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HomeMy WebLinkAboutPCMin_83Mar21_SpecialMINUTES SPECIAL MEETING OF THE PLANNING COMMISSION • MARCH 21, 1983 The Planning Commission was called to order at 7:30 P.M. by Chairman Al Stefanson. Stefanson, Nielson, Mead, Brown, Bourquin, Olson and Wallin. Also present PRESENT was Council Liaison Ciernia. Chenoweth and t~ialdo. ABSENT Chairman Stefanson informed that the meeting was informational and was PURPOSE OF primarily concerned with the subdividon request by the Hawkins Estate. MEETING The information and decisions would then be passed to the City Council for consideration at their Wednesday, March 23rd meeting. James W. Maenner, First National Bank of Minneapolis, is the applicant JAMES W. for the subdivision. He referred to two surve~s(~1102 and #1102A) MAENNER, FIRST developed by Cherrier, Winter and Associates, Inc. They request sub- NATIONAL BANK dividing the current Hawkins property into two parcels, one being 17 OF MPLS. acres more or less which will be sold to Good Value Homes, bor. Maenner then reviewed what actions transpired since American Shelter's original interest to purchase the property until the present. When the statutory time limit expired for the platted property in Bernwood Additions 1-5, First National Bank of Minneapolis created sketch plans that could be incorpora ted into market reports. In December they met with representatives of the neighborhood task force. In January, 2~ to 30 copies of the market report were mailed to brokers and in February negotiations took place. Good Value Homes then entered into a purchase agreement. It is the sole intent as administrator of the estate to close out the estate and liquidate the assets. I~~r. Maenner also stated that he wrote a letter to Clint Hewitt regarding the Cleveland access and did not receive a reply. He does not feel, however, that it is the type of activity that the bank should be engaged in. Al Stefanson pointed out that the access to Cleveland was pursued AL STEFANSON by the city previously and the University had not given permission for the access. Jim Bourquin asked if the relationship between First National Bank of JIM BOUR~!UIN Minneapolis and American Shelter had been examined by our City Attorney. Jim Maenner advised that their attorney from Weis and Cox was in the process of writing a title opinion. John Peterson, Director of Development of Good Value Homes advised JOHN PETERSON that they are a privately held company which has been in business far GOOD VALUE fourteen years primarily in the north suburban area. Due to the HOMES economy and interest rates the last three years they have been building condominiums, attached homes, twin homes, etc. Since the interest rates have moderated and since there seems to be a demand in the market • MINUTES SPECIAL MEETING OF THE PLANNING COA~SSION MARCH 21, 1983 PAGE 2 place for single family detatched homes, they are interested in developing the property. They are presently developing property in the City of Shoreview and have a model complex for viewing located there. They met with the neighborhood group on Saturday, March 19, to answer questions. John .Uban and John Charbeau from Howard Dahlgren Associates have JOHN UBAN & assisted Good Value Homes in the planning process. They feel that one JOHN CHARBEAU person should be in charge of the project so that one person will follow FROM H0~'IARD through with the neighborhood group, Planning Commission and City Council.DAHLGREN ASSOC. John Charbeau is in charge of the project. John Charbeau described the preliminary plat and indicated where PRELIMINARY the streets would be connected to the present three stubbed streets. PLAT He does not recommend an access to the south because it would not be the DESCRIPTION best use of the land. It would also change the quality and density would need to be increased. They are proposing platting 50 lots with an average lot size of 12,000 square feet. He stated he wouldbe willing to contact Clint Hewitt to negotiate the Cleveland access and would also be willing to readjust the plat for the proposed connection. The utilities will come from the south and easements will have to be platted. Two ponding areas are proposed with catch basins located within the property that will funnel the water flow into these ponds. Harold Nielson contacted Bonestroo and Associates regarding some concerns he • had on water flow and was advised that the water would be controlled by the size of the pipe which will determine the flow out of the ponding area. Therefore, the pond will drain. Al Stefanson referred to a letter dated HAROLD NILSEN/ March 21, 1983 from Robert G. Schunicht of Bonestroo, Rosene, Anderlik & AL STEFANSON Associates, Inc. indicating adequate sanitary sewer capacity exists as well as adequate water system capacity. Jim Bourquin felt it would make good sense to ask the developer to delay the sale of lot three to provide access to Cleveland at a future date. Good JIM BOUR~~UIN/ Value Homes stated that they would be willing to hold the lot for a one GOOD VALUE HOME: year period from sale. If the Cleveland access were approved, the traffic circulation pattern could be changed to turn the small "U" shaped street from right to left as indicated in the preliminary plat. A utility easement would be needed between the two ponds and could be used for a bike path. Good Value Homes feels it would be beneficial to t he area but would dimminish the value of the lots on either side. Al Stefanson inquired as to what timetable Good Value Homes had for development and Good Value Homes replied that if the preliminary plat AL STEFANSON/ and subdivision were approved by the Planning Commission and City GOOD VALUE Council they would immediately begin work on the final plat. After HOMES its approval, development would begin shortly thereafter. They hope to have their first occupancy in late August. Good Value Homes proposes the homes to be from 1,200 sq. feet in size up to and over 2, 000 sq. feet. They will range in price from X90, 000 to $120,000 • base price. MINUTES SPECIAL MEETING OF THE PLANNING COMMISSION MARCH 21, 1983 PAGE 3 i Al Stefanson asked if copies of their finariicial statements could be made AL STEFANSON/ available. James Maenner advised that the First National Bank's accountants GOOD VALUE had thoroughly reviewed Good Value Homes f financial statements and found HOMES them in good order. Good Value Homes will provide any financial statements requested by the City. Al Stefanson also asked about tree retention. Good Value Homes advised AL STEFANSON/ that every effort will be made to save as many trees as possible. Some GOOD VALUE trees will be put in baskets and taken off site and some will be later re- HOMES located back on the site. They feel that trees are a value to the neighbor- hood. Trees located along the edge of the property lines will be saved. Harold Nilsen asked where the utilities would be located on the lots and Good Value Homes stated that the utilities would be placed underground HAROLD IVILSEN/ in the boulevard area. Nilsen felt the boulevards should be free of trees. GOOD VALUE He also asked if the utilities would. be assessed against the property HOMES owners and Good Value Homes replied that they would, Discussions on traffic flow to the north and south were again considered. Good Value Homes again stated that if an access were made to the south HAROLD NILSEN/ it would not be the best use of the land. Harold Nilsen stated that the GOOD V.4L UE traffic on Tatum servicing 11l~ homes located in the area is not excessive HOMES and felt it would not be a problem for this development. An extensive traffic study was previously compiled which also indicated that traffic would not be excessive. • Paul Ciernia questioned whether the construction equipment could be braught in from the south and Good Value Homes replied that it could but the PAUL CIERNIA/ building materials would probably need to be brought in from the north. GOOD VAL UE HOME; George Plant, 1861 Moore, wondered if the ponding was adequate for storm GEORGE PLANT water flow and Good Value Homes assured him that the ponding would be 1861 MOORE adequate to handle the storm water flow from all directions. Martin McCleary, 1918 Autumn, felt the development blended quite nicely PdARTIN with the existing neighborhood but is concerned about the access and McCLEERY, wonders if the Planning Commission has given consideration to an access 1918 AUTUMN to the south and hopes there will be more discussion regarding this. Good Value Homes assured Mr. McCleary that all access routes were given GOOD VALUE consideration--the access to the east was eliminated because a home would HOMES be needed to be taken; access to the south would add traffic and would be damaging to the developer; and access to the west would be provided for a one year period of time. They feel the present preliminary plan provides for adequate traffic flow. Don Mead wondered if an access to Cleveland is a good alternative since the street is narrow, it is heavily travelled and left turns could be dangerous DON MEAD/ because a traffic light could not probably be 3ustified. Good Value Homes GOOD VALUE agreed that traffic counts would not probably make it feasibl®. HOMES MINUTES SPECIAL MEETING OF THE PLANNING COMtvffSSION MARCH 21, 1983 PAGE It Jean McGough, 1938 Summer Street, asked i.i' storm sewers would be installed oM her street? Harold Nilsen advised that the storm water would be JEAN MC GOUGH taken care of thru grading and no storm sewers would be needed on Summer 1938 SUMMER Street. Good Value Homes again explained how their ponding and storm water would be accomplished. Fran- Frazier, 1862 Howell, asked if there could only be an access to the South with no access to the north? Good Value Homes stated that it would not be the best use of the land, it would change the quality and the density would need to be increased. She then asked if the streets were deeded as cul-de-sacs? Good Value Homes answered that the streets are not cul-de-sacs but stub streets. She wanted to know who would be responsible for straightening out the streets where the eul-de-sacs are now located and Good Value Homes advised that it would be a cost incurred by the developer. Mahn McCleery stated his only objectionvras the traffic and feels that MARTIN not enough information has been submitted to rule out an a ccess to the MC CLEERY south. favor of approving the preliminary plat and subdividing. xe is not in favor of an access to the south. He also pointed out that it meets the guidelines previously established by the neighborhood task f orce,~, including density and traffic patterns. HELEN FRAZIER, 1862 HOV~JELL Al Stefanson stated he felt this was a good development and was in AL STEFANSON Jim Bourquin moved, seconded by Erma Olson, approval of the concept MOTION TO in principal as presented. Motion carried unanimously. APPROVE PRELIMINARY Al Stefanson called for a five minute recess. PLAT AND SUBDIVISION During the recess, there was some discussion about the procedure and if it were necessary to have two separate motions. The following is a clarification that was agreed upon; that is, the motion made by Jim Bourquin to approve the proposal in principalv~,s intended to encompass both the principal as it relates to the subdivision as well as the development of the parcel in question. Al Stefanson made reference to a letter received from Frank E. Villaume ELIMINATION of Kueppers, Kueppers, Von Veldt and Salmen dated March 15, 1983 OF BILLBOARD concerning the auestion of whether Ordinance #17t~ amending the Zoning TYPE SIGNS Ordinance so as to ban advertising signs, extends to business signs located on top of buildings, After a lengthy discussion, Don Mead moved, seconded by Jim Bourquin, that it is the sense of the Planning Commission that they continue to feel that it is advantageous to eliminate all billboard type signs whether they be to advertise a remote product or a business on the premises. ?Jtotion carried unanimously. Next Planning Commission scheduled for April !t, 1983 at 7:30 P.?u1. NEXT MEETING • MINUTES SPECIAL MEETING OF THE PLANNING COM~dISSION MARCH 21, 1983 PAGE 5 Erma Olson moved, seconded by Harold Nilsen, that the meeting be ADJOURNMENT ad3ourned at 10:00 P.M. r c,~~!P.~,, Je r ~'r` in, Secretary •