Planning Commission - 12/08/1997 AGENDA
EDEN PRAIRIE PLANNING COMMISSION
Oonday,December 8, 1997 7:00 p.m.
COMMISSION MEMBERS: Beverly Alexander,Kenneth E. Clinton,Randy Foote,Bill Habicht,
Ismail Ismail, Douglas Sandstad,Mary Jane Wissner
STUDENT REPRESENTATIVE: Kyle Halvorson
Adam Hupp
STAFF MEMBER: Michael D. Franzen, City Planner
I. PLEDGE OF ALLEGIANCE--ROLL CALL
H. APPROVAL OF AGENDA
III. MINUTES
IV. PUBLIC MEETING
A. CHARLSON PROPERTY'by Lynn Charlson. Request for Comprehensive Guide Plan Change
• from Low Density Residential and Public Open Space/Park/Floodplain to Medium
Density Residential,Neighborhood Commercial,Office and Industrial on 440 acres. Location: South
of Pioneer Trail, west of Eden Prairie Road and north of Highway 169/212.
V. PUBLIC HEARINGS
A. CROSSTOWN BUSINESS PLAZA by Opus Corporation.Request for Comprehensive Guide Plan
Change from Neighborhood Commercial to Office on 4 acres, Planned Unit Development Concept
Amendment on 6.293 acres,Planned Unit Development District Review on 6.293 acres,Rezoning
from Neighborhood Commercial to Office on 4 acres, Site Plan Review on 6.293 acres, and
Preliminary Plat of 6.293 acres into one lot.Location Southwest Corner of City West Parkway and
Shady Oak Road.
B. GERRING CAR WASH by Dave Gerring. Request for Comprehensive Guide Plan Change from
Neighborhood Commercial to Community Commercial on 3.76 acres.Location between Aztec Drive
and Highway 212.
VI. MEMBERS' REPORTS
VH. CONTINUING BUSINESS
VIII. NEW BUSINESS
PLANNERS' REPORTS
X. ADJOURNMENT
APPROVED MINUTES
CITY OF EDEN PRAIRIE PLANNING COMMISSION
MONDAY,DECEMBER 8, 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 REPRESENTATIVES: Kyle Halvorson,Adam Hupp (absent)
STAFF LIAISON: Michael D. Franzen, City Planner; Al Gray, City
Engineer; Elinda Bailey,Recording Secretary
MEMBERS ABSENT: None
I. PLEDGE OF ALLEGIANCE-ROLL CALL
Chair Clinton called the meeting to order at 7:00 p.m. Habicht arrived at 7:07 p.m.
II. APPROVAL OF AGENDA
MOTION: Sandstad moved, seconded by Wissner, to approve the agenda as
published. Motion carried 6-0.
III. APPROVAL OF MINUTES
MOTION: Foote moved, seconded by Wissner, to approve the minutes of the
November 24, 1997 Eden Prairie Planning Commission meeting as published.
Motion carried 6-0.
IV. PUBLIC MEETING
A. CHARLSON PROPERTY by Lynn Charlson. Request for Comprehensive
Guide Plan Change from Low Density Residential and Public Open
Space/Park/Floodplain to Medium Density Residential, Neighborhood
Commercial,Office and Industrial on 440 acres. Location: South of Pioneer
Trail,west of Eden Prairie Road and north of Highway 169/212.
Franzen explained this is an informational meeting. Due to the size of the
project and the issues that are involved, it was better to proceed in a number
of steps with the Planning Commission,the first being a meeting to familiarize
Planning Commission Minutes
December 8, 1997
the Planning Commission and the neighborhood with what the project is all
about, and to identify things to work on for the next time it comes back to the
Planning Commission.
Brett Hope, representing Charlson Property, presented the history and
background surrounding the Lynn Charlson Property. He noted that he and
his wife run the golf course on the south end of the property and handle all the
issues regarding the property.
John Uban, representing Charlson Property, explained that based on the
different patterns of land acquisition and what happens on the surrounding
property,they should pursue a Comprehensive Plan amendment that offers
some flexibility not only for the landowners to sell,but flexibility that the City
can feel there are options available as this piece of property develops. This is
not just an airport issue but its really how to develop and plan for all the land
around the airport itself.
He reviewed an outlined map of the entire property highlighting the
• agricultural patterns, the steep slopes around Riley Creek, the airport,
Highway 212,the contour lines,and the area which the church has purchased.
He showed the adjacent land uses on another map and pointed out the area to
the south has been purchased by the Parks Department.
He said when the MUSA line was expanded in August,the Met Council chose
to keep out 20 acres of land and that it was their theory of protecting the
airport;therefore,part of their request is to include this in the MUSA line so
it will be a change of about 20 acres for inclusion in the MUSA line.
He reviewed another map and highlighted the natural features of the site
which included the oak woods. He noted all these sites will be maintained and
kept within the City's guidelines. They found the rolling character supported
residential development, except the area to the north,which means they have
to plan for buffering and transition areas. Eden Prairie Road and Spring Road
have been proposed to be connected because the intersection was an unsafe
intersection. This connection with Eden Prairie Road can be either eliminated
or reduced to a limited access.
An archeological review was done because there were some reported mounds
next to the airport but none was found. There is one spot adjacent to the park
that the City purchased that does have an Indian mound but it's in a perfect
• place for preservation and can be incorporated very easily. They also looked
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December 8, 1997
at other features of the area such as reported relics of homesteads and found
there was nothing of great historical significance from the State Historical
Society. Many of the old trails running down to the river will be maintained
for historical purposes.
There are a variety of development patterns that would meet the City goals
and housing policies and economic policy developments. He discussed the
various traffic patterns discovered and the different land uses within the
property. He presented and explained six possible land use scenarios that
would work with any situation. He said number#4 appeared to be the most
probable land use that will happen. Each of the scenarios give the City
flexibility so they don't have to keep going back to the Met Council every
time they want to do something.
Sandstad commented about scenario #1 and#2. He hopes that the Flying
Cloud Airport expansion does not occur so he's not presuming that option#4
will most likely occur.
Habicht asked if it's fair to say the church on the north and the low density
residential to the west of Riley Creek will be in all the plans. Uban said yes.
Habicht asked if any proposed office or industrial will probably be to the east
of the relocated road and adjacent to the airport. Uban replied yes.
Foote asked if the airport has a timetable as to when they are supposed to
make the decision on this. Uban replied they said they would have this
acquired by the end of the year for the primary "A" Zone for the existing
runway.
Foote said the medium density,based on the traffic study, could possibly go
to some more affordable detached housing situation. He asked if they have
given that any consideration. Uban replied they would try and work that out
if it's something desired by the City.
The public meeting was opened.
Dean Edstrom, 10133 Eden Prairie Road, showed where he lives on the map
and noted he served on the City Council a number of years ago. He has lived
here 24 years and is very familiar with the area. He said he was shocked to
discover a City road is planned dividing the property he owns. He will fight
it all the way. He was not opposed to this development but was opposed to
• his property being divided.
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December 8, 1997
He was also concerned about adding traffic to Eden Prairie Road up and
down Riley Creek right in front of his house because it's one of the most
dangerous curves in the City. The traffic patterns down there should remain
as they are or seek improvement by accentuating traffic on County Road 4.
He believes it is important to maintain County Road 4 coming down the
existing route otherwise it will accentuate traffic moving up Eden Prairie Road
which is worse. He said they need to look at the environmental issues
carefully because there are a lot of terrains, steep slopes and oak trees in
there. He also suggested some gift giving on the part of the developer such
as a Charlson Park.
Gary Schmidt, representing the Metropolitan Airport Commission,
commented there is a great concern for them that there not be any residential
development near the south parcel runway. They try to keep as much traffic
to the south as they can. Any residential area in that area will have significant
impacts to the airport whether or not they have any acquisition. The other
concern the City has expressed to them is the traffic density along Spring
Road. Even if they develop the airport and have the hangar area,there was
• a lot of concern of the acquisition to 212 and they have to develop some type
of improved access to 212.
Sandstad commented after closely studying MAC's own noise contours,they
don't show any to the south. Schmidt said they are looking at a State standard
for noise standard. It does parcel the runway;however,there is going to be
impact to the residents if there is residential development to the southwest.
They are trying to keep as much traffic away from the residential development
as possible.
Foote asked if there was anything attached to the noise abatement plan that
should stop development in that area. Schmidt said no. It's just stating there
will be noise there and they are trying to do something about it. It wasn't
directed at this specific parcel of property.
Bill Small, 16525 Beverly Drive,noted he lives right across Eden Prairie Road
near the designated residential area. He expressed concern about the different
traffic patterns to Eden Prairie Road. He was concerned about tree loss as a
result of sewer and water which gives a nice urban feel. He noted he has
attended meetings about Flying Cloud Airport expansion and stated he does
not want to see that happen. They need to get a group of people together to
consider acquiring that land so the airport can't get it.
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December 8, 1997
Foote was concerned about what control the City has over the type of
industrial facilities that will develop. Franzen reviewed the different industrial
developments in Eden Prairie noting the Commission can zone it industrial
with restrictions of 75 percent office which is very light industrial.
Ismail was concerned about how the different scenarios presented would
effect future traffic studies. Gray said this is a growing metropolitan area
projected to grow to around 2.5 million people in the next 25 years. These
roads are going to have traffic on them no matter what happens.
The Commission had a brief discussion about what direction should be given
to the developer.
Clinton said he would like a study done on the traffic generation if the area
were zoned office or light industrial which would have people living and
commuting to work in Eden Prairie. He asked if the recent traffic study done
considered traffic from other communities going through Eden Prairie. Gray
said in the study most recently done they did consider that.
• Sandstad commented the traffic issues have already been mentioned which are
a big item such as the change to the south end of Eden Prairie Road which
would divide the one property owner's land. Discussions need to be done
concerning that and it could occur after tonight's meeting. An active park
with things like walking trails would be needed here. He said he would like
to see larger plans next time so they can read the elevations. He would also
like to see more information on some affordable housing in the project. He
liked option #3 because it shows some medium density housing. The
developer should meet with the adjoining property owners to work out
details. He liked the concept and is interested in seeing a lot more detail.
Wissner concurred with Sandstad. It's very early on but she would vote on
option#3 as the one she likes the most at this point.
Foote could not pick one scenario that he liked best because there are too
many variables there. He liked the location of the church and it goes along
well with the single family housing across the street. He would prefer more
of an office type situation than industrial if it's guided industrial. It concerns
him as to what could possibly go there if its industrial. He believes some kind
of connection is needed on the loop road. He suggested possibly relocating
it on the Charlson property itself as to not effect any other land owners. He
would also like to see a housing mix that is a little more diverse. They are
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December 8, 1997
addressing medium density residential and low density residential but he
would like to see something more in the affordable single family housing
incorporated into the middle area.
Habicht agreed with all the comments made. It's a little early to pick a
scenario but he suggested, as they move forward, that they make the
assumption that the airport will not take any of this land as they look at it
from a traffic related standpoint.
Alexander said after looking at the aerial photograph and all the good
planning that has been done, there is still going to be a lot of tree loss and
probably some wetlands will have to be filled in. Her concern is trying to hold
on to what-they already have in Eden Prairie. They need to look at some
affordable housing for low to moderate income. She was also concerned
about the people living in the homes near the airport being unhappy with the
noise from the airport.
Franzen said they are taking this to the Parks and Recreation Commission and
• the Historical Preservation Commission to get their input into the plan which
will be incorporated into the next set of plans that come back to the Planning
Commission.
V. PUBLIC HEARINGS
A. CROSSTOWN BUSINESS PLAZA by Opus Corporation. Request for
Comprehensive Guide Plan Change from Neighborhood Commercial to Office
on 4 acres,Planned Unit Development Concept Amendment on 6.293 acres,
Planned Unit Development District Review on 6.293 acres,Rezoning from
Neighborhood Commercial to Office on 4 areas, Site Plan Review on 6.293
acres, and Preliminary Plat of 6.293 acres into one lot. Location Southwest
Corner of City West Parkway and Shady Oak Road.
Dave Menke,representing Opus Corporation,reviewed the site plan noting
they are proposing to change the Guide Plan from neighborhood commercial
to office,and amend the approved planned unit development in order to build
a two story, 58,500 square foot office building. They suggested using the
property in the south and eastern portion of the 6.2 acres and accessing the
site off the north central portion of the site as well as the southwestern portion
of the site. Storm water ponding and retention is also accommodated in the
southwestern portion of that area. The building itself is a two story structure
with about 29,000 square feet per floor for a total of 58,000 square feet.
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December 8, 1997
There is lower level parking for a total of 294 parking stalls.
They have spent a great deal of time over the last several months meeting with
staff and holding neighborhood meetings getting input. They are proposing
a landscaping plan which they feel is quite generous. There is a tree
replacement provision that goes along with this site which they are adhering
to in caliper inches and complying with all required ordinances relating to
landscaping. They are providing a setback of 30 to 40 feet along the
northwest and east side of the property line which gives ability to do benning
and landscaping on that berming. This will help provide the screening they
have been asked to achieve on this development. They have extended two
central islands to create more of a boulevard effect along the center portion
of the site and it allows for additional plantings.
Staff has requested them to continue the sidewalk and they have reached an
agreement with the current landowner to continue that sidewalk. He
presented renderings depicting the exterior of the buildings. There are only
two significant trees on the site, both of which they intend to keep through
• successful design of the site.
Tony Heppleman, transportation engineer, representing Opus Corporation,
reviewed the traffic study conducted as compared to the previously approved
PUD for the site. The proposed office development will generate substantially
fewer trips than was previously approved for the site and that includes
weekends. Retail generates quite a bit of traffic on weekends but office
buildings generate very few trips on the weekends.
There is one access point in the same location as the previously approved
PUD. There was a second access point also in the PUD which was located
a little further to the west. The staff report recommended reducing it to a
single access point and he explained why they have some concerns about
reducing it down to just one single access point.
Franzen reviewed the staff report noting there is a choice here between a
smaller commercial buildings with more traffic and a larger building with less
traffic. What fits in better with the neighborhood is probably office because
there is less traffic in the evening and on the weekends. Commercial
restaurant traffic has later evening hours and some restaurants are open until
12:00 or 1:00 p.m. By eliminating retail in this portion of the property, it
helps with the economic vitality of the shopping center across the way.
•
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December 8, 1997
He explained staff recommended one driveway because they were trying to
keep traffic as far away from the residential neighborhood as possible and this
would also provide additional room for plantings and screening of some of the
views from the property. Staff recommended approval of the office but
believe there needs to be site plan changes regarding the driveway and room
for open space on the property.
Wissner asked how many cars could be stacked back from the intersection of
Shady Oak Road to the City West Parkway. Gray replied five or six.
Gray commented looking at the plan from a traffic prospective,having the
second access would be desirable to get out on to the local road system.
Looking at it from a standpoint of impact to the adjoining property of existing
and future residential,not having this access and having more green space is
probably more desirable.
Alexander was concerned about emergency vehicles with only one access.
Franzen said they have a technical committee that reviews plans every week.
• The recommendation from the Fire Marshal was they don't need to have a
second access into the property.
Charles Herschel, 6596 Cherokee Trail West,expressed great concern about
this project. He moved out here from South Minneapolis to give his children
a better life. He asked if they are making sacrifices for a buck and asked the
Commission how they would feel living one block down from a 5 8,000 square
foot office complex. He was very concerned about the increase of traffic as
a result of this project. They are creating a nightmare for all the residents who
live to the west up in the hills because there is only one way in and out.
Bruce Nelson, 6400 Old Shady Oak Road, said he shared some of the same
concerns as Mr.Herschel. He's been living on his property for five years and
realized that there would ultimately be some type of economic development
on the property. He was concerned that the proposed site represents a fairly
significant departure from what was approved previously moving from
medium density residential to neighborhood commercial to what is now a
massive office building. A 60,000 square foot office building does not
provide significant transition between the commercial property to the east of
that on the other side of Shady Oak Road and to the north with the daycare
center. If this project is approved,it would seem that the developers must be
held to a higher standard than they might normally be held to for a project of
• this type.
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December 8, 1997
Menke commented they would discuss further with their traffic engineer a
single in and out to this site. They are not opposed to continue looking at it.
It would,however,impact their parking surface configuration.
Habicht commented the primary issue is a significant reduction in traffic and
the tradeoff is one large building.
Sandstad was comfortable with the single building and appreciated the input
from the neighborhood. He supported the concept and alternative #2 but
would like a continuance to see a reduction in the size of the building.
Clinton asked if staff agreed with the traffic study. Gray said he concurred
with the traffic study prepared in terms of impact. This is a better plan than
the previous one.
Foote commented traffic is bad everywhere in Eden Prairie. He believed the
building was too big but concurred with Sandstad for supporting a
continuance to look at reducing the building maybe 20 percent.
• Menke said they have already split hairs to get to their current 58,000 square
feet. Foote suggested bringing the Commission's recommendation to the
landowner to see if they can conform to it.
MOTION: Sandstad moved, seconded by Foote to continue the public
hearing until the January 12, 1998 meeting. Motion carried 7-0.
B. GERRING CAR WASH by Dave Gerring. Request for Comprehensive
Guide Plan Change from Neighborhood Commercial to Community
Commercial on 3.76 acres. Location between Aztec Drive and Highway 212.
Dave Gerring,owner,presented his proposal to build a full service upscale car
wash center with coffee and a snack bar. The site is guided neighborhood
commercial and they proposed a change to community commercial. All the
services they will pr6vide will be done inside the building with the exception
of some seating outdoors for the coffee shop during warm times. There is
currently a wetland to the south which they plan to have a NURP pond for
drainage before running into that wetland. They concurred with all staffs
recommendations.
Ismail asked what makes it an upscale car wash. Gerring said it will be very
. professional with employees in uniforms, a clean and spotless operation.
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December 8, 1997
Habicht asked how much of the water will be recycled. Gerring replied they
do about 65 percent recycled water and the rest goes to the sanitary sewer.
He said there is no one else in Eden Prairie that has the high technology they
will have here.
Franzen reviewed the staff report referring to the reasons why this can be an
acceptable land use on this site as listed on page 4 of the staff report. There
was a neighborhood meeting held in the summer at which time nobody came
to the meeting and staff received no phone calls regarding the proposal. Staff
recommended the change from community commercial subject to staffs
recommendations listed in the staff report.
Foote was concerned about what type of facility could go in here if for some
reason the car wash did not. Franzen said any community commercial
shopping including restaurants. It's a type of use that you would not use
everyday of the week but maybe a couple of times a month.
The public hearing was opened.
• Habicht said he was comfortable with the plan as long as the land use east of
Aztec Drive is neighborhood commercial or office.
Ismail was comfortable with the plans.
MOTION 1: Wissner moved, seconded by Foote, to close the public
hearing. Motion carried 7-0.
MOTION 2: Wissner moved, seconded by Foote,to recommend to the City
Council approval of the request of Dave Gerring for Comprehensive Guide
Plan Change from Neighborhood Commercial to Community Commercial on
2.5 acres based on plans dated November 7, 1997 and subject to the
recommendations of the Staff Report dated December 5, 1997. Motion
carried 7-0.
VI. MEMBERS' REPORTS
None.
V11. CONTINUING BUSINESS
None.
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December 8, 1997
VHL NEW BUSINESS
None.
IX. PLANNER'S REPORT
Franzen reviewed the agenda for the next meeting.
X. ADJOURNMENT
MOTION: Foote moved, seconded by Alexander,to adjourn the meeting. Motion
carried 7-0. The meeting adjourned at 10:20 p.m.
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