Planning Commission - 05/14/2001 APPROVED MINUTES
EDEN PRAIRIE COMMUNITY PLANNING BOARD
MONDAY, MAY 14, 2001 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
BOARD MEMBERS: Ken Brooks, Frantz Corneille, Randy Foote, Vicki
Koenig, Kathy Nelson, Fred Seymour, Paul Sodt,
Susan Stock, Ray Stoelting
STAFF MEMBERS: Krista Flemming, Planner II
Stu Fox, Manager of Parks and Natural Resources
Mike Franzen, City Planner
Alan Gray, City Engineer
Scott Kipp, Senior Planner
Leslie Stovring, Environmental Coordinator
Donald Uram, Community Development/Financial
Services Director
I. PLEDGE OF ALLEGIANCE -- ROLL CALL
Chair Corneille called the meeting to order at 7:00 p.m. Present: Commissioners Brooks,
Corneille, Foote, Koenig, Nelson, Seymour, Stock, Stoelting. Absent: Sodt.
Corneille noted students were present from the Student Representatives at Large program;
this encourages involvement and participation by high school students at the local
government level.
Paul Hanna, a Junior at Eden Prairie High School and Corbin Hilgeman, Senior at Eden
Prairie High School, introduced themselves to the Board.
II. APPROVAL OF AGENDA
Motion by Brooks, second by Koenig to approve the Monday, May 14 Community
Planning Board Agenda. Motion carried, 8-0.
III. MINUTES
A. April 23, 2001
Motion by Koenig, second by Stoelting to approve the April 23, 2001 minutes. Motion
carried, 5-3-0 (abstentions Brooks, Corneille, Stock).
IV. PUBLIC HEARINGS
A. GRACE CHURCH-CODE AMENDMENT by Grace Church Request for amending
City code to allow for mining as a conditional use within the Public Zoning District.
Location: Pioneer Trail and Eden Prairie Road.
Community Planning Board Minutes
May 14, 2001
Page 2
Chair Corneille opened the public hearing at 7:03 p.m.
Bob Solfelt 10508 Bluff Road, has been a member of Grace Church for over 35 years.
They will relocate in about 18 months. They are here to request an amendment of the
city code to allow for mining as a conditional use within a public zone. They are
currently located on 53rd and France; 250 families of 6,500 members are located in
Eden Prairie. Solfelt detailed a chronology of the project, beginning with the land
purchase in 1998. Construction is on schedule with 300,000 of the approved 600,000
feet are currently being constructed. The church will be open for worship and
community service in September, 2002. Braun Intertec and their excavator made them
aware of an unusually large quantity of granular soils on the site. They believe the
soils should be used.
Loren Braun with Braun Intertec said he has been with the company 9 years and has
20 years of experience in soils. Sand is not frost-susceptible and is therefore a valuable
building material in Minnesota. It is rare to find this much sand in one area. The intent
is to mine the sand and replace it with compacted clay.
Solfelt noted he was aware of concerns with soil exchange and the current code. Grace
Church has constructed a berm 8 feet above the road bed. Construction on the site is
not visible. A backhoe, frontloader, and dump trucks would be used to haul the mined
materials. They will not be seen by the public. The staff report mentions the Maple
Grove mine. The conditional use permit request states they will excavate in 2-acre
increments, at 24 feet, and replacing them within 30 days with soils. Sand could go
immediately to construction sites and be replaced immediately with other soils. This is
not a for—profit venture. They have incurred stormwater and sewer charges, and
charges associated with the increased NURP pond. The church could offset these costs
with mining the sand. The improvements assessment is about $8 million. Grace
Church agreed to absorb those charges. They don't believe this will set precedent and
restrictions can be placed on the conditional use permit such as use of the sand within
the City, 24-month restriction. Current projects in the city are utilizing sand from out
of town and already generating truck traffic. Operations would take place from 9:00-
4:00 p.m. The original grading plan will be followed.
Franzen stated Grace Church received Council approval for a master plan for a
600,000 square foot church campus; phase one construction is underway. The Church
recently discovered the site contains a large quantity of granular soils, which it would
like to mine from the site and exchange for other soils. Mining is not a permitted use
under any zoning district at this time. Grace Church is requesting a city code
amendment to permit mining as a conditional use in the public zoning district. The city
adopted mining regulations in 1969; mining is not a permitted use because it is
incompatible with a developed or developing urban/suburban area. City Code allows
Council to issue mining permits if it is a permitted use under the zoning code or if the
mining operation is a proper non-conforming use. The problem with adopting a
provision for conditional use permits are the code uses performance standards for
regulating land uses. Conditional use permits as a rule make application of
Community Planning Board Minutes
May 14, 2001
Page 3
performance standards in the code less meaningful. Conditional use would change the
use of adjacent properties and impact existing residents and businesses. Conditional
use permits require annual renewal and regular inspection for compliance, creating an
ongoing administrative burden for the city staff. The code amendment affects 1200
acres of land zoned public within the city. Staff recommends denial of the code
amendment.
Fred Guille, 10060 Meade Lane, Eden Prairie expressed support for the project and for
Grace Church providing support for the community. The church is not for profit. He
understands the city's concern, but a code amendment could be drafted that would
protect the city and allow the church to recuperate some of their construction costs.
Gary Sotebeer, 8440 Montgomery Court, moved to Eden Prairie in 1973. He and his
family are members of Grace Church. The city's government makes good decisions
for citizens as a whole and individuals. Grace Church is a special circumstance.
Utilizing local merchandise and materials is a good decision. The term mining infers
leaving holes in the ground. This is merely a soil exchange and in no way will
established plans change. The church is assuming a disproportionate amount of the
assessments and soil exchange will offset costs. Narrow criteria will ensure this will
not set a precedent. He asked the Board to consider this as an opportunity for a win-
win situation.
Edwin Sisam, 10109 Wild Duck Pass, said many decisions affecting his life have
come from the Board. He is a long time resident and member of the community, and a
member of Grace Church since 1976. He said the request was reasonable and
important to the community. Sales will allow the church to invest back into the
community. He understands Franzen is afraid of setting precedence and surrounding
residents will object. Health, safety, and welfare of surrounding residents are not
negatively impacted. This is not a change from the approved plan. The community
benefit includes utilization of a local resource and fewer emissions and roadway wear.
He read #9 from the staff report and explained it illustrated there is no rational basis
for denial of the request.
Mike Haug, not a resident of the community, is chairman of the Board for the church.
Grace Church intends to be a good neighbor. There is a concern about disruption to
neighbors during the process. They will work with the neighbors. The church will
make a positive impact in the community. The engineer said it was the best site he had
seen in 28 years. They will craft the conditional use permit in such a way as to
minimize concerns. They believe it is incumbent upon the city to be good stewards for
the resource and that divine intervention led them to the building site and its resources.
Ken Clinton, 9115 Victoria Drive, would like the Board to consider some history in
Eden Prairie. He understands the concern about setting precedence with conditional
use. The Board has seen many changes and found many ways to work with difficult
issues. He asked the Board to consider past difficult issues and allow Grace Church to
operate as they had proposed. Come up with a set of standards, restrictive to those
afterwards. It will not be open mining.
Community Planning Board Minutes
May 14, 2001
Page 4
John Marshalla, 17039 Claycross Way, Eden Prairie, is a member of Grace Church
and the community. He is here to express support for the conditional use permit; it
would be wrong to waste the resource.
There was no further public comment.
Corneille asked for discussion from the Board.
Stoelting asked staff about what the current code stated relating to mining or proposed
soil exchange.
Franzen stated mining is defined, but the code does not list mining as a permitted use.
An ordinance was adopted to regulate existing mines (mines that existed before
ordinances). Anyone can come before the city and ask for an amendment to the code.
Foote inquired how much control the city has over regulating a conditional use permit.
Franzen said that would need to be considered at the time of the permit. The current
request is to amend the code. The Board would need to consider widespread impacts to
the entire city if the code were to be changed. Public lands are situated near residential
areas; typical mining operations cause environmental impacts.
Nelson said allowing mining is a serious code change. Eden Prairie already has a
dump and an airport. Saying mining is okay could affect the perception of the quality
of life. The entire concept of allowing mining is not to be taken lightly and would need
to be considered over time. She is concerned about the environmental hazards and
widespread affects. She lived in a community that allowed gravel mining and it was
not an asset. She does not want it in the community.
Stock inquired whether staff was assuming mining would take place in public areas.
Franzen noted the code change would affect any area zoned public. It applies to any
piece of property zoned anywhere in town. If the code is amended they could apply for
a conditional use permit.
Attorney Ric Rosow stated it is not a request to allow a conditional use permit for
Grace Church to mine. It is a code amendment to allow mining in the public zone. The
particulars of the permit are not before the Board. The Board must evaluate the request
based on a widespread zoning impact. One particular parcel cannot be zoned for one
particular use.
Koenig asked whether there was a possibility that another zoning classification would
request mining.
Franzen said the old mining operations were located in the Golden Triangle area where
sites would be developed industrial. Mining is not a permitted use and only took place
before regulations existed.
Community Planning Board Minutes
May 14, 2001
Page 5
Brooks asked Solfelt about the financial impact of the value.
Solfelt said likely $1 to $2 per yard. On the site there are between 500,000 to
1,000,000 yards of sand.
Brooks noted there is a significant dollar amount here that warrants study by the city to
see the effects of changing the zoning.
Franzen asked for clarification.
Brooks stated specifically he was wondering about the potential impact on the city of
other sites that could be mined.
Franzen said some land zoned public has structures, some does not. There are about
1500 acres zoned public. There are also small pockets between 5 and 40 acres
scattered throughout the city that are still open.
Corneille said first the Board must decide whether to change the zoning to allow
mining in land zoned public.
Brooks said it was difficult to address until they knew the impact on the city by
allowing this to take place in certain areas.
Koenig asked if all public land was tax exempt.
Franzen said lands with public uses would be tax exempt, such as churches and
schools.
Koenig noted there would be wear and tear on the infrastructure; taxpayers will have
to support the infrastructure if there are problems. Grace Church will not pay for it,
residents will.
Corneille asked if conditional use permits were used anywhere else in the city.
Franzen stated only in the MCA (Major Center Area). The landowner could use their
property to pay taxes until someone came along and developed the property (such as
using a home for an office). It was an interim use compatible and consistent with the
area and guide plan. The city is one of a handful of communities keeping land zoned
rural until it became part of the comprehensive plan.
Rosow noted the issue is one of timing. There are performance standards for changing
rural land to a different zoning. Conditional use permits can come at any time.
Foote stated he does not want this from a mining perspective, but from a benefit to the
city he can see it. The mining question must be answered first and he cannot support it.
Stoelting inquired about past practice of conditional use approval.
Community Planning Board Minutes
May 14, 2001
Page 6
Franzen noted only in the MCA, around the Eden Prairie mall, with land-use
transitions. There was a long-term vision for the area; this allowed residents to use
their property for uses currently allowed by zoning ordinance and comprehensive plan.
Brooks asked what percentage of public land was already developed.
Franzen stated he was uncertain. A development could exist on 5 acres while the
property could be 30 acres.
Nelson asked whether this would allow them to conduct mining in the future, or
development would preclude it. Mining creates a huge mess. The city has always
protected its land and wetlands. Would we want someone to start mining the river
bluffs? This could create problems if a more valuable resource was discovered in
another area.
Motion by Stoelting, second by Nelson to close the public hearing. Motion carried, 8-
0.
The public hearing closed at 8:13 p.m.
Motion by Nelson, second by Koenig for denial of the request for amending City code
to allow for mining as a conditional use within the Public Zoning District according to
the recommendations of the staff report dated May 11, 2001. Motion was approved
on a roll call vote, with Corneille, Foote, Koenig, Nelson, Seymour, Stoelting, and
Stock voting "aye." Brooks, voted "nay," 7-1.
B. THE HERITAGE by Carlston, Inc. Request for Guide Plan Change from Low
Density Residential to Medium Density Residential on 23.05 acres, Planned Unit
Development Concept Review on 42.16 acres, Planned Unit Development District
Review with waivers on 42.16 acres, Zoning District Change from Rural to R1-13.5
Zoning District on 19.11 acres and from Rural to RM-6.5 Zoning District on 23.05
acres, Site Plan Review on 23.05 acres, and Preliminary Plat of 42.16 acres into 138
lots, 4 outlots, and right-of-way. Location: Dell Road and Pioneer Trail.
Chair Corneille opened the public hearing at 8:16 p.m.
Carlston thanked the staff for suggested changes. Concerns were density, traffic, and
transition. He ran an MLS. There are four townhomes on the market between
$200,000 and $250,000 and nine between $250,000 and $350,000, so there is a need
for these townhomes. He is looking forward to continuing to work with neighbors.
Single family homes will be $400,000 - $700,000. Ryland changed from 8-unit
buildings to use only 4 and 6 unit buildings. The development of this area was
originally approved by the Board at 76 units. He first proposed 54 units, and now it is
at 50 units. He has also purchased the adjacent 19 acres to buffer and transition to the
Cedar Forest neighborhood. The gross density is 3.2 units per acre. This will address
empty-nester needs. He will be involved in building and development and will put in
screening for transition. There is a balance and variety of housing.
Community Planning Board Minutes
May 14, 2001
Page 7
Flemming noted at its April 9 meeting, the Planning Board continued discussion of
this project to its May 14 meeting. The developer was directed to reduce density and
size of townhomes west of Dell Road (Area C) and decrease tree loss. The gross
density of the townhomes was reduced from 4.6 to 4.46 units per acre. Four
townhomes were removed from the west side of the project, the use of eight unit
buildings was eliminated to provide additional green space and reduce building mass.
All structures are 4 or 6-units. There is a cluster of existing trees, which is scattered
and will not provide sufficient growth for screening. Staff recommends a berm and
new landscaping to match the manicured look of the existing corners north of Pioneer
Trail at Dell Road. Staff supports the revised plan and recommends approval based on
plans dated May 4, 2001 and conditions listed in the staff report dated May 11, 2001.
John Wiedman, 17249 Valley Road, stated he sold 7 acres to Scott Carlston. He has
lived in Eden Prairie for 9 years; he is supporting the project. This is a beautiful piece
of property. He was assessed for water and sewer. After the William's Pipeline went
through and removed many trees, he decided to sell soon. He has known Carlston for
26 years and suggested he creates beautiful properties. It would be a blessing to Cedar
Forest for the City to approve the property.
Rick Beedle, 17135 Valley Road, noted he has known Scott Carlston 3 months and
met with him 2-3 times. They are concerned since their house is located at Cedar
Forest and Valley Road. They went to the Pines development and were very impressed
with Mr. Carlston's work. They support the development and believe he will be an
asset to the neighborhood and will follow through with the development.
Ted Hartwig, 17175 Valley Road, concurs, and said Carlston has done an excellent
job. He lives there and will have to deal with it; he endorses and recommends the
project and Carlston.
Cindy Babcock lives on the other side of Cedar Forest. Everything was clear cut
behind her and she was disappointed with that. This was done by a different
developer, but she wished Carlston was developing behind her. It would be helpful in
the future to have the Board have discussions and then allow public input after the
discussions instead of just before them.
Foote asked about the guiding for adjacent property.
Flemming stated it is low density residential.
Foote asked about where Valley Road would connect.
Flemming said eventually it would connect to Dell Road.
Nelson noted she was satisfied with the changes. It was much more livable and there
was more green space.
Community Planning Board Minutes
May 14, 2001
Page 8
Stock stated there was not quite as much mass, and she was very happy about this; she
concurs with Nelson.
Seymour stated he supports the project; it looks more open.
There was no further public comment.
Motion by Stoelting, second by Nelson to close the public hearing. Motion carried, 8-
0.
The public hearing closed at 8:40 p.m.
Motion by Stoelting, second by Stock to approve the request by Carlston, Inc., to the
City Council for a Guide Plan Change from Low Density to Medium Density
Residential on 23.05 acres, Planned Unit Development Concept Review on 42.16
acres, Zoning District Change from Rural to R1-13.5 Zoning District on 19.11 acres
and from Rural to RM-6.5 Zoning District on 23.05 acres, Site Plan review on 23.05
acres, and Preliminary Plat of 42.16 acres into 138 lots, 4 outlots, and right-of-way,
based on plans dated May 3, 2001, and subject to the recommendations of the Staff
Report dated May 11, 2001. Motion carried, 8-0.
C. HARTFORD COMMONS by David Bernard Builders and Developers Request for
Guide Plan Change from Regional Commercial to High Density Residential on 17.88
acres, Planned Unit Development Concept Amendment on 17.88 acres, Planned Unit
Development District Review with waivers on 17.88 acres, Zoning District Change
from C-Reg-Ser to RM-6.5 Zoning District on 17.88 acres, Site Plan Review on 17.88
acres, and Preliminary Plat of 17.88 acres into 40 lots and 4 outlots. Location:
Southeast corner of Prairie Center Drive and Prairie Lakes Drive extending to Rolling
Hills Road.
Chair Corneille opened the public hearing at 8:41 p.m.
Richard Palmiter of Rottlund Homes introduced his staff and noted David Bernard is a
division of Rottlund. Palmiter explained that earlier in the year they had proposed a
concept to the City Council and requested TIF funds to support the project. The
Council stated TIF was not appropriate for the area. Rottlund has met with the
neighbors to improve the site planning and layout. They have made changes to the
proposal and it is a better project.
Tim Whitten mentioned David Bernard was created to address some more urban
projects. Renaissance on the River is a project they are working on in downtown St.
Paul, which involved working with the Heritage Preservation Commission for over a
year. Materials used included rock-based block. Higher density residential belongs
adjacent to the mall. Mixed-use development provides an opportunity to have a
transitional use for existing property. They are introducing life-cycle housing for
single professionals and professional couples as well as empty nesters, seniors, and
retirees. There are 319 units on site for sale. There are four different housing types
Community Planning Board Minutes
May 14, 2001
Page 9
with a mixture of the types in each quadrant. Every townhome gets two parking spaces
underground. Guest parking would need to be in the street. Sidewalks and tree-lined
boulevards will be put in on the street. The site has satisfied the obligation for a park
by treating the edges of the site and open spaces within the development as parks, with
walking paths. There is a community garden and playground present for guests with
children. There are four entrances to the development. Lighting design and benches
will be incorporated. There are four project types, "new urban townhomes" —two story
townhomes with underground garages and a front door to the street at 1600-1800
square feet at $200-$240,000; "urban flats" — one story townhomes with one flat on
top of another with underground garages with the main level having private garage
access; rock face block is used on the base with brick above it as exterior materials;
"row-type" townhomes vary with 3-7 units and rear garage access and front door
access to the front street at$180-$220,000; and the "live-work" townhomes combining
residential and business.
Franzen explained this site is guided regional commercial, and zoned Commercial
Regional Service according to the approved 1994 Hartford Place PUD. The approved
plan showed four retail buildings totaling approximately 165,000 square feet with pet
shop, office supply, retail and entertainment. This site is part of the 1,000 acre Major
Center Area (MCA) approved in 1973. The PUD envisioned a mix of office,
commercial, and residential. There are currently 72.62 acres of vacant commercial
land in the MCA with an average parcel size of 3.3 acres. There are no remaining sites
guided high density residential in the MCA. There are sites guided office or industrial
that may also be suitable for high density residential throughout the city. This site is
adjacent to lower density multi-family, office, retail and Prairie Center Drive. The
proposed high-density residential plan has limited open space with buildings close to
the street, creating a visual impact on existing neighborhoods. Developing the site for
commercial would be consistent with the Comprehensive Guide Plan, the Major
Center Area Plan, and the Hartford PUD. This is the last commercial site adjacent to
the Eden Prairie Mall that could provide supportive commercial uses typically found
near other regional malls, and attract additional customers to the area. Staff
recommends alternative two for a continuance to make revisions to the architecture.
Palmiter asked the Board to approve Alternative # 1, to move them on to the Council.
Items in the Staff Report are not reflected in the plans, but many will be reflected
when they go to the Council. He reviewed the staff recommendations. They would
maintain the percentages of exterior materials as proposed on the elevations. The row
townhomes would need to keep the wood steps; the other units could have concrete.
Corneille thanked staff for providing maps to the Board of comparable properties in
other areas. He noted it was very helpful.
Terry Pearson, 10827 Leaping Deer Lane, representing Weston Woods Townhomes
said a neighborhood group has emerged regarding Hartford Commons. They have
opposed many previous developments because of unsightly proposals. The city agreed
with the residents' concerns and did not approve those projects. This project presents a
unique architecture, less traffic and noise, better transition, and is a pedestrian friendly,
Community Planning Board Minutes
May 14, 2001
Page 10
upscale residential community. It appeals to a range of demographics. They are
endorsing the project. She has a petition of project endorsement signed by 238
neighborhood residents who support this project. They agree with staff concerns
regarding the building materials and not allowing garage elevations to face the street.
The fronts of homes should face the sidewalk and street front. They would also like
the city to study the possibility of a 3-way stop sign at Rolling Hills Road and Prairie
Lakes Drive.
Laura Blumal of 10540 West Riverview Drive said she was opposed to the use of TIF
financing requested of the City Council to place housing on this site; the developer
said they could not build residential without TIF financing. Council liked the idea of
this project with affordable housing, at $140,000. The proposal is not for affordable
housing. Putting this on a less-expensive parcel would allow for lower housing prices.
Eden Prairie does not have enough retail. She can't help it if these people didn't do
their homework before they chose to buy a home next to retail. She did and she
expected the city to have retail uses in the city. There is a traffic problem in the city
because everyone has to go other places to shop.
Brooks stated that the question was whether there were compelling reasons to change
the guide plan. It has been guided retail for years and no one has come forward with a
commercial project. He supports the guide plan change but isn't entirely content with
the current plan.
Nelson said the Eden Prairie mall was renovating and has the potential to be profitable.
This piece of property is right across from the mall and should be retail. There is no
compelling reason to change the guide plan when they finally have a mall that may be
profitable. She would like to give commercial a chance before giving up the
opportunity to have a full commercial center. This project could be built somewhere
else.
Foote stated he agreed with Brooks; this property was a gem for commercial but no
one has come forward. One of the most compelling reasons to change the guide plan is
the reduced traffic perspective. It is a nice residential concept. He believes the best
use is commercial, but will reluctantly support the idea of a guide plan change to
residential because the property has been vacant for so long.
Stoelting concurred with Nelson; this is commercial land and has a value of
commercial land. The proposed project is along the lines of apartment density because
of the commercial value of the land. There have been many different commercial
projects, but none of them have been a match for what was approved in 1994. He
questions whether the commercial community has had a fair chance with the recent
status of the mall. He hopes a project aligned with original approval will come
forward.
Stock noted the mall would attract more people to the area. She said the project
provides poor transition to a high traffic road; it should be either all commercial or
partly residential.
Community Planning Board Minutes
May 14, 2001
Page 11
Koenig agreed this site was a commercial, high-density area with housing next to it.
She would like to see the site either all commercial or providing more affordable
housing units. She inquired about the density of Lincoln Parc.
Franzen noted Lincoln Parc was 38 units per acre with 20,000 square feet of retail/
office on the first floor.
Seymour suggested commercial has had the opportunity to do something on this site.
This is a good opportunity for the surrounding area to get a higher intensity use that
compares to area residential.
Corneille said he supported the guide plan change. Continuing to wait for an
acceptable commercial development was not going to do them any good. High density
residential across from the mall will help the mall and make it more successful. He
also recommended the possibility of a pedestrian bridge over Prairie Center Drive
connecting to the mall.
Brooks asked whether any developers have approached the City about commercial
development.
Franzen noted there are always general inquiries.
Brooks stated Maple Grove has an outstanding balance of commercial and residential.
He is not in favor of the level of density proposed in the residential, but would like to
discuss it in more detail.
Brooks stated Ryan Companies wanted to go with the plan as is.
Nelson said she does not see the need to develop the property. There are no
alternatives for commercial and a few more years can be given to give the mall a
chance to prosper. There is no reason to go forward just because someone has an idea
for the land. This property is a long-term community asset to provide commercial.
Foote explained one concern with waiting on this site was the possibility of a high rise
apartment. He never wanted to see this happen. That would be a danger if this project
was denied. He would like to see commercial, but he can't support the residential with
the density proposed.
Stock said apartments would not be a good choice. Residents need to go out of town to
get to specialty shops; some retail would be nice here. She asked staff to explain the
MCA downtown plan.
Franzen stated the plan was for a regional diversified center with a core downtown of
about 1,000 acres around the 494 interchange. The freeway system can handle the
traffic. The City had to decide whether to stick with the system or to change the
comprehensive plan. 93% of the time the City approved projects concurrent with the
Community Planning Board Minutes
May 14, 2001
Page 12
comprehensive plan. There is no more land in the MCA guided medium or high-
density. Residential uses will go on land guided industrial, office, or commercial. This
site could be all commercial, commercial/housing mix, or all residential. The Board
must determine whether changing the guide plan will change the vision for the City.
Koenig said it appeared she was the only one in favor of high-density housing. She
asked Foote to comment.
Foote said the only other appropriate site for high density residential would be near the
transit station.
Franzen stated the eastern half of the transit hub, about 9 or 10 acres, 18 acres on this
site, and land along Highway 212 from Fountain Place to Prairie Center Drive, about
17 acres, could be appropriate for high density residential. This site is flat; the 212 site
is not as flat. Land area and topography restrict development. Large consolidated retail
site with a retail mass would be most appropriate on this site. Historically, commercial
has lagged behind all other land uses in town. Retail is catching up and there is more
interest in commercial. However, the aging market may want this type of housing. The
Board is saying it wants both uses.
Seymour said commercial could have come in before values were out of hand.
Downtown involves more than retail.
Corneille said this type of product was not available in Eden Prairie and was a good
use of the land. It will attract more people.
Brooks asked what was approved for the site right now.
Franzen said 165,000 square feet of retail along Rolling Hills Road and Prairie Lakes
Drive. There are two small and two large retail buildings.
Corneille stated there is an existing neighborhood in this area with over 200 neighbors
that wanted this project. This needs to be taken into consideration also.
Nelson stated high-tech companies look for amenities and if Eden Prairie doesn't
provide commercial amenities they may miss out on attracting high-tech companies.
All cities that have these companies have commercial areas for support.
Koenig said she is not entirely against the proposal, but wants to hold out for
commercial.
Stoelting asked about the street parking and if it would fit in with city standards.
Franzen stated that issue was a big discussion at the staff level. Other communities
noted two parking spaces were adequate and they allowed on-street parking. One-
fourth space per unit is required for guest parking; one-half space is being provided.
Community Planning Board Minutes
May 14, 2001
Page 13
Parking is restricted at certain locations on Rolling Hills Road, Prairie Center Drive,
and Prairie Lakes Drive.
Ray Mohr, 10825 Leaping Deer Lane in Weston Woods, stated they have waited 28
years for commercial development and it has not happened. They have looked at 4
plans in 5 years that were denied by Council and the Board. The proposed residential
area will provide a higher tax base to the community than commercial. There are 238
people in favor of the project. He urged the Board to move the project forward.
Stoelting asked about the traffic lights being required as a result of the project.
Gray stated one traffic signal is required at Prairie Center and Prairie Lakes Drive. It
has always been part of the area. The design and installation needs to take place. The
neighbors want a four way stop at Rolling Hills Road and Prairie Lakes Drive. That
has not been a recommendation, nor a need indicated from any traffic study. It would
have to be evaluated.
Brooks noted it appeared staff is supporting 17.6 units per acre and it seemed high
without having affordable housing. He asked about similar areas in Eden Prairie.
Franzen stated there are 160 units in the city that met the affordable housing criteria
under the Met Council. High density allows up to 40 units per acre. The Board must
decide how much density the site can support. Fountain Place and Eden Place
Apartments are at 17.4 units per acre; there are large berms in front. The visual impact
with large apartments would be more than with small buildings. It is different visually;
he asked whether Brooks was uncomfortable with the product, closeness to the road,
or the densities. The density increase could be supported with the unique product type.
Brooks stated his issue would be the number of units and the setbacks.
Franzen noted there was no product like this in the city. Regency Pare on City West
Parkway is 11 units per acre and would be the most comparable.
Foote explained he was concerned about density and the setback to the road. Fifteen
feet seems too close. He would rather see 30 feet.
Franzen stated this product could be put at a 30-foot setback but this loses the ability
to create the visual uniqueness of the product and changes the feel dramatically. An
apartment complex with berming meeting the setbacks, but may not be a better
product.
Nelson asked for clarification of the setback.
Franzen said there is a 15-foot setback requested from the building to the property line.
There would be a 30-foot setback between the building and pavement on Prairie
Center Drive. Setbacks don't apply to private roads.
Community Planning Board Minutes
May 14, 2001
Page 14
Nelson stated people will park in front and she was concerned with parking on Prairie
Lakes Drive where commercial currently exists. The noise and no berming, will
disturb people with open windows toward a high traffic four lane road. She asked
whether Rolling Hills or Prairie Lakes Road could connect to Anderson Lakes
Parkway, especially with the addition of residents.
Franzen noted a road connection to Anderson Lakes Parkway was discussed years ago
and the neighbors to the south did not want a road connection; the trade-off was not
having the mix of traffic going south. Prairie Lakes Drive was built 45 feet wide; there
is less office than it was originally built for. There is still 35 feet; wide enough to
handle the parking.
Seymour asked whether it was one side only.
Stock said she would like to go to the conclusion section of the staff report. The
density is too high, it was questionable whether there was a compelling reason for the
change, there should be modifications to the exteriors, and the buildings are too close
to the road.
Koenig asked about the 15 foot setback and whether it included the sidewalk.
Franzen stated the trail would be in the right of way, not in the 15 foot setback. There
is 30 feet from the front door of the buildings to the curb line.
Foote asked about the Pulte Townhomes on Staring Lake Road and the setbacks.
Franzen said the city did not grant waivers there and it was 30 feet.
Franzen summarized that it seemed like the Board was split on the decision to change
the guide plan. If the developer returns with a plan meeting the concerns noted in the
staff report, would the Board be willing to change the guide plan?
Nelson stated she did not want to change this site from commercial. If she must make
suggestions to the project, she could not accept a 15-foot setback. There are driveway
and open space issues. There is no affordable housing. She would like to see setbacks,
driveways, and affordable housing.
Brooks noted setbacks and density are definite issues. He is okay with the
comprehensive plan change. There would need to be reduced units to meet the setback.
Foote stated he would like to see something closer to an affordable unit. He would like
to see the setbacks at 30' and the central park larger.
The architect said he could probably not address this and maybe they could vote on the
guide plan change.
Community Planning Board Minutes
May 14, 2001
Page 15
Stoelting noted the developer would like to know where the Board stands on changing
the guide plan.
Stock said she was not in favor of the change and would like to see more commercial.
Koenig stated she was not in favor of the guide plan change. She does not like the 15-
foot setback.
Seymour stated there were compelling reasons for the change.
Franzen directed the Board to keep the discussion going on the housing details since
they were split on the guide plan change. They could have the developer come back to
the next meeting with revised plans,based on the changes they would like to see.
Corneille summarized issues as setback, density, affordable housing, and exterior
materials.
Stoelting noted it appeared there was a stalemate in changing the guide plan. He would
be willing to recommend a continuance.
The architect noted the need to accelerate the project. The developer was hoping a
general understanding could be attained on the comprehensive plan change; they could
deal with the other items as a separate piece and come to an agreement. Timing on this
property is an issue. Even if there is not a recommendation for approval, the developer
needs to move forward to the Council. The Board appears split on the land use issue.
Corneille stated that he was disappointed with the Developer's position to fast track the
project. If the Developer won't accept the continuation of the project to the next
meeting, then the Board should simply make a motion.
Motion by Nelson, second by Stoelting to close the public hearing. Motion carried, 8-
0.
The hearing closed at 11:05 p.m.
Motion by Nelson, second by Koenig to recommend denial of the guide plan change.
Motion was approved on a roll call vote, with Nelson, Brooks, Stoelting, Stock,
Koenig, and Seymour voting "aye." Corneille voted "nay" and Foote abstained
since the developer would not work with the Board and it appeared that the
developer had a preconceived notion of City Council approval.
V. PUBLIC MEETING
VI. MEMBERS' REPORTS
VII. CONTINUING BUSINESS
Community Planning Board Minutes
May 14, 2001
Page 16
VIII. NEW BUSINESS
IX. PLANNERS' REPORTS
A. DRAFT COMPREHENSIVE GUIDE PLAN UPDATE
Franzen stated that the Board should discuss and adopt a workshop schedule for
review of the draft Comprehensive Plan. It should take at least four, but not more
than six workshops for a full review. Staff recommends one of the following
options:
Schedule One: 6:00-7:30 p.m. on regular meetings nights including June 11 and 25,
July 9 and 23, and August 13 and 27. Public hearings would begin at 7:30 instead of
7:00 p.m.Workshops will be held in the Heritage Rooms at the City Center.
Schedule Two: Hold workshops from 6:00 p.m. to 8:00-8:30 p.m. on "off-week"
Monday nights including June 4 and 18 and July 16 and 29. Workshops would be
held in the Heritage Rooms in the City Center.
Motion by Stoelting, second by Koenig to adopt Schedule One for a workshop
schedule. Motion carried. 8-0.
X. ADJOURNMENT
Motion by Nelson, second by Stoelting to adjourn. Motion carried, 8-0.
The meeting adjourned at 11:15 p.m.