Planning Commission - 07/23/2018 APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY,JULY 23, 2018 7:00 PM—CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: John Kirk, Charles Weber, Ann Higgins, Andrew
Pieper, Ed Farr, Mark Freiberg, Michael DeSanctis,
Christopher Villarreal, Carole Mette
CITY STAFF: Julie Klima, City Planner
Rod Rue, City Engineer
Matt Bourne, Manager of Parks and Natural Resources
Kristin Harley, Recording Secretary
I. CALL THE MEETING TO ORDER
Chair Pieper called the meeting to order at 7:00 p.m.
II. PLEDGE OF ALLEGIANCE—ROLL CALL
Absent were commission members Freiberg, Kirk, Villarreal, and Weber.
III. APPROVAL OF AGENDA
MOTION: Higgins moved, seconded by DeSanctis, to accept the agenda. Motion
carried 5-0.
IV. MINUTES
MOTION: Farr moved, seconded by Mette to accept the minutes of Monday, July 9,
2018. Motion carried 5-0.
V. INFORMATIONAL MEETINGS
ABRA AUTO BODY & GLASS
Location: 13045, 13075 & 13105 Pioneer Trail
Request for:
Guide Plan Change from Community Commercial to Industrial on 2.98 acres
Zoning District Change from C-COM to I-2 on 2.98 acres
Site Plan Review on 2.98 acres
Preliminary Plat of three lots into one lot on 2.98 acres
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Klima presented the preliminary staff report for the informational meeting, held due to a
change in publication timelines related to the July 4th holiday, which prevented a public
hearing to be publicized with sufficient notice per City Code. Commission members were
allowed to ask questions only, and then would be able to weigh in and hear public
testimony at the August 13 meeting. Also, any residents choosing to speak at the July 23
meeting would have their comments carried forward to the August 13 public hearing.
The property is currently zoned Community Commercial (C-COM), and the application
requested the property be reguided to Industrial, as was the case in 2004 before the
subsequent reguiding and rezoning for two approved developments that were never
constructed. The draft 2040 land use plan would guide this property for Flex Service
which supports the proposed use for the site.
The application proposed the development of an approximately 18,000 square foot Abra
Auto Body building exceeding the building material requirements per fagade for 75%
Class I and 25% Class II materials, and including a combination of materials (glass,
brick, and architectural precast). The architecture of the building would include varied
roof lines and building wall deviations. The required landscaping proposed a combination
of coniferous, deciduous and ornamental trees dispersed throughout the site, with
additional shrubbery, perennials, and grasses in excess of the City Code requirements.
Staff recommended a revision to the landscaping plan to include landscaping materials in
all parking islands, as well as adding grasses, shrubs and/or perennials along the fencing
to soften the visual impact from the right of way and adjacent properties. Staff would
continue to work with the applicant to determine the appropriate timeline for construction
of the pedestrian connection on the Abra property to Pioneer Trail.
Since the site also provides an access connection to the property to the south currently
owned by Metropolitan Airports Commission (MAC) that is zoned Airport-Commercial,
staff recommends a revision including a radius for the proposed connection to the MAC
property. The property owner would be required to provide a cross access easement for
this connection, and to show on the plans a pedestrian connection: a 10-foot easement
due to the future redevelopment of Pioneer Trail. No waivers or PUD and the plan was
compliant with City requirements. The plan also includes sustainability features and
improved efficiency building designs. No formal action was requested of the commission
at this time.
Paul Tucci of Oppidan Incorporated presented a PowerPoint and detailed the application.
He directed the commission members' attention to the existing facility and explained the
fence for the prototype,required to secure the cars to repair, was typically 8 foot high,but
would be lowered to be in compliance. He explained the new prototype rollout using a
combination of materials for the edifice, and the drop-off/pick-up parking concept. The
lighting would be less intense than usual retail and commercial sites, and the majority of
the work, with small exceptions, would be contained within the building. Tucci estimated
construction to take between five-and-a-half to six months. There would be 12-20
benefited employees and the average rate of charge was $2,200.00 per car.
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DeSanctis asked what provisions there were for mitigating and storing hazardous wastes.
Tucci explained there were oil-water separators to collect hazardous materials, and
mechanical work takes priority over bodywork. He displayed the paint booth and the
mix/storage rooms and explained trained staff would handle all paints and solvents. No
paint is transported through the shop. A service would handle empty paint cans.
Farr asked for exterior materials and elevations. Tucci displayed the elevations and
explained the locations of the brick-block, glass, and EFIS materials and the metal doors.
Farr asked if the north rooftop and Pioneer Trail view of the HVAC would be screened.
Tucci replied the HVAC would typically be placed in the middle of the roof to prevent it
being visible, but perimeter rooftop screening would also be considered. Farr suggested
providing a cross-section to illustrate this. Farr asked if cars would drive through the site,
and Tucci displayed the floor plan and explained the movement would only be in and out
through the east elevation. He showed the location of the fence. Farr asked the reason for
the asphalt along the north wall, and Tucci replied it was for the circulation of the
wreckers and for Fire Department access. All would be contained within the fence.
Pieper asked if there had been any community engagement on the part of the applicant.
Tucci replied there had not been. Klima replied she had received and answered one phone
call from a concerned resident in response to the notification of this meeting, and there
would be another public hearing notice sent out for the August 13 meeting (which would
meet the notice specifications). Mette asked for a closer look at the materials, and asked
Klima for clarification on the plans for the site to the south. Klima replied the property
south of this owned by Metropolitan Airport Commission (MAC) was zoned as airport
commercial and had no specific site plan, but when development opportunities arose it
would move forward through the formal City site plan and/or PUD approval process.
Mette asked how many stories such a zoning would allow; Klima estimated the height
restriction at around 30 feet, and offered to include the exact restriction in the next staff
report.
Higgins asked what kind of irrigation system was planned and if similar ones had been
included in other Abra locations. Tucci replied Abra had never designed an irrigation
system without rain sensors, which most communities now required, in it.
Farr asked what was planned for snow removal and suggested the fence be extended to
allow snow to be plowed onsite instead of hauled offsite. Tucci replied the applicant was
reviewing that and may pile snow in the stalls near the trash enclosure, or haul it outside
the fence to deposit on the landscaped areas, minimizing the use of salt. Farr
recommended taking the shrubbery out of the fenced-in area and place them outside
along the perimeter to benefit the public. He observed a Conditional Use Permit might
have been easier than the rezoning and re-guiding process to allow a different use in a
commercial district and might have been more proactive; however, there was no
provision for a Conditional Use Permit. Klima replied within the last nine months or year,
the City brought forward a text amendment to automotive repair, separating minor and
major repair, with body work qualifying as major work only allowed in industrial
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districts. The re-guiding and rezoning was necessary in order for this plan to be consistent
with new language recently adopted and came under the new Flex Service land use
designation in the draft Comprehensive Plan, which aimed to define and find areas that
do not come under the traditional industrial/commercial divide.
Farr asked if the applicant was ensuring a flow of traffic considering the proximity of the
MAC property to the south. Klima replied the applicant did provide trip generation report
and traffic flow would be part of the site development and the plan review should the
MAC site be developed in the future.
Pieper summarized the needs of the commission members: a sectional view of the
unscreened roof/parapet or a cross-sectional view with the screening; the adjacent land
height requirements; the irrigation plan; the fence line design; the landscaping design
along the outside perimeter of the fence. Mette also requested the elevations, and Klima
replied she would get those. The concept behind requiring landscaped islands within the
fencing was to facilitate a pleasant view surrounding the new use should Abra leave and
the perimeter fence come down. Klima would review the Code on this.
DeSanctis noted there would be a 24-hour illumination LED system and asked if there
were residential properties within sight of this development. He asked if dense evergreens
could be used to block ambient light. Klima replied a photometric plan was provided as a
part of the application meeting the City's requirements (half one foot-candle light
leakage, and the plan actually had zero foot-candle leakage) and staff would work with
the applicant to provide exterior landscaping to break up the views of long stretches of
fence.
VI. PUBLIC MEETINGS
VII. PUBLIC HEARINGS
VIII. PLANNERS' REPORT
A. ASPIRE 2040 UPDATE
SPECIAL STUDY AREAS
Klima presented a PowerPoint and explained in this chapter the City decided to
look at areas in Eden Prairie 1) going through a transformation on their own, or 2)
areas, which had not changed or gained much attention for some time. The first
location was the Martin Drive Study Area,bounded on the south by Highway 5,
on the east by Mitchell Road, and the regional bike trail on the northwest. The
Venture Lane property within this area is excess MnDOT right of way, which
MnDOT may wish to sell. The City of Eden Prairie has right of first refusal on
that property. There would be an RFP (Request for Proposals) going out in the
next couple of months. Key considerations were market realities and demand for
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use, appropriate use (which was not necessarily the same for the same zoned
properties, leading to the Flex Service model), land use compatibility and
development flexibility, limited development and redevelopment opportunities,
and not detracting from or competing with surrounding retail and service districts.
Recommended improvements were both high-level (such as zoning flexibility)
and site-specific, and included site-specific pedestrian connections, providing
some type of gathering spot such as a seating area for employees and a trail,
screening of the power substations, transit opportunities, and ensuring the Venture
Lane intersection is safe. Mette expressed support for the Flex Service concept
and listed the Abra application as a prime example of why it was needed.
Klima stated the Mitchell Road frontage area if redeveloped could provide a
prime opportunity for additional residential and first-floor retail that would
augment, not compete with, the area commercial services. She displayed massing
and scale modeling graphics. Higgins noted there was a lot of multi-family
housing in this area, underscoring the need to commercial services as described
by the Flex Service approach.
Farr asked if there were adjacent influences, such as in the northwest single-
family residential area, about noise, etc. Klima replied there was outreach done to
all property owners within all the special area studies and some along the trail.
There was some discussion through focus groups to prevent negative impacts,but
the City did not receive complaints about the uses in this area; the idea was to
promote and enhance what was there, not completely change the area. Farr asked
about any concerns with rezoning from the south side of Highway 5. Klima
replied there would be no change in zoning at this time and the City was engaging
in a high-level overview of the site in creating a new land use category. Concerns
could be aired at a later discussion if such a zoning change were to be made.
DeSanctis asked if this was an opportunity to put in a solar farm. Klima replied
the RFP going out at the end of August asked for a workforce housing and
innovation center. While sustainability was a feature for the site, the overall idea
was to integrate workforce housing and perhaps some co-location opportunities
and commercial/retail synergistic uses such as a taproom or a coffee shop.
Mette stated she lived in the neighborhood to the northwest of this area and the
trail was twenty feet higher than the surrounding land, providing a barrier
between her neighborhood and the area. Development would likely not affect that
residential area. Farr noted the area was visible on Highway 212 entering Eden
Prairie from the west and could have a gateway feeling. Klima replied the area
was roughly around five acres, but only four acres would become available.
The second area of interest was the Crosstown Industrial Area. It was not going
through the same transformation but was developed some time ago and is
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relatively secluded. It required no immediate attention,but the City wished to be
proactive in terms of potential development. This study area was bounded by
Highway 62 along Carlson and Industrial Drives. It too was divided into three
functional areas. Key considerations were again market realities, the necessity and
desirability for industrial uses, limiting incompatibility issues via buffering,
limited incremental transition opportunities, and limited redevelopment
opportunities. Recommendations for improvement included, again, zoning
flexibility, providing connectivity for pedestrians, improving the trail, which runs
through the area, screening the area along Highway 62, and opportunities for
development along Carlson Drive and the MPCA plant site.
Farr asked if the trail could be shifted to create larger parcels of land. Bourne
replied the trail ran along a railroad line and conversations with the Three Rivers
District had explored paving it,but shifting and a parcel combination it would be
a future conversation. The trail crossed Eden Prairie Road.
ECONOMIC COMPETITIVENESS
David Lindahl, Economic Development Manager, displayed a PowerPoint and
gave an overview of the chapter. Economic competitiveness involved maintaining
quality businesses that delivered services in an environment where people want to
work, live, and play. The chapter outlined maintaining a diverse economy by
retaining and attracting businesses, increase Eden Prairie's competitive advantage
in the region, create a better sense of community, and identify opportunity
markets. A key focus for development was ensuring there was adequate
infrastructure. The chapter, like most in the Plan, included sustainability features.
Pieper asked if this entailed creating economic development zones. Lindahl
replied it probably did not; aside from small grants, there was no direct funding
for residents to fund startups and the emphasis was on creating a place to support
small business and entrepreneurs.
DeSantis remarked Wayzata was undergoing a development boom and was
subsequently enhancing pedestrian crossings and lowering traffic speeds, and he
suggested this be done in Eden Prairie. Lindahl replied bridges and tunnels were
options for Prairie Center Road, though many people did not prefer them. There
had been improvements to pedestrian crossings such as giving longer pedestrian
crossing times, but he agreed there needed to be more options to improve the
pedestrian experience in Eden Prairie.
Mette noted the title implied a measurement, and asked for metrics. Lindahl
replied there would be no quantity analysis with other cities,but decent mobility
and accessibility was a key component and a simple formula along with a low
crime rate, safety and security, vacancy rates,parks and schools, a variety of
housing options, and retention of businesses. Lindahl was not sure if a set of
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criteria would be formulated in comparison to other cities. Mette in reply gave
examples such as housing-to-office ratios, etc. Klima replied this chapter was one
of the new requirements by the Metropolitan Council and may not be defined as
the competitiveness of individual cities but an overall regional competitiveness
involving cities learning to address regional competitiveness and collaborating
with one another.
IX. MEMBERS' REPORTS
X. CONTINUING BUSINESS
XI. NEW BUSINESS
XII. ADJOURNMENT
MOTION: Farr moved, seconded by Higgins to adjourn the Planning Commission
meeting. MOTION CARRIED 5-0. Chair Pieper adjourned the meeting at 8:36 p.m.