Planning Commission - 11/25/1996 AGENDA
EDEN PRAIRIE PLANNING COMMISSION
Monday,November 25, 1996 7:00 p.m.
COMMISSION MEMBERS: Kenneth E. Clinton, Randy Foote, Bill Habicht, Ismail
Ismail, Katherine Kardell, 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. BEARPATH 8TH ADDITION by Ron Clark Construction. Request for PUD Concept
Amendment on 2.3 acres of the overall 420 acre Bearpath PUD,PUD District Review on
2.3 acres,Zoning District Change from RM-6.5 to R1-13.5 on 2.3 acres, and Preliminary
Plat of 2.3 acres into six single family lots. Location: East of Bearpath Trail South, west
of Dell Road and south of Hennepin County Regional Rail Authority.
B. EDEN PRAIRIE MALL EXPANSION by General Growth Properties, Inc.. Request
for Planned Unit Development Concept Review on 87.13 acres. Location: Eden Prairie
Mall at Highway 169 and Prairie Center Drive.
V. REVIEW OF TAX INCREMENT FINANCING PLAN
VI. MEMBERS' REPORTS
VII. CONTINUING BUSINESS
VIII. NEW BUSINESS
IX. PLANNERS'REPORTS
X. ADJOURNMENT
APPROVED MINUTES
CITY OF EDEN PRAIRIE PLANNING COMMISSION
MONDAY,NOVEMBER 25, 1996 7:00 P.M. CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: Kenneth E. Clinton, Randy Foote,
Bill Habicht, Ismail Ismail,
Katherine Kardell, Douglas
Sandstad,Mary Jane Wissner
STAFF MEMBERS: Mike Franzen, City Planner; Al
Gray, City Engineer; Chris Enger,
City Manager; Elinda Bahley,
Recording Secretary
1. PLEDGE OF ALLEGIANCE -ROLL CALL
Chair Clinton called the meeting to order at 7:00 p.m. All members were present.
II. APPROVAL OF AGENDA
• MOTION: Kardell moved, seconded by Foote,to approve the Agenda as published.
Motion carried 7-0.
III. APPROVAL OF MINUTES
Foote noted on the top of page one the time should be 7:00 p.m. instead of 7:30 p.m.
Sandstad stated page 10, fifth paragraph,replace the first sentence with... Sandstad
commented he was concerned with roadway construction on certain roads not
keeping pace with the population growth of the City.
MOTION: Sandstad moved, seconded by Wissner,to approve the Minutes of the
November 12, 1996 Planning Commission meeting as amended. Motion carried 6-0-
1 with abstention by Kardell.
IV. PUBLIC HEARINGS
A. BEARPATH 8TH ADDITION by Ron Clark Construction. Request for
PUD Concept Amendment on 2.3 acres of the overall 420 acres Bearpath
PUD,PT-JD District Review on 2.3 acres,Zoning District Change from RM-
6.5 to R1-13.5 on 2.3 acres, and Preliminary Plat of 2.3 acres into six single
• family lots. Location: East of Bearpath Trail South, west of Dell Road and
Eden Prairie Planning Commission
November 25, 1996
south of Hennepin County Regional Rail Authority.
Shaun Laftka of Ron Clark Construction,reviewed the development proposal
with the Commission explaining the site plan and showing examples of the
building architecture. He noted they have three sites that he would
administratively subdivide into two unit townhomes. Looking closely at this
site, he believes it would be better to subdivide this or plat it for six single
family home sites. It would be similar to the Golf Villa site currently in
Bearpath. This subdivision will minimize the tree loss and would create better
character in this particular area. Each building would have separate driveways
to each home and it would be three buildings. There are not a lot of areas for
building placement under the current plat and he explained how they the
buildings will be located. This will allow them to maneuver the buildings a
little better between trees, deal with the grade easier, and create an overall
unique product.
Sandstad was concerned that many of the fire hydrants were obstructed by
snow and suggested that the Homeowner's Association be made aware of this
hazard. There are currently two fire hydrants located at each end of this site.
They are adding one more fire hydrant back at the end of the common
driveway.
Franzen commented that this product is similar to the Bent Creek Cove
project by Taurus Development which the Planning Commission reviewed a
couple of months ago. That project represented the lifestyle choices that the
developer felt was important for the market and this is the same for the
Bearpath proposal. There are a number of different styles in Bearpath and
staff believes this is not only healthy for Bearpath but healthy for the
community to have a variety of different products. The density of the project
is similar to what was approved. There are waivers that are required for this
project but they are due more to the type of housing rather than the density.
Staff recommends approval according to the conditions on page 3 and 4 of the
Staff Report.
Kardell asked if there was any concern about the fact that the homes are going
to look so identical across the frontage street. Franzen replied they would be
more concerned if all the lots were fronting Bearpath Trail.
The public hearing was opened.
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Eden Prairie Planning Commission
November 25, 1996
Kardell commented she was pleased to see there is a great variety of houses
being built in Bearpath and had no problem with the project. The waivers
seem consistent with what's already been done and she supported the project.
Habicht said the project has quality,and the waivers allow a different product
to be built. He supported the project.
Wissner stated she liked that the homes were a more staggered than the
twinhome concept. The project is good and she supported it.
Sandstad commented this looks much better than the original plan and
supported the project.
MOTION 1: Wissner moved, seconded by Kardell, to close the public
hearing. Motion carried 7-0.
MOTION 2: Wissner moved, seconded by Kardell, to recommend to the
City Council approval of the request of Ron Clark Construction for PUD
Concept Amendment on 2.3 acres of the overall 420 acres Bearpath PUD,
. PUD district Review on 2.3 acres, Zoning District Change from RM-6.5 to
R1-13.5 on 2.3 acres, and Preliminary Plat of 2.3 acres into six single family
lots based on plans dated November 22, 1996, and subject to the
recommendations of the Staff Report dated November 22, 1996. Motion
carried 7-0.
B. EDEN PRAIRIE MALL EXPANSION by General Growth Properties,Inc.
Request for Planned Unit Development Concept Review on 87.13 acres.
Location: Eden Prairie Mall at Highway 169 and Prairie Center Drive.
Franzen commented this is the first part of the process for the review of plans
for this project. They are looking at the planning development concept to
consider the general feasibility of the project. It would return to the Planning
Commission some time after the first of the year to look at specific plans for
the building architecture,utilities,the site plan,bus service,the grading plan,
and the landscaping plan.
Bill Mosten of General Growth,gave an overview of the plans submitted. He
explained the plan includes the addition of Dayton department store to the
shopping center and the subsequent relocation of Sears to accommodate the
addition of Dayton at the south side of the building. The plans include a new
consolidated United Artists theater. The food court has been relocated from
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• Eden Prairie Planning Commission
November 25, 1996
the lower level of the center court up to the upper level adjacent to the movie
theater. A multi purpose ice rink will be added to the center court to be
designed in such a way to be used for other functions. There will also be a
number of big box users to the shopping center. They will be renovating the
entire mall and adding new sky light fixtures and fimshings all over the mall.
The square footage will be approximately 1.2 million up from 900,000.
Tom Brink, architect, Park Hill Associates, explained the design features of
the mall and pointed out the locations on the diagram. He noted that his
company is considered one of the premier mall designers in the country. The
desire here is to create kind of a town center or a gathering place for Eden
Prairie residents to have a feel almost like Main Street of past years. There
will be a reason to come here other than shopping. The goal is to bring in
smaller buildings rather than make this feel like a very large repetitive sort of
building. They have worked with staff to bring in some civic uses into the
center court where the City could program the space. There is a better
location for this down on the lower level where there is access from the
exterior parking.
Mosten commented they!re looking to put in a children's play area near where
people can have a cup of coffee and watch the shows. The upper level will
have a lot of visibility from the food court to the ice rink. This will be like a
downtown common area also creating an outdoor feeling inside. There will
be a new signage program on the interior to help customers get around the
site as well as on the exterior. The Daytons store will be a duplication of the
store in Maplewood. On the whole, this will be a new shopping center and
you may not recognize the old one.
Foote was concerned about stores being shut down during the construction
phase. Mosten replied they will not close Sears at all because they have to be
operational through the whole process. They are currently working on a plan
with the tenants to relocate in each quadrant during construction.
Kardell commented it was not too long ago the Commission had a proposal
from the mall to add restaurant pads in the parking lot which is now Mervyns.
She was concerned about jumping the gun on the parking issues. Franzen said
in 1994 they were looking at 9000 square foot pads out in what was the
Carsons parking lot for a restaurant. Because this never got built, it's his
understanding that the restaurant will not occur out in the parking lot and that
would be available for parking.
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Eden Prairie Planning Commission
November 25, 1996
Ismail asked what the big box tenant is. Mosten replied the major sporting
good stores,houseware stores, etc.
Kardell was concerned about who will be responsible for the maintenance of
the City space as well as the ice arena, and the programming responsibilities
connected to the different uses. Mosten replied from their prospective the
City will be the tenant. The space will be there to do with it what they wish.
They will be glad to help work with them and coordinate with them. It will
be total space to how the City wants the ice rink. General Growth will be the
operator of that ice rink and it's their responsibility for the maintenance and
the programming on day to day operations.
Kardell expressed concern about only one set of escalators that goes to the
theater from the inside of the mall. She asked if that was adequate access to
get people back and forth to restaurants that might be located in the center.
Mosten commented that they try to disburse activity throughout the center.
He did have some'concern on a project they just did in Houston similar to this
with one set of escalators. It's been working very smoothly and he was
proved wrong. He believes it will be just fine. Brink said they had a plan with
• another set of escalators and United Artists said it wasn't necessary.
Sandstad commented it's a good job on the concept plan and he liked what he
saw. He said there would probably be a parking deck sometime in the future
and asked if there was any particular quadrant of the property where those
long term thoughts might be. Mosten replied it's not something they have
given a lot of thought to yet. They feel they are maxed out on the site at this
point. There are no plans for any additions of the site than what they have
here.
Sandstad asked if there were any specific details as to the free standing
structure on the front elevation. Mosten stated they will try to capitalize on
gaining visibility on 494 and the idea is to create a fun and exciting entrance.
Sandstad encouraged the use of an electric zamboni for the ice rink because
they have had no problem with electric indoors so far. He asked what the
square footage is of the City's open space area. Enger replied at this point
they are thinking in terms of 5000 square feet and the cost to the City would
be extremely low.
Foote was concerned about how many parking spaces they will be loosing.
Mosten said a couple of hundred. Foote said if they built a parking deck it
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• Eden Prairie Planning Commission
November 25, 1996
would compensate for what they lost.
Ismail asked what makes them think this plan would change the health span
of the center. Mosten said Daytons is a big help because it's the predominant
retailer. This is one of the highest population growth areas in the metro area
and it's certainly leaning towards an increase.
Wissner was concerned about the one way through system in the parking lot.
Mosten said the department stores don't like it and they would rather not do
it. However, when you get into the high Christmas season,it does flow the
traffic better.
Wissner commented she shops at Southdale Mall because it's one way and it
flows better. She doesn't want to get in a situation where people can not
make a left out. She was concerned about the 14 movie theater because she
wasn't sure if there was such a need for it and whether it would fill up.
Habicht said its a wonderful project but was concerned about the external
traffic not necessarily on the site but the access points. Mosten replied they
are fairly comfortable with the situation.
Mr.Weisner stated the square footage will be an eight to ten percent increase.
A traffic study was conducted by BRW which concluded that the additional
square footage would result in approximately 300 cars to a two way operation
to the traffic system for the mall. It would be a modest ingress but not
enough to cause a concern.
Habicht expressed concern that traffic is going to be an issue more so than
parking or internal routing of traffic. Franzen said one of the frustrations he
has with Southdale and Ridgedale is they don't have enough potential access
points in and out of the mall area. The malll here has five potential signalized
intersections.
Kardell was concerned that Chanhassen, Chaska and Waconia do not have
convenient access to the mall. The only way it's convenient for those people
to get there is to come up Highway 5 to Prairie Center Drive to Singletree
Lane. She was concerned that the other entrances and exits would not be
utilized.
Habicht said they should not underestimate the traffic impact from Highway
169.
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Eden Prairie Planning Commission
November 25, 1996
Sandstad asked that pedestrian concerns be included in the study. He was
concerned that there be a safe place for pedestrians to cross. He commented
that one of the reasons he does not visit movie theaters right now is they are
old and welcomes the new movie theater.
Foote commented that he does not see traffic as a problem here. He thinks
human nature will tell people to go around to the other side when one side is
crowded. Enger said they are confident this will go well. There is a lot to be
done at the intersection surrounding the center to be improved so that this will
be one of the best centers in the future.
Gray commented they could use four to six lanes and they need to have
double left turn lanes at the intersections,particularly at Prairie Center Drive
and Highway 169. Those kinds of improvements would be significant.
Another thing they need to do is emphasize transit connections to this facility.
The transit hub is much more important in the future than it is perceived
today. They need to make a lot of intense improvements in the long run to
make this system work and to make it much more accessible to both
pedestrians and transit.
Franzen reviewed the Staff Report with the Commission. He explained the
parking proposal noting that three alternatives for parking at the shopping
center were proposed. The first concern is having total parking spaces out
there to meet the needs of the department stores,the mall, and the City. The
proposal is for alternative three which is 4.5 spaces per 1,000 square feet and
proof ofparking which could be deck parking in the future. They have done
proof of parking on many projects,mostly on large office buildings,and the
most recent was with Twin City Federal. Alternative three includes the
reduction of the stall width from 9 feet to 8.75 feet which staff suggested
allows more of surface parking to be built without having to rely upon a
parking deck. It also includes additional parking spaces on the east side of the
shopping center.
The potential improvements listed in the Staff Report are the minimums
needed to accommodate traffic for the mall at ultimate development and
occupancy. Amore comprehensive look at traffic and access for this project
and the commercial areas near the mall is needed and will be worked on
jointly between General Growth and City staff to develop area solutions that
work best for the mall and the City. This would be reviewed with the
Planning Commission and City Council as part of zoning and site plan review.
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• Eden Prairie Planning Commission
November 25, 1996
Kardell commented she would not be comfortable with a parking stall less
than nine feet wide.. Eden Prairie is very heavily populated with four wheel
drive vehicles and she would not be comfortable with smaller parking stalls.
Foote asked where the compact spaces would be located. Weisner explained
that where they have tight spaces and expansion they tend to put the compact
spaces. It's in the outer area of the parking field and they keep more normal
size spaces in the parking area.
Foote. He would like to see 9 feet but would settle on no less than 8.75 feet.
Clinton commented he was comfortable with an 8.5 foot stall width.
Wissner commented her main concern is not the width but that it be angle
parking. It's much easier to get in and out when it's angled and it does make
a difference.
Chris Enger explained a different way to look a parking. He felt the City
could grant General Growth a waiver to stripe the paking lot at 8.5 feet wide,
. but only give tehm credit for the number of parking spaces based on a 9 foot
stall width. This means that credited parking is 4.2 per 1000, instead of 4.5
as requested by the developer,with,.8 per 1000 as proof of parking in a deck.
He added that it does not matter how the lot is stripped, since 10 months out
of the year the lot is half full. The busy season and during the winter you can
always see the stripes because of the snow and people park a little farther
apart. The City should be more concerned with having enoung parking
spaces.
The Planning Commission discussed the parking stall width furhter and based
on the staff analysis could support the 8.5 stall width.
MOTION 1: Sandstad moved, seconded by Kardell, to close the public
hearing. Motion carried 7-0.
MOTION 2: Sandstad moved, seconded by Kardell,to recommend to the
City Council approval of the request of General Growth Properties, Inc. for
PUD Concept Review on 87.13 acres based on plans dated November 22,
1996,with an 8.5 parking stall width to be striped as a waiver from the City
code, with credited parking at 4.2 spaces per 1000, based on a 9 foot stall
width and proof of parking to 5 spaces per 1000. Motion carried 7-0.
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Eden Prairie Planning Commission
November 25, 1996
V. REVIEW OF TAX INCREMENT FINANCING PLAN
Enger reviewed the tax increment financing plan. He explained that the role of the
Planning Commission as the official planning body under the statute of the State of
Minnesota is to determine whether or not the project contemplated for the use of TIF
funds conforms with the Comprehensive Guide Plan. It is made up of 3/5 of the
General Growth proposal for renovation of the shopping center and made up of 2/5
of potential City projects. Those City projects over a 17 year period in time have not
been developing a great deal at this point, spending most of their energy and time on
the details of the center. One half of that 2/5 or 115 of the project would be ongoing
subsidized housing projects.
The center would be the engine for funding for these housing projects. They would
be pay as you go projects so they could not bond for these projects. If there was not
money available for the tax year then the City would not spend the money so there
would be no risk. The City program would be what's characterized as potential
economic development projects which would be all different types of projects that the
City would be involved with. General Growth has agreed to allow the City the first
dollars coming off the tax increment project. That's how the City expects to avoid
any risk of the public on those projects. It would allow the City the ability to bond
ahead so they could get a good sized amount of money together. If there are any
additional taxing dollars generated from the renovation of the center,the City would
get it's fifth of those first which would limit significantly any risk that the City would
have.
The project which the Planning Commission is being asked to find compatibility with
the Comprehensive Guide Plan are the renovations of Eden Prairie Center,
commercial projects,housing projects as suggested in the Comprehensive Guide Plan,
and economic development projects made up of road improvements and property
acquisitions that conform with the Comprehensive Guide Plan.
Ismail asked if the renovations of the mall would go through if the Commission was
not comfortable with the tax increment financing plan. Enger explained that the state
law does not require that the Planning Commission recommend approval of the tax
increment compatibility. It is required that the Planning Commission review it.
Wissner commented that the project is compatible with the Comprehensive Guide
Plan and has no problem using tax increment money on this project.
Habicht noted that this area is the hub of downtown and believes it's almost
impossible for the Commission not to find this project to be compatible with the
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Eden Prairie Planning Commission
November 25, 1996
Comprehensive Guide Plan.
Kardell and Foote concurred with Habicht.
Enger noted that when the City Council looked at this a year ago they gave blessing
to the concept of having staff work further with General Growth. They wanted to
make sure that the taxpayers and citizens of Eden Prairie were held as risk free as
possible. That was one of the major goals.
Sandstad said as far as he's concerned the project seems to be consistent with the
Comprehensive Guide Plan.
MOTION: Kardell moved, seconded by Foote,to approve Resolution No. of the
Eden Prairie Planning Commission finding to adopt the redevelopment plan for
redevelopment project No. 5 that it's consistent with the Comprehensive Guide Plan
of the City. Motion carried 7-0.
VI. MEMBERS' REPORTS
None.
VII. CONTINUING BUSINESS
None.
VHL NEW BUSINESS
None.
IX. PLANNERS' REPORTS
Franzen noted there is one item on the agenda for December 9 which is a revisit of the
Laukka-Jarvis project.
X. ADJOURNMENT
MOTION: Kardell moved, seconded by Wissner,to adjourn the meeting. Motion
carried 7-0. The meeting adjourned at 8:55 p.m.
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