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HomeMy WebLinkAboutPlanning Commission - 04/27/1998 APPROVED MINUTES CITY OF EDEN PRAIRIE PLANNING COMMISSION MONDAY,APRIL 27, 1998 7:00 PM, CITY CENTER Council Chambers 8080 Mitchell Road COMMISSION MEMBERS: Beverly Alexander, Kenneth E. Clinton, Laurence Dorn, Jr., Randy Foote, Bill Habicht, Rebecca Lewis, Douglas Sandstad STUDENT REPRESENTATIVES: Kyle Halvorson,Adam Hupp STAFF LIAISON: Michael D. Franzen, City Planner, and Barbara Anderson, City Recorder MEMBERS ABSENT: None I. PLEDGE OF ALLEGIANCE-ROLL CALL Chair Foote called the meeting to order at 7:00 p.m. II. APPROVAL OF AGENDA MOTION: Habicht moved, seconded by Alexander, to approve the Agenda as published. Motion carried 7-0. III. APPROVAL OF MINUTES MOTION: Alexander moved, seconded by Lewis to approve the Minutes of April 13, 1998 as submitted. Motion carried 6-0-1. Habicht abstained. IV. PUBLIC HEARINGS A. HTG BUILDING by James R. Grover. Request for Comprehensive Guide Plan Changes from Low Density Residential to Office on .86 acres, Rezoning from Rural to Office on .86 acres, Site Plan Review on .86 acres and Preliminary Plat of.86 acres into one lot. Location: 9300 and 9310 Townline Avenue South. James Grover, Vice President of HTG Architects and Manager of HTG Properties showed a rendering of the proposed building and reviewed the plans for this site. He described the reception at the neighborhood meeting they held and commented it was favorable overall. There may be some noise from the HVAC equipment but they have done what they can to mitigate this. There will only be three air conditioning units outside and they will move the trash location to the inside of the building. PLANNING COMMISSION MINUTES April 27, 1998 Page 2 Dorn was concerned about the proposed location of the trash and the ability of the garbage trucks to get into this area without having to back up in the traffic lanes of the parking log. Grover stated that the trucks come early in the morning before there are cars in the parking lot and should not have any problem gaining access because there will be a sidewalk to the enclosure. Clinton asked how many employees will be at this location and Grover responded there will be ten employees working on site because they meet with most of their clients off-site. Dorn was concerned if they should move into another facility and another use would move into the building if the parking would be adequate for a use such as a chiropractic office. Grover responded that their loan requires a twenty-year lease and the business would have to be absolutely phenomenal for them to grow out of this facility. Franzen stated the parking requirements for medical office and general office are the same and staff was comfortable that adequate parking will be available for any office use of the building. Franzen reviewed the staff report and noted that staff recommended that the proponents move the building closer to the frontage road to give more green space on the site. Staff considered doing this sufficient reason to change the guide plan. Alexander asked questions regarding the location of the parking lot and the trees that are presently located in this area. Franzen described the landscaping plan changes and noted that the trees would have to be relocated. Habicht asked if the proponent was okay with the changes recommended by staff and Grover responded that they were for the most part but there were a few things they would like to work out with staff. The Public Hearing was opened. Roy Prevost, 9662 Clark Circle, was concerned with the height of the lighting which might impact his property. He asked that the light source not be visible from the west. He noted that most of the houses are two-story and it would be undesirable to have to look at the lights. He asked about the sewer location and Grover described the proposed sewer location where he hoped it would be brought into the site. Mahmoud Yousefzadeh, 9652 Clark Circle, asked what would happen if the sewer came onto his land. Gray responded that the pipe would be 2-3" in diameter which is very reliable and it would be under low pressure (under 15 psi) as compared to the water pressure which is usually about 80 psi. There is very little chance of this type of pipe bursting when it is properly installed in the proposed manner which is a hole bored through the soil. Mahmoud asked if there was any way to locate the sewer so it was not adjacent to his land. Gray responded it was a very good way to provide the service and while it was not 100% guaranteed, it was the best way to accomplish this. The risks are very minor compared to the benefits. Mahmoud was concerned about the garbage truck coming at 4-5 a.m. and the noise from that. He commented there was no way to guarantee that this company will remain in business for the next twenty years and what will happen if they leave. Franzen responded that the property will be zoned for office uses and that is all that would be permitted to go into that building. Dorn commented that when the subdivision these residents presently reside in was planned an easement was set aside for the sewer and this easement has been there for PLANNING COMMISSION MINUTES April 27, 1998 Page 3 twenty years. Sandstad commented he believed the project was good as long as Attachment B was followed. He thought the building aesthetically pleasing and supported the project. Lewis concurred and suggested that the developer be sensitive to the lighting in the parking lot so it did not adversely impact the neighbors. Clinton stated he supported the plan with Attachment B and noted that garbage pickup could not commence until 7:00 a.m. MOTION: Clinton moved, seconded by Sandstad to close the Public Hearing. Motion carried 7-0. MOTION: Clinton moved, seconded by Sandstad, to recommend to the City Council approval of the request of James R. Grover for Comprehensive Guide Plan Changes from Low Density Residential to Office on .86 acres, Rezoning from Rural to Office on .86 acres, Site Plan Review on .86 acres and Preliminary Plat of.86 acres into one lot based on plans dated march 26, 1998 and subject to the recommendations of the Staff Report dated April 24, 1998. Motion carried 7-0. B. CHARLSON PROPERTY by Lynn Charlson. Request for Comprehensive Guide Plan Change from Low Density Residential and Public Open space/Park/Floodplain to Low Density Residential, medium Density Residential, and Office on 440 acres. Location: South of Pioneer Trail, west of Eden Prairie Road and north of Highway 169/212. C. BROWN PROPERTY by David Brown. Request for Comprehensive Guide Plan changes from Low Density Residential and Public Open space/park/Floodplain to Low Density Residential, Medium Density Residential, and office on 11.4 acres. Location: South of Pioneer Trail,west of Eden Prairie Road and north of Highway 169/212. D. STANDAL PROPERTY by Carol and John Standal. Request for Comprehensive Guide Plan Change from Low Density Residential and Public Open space/park/Floodplain to Low Density Residential, Medium Density Residential, and office on 24.4 acres. Location: South of Pioneer Trail, west of Eden Prairie Road and north of Highway 169/212. Franzen stated staff has requested the Planning Commission to review Items B, C, and D together as they comprise one project. He noted the proponents had requested separate review in case on portion of the project should be denied. John Uban representing all three proponents,reviewed the project's history and described the final plan they have submitted for approval. The land is located to the south and west of Flying Cloud Airport. He discussed the existing roads and the new roadway system they are proposing. They are also proposing to connect Eden Prairie Road with Spring Lake Road and close the access onto Highway 212, which would direct the major portions of the traffic onto the new roadway which will gain access farther to the east. This roadway will also serve the airport expansion areas as well. He discussed the Guide Plan Amendments they are proposing which he hoped would be approved. The airport will be acquiring portions of this property for their expansion, and he indicated these areas on the plans. He noted they are actively pursuing acquisition at this time but no formal offers have been tendered. He discussed the proposed uses that will be in which PLANNING COMMISSION MINUTES April 27, 1998 Page 4 areas of the site. They are proposing office/commercial uses adjacent to the airport. He showed a plan which would be the land use designations they believe are the most appropriate and most likely to happen. He stated they have been working with adjacent landowners to develop the best plan possible for this area which will give some flexibility and be the best way to develop this area. Clinton asked about the relocation of Spring Road and what it would be and Uban responded the road from Pioneer Trail to Highway 212 is a larger roadway to handle more of the traffic which will preserve the existing Eden Prairie Road and Spring Road as much as possible. Clinton asked about the connection between Eden Prairie Road and Spring Road and if this issue had been resolved. Uban responded they have two ways to make this connection and it has not yet been studied by the City to determine which way will be the best way to do this. Foote asked what type of industrial uses would be adjacent to the airport and Uban responded it will probably be corporate headquarters or office buildings on 40-plus care sites. It would not be heavy industrial uses. Dorn asked what the airport would do with the land and Uban responded that they need it to have a safety zone and install some lights. There would not be a major change in the terrain from modifications they would make. The area south of the airport will be used for corporate hangars and a ponding area will also be included in this portion of the site. This level will be on the same level as the present airport, and the remaining land between this point and Highway 212 will terrace down to the lower elevation. Dorn asked about where the single family housing would be located on the western portion of the site and Uban reviewed the site plan and described the landscaping in this area. Dorn asked if the airport was agreeable to the proposed alignment of the roadway through their property from the church to the south and Uban responded that they have not yet purchased this land but they have been working with them to be sure they participate in the design of this system to facilitate good planning for the City. Discussion ensued regarding the roadway elevations adjacent to the airport and the amount of clearance required for aircraft at the end of the runway. Franzen noted there were two alternatives for roadway alignments. A decision can't be made at a concept level of planning. Final road locations are done at the Rezoning stage when more detailed information is available. Franzen reviewed the staff report and noted that staff recommended approval of all three projects. The density will be limited to the roadway capacity. The Public Hearing was opened. Eileen Benz, 9775 Spring Road, stated her home is sandwiched between both projects and she is opposed to both. She was concerned about the roadway configurations, noise levels, lighting and other impacts from the development. She was concerned about the light industrial uses and exactly what that would be. She noted that there was concern for the impact of these uses on the new properties that were being developed, and asked that the Planning Commission give the same concern to the existing properties as the project developed. PLANNING COMMISSION MINUTES April 27, 1998 Page 5 Gray described the traffic levels they anticipate on the new roadways and noted they anticipate very little change from what is there now. It is possible that they could have the primary point of ingress/egress from Highway 212. There will be an increase of traffic on Spring road because it is a County Road and it is part of the transportation system in the region. Staff anticipates that Spring Road will remain a two lane road although a significant one. It will probably stay that way for the next twenty years. Sandstad asked about the connection with Highway 212 and if they would have a stop sign or signal there because that intersection is located on a hill. Gray responded that they would like to have a signal and this could result in some work being done on Highway 212 to level out that hill. He described the elevations in the area and the relationship between the new runway and the new roadway. Gray discussed the proposed connection between Eden Prairie Road and Spring Road and the reasons why this should be done. They would be improving major access spacing and preserving the character of Eden Prairie Road. By making this connection it will eliminate Eden Prairie Road as a through road. There are also some opportunities to work with MAC to improve the number of access points by perhaps creating a frontage road along the airport. Hibbert Hill, 10131 Eden Prairie Road, was concerned about sewer and water coming in and if he would be assessed. Gray stated it would be coming in but he could not say what the assessment would be for his property because there were many variables included in the assessment formula. Hill was concerned about having people from the industrial area access Spring Road and Gray responded that it was a County road and from a safety standpoint it was best to have more than one connection for this new roadway. Staff anticipates that most of the traffic will use the new road and not Spring Road. Hill asked about the water rationing and commented that now they are extending the areas of service and whether that was a conflict. Gray stated the City is bringing the new water plant on line but water restrictions will be used to control peak demand times to assure an adequate water supply. Eden Prairie has a more than adequate water supply for the community. Hill inquired if he would be able to opt out of the sewer and water expansion and Gray responded that the Metropolitan Council's philosophy was that all communities should move toward the expansion of utilities. Hill stated he had not been consulted by the developers of the project and they stated they had met with the neighbors. He felt that their rights were being ignored by the proponents of the development. Gray stated this project was still at the concept level and not a finely detailed plan which means that they look at what most residents would want in the way of transportation systems. There is flexibility to determine details as the plan is developed in the future. Franzen stated that Staff held a neighborhood meeting at the Planning Commission meeting last December and the plan was not satisfactory which is why they came back to the Planning Commission with this proposal. Habicht asked what Hill thought of this plan aside from the roadway issues and Hill responded that as long as they were aware they were giving up the last part of natural land in Eden Prairie, it was a good plan. Jim Van Winkle, 10129 Eden Prairie Road, stated he did not understand how the City could make the connection from Eden Prairie Road across private land to Spring Road. He felt it was absolutely foolish to put housing at the end of a runway especially multiple PLANNING COMMISSION MINUTES April 27, 1998 Page 6 family housing,because of all the difficulties they were having in Richfield with the MSP airport. Bert Noterman, owner of The Lion's Tap Restaurant, stated he also owned ten acres north of that site. He planned to have residential housing on this land. He was adjacent to this development site and was not contacted regarding this project. He wanted to be sure that his property was protected. He was concerned about roadway access to his property so he could develop it later on without having to damage the trees. Regarding the issue of airport expansion, he was aware that it was going to happen. He was concerned if it would create a greater hazard by closing the access onto Eden Prairie Road than if it were left open. He was concerned about access to his business and how the road reconfiguration would impact that. Dennis Davie, 9900 Spring Road, stated he felt the proponents had done a good job in planning the project but there were some things that were confusing. The roadway configuration changes were the most confusing. He discussed traffic flow patterns in the area now and stated he was concerned about the added traffic from the new development being added to it. Gray stated while there is some cut-through traffic onto Eden Prairie Road today, the majority of trips stay on Spring Road. These are details that will be worked out with the final plans. The grades will have an impact on the roadway configuration. He discussed the Highway 212 intersection with Spring Road and explained why it was a better connection than Eden Prairie Road would be. David stated he had abundant wildlife in his yard, and felt that single family homes along Eden Prairie Road should be supported. He did not agree with the medium density housing area that was being proposed. He had to get a variance to have his home and he felt the density proposed was too great a volume for this area of Eden Prairie. He was also concerned about the designated office/industrial use being proposed. Franzen stated the proposed land use designation would require the buildings be 75% office and 25% industrial, or it would be possible to have a multi-story office building on that site. He reviewed the standards for this zoning district and noted that staff wanted to preserve as many natural features as possible. John Standal stated he was one of the proponents of the development and he and his wife had a tree farm on this property for the last twenty years. They now feel it is time for a change in their lifestyle and they want to reduce their workload. He requested the Planing Commission to approve the project. Gene Gray, 9040 Sunrise Circle, stated he was opposed to the project and felt Eden Prairie did not need another industrial park or more housing. He urged the Planning Commission to deny the project and requested the City to purchase the land and dedicate it to the Audubon Society. Habicht asked if he would support this measure as a taxpayer, and Gray responded he would if the price was right. Gray stated the owners of the property were the proponents of this development but the City has also had some plans regarding how they believed this area should be developed. MAC has stipulated to the City that the land adjacent to the airport should not be residential in character. Sandstad commented he thought it was a very nice property and it would be nice to have a large budget and be able to purchase the land as suggested by PLANNING COMMISSION MINUTES April 27, 1998 Page 7 Mr. Gray. However, it would be difficult to come up with the $2 Million plus in funding it would take to purchase these properties, and it was not practical to deny the project on that basis. Lloyd Walin, 9978 Windsor Terrace, commented that if the property which is proposed to be developed as industrial would have traffic coming from the south it might also have traffic coming from the north as well. It was his understanding that the City Council had taken a position that the airport expansion should not take place. Foote commented that the City has opposed the expansion but the City does not have any say in it if MAC comes up with the funding to purchase the land. Sandstad stated this plan works both ways and the Planning Commission has supported the City Council position regarding the airport expansion issue. Vicky Small, 1655 Beverly Drive, stated MAC has a history of not holding up it's agreements with the City and she wanted to know if there were any legal documents that would hold them to this. Gray responded that historically the realignment of Spring Road has been part of the City's transportation plan for twenty years. In this plan it is a critical element and we need to have further discussion as to how this will be implemented. This realignment could be a 1999 project as well as the new roadway and the connection to Highway 212. This should be made a condition of approval for the developer. This would be included in the Developer's Agreement if the plan should be approved then MAC would have to honor these things if they acquire the land before the project is completed. Severin Peterson, 15900 Flying Cloud Drive, stated he lives at the northeast corner of Highway 212 and Spring Road. He has not seen the plan before tonight and his interest is in compatibility with the proposed development. He could relate to some of the concerns voiced by the neighbors and his family has a lot of history in the area. Things have changed in Eden Prairie and it will continue to change. He requested a meeting with the proponents to share his concerns. He was concerned about the impacts of the roadway changes, and safety issues were also of great importance. Loren Wattke, 16860 Flying Cloud Drive, stated he no longer uses the Eden Prairie Road access onto Highway 212 because it is too dangerous and he was glad it was going to be closed off. He has received the impression that the City has given up regarding the issue of the airport expansion and since all of southern Eden Prairie was going to be impacted by MAC, he felt it should not be taken lightly. If the airport is expanded there will be some large planes coming into Eden Prairie and he asked the City again to oppose the expansion. Alexander stated she thought the plan was good for the area but was sad to see the open area go. The homes that were going to be built in this area will be impacted by Flying Cloud airport and even if it does not expand there will be noise impacts from it on these homes. She was not sure that the plan should go ahead now or if it needed to have more refinement. Sandstad stated it was a very large project but it was a concept plan. He was opposed to the airport expansion. He supported the proposal and was comfortable with the project as proposed. Habicht concurred and noted that some of the more intense uses on the PLANNING COMMISSION MINUTES April 27, 1998 Page 8 south side were dependent on the new roadway which he wanted to know if the roadway was going to be built. Gray responded that the project should be approved with the stipulation that the roadway be there to support this type of land use. The proponents wil have to work with MnDOT to get this done prior to proceeding with the development. Franzen stated the Developers Agreement will identify the land uses, types of uses, and the roadways that will have to be built prior to implementation of the project. Habicht responded he was comfortable with the changes to the Guide Plan with this type of provision included in the Developers Agreement. Lewis stated she was comfortable with the mix of uses in concept. In this area with the proximity to the airport industrial is the best use of that land. The City will have final review and approval of what will go there. The Eden Prairie Road/Highway 212 intersection was very hazardous and she was in favor of closing it. Clinton stated he was not 100% in favor of the airport expansion and he was well aware of the noise that emanates from the airport. There will not be a significant change in the size of the planes that use the airport regardless of whether it expands or not. A concept plan is not always what is built on a given site. He supported the concept plan as proposed. Dom stated he supported the concept plan, particularly the access location change onto Highway 212. Foote stated he agreed with the other Commissioners and supported the Concept Plan. Specific details will be worked out as each phase of the project moves forward. He was opposed to the airport expansion and he has concerns about MAC wanting to expand the airport even further in the future. Franzen stated that staff would have a definition for office and multi-family residential use prior to City Council review of the project, so they will know what is expected. MOTION: Sandstad moved, seconded by Clinton, to close the Public Hearing. Motion carried 7-0. MOTION: Sandstad moved, seconded by Clinton, to recommend to the City Council approval of the request of Lynn Charlson for Comprehensive Guide Plan Change from Low Density Residential and Public Open Space/Park/Floodplain to Low Density Residential, Medium Density Residential, and Office on 440 acres based on Plans dated April 24, 1998 and subject to the recommendations of the Staff Report dated April 24, 1998. Motion carried 7-0. MOTION: Clinton moved, seconded by Dorn, to recommend to the City Council approval of the request of David Brown for Comprehensive Guide Plan Change from Low Density Residential and Public Open space/Park/Floodplain to Low Density Residential, Medium Density Residential, and office on 11.4 acres based on plans dated April 24, 1998 and subject to the recommendations of the Staff Report dated April 24, 1998. Motion carried 7-0. MOTION: Habicht moved, seconded by Alexander, to recommend to the City Council approval of the request of Carol and John Standal for Comprehensive Guide Plan Change from Low Density Residential and Public Open space/Park/Floodplain to Low Density Residential, Medium Density Residential, and Office on 24.4 acres based on plans dated PLANNING COMMISSION MINUTES April 27, 1998 Page 9 April 24, 1998 and subject to the recommendations of the Staff Report dated April 24, 1998. Motion carried 7-0. E. FULLER ROAD BUSINESS CENTER by Mount Properties. Request for Planned Unit Development Concept Review on 7.02 acres, Planned Unit Development District Review on 7.02 acres, Rezoning from I-General to I-2 on 7.02 acres and Site Plan Review on 7.02 acres. Location: 7905 Fuller road. Bob Soffelt, 10508 Bluff Road, representing Mount Properties, reviewed the project and discussed the building design and materials that will be used. He requested approval of the project. Franzen reviewed the staff report and noted staff recommended approval of the project. The Public Hearing was opened. Dan Swayver, Lincoln Lane, stated he had a safety issue with the retaining wall that goes up to 7-10 feet in height. There are children that play in the area and he felt there should be an adequate barrier put up to prevent anyone from being injured. He also requested that the wildlife area adjacent to the site be left as undisturbed as possible. He was also concerned about the screening between the subject property and the adjacent residential neighborhood. Alexander asked about the lease agreement and Soffelt responded it will be part of the lease agreement that the tenants will be responsible for leaf removal. They will provide some large trees that will be planted on top of the retaining wall which will restrict access to that area. The relocation of the Colorado Blue Spruce could be put along the property line to provide additional screening from the residential homes. Dorn stated the building was beautiful from Highway 212 but he was concerned about the view from Fuller Road. Soffelt stated the Fuller Road view of the building will be floor to ceiling glass and described the materials that will be used in the exterior construction. Swayver commented he and the developers had discussed putting in a fence to provide more buffering between the development and the residential properties if needed. MOTION: Alexander moved, seconded by Clinton, to close the Public Hearing. Motion carried 7-0. MOTION: Alexander moved, seconded by Clinton, to recommend to the City Council approval of the request of Mount Properties for Planned Unit Development Concept Review on 7.02 acres, Planned Unit Development District Review on 7.02 acres, Rezoning from I-General to I-2 Industrial on 7.02 acres and Site Plan Review on 7.02 acres based on plans dated April 15, 1998 and subject to the recommendations of the Staff Report dated April 24, 1998. Motion carried 7-0. V. PUBLIC MEETING VI. MEMBERS' REPORTS PLANNING COMMISSION MINUTES April27, 1998 Page 10 VH. CONTINUING BUSINESS A. Commission Handbook Franzen noted this was an FYI item and had been updated to current standards. VIII. NEW BUSINESS IX. PLANNERS' REPORTS Clinton thanked staff for the insert on reasons to consider Guide Plan changes. X. ADJOURNMENT MOTION: Habicht moved, seconded by Clinton to adjourn the meeting. Motion carried 7-0. The meeting adjourned at 10:15 p.m.