A. Approval of the Minutes for the November 13, 2017 meeting

Transcription

1 AGENDA EDEN PRAIRIE PLANNING COMMISSION Monday, December 11, :00 P.M. PLANNING COMMISSION MEMBERS: STAFF MEMBERS: John Kirk, Charles Weber, Travis Wuttke, Ann Higgins, Andrew Pieper, Ed Farr, Mark Freiberg, Michael DeSanctis, Christopher Villarreal Julie Klima, City Planner; Rod Rue, City Engineer; Matt Bourne, Manager of Parks and Natural Resources I. PLEDGE OF ALLEGIANCE -- ROLL CALL II. APPROVAL OF AGENDA III. MINUTES A. Approval of the Minutes for the November 13, 2017 meeting IV. INFORMATIONAL MEETINGS V. PUBLIC MEETINGS VI. PUBLIC HEARINGS A. SOUTHVIEW OF EDEN PRAIRIE Request for: Guide Plan Change from Regional Commercial to High Density Residential on 2.58 acres Planned Unit Development Concept Review on 2.58 acres Planned Unit Development District Review with waivers on 2.58 acres Zoning District Change from Rural to RM-2.5 on 2.58 acres Site Plan Review on 2.58 acres Preliminary Plat of three lots into one lot VII. PLANNERS REPORT A PLANNING COMMISSION WORK PLAN B. COUNCIL WORKSESSION JANUARY 16, 2018 COMMISSION WORK PLAN Planning Commission members are invited to attend. Light meal and workshop begins at 5:00pm. Please RSVP to Lori Creamer at or C MEETING SCHEDULE VIII. MEMBERS REPORTS IX. CONTINUING BUSINESS X. NEW BUSINESS XI. ADJOURNMENT

2 UNAPPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION MONDAY, NOVEMBER 13, 2017 COMMISSION MEMBERS: CITY STAFF: 7:00 P.M., CITY CENTER Council Chambers 8080 Mitchell Road John Kirk, Travis Wuttke, Ann Higgins, Charles Weber, Andrew Pieper, Ed Farr, Mark Freiberg, Michael DeSanctis, Christopher Villarreal Julie Klima, City Planner Rod Rue, City Engineer Matt Bourne, Manager of Parks and Natural Resources Julie Krull, 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 Villarreal was absent. IIII. APPROVAL OF AGENDA MOTION: Farr moved, seconded by Wuttke, to approve the agenda. Motion carried 8-0. IV. MINUTES A. PLANNING COMMISSION MEETING HELD MONDAY, OCTOBER 23, 2017 Farr had a change on page 2, paragraph 3, sentence 4. He would like it to read, He said he can understand the City s position on this but is torn why this is getting pushed towards a district that is generally unpopulated after hours. Farr had a change on page 3, paragraph 3, first sentence. He would like it to read, Farr stated because I-Gen is too limiting he would like to see I-2 added to the list of districts MOTION: Higgins moved, seconded by Farr, to approve the amended minutes dated October 23, Motion carried 8-0.

3 PLANNING COMMISSION MINUTES November 13, 2017 Page 2 V. INFORMATIONAL MEETINGS VI. VII. PUBLIC MEETINGS PUBLIC HEARINGS A. SCHEELS Request for: Planned Unit Development Concept Review on approximately 20 acres Planned Unit Development District Review with waivers on approximately 20 areas Site Plan Review on approximately 20 acres Jeff Plauche, representing Arrow Retail from Dallas, TX, presented the project. He stated when they purchased the mall they were concerned with the Sear s building. The initial plan was to tear down this portion of the mall and rebuild until Scheels came forward. After reviewing their options, mall ownership felt the best option for the mall was to pursue Scheels as a tenant. Kirk Williams, Director of Development for mall ownership, stated they would be working closely with Scheels on this development. He also commented the ownership had looked at other types of tenants and concluded Scheels was the best fit for the long term. Jason Loney, Director of Construction with Scheels, utilized the overhead projector to highlight where the aquarium, ferris wheel, and restaurants would be located within the Scheels store. He also pointed out Scheels is not limited to sporting goods and apparel but they also carry home décor and would be a good opportunity for Eden Prairie Center. Tiffany Triepke, representing Scheels, showed the overall site plan of Scheels and said they will be making a long-term commitment to the mall. She showed what the proposed building would look like with the pitched roof and skylights. She pointed out the varying roof types, which would accommodate the ferris wheel. The combined materials of the building would consist of a combination of brick, stone EIFS and metal materials. She stated there will be extensive landscaping and bicycle parking. Erica Christianson, with LHB, Inc., discussed the amenities of the building. She said there would be two entryways to Scheels; one off the parking lot and one interior to the mall. Mall ownership would like to expand the sidewalk by the Talbot s entrance. They have worked with City Staff on amenities to bring people into the space. In the front of the entrance, there would be planters that include native landscaping and pollinators, and there will be interpretive signs providing education on native and pollinator species. There will also be an area for public art

4 PLANNING COMMISSION MINUTES November 13, 2017 Page 3 along with lighting and benches. She stated they would also be planting evergreens and deciduous trees. Ms. Christianson pointed out the upper level of Sears would not have an entry. They would also be adding screening of the parking area around the Franlo entrance. DeSanctis asked if this type of development project with Scheels has been done in any other location. Mr. Loney said it was done in Rochester in Chair Pieper asked Klima to review the staff report. Klima said this is a 248,000 square foot development, which will include the reuse of approximately 97,000 square feet of the existing building. The development proposal meets and exceeds the City requirements for building materials, architecture; landscaping plus includes site amenities unique to the site. Parking requirements were also met with the proposal. The development proposal was created with the recently adopted Design Guidelines in mind to retrofit those design features into the building and parking lot, including pedestrian connections. Staff is continuing to work with the development team on a few issues which will need to be addressed prior to Council review. In addition, there are five waivers requested. The first waiver is for building height; this will also accommodate the ferris wheel. The second waiver is for signage. City Code requires a maximum of 300 square feet of signage per wall. The waiver they would need would be for the primary exterior entrance to Scheels. They are proposing a 300 square foot wall sign and a 77 square feet sign over the primary entrance. The third waiver is for parking lot lighting. City Code requires light pole height to not exceed 25 feet and that light poles shall be located within parking islands in parking areas. There are currently 22 light poles on site measuring 44 feet above grade; 9 in islands and 11 outside of islands (40% in islands meeting code requirement). The proposed condition provides for 35 light poles on site with 23 in islands and 12 outside of islands (66% in islands meeting code requirement). The proposed waiver allows for a notable increase in compliance when considering that the proposed plan is working to retrofit recently adopted standards into an existing condition while maintaining light levels to be consistent with industry standards for security purposes. The fourth waiver is for landscaping island spacing. City Code requires that landscaping islands, with a minimum size of 160 square feet, be located every 20 spaces within parking areas and at the end of drive aisles. The applicant is proposing an alternative design that does provide for landscape islands to be incorporated into the parking area, but rather than placing the islands every 20 parking spaces, the islands are designed to provide pedestrian connections through the parking area. In the end, there will be a larger amount of area being provided as parking islands than if the minimum design requirement was followed. The fifth waiver is for parking stall length. City Code requires parking stalls to be 19 feet in length. The applicant is requesting a waiver to allow parking stalls 18 feet in length along 2 of the pedestrian medians proposed within the parking lot in order to maintain clear pedestrian areas in these locations. Staff will continue to work with the developer on this project.

5 PLANNING COMMISSION MINUTES November 13, 2017 Page 4 DeSanctis said on page 13 he has a concern about the traffic flow and asked if that can be discussed with a cost break down. Rue said that request is no longer valid because the signal is no longer warranted after the traffic study was done. Kirk asked Klima if there were previous mall height waivers. Klima said there were two allowing heights up to 80 feet. Farr said there is a dedicated drive aisle on the northwest side of the building by Barnes and Noble and Talbots and asked why it would be there if there is no drop off entrance and why isn t this continuous going toward Ring Road and asked if that was problematic. Rue said that was proposed by the applicant. The S curve that brings this out to Ring Road is fine with the City as it separates the intersection from Franlo and Ring Road. Farr asked if the dedicated drive aisle was staff driven. Rue said no, it was not staff driven. Farr suggested keeping stall depth consistent by taking 3 inches out of every stall. Klima said that could be an alternative, but stated the City has supported 18 feet in other developments and staff feels it is functional. Wuttke said he would not like to see width decreased but rather islands narrowed. Rue said they were trying to balance parking needs and pedestrian pathways. They wanted a pathway for pedestrians and pointed out these stalls were for smaller vehicles. Farr asked if there would be indication, it was for a smaller vehicle. Rue said the mall could consider putting up signage in these areas. Wuttke said the Commission could put a condition on a waiver that signage needs to be put up for the smaller stalls. Klima utilized the document viewer to show the proposed reduced parking stall areas. She stated these spaces are not at the primary entrance but are located within the greater parking area. Wuttke stated it appears they are by Wildfire and Crave and asked what those businesses have said. Klima said she would have to defer to the mall owner for tenant feedback. Wuttke asked about the lighting plan and the landscape plan because it appeared objects were in the same place; for example, an island tree and light fixture are in the same spot. Erica Christianson said when they do the architect plans they will be working out a reasonable separation between light fixtures and plantings. She stated they would not put two objects in the same space and they will work with staff on this matter. Wuttke also stated in regards to security cameras that could be a concern with mature trees. Ms. Christianson said they would consider that concern when they get to that level of detail. Wuttke also asked that non-island poles be placed in a quadrant area. Higgins asked, in regards to landscaping, how that will work in the summer to keep the vegetation alive. Ms. Christianson said the mall has an irrigation system and they are working with the Watershed District on this concern to establish an additional irrigation plan.

6 PLANNING COMMISSION MINUTES November 13, 2017 Page 5 Wuttke supplied Ms. Christianson a stripping and signage plan to place in the overhead. He asked her if the 24-inch solid white stripping is an ADA crossing. Ms. Christianson stated it was. Wuttke said he would suggest having the 24-inch solid white stripping go completely across the intersection. Wuttke asked, in regards to the front entrance parking area, are the handicapped stalls curb cut into the island walk path. Ms. Christianson said they were tapered down and at grade with the parking stall. Wuttke said by the courtyard area, he would like to see those hashtags extended. He asked, in regards to the docking station, what lane would be used as the left lane has a higher grade of compaction. Wuttke supplied another plan and asked why the pedestrian walk island is where it is at now versus at the intersection crossing. Ms. Christianson said they are working at the current condition at Tower Square and wanted the walkway where it is now because they wanted it closer to the mall entrance. Klima said staff and the developer have addressed many alternatives and in looking at the drive aisle to the north it created an isolated area as well as to clearly identify the pedestrian connection. Wuttke commented when traffic runs around the entrance locations, it might be a good idea for more handicapped stalls by Crave. Wuttke asked if the entrance to the building could level the grading. Chair Pieper asked if the stall length was discussed with the other tenants at the mall, such as Crave and Barnes and Noble. Mr. Plauche said they have not discussed that with them yet. Ms. Christianson said when they meet with Staff they will discuss if they need to contact the tenants. Freiberg commented this is a very ambitious project and stated he was very impressed with the outcome. He stated the City needs some excitement downtown and this would be a good reason for people to come to town. It will be an amazing addition to the City. DeSanctis said this is a very clever idea and applauds the project. Chair Pieper opened the meeting up for public input. There was no input. Kirk said it is a great project and a welcome addition to the City. Farr said it was exciting and thanked the proponent for working with Staff. He also asked Staff to talk about lighting. Klima said the photometric plan will be worked on with the developer prior to City Council review. Farr commented, in regards to the storefront windows, he did not see any. He asked why the developer would not want more storefront entries. Mr. Loney said they do not put in more entryways because pedestrians can come through the mall. He also stated they do not have storefront windows because of security reasons and they have storage on those walls. MOTION: Kirk moved, seconded by Weber, to close the public hearing. Motion carried 8-0.

7 PLANNING COMMISSION MINUTES November 13, 2017 Page 6 MOTION: Kirk moved, seconded by Weber, to recommend approval of the Scheels project based on the plans stamp dated October 16, 2017, information included in the staff report dated November 9, 2017 and its attachments. Motion carried 8-0. VIII. PLANNERS REPORT A. COUNCIL WORK SESSION DECEMBER 12, 2017 ASPIRE Klima stated the City Council would be hosting a work session on December 12, 2017 to discuss Aspire. Klima said Commissioners should RSVP to Lori Creamer if attending. B. NOVEMBER 27, 2017 PLANNING COMMISSION MEETING The November 27, 2017 Planning Commission meeting will be cancelled. IX. MEMBERS REPORT X. CONTINUING BUSINESS XI. NEW BUSINESS Wuttke commented, in regards to island lighting, landscaping and parking stalls it appears they are competing for the same area and asked if the one size fits all notion can be removed. Kirk said this is a problem with all development and the City needs to set a bit of a tone with the ordinances with what they want, but that they should also rely on the creativity of the architects. Farr said Staff shared with the Commission, about 5 months ago, a consultant who gave some suggestions to this issue and would be a good reference. DeSanctis asked when there are extended periods of dry periods, in terms of plantings, are different types of vegetation looked at. He also asked if the mall or Scheels is responsible for maintaining the plantings. Klima said the mall is responsible for the outer limits of the area. In regards to vegetation, Staff will make sure there are appropriate and tolerant species located in the area and will monitor for a two-year period the plantings are surviving. DeSanctis commented there is so much unused space that is asphalt and asked if structured parking could be done in these areas. Klima said Eden Prairie has had some success with structured parking and does encourage it, but it is very expensive. Chair Pieper asked Klima what document Farr was referring to in his previous comment. Klima said it was the Design Guidelines.

8 PLANNING COMMISSION MINUTES November 13, 2017 Page 7 XII. ADJOURNMENT MOTION: Wuttke moved, seconded by Higgins, to adjourn the Planning Commission meeting. Motion carried 8-0. Chair Pieper adjourned the meeting at 8:25 p.m.

9 STAFF REPORT TO: FROM: Planning Commission Beth Novak-Krebs, Senior Planner DATE: December 6, 2017 PROJECT: LOCATION: APPLICANT: OWNERS: Southview of Eden Prairie 8460, 8470, 8480 Franlo Road Southview Senior Communities Marianus Scotus, LLC and Robert C. and Condit B. Bouten 120-DAY REVIEW: REQUEST: 1. Guide Plan Change from Regional Commercial to High Density Residential on 2.58 acres. 2. Guide Plan Text Change to Increase the Maximum Density in the High Density Residential Land Use Category from 40 Units per Acre to 43 Units Per Acre. 3. Planned Unit Development Concept Review on 2.58 acres 4. Planned Unit Development District Review with waivers on Zoning District Change from Rural to RM-2.5 on 2.58 acres 6. Site Plan Review on 2.58 acres 7. Preliminary Plat of three lots into one lot on 2.58 acres BACKGROUND The applicant is proposing to construct a 116-unit senior living residence at the southwest corner of the intersection of Prairie Center Drive and Franlo Road. The property consists of 3 parcels totaling 2.58 acres. Franlo Road borders the property on the east, Medcom Blvd. right-of-way borders it on the south, and commercial development borders the property on the west and north. The applicant intends to request that the City vacate a portion of the Franlo Road right-of-way which would increase the size of the parcel to approximately 2.68 acres. Because the vacation process has not yet occurred, this report will reference a 2.58 acre site. The final acreage will be determined once the right-of-way is vacated. There are commercial uses to the west and north, residential uses to the south, and the library to the east. There is an existing house and shed on the site, which will be demolished. The site is heavily wooded and slopes down from the south to the north with fairly substantial grades. The applicant is proposing a five-story building that will include independent living, assisted, and memory care units. The front of the building faces Franlo Road.

10 Staff Report Southview of Eden Prairie December 6, 2017 The property is served by an existing sidewalk system. It is proximate to retail, restaurants, health care services, the library and other amenities that are within walking distance. The property is located between two SouthWest Transit bus stops on Prairie Center Drive. SITE PLAN The main entrance to the building will face Franlo Road. There will be a drop off area at the main entrance with a canopy over the drive. Along with underground parking, there would be some surface parking on the east and south sides of the building with one access point from Franlo Road near the southeast corner of the site. At such time that Medcom Blvd. is constructed, the access to the subject site will be relocated so that access comes from Medcom Blvd. rather than Franlo Road. Due to the topography, there will be a number of retaining walls on the site. The site includes an outdoor patio with a trellis, raised planters with seating, a water feature, grilling area, fire pit, and several patio areas providing for outdoor recreational/useable areas. PLANNED UNIT DEVELOPMENT WAIVERS The purpose of a Planned Unit Development (PUD) as stated in the City Code is to provide for a more creative and efficient approach to the use of land within the City; to allow variety in the types of environment available to people and distribution of overall density of population and intensity of land use where desirable and feasible; and provide for greater creativity and flexibility in environmental design. As a part of the PUD process, the applicant is seeking waivers to City Code requirements as outlined below. 1. Building height from 45 feet to 67 feet. The building is 5 stories. The tallest portions of the building are 66 feet 8 5/8 inches. The constraints posed by the size and topography of the site limit the size of the building footprint so adding stories is one way to increase the building size. A five story building is not out of character in this area, because it sits low on the site and some of the adjacent buildings are built on higher ground. 2. Building Setback along Medcom right-of-way from 35 feet to 22 feet. The plan includes right-of-way for Medcom Blvd, which means the south part of the property requires a building setback of 35 feet. The closest point of the building to the right-of-way is 22 feet. Approval of the waiver allows for dedication of the right-of-way and leaving reasonable space to locate the building. 3. Building Setback in back corner of the building from 25 feet to 18 feet. Due to the shape of the site and the bend in the building, the back corner of the building is 18 feet from the property line rather than 25 feet. Less than 30 feet of the back of the building is in the setback area with the majority of the building meeting the setback. A waiver allows the 2

11 Staff Report Southview of Eden Prairie December 6, 2017 building to be placed further back on the site to allow for parking between the building and the street. 4. Parking Setback along Medcom right-of-way from 35 feet to 10 feet. Parking areas along a street and right-of-way must meet the required building setback. The parking lot gets as close as 6.5 feet from the Medcom Blvd. right-of-way. The waiver allows the surface parking to be located on the front side of the building near the access to the site and the entrance to the underground parking. To allow for the future constructability of Medcom Blvd., any parking stall or drive aisle shall be set back 10 feet from the Medcom Boulevard right-of-way. 5. Parking Setback along Franlo Road from 35 feet to 3 feet. Parking areas must meet the building setback. In this area, the closest point between the corner of the parking lot and Franlo Road is 3 feet. Beyond this corner, the distance between the parking lot and the property line increases to 35 feet. The waiver allows the placement of some parking closer to the main entrance to the building. 6. Density from 17.4 units per acre to 44 units per acre. The applicant is proposing 116 units. Using the current size of the site (2.58 acres), the density is of 44 units per acre. As mentioned earlier, if the City vacates right-of-way along Franlo Road, the size of the site could increase to approximately 2.68 acres. This would result in a density of 43 units per acre. There are other existing and approved multifamily projects in the area with densities higher than 17.4 units per acre. For example, Summit Place is 27.9 units per acre, Lincoln Parc is 38.5 units per acre, Water Tower is 39.9 units per acre, and the senior component of Presbyterian Homes is 55 units per acre. 7. Usable Open Space Per Dwelling Unit from 600 square feet per unit to a total of 14,954 square feet provided or 129 square feet per unit. City Code requires 600 square feet of usable open space per unit. The proposed plan provides for open space internally in the form of community rooms, commons, a theater, a library, and a fitness center. Outdoor gathering areas are provided in the form of an outdoor patio with a trellis, raised planters with seating, grilling area, fire pit, and patios. These forms of usable open spaces are appropriate for a senior housing project. 8. Tree Replacement from 665 caliper inches to 119 caliper inches. The following numbers are different than those contained in the materials stamp dated 11/21/17. Based on comments provided by staff, the applicant revised the tree inventory and landscape plan and submitted the revisions on 12/05/17. This discussion reflects the revised numbers. The landscaping requirement for the building is 388 caliper inches. The proposed landscaping to meet this requirement is intended to soften the areas immediately adjacent to 3

12 Staff Report Southview of Eden Prairie December 6, 2017 the building, create pedestrian scale spaces on the site, screen parking, and soften paved areas. The landscaping plan includes a total of 507 caliper inches of landscaping material. Therefore, the plan provides for an excess of 119 caliper inches. The landscaping plan is appropriate for the site and exceeds the landscaping requirements. The tree replacement requirement for the property is 665 caliper inches. The proposed trees used to meet this requirement are intended to compensate for the loss of significant and heritage trees due to grading and construction on the site. The site has been undeveloped for many years as a result it is a heavily wooded site with a number of heritage and significant trees. The construction of the building will result in the removal of the majority of the trees. Two of the four heritage trees and three of the significant trees will be preserved. The tree replacement plan does not comply with the requirements, therefore, the applicant is requesting a waiver for tree replacement. In the Narrative, the applicant indicates that they are unable to comply with all of the required tree replacement caliper inches due to the amount of tree replacement and the size of the site. If the applicant cannot comply by replacing trees on the site, the City amended City Code to provide for a cash payment option in The cash payment option was adopted to address situations similar to this where a site has significant tree loss due to grading, the site is intensely developed and compliance by planting trees on the site is difficult. Staff supports compliance with the ordinance requirements through a combination of tree planting and cash payment. Staff recommends applying the 119 caliper inches that exceed the landscaping requirement toward the 665 caliper inches of tree replacement and the applicant paying the cash fee for the remainder. 9. Parking from 232 to 108 spaces and enclosed parking from 116 to 70. There are 70 underground parking spaces and 38 surface parking spaces. This is.93 parking stalls per unit, which is consistent with other similar senior facilities. Senior facilities of this nature do not utilize the number of parking stalls required in traditional RM-2.5 district development. There will be bicycle parking on site for staff and visitors. The applicant provided parking information supporting this parking demand to show that it works for their business needs. 4

13 Staff Report Southview of Eden Prairie December 6, 2017 The following table includes a density and parking comparison for other projects. Project Name Housing Type Density Parking Martin Blu Multi-Family to 1.06 / unit Summit Place Senior to 0.7/ unit Lincoln Parc Multi-Family 38.5 NA Water Tower Multi-Family 39.9 NA Rolling Hills Senior to 1.0/ unit Presbyterian Homes Senior Component 55 units/acre for Bldgs. C & D 2.0 to 0.8 /unit for senior component Real Life Co-op Senior to 1.5 Prairie Bluffs Senior Living Senior to.8/unit 10. Parking stall depth from 19 feet to 18 feet and drive aisle width from 25 feet to 24 feet. The ordinance requires parking stalls to be 9 feet wide by 19 feet deep and drive aisles to be 25 feet wide. In order to maximize space, the applicant is requesting to reduce the parking stall depth by one foot and the drive aisle width by one foot. These requested dimensions are reasonable. These are standards that the City has approved in other projects and they have been found to function well. LANDSCAPE PLAN The landscaping required for the building is 388 caliper inches. The landscaping plan includes a total of 507 caliper inches of landscaping material. The proposed landscaping plan for the site is robust. In addition to the trees, the applicant is proposing shrubs and perennials along parking lots as screening, along the building foundation to enhance the appeal of the building, along the sidewalks, patios, and seating areas to enhance the resident s experience of these outdoor spaces. The applicant is providing trees that exceed the minimum size requirements. SIDEWALKS The site is located in an area with pedestrian connections to the Eden Prairie Center, restaurants, shopping and other services. There is an existing sidewalk along both sides of Prairie Center Drive, on both sides of the mall entrance north of Prairie Center Drive and along the east side of Franlo Road south of Prairie Center Drive. The applicant is proposing to install a public sidewalk along the west side of Franlo Road from the proposed driveway entrance to Prairie Center Drive. In order to avoid impacting a landscape feature near the corner of Prairie Center Drive and Franlo Road, the sidewalk curves to the west resulting in a portion of the public sidewalk on private property. Staff is recommending that the applicant adjust the property line so the sidewalk is entirely within the rightof-way. This eliminates the need for an easement. 5

14 Staff Report Southview of Eden Prairie December 6, 2017 TRAFFIC AND STREETS A traffic study was completed for the proposed development. The traffic study indicates the proposed development is expected to generate 430 new trips during an average weekday, 23 new trips during the a.m. peak hour and 31 new trips during the p.m. peak hour. Based on the study all of the study intersections operate at overall acceptable operations in the existing and proposed conditions. The traffic study also reviewed the potential for a traffic signal at Prairie Center Drive and Franlo Road. The conclusion of this review was that while a traffic signal at this location would provide access and operational benefits, the warrants for its installation are not projected to be met and its installation is not necessary to maintain acceptable traffic operations. Therefore, no traffic signal is planned for this intersection at this time. The applicant is showing right-of-way for Medcom Blvd. The southern portion of the right of-way was dedicated when the properties to the south were developed. There are no plans to construct the street at this time. Dedication of the right-of-way reserves the land for the future construction of the street. The current plan shows the parking lot as close as 6.5 feet from the Medcom Blvd. right-of-way. A minimum setback of 10 feet from the Medcom Blvd. right-of-way to any parking stall or drive aisle should be provided to allow for some separation between private and public infrastructure in the to allow for the future constructability of Medcom Boulevard. In addition the plat should include a 5 foot drainage and utility easement along the Medcom Blvd. right-of-way. The site layout will have to be adjusted to include the easement and the setback. DRAINAGE The applicant is proposing to construct an underground infiltration system to meet the post construction stormwater requirements of the City of Eden Prairie and the Riley Purgatory Bluff Creek Watershed District. The underground system will be designed to provide water quality treatment and volume reduction for the newly created building and parking lot impervious surfaces. The underground system also provides 100-year flood storage to match the existing undeveloped stormwater discharge rates leaving the site. In a Memorandum dated December 4, 2017, the Engineering Division identified a number of issues requiring additional detail based on the most recent set of plans. The memo includes comments regarding streets and traffic, the preliminary plat, the grading and drainage plans, the retaining walls, and utilities. Staff recommends that the comments be addressed prior to the project being scheduled for the 1 st reading. These comments have been shared with the applicant so they can begin to address them. 6

15 Staff Report Southview of Eden Prairie December 6, 2017 LIGHTING The proposed site lighting plan meets City requirements and will be confirmed at the time of building permit issuance. SIGNS All sign permits will require review and approval through the sign permit process. UTILITIES Existing public sanitary sewer and water lines are located within the Franlo Road right-of-way. The project can connect to these public utilities. There is an existing well on the property that will have to be filled and capped according to the appropriate standards. Pursuant to a request from the Fire Department, the applicant is proposing a new fire hydrant on the site. ARCHITECTURAL STANDARDS The proposed plan meets and exceeds the requirements per façade for 75/25% materials. Materials provided that are within the 75% required category include glass, stone, and brick veneer. In addition, the building includes cement fiber board panels and lap siding. Fiber cement siding is considered a class I material in the RM2.5 Zoning District. The building includes a number of recesses and projections, color variations, and material changes. All of these additional architectural details add to the character, quality and appeal of the building and helps offset the number of waivers they are requesting. The front entrance is highly visible and includes a canopy that projects out over the drop off area. The design standards require that the first two stories of a four story or taller structure to be visually distinct from the upper stories. The intent is to emphasize the base of the building and create interest at the lower levels to enhance the pedestrian experience. There are a number of options for meeting this requirement. The first two stories of the proposed building are not visually distinct from the upper stories. Staff recommends that the applicant use other options to create more visual distinction than proposed and meet this requirement. The applicant is proposing a flat roof with roofline variation created by raised sections and a cornice. The flat roof is consistent with the library to the east and the commercial buildings to the west and the north. SUSTAINABLE FEATURES The property is within walking distance of two bus stops, shopping, restaurants, and services and sidewalks provide pedestrian access throughout the area. In addition, the applicant is proposing group outings using a van or bus, which reduces individual trips. Bike racks are proposed for the site. The applicant intends to maximize sustainable efficiency with the building s mechanical and electrical systems and participate in rebate programs. The Landscape Plan includes some native 7

16 Staff Report Southview of Eden Prairie December 6, 2017 plantings. NEIGHBORHOOD MEETING The applicant held a neighborhood meeting on September 29, The project narrative includes a summary of the comments heard at the meeting. COMPREHENSIVE PLAN MAP AND TEXT AMENDMENT The Comprehensive Plan guides the property Regional Commercial and the property is currently zoned Rural. The applicant is requesting to amend the Comprehensive Plan to designate the property as High-Density Residential and requesting to rezone the property to RM-2.5. The maximum density allowed in the High Density Residential land use designation is 40 dwelling units per acre, which was approved through a Comprehensive Plan amendment in The applicant is proposing a density of 44 dwelling units per acre. The applicant has requested a Comprehensive Plan amendment to increase the maximum density in the High Density Residential Land Use category from 40 to 44 dwelling units per acre. The approach of merely amending the maximum density in that land use designation means that it would apply to all existing properties in the City that are guided High Density Residential. An alternative approach is to draft a residential land use category to be added to the Comprehensive Plan providing for a density range of greater than 40 dwelling units per acre through the approval of a PUD. A PUD approval is discretionary and it gives the City the ability to discuss the reasonableness of the density of future projects requested under the new land use designation. If approved, this would be the only property with this new designation. Designating any other properties to this category would require a public process. If drafting a residential land use category is approved, staff recommends guiding the property to that category rather than High Density Residential. If the Planning Commission prefers this approach, staff will draft language consistent with the format and approach of the existing Comprehensive Plan for review prior to City Council. When considering a request for a reguiding of the Comprehensive Plan, the Planning Commission s role is to determine whether the request is consistent with the Comprehensive Plan policies. There are a number of policies in the Comprehensive Plan that support the reguiding of the subject property. The policies most relevant to this reguiding include the following: create housing for seniors in very close proximity to shopping and services to eliminate the need for car travel whenever possible; encourage higher density development (single- or multiple family, owner-occupied or rental) on Eden Prairie s remaining undeveloped land, where appropriate; provide programs and services that meet the needs of all residents, including seniors and other special populations; promote and encourage lifecycle housing for all ages; 8

17 Staff Report Southview of Eden Prairie December 6, 2017 AFFORDABLE HOUSING AND COMPREHENSIVE PLAN The proponent has indicated that they are willing to provide 10% or 12 affordable units in this project. As discussed below, the City Council has adopted goals relating to providing affordable housing units that this development will assist in meeting these goals by providing affordable units. Subject to City Council review and approval, an affordability component will be incorporated as a requirement in the development agreement to be presented to the City Council. There are a number of goals and policies in the City s Comprehensive Plan encouraging elderly housing and affordable housing opportunities within the community. The plan acknowledges that there is a growing demand for affordable housing in the community and seniors are a growing segment of the population which has specific needs including affordable housing. Some of the Comprehensive Plan goals and policies include the following: encourage the development of housing opportunities for seniors appropriate for the physical/mental changes they experience; multiple unit housing with common indoor/outdoor community areas that encourage inclusion and options that provide services such as nurses visits, dining options and transportation; encourage independent and assisted living housing for seniors; encourage elderly and affordable housing throughout the City; promote and support the development of new affordable housing units to meet the community s share of the regional affordability housing needs as well as the City s goals; support efforts to develop quality, affordable housing developments that are long lasting, indistinguishable from market rate housing and well-maintained and managed; and, Ensure that a portion of the City s remaining land and major redevelopment areas, including the Major Center Area and Golden Triangle TOD, are developed as affordable housing. The City has adopted an affordable housing goals range for 2011 to 2020 of 1,198 to 1,843 units. The Plan outlines a number of resources and implementation strategies that can be used to reach the affordable housing goals. STAFF RECOMMENDATION Recommend approval of the following requests: Guide Plan Text Change to draft a residential land use category providing for a density range of greater than 40 dwelling units per acre. Guide Plan Map Change from Regional Commercial to the drafted residential land use category on 2.58 acres. Planned Unit Development Concept Review on 2.58 acres Planned Unit Development District Review with waivers on 2.58 Zoning District Change from Rural to RM-2.5 on 2.58 acres Site Plan Review on 2.58 acres Preliminary Plat of three lots into one lot on 2.58 acres 9

18 Staff Report Southview of Eden Prairie December 6, 2017 In order for the density to comply with the Comprehensive Plan, staff recommends that the Planning Commission support the option of amending the Comprehensive Plan by drafting a residential land use category allowing densities greater than 40 units per acre with the approval of a PUD as discussed in this report rather than supporting the applicant s request for a Guide Plan Text Change to increase the maximum density in the High Density Residential Land Use Category from 40 units per acre to 44 units per acre. The property would then be reguided from Regional Commercial to the drafted residential land use category. This is based on plans stamp dated November 21, 2017 and the following conditions: 1. Approval of the project is conditioned upon the Metropolitan Council approval of a Comprehensive Plan text amendment including language for a residential land use category allowing densities greater than 40 dwelling units per acre and a reguiding of the property from Regional Commercial to the draft residential land use category. 2. Prior to being scheduled for the 1 st reading by the City Council, the applicant shall: A. Submit revised plans addressing, to the City s satisfaction, each of the comments included in the Memorandum from the Engineering Division to the Development Review Committee dated December 4, B. Revise the Site Plan to show any outside mechanicals associated with the kitchen and how they will be screened to the City s satisfaction. C. Revise the Lighting Plan so it is consistent with the revised site layout. Identify any proposed pedestrian scale lighting. D. Revise the Site Plan to show the setback along the furthest property line on the north side as a 25 foot side yard setback. E. Add a note to the Site Plan indicating the clearance height of the canopy over the main entrance into the building. F. Revise the plans to include details of the retaining wall material and the decorative concrete on the plans to the City s satisfaction. G. Revise the Site Plan by adding a dimension for the building, drive aisle and parking lot setback from the Medcom Blvd. right-of-way. H. Revise the Site Plan by adding a dimension for the parking lot to the Franlo Road right-of-way. I. Revise the Preliminary Plat to show a 5 foot drainage and utility easement along the Medcom Blvd. right-of-way. There shall be no encroachments into the drainage and utility easement. J. Continue to work with staff on the Landscape and Tree Replacement and clearly identify on the Landscape Plan which trees are being used to satisfy tree replacement. K. Revise the size of the shrubs on the Landscape Plan to a minimum of #5 container. L. Revise the Landscape Plan by moving the White Pine trees at the back of the building away from the building, moving the two trees in the Franlo Road right-of-way out of 10

19 Staff Report Southview of Eden Prairie December 6, 2017 the right-of-way, and moving the two trees that are shown beyond the north property line. M. Revise the Building Elevations by labeling the clearance height of the canopy over the drive in front of the main entrance. N. Revise Plans to provide additional building articulation on the building elevations so the first two stories are more visually distinct to the City s satisfaction. O. Revise the plans to maintain a 10 parking stall and drive aisle setback from Medcom Blvd. 3. Prior to release of the final plat, the applicant shall: A. Sign special assessment agreement for City trunk sewer and water assessment fees. B. Submit an application requesting that the City vacate a portion of the Franlo Road right-of-way. The plans should reflect the final decision. C. Provide copies of legal documents, either in Homeowners Association format or private covenant and agreement format to be approved by the City that shall address the following: Describe the long term private maintenance or replacement agreement for the retaining walls. Insertion of Language in the documents that relinquishes the City of Eden Prairie from maintenance or replacement of the retaining walls. 4. Prior to land alteration permit issuance, the applicant shall: A. Submit detailed storm water runoff, wetland, utility, street and erosion control plans for review and approval by the City Engineer. B. Obtain and provide documentation of Watershed District approval. C. Notify the City and Watershed District 48 hours in advance of grading. D. Install erosion control at the grading limits of the property for review and approval by the City. E. The applicant must file an aeronautical study with the FAA for the proposed development including all construction equipment. 5. Prior to building permit issuance for the property, the proponent shall: A. Pay the appropriate cash park fees. B. Meet the tree replacement requirements through replacing 119 caliper inches of trees and making a cash payment for the remaining caliper inches that are required. C. Submit a landscaping letter of credit, or escrow surety equivalent to 150% of the cost of the landscaping. 11

20 Staff Report Southview of Eden Prairie December 6, 2017 D. Provide recorded copies of any Home Owner Association documents or private covenants and agreements to the City following recording of the final plat. 6. The following waivers are granted through the PUD for the project as indicated in the plans stamp dated November 21, 2017 A. Building height from 45 feet to 67 feet. B. Building Setback along Medcom right-of-way from 35 feet to 22 feet. C. Building Setback in back corner of the building from 25 feet to 18 feet. D. Parking Setback along Medcom right-of-way from 35 feet to 10 feet. E. Parking Setback along Franlo Road right-of-way from 35 feet to 3 feet. F. Density from 17.4 units per acre to 43 units per acre. G. Usable Open Space Per Dwelling Unit from 600 square feet per unit to a total of 14,954 square feet provided or 129 per unit. H. Parking from 232 to 108 spaces and enclosed parking from 116 to 70. I. Parking stall depth from 19 feet to 18 feet and drive aisle width from 25 feet to 24 feet. 12

21 Location Map: Southview of Eden Prairie Address: 8460, 8470, and 8480 Franlo Road Eden Prairie, Minnesota Flying Cloud Drive Prairie Center Drive Joiner Way Medcom Project Site Franlo Road Feet

22 Guide Plan Map:Southview of Eden Prairie Address: 8460, 8470, 8480 Franlo Road Eden Prairie, MN MIDDLESET FLYING CLOUD FLYING CLOUD JOINER PRAIRIE CENTER MEDCOM CARDIFF CARDIFF City of Eden Prairie Land Use Guide Plan Map Rural Residential 0.10 Units/Acre Low Density Residential Units/Acre Low Density/Public/Open Space Medium Density residential Units/Acre Medium Density Residential/Office High Density Residential Units/Acre Airport Office Office/Industrial Office/Public/Open Space Industrial Project Site FRANLO Neighborhood Commercial Community Commercial Regional Commercial Town Center Park/Open Space Public/Quasi-Public Golf Course Church/ Cemetary Open Water Right-Of-Way CityLimits Streams Principal Arterial A Minor Arterial B Minor Arterial Major Collector Minor Collector SHANNON DATE Approved DATE Revised DATE Revised DATE Revised DATE Revised DATE Revised DATE Revised DATE Revised DATE Revised DATE Revised DATE Revised DATE Revised DISCLAIMER: The City of Eden Prairie does not warrant the accuracy nor the correctness of the information contained in this map. It is your responsibility to verify the accuracy of this information. In no event w ill The City of Eden Prairie be liable for any damages, including loss of business, lost profits, business interruption, loss of business information or other pecuniary loss that might arise from the use of this map or the information it contains. Map information is believed to be accurate but accuracy is not guaranteed. Any errors or omissions should be reported to The City of Eden Prairie. M:\GIS\Users\Departments\CommDev\Themes\Shapes\Zoning and all other land use information\officialmaps\officialguideplan.mxd Map w as Updated/Created: April 18, Feet PRESERVE WILDER

23 Zoning Map - Southview of Eden Prairie 8460, 8470, 8480 Franlo Road Eden Prairie, MN MALL Flying Cloud Drive Joiner Way Medc om Project Site Franlo Road Prairie Center Drive Preserve Blvd. City of Eden Prairie Zoning Map Rural R1-44 One Family- 44,000 sf. min. R1-22 One Family-22,000 sf min. R One Family-13,500 sf min. R1-9.5 RM-6.5 RM-2.5 Office One Family-9,500 sf min. Multi-Family-6.7 U.P.A. max. Multi-Family-17.4 U.P.A. max. Neighborhood Commercial Community Commercial Highway Commercial Regional Service Commercial Regional Commercial TC-C TC-R TC-MU Industrial Park - 2 Acre Min, Industrial Park - 5 Acre Min. General Industrial - 5 Acre Min. Public Golf Course Water Right of Way CityLimits Shoreland Management Classifications NE Natural Environment Waters RD Recreational Development Waters GD General Development Waters (Creeks Only) Year Floodplain Up dated through approved Ordinances # In case of discrepency related to a zoning classification on this zoning map, the Ordinance and attached legal description on file at Eden Prairie City Center will prevail. Ordinance # (BFI Addition) approved, but not shown on this map edition Date: March 1, Miles DISCLAIMER: The City of Eden Prairie does not warrant the accuracy nor the correctness of the information contained in this map. It is your responsibility to verify the accuracy of this information. In no event will The City of Eden Prairie be liable for any damages, including loss of business, lost profits, business interruption, loss of business information or other pecuniary loss that might arise from the use of this map or the information it contains. Map information is believed to be accurate but accuracy is not guaranteed. Any errors or omissions should be reported to T he City of Eden Prairie. M:\GIS\Users\Departments\CommDev\Themes\Shapes\Zoning and all other land use information\officialmaps\officialzoning.mxd Map was Updated/Created: June 11, 2008