CC Minutes 12-12-05
City Council Meeting - December 12, 2005
participate in the budget process if we can. To that end, staff would you present the Galpin
Crossing proposal this evening.
GALPIN CROSSING. NORTHWEST CORNER OF THE INTERSECTION OF
HIGHWAY 5 AND GALPIN BOULEVARD. APPLICANTS EPIC DEVELOPMENT &
JOHN PRYZMUS. REQUEST FOR APPROVAL OF CONCEPT PLANNED UNIT
DEVELOPMENT FOR A 10 UNIT TWIN HOME PROJECT AND A 66.000 SQUARE
FOOT OFFICE DEVELOPMENT.
Public Present:
Name
Address
Rich Ragatz
Lance Erickson
Kevin McShane
Eden Prairie
7735 Vasserman Trail
180 South Shore Court
Kate Aanenson: This is the subject site located on the comer of Galpin and Highway 5. West
78th bisects the property. It's currently zoned A2 and it's guided for low density residential.
Most recently it had the golf course on it before West 78th, or driving range, excuse me. And
then the miniature golf currently vacant. This is where the parking lot fits currently. Everything
else has been removed from the site. There is a creek that runs along the north side of the subject
property and on the north side they're proposing residential and the south side is the request for
the office industrial. When this first appeared before the staff, to kind of talk about what the
intended use was, the applicant wanted to do all retail on the site. If we go back to the Highway
5 corridor study, which is referenced in the document, the staff report excuse me, there was a
concern at that time to have strip commercial and it's going to kind of segway into the discussion
we're going to have later tonight to talk about the retail market analysis, but there was some
concern about that. If you look at the 60,000 square feet, there's some comparable big uses
down here. Byerly's. That's quite a significant amount of commercial in how it's being laid out
so the direction from the staff was that we would support office. There's complimentary use
there based on that, and looking at the multi-family. There's a couple different ways to look at
the multi-family or the development of this site. One of the things we talked about was the
overlay district which we did on the commercial on this side is we actually left all this as open
space. Was an opportunity to kind of maximize it with the PUD, doing the density transfer and
then leaving the other side open in ponding. And one of the conditions we did have in there was
the suitability of development on that south side, and again this is a concept PUD and as stated in
the staff report, approval of the concept does not obligate the city to approve any final plans. Or
to rezone the property for the PUD, but rather we were just trying to give a general framework so
in here we've indicated some direction that we would like the applicant to pursue and one of the
things that we're kind of looking at too is we're conducting, make a policy adoption or
implementation of the market study to see how that would relay into this. But we did put some
uses in there that we thought would work. The Planning Commission did hold a public hearing
on this item back on November 15th. They did recommend approval 6-0 for the PUD concept as
outlined here for you tonight. So with that, we are recommending approval with some of those
issues outlined in the staff report which kind of highlighted. One of the major ones here was the
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City Council Meeting - December 12, 2005
Kate Aanenson: Okay, so they'd be compatible. I'm sorry. These are a little bit different as far
as these wouldn't be individual lots because they'd be a PUD.
Councilman Lundquist: Right.
Kate Aanenson: If it was an R-4.
Councilman Lundquist: Looking at more for a usage of transition.
Kate Aanenson: Yep, and the neighbors, there was some comments at the Planning Commission
regarding the transitional use, which is another concern that, you know from the lights and if it's
a restaurant, particularly different hours as you would compared to an office. Maybe later hours.
I know those were some of the concerns that we had with that building footprint spread out like
that, how do you mitigate that? And that was the second page of the report was a letter that was
sent by, and I think that kind of summarizes a lot of the concern that the neighbors have.
Councilman Lundquist: And my last question, maybe Todd or Roger, as reading through this.
ApprovaI4/Sths. Is that 4/Sth of the councilor is that a ratio that you're looking for?
Kate Aanenson: That's a good question which I got a legal interpretation on. Typically it does
say PUD for rezoning but I'll let Roger answer the question.
Roger Knutson: We're processing an amendment, to clarify this I believe.
Kate Aanenson: It is a concept PUD, and because there is some residential, we determined that
the 2/3 council present would address it.
Roger Knutson: The short answer is, although this is concept approval and by statute you
wouldn't have to have a simple majority, by your ordinance you do require as part of the
rezoning process. And so you need 4 affirmative votes to pass.
Councilman Lundquist: 4 affirmative or 2/3 of your quorum present?
Roger Knutson: 4 affirmative votes.
Todd Gerhardt: One of the options that you could do is wait for Mayor Furlong to come back.
Go through your discussion on this item. Hold this item off until you have a 4 member board
here. You can go ahead and approve it with the 3 members. However you are doing that in
violation of your current ordinance and then you have some risk down the line if somebody
would want to contest your approval of it.
Kate Aanenson: Just a further note on that. This is a strange thing we have in our code which
we are, the Planning Commission at their most recent modified that, has taken that out. It's kind
of conflicts with most other city processes so, at your next City Council meeting that language
will be actually struck from the ordinance.
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City Council Meeting - December 12,2005
Councilman Peterson: Okay. Kate, what's the footprint of some of the smaller buildings down
towards Highway 5?
Kate Aanenson: 3,000. So I mean those could be multi-tenant too. Make it you know, again
this is really laid out in kind of a retail format so we expect to see something a little bit different.
We were just kind of doing some comparisons of some other buildings in town. If you looked at
Eckankar is the one new building they have. That's 60,000 square feet, which is approximately
what this would be so that could be one building. If you looked at Mark Undestad's office parks,
the Stone Creek Office Park, that's about 70,000 square feet. That was our first condo type that
we've done so it just give you some comparisons. I mentioned Byerly's was 60,000 so you're
kind of, there is a significant amount of square footage available there.
Councilman Peterson: Okay. And then you haven't seen any of the architectural design on the
residentials yet?
Kate Aanenson: No, this is just preliminary. Again the goal is just to really get a read on the
direction and then if the intent is to go with the industrial, we look at that study, how that weaves
into this. Then we'd come back with some specific lists. The design standards and then the
permitted uses and the intent of the district to actually develop that ordinance. And the district
standards.
Councilman Peterson: We see residentials requests for that property on the north side before and
part of what some of the challenge was is that it was pushing pretty close to the road on a pretty
high traffic road. That it was kind of oriented towards.
Kate Aanenson: On this piece?
Councilman Peterson: Yeah.
Kate Aanenson: Yeah, yeah. I guess as a staff we felt that we didn't see the retail there but we
certainly saw some, we've had requests for the office, maybe a larger building and multi-tenant,
we anticipated that. We've had requests for churches, some of those kind of things that would be
a single user. Some of those rim pieces that would want something of that scale, so that's kind
of what we anticipated in looking at that.
Councilman Peterson: Okay. Okay. Alright, any other questions of staff? I think what I'd like
to do then is to table this, recommend tabling it until we get another member of council here and
discuss that further at that point in time.
Councilman Lundquist: Motion to table at this point to the end of the meeting.
Councilman Peterson: Is there a second?
Councilwoman Tjomhom: Second.
11
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City Council Meeting - December 12, 2005
staff. I want to thank the council for your direction and support in that and look forward to next
year's process.
Mayor Furlong: Thank you. Any other discussion? If not there's been a motion to adopt the
budget and levy. It's been seconded. There's no other discussion we'll proceed with the vote.
Resolution#2005-104: Councilman Lundquist moved, Councilman Peterson seconded to
adopt the 2006 budget and levy certification to the Carver County Auditor, and
Resolution#2005-105: to adopt the 2006-2010 CIP. All voted in favor and the motion
carried unanimously with a vote of 4 to o.
CONTINUA TION OF THE GALPIN CROSSING APPLICATION.
Mayor Furlong: Where are we on the agenda?
Councilman Peterson: The point I left is the discussion of the vote for the Galpin Crossing.
Mayor Furlong: Galpin Crossing, okay. So we'll bring that up now? Have we had a staff report
and was it tabled?
Councilman Peterson: Yes, it was tabled.
Mayor Furlong: Alright. Has the applicant presented? Where are we in the process there? Just
council discussions?
Councilman Peterson: Council discussions and voting for or against.
Mayor Furlong: Okay. Let's start with discussion then on the, by the council. Has that already
taken place as well?
Councilman Peterson: No, it hasn't. I'd be happy to go first Mr. Mayor. I think that I agree
with staff's recommendations on housing on the north side and I think that their ideas of
gathering, you know lowering the number of buildings on the south side I think would be
prudent to do. I think you would provide some better pedestrian flow and better look and feel. I
mean that's a pretty visible intersection for us and I think that that being said, I think a smaller
number of buildings might be more appropriate and I think that as we move ahead with this
concept, I'll voice my opinion that as I said earlier, that because this is a highly visible area of
our city that I think, I certainly will and I hope the rest of the council will too, is, as we have in
other areas of Highway 5 corridor, hold a pretty high standard for what goes in there. As far as
architecture, as far as just general look and feel and functionality and needing that area so. I
would certainly consider to move ahead with this and adhere to staff's recommendations.
Mayor Furlong: Thank you. Councilwoman Tjornhom.
Councilwoman Tjornhom: I also am willing to go ahead with this. I look forward to seeing
what the retail market study says about it. I'm hoping that it's the right thing so we can use of
23
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City Council Meeting - December 12, 2005
Councilman Lundquist moved, Councilwoman Tjornhom seconded to approve the concept
planned unit development for a twin home and office development project located at the
northwest corner of Highway 5 and Galpin Boulevard, subject to addressing the following
issues as part of the next phase of development review:
1. Development will require a land use amendment from residential to office for the southern
eight acres, conditional use permit for development within the Bluff Creek Overlay District,
preliminary Planned Unit Development, site plan review, and subdivision review with a
variance for the private street.
2. The development needs to comply with the design standards for commercial, industrial and
office institutional developments. Additional building detail needs to be provided to
ascertain the quality of the proposed development.
3. Planned Unit Developments require that development design standards be developed for the
project.
4. The following building and parking setbacks will be incorporated in the design standards: 70
feet from Highway 5,50 feet from West 78th Street and Galpin Boulevard, 25 feet from
private streets, 30 feet from the western property line, 50 feet from Bluff Creek, 40 feet from
the Bluff Creek Overlay district primary zone boundary and 40 feet from the wetland buffer
edge.
5.... Reduce the number of building sites proposed on parcel B.
6. Verify that all buildings would comply with the proposed and required setbacks.
7. The goals set forth in the Bluff Creek Watershed Resources Management Plan (BCWNRMP)
for the Lowlands Region are to be incorporated in the further development of the plan.
8. Drainage and utility easements shall be provided over all existing wetlands, wetland
mitigation areas, buffer areas used as PVC and storm water ponds.
9. A preliminary grading plan must be prepared.
10. A preliminary utility plan must be prepared.
11. The applicant must provide storm water calculations for any proposed subdivision. The
development will need to provide storm water ponding on site for treatment prior to
discharge into the wetlands or creek. The development must meet pre-development runoff
rates for the 10 year and 100 year storm. On site storm water ponding must be sufficient to
meet all city water quality and quantity standards.
12. Erosion and sediment control measures will be required in accordance with Chanhassen City
Code and the Minnesota Pollution Control Agency's (MPCA) National Pollutant Discharge
25
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City Council Meeting - December 12, 2005
Tree preservation calculations and landscape plan including reforestation and
bufferyard plantings.
Show existing trees outside of Primary Zone on landscape plan.
Parcel B
No overstory trees allowed under overhead utility lines.
Show overhead utility lines on landscape plan.
Tree preservation calculations and landscape plan including reforestation and
bufferyard plantings.
Meet parking lot landscape requirements.
Meet bufferyard landscape requirements.
Show existing boulevard trees along West 78th Street on landscape plan.
25. Galpin Crossing shall pay full park dedication fees at the rate in force upon final platting.
26. The commercial buildings are required to have an automatic fire extinguishing system.
27. The plans must be prepared and signed by design professionals licensed in the State of
Minnesota.
28. A demolition permit must be obtained before beginning demolition of any existing structures.
29. The location of property lines will have an impact on the code requirements for the proposed
buildings, including but not limited to; allowable size and fire-resistive construction. The
plans as submitted do not have the information necessary to determine compliance at this
time.
30. The owner and or their representative shall meet with the Inspections Division as soon as
possible to discuss property line issues as well as plan review and permit procedures.
31. The developer shall have soil borings made to determine the suitability of the site for
development.
32. A traffic study be completed for the proposed development."
33. The applicant shall not submit for preliminary review until the Retail Market Study has been
completed by the City.
All voted in favor and the motion carried unanimously with a vote of 4 to O.
CITY MANAGER'S PERFORMANCE REVIEW: ANNOUNCE RESULTS.
Mayor Furlong: Item number 6 on the agenda refers to the City Manager's performance review.
The City Council met in executive session on Monday, December 5th and again this evening
discussing Mr. Gerhardt's performance and compensation as our city manager. Following is a
summary of those discussions. Mr. Gerhardt has completed another excellent year of work. ..
27