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HomeMy WebLinkAboutPCMin_82Mar29• MINUTES PLANNING CO~~IISSION MEETING March 29, 1982 The Planning Commission was called to order at 7:05 P.M. by Chairman Al Stefanson. Stefanson, Olson, Bourquin, Nilsen, Labalestra, Wallin, Mead and Waldo. PRESENT Also present were Council Liaison Larson, Attorney Swanson, Engineer Lemberg and Planner Dale. Blomberg ABSENT Harold ~`estin of Harold 14~estin and Associates, presented a preliminary HAROLD 1~'ESTI~T plat for Block 1, Lots 1 thru 6 inclusive and Block 2, Lots 1 thru 6 inclusive, Bernwood Addition I, City of Falcon Heights, Minnesota. American Shelter has foreseen the need for architecturally coordinated, carefully engineered, affordable, comfortable, energy-efficient housing at this site, which is favorably located to educational, commercial, business, and shopping centers, and transportation. They believe that these goals--good design, good maintenance, a good neighborhood, can be best implemented by an organized team to assure coordination of the project. To that end, they have invested large sums to acquire the rights to the land; and to develop the technological approach to make • this site an appropriate, viable, and contributing asset to the community and its citizens. Mr. Vestin feels they have worked and paid the price for seven months of balancing the constraints of the site, the limitations of the market place, the long range goals of the city, and tha best homes of the home owners nearest to the project. In their early solutions for storm water control and appropriate uses of the site, they felt that zoning changes incorporated in a Planned Unit Development would be the best method. That approach did have substantial support in the Planning Commission and the City Council; but reservations were expressed about changing the original R-1 zoning. Therefore, this plat reauest has been prepared to comply with the requirements of R-1 zoning under City Ordinance #6!t considering the following factors: Variances are anticipated under Section 16.l~ in lot width and from the 10,000 square footage requirement Lot Width Square Footage Block 1, Lot 1 68.5 ft. 8220 Lot 2 68.5 8220 Lot 3 68.5 8220 Lot ~ 68.5 8220 Lot 5 65.6 8220 Lot 6 82.0 980 r~INUTES PLANNING COR~~vIISSION • r,~RCx 29, 1982 PAGE 2 Block 2, Lot 1 Lot Width Square Footage 82.0 6840 b8.5 8220 68.5 8?_20 66.0 8700 50.0 10,450 51.0 10,100 HAROLD WESTIN (continued) The purpose of the variance requested in the 75 foot lot widths is to even out the lateral dimensions to allow twelve full lots--a reduction of 6-1~2 feet, approximately. The savings in principal and interest for each lot in the block would total several thousand dollars. The variance requested in square footage would result in a savings of 20 percent and more in land and utilities. These savings will be dot,bled in the life of the mortgage by interest saved, making good housing more affordable. Mr. Westin did a comparative density study which showed densities in the Bernwood Addition to be 3.77 D.U. acre compared to densities in Falcon ZRTOOds of 3.18 D.U. acre, ZNest side of Tatum of 4.76 D.U.~acre and South of Larpenteur between Arona and Hamline to be 5.68 D.U./acre. • Other factors for consideration o.f the site are storm water--existing storm water flows from Falcon Woods will be accommodated in drainage easements on the north, east and west boundaries of the proposed plat and normal storm water flow from this project will be stored and percolated on site with overflows drained to percolation areas on the south property of American Shelter Corporation; traffic--the traffic generated by 12 single family homes may either be carried to the north as contemplated by the existing plat for Prior Avenue or a f uture possibility may be to close that access and route all future traffic through a development south to Larpenteur; utilities--the subdivision is in an area previously planned for a connection with the uncompleted water system loop in Falcon Woods and this subdivision would complete the loop to the advantage of both communities f'or fire safety and uninterrupted domestic water suably; and esthetics--the single family houses will be architectually designed and coordinated to complement the overall site development and will use advanced technology in site orientation, insulation, and solar energy efficiency appropriate to the requirements for housing into the 21st Century. Therefore, Mr. l~~~estin requests approval of the preliminary plan and favorable recommendation to the City Council. Mr. Westin also makes reference to an article which appeared in the Sunday Parade magazine dated March 28th, which indicates that the American dream of single family housing has vanished because of high interest rates, soaring costs for land, materials and energy. The wave of the future is for • planned unit developments with smaller houses on smaller lots. MINUTES PLANNING COMMISSION MARCH 29, 1982 PAGE 3 • Planner Carl Dale indicated that the plat as proposed is probably not going to cause a great deal of public harm but it will not be in the best interests of the citizens of Falcon Heights. Mr. Dale made the following recommendations: (1) require the developer to construct a temporary turnaround on the west end of Ruggles Street; (2) retain some kind of control over future closing of Prior simply by having the respective attorneys write an easement to close the street; (3) he agrees with the neighbors that there should be an overall plan for the Hawkins-Hermes property; and (!~) cash flow-- be sure the people intend to build on the property. He feels that the Planning Commission should start with a standard plat for the entire area and one way would be to use section 14.6. If the property is platted piece-meal, single family housing is proper for this area providing the drainage problems are addressed. He again stated it is important to set up some standards and guidelines and meet with the neighbors to accomplish them. Harold Nilsen makes reference to a statement made at the University of Minnesota whereby 95 percent of the people in the r'uture will not be able to afford single family housing. Labalestra states that he feels that PUD is the best way to develop the property so that the City has total control. Brad Lemberg pointed out that negotiations are in the final stages • with the University of Minnesota for an access to Cleveland. If the preliminary plat were approved tonight, Ruggles Street would not be able to be connected because of the curvatures needed would be impossible for auto traffic. Therefore, the street would have to be realigned to make the connection. He felt since the University is so close to approving the access, it would not be in the best interests of the City to change where the access across University property should be located. Mr. Lemberg also stated that the sewer capacity for this preliminary plat would be adequate. CARL DALE CITY PLANNER HAROLD NILSEN JOHN LABALESTRA BRAD LEMBERG CITY ENGINEER Attorney Swanson questions Harold V~estin regarding the procedure for S~~rANSON applying for approval of the preliminary plat. Is it being correctly CITY ATTORNEY requested under section 16.l~? Jir. V'destin replies that if some other method should be used for approval, he is willing to change it in any way in order to obtain approval of the preliminary plat for the Bernwood Addition. t~ir. Dale again made recommendations for t he preliminary plat and made CARL DALE reference to the points explained above. Larry Stowe, representing the Neighborhood Task Force, feels they LARRY STOV9E, have had to be on the defense because of the nature of the plans; NEIGHBORHOOD makes reference to their March 22nd letter previously submitted; TASK FORCE urges the Planning Commission to confer with the Neighborhood Task Force to establish criteria; and feels that the present preliminary • MINUTES PLAN NING COlI t~tIISSION MARCH 29, 1982 PAGE ~ • plat requested by American Shelter is apiece-meal proposal of the LARRY STOWS PUD that was already rejected. He felt a olan should be developed CONTD. that will indicate what is going to be done with the rest of the Hawkins-Hermes property to the south, does not agree with the variances requested to reduce lot sire as it will be a variation from the existing neighborhood; questions Mr. Westin's figures on density and traffic, and requests the Planning Commission to think about the whole picture of what is going to be done with the property instead of approving plans piece-meal. Erma Olson asks Larry Stowe if the Neighborhood Task Force has established their criteria. Mr. Stowe indicated that they were in the process of ERMA OLSON~ assembly and it would be accomplished in a short period of time. Erma LARRY STOV6E specifically asks if the Neighborhood Task Force has arrived at a density figure that would be acceptable and NIr. Stowe answers that th ey have not at this time reached a conclusion. Olson asks Stowe if he felt that a lot with a square footage of under 10,000 was substandard and points out that the development of lots between Hamline and Snelling south of Larpenteur were developed without 10,000 square footage. Don Swendra, American Shelter Corporation, indicated that Ruggles Street DON SV`~ENDRA was aligned with information furnished by Dev+ran Barnes. He 1~~as not AMERICAN SHELTER told about the pending access across University property and that CORPORATION Ruggles Street should be connected with it. • Erma Olson asks whether the Neighborhood Task Force would be able to ERMA OLSON compile their standards a nd guidelines within the next few days. She takes issue with the fact that the Planning Commission did not establish their own guidelines and criteria before starting the project. Jim Bourquin offered and John Labalestra seconded a motion approving MOTION APPROVING in principal a plat by a subdivision that meets the square footage PLAT area and all other appropriate areas of the code under current zoning, which will be achieved by realigning Ruggles Street to properly connect with the proposed road through the city park. Following a discussion, the following voted in favor of the foregoing motion: Olson, Bourquin, Nilsen, Labalestra, Stefanson, u'~'allin, Mead, and ~:~aldo, and voting against the same: None. Motion carried. Larry Stowe was requested by the planning Commission to submit their criteria by April 8. Nilsen moved, seconded by Labalestra, that the meeting be adjourned at 9:~5 P.M. Motion carried unamiously. ry 1a in, Secretary SUBMIT CRITERIA BY APRIL 8 ADJOURN