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02/12/2013 - City Council SpecialSPECIAL CITY COUNCIL MEETING TUESDAY FEBRUARY 12, 2013 5:30 P.M. EAGAN ROOM - EAGAN MUNICIPAL CENTER AGENDA I. ROLL CALL AND ADOPTION OF THE AGENDA II. VISITORS TO BE HEARD III. CENTRAL COMMONS AREA SMALL AREA STUDY - LOCKHEED MARTIN PROPERTY IV. OTHER BUSINESS V. ADJOURNMENT Agenda Information Memo Eagan City Council Workshop Meeting February 12, 2013 III. CENTRAL COMMONS AREA SMALL AREA STUDY — FORMER LOCKHEED MARTIN PROPERTY DIRECTION TO BE CONSIDERED: To provide input to the staff and property owner regarding land use alternatives for the former Lockheed Martin property at 3333 Pilot Knob Road. FACTS: • At its meeting of December 4, 2012, the Council authorized Hoisington Koegler Group to prepare a Small Area Study of the Central Commons Area to get an independent third party analysis of alternative futures for land uses and approaches to the area. The firm was chosen to perform the study in consideration of its understanding of the community and its policy goals through its preparation of aspects of the 2010 Comprehensive Guide Plan update. As part of its preparation of the Central Commons Special Area section of the Comprehensive Guide Plan, HKG prepared several concept examples of ways in which existing developments within the Area might be intensified or modified if opportunities arose due to private investment or reinvestment. No such plan was prepared for the Lockheed Martin parcel, because there was no expectation at the time that the company would sell the property. In preparing the study, HKG considered not only the City's Comprehensive Guide Plan Central Commons Area Special Area Plan, but also background from the analysis of the original application by the owner, CSM, for the redevelopment of the property. Although that application has been withdrawn while CSM considers certain details of its potential project, the Enviromnental Assessment Worksheet, its related traffic study and other analysis arising out of the application add value to the analysis of alternative uses that may be considered for the area. • HKG has completed the study and it is in order for consideration by the Council at this time. • The City Council directed the preparation of this study as a means to permit Council members to discuss land use and policy possibilities for the property outside the context of a development application. POLICY QUESTIONS: The purpose of this study is to solicit Council responses to certain policy questions presented by the staff and consultant. The property owner is interested in observations by the City Council as to the expectations for the area, if some use is to be considered in lieu of the Major Office designation. The purpose is not to select a particular concept option, but to use them as a basis for discussing the policy questions. The standard of comparison is to retain the current Major Office land use designation. As with other discussions of the possible redevelopment of an area, the Council is encouraged not to focus on a particular "picture" or layout as the only way to implement a development of the area. Instead, it is encouraged to identify a series of policy or form expectations that the property owner and staff can use to guide the preparation and review of possible means of implementing a broader vision for the area. Put another way, are there features of the concepts or precedent plans that the City Council would see as desirable in an intensification or redevelopment of the former Lockheed Martin property? The following questions are based on the Policies listed in the Central Commons Special Area Plan in the Comprehensive Guide and intended to frame the Council's discussion in this regard: Is there a Council preference for a development of the site that focuses on a single use — such as office, retail, residential or other — or a combination of uses? ® Are there certain policies within the Central Commons Special Area Plan that the City Council prioritizes higher than others? ® Is there a Council priority placed on human scale policies in the Special Area Plan, including pedestrian orientation, transit integration, public gathering spaces or other features to a redevelopment of the area? What are the Council's expectations regarding the form of the buildings and improvements within the area? All single story versus an integration of single and multi -story buildings? ® Is there a Council expectation as to the maximum size /footprint of individual buildings? Is that expectation the same for both single story and multi -story buildings? ® What are the Council's expectations as to a maximum or preferred percentage of any particular use? ® What are the Council's expectations regarding the inclusion of one or more public streets (such as an east -west collector) within the development to define development areas and create streetscapes? ® What are the Council's expectations regarding the visibility of service and loading areas from major roadways? ® What are the City Council's expectations as to structured or underground parking as means of achieving development priorities such as higher densities or greater walkability? Is that expectation the same if public financing assistance were necessary to achieve it? ® Are there additional policies that arise out of the discussion that should be applied to an intensification or redevelopment of the area? If so, what would they be? ATTACHMENTS: • HKG Small Area Study enclosed and numbered separately. ® Comprehensive Guide Plan Central Commons Special Area Plan enclosed and numbered separately. Creative Solutions for Land Planning and Design ®® Hoisington Koegler Group Inc. © H 123 North Third Street, Suite 100, Minneapolis, MN 55401 -1659 Ph (612) 252 -7140 Fx (612) 338 -6838 To: City of Eagan Staff From: Hoisington Koegler Group, ine. Subject: Eagan Small Area Planning Study — Lockheed Martin Site Date: February 6, 2012 This memorandum is intended to help shape the discussion at the February 12th City Council Work Session regarding the Small Area Planning Concepts for the potential redevelopment of the Lockheed Martin site. Overview of the Planning Process: The primary objective of this planning process is to explore alternative development/re- development possibilities for the former Lockheed Martin Site located within the Central Commons at the northwest corner of the Pilot Knob Road and Yankee Doodle Road intersection. The planning effort also evaluates the range of concepts for their consistency with the vision, principles and policies of the Comprehensive Plan. The process consists of three main parts: 1. Analysis • Review background data, documents, and materials • Assembly of key base map information 2. Concept generation and refinement • Workshop with Eagan City Staff • Question & Answer Session with CSM Staff • Prepare 3 scenarios (office re -use, retail focus, mixed use) • Workshop /Review Session with Eagan City Staff 3. Concept, finalization and presentation • Finalize concepts • Prepare report materials for presentation • Present concepts to City Council for consideration and direction Eagan Small Area Plan - Lockheed Martin Site �,� �© t�nl +InglnnKwiarpmupl, Summary Memo - 1.1 February 6, 2013 41p, ©H a Oi n. City of Eagan Staff Memorandum — Lockheed Martin Small Area Study February 6, 2013 Page 2 of 4 Summary of Materials Reviewed: HKGi reviewed a comprehensive set of documents pertaining to the site. These documents included: • Central Park Commons EAW & Appendices A -D (Jan 2012) • City of Eagan Comprehensive Plan (HKGi — 2009) • Planning Report on the Central Park Commons application for Comprehensive Guide Plan Amendment (9/22/2012) • Planning Report on the Central Park Commons application for Zoning Change (4/20/2012) • A Market Feasibility Study for the Central Park Commons Property in Eagan, Minnesota (Maxfield — Dec 2012) • Exhibits from the Dakota County Transportation CSAH 31 Corridor Study found at www.co. dakota. mn. us / Transportation /RoadStudies /CulTent /Pages /csah -3l -ea an.aspx • E -mail conversations about the Dakota County Transportation CSAH 31 Corridor Study • Opportunity City Program Summary Report (ULI — 3/2011) Precedent Overview: HKGi looked regionally and nationally for retail and mixed use development projects on comparative sites ( +1-50 Acres) with mix of uses and amounts of retail square footage.. Each precedent sheet includes comparable aerial photos between the study area and the selected precedent development to better understand the pattern and scale of the precedent development in relation to the Lockheed Martin site. Included with each precedent are approximate totals for overall project acreage and developed square footage. The precedent sheets also include a list of the major tenants, and typical ranges of square footage for major anchor tenants for comparison as well as character imagery from each precedent development. The intent of the precedent study exercise was to better understand the dynamics of recently constructed major, destination retail and mixed use developments, with specific analysis focused on the following: • How are uses organized on the site, i.e. what are the relationships between anchor retailers and supporting retailers, restaurants, out lots, etc.; • What are the appropriate sizes, shapes and forms of development based on use, with a particular focus on developments with a high level of pedestrian amenities; • How does access and circulation patterns work for retail patrons as well as loading /service; • What is the relationship between parking and storefronts; and • How do pedestrian amenities provide a "place" within the development? Where are they located? How do they help to organize the development pattern? Eagan Small Area Plan - Lockheed Martin Site February 6, 2013 „c�, Summary Memo - 1.2 Y j ®® t, 16$ d of m City of Eagan Staff Memorandum — Lockheed Martin Small Area Study February 6, 2013 Page 3 of 4 Concept Overview: The concept exploration was organized into three general categories; "1. Retail ", "2. Urban Village" and "I Office Re- use." These concept themes investigate a range of density and intensity on the site, the placement of major anchor buildings, circulation patterns, pedestrian amenity areas and location and type of parking (surface, on- street, structured or underground) relative to the proposed uses. The first retail concept (LA) explores a similar development pattern to the CSM proposal, but with a modified mixed use / retail - commercial area with a strong pedestrian orientation near Yankee Doodle Road. The second retail concept (1.B) shows a destination entertainment / shopping development anchored by an entertainment use such as a theater and a centralized pedestrian oriented shopping area and outdoor plaza space. The approach to the third retail concept shows a progression of intensity over three versions of the same development pattern (1.C, 1.D, and LE). Each of these three concepts locates a major general merchandise anchor near the intersection of the Pilot Knot Road and Yankee Doodle Road and maintains the same street /road network, but each concept varies the approach to parking across the development and size of the general merchandise anchor. For reference purposes, general merchandise anchors around the Minneapolis /St. Paul metro area have square foot sizes ranging from 125,000 — 200,000 square feet. The size of a combined general merchandise and grocery anchor can average approximately 180,000 to 190,000 square feet. Additionally, the following large -scale retailers currently located in Eagan have buildings with the following square footage: Existing Eagan Retail Anchor Building Square Footage The Promenade Center (total) 264,000 . Sam's Club 140,000 Walmart 120,000 Target 118,000 Home Depot 117,000 Kohl's 104,000 The Urban Village concepts (2.A and 23) showcase the differences between horizontal mixed use and vertical mixed use on the site and how the development could become a more urban environment with a smaller block pattern and a true blend of retail, office and residential uses. Both versions integrate a central square park amenity for residents and employees. Lastly, the Office Re -use concept explores maintaining the existing 620,000 SF Lockheed Martin facility, converting surface parking on the perimeter to structured parking and redeveloping areas along Central Parkway to office use with supportive retail near Yankee Doodle Road. Eagan Small Area Plan - Lockheed Martin Site February 6, 2013 ©© fl�n „Kia4�.Te,roarLn„ Summary Memo - 1.3 rY ©® �•��+• » +Ma.• + +tif, CI of , m City of Eagan Staff Memorandum — Lockheed Martin Small Area Study February 6, 2013 Page 4 of 4 List of Packet Materials: The following materials are provided for your review: 1. Summary Memorandum (pages 1.1 -1.4) 2. Concept Alternatives (pages 2.1 -2.8) • Retail #1.A —General Merchandise Anchor at City Parkway +Pedestrian Retail Area • Retail #1.13 — Entertainment Anchor / Centralized Pedestrian Amenity • Retail #1.0 — General Merchandise Anchor at PKR & YDR + Pedestrian Retail Area (with only surface parking) • Retail #1.D — General Merchandise Anchor at PKR & YDR + Pedestrian Retail Area (with underground parking for Pedestrian Retail area) • Retail #1,E — General Merchandise Anchor at PKR & YDR + Pedestrian Retail Area (with underground parking for Pedestrian Retail area and combined under building / structured deck parking for general merchandise anchor) • Urban Village #2.A — Horizontal Mixed Use • Urban Village #2.13 — Vertical Mixed Use • Office Re -use 43 3, Concept Summary Spreadsheet (page 3.1) 4. Selected Precedent Studies —from HKGi (pages 4.1 -4.10) 5. Selected Precedent Studies — from CSM (pages 5.1 -5.16) • CSM Memo • CSM Map of Sites • Individual Site Studies • CSM Development Plans and Notes • HKGi Side by Side Comparisons 6. CSM Response to preliminary questions from HKGi (pages 6.1 -6.6) End of Memorandum. Eagan Small Area Plan - Lockheed Martin Site Q'� rynininginn Rna�lcr tln uplh. Summary Memo - 1.4 February 6, 2013 z;.� ® 1y.i „xJ, »» �,,.,N„ „,.. ra�,rm 1 A: Retail - Anchor at Central Parkway KEY ELEMENTS: • Position traditional retail anchors around the perimeter of the site, with large format anchor against Central Pavkway Rcing Pilot Knob Road. • Provide similar alignments for mid -box tenants against Pilot Knob Road and Central Parkway in the north and east with field parking located in front. • Develop a small, 2Stoty office overlooking Central Park and the community center. a Develop a retail, service, restaurant area overlooking a stormwater amenity with an outdoor plaza / dining area in the SW portion of the site. Create a pedestrian oriented recall shopping and retail- office minced use area against Yankee Doodle Road, » Provide views to destination retail anchor from the intersection of Yankee Doodle Road and Pilot Knob Road. a Create pedestrian amenity features such as plaza and fountain areas framed by office uses and restaurants. » Utilize angled, on- street parking and structured parking in the mixed -use area. » Create an organized, unified pedestrian network connecting all storefronts. ALIGNMENT WITH COMPREHENSIVE PLAN: m (Applicable Central Commons Polities in parentheses from Comp Plan Pp. 3- 37,381 ONE] Matches site zoning /guidance office use 010 Incorporates a mix of uses on site (2) 010 Increases the mix of uses in the Central Commons Area (1,2) [1 013 Creates higher density development (2,6) 010 Addresses sustainability for natural features and buildings (4,13) 010 Uses human scale landscape and buildings (7) 000 Creates and enhances pedestrian connections in an organized transportation network (3,5, 11) 000 Utilizes shared /district /structured parking (12) ■00 Focuses buildings toward the street (7,9) 000 Develops public gathering spaces (10) ■0[1 Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site Concept Alternatives - 2.1 February 6, 2013 atilfgl DEVELOPMENT SUMMARY: �w =s =a SF COMMERCIAL ! RETAIL 416,000 SF PARKING SPACES t/ INIV 7, -.t v - e I r, - .. ✓ , �STORMWATER -- SURFAC�Ee � �`t� , _ PARt'y"KI'q`.. SUR'4a;A STORMWATER » III POND �, RESTAURANT- RESTrAURANT c � {r t<, { a e z r RETAIL' stayRETAIIL 1 r€ '.+,,� vFL�PEDESTRIrAN n �} r �r, "•�tLOADING'ZO- NE;yET3Y� l SURFACE e ! Q'1 7 PEDESTRIAN E,'tr -u iY, (i I I. yyjj 3 ,nE "• i r I i r �`, i s -, l - ,.6 � �� _,'sc�' sr�' - I ,7 !, 1 `� t t- { -. \- - - -- —t - --'t RESTAVRANT /RETAIL - RESTAURANT /RETAIL — -i' E {r yt' s o 9 i `i a y� k• 1 f t' r: iEntertalnm nt�Anchor _ y m r - rrf w ( i Potential Location tot Structured Parking 1' 14 =T a:. ^+�.� - r_. at Y NKEE-.D -OADLE -ROAD 1 t } 3 f9T� -� tat r (� i li ? Itr - GI•< i. - ,lA 1B: Retail - Entertainment/ Shopping KEY ELEMENTS: ALIGNMENT WITH COMPREHENSIVE PLAN: • Create a central, outdoor pedestrian network linking storefronts, a la F (Applicable Central Cammnns Polid. in p— .theces from Comp Plan Pp. 3- 37,35) a traditional "lifestyle center" retail model. 00 ■ Marches site zoning /guidance office use • Locate buildings to the center of the site with surface parking lots 001 Incorporates mix of uses on site (2) surrounding the perimeter. a Provide an entertainment destination on axis with the outdoor 1313 Increases the mix of uses in the Central Commons Area (1,2) shopping area - mix of uses within the anchor could include: 0011111 Creates higher density development (2,6) cinema /restaurants /entertainment /shopping. 13113 Addresses sustainability for natural features and buildings (4,13) a Design a large, central plaza for community events / outdoor dining 500 Uses human scale landscape and buildings (7) / performance & art exhibits. 1130 Creates and enhances pedestrhm connections in an organized k Create a strong pedestrian connection north /south through the transportation network (3,5,11) development terminating with an overlook feature at Central 0 00 Utilizes shared /district /structured parking (12) Parkway. u Utilize surface parking only - optional area for structured parking is ■ ❑0 Focuses buildings toward the street (7,9) shown for potential increased commercial square footage. ■❑❑ Develops public gathering spaces (10) 1130 Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site y Concept Alternatives - 2.2 February 6, 2013 1[' 01441 ©® DEVELOPMENT SUMMARY: SF COMMERCIAL / RETAIL 480,500 SF PARKING SPACES +1-2,230 1 C: Retail - Anchor at PKR & YDR - Surface Parking PARKING SPACES ALIGNMENT WITH COMPREHENSIVE PLAN: Loann] N. A P'. Ix vnmri 9 1D AI�P R K -ING - :R. X S=Q- �E PA A� S��C PARKINGA _XANKEE_D_ Eagan Small Area Plan - Lockheed Martin Site Concept Alternatives - 2.3 February 6, 2013 * 1110 41441 Kill 1 C: Retail - Anchor at PKR & YDR - Surface Parking KEY ELEMENTS: ALIGNMENT WITH COMPREHENSIVE PLAN: Locate a 145,000 SF anchor retail building at the southeast corner Z11 (Applicable Central Commons Policies in parentheses from Comp Plan pgs. 3-37,38) of the site (Pilot Minh Road and Yankee Doodle Road intersection). 0O9 Matches site zoning/guidance office use Develop a pedestrian scaled shopping environment with public plazas, on-street, angled parking and multiple storefronts in the 005 Incorporates a mix of uses on site (2) northwest portion of the site. 1300 Increases the mix of uses in the Central Commons Area (1,2) Create an east-west public street connection through the site, 1313■ Creates higher density development (2,6) separating the pedestrian oriented shopping area from the larger 0111110 Addresses sustainability for natural features and buildings (4,13) format retail anchor. ■1313 Uses human scale landscape and buildings (7) Provide areas for mid-box anchors in the northeast and southwest portions of the site. 9013 Creates and enhances pedestrian connections in an organized transportation network (3,5,1 1) Utilize on-street (angled and parallel) and surface lot parking for the the entire development. 0■0 Utilizes shared/district/structured parking (12) Provide views from PKR & YDR for both retail formats. 000 Focuses buildings toward the street (7,9) ■00 Develops public gathering spaces (10) 000 Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site Concept Alternatives - 2.3 February 6, 2013 * 1110 41441 Kill DEVELOPMENT SUMMARY: �N"'R a,; SF COMMERCIAL / RETAIL 539,000 SF' PARKING SPACES +/ -2,517 1 D: Retail - Anchor at PKR & YDR KEY ELEMENTS: » Locate 200,000 SF anchor retail building at the southeast corner of the site (Pilot Knob Road and Yankee Doodle Road intersection). n Develop a pedestrian scaled shopping environment with public plazas, on- street parking and multiple storefronts in the northwest portion of the site. » Create an east -west public street connection through the site, separating the pedestrian oriented shopping area from the larger format retail anchor. » Provide areas for mid -box anchors in the northeast and southwest portions of the site. n Utilize on- street, surface lot and underground parking for the pedestrian oriented shopping area, » Locate underground parking in central location for most effectiveness (under plaza and central retail blocks). H Provide views front PKR & YDR for both retail formats, ALIGNMENT WITH COMPREHENSIVE PLAN: F (Applicable Central Commons Policies in parentheses from Comp Plan pgs. 3- 37,38) 13110 Matches site zoning/guidance office use OON Incorporates a mix of uses on site (2) 130 ■ Increases the mix of uses in the Central Commons Area (1,2) DON Creates higher density development (2,6) 0 ■0 Addresses sustainability for natural features and buildings (4,13) 000 Uses human scale landscape and buildings (7) 0011 Creates and enhances pedestrian connections in an organized transportation network (3,50 1) 000 Utilizes shared /district /structured parking (12) 000 Focuses Buildings toward the street (7,9) 000 Develops public gathering spaces (10) 000 Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site Concept Alternatives - 2.4 February 6, 2013 talutvl DEVELOPMENT SUMMARY: } SF COMMERCIAL / RETAIL 605,000 SF PARKING SPACES t +/ -2,862 1 E: Retail - Anchor at PKR & YDR + Structured Parking KEY ELEMENTS: » Locate 200,000 SF anchor retail building at the southeast corner of the site (Pilot Knob Road and Y:utkee Doodle Road intersection). v Utilize under building and a parking deck for retail anchor for increased retail / commercial intensity on the site (IKEA model). a Develop a pedestrian scaled shopping environment with public plazas, on- sweet parking and multiple storefronts in the northwest portion of the site. » Create an east -west public street connection through the site, separating the pedestrian oriented shopping area from the large format retail anchor. a Provide areas for mid -box anchors in the northeast and southwest portions of the site. H Utilize on- street, surface lot and underground parking for the pedestrian oriented shopping area. H Locate underground parking in central location, ALIGNMENT WITH COMPREHENSIVE PLAN: e (Applknble Central Commons Policies in parentheses from Comp plan pp. 3. 37,36) 001111 Matches site zoning /guidance office use 0011111 Incorporates a mix of uses on site (2) 11110 Increases the mix of uses in the Central Commons Area (1,2) 11113 Creates higher density development (2,6) 13113 Addresses sustainability for natural features and buildings (4,13) 01111 Uses human scale landscape and buildings (7) ■❑❑ Creates and enhances pedestrian connections in an organized transportation network (3,5,11) 1❑❑ Utilizes shared /district /structured parking (12) 100 Focuses buildings toward the street (7,9) 100 Develops public gathering spaces (10) ■❑❑ Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site Concept Alternatives - 2.5 Feb niary 6, 2013 t'w" „WA1'j "e:°k1. tow ©® m DEVELOPMENT SUMMARY: SF COMMERCIAL / RETAIL 227,500 SF SF OFFICE 170,000 SF RESIDENTIAL UNITS 670 UNITS PARKING SPACES +/- 2,430 2A: Urban Village - Horizontal Mixed Use KEY ELEMENTS: » Create an urban grid pattern of development with walkable, human scaled streets throughout the entire development. » Limit the footprint of buildings to 50,000 SF to maintain urban character. » Horizontally mix uses, allowing each development block to be it's own entity - transition from commercial /retail and office uses along Pilot Knob Road and Yankee Doodle road to residential uses along Central Parkway in die northwest. u Target a 4 story height for residential buildings u Create a Central Square amenity for residents, employees and patrons, u Utilize a combination of on- street, surface lot, structured and underground parking. u Create a strong linear park amenity with combined storinwater treatment features along Central Parkway, ALIGNMENT WITH COMPREHENSIVE PLAN: F (Applicable Central Commons Policies in parentheses from Comp Plan Pp. 337,38) ❑ ■❑ Matches site zoning /guidance office use 81313 Incorporates a mix of uses on site (2) §1313 Increases die mix of uses in the Central Commons Area (1,2) 1111100 Creates higher density development (2,6) 1300 Addresses sustainability for natural features and buildings (4,13) 5130 Uses liftman scale landscape and buildings (7) ■❑❑ Creates and enhances pedestrian connections in an organized transportation network (3,5,11) ■❑❑ Utilizes shared/district/structured parking (12) 01313 Focuses buildings toward the street (7,9) 100 Develops public gathering spaces (10) ■❑❑ Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site Februa 6, 2013 * [B® "„;," W 11.1t. i1p Concept Alternatives - 2.6 ry cud DEVELOPMENT SUMMARY: SF COMMERCIAL / RETAIL 253,000 SF SF OFFICE 308,000 SF RESIDENTIAL_ UNITS 670 UNITS PARKING SPACES +/- 3,589 213: Urban Village - Vertical Mixed Use KEY ELEMENTS: » Create an urban grid pattern of development with walkable, human scaled streets throughout the entire development. Limit the footprint of buildings to 50,000 SF to maintain urban character with traditional urban block size. a Vertically integrate uses in the central blocks where appropriate (ground level retail or service, upper level office or housing). • Maintain a 3 -5 story height for all mixed use and residential buildings. • Create a Central Square amenity for residents, employees and patrons. )> Utilize a combination of on- street, surface lot, structured and underground parking. Create a strong linear park amenity with combined stormwater treatment features along Central Parkway. L. '1 t } Z x.,. O w ALIGNMENT WITH COMPREHENSIVE PLAN: (Applicnble Central Commons Mid. in parentheses from Comp plan pp. 3.37,33). [3111 Matches site zoning /guidance office use 10❑ Incorporates a mix of uses on site (2) ■❑❑ Increases the mix of uses in the Central Commons Area (1,2) 0130 Creates higher density development (2,6) 01 ❑ Addresses sustainability for natural features and buildings (4,13) 0013 Uses human scale landscape and buildings (7) 0013 Creates and enhances pedestrian connections in an organized transportation network (3,5,11) 01311 Utilizes shared/district /structured parking (12) MOO Focuses buildings toward the street (7,9) 1011 Develops public gathering spaces (10) MOO Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site Concept Alternatives - 2.7 February 6, 2013 atdtVI MIN '�'� °� m JtkM ": 3: Office Re -use KEY ELEMENTS: ALIGNMENT WITH COMPREHENSIVE PLAN: u Reuse Lockheed Martin Office Building. NF (Appl eableCentral commons Policies to pa— theses from comp Plan Pigs. 3 -3738) ka Maintain existing building entry points and loading area. 111100 Matches site zoning /guidance office use N Develop structured parking for Lockheed Martin building in ❑10 Incorporates a mix of uses on site (2) southeast corner of property - minimize height by allowing 2 levels above grade maximum. 1 00 Increases the mix of uses in the Central Commons Area (1,2) u Develop smaller office sites around the perimeter of the site with ❑ 0 Creates higher density development (2,G) buildings toward Central Parkway and parking located behind, 1310 Addresses sustainability for natural features and buildings (4,13) internal to the site. ❑0 ■ Uses human scale landscape and buildings (7) » Provide a retail area along Yankee Doodle road with retail / service 1305 Creates and enhances pedestrian connections in an organized uses, restaurants and a hotel transportation network (35, 11) P Create strong pedestrian connections between each development, 1710 Utilizes shared/district /structured parking (12) 0 00 Focuses buildings toward the street (7,9) 000 Develops public gathering spaces (10) 010 Creates cohesive, visually interesting character (1,3,8) Eagan Small Area Plan - Lockheed Martin Site Concept Alternatives - 2.8 February 6, 2013 Kill !9 °� wit ca R a Q A 0. d C Q Q U CA .A O u J c 0 N oG C Y ui c xf �3 3�(f niF E E E N a U 0 0 oc 0 0 o 0 0 a o000r. 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C C Q U 411- O z Lu N Q ii 6 j N 10 _ Q 00 w"' N o cn <� � O 0 4— O > v, +- N Q) = Q(D +- C O O O O D70 C } On O O N .0 C� N 0 > 0�3 c a) �a Co a� o zoo ma cn = O Q Tz :w ) \ # §2 jf # \ \ t 6 V) �2 &� \~ /b to ±/ \a a0 o© Ge 4-- // \0 V) 4) ) [\ 2/ \) \\ z \ -\ �/ f E0 —c \ \\ \\ . \ ƒ\ 2\ {\ » -a � / \ \ a � � > - f � \\ \ Ea o >0 -0 \ \\ Do u G u @ E2) e A RT � o ° _ o \D 0k f\G { S0 � \ (® \«eb �0(\O ui \ \\ �0 S, co E EE °® U(D Q o s V) G E/ a2\ k0 7 of \77 {22 »e V / \\ JU /G/ -\ _\E // \\ � c ® 3 )D k \ 'q <0 / /F <f2 amwwW ) \ # §2 jf # \ \ General Criteria of Site Selected: • Site size: larger than 45 acres • Site location: near or outside 494 loop • Daily needs element (grocer, general merchandise, small shop retail) large component of center • Site design has tried to maximize prominent and efficient access, good visibility to busy streets with view corridors, and ample parking within view of storefront. • Tenants are national retailers (vast majority) Site Size SF of Year No Property City (acres) Retail Opened Anchor Tenants /Notes 1 Riverdale Village Coon Rapids 130 941,336 1999 Sears, Costco, JC Penney's, Kohl's 2 Tamarack Village Woodbury 94 800,000 1996 Cub, JC Penney, Home Depot 3 Woodbury Lakes Woodbury 45 320,000 2005 Michaels, DSW, multiple fashion /soft goods 4 The Fountains at Arbor Lakes Maple Grove 90 497,485 2006 Costco, Lowes 5 Village of Blaine Blaine 70 490,200 2004 Home Depot, Cub, Walmart (soon leaving) 6 Arbor Lakes* Maple Grove 65 466,500 2000 JoAnn Fabrics, Byerly's, Sports Authority 7 The Grove* Maple Grove 157 550,000 2008 Super Target, Home Depot 8 Central Park Commons Eagan 50 500,000 ** General Merchandise, Upscale Grocer * denotes projects with some negative site plan characteristics that are discussed below ** includes a proposed medical office component of 40,000 SF Riverdale Village, Coon Rapids • Anchors placed opposite from most prominent, high traffic volume intersection • Anchors enjoy site -lines to both county roads and ample parking surrounding front door • Site has prominent access from county roads. Access points are centered to allow balanced parking fields. • Pylon signage located at each entrance from county roads • Storm water treatment areas used as an amenity • Small, serviced based shops are orientated to front doors of anchors or to Riverdale drive (high daily traffic volume) • Focused, plaza areas are located around water features with grouped small shop areas. Tenants mix is majority small shop service and fashion. Largest % vacancy of project is concentrated in these areas. Tamarack Village, Woodbury • Site is ringed with buildings with front doors facing parking and center ring design element • Large view corridors from Radio drive (main through fare) and favors direction of 94 Eagan Small Area Plan - Lockheed Martin Site ©© 14i14i1pl1kjt'itwAV�x.� Inc. CSM Selected Site Studies - 5.2 clgft ©® 400 "#C* /18/2013 Main access is centered on site and highlighted with clock tower and two monument signs No "double loaded" retail shops and majority of service (coffee, QSR, value hair) based small shops have visibility and signage towards Radio drive. erg • Smaller fashion offerings are grouped in single location for obvious shopping synergies. Village of Blaine, Blaine • Anchors placed towards the rear of the site, away from main entrance, to draw traffic across site with ample parking fields across from front doors • The created "main street" has worked reasonably well due to its limited length, orientation to the access roads that serves the larger boxes behind the center. • Traffic passes through or near "main- street" on way to Anchors. Woodbury Lakes, Woodbury • Critical mass of fashion allows for inwardly focused, mall -style street with parking behind stores • Edges of buildings transition to access and parking with good streetscape /plaza elements; planters, furniture, landscaping • Service based retailers and tenants above 15,000 SF face towards street and parking fields, grouped away from fashion area • Main, marquee entrance is located at middle of site, and leads to gateway of pedestrian, mall element Precedent Projects with site design attributes to be avoided The Grove, Maple Grove • The small shop retail suffers from a lack of visible and direct connection to the major road • Parking is NOT open and accessible, and does not have a direct relation to the front door of the retailers. • Forced attempt at "main- street" style design, absent any organic driver of traffic, results in retail space that does not work. Arbor Lakes, Maple Grove • Office component above the retail has had mixed success since opening being challenged by high operating costs and above market vacancy. • At over 75 acres, the site does benefit from a larger critical mass than can better support the limited office function • Buildings that line main entrance (Elm Creek Blvd.)do not have enough, proximate, well- orientated parking Conclusion: The repeating, positive attributes of these comparable shopping centers is they all design for access, visibility, signage and parking for retailers and shoppers alike. When one of these factors is compromised, the retailers and the shopping center suffers. The proposed Central Park Commons is designed to be a service based, daily needs shopping center with limited fashion. Therefore, each tenant must have a strong relation to each of the four factors in order to create a lasting, first class shopping center. 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ON 31 1� I so Vi VIA i M POM i4 zt, -1 �a V M"Mill Fill jo yy RM'nmm 8216 i i i ; I Md. Vi VIA i M POM i4 zt, -1 R co JU �a V M"Mill Fill yy RM'nmm 8216 i i i ; R co JU RM'nmm R co JU ma e I _1, cm Ig 1 '000 �. a1K " Its a. t{ -ly . C i� r � � 4a t v E <s` I Wt 1 �0'1.'.A E y�i V.1 i- [ IN I - � m L I to I I 3OOz O M U- 0 U) ov U Cv JU al I I 3OOz O M U- 0 U) ov U Cv JU a •� d .�•y dJIL �1 3E M N f0 0 � lfj l � U N J � C N 0 'O � V a � �a Ca _ N 7 UJ 6 o � JU o 41 I k4 0 z a LL 2 I i i F f F1. t d F ggyyyN��L i ISC i ! wl i Y r. p f t RIF y F a!P '- N UpNj J N � C = N a_ v L U U � U 0 2 V = U/ 0 �J � N _ (n 0 0 � J U January 16, 2013 (CSM responses to NKG questions shown in bold) 1. We know site access is critical to development, more so for an all retail concept on the site —CSM has a desire for a signature /marquee entrance to the site to offer identity among other things. Traffic study has been conducted for the site by city, county and applicant's engineer showing that at most one partial entrance may be permitted on Pilot Knob Road. Dakota County is the jurisdiction for both Pilot Knob and Yankee Doodle Road. A Corridor Study for Pilot Knob Road to help define access is near completion. What do you see as the critical factors for access to the site? CSM supports the findings of the SRF Traffic Studies conducted to date. e Successful site development requires multiple points of ingress /egress balanced throughout the property, irrespective of development plan or product type. Minimum conditions include: • Minimum of four access points into /from site along Central Parkway. • Minimum of a 3/4 Marquee Entrance access to the site along Pilot Knob Road: • Note CSM prefers a full movement intersection with a signal at its marquee entrance. • Intersection located as far to the south as engineering studies reasonably warrant to provide suitable traffic balance and flow within the site. Marquee entrance to provide visibility throughout site to ease and simplify way - finding. • Turns lanes of sufficient length on PKR and YDR to allow acceptable stacking based on planned traffic generation. • Access points that provide a "sense of arrival ". • Access points that accommodate typical commercial truck movements. Site design should provide separation of vehicle and pedestrian movements to reduce areas of conflict and improve safety. CSM will incorporate opportunities for multi -modal access to site: o Vehicle • Bus • Pedestrian • Bicycle m CSM desires to secure feasible access points to provide flexibility for potential future changes in land use. 2. What features does the CSM vision bring to this redevelopment site that will create a unique, and marquee, destination "development ", something to set it apart from typical suburban development? Since 1976, CSM has engaged in the successful acquisition, development, leasing, management and ownership of quality real estate assets, and is a recognized market leader. CSM's real estate portfolio includes over 10.5 million square feet of office, industrial and retail properties, over 3,000 residential apartment units, 38 owned and operated hotels totaling over 5,400 rooms, and over 250 acres of commercial property available for future development, Eagan Small Area Plan - Lockheed Martin Site ©© ltoteligtun KorKlcrf7roup tnc, CSM Responses to Questions - 6.1 c11141us1 ©® "Imr.1•UnMN�NJ tten.bG lYWn Arb"Oeab • CSM brings an ability to understand the dynamics of a market and create solutions that successfully position a property for success and profitability. • CSM endeavors to listen to and understand the desires of diverse constituents and create solutions that optimize results to ensure the greatest success. • CSM has the national and regional tenant relationships, financial ability and experience to secure end -users that offer goods and services that are either not found or underrepresented in the trade area. • In the end, CSM believes the test of whether this redevelopment is indeed marquee and unique will be more defined by the quality and type of users who occupy the space, than the bricks and mortar, • CSM understands that the high quality design and construction with a cohesive Identity is a critical and necessary condition for development of the property and project success. • CSM understands the goals and objectives of the City's Comprehensive Plan and the Central Commons Special Area Plan, and intends to deliver a project that is consistent with both this vision, and the unique needs of end - users, such that a market driven solution can be realized. a To learn more about CSM visit our website www.csmcorp.net 3. Describe for us the transit oriented development opportunities you see with the site. A park and ride structure is diagonally across from the site at Pilot Knob and Yankee Doodle and bus routes run along both Yankee Doddle and Pilot Knob road, What opportunities do you see to integrate transit with the future redevelopment of the site? ® CSM desires to provide and encourage multimodal access points to the site: o On -site bus stop connection to the MVTA Park and Ride facility, and other points. • Shuttle bus service between the site, the MVTA Park and Ride and surrounding land uses. • Connection to existing Central Commons Area walking and biking trail system. • CSM desires to continue to separate vehicular and pedestrian movements to enhance safety and eliminate points of conflict. • Site design will encourage pedestrian access to the site in specific areas by providing an inviting environment, including interpretive signage identifying areas of interest. 4. Any use other than major office will require some form of comp plan amendment and rezoning, CSM has shown concepts with retail and some office /service commercial. Do you see any opportunities for housing mixed into any of the concepts? If not, what do you see as the barriers to housing on the site? ® CSM understands that a Comprehensive Plan Amendment and Rezoning will be required for its preferred land use development plan. m CSM believes that the current Land Use designation for the property is neither market driven nor economically viable. w CSM does not see an opportunity for housing as part of any development plan for the property. a CSM understands the City's financial commitment to and vision for the Cedar Grove area and the variety of residential, hotel and office uses contemplated for this property. CSM does not wish to compete with the City for limited users. Eagan Small Area Plan - Lockheed Martin Site ,,,. ©© Iluisin �u Nu YderfJroup hin, CSM Responses to Questions - 6.2 p a® N-I, 11K141w«, ",1I.No" ® The site is currently surrounded by non- housing land uses and with uses compatible with office, service and retail. CSM believes a residential use on this property is not cohesive with surrounding uses. ® The market value of the property does not support a residential use without substantial subsidy or incentives, which incentives would not be market driven. ® CSM believes other more suitable land exists for housing opportunities in the immediate Central Commons area. • A smaller Senior Housing component could be viable but may require public incentives to provide necessary room quality and a menu of services and that competes with existing alternatives in the market. • The roadways in the immediate Central Commons area carry a considerable amount of vehicular traffic which is not desirable for a residential use of the property. o PKR & YDR intersection is the most heavily travelled commercial intersection in the City, second most in the County, and in the top five in the State. b. What about the hotel market? The City's Convention and Visitors Bureau is exploring whether a conference hotel could be attracted to the community. Is the general market saturated? Two across the street... Is there a scenario under which a conference hotel could be incorporated into the project? • CSM is an industry expert and awarded leader in the Lodging industry, and currently owns and manages 38 hotels totaling over 5,400 rooms, including full service, conference facilities and extended stay product types. • CSM has Eagan specific market knowledge through ownership & operation of two hotels in Eagan & two hotels in Bloomington • CSM has successfully completed local hotel anchored retail redevelopments; most recently Plymouth Pointe with a Marriott Residence Inn in 2008 • Observations on Eagan hotel market from CSM lodging executives and Eagan Hotels GM: • Eagan trade area does not offer sufficient Demand Generators to warrant development of additional lodging product. • CSM would not be able to justify adding any lodging product as a market driven solution for the Lockheed Martin site. • Bloomington airport area hotel market historically pushes overflow to Eagan, and Bloomington market has excess supply with more units coming to market (Radisson Blu at MOA) and additional planned. • The PKF Reports lists the Bloomington Airport market as 5tr' out of 5 Metro submarkets in terms of RevPAR change over the last 4 quarters. • Lost airline related and Eagan based flight simulator business has not been replaced in meaningful way. • Eagan Crowne Plaza had limited success as a full service hotel, and has now converted to a Holiday Inn, with marginal success to date reported. c. Do you see any retail /commercial scenarios that meet the market demand without a 1001<+ box or a large general merchandise anchor? ® CSM does not envision a retail /commercial scenario that meets the market demand and provides project viability absent a substantial major anchor. Eagan Small Area Plan - Lockheed Martin Site ,� ©© rll ar � � ,nasa,gU,,, RorpderP VUp Luc• CSM Responses to Questions - 6.3 r1•� ©® �.r�• �y��.�•�K,a ql • Successful suburban retail projects require one or more retail anchors of significant size and quality to generate destination oriented traffic from a large trade area. • Success in retailing is about creating synergies — sharing consumer shopping trips is a key driver in location determination decisions for retailers. • Consumer trends indicate that shoppers have less time for the shopping experience and are more value conscious. Consumers want to combine trips for basic goods and services with dining and socializing. • Consumers are increasingly less impulsive and more disciplined in their purchases. • Critical mass and robust co- tenancy alternatives are paramount for a successful retail development. • General merchandise anchor requires over 150,000 SF of co- tenancy to justify this location. • National box and junior box retailers require a general merchandise anchor to provide site validity and trade area draw. • Smaller tenants and boutique retailers require several larger tenants to create the necessary traffic to maximize probability of success. • CSM views the trend for Medical uses to locate in retail environments as a benefit to both product types. m Entertainment uses in a retail environment are sustained where increased parking needs can be accommodated. d. Are there any precedent development projects, locally or nationally that you see as good models for the site? • CSM will create a marquee project at this site. • Elements of many area projects provide inspiration for elements to be incorporated. • To maximize the potential for project success, CSM will look to best practices and trends to identify elements to incorporate that reflect what the market demands for a high profile and award winning project. • CSM desires an active dialog with City Staff, residents and Officials to Identify elements of existing projects or other elements that are desired and could be incorporated into a solution for repositioning this property. • CSM desires that its redevelopment further enhances Eagan as a vibrant place to live, work and recreate. e. Some of the buildings in the concepts make reference to multi - story. What do you seethe implications or feasibility of greater density on the site? ® CSM prefers greater site density, so long as requisite parking and end -user visibility and access needs are met. * Multi -story buildings in a suburban setting makes sense for some product types such as residential, medical or office, but not for others such as retail, restaurants or service, ® Vertical mixed use in a suburban environment is challenging, irrespective of the market, and may require significant public incentives to be profitable. e Safety concerns in vertical parking structures tend to constrain frequent shopping, and are not at all desirable for retailers, Eagan Small Area Plan - Lockheed Martin Site CSM Responses to Questions - 6.4 ®n1n' "•�'w curicr�¢,� 5. Describe your thoughts on the role of public and pedestrian spaces as part of the development (as a 100% retail — mixed retail /office — or other)? The concepts show varying configurations. In a retail and mixed use project, inviting public and pedestrian spaces are part of creating the shopping experience, but must remain connected and proximate to retailers. • Focus is on the quality of public space rather than size of the space. • These types of amenities help create human scale and provide gathering places, and soften the hard edges of buildings. • Public and pedestrian amenities are important to creating a sense of place and arrival. • The separation of vehicular and non - vehicular movements is required to enhance safety and ease flow within the site. • CSM does not want to emulate more suitable and nearby larger, and more open public spaces, such as that found at Central Park and the Community Center. • CSM envisions public spaces where shoppers can linger while waiting for a table at a restaurant. 6. How has the site's topography informed /influenced your site design —constraints or opportunities? • The site topography is a major driving force to development of the site. • The existing grade differential from the southeast corner of the site to the northwest corner of the site is 50'. However, corner to corner elevation change along site perimeter is no greater than 30'. • The change in elevation throughout the site offers opportunities to create tiered "neighborhoods ", where buildings of a similar floor elevation can be grouped to create desired synergies. • Elevation transitions also provide visual interest and break -up the size of the site to create a more human scale. • The extreme elevation changes in the site have created a need to place buildings at the perimeter so the grades can be transitioned throughout the site via parking areas, drive aisles and landscaped areas. 7. What are the drivers (trends, retailer demands, code) for parking --what kinds of ratios are you seeing? — short term vs. long term? • Top caliber national retailers demand an open and unobstructed parking field directly adjacent their front door. • CSM desires to create a solution that provides users the parking they require, while still breaking up large parking areas with dive aisles, islands and landscape areas. • Parking ratios required by retail users vary between 4.0 stalls per 1,000 sf to 5.0 stalls per 1,000 sf. • Office users require 5.0 stalls per 1,000 sf or greater. • Higher traffic users such as grocers prefer 5.5 stalls per 1,000 sf or greater, • Retailers provide willingness to compromise parking standards only in small, very dense urban sites such as CBD's and Minneapolis Uptown. • Users provide some flexibility for shared parking arrangements and narrower stall width. • identification of short term parking areas is preferred more by smaller users than larger users. cl Eagan Small Area Plan - Lockheed Martin Site ,�, ©© ❑uiein wn Kvegkr Oruup lnc, CSM Responses to Questions - 6.5 r a® nil•" u„ . cit �t 8. What are your thoughts on Storm Water? CSM concept moves it to the edges — cistern idea bioswale /rain gardens... • CSM will meet or exceed all applicable regulations and ordinances related to stormwater management. • CSM is committed to incorporating sustainable design practices in its commercial and other developments. • CSM believes that thoughtful and effective stormwater design and adherence to BMP's are a necessary condition of any development plan for the property. • CSM remains flexible to consider innovative and cost effective methods to handle issues related to managing stormwater rate control and water quality. • It is CSM's intent with the Planned Development process that through dialog with Staff and elected Officials, a stormwater design is achieved that not only dramatically improves the current condition, but also serves as an example for other projects to follow. • Stormwater features placed near the edge of the property are primarily a function of the site topography, but also the desire to provide this amenity in close proximity to pedestrian traffic. • The site does provide some opportunity for bioswale /rain garden areas where soils are suitable. Unfortunately, the more desirable soil types for this are located in the southern portion of the site which Is higher in elevation and unable to receive stormwater run -off via gravity. • CSM intends to utilize stormwater reclamation methods that allow rainwater to be used for site irrigation. Given the size of the development, what are your thoughts on phasing? • The most efficient and cost effective solution to site and building construction is to not phase the development, assuming the market will support the buildings and infrastructure that are being constructed. • Site phasing is limited by topography. The north portion of the site will require fill and the south portion will require excavation to match access points and prepare the site for building placement in perimeter areas consistent with the Central Commons Special Area guiding documents. • For certain development scenarios that are market driven, such as a retail repositioning of the property, phasing is not necessary. Sufficient demand exists at this time. 10. Any other thoughts, considerations you would like to share. • A retail reuse of the property offers the greatest near and long term potential for a market driven solution to the property repositioning. • A retail reuse maximizes the potential for increasing the tax base generated from the property from the current amount to an amount that provides over an additional $2,000,000 per year in tax base. • CSM welcomes an opportunity to engage in an iterative and collaborative process with the Fagan Community and officials to create a development plan that optimizes the various opportunities the site and market presents, and create an Award winning and successful project. Eagan Small Area Plan - Lockheed Martin Site ,,,, 00131 t ;,;,, wn KooglerOrouplw, CSM Responses to Questions - 6.6 ©® nl•�WU� �,n•I,I�Mw, rlrJerr�¢�� Central Commons Special Area Plan Background Central Commons is an 862 acre area, located around the intersection of Pilot Knob Road /Yankee Doodle Road and Interstate 35 -E, has been identified as a special area because of the desire to have a community focal point, an integrated, mixed -use place that can serve as a destination for shopping, dining, living, working and recreating. In addition, the planned ring road connections over I -35E are likely to be a catalyst for future land use changes. The community has been focused on shaping development in the Central Commons area since 1995 due to its location and convenient transportation access. While some elements of the community's vision for the area have been achieved, participants in the comprehensive planning process identified a need for more enhancements. This special area vision is intended to primarily guide long -term, private- sector driven actions. Existing Conditions Land Use Central Commons consists of mixed retail, professional office, commercial, medium and high density residential, and public uses. These uses meet shopping needs in Eagan and nearby communities, as well as provide an employment base. The Community Center, Central Park and the Eagan Transit Center located in the northwest quadrant draw people from all areas of the City and surrounding suburbs. There are also a few vacant and agricultural pieces remaining to be developed. While the Central Commons area is primarily developed, change is still anticipated to occur. Development and redevelopment that occurred in the last decade demonstrate the possibilities of market driven investment and reuse of properties within the Central Commons area. An example of this in the northwest quadrant is the transformation of the Eagan Athletic Club site to Granite City restaurant and the Commons on Marice senior housing facility. Another example of investment is the conversion of a surface park and ride lot by the Minnesota Valley Transit Authority (MVTA) at Yankee Doodle Road and Pilot Knob Road into a structured parking ramp with a small scale retail area. The conceptual plans presented within the Central Commons Plan are for illustrative purposes only. No land use change or uniqueness in density is established within this special area at this time. Therefore, the basic MD and HD density allowances are used on the base land use map. Changes in land use from what is presented on the base land use map are expected to require a Comprehensive Plan Amendment. 2030 Comprehensive Plan Land Use Plan 1 3 -31 Illlllllltllllllllllllllll1111111111IIIIillllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll 111111 IIOIIIInIIIIIIInIIIIIIIIIIIIIInIIIInIInIIIIIIIII11111111111111111111IIIiIIIiIIIIIIIl01I111111111111111111111111111111111111111111111111111IIIiIIIIIIIIIIIIIII111IIIIIIIIIIIIII1111IIIIIIIIIIIIIIiIIIIIIIInIIIIIIIII11n1111111111111111111111111111111111111111nllllllllllllllillllll11111111111111illlllllllllliilllllllllllill Central Commons Special Area Plan Figure 3.8 Central Commons Existing Land Use Transportation This special area is located at the intersection of I -35E, Pilot Knob Road and Yankee Doodle Road. Movement through the area has become congested, so the community is working to implement the Central Area Ring Road to provide a continuous roadway loop. The elements remaining include the extensions (withbridges) across I -35E atDuckwood Drive and Northwoods Parkway. One will connect Northwoods Parkway with Pilot Knob Road/ Central Parkway, and the other will connect Duckwood Drive with Federal Drive. The system also includes south - oriented freeway ramps, from northbound I -35E and to southbound I -35E, to further relieve congestion. The Minnesota Valley Transit Authority (MVTA) 679 stall Park and Ride ramp is located at the intersection of Pilot Knob Road and Yankee Doodle Road. Airport Implications The Central Commons Area is impacted by aircraft operations at Minneapolis -St. Paul International Airport (MSP) because it is located only 3 -32 1 Land Use Plan 2030 Comprehensive Plan Central Commons SpecialArea Plan a few miles from the end of two runways. The area receives fairly frequent overhead flights from departing aircraft; however the types of aircraft and severity of impact will differ depending upon the originating runway. While the area is not within any federally regulated noise contours, the City will need to encourage the use of appropriate noise reduction measures during construction, especially for sensitive uses such as schools, nursing homes, hospital and residences. Vision Plan The Central Commons areais envisioned to bean active, mixed use andwalkable destinationforpeople ofallagesfiomwithinandoutside ofEagan.Itis aplacewitha mixture ofuses, including residential, commercial, employment and park. It is a "Place" that is recognizably different than its surroundings and feels different when entered. It is a place where all forms of transportation, including walking, cycling, automobiles, and transit, are integrated. The retail centers range from small scale, "main street" areas to large hubs with national retailers. Public spaces are integrated throughout to provide intimate places that make it desirable to stop and enjoy the area. Creating a mixed use, walkable destination will not occur in the same manner throughout the Central Commons area. Some of the investment will occur on greenfield sites or through infill on existing sites, while other investment will occur as a result of reuse or redevelopment. Recognizing that the type of investment influences what will and can occur, this section highlights considerations separately for greenfield sites, infill areas and redevelopment. Note that the sketches are only meant to be illustrations of what could occur for a few example locations. Specific development and redevelopment proposals should be evaluated on how well they achieve the community's vision and conform to policies, rather than how the uses and layout proposed match these examples. It is also important that private and public actions support the overall vision and policies and do not create barriers to the realization of these goals. Greenfield Sites There are just a few sites remaining in the Central Commons area that have not been developed. Greenfield sites offer both opportunities and constraints. With a lack of existing structures, development of these sites is often easier and less expensive. However, development may be limited by what has already been developed on adjacent properties and the layout of existing roadways. Greenfield sites should be developed in manner that respects the existing natural systems of the site while achieving the community's vision for a connected, mixed -use area. 2030 Comprehensive Plan Land Use Plan 1 3 -33 Central Commons Special Area Plan IMPORTANT TO NOTE: Create trail Whether developed - - r — +� f connections ;,..., (- into four sites as — TA- illustrated or as one .1 large corporate office z° Central amenity { r site the same design ,, j; ;i� ( . if( focuses on wetlands principles would apply •� f' t la"' - -t r ,,. f r Iv Full Enhance streetscapes Intersection and drives with i �z landscaping and 3�� J , t. Preserve existing pedestrian connections h4 site character f T1slrl atewaj I htln- -_ for Central Area - ?� 8 .,� 1 r -in tejseeltion Yankee boodle Road Site Example of a Greenfield Development - - Feature element at - terminus of street it pli •+� fF;; AnchorR� Pedestrian street with shops and restaurants TIT = _ Retail & office infill I Shared parking n7 k I' Create � t �^" r if' a i r � a�i'E, i pedestrian ' I '¢ 3e t'• ! environments t! to connect o si e Existing . rWauraW u Maintain visibility to existing stores Promenade Site Example of an Infill Development 3 -34 1 Land Use Plan 2030 Comprehensive Plan Infill Areas Infill development can occur for a variety of reasons, such as portions of multi- phase projects that have not yet been built or the conversion of large surface parking lots. In any infill situation where a plan already exists, consideration should be given to whether the plan is achieving the community's vision for the area and what changes are possible to create a better development. Developing existing surface parking lots is a good way to expand developed areas and create a more pedestrian friendly environment. Infill in parking lots is often possible because the surrounding neighborhoods have already been built and a market established for the area. Infill can also be a way to diversify uses in an areas, such as adding housing or offices. Converting surface parking lots is often possible through shared parking arrangements, structured parking or in areas with an oversupply of parking. Infill can also be used to better link individual stores in the development. As shown in the sketch examples, the additional retail and office helps to link the existing anchor stores and restaurants, as well as provide for more uses which will bring people to the area. Redevelopment Most of the change in the Central Commons area will likely occur through redevelopment. The amount of change will varybased on a number of factors, including the size of the redevelopment proposal, the transportation system, the proposed use, and the incorporation of structured parking to support more density. The community should strive with each redevelopment proposal to move towards the ultimate vision for the area, while at the same time, it is important to be respectful of existing property owners. New road connections can be a catalyst for new development as accessibility and visibility to a site change. Example A provides a concept of what might occur once the bridge across I -35E is constructed along Northwoods Parkway, the northern portion of the ring road. When new road connections occur, it is important to reassess the existing access and circulation pattern. In the case of Example A, a new roadway connection should be created between Norwest and Sherman Courts to facilitate traffic movement, while allowing enough depth for potential redevelopment to occur. For the parcels against I -3SE, coordination with Dakota County on access locations is vital because a full intersection versus a right -in right -out movement can ultimately dictate future land use, i.e. retail vs. office. In order to facilitate redevelopment, it is helpful to maintain the existing right - of -way and utility corridors. Existing stormwater ponds can be an amenity, and, as in Example A, buildings can be situated along this central amenity Central Commons Special Area Plan Infill developments should be pedestrian friendly with enhanced streetscapes. Architectural features should be incorporated to create a sense of place 2030 Comprehensive Plan Land Use Plan 1 3 -35 nuuwnnnunn mm III III nn$Imminnnnn1nm III nnnn nnonnnnnni,. inu, mnnnnnoniumm�ummwI ,ummunwnmuunnwn;IIIIII.nII n 111111,. 1111111101nnlnllllllnlllllllllllllll$ nllllllln III 111 III III 1innnnunnnnnnnnn nnn III Ill o nnnooinno nwonnmmunon,mimm ImunnI M. nnn 'It woinm Iinninnuniumin, wmun III unnmmut I I Ill m Imuunwm Central Commons SpecialArea Plan Continued housing as small projects or larger major office potential. Organize buildings to take advantage of amenities - natural & man -made I . _ Focal element I: f at terminus of f•. zt 'y street (building/ pavilion) as iy. 3t't u''Wy r' I�t identifier & Wetlandc t f i wayfinding for development. Potential major office (large site) li with limited access or retail /commercial (3 smaller sites) with full access. Mixed use zone with small lots J' and restaurants ` r ( for work da y crowd. Potential for housing component. Example A shows how redevelopment might occur once Northwoods Parkway is extended over Interstate 3SE. p r 0 0% {�'i�� 1 Ur1f�nY6r grce s r r Ifa`geivitha ca Smaller, , �` /'ork�frs more Orr walkable �rrrl r maflo cf(toufpvam"ns• zt ay block r pattern` ' t ... Village { Town Center? _ t #tvt ialandi i lfa I Green }A t io,ce atiunii�`' �i f i i et I f l sleuel r � ; �bLxofho�usmg�t -gip ] partments coda,lloft - I 1 t tr anti townk� j` :, _n I e Secondaryaccess Example B shows how a redevelopment plan could incorporate Example C shows how the same site could redevelop if the existing uses, such as big box retail, while still creating a pedestrian entire site is included. With more of the site housing is able to be friendly environment. incorporated. 3 -36 1 Land Use Plan 2030 Comprehensive Plan e �Mr r Focal element at end of , + street (plaza �K }' Break up fountain) >< � tth �a ,� � �ccti h'tu g �' parking if`an t ,1 with #r-'t rt#r landscape 1 W,t� I i i� y t, �ryi i drive aisles & sidewalks yDesp - 'bit 6 (refa I tom' i Bo lestaA Re � rt = 7 r -t Create amenities from f needed infrastructure p r 0 0% {�'i�� 1 Ur1f�nY6r grce s r r Ifa`geivitha ca Smaller, , �` /'ork�frs more Orr walkable �rrrl r maflo cf(toufpvam"ns• zt ay block r pattern` ' t ... Village { Town Center? _ t #tvt ialandi i lfa I Green }A t io,ce atiunii�`' �i f i i et I f l sleuel r � ; �bLxofho�usmg�t -gip ] partments coda,lloft - I 1 t tr anti townk� j` :, _n I e Secondaryaccess Example B shows how a redevelopment plan could incorporate Example C shows how the same site could redevelop if the existing uses, such as big box retail, while still creating a pedestrian entire site is included. With more of the site housing is able to be friendly environment. incorporated. 3 -36 1 Land Use Plan 2030 Comprehensive Plan feature with a small mixed use area of shops, restaurants and plaza space. Development parcels should be organized to take advantage of visibility to existing natural features, such as the wetlands and stormwater ponds, as well as I -3SE. Parcel organization should also promote stronger connections internally to the site. Over time there are possibilities of existing commercial areas being redeveloped. Examples B and C show two possible redevelopment patterns of an existing commercial area. Example B shows what could happen if some of the existing big box retail and pad sites remain, while Example C shows what could happen if the entire area redeveloped. In both examples the redevelopment includes a mix of uses. However, when more of the site is included it provides a larger critical mass and stronger opportunity for housing. Example C also incorporates a village green to provide a larger, public gathering space for residents of the area. Policies No matter the type of development occurring in the Central Commons Area, the following policies shall be considered: 1. Understand the context of any development or redevelopment within Eagan and the Central Area. 2. Support dense, mixed -use development with a range of retail, office, services, medium /high- density residential, employment and public space uses. 3. Design the development to ensure cohesiveness with neighboring uses and enhance pedestrian connections. 4. Respect existing site conditions and natural features - design with natural systems in mind. S. Capitalize on opportunities to create and enhance pedestrian connections. 6. Allow Planned Developments to be used when incorporating housing and mixed use into developments. 7. Require high- quality design of sites and buildings that creates a cohesive identity for the Central Commons Area and offers flexibility that can respond to change in uses over tune. Strive for pedestrian -scale buildings that are two to four stories in height. Create identity through the design character of the edges, i.e. the streetscape, building placement and gateway signage. 8. Encourage the use of design guidelines and standards to create a cohesive look within developments while still allowing enough variety to encourage visual interest. Central Commons Special Area Plan Structured parking can allow more density will being sensitively designed, such as this one where it is hidden above retail stores. Large parking areas should be broken up with landscaped drive aisles and islands. 2030 Comprehensive Plan Land Use Plan 1 3 -37 Central Commons Special Area Plan 9. Strategically place buildings toward the street with parking behind to help create clearly defined streets and the public realm. 10. Develop places -public gathering spaces or smaller, linked amenity areas (public or privately owned). 11. Create an integrated transportation system that organizes pedestrian, bicycle, vehicular, and transit movements. Use streetscape enhancements to create an identifying character for the Central Area. 12. Utilize a shared or district parking approach to minimize the amount of spaces and size of parking lots. Where possible, use structured or underground parking. Break up large parking areas with landscaped drive aisles, islands and sidewalks. 13. Support the incorporation of sustainable building and site design practices. 14. Ensure appropriate noise reduction measures (4S dB interior noise level) are met during construction for areas that are impacted by airport noise contours, especially for sensitive uses such as schools, nursing homes, hospitals, and single - family residential. Land Use Designation The land use designations largely reflect the land uses that exist at this time. The exceptions are the vacant, agricultural and low density residential properties within the special area. These areas have a different land use designation that does not reflect the existing land use. This land use designation reflects the community's intended vision for these properties at such time that development or redevelopment shall occur. Land Use /Zoning Consistency Because the land use designations generally reflect the existing land use, the zoning should be made consistent. The only exception is the agricultural area. Those parcels within the Central Commons area carrying an Agriculture zoning designation will retain such zoning until such time as a specific development is proposed. Under such Agriculture zoning designations, existing homes in the area would be able to remain as "conforming" uses. This special area plan supports the use of Planned Developments to incorporate housing into the Central Area. While the primary land use designations are for commercial and office uses, the intention in the Central Area is to incorporate housingwhere possible. When Planned Developments are used to include housing, the development should be designed to include public gathering space, a trail system, and streetscape enhancements to create a walkable environment. 3 -38 1 Land Use Plan 2030 Comprehensive Plan