07/08/1982 - Advisory Parks & Recreation CommissionAGENDA
ADVISORY PARKS AND RECREATION COMMITTEE
EAGAN, MINNESOTA
POLICE DEPARTMENT - CONFERENCE ROOM
JULY 8, 1982
TOTJR - 6:30 P.M.: FISH LAKE PARK, DEBOER, BURR OAKS
REGULAR MEETING -
1. CALL FETING TO ORDER AND PLEDGE OF ALLEGIANCE
2. ADOPT AGENDA AND APPROVE MINUTES OF JUNE 3, 1982
AND APPROVAL OF MINUTES OF SPECIAL MEETING OF JUNE 24, 1982
3. DEVELOPMENT PROPOSALS
a. Federal land company - Eagan Heights Commercial Park
Deferred from 6/3/82
b. Northview Meadows - Lexington South P.D.
4. OLD BUSINESS
a. Recreation Brainstorming - Deferred from 4/8/82
5. NEW BUSINESS
a. None
6. OTHER
7. ADJOURNMENT
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TO: CHARLES HALL, CHAIRPERSON AND THE ADVISORY PLANNING COMMISSION
FROM: DALE C. RUNKLE, CITY PLANNER
DATE: JUNE 16, 1982
RE: ADDITIONPL INFORMATION REGARDING THE EAGAN HEIGHTS COMMERCIAL PARK
PLANNED DEVELOPMENT
At the May 25, 1982 Advisory Planning Commission meeting, the Advisory Planning
Commission requested continuance of the Eagan Heights Commercial Park Planned
Development because of several concerns. These concerns are:
1. The applicant was proposing alternate uses as permitted uses on the plan-
ned development.
2. The underlying zoning of the planned development be looked at in regard
to what would develop if the planned development would lapse.
3. More time is needed to discuss the planned development with the surround-
ing property owners in regard to use and landscaping.
4. The applicant submit a staging plan as to haw and when they would develop
the property.
The applicant has met with the City staff in regard to the underlying zoning
and proposed uses within the Eagan Heights Commercial Park Planned Development.
The applicants have submitted a sketch plan indicating the proposed use and
what the underlying . zoning would consist of. The following is a breakdown of
the individual parcels:
PARCEL PROPOSED USE UNDERLYING ZONING EXISTING ZONING
1 CSC (Community Shop.Center) CSC CSC
2 CSC CSC LB, CSC
3 CSC CSC CSC
4 CSC CSC CSC
5 GB (General Business) GB. R -4, GB
6 R -4 LB (Limited Bus) R-4
7 LB LB R -4
8 LB and GB LB LB
Note: The applicant has indicated that parcel 2 also includes a high -rise motel.
Staff is suggesting before a hotel is a permitted use, a conditional use permit
be approved by the City Council for height and use for a motel in accordance with
Ordinance 52. This can be dealt with the detailed phase of parcel 2.
Parcel 3 - the applicant has indicated an office tower. Staff is also suggest-
ing that nothing more than 3 stories be allowed at this time until a conditional
use has been approved by the City in accordance with Ordinance 52.
CITY OF EAGAN
EAGAN HEIGHTS COMMERCIAL PARK PLANNED DEVELOPMENT
JUNE 22, 1982
PAGE TWO
Parcel 5 - the applicant is proposing to leave 16.6 acres as R -4 (Residential
Multiple) for a 5 -year period. If the R -4 or multiple does not develop in this
five years, the parcel will revert to a Limited Business or office use.
Parce 8 - the applicant is proposing Limited Business and General Business use
adjacent to the internal street. Staff is suggesting that the entire parcel be
set up as LB (Limited Business) in accordance with the sketch plan of the Plan-
ned Development. If the developer wishes a more intense use in the future that
an amendment be made to the Planned Development with the detailed phase of this
parcel and the City will look at the feasibility and design of the more intense
use at a later time.
The applicant has also met with the surrounding property owners in regard to
landscaping and input in regard to the overall development plan. It is the
staff's understanding that the residents are not opposed to the overall use of
the Eagan Heights Commercial Park Planned Development. They do have sane de-
tailed questions which they would like clarification and possibly more informa-
tion in regard to the landscaping along the north lots of Duckwood Estates. It
is staff's understanding that the residents will be providing these additional
comments at the June 22, 1982 Advisory Planning Commission meeting.
Staff has also net with other surrounding property owners - Zollie Baratz of
Duckwood Trails, Mr. Ken Applebaum of the parcel immediately west of Duckwood
Estates and east of the proposed Denmark Avenue, Mr. Ron Krank who is develop-
ing the shopping center north of Duckwood Drive, and staff has contacted Hill -
crest Development who owns the community shopping center portion north of the
proposed shopping center. It is staff's understanding that these people are
not opposed to the Eagan Heights Commercial Park Planned Development, however,
they felt that in order to get an overall picture of what could develop within
this area, they have requested that the staff provide a composite of all of the
parcels in the north half of Section 15 indicating the overall development with-
in this section. Staff has included a composite as to how the developers see
the north half of Section 15 developing. Granted, these parcels will have to
receive plat approval by the City Council, however, most of the zoning is in
place to allow the type of development shown on this composite.
The applicant has also provided a staging plan as to how they foresee this 100 -
acre parcel developing. Enclosed is a phasing plan showing which areas the
developer would develop first, second, third and fourth. There has not been a
time sequence placed on this phasing plan but could be tied in to the proposed
10 -year planned development agreement.
Hopefully, this additional information provided will update the Advisory Planning
Commission in what has transpired during the last month to provide additional
information for the Advisory Planning Commission meeting. If anyone has any
questions regarding the information submitted in this nerorandum or would like
additional information, please feel free to contact me at the Eagan City Hall.
Sincerely, Dale C. Runkle, City Planner
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Federal , 40 Land Company
Yankee Square Office III • 3460 Washington Drive • Suite 202 • Eagan, Minnesota 55122 • Tel. 612 -452 -3303
June 16, 1982
Mr. Dale Runkle
Eagan City Hall
3795 Pilot Knob Road
Eagan, Mn. 55122
RE: Eagan Heights Commercial Park -
PD Application
Dear Mr. Runkle,
As requested by the City of Eagan, I mailed letters to the following persons
who owned property south of and adjacent to the Eagan Heights Commercial
Park realty:
Sincerely yours,
CRB /ap
Mr. & Mrs. Kenneth Appelbaum;
Duckwood Trails;
John J. Klein;
Mr. & Mrs. Roger Sjobeck;
Mr. & Mrs. Albert Franklin; and
Mr. & Mrs. Curtis E. Peterson
Q Cpl IV SL-S K . 6lAJ114
Charles R. Bartholdi
Attorney for Eagan Heights Commercial Park
i
.RECEIVED JUN 7 1982
The letters were mailed out on June 7, 1982, inviting the property owners to
view and discuss plans and drawings pertaining to the Eagan Heights Commercial
Park Project. A meeting was held with three of the property owners at the
offices of Eagan Heights Commercial Park on Tuesday, June 15, 1982.
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SHOWING EXISTING AND PROPOSED USES
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CITY OF EAGAN
SUBJECT: AMENDMENT TO THE LEXINGTON SOUTH PLANNED DEVELOPMENT
AND PRELIMINARY PLAT APPROVAL - NORTHVIEW MEADOWS
APPLICANT: SIENNA CORPORATION - RODNEY HARDY
LOCATION: PART OF THE NE Q OF THE NW 1/4 OF SECTION 26 - 52 ACRES
EXISTING ZONING: R -3 UNDER A PLANNED DEVELOPMENT
DATE OF PUBLIC HEARING: JUNE 22, 1982
DATE OF REPORT: JUNE 15, 1982
REPORTED BY: DALE C. RUNKLE, CITY PLANNER
APPLICATION SUBMITTED:
The first application submitted is a request to amend the R-3 portion of the Lex-
ington South Planned Development to allow 85 single family dwelling units and 84
duplex dwelling units on 52 acres.
The second application submitted is a request for a preliminary plat, Northview
Meadows, consisting of 52 acres and containing 85 single family lots and 84 duplex
lots. (The preliminary plat as reflected on the agenda has been changed to include
85 single family lots and 84 duplex lots.)
ZONING AND LAND USE
Presently, the parcel is zoned R -3 under the Lexington South Planned Development.
The R -3 would allow a density of 6 -12 dwelling units per acre. The applicant is
requesting to construct 169 dwelling units for a net density of 5.04 dwelling units
per acre. The Eagan Comprehensive Guide Plan designates R-2 for this particular
parcel which would allow single family to townhouse development. The applicant is
within the density range of the Comprehensive Guide Plan. The Guide Plan states
that zoning supersedes the Land Use Plan, so if the applicant wanted to develop at
the 6 -12 units per acre density, he would be allowed to construct at the density
the property is presently zoned.
The applicant is proposing to establish a subdivision which would be entirely con-
sisting of small single family lots and small duplex lots. What is meant by small
is that all of the single family lots are under the 12,000 square foot area as re-
quired by Ordinance 52. The duplex lots are also under the 15,000 square foot re-
quirement of Ordinance 52. The smallest single family lot would contain 7,200
square feet and the smallest duplex lot, or one half of the lot, would be 6,000
square feet or a total of 12,000 square feet per duplex. In relationship to the
smaller lots, the width of the lots are also reduced for the single family and
. duplex units. The single family lots have a minimum width at the 30' setback of
50' with the majority of the lots having a 60' width at the 30' setback line.
The duplex lots have a minimum of 40' and normally have a 50' width at the 30'
setback. The Ordinance requirement for a single family lot is 85' at the 30'
CITY OF EAGAN
NORTHVIEW MEADOWS
JUNE 22, 1982
PAGE TWO
setback and a duplex to have a 50' width for one half of the duplex, or 100' for
the entire duplex unit. As you can see, the applicant is proposing much smaller
lots than what would be allowed under the normal zoning.
The developer in proposing Northview Meadows is trying to provide the market with
single family and duplex dwelling units. According to the Planned Development,
the developer could construct or develop this property at a higher density in the
townhouse or garden apartment setting. However, the developer is trying to still
provide single family homes and duplex units at a modest or affordable cost vs.
constructing the higher density. The policy question before the City is does the City
want to provide small single family and duplex lots or does the City want higher
density and allow townhouse and garden apartments as the only means of affordable
housing. The City, in the past, has allowed smaller lot sizes in different sub-
divisions in the City through a planned development. However, the lots proposed
within this development will be the smallest lots for single family and duplex
dwelling units. The smallest lots approved for single family have been 7,500
square feet where the applicant is proposing 7,200 square feet. On the duplex
lots, the smallest that have been approved in the City are 12,000 square feet
with a minimum width of 80'. The proposed lots would be a minimum of 12,000
squtare feet but would have a smaller width than what had been approved in the
past.
IIP
As stated earlier, the applicant is proposing to construct 85 single family lots,
84 duplex lots for a total of 169 dwelling units. The net density for this de-
velopment proposal is 5.04 dwelling units per acre. Enclosed is a summary data
sheet for this particular development.
CIRCULATION AND CONTINUITY
The applicant is proposing to provide access to Northview Meadows by constructing
Wescott Hills Road. This road is proposed to be an interior collector street con-
necting County Road 30 and Wilderness Run Road. All access to the proposed lots
would be off of internal streets and no direct access would be allowed onto Wes-
cott Hills Road. The developer is proposing to provide two accesses to the east
in order to provide continuity, or street connections, to the property east of
Northview Meadows. To the west, access would be obtained to Wescott Hills Road.
In reviewing the street design, it appears the applicant is providing a number
of cul -de -sacs and eyebrow streets. In order to get the number of single family
and duplex lots proposed, the applicant has to provide additional street access
through cul -de -sacs and eyebrows to provide frontage for the individual lots.
There appears to be no topographic reasons why some of the cul-de -sacs could not
be looped in this development proposal. The developer has proposed the cul -de-
sacs in order to get the number of lots he is looking at to develop and also
for the liveability for the cul -de -sac vs. the loop street design.
The internal streets which are proposed in the Northview Meadows Subdivision are
proposed to be public streets. There are a number of streets within the Sub-
division, especially the cul -de -sacs, which are only proposing a 50' wide right -
of -way vs. the 60' width required for a public street. The applicant is pro-
posing to plat only one half of Wescott Hills Road with this plat instead of
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CITY OF EAGAN
NORIIVIEW MEADOWS
JUNE 22, 1982
PAGE THREE
dedicating the full rights-of-way required for the collector street.
The applicant is also proposing to plat 9.04 acres which will be dedicated to the
City for park land. According to the Planned Development agreement, this area
has been set aside for park dedication. The applicant may not deed this area to
the City at this time because the applicant is ahead of the park dedication for
the Lexington South Planned Development.
If approved, the preliminary plat should be subject to the following conditions:
1. No setback variances or lot coverage variances should be granted on any lot
except for topographic or vegetation hardships.
2. An amendment to the Lexington South. Planned Development shall be prepared
prior to final plat approval.
3. The plat should be subject to Dakota County Plat Commission's review and com-
ments because the plat abuts a County road.
4. A blanket variance or deviation would be allowed to create the smaller single
family and duplex lots in accordance with the planned development.
5. All easements shall be dedicated as requested by City staff.
DCR /jack
ENGINEERING RECOMMENDATIONS
6. The existing 20" trunk water main on the south side of County Road 30 must
be extended to the east line of this proposed development and have a south-
erly extension through this development for its ultimate connection to the
existing 12" trunk water main located on Wilderness Run Road.
7. Wescott Hills Road must be constructed between Braddock Trail and Trenton
Trail.
8. Brandywine Circle South must be shortened to conform to the maximum length
of 550' or a variance must be granted to its excessive length.
9. The location and elevations of the stub street to the undeveloped property
to the east must be reviewed and approved by staff prior to final plat ap-
proval.
10. The three cul -de -sacs in the northeast corner should be eliminated through
their extension and connection to each other.
11. All public right - of-way must have a minimum width of 60' with the exception
i of Wescott Hills Road which must have an 80' right-of-way dedicated adja-
cent to this plat. A minimum 55' half right - of-way must be dedicated for
County Road 30.
CITY OF EAGAN
NORTHVIEWW MEADOWS
JUNE 22, 1982
PAGE FOUR
12. Sufficient easements must be acquired to provide for the trunk water main
extension along County Road 30. In addition, sufficient utility easements
must be acquired to provide for a connection of this development to Wild-
erness Run Road.
13. The trunk storm sewer outlet for Schwanz Lake (LP -32) must be ordered for
installation prior to final plat approval.
14. Sufficient trunk storm sewer installations north of County Road 30 must
be installed to provide adequate storage capacity to handle this proposed
development. In addition, the necessary easements providing for this
trunk storm sewer installation and the ponding areas must be acquired
prior to final plat approval.
15. An 8' bituminous trailway should be constructed along the south side of
County Road 30 from the northeast corner of this proposed plat to North -
view Elementary School.
16. The necessary easements incorporating the proposed ponding area in the
center of this plat of sufficient size and capacity as dictated by the
internal storm sewer design must be dedicated as a part of the final
plat.
17. This development shall accept its trunk area storm sewer, lateral bene-
fit from trek water main and all other assessments associated with the
installation of streets and utilities necessary to service this develop-
ment as a condition of final plat approval.
TAC /jach
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TO: THE ADVISORY PLANNING COMMISSION, C/O DALE C. RUNKLE, CITY PLANTER
JKTM: THOMAS A. COLBERT, DIRECTOR OF PUBLIC WORKS
DATE: JUNE 17, 1982
RE: PRELIMINARY PLAT - NORTHVIEW MEADOWS 1ST ADDITION
The Public Works Department has the following comments for consideration of
the above - referenced plat:
UTILITIES
Sanitary sewer of sufficient size, capacity and depth to handle this proposed
development was installed under Project 241 in 1980 within Wilderness Run Rd.
approximately 450' south of the south boundary of this proposed plat. A san-
itary sewer lateral would have to be extended north fran Wilderness Run Rd.
within the proposed Wescott Hills Road to provide gravity service to this
proposed development.
Water main of sufficient pressure and capacity to handle this proposed devel-
opment was installed under Project 241 within Wilderness Run Road 450' south
of this plat and was also installed along the south side of County Road 30
under Project 304 in 1981 to a point approximately 1,300' west of this pro-
posed plat. In order to service this subdivision, the trunk water main on
County Road 30 would have to be extended to the east line of this proposed
plat. This trunk would then be connected to the trunk water main within
Wilderness Run Road by an internal "sub- trunk" lateral within Wescott Hills
Road to provide adequate pressure and flow volumes.
Internal lateral distribution of sanitary sewer and water main will then have
to be installed to provide individual service to the proposed development.
GRADING/DRAINAGE
The general topography of this parcel provides for surface drainage from north
to south over a total vertical drop of approximately 90' from County Road 30
to Schwanz Lake in the southeast corner of this proposed plat. The proposed
grading plan divides this plat into three sub - drainage districts. The north-
west corner of this plat (Braddock Trail and Braddock Circle) are proposed
to drain into an internal ponding area with no positive storm sewer outlet.
The second is in the northeast corner of the plat (Trenton Road and Trenton
Court) which is proposed to discharge into an open ditch onto the property
adjacent to the east boundary of this plat. The third area collects drain-
age f run the internal portion of this plat, directs it into an internal pond
with an outlet proposed to be constructed to Schwanz Lake (LP -32) in the
southeast corner of this proposed development.
As can be seen by the attached sub - district storm sewer drainage map, the
northern half of this proposed development is intended to have its drainage
directed northerly across County Road 30 through a series of ponds which would
ultimately outlet through a future trunk storm sewer to be installed along
Wescott Road. The northern portion of this proposed plat is at the tail end
of the future trunk storm sewer extension for the central portion of the City
Engineering Report
Northview Meadows
June 22, 1982
Page two
of Eagan in District "J ".
The approximate southern half of this proposed development directs this drain-
age into Schwanz Lake (LP -32) which does not have a positive storm sewer out-
let at the present time but is currently receiving overflow drainage from Hay
Lake in the Lakeside Estates Addition and fruit South Oaks Pond adjacent to
Cliff Road. This trunk lift station outlet for Schwanz Lake (LP -32) would
have to be installed through a series of ponds with its ultimate discharge
into Holland Lake.
EASEMENTS AND RIGHTS-OF-WAY
A 55' half right-of-way would have to be dedicated for County Road 30. A full
80' right-of-way would have to be dedicated for Wescott Hills Drive between
Braddock Trail and Trenton Trail to provide for proper traffic circulation.
A 40' half right-of-way would have to be dedicated for the remainder of Wes-
cott Hills Road adjacent to this proposed plat.
In addition, the necessary easements would have to be acquired to provide for
the extension of sanitary sewer and water main facilities from Wilderness Run
Road and also for the extension of trunk water main along the south side of
County Road 30 to this proposed plat.
This development is proposing only a 50' right -of -way for five of the six pro-
posed cul -de- sacs. These should be increased to the standard 60' requirements
for public right -of -way.
Ponding easements would have to be dedicated for the proposed internal ponding
area within Block 5, the dead end pending area adjacent to the northwest corner
of this plat and a drainage easement would have to be acquired for the proposed
open ditch across the property adjacent to the northeast corner of this proposed
development.
In addition, all necessary internal utility easements necessary for the inter-
nal utility distribution would be required at the time of final plat.
STREETS
Access to this proposed development would be fium County Road 30 by way of
Braddock Trail. The development does provide for two stub streets for future
extension into the property adjacent to the east line of this proposed plat.
The exact location of these stub streets should be refined prior to final plat
approval to coincide with the proposed future development of the adjacent pro-
perty.
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•
As mentioned previously, Wescott Hills Road should be constructed between Brad-
dock Trail and Trenton Trail to provide proper internal traffic circulation.
This proposed layout provides for 6 cul -de -sacs and 3 "half" cul -de -sacs (eye •
brow) for this development. The staff feels that the three cul -de -sacs loca-
ted adjacent to County Road 30 could be eliminated as there are no topographic
•
Engineering Department
Northview Meadows
June 22, 1982
Page two
restraints that necessitate the platting of these cul -de -sacs. In addition,
the proposed 670' cul- de-sac for Brandywine Circle South exceeds the maximum
550' length allowed by our Subdivision Ordinance.
ASSESSYE NTS
As a condition of final plat approval, this development should accept its
assessments for trunk area stone sewer at the rates in effect at the time of
final plat approval. In addition, this development would be responsible for
lateral benefit from trunk water main assessments associated with the requir-
ed installation and extension of existing trunk facilities to service this
proposed development. Also, all costs associated with providing internal
streets and utilities to service this development would be assessed against
this property.
TRAILS AND SIDEWALKS
With. Wescott Hills Road anticipated to be a collector road, it would have a
sidewalk constructed on one side, and it would be recommended that this side-
walk be constructed along the west side at the time of future development or
whenever Wescott Hills Road is upgraded to its ultimate design section. It
is also recommended that a bituminous trailway be constructed along the south
side of County Road 30 from this development westerly towards Northview School.
I will be available to discuss any aspect of this report with the Planning
Commission at their meeting on June 22, 1982.
Respectfully submitted,
Thomas A. Colbert, P.E.
Director of Public Works
TAC /jach.
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OF
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NORTHVIEW ' MEADOWS
EASTERLY PART OF PARCEL 10
OF LEXINGTON SOUTH P.U.D.
AS APPROVED
CITY OF EAGAN. MINNESOTA
FOR
JAMES CURRY
4617 UPPER TERRACE
EOINA. MN. 55435
JUNE 4. 1982
4
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