Planning Commission - 07/24/1989 AGENDA
EDEN PRAIRIE PLANNING COMMISSION
Monday, July 24, 1989
7:30 p.m.
COMMISSION MEMBERS: Chairperson Julianne Bye, Richard Anderson, Christine Dodge, Doug
Fell , Robert Hallett, Charles Ruebling, Douglas Sandstad
STAFF MEMBERS: Chris Enger, Director of Planning; Michael Franzen, Senior
Planner; Don Uram, Assistant Planner; Deb Edlund, Recording
Secretary
Pledge of Allegiance -- Roll Call
I. APPROVAL OF AGENDA
II. MEMBERS REPORTS
III. MINUTES
IV. DEVELOPMENT PROPOSALS
*NOTE: THE TIMES LISTED BELOW ARE TENTATIVE, AND MAY BE SIGNIFICANTLY EARLIER, OR LATER
THAN LISTED.
• (7:35) A. EDEN PRAIRIE FUNERAL HOME, by Marcus Corporation. Request for Guide Plan
Amendment from Low Density Residential to Community Commercial on 0.95
acres, Zoning District Change from RM-2.5 to Community Commercial on 0.95
acres with variances to be reviewed by the Board of Appeals, Site Plan
Review, and Preliminary Plat of 0.95 acres into 1 lot for the construction
of a funeral home. Location: Southwest corner of Terrey Pine Drive and
County Road #4. A continued public hearing.
(8:20) B. EDEN PRAIRIE ASSEMBLY OF GOD TEMPORARY USE BUILDINGS, by Eden Prairie
Assembly of God. Request for Site Plan Review within the Public Zoning
District on 10 acres with variances to be reviewed by the Board of Appeals
for construction of modular classroom units to be added to the Eden
Prairie Assembly of God church. Location: 16591 Duck Lake Trail . A
public hearing.
(9:05) C. STARRING HIGHLANDS, by Cliff and Mary Anderson. Request for Preliminary
Plat of 2.17 acres into 3 single family lots with a front yard setback
variance to be reviewed by the Board of Appeals. Location: Northwest
corner of Ridge Road and East Starring Lane. A public hearing.
(9:15) D. CRESTWOOD '89, by Alex Dorenkemper. Request for Zoning District Change
from Rural to R1-22 on 2.17 acres with variances to be reviewed by the
Board of Appeals, Preliminary Plat of 2.17 acres into 2 single family
lots. Location: North of Dell Drive. A public hearing.
AGENDA
EDEN PRAIRIE PLANNING COMMISSION
July 24, 1989
V. OLD BUSINESS
VI. NEW BUSINESS
A. A to Z Rental - Request for Determination Regarding Site Plan Review
Process. Are the changes to the approved expansion plans for the use
substantial enough to require review through the public Site Plan Review
Process, or insignificant enough to be reviewed administratively?
Location: Southwest quadrant of Valley View Road and Plaza Drive.
VII. PLANNER'S REPORT
VIII. ADJOURNMENT
•
• PLANNING COMMISSION
UNAPPROVED MINUTES
MONDAY, JULY 24, 1989 71130 VM CITY HALL COUNCIL CHAMBERB
7600 EXecutive Drive
COMMISSION MEMBERS PRESENT: Chairperson Julianne Bye, Richard
Anderson, Christine Dodge, Charles
Ruebling, Doug Sandstad
COMMISSION MEMBERS ABSENT: Robert Hallett, Doug Fell
STAFF MEMBERS : Michael Franzen, Senior Planner; Don
cram, Assistant Planner; Deb Edlund,
Recording Secretary
PLEDGE OF ALLEGIANCE
I . APPROVAL OF AGENDA
MOTION`
Ruebling moved, seconded by Dodge to approve the Agenda as
published. Motion carried 4-0.
. II . MEMBERS REPORTS
III . MINUTES
MOTION:
Anderson moved, seconded by Sandstad to approve the Minutes of
the Planning Commission meeting held June 26, 1989 as
published and amended .
CORRECTION:
Add Doug Sandstad to the Members Present.
Motion carried 4-1. Ruebling abstained.
IV. DEVELOPMENT PROPOSALS
A. EDEN PRAIRIE FUNERAL HOME, by Marcus Corporation. Request
for Guide Plan Amendment from Low Density Residential to
Community Commercial on 0.95 acres, Zoning District Change
from RM-2 . 5 to Community Commercial on 0 .95 acres with
variances to be reviewed by the Board of Appeals, Site
Plan Review, and Preliminary Plat of 0 .95 acres into 1 lot
for the construction of a funeral home , Location:
southwest corner of Terrey Pike Drive and county Road 44 .
A continued public hearing,
Uram reported that the primary issue was the request for a
Planning Commission Minutes 2 July 24, 1989
• Comprehensive Guide Plan Change from Low Density
Residential to Community Commercial and if Community
Commercial was the appropriate guide plan designation. .
Mark Senn, representing the proponent, presented the plan
for the renovation of the existing home with the addition
of a funeral home . The owners of the funeral home would
live in the existing house. The lower level of the
funeral home addition would be utilized as the working
area of the facility while the upper level of the addition
would be used for the display area and small chapel. Senn
stated that the site plan was designed to take advantage
of the existing topography. All setback and parking
requirements had been met . A traffic study had been
completed and two neighborhood meetings held . Senn
believed that the project would provide a good
transitional use between residential and commercial . The
seating capacity of the chapel would be 100 . Senn
believed that the funeral home would primarily service the
Eden Prairie area. The services would typically be held
in churches and; therefore, did not believe there would be
a traffic problem created by processions . Based on input
from the neighborhood meetings, he believed that the
funeral home use would be preferred to additional
multiple-family in the area and felt that the project
• would not have a negative impact on the neighborhood .
Based on the concerns voiced by Elim Shores, a sight line
study had been done . Senn stated that the landscaping
planned for the view from the lst and 2nd floor would be
well screened and only 5 units on the 3rd flour would be
able to view the roof of the facility. Senn noted that a
row of mature trees was currently in place. The exterior
architecture would be a cross between residential and
commercial, with the exterior of the home being renovated
and the new structure consisting of brick and glass .
Uram reported that the proponent and Staff and worked on
the project for over a year . He added that from a
technical standpoint the project would work on this site
as proposed. A variance request would be required for lot
width and depth. Revisions had been made to the landscape
plan to screen the view from Elim Shores. Uram proposed
two questions for the Planning Commission's consideration:
1. What effect world the project have on the
adjoining properties?
2. Is this use better than the current designation
and if the funeral home were to fail what would
happen to the site?
Uram stated that because the site was small it, would be
difficult to buffer another commercial use from the
residential area.
Planning Commission Minutes 3 July 24, 1989
• Anderson believed that the funeral home would be a
Regional Commercial use . Uram replied that a Regional
Commercial use would require more property. He added that
Community Commercial would be used mainly by Eden Prairie
residents . Anderson believed that the people attending
the funerals would be from a regional area. Uram stated
Staff had taken into consideration that the funeral home
would be small .
Bill Myers., President of Eli-ft rthores, stated that he
opposed the change in the Comprehensive Guide Plan. He
added that he respected the developer and owners needs;
however, he was concerned about the ramifications to the
Elim Shores project. Myers was opposed to the zoning
change because of the hardship it would place on the
marketing for Elim Shores . Elim Shores had spent a
considerable amount of time to determine the perfect
location for its project and at the time their project was
presented the adjacent property had been zoned
residential . He believed that a change from residential
would be detrimental . Myers stated that Eden Prairie had
identified a need for senior housing. Myers added that
because of the sensitivity of the issue, Elim Shores had
not told those on the waiting list that the funeral home
was being proposed.
. Nancy Soman, marketing director for Elim Shores, stated
that there were those who did not want to be constantly
reminded of death and dying. She believed that a lot of
traffic would be generated by the funeral home and the
traffic would be at all hours . Soman noted that there was
a State Law which dealt with the construction of funeral
homes next to senior housing.
Bye commented that the Planning commission would look at
the type of zoning being presented. Bye noted that the
City was only guaranteed that the Elim Shores facility
would be used for senior housing for 16 years .
Helen Anderson, 1011 Feltl Court, Hopkins, stated that she
and her husband had signed up to live at Elim Shores and
were concerned about the location of the funeral home .
She had done research on the subject and believed that a
busy intersection, such as Highway 5 and County Road 4,
would not be an appropriate location for a funeral home .
Anderson questioned if there was a need for a funeral home
in Eden Prairie at this time. She believed that Eden
Prairie was being well serviced by funeral homes in
neighboring communities . Anderson said that she had
chosen Elim Shores because of the positive attitude of the
owners and was concerned about the residents of Elmer
• Shores viewing the operation of the funeral home on a
daily basis. Anderson believed that the City had a
commitment to assure Elim Shores 's success .
Planning Commission Minutes 4 July 24, 1989
• �acol is g i k5on, @057 Timber tiahe D£ivof =a5h@d what other
types of businesses could utilize the facility if the
funeral home was not a success . Uram replied that the use
could be either retail, such as a flower shop, or office.
Uram added that funeral homes typically did not revert to
other uses .
Jan Egge, 7912 Timber Lake Drive_,. stated that she
supported the philosophy of Elim Shores . she believed
that other uses which could take advantage of the lake
would be better alternatives . Egge further believed that
the funeral home being so close to the senior housing
would create an emotional hardship for the elderly.
Carolyn Anderson, 17065 W, 78th Street, stated that as
owner of the estate, she had tried to rent the home
unsuccessfully and had theta contacted the developer to
come up with a use for the property which would allow the
homestead site to be preserved and yet develop a
compatible use with adjacent properties . Anderson stated
she had listened to comments about how the development of
her property would be detrimental to Elim Shores; however,
she believed that Elim Shores had been detrimental to her
single-family residential use . Anderson believed that the
mortuary use would be provide a good transitional land
use . Anderson stated that by keeping the original home as
part of the funeral home, she believed it would give the
homestead the dignity it deserved .
Jeff Heller, 5424 Benton AVenUe, Edinat Btated that he and
his wife Jane had desired to operate a funeral home
business in Eden Prairie since 1987 . Hellen believed the
proposed site to be an appropriate location for this
business . He noted that approximately 74 deaths occurred
in Eden Prairie each year and that the funeral service
business was going outside of Eden Prairie. Hellen
believed that it was inconvenient for the residents to
have to go outside the community for this type of service.
The proposed location would be centrally located for the
residents and churches in the area. Hellen pointed out
that typically funeral homes were located in or adjacent
to residential areas. Hellen presented that Planning
Commission with letters which supported having funeral
homes next to senior citizen complexes and gave several
examples throughout the Twin Cities where funeral homes
currently were adjacent to senior housing projects . He
believed that the location provided the necessary
visibility to residents; however, it was not overstated.
Hellen stated that he planned to provide a personalized
business with a family operation concept and encouraged
the senior residents to interact with the funeral home .
• Richard obershaw, 312 Ridge Point Medical Building,
Burnsville, stated that the was employed as a grief
Planning Commission Minutes 5 July 24, 1989
• counselor. He believed that the funeral home would affect
the elderly in a positive manner and would allow them to
be close to their support structure during their time of
need. Obershaw noted that a great fear of the elderly was
that of falling and found the close walking distance to be
another positive aspect to the proposed location.
John Huber, Excelsior, stated that he had operated a
funeral home in Excelsior since 1950 . The funeral home
was adjacent to multiple-family and. a ,senior citizen
center and that all the businesses were successful .
NOT T Dial
Sandstad moved, seconded by Anderson to close the public
hearing .
Bye asked the commission to first consider if the
Comprehensive Guide Plan Change was appropriate .
Anderson stated that the Planning Commission was not
responsible to guarantee profitability to Elim Shores or
the funeral home . Anderson believed that there were many
other locations in Eden Prairie which might be more
appropriate for this type of land use. Anderson believed
• the crucial issue to be whether this was, a Community
Commercial use or a Regional Commercial use and he
supported the theory that this would be Regional
Commercial use. He believed that much of the traffic from
surrounding areas would be corning straight from work and;
therefore, would create a potential traffic problem during
the peak hours .
Sandstad believed that this was not a good land use for
this site because of the present zoning. Sandstad
concurred with Commissioner Anderson that the use was not
Just community based.
Anderson stated that there was a need for a funeral home;
however, questioned this site because of the potential
traffic problems .
Ruebling stated that the size of the property was small
and had several types of land uses adjacent to it making
appropriate transitions difficult. He also concurred with
Commissioner Anderson that the funeral home use would be
more Regional Commercial than Community Commercial.
Ruebling believed that there could be negative affects to
the location. Ruebling was concerned about the City's
stake in the success of Elim Shores .
• Dodge concurred that the funeral home would not be
appropriate Community Commercial use . She: did not
personally take offense with the location next to the
Planning Commission Minutes 6 July 24, 1989
• 5 ni r citinn housing and did riot btlity@ that
necessarily all senior citizens would be upset with the
location.
Bye stated that funeral homes were needed in a community;
however, she had difficulty with a Community Commercial
zoning. Bye understood Mrs . Anderson's comment about El im
Shores making it difficult to market her property and
added that other small Infill projects also had the same
difficulty.
MOTION 2
Sandstad moved, seconded by Anderson to recommend to the
City Council denial of the request of Marcus Corporation
for Guide Plan Amendment from Low Density Residential to
Community Commercial on 0 .95 acres for construction of a
funeral home based on the following findings :
1 . Use not appropriate for Community Commercial.
2. Site inadequately buffered.
3 . Traffic .
AMENDMENT TO THE MOTION:
• Ruebling moved, seconded by Anderson to add the following
finding to the previous list.
4 . Potential negative affect on surrounding
properties.
Motion carried 3-2, with Dodge and Bye voting "NO" because
they did not believe that there would be a negative effect
on the surrounding properties.
Further, that the additional requests of Marcus
Corporation for Zoning District Change from RM-2 .5 and
Community Commercial on 0 .95 acres with variances to be
reviewed by the Board of Appeals, Site Plan Review, and
Preliminary Plat of 0 .95 acres into one lot for the
construction of a funeral home, be denied. Motion carried
5-0-0 .
Uram noted that this item had been placed on the August 1,
1989 City Council agenda.
B. EDEN PRAIRIE ASSEMBLY OF GOD TEMPORARY USE BUILDINGS,, by
Eden Prairie Assembly of God. Request for Site Plan
Review within the Public Zoning District on 10 acres with
variances to be reviewed by the Board of Appeals for
construction of modular classroom units to be added to the
Eden Prairie Assembly of God church. Location: 16591
Planning commission Minutes 7 July 24, 1909
Duck Lahr Trail . A public hearing.
Dodge left the meeting at 9 :00 PM,
Terry Morris, representing the church, stated that the
plan was to use five temporary trailers for office and
classroom use for approximately two years . The church was
currently looking for property to build a new facility.
Morris noted that three Sunday morning services were
currently being held to service the members. He said that
fencing, berming, and trees would be utilized to screen
the trailers .
Uram reported that the key issue was the temporary use. A
variance would be required. Extensive berming and
screening would be necessary. Uram presented the
following criteria which had been used on previously
approved temporary uses ;
1. A building expansion underway, which there was.
not.
2. The trailers would not be visible, which they
would be .
3. The use was for only 1 year, the proposal was for
2 years .
Uram stated that once the trailers were in place and
variances granted, the City would have a difficult time
having them removed. He recommended that if the Planning
Commission believed that approval should be granted that
after one year, the proponent be required to return to the
Planning Commission to show progress and request an
extension of another year.
Ruebling asked Uram why it would not be difficult to
remove the trailers after one year . dram replied that it
would be difficult at any time; however, if a building
expansion were underway the proponent would remove them.
Anderson recommended denial of the proposal based on the
Staff recommendations .
Dave Ziegler, 16729 Baywood Terrace South, had presented a
letter to the City stating his objection and concurred
with Commissioner Anderson that the project should be
denied.
Dave Brekke, 16460 Baywood Lane, stated that he had had
problems dealing with the Church on several matters . He
said that he had moved to Eden Prairie because of the nice
parks and recreation program and did not want to have
trailers in his back
yard. Brekke did not believe that
the property was well taken care of currently and was also
Planning Commission Minutes 8 July 24, 1989
corto6rned about traffic and parking i5 a@5 : nr@kk@ not@d
that many of the members were parking on Duck Labe Trail
now. He questioned what would happen if the Church sold
the property. Brekke stated that the Church had not held
up to past promises to the neighbors .
Bye asked Staff what would happen if the property were
sold . Uram replied that the property was zoned Public
currently; however, if another use were proposed the
neighbors within 300 feet would be notified of the public
hearings .
Greg Ptacin, 16391 South Manor Road, concurred with Staff
that once the trailers were in place it would be difficult
to have them removed.
Doug Marston, 16650 Baywood Lane, believed that the Church
would better benefit from long-term planning rather than
this temporary solution.
Chuck Wilcox, 16427 South Manor Road, supported that
previous comments of his neighbors.
MOTION 1 •
• Sandstad moved, seconded by Ruebling to close the public
hearing. Motion carried 4-0-0 .
MOTION 2•
Sandstad moved, seconded by Ruebling to recommend to the
City Council denial of the request of Eden Prairie
Assembly of God for Site Plan Review within the Public
District for construction of modular classroom units to be
added to the church facilities, with variances to be
reviewed by the Board of Appeals, based on plans dated
July 17, 1989, subject to the recommendations of the Staff
Report dated July 21, 1989 .
Sandstad believed that if the plan had met the criteria of
the other three previously approved projects it would have
been acceptable.
Anderson asked if a berm was part of are improved plate why
it had not been enforced. Uram replied that the original
project was approved in 1979 and he was not personally
aware of any complaints .
Motion carried 4-0-0 .
C. STARRING HIGHLANDS, by Cliff and Mary Anderson. Request
. for Preliminary Plat of 2 .17 acres into 3 single family
lots with a front yard setback variance to be reviewed by
the Board of Appeals. Location: Northwest corner of
Planning Commission Minutes 9 July 24, 1989
Ridge Road and East Starring Lane . A public hearing.
Bob Smith, representing the proponent, presented the plans
to ;split the 2 .1 acres into 8 lots . Drain fields would be
constructed and a variance would be requested for the
existing home . The grading slope would be adjusted to a
8-to-1 slope prior to City Council review.
Franzen reported that Staff recommended approval of the
project based on the Staff Report dated July 21, 1989 .
Ruebling asked if the drainage easement would be permanent
or temporary.
MOTION 1•
Anderson moved, seconded by Sandstad to close the public
hearing. Motion carried 4-0-0.
MOTION 2:
Anderson moved, seconded by Sandstad to recommend to the
City Council approval of the request of Cliff and Mary
Anderson for Preliminary Plat of 2 .17 acres into three
single family lots, with front yard setback variance to be
reviewed by the Board of Appeals, to be known as Starring
Highlands, based on plans dated July 21, 1989, subject to
the recommendations of the Staff Report dated July 21,
1989 . Motion 4-0-0.
D. CRESTWOOD c89, by Alex Dorenkemper . Request for zoning
District Change from Rural to R1-22 on 2.17 acres with
variances to be reviewed by the Board of Appeals,
Preliminary Plat of 2.17 acres into 2 single family lots ,
Location: North of Dell Drive. A public hearing.
Alex Dorenkemper stated that he concurred with all of the
Staff recommendations .
Franzen reported that Staff recommended approval of the
project based on the recommendations outlined in the July
21, 1989 Staff Report.
MOTION 1•
Sandstad moved, seconded by Anderson to close the public
hearing. Motion carried 4-0-0 .
MOTION 2`
• Sandstad !(owed, seconded by Anderson to recommend to the
City council approval of the request of Alex Dorenketsipe
for Zoning D i s.tr i ct Change from Rural to R1-22 on 2 .17
acres, with variances to be reviewed by the Board of
Planning Commission Minutes 10 July 24, 1989
dated July 11, 1989, subject to the recommendations of the
Staff Report dated July 21, 1989 . Motion carried 4-0-0 .
MOTION 3 :
Sandstad moved, seconded by Anderson to recommend to the
City Council approval of the request of Alex Dorenkemper
for Preliminary Plat of 2 .17 acres into two single family
lots, to be known as Crestwood 189, based on plans dated
July 11, 1989, subject to the recommendations of the Staff
Report dated July 21, 1989 . Motion carried 4-0-0 .
V. OLD BUSINESS
VI . NEW BUSINESS
A. A to Z Rental - Request for Determination Regarding Site
Plan Review Process . Are the changes to the approved
expansion plans for the use substantial enough to require
review through the public Site Plan Review Process, or
insignificant enough to be reviewed administratively?
Location: Southwest quadrant of Valley View Road and
Plaza Drive .
• Uram reported that the proponent was asking the Planning
Commission to determine if the proposed changes were minor
in nature and should be handled on an administrative level
or if the changes were significant enough to require a
Site Plats Review. The building square footage would use
increased by approximately 4,000 square feet, the Base
Area Ratio increase was insignificant; however, the Floor
Area Ratio would increase approximately 696. The parking
spaces were to be increased by 8 to 10 . Staff was
concerned about the screening being proposed from Valley
View Road and the proposed increase in the amount of
outside storage .
Roman Roos, representing the proponent, stated that A to Z
Rental had entered into Phase I of the project with Phases
II and III being conceptual in nature. The elevation of
the building would remain the same . Access would be
created at the rear of the facility and the loading docks
would be modified . Roos stated that the outside storage
would be minimal and believed that the proposed cedar
fence would be adequate .
Sandstad asked where the additional 10 parking spaces
would be located. Roos stated that adequate space would
be available to provide additional parking.
Bye asked Staff if outside storage had been proposed as
part of the original plan. Uram replied that it had not
and that a variance would be required. Uram added that
Planning Commission Minutes 11 July 24, 1989
ithe following variance would be necessary:
1. Outside storage .
2 . Outdoor loading dock .
3, Possible parking variance.
Sandstad believed that a full review process was
necessary.
Roos stated that it was known from the beginning that this
would be phased project and added that during the initial
planning a tenant was not known for Phase II . Roos stated
that it was important for the project to move along
quickly to avoid the expense of winter construction coats .
Ruebling .asked if the variances could be dealt with on an
administrative level and if there was any way to enclose
the loading dock . Roos replied that the outside loading
dock was necessary because of the proposed use by two
tenants . Ruebling believed that the design effort should
be in place before building construction began. Roos
emphasized that timing was important .
Bye believed that the issues of outside storage and an
• outside loading dock were precedent setting issues and
should have the Planning Commission and City Council
consideration. Roos stated that A to Z Rental had been
allowed 10% outside storage previously.
MOTION:
Sandstad moved, seconded by Ruebling to recommend to the
City Council that A to Z Rental be required to proceed
through the Site Plan Review process, based on the
relative significance of the proposed changer to the next
phases of the site development. motion carried 4-0-0.
VII . PLANNER' S REPORT
VIII . ADJOURNMENT
MOTION:
Anderson moved, seconded by Sandstad to adjourn the meeting at
9 : 45 PM. Motion carried 4-0-0.
•