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Planning Commission - 10/09/2023APPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION MONDAY, OCTOBER 9, 2023 7:00 PM—CITY CENTER Council Chambers 8080 Mitchell Road COMMISSION MEMBERS: John Kirk, Frank Sherwood, Andrew Pieper, Ed Farr, Carole Mette, Robert Taylor, Dan Grote, Charles Weber; Phou Sivilay CITY STAFF: Jeremy Barnhart, City Planner; Carter Schulze, City Engineer; Matt Bourne, Parks & Natural Resources Manager; Kristin Harley, Recording Secretary I. CALL THE MEETING TO ORDER Vice Chair Farr called the meeting to order at 7:00 p.m. II. PLEDGE OF ALLEGIANCE – ROLL CALL Commission members Kirk, Pieper and Weber were absent. III. APPROVAL OF AGENDA MOTION: Grote moved, seconded by Taylor to approve the agenda. MOTION CARRIED 6-0. IV. MINUTES MOTION: Taylor moved, seconded by Mette to approve the minutes of August 28, 2023. MOTION CARRIED 6-0. V. PUBLIC HEARINGS A. MISTER CAR WASH (2023-03) Request for: • Planned Unit Development Concept Review on 1.23 acres • Planned Unit Development District Review with waivers on 1.23 acres • Site Plan Review on 1.23 acres Prabhs Matharoo, of the Mr. Car Wash development team, presented a PowerPoint and detailed the application. The development was located at Flying Cloud Drive, Prairie Center Drive, and Crystal View Road, and displayed a PLANNING COMMISSION MINUTES October 9, 2023 Page 2 rendering of the final development. He introduced his colleagues and gave an overview of Mr. Car Wash, which was the largest car wash operation in the United States. Matharoo explained the water conservation process developed by his team. He displayed the site location and overall plan at the former Burger King site. The waiver addressed the encroachment into the setback along Flying Cloud Drive and would improve circulation of automobiles on the site. In addition it would ease the backlog of the car service, which was currently at capacity. The trash and vacuuming enclosure would be moved closer to the building. The canopy was too large and would be brought into compliance with City ordinances with three smaller canopies covering the pay lanes. Pedestrian ramps would be added to maintain ADA compliance. The materials and elevations would be upgraded to adhere to City guidelines, allowing for 70 percent of the materials to be Class One. Brick was added and the point-of-sale canopy was divided into three canopies. Sivilay asked for and received confirmation this development was similar to the Mr. Car Wash in Brooklyn Park. Taylor asked for and received the square footage of the existing site (42,000 feet). Mette asked for and received confirmation the proposed canopies were smaller scale. Farr asked for and received confirmation the development would move from the existing site, which would be sold, to the new proposed location. Farr asked how many cars per minutes the business serviced. Luke Kittley, director of Midwest operations, explained the business could wash over 1,000 cars a day, or two cars per minute (120/hour). The current site was a right-hand turn, whereas the proposed site would be a gradual left-hand turn. Taylor asked if there were tanks under the existing site. Kittley replied there were, but they were 50 years old. The new site would increase conservation from 10 to 50 percent of the water. All processes were biodegradable, and no chemicals were used. Taylor asked the fate of the tanks on the current sites, and Kittley replied they could be either filled with concrete or removed. Farr asked for the stacking plan, which Matharoo provided. Farr stated the traffic study indicated car trips per hour for weekday and weekend peak times: the maximum, 114/ hour, was less than the total capacity supplied by Kittley. Up to four cars would wait in line, which agreed with the applicant’s numbers, so Farr did not see a need for two traffic lanes, and asked why the variance could not be avoided. Kittley replied an entire row of vacuums would be lost with that change. Farr suggested the vacuuming stalls be moved so that a 14-foot-wide lane was created. Matharoo replied the structural footings of the building were in the PLANNING COMMISSION MINUTES October 9, 2023 Page 3 setback, and the applicant did not want the vacuum stalls so close to Prairie Center Drive, which directed the current design as proposed. Mette asked if the trees slated for removal near Crystal Review could be saved. Matharoo offered to revisit the site plan and landscape design. Barnhart gave the staff report. There was a discrepancy with the waiver, with the narrative giving a 22-foot setback and the site plan giving a 25-foot setback, and this would be resolved between the applicant and staff. Staff did support the waiver for the principal structure rather than the auxiliary structure. Locating the building as shown provided additional screening of the internal working of the car wash site. The applicant was providing additional easement along Crystal View Road and Flying Cloud Drive to accommodate the existing encroaching sidewalk and trail. The building did exceed all minimum materials requirements, as did the vacuum building and the point-of-sale attendant building. The proposed canopies increased the massing on the current site. The canopy[y should be attached to the building according to the City’s standards. A small temporary canopy could be used when necessary. Staff recommended approval of the application, subject to the removal of the canopy. MOTION: Grote moved, seconded by Taylor to close the public hearing. Motion carried 6-0. Mette stated she did not have a concern regarding the canopies; however, the setback did not agree with other setbacks on the street in this area. This caused her some concern but she was satisfied with the design after hearing the explanation. Farr added he had shared this concern from the point of view of equitable retailer visibility but understood the justification for it after visiting the site and seeing it in three dimensions. However he urged the commission to continue to consider setback consistency. Mette agreed this unique location elevation was a caveat to approving this waiver. Farr asked the reasons for the canopies. Kittley stated there were many reasons for them, including snowfall and employee comfort. The peak season was in the winter going toward spring, which also required the heated and air conditioned kiosk. The canopies’ size would be similar other canopies used by Mr. Car Wash, though they were swing arches and these would be flat. Farr asked for and received confirmation staff preferred no canopies, but the motion tonight would be with the understanding that canopies would also be approved. Taylor asked if the canopies had any branding. Matharoo replied the color with “UWC” (unlimited car wash) would signal the Mr. Car Wash brand. Grote stated he had a monthly pass, and asked what percent of members never interacted with staff. Kittley replied it was roughly 75 to 80 percent. One lane would handle retail customers, and the other two for touch-free members. Farr asked how these lane PLANNING COMMISSION MINUTES October 9, 2023 Page 4 assignments would be communicated without the canopies, and Kittley replied it would be difficult, and would require a redesign. Matharoo added all the existing sites had canopies which also functioned as very large signs. He foresaw a circulation issue without the canopies. Farr asked for the signage limits when this applicant requested a sign permit. Barnhart replied wall signage and free-standing signs were possible as well as incidental signs. There was a lot of signage allowed in a commercial district, though he would have to retrieve the dimensions. Staff did review the incidental signage requirements, and directional signage or clearance markers could be alternatives. Taylor stated he would be more concerned if the vacuum lanes were adding canopies, but he was not concerned with the existing design. He noted the greater conservation of water was a plus. He asked if there was a detailing section, and Kittley replied there would not be. Farr stated he was satisfied with the architecture and materials, and was pleased with the counterclockwise circulation. Farr reiterated a motion for approval was a motion for approval of the three small canopies, and eliminating them required specific inserted language. Grote and Sherwood expressed satisfaction with the canopies as well. Farr stated the intention of the Zoning Code was to avoid clutter and found the trees could mitigate this. MOTION: Sherwood moved, seconded by Mette to recommend approval of a Planned Unit Development Concept Review on 1.23 acres; Planned Unit Development District Review with waivers on 1.23 acres; and Site Plan Review on 1.23 acres as represented in the October 9, 2023 staff report, as represented in the plans dated September 6, 2023 in the staff report. Motion carried 6-0. PLANNERS’ REPORT Jennifer Fierce gave the Building Sustainability Update. The Sustainable Building Standard established minimum sustainability criteria that went beyond existing state code for new construction or significantly renovated developments and were triggered by funding or land use incentives. This was also known as green building policies or green building standards. Eden Prairie had a goal of overall community-wide carbon neutrality by 2050. Subgoals were five percent of new construction would be net zero by 2030, 80 percent by 2040, 100 percent by 2050. Five percent of the electricity load would be met with on-site solar by 2025, 10 percent by 2030. Thirty percent of passenger vehicles would be EV by 2030, 50 percent by 2040, and 100 percent by 2050. She displayed a graph of planned emissions reduction by strategy (residential efficiency, fuel switching, et cetera) and a list of cities with a similar standard PLANNING COMMISSION MINUTES October 9, 2023 Page 5 (Duluth, Edina, St. Louis Park, Northfield, Rochester, Maplewood, and St. Paul). There were city-specific requirements, community rating systems, and the Minnesota state building code. Partnering with third parties contributed to this standard. She explained the involvement and expertise of third-party partners and their rating systems. Fierce displayed the average upfront cost for LEED (Leadership in Energy and Environmental Design) Certified Projects in the project tiers (certified, silver, gold, platinum). She explained the costs for commercial and multifamily buildings. A city-specific requirement would apply to a project triggered by funding or land use incentives regardless of the rating system selected. They were established to ensure city sustainability priorities were met, and each city would determine a verification method. Eden Prairie was asking for predicted greenhouse gas emissions, built in in EV charging capacity, and built in solar energy capacity (EV capable, EV ready, or EV installed). She explained the different standards of EV capability depending on land use. Mette asked if townhomes were considered to be multi-family dwelling. Fierce replied they would have individual garage which would have individual EV capability. This contrasted with a multi-family unit with a shared parking ramp. Mette asked for and received confirmation that for a small commercial facility, one percent would be rounded up to one stall minimum. An EV universal standard, which was a City-specific requirement in Eden Prairie, would help ensure EV charging across rating systems would be consistent, which was not currently the case. Solar energy capability would apply to roof layout and material, electrical conduit and the space for the meter. A five percent sourcing panel system would have a payback of 15 years. A solar universal standard was needed as solar requirements across rating systems were not consistent. This standard would be triggered by any new construction of 2,000 square feet or more requesting a financial and land use incentive or any major addition over 10,000 square feet requesting the same. The standard would not apply to any other projects. Fierce displayed examples of these. Barnhart stated there would be some minor changes in the City Code Chapter 11 as a result of this standard which the commission would review in the future. Mette asked if a setback such as requested tonight would trigger the standard, and Barnhart replied it would. Grote noted these were aggressive goals and asked how many would be modified. Fierce replied Eden Prairie could closely match its stated EV goals. The City Council had adopted this standard on September 19 and it would take effect January 1, 2024. This was a City policy, not encoded into the Zoning Code. PLANNING COMMISSION MINUTES October 9, 2023 Page 6 Discussion followed on the cases in which this standard could and could not be required. Fierce stated in cases this standard could not be required, staff would continue to ask developers to incorporate these improvements. Mette agreed this was a very aggressive policy, adding costs to development, requiring consultant teams, et cetera. She asked how this standard compared to those in the other cities listed. Fierce displayed a comparison slide showing Eden Prairie to be basically comparable with other cities’ efforts. Mette noted this standard set a high bar, and stated she had some concerns about that. Farr agreed this was an ambitious standard since the application approved tonight would fall under its purview. Fierce stated affected developers could request modification or removal of the standard, which would be voted on by the City Council. Discussion followed on the possible effects upon non-incentivized affordable housing development. Farr commended the standard however, for its sustainable goals. Farr asked what would happen if a developer tried and failed to meet the standard, and Fierce stated she did not have a specific answer on this hypothetical situation, but there could be a financial penalty, decided by the City Council on a case-by-case basis. Farr asked if and received confirmation the City fully funded consultant fees. He suggested an equivalency checklist as a tool. Fierce agreed. Farr thanked Fierce for her presentation. MEMBERS’ REPORTS VI. ADJOURNMENT MOTION: Taylor moved, seconded by Mette to adjourn. Motion carried 6-0. The meeting was adjourned at 8:22 p.m.