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Planning Commission - 09/25/2000 APPROVED MINUTES EDEN PRAIRIE COMMUNITY PLANNING BOARD MONDAY, SEPTEMBER 25, 2000 7:00 p.m., CITY CENTER Council Chambers 8080 Mitchell Road BOARD MEMBERS: 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 Alan Gray, City Engineer Mike Franzen, City Planner 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, Clinton, Foote, Koenig, Nelson, Stock and Stoelting. Brooks was absent. Staff: Franzen, Gray, Fox. II. APPROVAL OF AGENDA Motion by Foote, second by Koenig to approve the agenda for the September 25, 2000 Community Planning Board meeting. Motion carried, 7-0 III. MINUTES A. Minutes of the September 11, 2000 Community Planning Board Workshop Motion by Stock second by Stoelting to approve the minutes of the Community Planning Board Workshop of September 11, 2000 with the change that Foote did not arrive until 6:46 p.m. Motion carried, 6-1-0, abstention Koenig. B. Minutes of the September 11, 2000 Community Motion by Stoelting, second by Stock to approve the minutes of the Community Planning Board Meeting of September 11, 2000. Motion carried, 7-0. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 2 IV. PUBLIC HEARINGS A. ENTREVAUX BY PEMTOM LAND COMPANY. Request for Planned Unit Development Concept Review on 33.04 acres, Planned Unit Development District Review with waivers on 30.45 acres, Zoning District Change from Rural to R1- 12.5 on 30.45 acres, and Preliminary Plat on 33.04 acres into 42 lots and 3 out lots and road right of way. Location: Pioneer Trail and Bennett Place. Motion by Foote, second by Nelson to continue the public hearing to the October 9, 2000 Community Planning Board. Motion carried 7-0. B. MEADOW CROFT BY GREGG BROWN. Request for Planned Unit Development Concept Amendment on 14.59 acres, Planned Unit Development District Review with waivers on 7.08 acres, and Preliminary Plat on 14.59 acres into 5 lots and 1 outlot. Location: 9950 Dell Road. Motion by Stoelting, second by Clinton to continue the public hearing to the October 23, 2000 meeting. Motion carried, 7-0. C. LAKE SMETANA PARK AND TRAIL BY THE CITY OF EDEN PRAIRIE. Request for Planned Unit Development Concept Review on 2.0 acres and Planned Unit Development district Review with waivers in the Rural Zoning District on 2.0 acres. Location North side of Smetana Lake. The public hearing opened at 7:07 p.m. Bob Lambert, Parks and Recreation Service Director, indicated that this is a public hearing for review and approval of the Lake Smetana Improvement project which includes completion of a trail around Smetana Lake (located on the north side of 494), construction of a picnic pavilion and viewing deck, and construction of horseshoe courts and landscaping. Michael Franzen, City Planner, added that this project is part of the Planned Unit Development(PUD) review shoreland setbacks are needed for the picnic shelter and viewing deck. The waivers are reasonable. The property is a narrow point on the lake and compliance with the 150 foot setback would preclude any structures. Construction of the picnic shelter and overlook deck results in minimal grading at the top of the slope. No significant trees will lost. Existing trees screen these structures from the lake. Staff recommends approval. Nancy Arieta, a resident of Real Life Valley View Co-Op, said she wanted to emphasize the need to emphasize green space and significant trees. She said she did not see any trees tagged yet and wanted to know which trees would be preserved. She questioned the use of the kiosk in the plan and how traffic and COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 3 noise control would be addressed. She suggested bocci ball as a possibility for recreation for the seniors. Lambert said they have not marked trees for removal yet. The kiosk is a sign so that people will know who has the building reserved. He said it would not generate any significant traffic; it would be primarily people already in the area. There is an area designated for horseshoe or bocci ball. Motion by Foote second by Nelson to close the public hearing. Motion carried 7- 0. The public hearing closed at 7:20 p.m. Foote asked if the funding source was cash park fees collected from Real Life. Lambert said yes, primarily. Motion by Koenig second by Stoelting to recommend approval of the request for Planned Unit Development Concept Review on 2.0 acres and Planned Unit Development district Review with waivers within the Rural Zoning District on 2.0 acres,based on plans dated July 31, 2000 and subject to the recommendations of the staff report dated September 22, 2000, to the City Council. Motion carried, 7- 0. D. BLUFFS EAST 17TH BY HUSTAD LAND COMPANY. Request for Guide Plan Change from Church to Medium Density Residential on 5.78 acres, Planned Unit Development Concept Review on 5.78 acres, Planned Unit Development District Review with waivers on 5.78 acres, Zoning District Change from Rural to RM-6.5 on 5.78 acres, Site Plan Review on 5.78 acres, and Preliminary Plat of 5.78 acres into 33 lots. Location: South of Pioneer Trail at Franlo. The public hearing opened at 7:23 p.m. Paul Korberg of Hustad companies said they presented three options in June and were directed by the Board that townhomes or senior housing were acceptable uses for this site. Brian Cluts,representing Hustad Land Company,presented the townhome plan that had been reduced in density from 35 to 32. There is a 40 foot setback with a double row of evergreen plantings on the south side; 40 foot setback with a mix of deciduous and evergreens on the west side. The plan was reviewed with the city engineer and the entrances were moved. Building mass was reduced to three single end units. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 4 Franzen said at an informational meeting June 26, 2000 the Community Planning Board reviewed three multiple family concept plans for this site. The Board indicated the senior housing plan or townhouse plans would be the preferred uses for the site provided there was an appropriate transition to existing development. There is a guide plan change from church to medium density residential. Reasons to consider the guide plan change are townhomes are compatible with the existing neighborhoods and densities and an appropriate transition is provided to existing neighborhoods to the west and the south. Along Franlo, the transition is a combination of berming and landscaping, on the south side it is all conifers. Staff recommends approval. There is a request from the developer to vacate the right of way. At least one unit would be impacted if none was vacated. A number of units would be subject to final recommendation of city staff regarding the right of way. Alice McCuen, 10542 Sherwin Drive, said she was concerned with water main change and maintaining their current water pressure, storm sewer drainage and with traffic coming off Sherwin and trying to turn onto Franlo. Gray said there have been no problems with the city's water distribution system in that area. This plan calls for a pond that will store stormwater. This project will connect with a Hennepin County upgrade. While this will add some movements across from Sherwin, it will not be a large volume. The intersection should operate well. Motion by Foote second by Koenig to close the public hearing. The public hearing closed at 7:35 p.m. Nelson said the original suggestion was a decrease in density from 35 to 29 and this plan was 32. Franzen said the 29 unit plan was based on the original site plan with a different layout of buildings and based on that plan, six units should be removed to meet the 40 foot setback. The reason for the reduction was to meet a 40 foot setback to the west and east, not a question of density. Nelson asked about the price range. Cluts said he was unsure at this point. Foote said the densities on the two sides were comparable. Franzen said 4.5 to 5.8 units per acre and this is 5.53. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 5 Stoelting asked about the staff report addressing the right of way vacation and how many units it could impact. Cluts showed the portion of land that could impact the two units. One of the units would have to be removed if it could not be addressed. Stoelting asked about the upgrade and expansion of Pioneer Trail. Gray said the upgrade is beginning now; in this area it would be nearly complete by summer 2001. Stoelting asked about the landscaping relocation and whether it related to the right of way. Franzen said yes. Stock asked about the height of the buildings. Cluts said they were two story structures similar to surrounding properties at Franzen said height was measured to the midpoint and it was 30 feet. Koenig said it looked like they were losing all the significant trees. Cluts said the tree count was done before construction began on Pioneer Trail. They are replacing trees beyond the requirements of the ordinance. Koenig asked about the type of deciduous trees Cluts said Ash, Linden, Red Maple, Hackberry, and Sugar Maple would be some. Koenig asked whether they would remove much tree mass. Cluts said under 12 inches. They are mostly gone now because of road construction. Nelson said there was only visitor parking along Pioneer Trail, so a number of buildings have no nearby visitor parking. Cars may park on Franlo and cause traffic problems. Cluts said each unit has a two car parking space in front of their garage. The space provided exceeds the city's recommendation. Nelson asked about the 1 Funit building; it seems like it does not blend in. Stock asked staff to address housing goals. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 6 Franzen this project is not an affordable project nor is it the type of design geared toward seniors. This does provide a product for those in single family homes to transition to smaller homes. It fits in with the character of the area. He said they looked at providing guest parking adjacent to Franlo; this would encroach into the 40 foot buffer zone and that is the reason for the parking closer to Pioneer Trail. Nelson said she still had concerns regarding density and parking. She would like to continue it. There should be less units and parking should be added along Franlo, perhaps making the 11 unit a 9 unit and adding green space. Foote asked where the nearest park was located. Fox said there would be a sidewalk connection to Franlo park 4 blocks away. Foote said he agreed with Nelson that there should be more parking. Koenig asked staff to address the parking. Franzen agreed that the issue was not the total parking spaces but the location. They would work with the architect to revise the plan to provide more guest parking closer to Franlo Road. Motion by Clinton second by Stoelting to recommend approval of the request by Hustad Land Company for Guide Plan Change from Church to Medium Density Residential on 5.8 acres, Planned Unit Development Concept Review on 5.78 acres, Planned Unit Development District Review with waivers on 5.78 acres, Zoning District Change from Rural to RM-6.5 on 5.78 acres, Site Plan review on 5.78 acres, and Preliminary Plat of 5.78 acres, based on plans dated September 6, 2000 and subject to the recommendations of the Staff Report dated September 22, 20000 to the City Council subject to a minor change in the site plan to meet the required 30 foot setback from Franlo Road and subject to staff working with the developer to establish additional guest parking along Franlo. Motion carried 7- 0. E. COSTCO BY COSTCO WHOLESALE OPERATION. Request for Planned Unit Development Concept Review on 17.9 acres, Planned Unit Development District Review with waivers on 17.9 acres, Planned Unit Development District 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 and Prairie Lakes Drive. Board member Nelson left prior to opening of the hearing due to conflict of interest. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 7 The public hearing opened at 8:00 p.m. Howard Preston, director of traffic engineering group for Howard R. Green, presented a traffic impact study. Their study included existing conditions, trip generation, directional orientation, operations analysis, and comparisons to Westwood Results. They created a worst case scenario and worked with those assumptions during the study. Existing conditions along Prairie Center/Prairie Lakes Drive were quantified. Traffic models suggested a level of service D in the a.m. peak hours for a left turn from Prairie Lakes Drive and F during the p.m. peak hours with queues up to 6 vehicles. This was based on ITE trip generation; using highest factors, with data from Costco. With multiple uses of same site, there are shared trips or multi- purpose trips. They used a factor of zero for these. In the comprehensive plan, there was traffic-generating land use with an assumed use approximately the same traffic generation. Westwood was very close to Howard R. Green in comparison with the trip generation. Directional Orientation is subjective—they estimated 50% of trips are oriented to the west, 47.5 % to the north and 2.5% to Prairie Lakes Drive. The post- development operations analysis found level of service F during AM and PM hours with existing traffic controls. With entering a traffic signal, it would be level of service B with a queuing as much as 70 vehicles. Queuing (gas pumps) is the difference between service rates and demand. Turnover would be approximately 4-5 minutes during congested periods. Preston concluded that the traffic expected to be generated was consistent with the approved plan, and would have minimal impact to adjacent streets. The installation of traffic signal at Prairie Center/Prairie Lakes Drive would mitigate some traffic concerns. Jack Frank with Costco Wholesale thanked the board for giving a continuance so they could answer concerns. He said they have listened to concerns and changed the plan. Ted Johnson, Executive VP of Thomson Dyke and Associates, landscape firm for the project, said he is a certified planner and registered landscape architect. He showed the city's zoning map with the proposed Costco site. Eden Prairie mall was in the same area and was the most intense zoning use and single family homes were in the same area. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 8 Office and multi-family were transitional districts. Costco is zoned C regional service, and the City code states uses are limited to sales and service operations with large sites and generate little pedestrian traffic. All Costco uses are permitted uses in that district and similar to other retail uses surrounding Eden Prairie Center. It is a retail operation consistent with commercial districts. 90% of Costco sales are direct retail sales to the consumer. These are consistent with the guide plan. The zoning map shows a mixed-use environment with office, multifamily, commercial, and single family. There are arterial and collector roadways. The Prairie Center corridor area contains the main accesses, the majority of the building, the tire and fueling facility. They are adjacent to intense uses. The "medium intensity zone"in Costco stretches from office to residential zoning. Rolling Hills access is adjacent to an area zoned office. The southeast part of the site contains a very small part of the building, parking, and dense buffer yards. There is a gradual change in intensity along the 18-acre development. They reduced foot-candles to .2 from city code allowing .5. Trucks will come from 494 to Prairie Center/Prairie Lakes and back into the loading dock. They will exit onto Prairie Lakes, Prairie Center and back to 494. He showed a photo of a buffer between single family and office zoning in the same area and also a buffer between existing townhomes and office buildings. He said they propose berming and landscaping where the adjoining neighborhood would not see the building. Comparisons to the existing Hartford Place plan show Costco to have a smaller floor area ratio, greater setbacks and landscaping, 556 trees compared to 296. The increase was along Prairie Lakes and along Rolling Hills. There are three findings relating to PUD in the ordinance; the development is not opposing the guide plan; the development must be designed to form a desirable and unified environment within its own boundaries; the layout, plan, architectural features, must create a unified development,; any exceptions to standard requirements must be justified by the design. Clinton asked about the capacity of the underground storage tanks. Chris Verco, engineer, said the size of the tanks do not require a specific plan. The EPA requires spill prevention and a countermeasure plan. These are at the site at all times. Allan Klugman, principal traffic engineer, Westwood in Eden Prairie. He did not present his study at the August 14'h meeting. He said they concur with Preston's overall findings, the staff's findings that signalization will mitigate, and trip COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 9 generation data from seven different Costco sites—the results of the HR Green worst case equal to busiest store. Steve Lake, Senior Engineer, Keogh acoustical firm, said they considered the amount of noise present at the site; they looked at night time and day time noise; taking measurements at four test points. The amount of noise generated by Costco would not exceed environmental guidelines for noise problems. He considered the tire changing facility and backing trucks as impulse noise. Recessing the doors four feet creates a sound barrier. He said there is a slight possibility for hearing backing trucks late at night. Stoelting asked why environmental noise was high in the area. Lake said 494 and Prairie Center Drive. Stoelting asked about test point one related to some of the noise levels. Andy Merchant, Mulvaney Architects, addressing design, showed photos of similar projects to Eden Prairie. Concerns are similar in the tire center and fueling facility. Four foot recesses help acoustically. Glazed doors tie in with the main entrance. He compared the fuel facility to a recent facility built in Seattle where issues were similar and showed several computer generated proposed views. Koenig asked what was near the facility in Seattle. Merchant said commercial office and historical registry. A proposed view showing an 8-14 foot berm, landscaping/screening obscure the fuel facility. It is most visible at the exit driveway. Foote asked about screening and growth. Merchant said landscaping is planted to allow it to grow. The landscape architect could comment. Johnson said the majority of material is 75-80 percent evergreen. They could do 100% evergreen if the board wanted. Typically with illustrations growth is shown 3-8 years. Evergreens grow 6-12 inches per year. Shade trees grow 12-24 inches per year. Merchant showed lighting within the canopy. The lighting combined with landscaping has eliminated light pollution from the fueling facility. Frank said the association provided written questions and those were addressed in writing. They agree with staff's conditions of approval and recommendation. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 10 Franzen stated that the permitted uses for this site are governed by the terms and conditions of the approved PUD and developer agreement for this site between the City and Ryan Construction Companies. It is four buildings and does not include a gas fueling facility and tire center. Costco needs to amend the zoning and the developer agreement. Costco requires additional mitigation than the approved plan because the impacts are greater. Therefore, the plan meets the city code requirements and does not exceed it. The conclusion section of the staff report describes how to review the proposal. The Board should discuss the use of the property first. If the board does not believe the use is appropriate, they do not need to discuss details of the plan. Waivers from the code are minor. The Board has options to approve or deny the plan,based on conclusions in the staff report. Terry Pearson, 10827 Leaping Deer Lane, said she was representing four communities that would be impacted Westonwoods, Hartford Place Community, and the Sanctuary. They oppose the land use. There are 240 homes; they have collected 230 signatures opposing Costco development. There are signs for Hartford Place shopping center that have been there four years and residents based their purchase decisions on that sign. Home Depot and Regal Cinemas were pulled. Costco is a big box proposal. She asked if the site was not guided and zoned commercial what the staff would pinpoint as the most appropriate use. Franzen said this site shouldn't be viewed in isolation since it is part of an approved PUD. Using what's current in planning today and in the market, the entire PUD should be intensified because of its proximity to highways and the Eden Prairie mall. It could be intensified with a broad mix of land use including office, hotel, restaurant, medical, senior housing, and high density residential. The city is looking at combining transit, housing and commercial with five and six stories of residential over commercial on the transit hub site. The entire PUD for this area could be done in a similar manner. For the Costco site higher intensity mixed use would be appropriate. Pearson said mixed use of retail and residential was an alternative the residents presented. She showed Wesley Commons in Golden Valley combining residential, retail and office. She said the Costco proposal was not consistent with the 1994 approved plan. The original plan was 4 buildings, with the largest one being 48,000 feet. This building is 149,000 square feet, was big box and had a gas fueling facility, tire center, and liquor store. The loading dock area and gas canopy make the plan COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 11 156,000 square feet. The orientation of the revised Costco plan positions the store to face the residential area. The plan requires a PUD and zoning amendment. The loading bays and tire center creates impulse noises which may be heard. Bob Peterson is the chair of the department of music at McAllister and is across from the tire center. They already hear beeping from Eden Prairie mall and the band from Champps. The gas facility would require a PUD and Zoning Amendment. Lighting would be intrusive. The building is unattractive, traffic queuing and safety is a concern. Warehouse Club Focus reported a queue of at least 6 cars per lane in a study. Costco without a gas station is not really an option. The traffic study did not address ADC, Flagship, mall development, gas wars, safety issues with left turn off Rolling Hills. Prairie Center Drive would be the only means of access in and out of the neighborhood. She said the residents were asking Costco to pull out and for the board to only consider alternative 2, denial of the project. Laura Wicklander, 9264 Harstad Lane, asked whether the board has considered alternative retail stores. She said they should not rush into anything. Frank said there was misinformation that should be cleared up. Corneille said he did not know what they could add. Frank said they should base their decision on technical evidence from experts not on emotions. Pearson said the presentation was the same presentation given at the last meeting and it is based on facts. Motion by Koenig second by Clinton to close the public hearing. Motion carried 7-0. The hearing closed at 10:10. Clinton asked Franzen to elaborate on conclusion 1. Franzen said the Board should be looking at the use of the property before discussion the details of the plan. If the land use is not acceptable, then the details do not need to be discussed. Foote said Costco did a good job with the screening, mitigating lighting, traffic analysis. He agrees with HR Green. This is the last piece of property in Eden Prairie of this size and it is not compatible with the PUD. They have to be careful with what goes there. He will vote to deny the project. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 12 Koenig said residents and Costco worked very hard and it is an emotional and technical issue and both sides have merit. She concurred with Foote regarding inconsistency with the PUD. She will vote no. Stock said she did not agree with the use. She had no problem with the tire center. The traffic would have been the same regardless. The waivers are not a problem, but she is not real comfortable with the loading dock, the big box, and the gas fueling facility. She will vote no. Stoelting said Costco has done a great job. The city has an approved plan. Adjacent neighbors area against amending the approved plan. He and he will vote against Costco mainly because of the fuel center being a 24 hour unmanned facility. Clinton said he was in his 9 h year of being on the Planning Commission and Planning Board. He can look at projects in the city and not point to any that has been an absolute mistake. In the past there have been projects with the same concerns that do not manifest themselves. He said the approved four building plan is larger than the Costco plan. Hartford place when it was approved had the same concerns from neighboring residents. Looking at the facts, from a technical side, the traffic analysis was done well. There is impact from other parts of the community that is not addressed. Landscape mitigation, they did the best job they could. They were asked whether they could modify the building to two buildings on one site and Costco did not want to pursue this. The proposed use is not consistent with the proposed plan. Most issues were addressed in the mitigation: setback,buffer zones, lighting,but not use of the land. Corneille thanked Costco and the neighborhood for their presentations. He said they had facts and he concurred that the proposed land use was not consistent with the approved plan and not the best use of the land. Foote said residents should keep in mind the original PUD will still be larger, more signage, the same traffic. Motion by Stock, second by Koenig to deny the request by Costco Wholesale Operation for Planned Unit Development Concept Review on 17.9 acres, Planned Unit Development District Review with waivers on 17.9 acres, Planned Unit Development District 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, based on plans dated August 10 and September 22, 2000 and subject to the recommendations of the staff report dated September 22, 2000 and the following reasons: COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 13 • The proposed plan with one building, a tire center, and a gas fueling facility is inconsistent with the approved PUD plan and Developer Agreement dated November 1, 1994. • The plan does not provide an adequate transition to the adjoining residential neighborhoods as required by City Code. • The plan requires the following waivers from the City Code. • Number of parking stalls from 5.5 to 5.2 spaces per 1,000 square feet of building. • Parking stall width from 9 feet to 10 feet. • Parking stall length from 19 to 20 feet. • Parking aisle width from 25 to 24 feet. • Loading in the front yard. • The plan does not mitigate the visual impacts of the gas fueling facility on adjoining residential areas. The canopy lights create a visual impact on the homes in the area. • The gas fueling facility is less architecturally pleasing than the approved plan for a one story, 7,500 square foot retail building. The architecture of the tire center with overhead doors is less architecturally pleasing than the approved plan with a brick and glass storefront. • The proposed architectural plan does not adequately reduce the visual impacts of the building mass. • The noise study indicates that some impulse sound from the truck dock and tire installation facility may be heard from someone outside of the townhouses northeast of this site. Motion carried, 6-0. Corneille thanked Costco for its presentation. V. PUBLIC MEETING VI. MEMBERS' REPORTS VII. CONTINUING BUSINESS VIII. NEW BUSINESS IX. PLANNERS' REPORTS Franzen reminded the board that for the October 9th meeting, there is a workshop for the rescheduled presentation on traffic management and a transportation plan. COMMUNITY PLANNING BOARD MINUTES SEPTEMBER 25, 2000 PAGE 14 X. ADJOURNMENT Motion by Stoelting, second by Koenig to adjourn. Motion carried, 6-0. The meeting adjourned at 10:35 p.m.