total area of which is being proposed to
be rezoned to a more intense use which has been designated on the Com-
prehensive Guide Plan. Therefore, if the zoning of the property for
this particular parcel is approved, the City will then have to do an
analysis to the property to the north and south of Mr. Horne's proper-
ty and revaluate the other parcels for land use in this particular area.
The sketch plan Mr. Horne has submitted proposes that the first 440
feet west of Pilot Knob Road would be rezoned to NB (Neighborhood Bus-
iness District). In this proposed plan, Mr. Horne has indicated that
8 commercial buildings could be placed on this property and provide
adequate parking. In the review of the sketch plan, staff has con-
cerns with all of the direct accesses onto Pilot Knob Road, and when
the City is officially reviewing the plat for this parcel, staff will
be working with Dakota County to see what accesses the County will al-
low on Pilot Knob Road and which accesses would be eliminated. From
the 440 -foot mark back, Mr. Horne has proposed 5 multiple buildings
which would contain 356 dwelling units which is approximately 13.6
units per acre and would be feasible under the R-4 category of the
zoning ordinance. There is a small section of the proposed site plan
which is just west of the proposed Neighborhood Business zoning and
isolated by the City property to the north and a ponding area that
the State is looking at acquiring for drainage. If the Neighborhood
Business zoning is approved on the easterly portion of the site, this
additional rectangle should also go Neighborhood Business and would
allow an additional office complex. It would make sense to include
this parcel if the commercial zoning is approved on the rest of the
site.
The applicant is proposing a circulation plan to provide access to all
of the potential building sites through the present rights-of-way of
King's Wood Road. This road would continue, and if Mr. Horne can nego-
tiate with the State, a looped road system would be provided that could
tie and provide access to both the north and south property. At the
present time, this easement and right-of-way negotiation is being done
by Mr. Horne and the State, and until these issues can be worked out,
Mr. Horne cannot submit a preliminary plat because of the uncertainty
of how much land the Department of Transportation will take in the I -35E
condemnation process.
CITY OF EAGAN
JAMES B & ARVELLA W HORNE
SEPTEMBER 27, 1983
PAGE THREE
If the Advisory Planning Commission approves the application for rezoning,
staff does not have any conditions to place on the rezoning at this par-
ticular time. Once the applicant has submitted a request for preliminary
plat approval, this will be the place staff will tie all of the conditions
of the plat and development to the preliminary plat vs. any conditions
with any rezoning.
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December 1984
MEMO TO: ADVISORY PARKS AND RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: POLICY; TRANSPLANTING THE TREES FROM PREDEVELOPMENT AREAS
Background: At the November 1983 Commission meeting, the Commission re-
viewed the issue of transplanting trees to City parks from areas seeking
preliminary platting and development. The Commission approved of this
concept and directed staff to prepare a policy statement for formal
adoption at its December meeting to be forwarded to the City Council.
The draft of this policy is as follows:
************************************************************************
The City of Eagan, under its subdivision ordinance, has mandated that trees
which are to ,be removed as a result of development activity in a newly
platted area, are to be marked accordingly. The City Parks, Recreation
and Forestry Department has the ability to remove many of these designated
trees, which could be utilized in City parks, rather than be destroyed as
a result of development activities.
Therefore, the Advisory Parks and Recreation Commission recommends that
the City adopt a policy whereby the City be afforded the opportunity to
enter upon land, following preliminary plat approval and prior to develop-
ment activities, for the purposes of removing those trees which are deemed
suitable for transplanting to City parks which otherwise may be destroyed.
The developer shall be so notified of this policy at the time of prelimi-
nary plat processing. This policy shall not act to prohibit or slow develop-
ment by the developer, but seek early cooperation for the purposes of allow-
ing the City to enter upon the property for tree removal and transplanting
purposes. This policy shall not act to require the department to remove
any or all trees, but to be afforded the opportunity to remove those which
are deemed suitable for parks and public purposes.
It shall be the responsibility of the appropriate City staff to give
approvals and to coordinate with the developer the removal of trees. The
developer shall notify the City of_tentative project dates of construction
so removals can take place in a timely manner.
December 1983
MEMO TO: ADVISORY PARKS $ RECREATION COMMISSION
FROM: KEN VRAA, DIRECTOR OF PARKS AND RECREATION
RE: PARKS MAINTENANCE ACTIVITIES
Background: The Advisory Commission has previously asked that an update
on maintenance be prepared on a periodic basis. The purpose of this memo
is to advise the Commission of the activities of the parks maintenance
staff during the October and November time period.
Major projects included the completion of the hockey rink at Woodhaven
Park. The completion of the facility included the painting of the in-
side of the hockey rink with blue lines and red lines in place. Light-
ing has been repositioned on the rink, fence installed and gate openings.
All is ready for the skating season. All other hockey and skating facili-
ties have been repaired as necessary with the hockey rinks at Rahn,
Carnelian and Well Site receiving a fresh coat of white paint on the in-
side. Steps to the warming houses and repair of the warming houses them-
selves is now in progress. Work should be completed by the first week in
December.
With recent rains and wet weather, staff has been able to convert its
groundsmaster units for winter usage. All plows, snowblowers, brooms
and other miscellaneous winter equipment have been checked over and are now
prepared for the winter season. If poor weather conditions continue,
staff will continue to service all other remaining summer equipment for
winter storage.
Earlier in this maintenance period maintenance men aerified all the
Blue Cross/Blue Shield fields and dormant seeded the soccer fields for
a spring start. Additional miscellaneous activities taking place in the
neighborhood parks included the inspection of broken play ground
equipment, installation of ski trail signs at Blackhawk and Patrick
Eagan Parks, direction signs for snowmobile trails, and other type
activities.
The second major project for the department during the October/November
time period was the landscaping responsibilities of the new Eagan Municipal
Center. Staff was involved with the planning of the landscaping for the
site, grading of the area surrounding the building and, with the assistance
of the Dakota County Vo -Technical Institute students, plant material was
installed. Because of the delay in the parking lot, curb and gutter,
and the delay of the laying of the asphalt; the planting program was
postponed several weeks. Consequently, not all trees have been planted
on the site. Additional work remains to be done at the earliest opportunity.
The sodding of the grounds was also delayed as a result of an early snow-
fall which prohibited the laying of sod on wet grounds. Consequently, only
one-half of the area to be sodded was completed It is anticipated that
the remaining sod will be layed during the spring of 1984 when conditions
will permit. Also delayed from the City Hall landscaping project is the
seeding of the disturbed areas.
Activities in the tree department have concentrated on the planting of
materials at the new City Hall. However, with the addition of the new
tree spade to the department staff has virtually completed its fall
planting program in City parks. All new trees have been wrapped and
staked with activities of the tree department expected to expire some-
time the first week in December. Remaining activities include the
planting of the additional trees at the City Hall site depending on
the completion of the grading plan. Should weather permit, staff will
continue to transplant trees from our existing nursery site into park
areas and begin the establishment of a nursery at Blue Cross/Blue
Shield.
In summary, staff has nearly completed its transition from summer to
winter in work activities and equipment readiness. The remainder of
the summer equipment will be prepared for winter storage. Crews will
be scheduled to begin base flooding on a two shift schedule beginning
at the earliest opportunity, now planned for mid-December. Prior to
"base ice" staff will have other indoor projects which have been de-
layed or postponed until inclement weather usually encountered during
the late November and pre -base ice building.
-2-