Planning Commission - 09/27/1999 APPROVED MINUTES
CITY OF EDEN PRAIRIE PLANNING COMMISSION
MONDAY, SEPTEMBER 27, 1999 7:00 P.M., CITY CENTER
Council Chamber
8080 Mitchell Road
COMMISSION MEMBERS: Beverly Alexander,Kenneth Clinton,Randy
Foote,Bill Habicht,Rebecca Lewis and
Doug Sandstad
STAFF: Michael Franzen, City Planner
Krista Flemming,Planner I
Deborah Meuwissen, Recording Secretary
I. PLEDGE OF ALLEGIANCE—ROLL CALL
Chair Foote called the meeting to order at 7:00 p.m. Commissioner Lewis as absent.
II. APPROVAL OF AGENDA
MOTION: Alexander moved, seconded by Clinton, to approve the Agenda as published.
Motion carried 5-0.
III. APPROVAL OF MINUTES
Commissioner Alexander requested the minutes be changed to reflect she was in
attendance at the September 13 meeting and Commissioner Lewis had been absent.
MOTION: Habicht moved, seconded by Alexander, to approve the Minutes of the
September 13, 1999 Planning Commission as amended. Motion carried 4-0-1 with
Commissioner Sandstad abstaining due to absence.
IV. PUBLIC HEARINGS
A. CHRESTOMATHY II by Chrestomathy, Inc. Request for Zoning District Change
from Community Commercial to an Office Zoning District on 1.22 acres and Site Plan
Review on 1.22 acres. Location: 7465 Eden Prairie Road.
Michael Klein, architect for the project,provided an overview of the proposed project. He
indicated the property had been a garden nursery until recently. The existing building
would be expanded to approximately 9,582 s.f. for use as an administrative office and
vocational training space for Chrestomathy. All existing structures would be removed
except for the main sales office and milk house which would be used as a storage shed.
The parking lot would be expanded to 41 spaces with proof of parking for 50 vehicles.
Building set backs would meet or exceed existing zoning requirements. The site was well
landscaped and additional landscaping would be provided along the East line to provide
screening. The property was fenced on three sides by an existing 5'-6'high wood fence.
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A variance was being sought to increase the fence height to 8'.
Franzen related this project, as with all the requests on the agenda, had been reviewed with
respect to impact of traffic and conformity to office zoning requirements. He indicated
with office zoning, there would be less lighting issues and other nuisance problems then
with commercial zoning, such as smells and trash generated from a restaurant. He related
the plan met all zoning requirements. The request for a height variance for a fence was to
accommodate requests from neighbors and the Board of Appeals and Adjustments would
have to review the request prior to City Council review. Staff did not recommend approval
of the variance since the applicant had not demonstrated a hardship to justify the variance.
Staff recommends approval of the project.
Clinton asked if a traffic study for office buildings had been conducted at this location.
Franzen reported an estimated 500 trips per day could be considered, including morning
and evening trips, lunches and errands. Rush hour would be from 7:00— 8:30 a.m. and end
of day from 4:30—6:00 p.m. Typical for this type of zoning.
Foote asked why Staff did not support the height variance.
Franzen related the Board of Appeals and Adjustments would have to approve the variance
and Staff had looked at past practices of the Planning Commission and the uniqueness of
the fence in making its determination.
Gary Smith, 13326 North Street,Minnetonka,related he had a son who utilized the services
offered by Chrestomathy, he had had very positive experiences with the organization and
believed having Chrestomathy moving into the area would be a wonderful opportunity.
Jerry Frost, 16292 Westgate Lane, related he had worked with developmentally disabled
adults on a volunteer basis and understood the value of the Chrestomathy program. He
expressed concern neighbors of Chrestomathy would be challenged with such as traffic
problems, rezoning issues and parking. He was not opposed to an office environment on
the location. Traffic concerns for pedestrians and high school students walking between
cars at Little Red's Convenience Store would be greater with additional traffic from the
facility. In addition, he believed property values would be impacted by the rezoning to
office.
Tom Newman, 16297 Westgate Lane,related he appreciated the Chrestomathy program but
believed residential commercial was not ideal for this particular site. Also concerned with
nature of disabilities of the residents of Chrestomathy and the increase in risk to children in .
the neighborhood.
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Judy Newman, 16297, Westgate Lane, expressed concern for the neighborhood and
property with the addition of more pavement and concrete. The proposed building would
equate to having eight homes in her backyard since the building would come to within 18
feet of her lot. The facility was a very large commercial building to have in a neighbor-
hood. She expressed concern for the nature of the disabilities of the residents and risk to
the children in the neighborhood. Had discussed traffic issues associated with the
Minneapolis facility with the Minneapolis Police Department and was informed the vans
used did cause some problems.
John Richmond, owner of Little Red's Store, discussed questions previously raised
regarding traffic issues. Had no objection to the project and believed an agreement could
be reached with respect to Chrestomathy's van usage.
Jim Weber, Westgate Lane, expressed concern with the increase in traffic and one-way
access which would require more traffic to move through the neighborhood.
Jodie Myer, 16281 Westgate Lane, indicated she had visited the Bloomington and
Minneapolis Chrestomathy sites. Had concerns relating to the proximity of the facility to a
residential area.
Habicht asked Ms. Myer if she would have similar concerns if the intended use was for an
accounting office or a restaurant.
Ms. Hanson responded she would not have such concerns if the intended use was for an
accounting office but would if the intended use was for a restaurant.
Clinton asked clarification of the possible traffic issues.
Franzen related the highest traffic generated was by Little Red's Sttore. Commercial
zoning is the highest traffic generator. Office zoning is 50-60 percent less, based on the
same size building. He reported when traffic studies were conducted, they evaluated 20
percent site coverage. Office or commercial wasn't taken into consideration since that use
was already factored into Eden Prairie Road.
Shirley Smith, mother of one a Chrestomathy client, related she was familiar with this
program and knew the Minneapolis site. She believed many of the comments were based
on the nature of the facility. She had worked with special needs children and adults and
believed the issues raised were non-issues. She related that in Minneapolis, there had been
no history of violence at that facility.
Jessie Anderson, Valley View Road, related she worked at Chrestomathy. The facility had
a 2 to 1 ratio for staff to client and client's were well supervised. She indicated the
Minneapolis site was located in the same building as a pre-school. Ms. Anderson believed
most of the concerns voiced by residents such as safety and traffic were not the main issues
for the resident but having a facility with mentally retarded adults was.
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Franzen indicated zoning and land use of the proposed site was the primary factor in
determining whether site zoned for commercial or office use. He related there was no legal
requirement for Chrestomathy to identify its intended use; however, Chrestomathy wanted
to identify its intended use to the Commission and residents. Franzen also indicated the
intended use should not be looked at but the type of zoning and what had been approved in
similar locations.
Foote asked if Staff had contacted the police departments at the other locations to
determine if any calls had been logged for those sites.
Flemming indicated she had contacted the Environmental and Health Board in
Bloomington that evening and their response was no calls had reported at the Bloomington
facility.
Tom Rigger, 1238 Westgate Drive, indicated he opposed the project. The area was a
neighborhood with houses and parks. He expressed concern for the size of the building.
He felt the Little Red's store was okay since it fit in with a neighborhood concept. The
proposed use of the site was for a vocational training institute and believed it should be in
another area. He also voiced concern about available access for emergency vehicles to the
site.
Sandstad asked if the similarities between using the site as a daycare versus a vocational
school could be addressed.
Linda Moore, Executive Director and Founder of Chrestomathy responded the
Chrestomathy facility was different from a daycare facility. At a daycare, clients usually
did not leave the facility but at Chrestomathy, clients were out and about all the time. This
would include trips,work, etc.
Clinton asked if Chrestomathy's staff accompanied the clients.
Moore responded the clients were never unsupervised and any lack of supervision would
have to be investigated.
Alexander related she had walked the site. Currently there were wooden rods and canvas,
weeds and other debris at the nursery. Believed that the proposed use of the site would
offer a better view to the neighbors. She also commented she had worked at and also lived
across from a facility similar to Chrestomathy and traffic was not heavy. Residents were
always monitored since such facilities had State standards to maintain. She also
commented that children needed to be aware that not all individuals were born healthy and
may be mentally or physically challenged. She believed a project like this was needed in
Eden Prairie.
Sandstad related that the proposed use seemed to make sense and he had no issues with the
zoning. He supported the addition of the 8 foot high fence.
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Habicht related from a land use planning perspective, the office use was preferable to
commercial use. The residence was residential in nature. He asked the developer and Staff
to determine if the four parking stalls on the northeast corner of the property could be
moved to line up with other parking along the side of the building.
Klein indicated from a land use perspective, the parking worked.
Franzen related Staff had discussed with Chrestomathy parking and it had been conveyed
the facility would only require 20 spaces. However, proof of parking for 50 spaces was
required. The spaces required for proof of parking could be eliminated and some additional
planting could occur in that location.
Clinton indicated from a land use planning perspective, he supported an office zoning use
over a commercial zoning use especially due to the high traffic that could be generated
from commercial use. He also supported the plan since it has an office building with a
more residential look. He related there was no guarantee that another plan would not be
multi-storied with different fagade and would not be as attractive. He also supported the
change in the parking area.
Foote indicated from a land use planning perspective, office zoning was less intrusive with
respect to size, traffic, lighting, etc. than commercial use. He agreed with Commissioner
Alexander's comments and supported the project.
Alexander asked Mr. Klein if the large trees on the southside of the property would remain
in place.
Klein responded the trees would remain and were one of the reasons for development of the
parking lot on the north side of the property.
MOTION: Alexander moved, seconded by Sandstad, to close the public hearing. Motion
carried 5-0.
MOTION: Alexander, seconded by Sandstad to recommend to the City Council approval
of the request of Chrestomathy, Inc. for Zoning District Change from Community
Commercial to a Office Zoning District on 1.22 acres and Site Plan Review on 1.22 acres
based on plans dated September 17, 1999, and subject to the recommendations of the Staff
Report dated September 24, 1999, with Staff and developer to address 8' fence variance and
parking changes. Motion carried 5.0.
B. ROLLING HILLS SENIOR HOUSING by Hartford Financial Services, Inc.
Request for: Guide plan Change from Regional Commercial to High Density Residential
on 7.95 acres and to Office on 1.20 acres, Planned Unit Development Concept Amendment
on 8.97 acres, Planned Unit Development District Amendment with waivers on 8.97 acres,
Zoning District Change from C-Reg-Ser to RM—2.5 on 7.95 acres and Office on 1.02
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acres, Site Plan Review on 8.97 acres, and Preliminary Plat on 8.97 acres into 2 lots.
Location: Southeast Corner of Prairie Center Drive and Rolling Hills Road.
Flemming related the proposed plan was for a senior complex with medical facilities to
accommodate the residents of the complex.
Bill Griffith, representative of Hartford Financial Services, presented an overview of the
proposed plan, indicating this was the third plan for the site. The plan proposed a change in
land use from commercial to office and residential. He related the demand for senior
housing in Eden Prairie and the results of a study conducted by Tealwood Care, who had
been in a similar type of business for many years, indicated the need for this type of
facility. Griffith indicated the City's Comprehensive Plan had addressed senior housing
issues several years ago. He indicated that under this proposed plan, trip generated usage
would drop from 3,000 trips per day to 891 trips, a 70 percent reduction. According to a
parking study provided, senior parking needs were .7 spaces be dwelling unit versus 2
spaces per dwelling unit. Fewer parking spaces would leave more green spaces, trees, etc.
and therefore the community and neighborhood would benefit. A small office facility
adjacent to the senior complex provided a nice transition from office environment to
residential.
Foote asked if.7 spaces per unit dwelling was adequate since 2 spaces per unit dwelling
was the standard and one parking space was provided for each unit.
Griffith responded that parking was provided for staff and onsite parking would be
provided for guests. An on-site shuttle service also provided transportation for residents.
Sandstad related that other suburbs have found in similar usage, parking was not heavily
required.
Clinton commented the placement of a traffic light in the vicinity was addressed when the
commercial project came before the Commission several years ago and asked if this was
addressed at this time.
Griffith responded his understanding was Prairie Lakes Drive called for a signal when that
project was completed but was not sure one was required at this time.
Franzen related he was aware of the original Hartford project. The Huntington project
would account for 70 percent of the traffic and a traffic light would be needed when that
project was completed. He indicated there was more traffic in the general area but the
Highway 5 road project could attributable to the current traffic. The City Engineer would
need to address the issue to determine if a signal was warranted and if so, would be placed
on the City Council agenda.
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Flemming related Staff had looked at buffers in similar zoning uses. A berm currently
exists and Staff had worked with the developer to create sufficient set backs comparable
with existing projects. The developer had agreed to add additional trees.
Staff recommends approval of the plan as submitted with the addition of Staff
recommendations at the end of their report.
Clinton asked if the trees included on the berm would have significant spacing between
each tree.
Flemming responded the trees were 10-15 foot high conifers located fairly close to one
another and would provide significant screening of the site.
Penny Hanson, 11043 Lexington Drive, related she lived in the house that was next to the
project. Expressed concern with the waivers being requested to construct the facility and
the possibility of the site being used for a purpose other than senior housing in the future if
this project was not profitable. She also indicated the development of an office building
next to a residence was unacceptable. The driveway for the office complex was within 100
feet of her bedroom window and requested the office complex be relocated to another spot
on the site.
Foote asked Mr. Griffith if moving the office complex to another location was possible.
Griffith asked to address that issue and any others after the public had an opportunity to
address the Commission.
Andrea Poncius, 8486 Minuteman Alcove, related she believed the project to be a good
one. She indicated the size of the development, however, appeared to be twice the size of
what had been proposed with the land use. Plans had been requested with respect to what
her site line would be from the second story bedroom window. She indicated raising the
berm would help with transitioning the area and plants needed to be taller to be more of a
buffer. Lighting would be an issue since her residence had decks on the second story level
and traffic the project would generate would also be an issue.
A resident conveyed he was glad land use was being changed to high density residential
and assisted living use. He asked if the office complex could be included as part of the
assisted living area and why there was a need for a three-story building.
Bob McMillian, 11515 Carnage Lane, indicated he was a long time resident of the area.
Believed the project to be the best use of the land and was an improvement over other plans
previously proposed for the site. He hoped Hartford would work with the Staff to solve
some the issues addressed.
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Griffith addressed questions raised during the public hearing. He related setbacks were
required by code. In connection with the berm, alterations to the existing berm would
necessitate removing what was currently there and destroying plantings. The office
location was based on an existing easement and was the best plan given the site and project.
Existing wetlands restrictions created issues with respect to the site plan. The plan
presented was the best package that could be developed given the intended use of the site
for senior housing and office building and the restrictions for the site. Griffith indicated
deletion of the office building would require that some other use be designated in its place
in order to make sure the senior housing complex was viable. Proposing a three-story
building created a land use package that was responsive to the market.
Alexander asked clarification of whether Ms. Hanson's house was 100 feet from the drive
or office building.
Griffith responded the 100 feet distance was from building to building.
Alexander asked why the drive needed to be that wide.
Perry Ryan related the drive was similar in size to other drives used in like circumstances
and accommodates passenger vehicles, delivery and service vehicles. He also related the
drive appears to be much wider on the plan than it actually was.
Alexander asked if the lighting on the building would affect the residences.
Ryan related lighting was not expected to be significant. There would be small lanterns on
each resident's balcony, some side lighting and lighting around the dining room area, as
well as security lighting on the front of the building.
Ms. Hanson again expressed concern with the location of the office building and noise
being generated from the raising and lowering of the garage door on the site.
Alexander asked if the office complex could be moved closer to the assisted living area
Griffith reiterated the problem associated with the existing setbacks and therefore
limitations as to where the building could be moved. Had checked into the issue of the
noise associated with the garage door. There had never been an instance where a garage
door violated noise standards and would be similar to what is found in a residential area.
Franzen indicated that with respect to the parking garage matter, additional parking could
be made available on the side of the complex. Also, with respect to the building containing
three stories, other alternatives maybe available.
Foote asked what options were available to reduce the project impact on Ms. Hanson and
not reduce the square footage needed for the project.
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Griffith relayed he was not sure what the fire code requirements would be but would look
into the matter.
Franzen asked if a different orientation of the building could alleviate or modify the
driveway and retaining wall issues yet afford the project the same square footage.
Griffith indicated a week or two would be needed to review the site plan to determine what
adjustments to the plan could be made.
Sandstad related he did not have any major concerns with buffer offered between the office
and residences and supported the concept of senior housing on the site, as long as the berm
and landscaping were enhanced according to the developer's plans.
Alexander added with the addition of more trees and the berm, noise should be minimal,
and if the office building could be relocated somewhat,would be happy with the plan.
Habicht indicated this plan was significantly better than a commercial use plan and if the
lot line could be reduced within the site, approved the project.
Clinton related the items addressed were minor concessions and the plan generally was a
good one.
Foote indicated he certainly endorsed the project and would like for Staff and the
developers to address the issues raised.
MOTION: Sandstad moved, seconded by Clinton, to close the public hearing. Motion
carried 5-0.
MOTION: Sandstad moved, seconded by Clinton, to recommend to the City Council
approval of the request of Hartford Financial Services, Inc., for Guide Plan Change from
Regional Commercial Service to High density Residential on 7.95 acres and to Office on
1.02 acres, Planned Unit Development Concept Amendment on 8.97 acres, Planned Unit
Development District Amendment with waivers on 8.97 acres, Zoning District Change
from C-Reg-Ser to RM — 2.5 on 7.95 acres and to Office on 1.02 acres, Site Plan Review
on 8.97 acres, and Preliminary Plat on, 8.97 acres into 2 lots, based on plans dated
September 22, 1999, and subject to the recommendations of the Staff Report dated
September 24, 1999. Motion carried 5-0.
C. . PICKLED PARROT & SW METRO by Pickled Parrot & SW Metro. Request for
Planned Unit Development Concept Amendment on 22 acres of the Southwest Metro PUD,
Planned Unit Development District Review with waivers 1.67 acres, Zoning District
Amendment within the C-Reg-Ser Zoning District on 1.67 acres, Site Plan Review on 1.67
acres and Preliminary Plat on 22 acres into 2 lots. Location: Technology Drive and Prairie
Center Drive.
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Franzen related the,site had been rezoned to commercial and approved for retail use as part
of the approved 1996 Southwest Metro Hub PUD.
John White, owner of Pickled Parrot Restaurant, provided a brief background with respect
to his involvement in other restaurant ventures. He indicated expanding into Eden Prairie
was an exciting concept for them and they had a staff ready to work at the new facility.
Habicht asked how parking would be accomplished at the restaurant.
White related the design was for 24 hour parking, which would be accomplished by 100
parking spaces on site and an agreement with Southwest Metro Transit for parking at their
location.
Chip Ison, co-owner of Pickled Parrot Restaurant, reviewed the site plan. The building
would have windows facing the wetlands. The view of Technology Drive would be
wetlands and the ponding area to be developed. Staff, Southwest Metro and the developers
had worked on the design concept.
Franzen reported that Staff recommended approval of the plan pursuant to Staffs report.
Sandstad indicated approval of the plan.
Alexander related she like the plan and the facility to be located on the property. She
expressed some concern with potential traffic issues due to birds attempting to get to the
ponding area.
MOTION: Habicht moved, seconded by Sandstad, to close the public hearing. Motion
carried 5-0.
MOTION: Habicht moved, seconded by Sandstad, to recommend to the City Council
approval of the request of Pickled Parrot & SW Metro for Planned Unit Development
Concept Amendment on 22 acres of the Southwest Metro PUD, Planned Unit Development
District Review with waivers 1.67 acres, Zoning District Amendment within the C-Reg-Ser
Zoning District on 1.67 acres, Site Plan Review on 1.67 acres and Preliminary Plat on 22
acres into 2 lots, based on plans dated August 20, 1999, and subject to the
recommendations of the Staff Report dated September 24, 1999. Motion carried 5-0.
D. SCENIC HEIGHTS OFFICE BUILDINGS by Peter Andrea Company. Request
for Guide Plan Change from Church to Office on 4.06 acres, Zoning District Change from
Public to Office on 4.06 acres, Site Plan Review on 4.06 acres, and Preliminary Plat on
4.06 acres into one lot and road right-of-way. Location: Scenic Heights Road, west of the
Fire Station.
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Gary Touche, Touche Architects, provided a brief presentation of the project which
consists of two one-story brick office buildings with parking on three sides. He indicated a
meeting had been held with neighbors in which concerns regarding maintaining the berm
and shielding of the light fixtures to prevent light penetrating into the neighborhood had
been addressed.
Franzen related Staff recommended approval of the plan with the inclusion of the
additional three items from the last page of Staff s report.
Clinton indicated his approval of the project.
Foote indicated approval of the project.
Alexander related she liked the parking layout for the building and the design of the
buildings.
Habicht addressed the easement leading to the City Center property for possible future use.
Franzen indicated the easement had been requested by the Fire Department as a possible
connection in the future.
MOTION: Clinton moved, seconded by Habicht, to close the public hearing. Motion
carried 5-0.
MOTION: Clinton moved, seconded by Habicht, to recommend to the City Council
approval of the request of Peter Andrea company for Guide plan Change from Church to
Office on 4.06 acres, Zoning District change from Public to Office on 4.06 acres, Site Plan
Review on 4.06 acres, and Preliminary Plat on 4.06 acres into on e lot and road right-of-
way, based on plans dated September 3, 1999, and subject to the recommendations of the
Staff Report dated September 24, 1999. Motion carried 5-0.
V. PUBLIC MEETING
VI. MEMBERS' REPORTS
VII. CONTINUING BUSINESS
VIII.NEW BUSINESS
IX. PLANNERS' REPORTS
Habicht asked if any program or reporting would be made to the Commission with respect
to the City Council's reorganization structure.
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PAGE 12
Franzen indicated he would provide information to the Commission on the restructuring
process.
X. ADJOURNMENT
MOTION: Clinton moved, seconded by Sandstad, to adjourn the meeting. Motion
carried 5-0.
The meeting was adjourned at 9:50 p.m.