Planning Commission - 02/25/2008 APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, FEBRUARY 25, 2008 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: John Kirk, Vicki Koenig, Jerry Pitzrick,
Frank Powell, Peter Rocheford,
Kevin Schultz, Fred Seymour, Ray Stoelting,
Jon Stoltz,
STAFF MEMBERS: Stu Fox, Manager of Parks and Natural Resources
Al Gray, City Engineer
Michael Franzen, City Planner
Scott Kipp, Senior Planner
Julie Krull, Recording Secretary
I. PLEDGE OF ALLEGIANCE—ROLL CALL
Chair Stoelting called the meeting to order at 7:00 p.m. Absent: Koenig, Rocheford,
Schultz, and Stoltz.
II. APPROVAL OF AGENDA
MOTION by Seymour, seconded by Kirk, to approve the agenda. Motion carried
5-0.
III. MINUTES
PLANNING COMMISSION MEETING HELD ON FEBRUARY 11, 2008
MOTION by Seymour, seconded by Kirk, to approve the minutes. Motion carried
3-0. Pitzrick and Stoelting abstained.
IV. INFORMATIONAL MEETINGS
V. PUBLIC MEETINGS
VI. PUBLIC HEARINGS
A. UNITEDHEALTH GROUP PUD CONCEPT AMENDMENT
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February 25, 2008
Page 2
John Dietrich, of RLK, Inc., principle landscape architect for UnitedHealth
Group, presented the proposal. He said they are here tonight to request approval
of the PUD for the 71 acre site with a slight difference of approximately 15,000
sq. ft. from 2002 to 2008. He utilized the overhead project to illustrate the
boundary changes. He said there will be a mixed use campus of
office, commercial,residential and retail units on this site. This project is located
on the southeast corner of Hwy 62 and Shady Oak Road. He pointed out the
benefits to the City would be the preservation of 12.2 acres of wetland, significant
tree loss at only 32%, a mixed use campus area,preservation of the 10 acre
wooded knoll and accommodation of the future LRT station and Park-and Ride
within the site.
Dennis Spalla, representing UnitedHealth Group, indicated he wanted to address a
few items that were in Attachment A of the staff report. First of all,he said they
want to ensure the Commission and City they are going to accommodate the LRT
because it will be an important development on their site. He said for
UnitedHealth, they expect to be reimbursed for any taking of land in the LRT line.
In regards to the requirement to participate in a special service district they are
comfortable participating in transportation improvements based on an assumption
that the district area will be between 1200 to 1500 acres and cost of improvement
will be born by the members of the district . I
Stoelting asked Kipp to review the staff report. Kipp said this was an original
PUD that was approved in 2002. The developer did update some items and these
changes are in the staff report. Staff recommends approval based on page 4 of the
staff report. He added that the original PUD Concept Plan approved by the City
Council in 2002 was to establish the framework for land use and site planning for
future development of the UnitedHealth Group's 71 acre site. The Development
Agreement for the Concept Plan will expire on March 20, 2008. UnitedHealth
Group desires to reestablish its PUD Concept Plan by updating the plans to be
consistent with current codes, and new traffic and wetland analysis. The plans are
overall consistent with the original PUD.
Stoelting asked why there were no architectural designs included in the packet.
Kipp said this was only a concept review and presentation on those documents
would be part of zoning and site plan review at another time in the future.
Kirk asked how much flexibility the project proponent would have in regards to
the heights of the buildings in the plan. Kipp indicated that flexibility in height
would be a story or less,but the actual height approved is based on construction
drawings to be reviewed as part of a rezoning and site plan application.
Stoelting opened the meeting up for public input.
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February 25, 2008
Page 3
Tim Johnson, of LLS Systems, asked the question if there was a time table of
when this development would begin.
Mr. Spalla said they do not know precisely when they will start this project. He
pointed out that an amendment to the development agreement will have a 5 year
window. They would like to start in the next couple of years,but before they
begin they would like to have more information on the LRT. He said it is a
complicated project;hence the planning of the infrastructure and control of the
wetlands and development of the roadways is what is very time consuming.
Stoelting asked why there was a delay in the 2002 project and also asked the
project proponent how he would go about starting such a big project.
Mr. Spalla said it was not developed because they are not really a developer, they
develop health plans. In working with real estate development, they hire people
like Opus to develop the project. He pointed out they do not own their property,
but rather lease it. They put their profits into operations and development of
people. They have not developed the land because they are busy with their
company growth. He pointed out they are building an expansion to their campus
in Minnetonka; they have approval to build an additional 300,000 sq. ft. He
stated because they have to plan for the LRT, it could cause a delay in the project.
In regards to starting the project, Mr. Spalla said they would probably develop
two buildings at a time. They would also put up retail as soon as the office
buildings go up.
Pitzrick asked about the LRT station location and how this would affect
development. He also asked why they would decrease retail space from 50,000 to
25,000 sq. ft. if the LRT would be coming to the area. Pitzrick said he was also
concerned with the multi-family housing and asked if the Commission can be
assured the project proponent will maintain it as such, given the current housing
market.
Mr. Spalla said the LRT coming into the area would be dependant on county
discussions. He pointed out there are three potential locations for the LRT station
and pointed those out, utilizing the overhead projector. He also said if the LRT
does not make it into the area, the extra land could then be developed.
John Dietrick said because of the impact of buffers and wetlands, they had to
reduce the amount of retail space in order to accommodate parking requirements.
He said in regards to the residential component, it is a benefit to the site to have
this in the area for additional parking needs and car flow.
Pitzrick asked the project proponent if they would come back and ask for more
office space. Mr. Spalla said they will work with the City on this issue,but it
would be dependant on market issues at the time.
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February 25, 2008
Page 4
Stoelting asked Kipp, in regards to the 2008 PUD waivers, how they compared to
the 2002 PUD waivers. Kipp said they are the same.
MOTION by Pitzrick, seconded by Kirk to close the public hearing. Motion
carried 5-0.
MOTION by Pitzrick, seconded by Kirk, to recommend approval of the Planned
Unit Development Concept Amendment on 71 acres based on plans stamped
dated February 14, 2008, and the staff report dated February 22, 2008. Motion
carried 5-0.
B. UNITEDHEALTH ALTERNATIVE URBAN AREAWIDE REVIEW
(AUAR) UPDATE
The original AUAR approved by the City Council in 2002 was to establish the
potential impacts and mitigation plan for those potential impacts associated with
the future development of UnitedHealth Group's 71 acre site. The original 2002
AUAR expired in April 2007. UnitedHealth Group desires to reestablish the
AUAR by updating the document to be consistent with current codes, and new
traffic and wetland analysis. The AUAR update is overall consistent with the
original AUAR.
John Dietrich presented the second part of this proposal. He said this part of the
proposal is driven by the Environmental Quality Board Regulations. He stated
they looked at potential impacts at what this site plan would generate, such as
traffic, storm water, and infrastructure. Mr. Dietrick stated they are requesting
Commission support of the draft AUAR document.
Stoelting asked Kipp to review the staff report. Kipp said the City is the
regulatory unit that would oversee the preparation of the document. He pointed
out the public comment period starts today, February 25, 2008, and will end
March 26, 2008. The City will take the comments and put them into a final
AUAR document to be presented to the City Council for approval. The role of
the Planning Commission is to conduct a public meeting and accept written and
oral comments to be entered into record, review the draft AUAR and determine if
it is complete and accurate, identify potential impacts, identify mitigation plans,
and identify potential impacts that warrant further investigation before the project
is commenced. Kipp said Staff has determined that the AUAR is accurate and
complete with regards to answering the questions. The staff report identifies
potential impacts, which are: fish, wildlife and ecologically sensitive resources,
physical impacts on water resources, erosion and sedimentation control, water
quality, and traffic. Kipp said he believes the document identifies the impacts and
would not warrant further investigation. Staff recommendation is to accept the
AUAR document and draft mitigation plan as accurate and complete to the City
Council.
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February 25, 2008
Page 5
Stoelting opened the meeting up for public input. There was no input.
MOTION by Kirk, seconded by Seymour, to close the public hearing. Motion
carried 5-0.
MOTION by Kirk, seconded by Seymour, to accept the draft AUAR document
and draft mitigation plan as accurate and complete knowing the comment period
will remain open until March 26, 2008. Motion carried 5-0.
Stoelting stated before moving on in the meeting,he would like each student to
come up and introduce themselves, state what class they are attending and what
they have learned this evening.
Adam Fletcher, a junior at the University of Minnesota majoring in housing
studies, said he came to the meeting tonight to see the relationship of PUD and
housing issues and what would be going into the development of this project. He
also wanted to see what the Commission's perspective was on this proposal.
Loreen Ferrara, attending a senior seminar class at Eden Prairie High School, said
her class is doing a political portfolio project and they were asked to come to a
meeting to observe the Planning Commission.
Alysa Newton, who is also in the same class as Loreen, stated she was not aware
of how formal the meeting was and asked if they used scripts. Stoelting
reaffirmed it was a formal meeting and said they do use a script, called a letter of
transmittal.
Ben Johnson, was also in the same class as the other two students, said what he
learned tonight was the structure of this system.
Ali Fischer, who also attends Eden Prairie High School, said she is also
observing how the meeting was run and thought it was pretty cool and formal.
Kathy Ferrara, mother of Loreen, said she is a long time resident of Eden Prairie
and liked what the Commission had said to the project proponents tonight. She
also asked what a PUD is. Franzen said it is just the initials for Planned Unit
Development; which typically means it is a vision for the future.
VII. PLANNERS' REPORT
Franzen said on March 10"'meeting there will be no public hearing. There will be a
staff and consultant presentation of a master plan for Camp Edenwood.
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February 25, 2008
Page 6
Franzen also pointed out the April 28"'meeting will have to be moved to another date because
this is the night chosen for the Boards and Commission banquet.
VIII. MEMBERS' REPORT
Powell said 6 months to a year ago, impermeable surfaces were discussed. He would like
this concept to come back before the Commission. He would like to see a policy
developed for percentage of front yard surface that can be paved. Commission Members
felt this was a good issue to bring back before the Commission.
IX. CONTINUING BUSINESS
X. NEW BUSINESS
XI. ADJOURNMENT
MOTION by, seconded by, to adjourn the meeting. Motion carried 5-0.
There being no further business, the meeting adjourned at 8:16 p.m.