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HomeMy WebLinkAboutPlanning Commission - 02/10/2025Agenda Eden Prairie Planning Commission Meeting 7 p.m. Monday, February 10, 2025 City Center Council Chambers 8080 Mitchell Road Eden Prairie, MN 55344 ATTENDEES Planning Commission Members: John Kirk, Andrew Pieper, Ed Farr, Robert Taylor, Daniel Grote, Frank Sherwood, Charles Weber, Phou Sivilay, Trisha Duncan City Staff: Jeremy Barnhart, City Planner; Carter Schulze, City Engineer; Matt Bourne, Manager of Parks and Natural Resources MEETING AGENDA I.Call the Meeting to Order II.Pledge of Allegiance III.Approval of Agenda IV.Minutes A.Approval of the minutes for Planning Commission Meeting held on January 27, 2025. V.Public Hearings A.Variance #2025-02BOA – 9030 High Point Circle 1.Request to allow a deck that is 17 feet from the rear property line in the RM-6.5 Zoning District. City Code requires a 20’ setback B.Highway 5 Business Center (2024-03) Request For: 1.Zoning District Change from I-General to Flex Service on 3.98 acres 2.Site Plan Review on 3.98 acres 3.Preliminary Plat combining several tracts into one lot on 3.98 acres VI.Planners Report VII.Member’s Reports VIII.Adjournment UNAPPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION MONDAY, JANUARY 27, 2025 7:00 PM—CITY CENTER Council Chambers 8080 Mitchell Road COMMISSION MEMBERS: John Kirk, Frank Sherwood, Andrew Pieper, Ed Farr, Trisha Duncan, Robert Taylor, Dan Grote, Charles Weber; Phou Sivilay CITY STAFF: Jeremy Barnhart, City Planner; Carter Schulze, City Engineer; Matt Bourne, Manager of Parks and Natural Resources; Kristin Harley, Recording Secretary I. CALL THE MEETING TO ORDER Chair Pieper called the meeting to order at 7:00 p.m. II. PLEDGE OF ALLEGIANCE – ROLL CALL Commission member Grote was absent. III. APPROVAL OF AGENDA MOTION: Taylor moved, seconded by Weber to approve the agenda. MOTION CARRIED 8-0. IV. MINUTES MOTION: Kirk moved, seconded by Taylor to approve the minutes of January 13, 2025. MOTION CARRIED 8-0. V. PUBLIC HEARINGS A. VARIANCE #2025-01BOA - 8107 EDEN PRAIRIE ROAD Barnhart displayed a PowerPoint and explained the application. This was a request to increase the impervious surface to 39 percent for the subject property in the Shoreland Overlay Zoning District, nine percent over the City Code limit (30 percent) to add additional parking stalls at the Smith Douglas More House (Smith Coffee). The Shoreland Overlay Zoning District included properties within 1,000 feet of the shoreline of a lake or river, creek, etc. The property was already at 36.8 percent impervious surface coverage; this would be a modest expansion. Barnhart PLANNING COMMISSION MINUTES January 27, 2025 Page 2 displayed an overhead aerial photograph and a rendering showing the sustainable features, which would not be affected. A large cedar tree would be removed for two parking stalls, and a parking island would be paved and made into two stalls. Another area near the front entryway would be converted into two parking stalls. The project would be accomplished in phases over the next few years. Barnhart showed and explained the new additional six parking stalls and the onloading/offloading ramp. There was a historical interpretive panel that would be relocated. The tree located in the island to be paved would be replanted, and additional landscaping could be added to compensate for the tree that would be removed. The property was in the shoreland due to its proximity to Mitchell Lake, but the site actually drains to Red Rock Lake. Staff recommended approval. Pieper asked if a variance had been pursued for the existing 36.8 percent impervious surface, and Barnhart replied staff had not found evidence of one. This was a legal nonconforming property. Taylor asked for and received confirmation a light pole in the center of the parking lot had been discussed, but it was not now being discussed. Farr noted there might be a motive to change the definition of a shoreland buffer that would exempt properties like this, since they did not drain to the district lake. Barnhart replied these regulations came from the DNR (Department of Natural Resources). Duncan asked for and received confirmation the timeline would encompass an immediate start in spring but spread over years as the budget allowed. Some changes could hypothetically never occur. Brian Lubben, resident at 16379 Gloria Lane, one block south of the coffee shop, stated he was a two-year resident and praised the coffee shop as an asset to the community. He urged the commission to approve this measure. MOTION: Taylor moved, seconded by Sherwood to close the public hearing. Motion carried 8-0. Kirk agreed with Mr. Lubben, stating this was an obvious solution with no downside. MOTION: Duncan moved, seconded by Farr to recommend approval of the as represented in the January 273, 2025, staff report. Motion carried 8-0. AMENDMENT TO CHAPTER 11 (2024-03CA) Barnhart explained some years ago the City reorganized Chapter 11, and in so doing, some codification errors were identified. This ordinance corrected some PLANNING COMMISSION MINUTES January 27, 2025 Page 3 items that were missed. These were housekeeping items and did not represent a change in policy or philosophy (missed paragraphs, misapplied labels, spelling errors, et cetera). Staff recommended approval as drafted. Weber asked for and received confirmation the new definitions were being relocated from the existing City Code, but not necessarily from Chapter 11, and therefore a public hearing from the Planning Commission was not required for their removal in the first place. MOTION: Kirk moved, seconded by Duncan to close the public hearing. Motion carried 8-0. MOTION: Taylor moved, seconded by Weber to recommend approval of the change to Chapter 11as represented in the January 27, 2025 staff report. Motion carried 8-0. PLANNERS’ REPORT MEMBERS’ REPORTS Barnhart announced the February 10, 2025 meeting would have another variance and a Code Amendment change. VI. ADJOURNMENT MOTION: Sherwood moved, seconded by Weber to adjourn. Motion carried 8- 0. The meeting was adjourned at 7:19 p.m. Planning Commission Agenda Staff Report Date: February 10, 2025 Location: 9030 High Point Circle Subject: Variance for Rear Yard Setback From: Ben Schneider, Planner I Applicant: Citadel Deck Co. ITEM DESCRIPTION Variance request for a 17-foot rear yard setback to construct a deck in the RM-6.5 Zoning District. City Code requires a 20-foot setback. REQUESTED ACTION Approve variance request for a 17-foot rear yard setback to construct a deck in the RM-6.5 Zoning District. City Code requires a 20-foot setback. BACKGROUND The neighborhood of the subject property was platted in 1972, and the home was initially constructed in 1974. The rear lot line abuts an HOA-owned outlot, shown in red in the image to the right. The initial purpose of this outlot was to provide private trail connections to a neighborhood playground. The portion of the outlot abutting the subject property has not had a trail since at least the year 2000, per historic aerial imagery. The subject lot has an existing deck that meets the required 20-foot setback. However, due to the orientation of the home relative to the rear property line, the deck is irregularly shaped, limiting the functionality of the deck. The applicant proposes a new deck that provides adequate room for furniture and is more consistent with the neighborhood and industry standards. The proposed deck would range between 17 feet (northwest corner) and 20 feet (southwest corner) from the property line. The portion of the deck that is less than 20 feet from the rear lot line requires a variance. Subject property HOA Outlot Staff report – 9030 High Point Circle Variance February 10, 2025 Page 2 The subject property is within the Shoreland Overlay District, meaning the lot is limited to 30% impervious surface. The lot exceeds this limit, so no expansion of impervious surface is permitted. Working with staff, the applicant is proposing a deck that would not result in an increase in impervious surface. The below image shows the shape of the existing deck (thick grey line) overlayed with the proposed deck. The dimensions of the new deck would be 11 feet deep and 15 feet wide. EVALUATING THE VARIANCE REQUEST Variances may be granted when they are in harmony with the general purposes and intent of the ordinance and when the variances are consistent with the comprehensive plan. Furthermore, variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties, as used in connection with the granting of a variance, means that the property owner proposed to use the property in a reasonable manner not permitted by the zoning ordinance; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the locality. Below is an analysis of how the variance request satisfies these criteria. 1. Consistency with the Comprehensive Plan The request would not change the residential use of the property. There are no conflicts with the Comprehensive Plan with this request. 2. Harmony with the Purpose and Intent of the Ordinance The primary purpose of residential setbacks is to provide consistent minimum spacing between structures in a neighborhood. The rear yard abuts an HOA outlot, providing approximately 16 feet of additional open space between the subject property and the rear neighbors. Therefore, there would still be over 40 feet of space between the proposed deck and the homes to the west. This meets the intent of the ordinance. 3. Unique Circumstance and Practical Difficulties Staff report – 9030 High Point Circle Variance February 10, 2025 Page 3 This property is unique in that rather than abutting another residence, this parcel abuts permanent open space in the form of land owned by the HOA. In their narrative, the applicant explains how moving the proposed deck further south would not be practical due to blocking an existing service door along the garage wall. There is a clear practical difficulty for the property owner to have a modest deck with functional space. 4. Alteration of the Essential Neighborhood Character The essential character of the neighborhood is maintained with the granting of the variance. The area includes several maturing trees obscuring the property line, and the HOA owned property provides additional preserved open space between parcels. 5. Reasonable Use of Property It is reasonable use of property to construct a deck with functional dimensions. The applicant also is minimizing the scope of the request by not proposing a change to the overall square footage of deck space or impervious surface. STAFF RECOMMENDATION The granting of this variance is in harmony with the intent and general purposes of the ordinance and the nature of the variance requested is consistent with the Comprehensive Plan. Staff recommends approval of the following request: 1. Approval Variance Final Order #2025-02 based on the information outlined in the Staff Report dated February 10, 2025. The Commission may choose from one of the following actions: 1. Approve Final Order #2025-02 as presented. 2. Approve Final Order #2025-02 with modifications. 3. Continue the variance request for additional information. 4. Deny Final Order #2025-02. Approximate rear setback line VARIANCE #2025-02 CITY OF EDEN PRAIRIE PLANNING COMMISSION FINAL ORDER #2025-02 APPLICANT: Citadel Deck Co. ADDRESS: 9030 High Point Circle, Eden Prairie, Minnesota 55347 LEGAL DESCRIPTION: Lot 8, Block 1, High Point, Hennepin County, Minnesota VARIANCE REQUEST: To have a 17-foot rear yard setback to construct a deck in the RM-6.5 Zoning District. City Code requires a 20- foot setback. The Board of Adjustments and Appeals for the City of Eden Prairie at a regular meeting thereof duly considered the above petition and after hearing and examining all of the evidence presented and the file therein does hereby find and order as follows: 1. All procedural requirements necessary for the review of said variance have been met. (Yes No ). 2. Variance #2025-02 is: _____ granted _____ modified _____ denied 3. Findings and conditions are attached as Exhibit A. 4. This order shall be effective fifteen days after the decision of the Board of Adjustment and Appeals or on February 25, 2025; however, this variance shall expire one year after the date of the approval unless the applicant has commenced the authorized improvements or use or has received an extension of the time period as provided below. The applicant may submit a request for a one-time extension of up to one year from the original expiration date. Said extension shall be requested in writing to the City Planner at least 60 days prior to the expiration of the approval. The requested extension shall be reviewed by the City Planner. If the facts and circumstances under which the original variance was granted have not materially changed, the City Planner may approve the extension. If there has been a material change in circumstance since the granting of the variance, the City Planner shall submit the request for review and consideration by the Board. 5. All Board of Adjustments and Appeals actions are subject to City Council Review. BOARD OF ADJUSTMENTS AND APPEALS N/A = Not Applicable BY:________________________________________________ Planning Commission Chair – Andrew Pieper Date: 02-10-25 EXHIBIT A – FINDINGS AND CONDITIONS VARIANCE #2025-02 FINDINGS “Practical difficulties” is a legal standard set forth in law that cities must apply when considering applications for variances. It is a three-factor test and applies to all requests for variances. To constitute practical difficulties, all three factors of the test must be satisfied. The three practical difficulties include reasonableness, uniqueness, and maintaining the essential character of the neighborhood. Additionally, the variance must demonstrate harmony with other land use controls. 1. Reasonable use of the property - The first factor is the property owner proposes to use the property in a reasonable manner but cannot do so under the rules of the ordinance. It is reasonable use of property to construct a deck with functional dimensions. The applicant also is minimizing the scope of the request by not proposing a change to the overall square footage of deck space or impervious surface. 2. Unique circumstances - The second factor is that the property owner’s situation is due to circumstances unique to the property not caused by the property owner. Rather than abutting another residence, this parcel abuts permanent open space in the form of land owned by the HOA. Furthermore, moving the proposed deck further south would not be practical due to blocking an existing service door along the garage wall. There is a clear practical difficulty for the property owner to have a modest deck with functional space. 3. Essential character of neighborhood - The essential character of the neighborhood is maintained with the granting of the variance. The area includes several maturing trees obscuring the property line, and the HOA owned property provides additional preserved open space between parcels. The granting of the variance is in harmony with intent and general purposes of the ordinance and the nature of the variance requested is consistent with the comprehensive guide plan. Project Site Planning Commission Staff Report Date: February 10, 2025 Location: South of Venture Lane, North of Highway 5 and west of Wallace Road Subject: Highway 5 Business Center From: Beth Novak-Krebs, Senior Planner Applicant: Endeavor Development Review period expires: April 17, 2025 ITEM DESCRIPTION The applicant is requesting approval to build a 52,032 square foot speculative building on the property located south of Venture Lane, north of Highway 5 and west of Wallace Road. The site is 3.98 acres and was previously highway right-of-way owned by the Minnesota Department of Transportation (MnDOT). In 2024, the property was purchased by the applicant with the intent of developing a modern and useful office and warehouse space. REQUESTED ACTIONS • Zoning Change from I-General to Flex Service on 3.98 acres • Site Plan Review on 3.98 acres • Preliminary Plat combining several tracts into one lot on 3.98 acres BACKGROUND COMPREHENSIVE PLAN AND ZONING The subject site is designated as Flex Service in the Aspire 2040 Comprehensive Plan. Development in the Flex Service Land Use designation is envisioned as a blend of commercial and industrial. The applicant anticipates office and warehouse uses for the building, both are permitted uses. The applicant is requesting a change in zoning from I-General to Flex Service, which is consistent with the guiding of the property. In the early 1970’s, the Staff Report – Highway 5 Business Center Page 2 2 property was zoned I-General and a portion of the property was used for a brick and tile company and a portion for a cut stone company. MnDOT purchased the property for highway purposes in the late 1990s, and the property became right-of-way for Highway 5 and 212. There have been no requests over the years to change the zoning, so the property is still zoned I-General despite being right-of-way for so many years. SITE PLAN The use of the property north of Venture Lane is an electrical substation, to the west is the Minnesota River Bluffs Regional Trail, to the south is Highway 5/212 and to the east of Wallace Road is a resale store and a stormwater management pond. The terrain of the property drops 30 feet from the western side to Wallace Road. The 52,032 square foot building is placed roughly in the middle of the site. The site plan shows one access point from Venture Lane on the west side of the site with parking between the front of the building and Venture Lane. The loading docks face east toward Wallace Road. The plan also includes a pedestrian connection between the front of the building and the path along the south side of Venture Lane. A stormwater management basin is located on the east side of the building between Wallace Road and the loading dock area. PRELIMINARY PLAT The applicant is proposing to combine several tracts into one 3.98-acre lot. The proposed lot complies with the standards for lots within the Flex Service Zoning District. Staff Report – Highway 5 Business Center Page 3 3 PARKING The number of parking spaces is based on speculative uses within the building. The applicant anticipates the building will include 7,800 square feet of office and 44,232 square feet of warehouse space. This requires 62 parking stalls. The plan includes 64 stalls. Although the applicant anticipates office and warehouse uses, there are other uses that are permitted in the Flex Service Zoning District. Given a different ratio of uses within the building, additional parking may be required. It may be necessary to utilize a portion of the loading area for parking should uses dictate. BUILDING ARCHITECTURE AND MATERIALS Given the visibility of the site, the massing, architectural design and articulation of the building is important. Additionally, a building in this location will be a noticeable change to the existing landscape. Although the building is only one story, it is an average of 38 feet high to accommodate warehouse uses. The building articulation and design makes the building appear to be two stories. The strong horizontal lines at the middle and top of the building helps visually bring down the scale of the building. The south façade of the building faces Highway 5 and includes roof line variation, varying building colors, and windows along the first level at the west end and some windows above the first level, which provides light into the building and gives the appearance of two stories. The north façade faces Venture Lane and has articulation similar to the south façade. The windows above Side Facing Highway 5 Side Facing Venture Lane Side Facing Highway 5 Staff Report – Highway 5 Business Center Page 4 4 the main level add light into warehouse. The applicant breaks up the long facades with recesses and projections, changes in building material and colors, and the placement of windows. The main entrance to the building, which is on the west side, is emphasized through the use of mostly glass at the first level and above the entry, cultured stone and canopies/sun shades. The building articulation complies with City Code. The rendering below illustrates the west facing façade with the main entrance. In the Flex Service Zoning District, the facade fronting on Highway 5 (arterial street) is required by City Code to have a minimum of seventy-five percent (75%) of the façade of the exterior building finish to consist of at least three (3) contrasting yet complementary Class I materials, with at least one (1) color variation therein. Staff Report – Highway 5 Business Center Page 5 5 The proposed façade facing Highway 5 includes glass, precast concrete panels and stone veneer with a color pallet including beige, iron ore, dark bronze, tan and white. In the Flex Service Zoning District, the facades with street frontage along Martin Drive and Venture Lane are required by City Code to have a minimum of seventy-five percent (75%) of the façade of the exterior building finish to consist of at least two (2) contrasting yet complementary Class I materials, with at least one (1) color variation therein. Since glass is one of the Class I materials, the precast concrete panels must have at least two color variations. The material and color scheme being used on the south façade will be the same on all four facades. The building architecture, articulation, material and colors are very similar to the Nexus buildings, recently approved north of Highway 62. All four building facades meet and exceed the building material and color requirements. Massing Being surrounded by right of way on all sides, the site is visually prominent, in particular for west bound traffic on Highway 5, and for travelers on Venture Lane and Wallace Road. Further impacting the perception of mass, the adjacent roadbeds on Wallace and Venture are 2-22 feet lower than the Finished Floor Elevation (FFE), and the roadbed for westbound Highway 5 is about 10 feet higher than the FFE. These factors may be difficult to visualize. The table below and the figure on the next page illustrates how the building relates to the surrounding roadways. South East South West North West North East Mid - side Building Height 38 Feet Highway 5 Distance to Bldg from Road 138 feet 150 feet Road elevation 5 feet above 9 feet above Venture Lane Distance to Bldg from Road 72 feet 50 feet Road elevation 1.5 feet below 17 feet below Wallace Road Distance to Bldg from Road 292 feet Road elevation 21.5 feet below Comparable Building/ road separation Cross Town Core Winter Park along Viking Drive Champions Hall Winter Park along Washington Staff Report – Highway 5 Business Center Page 6 6 There are several buildings in Eden Prairie with comparable mass, height, proximity to streets and visibility. Maps and photos of those buildings have been included to provide some visuals of real-world examples. 5’ above finished floor of building 138’ from edge of pavement to building 9’ above finished floor of building 150’ from edge of pavement to building 1.5’ below finished floor of building 72’ from curb to building 21.5’ below finished floor of building 292’ from curb to building 17’ below finished floor of building 60’ from curb to building Staff Report – Highway 5 Business Center Page 7 7 *These buildings use a peaked roof which has a different visual impact on massing perception. Project Name Building Height Adjacent Roadway(s) Distance from Roadway to Building Height of Roadway Compared to Building Champions Hall 42 feet to peak* Washington Ave S 84-98 feet along Washington Ave Nearly Level Crosstown Core 37 feet Crosstown Cir and Flying Cloud Dr. 123-125 feet along Flying Cloud 114-123 feet Crosstown Cir Nearly Level Danfoss Retaining Wall (@ Mitchell Rd exit) 16 feet Highway 5 20 feet to retaining wall Nearly Level Danfoss Building 26 feet Highway 5 140 to Industrial Building 3-16 feet higher Golden Triangle Industrial 40 feet Golden Triangle Dr. and Valley View Rd. 66 - 72 feet along Valley View 100+ feet along Golden Triangle Nearly level Winter Park 60 feet to peak* Washington Ave. S, Viking Dr., and I-494 50 - 69 feet along Washington 105 -145 feet along Viking Drive 5 feet lower than building along Washington 5 feet lower than building along Viking Staff Report – Highway 5 Business Center Page 8 8 Champions Hall, 7000 Washington Avenue S – The soccer addition to Champions Hall is approximately 53,000 square feet and stands approximately 42 feet tall to the peak. The building is visible from Washington Ave. S. The building is at a similar distance from the street as the Highway 5 building is from Venture Lane, but here there is little grade change. A berm and landscaping is employed to soften the east side of the building. Champions Hall does not meet the current design standards for an Industrial Zoned building. Staff Report – Highway 5 Business Center Page 9 9 Crosstown Core, 6500 Flying Cloud Dr.- This 62,000 square foot building stands approximately 37 feet tall. It is visible from Flying Cloud Drive and Crosstown Circle at approximately the same distance as the Highway 5 building is from Highway 5, but there is not a significant grade change between the Crosstown Core building and the adjacent streets. The developer used building articulation, changes in color and material, and window placement to visually reduce the mass and height. Staff Report – Highway 5 Business Center Page 10 10 Danfoss, 14900 Technology Drive - The building and a retaining wall are visible from Highway 5. The retaining is 20 feet from the off-ramp to Mitchell Road while the building is approximately 140 feet from the off ramp. The building is 15 feet above the road. Looking at the retaining wall and building together, the improvements are about 38 feet tall. The retaining wall design, the building articulation, and landscaping all work together to soften the visual impact of that mass. Staff Report – Highway 5 Business Center Page 11 11 Golden Triangle Industrial, 7350 Golden Triangle Drive – This building is 130,000 square feet and stands 40 feet tall. The building is visible from Valley View Road and Golden Triangle Drive. The distance from the roadways to the building is similar to the Highway 5 building to Venture Lane except that there is not much grade change from the streets to the Golden Triangle building. Changes in building articulation and landscaping helps temper the height and mass of the building. Staff Report – Highway 5 Business Center Page 12 12 Winter Park, 9520 Viking Drive – This building is one of the taller buildings in the Golden Triangle and it is visible from Washington Ave S, Viking Drive and I-494. Although I-494 is lower than the elevation of the building and the building is 300+ feet from the highway, this 88,000 square foot building that stands 60 feet tall to the peak and is visually prominent. The side of the building along Washington Ave. S is most similar to the Highway 5 building as it relates to Venture Lane. The landscaping helps visually reduce the mass and height of the building. Staff Report – Highway 5 Business Center Page 13 13 TREE REPLACEMENT Much of the east half of the site appears heavily wooded, and most of these trees will be removed. Most of these trees are cottonwood, aspen, and boxelder. The removal of the significant and heritage trees on the overall site results in a tree replacement requirement of 506 caliper inches. The applicant will meet the tree replacement through the payment in lieu option. LANDSCAPE PLAN City Code requires single story buildings over 20 feet tall to be considered two (2) stories for purposes of calculating the landscaping requirements. The proposed building is over 20 feet tall and requires 325 caliper inches of landscaping. The proposed Landscape Plan includes 325 caliper inches. The plan complies with the requirements. The landscaping is robust and includes a variety of trees, shrubs, and perennials. There has been some discussion about enhancing the screening of the loading docks on the east side of the building. The location of the stormwater facility, the grades at the property lines, and the access location limits the feasibility of a large buffer in this area. The landscape plan incorporates larger deciduous and coniferous trees in this area to maximize screening. The plan provides trees along the Highway 5 side of the building to complement the building architecture, plantings near the parking lot to provide screening, and foundation plantings to add interest at the base of the building. SIDEWALKS AND TRAILS There is an existing trail on the south side of the Venture Lane and the west side of Wallace Road. The Minnesota River Bluff Regional Trail crosses Venture Lane approximately 68 feet to the west of the proposed driveway to this site. The plan includes an accessible sidewalk from the front of the building to the trail along Venture Lane. This provides pedestrian and bicycle access to a broader trail system. The applicant is also proposing a bike rack near the northwest corner of the building near this sidewalk. TRAFFIC STUDY The proposed development was analyzed for transportation and traffic impacts based on the identified use of “General Light Industrial”. Trip generation was estimated using the Institute of Transportation Engineers Trip Generation Manual 11th Edition. The development is expected to generate 38 peak hour trips in the AM and 34 peak hour trips in the PM, and 252 total daily trips. Half of the trips are expected to be distributed to the west along Venture Lane towards Highway 5, with the other half expected to be distributed to the east on Venture Lane to the intersection with Marin Drive/Wallace Road. From there, 20% of trips are expected to go south on Wallace Road and 30% of trips are expected to go north and east along Martin Drive toward Mitchell Road. The traffic study concluded that all intersections in their 2024 configuration can accommodate the additional traffic from this development and still operate acceptably. The traffic study projected 2040 trip generation and distribution and concluded the intersection of Venture Lane and Martin Drive/Wallace Road would continue to operate acceptably. The traffic study concluded that the surrounding roadway network can also accommodate the additional traffic Staff Report – Highway 5 Business Center Page 14 14 from this development and still operate acceptably. Pursuant to City Code 11.24. Subd. 10, all office and industrial developments and redevelopments require a Transportation Demand Management (TDM) Plan. For this development, the developer must complete a checklist of TDM strategies that they will commit to implement. Completion of the checklist will be a condition of the Development Agreement. DRAINAGE/STORMWATER MANAGEMENT The stormwater generated from the site is treated via a single infiltration basin on the eastern end of the site. Overflows from the basin will flow to the City storm sewer system on Wallace Road. LIGHTING The Photometric Plan includes wall pack lighting around the building with two pole lights in the parking lot. These fixtures provide lighting for the main entrance to the building, the parking areas, the driveway and for the loading dock area. The Lighting Plan complies with City Code, but additional shielding may be necessary to reduce glare for traffic on Highway 5. SIGNS The site plan does not show the possible location of any free-standing monument signs and only one possible wall sign. All wall signs and free-standing signs must comply with City sign requirements. Prior to installing any of the signs, a separate sign permit is required. UTILITIES Public sanitary sewer, water, and storm sewer are currently located under Venture Lane and Wallace Road. The applicant will be connecting to these utilities. SUSTAINABILITY The applicant is proposing to incorporate the sustainable features and practices listed below: • Participate in the Energy Design Assistance Program • A minimum of 2% of parking spaces will accommodate EV charging stations to an EV ready standard. The Site Plan includes 2 EV Ready parking stalls near the front of the building. • Design the building so it can support future installation of solar panels • Use efficient appliances and fixtures • Use Low VOC materials • Waste disposal – tenants will recycle The Building Sustainability Standards do not apply to this project because it is not a PUD. Staff Report – Highway 5 Business Center Page 15 15 STAFF RECOMMENDATION Recommend approval of the following requests: • Zoning change from I-General to Flex Service on 3.98 acres • Site Plan Review on 3.98 acres • Preliminary Plat combining several parcels into one lot on 3.98 acres CONDITIONS OF APPROVAL This is based on plans dated January 17, 2025 and the following conditions: 1. Prior to the 1st reading by the City Council, the applicant must: A. Revise the building height listed in the Site Summary on the Site Dimensions Plan from 34’ to Average 38’. 2. Prior to release of the final plat, the applicant must: A. Pay connection fees. 3. Prior to land alteration permit issuance, the applicant must: A. Obtain permits and approvals from other agencies as needed. B. Obtain City approval of a final grading and drainage plan for the property. C. Submit detailed utility and erosion control plans for review and approval by the City Engineer. D. Obtain and provide documentation of Watershed District approval. E. Notify the City and Watershed District 48 hours in advance of grading. F. Provide a construction grading limits and tree protection plan for review and approval by the City. G. Install erosion control at the grading limits of the property for review and approval by the City. H. Install fencing at the construction grading limits and tree protection areas as shown on the approved plans. I. Submit and receive written approval of an executed landscape agreement. J. Submit a landscaping letter of credit or escrow equivalent to 150% of the cost of the landscaping. K. Make a cash payment for Tree Replacement as provided by City Code. L. Obtain a building permit for retaining wall construction from the City for any retaining walls greater than four feet in height. M. Submit a land alteration bond, letter of credit, or escrow surety equivalent to 125% of the cost of the land alteration. N. Provide proof that the Inspection and Maintenance Agreement for Private Stormwater Facilities has been recorded. Staff Report – Highway 5 Business Center Page 16 16 4. Prior to building permit issuance for the property, the applicant must: A. Pay the appropriate cash park fees. 5. Prior to issuance of an Occupancy Permit, the applicant must: A. Construct the retaining wall(s) in accordance with the terms of the permit and terms and conditions of Exhibit C. B. Complete implementation of the lighting plan in Exhibit B. C. Complete construction of mechanical equipment screening. D. Install conduit for EV charging stations. E. Complete construction of the trash enclosure. F. Complete implementation of the approved building elevations. Highway 5 BC LLC (the “Applicant”) is requesting Highway 5 Business Center (the “Project”) be considered for Rezoning, Preliminary Plat and Site Plan Review. The proposed development will transform the vacant 3.98 acres into a modern 51,966 square foot business center. The proposed development meets the performance standards established for the proposed zoning with no waivers being requested. Comprehensive Guide Plan Designation The 3.98-acre site has a 2040 Land Use designation of Flex Service. Therefore, no Land Use designation change is being requested. Zoning Classification The property is currently zoned as Right of Way. The Applicant is requesting a rezone to Flex Service, which is consistent with the 2040 Land Use designation of Flex Service. The adjacent property to the north is zoned as I-Gen and is occupied by a North States Power plant. The properties to the east are zoned as I-2 and are guided for Flex Service. Proposed Development Overview The proposed 51,966 square foot speculative development is designed to meet the needs of today’s employers. The timeless architectural design and thoughtful landscaping plan ensures the development will be an asset to the community and local economy upon completion and into the foreseeable future. The project incorporates sustainability in the form of locally sourced materials, a hearty landscaping plan and infrastructure to support EV vehicles and solar. The proposed building will retain and create jobs in The City of Eden Prairie while also increasing the tax base. Summary of Landscaping and Tree Replacement The landscaping plan integrates sustainable design principles and incorporates a diverse range of plant species. Diversity brings many benefits to the development such as a reduction in stormwater run-off by efficient irrigation. Native and naturalized drought resistant plant materials are utilized to ensure the plantings are hardy and can withstand all weather conditions. Mature tree plantings line the boundaries of the parcel. The mature plantings were selected in lieu of traditional height plantings to provide immediate screening to adjacent parcels. Overstory trees are placed throughout the site to complement the height of the building. The shrubs and perennials add interest while softening the transition from building and parking areas to the adjacent roadways. A mix of overstory, evergreen and ornamental trees, shrubs and perennials are placed throughout the site to create a vibrant display of color and foliage. Utilities: Stormwater Treatment Requirements: Current drainage patterns route site run off in three directions: towards MNDOT to the south, to the east (Wallace Road) and to the north (Venture Lane). All existing runoff eventually drains east to a MnDOT basin on the east side of Wallace Road. To meet the City and Watershed storm water management requirements we are proposing to construct one large infiltration basin near the eastern property line to provide volume control, water quality and rate control for the proposed development. Watermain: The project will connect to the existing 6” water main service off Venture Lane. Water main will be routed throughout the site to provide hydrant coverage as required. Additionally, the building will be protected with a fire sprinkler system. Sanitary Sewer: The project will connect to the existing 6” sanitary sewer service off Venture Lane. Dry Utilities: Electric, gas, telephone, and fiber optics are present along Venture Lane and are expected to be sufficient for the proposed use. Architecture: The proposed architectural design incorporates insulated precast concrete wall panels with vertical and horizontal reveals. The panels will be finished in shades of tan with charcoal and white accents. Stone columns compliment the timeless design by providing texture and visual interest. The façade incorporates panel articulation and parapet height variation to provide visual relief. At the main entry, expanded areas of glazing and sunshades are utilized to emphasize and define the entrance. First level windows and upper-level windows, both real and painted accents, are utilized to reduce the apparent building height. The speculative project does not have exterior rooftop mechanical units. As rooftop units are added in the future, sight lines will be reviewed to confirm that units are not visible from the property lines. Guidelines for roof top unit setbacks are included in this submittal.