Planning Commission - 08/22/2016 APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY,AUGUST 22, 2016 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: Jon Stoltz, John Kirk, Travis Wuttke, Ann Higgins,
Charles Weber, Andrew Pieper, Ed Farr, Mark
Freiberg, Tom Poul
CITY STAFF: Julie Klima, City Planner
Rod Rue, City Engineer
Matt Bourne, Manager of Parks and Natural Resources
Julie Krull, Recording Secretary
I. PLEDGE OF ALLEGIANCE—ROLL CALL
Vice Chair Pieper called the meeting to order at 7:00 p.m. Stoltz, Weber and Wuttke were
absent.
II. APPROVAL OF AGENDA
MOTION: Poul moved, seconded by Higgins, to approve the agenda. Motion carried 6-0.
III. MINUTES
A. PLANNING COMMISSION MEETING HELD ON AUGUST 8, 2016
Klima said that Wuttke had notified her that he had to revisions to the minutes. The
first revision is on page 2, the second to the last paragraph and the second to the last
sentence. He would like it to read, "Wuttke said he is concerned about approving
these variances as the code amendment has not yet been approved by the Council."
The second revision in on page 5 under Members' Report. He would like the first
sentence to read, "Wuttke said he noticed the parks are heavy trafficked now by users
of augmented reality video games and would like to encourage users and parents of
kids to be safe and to know and be respectful of public property and private property
rights."
MOTION: Kirk moved, seconded by Farr, to approve the amended Planning
Commission Minutes. Motion carried 6-0.
IV. INFORMATIONAL MEETINGS
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V. PUBLIC MEETINGS
VI. PUBLIC HEARINGS
A. PRAIRIE BLUFFS SENIOR LIVING
Location: 10217, 10220, 10240, 10280 Hennepin Town Road and two additional
parcels (PID's: 36-116-22-11-0026 and 36-116-22-11-0003)
Request for:
• Guide Plan Change from Low Density Residential and Office to High
Density Residential on 4.74 acres
• Planned Unit Development Concept Review on 4.74 acres
• Planned Unit Development District Review with waivers on 4.74 acres
• Zoning District Change from Rural and Office to RM-2.5 on 4.74 acres
• Site Plan Review on 4.74 acres
• Preliminary Plat of six lots into one lot and one outlot on 4.74 acres
Link Wilson, of Kaas Wilson Architects,presented the proposal. Mr. Wilson stated
on April 25, 2016 they postponed the public hearing before the City Council
because there were discussions on possibly adding the Robertson property, which
would change the project. The revised proposal was submitted on July 13, 2016 to
include the Robertson property. Because of this, the building and site layout have
changed significantly. The changes are as follows:
1. The acreage of the site has increased from 3.37 acres to 4.74 acres;
2. There are now two buildings connected by a skyway;
3. The buildings are 3 story except for a portion of the north building, which is
proposed to be 4 stories;
4. The number of units has increased from 116 to 138;
5. The density has decreased from 34.7 units per acre to 29.1 units per acre;
6. Trails and walking paths have been added on the property for the residents;
7. Community rooms, day rooms and other amenities have been added;
8. There is surface parking behind each of the buildings and overall there are 29
more parking stalls; and
9. There have been fagade improvements including the addition of balconies and
other architectural features.
Mr. Wilson said they will also be providing access to the City's infrastructure in the
northeast corner of the site via a paved drive between the parking lots.
Vice Chair Pieper asked Klima to review the staff report. Klima said the request is
for a comp plan amendment and rezoning requests, plus waivers. Because the site
is a senior resident building a reduction in parking is requested. There have also
been modifications in building materials and gathering areas for the residents. The
project proponent is including affordability in this proposal and City Council will
take this into consideration during its review. There are two communications from
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nearby residents that wanted their views to be known for the record and they are
included in the packet. Also, the triangular piece of MnDOT right of way south of
the driveway entrance into the project area has been conveyed to the City and the
excess right-of-way has been incorporated into the project. Staff is recommending
approval based on recommendations in the staff report.
Vice Chair Pieper opened the meeting up for public input.
Tom Wohler, of 10335 Normandy Crest, who is representing the town home
association, said they are concerned about the parking available on site and they do
not feel it will meet the needs for this project. Their concern was that since there is
not street parking available, they would be parking in the residential areas when
there is not available parking on site. They also feel there would be added traffic to
the area and they are concerned about the tree loss.
Resident, (did not identify himself, only to say he lived across the property), asked
what the distance was that the building was moved and if the height of the 4-story
building was only 50 feet high.
Annette O'Connor, of 10444 Swans Way, said she brought along emails from
residents in the area that are opposed to this project. She stated that she and others
think the height waiver is too high, and are opposed to the density change. They
also see the parking as an issue, as well as the added traffic to the area. She also
stated putting a high building in the area would look out of place. They have
concerns with the tree replacement as well as the right turn lane into the
development. She stated they live in a residential area and now are going to have a
commercial building in the area, which will be out of context in the area. She said
they are not opposed to senior living in the property but it is the magnitude of the
property.
Eric Barton, of 9902 Lee Drive, said the back of his house faces this development
and would like to address a few things tonight. The architect said this development
is being placed in an area where there are 3-story houses, and that is simply not the
case. Most homes in the area are 2-story houses, unless the architect is counting
basement windows. But the concern is the setback. This is the gateway to the
neighborhood, down Hennepin Town Road. The first thing you will see coming
into this development is a 4-story building. They are asking for a setback waiver
for this building and a height waiver. The tall building by the road is a problem
because it affects the feel of the neighborhood. In looking at other senior housing
developments in Eden Prairie, they are not in residential areas, but rather
commercial areas and are set back further from the roads. He stated they want a
feel where this is a walkable neighborhood and this project would not promote that.
He would ask when considering the waiver requests, how this development would
fit in with the whole neighborhood and would urge Commission to reject this plan.
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Tim Beutell, 9890 Lee Drive, said he has lived in this area for about 27 years and
have seen things change and develop. He feels this project is being squeezed into
this area and would like the Commission to consider rejecting it.
Steve Mohn, of 9812 Lee Drive, said he also feels this project is too much for this
area. This is residential area and should have the lower density. He said he
understands this is a difficult property to build on but we feel it is too big for the
area.
Vice Chair Pieper asked Mr. Wilson to address the comments and questions. Mr.
Wilson said this is not cheap land that is for sale today. And because of that, they
want to control what goes in there. Also, in the 1940's and 1950's, he said there
was a surge of baby boomers and now we are seeing those same people needing
housing. They do live in this community and deserve an opportunity to stay here.
There was a statement that there was not enough parking and staff would park
outside. That is not correct as staff will park inside, underground. He said there is
more underground parking than what is needed and the memory care residents at
this facility will not utilize the parking. Because of that, there should be plenty of
parking for family and visitors. During the holidays they will expect to utilize
parking at the retail areas across the street and they will also look into a valet
service. There are a lot of trees onsite and they have a very robust landscape plan in
place. He said they are also willing to add more trees to the area. In regards to the
setbacks, there was a question as to how far is the building moved back and that
would be 10 feet as they want to be close to 169. And the question was how tall the
building is. . The three story portion is 38 feet. The building is over 30 feet away
from the curb and that is the closest location to the curb. He also pointed out on the
PowerPoint that the portion of the building closet to the road is 3 stories high. Mr.
Wilson said this development will have significantly less traffic than Summit Place
in Eden Prairie, because they do not have physical therapy there and there were also
Minnesota Vikings that would use the facility for their whirlpool for therapy and
they have the same amount of surface parking as the new development. If this site
was developed into office or single family homes it would generate more traffic.
Ben Delwiche stated the traffic study was done based on what the property was
zoned currently. It stated the study would produce less traffic with this project in
the area. Mr. Wilson stated they are 30 feet from the curb and he understands the
resident's concerns when they state it will be a dense project but he assures them it
will not be the case.
Farr asked Mr. Wilson what was the outcome of the neighborhood meeting. Mr.
Wilson said the three story building has a shift back and that was adjusted after the
meeting, as it was straight prior to the meeting.
Vice Chair Pieper asked the city to address the right turn lane. Rue said this right
turn lane is not getting added now,but will be done by the City in the future. Vice
Chair Pieper asked if there were any issues in regards to traffic with this project.
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Rue said in regards to their traffic study it shows there is no significant shift for
traffic. With this project there would be more traffic throughout the day,rather than
at peak times. The right turn lane would help,but the City will need to identify a
funding source. Mr. Wilson stated that was in their budget to build that right turn
lane and they would be willing to work with the City to get this installed and they
can offer that on the table tonight.
Mr. Barton stated the project proponent did not show a 4-story building at the
meeting so he is unsure where this came from. He expressed concern with the
changes and also need for additional amenities. He stated he doesn't feel this isn't
an appropriate use of land but just feels it is too much for this piece of property.
Farr asked about the traffic study and asked if there was any thought about
pedestrian movement if the residents would be crossing the street going to
Walgreens. Rue said that signal to go across the street could be adjusted to allow
seniors time to cross the street.
Farr asked about the triangular parcel on this project. Klima said the triangular
MnDOT site, MnDOT has conveyed that to the City, so an encroachment
agreement will need to be prepared and signed by the proponent as part of a
Development Agreement.
Farr asked about the existing tree height and when they are taken down there will be
a loss and could the project proponent address the comparison to this tree loss.
Bourne said there have not been any specific heights that have been measured,but
there are some larger ones that will come down.
Freiberg asked the project proponent if they can increase the caliper of trees being
replaced. Mr. Wilson said they could absolutely replace with larger trees.
Freiberg said in regards to the 4-story building, he understands what the residents
are saying in regards to height and asked if it be lowered to a 3-story building. Mr.
Wilson said we are trying to accommodate affordability. He also stated in regards
to the residents walking to Walgreen's, there is a van that takes people to and from
the building.
Higgins commented that affordability was an issue when this was brought up in the
previous meeting and she would hate to see this go. There is a new community that
is going to come together with this development and she is encouraged by what was
said previously in the presentation.
Kirk said he appreciates the neighbors' responses and knows that it is a tough
situation when there is a development coming into an area where there has not been
any development. Unfortunately, someone owns this property and they have the
right to have it developed,but said the Commission understands the impact on the
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neighbors. He stated he knows there is a strong need for senior housing and would
like to see Eden Prairie offer this to those residents. There is no easy decision on a
development like this but it is important to think what could go into this area if the
senior housing was not developed.
Karen Flood, of 9870 Lee Drive, said she has a question about traffic coming off
Normandy Crest. Are new stop lights going in at that intersection? Rue said a
signal would not be justified in that area and in regards to a four way stop, that may
not be feasible either.
Farr said in regards to the scale of the building,he did not see the length of the
building,but in regards to the height and mass,he stated it is a very substantial
building and is looking for a buffer from the building to the neighbors. A gesture to
the loss of trees on this property may be an upgrade to the landscaping in this area
so it looks like a balanced effect when approaching the development. Also, if the
buildings were disconnected and not one building, no one would know that, so the
ins and outs are very important. To have that look something different to break up
the north and south masses may help. The step down effect was successful in
regards to the roof line and would be nice if this could be done on the longer
building.
Vice Chair Pieper asked City staff to address funding for right turn lane. Rue said
this could be a possibility to work with and partner with the project proponent.
Vice Chair Pieper asked in regards to tree loss, would the City be willing to work
with the developer. Bourne said they would work with the developer.
Farr said this is a good use for the land and he is fine with traffic in the area. He is
also concerned with the neighbors in the area and would like the developer to
upgrade the landscaping in the area. He would like them to add strategic features
and also caliper inches in regards to the trees.
Freiberg said he is having a hard time supporting the 4-story building and cannot
see this as not being a problem. He also stated we must realize this property will
get developed and as a Commission must decide what is best for the area.
Higgins asked if the additional landscaping Farr was referencing would require the
project proponent to come back before the Commission. Klima said it could be
brought back before the Commission or could be made as a recommendation to
move onto City Council. Higgins said she would rather it be a recommendation.
She also sees that the 4-story is a problem with the neighbors but she also would
like to see this project more forward in its current form of 4-story.
Poul said he is supportive of this project moving forward.
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Kirk said this is a good alternative for the area and he does support it moving
forward. Vice Chair Pieper is also in favor.
MOTION: Kirk moved, seconded by Farr, to close the public hearing. Motion
carried 6-0.
MOTION: Kirk moved, seconded by Farr, to recommend approval of the Guide
Plan Change from Low Density Residential and Office to High Density Residential
on 4.74 acres; Planned Unit Development Concept Review on 4.74 acres; Planned
Unit Development District Review with waivers on 4/74 acres; Zoning District
Change from Rural and Office to RM-2.5 on 4.74 acres; Site Plan Review on 4/74
acres and Preliminary Plat of six lots into one lot and one outlot on 4.74 acres based
on the plans stamped dated August 17, 2016 and the information included in the
staff report dated August 17, 2016 with the additional recommendation that the City
continue discussion with the project proponent with the goal of enhancing the
landscaping including facilitating landscaping blending with neighborhood and
ways to facilitate the right turn lane in the shortest amount of time. Motion carried
5-1 (Freiberg).
B. VARIANCE 2016-08
Location: 11000 West 78f Street
Request to:
• Allow a variance for proposed exterior screening and improvements to an
existing building that would exceed the maximum building height permitted
by City Code.
Steve Klineman, of SKD Architects, showed a PowerPoint of the project. He said
they have been developing this project since 2007 and are here tonight to beautify
the building and would like to integrate the mechanical screening and create more
of a cap to the building to create an interesting structure to the building. He stated
there are a lot of grade changes on the site. The parking lot is also very steep so this
was a difficult project to work with. The owner wanted to add stone to the building
and that is shown in the pictures. The mechanical equipment is also extending
above the roof. Their goal is to recreate a finished top to the building and they had
to be careful with what they were adding to the building in regard to weight, so the
product is very light weight. Mr. Klineman also showed a 3-D diagram of the
proposed building. He said they feel this is in character with other buildings that
have been approved in the past and an improvement to the existing structure.
Vice Chair Pieper asked Klima to review the staff report. Klima said 4 feet of this
proposal was approved in 1984, so the Commission is just actually approving 10
feet tonight. Staff is recommending approval based on the staff report
recommendations.
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Poul stated it is a very nice project and looks good. Freiberg and Kirk concurred.
Vice Chair Pieper opened the meeting up for public input. There was no input.
MOTION: Higgins moved, seconded by Kirk, to close the public hearing. Motion
carried 6-0.
MOTION: Higgins moved, seconded by Kirk, to approve the Final Order 2016-08
to grant a 14 foot building height variance, subject to the information included in
the staff report dated August 17, 2016 and the building height shall not exceed 54
feet as depicted on the site plans prepared by SKD Architects, Inc. Dated 7/22/16.
Motion carried 6-0.
VII. PLANNERS' REPORT
A. CODE AMENDMENT—FLOOD PLAIN
Rue stated the City received a letter in early May from FEMA that new Flood Plain
maps were approved and would become effective November 4, 2016 and we need to
update our code amendment with these new changes. In order for citizens in Eden
Prairie to buy discounted insurance through FEMA, Rue stated we do have to adopt the
new ordinance tonight. The maps are now digitized. Most areas did not change in
Eden Prairie. What we are asking for tonight is for the Commission to recommend to
City Council to amend this code change.
Higgins asked about the Minnesota River flood plain and if those requirements that are
in code now will stay the same. Rue said this new flood plain change will take affect
over the old one.
Rue said there were about 150 properties that were impacted by this change and notices
will be sent out to these homeowners of the changes. This process is to get this new
code amendment in place before November 0'.
MOTION: Kirk moved, seconded by Freiberg, to recommend to the City Council
approval of an amendment to the City Code to meet the standards required for
participation in the National Flood Protection Program as outlined in the Code of
Federal Regulations, based on the information included in the staff report dated August
17, 2016. Motion carried 6-0.
VIII. MEMBERS' REPORT
IX. CONTINUING BUSINESS
X. NEW BUSINESS
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Poul asked Klima if there is to be discussion on a senior housing ordinance. Klima said she
expects this will be addressed through the housing study currently underway and with the
Comp Plan update.
XI. ADJOURNMENT
MOTION: Kirk moved, seconded by Farr, to adjourn the Planning Commission meeting.
Motion carried 6-0.
Vice Chair Pieper adjourned the meeting at 9:07p.m.