Planning Commission - 08/14/2000 APPROVED MINUTES
EDEN PRAIRIE COMMUNITY PLANNING BOARD
MONDAY,AUGUST 14, 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
Corneille, Brooks, Clinton, Foote, Koenig, Nelson, and Stoelting; Staff: Franzen, Gray,
Flemming, Fox.
II. APPROVAL OF AGENDA
Motion by Foote second by Stoelting to approve the agenda for the August 14, 2000
Community Planning Board meeting.
Motion carried, 5-0.
III. MINUTES
A. Minutes of the July 24, 2000 Community Planning Board
Motion by Brooks, second by Stoelting to approve the minutes of the July 24,
2000 Community Planning Board. Motion carried
IV. PUBLIC HEARINGS
A. COSTCO by Costco Wholesale Operation. Request for Planned Unit
Development Concept Review on 17.9 acres, Planned Unit Development district
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 2
Review with waivers on 17.9 acres, Zoning District Amendment within the C-
Reg-Ser Zoning District on 17.9 acres, Site Plan Review on 17.9 acres, and
Preliminary Plat of 17.9 acres into one lot. Location: East of Prairie Center Drive
between Rolling Hills Road & Prairie Lakes Drive.
Jack Frank, director of real estate development for Costco Wholesale, said a goal
in the project was minimal site impact. Costco conducted neighborhood meetings
with neighborhoods adjacent to the site. As a result of the meetings, Costco
revised the access, orientation, noise, and lighting impacts. Frank introduced Ted
Johnson of Thompson Duke and Associates, Executive Vice President and
Certified Planner, and licensed landscape architect. He addressed two documents,
a binder showing that Costco was meeting the technical requirements of the
zoning ordinance, and an 11 x 17 summary presentation. He met again with some
neighbors two weeks ago to discuss site plan changes. The property is 18 acres; it
is bounded by Prairie Center Drive to the west, and Prairie Lakes Drive to the
north and Rolling Hills Drive to the south. The new plan places the building in the
southwest quadrant of the site. The loading facilities are farthest from residential
areas and the fueling facility is also at the farthest location from residential
neighbors. The noise study accounted for noise generated from the loading area of
the site and tire installation. Sight lines from the adjoining neighbors were
addressed. The berm heights are between 8 and 18 feet from Prairie Lakes Drive
and 6 to 20 feet from Rolling Hills. The approved plan for this 18-acre site,
Hartford Place, was approved in 1994 for 165,000 square feet of commercial
development. The proposed plan contains a building area of 148,663 feet, or a
decrease in 16,630 sf of development. The principal building setback of the
approved plan had a setback of 220 feet. Costco proposes a setback of 655 feet;
this increased the principal setback by 435 feet. The traffic summary, contained
an a.m. peak hour generation of 170 trips, Costco contains 60, or 110 fewer. The
p.m. traffic from the approved plan contained 794 vs. 608 or 186 fewer trips.
Comparing the total daily trips, there is a reduction of 1564. The landscaping
analysis shows the approved plan at 296 trees or 832 caliper inches; Costco
proposes an increase in 260 trees or 964 caliper inches. The approved plan
contained 19 trees; Costco proposes 33.
Andy Merchant, architectural representative, addressed the building compatibility,
architectural character, and materials. He said the varying elevations with three-
dimensional smaller elements break up the building mass. The goal was to
achieve a design that was residential in character. Pedestrian walkways make it
pedestrian friendly. Detailed archways were added, with faux windows, a trellis,
and planters. The main body contains two types of brick ; the dark gabled
elements and the lighter brick added. The signage is minimized to one north and
one south sign.
Jack Frank said Costco was one of the few retailers willing to tailor a building to
the environment. Costco concurs with alternative one in the staff report.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 3
Ray Moore of 10825 Leaping Deer Lane, a resident of Weston Woods said he
was opposed to this use of the property because of inadequate transition. The
possibility of liquor sales at Costco has not been addressed.
Jan Hoffert, said when her property was purchased, they were told a small
shopping mall and perhaps restaurants would be built. She would not have
purchased her property if she had known that a gas station or warehouse would
develop. The 1994 approved plan is obsolete; this type of development was not
foreseen.
Nancy Elerbee,resident, said she has shopped at Costco in other states. The
Costco locations were commercial and industrial with no nearby residential.
Annete Miller of 8435 Annapolis Way said Costco was not an appropriate
development for commercial regional service. She contacted the City of
Burnsville to compare the land use of Sam's Club, which was zoned warehouse
industrial. Sam's Club is a competitor of Costco. She said there were many
accidents on Prairie Center Drive and the plan did not provide properly for
stacking.
Beverly Sorenson of 10904 Leaping Deer Lane said cars must always enter or
exit on Prairie Center Drive. This violates the safety and privacy of the
neighborhood. The traffic analysis relies on 1994 data conducted with a 1994
PUD. The city should request a new study. It is already a level F problem. The
1994 PUD called for a stoplight at Eden Prairie Lakes and Prairie Center drive;
over a 1.6-mile stretch there are now seven stoplights. If a stoplight was a traffic
fix the city could have accomplished this before; this will not alleviate the
congestion. Costco indicates 6700 customer trips; this should also include the
loading dockworkers, bakery workers, and semis.
Don Klingel of 10940 Kiawah Drive said Costco is the largest warehouse club
based on sales. It has a high sales volume and rapid inventory turnover with an 8-
12 percent margin. Because of this, Costco needs three customers to one of
Target's. There are four stores in Chicago area; he visited two. The Chicago
stores are not an adequate representation of a comparison. They were told
shipping/receiving hours were 5:30 a.m. to 9:00 a.m. He showed pictures of
delivery hours from a Chicago store of 4 a.m. to 12 p.m. He asked that Costco
make clear statement of its delivery hours and whether there was a related
enforceable ordinance. He would like concrete statement of whether semi trailers
were left on site. The smell was very bad and there was spillage from trash
containers. Tires were stored in the open. Shopping carts were chained, he asked
whether this would be considered outdoor storage and whether it would be
addressed. Regarding the traffic analysis study; he asked whether they were
considering future growth, the land code used, trips per indicated measure,
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 4
number of studies included, and time length. He asked why the level of service
was worse in the a.m. as a B and p.m. as an A. He found a case study done in
1993 from the institute of transportation engineer journal; applying the average
range from the study and utilizing the sf of the warehouse as an independent
variable, the weekday total trips were 5318 vs. 6206 from Costco. It is important
to know what studies were used for traffic analyses, and size of warehouse is not a
good indicator. Since 1990, Costco has grown 11.2 % per year. The average per
unit is 101 million or $90 per average customer. The store is open 358 days per
year and 10 hours per day. If Costco can provide other locations similar to this,he
would visit the site. This location impacts 250 residents directly and several
thousands indirectly on a daily basis.
Bob Peterson of 10986 Leaping Deer Lane, read a quote from a newspaper in
Detroit on a Costco opening. He read the noise ordinance. Noise would be a
problem day and night. Impulse noises are very difficult to accurately measure,
such as those from the tire center. He asked what choice they have in sound.
Terry Pearson 10827 Leaping Deer Lane addressed the differences in the
approved and proposed plans, citing the gas station and potential off-sale liquor.
The largest building was 48,000 sf; Costco is at 148,000. The approved plan
creates a better transition for homes. The building entrance faces residents. The
Costco sign will face residents; homes. She referenced a City of Coon Rapids
council meeting in which Costco stated that locations that did not have gas
stations would add gas stations or relocate stores. The tire center requires a
zoning amendment. 99% of Costco facilities sell liquor, 2 do not. Frank stated the
sale of beer and wine was different than selling spirits. Eden Prairie can only sell
liquor at municipal liquor stores. Costco said they would not go into a community
if they could not sell liquor. Costco was denied in Coon Rapids for 1) liquor and
2) gas station. Subsequently Costco was meeting individually with
councilmembers working to change the liquor ordinance or buying out the
existing license. This is a poor transition; requires many variances, has a
questionable traffic study, contradictory pictures and an interpretive sound study.
Loren Anderson of 18376 Ebener Way said he was concerned that Best Buy was
leaving and Eden Prairie was losing another tax base. Costco can bring people in.
The city needs something to get the mall busy again.
Keith Benson of Rain Dance Trail said he agreed with the main street concept;
progressive communities are developing a village look. This is one of the last
main pieces of land to develop. A 20-cent gallon cut on gas impacts other
retailers; the city will have store closings. During Christmas sales double.
Corneille recapped residents' concerns of offsale liquor, safety, traffic and the
accuracy of analysis, sound, sign location, and land use.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 5
Franzen identified the main issues for the Board to discuss and the alternatives in
the staff report.
Motion by Foote, second by Brooks to close the public hearing. Motion carried, 5-
0.
The public hearing closed at 9:16.
Foote asked whether the gas station and tire store would be negotiable.
Frank said the business model brings goods and services to the marketplace. The
tire center and gas are a large part of the business. Costco would prefer to leave
the proposal as it stands.
Foote asked about the hours of the gas station.
Frank said generally 6:30 a.m. to 10 p.m.; some discretion is left to the store
manager.
Corneille said this addresses operational items but not the environmental issues.
Frank said the gas stations obey laws. The technology utilized is state of the art.
All applicable safeguards are in this design. There is some noise, and some
misrepresented facts. An acoustical analysis indicates meeting the City ordinance.
Stoelting asked whether the fueling facility was unmanned.
Frank said it was just a fueling facility, with no water or air; designed for
economy; members only. Patrons must utilize a Costco card to activate the pump.
The location is not important. It can be landscaped and screened as an integral
architecture of the building. The price varies from 1 cent to 14 cents below
average. This helps Costco add value to its membership.
Stoelting asked whether this meant the fueling facility and tire center were non-
negotiable.
Frank said he did not have the ability to withdraw those. It is important to address
what the issues are. The best thing was for the board to give specific feedback so
that Costco can make a business decision.
Stock asked whether it was true that 99 percent of the stores sell liquor. Frank
responded yes.
Clinton said he would like Franzen's comments on the difference in service
districts.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 6
Franzen said the site is zoned C-Regional Service. Home Depot, Target, and
Walmart are zoned the same. Costco is similar to the other uses and therefore is
permitted in the commercial district.
Clinton asked Gray about trip generation.
Costco will generate the same amount of traffic as the approved plan. The gas
customer is a store customer; most of this traffic is already in traffic figures from
the store. 75% will do the trip at the same time; 25% will make a special trip for
gas.
Clinton said as far as the transition for neighborhoods, the model was designed to
try to minimize the impact. He would support more buffer. Any retail place will
have some of these same visual, noise and traffic impacts.
Foote concurred. The PUD was approved in 94 for 165,000 sf. Regardless of what
commercial use is built the traffic and impacts will be similar. This site is part is
the market center of Eden Prairie. The gas station and tire center has
insurmountable impacts. This is an unmanned facility. He asked how Costco
would respond to gas spills.
Stoelting said the traffic study was based on a 1994 analysis; one comment was
the adequacy of the traffic study;he asked staff whether there would be a benefit
to reevaluation.
Gray said there is not a problem with the data. A comment was made that the
study did not anticipate the growth of Chanhassen and Chaska. This is not true;
the study considers traffic to 2015. According to the City's approved
Transportation Plan, Prairie Center Drive will see 30,000 cars per day. The road is
currently 23,000 or 24,000 per day. There is nothing wrong with the 1994 study.
It includes not specifically Costco but very similar development in terms of retail,
office, and residential traffic.
Brooks said he concurred with comments regarding concerns with the gas station.
Foote said he did not think the proposal was compatible with the approved plan
because of the tire center and gas station.
Stoelting said he concurred with Foote.
Corneille said he concurred that the land use was different than the approved PUD
because of the gas station, tire center, and the noise level.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 7
Frank said Costco would like the opportunity to clarify the traffic analysis. If the
board were heading for a decision; Costco would request a continuance to go over
the issues and have the opportunity to respond.
Corneille said there was concern regarding if the proposed land use was
acceptable. Koenig said she appreciated the neighbors' concerns, however the
board must also consider the City as a whole. She was concerned about the gas
station.
Corneille said the gas station does not provide a transition and that a retail
building may be a better use. The tire center has noise and outside storage issues.
Clinton said he would like to see more details on cars stacking on Prairie Lakes
Drive through Rolling Hills.
Stoelting said he would like to know whether it was true that the neighbors would
need to keep windows closed because of noise.
Foot asked staff about the lighting in the parking lot
Franzen said the revised plan meets City requirements.
Koenig asked Costco address the receiving hours.
Clinton requested that Costco respond to the residents' statement that trucks were
kept on site.
Foote inquired whether the board was requesting that Costco eliminate the gas
and tire operation.
Corneille said the board was concerned that uses are not consistent with the
approved plan and may need further mitigation.
Frank said Costco would need a specific list of problems. There may be some
creative solutions. Costco is willing to work with residents.
Franzen said the board should first discuss the use of the property. If the board
believes this is the wrong land use, then the plan details do not need to be
discussed.
Corneille said the land use issue is the gas station and the tire center.
Brooks said he would recommend alternative#2 with modifications involving the
tire center, gas station.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 8
Stock said this use was not consistent with the approved PUD.
Motion by Brooks, second by Stoelting to approve the Costco plan based on
alternative 2 of the staff report.
Brooks amended the motion to recommend approval of the proposal to the City
Council based on plan changes including elimination of the gas facility and the
tire center and approving waivers relative to parking. Motion seconded by
Stoelting. Motion failed 3-4. Corneille asked for the vote. Brooks-yes, Foote-no,
Stoelting-yes, Stock-no, Koenig-yes, Clinton-no, Comielle-no.
Foote asked why Clinton was opposing.
Clinton said the board was approving the project without the tire center and gas
station but does not approve of overall land use. Not all of the issues have been
mitigated.
Motion by Stock, second by Clinton to deny project based on inconsistency with
PUD and inadequate transition to the neighborhood.
Brooks asked what Costco's alternative might be if the project is denied.
Franzen said Costco could go to the council. The Board is advisory to the council.
Council can make the final decision.
Motion failed 3-3-0. Brooks-no, Foote-yes, Stoelting-no, Stock-yes, Koenig-no,
Clinton-yes.
Motion by Clinton second by Koenig to continue the item to the September 11
meeting. Motion carried 5-1.
The board took a five-minute recess at 10:30.
B. PRAIRIE VILLAGE AT DELL ROAD
Board member Nelson arrived at 10:30 p.m.
Richard Palmiter, Vice President of Rottlund Homes, said since the May 19
concept plan he has worked with the property owner. A commercial area was
replaced with townhomes. The general site plan shows a variety of medium
density townhomes with 2 and 4 unit garden townhomes and 8, 10, of 12 unit
gable townhouses. Access is provided to the Horsfal property from Dell Road
through the gable townhomes. Rottlund Homes agrees with the staff
recommendation; they are here to ask for approval so the PUD can go to council.
There are diverse housing types and architectural styles. This helps to meet the
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 9
housing goals for seniors, empty nesters, and professionals. Planting diverse
significant trees will help mitigate tree loss. On the Gable site, they will transplant
some existing trees. One waiver is requested for front yard setback from 30' to
25' along Hackberry Court. Lee Johnson, with U.S. Homes was unable to attend
the meeting but wanted it to be noted that he was opposed to this request.
Koenig asked what percentage of conifers could be saved.
Palmiter said they would transplant as many as possible along Pioneer Trail and
along Dell Road.
Koenig asked how this relates to total percentage tree loss.
Palmiter said those are not considered significant trees. The loss relates to
significant trees that cannot be saved.
Stoelting asked about the location of the conservation easement.
Palmiter said it was along the easterly border.
Stoelting asked about sidewalks added along Dell Road.
Palmiter said there was a sidewalk on one side and a trail along the other side of
Dell Road. Sidewalk connections will be made throughout the townhomes to
Dell Road.
Nelson inquired about townhouse driveways and safety when backing out onto
the street. The visitor parking is not close to some of the townshomes.
Palmiter said visitor parking was mostly 1 or 2 cars. There is parking further
between the buildings. That has been adequate in other projects.
Nelson asked about the actual price range.
Palmiter said the garden units start between $180,000-200,000 and the gable units
start at$140,000.
Flemming said the staff recommends approval. This provides guest parking at .5
spaces per unit, usually .25 spaces is required. There is adequate parking. The
medium density family helps meet some housing goals. It is consistent with the
city's strategy of diverse density and architecture. There is transition between east
and west. Road improvements will accommodate additional traffic. There is one
waiver requested for the front yard setbacks along Hackberry Court from 30' to
25'. The Board needs to consider whether this is an appropriate transition for the
area or if changes should be made; and whether housing goals are met.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 10
Kathy Horsfal, a resident of 17621 Pioneer Trail, said she was disappointed they
lost the retail; some smaller retail would better serve the community than
additional townhomes. She wanted to thank Rottlund for providing flexibility.
Stock asked about the height on three story units.
Flemming said they could be 45 feet according to code; these are 40 feet.
MOTION by Brooks, second by Clinton to close the public hearing.
Motion carried 7-0.
MOTION by Brooks second by Clinton to recommend approval of the project
according to the staff report.
Motion carried, 7-0.
C. BUCA ADDITION
Vicky Vandell of Landform Engineering said the proposal included waivers for
the front yard setback from 35 feet to 10 feet, 17.5 feet to 10 feet, and a sign
height from 20 feet to 40 feet. The front yard setbacks for Mitchell Road and
Highway 212 are justified with the new construction of Highway 212. Coniferous
and deciduous screening will be used. The sign height waiver is because there is
almost no sign visibility; with a 40 foot high sign they could get some sign
visibility. There is also a waiver of minimum lot size from 5 acres to 1.53 acres.
Clinton asked whether signage identification was a big issue.
Vandell said they would like to see it happen. There is an existing sign;because
of rearrangement of the parking they will have to move the sign somewhere;
Mitchell Road and Highway 5 is available,but then it would go 7-10 feet lower
than Highway 212.
Flemming said staff recommends approval with the exception of the height
waiver for the sign. The sign should remain consistent with others along the
roadway and the City Code.
Dale Hansen of 6923 Golden Berry Road said he agreed with granting a waiver
for the sign variance. Highway 212 signage is not good or visible for businesses.
Brooks said parking has been an issue at Buca and asked how this mitigated the
problem.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 11
Flemming said the plan does meet city code. They are leasing parking in excess of
the code on an adjacent site and will continue to lease parking.
Stock asked for an explanation of the setback waivers.
Flemming said the front yard setbacks will be at 10 feet. The right of way was
taken based on Highway 212 improvements; the city has approved other projects
at this distance to accommodate the improvements.
MOTION by Nelson, second by Clinton to close the public hearing.
Motion carried 7-0.
MOTION by Nelson, second by Clinton to approve the PUD concept review
based on the staff report including the parking setbacks; and minimum lot size.
Koenig asked whether cash park fees were paid.
Fox said they were paid when Mr. Steak was built there many years ago.
Nelson expressed concern regarding waivers for sign height from 20 to 40 feet.
There seems to be adequate reasons for an increase in sign height. Nelson
amended the motion to include the approval of a sign height waiver from 20' to
40.'
Stoelting said he had some concerns about the maximum sign height. Highway
212 is under construction; a 20 foot high sign placement is barely visible;he
asked whether there were other alternatives to raising sign height requirements
along Highway 212.
Nelson said she understood that ground level at that corner is lower than grade;
this should be looked at as an individual case and should not set precedence.
Clinton concurred. He cited an example of a tire center on Flying Cloud. NTS
sign is not visible from behind trees.
Franzen said if the Board makes an exception, they must describe reasons why
they are granting an exception. He expressed concern about receiving a deluge of
requests for existing businesses wanting taller signs. Commercial developments
are destinations. Buca purchased the property knowing the impact of Highway
212. The City, as a whole, must have controlled signage.
Corneille concurred.
Nelson said there is lower topography in the southwest corner creating a hardship
due to the change of highway height.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 12
Franzen said they are also asking for additional wall signs allowed by City Code.
Perhaps there could be a trade off to allow less wall signage and a taller
monument sign.
The motion failed 3-3.
Koenig said she was in favor of the expansion not in favor of the waiver.
Brooks said they should see an alternative plan for the sign.
MOTION by Stoelting, seconded by Koenig to approve the PUD with all waivers
except an increase in the sign height and subject to recommendations in the staff
report.
Motion carried 6— 1.
IX. Planners Reports/Stu Fox
Fox said he met with residents of 8671 Big Woods Lane who removed trees from a
conservation easement. The staff does not have the discretion to work with the resident
on replacement, it is the responsibility of the board and council. He summarized the
restoration plan.
Stoelting asked about the number of trees.
Fox said around 11. The scenic and conservation easement is up against their property.
When they purchased the property, they built the house at a 40-foot setback, closer to the
conservation easement. When staff investigated, only a pile of chips remained where the
trees were. Staff discussed this with the Starrs and the contractors; they recommended a
diameter of 24 inches, or 8 three-inch trees in the conservation easement area.
Brooks inquired about 11 trees and 66 diameter inches.
Fox said this was an estimate based on the number of holes and stumps ground out.
Koenig said in a June 13, 2000 letter, it references removal of 11 trees and 17 additional
stumps for a total of 28 stumps.
Corneille said staff and Mr. Starr were in agreement as to the number of inches to be
replaced.
Starr said in the back yard they removed trees that they thought were on their own
property, 16 feet from the deck. There is a neighbor to the east; they wanted to match sod
and mulch. They want approval for ten yards to match neighbors sod and mulch.
COMMUNITY PLANNING BOARD MINUTES
AUGUST 14, 2000
PAGE 13
Fox said this was put in before the discussion of markers and no conservation markers
were ever put in. They should stay true to the conservation easement, and replace trees
accordingly.
Koenig said the issue of conservation easements was initially dealt with on a parks level
and was a matter of great concern.
Nelson expressed concern and said staff should check if the neighbors encroached as
well.
Starr said the play structure was on the back corner of lot. It is 16 feet to the back of the
lot.
Fox said the recommendation was to draw a straight line from the north property line of
42 feet. Instead of a bow, draw the line straight. This would gain 5-7 feet.
Starr said they could put the play structure outside of the easement line, at the end of the
property where it would be accessible.
Fox said the concern is future property owners may want to increase this. There are posts
at the north and south boundary lines.
Koenig asked whether any trees would be affected if the line straighten.
Starr said this was a flat weedy area.
Koenig asked about their knowledge of the conservation easement when they closed on
the house.
Starr said they were close to closing in Bear Path and the builder showed them this
property; they purchased it without knowing where the easement was and would not have
purchased the property if they had known. They are willing to replace trees, but the
builder should pay as well.
Motion by Stoelting, second by brooks to amend the conservation easement approved
October 20th to reflect the new property line subject to tree placement as stated in the
staff report. Motion carried, 6-0.
Motion by Koenig, second by Stoelting to adjourn. Motion carried 6-0.
The meeting adjourned at 11:50.