Planning Commission - 06/09/1997 AGENDA
EDEN PRAIRIE PLANNING COMMISSION
Monday, June 9, 1997 7:00 p.m.
40MMISSION MEMBERS: Beverly Alexander,Kenneth E. Clinton,Randy Foote, Bill Habicht,
Ismail Ismail,Douglas Sandstad,Mary Jane Wissner
STUDENT REPRESENTATIVE: Jessica Lind
STAFF MEMBERS: Michael Franzen, City Planner
Scott A. Kipp, Senior Planner
I. PLEDGE OF ALLEGIANCE--ROLL CALL
II. APPROVAL OF AGENDA
III. MINUTES
IV. PUBLIC HEARINGS
A. EDENVALE FANHLY HOUSING by Jim Deanovic. Request for Comprehensive Guide Plan Change from
Community Commercial to Medium Density Residential on 3.3 acres, Planned Unit Development Concept
Review on 6.26 acres,Planned Unit Development District Review on 3.3 acres,Zoning District Change from
Community Commercial to RM-6.5 on 3.3 acres,Site Plan Review on 3.3 acres and Preliminary Plat of 3.3 acres
into 2 lots. Location:Mitchell Road and Valley View Road.
0 B. SOUTHWEST CROSSING 10400 BUILDING by Liberty Property Development Corporation. Request for
Planned Unit Development Concept Review on 25.38 acres,Planned Unit Development District Review on 13.28
acres, Zoning District Change from Rural to Office on 13.28 acres, Site Plan Review on 13.28 acres and
Preliminary Plat of 25.38 acres into one lot and one outlot. Location:Viking Drive.
C. NATIONAL TIRE AND BATTERY by Sears. Request for PUD Concept Amendment on 15 acres, PUD
District Review on 1.15 acres,Zoning District Amendment in the C-Reg-Ser District on 1.15 acres and Site Plan
Review on 1.15 acres. Location:Eden Road and Hwy. 212.
D. BEST BUY CORPORATE HEADQUARTERS EXPANSION 1997 by Best Buy. Request for PUD Concept
Review on 28.46 acres,PUD District Review on 28.46 acres,Zoning District Change from Rural to I-2 Park on
2.25 acres,and Site Plan Review on 28.46 acres. Location:Flying Cloud Drive.
V. PUBLIC MEETING
VI. MEMBERS' REPORTS
VII. CONTINUING BUSINESS
VIII. NEW BUSINESS
IX. PLANNERS' REPORTS
lox. ADJOURNMENT
APPROVED MINUTES
CITY OF EDEN PRAIRIE PLANNING COMMISSION
MONDAY,JUNE 9, 1997 7:00 P.M. CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: Beverly Alexander, Kenneth E. Clinton, Randy
Foote, Bill Habicht, Ismail Ismail, Douglas
Sandstad,Mary Jane Wissner
STUDENT REPRESENTATIVE: Jessica Lind (absent)
STAFF LIAISON: Michael D.Franzen,City Planner; Elinda Bahley,
Recording Secretary
MEMBERS ABSENT: None
I. PLEDGE OF ALLEGIANCE-ROLL CALL
• Chair Clinton called the meeting to order at 7:00 p.m.
II. APPROVAL OF AGENDA
MOTION: Ismail moved, seconded by Foote,to approve the agenda as published.
Motion carried 7-0.
III. MINUTES
Foote noted on page 2, fifth paragraph,first sentence,the word still should be deleted.
MOTION: Wissner moved, seconded by Alexander,to approve the minutes of the
May 27, 1997 Eden Prairie Planning Commission meeting as amended. Motion
carried 5-0-2 with two abstentions by Ismail and Sandstad.
IV. PUBLIC HEARINGS
A. EDENVALE FAMILY HOUSING by Jim Deanovic. Request for Comprehensive
Guide Plan Change from Community Commercial to Medium Density Residential on
3.3 acres, Planned Unit Development Concept Review on 6.26 acres,Planned Unit
Development District Review on 3.3 acres,Zoning District Change from Community
Commercial to RM-6.5 on 3.3 acres, Site Plan Review on 3.3 acres and Preliminary
Plat of 3.3 acres into 2 lots. Location: Mitchell Road and Valley View Road.
Eden Prairie Planning Commission
. Monday, June 9, 1997
Jim Deanovic, Developer,noted they started this after speaking with Dave Lindahl
and explained the process that took place. Referring to the map,he indicated how the
senior housing site fits in with this site. He explained why they were able to get
funded and noted they have all of their tax credit money and everything has been
approved from the various agencies.
Gary Tushie, with Tushie Montgomery Architects, reviewed the development
proposal including the site plan,building elevations, and the building architecture. He
explained that the family units are on the north part of the site and the assisted living
senior units are on the south part of the site. The family units are gathered around the
central play area so the parents can watch the children playing from their windows.
This is also an enclosed play area away from the senior units. The NURP pond is
located in the southwest corner of the site. The family untis are two-story in height
and the assisted living is one-story in height.
Mike Park, ALS,gave background information about alternative living projects and
noted they are building four senior projects around the Twin Cities. This project is
for Alzheimer's related memory impairment residents.
• Alexander asked if this is only for Alzheimer and memory impairment or can people
with other problems live there. Park replied they could but it's geared for Alzheimer's
and other memory impairments. They have researched the area and there is such a
high demand for this. As soon as the announcement is made this is being built,it will
be full. If it's not full,they would open it up to older people having dependent living
needs.
Sandstad was concerned about the security to keep residents with Alzheimer's from
wandering outside. Park said all exterior doors are alarmed and centrally monitored
at the front. They are not able to walk out the front unless they are escorted by
guests. There is a full time nurse on staff and they have a 1:6 staff to patient resident
ratio. It is a heavily controlled environment. He also noted the best way to describe
this facility is it's between a fully independent senior housing complex and a nursing
home.
Franzen explained to the Commission the two decisions they must make on the Guide
Plan Change and Concept Plan. He also discussed why staff feels housing is an
appropriate land use for the site. The Commission has to give the developer direction
on the land use and the number of units on the property. If the Commission is
comfortable with the land use and generally the number of units and the type
proposed, the developer will come back in a couple of weeks for a normal detailed
review.
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Eden Prairie Planning Commission
Monday, June 9, 1997
Staff recommended approving the Guide Plan Change from Office to Medium and
High Density Residential and to grant the PUD Concept Review and to continue
discussion on the rezoning, site plan,PUD district review, and preliminary plat until
the June 23, 1997 meeting.
Sandstad was concerned about some buffering at the adjacent northwest corner of the
site because it's very busy at two different times of the day. Franzen said the building
setbacks are greater than the normal 30 foot minimum. It will be probably 50 to 75
feet before you get to the garage. They would consider doing some berming and
large plant material around the perimeter for some noise reduction mitigation. The
other reason for perimeter plantings is screening and landscaping required by City
Code.
The public hearing was opened.
Wissner said she liked the concept very much. It's a good location and there is a need
for both affordable residential housing and assisted living. The balance compliments
each other. She was happy with the play area in the center and was comfortable with
the guide plan change and the PUD concept. She asked what the cost of the
residential apartments will be. Deanovic said it would be 50 percent of the median
• income.
Foote commented it is a very much needed project. He was concerned about the tree
loss but people are more important than trees. The Comprehensive Guide Plan
change is significantly better than industrial or office.
Habicht was a little concerned about the access with the right-in/right-out median.
He said given the surrounding land uses, it's probably a good fit and supported the
guide plan change.
Alexander was concerned that the plan did not show trees being preserved because
it's important to the emotional development of people. Tushie explained all but two
or three are being removed because of the severe grading but there will be over 500
caliper inches of new material being brought in. Alexander commented that its
important to keep the children's play area way from the senior area because they are
disturbed by lots of noise and lots of activity. Tushie said that's one reason why they
have an interior to the townhouse development so it's more secured not only for the
kids use and safety but for all outside influences.
Sandstad was concerned about some more detailing on either the front or the rear
elevation to give the project a distinctiveness. Tushie reviewed the building elevation
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Eden Prairie Planning Commission
Monday, June 9, 1997
architecture with greater detail. Sandstad supported the guide plan change and the
waivers.
Ismail said it does not seem compatible to have senior housing on one side and a
family development on the other. Parks noted they have put this across the country
in other residential settings in new developments because its so residential in nature
and the transition goes so well.
Clinton supported the project.
MOTION 1: Sandstad moved, seconded by Foote,to close the public hearing for
Guide Plan Change and Planned Unit Development Concept review. Motion carried
7-0.
MOTION 2: Sandstad moved, seconded by Foote, to recommend to the City
Council approval of the request of Jim Deanovic for Comprehensive Guide Plan
Change from Office to Medium Density Residential on 3.5 acres and High Density
Residential 2.8 acres, and Planned Unit Development Concept Review,based on plans
dated June 6, 1997 and subject to the recommendations of the Staff Report dated
June 6, 1997. Motion carried 7-0.
MOTION 3: Sandstad moved, seconded by Foote, to continue discussion on the
Planned Unit Development District Review, rezoning, site plan review, and
preliminary plat until June 23, 1997. Motion carried 7-0.
B. SOUTHWEST CROSSING 10400 BUILDING by Liberty Property Development
Corporation. Request for Comprehensive Guide Plan Change from Open Space to
Office on 13.28 acres, Planned Unit Development Concept Review on 25.38 acres,
Planned Unit Development District Review on 13.28 acres,Zoning District Change
from Rural to Office on 13.28 acres, Site Plan Review on 13.28 acres and Preliminary
Plat of 25.38 acres into one lot and one outlot. Location: Viking Drive.
John Gattuso, Senior Vice President with Liberty Trust,reviewed the development
proposal including the site plan. This is the last large development parcel remaining
in the Southwest Crossing PUD District. The site overlooks Smetana Lake so it's a
perfect spot for an office building which will maximize the preservation of the trees.
12.5 of the 25 acres are being dedicated to the City of Eden Prairie.
He noted a couple of modifications have been made. The building is now 203,000
square feet instead of 190,000. That is the result of a small adjustment to the lobby
area. The second change has to do with the parking ramp structure which is now a
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Eden Prairie Planning Commission
Monday, June 9, 1997
four level structure to accommodate a total of 723 spaces.
The parking ramp will be architecturally pre-cast and will match in color the panel
which is being used on the building so it will blend. Because the building is located
behind the existing office showroom building, by pulling back they are creating
additional opportunity for additional landscaping. The visual impact should be
minimal as you look at the site from Highway 494. It will tend to disappear or fall
back behind the existing office showroom building. There are additional large oak
trees that will hide the parking from Highway 494 and it will buffer it from Highway
494.
Ismail asked if there are any walkways for people to walk. John Gattuso said there
are and showed them on the map. He noted there is an existing public trail system
that the City of Eden Prairie has constructed through the park property already.
Sandstad was concerned that the developer has not spoken with the new Smetana
Apartment complex across Smetana Lake about the parking ramp. He was also
concerned about whether the City Forester has determined there to be any historical
trees on this site.
• Alexander asked if they would be requiring any special maintenance or development
by the City on the dedicated land. She was concerned that this might cost the City
money in the long term even though it's being dedicated. Gattuso said it was not their
intent to require of the City any particular maintenance or restrictions. They have no
concerns about this.
Sandstad commented there is a 54 inch oak tree,more than 100 years old, which is
near the driveway. He suggested planning that driveway around the tree to save it as
long as it's healthy. Gattuso said they share the same concern about the tree and are
willing to work with the City Forester and their designers to save it.
Franzen reviewed the staff report. Staff recommends approval because the plan is
consistent with the original PUD framework with setbacks from the lake and the
height of the building,tree loss is less, and the architecture is compatible. He noted
just found out about the new size of the building and has a couple of problems with
the views from the lake and the visual impact from the parking deck because of the
change in the size of the building. These concerns have to be evaluated now that the
building is larger. There could also be some drainage access and tree questions that
can't be answered at this time. They need to have the City Forester and City Engineer
look at this. There are also some traffic concerns that need to be checked out.
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Eden Prairie Planning Commission
Monday, June 9, 1997
Staff was not comfortable with the use of conifers between the building and the lake
and doesn't know if the Parks Commission will either. The Parks Commission likes
to use for tree replacement a repeat of the materials out there. This just seems
unappropriate. He was not so concerned about the parking deck matching the color
panels because you don't see it,but he was concerned about the front door to the lake,
the deck, and more use of the polished panels. There was also concern about how
many of the cars you actually see from that window opening. There may be a need
to look at some other type of architectural screening that you see on some ramps in
Minneapolis. They should also take another look at the 54 inch tree to see what can
be done differently to preserve that. Due to the amount of time, staff did not have a
recommendation for the changes that were presented this evening.
The public hearing was opened.
Tom Schrier commented he owns the property immediately south,the four Southwest
Crossing buildings. He was concerned about the parking ramp plans being changed
to add an additional level. He had concerns about the visual impact of the additional
level and the impact this would have on the traffic.
• David Kirkman, attorney representing Mr. Schrier, commented there are two waivers
being requested as part of this PUD and he has not heard any mention of it. A waiver
is the same as a variance and a variance requires the developer to show a hardship that
it can not be developed and consistent with the standards of the ordinance. He has
not heard anything here to indicate that hardship. He was not comfortable with the
waivers being requested. Smetana lake is designated as one of the most protected
bodies of water in Eden Prairie. The ordinance requires all buildings to be 200 feet
from the natural high water mark and the building in this case is going to be 105 feet
away. The ramp is going to be only 75 feet from the water in the northwest corner.
He would like to see the building and parking ramp scaled back in size.
The second concern is this ramp appears to provide primarily the access to and from
the southeast corner of the ramp directly through Outlot C between his client's
buildings. The concept of having an extra 800 cars using that in and out access is not
very appealing. The traffic information did show a decrease from the prior plans in
total vehicle trips but it did not distinguish between the east and the west access point
to this building. Now that it's a four-story ramp instead of a three-story,they were
concerned about the visual impact. He shared staffs concerns about large conifers not
being able to screen a four-story 800 car parking ramp.
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Eden Prairie Planning Commission
Monday, June 9, 1997
Habicht referred to Mr. Schrier's comments and asked which their preference would
be,the height which would reduce the footprint or decrease the visual impact which
would approach in the shoreline area. Schrier said they object to the concept of a
ramp if it will increase the size of the building. They are concerned about both.
Bob Rohrbach, property manager of Southwest Crossing, objected to the parking
ramp because of the traffic impact and the visual impact. He was also concerned
about leasing future vacancies because of these impacts.
Franzen commented that a waiver and a variance are not the same and explained the
differences. Waivers granted through a PUD are a trade-off for a better
environmental design than if the waivers were not granted. He explained why staff
has justified the waivers requested and gave background information about the
original PUD from 1987.
Marcella Smetana noted she lives directly north of where the ramp will be. She
objected to the ramp and said she would not appreciate it in the winter.
Fred Hedberg,leasing agent for the tech buildings,noted he has worked in the market
for 10 or 12 years and has leased these buildings for the last three years. He said he
objected to the height and size of the parking ramp and was concerned about the
amount of traffic in and out of there. He said they have always had nice suburban
locations to sell and the trees and the huge parking ramp is going to severely damage
his ability to lease it out. He would like to see the ramp scaled down.
Mr. Smetana, 7730 Smetana Lane, commented he objected to the height of the
building.
Foote commented the parking ramp is a little too big and should be scaled down to
three stories and would like to see the original 180,000 square foot building. He said
he would like to see that plan before it's approved.
Sandstad said he never approves a plan he doesn't have. He asked the developer how
much time they would need to generate some current site designs and ramp elevations
which are concerns to the neighbors and the focus of a lot of the Commission's
questions. John Gattuso replied they have them complete right now but they do not
have the updated grading and landscaping plan. They could have all the plans ready
in a couple of days. They are willing to take direction from the Commission for a
three level parking ramp and reducing the size of the building. They thought it was
significant to consider the alternative.
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Eden Prairie Planning Commission
Monday, June 9, 1997
Habicht asked what the developer's experience has been with other buildings as far as
the parking. Gattuso said they believe very strongly that one of the ways in which a
building becomes obsolete is not having enough parking spaces. When the buildings
become obsolete it's hard to find tenants when there are vacancies. He said increasing
the building allows them to increase the quality of the building. He explained they are
long term owners and will not compromise the quality of the building.
Sandstad suggested checking the architecture of the ramp on the north side so it
doesn't look like the proverbial box. He is open to some other possibilities because
the north elevation is the most sensitive.
Foote agreed with Sandstad but did not believe reducing the building by 20,000
square feet would compromise the quality of the building. He would like to see it left
with the original PUD of 190,000 square feet,a three level parking ramp, and a better
view of the lake.
Ismail was comfortable with the project and the building at 203,000 square feet
provided that the parking ramp be reduced by one level if it's possible.
MOTION 1: Sandstad moved, seconded by Foote,to continue the public hearing
for 30 days. Motion carried 7-0.
C. NATIONAL TIRE AND BATTERY by Sears. Request for PUD Concept
Amendment on 15 acres, PUD District Review on 1.15 acres, Zoning District
Amendment in the C-Reg-Ser District on 1.15 acres and Site Plan Review on 1.15
acres. Location: Eden Road and Hwy. 212.
Larry Levenson,architect,reviewed the development proposal including the site plan,
landscaping plan, and building elevations. He noted this is the old Hardees site and
they will demolish the building and replace it with a nine bay retail tire store. They
do batteries, shocks, struts and brakes. They don't do oil changes and other services.
The majority of the landscaping that's on the site will remain in place with some minor
modifications. In lieu of the 75 percent brick,the entire building will be brick with the
exception of the entry area which will be stucco. They will use their prototype colors
of blue and yellow. The metal roof features and the awning will be recessed with bay
doors similar to other facilities in town. All of staffs concerns have been addressed.
Ismail was concerned about how this would affect the other Sears store. Levenson
said they advertise independently and are completely separate.
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Eden Prairie Planning Commission
Monday, June 9, 1997
Keith Kane, representing Sears, explained how National Tire and Battery is a
subdivision of Sears and commented on their locations across the country.
Clinton was concerned that Eden Prairie's market was not large enough to support
this type of facility. Kane said it could and they did do a feasibility study.
Sandstad commented they have 41 parking spaces and the blueprint says 17. He
asked if doubling the parking is a city requirement or do they feel they need that.
Levenson said that's an Eden Prairie requirement.
Foote asked where they dispose of tires. Kane said the junk tires and junk batteries
are contained within the facility itself and there is no external storage on the premises.
Ismail asked where the entrances are. Levenson said it will be a shared driveway and
they have not changed the circulation.
Wissner was concerned that people would not know what NTB is when they see the
logo on the sign. Levenson replied it says right underneath the logo,National Tire
and Battery. He noted that their goal is to get the sign as close to Highway 212 as
possible according to what the ordinance will permit.
Alexander was concerned that the trash enclosure does not meet the 10 foot rear yard
setback and needs to be relocated. Levenson said they are working on that and it will
meet the code.
Franzen recommended approval of the project according to the recommendation on
page 3. However,the building elevation and color are something he did not see until
today which raises a question about how did the material,the construction details and
colors relate to the City's site plan ordinance that talks about architectural
compatibility and the code. He referred to the code which states color and material
compatibility with the buildings that are in the vicinity. He discussed the architectural
compatibility with the buildings in the area and noted the predominant colors are more
tans and browns. He recommended that the colors should be within that color range,
not necessarily a dark brown or tan. He suggested using accent colors for the
corporate colors and the base of the building being City colors.
The public hearing was opened.
Levenson showed a sample of the brick to the Commission and noted they are open
to working with staff on this. Wissner commented the brick is definitely in the gray
family.
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Eden Prairie Planning Commission
• Monday, June 9, 1997
Franzen commented normally they don't present exterior building samples before the
Planning Commission and it's usually left for a staff decision at the time of the building
permit.
Alexander was comfortable with the lighter color tan suggested by staff. It's
complimentary and really tones down the yellow and blue. It looks good.
Sandstad encouraged the developer to work with staff on a different brick color.
Kane said they are willing to work with staff and follow direction from the Planning
Commission.
Ismail was concerned if this project was discussed with the neighbors. Walter Klus
noted he was the Realtor that sold the property and said they discussed it with
everybody there.
MOTION 1: Wissner moved, seconded by Alexander,to close the public hearing.
Motion carried 7-0.
MOTION 2: Wissner moved, seconded by Alexander, to recommend to the City
Council approval of the request of Sears for PUD Concept Amendment on 15 acres,
PUD District Review on 1.15 acres, Zoning District Amendment in the C-Reg-Ser
District on 1.15 acres and Site Plan Review on 1.15 acres based on plans dated June
6, 1997 and subject to the recommendations of the Staff Report dated June 6, 1997,
in addition,that the developer and staff should work together to come up with a color
that would not be gray as the corporate color and not dark brown as some of the
colors surrounding Eden Prairie. Motion carried 7-0
D. BEST BUY CORPORATE HEADQUARTERS by Best Buy. Request for PUD
Concept Amendment on 28.46 acres, PUD District Review on 28.46 acres,Zoning
District Change from Rural to I-2 Park on 1 acre, and Site Plan Review on 28.46.
Dave Clark, architect, said their proposal is to provide additional on-site parking to
accommodate existing parking needs as a result of the increase in employees. He
reviewed the parking proposal on the map and indicated two tennis courts are being
taken out where the additional parking will be. There will be an additional 100
parking spaces on the site. It's a short term fix but it will help the problem.
He also explained that page 4 of the plans show a future campus concept for their
neighboring property to the north and commented about what's happening on the
process. This is not part of the current request but they will come back to the
Planning Commission with those plans when they are ready.
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Eden Prairie Planning Commission
Monday, June 9, 1997
Sandstad commented about the wetland fill for the future concept and asked if they
have given any thought to a parking deck. Clark explained why a parking deck would
not be feasible.
Alexander was not comfortable with filling in the wetlands because she was concerned
about the wildlife.
Franzen recommended approval of the revision to the PUD and the rezoning for the
new parking lot areas that were shown on page 4 of the site plan of the developer's
packet.
MOTION 1: Habicht moved, seconded by Foote, to close the public hearing.
Motion carried 7-0.
MOTION 2: Habicht moved, seconded by Foote,to recommend to the City Council
approval of the request of Best Buy for PUD Concept Amendment on 28.46 acres,
PUD District Review on 28.46 acres,Zoning District Change from Rural to I-2 Park
on 1 acre and Site Plan Review on 28.46 acres based on plans dated June 6, 1997 and
subject to the recommendations of the Staff Report dated June 6, 1997. Motion
. carried 7-0.
V. PUBLIC MEETING
None.
VI. MEMBERS' REPORTS
None.
VII. CONTINUING BUSINESS
None.
VIII. NEW BUSINESS
Foote was concerned about how many spaces there are right now at the high school.
Franzen said he did not know but would forward him a copy of the memo that went
to the City Council.
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Eden Prairie Planning Commission
Monday, June 9, 1997
IX. PLANNERS' REPORT
Franzen reviewed the agenda for the June 23 meeting.
X. ADJOURNMENT
MOTION: Foote moved, seconded by Wissner,to adjourn the meeting. Motion
carried 7-0. The meeting adjourned at 10:04 p.m.
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