Planning Commission - 09/24/2001 APPROVED MINUTES
EDEN PRAIRIE COMMUNITY PLANNING BOARD
MONDAY, SEPTEMBER 24, 2001 7:30 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: Stu Fox, Manager of Parks and Natural
Resources
Mike Franzen, City Planner
Alan Gray, City Engineer
Scott Kipp, Senior Planner
Gene Dietz, Director of Public Works
I. PLEDGE OF ALLEGIANCE -- ROLL CALL
Chair Corneille called the meeting to order at 7:30 p.m. Present: Chair Corneille,
Commissioners Brooks, Foote, Koenig, Seymour, Sodt, Stock, Stoelting and
Nelson.
II. APPROVAL OF AGENDA
Motion by Nelson, second by Stoelting to approve the agenda. Motion carried,
9-0.
III. MINUTES
A. August 13 Community Planning Board
Sodt said he was not present.
Motion by Brooks, second by Stoelting to approve the August 13,
Community Planning Board as amended. Motion carried, 9-0.
B. August 13 Community Planning Board Workshop
Sodt said he was not present.
Community Planning Board Minutes
September 24, 2001
Page 2
Motion by Brooks, second by Stoelting to approve the August 13,
Community Planning Board Workshop as amended. Motion carried, 8-0-
1, abstention Koenig.
C. August 27 Community Planning Board Workshop Meeting
Nelson said at the top of page 3 in her comments about having a children's
big-wheel type trail around playgrounds it should be added that parents
should still be able to see them.
Koenig was not present at the meeting; Sodt was present.
Motion by Sodt, second by Stoelting to approve the August 27 Community
Planning Board Workshop Meeting minutes. Motion carried, 9-0.
IV. PUBLIC HEARINGS
A. HENNEPIN VILLAGE - INFORMATIONAL MEETING BY THE
PEMTOM LAND COMPANY. This is a mixed use development for
single family homes, townhouses, and office buildings. Location: South of
Flying Cloud Airport, east of Eden Prairie Road
Dan Herbst, Pemtom Land Company, said the benefits to the City of Eden
Prairie were open space, sidewalk/trail system, a connector between
Spring Road and Eden Prairie Road, and diversity of housing. The goal is
to create office, industrial, and housing. The Historical Society had the
plat from 1854 for the Hennepin Town center; this provided the basis for
this plat. 150 acres are in MAC zones.
John Uban, consulting land planner, said each project was special, and the
importance of history was the key of this development. Amenities are
woods, hills, creek, and Miller Spring. They looked at a plat-grid system,
compact, historic homes with public square, alleys, and a common green
area. There are village homes, carriage homes, woodland homes, and
heritage homes. Village homes are single family grid pattern; you see only
the front, not the garage. Carriage homes are attached, with private drives.
Heritage homes are perimeter homes with rolling topography and a
walkout. Carriage are priced at$190,000-$230,000. Heritage are
$220,000-$260,000, Village are $240,000 and up. Woodland homes are
more upper end. The Eden Prairie/Spring Road connection minimizes
disruption of trees. The trail and sidewalk system is extensive - over 4
miles of sidewalks & over 4 miles of trails. There are overlooks over
creeks and bluffs and green space is over 70 acres. Most areas are wooded
by cedars. Lots are 36 feet wide.
Community Planning Board Minutes
September 24, 2001
Page 3
Herbst stated another plan had two different products on the western part.
Staff recommended single family on Spring Road. There is an option to
add neighborhood commercial on site 6. This would serve office and
residential. One million square feet of office is proposed. Density transfer
and changing the comprehensive plan from office to residential is
addressed in the staff report. There is more housing than proposed in the
guide plan. It does not meet affordable housing goals. However it is
diverse, with 4 types, in unique locations. It may generate excess traffic
but 22 acres from office to residential would lessen traffic. There is a
transition provided by 100 foot buffer with landscaping. Tree survey is not
done on B,C,D. Site A survey is done - significant trees are less than 35%.
71 acres will be donated to the city.
Franzen reviewed the staff recommendations regarding each of the
proposed development sites. He noted conditions regarding not changing
the guide plan to create more office near the airport, the need for an
east/west road,reducing tree loss and staying below the traffic cap.
Carol Standal of 9955 Spring Road - met with the developer and staff. He
is happy about the plans, and supports the development.
Dean Edstrom, 10133 Eden Prairie Road,has lived in the City 28 years.
Between Eden Prairie Road and the creek, they could look at it in
segments and consider it separately. Density is a concern—he would
prefer much lower density. Survey suggests lower density in this area.
More open space should be preserved. Density transfer does not make
sense. 180 units on 22 acres are proposed - across the street from Beverly
Drive where there are single family homes on 5 acre parcels.
Foote asked how much would be buildable without giving land to the city.
Franzen said about 22 acres for site B.
Foote said in the survey one of the top one or two items was a golf course.
He asked whether this was the land it would go on.
Franzen stated this was the original site for a golf course.
Foote asked whether this meant there would be no golf course in Eden
Prairie anywhere in the future then.
Franzen noted there is not enough land in one area left in the city, other
than the airport.
Foote asked whether the alleys and roads were privately owned.
Community Planning Board Minutes
September 24, 2001
Page 4
Dietz stated yes.
Foote asked whether it could be a problem with maintenance, especially
storing snow.
Dietz stated they have not considered that level at this time. It would be
reviewed with the rezoning phase.
Nelson said as far as the PUD waivers she has concerns especially with 70
to 36 foot width homes and only a 5 yard setback, with 10 feet between
homes, and 26 foot wide homes to begin with. There is little green space -
garages take up the back yard. There is a lack of green space and play
space. Narrow lots are10 feet from the alley. These are a lot of waivers on
lot size and property size.
Corneille asked whether she had concerns about the proposed change to
the guide plan.
Nelson said it does not bother her. She questioned the proximity of the gas
station to the river and would like to see an environmental impact study.
She does not have a problem with a small commercial area or higher
density.
Sodt said he was concerned with the lot width. He likes the concept
proposed; trying to create something they don't have in Eden Prairie. He is
not bothered by the proximity to Eden Prairie Road. He asked whether the
association would be responsible for green areas and overlooks.
There would be an association.
Corneille stated he was excited about the project and agrees with benefits,
but has trouble with the guide plan change and moving more housing
closer to the airport.
Stoelting inquired whether on site A there had been a noise analysis.
Franzen noted the graphics in staff report attachment 2 discuss land use
compatibility guidelines. There is a small part of the noise zone that
impacts townhomes in the northeast corner of site A. Safety zones are
addressed in attachment 3. All housing in site A is south of the safety
zones and existing/expanded airport.
Stoelting inquired about the existing sound levels of DNL 65, and
expansion levels at DNL 60.
Community Planning Board Minutes
September 24, 2001
Page 5
Kipp stated a DNL was an average sound level over a 24 hour period
average. Site A noise exposure was zone 4. Met Council land use
compatibility - zone 4—with external to internal noise reduction
considered 25 decibels. The Met Council reviewed and approved the guide
plan as medium density residential.
Nelson inquired what the typical DNL would be a few miles away from
the airport.
Kipp stated the Settlers Ridge area was low 50's to upper 50's. Today's
building standards meet higher insulation requirements for decibel
reduction.
Seymour inquired whether the 2010 DNL line was without the proposed
addition to the runway.
Kipp stated it was based on the expanded airport with some modifications
to the footprint.
Foote stated the DNL was at 65/60 with the expanded airport in 2010.
Kipp stated that is the MAC expanded airport.
Foote inquired about existing conditions.
Kipp stated 60 DNL within the airport property.
Stoelting expressed concern that when the guide plan was developed it
was not taking into account the expansion of airport MAC is looking at.
Kipp stated when the Met Council reviewed the guide plan, it recognized
the need to react based on the current situation. The expansion is not
finalized.
Brooks noted the developer was taking a risk into developing the property
on site A. Site D presents a density concern with proposed land use. He
has no problem with the changing uses.
Sodt asked Franzen to expand on the reason to leave zoned office.
Franzen stated employment levels projected, compatibility of land
adjacent to airport, and traffic management were reasons.
Koenig asked whether site C was originally mostly office.
Community Planning Board Minutes
September 24, 2001
Page 6
Franzen said 61 acres with 22.5 office, 37.5 medium density or office. Site
C showed combined uses.
Koenig said the majority abutting city property was guided residential or
office. Koenig stated office or combination provided enough of a
transition to existing homes. She had concerns with that much residential
abutting city property - incoming residents develop a sense of ownership
about property. If totally residential a buffer between city and residential
property should be considered so it is not a problem with encroachment or
mowing.
Franzen said reduced setbacks from roads could be in exchange for a
larger setback from city property.
Fox said the city has developed a management plan deal with properties
adjacent to sensitive areas. Barriers would have to be considered by the
developer and city.
Foote stated this was a nice project. He would like to see at least 15 feet
between houses. 40% open space would be appreciated. He likes
commercial on lot 6. Whatever goes along the preserved area could be a
problem. People know the airport is there. Less density and setback is the
biggest concern.
Sodt asked whether church traffic was considered in the traffic figures.
Franzen stated the traffic cap for 475 acres was 13,607; 2,000 were
assigned to church; 10,609 were assigned to the David Brown and
Charlson property, and 1,000 for the Standal property.
Stoelting said density transfer was always a big issue. They could revisit a
transit stop being worked in. He likes the design and units.
Stock agreed it was a nice project, is concerned with the proximity to the
airport, more concerned with Site B against Eden Prairie Road density.
Traffic is a concern. No problem with changing the guide plan.
Nelson said Site A would be the area to develop first; it would be on the
market 1-1/2 years. She asked when the airport would expand.
Kipp stated likely 2003.
Nelson said the airport expansion won't be there for people to see. She
would be more comfortable with B or C developing first.
Community Planning Board Minutes
September 24, 2001
Page 7
Koenig said aside from proximity to city property everyone appears
comfortable with the transition from office to residential. She agreed it is a
nice plan, but density was a concern.
Corneille said proximity to airport was a concern . He likes the plan and
concurs about the benefit of open space. There is serious concern about
site A and changing the guide plan. Staff made a good point on traffic.
V. PUBLIC MEETING
VI. MEMBER'S REPORTS
Foote said he noticed on Dell Road/Pioneer Trail at Heritage on the southeast
corner a 30-40 foot drop from a property to the driveway with a lot of people
going in and out. He suggested putting up a guard rail.
Franzen said he will provide a report at the October 8 CPB meeting.
VII. CONTINUING BUSINESS
VIII. NEW BUSINESS
IX. PLANNERS' REPORT
Franzen noted they would need to reschedule the first meeting in November as the
12th is Veteran's Day. Tuesday, Nov 13th is the expected reschedule date.
X. ADJOURNMENT
Motion by Stoelting, second by Brooks to adjourn. Motion carried, 9-0.