Planning Commission - 06/26/2000 APPROVED MINUTES
EDEN PRAIRIE COMMUNITY PLANNING BOARD
MONDAY,JUNE 26, 2000 7:00 p.m., CITY CENTER
Council Chambers
8080 Mitchell Road
BOARD MEMBERS: Ken Brooks, Kenneth E. Clinton, Frantz
Corneille, Randy Foote, Vicki Koenig,
Kathy Nelson, Susan Stock, Ray Stoelting
STAFF MEMBERS: Krista Flemming, Planner I
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,
Clinton, Corneille, Foote, Koenig, Stock, and Stoelting; Staff: Fox, Franzen, Gray, Uram.
II. APPROVAL OF AGENDA
MOTION by Clinton second by Koenig to approve the agenda. Motion carried 6-0.
III. MINUTES
A. Minutes of the June 12, 2000 Planning Workshop
MOTION by Brooks second by Koenig to approve the minutes of the June 12,
2000 Community Planning Board Workshop. Motion carried 5-1-0, abstention
Foote.
Corneille thanked Franzen his work for the staff reports and facilitating the
workshops.
B. Minutes of the June 12, 2000 Planning Board.
Koenig requested a revision on page three under c) Heartland Addition; the
question regarding tree mass should read, "whether there was a noticeable loss of
tree mass".
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Koenig requested a revision on page four on the fifth paragraph from the top; the
comment that"there is not a traffic safety concern" should read differently.
Stoelting said there was a discussion of safety related to the design that stated the
design was not unsafe for flow-through traffic.
Al Gray, City Engineer, stated that he had commented that within commercial
design there are a variety of methods to promote safety with signs, mirrors and
speed bumps.
MOTION by Stoelting, second by Koenig to approve the minutes of the June 12,
2000 Community Planning Board as amended. Motion carried 5-1-0, abstention
Foote.
IV. NEIGHBORHOOD MEETINGS
A. BLUFFS EAST 17TH INFORMATIONAL MEETING by Hustad Land Company.
Location: Franlo Road and Pioneer Trail. The purpose of the meeting is:
1. Presentation of the concept plans by Hustad Land Company.
2. To hear comments from residents on the proposed plan.
3. To identify development issues and give general direction on the proposed uses
for the property for Hustad Land Company to address before returning to the
Community Planning Board for a public hearing on the development project.
Corneille introduced the item and its purpose.
Wally Hustad said he was asking for assistance to revisit the land use on property that
they have owned for thirty years. The land is a residual piece which would not fit its
original intent in the guide plan for a church site because of its size. He would like to
address the question of a use compatible with the area and think it would be a
residential use. They have developed three potential uses: 3 story condominiums; a
two townhouse type and one apartment. The condominium is three levels, with
elevators for each in 24 or 12 unit clusters. There would be about 1,300-1,400 s.f. on
each unit and 42 units. It meets a part of the market that has not been explored for
those who would like a more controlled environment. There would be direct access
from the garage to each unit. Each unit has a tandem garage. The price range of these
units would be $150,000-$180,000.
The second concept is 35, two story, townhomes; similar to Autumn Ridge. They will
be similar in design to those approved for 169 and Pioneer Trail, with two car
garages.
The third concept is two forty four unit apartments with underground parking. This is
a senior rental project.
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Foote asked about the price range for townhomes. Hustad replied that they would
start in the $180's.
Franzen said the first plan was a representation of how it could develop as a church.
He added that the key question for the board is to balance housing goals for the city
with compatibility with the neighborhood. Staff considers alternative A or B represent
the best balance between housing goals and neighborhood compatibility.
Michael Zacher of 10262 Lee Drive said he would be on the south side of whatever is
done with that piece of land. He would like the lighting in this development to be a
match with the surrounding neighborhood.
Judy Alstrup of 10374 Lee Drive said there is quite a bit of traffic flow in the area and
asked how much the new road would take out of this piece of land. She expressed
concern with the increased density and resulting traffic.
Gray said the plan recognizes the right of way. The new right of way line would be
where the county road is shown on the plan.
Foote asked about the density of twinhomes to the south. Franzen said single family
homes are clustered off driveways and then multi-family units off Lee drive are six
units per acre. Foote asked if this was similar to A or B as far as density. Franzen said
it was.
Stock asked about the height of the buildings. Franzen replied they were up to forty
feet from ground level to the pitch of the roof for a townhome. Apartments could be
forty-five feet. Two story condos are approximately 30 feet to the pitch. Stock said
three stories seems like it would be more mass vertically and horizontally and asked
what Franzen believed would be most compatible. Franzen said there are three stories
off of Sherman Drive and Pioneer Trail. There is a garage under and two stories
above and compares to condos. The townhome proposal is comparable to buildings
on the north side of Pioneer Trail. Franzen said the senior building had the most open
space and with larger setbacks to reduce the visual height of building.
Corneille said any of the above plans would involve a comprehensive guide plan
change.
Stoelting asked if there is additional land guided for church in the city.
Franzen said this is the only church site that is not developed. All churches have
required a guide plan change.
Brooks said many churches want larger campuses now and it may be more difficult to
find a church interested in five acres. He asked whether a senior housing study had
been completed.
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June 26, 2000
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Franzen said in 1995 the senior issues task force spent 18 months studying housing.
The study said the city should promote all price ranges and different types. The City
has approved one level twin homes and assisted living and senior housing in the last
several years to meet the demand.
Koenig asked about whether there was much availability of rental senior housing in
the City and whether staff considered distance of amenities when considering senior
housing. Franzen replied that existing senior housing is located near a large number
of services, some within walking distance. This site is one mile away from limited
neighborhood commercial services at Pioneer Trail and Highway 169. Koenig asked
what if the seniors can't drive. Franzen said Rolling Hills was assisted living and
those residents could walk . If they need transportation, they can use the bus service
Foote said option B provided a better transition; A would work as well. He would like
to see fewer units and more two and four unit buildings.
Stock said there was a balance with overall goals; for affordable housing none of
these fit that. She asked whether there was a need for more condos or townhomes in
this price range.
Franzen said it was market driven. Affordable housing is at$135,000 or less per unit.
To achieve this the density would have to increase to 10-12 units per acre.
Stoelting asked whether the wetland impact will lower possible units.
Franzen said if the wetland was high quality and should be preserved, they could
reduce the number of units and they could be clustered in a different arrangement.
Franzen said occasionally a developer and the city will have private consultants with
different conclusions; then everyone meets with the watershed district who makes a
decision on the type. A six member technical evaluation panel reviews the property
and determines whether it is a wetland. They also look at buffer zones and decide
which ordinances apply.
Clinton said concurred with Foote and there are reasons to change the guide plan. He
thought plan B was compatible with the existing neighborhood; C had more intrusive
visual impact but also answers the need for senior rental housing.
Koenig asked if it is a wetland and protections are put in place could the develpoer
could move around by transferring the density from one part of the property to
another.
Franzen said yes.
Stock asked about the exterior building materials.
Hustad said it was not certain as yet.
Stock said option B blends in the best.
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Koenig asked about the 48 inch oak on Pioneer Trail being saved in two plans but not
in plan B.
Hustad said there was no need to remove the tree and it could be present in all of the
plans
Corneille said he concurred with Foote and Clinton that changing the guide plan in
this way would not significantly affect the neighborhoods.
Franzen said standard city street lighting will go into the project and will blend with
surrounding neighborhoods and if there were dumpsters they would be inside
buildings and rolled out.
Foote said he was not against senior housing. He said even though there is a need
they should not just put it anywhere. This is too far away from market center. He
would rather see option b in this place.
V. PUBLIC HEARINGS
A. IDLEVIEW OFFICE PARK by 78h Street Properties, LLC. Request for
Planned Unit Development Concept Reiew on 1.21 acres, Planned Unit
Development District Review with waivers in the Office Zoning District on 1.21
acres, and Site Plan Review on 1.21 acres. Location: North of Eden Road on Lake
Idlewild.
Corneille opened the public hearing at 8:56 p.m.
Franzen said this piece of property was zoned for office in a 1986 plan and
approved for a 2-story office building with a 30 foot setback from the lake. All
existing structures have been granted waivers of the shoreline ordinance. If the
city applied the ordinance there would be no room for building on the property.
Darren Lazon of Landform Engineering representing the 78 h street property said
the situation was similar to Fuddruckers with the setback from street. It is a
straightforward application and the waivers proposed are in line with other
parcels; this continues the trail system and retaining wall.
Franzen said granting the waiver will allow property to develop consistent with
the existing buildings.
Stoelting asked about the square footage.
Franzen said it is 13,260 square feet.
Stoelting asked about the height.
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Franzen said it was 44 feet.
Clinton said the requirement 66 spaces was not met; there are only 59 spaces in
the plan.
Lazon said 64 stalls and 2 handicap stalls were on the original plan submitted to
staff. The building is somewhat smaller and the parking may be less.
Clinton asked when they would start construction.
Lazon said upon approval and permitting. The space is proposed as interim
parking use for overflow for Champps.
Clinton asked what guarantees it would not be a permanent arrangement.
Lazon said they intend to build a structure.
Brooks asked about the change in setback requirements to 17.5 feet from the
street and the approved plan.
Franzen said since the building was taller it should be located further from the
lake. A reduced front yard setback is appropriate since this is a commercial area.
This would not be appropriate if residential were across the street.
Brooks asked what would the building size need to be reduced to in order to meet
the 35 foot setback and 90 foot shoreline setback.
Lazon said that would make parking in front of the building. They could put the
building back to 35 feet, but the setback to the lake would be less.
Brooks asked about shrinking the building size
Lazon said that is why went to three stories it is as small as it can get.
Stoelting said Champps has always had a problem with parking. How will
customers safely access and walk across.
Lazon said there would be a pedestrian crosswalk or valet service.
Koenig asked about the location of the NURP pond by the lake;how many feet
closer to the lake and how much tree line will be left there.
Lazon said the majority would remain. The existing treeline separating the pond
from the lake would remain.
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Koenig said so if one is looking from across the lake the tree line is uninterrupted.
Lazon said the vegetation will remain.
Stock said there were concerns about setbacks and why it went from 200 to 90
feet.
Franzen said it was a question of balance environmental rules and rights of
property owners. If our ordinance precludes development either us or the DNR
would have to purchase the property. The 90 foot setback is a compromise to
allow some development while at the same time providing a water quality pond
and a trail. The existing developments along the lake are developed less intense
than the code allows.
Clinton requested an architectural view of the building.
Lazon showed the south or front with rock based block, accent,brick and glass in
thecenter.
Clinton said the building as presently designed was unattractive. Clinton
suggested a gable in the center.
Lazon said the surrounding buildings are flat .
Franzen said there are sloped roofs on some of the buildings.
Koenig asked about utilization of the NURP pond.
Gray said the pond serves the site.
Koenig asked about when adjacent property were developed what would happen.
Gray said those properties would have to have their own NURP pond.
Koenig asked about cash park fees, whether they were already paid or if it was too
small a parcel
Fox said it may fall in the preserve; the original preserve PUD was close to Eden
Prairie center.
Stock said the elevation needed to be addressed and suggested more glass in lieu
of the punch windows
Foote said for large office projects traffic demand management was done. Traffic
in this area seems to get worse daily and this will add to it. He asked whether the
board could impose this as a condition.
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Franzen said the city required a TDM plan for the Lariat 3 office building of a
similar size. A TDM plan is required for this project.
Corneille said they are asking for a lot of waivers. In order to support the waivers,
architecture must change to be more compatible with the area and include more
detail.
Franzen stated rather than have these changes made before building permits, the
board should review plan changes before sending the project to the City Council.
Stoelting said that was good guidance,he would welcome another look at the final
design.
Bob Kolman,resident, said he owned a lot to the west of the property. The lot
extended to the center of what is now the lake. He has lakeshore property in the
middle of market center. It appears it may be a parking lot for a long time. The
property owner said he still had a house there and there was not much attention to
a barrier between the parking lot and house. He asked for continued consideration
of the long term effects of this plan.
Foote asked whether the property was for sale now.
Property owner said he had a contract but the buyer backed out and it was still for
sale.
Property owner said he was trying to market properties together. There were two
under consideration, his and neighbors. It is a reasonable plot to build a nice
building.
Corneille asked about the transition issue.
Franzen said they would look at the end use of the office, and will further
consider the transition issue. Normal setbacks to parking would be required.
Franzen asked the Board to continue the project to the July 10th meeting. Staff
would review architectural compatibility and will look for features to make the
building more compatible.
MOTION by Stoelting, second by Clinton to continue the item until July 10,
2000. Motion carried, 6-0.
B. SHADY OAK TECH BUILDING by Mount Properties. Request for Planned
Unit Development Concept Review on 5.52 acres, Planned Unit Development
District Review with waivers on 5.52 acres, Zoning District Change from I-5 to I-
2 on 5.52 acres, and Site Plan Review on 5.52 acres. Location: 6875 Shady Oak
Road.
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Corneille opened the hearing at 8:35 p.m.
Franzen introduced Bob Sofelt, the developer, Steve Michaels of Mount
Properties; Dave Thorsen the architect and Lloyd Hugh the civil engineer for the
project.
Franzen said a waiver was required for the increase in allowable office use from
50 to 75 percent. This is a higher percent office, less square footage than
approved; and has a traffic demand management plan and meets the exterior
requirements of the zoning district.
MOTION by Clinton second by Foote to close the public hearing. Motion
carried 6-0.
MOTION by Clinton second by Foote to recommend to council for approval the
Shady Oak Tech Building by Mount Properties, request for Planned Unit
Development Concept Review on 5.52 acres, Planned Unit Development District
Review with waivers on 5.52 acres, Zoning District Change from I-5 to I-2 on
5.52 acres, and Site Plan Review on 5.52 acres. Motion carried 6-0
VI. PUBLIC MEETING
VII. MEMBERS' REPORTS
VIII. CONTINUING BUSINESS
IX. NEW BUSINESS
X. PLANNERS' REPORTS
Franzen said the regularly scheduled workshop on July 10t' would include information on
wetlands, shoreland, and trees. Upcoming workshops will address traffic, travel demand
management, livable communities, housing policy, and program affordability. If the
board would like to add this into an August workshop then it could be addressed sooner.
The board concurred and thanked Franzen for his work in designing and conducting the
workshops.
XI. ADJOURNMENT
MOTION by Clinton second by Stoelting to adjourn. Motion carried 6-0.
The meeting adjourned at 8:50.
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