Planning Commission - 01/28/2019 APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY,JANUARY 28, 2019 7:00 PM—CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: John Kirk, Charles Weber, Ann Higgins, Andrew
Pieper, Ed Farr, Michael DeSanctis, Christopher
Villarreal, Carole Mette
CITY STAFF: Julie Klima, City Planner;
Matthew Bourne, Parks and Natural Resources
Manager; Rod Rue, City Engineer;
Kristin Harley, Recording Secretary
A. CALL THE MEETING TO ORDER
Chair Pieper called the meeting to order at 7:00 p.m. Absent were commission members
Kirk and Weber.
B. PLEDGE OF ALLEGIANCE—ROLL CALL
C. APPROVAL OF AGENDA
MOTION: Villareal moved, seconded by DeSanctis to approve the agenda. MOTION
CARRIED 6-0.
D. MINUTES
MOTION: DeSanctis moved, seconded by Higgins to approve the minutes of December
10, 2018 with the correct spellings of Xcel Energy and kV (kilovolt). MOTION
CARRIED 6-0.
E. INFORMATIONAL MEETINGS
F. PUBLIC MEETINGS
G. PUBLIC HEARINGS
A. STABLE PATH
Location: 9560 Stable Path
Request for:
0 Planned Unit Development Concept Review on 5.9 acres
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January 28, 2019
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• Planned Unit Development District Review with waivers on 5.9 acres
• Zoning District Change from Rural to R1-9.5 on 5.9 acres
• Preliminary Plat of one lot into seventeen lots and seven outlots on 5.9
acres
Steve Schwieters, owner of Wooddale Builders,presented the application. 17 60-
foot-wide lots were planned, marketed to "empty-nesters," probably age 50 and
older. This audience was surveyed before the application, and housing for them
was needed in Eden Prairie. The houses would be slab-on-grade to accommodate
the flat property. Foundations could be put in if the owners wished. Pricing would
be $550,000 to $625,000.00. The houses would be 2,100 square feet on each
floor, with two bedrooms on the first floor, a study, and options for four-season or
covered screen porches. Wooddale Builders was a customer builder and could
accommodate the new owners. He displayed an illustration of the side-load garage
design completed in Bloomington. This architecture was favored,but Wooddale
also offered a quality front-loading garage design. It was possible to add a
basement. Neighborhood meetings held by the developer showed a consensus on
vacating the existing right-of-way north of the project area. The back lots were
bisected by a utility easement which left an approximate 10-foot area between the
proposed development and the existing homeowners' properties in Cole Court.
The trees were scarce along that property line, so the majority of the trees would
be planted there and the 10-foot section deeded to the existing homeowners to the
north (Cole Court).
Farr asked if the outlots were required due to the gas line, or if they could not
simply be an extension of the project's back lots. Schwieters corrected himself to
say Wooddale was creating the outlots to turn them over to the property owners to
the north. It was impossible to plant trees in the gas line easement. There would
also be boulevard trees,but the majority of the trees would be planted in the
outlots, and this was suggested by a number of the existing homeowners.
DeSanctis asked if the row of pine trees in north end were in the easement, north
or south of gas line. Schwieters replied they were northeast and were already on
private property. None were on the Stable Path development. DeSanctis asked
what kind of tornado shelter would be offered in slab on grade properties.
Schwieters replied that question had come up. In other slab-on-grade
developments built by Wooddale Builders, the bathtub was the safest place in a
severe storm.
Mette asked for and received confirmation this would be a homeowners
association offering lawn maintenance and snow removal, rather than a single-
family development. Mette asked if there would be an array of designs for
homeowners to choose from, as she wished to avoid a"cookie-cutter"
development in Eden Prairie with all houses looking the same. Schwieters replied
homeowners would have four different elevations to choose from. All would be
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January 28, 2019
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four-sided architecture with no false fronts. He displayed black and white
drawings of the elevations. Final products and materials had not yet been
determined.
Villarreal asked for the location of the new electric lines. Schwieters replied the
new electric lines would be all underground, and the panels would be attached to
the garages. DeSanctis asked if there would be a provision for pedestrian access
allowing cyclists and pedestrians. Schwieters replied there would be a sidewalk
on the south side of Dell Drive, connecting to the sidewalk along Stable Path.
There was a trail out of the park and alongside Stable Path, and from Dell Road
into the park.
Klima gave the staff report. The development called for the creation of 17 lots and
7 outlots, 6 being created to be deeded to the Cole Court owners. The
development requested waivers for front and side setbacks, and minimum lot size
and width. The project proposed to include an east/west road extension of Dell
Drive to Stable Path. Villa style homes would offer single level living. The lots
ranged in size from 8,301 square feet to 13,187 square feet with the smaller lots
proposed on the south side of the proposed street. Due to the presence of a utility
easement on the north side of the property, the larger lots were proposed on the
north side of the proposed street. The tree replacement requirements were being
met by this development. The right-of-way would be vacated as supported by
neighboring property owners, and Dell Drive extended through the development.
Staff recommended approval of the application subject to the conditions in the
staff report.
DeSanctis asked if the future projected improvements of the south end of Dell
Road as it traverses the bluff. Rue replied the project would begin perhaps in five
years. Villarreal asked if there were any requirements to notify customers of the
high-pressure gas line in the back lots. Klima replied there was not,but it could be
included in the development agreement and would also show on all individual
surveys. There were no requirements for the development to require educational
materials,but this could be built into the agreement. Mette asked for next steps to
approve architecture styles and prevent repetition. Klima replied this would be
addressed through the building permit process and the homeowners' association.
The zoning code did not address single-family home architectural styles, but staff
could help draft language. Discussion followed on possible language to include in
a motion to address architectural styles.
Farr stated there appeared to be the ability to achieve the required front yard
setback, and asked if this had been considered. Klima replied this had been
examined, and backyards were preferred by homeowners for improvements (fire
pits, etc.), so the front yard setback waiver was favored. Farr stated the loss of
heritage trees on the site increased the requirement for replanting, and lamented
most of the trees would be placed in the proposed outlot. He asked if there was a
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precedent for this. Bourne replied planting trees and/or building a stormwater
pond on an outlot was not unprecedented. There was no minimum per lot or per
type of tree; ability of the trees to survive was the paramount consideration. Klima
added the city would receive a security for the landscaping and would hold it for
one year or two growing seasons. It would be the developers' responsibility
through this warranty period to ensure the trees are thriving.
Mette asked if the existing home merited examination from the Heritage
Preservation Commission. She noted this could be the last of the small farms in
Eden Prairie and she had mixed feelings about losing it. Klima replied the existing
home was not a historic property and there were still other active farms in Eden
Prairie. Pieper asked if this was the last small farm in Eden Prairie. Klima replied
it depended on definition, but the Marshall farm on Dell Road still existed, as well
as the Siever Peterson property and others. Farr if there was a reason the southeast
corner next to lot 8 would be a triangulated right-of-way instead of being turned
back into private property. Rue replied private and public utilities ran through
there and the City would still own it.
Farr asked Schwieters to detail the prototypes offered for this development.
Schwieters replied this was probably the 26t" townhome development done by
Wooddale, and was considered a high-end custom builder. The materials used
would be the same,but the architecture would be different. The front porches and
columns would show variety, and they would push for the side-loading garages.
He offered to bring samples at a later date. Farr expressed approval of the
drawings that were shown. Schwieters added the front setback allowed some trees
to be planted in the backyards. The existing evergreens to the north would stay.
Farr replied trees were important for shading as well as screening. He urged
Schwieters to look at and consider saving trees 5, 27, and 28, and thanked
Schwieters for retaining a heritage tree along a retaining wall. Farr urged pushing
back the setback. Schwieters replied the desired three-car side-load garages
required the setback waiver. Two-car front-loaded garages were depicted on the
architectural plans which were preliminary.
Villarreal noted the gas line would be liquid petroleum and asked what
discussions had occurred with Magellan regarding a disaster plan in the case of a
leak. Bob Molstad of Sathre-Bergquist, Inc. replied there was an application
pending to Magellan and was waiting for a response. Villarreal asked if
homeowners would see a physical marker for the line. Molstad replied there was
one;he would discuss this when Magellan had its site visit. Residents would be
notified however that a pipeline ran through it. Higgins asked how long the
pipeline had been there. Rue replied it had been in existence at least 30,perhaps
40 years; it started in Carver County and ended at the airport. Mette noted the
easement dated to 1954.
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MOTION: Farr moved, seconded by Higgins to close the public hearing.
MOTION CARRIED 6-0.
Mette stated she had no issues with the setbacks, and was a proponent of higher
density housing and "urban" designs. She urged language that generally required
using a variety of architectural styles and utilizing staff to craft specific language
for this and future developments. DeSanctis asked for and received confirmation
the City code allowed solar panels on roofs. Farr compliemented the development
and echoed Mette's suggestion for architectural guidance. He urged a smaller
setback but was satisfied with what he saw.
DeSanctis asked if a community garden was possible in the triangular plot. Rue
replied he did not know; city staff would discuss it. Villarreal concurred on the
setback variance allowing more flexibility in the development and echoed Mette's
concern regarding architectural variety. He also expressed concern the City was
losing open space. This was a general concern, not necessarily attached to this
development. Higgins agreed variety on setback would be preferable but was not
critical in her opinion. She noted there was still a lot of open space in that
neighborhood even with this development. Klima offered to research previous
development agreements to draft specific language on architectural variety.
MOTION: Farr moved, seconded by Mette to recommend approval of the
planned unit concept review on 5.9 acres,planned unit development district
review with waivers on 5.9 acres, zoning district change from Rural to R1-9.5 on
5.9 acres,preliminary plat of one lot into 17 lots and seven outlots on 5.9 acres,
based on staff report dated January 24, 2019 and plans stamp dated January 22,
2019 with the additional condition that Planning Commission recommends to
staff to draft an architectural variation condition or language going forward about
this and future developments. MOTION CARRIED 6-0.
B. GROUND STORAGE WATER RESERVOIR & PUMP STATION
Location: Northwest of Hwy 212, southeast of Minnesota River Bluff LRT
Regional Trail and northeast of Eden Prairie Road
Request for:
• Planned Unit Development Concept Review on 6.55 acres
• Planned Unit Development District Review with waivers on 6.55 acres
• Zoning District Change to Public on 6.55 acres
• Site Plan Review on 6.55 acres
Rick Wahlen, Eden Prairie Manager of Utility Operations, introduced Jason
Jensen, water resources and facility engineer for Advanced Engineering and
Environmental Services, and detailed the application. In a PowerPoint he
displayed the site and explained the need for the reservoir due to population
growth and public fire protection. Wahlen detailed the timeline, showing
construction complete in August 2020. He detailed the site selection process: it
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needed to be close to water mains, was inexpensive, and easily acquired. The City
purchased the property but MnDOT retained ownership of the stormwater ponds.
It was located close to a bike trail and the former Historic Washburn Depot site,
which drove the design and facilitated a historic educational element. Most of the
tank would be invisible to the public and the planned berm to the south between
the facility and the highway would help provide screening, as would the existing
trees. Stormwater would be captured on site as well. Wahlen displayed elevations
showing the depot-like style mimicking the original facility with an interpretive
sign which. The plan was to consult with the Historic Preservation Commission to
add other educational and interpretive features. The existing trees would remain
and those and the steep berm would help screen the facility. The proposal
included three waivers for architectural materials and building appearance, for a
higher fence, and for the colors used, which would also mimic the original Depot.
DeSanctis asked if analysis was done on the possible effect of the water table and
adjacent ponds or wetlands, considering this was a concern of the surrounding
neighborhood when Highway 212 was built. Wahlen replied the reservoir would
be constructed at a higher elevation than the water table. Jensen added the bottom
of the water tank would be higher than the highway. DeSanctis also asked what
impact this development would have on the subterranean channels between
Mitchell and Red Rock Lakes. Wahlen replied the site of the tank would be on an
old spoil pile and its construction required a number of geotechnical borings to
determine if there was a sufficient foundation. These borings revealed
unconsolidated till, no consistent soil bed, nor any water-bearing veins. The
bottom of the stormwater basins would approach the sand veins found and let
water into them. Jensen added there was 30 feet of fill found. Robert Ellis, Public
Works Director, stated the two lakes were connected by a series of pipes,ponds
and channels, but the proposed development came nowhere near that chain, so
there would be no impact on the water flow. The interconnection would be south
and west underneath Highway 212.
Higgins commended the depot-style design and added the commissioners on the
Heritage Preservation Commission, with whom she spoke as a former member,
were enthusiastic to collaborate on this development. She suggested looking at an
original Eden Prairie sign in the possession of the Eden Prairie Historic Society,
in its museum. She offered assistance with the interpretive sign. Villarreal asked
for the fuel source and the duration for the generator. Wahlen replied two pumps
would be operated on a propane-powered generator, rather than running all pumps
at the same time on one huge generator. The facility would switch over to
generator power whenever Xcel Energy needed to conserve electrical usage.
Villarreal urged the use of solar power, if possible, on the roof of the pumping
station. DeSanctis asked if the LED lighting could be adapted for solar. Wahlen
agreed to explore using solar on the property.
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Farr commended the project and the "historical romance" of the depot design and
the educational piece for younger Eden Prairie residents who would not remember
the Depot. He asked why the paved area had grown. Wahlen replied service
vehicles would require the minimum shown by the teardrop-shaped paved area.
Farr urged use of a prairie grass stencil was possible on the tank. Wahlen replied
the intent was to disguise the water tank with the use of earth tone colors. Also,
the design of the tank within the hill resulted in a variable height; however, it was
possible to include such a stencil. Farr asked if an acoustical shroud would be
included, and Wahlen replied there would; a similar shroud was used on the
facility above Baker Road. Farr noted there was a high-value black walnut grove
of trees along the regional trail and near the storm water pond, and asked if the
development could be tweaked to save them. Wahlen replied he had discussed the
trees with Jensen. Some of the land was owned by the Hennepin County Regional
Authority, and they were working together to save as many trees as possible
and/or replant them. The area was rough with many scrub trees, and with some
trees so close together they shade each other and prevent growth of a forest
understory. Farr suggested including the story of the black walnut in the
interpretive/educational piece. Jensen replied Three Rivers wished to have sight
distance along the trees for safety, which was another consideration.
Pieper asked how much the depot-style design would affect the project budget.
Wahlen replied the materials of the depot style were similar to those used without
it. The greatest cost differential due to architecture would come from the ornate
fence. He did not have a cost estimate for the light panel. He did not foresee a
prohibitive budget increase due to this design.
Klima presented the staff report. The zoning would be changed to public, and this
would be guided by the 2040 Aspire Plan. Several waivers were being requested,
including the addition of the height of the fence waiver; staff would work on the
applicant on this. Staff recommended approval
Farr asked if there was guidance as to sharp fence barbs at the top, and Klima
replied only the height was subject to code. The style would vary depending on
which part of it was visible to the public.
MOTION: Higgins moved, seconded by DeSanctis to close the public hearing.
MOTION CARRIED 6-0.
Mette commended the train depot design. Pieper agreed. DeSanctis added if a
small tag or ground-level sign could be used. Higgins replied one of the views
showed a standard interpretive sign used in other areas of Eden Prairie. Villarreal
urged adding more educational and outreach elements at the site and along the
trail in the future.
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MOTION: Farr moved, seconded by DeSanctis to recommend approval of the
planned unit development concept review on 6.55 acres, planned united
development district review with waivers on 6.55 acres, zoning district change to
public on 6.55 acres, and site plan review on 6.55 acres based on staff report dated
January 24, 2019 and plans stamp dated January 23, 2019. MOTION CARRIED
6-0.
H. PLANNERS' REPORT
Klima invited to the Commissioners to the February 19, 2019 City Council Workshop.
She stated she would follow up with an email.
I. MEMBERS' REPORTS
J. CONTINUING BUSINESS
K. NEW BUSINESS
L. ADJOURNMENT
MOTION: Higgins moved, seconded by Villarreal to adjourn the meeting. MOTION
CARRIED 6-0. Chair Pieper adjourned the meeting at 8:39 p.m.