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Home My WebLink About04-05-71 PZMMR, WM, LUNDQUIST OPENED THE HEARING ON APRIL 5, 1971 AT 7:30 PM, PLANNING COMMISSION MEMBERS PRESENT: WM, LUNDQUIST, 3, FOLEY, J. EVERT, E. TOMJANOVICH, t , EDER, AND T. TORSETH, ON BEHALF OF LAKE JANE HILLS DEVELOPMENT NR, SCHREIER AND MR, VAN DUSARTZ, OTHERS PRESENT - SEE ATTACHED LIST 36 CITIZENS TOTAL THE LIST OF 36 PEOPLE IN ATTENDANCE EXPRESSED OPPOSITION TO GRANTING A VARIANCE IN THE 1 ACRE MINIMUM LOT SIZE, A WRITTEN SUMMARY OF POINTS OF CONCERN PLUS CONCLUSIONS WAS PRESENTED TO THE PLANNING COMMISSION, A COPY IS ATTACHED, SOME OTHER POINTS OF INTEREST NOT COVERED IN WRITTEN FORM WERE,,,,,,, 1, PRESENT OWNERSHOP OF LAND - WHO WILL BE THE OWNERS AND DEVELOPERS? 2, WILL A PRIVATE EASEMENT BE REQUESTED TO LAKE JANE FOR FUTURE HOME OWNERS? 3, WHERE WILL SURFACE DRAINAGE RUN? 4, THE CENTER OF THE SITE IS HIGHER THAN LOTS PLOTTED, 5, THE TRI-LAKES GROUPS VOICED OPPOSITION TO PROPOSED SEWER SERVICE TO THE AREA. MOTION MADE BY WM, LUNDQUIST TO ADJOURN THE HEARING AT 10:00 PM WITH INSTRUCTION TO THE PLANNING MEMBERS TO MEET AGAIN ON APRIL 13, 1971 AT 7:00 PPS FOR FINAL DISCUSSION AND MAKE RECOMMENDATIONS TO THE VILLAGE COUNCIL. SECONDED BY M. EDER PASSED 6 AYES Nos SINCERELY, Thomas E. Torseth ;,%71"ur TAY a --artivf SS Op 2our ,- tf, 4'9 A/49/9Y fr)i L.i c_h 2 c "2-t-pp r "wrxftboccz • 4:zei Vs, e7aVY/li $s-go *-64- ig • . - 711r-197 o 7", / .c-.s (0. VA.'S! WNW" • r' 7 1.... e' / • „..• , ' e 3Pvtl/V /L. / / 'Id V iN1 21.4 119,176V a 4e////1 icy ive.Wbitr.7 I/ 77 //I 3 rb?-171 3 y 7 • — 'ela5P'asfyyl '17-1 i-Npg y-7x‘-$ AWAIT 9 oe-r S 11 r 7711-0,-.9-CA - ri irf ff i -j1,7* '" ,;/ • ft) ,.i • TO! LAKE'JANE.CITIZENS April 1, 1971 SUBJECT; LAKE JANE HILLS - 1 acre lot size and multiple dwelling variance. A group of citizens residing on lake Jane Road met to discus' the request for variance from 1 acre minimum to 1/2 acre lot size and mustipi dwell- ing, pertaining to the plan under the title of Lake Jane hills. The conclusions to the points we discussed is that the esthetic- and quality of living in this community will be degraded if this variance is allowed, and that the tax increases which will eventually result to keep the area a first class community will be an excessive burden POINTS O1' CONCERN Cost of maintenance of culdesacs, as shown on plan, will be hrflier than thru roadways because culdesacs are not as easily accesslhlc .bv maintenance equipment. All emergency equipment will :rise le hampered by this lack of accessability. 2. Easement on side of Lake Jane Road for sewer and water i , nut allowed for on plan. As shown, roadway must eventually he torn up at f rpt'nse of property owners when improvements are installed. 3. The increased population density will pollute wells on lakestanre lots, due to natural drainage. We also run a higher risk of polluting Lake Jane. 4. Residential roadways as developed, i.e., Lake .Jane Road, will not handle traffic as result of future population density, given 1/2 acre lots. 5. Multiple dwellings are not consistent with homes or planning of surrounding community which is residential. 6. General agreement by citizens of community to minimize lots to 1 mere (cited in Washington County planning), and on which a precedent has been set in the community is being violated. 7. If this variance is permitted (1/2 acre lots) the precedent set will encourage still smaller lot size requests and misplaced multiple dwellings which is a step toward building a community with future slum potential. 8. Questions: a) Where is park land i.n plan and when will it he designated? bj What % of land must be designated for park and recreation? cl Are you going to sell lake access with the lots,whether 1 acre or 1/2 acre? 1T OUR BELIEF TlIAT PUBLIC ACCESS TO LAKE JANL WILL DESTROY IT! PLANNED DEVELOPMENT: LAKE JANE HILLS In accordance with the resolution of the Village of Lake Elmo, Minnesota, establishing guidelines for proceedings by a developer for the approval of a "PLANNED DEVELOPMENT", the following kas been submitted to the planning board for approval by Mr. Richard J. Schreier, Mr, Gerald Mogren, and Mr. Peter J. VanDnsarts, of Van Real Estate Go., acting in their behalf. 1. A completed detailed plan of development for all of the land within the land area covered by the proposed plat. (See plat plan Lake Jane Hills.) 2. A completed time table for the proposed development established in terms of specific years and by reference to specific future events, such as the completion of sewer service into the area. (See attached Time Table of Expected Progress On Lake Jane Hills.) 3, A discription of the method by which the proposed development is to be financed. ( See attached Method of financing.) k. The developer has complied with the procedural requirements by: a. Filing 10 copies of the preliminary plan with the Village Clerk. b. The developer is prepared to pay the fee of $25.00, plus $1,00 per lot to the Village Clerk is this is what is yet to be complied with. (Developer has not yet been able to determine is this is the case.) c. No cost estimate by the assessor for division of any assessments has been given. d. A soling form or other application provided by the clerk has not as yet been completed, as we have not as yet been able to secure this form. Completion of such form shall be complied with as soon as form is obtained. TIMETABLE FOR PROPOSED PLANNED DEVELOPMENT LAKE JANE HILLS AREA NO. 1 - 70% complete two (2) years after approval of final plat. AREA NO. 2 70% complete four (4) ,years after approval of final plat. OUT LOTS - 70 % complete two (2) years after completion of sewer service into area. APARTMENT CONSTRUCTION - Shall be started five years after sewer and water completion. METHOD OF FINANCING PLANNED ➢EVELOPMI T LAKE JANE HILLS A Security Bond in the amount of Fifteen Thousand and No/100 Dollars, (415,000.00), will be provided at the time of approval of Final Plat. First sketch plan on 3-23-70 by Robert Mogren - Hearing on 4-5-71 PROPOSED PLAT OF LAKE JANE HILLS 1. Drainage A possible drainage problem could occur if the proposed plat were.completely developed as shown on Exhibit "A". The answer to this possible problem would have to be determined by an engineering hydraulics study followed by an attorney's legal opinion. note: If natural drainage follows the present path and that path is not excessively altered by new construction then, a recorded easement may not be necessary. 2. Roads The recommendations of June 22, 1970 planning commission minutes were as follows: 1. Lake Jane Road 80' r/w (40' from $) 2. Lake Jane Drive 80' r/w (40' from section line) 3. East-West Street (42nd St. N.) 70' r/w 4. Minor Streets (internal) 60' r/w - 60' rad. cul-de-sacs note: Village policy to accept only hard surfaced roads. 3. Apartments note: Section 4.29 of zoning ordinance No.34 calls for no less than 10,000 ft. of lot area for any building housing 3 or more families in a residential district. note: Section 4.20 of zoning Ordinance No. 34 calls for minimum of 4000 ft. of lot area for Townhouses. This area has an existing development precedent, i.e, low density (large lot area) and individual residential housing. The Daces Acres Area immediately to the west is one acre lots. The landfill to the East will become an open space of part area. It is inconsistent with the surrounding area to develop 1/2 acre cots in a regular subdivision development in this area at this time without sewer and water utilities available. 4. This is NOT a P.U.D. in the opinion of this planning commission t'Uut a regular subdivision. It is not proposed as a develop- ment of unique nature which requires variance for reasonable and practicabel physical development but is primarily based on financial considerations. AFTER REVIEWING ALL -THE FACTS PRESENTED AT THE HEARING ON APRIL 5, 1971, PLUS RE -READING OUR MINUTES AND NING REGULATION CODES, IT IS MY OPINION THAT THE LAKE MANE HILLS 'EVELOPMENT IS A SUBDIVISION AND MUST MEET OUR 1 ACRE MINIMUM. MY MAIN REASON IS THIS DEvFLOPt-9ENT DOES NOT CONTAIN ANY UNUSUAL FEATURES THAT WOULD CALL FOR ISSUANCE OF A VARIENCE, 1, EACH LOT MOULD BE INDIVIDUALLY OWNED 2. HOME DESIGN WOULD BE OF OWNERS CHOICE, IT WOULD BE A S I N(JLE FAMILY, CONVENTIONALLY BUILT UNIT 3, EACH HOME WOULD HAVE A PRIVATE WELL AND SEWER SYSTEM, STREETS AND ROADWAYS WOULD BE :OWNED AND MAINTAINED BY VILLAGE 5, UEDICATED OPEN SPACE FOR A PARK OR PLAYGOUND WOULD ALSr BE OWNED AND MAINTAINED BY VILLAGE IT IS MY OPINION THAT A "PLANNED UNIT DEVELOPMENT'S IS A WAY OUT OF A STEROTYPE, UNFLEXABLE ORDINANCE WHICH MOST ZONING REGULATIONS ARE MADE UP OF, A GOOD PLANNED UNIT DEVELOPMENT MUST ACCOMPLISH SEVERAL ,,OALS TO BRING ABOUT UNDERSTANDING AND CHAN`,E , A PLANNED UNIT DEVELOPMENT IS LESS SPECIFIC AND MORE JUDGEMENTAL IN NATURE, IT WOULD GIVE US MORE OF A CHANCE TO BE INVENTIVE. WE COULD GIVE A BONUS OF A LESS RESTRICTIVE ORDINANCE FOR GOOD DESIGN, MAYBE WE COULD GIVE A LITTLE FOR A NELL PLANNED, PERMANENTLY MAINTAINED OPEN SPACE, I BELIEVE THAT POLLUTION IS A HOT BUTTON TODAY AND CAN BE OVERDONE, ON THE OTHER HAND, ALL WE HAVE TO DO IS LOOK AROUND AND SEE THE DAMAGE THAT HAS BEEN DONE. I BELIEVE THAT IN OUR VILLAGE WE HAVE A GOOD EXAMPLE OF A CONTROLLED DENSITY HOUSING FOR A TEMPORARY USE OF LAND, PEMTOWN MOVILLA, WE HAVE A FINE DEVELOPMENT IN DACE ACRES. OF ONE ACRE MINIMUM, I WOULD LIKE TO ENCOURAGE GOOD PLANNING, I'M ENCLOSING A COPY OF AN ARTICLE OPEN SPACE" 1R. PETER VANDUSARTZ STATED THAT HIS HOMES WOULD BE IN THE $50,000 CLASS. THIS_ TYPE OF HOME, PLUS THIS TYPE OF PLANNING WOULD BE A REAL ASSET TOOUR VILLAGE AND SURELY WOULD GET THE SUPPORT OF THE COMMUNITY. Large Lot Luxury Plus Open Space Community of Mountain Farms site plan. Gray areas show open space. 7 here is only one main traffic- artery. OPEN SPACE communities generally are thought of in terms of smaller lots. Mountain . Farms, near Hartford, Conn., is an exception. 'The 220-acre community, with homes priced at $50,000 and up. is being developed by Charles LoDolce -and Joseph W. Ferri - Green strips act as buffer between houses ,sited on loop streets and cul-de-sacs. gino, Jr., with a minimum lot size of three quarters of an acre. An addition- al r/a acre for each lot is deeded to the town of Simsbury, relieving the home- owner of maintenance responsibilities. The plan thus provides 62 acres of open space as well as large individual 1 tomes of $50.000 and • up are sited on wooded slopes. Utilities are rriule:ground. Houses range from 1.765 sq. ft. to 2,230.sq. fr. lots for the roomy homes. There is only one through traffic artery, West Mountain Road, which links with Route 4-1 and will soon join planned new highways to downtown Hartford and interstate motes. The houses are set hack along loop streets and tin 200-foot cul-de-sacs whose centers .ire landscapes) with gratis and either retained or new trees. Open -space green strips wind through the development, acting as buffers between houses The green belts are 50 feet wide and feature tree -lined winding walks. These lead to hridlepaths, recreation areas and the main roadway. All utilities are hurled at Mountain f arms and the open country appear- ance is enhanced by nearby forest preserves and the surrounding wooded hills. Allen W. Hison. Jr., the land- '+capc architect and site planner, worked with the builders to produce the park- like environment through maximum use of the existing heavily-t.sooded areas and rolling terrain. The builders are producing two-story houses with three or four bedroms. All are designed of materials to blend with their rustic setting and range from 1.765 sq. ft. to 2,230 sq. ft. 76 JOURNAL OF HOME tUUDrNG