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01/14/2014 - City Council SpecialSPECIAL CITY COUNCIL MEETING TUESDAY JANUARY 14, 2014 5:30 P.M. EAGAN ROOM -EAGAN MUNICIPAL CENTER AGENDA I. ROLL CALL AND ADOPTION OF THE AGENDA VIII. OTHER BUSINESS IX. ADJOURNMENT II. VISITORS TO BE HEARD 4 III. JOINT POWERS AGREEMENT WITH INVER GROVE HEIGHTS FOR EAGAN - INVER GROVE HEIGHTS WATERSHED MANAGEMENT ORGANIZATION IV. JOINT MEETING WITH EAGAN'S LEGISLATIVE DELEGATION �-- V. CENTRAL PARK COMMONS APPLICATION VI. SAFER GRANT J VII. DYNAMIC SIGN MESSAGING REGULATIONS VIII. OTHER BUSINESS IX. ADJOURNMENT Special City Council Workshop January 14, 2014 III. EAGAN -INVER GROVE HEIGHTS WATERSHED MANAGEMENT ORGANIZATION JOINT POWERS AGREEMENT WITH INVER GROVE HEIGHTS ACTION TO BE CONSIDERED: Approve the Eagan -Inver Grove Heights Watershed Management Organization Joint Powers Agreement to be in effect as of January 15, 2014, authorize publication of notice of vacancies for three board member positions and one alternate position, and authorize the Mayor and City Clerk to execute all related documents. FACTS: • The Gun Club Lake Watershed Management Organization ( GCLWMO) was formed June 1, 1985 through a joint powers agreement (Agreement) between the cities of Eagan, Inver Grove Heights, and Mendota Heights under authority conferred by Minn. Stats. §§ 471.59 and 10313.211. • The Agreement's purpose, consistent with Minn. Stats. § 10313.201, was to provide an organization to regulate the natural water storage and retention of the Gun Club Lake Watershed to: (1) protect, preserve, and use natural surface and groundwater storage and retention systems; (2) minimize public capital expenditures needed to correct flooding and water quality problems; (3) identify and plan for means to effectively protect and improve surface and groundwater quality; (4) establish more uniform local policies and official controls for surface and groundwater management; (5) prevent erosion of soil into surface water systems; (6) promote groundwater recharge; (7) protect and enhance fish and wildlife habitat and water recreational facilities; and (8) secure the other benefits associated with the proper management of surface and groundwater. • On October 15, 2013, the City Council approved a resolution terminating the GCLWMO Joint Powers Agreement as of January 14, 2014, and authorized preparation of a replacement Joint Powers Agreement between the Cities of Eagan and Inver Grove Heights due to a letter from the City of Mendota Heights formally requesting termination of the Agreement. • On December 3, 2013, the Council approved a Plan of Dissolution and Distribution of Assets of the Gun Club Lake Watershed Management Organization in preparation of its termination. • On December 10, 2013, the Council reviewed the proposed operation of the draft Eagan -Inver Grove Heights Watershed Management Organization ( EIGHWMO) and considered the associated board management. The Council directed staff to finalize preparation of the Joint Powers Agreement anticipating the appointment of three Eagan and two Inver Grove Heights board members. • As a special purpose unit of government, the EIGHWMO would be directed by a board of managers who are appointed by member cities. EIGHWMO powers and duties would include: (a) preparing and adopting a watershed management plan according to Minn. Stats. § 10313.231; (b) reviewing and approving member cities' local water management plans per Minn. Stat. § 10313.235; and (c) exercising the authority of a watershed district under Minn. Stat. § 103D when certain conditions exist. • The City of Inver Grove Heights approved this Agreement at their December 9, 2013, Council meeting. Upon City Council approval, operation of this new Agreement would be effective January 15, 2014, to provide a seamless transition with the terminating GCLWMO Agreement. • Staff had requested that the Council delay the action tentatively scheduled for January 7 due to questions about the coordination of board member appointments. After discussing the matter with the City Attorney, staff finds the agreement to be in order for favorable Council action. ATTACHMENT: • Joint Powers Agreement, pages through ( . • Inver Grove Heights Letter, page JOINT POWERS AGREEMENT ESTABLISHING A WATERSHED MANAGEMENT ORGANIZATION FOR THE EAGAN -INVER GROVE HEIGHTS WATERSHED THE PARTIES TO THIS AGREEMENT are cities that have land within the Eagan -Inver Grove Heights Watershed. This Agreement is made pursuant to the authority conferred upon the parties by Minn. Stat. §§ 471.59 and 10313.211. 1. Name. The parties hereby create and establish the Eagan -Inver Grove Heights Watershed Management Organization. 2. Purpose. The purpose of this Agreement is to provide an organization to regulate the natural water storage and retention of the Eagan -Inver Grove Heights Watershed, according to Minn. Stat. § 103B.201, to: (1) protect, preserve, and use natural surface and groundwater storage and retention systems; (2) minimize public capital expenditures needed to correct flooding and water quality problems; (3) identify and plan for means to effectively protect and improve surface and groundwater quality; (4) establish more uniform local policies and official controls for surface and groundwater management; (5) prevent erosion of soil into surface water systems; (6) promote groundwater recharge; (7) protect and enhance fish and wildlife habitat and water recreational facilities; and (8) secure the other benefits associated with the proper management of surface and ground water. 3. Definitions. Subdivision 1. Board means the Board of Managers of the WMO as hereinafter defined. Subdivision 2. Council means the governing body of the City of Eagan or the City of Inver Grove Heights. I Subdivision 3. Eagan -Inver Grove Heights Watershed or watershed means the area within the boundary delineated on the map, as set forth on Appendix A, as may be amended. Subdivision 4. Manager means an individual appointed by a member to comprise and serve on the Board. Heights. Subdivision 5. Member means the City of Eagan or the City of Inver Grove Subdivision 6. Watershed Management Organization (WMO) means the organization established by this Agreement- -the full name of which is "Eagan -Inver Grove Heights Watershed Management Organization," which shall be a public agency of its respective member cities. 4. Membership. The membership of the WMO shall consist of the cities of Eagan and Inver Grove Heights. No change in governmental boundaries, structure, organizational status or character shall affect the eligibility of either city to be represented on the Board, so long as such city continues to exist as a separate political subdivision. 5. Advisory Committees. Subdivision 1. Citizen Advisory Committee. The Board may establish a Citizen Advisory Committee from the public at large. The Board may consult the Citizen Advisory Committee on the development, content, and implementation of the watershed management plan. Subdivision 2. Technical Advisory Committee. The Board may establish a Technical Advisory Committee to perform such duties as delegated by the WMO. Dakota County and the Dakota County Soil and Water Conservation District may be requested to appoint a nonvoting advisory person to assist the Board and /or to serve on the Technical Advisory Committee. 1 6. Board of Managers. Subdivision 1. Appointment. The governing body of the WMO shall be its Board, which shall consist of five (5) managers. The City of Eagan shall appoint three (3) managers and the City of Inver Grove Heights shall appoint two (2) managers. Each city may designate alternates if necessitated by the absence of its respective manager(s). Subdivision 2. Eligibility or Qualification. Each council shall comply with state laws in determining the eligibility or qualification of its manager(s) and alternate(s) on the Board. Subdivision 3. Term. Managers and alternates shall serve a three (3) year term and until their successors are appointed and qualify. A manager or alternate may not be removed from the Board prior to the expiration of the manager's term, except for just cause by the council that made the appointment. The Board of Water and Soil Resources shall be notified of all appointments to the Board and of all vacancies as required by state law. All vacancies shall be filled within ninety (90) days after they occur. The Board shall comply with state laws regarding published notice of vacancies. Subdivision 4. Compensation. Managers shall serve without compensation from the WMO, but this shall not prevent a member from providing compensation to a manager for serving on the Board. Subdivision 5. Organization/Structure. At the Board's first meeting and annually thereafter, the Board shall elect from its managers a Chair, Vice Chair, Secretary, Treasurer, and any other officers it deems necessary to conduct its meetings and affairs. The Chair shall preside at Board meetings, and in the absence of the Chair, the Vice Chair shall perform this duty. In the absence of the Chair or Vice Chair, the Treasurer shall preside. The Chair shall retain all rights E of a manager to speak, make motions, and vote. The Vice Chair shall assume duties when the Chair is absent and shall automatically be promoted to complete the annual term of the Chair it' the then current Chair resigns or is removed from the Board. The Secretary shall certify and record the proceedings and official actions of the Board and shall supervise performance of these duties if the Board delegates them to a non - manager. The Treasurer shall oversee the Board's fiscal affairs. Except for the Chair, any manager may be elected to more than one office. At the organizational meeting or as soon thereafter as it may be reasonably done, the Board shall adopt rules and regulations governing its meetings. Such rules and regulations may be amended from time to time at either a regular or a special meeting of the Board. Meetings must be held at least annually. Unless otherwise provided by public notice, Board meetings shall be held in the council chambers of one of the members. The dates, times, and locations of meetings of the Board and the subject matter of the meetings shall be posted on the bulletin board of each member at least ten (10) days prior to the date of the meeting. Subdivision 6. Voting. Decisions by the Board shall require a majority vote of all managers present at each meeting, each of whom shall be entitled to one vote. Subdivision 7. Quorum. A majority of the entire Board shall constitute a quorum, but less than a quorum may adjourn a scheduled meeting. In the absence of a quorum, a scheduled meeting shall not be started, and the meeting shall be re- scheduled. Subdivision 8. Business Address. The Board shall maintain a business office at 3830 Pilot Knob Road, Eagan, Minnesota 55122. All notices to the Board shall be delivered or served to such office. 7. Powers and Duties of the WMO. Subdivision 1. WMO. Except as otherwise qualified or modified by this Agreement, the WMO, acting by its Board, shall have and may perform all the powers and duties expressly set forth in and reasonably implied from Minn. Stat. §§ I03B.201 to I03B.253, including: (A) Preparing, adopting, and implementing a watershed management plan according to Minn. Stat. § 103B.231. (13) Reviewing and approving member's local water management plans per Minn. Stat. § 10313.235. Subdivision 2. Employees. The WMO may employ such persons as it deems necessary to accomplish its duties and powers. Subdivision 3. Location. The WMO may contract for the necessary space to carry on its activities either with a member or elsewhere. Subdivision 4. Materials. The WMO may acquire necessary personal property, material, and supplies to carry out its activities, powers, and duties. Subdivision 5. Surveys. The WMO may make necessary surveys, or use other reliable surveys and data, and develop projects to accomplish the purposes for which it is organized. The WMO may enter upon lands within or without the watershed to make these surveys and investigations. Subdivision 6. Public /Private Organizations. The WMO may cooperate or contract with the State of Minnesota or any subdivision thereof or federal agency or private or public organization to accomplish the purposes for which it is organized. Subdivision 7. Local Improvements. The WMO may order a member to carry out its local water management plan that has been approved by the Board. 9 Subdivision 8. Operation /Maintenance. The WMO nnay acquire, operate, construct, and maintain those capital improvements as delineated in the watershed management plan adopted by the Board. Subdivision 9. Insurance. The WMO may contract for or purchase such insurance as the Board deems necessary for the protection of the WMO. Subdivision 10. Testing /Measuring Devices. The WMO may establish and maintain devices for testing, acquiring, and recording hydrological and water quality data within the watershed. Subdivision 11. Technical Assistance /Local Water Management Plans. The WMO may provide any member with technical data or any other information of which the WMO has knowledge that will assist the member in preparing land use classifications or local water management plans within the watershed. Subdivision 12. Technical Assistance /Legal. The WMO may provide legal and technical assistance in connection with litigation or other proceedings between its members and any other political subdivision, commission, board or agency relating to the planning or construction of facilities to drain or pond storm waters or relating to water quality within the watershed. A majority vote of all managers entitled to vote is required before use of WMO funds for litigation. Subdivision 13. Reserve Funds. The WMO may accumulate reserve funds for the purposes herein mentioned and may invest funds of the WMO not currently needed for its operations. Subdivision 14. Revenue. The WMO may collect money, subject to the provisions of this Agreement, from its members, in such amounts approved by the members and e from any other source approved by a majority of its Board; provided, however, approval of the members is not required with respect to the annual general administrative budget of the WMO pursuant to Section 8, Subdivision 3. Notwithstanding, any tax levy must be approved by each member. Subdivision 15. Contracts. The WMO may make contracts, incur expenses; and make expenditures necessary and incidental to the effectuation of its purposes and powers. Subdivision 16. Information Availability. The WMO's books, reports, and records shall be available for and open to inspection by its members at all reasonable times. Subdivision 17. Amendments. The WMO may recommend changes in this Agreement to its members. Any amendments shall require ratification by both members. Subdivision 18. Additional Powers. The WMO may exercise all other powers necessary and incidental to the implementation of the ,purposes and powers set forth herein and as outlined and authorized by Minn. Stat. §§ 103B.211 and 103B.253. Subdivision 19. Supplemental Studies. Each member reserves the right to conduct separate or concurrent studies or tests at its own expense on any matter under study by the WMO. Subdivision 20. Pollution Abatement. The Board may investigate on its own initiation or shall investigate upon petition of any member all complaints relating to pollution within the watershed covered by this Agreement. Upon a finding that the watershed is being polluted, the Board nray order the member to abate this nuisance and each member agrees that it will take all reasonable action available to it under the law to alleviate the pollution and to assist in protecting and improving the water quality of surface water in the watershed. I Subdivision 21. Newsletter. In accordance with Minn. Stat. § 10313.227, the Board shall publish and distribute at least one newsletter or other appropriate written communication at least annually to residents. The newsletter or other communication must explain the WMO's water management programs and list the officers and telephone numbers. Subdivision 22. Proposals for Services. In accordance with Minn. Stat. § I03B.227, the Board shall at least every two (2) years solicit interest proposals for legal, professional, or technical consultant services before retaining the services of an attorney or consultant or extending an annual services agreement. Subdivision 23. Planning Activities. The Board shall coordinate its planning activities with contiguous watershed management organizations and counties conducting water planning and implementation under Minn. Stat. Ch. 103B. Subdivision 24. Annual Report. On or before April 1, the Board shall file with the Board of Water and Soil Resources and the clerk of each member a financial activity report, an activity report, and an audit report for the previous fiscal year meeting the requirements of Minn. Stat. § 103B.231 and Minnesota Rule Part 8410.0150. 8. Finances. Subdivision 1. Depositories /Disbursements. WMO funds may be expended by the Board according to this Agreement in a manner determined by the Board. The Board shall designate one or more national or state bank or trust companies authorized to receive deposits of public monies to act as depositories for WMO funds. In no event shall there be a disbursement of WMO funds without the signature of at least two (2) managers, one of whom shall be the Treasurer. 01 Subdivision 2. General Administration. Each member agrees to contribute each year to a general fund to be used for general administration purposes including, but not limited to: salaries, rent, supplies, development of an overall plan, insurance, bonds, and to purchase and maintain devices to measure hydrological and water duality data. The annual contribution by each member shall be based fifty percent (50 %) on the assessed valuation of all properties within the watershed and fifty percent (50 %) on its proportional area within the watershed. Subdivision 3. Budget. On or before July 1 of each year, the Board shall adopt a general administrative budget by a majority of the Board for the ensuing year. The Secretary shall certify the budget on or before July 1 to the clerk of each member, together with a statement of the proportion of the budget to be provided by each member. Each member agrees to provide the funds required by the budget and the determination shall be conclusive. 9. Special Assessments. The WMO shall not have the power to levy special assessments. All such assessments shall be levied by the member(s) wherein the benefited land is located. 10. Duration. Subdivision 1. Agreement Binding. Except as provided below, each member agrees to be bound by the terms of this Agreement. Subdivision 2. Termination. This Agreement may be terminated by either member, upon one year's written notice to the other, or at any time upon the written agreement of both members. Dakota County and the Board of Water and Soil Resources must be given at least ninety (90) days advance written notice of the intent to dissolve the WMO. Subdivision 3. Allocation of Assets Upon Termination/Dissolution. Upon termination of this Agreement or dissolution of the WMO, all property of the WMO shall be sold and the proceeds thereof, together with monies on hand, shall be distributed to the members of the WMO. Such distribution of WMO assets shall be made in proportion to the total contribution to the WMO required by the last annual budget. 11. Effective Date. This Agreement shall be in full force and effect when both cities have executed this Agreement. Both members need not sign the same copy. The signed Agreement shall be filed with the clerk of the City of Eagan, who shall notify the clerk of the City of Inver Grove Heights in writing that it has been adopted. Prior to the effective date of this Agreement, either signatory member may rescind its approval. [Remainder of page left intentionally blank] �C—� IN WITNESS WHEREOF, the undersigned cities, by action of their councils, have caused this Agreement to be executed. Approved by the City Council CITY OF EAGAN 2014. BY: Approved by the City Council '-'1L, rcC-ry-Nhe,r 9 , 201 b Mike Maguire Its Mayor AND Christina M. Scipioni Its City Clerk CITY OF INVER GROVE HEIGHTS ►_�i �3 L UT 2W December 13, 2013 City of Inver Grove Heights �vwW,CI,lll' ei-- gi- ove- heiglits.iTLI ").UU Mr. Russ Matthys, P.E. Public Works Director City of Eagan 3830 Pilot Knob Road Eagan, MN 55122 -1810 Dear Mr. Matthys: Attached you will find two execution copies of the Joint Powers Agreement establishing a Watershed Management Organization for the Eagan -Inver Grove Heights Watershed. The Inver Grove Heights City Council adopted a resolution approving the agreement at its December 9, 2013 meeting. The documents have been signed by the Mayor and the City Clerk of Inver Grove Heights. Once the Eagan City Council adopts the agreement, please have your Mayor and City Clerk execute both copies and return one to me in the enclosed envelope. Please call me at 651- 450 -2571 if you have any questions. Sincerely, 'Scott D,ryThureen P.E. Public Works Director SDT /kf Enclosure 8150 Barbara Ave. - Inver Grove Heights, MN 55077 -3412 Telephone: 651- 450 -2500 - Tax: 651- 450 -2502 Special City Council Workshop January 14, 2014 IV. JOINT MEETING WITH EAGAN'S LEGISLATIVE DELEGATION ACTION TO BE CONSIDERED: No formal action is needed. Eagan's legislative delegation has been invited to the workshop to dialogue with the Council regarding legislative issues of importance during the 2014 session. FACTS: • The City of Eagan is represented by State Senators Jim Carlson, District 51 and Jim Metzen, District 52, along with State Representatives Sandy Masin, District 51A; Laurie Halverson, District 5113; and Joe Atkins, District 5213. • It is the tradition of the City Council to meet with the Legislative delegation at the first Council workshop in January. Letters were sent on December 3, 2013 via mail and email to each member of the delegation inviting them to attend the January 14 workshop. In addition to the many legislative priorities the City of Eagan supports through its membership with the LMC, MLC, and Metro Cities, the enclosed list of legislative priorities and positions has been established to serve as discussion guide. This list is not intended to be comprehensive of every legislative issue important to the City; however, it does represent the more critical issues facing the City. • New this year is a list of the City's legislative priorities with talking points. • The enclosed legislative positions and priorities were reviewed at the December 10, 2013 Special City Council Workshop, and formally approved at the December 17, 2013 City Council meeting. • The legislative priorities were mailed and emailed to each member of the legislative delegation on December 19, 2013. • State Representatives Halverson and Masin, along with State Senator Carlson, responded that they would be in attendance at the January 14 workshop. Representative Atkins is out of town and unable to attend. The City did not receive a response from Senator Metzen as of January 9. ATTACHMENTS: Enclosed on pages � � and M are the City of Eagan's 2014 Legislative Positions. • Enclosed on page is are the 2014 Legislative Priorities with talking points. �s 2014 Legislative Positions The following are the City of Eagan's 2014 Legislative positions. To avoid repetition, this list does not restate all of the initiatives addressed through policy documents set forth by the League of Minnesota Cities (LMC), Metro Cities, or the Municipal Legislative Commission (MLC). The positions in bold print are priorities of the City for the coming legislative session. The City of Eagan respectfully requests the support of our Legislative delegation on the following initiatives: 1. Support a Strong Fiscal Relationship Between the State and Local Governments A. Ensure levy limits are not imposed again in the coming year. B. Expand the State sales tax exemption to LOGIS, a joint powers entity comprised almost entirely of tax- exempt municipalities and agencies. 2. Support Policies that Encourage Regional and Local Economic Development A. Extend the length of the Cedar Grove Tax Increment Financing (TIF) District term by 15 years and extend the five -year rule to permit additional investment in public infrastructure and private projects in the district, particularly for projects within walking distance from the Cedar Grove Transit Station. B. Expand Tax Increment Financing (TIF) criteria under which production of information technology products (e.g. software, online publications, etc.) may be defined as manufacturing for TIF purposes in order that cities can attract such businesses to the State of Minnesota. C. Modify tax code to financially incent the expansion and renovation of existing and smaller -scale data centers in the State (current threshold for tax advantages when renovating an existing data centers is $50 million, which is detrimental to companies such as Unisys and Thomson Reuters). D. Ensure that any building code changes pertaining to new construction are consistent with State broadband goals to support enhanced broadband capability. E. Ensure the Department of Commerce's Office on Telecom & Broadband focus broadband deployment efforts on metro and regional job centers like Eagan so we can compete with world class broadband speeds. With other states and regions moving ahead on gigabit fiber to the home, the state lacks incentives for firms to provide such services in the Twin Cities region. F. Support a study of how to position our region's critical infrastructure, like the 511 Building in Minneapolis (the main pathway to Chicago for most Internet traffic), in the event of cyber terrorism or natural disruptions. z 2014 City of Eagan Legislative Positions Page 2 3. Support local and regional transportation and infrastructure initiatives. A. Support the bonding request for the proposed direct access off of Highway 77 (Cedar Avenue) to the Cedar Grove Station to reduce Bus Rapid Transit (BRT) travel times and enhance rider experiences for origination, destination and transfer riders. B. Support funding for the Robert Street Transitway to enhance transit services in eastern Eagan. C. Promote trail connectivity in Eagan and the surrounding region by supporting funding for the River to River (Minnesota to Mississippi) Greenway, Mendota - Lebanon Greenway, and the Minnesota River Greenway (a corridor within the larger Minnesota Valley State Trail proposal). D. Require MnDOT to maintain state right -of -way and parcels acquired for state or federal highway transportation purposes located within city limits in a manner consistent with local ordinances. Alternatively, require MnDOT to reimburse Minnesota cities for the labor, supplies, and equipment necessary to maintain state right -of -way and parcels to meet city standards or minimize public safety hazards. This includes highways, traffic signals, trails, retaining walls, storm sewer /drainage systems. E. Authorize cities to create additional public infrastructure utilities, such as a street or sidewalk utility for a Street Improvement District, to address funding for building and maintaining necessary infrastructure outside of the limitations of existing special assessment authority and Municipal State Aid. F. Support enabling legislation to allow schools to use school district transportation funding off -site (for trail plowing around schools in partnership with communities). 4. Support tools to ensure effective local government service delivery. A. Maintain the current Building Code amendment process, which balanced the interests of the public, industry, and building officials. Oppose industry efforts to oversee building codes through the use of "Code Councils ". B. Retain the law enacted in 2008 requiring private utility companies to share information regarding gas and electric shut offs with local units of government to aid in efforts to identify vacant or uninhabitable properties. C. Support the establishment of wellhead protection areas or drinking water supply management areas (DWSMA) to prevent well drillers from placing private wells within the zone of the community water supply. D. Oppose any DNR efforts to significantly increase water appropriation fees as it would increase City utility /water rates. E. Advance legislation to clarify the rules and regulations pertaining to cities' regulatory authority to license electronic cigarettes (e- cigarettes). �q 7771fly of Evan 2014 Legislative Priorities 1. Extend the length of the Cedar Grove Tax Increment Financing (TIF) District term by 15 years and extend the five -year rule to permit additional investment in public infrastructure and private projects in the district, particularly for projects within walking distance from the Cedar Grove Transit Station. Talking Points: • The 257 -acre Cedar Grove site is Eagan's top redevelopment priority. • Paragon is currently constructing a 400,000 SF outlet center on the site, which will: o Create 1,650 retail jobs (1,233 FTEs), generating an estimated $3.1 million in payroll taxes o Create 960 construction jobs with a ripple effect of an additional 960 jobs, generating an estimated $4.2 million in payroll taxes • The Eagan Economic Development Authority (EDA) is currently constructing a $19 million structured parking facility with 1,550 stalls. It is designed to accommodate a third parking deck if additional density can be achieved. • Total investment to date in Cedar Grove is $180 million: • Public investment is approximately $62.4 million • Private investment on projects to date will be $117.6 million • The project is experiencing a funding gap of $20 million, primarily due to the recent recession. • The gap can be fixed by extending the term of the district by 15 years and extending the five -year rule to permit additional investment in public infrastructure and private projects in the district. 2. Ensure levy limits are not imposed again in the coming year. Talking Points: • The 2013 Legislature imposed a one -year levy limit on cities over 2,500 in population. • Levy limits undermine local budgeting processes, planned growth, and the relationship between locally elected officials and their residents by allowing the state to decide the appropriate level of local taxation and services, despite varying local conditions and circumstances. 3. Support the bonding request for the proposed direct access off of Highway 77 (Cedar Avenue) to the Cedar Grove Station to reduce Bus Rapid Transit (BRT) travel times and enhance rider experiences for origination, destination and transfer riders. • The Red Line BRT is the south metro link to the regional transit system of buses and light rail. • Since opening in May 2013, the Red Line BRT ridership has been very high, but there is a several minute delay in each direction due to buses needing to leave the freeway to backtrack on local streets and clear up to 6 traffic signals to make a stop at the Cedar Grove station. 0 Agenda Information Memo Eagan City Council Workshop Meeting January 14, 2014 V. DISCUSSION OF PRELIMINARY PLANNED DEVELOPMENT, COMPREHENSIVE LAND USE GUIDE PLAN AMENDMENT, REZONING, PRELIMINARY SUBDIVISION FOR CENTRAL PARK COMMONS — CSM EAGAN, LLC ACTION TO BE CONSIDERED: No action is expected at this time. The matter is being presented for discussion and direction. FACTS: ➢ CSM Eagan is proposing to develop an approximately 455,000 s.f. multi - building retail commercial shopping center upon approximately 47 acres located at 3333 Pilot Knob Road. The project is being called Central Park Commons. ➢ The developer has previously submitted an application for a Comprehensive Guide Plan Amendment in this regard. They have also submitted applications for a rezoning, preliminary planned development and preliminary subdivision. Those applications were considered in a public hearing by the Advisory Planning Commission at its meeting of October 22, 2013 at which time the APC recommended approval of the applications. ➢ The applications were scheduled to be heard by the City Council at its meeting of November 19, 2013. At that time, the developer's representative submitted a letter requesting a continuance of the item to a Council workshop meeting to permit discussion of the proposed development outside the context of formal actions on the applications. The Council accepted the request and the matter was scheduled for the January 14"' workshop. ➢ While the land use, zoning and development applications will not be acted on at Tuesday's workshop, in order for the Council to have an informed discussion with the developer, the background information that had been compiled for the Council meeting in November summaries is attached. This information is lengthy, but it forms the context for the workshop discussion and Council members may wish to refer to it as it relates to matters proposed to be discussed at the workshop. ➢ In addition, because the discussion of a development application in a workshop setting is permitted, but atypical in the application review process, the City Attorney has prepared a memo to help define the scope of the discussion to provide direction on the plan, separate from future actions on the applications. A ISSUES UPDATED FROM NOVEMBER 19,2013: ➢ A list of policy issues related to CSM's proposed development of the site was prepared in anticipation of the item being heard on November 19, 2013. The draft cover sheet prepared for that meeting including those policy items is the first of the Background attachments below. ➢ It should be noted that CSM's revised plans show a private street connection from Quarry Road to Pilot Knob Road, similar to one of the scenarios from the Hoisington Koeggler small area study. The Pilot Knob Road end of this street is at a location within the window identified by the Pilot Knob Corridor Study. As such the issue bullet in the November 19t" Council cover sheet related to that item no longer applies and has been crossed out. Likewise, the policy bullet regarding requested deviations from City Code standards through a Planned Development is at a level of detail not contemplated for the Workshop discussion. That has been crossed out as well. ➢ While the base discussion is intended to be about the site plan, layout, use types and project features, CSM is also asking for discussion of the City's openness to the consideration of public financing assistance for purposes of supporting an enhanced plan that would involve structured parking and greater building density in the northeast quadrant of the site. As part of its comments regarding the Hoisington Koegler small area study last February, the Council indicated that it might be willing to consider an application for public financing, depending upon the features of a development that may be desirable, but would not be feasible through private investment alone. CSM's enhanced plan is intended to be context for a discussion of whether the enhancements proposed would justify that consideration. As with the development discussion itself, the Council would not be committing to approval of assistance at this time, only whether there is a basis in the plans presented or further revised to justify a financing application to the EDA. ATTACHMENTS (24): New Information for Current Discussion: ➢ Location Map, page QQ, ➢ Developer letter dated November 15, 2013 requesting continuance of this item, page ➢ Developer Submittals (letter dated January 7, 2014 and plans dated January 9, 2014), pages A through :5I (color copies of the graphics are enclosed separately for City Council members) ➢ City Attorney memo regarding the status of the Council consideration of the matter, page: S3t Background compiled for Development Application Review on November 19, 2013: ➢ Draft City Council Cover Sheet prepared for considered on November 19, 2013, pages 33 through 9 ma Rezoning /Preliminary PD /Preliminary Subdivision: ➢ Draft October 22, 2013, APC Meeting Minutes, pages 3� through ➢ Planning Report dated October 17, 2013, pages 5l through lye _ ➢ Revised Developer Submittals received after APC meeting, pages 160 through k5(q ➢ Dakota County Plat Commission Review Letter dated October 28, 2013, page 15� ➢ New Correspondence received after Oct. 22, 2013 APC packet, pages through Comprehensive Guide Plan Amendments: ➢ Retail Market Study Summaries - CSM and Cedar Grove, pages through ➢ October 4, 2011, City Council Meeting Minutes, page; 02 ➢ February 8, 2012, City Council Meeting Minutes, page'A ' ➢ Sept. 27, 2011, APC Meeting Minutes, pages �O1Li through ➢ January 24, 2012, APC Meeting Minutes, pages -A� through ➢ Staff Report dated January 18, 2012, pages [OJB through a\\ ➢ Staff Report dated September 22, 2011, pages throughaaq ➢ Met Council approval letters dated Dec. 22, 2011 and April 18, 2012, pages�(o'5 through ,,')(o(.p Other Memos and Correspondence: ➢ February 10, 2011 Letter from City to Lockheed Martin, pagesaP9 throughQU9 February 12, 2013 City Council Workshop Meeting Minutes, pages 9D through Qn ➢ Staff Memo re: Policy and Tax Considerations dated November 14, 2013, page.. ';M a ➢ Staff Memo to File re: Policy and Tax Considerations dated Sept. 14, 2011, pages a'1'!) through a'15 ➢ Staff Memo to File re: Process Summary dated Sept. 28, 2011, pages through 399 ➢ City Attorney Memo dated November 19, 2013 regarding timing of applications, pages ,99 9 through a� MB - - ---- �OARS RD at A V am etm N'N m i VM PAPA' E ROAD IM A Location Map -4 �4 A-g 4 Subject I site - 'M I W MARICE DR A? ................... Project Name: Central Park Commons Request: Rezoning, Prelim. PD & Prelim. Subdivision Case Nos.: 09-RZ-07.09-13; 09-PD-05-09-13; 09-PS-04.09-13 City of DO Ali, 1115 � --�Mxn E TO 01311 Feet 0 500 1,000 2,000 Legend 71 PARCELS 08-2013 selection Buildings selection 3 PARCELS 08-2013 i Buildings Parks City Boundary N -4 111,n' M CI(Rd ea M451" MARICE DR A? ................... Project Name: Central Park Commons Request: Rezoning, Prelim. PD & Prelim. Subdivision Case Nos.: 09-RZ-07.09-13; 09-PD-05-09-13; 09-PS-04.09-13 City of DO Ali, 1115 � --�Mxn E TO 01311 Feet 0 500 1,000 2,000 Legend 71 PARCELS 08-2013 selection Buildings selection 3 PARCELS 08-2013 i Buildings Parks City Boundary N Larkin Hof�nan ATTO RNEYS November 15, 2013 Michael Dougherty Eagan City Attorney c/o Dougherty, Molenda Law Firm 7300 West 147th Street, Suite 600 Apple Valley, Minnesota 55124 Re: CSM/Central Park Commons Dear Mike: Larkin Hoffman Daly & Lindgren Ltd, 1500 Wells Fargo Plaza 7900 Xerxes Avenue South Minneapolis, Minnesota 55431.1194 GENERAL; 952- 835 -3800 FAX: 952- 896.3333 WEB: wwwlarldnhof- man.com I am writing on behalf of CSM Eagan, LLC regarding its Central Park Commons ( "CPC") application to request that the Eagan City Council take no action on it at its regularly scheduled meeting of November 19, 2013. The plan for CPC has evolved substantially from the date it was conceived and continues to do so based on input and support received by the City's Planning Commission. Based on the input received, CSM would like to continue refining its plan to ensure that it addresses both CSM's business objectives and the City's policy objectives, as reflected in the Central Area planning study. In connection with this request, CSM is requesting an opportunity to review the CPC application with the City Council at a scheduled work session or in some other format that allows for a constructive exchange of ideas. Based on that further input, CSM will attempt to make responsive changes to its plan and request that the application for CPC be re- scheduled for further consideration by the City. Please let me know if you have any questions regarding this request. I, along with Michelle Culligan from CSM, will be present at the City Council meeting if needed to answer any questions about the status of the project and the rationale for our tabling request. S' cer y Peter J. Coyle, for LARKIN HOFFMAN DALY & LINDGREN, Ltd. Cc: Gary Holmes Tom Palmquist Michelle Culligan, Esq. a3 January 7, 2014 Mr, Jon Hohenstein Director of Community Development City of Eagan 3530 Pilot Knob Road Eagan, Minnesota 55122 Re: Central Park Commons City Council work session (1/14/14) Dear Jon: Thank you for the continuing opportunity to review CSM's Central Park Commons ( "CPC") project with City staff and at the forthcoming City Council work session. CSM requested the work session to review with the City Council both its existing site plan for CPC, along with an updated site plan. that we believe is directly responsive to the comments from the City Council, Planning Commission, City staff and its planning consultant. We sincerely appreciate the significant dedication of City time and resources to CSM's project application for CPC. This letter attaches the existing CPC site plan, as recommended by the City Planning Commission on October 22, 2013, together with a revised plan with proposed modifications that incorporate City comments and feedback. This plan could be developed privately without public financing assistance CSM has chosen to include also a plan for discussion purposes that includes further revisions and incorporates structured parking. We have frequently heard, including previously from the City Council, that intensification of uses on the CPC site is desirable, if feasible. By itself, CSM could not afford to include structured parking in the plan for CPC given the existing significant financial constraints on the project. We hope to use the discussion about our existing and proposed updated plan to gauge the City's openness to considering financial support for structured parking as part of the overall plan upgrade. We also summarize these changes below in response to your summary memorandum of October 29, 2013; we are seeking input from the City Council and City stmt next week on CSM's proposed changes and any others that may have been overlooked. Our goal has been, and continues to be, that of putting forward a plan that is exciting, satisfies the City's objectives and is economically viable in today's marketplace. 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 . www.csmcorp.net CA I GSM's .Key Assumptions for CPC: • Mixed use (office, retail, restaurants /entertainment, health care, fitness); • Limited access from Pilot Knob Road, no direct access via Yankee Doodle Road; • No building pad large enough to accommodate mass retailer, such as Walmart, Costco or Target; • Building placement toward street which limits views into the site and parking fields; • Establish a unifying street system, including central corridor connecting PIER to Central Parkway; • Establish a plan to ensure pedestrian access safely to and through CPC that does not create an unsafe condition with vehicles accessing the site; • Architectural variety to avoid uninterrupted building mass through varied setbacks and building heights; and • Minimize parking fields and parking counts. CPC as a Destination: We understand the City's desire for CPC to be seen as a significant "destination" for shoppers from around the region as well as an attractive gathering place for residents of the City and other visitors. As hard as that is to define, we are trying to position CPC as a marquee project through a combination of building placement, four -sided architecture, gathering points, landscaping and integrated use of water features. In the end, the goal will have to match up with the financial reality for CSM of financing and leasing the project. We believe our revised plan substantially advances the goal of creating a marquee destination. We will appreciate hearing from City Council members as to their opinions in this regard. Building Scale /Restrictions: We understand the City Council set an expectation that the CPC project attract new and different retail and service opportunities to the City and we are very sensitive to the City's concern about local business disruption or relocation in relation to CPC. While we respect the City's desire to protect existing businesses and investment, we believe this goal conflicts directly with the workings of the marketplace. Retailers that upgrade their facilities, sometimes through relocation in the trade area, contribute to a healthy retail market. Sometimes relocations result in opportunities in the market that are otherwise not available to new retailers. Likewise, placing a restriction on building or use size arbitrarily constrains the market (even as to new tenants) for no apparent reason. Regardless of what CSM builds, no tenant will lease a building or pad at CPC if it does not meet that tenant's business objectives. CSM is talking with many prospects, including many that would be new to Eagan, all of whom are excited about CPC. While we have no signed leases with any tenant, we remain confident that the City's goal of enhancing its business community can be substantially achieved. Mixed Use Configuration: The predominant opportunity for CSM at the site (as confirmed by your planning consultant) is to pursue development of a mixed -use project consisting of retail and restaurants (sit down, fast casual, etc.), entertainment, health care and fitness. We are open to including other use types that are supportable in the market, such as senior housing. We are also open to increasing density on the site, subject to further discussion about the financial viability of such efforts, a� Pedestrian Connections: We share the City's desire that CPC should be a place that people want to go for a variety of reasons or for no reason at all, We want our plan to safely and efficiently accommodate pedestrian access into and through the site, while also meeting the needs of tenants and consumers arriving at CPC by automobile. However, building a thoughtful network of pathways, trails and gathering points is not the same as providing something that consumers will actually use. Our updated plan reflects our effort to satisfy this important condition, Central Access Corridor: The Planning Commission, and others, has expressed a desire for the site plan to reflect a more interesting street alignment within CPC, especially for the east -west connection between Pilot Knob Road and Central Parkway. Our updated plan reflects this change -- though it introduces new challenges and site inefficiencies for CSM. Overall Site Aesthetics and Signage: We do not propose to develop a landscape or architectural plan for CPC at the workshop, nor do we intend to present a proposal for the important element of project signage. Rather we will continue to work with the City to ensure we are meeting and exceeding your standards and expectations. These plans will, of course, be prepared and presented for formal approval in accordance with City policies as the project moves forward. We look forward to meeting with the City Council on January 14th and reviewing the plans for Central Park Commons. We appreciate the City's cooperation in arranging for this meeting. Please call me if we have overlooked anything in assisting City staff to prepare for this meeting. Siin - rel , John Johannson cc: Eagan City Council Michael Dougherty, Esq, Gary Holmes, CSM 1487513.1 • l . ...................... MEMO -4 Ill 91-62210. ,Qq Eg VJ s ° O CL IL OC G. Cc z a oo z -+ •� Y rn 0 0 0 o N ¢ 00 z a O �2 O O Ln Lf7 o LM � II II II II II II II F o0 M M O M M � p cj N cm 0 0 0 0 0 V Y 0 0 0 0 LLB Z I n c O Ln ¢ n N a L �--- N M 't o ri o cD a Y m N Y v~i 6a. Cq cc cc c s ° O CL IL OC G. Cc z a oo z -+ •� Y rn 0 0 0 o N ¢ 00 z N N N N LQ O O o to J J J y _ to II II II II 11 II N N va~i F Qw o r- o r- co o to M cY r� to v� O N o II II M M M In C; J O O O O O O O O V' O O O O Ln Z O la- I, co Qj N na 0 J O ca ~ O O O O bd - N M I Z °� o z z z z a - a o a ° a 3 o J CO o a J a z O z O OD C Q Vim" LLJ oc cc oc oc cc cn m v a = N :'- o. LO _ N CF LO Ln o. Z J 7 j J O Y Q O CD LL cc� a " ao z � a a a ¢ Y g ° 4 F�- ►�-F�- Fes- ^ d \ Y Q o� LOUR Mom ■ a � k � O � CD § / LLJ P-- m 2 O Om f Ym §/ �§2� «o$j �§�z -1§ \ R-j 2 w V ¥ "da - � a � k � O � CD § / LLJ P-- m 2 O Om f Ym §/ �§2� «o$j �§�z -1§ \ R-j 2 w V 31 D Dougherty, Molenda, Solfest, Mills & Bauer P.A. OUGHERTY MOLENDA Attorneys I Advisors MEMORANDUM TO: Dave Osberg, Eagan City Administrator FROM: Michael G. Dougherty, Eagan City Attorney DATE: January 9, 2014 RE: City Council Workshop — CSM Discussion Our File No. 206 -32444 Michael G. Dougherty Direct: (95 2) 953 -8820 -mail: mdoughtery @dnishb,com In light of the upcoming workshop session between the City Council and CSM, I offer the following comments with respect to the possible discussion. Having had an opportunity to meet with representatives of CSM, I understand that the anticipated topics include the existing application reviewed by the APC; a modified site plan that is responsive in part to issues raised by the APC and an alternative site plan that is dependent upon public financing availability. Comments on Site Plans The key concern from the legal perspective is that Council Members refrain from expressing whether they will vote for or against CSM's current application or any other application modification. This caution is not meant to inhibit any Council Member from commenting upon likes or dislikes, whether shown and /or discussed. Rather, members should not directly correlate the like or dislike into how the member will ultimately vote on an application (e.g., a member may express a preference for a certain design or amenity, but needs to be clear that the inclusion of such design or amenity is not a guarantee of a vote for approval of an application.) Comments on Public Financing There is less constraint on a City Council Member's ability to comment on the use of public financing. No property rights are involved in a decision to support a development through the use of taxpayer funding. Council Members have the freedom to comment on whether they would consider the support of a project with the use of public financing. The ability to use public financing is dependent upon statutory requirements and processes which impact its actual use. Alternative (Revised) Plans Should CSM decide to continue to seek approval of either of the revised plans being discussed at the Council Workshop, with or without public financing, the revised plans would need to be resubmitted for review by the APC. 5A Agenda Information Memo — A*�'Zk 1Nv',�—'tD CG Ai " %Y( 1q, November 19, 2013 Eagan City Council Meeting VII. NEW BUSINESS A. PRELIMINARY PLANNED DEVELOPMENT, COMPREHESNIVE LAND USE GUIDE PLAN AMENDMENT, REZONING, PRELIMINARY SUBDIVISION (CENTRAL PARK COMMONS — CSM EAGAN, LLC ON TO BE CONSIDERED: The follo ng actions pertain to a 47.4 acre site, legally c 2"' Additioi nd part of Lot 2, Block 1, Unisys Park 2" Central Parkw To approve (or 'rect preparation of Findings of Development to e blish an approximately 455, shopping center upon , roximatelyy47.4 acres lo( the conditions listed in th PC minutes To implement a Comprehensi Land Major Office to Special Area- eta Con located at 3333 Pilot Knob Road (0 i Lot 1, Block 1, nisys Park lying sou theri<, and easterly of Denial) Preliminary Planned multi- uilding retail commercial ;33YPilot Knob Road, subject to t en. ment from Special Area - mately 41.2 acres of the site dings of fact for denial). To implement a C &rriprehensive Land e Gu' a Plan Amendment to change the land use designation from Special Area Major Of , toSpecial Area — Retail Commercial upon approximately 6.2 acres'aocated m(he port_ sf portion of the 47.4 acre site located at 3333 f Pilot KnobRo�a�d(OR direct preparation fPc i s of fact for denial). To,,-., rove (or direct `prepar/�' fFindings of ac t for Denial) a Rezoning from RD, Research and Development, Plamied Develo ent, upon approximately 47.4 acres located at 3.333 Pilot Knob Ro ject to conditions h ted in the APC minutes. To approve (or-'direct pre : 'ration of Findings of Fact for De 'al) a Preliminary Subdivision (Central Park Commo; , Ito create three lots upon approximate 47.4 acres located at 3333 Pilot Knob Road, su ect to the conditions listed in the APC min -es. REQUIRED VOT S FOR APPROVAL: ➢ Prelim' ary Planned Development — Majority of Councilmembers pre nt ➢ Co i rehensive Guide Plan Amendments — At least four votes ➢ R oning — At least three votes ➢ reliminary Subdivision— Majority of Councilmembers present FACTS: General: ➢ CSM Eagan is proposing to develop an approximately 455,000 s.f. multi - building retail commercial shopping center upon approximately 47 acres located at 3333 Pilot Knob Road. ➢ The requested City approvals include two Comprehensive Guide Plan Amendments, a Rezoning and Preliminary Planned Development, and a Preliminary Subdivision to create three lots upon the subject site. ➢ The development site is legally described as Lot 1, Block Unisys Park 2 "a Addition and part of Lot 2, Block 1, Unisys Park 2" a Addition lying southerly and easterly of Central Parkway. . The applicant submitted an initial request for a Comprehensive Guide Plan Amendment upon this site in 2011, which came` {iri two parts. ➢ Following the 2011 requests to amend the land use designation, and m4anticipaton of a specific development proposal, preparation of an Environmental Assessment worksheet (EAW), a Traffic Study, and a Retail Market Study,have al been completgd ➢ The City Council adopted a resolution on April 3, 2012, regarding the City's findings for a Negative Declaration on the need for an Environmental, Impact Statement (i.e. no additional environmental study necessary), and the Retail Market Study concluded the onal`�63 area could accommodate an additi0 ;000 to 940,000 ? f of retail. In March of 2012 CSM Eagan submitted a deyelo menu ro osal and requests for g p po q Rezoning, Preliminary Planned Development', and Preliminary Subdivision. The 2012 proposal was reviewed b e APC on A �T 24 2012 The development proposal was th withdrawn by t# Applrcarit,before it was reviewed by the City Council. ➢ Following t1 at' hdrawal; the City Council . initiated a study of the site, which was prepared by HKGr ;The resulting report, received at a February 13, 2013 City Council Workshop, illustrated a number 'off s ail area plan scenarios for the site. I'll* ry Planned Development: ➢ applicant submitted this *yelopment proposal in September, with revis plans for rF the A eeting submtted October 2, 2013. ➢ The Advisor mling'- Assion held a public hearing on th •oposed Preliminary Subdivision on Oct o 22, 2013, and recommended appro on a 5 -1 vote BY Further revisionsaCity Councr sideratio ere submitted on November 12, 2013 following the AM meeting. These incl • A revised Site Plan that inco es additro edestrian connections around the perimeter and through t rddle of the site, • A revised Site Pla at would conform to the County Commission action regarding Pi ob Road access to the development site, • A mem roan CSM to the City regarding the developer's position wit • spect to the Pl ommission access determination, and Additional perspective renderings of the interior of the site. Comprehensive Guide Plan Amendments: ➢ The A4kisory Planning Commission held a public hearing o e 41.2 acre proposal at the Septem 27, 2011 meeting, and did recommen proval on a 6 -0 vote. ➢ A public hearing held on the 6.2 acre pro at the April 24, 2012 meeting and the APC did recommend ap al on a 4- te. ➢ Both amendments were sub m' o the Metropolitan Council for review. The Metropolitan Council rued an appr etter for the 41.2 acres on December 22, 2011, and fo .2 acres on April 18, 2012. Bo roval letters are attached. Kezonmg: ➢ ThQIezoning request for a PD, Planned Development, the prop ed Preliminary Planned Development. Preliminary Subdiv n: ➢ The applicant is propo31 o create three to porlthe s �F (Central Park Commons) sho ht -o ay de,dicatiCin Doodle Road and Central Parkwa gross site areaEi the net area excepting right -o ay dedica is appro ➢ The proposed plat has be reviewed by the Da1Go responded on Octob 8, 2013, with some stipulations r Road and right- -way dedications. The review letter is ➢ The Adviso lanning Commission held a public hear ir 22, 2013 eeting, and did recommend`approval on a 5 -1 ISSUES: The City Coumifl} City through, its C, of the Plan, but m amendment of the Citv C.dRi1 Wh expectation proposea new project project in the region, to the City._ Does the the amendment to be jbject sits for Pilot accompanies proposed plat oad, Yankee 51 acres, and 47 acres. Commission, which access to Pilot Knob the proposal at the October broadlatitude in defining permitted land uses for property in the prehensve Plan. A pioperty owner is not entitled to an amendment ievelop within the Plan'sdesignations or provide justification for an m Tl e£aclreq '4cy o, float justification is at the sole discretion of the the`property ownersfirst proposed an Amendment of the for property subject to these applications, the City Council set out �tential approval of a Plan Amendment would be considered if the were a marquee development for the community and a destination aced on bringing new and different retail and service opportunities proposed development meet this expectation sufficiently to justify annroved? ➢ The Planning Commission asked the developer to define the Big Picture that unifies the project design�dnd function. Has this been done to the point that it supports an amendment of the Comprehensive Plan and the specific development proposal being presented? ➢ Through the Central Area Commons Special Area of the Comprehensive Plan, at the public hearing for the initial consideration of the Comprehensive Plan Amendment and in response to the Central Area Small Area Study, the City Council has emphasized the importance of strong pedestrian connections, human scale development and attractive 3� gathering spaces. Does the proposed development plan meet the expectation sufficiently for the project to be approved? ➢ The veloper indicates that direct access from the County road system is a key compone in the visibility and accessibility of the project for its customer . While the current signa ' ed intersections at Central Parkway with Pilot Knob and Yankee Doodle Road me'KDakota County's spacing guidelines for roads ith their traffic volumes, the City an ounty cooperated in a corridor stud Pilot Knob Road to determine whether any sat d efficient driveway ace could be permitted between Yankee Doodle Road and Centra arkway. The elusion is thaa 3/a access from Pilot Knob into the CSM property could b erm' within a Central Parkway intersection. The stu s been accept road improvements by Dakota Co y and th ity ofa access 60 feet south of the a defined by the stu `I`hi recommended that the iation from the Stud"' one us 11 indicated it woul e the City of Eagan to support its ie part of the neil's consideration of the pr posed deve , wish upport a request of the County to consader.thei ➢ The Central Area Commons Special of supporting density while presery the proposed plan relies on surface 'r proposing 22 % green space as comp conditioned its recommendation for parking fields, narro fig of internal space. Does the; NOposed plan or rE Area Plan calls he Council's expect space fined area south of the d=formse in future planning of an. CS-M has proposed the 1/4 County Plat, Commission has not be approved. CSM has aes r the 60 foot deviation as pment. es the Cv Council parking and other means ility. The APC noted that he point that the�Planned Development is mmnnum required 30 %. The APC f the deve -J:opment plan on a reduction in and replaeing that pavement with green including modifications to the south zs to the balance between density, shared ber of other deviations from Cit quirements for :d Development zoni i ing reduced setbacks, iczease and sign area, and increased parking i7Council find justij developer proposes? the as expressed an expectation that a retail development of the site of new stores and restaurants in the community and not the relocation of existing ones'. Previously the developer proposed a set of covenants to assure this during the initial development and leasing of the project. With the current application, that was not offered, but the development plan showed a maximum tenant size of 50,000 s.f. suggesting that the largest tenants would be medium box stores. The staff report included a condition setting 50,000 s.f. as the maximum tenant size that could be permitted without a PD amendment. The developer expressed concern this would limit their ability to attract a store larger than that, if the opportunity were to come forward. The APC removed the condition from its recommendation. It would appear appropriate 3� to have the developer explain the lack of use restrictions in this proposal and also the maximum size tenant that they are proposing in the preliminary site plan. 60 -DAY AGENCY ACTION DEADLINE: Waived by Applicant ATTACHMENTS (10): i_,ocatio viap, page Rezoning / lim. PD /Prelim. Subd.: Draft ober 22, 2013, APC Meeting Minutes, pages Planning ort dated October 17, 2013, pages t Revised Dev per Submittals received after APC me( Dakota County at Commission Review Letter date New Corresponden received after Oct. 22, 201 FAP� Comprehensive Guide Plan A ndments October 4, 2011, City Cou '1 Meeting February 8, 2012, City Counci eetin; Sept. 27, 2011, APC Meeting Mint , January 24, 2012, APC Meeting in Staff Report dated January 18 01.2, p� Staff Report dated Septem r 22,2011: Met Council approval l e dated Dec Other Memos and Corresp ence: February 10, 20 Letter from City to February 12 13. & 3Council Works Met Cou it approval etters on Comp Staff emoFe Policy and :Tax Considf St Memo to File re Policy and Tax taff Memo to File re: Process ilrmnai pages ;s, pages 3� pages s, pages gages through _ r 28 2013 et, pages.. through through through n ,ed MA ttn, ges through eetmg 1 nute , ages through Plan Amendmen pages _ through s dated November 1 , 2013 'Orations dated Sept. 14, 11 d Sept. 28, 2011 MINUTES OF A REGULAR MEETING OF THE EAGAN ADVISORY PLANNING COMMISSION EAGAN, MINNESOTA October 22, 2013 A regular meeting of the Eagan Advisory Planning Commission was held on Tuesday, October 22, 2013, at 6:30 p.m., at the Eagan Municipal Center. Present were Chair Heaney, Vice Chair Filipi, Secretary Piper, Members Dugan, Supina, Prashad, Vanderpoel, and Sagstetter. Also present were City Planner Mike Ridley, Planner Pam Dudziak, Planner Sarah Thomas, Assistant City Engineer Aaron Nelson, City Engineer John Gorder, vend City Attorney Bob Bauer. ::.> .- AGENDA Member Piper moved, Member Vanderpoel seconded A vote was taken. All voted in favor. Motion September 24, 2013 ADVISORY PLAN MNG COM Member Prashad moved, Member Filipi.,seconded a Advisory Planning Commission Meeting: = minutes. All voted in favor. Motion carried 7 -0. III. VISITORS TO BE H There were no vi IV. PUBLIC HEARI New B A. Central "Park C 10 MINUT510T sh&dao be hea ApplicaWName: CSM Eagan :L.L.C, n to ad6"e Agenda. MEETING' TES approve the September 24, 2013, Location 33,33 Pilot Knob Rd, ;Lot 1, part of Lot 2, Block 1, Unisys Park 2nd Addition fs Application Rezoning Ty` A Rezoning of approximately51 acres from RD, Research and Development to PD, Planned Development.0 ,F File Number: 09- 13 Application: Preliminary Planned Development A Preliminary Planned Development of approximately 51 acres to create a mixed use development retail, restaurants and office. File Number: 09- PD- 05 -09 -13 Application: Preliminary Subdivision A Preliminary Subdivision of approximately 51 acres to create 3 lots. File Number: 09- PS- 04 -09 -13 v Advisory Planning Commission October 22, 2013 Page 2 of 14 Member Dugan stated he will abstain from voting on the item. Planner Dudziak introduced this item and highlighted the information presented in the City Staff report dated October 17, 2013. Member Piper inquired about the restriction of a maximum tenant size of 50,000 Sq Ft City Attorney Bob Bauer explained that the previous application had a ,series of use restrictions proposed by the applicant. He stated the applicant is not proposjngthe same use restrictions with this application. Tom Palmquist, CSM Corporation introduced the developrrlent,team in ;attendance and displayed a presentation with a virtual tour of the proposed :development , He stated concern with the following elements of the conditions and request$' rom staff. • Four (4) lots are proposed rather than three (3} as an additional lot willbe needed to accommodate the City's future well.`= • A location will be determined to accomm" the City's =PUblic Works Department's need for a well on the east side of the Property near Qi(ot'Knob Road • Discussed parking in the South Retail Plaza arewand explained that the tenants expected in that area have intensive,parking needs.;An alternate reduction of parking stalls to increase green space arlp&Uankee Doodlglko�ad was presented with additional landscaping buffer and sidewalks fi • They desire to work with the City Attorney and staff to determine use restrictions, addressing the 50,000 Sq Ft maximum requirement -f and request that the Advisory Planning Commission got pass a motion restricting the tenant size and allow time to work with staff Fir • Pylon Signa,R' addressed in Conditions 18 and 21 is being considered and requested time to work with staff to determine appropriate signage. • Working on signagec rite ra;Ycurrently in draftorm, as part of the lease agreements that ..:< includes restriction's for tenants.: • Requested more flexibilit on lacementfof�buildin signage within the 20% of fa ade Y p 9 p coverage standard Well,placed and proportionate signage is key and should be determined by the style ofb��ld�pg. • Agreed to eliminate tenant panels on the SE gateway monument, and requested tenant panes }remain on the?SU1/ and NE gateway monuments. • Addl(@" al points of conflict between pedestrians and traffic with additional sidewalks. He discussed traffic,patterns and stated work will continue with staff to determine additional sidewalk'locations, and discussed landscaping along sidewalks and additional elements to be added along with materials used for crosswalks. He requested clarification of the intent of Conditions #36 and #39 with regard to markings and materials for crosswalks. • Regarding Condition 11 a.: Outdoor dining areas shall be set back a minimum of 20' from public rights -of -way and from internal private streets. He indicated that they designed initially to bring the restaurants closer together and closer to the trail and neighborhood and the20' setback between elements is problematic. • With regard to the Pilot Knob Road right -of -way and improvements, the proposed grid layout gives an urban feel rather than a suburban feel, maximizing site efficiency and density. One or two standing buildings could be lost if the access to Pilot Knob Road is shifted. It was noted that this is independent from the access issue. CSM would like to 2)Cf Advisory Planning Commission October 22, 2013 Page 3 of 14 have the City's support to readdress the issue with Dakota County. They would also like any road improvements to be completed prior to the opening of the retail center. • Additional trails and hardscape areas provide more benefit to the site than they take away in green space. Want to reach out to Central Park and residential areas through the trail system to allow the project to better coexist with surrounding uses. • Storm water requirements have been met. • Believe the setback deviations requested are appropriate and make the project more inviting and blends better with the pedestrian realm. • He displayed building material samples and discussed the use ;different types of brick, decorative block, EIFS, metal flashings, and the materials for doors. • He discussed timeline of building demolition with a target completion in the fall of 2014. • With regard to the restaurant redesign, they will work wiMff before final approval, Member Supina asked about truck access. He inquired aboutwthe ture and consistency with the Central Common Special Area Plan. He sugg s#�ed considering4rrtaking the street access from Pilot Knob Road a continuous sweeping Fstreetthat connects with Central Parkway opposite Quarry Road, routing all pedestnes and radiating them to the,separate parking areas while minimizing left turn movements within the site�to better facilitate bicycle and pedestrian movement into the center of the site Mr. Palmquist discussed the truck acc( explained the significant grade chang6 cluster feel to the development. He sta Special Area Plan from a use and conr that a curvilinear road was studied and efficient and effective for b.uildinas. r)ar delivery rout hout the sift Jr000sal fits ty standpoint. He es ineffi&r Mes specific to each building. He ,at allowed for the neighborhood or (Y-well with the Central Common stated the site is complicated and The= proposed plan is the most ,rian and vehicle traffic. Member Vanderpoelinquired abb , he percentage of traffic at various access points. She restaurant asked about the cluster in the northe='ner of the development purposely placed closer to the roadway Shoe. asked if there would ewalks connecting the Community Center or Central Park and the shopping ce 4 'r She stated concern for pedestrian safety and asked that more ways.,6( ?pedestrians toi= move`around the'development, without having to walk around the perimet errof the entire site be'considered. She asked how close to the 30% of required greens pace is feasible and3urgeddevelopers to put the greenspace in the interior of the deveiopment, rather than `behind the` buildings where the loading docks are. She inquired about snow storage and public restroAoms Clark Wickland,- Alliant Engineering, discussed the traffic study and stated the information presented is consistent with ,hhe traffic study from 2012. He summarized the conditions and assumptiong upon which the traffic study was based, and stated traffic engineers have reviewed and believe the proposed' traffic percentages at each entrance will be consistent with what is in the traffic study. Mr. Palmquist discussed traffic throughout the site and interior traffic moving within the site. He stated the restaurant cluster blends well with the surrounding uses and with outside seating and gathering space /plaza, there is a place of experience created. He discussed the route pedestrians could take from the Community Center or Central Park, into the development and explained that additional pedestrian paths and connections will be established. He discussed options to increase greenspace. He discussed the need for adequate parking to draw committed tenants. He discussed snow storage and stated there is some room on -site in green areas and L4() Advisory Planning Commission October 22, 2013 Page 4 of 14 ponds and some snow may need to trucked off -site . Natina James, RSP Architects, stated each retailer is required to provide restroom access in each store, eliminating the need for common public restrooms. Chair Heaney inquired about the cluster of restaurants in the northeast corner and asked what the central draw of the development will be. He asked about the features and elements that would create the "sense of place." He also inquired whether a movie complex is a contemplated use. Mr. Palmquist explained that there are other restaurant opportunities thrroughout the site. He discussed stormwater drainage and limitations on site design. He ex 1[ that the pond is used as an amenity for the outdoor seating in the northeast resta�urart cluster. He discussed an effort to separate the pedestrian movement from the vehicle traff�cki J e central intersection, and indicated the restaurant cluster in the northeast corner = will= assi5t_with that. He stated a movie complex is not part of the plan at this time. Member Piper asked about phasing of the project, if there would be tenants ih.Jhe size of 80,000- 90,000 Sq Ft, what type of office use hsa5drive -thru, and if 50,000 Sq =Ft office space is marketable. He stated in his opinion the more offioe, the better Mr. Palmquist stated the project would be built in a single p possible. He explained that tenants m size of 80,000-90"000 restrictions are not ideal. He stated thefe ,ts pilore than one i interested in the project. He further disdused'i t 1s not their i from the east side of 1 -35E. He explained the officex <fju�lding pharmacy. He explained that if the main tenant d remaining space will be leased out.. He also stet contemplated. Member Filipi statedF'th,", oveloper he's missed a not utilizing the site's grade=change terthance t the site. He suaaested t441_%.-, from "the_w accurate with changes since I he2012 study. ChaiTHeaney opened thepublic , opening as close to 100% as Ft are not definite, however in size excess of 50,000 Sq Ft it to attract users to relocate a medical use with a drive -thru tRWentire office building, al office space may be )portunity for creating a sense of place by haracter of the site as opposed to leveling calculation be reevaluated as it may not be Robert Gerads, 3181 Donee d-Lane, expressed concern for the sense of place. He is a new resident to Eagan and lives close the development. He would like the walking traffic studied. He stated there spa lot of bike traffic and joggers along Pilot Knob Road and near this development. He discussed the difficultyQ,f4crossing Pilot Knob Road at Central Parkway as a pedestrian. He stated concern for", burled foot and vehicle traffic. There being no further public comment, Chair Heaney closed the public hearing and turned the discussion back to the Commission. City Planner Ridley discussed the following concerns and items of reference, with the referenced conditions being those listed in the staff report for the Preliminary PD: • Condition 40. The South Retail Plaza area is overparked by City standards. Understanding the amount of parking is tenant driven to meet their individual needs. However, the area has little visual break and the staff report suggests the area should be reviewed. W Advisory Planning Commission October 22, 2013 Page 5of14 • Condition 7. The largest tenant proposed by the applicant was 50,000 Sq Ft. Part of internal discussion centered around the lack of use restriction as offered previously by the applicant. The 50,000 square feet number was somewhat random because , the applicant's preliminary site plan appears to have no user exceeding 50,000 square feet. • Condition 21. In regard to pylon sign height, it is reasonable to wait until sight line drawings are complete. The condition was suggested because the south edge is significantly higher than the rest of the site, so a 35' tall pylon sign does not seem necessary. • 20% of fagade covered with signage. The applicant would like flexibility on the number and location of signage for each building. Staff does not recommend signage on all four elevations. This is a policy matter for the Advisory Planning -Z Commission and City Council to determine. • Condition 18. The plans submitted call for eight free - standing signs. The staff report suggests that monument signage located at the theenon access points to the siteshould be limited to the name of the develop rrient and not include individual tenant panels. There are two pylons, entrance monuments, and multiple signs on each building for tenant identification. The Central Park Commons identifier is proposed at the entrance points and on pylon signs. Thisl is a policy matter for the Advisory Planning Commission and City Council to consider fFZ • Condition 5. Mr. Bauer explained that the commo arWamenities need to be managed and maintained. It is recommended that a Mas iwk-, kssociation be created for this purpose. r, s Conditions 36 and 39. Textural offsettirg of crosswalks The intent of the staff report was to have a change of materials thatcues dnuers and pedestrians alike of the presence of crosswalks. The applicant's conceln;that it Ot be required to be a raised area is legitimate. The intents that crosswalks not simply`t a pajnted over the asphalt but rather the crosswalks are treated to rnciude colored pavement or a different material to signal pedestrians -and drives that something is changing. Member Filipi requested clarification of the 50,OOOSq Ft maximum tenant size and whether that is an appropriate conditio'if6f a land use amendment- 4. City Attorney Bauerresponded that the Prelim. Site Plan provides divisions for tenant spaces and we tobk what was proposed,`6he largest tenant size so that buildings designed for multfple�smaller tenants would requiCe an amendment to house fewer larger tenants. He indicafeda is a policy matter for City officials to determine if the 50,000 Sq Ft figure is appropriate Member Filipi bprned that the structure size is what will determine how the site lays out with ,9 r -: streets and parkmq ;:not th", ' mber of tenants in the structure. Member Supina referenced the prior comments in 2012 where use restrictions were proposed that were designed to not attract tenants from nearby retail to this site and whether that is related to the 50,000 Sq Ft limitation and if that is in lieu of the previous proposed use restrictions. City Attorney Bauer responded that they are two separate matters. One relates to the Site Plan that is proposed, the second was an issue the applicant responded to with the Comp Guide Plan Amendment and the question whether this was too much retail to be adding to the City and what impact it might have. `1M Advisory Planning Commission October 22, 2013 Page 6 of 14 Member Prashad inquired about increasing the width of the parking stalls to 10' and what that would do to the parking lot layout and overall number of stalls. Member Piper stated he likes the idea of the curvilinear concept alluded to in the staff report and would like that added as a condition. He inquired about availability of parking provided for public events such as the Fourth of July at the Community Center. He further commented that increased office square footage would be desirable. He inquired about the proposed reduction in building setbacks and whether the City has similar setbacks elsewhere. City Planner Ridley indicated that in the Cedar Grove District, building setbacks. Mr. Palmquist discussed the width of the parking stalls completed parking studies, indicating that 9' stalls are_:: other City projects. Member Supina discussed lighting ratios and minimum uniformity ratio closer to four. Mr. Palmquist discussed alternative II lighting is efficient and effective and t Member Vanderpoel asked about the app br-c roadways.` Mr. Palmquist stated the buildmgsrwilI feature murals or advertising graphics are proposed f of the perimeter build ggs:pould contain signs woul it with industry practice and keto see the average to ns and indicated they believe the proposed oxide additional information on the photometrics uildings facing public ided architecture design. He stated no backside of the buildings. He stated the rear d varied building materials. Member Piper- - suggested rrnovmgii. the`f6cal point to, the northeast corner and reorienting the restaurants �n that corner. He`opmed that the second entrance on the north side should be removed "order to NbetteWilize:f§,prea in the northeast including the pond. Member Piper moved, Member Supina- seconded a motion to recommend approval of a Rezoningfrom RD, Researchand Development, to PD, Planned Development upon approximately 47 acres locaWat 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2"d Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway All voted in favor. Motion carried 7 -0. Member Piper moved, Member Filipi seconded a motion to recommend approval of a Preliminary Planned Development to establish an approximately 455,000 multi - building retail commercial shopping center upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway, subject to the following conditions as amended: 4�) Advisory Planning Commission October 22, 2013 Page 7 of 14 A Preliminary Planned Development Agreement shall be executed and recorded against the property at the Dakota County Recorder's office. The Preliminary PD Agreement shall contain the following plans. The following plans shall be revised and submitted as Master Development Plans prior to Final Subdivision and Final Planned Development approval. • Preliminary Site Plan • Preliminary Building Elevation Plans • Preliminary Landscape Plan • Preliminary Signage Plan • Preliminary Site Lighting Plan • Preliminary Amenities Plan 2. A Final Planned Development Agreement shall be i The following plans are required for the Final Plann shall be consistent with the approved master plans_ Development. • Final Site Plan 3. 4. 5 X • Final Building Elevations • Final Landscape Plante z >', • Final Signage Plan • Final Lighting Plan =° • Final Amenities Plan The property shall be platted & All plans shall be revised for Final Planned=Develo approved by Dakota County.-< A Master Association should be created, m a formyaecept -ble to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. Uses that are considered conditional gsesri "CSC zoning districts (e.g. drive- through service, on-$- liquor, outdoor storage;;" fc.) and not otherwise approved with the Preliminary Planned Development, shall be subject to a Planned Development Amendment and allowed on1V= if.such Amendment is approved by the City. each lot as it develops. ment Agreement and urinary Planned reflect the access as 8. All buiiding address�'numbers shall=�be.;determined by the City at the time of Final ,,Subdivis ion ."Wilding identification numbers shall be installed consistent with City Code Section 2.78. ?> 9 Landscape screenirig�shall 154! rovided between Central Parkway and the drive through approach for Bldg. D£ Drive - through function will be further reviewed at the time of Final Planned Developmenifo ensure compliance with City zoning standards. 10. For each outdoor dining area, a detailed patio seating plan shall be provided at the time of Final'Planned Development. 11. Outdoor patio dining' shall meet City Code requirements of Sec. 11.70, Subd. 29, including, but =not - limited to: a) Outdoor dining areas shall be set back a minimum of 20' from public rights -of- way and from internal private streets. b) Outdoor dining areas shall not interfere with any pedestrian traffic or walkways intended for the general public. c) The outdoor dining area shall be enclosed by a fence if seating is provided for more than 24 or if alcoholic beverages are served within the outdoor dining area. 12. Parking in the amount of 1 stall for each 12 outdoor seats is required for outdoor dining areas of more than 24 seats. 4H Advisory Planning Commission October 22, 2013 Page 8 of 14 13. All sewer availability charges imposed as a result of additional seating in the outdoor dining area shall be paid prior to the operation" of any business within the outdoor dining area. 14. On -sale liquor shall be allowed in conjunction with restaurant uses in compliance with City Code. All on -sale liquor uses shall be subject to a separate license and compliance with City Code liquor licensing requirements. 15. All shopping carts shall be stored within the building and shall not be left in cart corrals overnight. All cart corrals shall be depicted on the Final Site Plan and details of the cart corrals shall be provided with the Final Planned Development. All cart corrals shall be fixed curbed features depicted on the Final Site Plan and details ,of the cart corrals shall be provided with the Final Planned Development, shall remaliffi covered, and no signage shall be placed on the corrals, other than to identify tt as the location to which carts should be returned.fFfi� ,y 16. Parking stalls shall be no smaller than 9' x 19' u 17. To establish sign placement, size and design paraefers for the development, a Master Sign Agreement shall be provided, in a form acceptable to the City Attorney, to be executed and recorded against the property, 18. All free - standing signs shall have a metal�xpanels with translucent graphics 19. The gateway signage located at non - entrance,, points to theFsite shall be limited to center identification and shall not contain tenant par%Is f 20. The developer shall dedicate necessary easernet�ts to make certain that the monument improvements are maintained4af "an appropriate level consistent with the City's established monumentation off. Tlae applicant shall then be required to enter into an encroachment agreement; rnia form acceptable to the City attorney, to allow for the placement of these rnonumentsinnthrn the publrgright -of -way. 21. The pylon sign proposed at the midpoint along Yankee Doodle Road shall be reduced to 27 feet in height, sublet t to sight hnesudy 22. All building sign'age-shalle consistent rn�design. 23. Details on tk, design and 001 ional signs shall be provided with the Final Planned Development. 24. All buildings shall have the same architectural treatments on all sides. = - s�S,,Pc 25. Detailed elevations�for each burld�ng or Plaza area shall be provided at the time of Final Planned�Development `All buildings in "th`e development shall utilize the same `F f� �xF architectural frrnsh materrals�and features and all building elevations throughout the d`'evelopment shall he -con &tent, and subject to approval at the time of Final Planned Development. 26 Ali {mechanical equipment, bot0oof and ground mounted, shall be screened in accordance with City�,r�.ode standards. All equipment and proposed screening shall be located,on the building elevations and /or site plan drawings at the time of Final Planned Development;; The method and effectiveness of proposed screening will be evaluated for compliance ataWtime of Final Planned Development. 27. All trash storage areas shall be attached to the principal buildings or within the principal building. The trash storage area shall be of a size that can accommodate both trash and recyclable materials storage, and constructed in accordance with City Code design requirements. 28. The Final Site Lighting Plan shall provide photometric calculations within each parking field or Plaza area, and provide minimum illumination levels of 0.5 footcandles and not exceed an average to minimum ratio of 4.0 footcandles. 29. A Final Landscape Plan shall be provided for each Final Planned Development. 30. New plantings along Central Parkway shall be coordinated with existing trees. 4'S Advisory Planning Commission October 22, 2013 Page 9 of 14 31. Trees and plant beds shall be added within the wide sidewalk areas along fronts of the perimeter buildings. 32. The planting specifications shall be amended to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade, and mulch shall not be in contact with the trunk. 33. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. 34. A financial guaranty for landscaping shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 35. The pedestrian pathway located along the storefronts on the site's perimeter shall be continuous and fully connected with additional crosswalks ,and sidewalk segments added to complete the loop. 36. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 37. A clear pedestrian path shall be provided along the length of Birch Lane. 38. The Final Planned Development shall include a pedestrian link across. Maple Lane with a clear pedestrian path through the south parkin 46t to Bldg. U Z. f� mw 39. The Final Planned Development shall it porate crosswalks at the mte`rsection of Birch Lane and White Oak Lane with visually and Texturally offsef pavement markings, spacious pedestrian landing spaces on all fou corners;.signage and traffic control as well as hardscape and landscape elements that asdtl� o the safety, comfort, and aesthetics of the space. 41. The applicant shall fulfill required tree mitigation through th6 installation of at least one - hundred seventy three (173 CategoryA trees (or arequralent number of Category A, B, or C trees) f_as fulfillment-=of,.Tree Preservation requirements. 42. All erosion/ sediment controlplans submitfed for development and grading permits shall be prepared 150-designer who has received current Minnesota Department of Transportation (MDOT) training; or approved equal training as determined by the City Q, , Engineer in designirgstormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishmenf of vegetation'for the development, shall have received Erosion /Sediment Control Inspect or /installer "cetfication through the University of Minnesota, or approved equal training as de #ermined �y_:the City Engineer. 43. Prior to receiving a grading permit, the applicant shall enter into a long -term stormwater facility i=nspection and maintenance agreement, in a form acceptable to the City Attorney, 44. This development shall,1meet the City's Post Construction Requirements (City Code §4.33) for`stor anagement and surface water quality, including Runoff Rate ,�.�� k Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and 1W Volume Control___, 45. The developer shall be required to dedicate an area of sufficient size and public easement and access for the construction and perpetual maintenance of planned above grade City well and transmission line pipes, in accordance with Water Supply & Distribution Plan and City Public Works design standards in a form acceptable to the City Attorney. The alignment and construction of the raw water transmission lines shall avoid the development's proposed storm water underground infiltration and ponding features. 4� Advisory Planning Commission October 22, 2013 Page 10 of 14 46. The developer shall provide private maintenance agreements for these proposed private sewer and water lines within the development, in a form acceptable to the City Attorney, at time of final subdivision approval. 47. The developer shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 48. "No Parking /Fire Lane" shall be installed along the private streets within the development to ensure they be kept open for emergency vehicle access, 49. The developer shall provide private maintenance agreements for the private streets, as well as reciprocal parking easements (without any exclusive parking designated throughout the development), in a form acceptable to the City, -, mey, at time of final subdivision approval. 50. The developer shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated cu�bap~d landscaped medians to close the existing median openings on Central Parkwayan0emoving the temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 51. The developer shall be responsible for all dneway improvement costs_associated with this site. 52. The developer shall dedicate additional ubliG_right -of way along Pilot KnobYRoad (100 P feet of half right of way is required, which wodbe approximately 35 feet from the existing right -of -way) for future upgrade n adway, as determined by Dakota County.; 53. The developer shall dedicate suff_ici`ent public right of way for a potential future one -lane roundabout at the intersection of'Central �4, R ay and Quarry Road. 54. Public right -of -way or trail easement�of sufficient siz edicated for any public trails constructed outside the current�r[ght of way lim�sts 55. The developer shal[t_obtamhall necessary permits from Dakota County for any work within the Pilot Knob Road or YanKee Doodlez Road right -of -way. 56. Prior to receig a grading permit, the applicant shall provide the City with soil- boring logs taken witi_#1 the location of each proposed stormwater infiltration feature, extending 15' below the bottom of thejr- filtration featureto evaluate and ensure suitability for infiltration,= 57. Par�Ckdedication shall bethrough'cash dedication. The amount shall be determined by E z�« the retail squareFfootage_reflected in the approved plan and recognizing a past dedication credit of 37 5 %:Tfje,dedication shall be satisfied through a cash payment at 1% time of Final SU} ivision, at the rates then in effect. 58. Tr ' 6ilt.dedication shall be satisfiedthrough installation of a trail system along Central Prkway adjacent to they development site, to the satisfaction of the City. 59, The Developer shall Ladd curvilinear features to the drives in front of the South Retail Plaza area4and West Retail Plaza area and /or vary the depths of the linear walkways in front of the same buildings. 60. The Developershall add raised planters, outdoor seating areas with sun protection at all public seating areas. 61. The drive aisles along the front of Building AA and T in the south retail plaza shall be reduced to an appropriate width acceptable to City staff to allow for truck traffic. Any area reduced shall be converted to green space within the parking field. 62. The Final Building Elevations provided at the time of Final Planned Development for each building shall ensure visual relief with sections or variations in planes and materials every 40 feet, per City Code standards. LA� Advisory Planning Commission October 22, 2013 Page 11 of 14 A vote was taken. Aye: Chair Heaney, Vice Chair Filipi, Secretary Piper, Members Supina, Prashad, and Sagstetter Nay: Member Vanderpoel Motion carried 6 -1. Member Piper moved, Member Filipi seconded a motion to recommend approval of a Preliminary Subdivision (Central Park Commons) to create three lots upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying so ffi I ly and easterly of Central Parkway, subject to the following conditions as amended. Standard Conditions 1. The developer shall comply with these standards conditions of plat approval as adopted by Council on February 2, 1993: A1, B =1 B3, C1, C2, D1, E1, and G1 The property shall be platted. F 2. All plans shall be revised for the Final Subd— ion to reflect the access as approved by Dakota County. 3. Because of the many features that are part of the of any one building or tenant, a Master Associate acceptable to the City Attorney, for the marntenar easement areas in the deve(o meet. 4. All building address numbefs sh lh,W determir �f� Subdivision. Building identification numbers sh Code Section 2.78. 5. Landscape screening shall be provided between -, through apprQach far c1g. D F relopment and not necessarily hall be created, in a form of the amenities and shared the City at the time of Final installed consistent with City Parkway and the drive- 6. "No Parking /Fire Lane Fsigns shall' installed along the private streets within the development to ensure they be kept open for emergency vehicle access. 7. The developer shall dedicate necessaryeasements to make certain that the monument improvements are maintainedfat an appropriate level consistent with the _,. _ al City s established manufnentation on- Central Parkway. The applicant shall then be requiredfo enter I encroachment agreement, in a form acceptable to the City Attorney, torallow for the placement of these monuments within the public right -of- way. 8 New plantings along Central arkway shall be coordinated with existing trees. 9 ' Trees and plant beds shall be added within the sidewalk areas along fronts of the perimeter buildings 10. The planting specifications shall be amended to include a note that the root ball be set flus 1 ith grade with the root flare visible 1 -2" above grade, and mulch shall not be in contact with the trunk. 11. All landscap,' -d; reas shall be provided with automatic irrigation in compliance with City Code requirements. 12. A financial guaranty for landscaping shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 13. The pedestrian pathway located along the storefronts on the site's perimeter shall be continuous and fully connected with additional crosswalks and sidewalk segments added to complete the loop. 14. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 15. A clear pedestrian path shall be provided along the length of Birch Lane. W Advisory Planning Commission October 22, 2013 Page 12 of 14 16. The developer shall include a pedestrian link across Maple Lane with a clear pedestrian path through the south parking lot to Bldg. U -Z. 17. The developer shall incorporate crosswalks at the intersection of Birch Lane and White Oak Lane with visually and texturally offset pavement markings, spacious pedestrian landing spaces on all four corners, signage and traffic control as well as hardscape and landscape elements that add to the safety, comfort, and aesthetics of the space. 18. The developer shall fulfill required tree mitigation through the installation of at least one - hundred seventy -three (173) Category A trees (or an equivalent number of Category A, B, or C trees) as fulfillment of Tree Preservation. equirements. 19. All erosion /sediment control plans submitted for developrppYand grading permits shall be prepared by a designer who has received curiiffif Minnesota Department of `�Y: Transportation (MNDOT) training, or approved equakkaiOing as determined by the City Engineer in designing stormwater pollutionrprevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosion /Sediment Control Inspector /Instalidt- certification through the,University of Minnesota, or approved equal training b"eterminedgby the City Engineer. 20. Prior to receiving a grading permit, the applicant shall enter into a long term stormwater facility inspection and maintenance.agreement, in a form acceptable to the City Attorney. 21. The developer shall meet the Cjty s Post Construction Requirements (City Code §4.33) for stormwater mana�ernent�-and surface water quality, including Runoff Rate Control, Total Phosphorus (TP)' & Total Sspended Solids (TSS) Control, and '/2" Volume Control. 22. The developer shall be requiredto�dedicate an area of' sufficient size, and public easement and�,access,_ <for the construction and perpetual maintenance of planned above grade1City well acid transmisFstohline pipes, in accordance with Water Supply & Distnbdtion Plan and City Public Works design standards in a form acceptable to the City Atforne�. The alignment and, construction of the raw water transmission lines shall avoidthe development's proposed storm water underground infiltration 23 The deue[oper shall provide private 'Maintenance agreements for these proposed private sevver and waterlines within the development, in a form acceptable to the City Attorney, at;tlme of finaI subdivision approval. 24 The developer shall proviW ydrant spacing and locations in accordance with City Fire Department and Public Works standards. 25 "No Parking /Fire Labe" signs shall be installed along private streets within the de 'Velopment to ensure they be kept open for emergency vehicle access. 26. The developer shall provide private maintenance agreements for the private streets, as well as reciprocal parking easements (without any exclusive parking designated throughodf`<tE je' development), in a form acceptable to the City Attorney, at time of final subdivision approval. 27. The developer shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated curb and landscaped medians to close the existing median openings on Central Parkway, and removing the temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 28. The developer shall be responsible for all driveway improvement costs associated with this site. LA� Advisory Planning Commission October 22, 2013 Page 13 of 14 29. The developer shall dedicate sufficient public right -of -way for a potential future one - lane roundabout at the intersection of Central Parkway and Quarry Road. 30. Public right -of -way or trail easement of sufficient size shall be dedicated for any public trails constructed outside the current right -of -way limits. 31. The developer shall obtain all necessary permits from Dakota County for any work within the Pilot Knob Road or Yankee Doodle Road right -of -way. 32. The developer shall dedicate additional public right -of -way along Pilot Knob Road (100 feet of half right of way is required, which would be approximately 35 feet from the existing right -of -way) for future upgrade needs of the roadway, as determined by Dakota County. y 33. Prior to receiving a grading permit, the applicant shall provide the City with soil - boring logs taken within the location of each proposed stoimwater infiltration feature, extending 15' below the bottom of the infiltration featu eto evaluate and ensure suitability for infiltration. { 34. Park dedication shall be through cash dedication., The amount shall be determined by the retail square footage reflected in the approved plan and recognizing a past dedication credit of 37.5 %, be satisfied through a cash payment at the time of Final Subdivision at the rates then in effect 35. Trails dedication shall be satisfied through,.installation of a trail system 41'ong Central Parkway adjacent to the development sitc to the fsat sfaction of the City: j Member Vanderpoel stated opposition Whe proposal because the City has very few opportunities where there are almost 50 -acres tot=develop vvere.we can do something really special and given the strategic location df this `de�ikelopment and how important it is and studies that have been done, the guidance and theComp Plan that have preceded this proposal, she believes this is not as good_as we can do A vote was taken. Aye: Chair Heaney;: Vice Chair F li,prt Secreta"per, Members Supina, Prashad, and Sagstetter , Nay: Member Vanderpoel� ,, Motion carried -6 1. V. VI RS TO BE HEARD (FOR.THOSE NOT ON AGENDA) There *ere_ no visitors to be!heard for items not on the agenda. VI. OTHEWBUSINESS There was no of VII. ADJOURNME Member Piper moved, Member Filipi seconded a motion to adjourn the Advisory Planning Commission meeting at 9:01 p.m. A vote was taken. All voted in favor. Motion carried 7 -0. s0 PLANNING REPORT CITY OF EAGAN REPORT DATE: October 17, 2013 APPLICANT: CSM Eagan, LLC PROPERTY OWNER: CSM Eagan, LLC REQUEST: Rezoning, Prelim. Planned Development, Prelim. Subdivision CASE: 09- RZ- 07- 09 -13; 09- PD- 05- 09 -13; and 09- PS- 04 -09 -13 HEARING DATE: October 22, 2013 APPLICATION DATE: October 2, 2013 PREPARED BY: Pamela Dudziak LOCATION: 3333 Pilot Knob Road (NW corner of Pilot Knob and Yankee Doodle Roads) COMPREHENSIVE PLAN: SA /MO, Special Area/ Major Office ZONING: RD, Research & Development SUMMARY OF REQUEST CSM Eagan, LLC is requesting approval of a Rezoning from RD, Research and Development, to PD, Plaimed Development, a Preliminary Planned Development to establish an approximately 455,000 s.£ multi - building retail commercial shopping center, and a Preliminary Subdivision (Central Park Commons) to create three lots upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. AUTHORITY FOR REVIEW Rezoning: City Code Chapter 11, Section 11.50, Subd. 5 states in part, 1. The provisions of this chapter may be amended by the majority vote of the council, except that amendments changing the regulations of any district may only be made by an affirmative vote of two - thirds of all members of the council. 2. The City Council shall not rezone any land or area in any zoning district or make any other proposed amendment to the zoning ordinance without first having referred it to the planning commission for its consideration and recommendation. 51 Planning Report — Central Park Coinmons (CSM Eagan, LLC) October 22, 2013 Page 2 Planned Development: City Code Chapter 11.60, Subd. 18, A., states the intent of the Planned Development zoning district as follows: 1. Providing greater flexibility in environmental design and relaxation of strict application of the zoning ordinance in exchange for greater creativity and enviromnental sensitivity. 2. Recognizing the economic and cultural advantages that will accrue to the residents of a planned community. Encouraging a more creative and efficient approach to the use of the land. 4. Encouraging the preservation and enhancement of desirable site characteristics, natural features, and open space. 5. Encouraging a development pattern that is consistent with land use density, transportation facilities and community facilities objectives of the Comprehensive Plan. Subdivision: City Code Section 13.20 Subd. 6 states that "In the case of platting, the Planning Commission and the Council shall be guided by criteria, including the following, in approving, denying or establishing conditions related thereto: A. That the proposed subdivision does comply with applicable City Code provisions and the Comprehensive Guide Plan. B. That the design or improvement of the proposed subdivision complies with applicable plans of Dakota County, State of Minnesota, or the Metropolitan Council. C. That the physical characteristics of the site including, but not limited to, topography, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, water storage and retention are such that the site is suitable for the type of development or use contemplated. D. That the site physically is suitable for the proposed density of development. E. That the design of the subdivision or the proposed improvements are not likely to cause envirorunental damage. F. That the design of the subdivision or the type of improvements are not likely to cause health problems. G. That the design of the subdivision or the type of improvements will not conflict with easements of record or with easements established by judgment of court. Plaiming Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 3 H. That completion of the proposed development of the subdivision can be completed in a timely manner so as not to cause an economic burden upon the City for maintenance, repayment of bonds, or similar burden. I. That the subdivision has been properly planned for possible solar energy system use within the subdivision or as it relates to adjacent property. (Refer to City Handbook on Solar Access). J. That the design of public improvements for the subdivision is compatible and consistent with the platting or approved preliminary plat on adjacent lands. K. That the subdivision is in compliance with those standards set forth in that certain document entitled "City of Eagan Water Quality Management Plan for the Gun Club Lake Watershed Management Organization" which document is properly approved and filed with the office of the City Clerk hereinafter referred to as the "Water Quality Management Plan ". Said document and all of the notations, references and other infonnation contained therein shall have the same force and effect as if fully set down herein and is hereby made a part of this Chapter by reference and incorporated herein as fully as if set forth herein at length. It shall be the responsibility of the City Clerk to maintain the Water Quality Management Plan and make the same available to the public." BACKGROUND /HISTORY The 47 -acre site contains a multi -story office and laboratory facility, previously occupied by Lockheed Martin. The building was constructed in 1967 and consists of approximately 620,000 s.f. Other nearby facilities including Unisys' data center and the Delta data center (originally the Sperry- Univac semi- conductor facility) were expansions of their campus, which were added in the 1980s. The first plat of this site (Sperry Park) occurred in 1983 and consisted of a single 212 -acre parcel encompassing the area north to Toweiview Road. The property was later subdivided and replatted in 1988 and 1990 (Unisys Park and Unisys Park 2nd Addition), resulting in the current parcel configuration. The property was developed initially with an internal private street system serving this property and the major office developments to the north and northwest. In 2000, the City acquired adjacent property for Central Park and constructed a public street, Central Parkway, through the area. Central Parkway abuts the subject site to the north and west. Following Lockheed Martin's announcement to close this Eagan facility in 2011, CSM acquired the property. In late 2011, CSM requested a Comprehensive Guide Plan Amendment to change the land use designation from Special Area /Major Office (SA /MO) to Special Area /Retail Commercial (SA /RC). That request came in two parts, first for the southeasterly 41.2 acres, and later for the remaining 6.2 acres. Both requests have been reviewed by the Metropolitan Council, which has returned and approved the change for the entire site. To date, neither of the land use amendments has been implemented by the City. City implementation of a land use amendment is typically withheld to accompany specific development plans for the property. 55 Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 4 CSM made a similar redevelopment proposal for the site in 2012, consisting of a multiple building commercial retail shopping center, Rezoning to Planned Development, and Preliminary Subdivision. A public hearing to consider the proposed redevelopment was held by the Advisory Planning Commission on April 24, 2012, however, CSM withdrew the proposal prior to City Council consideration. The proposed Comprehensive Guide Plan Amendments were not withdrawn, and remain pending. Following the 2011 requests to amend the land use designation, and in anticipation of a specific development proposal which has now been submitted for consideration, preparation of an Environmental Assessment Worksheet, a Traffic Study, and a Retail Market Study have all been completed. The City Council adopted a resolution on April 3, 2012, regarding the City's findings for a Negative Declaration on the need for an Environmental Impact Statement (i.e. no additional environmental study necessary), and the Retail Market Study concluded the area could accommodate an additional 630,000 to 940,000 s.f. of retail.. At a February 13, 2013 Workshop City Council received a report by HKGi illustrating a number of small area plan scenarios for the Lockheed Martin site. EXISTING CONDITIONS The 47 -acre site contains a multi -story office and laboratory facility of approximately 620,000 s.f. and associated. surface parking lots. Access is currently provided from Central Parkway; one access to a small parking lot is provided from Pilot Knob Road. Existing vegetation includes landscaped areas of turf grass, native plantings, and landscape trees in green spaces and parking islands. The topography of the site slopes from SE to NW, with an overall grade change of approximately 50 feet. SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property: 5� Existing Use Zonin Land Use Designation North Central Park Park SA -Park, Open Space and Recreation East Commercial — office LB, Limited Business and SA -O /S, Office /Service and restaurant PD, Planned Development South Retail Commercial GB, General Business and SA -RC, Retail Commercial PD, Planned Development West Office /Vacant PD, Planned Development SA -MO, Major Office and SA -O /S, Office /Service 5� Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 5 EVALUATION OF REQUEST Description of Proposal — The proposed redevelopment consists of an open air commercial retail shopping center totaling approximately 455,000 s.f. The plan proposes multiple retail commercial buildings situated around the perimeter, with a cluster of smaller free- standing buildings in the north central part of the site, and a 50,000 s.f. two -story office building on the north end. Total retail building area is approximately 405,000 s.f. which includes several buildings identified for restaurant use and one bank. Preliminary Subdivision - The Preliminary Subdivision proposes to create three lots. The bulk of the site is proposed as Lot 1 and would contain numerous buildings. Lots 2 and 3 are on the north end of the site. A two -story office building is proposed on Lot 2 within the Northwest Office Plaza area. Lot 3 proposes a cluster of three restaurant buildings and a 4,500 s.f. retail building in the Northeast Restaurant Plaza area. Internal circulation throughout the development is proposed to be through a network of private streets in a grid pattern. While Lot 2 is proposed to contain a single building, multiple buildings are proposed upon both Lots 1 and 3. Multiple buildings on one parcel can be accommodated through the proposed Planned Development zoning. Preliminary Plat - The proposed Preliminary Plat dedicates public right -of -way for Central Parkway to encompass the roadway and adjacent trail, and also for Pilot Knob Road and Yankee Doodle Road to satisfy Dakota County right -of -way width requirements. The Preliminary Plat and proposed development plan were reviewed by the Dakota County Plat Commission on October 7, 2013 and is scheduled for another review on October 21, 2013. All plans will need to be revised for the Final Subdivision and Final Planned Development to reflect the access as approved by Dakota County. Compatibility with Surrounding Area — All surrounding development is separated from the site by one of the streets that surround it -- Pilot Knob Road to the east, Yankee Doodle Road the south, and Central Parkway to the north and west. While the subject site is proposed to be entirely retail commercial, when viewed in context of the surrounding area, on the whole this northwest portion of the Central Commons Special Area contains a mix of uses. Surrounding development includes offices (Unisys, Delta, Yankee Doodle Professional Building, Cereal Chemists) and a vocational school (Argosy), other retail and service (Yankee Square, Granite City restaurant, Intergenerational Learning Center, Wells Fargo Bank, MVTA Transit Station), residential (Glen Pond Apartments, Commons on Marice, Surrey Gardens Apartments, Surrey Heights Townhomes) and public facilities (Central Park and MVTA Transit Station). Conformance with Comprehensive Guide Plan — This proposal should be evaluated on how well it achieves the goals and policies of the Comprehensive Guide Plan and the expectations set forth by the City Council in prior reviews. In considering the 2011 request to amend the land use designation of the subject site from Major Office to Retail Commercial, the City Council indicated openness to retail commercial development in this location, and expressed an �D Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 6 expectation that in order to be approved, specific development plans should conform to themes and principles relative to the Central Commons Special Area and provide "a marquee destination experience of retail development." The City's 2030 Comprehensive Guide Plan focused on three planning trends of Sustainability, Active Living, and Connectivity. These themes are woven throughout multiple chapters of the City's Comprehensive Guide Plan. In addition, the Central Commons Special Area Plan includes specific goals and policies that define the area as "an active, mixed use and walkable destination." Specific policies of the Central Commons Special Area Plan include: • to understand the context of the development /redevelopment proposals within Eagan and the Central Area; • to support dense, mixed -use development with a range of retail, office, services, medium -high density residential, employment and public space uses; and • to use design principles such as placement of buildings closer to streets, incorporating public gathering places or linked amenity areas, enhancing pedestrian connections and amenities, encouraging use of design guidelines for a cohesive appearance, and supporting sustainable building and site design practices. In consideration of the vision and goals of the Comprehensive Guide Plan, the developer has incorporated specific design elements of the proposed redevelopment that according to the submitted narrative help create a "mixed use, urban style project that offers ease of access for vehicles, bicycles and pedestrians." These elements are discussed in greater detail in the applicant's narrative on pages 5 -6 and 14, and include such features as: orientation of buildings; smaller parking fields; consistency in architectural design; restaurant uses with outdoor patios; plazas and gathering spaces, bench seating, bike racks, and trellises; trails and sidewalks; streetscaping and landscaping; stonnwater management; pedestrian scale lighting and crosswalks. Because of the many features that are part of the development and not necessarily of any one building or tenant, a Master Association should be created, in a form acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. At their February 13, 2013 Workshop, the City Council received a report by HKGi illustrating a number of small area plan scenarios for the Lockheed Martin site. Below is a summary of the Council's comments in response, and staff's review of the CSM plans in relation to those Council comments. Page 16 of the applicant's narrative speaks to the outcomes of the HKGi report, and Exhibit 13 of the applicant's narrative summarizes key elements and how the applicant sees their current proposal aligning with the principles of the Comprehensive Guide Plan. 1J(0 Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 CITY COUNCIL COMMENT STAFF COMMENTS RE: CSM PROPOSAL Attracted to mixed use and pedestrian The east -west roadway is not continuous from Central Parkway to Pilot scale layouts. Would like to see an Knob Road, but is made part of a grid pattern through the middle of the integrated east -west roadway through the site. Ped /bike facilities are present in a number of locations, but not site and that it is important to have pod integrated /connected in some cases. In particular, the pod /bike and bike connection to Central Park and connection nearest Central Park and Argosy consists of a sidewalk that Argosy. turns in front of the medical office building and dead ends at Birch Lane. Where the ped/bike system is not continuous in several locations, it will require pedestrians and bicyclists to move with drive lanes. More pronounced ped /bike accesses and connections parallel to, but separated from the vehicular access are more typical of a complete streets or walkable design approach. Policy makers will need to determine whether this layout meets the intended purpose. Avoid "sea of asphalt' and give high The plan does breakup expanses of asphalt by scattering smaller attention to human scale. Walkability buildings in the central portion of the site. and a greenway to gravitate to are In the plan presented, a widened plaza is located at the Pilot Knob Road important. site entrance, a pedestrian bridge and access over a water feature is located at the southwest conger of the site, outdoor seating is planned in the restaurant area in the northeast corner of the site, a central landscape feature with improvements is shown at the White Oak and Birch Lane intersection and street furniture and bike racks are indicated in several other locations. Additional detail and elevations would be useful to determine the adequacy of these locations as attractions or gathering spaces. Adding some curvilinear features to the drives in front of the two larger in -line buildings and /or varying the depths of the linear walkways in front of the same buildings would add visual interest. Adding raised planters, outdoor seating areas with weather and /or sun protection and public art at key locations throughout the site would also the make a development of this scale much more appealing and inviting on a human scale. Additionally, bike racks should be located in conspicuous areas throughout the site. Typically, human scale development is thought of from the standpoint of "placemaking" and is defined in terms of the proportional relationship of the physical environment, such as buildings (location, articulation, scale and massing), streets, parking and landscaping, to human dimensions. Key aspects of human scale development are the attractiveness, accessibility and connectedness of the functional parts of the development to one another and to the gathering spaces within it. The effectiveness of this depends upon the combination of site layout, building placement and design, streetscaping and pedestrian features and amenities. Policy makers will need to determine whether there are adequate greenways or general "public" areas that people would gravitate towards. �Sq Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 8 Expect diversity in building height Other than the two -story medical building, all buildings are single- story. through the site. However, the site topography results in building finished floor elevations deviating f 20' from south to north which will provide visual diversity of building height. The policy makers will need to determine whether the site topography and combination of buildings as presented are sufficient to meet the intended purpose. An east -west collector street (private or As mentioned, the east -west roadway is not continuous from the Central public) would break up the site and bring Parkway /Quarry Lane access to the Pilot Knob Road entrance. The the scale down. internal street network is a straight forward grid pattern. Policy makers will need to determine whether this layout meets the intended purpose. Loading and service areas need to be All loading and service areas appear properly screened with wing - walls, adequately screened. etc. but elevation drawings would confirm the adequacy. Stated an understanding that the Irrespective of the tenant mix, the goal should be to make the "place" development needs to be market attractive and inviting to adults of all ages and parents with kids while supportable but reiterated that it needs to capitalizing on the proximity to ECC and Central Park. This is not to be different than typical suburban and say the tenant mix is not important, it certainly is; however, trends must relate to ECC and Central Park. change and retailers come and go but the place created through form and layout will be more constant. Policy makers will need to determine whether this layout meets the intended purpose. Planned Development and Public Benefit — The Planned Development zoning affords flexibility to both the developer and the City with objectives that the mutual flexibility benefits both parties. Page 24 -25 of the applicant's narrative speaks in detail to the public benefit of the proposed redevelopment. Of benefit to the public, the applicant indicates this proposal provides for a market - driven redevelopment with a unified site and architectural design, site design and pedestrian coruiections, tax base differential, redevelopment of an outdated building, sustainable design, building architecture, site amenities, future City well, dedication of right -of -way and job creation. Deviations of standard Code requirements include multiple buildings on a single parcel, reduced building setbacks, reduced parking stall width, signage, and overall green space below 30 %. The developer summarizes the requested deviations on page 24 of the project narrative, and the proposed deviations are identified and evaluated individually elsewhere in this report. Tax Generation Comparisons — The applicant has identified an estimated property tax differential between the site with the current Lockheed Martin property ($332,445 total for Pay 2013; the City's portion is $68,788) and the development intensity identified in their current plan included in the application materials ($2,500,000). Comprehensive Guide Plan amendment and rezoning considerations do not include an analysis of the tax generation potential of alternative uses. That said, staff has had the City's consultant, Ehlers and Associates, review the development plan and anticipated values. Ehler's calculation determined that the overall property taxes (local jurisdictions, fiscal disparities, statewide property tax and market value levies) would be $3,880,750, the local jurisdictions taxes would be $1,277,777 and the City's portion of that would be $481,979. The estimate is based on full value so there would be a lag before the full IN Planning Report — Central Park Commons (CSM Eagan, LLQ October 22, 2013 Page 9 value of the new development is actually received, as is the case with any new development. No estimate has been made as to the property tax differential that might occur if the site were redeveloped or intensified tinder its current Comprehensive Guide designation. Airport Noise Considerations — The City of Eagan considered airport noise as a factor in its Comprehensive Guide Plan and has subsequently adopted zoning standards to assist with noise mitigation that are consistent with Metropolitan Council requirements. The subject site is located partially within the one -mile buffer area of Noise Policy Zone 4. The adopted zoning standards consider retail commercial uses as Compatible within Noise Policy Zone 4 and no further noise mitigation is required. Conforming Plan — A Confonning Plan was submitted utilizing the CSC, Community Shopping Center, zoning standards. The Conforming Plan provides a visual comparison to the proposed Planned Development. In this case, the Confonning Plan results in less building area and more green space. There are more breaks between buildings, providing greater visibility of parking areas from the major roadways around the site. In addition, each building would be allowed its own free standing monument sign, and separate pylon signs provided they meet 300' spacing per City Code. Parking stalls are 10' wide, adding to the impervious coverage. Pedestrian linkages are lacking, and there is no cluster of smaller buildings in the center portion of the site to break up the expanses of parking. The applicant has qualified this with the observation that the Confonning Plan illustrates those standards, but does not represent a plan they have marketed and, as such, they are not in a position to suggest that users or tenants would be available to occupy the various buildings in the plan. Planned Development Site Plan — Buildings are set around the perimeter of the site, with parking internal to the development. Access is proposed in four locations from Central Parkway, and a new direct access to Pilot Knob Road is proposed. (An additional right - in/right -out access proposed by the developer and was rejected by the Dakota County Plat Commission still shows on the plan sheets.) Parking is designed to be shared throughout the development and proximity of parking to storefronts is maximized. The narrative states the "redevelopment plan proposes sidewalks and multiple trail connections at key pedestrian access points surrounding the site." Storrnwater ponds are located on the northeast, northwest and southwest corners of the site. Gateway monumentation incorporating both monument signage and ornamental fence is proposed at all four corners the site. In addition, monument signage is proposed at the west (Maple Lane) and north (Birch Lane) entrances from Central Parkway. Pylon signage is proposed at the main access from Pilot Knob Road and midway along the Yankee Doodle Road frontage. Lots /Preliminary Plat — The Preliminary Subdivision proposes to create three lots, the lot sizes are indicated below. Dedication of right -of -way for Pilot Knob Road, Yankee Doodle Road, and Central Parkway are shown on the proposed plat. All three lots have public street frontage. Access is provided from the adjacent public streets. Lot 1 = 37.2 acres Lot 2 = 4.8 acres Lot 3 = 4.8 acres 59 Planning Report - Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 10 Bulk Standards — Bulk standards are typically calculated on an individual lot basis. The developer is proposing this development as a single complex, and there are not separate lots for each building. Planned Development zoning allows for such an approach, which is reflected in the analysis below. Building Setbacks — Typical building setbacks in a commercial retail area would be: • 50' from a major thoroughfare (Pilot Knob and Yankee Doodle) • 40' from a minor thoroughfare (Central Parkway) • 10' from side lot lines • 20' from rear lot lines Through the Plarmed Development zoning, setbacks from internal lot lines can be disregarded because the lots are intended only for the purpose of creating separate tax parcels, and the development is designed as a cohesive commercial complex. For this reason, analysis only of the perimeter setbacks is addressed in this report. Along Yankee Doodle Road to the South, Bldg. U -Z meets the required 50' setback. Along Central Parkway, Bldg. AA is set back more than 40' and Bldg. A -C has a small encroachment of the angled screen wall for one of the loading docks. Along Central Parkway to the north, Bldg. D encroaches 12' and Bldg. H encroaches 6' into the required 40' setback. Along Pilot Knob Road to the east, only Bldg. J -L does not encroach into the required 50' structure setback from a public right -of -way. In the restaurant cluster on the northeast corner of the site, Bldgs. F and G meet a 20' setback and Bldg. E proposes a setback of 13'. Along the southern portion of the site, the proposed subdivision does provide dedication of additional right -of -way for Pilot Knob Road, which may factor into the reduced setback for Bldgs. O -R and Bldg. T. The proposed deviations to building setbacks are a policy matter for City officials. If found acceptable, the deviations can be accommodated through the Planned Development zoning. Parking and Pavement Setbacks — The required setback for parking and pavement is 20' from public rights -of -way. With the proposed Planned Development zoning, setbacks from internal lot lines are not be considered because all parking in the development is to be shared. Because the public streets ring the perimeter of the site, and parking is internal, the 20' setback for parking appears to be satisfied. However, the drive through approach to the office building Bldg. D, and the service drive for the loading docks of Bldg. A -C appear to encroach into the 20' setback. Parking should be separated from the private streets within the development, to provide for landscape and snow storage areas and facilitate internal traffic flow. Parking is set back from the internal streets by continuous islands, or individual islands, which serve this purpose. f� Plaaiing Report— Central Park Conunons (CSM Eagan, LLQ October 22, 201.3 Page 11 Green. Space — Green space serves two fiulctions, both to provide permeable surface in a development and to provide aesthetic benefit. The City's commercial zoning districts require a minimum green space ratio of 30 %. Overall, this development provides 22% pervious coverage. This is a deviation to City Code standards, and the stormwater drainage and water quality evaluations indicate that the proposed development satisfactorily manages stormwater runoff. With regard to aesthetics, the use and development of green space to frame storefronts, enhance plazas and public spaces, provide screening and buffering of service areas, and define and shade parking areas should be evaluated on how effectively it accomplishes these objectives. More detailed analysis on these points is contained elsewhere in this report in the discussions of landscaping, amenities, and screening. Uses - Specific users have not been identified with this Preliminary Development plan and the City may not base an approval or denial of a development plan on the presence or absence of specific users. The applicant's narrative identifies that the project is designed to offer "service based retail (grocery), medical office, sit -down restaurants and hard and soft lines." In reviewing the proposed land use amendment from Major Office to Retail Commercial in 2011, the City Council set the expectation that if this development moves forward, retail tenants should not duplicate or be drawn away from other existing retail developments (e.g. Promenade, Town Centre, Yankee Square) nor compete with the City's investment in mixed -use redevelopment in Cedar Grove. In the prior development application in 2012, the applicant provided use restrictions and covenants to address concerns that existing uses in those adjacent commercial developments would not be part of the initial leasing of the proposed project. The applicant has not provided any use restrictions with this proposal. The proposed Planned Development zoning does provide a vehicle by which the City may define acceptable uses, or restrictions on uses, to accomplish the objective identified by the Council in 2011. Whether and how to do so is a policy matter for City officials. Buildings — The southerly (Bldg. UV, W, X, Y, Z) and westerly (Bldg. A, B, C) buildings propose the largest retail tenants. These buildings are 131,070 and 112,000 s.£, respectively. Both buildings are proposed to house multiple tenants, the largest of which may be 40,000 - 50,000 s.f. The smaller buildings such as Buildings AA, DD, H, I, M, N, and S, are expected to house either a single occupant, or several small tenants such as specialty shops, services or restaurants. These buildings range from 4,500 s.£ to 12,500 s.f. Building D, the only two -story building, consists of 50,000 s.f. and is identified as an office use. Staff suggests establishing a maximum tenant /user size of 50,000 s.f. (0 � Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 12 Dive- Through Service -The development plan proposes three drive - through service locations -- Bldgs. D (office, likely medical), DD (bank) and CC (coffee). Adequate stacking (min. 5 vehicles) appears to be provided in all drive - through locations. Drive - through service is considered a Conditional Use. Landscape screening should be provided between Central Parkway and the drive through approach for Bldg. D. Drive - through function will be further reviewed at the time of Final Planned Development to ensure compliance with City zoning standards. Outdoor Patio Dining and On -Scale Liquor- Several areas for patio dining are proposed near buildings expected to house restaurants and eating establislunents. These include Bldg. AA in the southwest corner, Bldgs. N and S and Bldgs. I and M near the center of the site, and the three restaurant buildings in the Northeast Restaurant Plaza area ( Bldgs. E -G). Staff recognizes that the outdoor dining patio areas are conceptual until specific users and their outdoor dining needs are identified. As currently depicted, the patio areas for the restaurants in the Northeast Restaurant Plaza area appear fragmented and cramped. City Code considers outdoor dining areas of more than 24 seats to be a Conditional Use. Specific performance standards are outlined in Section 11.70, Subd. 29, of the City Code for outdoor dining areas. All outdoor dining areas should be designed and operated consistent with these standards. For each outdoor dining area, a detailed patio seating plan should be provided at the time of Final Planned Development. Outdoor patio dining should meet City Code requirements of Sec. 11.70, Subd. 29, including: a) Outdoor dining areas shall be set back a minimum of 20' from public rights -of- way and from internal private streets. b) Outdoor dining areas shall not interfere with any pedestrian traffic or walkways intended for the general public. c) Outdoor dining areas shall be enclosed by a fence if seating is provided for more than 24, or if alcoholic beverages are served within the outdoor dining area. d) Parking in the amount of 1 stall for each 12 outdoor seats is required for outdoor dining areas of more than 24 seats. e) All sewer availability charges imposed as a result of additional seating in the outdoor dining area shall be paid prior to the operation of any business within the outdoor dining area. In addition, the potential for on -sale liquor with restaurant uses is proposed throughout the development. On -sale liquor is also considered a Conditional Use, and any on -sale liquor use will be subject to obtaining a liquor license, and the specific applicant and establishment must meet the City, Code standards for issuance of the license. Parking — All parking is designed to be shared throughout the development. A deviation to minimum parking stall size is requested to allow 9' x 19' stalls. The applicant's narrative describes the intent to meet the City's desire to avoid large expanses of parking, and to maximize proximity of parking to storefronts. The narrative indicates that the distance of the most distant stalls to storefronts average 200 -250, with the largest distance being 390 feet. The applicant also �0a Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 13 indicates some "short- term" parking may be designated in certain areas that will be "non- exclusive to any particular end user." Head -in parking is provided along the smaller buildings in the interior of the site, as well as for Bldgs. AA, T and H. Number of Stalls - On the whole, the proposed development provides more parking than is required by City Code. An overall 2,117 stalls compared to 1,776 required. The parking calculations provided by the applicant are broken down by the designated Plaza areas. The primary overage is in the South Retail Plaza area, which provides approximately 150 stalls more than required for that area. The Northwest Office Plaza and West Retail Plaza areas are anticipated to share parking, as the former is underparked and the latter overpacked. The calculations for the Northeast Restaurant Plaza area show 238 stalls provided compared to 143 required. Determining parking needs in this area is somewhat difficult since the City's restaurant parking requirements are based on seating rather than building size (e.g. City Code requires 1 parking stall for every three seats) and seating is currently an unknown. This Plaza area includes 21,000 s.f. of restaurants in three buildings, plus a 4,500 s.f. retail building. With 18 stalls required for the 4,500 s.f. retail (1 /250 s.f) Bldg. H, an estimated 220 stalls would be available for restaurant users, which is equivalent to a ratio of 1 stall per 95 s.£ In terms of seats, the proposed plan provides parking for a total of approximately 660 restaurants seats in the Northeast Restaurant Plaza area. There may be some cross - parking opportunity for the Northeast Restaurant Plaza area with the Northeast Retail Plaza area, although the Northeast Retail Plaza area does not have an excess of parking. It is doubtful that customers would park in the Northwest Office Plaza area during non -peak office hours because doing so would require patrons to cross Birch Lane with no clear pedestrian crossing identified. Staff questions whether the access to Central Parkway in the center of the Northeast Restaurant Plaza area is necessary. It limits the parking directly accessible to the restaurant building cluster, creates a private through- street patrons must cross to get to the restaurants, and limits the amount of parking available in this area. We recognize that the Preliminary Planned Development is intended to present a concept, and further refinement of this area is anticipated in the Final Planned Development as end users are identified and ultimate building sizes, configuration, seating and parking needs are determined. Stall Size - Parking stalls are proposed to be 9' wide by 19' deep. This is a deviation from the City Code standard of 10' x 19'. A 9' stall width has been utilized elsewhere in the City, including Eagan Promenade and Paragon Outlets. The 9' stall width is consistent with industry standards, and the developer is confident this size meets the needs of potential tenants. (D�) Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 14 Drive Aisle YVidth — City Code requires two -way drive aisles in parking lots to be a minimum of 24' in width. The drive aisles along the front of Bldg. AA and Bldg. T in the South Retail Plaza area are 34', other drive aisles in front of the buildings are 24'. The combined 20' of extra drive aisle width in front of Buildings AA and T does not appear to be necessary. Birch Lane is 24', Maple Lane is 28' and White Oak Lane contains a median, with one -way lanes of 19' and 20'. Islands — The landscape section of the City Code requires planting islands to visually break up expanses of hard surface parking areas, to provide safe and efficient traffic movement, and to define rows of parking. Such islands are required to occupy at least 5% of the parking area -- this is equivalent to a 5 -stall area for every 100 parking stalls. The data table on the Site Plan indicates that the 5% standard is met or exceeded in each of the parking lots; however, the extra 20'of drive aisle space mentioned above should be used to break up the large parking area in front of the southerly inline building by incorporating two 10' wide planting medians that would run north/south for the length of the parking field. Cart Storage and Cart Corrals — The Site Plan appears to identify cart corrals within the parking lot of Bldg. A -C. The utilization of cart corrals within the parking lot is a form of outside storage, which is considered a Conditional Use. The specifics of the outside storage of carts within the designated corrals and the design of those corrals can be specified within the PD. Cart corrals can help maintain order and prevent damage to vehicles, however, corrals are intended for short -term storage of carts for the convenience of shoppers and therefore, shopping carts should not be left in the corrals overnight and all shopping carts should otherwise be stored within the building. If allowed, all cart corrals should be fixed curbed features depicted on the Final Site Plan and details of the cart corrals should be provided with the Final Planned Development. The cart corrals should remain uncovered, and no signage shall be placed on the corrals, other than to identify it as the location to which carts should be returned. Cross Parking (special events) - The developer has agreed to allow for special event parking on the development site. For a number of years, the City had a cross parking agreement with Lockheed Martin for overflow parking related specifically to the City's Ott' of July celebration held annually at Central Park. Because the Lockheed facility was closed over the 4"' of July holiday, the impact of the overflow public parking on their operations was minimal. The location of the open parking lot immediately across from Central Park with direct access to Central Parkway lessened the impact even farther. The design of the new development places the parking within a ring of buildings with no direct visual correlation to Central Park. Because of the nature of retail and restaurant operations, it is highly likely that some or all of the retail and restaurant entities within the development would be open on the 0' of July holiday. While it is not possible to �G Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 15 designate a specific area for overflow parking from Central Park, the developer has indicated that all parking will be available to the public and non- exclusive, such that they would not prohibit ECC or Central Park event parking from occurring within the site. Si na e - The applicant is proposing a significant amount of free- standing signage that incorporates tenant panels on each sign contemplated, Pages 10 -11 and Exhibit 10 of the applicant's narrative describes the proposed master - planned signage package. The various freestanding sign types all incorporate materials to match the buildings and include some of the same architectural features with the goal of providing a "distinct signage design that creates an overarching cohesiveness for the entire development." The plans provided indicate the free- standing signs are intended to be internally illuminated box with individual panels, or metal panels with push - through acrylic letters. To promote the applicant's stated goal to provide a distinct signage package, staff suggests the metal panels with translucent graphics as a design standard for all free- standing signs. A Master Signage Plan should be provided for the overall development with the first Final Planned Development which identifies tenants that will be served by each pylon and /or monument sign. Gateway Signs - The plan proposes gateway monuments at each of the four corners of the development are proposed to be 10' tall with a sign face height of 8'. This represents a deviation from the maximum 7' total height and 4' sign face height allowed by the City Code. These signs incorporate decorative fence and brick piers, and complement existing City gateway signs at key intersections along Central Parkway. The gateway signs are proposed to include tenant identification panels, with center identification name above. Staff suggests that the gateway signage located at non - entrance points to the site eliminate tenant panels and be limited to center identification signage. When Central Parkway was constructed, the City's road design contemplated decorative monuments and extensive streetscape improvements. Easements were not obtained from the former property owner to complete the decorative monuments on this property. The applicant has indicated that this development will have a complementary monument design, In order to preserve the integrity of the streetscape and corresponding monuments, staff believes that additional easements should be dedicated to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The applicant would then be required to enter into an encroachment agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. Pylon Signs - Two pylon signs are proposed at the Pilot Knob Road "marquee entrance" and midpoint along the site's southern edge on Yankee Doodle Road. The pylon signs are proposed to be 35' in height, with tenant identification panels. Center identification is proposed at the top of the pylon, with tenant panels below. While the 35' height exceeds the City's 27' maximum height for pylon signs, as a center identification sign serving �(J Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 16 several buildings, the additional height may be warranted. Because the southern portion of the site is the highest elevation side, staff suggests that the pylon sign proposed at the midpoint along Yankee Doodle Road be reduced to 27' in height. Monument Signs - Monument signs with tenant panels are proposed at the intersection of Yafflcee Doodle and Pilot Knob Roads, and midpoint along the north and west sides of the site's perimeter on Central Parkway. The monument signs are proposed to be 10' in height from grade, with a 3' base and 5' sign area. This represents a deviation from the maximum 7' total height and 4' sign face height allowed by the City Code. As stated above, staff suggests monument and /or gateway signage located at non - entrance points be limited to center identification signage Building Signs - Building signage is proposed on the storefronts and on facades along internal private and external public roads. Building architecture incorporates a sign band with defined space for placement of building signs. The narrative indicates signage will be internally illuminated individual letters and "unique user storefront trade dress elements will be encouraged." City Code limits building signage to not more than 20% of the building fagade; end cap tenants are allowed building signage on two sides while interior tenants are allowed building signage on one side. The applicant's proposal may result in a deviation to the number of buildings signs, since some of the buildings may have more than two facades facing the public and internal private roads. All building signage should be consistent in design, while accommodating the unique identifiers of individual tenants including colors, script and logos. Directional Signs - Directional signs will be placed within the site "for ease of wayfinding." The applicant anticipates that such signage will be limited because of opportunities for building signage. Details on the design and placement of directional signs should be provided with the Final Planned Development. To establish sign placement, size and design parameters for the development, a Master Sign Agreement should be provided, in a form acceptable to the City Attorney, to be executed and recorded against the property. In summary, the developer is proposing a consolidated sign package for the development that includes deviations to height, size and number of free - standing signs. Deviations to the number of building signs is also proposed, as some buildings may have more than two elevations facing the public and private streets. The acceptability of the various signage deviations in context of the overall development is a policy matter for City officials. Building Design/Architecture — The narrative states that an architectural theme of Nature & Innovation is reinforced with consistent materials and design elements throughout the development. The theme and design inspiration are described in more detail on pages 4 and 5 of the submitted narrative. The narrative states that the buildings will provide four -sided architecture. The narrative indicates "[t]he buildings contemplate traditional warm earth tones, �i Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 17 with simplified materials and a timeless design." The narrative further states the development "will become a destination place" and the "high - quality integrated building design" will create a — "cahesi;vc_ideat ty and further define a sense of `place' unique to the City of Eagan." Architectural. Materials – City Code requires new buildings in commercial districts to utilize at least two Class I materials and be finished with at least 65% Class I materials. Not more than 35% may be Class II or II materials, and not more than 10% Class IV materials. • Class I materials include clay brick, natural stone, glass and architectural metal panels • Class II materials include decorative concrete block, masonry stucco, and manufactured stone that has the appearance of natural stone • Class III materials include EIFS, precast textured concrete panels, glass block, ornamental metal, and cement -based siding • Class IV materials include smooth concrete block, smooth scored concrete block, smooth concrete tip up panels, ceramic, and wood. Exhibit 9 of the applicant's narrative contains more detail about building design and selection of materials. `Buildings will provide with four sided architecture that recognize proximity to the surrounding roadways, parks and uses" and the building materials meet the required material percentages of the Eagan ordinance. Other elements of building design highlighted in the narrative include differing building heights, architectural features at street level to enhance the pedestrian experience (canopies, material details, decorative light fixtures), and creating places to relax and gather. Building Height and Design – The narrative alludes to four -sided architecture. All buildings should have the same architectural treatments on all sides because the rear of the buildings present visually to the adjacent public streets. Elevations were provided for the larger multi- tenant buildings. Elevations for the internal smaller buildings and the two -story office building were omitted. In general, based on the schematic designs buildings are designed with a base of rock -faced or burnished block, with variations of brick in both color and pattern making up the bulk of the faced, and a band of EIFS just below the roof line, or above glass storefronts. Screen walls are to be constructed of the same block and brick to match the building design. The schematic design drawings also reference that trash enclosures will be constructed of materials to match the building exterior. Detailed elevations for each building should be provided at the time of Final Planned Development for each building or Plaza area. All buildings in the development should utilize the sarne architectural finish materials and features and all building elevations throughout the development should be consistent and must be approved at the time of Final Planned Development. ('09 Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 18 While the roof line height varies, all buildings are proposed to be a single story, with the one exception of the two -story office on the north end, The Final Building Elevations provided at the time of Final Planned Development for each building should be revised, if necessary, to ensure visual relief with sections or variations in planes and materials every 40 feet, per City Code standards. Screening of Rooftop Mechanical Units — Specific needs for rooftop equipment will be determined by final tenants and users. For new construction, City Code requires a minimum parapet height of 30 ", and for rooftop mechanical units to be set back at least 20' from the building edge. A separate physical screen may be utilized if mechanical equipment cannot be fully screened by a parapet design alone. The applicant's narrative indicates all mechanical equipment located on the roof or around the perimeter of a structure will be screened by a raised parapet constructed of materials comparable and compatible to the principal structure, or "painted to compliment the building materials in order to diminish visual impact." Notes on the elevation plans indicate that equipment will be depicted on final drawings for Building Permit. Screening of Loading Areas — Where loading areas are proposed adjacent to the public roadways, a screen wall is incorporated into the building design. On Bldg. U -Z the site is recessed below the level of Yankee Doodle Road, so views from the roadway will be of the upper portion of the buildings. All buildings with designated loading docks are proposed to have screen walls. The Schematic Design building elevations depict typical screen walls of 11' -12' in height. Mechanical Equipment - All mechanical equipment, both roof and ground mounted, should be screened in accordance with City Code standards. Such equipment includes air conditioner condensers, electrical transformers, and rooftop ventilation units, among other things. All equipment and proposed screening should be located on the building elevations and /or Site Plan drawings. The method and effectiveness of proposed screening will be evaluated for compliance at the time of Final Planned Development. Lighting - Fixture design is illustrated in Exhibit 7 of the applicant's narrative. In addition to pole mounted lights in the parking lots, the proposed site lighting plan includes bollard lighting and wall - mounted building sconces as well as pole mounted lights to illuminate sidewalks and pedestrian areas. The pole mounted lights are downcast and shielded from above. The City Code does not contain a specific provision regarding mounting height. The City Code does require that site lighting be provided as necessary for safety and security, and that lights be downcast and shielded so as to avoid glare and light spillover onto rights of way and adjacent properties. Pole- mounted parking lot lighting is proposed to be with 35' pole on a 3' base. Pole - mounted pedestrian lighting, located along the median of the main east -west private street (White Oak Lane), is proposed at a height of 20'. Wall- mounted sconces and pedestrian lighting are proposed at different heights to best serve their purpose in any particular location. Because this site is ringed with public streets, two of which are County Roads with right -of -way width exceeding 100', sensitive residential uses are not in close proximity. Im Planning Report — Central Park Commons (CSM Hagan, LLC) October 22, 2013 Page 19 The photometric plan indicates that lighting in parking areas generally averages 5.3 footcandles, with minimum light levels of 0.5 footcandles. The average to minimum ratio, a measure of light unifoilnity, is 10.6 footcandles. In general, ratios higher than 4.0 indicate greater light variation. The difference here may be due to the size of the project, and that the ratio is calculated over all parking areas rather than throughout each parking field separately. It would be helpful to have the calculations broken out for each parking field, or "plaza" area, with the goal being not to exceed an average to minimum ratio of not more than 4.0. This would achieve greater light uniformity and result in better visibility, reducing "dark spots" and lessening the need for adjustment as people move through the site from light to dark and vice versa. Landscaping — Since the entire site will be graded and replanted with the redevelopment, the proposed Landscape and Mitigation Plan should be evaluated for the overall effect of both landscape and mitigation plantings on the site. For the purpose of separating quantities and verifying that mitigation needs are being met, separate plan sheets for landscaping and mitigation are provided. The planting plan utilizes 9 species of shade trees, 3 species of conifers, 3 types of ornamental trees, 17 shrub varieties and 11 species of perennials and ornamental grasses. The Landscape Plan for the entire site ensures that landscape elements will be coordinated throughout the site and provides continuity, while the plant materials list ensures variety as well. A Final Landscape Plan will be required for each lot at the time of the Final Planned Development. The streetscape along the perimeter of the site is proposed to be planted with a combination of shade and evergreen trees. Along Central Parkway, tree species consist primarily of River Birch, Swamp White Oak, and Spruce trees. New plantings should be coordinated with existing trees along Central Parkway. Along Pilot Knob and Yankee Doodle Roads, the streetscape is comprised of a mix of evergreen and shade trees — Spruce, Hackberry, Maple, Birch, and Swamp White Oak. Evergreen trees are used more heavily in areas where screening of loading and service areas is necessary. Shorter plantings are along the south end of Pilot Knob Road, to preserve views into the site from this major street intersection. Landscape entry features are located at all four comers of the site, and beneath the proposed pylon, monument and gateway signs. These landscape beds may include ornamental trees, shrubs, perennials and ornamental grasses. Landscaping surrounds the ponding areas, except in the northeast corner where a retaining wall separates the pond from the restaurant in Bldg. E, with little space for planting. The submittal indicates an intention that this pond will also be an amenity feature. Substantial landscaping is proposed along both sides and within the median of White Oak Lane at the Pilot Knob Road entrance to the site. The median landscaping continues to Bldg. A -C at the west edge of the site. Four planting schemes are proposed for parking islands each consisting shrubs on the center part of the island, with perenmials on the outer edge and ends. This placement appears to provide for some snow storage and keeps the larger plant materials from interfering with access in and out of vehicles parked next to the islands. Most islands also contain a tree, unless it conflicts with placement of a light fixture. In addition, trees and plant beds should be added within the wide sidewalk areas along fronts of the perimeter buildings. Such landscape elements soften and �G Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 20 frame storefronts, and make the sidewalk more inviting and pleasant for pedestrians. Plant beds may be flush with the sidewalk or raised and contained with a decorative kneewall edge. Landscape walls like this can also double as seating. The smaller interior buildings propose more foundation plantings and ornamental trees. The Planting Specifications should be amended to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade. Additionally, no mulch should be in contact with the trunk of the tree. It is common for trees to be planted too deep at the time of installation, and for mulch to be mounded against the tree. These conditions can make it more difficult for transplanted trees to get established, and can cause problems with girdling roots or rot at the base which weaken the tree and negatively impact tree health and long -teen viability. Often the health problems don't appear for 3 -5 years, well after the warranty has expired, and in addition to losing several years of tree growth, it is additional expense to the property owner to replace such trees. All landscaped areas should be provided with automatic irrigation in compliance with City Code requirements. A financial guaranty should be provided at the time of Final Subdivision, in accordance with City Code provisions. Amenities — The submittal narrative indicates the proposal "contemplates plazas and common areas throughout and at gateway locations for pedestrians and vehicles" and "it is intended that architectural elements, landscaping, light fixtures, and paving treatments be provided in consideration of an architectural theme in order to provide for cohesive planning and a `sense of place. "' Seating and Bike Racks - Exhibit 5 of the narrative identifies different amenity features throughout the site. These are primarily seating areas and bike racks, and also include the proposed outdoor restaurant seating. Some locations are identified to incorporate a focal point such as sculpture or a water feature. Examples of the seating and bike rack elements are provided in Exhibit 6 of the applicant narrative. Focal Point - The narrative Exhibit 8 represents the project focal point, to be located at the central intersection of the north -south and east -west private streets of Birch Lane and White Oak Lane. This focal point is identified to include seating plazas and possible arbors, pavement feature with flagpole and possible sculpture element to establish a "sense of place" and impart traffic calming, landscaping and pedestrian lighting. Additional evaluation of this element is provided elsewhere in this report. Water - The southwest water feature incorporates a pedestrian bridge allowing easy access for pedestrians and bicyclists from the Yankee Doodle Road and Central Parkway intersection. The placement of patio dining at the south end of Bldg. AA takes advantage of this water feature. The northwest and northeast ponds appear to be less of an amenity. Retaining walls separate both from the development. In the northeast corner especially, with a cluster of restaurants, the water feature could be more of a focal point and visually enhanced by the landscaping and hardscape, possibly incorporating a fountain or other feature. 90 Planning Report — Central Park Conmions (CSM Eagan, LLC) October 22, 2013 Page 21 Sense of Place and Pedestrian Oriented Design — The "sense of place" appears to be a goal of both the developer and the City. This phrase and other similar wording appears throughout the applicant's narrative, and is alluded to in previous City Council comments and feedback regarding the proposed land use amendment as well as in the Council's review of the HKGi small area study. Whether the applicant's proposal achieves this goal is a policy matter for City officials. A common principle to creating a "sense of place" is that people like to be where people are. The development should create places and spaces that welcome people in, and invite people to gather and stay, not necessarily tied to any one specific tenant or type of user, as is typically the case with dining patios or bench seating in front of a storefront. If the place is inviting, comfortable, and pleasant, patrons will be more likely to continue to visit and see the center as a destination, even as individual tenants may change over time. Staff offers the following comments for consideration in that regard: Storefront Pedestrian Path - The sidewalk areas along storefronts should incorporate landscaping and seating areas that visually enhance the space and frame the buildings. Other human scale elements such as building awnings, fenestration of windows, and lighting can enhance the pedestrian experience. Given that this is identified as the main pedestrian pathway, attention to details in these areas is key to providing a walkable space. The perimeter storefronts are lengthy. Bldg. U -Z for example is over 800' long, and Bldg. A -C is 500' long. Items of interest and places to pause along the way can make these routes more inviting to pedestrians. The City's materials ordinance requires that expanses of building wall be visually differentiated every 40' feet. Providing items of interest at similar intervals along these pedestrian paths similarly invites pedestrian movement along a linear expanse. Such elements can be varied and may include planters, landscaping, tables and chairs, bench seating, art elements and sculpture (especially those that are interactive), short walls that can double as seating, landscaping and awnings. The proposed plan shows some benches aligned with building walls, including planters and trash receptacles. These areas may give people a place to rest or wait for someone, however opposing benches and moveable tables and chairs invite people to linger and interact with each other. Patios and Gathering Areas — While outdoor dining patios can provide some gathering space, they are typically dedicated to a single user. A plaza area that is green or combined with hardscape (patio, furniture, interactive sculpture, etc.) could provide a gathering place open to anyone, as well as for special events. Strategically designed and located, this element may also draw pedestrians across the site providing a midpoint respite as pedestrians traverse the site. Pedestrian Connections — Because the main pedestrian pathway is located along the storefronts on the site's perimeter, that loop should be continuous and fully connected. As depicted on the Site Plan, some of the pedestrian links in this loop are absent. There is no pedestrian crossing shown in the northwest corner or at the southeast corner, as well as at the Birch Lane /Central Parkway and Maple Lane /Central Parkway intersections, for Planning Report — Central Park Conrnons (CSM Eagan, LLC) October 22, 2013 Page 22 example. Pedestrian crossings of drive lanes should be visually and texturally offset through use of a different pavement material. A continuous sidewalk extends east -west though the site along White Oak Lane from Pilot Knob Road to Bldg. A -C. A similar north -south pedestrian route along Birch Lane is lacking and should be provided. Central Intersection — The central intersection of Birch Lane and White Oak Lane is identified as a project focal point. This is primarily a street intersection to allow vehicular movement through the site, and does not appear to be pedestrian oriented. The identified amenity features (arbors, pavement and landscaping) are located on the east side of this intersection. But for the sidewalk along the south side of White Oak Lane, the west side of this intersection lacks similar pedestrian provisions. The applicant's narrative indicates a desire to separate pedestrian and vehicular traffic for safety reasons. Doing so also serves to funriel pedestrians along the storefronts at the outer edge of the site. However, for the development to embody the principles of walkability, pedestrians must also be able to comfortably and safely travel through the site not simply around the site. To that end, this street intersection should incorporate crosswalks with visually and texturally offset pavement markings, spacious pedestrian landing spaces on all four corners, signage and traffic control that allows pedestrians to cross the intersection safely, and hardscape elements such as arbors, kneewalls, bollards or decorative fence sections as well as landscape elements and lighting that contribute to the safety, comfort, and aesthetics of the space. Parking vs. Green Space - One of the City Council's desires for this redevelopment is to avoid "seas of parking." This has been partially accomplished through the placement of several smaller buildings in the central portion of the site. The South Retail Plaza area is an expansive parking lot of 673 stalls and provides ample parking with approximately 150 stalls in excess of City Code requirements. Staff sees an opportunity here to reduce the amount of parking and create more green space that can serve to link the central cluster of smaller buildings with those in the South Retail Plaza. If the parking within this Plaza area were reduced to provide the amount required by City Code, nearly 1/2 acre of green space could be added to the site. This could be done as one large plaza which could also provide a type of public gathering place described above, or in two or three such spaces that serve more as visual breaks to the expanse of asphalt and a north - south pedestrian path through the area. Parking in the South Retail Plaza area should be reduced to provide only the minimum number of stalls required by City Code. From a pedestrian perspective, Maple Lane appears to provide a separation and somewhat of a barrier between the south end of the development and the northern 2/3 of the site. Currently the pedestrian path across Maple Lane is identified along the storefronts at the east and west ends. As mentioned previously, this loop should be closed with identified pedestrian crossings in those locations. In addition, a safe and inviting pedestrian link across Maple Lane should also be provided somewhere in between, with a clear pedestrian path through the south parking lot to Bldg. U -Z. A clear pedestrian path all along Birch Lane would also provide a more direct rather than circuitous route for pedestrians traversing from one area of the site to another. 113 Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 23 Tree Preservation — A tree inventory submitted with this application indicates that there are one - hundred ninety -nine (199) significant trees existing at this site. This individual tree resource is comprised of ash, spilice, maple, crabapple, cottonwood, and oak trees. Tree diameters range from 6 inches to 42 inches. All of the existing trees were most likely planted with the development of the Lockheed Martin site. According to the Tree Preservation Plan submitted, significant tree impacts will result in the removal of one - Hundred ninety -nine (199) significant trees (100% of the total). Per the City of Eagan Tree Preservation Ordinance allowable tree removal for this type of development proposal (single -lot single -phase commercial) is set at 30 % of the total significant trees. Because the proposed significant tree removal is more than allowable significant tree removal there is required tree mitigation that calculates to one - hundred seventy -three (173) Category A trees (or an equivalent number of Category A, B, or C trees). The applicant has submitted a Tree Mitigation Plan that indicates the installation of one - hundred seventy -four (174) Category A trees. Topo rg_-aphy /Grading — The site is generally open with mature landscape trees, and slopes from southeast to northwest, with elevations ranging from 910 to 860. The preliminary grading plan is acceptable. The entire site will be disturbed in preparation for the proposed buildings and parking lots. All erosiondsediment control plans submitted for development and grading permits should be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing storrnwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/sediment control devices, and the establishment of vegetation for the development, should have received Erosion/Sediment Control Inspector /Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer. Wetlands — Because there are no wetlands on site, City Code § 11. 67, wetland protection and management regulations, does not apply. Storrnwater Management /Water Quality — This development will need to comply with the City's Post Construction Requirements (City Code §4.33) for storrnwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and n /z" Volume Control. 113 Plarming Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 24 The developer proposes to meet City water quality requirements through construction of three storrnwater wet detention ponds, catch -basin sumps immediately upstream of all pond inlets for pre - treatment, and two sub - surface infiltration drain -tile fields located on sandy sub- soils. Eagan Water Resources has reviewed the applicant's plans and modeling provided for storinwater management and finds the proposed plans meet City Code §4.33 storinwater requirements. Storm Water Drainage — The preliminary storm drainage plan is acceptable, with modification. The entire site lies within Drainage District C (as designated in the City Storm Water Management Plan — 2007), and generally flows north toward Central Parkway and Pond CP -4 within Central Park. A defennent agreement between the property owner (now CSM) and the City calls for payment of City stone water trunk fee, payable by the owner upon redevelopment of this site at the current City rates. This trunk storm sewer assessment will be charged with the Final Subdivision of this property. Utilities — The preliminary utility plan is acceptable, with modification. Trunk and lateral sanitary sewers of sufficient size, depth, and capacity are available on the north edge of the site for connection and extension by redevelopment of this site. Sanitary sewer District N (as designated in the City's Comprehensive Sanitary Sewer Plan) serves the entire site. The proposed site layout requires the relocation of City sanitary sewer pipe along the northern edge of the site. The developer should be responsible for this relocation and maintain public drainage & utility easement over the existing sewer pipes until the relocation is complete. Water main of sufficient size and capacity is available for development of the property. The City's Water Supply & Distribution Plan (2008) identifies the need for a fixture supply well and associated raw water transmission lines along the east portion of the property. This development should be required to dedicate an area of sufficient size, and public easement and access for the construction and perpetual maintenance of a future above grade well and transmission line pipes, in accordance with Water Supply & Distribution Plan and City Public Works design standards. The aligmnent and construction of the raw water transmission lines should avoid the development's proposed storm water underground infiltration and ponding features. The developer proposes private perpetual maintenance of the lateral sewer and water lines serving the development. The developer should provide private maintenance agreements for these private lines, in a form acceptable to the City Attorney, at time of Final Subdivision approval. This development should provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. Streets /Access /Pedestrian Circulation — Streets within the proposed redevelopment are proposed to be private. The developer should provide private maintenance agreements for these private streets, in a form acceptable to the City Attorney, at the time of Final Subdivision approval. 11 L� Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 25 The primary public street accesses for development of the site will be to Central Parkway at four locations utilized by the current development. Central Parkway is a divided roadway with a landscaped center median and turn lanes, which intersects with both Yankee Doodle Road (CSAH 28) and Pilot Knob Road (CSAH 31). The developer should be responsible for removing the existing driveway entrances not utilized, and installing the associated curb and landscaped medians to close the existing median openings on Central Parkway. The developer should also remove the temporary bituminous median on the south end of Central Parkway and replace it with a permanent concrete median. The applicant is proposing to relocate the one current full access to Pilot Knob Road (CSAH 31) further to the north, given its close proximity to Yankee Doodle Road (CSAH 28). The relocated access is proposed as a3/4 access, which would eliminate the left out movement from the site to northbound Pilot Knob Road. Appropriate access locations to the site were determined through a Pilot Knob Road corridor study perfonned by Dakota County and the City of Eagan, dated February 7, 2013. The study involved the public, CSM, and business /property owners on the east side of Pilot Knob Road. The recommendations of the study were approved by the City Council and County Board. The applicant's proposed access location is approximately 60 feet south of the southernmost allowable limits identified in the corridor study. The Dakota County Plat Commission is scheduled to review the proposed access location at its October 21, 2013 meeting, and determine if this shift of access location is acceptable. A third southbound lane on Pilot 1,,'-rlob Road, and intersection/access modifications identified in the corridor study, are included in the City's Capital Improvement Plan (CIP) with construction anticipated for 2016. The development should be responsible for the improvement costs of all driveway improvements associated with this site. A comprehensive traffic study for the area was completed as part of an Environmental Assessment Worksheet (EAW, 2011). The study concluded current traffic generation, estimated traffic generation (both maximum build -out with current major office land use and proposed redevelopment), analysis of key roadways and intersections along Yankee Doodle Road and Pilot Knob Road, and any improvements necessary with this development. The traffic study indicates that, after development of this site, all nearby intersections will continue to function at acceptable levels of service in the near and long tern future. An update to the traffic analysis was performed by Alliant Engineering, Inc. using the current land uses and anticipated trip generations proposed for this site. The updated analysis also shows acceptable levels of service. Pedestrian access and circulation will be provided through numerous trails and walks within the development. This development proposes install an 8 -feet wide blacktop trail along the east and south sides of Central Parkway, as shown on the site plan. Easements /Permits /Right -of -Way — Development of this property will be required to dedicate additional public right -of -way along Pilot Knob Road for future upgrade needs of the roadway, as determined by Dakota County. 100 feet of half right of way is required, which would be approximately 35 feet from the existing right -of -way (additional 10 feet from what is shown on the proposed plat). Sufficient additional public right -of -way should also be dedicated for a potential future one -lane roundabout at the intersection of Central Parkway and Quarry Road. Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 26 Public right -of -way or trail easement of sufficient size should also be dedicated for any public trails constructed outside the current right -of-- -way limits. The developer should obtain all necessary permits from Dakota County for any work within the Pilot Iiiob Road or Yankee Doodle Road right -of -way. Financial Obligation — At this time, there are no pending assessments on the parcel proposed for platting. Based upon a study by City staff of the financial obligations collected in the past and proposed use for the property, the following estimated charges will be collected at time of final subdivision or connection to the City's utility system. The final charges will be computed using the rates in effect at time of connection or subdivision. The estimated financial obligation is subject to change based upon the areas, dimensions and land uses contained in the final subdivision or plat, with due allowances for easements and right -of -way required with the plat; improvement Use Rate Quantity Amount Storm Sewer Trunk C/I $0.196/ sf 2,037,854 sf $399,419 rotal $399,419 Park Dedication — Staff is recommending that the park dedication be in the form of cash with partial credit being given for a prior park dedication agreement associated with the property. The development does include several small green spaces with seating areas located near the entrance points to the shopping core and in areas surrounding the onsite water quality ponding. While these may have some visual impact, it does not appear that the size, design and location of such amenities will serve a public recreational or park purpose and therefore no park dedication credit is recommended for their inclusion in the development. The design of the development does not lend itself to increasing the size of the proposed green space without eliminating buildings or parking. It is anticipated that there will be an additional impact on the existing park facilities in nearby Central Park as a result of increased use generated by the new retail employees and shoppers. In 1983 when a lot was created for the fonner Sperry semi - conductor facility, now Lockheed, APrC minutes indicate that a cash dedication was recommended. Subsequently, a dedication credit of 75% was proposed and accepted in recognition of Sperry's efforts to provide on -site recreational opportunities and facilities for their employees thereby lessening the potential impacts on City facilities. The remaining balance of 25% was to have been paid in cash. Anecdotal evidence suggests that the primary recreational facilities, softball fields, were in existence for approximately 10 to 15 years, which equates to approximately 50% of the expected 20 to 30 year life span of most capital features in a typical park facility. Thus, the recommendation to prorate what was originally suggested as credit when applied to the current proposal. The 25% cash dedication requirement was not met and would now be due with this development. I(C) Plaiming Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 27 Park Dedication Calculation: Original Dedication agreement = 75.0% of fill cash dedication Less Park Dedic. Credit satisfied to date = 37.5% ) (50 % of the 20 to 30 year life of the softball fields for which a 75% credit was proposed) Prorated Park Dedication now due = 37.5% (remaining 50 % of the original 75% credit) Plus Outstanding Park Cash Dedic. due = 25.0 % Total Park Dedication Due = 62.5% (% to be applied to the pending cash dedication for the development) Dedication as Applied to Proposed Development (pending rp oved final plan) 454,870 sq ft of Retail @ $869/1000 sq ft = $395,282 dedication due Less credit for prior recreational use = ($148,231) 37.5% credit Total Cash Park Dedication Now Due = $247,051 (62.5 %) The cash park dedication is payable at the time of Final Subdivision, at the rates then in effect. Trail Dedication — The development is proposing to construct several perimeter trails that will have recreational and transportation benefits, consistent with the City wide trail plan. When applying a construction value multiplier indicative of the site conditions to the lineal measurement of the proposed public benefit trails it has been determined that cash value of the new trails will satisfy the cash trail dedication requirements otherwise due. Trail Dedication Calculation and as Applied to Proposed Development (pew final plan approyglL Net area of development /47.5 net acres @ $1,251 /net ac = $59,297 dedication due Less credit for public value trails /3600 lineal ft. @ $17/ lineal ft. = ($61,200) Total Cash Trail Dedication Now Due =$0 SUMMARY /CONCLUSION CSM Eagan, LLC, is requesting approval of a Rezoning from RD, Research and Development, to PD, Planned Development, and a Preliminary Planned Development to establish a multi - building retail commercial and office complex, and a Preliminary Subdivision to create 3 lots upon the 47 acre site. The site's development history dates back to the 1960's with the acquisition /development of the property by Sperry- Univac. Several additions were made to the building over the years resulting in the existing 620,000 SF building which was owned by Lockheed Martin until March of 2011. CSM then acquired the site and is now proposing to redevelop it. The City review process started in the fall of 2011 with a proposed amendment to the land use designation from Major Office to Retail Commercial. The City Council subsequently requested a retail Market Study, and preparation of an EAW. Concurrently a Traffic Study was also conducted. The EAW did not support the need for any additional environmental review, the 119 Planning Report — Central Park Commons (CSM Eagan, LLQ October 22, 2013 Page 28 Traffic Study found all nearby intersections will continue to operate at acceptable levels; and the retail Market Study concluded that the Central Commons Area could accommodate an additional 630,000 to 940,000 square feet of retail. A similar proposal was made in 2012 and reviewed by the Advisory Planning Commission. CSM withdrew that development proposal before it could be considered by the City Council. In the intervening time, the City Council engaged the services of HKGi in a small area planning study for the site. The results of that study and the City Council's feedback to it were provided to CSM. This report aims to assist City policymakers in evaluating the Preliminary Plamled Development proposal relative to the general and specific goals and policies of the City's Comprehensive Plan and Central Commons Special Area Plan. In addition, the evaluation should consider the deviations requested to typical City Code requirements as well as the public benefits afforded by the flexibility a Plamled Development approach provides. The applicant states that this proposal provides for a market - driven redevelopment with a unified site and architectural design, completion of gateway monumentation on Central Parkway, sustainable design, unique site amenities, and provisions for public needs (e.g. dedication of right -of -way, provisions for future City well). To accomplish this, the developer is requesting some deviations to typical Code requirements such as for building and pavement setbacks, parking stall size, signage, and green space. City officials should evaluate whether this specific development proposal meets the expectations previously set forth by the City Council such that it warrants implementation of the pending land use amendment from Major Office to Retail Commercial. In doing so, consideration should be given as to whether the flexibility afforded by the Plamled Development zoning has been appropriately utilized to the mutual benefit of both the City and the developer and whether the proposal has responded adequately to the previous direction and expectations shared by the City Council. ACTION TO BE CONSIDERED To recommend approval of a Rezoning from RD, Research and Development, to PD, Planned Development upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. To recommend approval of a Preliminary Planned Development to establish an approximately 455,000 multi - building retail commercial shopping center upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2 °d Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. If approved, the following conditions shall apply: ,lb Planning Report — Central Park Commons (CSM Eagan, LLQ October 22, 2013 Page 29 A Preliminary Planned Development Agreement shall be executed and recorded against the property at the Dakota County Recorder's office. The Preliminary PD Agreement shall contain the following plans. The following plans shall be revised and submitted as Master Development Plans prior to Final Subdivision and Final Planned Development approval. • Preliminary Site Plan • Preliminary Building Elevation Plans • Preliminary Landscape Plan • Preliminary Signage Plan • Preliminary Site Lighting Plan • Preliminary Amenities Plan 2. A Final Planned Development Agreement shall be required for each lot as it develops. The following plans are required for the Final Planned Development Agreement and shall be consistent with the approved master plans for the Preliminary Planned Development. • Final Site Plan • Final Building Elevations • Final Landscape Plan • Final Signage Plan • Final Lighting Plan • Final Amenities Plan 3. The property shall be platted. 4. All plans shall be revised for Final Planned Development to reflect the access as approved by Dakota County, 5. A Master Association should be created, in a form acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. 6. Uses that are considered conditional uses in CSC zoning districts (e.g. drive - through service, on -sale liquor, outdoor storage, etc.) and not otherwise approved with the Preliminary Planned Development, shall be subject to a Planned Development Amendment and allowed only if such Amendment is approved by the City. 7. The maximum size of any one tenant /user shall not exceed 50,000 s.f. 8. All building address numbers shall be determined by the City at the time of Final Subdivision. Building identification numbers shall be installed consistent with City Code Section 2.78. 9. Landscape screening shall be provided between Central Parkway and the drive through approach for Bldg. D. Drive - through function will be further reviewed at the time of Final Planned Development to ensure compliance with City zoning standards. IM Plarming Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 30 10. For each outdoor dining area, a detailed patio seating plan shall be provided at the time of Final Planned Development. 11. Outdoor patio dining shall meet City Code requirements of Sec. 11.70, Subd. 29, including, but not limited to: a) Outdoor dining areas shall be set back a minimum of 20' from public rights -of- way and from internal private streets. b) Outdoor dining areas shall not interfere with any pedestrian traffic or walkways intended for the general public. c) The outdoor dining area shall be enclosed by a fence if seating is provided for more than 24 or if alcoholic beverages are served within the outdoor dining area. 12. Parking in the amount of 1 stall for each 12 outdoor seats is required for outdoor dining areas of more than 24 seats. 13. All sewer availability charges imposed as a result of additional seating in the outdoor dining area shall be paid prior to the operation of any business within the outdoor dining area. 14. On -sale liquor shall be allowed in conjunction with restaurant uses in compliance with City Code. All oil -sale liquor uses shall be subject to a separate license and compliance with City Code liquor licensing requirements. 15. All shopping carts shall be stored within the building and shall not be left in cart corrals overnight. All cart corrals shall be depicted on the Final Site Plan and details of the cart corrals shall be provided with the Final Planned Development. All cart corrals shall be fixed curbed features depicted on the Final Site Plan and details of the cart corrals shall be provided with the Final Plarined Development, shall remain uncovered, and no signage shall be placed on the corrals, other than to identify it as the location to which carts should be returned. 16. Parking stalls shall be no smaller than 9' x 19'. 17. To establish sigh placement, size and design parameters for the development, a Master Sign Agreement shall be provided, in a form acceptable to the City Attorney, to be executed and recorded against the property. 18. All free- standing signs shall have a metal panels with translucent graphics. 19. The gateway signage located at non- entrance points to the site shall be limited to center identification and shall not contain tenant panels. o Planning Report — Central Park Connnons (CSM Eagan, LLQ October 22, 2013 Page 31 20. The developer shall dedicate necessary easements to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The applicant would then be required to enter into an encroaclunent agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. 21. The pylon sign proposed at the midpoint along Yankee Doodle Road shall be reduced to 27 feet in height. 22. All building signage shall be consistent in design. 23. Details on the design and placement of directional signs shall be provided with the Final P1amled Development, 24. All buildings shall have the same architectural treatments on all sides. 25. Detailed elevations for each building or Plaza area shall be provided at the time of Final Planned Development. All buildings in the development shall utilize the same architectural finish materials and features and all building elevations throughout the development shall be consistent and subject to approval at the time of Final Planned Development. 26. All mechanical equipment, both roof and ground mounted, shall be screened in accordance with City Code standards. All equipment and proposed screening shall be located on the building elevations and /or site plan drawings at the time of Final Planned Development. The method and effectiveness of proposed screening will be evaluated for compliance at the time of Final Plamied Development, 27. All trash storage areas shall be attached to the principal buildings or within the principal building. The trash storage area shall be of a size that can accommodate both trash and recyclable materials storage, and constructed in accordance with City Code design requirements. 28. The Final Site Lighting Plan shall provide photometric calculations within each parking field or Plaza area, and provide minimum illumination levels of 0.5 footcandles. 29. A Final Landscape Plan shall be provided for each Final Planned Development. 30. New plantings along Central Parkway shall be coordinated with existing trees. 31. Trees and plant beds shall be added within the wide sidewalk areas along fronts of the perimeter buildings. on" Planning Report — Central Park Commons (CSM Eagan, LLC) October 22, 2013 Page 32 32. The planting specifications shall be amended to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade, and mulch shall not be in contact with the trunk. 33. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. 34. A financial guaranty for landscaping shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 35. The pedestrian pathway located along the storefronts on the site's perimeter shall be continuous and fully connected with additional crosswalks and sidewalk seginents added to complete the loop. 36. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 37. A clear pedestrian path shall be provided along the length of Birch Lane. 38. The Final Planned Development shall include a pedestrian link across Maple Lane with a clear pedestrian path through the south parking lot to Bldg. U -Z. 39. The Final Planned Development shall incorporate crosswalks at the intersection of Birch Lane and White Oak Lane with visually and texturally offset pavement markings, spacious pedestrian landing spaces on all four corners, signage and traffic control as well as hardscape and landscape elements that add to the safety, comfort, and aesthetics of the space. 40. In the Final Planned Development, parking in the South Retail Plaza area shall be reduced to provide only the minimum number of stalls required by City Code and that land area shall be incorporated as green space within the South Retail Plaza area. 41. The applicant shall fulfill required tree mitigation through the installation of one - hundred seventy -three (173) Category trees (or an equivalent number of Category A, B, or C trees) as fulfillment of Tree Preservation requirements. 42. All erosion/ sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as determined by the City Engineer in designing storrnwater pollution prevention plans. Also, all personnel responsible for the installation of erosioi-d sediment control devices, and the establishment of vegetation for the development, shall have received Erosiorn/Sediment Control Inspector /Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer. 43. Prior to receiving a grading permit, the applicant shall enter into a long -terra stormwater facility inspection and maintenance agreement, in a form acceptable to the City Attorney. e Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 33 44. This development shall meet the City's Post Construction Requirements (City Code §4.33) for stormwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and V2" Volume Control. 45. The developer shall be required to dedicate an area of sufficient size and public easement and access for the construction and perpetual maintenance of planned above grade City well and transmission line pipes, in accordance with Water Supply & Distribution Plan and City Public Works design standards in a form acceptable to the City Attorney. The alignment and construction of the raw water transmission lines shall avoid the development's proposed storm water underground infiltration and ponding features. 46. The developer shall provide private maintenance agreements for these proposed private sewer and water lines within the development, in a form acceptable to the City Attorney, at time of final subdivision approval. 47. The developer shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 48. "No Parking/Fire Lane" shall be installed along the private streets within the development to ensure they be kept open for emergency vehicle access. 49. The developer shall provide private maintenance agreements for the private streets, as well as reciprocal parking easements (without any exclusive parking designated throughout the development), in a forni acceptable to the City Attorney, at time of final subdivision approval. 50. The developer shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated curb and landscaped medians to close the existing median openings on Central Parkway, and removing the temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 51. The developer shall be responsible for all driveway improvement costs associated with this site. 52. The developer shall dedicate additional public right -of -way along Pilot Knob Road (100 feet of half right of way is required, which would be approximately 35 feet from the existing right -of -way) for fixture upgrade needs of the roadway, as determined by Dakota County. 53. The developer shall dedicate sufficient public right -of -way for a potential fixture one -lane roundabout at the intersection of Central Parkway and Quarry Road, O Planning Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Paae 34 54. Public right -of -way or trail easement of sufficient size shall be dedicated for any public trails constructed outside the current right -of -way limits. 55. The developer shall obtain all necessary pei-inits from Dakota County for any work within the Pilot Is'-i1ob Road or Yankee Doodle Road right -of -way. 56. Prior to receiving a grading permit, the applicant shall provide the City with soil - boring logs taken within the location of each proposed stoi-inwater infiltration feature, extending 15' below the bottom of the infiltration feature, to evaluate and ensure suitability for infiltration. 57. Park dedication shall be through cash dedication. The amount shall be determined by the retail square footage reflected in the approved plan and recognizing a past dedication credit of 37.5 %. The dedication shall be satisfied through a cash payment at the time of Final Subdivision, at the rates then in effect. 58. Trails dedication shall be satisfied through installation of a trail system along Central Parkway adjacent to the development site, to the satisfaction of the City. To recommend approval of a Preliminary Subdivision (Central Park Commons) to create three lots upon approximately 47 acres located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. If approved, the following conditions shall apply: Standard Conditions 1. The developer shall comply with these standards conditions of plat approval as adopted by Council on February 2,1993: Al, B1, B3, C1, C2, Dl, El, and G1 2. The property shall be platted. 3. All plans shall be revised for the Final Subdivision to reflect the access as approved by Dakota County, 4. Because of the many features that are part of the development and not necessarily of any one building or tenant, a Master Association shall be created, in a forin acceptable to the City Attorney, for the maintenance of the amenities and shared easement areas in the development. All building address numbers shall be deterinined by the City at the time of Final Subdivision. Building identification numbers shall be installed consistent with City Code Section 2.78. Landscape screening shall be provided between Central Parkway and the drive - through approach for Bldg. D. Planning Report — Central Park Conunons (CSM Eagan, LLQ October 22, 2013 Page 35 7. "No Parking/Fire Lane" signs shall be installed along the private streets within the development to ensure they be kept open for emergency vehicle access. 8. The developer shall dedicate necessary easements to make certain that the monument improvements are maintained at an appropriate level consistent with the City's established monumentation on Central Parkway. The applicant shall then be required to enter into an encroachment agreement, in a form acceptable to the city attorney, to allow for the placement of these monuments within the public right -of -way. 9. New plantings along Central Parkway shall be coordinated with existing trees. 10. Trees and plant beds shall be added within the sidewalk areas along fronts of the perimeter buildings. 11. The planting specifications shall be amended to include a note that the root ball be set flush with grade with the root flare visible 1 -2" above grade, and mulch shall not be in contact with the trunk. 12. All landscaped areas shall be provided with automatic irrigation in compliance with City Code requirements. 13. A financial guaranty for landscaping shall be provided at the time of Final Subdivision, in accordance with City Code provisions. 14. The pedestrian pathway located along the storefronts on the site's perimeter shall be continuous and fully connected with additional crosswalks and sidewalk segments added to complete the loop. 15. Pedestrian crossings of drive lanes shall be visually and texturally offset through use of a different pavement material. 16. A clear pedestrian path shall be provided along the length of Birch Lane, 17. The developer shall include a pedestrian link across Maple Lane with a clear pedestrian path through the south parking lot to Bldg. U -Z. 18. The developer shall incorporate crosswalks at the intersection of Birch Lane and White Oak Lane with visually and texturally offset pavement markings, spacious pedestrian landing spaces on all four corners, signage and traffic control as well as hardscape and landscape elements that add to the safety, comfort, and aesthetics of the space. 19. The developer shall fulfill required tree mitigation through the installation of one - hundred seventy -three (173) Category A trees (or an equivalent number of Category A, B, or C trees) as fulfillment of Tree Preservation requirements. E-1 Planning Report — Central Park Conmions (CSM Eagan, LLQ October 22, 2013 Page 36 20. All erosion /sediment control plans submitted for development and grading permits shall be prepared by a designer who has received current Minnesota Department of Transportation (MNDOT) training, or approved equal training as detenmined by the City Engineer in designing stormwater pollution prevention plans. Also, all personnel responsible for the installation of erosion/ sediment control devices, and the establishment of vegetation for the development, shall have received Erosiol-dSediment Control Inspector /Installer certification through the University of Minnesota, or approved equal training as determined by the City Engineer. 21. Prior to receiving a grading permit, the applicant shall enter into a long -term stonnwater facility inspection and maintenance agreement, in a form acceptable to the City Attorney, 22. The developer shall meet the City's Post Construction Requirements (City Code §4.33) for storinwater management and surface water quality, including Runoff Rate Control, Total Phosphorus (TP) & Total Suspended Solids (TSS) Control, and %" Volume Control. 23. The developer shall be required to dedicate an area of sufficient size, and public easement and access, for the construction and perpetual maintenance of planned above grade City well and transmission line pipes, in accordance with Water Supply & Distribution Plan and City Public Works design standards in a form acceptable to the City Attorney. The alignment and construction of the raw water transmission lines shall avoid the development's proposed store water underground infiltration and ponding features. 24. The developer shall provide private maintenance agreements for these proposed private sewer and water lines within the development, in a form acceptable to the City Attorney, at time of final subdivision approval. 25. The developer shall provide hydrant spacing and locations in accordance with City Fire Department and Public Works standards. 26. "No Parking/Fire Lane" signs shall be installed along private streets within the development to ensure they be kept open for emergency vehicle access. 27. The developer shall provide private maintenance agreements for the private streets, as well as reciprocal parking easements (without any exclusive parking designated throughout the development), in a form acceptable to the City Attorney, at time of final subdivision approval. 12 Plaiming Report — Central Park Conunons (CSM Eagan, LLC) October 22, 2013 Page 37 28. The developer shall be responsible for removing the existing driveway entrances not utilized on Central Parkway, installing the associated curb and landscaped medians to close the existing median openings on Central Parkway, and removing the temporary bituminous median on the south end of Central Parkway and replacing it with a permanent concrete median. 29. The developer shall be responsible for all driveway improvement costs associated with this site. 30. The developer shall dedicate sufficient public right -of- -way for a potential fiiture one - lane roundabout at the intersection of Central Parkway and Quarry Road. 31. Public right -of -way or trail easement of sufficient size shall be dedicated for any public trails constructed outside the current right-of-way limits. 32. The developer shall obtain all necessary permits from Dakota County for any work within the Pilot Knob Road or Yankee Doodle Road right -of -way. 33. The developer shall dedicate additional public right -of -way along Pilot Knob Road (100 feet of half right of way is required, which would be approximately 35 feet from the existing right -of -way) for future upgrade needs of the roadway, as determined by Dakota County. 34. Prior to receiving a grading permit, the applicant shall provide the City with soil - boring logs taken within the location of each proposed stortnwater infiltration feature, extending 15' below the bottom of the infiltration feature, to evaluate and ensure suitability for infiltration. 35. Park dedication shall be through cash dedication. The amount shall be detei-rnined by the retail square footage reflected in the approved plan and recognizing a past dedication credit of 37.5 %, be satisfied through a cash payment at the time of Final Subdivision at the rates then in effect. 36. Trails dedication shall be satisfied through installation of a trail system along Central Parkway adjacent to the development site, to the satisfaction of the City. o STANDARD CONDITIONS OF PLAT APPROVAL A. Financial Obligations 1. This development shall accept its additional financial obligations as defined in the staff's report in accordance with the final plat dimensions and the rates in effect at the time of final plat approval. B. Easements and Rights -of -Way l , This development shall dedicate 10 -foot drainage and utility easements centered overall lot lines and, 10 -foot drainage and utility easements adjacent to all public rights -of -way where necessary to accommodate existing or proposed utilities for drainage ways within the plat. The development shall dedicate easements of sufficient width and location as determined necessary by engineering standards. 2. This development shall dedicate, provide, or financially guarantee the acquisition costs of drainage, ponding, and utility easements in addition to public street rights -of -way as required by the alignment, depth, and storage capacity of all required public utilities and streets located beyond the boundaries of this plat as necessary to service or accommodate this development. 3. This development shall dedicate all public right -of -way and temporary slope easements for ultimate development of adjacent roadways as required by the appropriate jurisdictional agency, 4. This development shall dedicate adequate drainage and ponding easements, in accordance with requirements set forth in the latest version of the City's Stormwater Management Plan. C. Plans and Specifications 1. All public and private streets, drainage systems, and utilities necessary to provide service to this development shall be designed and certified by a registered professional engineer in accordance with City adopted codes, engineering standards, guidelines, and policies prior to application for final plat approval. 2. A detailed grading, drainage, erosion, and sediment control plan must be prepared in accordance with current City standards prior to final plat approval. 3, This development shall ensure that all dead -end public streets shall have a permanent cul -de -sac, or temporary cul -de -sac to be removed upon further extension (on stub streets), constructed in accordance with City engineering standards. This development shall dedicate, provide, or financially guarantee the acquisition costs of street easements or public street rights -of -way as required by the aligiunent of the cul- de -sa.cs located within or beyond the boundaries of this plat as necessary to service or accommodate this development. 4. A separate detailed landscape plan shall be submitted overlaid on the proposed grading and utility plan. The financial guarantee for such plan shall be included in the Development Contract and shall not be released until one year after the date of City certified compliance. D. Public Improvements If any improvements are to be installed under a City contract, the appropriate public improvement project and associated contract must be awarded by Council action prior to final plat approval. E. Permits L This development shall be responsible for the acquisition of all regulatory agency permits required by the affected agency prior to final plat approval. F. Parks and Trails Dedications 1. This development shall fulfill its park and trail dedication requirements as recommended by the Advisory Parks Commission and as awarded by the action of the City Council. G. Tree Preservation and Mitigation 1. This development shall be responsible for preparing a tree preservation plan and mitigating for any removal in excess of the allowable limits. Mitigation shall be in the form of replacement trees, cash equivalent, or a combination thereof in accordance with the recommendation of the Advisory Parks Commission and as awarded by the action of the City Council. H. Stormwater Management and Water Quality Protection 1. This development shall manage stormwater and protect water quality by meeting requirements for design standards, minimizing impervious surface area and maximizing infiltration and retention, and providing acceptable complementary stormwater treatments, stormwater treatment ponds, regional ponds, and maintenance of private stormwater facilities in accordance with the current City post construction regulations and as recommended by the Advisory Parks Commission and awarded by Council action, 1. J. K. Wetlands Protection and Management 1. This development shall protect and manage wetlands by meeting requirements for wetland delineations and assessments, sequencing and replacement, and wetland buffers and setbacks in accordance with the current wetland protection and management regulations and as recommended by the Advisory Parks Commission and awarded by Council action. Airport Noise Attenuation 1. This development shall be responsible for meeting all appropriate noise attenuation conditions if the property is located within the Metropolitan Council Noise Exposure and /or Buffer Zone. Other 1. All subdivision, zoning, and other ordinances affecting this development shall be adhered to, unless specifically granted a Variance by Council action. Advisory Planning Commission Approved: August 25, 1987 q10 City Council September 15, 1987 Revised: July. 10, 1990 Revised: February 2, 1993 Revised: July 7, 2009 Location Ma tY1 7 I S z i a MCCA T Y 0 0 YYYTTT 3 Pilot Knob Park R NftOAO EB ® ® ® ®�® FOUR OAKS RD 00 o N 83 T ®map E a� ®®® a - �® g 0 ® Central Park Park N S TE DRI CENTRW -Pr1 _ 00 b1ARICE DR O 0. Subject f 0 O low U Quarry:Park a mm tie _ UARRYR i AD NO. 28 YANKEE DOODLE ROAD �y T '" COUNTY'R -W, ud o® ¢ I H � W E 10 0 TOW ors r { 1 .0 I Park a _ a5 0 a tC W / F L :: � / -S OUCkw VIOLET A E Feet Project Name; Central Park Commons 0 500 1,000 2,000 Request; Rezoning, Prelim. PD & Prelim. Subdivision Legend Case Nos.; 09- RZ- 07- 09 -13; 09- PD- 05- 09 -13; PARCELS 08 -2013 selection 09- PS- 04 -09 -13 Buildings selection 3 PARCELS 08-2013 City of EgaH Buildings / Parks N gali� City Boundary Lone pak Rd ' Yankae Doodle.Rd � Dllllay Rd k Cliff it Rd " "'Nlap� ea'�x'feni" •..: This map is for reference use only. I ' ' I I 3333 Pilot Knob Road This is not a survey and is not indtended 0 220 440 880 FeE to be used as one. Aerial photo - Spring 200110 y�)_ Current Zoning and Land Use Map City of �a�18llApplicant: CSM Eagan, LLC Type: Rezoning, Prelim. PD, Prelim. Subd. Case No.: 09- RZ- 07- 09 -13; 09- PD- 05 -09 -13 and 09- PS- 04 -09 -13 Zoning RD Research & Development Land Use Plan SA/MO Special Area /Major Office N 0 300 600 1,200 Feet v R:-:2 P 0 \ 3 o R -4 Y GENTRP�PP O a PD RD O MARICEDR �. _ z Subject Site. Q U5 (3 JL13 W A RD N PD P_D \NI � p --7 ® Rr4 D PD m -PP — PD GB o — HDI a P O o: m 0 HD Z � Y i CENTRA:PPR�� O a HD M O MARICE DR F. Subject Site a A MO MO U US ! I US �D o ® HD RC � Rc I 4 ) in app Lv'> s�sl I i ssu R 7SW r'f L-111 I 31xu "/ s ,fl, JII HANG lIJ ' 9 gAP / Ono —� I 8 / III BLOCK 1 L1J 7, 71 _RIr I .I II v Ig,.� IreGPIs. I � ..�J lRlettl J)W k —N \l n: itl ) v LO TITLE COMMITMENT �' Ail, R.,miam Inlwmvllo� R.a,M Y N, ar pm a. I, mellm. vl,mwa {9]II0.VPL5, Camm�mml dale Ayd Schedule 8 Exceptions:ae Ibn. me kekekd an nth lu <Jaw nunem, .n<re vpptw. Ala Tenn . dea qa w s,x Pen "I 1. level. n U. II. Em.mml. fw ul9ily and av'neq. prpvn, va Ue.n m U, rmwdH plpl el Uun Pot 1— m mY] Ii Fmemenl. sw d d a, va ,be.n m Ue rcm el al M ]nd AIM (qv,n enmmy] Iz .pal eldaaaee<akeNe le u. ". (rm�saaoeee�Rew) wd es^n xeeev (vme; xsnP non oej f�I nPe, Wm ]'fi'�n 14. 'ml ripe" i'in 9e I'ssa �°n„°e'«F>eo "'e n `eo'os�m<e.aran. we p mdem�, <a °;ax `evs:m.,F el a,<m.nl ,wmr' <s dll bem D,w d,lw s.pl�mM 19, 19)4, .awe,d Srol,mJm b IP94 va Cveunanl Na 44wb9. [ae.n m Is. 1 rgnli , fv el ml vl Ee<emml aelw Spl r I wd,d Spl mbrc I )< e, Daumml Ne. t<ro a�[Swan en my)n G le. "w�...n:ka.antikl,brp^x .. rqn° fi pF Ilvek ,n >q Y z�ll9mle�D«etle bwlwa' n� v�De elv�sl�e AM•Nnm RweneM Ymin Dmea Rmf and ae nvl mmeven mle w Imal[.Nmn m my]'^` ^9'isyrl,- el -.eY el P9vl I9. xq..e nl �i, u tl eavlw 91w naval me maxles. m ,, lwmw�l NF u< nlnk9 M1rl.� -vl�` IAj o �re R.ws Nme and d° rol rmwva<T "mleeUe�m "ate 9 • a9 rbe4vme IG mlm kmlr dan.a le. n:e n [sn�.n m ,,,a,<°�j i.lrr cmDa s9n n eelw oaaaea JI. 1915. r«wew m Y • im�� o« ml Nn 9u. 19v9 e, DaPmanl xa. a is "' [�ol`woum�j nmm s..m p G 9.<.mml ml<e rn n, 9, w19, rwem<d ra y 21, mDwmmlNe.111127='V- I mmm< °IleG<9NtlIDMAI:;,m.'ni;Il Merge "., m ;,�'ermml Agl�aal �I�daDF1,1�� >�d Amlllm< 11th a..tll Nad m 29. eesmi�tt�l en a 9 a In my.<> zr Yj m I mlw rm ery 11. I919. ApA 19. 1119 e. 1-- N.. 4 nlmlk aw na.4 rnDkra„�,pnl. e,e �P',v'm. n..m m,ms [,kno,l, kn. (rreln. bl cmnr. w Raw n ,n PvF t lkn) mlq srolr say. le�l el, rn °vdva role,aw 9] 195. �nnl yenwq . le k emt., .uDaIMN wen,m,, rnlnaan, w4 1°4u, el ,ea Deavnlaa The unw. vs ,vb Fel x w. ]S. 9igY1. A«e« Fe.emenl 9 < ml ea w srol«a.r le,a1991,",ecaaw 9 91. 1995 e. Da�.nml xa x.59 I� Inle p exal;� °a P ' ds A 1 /_i li i i I I� I I Ill I < I he I x; IIVt I I� U r I k I r I I�Ih I j I LYj y .J11- Y e, roP v . 1 / [w�Yr t an7 I .I Ne9�5,,LGM, LLS230 fs.. 1 Js.. ,—r ; _.1. Jd�90be'lI' ..,•� (YAAIYff OGIX�ICE ;�AO1 91 ,. 9 ,.,, -_� � L ea ,i C.SAH.y hO.. 28 9a. �lirl?ii rc<wew wriil99s m D«ssnml x °. mn i. [a =.• m ..r] fi pmm• rv. > m «m <nl d,lm ]Y. Faq .nl (aava.vl mtl ulxlY.Pr•pe,n w lever vl u, cis I v9vn wd U, Iwm., <walNm. we p.vA,gs. e. <onle'rod A QM I- DI_Nm eY d 91ly and e[m.pa r D: . n F<Wb<� IMI <e,en <nfis. tvnvavm iU Ea9m Ey. Pexl xe. eld 97. °„lOm ..bway lD. e u le, a fi rna [aDr <e,< and ab <r —d y.< All 1. 1996, rcewew y ]D. I m wnenl Ne. 14 sr- [,NM° m my] 99. 6°'N'p n< MYO DnIrAUUm G,m,ml doled sepinrder ]; n199J�raaaed xe. lelslle. Aenn.alm a,a nl °I Fe ... n.ma.. e. De�mml xa uuu>`m welan. rave.. e, Da.n,<m by In.t w x'e I Oeea mle0 D e v ab Lal'�I el lne lend eM lb<yere .add nvl rn<m m not rnmed enamel 2 a.anml as wb lvl I me Ue namml I. uenn Cw9wvla+, a uerrwdaempwel�m, aN U. [ pon, a uanmle m kva lan a O.I,em 1a96ard M wn .y.l- el -.vr. xefie9s ulrly me 91111 mvF F n,.ar el^ln. [ny al [aqw., °ne ue leant enclbnl, 1preevenN rg11. a mlmee' mr m RyN - Di- wvYD,D uaYmme e°° U b�j l C puik., NeJ� dO'la° Dy-m [ael untla Ine,aeele Pe.v al All eY eal<d Dn ea JI, xmD. [.bun vn mY] » I kn, a verYv.4 mpv elan and Ine °I [egm.va ume.alwa mm <npwvlm. el.em lv<91,.<e vwln w. Rq,l of r Dm.Da p Y wrr r k<m.e, Nvmr<d me menlar,w e, e w a reed NOT IN TITLE COMMITMENT IDO loo 200 SCALE IN f .a I,ol a< lei I Pm9n<I.r .rod pm De.. Ne.1DDb11 <.(Dnfin ed Jne Awe<n) Pea'a a•,nl- el -.er. Dr;ne,. mtl xlNly E.,.mml Pw.Dw. xa.91DJDD :. PREUMINARY PLAT OF CENTRAL PARK COMMONS DDI<d IN9 30th day of September, 2013 jsSUNDE �° c.ruo.a by b1 LAND BUHVSYA'G Arlee J. C P,L. S, nn. Li.. No. 44900 CH PRELIM. PLAT r C7 V� d F—' L� O W W U W Of V I ^vl I .. "S L-111 I 31xu "/ s ,fl, JII HANG lIJ ' 9 gAP / Ono —� I 8 / III BLOCK 1 L1J 7, 71 _RIr I .I II v Ig,.� IreGPIs. I � ..�J lRlettl J)W k —N \l n: itl ) v LO TITLE COMMITMENT �' Ail, R.,miam Inlwmvllo� R.a,M Y N, ar pm a. I, mellm. vl,mwa {9]II0.VPL5, Camm�mml dale Ayd Schedule 8 Exceptions:ae Ibn. me kekekd an nth lu <Jaw nunem, .n<re vpptw. Ala Tenn . dea qa w s,x Pen "I 1. level. n U. II. Em.mml. fw ul9ily and av'neq. prpvn, va Ue.n m U, rmwdH plpl el Uun Pot 1— m mY] Ii Fmemenl. sw d d a, va ,be.n m Ue rcm el al M ]nd AIM (qv,n enmmy] Iz .pal eldaaaee<akeNe le u. ". (rm�saaoeee�Rew) wd es^n xeeev (vme; xsnP non oej f�I nPe, Wm ]'fi'�n 14. 'ml ripe" i'in 9e I'ssa �°n„°e'«F>eo "'e n `eo'os�m<e.aran. we p mdem�, <a °;ax `evs:m.,F el a,<m.nl ,wmr' <s dll bem D,w d,lw s.pl�mM 19, 19)4, .awe,d Srol,mJm b IP94 va Cveunanl Na 44wb9. [ae.n m Is. 1 rgnli , fv el ml vl Ee<emml aelw Spl r I wd,d Spl mbrc I )< e, Daumml Ne. t<ro a�[Swan en my)n G le. "w�...n:ka.antikl,brp^x .. rqn° fi pF Ilvek ,n >q Y z�ll9mle�D«etle bwlwa' n� v�De elv�sl�e AM•Nnm RweneM Ymin Dmea Rmf and ae nvl mmeven mle w Imal[.Nmn m my]'^` ^9'isyrl,- el -.eY el P9vl I9. xq..e nl �i, u tl eavlw 91w naval me maxles. m ,, lwmw�l NF u< nlnk9 M1rl.� -vl�` IAj o �re R.ws Nme and d° rol rmwva<T "mleeUe�m "ate 9 • a9 rbe4vme IG mlm kmlr dan.a le. n:e n [sn�.n m ,,,a,<°�j i.lrr cmDa s9n n eelw oaaaea JI. 1915. r«wew m Y • im�� o« ml Nn 9u. 19v9 e, DaPmanl xa. a is "' [�ol`woum�j nmm s..m p G 9.<.mml ml<e rn n, 9, w19, rwem<d ra y 21, mDwmmlNe.111127='V- I mmm< °IleG<9NtlIDMAI:;,m.'ni;Il Merge "., m ;,�'ermml Agl�aal �I�daDF1,1�� >�d Amlllm< 11th a..tll Nad m 29. eesmi�tt�l en a 9 a In my.<> zr Yj m I mlw rm ery 11. I919. ApA 19. 1119 e. 1-- N.. 4 nlmlk aw na.4 rnDkra„�,pnl. e,e �P',v'm. n..m m,ms [,kno,l, kn. (rreln. bl cmnr. w Raw n ,n PvF t lkn) mlq srolr say. le�l el, rn °vdva role,aw 9] 195. �nnl yenwq . le k emt., .uDaIMN wen,m,, rnlnaan, w4 1°4u, el ,ea Deavnlaa The unw. vs ,vb Fel x w. ]S. 9igY1. A«e« Fe.emenl 9 < ml ea w srol«a.r le,a1991,",ecaaw 9 91. 1995 e. Da�.nml xa x.59 I� Inle p exal;� °a P ' ds A 1 /_i li i i I I� I I Ill I < I he I x; IIVt I I� U r I k I r I I�Ih I j I LYj y .J11- Y e, roP v . 1 / [w�Yr t an7 I .I Ne9�5,,LGM, LLS230 fs.. 1 Js.. ,—r ; _.1. Jd�90be'lI' ..,•� (YAAIYff OGIX�ICE ;�AO1 91 ,. 9 ,.,, -_� � L ea ,i C.SAH.y hO.. 28 9a. �lirl?ii rc<wew wriil99s m D«ssnml x °. mn i. [a =.• m ..r] fi pmm• rv. > m «m <nl d,lm ]Y. Faq .nl (aava.vl mtl ulxlY.Pr•pe,n w lever vl u, cis I v9vn wd U, Iwm., <walNm. we p.vA,gs. e. <onle'rod A QM I- DI_Nm eY d 91ly and e[m.pa r D: . n F<Wb<� IMI <e,en <nfis. tvnvavm iU Ea9m Ey. Pexl xe. eld 97. °„lOm ..bway lD. e u le, a fi rna [aDr <e,< and ab <r —d y.< All 1. 1996, rcewew y ]D. I m wnenl Ne. 14 sr- [,NM° m my] 99. 6°'N'p n< MYO DnIrAUUm G,m,ml doled sepinrder ]; n199J�raaaed xe. lelslle. Aenn.alm a,a nl °I Fe ... n.ma.. e. De�mml xa uuu>`m welan. rave.. e, Da.n,<m by In.t w x'e I Oeea mle0 D e v ab Lal'�I el lne lend eM lb<yere .add nvl rn<m m not rnmed enamel 2 a.anml as wb lvl I me Ue namml I. uenn Cw9wvla+, a uerrwdaempwel�m, aN U. [ pon, a uanmle m kva lan a O.I,em 1a96ard M wn .y.l- el -.vr. xefie9s ulrly me 91111 mvF F n,.ar el^ln. [ny al [aqw., °ne ue leant enclbnl, 1preevenN rg11. a mlmee' mr m RyN - Di- wvYD,D uaYmme e°° U b�j l C puik., NeJ� dO'la° Dy-m [ael untla Ine,aeele Pe.v al All eY eal<d Dn ea JI, xmD. [.bun vn mY] » I kn, a verYv.4 mpv elan and Ine °I [egm.va ume.alwa mm <npwvlm. el.em lv<91,.<e vwln w. Rq,l of r Dm.Da p Y wrr r k<m.e, Nvmr<d me menlar,w e, e w a reed NOT IN TITLE COMMITMENT IDO loo 200 SCALE IN f .a I,ol a< lei I Pm9n<I.r .rod pm De.. Ne.1DDb11 <.(Dnfin ed Jne Awe<n) Pea'a a•,nl- el -.er. Dr;ne,. mtl xlNly E.,.mml Pw.Dw. xa.91DJDD :. PREUMINARY PLAT OF CENTRAL PARK COMMONS DDI<d IN9 30th day of September, 2013 jsSUNDE �° c.ruo.a by b1 LAND BUHVSYA'G Arlee J. C P,L. S, nn. Li.. No. 44900 CH PRELIM. PLAT r C7 V� d F—' L� O W W U W Of llu............ 'Wr I Ll I II . .......... . L ' mHo QZ -7� I --------- - - ��./r .mot '7 5/ 7 'a K J 7,7 1 1 %i 31 rq7 :77 L 7, -Ury v 2F 71. *Z# :3V , a, . ..... 7 taw U 1 c- --bz— 1� 7,7-- —.— 'v -- -------- • - c encs . . . . . . . . . . . A 1=2 .1 E.— gm. W 9: t.;w R. m , SCALE IL ICCI )l Fill CENTRAL PARK COMMONS p 15" 111-11 <111 1011 1 1"111 11111E RIAI AA f —2g. EAGAN, MINNESOTA M 0 l.J PRELIMINARY PLANNED DEVELOPMENT R- OVERALL EXISTING CONDITIONS PLAN 2'-j EXISTING CONDITIONS Drawl— n e! F! \2013\110035 \0 — sheets \prEU,i ... V od 2013 \I1003551te.dr OEt 02, 2013 - 9:34. \ 4gwiR PAWWAY __ �pI�Vq p1�41 p�q♦� yI 140 2��ry 1 °1 CD Q SITE LEGEND bo— rt _® - - -- I'pc sd UfFIN VSFYFAT .e.p CuOVGSkEn�flFCm Q�� - - _.. ISNF DVR9 k W11FA SFS�LfDSE v�iora+�E]wo Pvrt 1 1 moot pRRDrt O PROPO 6mvuaovs _.. - -.. PAPK1Nr nATA 1TPE OR055 SF PEOUIREO Phu FO INO PMi(Il10 51p11A PPARIIIC LOi PPAI( 1 PEP 1,000 SF I111FAAR WiDSWINC NCNMSEST OFTICE PL (NET LUV4ILE) W— SE (40.000 SE) 267 216$ 4.36/1000 5.91, FEST PETPIL PWA 422,OD0'SF 432 568# 4.66/1000 6.)F NONiHFAST PESTPURMP PWA 25,500 SP 113 .230 9.SJ /1000 ],OF NDRmFwSi flTTNL PVSA 54,400 SF 210 206 3.19/1000 0.51, FAST RlTpIL PVZL 53,<00 SF 201 214 4.01/1000 6AF SOUTH RETUL PIMA 149.570 SF 517 6]3 4.50/1000 S.OF TOWS $ SWED PMFIYO pVNL+AIE FOR 454,8]0 SF 1]]6 211] OfFEE USE DURUUG NON -1— PETNL {.65 /1000 NOURS, �(vao9 /{eae91 5 T• 4 >„ N E FEET ® PxOW5f0 POrt pEDrtwlull 0 40 67 160 ScaLF� e -2 € agee CENTRAL PARK COMMONS a.7'i PILOT KNOB ROAD & YANKEE DOODLE ROAD N q v EACAN, MINNESOTA _ CSM m = PRELIMINARY PLANNED DEVELOPMENT ..L PRELIMINARY OVERALL SITE PLAN PRELIM. PLANNED DEVEL. SITE PLAN CD 01—inq n — k\2011\110035\0- Pd 2013\1103511te.d Dlt 02, 2013 - 9,341, I p Hi eo 6 err !q M, � P-1 FF TG 6u� q o� ir a 8 v .3 K) CENTRAL PARK COMMONS PILOT KNOB ROAD & YANKEE DOODLE ROAD o cs m EAGAW, MINNESOTA PRELIMINARY PLANNED DEVELOPMENT t7' PRELIMINARY SITE PLAN Ov 11 �k Ln M m 9 Z mx RH MR -H H M, � P-1 FF TG 6u� q o� ir a 8 v .3 K) CENTRAL PARK COMMONS PILOT KNOB ROAD & YANKEE DOODLE ROAD o cs m EAGAW, MINNESOTA PRELIMINARY PLANNED DEVELOPMENT t7' PRELIMINARY SITE PLAN Ov 11 �k Ln M m 9 Z -H H H h A M, � P-1 FF TG 6u� q o� ir a 8 v .3 K) CENTRAL PARK COMMONS PILOT KNOB ROAD & YANKEE DOODLE ROAD o cs m EAGAW, MINNESOTA PRELIMINARY PLANNED DEVELOPMENT t7' PRELIMINARY SITE PLAN Ov 11 �k Ln M m 9 Z PT1 C"7 m �C L °Pw �7 P`§.3 C..ed Orewinq ne ei X- \2011 \110035 \01en sheets \o MiH—y od 2013 \110035site4 - O[t 02. 2013 - 9,34en a:x -F t I I I-I -I_I' NI I 1 I U I - IjI- II�jII-jII-jII I I'I l l l l i l l l l l l �. Illll�l� 1 R o, b AO CENTRAL PARK COMMONSlllli oc PILOT KNOB ROAD & YANKEE DOODLE ROAD N? EAGAN, MINNESOTA s= z PRELIMINARY PLANNED DEVELOPMENT �G�M PRELIMINARY SITE PLAN Zvi II I� II im II i� A mArt2 n mAm Z r Cm a:x -F t I I I-I -I_I' NI I 1 I U I - IjI- II�jII-jII-jII I I'I l l l l i l l l l l l �. Illll�l� 1 R o, b AO CENTRAL PARK COMMONSlllli oc PILOT KNOB ROAD & YANKEE DOODLE ROAD N? EAGAN, MINNESOTA s= z PRELIMINARY PLANNED DEVELOPMENT �G�M PRELIMINARY SITE PLAN Zvi D'I'llu 1-11 X-\2011\11003S\�J— lh�tl\pl,tW—1 �d 2013\110035-it,d- Oct 02, 2013 - 9,34- A e§id / \ |�:` § /�q \ \ §/f� ) ) /: , F, —1 In m r m G) m Z 0 Fool A6- � (% i i /§ i � \ \ 13 N Fo —ool § g\� [33.OGD/34.900) H, \� ^/� /�� \ . ^\ �� ......................... ...................... F70 AP )§'� CENTRAL PARK COMMONS § 5-2 1.6 R PILOT KNOB ROAD YANKEE DOODLE ROAD CAGAN. MINNESOTA \ csm \\` ; / PRELIMINARY PLANNED DEVELOPMENT \}\ « ;/ PRELIMINARY SITE PLAN BMW m ➢rnwin0 n e; X: \2011 \110035 \plan sheets \prelinlnOry ptl 2013 \11003551te -con FOrn.tlw9 pct 02, 2013 - 9:340n I �r o r r %r JR p ay [a GpQQ:°L, LL � 3 0 ,a; I 3 - ' 116, Sf TOTAL rye Y' 4R.OA0'5-F TOTAL 0 8 I OATR lFi IT i ICI Polo it :, a MTV � II II IRI RETAIL RETAIL d I I I I 45;500 SF TOTAL a 45,500 SF TOTAL I I . A £\\\ \ \ 2 44,SOOEIFI TOTAL II II — \ �1 1 IIII I — I II —i e ` L Il .1 T.. '. LtRaro /]i9RD)a P YAM"ff �/AFAD 2--E = , YAM'ff LYxKYEAVFD 6 -•... © -, SITE LEGEND SITE SUMMARY: — I _,•_.._.._ wER1YINE LOT AND PARKING CALCULATIONS: FIFA. —IS SIR: 51A59 AC. x.224,0)8 SF CURRf1rt ZONOIC: RO OUilll�11C PROLI:DID REOU:RED GPEE11 6 IFSS OEOIGFFD PflOPOSED ZOIIINC: .CSC 1TPE LOi MG cR055.Sf C PARKING SPACE AO+DwAY BVI.110 SE104CR5: LOT 1: 11.{12 AC. 497.105 SF MR.WO Sf P {25 390 149,J09 Si, JO >. (CENIRV. PPRK -MAY): 2.0F0 RC. 125,002 IF L01 2: 5.050 AC. 219,9]6 SF 48,000 IF 260 x56 ]1,192 SF, 32>, �''E LEMPN. PPAKMAY fp' FPOVOSlD M26EFE 1£55 DEIIGRO LOT 3: 5.OM K. Z10,0g6 SF )5,900 SG 221 153 71A92 $F, 368 C RQ+ — LOT 4: ) !L. IB,101 5! ),SW SF 106 PL01 KNOB LS 50' -1 S: 5.296 PO. 2.H1.>40 SF f6.OE0 SF 109 65,)96 SF, I ..•� - -- - IX6T;c CUR. ! LUpFR (YNIKEf DOODLE}. 0.693 RC. J0,195 IF TRIMEE GOODIE 198 103 69,54) SF, JOK _ L01 6: 5.001 K. 21 ),Bfil SF 5,500 SF 19i 102 65,]61 SF, JOT. L Srr f01GFED l0i >: 5.010 K. Zi8,eR5 SF 45,500 SF 'g5 102 65,622 SF, Mr.. d 0:x1 PRRKING SEFBACK: LOI'B: 6.000 /G. 0 [0500 SF I]8 I�55 SF 42t P SE PfptaiEmC PJN SUB11O SIREEFS z0' TITRE 9 . 82 IC. 2.631.85! 41 1,060 1,1)3 fi61 sF..J2f. N (PILOT KNOB): 0.)12 A0. SI.Otfi IF IOC OR RGR YARD 5' O PPOPOSlD eRL'wNOUS 18w NET SRC MFA <e.]83 pC. 2,03),654 SF l :L.•N ® vRa OSED RpY oFIK MN` .1. 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MKI.C., mmu� In IV HIM pi m C—) rri m C=7 C=I Ci O iv C=) Eml, SOMME HE IN KEN INS 11 nmw. 10 OffilEmEl KEN I isi, ME I IN IN -17 No 14 IN Eli IN 11 In, H� 01 Wl til iaiis 10 RE RE in i TOlP KEN A WIN R I I _5 am10, IN Em wi 01 our a 122 Ml ISBN sp 1,`\, lol" lgp ROOM , no HIN, ,1 10 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 CENTRAL OC)M viC7NS SPECIAL AREA PLAN t Commons Central r Figure I S Central Commons EListingLand Use 11 � - t N_ O Agriculture- Active Q Large Lot Residential 7 Q LowDensityResldential (' Q Medium Density Residential '- y ' ; Zt r ® Mgh Density Residential rr ® Retail Commercial t i '' ® General Commercial r }+(� h Q Office &TMN 0 Business Park :n O Industrial Q Park -Active Quasi- Public O Golf Course O Vacant i yam: Ring Road t _ - - J(, - _s,3 4' 13. f :j ?r + _ ` T Z r. Transportation This special area is located at the intersection of 1-35 E, 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 -3SE at Duckwood Drive andNorthwoods 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 -3SE and to southbound I -3SE, 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 Impllcatlolls The Central Commons Area is impacted by aircraft operations at Minneapolis -St: Paul International Airport (MSP) because it is located only 3 -32 ( Land Use Plan 2030 Comprehensive Plan � t��7 a few miles from the end of two runways. The area receives fairly frequent Central commons Special Area Plan overhead flights from departing aircraft; luowever 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 area is envisioned to bean active, mixed use and walkable destinationforpeopleofallages fromwithin and outside of$agan,Itisaplacewitha 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. Greetifield 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 la� Land Use Plan 1 3 -33 Central Commons Special Area Plan L Enhance streetscapes and drives with landscaping and 1 pedestrian connections h-� _emu rrt,�Gatewayl {� or_Central Area___ � L i { Pull t}1` ftf�-rt} Intersection I. ti PreseLVe existing site character �! t4 i A , r !W Feature element at _ terminus of street Anchor Retail Pedestrian street with shops and restaurants I' r Retail & office infill Shared parking .•tJ Create f! r;.� rl�,�- Ai- pedestrian A._ I_,._s r 1 ITT, environments { to connect off -site { Ex stiq - restaurants Maintain visibility to existing stores ..r.. ..,.., 1.... — ..t...—... ............ : 1 1.111,11, i :..:.................. .....:.....:..... u ............................. ...... n.......unn..::... n.. m.....::..:: nu.......... ........: u............ nno::: o:...::.. .u..:..:....................... . m..,......::.:::.::................. ............... . n.:...: n...:.................. ::..:. u..........::: :..nn.:.......wu ......... ....... 3.34 Land Use Plan 2030 Comprehensive Plan add l - 1PAPORTANT TO NOTr;: Create trail Whether developed connections into four sites as illustrated or as one large corporate office site the same deli n g �� fT Central amenity principles would apply ✓_ , �ri _,:. _ .- ` focuses on wetlands `: Enhance streetscapes and drives with landscaping and 1 pedestrian connections h-� _emu rrt,�Gatewayl {� or_Central Area___ � L i { Pull t}1` ftf�-rt} Intersection I. ti PreseLVe existing site character �! t4 i A , r !W Feature element at _ terminus of street Anchor Retail Pedestrian street with shops and restaurants I' r Retail & office infill Shared parking .•tJ Create f! r;.� rl�,�- Ai- pedestrian A._ I_,._s r 1 ITT, environments { to connect off -site { Ex stiq - restaurants Maintain visibility to existing stores ..r.. ..,.., 1.... — ..t...—... ............ : 1 1.111,11, i :..:.................. .....:.....:..... u ............................. ...... n.......unn..::... n.. m.....::..:: nu.......... ........: u............ nno::: o:...::.. .u..:..:....................... . m..,......::.:::.::................. ............... . n.:...: n...:.................. ::..:. u..........::: :..nn.:.......wu ......... ....... 3.34 Land Use Plan 2030 Comprehensive Plan add l - 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 1 -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 2030 Comprehensirre Plan \D'3 Central Commons Special Area Plan tea. � st ti 10 Infill developments should be pedestrian friendly ivith enhanced streetscapes. Architectural features should be incorporated to create a sense of place Land Use Plan 1 3 -35 Central Commons Special Area Plan Continued housing i Focal element Ll as small projects or at terminus of larger major office street (building/ potential. „ - 1 _' _ pavilion ) as ' t identifier & 1 P" Wetlandr r A. = o- f {` wayfinding for Organize buildings development. to take advantage of ; }_ - amenities - natural , Ly t -- & man -made f5�1 I Mixed use zone Potential major S with small lots �. -' office (large site ! ` -- and restaurants with limited access -` for work day or retail /commercial crowd. Potential t (3 smaller sites ) with " for housing full access, _ _ component. Example shows how redevelopment might occtn• once Northwoods Parkway is extended over Interstate 3SE, 1 0-- _ Urb4 n kYoriore ! Vwllagc `vithq od { t Smaller, 4M Mir VF /worklo } #= more4x walkable C tCmaT(o�ccbaulgKaid block — s ; " t r pattern t f t t E 1 si Jn" � �Town�Centa r t i j a i - Village wditttarlaxdl ti t•t L t ,_r Green k KaZ grvaAG {_ �nfY.G., . i lcvd t Mu of housing { i Offta c f pg__ents ca (aft arydtownhdmcs r� Secondary access P�xumpte n snows now 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 bD4 Focal element �1I'M e, at end of street (plaza/ } "4 1' Break up fountain s Urari V llagc i'T r' `r'i parking - wrttrjxoJ, Y� : �kaiisrng ntaAand` t; with landscape If i drive a a: aisles & } �.16 sidewalks ! � Aesjmaityn.{S 4p� �Fg� � ' � r' s wtofl LBax 'r 0, - - .rwtatamr*f -- T J Create amenities from needed infrastructure 1 0-- _ Urb4 n kYoriore ! Vwllagc `vithq od { t Smaller, 4M Mir VF /worklo } #= more4x walkable C tCmaT(o�ccbaulgKaid block — s ; " t r pattern t f t t E 1 si Jn" � �Town�Centa r t i j a i - Village wditttarlaxdl ti t•t L t ,_r Green k KaZ grvaAG {_ �nfY.G., . i lcvd t Mu of housing { i Offta c f pg__ents ca (aft arydtownhdmcs r� Secondary access P�xumpte n snows now 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 bD4 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 -35E. 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. 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. 5. 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 time. 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. 2030 Comprehensive Plan CD 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. 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. 3 -38 1 Land Use Plan 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. 0 2030 Comprehensive Plan EXECUTIVE SUMMARY Purpose and Scope of Study Maxfield Research Inc. was engaged by the City of Eagan to conduct a market feasibility study evaluating the proposed concept plan as outlined by CSM Corporation for a commercial retail development known as Central Commons. This project is located on property at 3333 Pilot Knob Road (Lockheed Martin campus) in Eagan, Minnesota. Our research includes an analysis of the existing supply of retail real estate along with market conditions for retail uses. The market analysis focuses on the amount of development supportable on the subject property with attention given to a potential mix of retail categories based on the demographic characteristics and growth trends in the area. Site Location and Characteristics The subject property totals approximately 47.4 acres near the center of Eagan. The Site is located just west of I -35E. Yankee Doodle Road (County Road 28) borders the Site on the south and Pilot Knob Road (County Road 31) borders the eastern edge of the Site. Central Parkway circles around the north and west sides of the property. The property is developed with a 620,000 square foot multi -story office and laboratory facility occupied by Lockheed Martin. However, Lockheed Martin is phasing their operations out of this location and is expected to be completely removed from the building by the end of March, 2013. There are several large concentrations of retail services located within a five -mile radius. Eagan Promenade, Town Centre and Yankee Square are all situated around the intersection of I -35E, Yankee Doodle Road and Pilot Knob Road. Cedar Cliff Center and Cliff Lake Centre are situated approximately three miles south along I -35E. Mall of America is roughly a six mile drive from the Site. Access and Visibility Traffic at the intersection of Yankee Doodle Road and Pilot Knob Road declined modestly between 2000 and 2010 as construction of the ring road alleviated congestion at this intersection by providing alternative access to the shopping opportunities east of I -35E. Growth in AADT is expected to occur over the next 20 years. Pilot Knob Road is projected to receive an AADT increase of 21.0% north of Yankee Doodle Road and a 24.7% increase south of Yankee Doodle Road. Traffic on the section of Yankee Doodle Road east of Pilot Knob Road is expected to grow by 12.7 %. While visibility is excellent from the surrounding roadways, a 20 -foot change in elevation along between I -35E and Pilot Knob Road blocks visibility of the Site frorn I -35E. Demographic Overview The Central Commons Primary Market Area (PMA) is comprised of residents that would likely consider shopping at retail businesses located on the subject property. The PMA includes the Cities of Eagan, Apple Valley, Inver Grove Heights, Mendota Heights, Rosemount and Sunfish Lake. In addition, we identified Dakota County as the Secondary Market Area and the Seven - County Metro Area as the Tertiary Market Area. The retail concept proposed on the Central Commons Site will pull potential shoppers from these areas as well. MAXFIELD RESEARCH INC. I I RETAIL MARKET STUDY (SUMMARY) \aq EXECUTIVE SUMMARY As of 2010, the PMA contained 180,636 people and 69,748 households. Over the past decade, the population increased 9.2 % while the number of households expanded 15.3 %. By 2020, the PMA is projected to add another 20,285 people and 9,297 households. The majority of the population growth is expected to occur in Rosemount, Inver Grove Heights and Apple Valley where there is more land available for development. Between 2010 and 2020, Dakota County's population and household base are expected to increase +8.4% to 432,100 and +10.3% to 167,700, respectively. As of 2010, the PMA contained 45.3 % of the County's population, but it is expected to contain approximately 60.0% of Dakota County's population and household growth during the decade. Population in the Seven - County Metro Area is projected to increase 6.5% to 3,035,000 in 2020 while the number of households will grow by 7.8 %. An analysis of age distribution reveals the aging of the PMA population as the baby boom generation ages into their senior years. The age 65 and older population grew by 7,280 people between 2000 and 2010 fora 73% increase. The 55 to 64 cohort experienced the largest in- crease, growing by 10,378 people ( +87.2 %). Looking ahead, the 65 to 74 and the 25 to 34 age cohorts are anticipated to experience the largest growth between 2010 and 2015, increasing by 4,118 people ( +41.1%) and 2,634 ( +11.1 %), respectively. These gains will occur as the baby boom generation ages and as increased residential development activity creates housing opportu- nities for young families. Anticipated population growth in the younger age cohorts as well as the age 65+ cohort will create opportunities for a variety of retail services in the Central Com- mons Market Area. The 2010 median income in the PMA ($89,282) is 22.4% higher than the Metro Area median income ($72,949). Therefore, the Market Area is relatively affluent compared to the Metro Area, suggesting that households have more resources to devote toward retail services and goods. Employment By 2015, more than 4,000 jobs are forecast to be added in the PMA. Employment over the decade is anticipated to increase 15.1% in the PMA, compared to 14.4 % throughout Dakota County and 9.7% in the Seven - County Metro Area. Between 2000 and 2010, the PMA gained about 13,553 jobs ( +17.7%), with significant gains in the following sectors; Education and Health Services ( +8,848); Information ( +6,937); Trade, Transportation and Utilities ( +3,190); and, Financial Activities ( +2,773). Improved hiring in the region is generating a return to the workforce for many individuals who had previously stopped looking for work. Eagan's labor force expanded by 1.2% through the first nine months of 2011, the largest increase in the Central Commons Market Area. The labor force in Dakota County increased 0.7% while the Seven- County Metro Area experienced labor force growth of 1.0 %. Less than 14% of the workers in Eagan also live in Eagan, the remaining 86% commute from other communities. This indicates that the City of Eagan is a strong irn- porter of workers. St. Paul, Minneapolis, Apple Valley and Burnsville round out the five most common home destinations for workers employed in Eagan. Eighty three percent of Eagan's residents work outside the City, with most commuting to Minneapolis for employment. Other top destinations include St. Paul and Bloomington, both of which are outside the PMA. MAXFIELD RESEARCH INC. 2 \�� EXECUTIVE SUMMARY Retail Sales and Consumer Expenditures Overall, residents from the Central Commons PMA are estimated to have spent approximately $2.4 billion on retail goods and services in 2010, excluding housing, finance /insurance, and travel expenditures as well as vehicle purchases. Average annual expenditures (excluding the categories mentioned above) are estimated to be $32,781 per household in the PMA. This compares to a Metro average of $27,793 per household in 2010. In virtually every product and service category, expenditures by PMA households are substantially higher than the national average and somewhat higher than the Twin Cities Metro Area. In 2010, the PMA had leakage in retail sales in nearly all retail industry groups except for Other Motor Vehicle Dealers, Electronics and Appliance Stores, Florists, Direct Selling Establish- ments, and Special Food Services. Highest leakage in retail sales occurs in Clothing Stores and Furniture Stores with factors of 74.0 and 60.0, respectively. Other sectors with high leakage include: Shoe Stores; Jewelry, Luggage, and Leather Goods Stores, and Specialty Food Stores. Considering the forecasted age distribution and household incomes of the PMA population, store types with high potential include: Clothing Stores; Furniture Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Personal Care Stores, Food Services and Drinking Places represent the largest number of retailers in Eagan at 29.2%. Electronics and Appliance Stores represent 11.0% of all retailers in the City and Miscellaneous Store Retailers represent 10.5 % of all retail businesses. By comparison, Food Services and Drinking Places represent 36.0% of all retailers in the Central Commons Area. Personal Care Services establishments are the second most common business in the area, at 9.0 %. Regional Retail Market Conditions After steadily increasing the past several years, retail market conditions seem poised for recovery as increasing employment and consumer spending will boost demand for retail space. The retail vacancy rate declined in the Metro Area from 7.3% at the end of 2010 to 6.3% during the third quarter of 2011. Regional centers posted the lowest vacancy rate in the Metro Area (3.3 %), while Neighborhood centers posted the highest (9.6 %). Southeast Submarket retail centers posted a vacancy rate of 5.2% in 2011, slightly higher than the previous two years. Regional centers posted the lowest vacancy rate at 2.4 %. Neighborhood centers posted a vacancy rate of 9.9 %, while community centers had a 4.3% vacancy rate. Maxfield Research indentified 29 retail centers with available space in the PMA. Combined, the spaces include nearly 3.1 million square feet posting a vacancy rate of approximately 8.3 %. With 1.2 million square feet of space, Eagan contains 37% of the inventory and 38% of the vacancy in the Trade Area. Apple Valley contains 36 %0 of the inventory with 1.1 million square feet but only 22% of the vacancy. Much of the retail space in Eagan was built in the 1980's and 1990's when the city's population experienced rapid growth. Only two of the actively marketing properties were built in the past ten years. Diffley Marketplace and The Shoppes at Diffley Crossing both opened in 2008. These two projects are 1.6% and 6.5% vacant, respectively. MAXFIELD RESEARCH INC. 3 EXECUTIVE SUMMARY Retail Development Potential Maxfield Research, Inc. expects that the Site can capture approximately 630,000 to 940,000 square feet between now and 2020. Recruiting a mix of retailers that provide goods and services not already present in the market will increase the likelihood that the higher end of this range can be achieved. Conclusions and Recommendations The Site has several characteristics that make it a strong location for potential lifestyle /open -air center development as the term is defined by the Minnesota Shopping Center Association (MSCA), namely a "nonenclosed center that is 400,000 square feet or larger ". This definition provides the clearest basis for our analysis, but we make the distinction because the tenn "life- style center" by itself, is sometimes used to describe a particular subtype of open air center. The Site has this potential because it is situated in a solid existing retail trade area with high incomes, and is surrounded by other commercial uses as well as large employment centers. While the local retail market has been sluggish, it is exhibiting signs of improvement with gradually declining vacancy rates and increasing development activity. More retailers are seeking to expand into new locations and the grocery and general merchandise segment is performing particularly well. Consumer spending and retail sales trends in the PMA support a perception that Eagan is currently "under- retailed ". As of 2010, total leakage of retail expenditures from the PMA is estimated to be at 21 %, indicating a significant loss of potential sales outside the area. Lifestyle /open -air center development potential on the Site is high, and the risk of cannibaliza- tion can be minimized through targeted tenant recruitment efforts. The CSM proposal to develop between 480,500 and 525,000 square feet of retail space on the Site will fulfill between 50% and 56% of the projected demand by 2015. Considering the current leakage of retail sales outside the PMA, it appears that a summer 2014 delivery of the project can be supported as the right mix of tenants could satisfy demand that exists today. Inclusion of new retailers not already serving the local population will help reduce the leakage factor in the PMA as local residents begin making a portion of their purchases locally that were previously made outside the PMA. Leakage will also be reduced as residents from outside the PMA will travel to the proposed development due to the availability of a new variety of goods. The underlying effect of the increased traffic generated by the proposed development can strengthen the local retail market. While some existing tenants in the area may be interested in relocating into the new center, this risk can be nullified if the developer and City policy- makers collaborate to discourage this from happening. Additionally, there appears to be enough demand potential to fill the new center with a mix of retailers not already located in the area. Retail businesses with the greatest potential on the Site include: Clothing Stores; Furniture Stores; Shoe Stores; Jewelry, Luggage, and Leather Goods Stores; Specialty Food Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Per- sonal Care Stores. More detailed findings and recommendations can be found in the Conclu- sions and Recommendations section on pages 70 to 74 of this report. MAXFIELD RESEARCH INC. 4 ��)D PURPOSE AND SCOPE OF STUDY Purpose and Scope of Study Maxfield Research Inc. was engaged by the City of Eagan to conduct a market feasibility study evaluating the proposed concept plan as outlined by CSM Corporation for a commercial retail development known as Central Commons. This project is located on property at 3333 Pilot Knob Road in Eagan, Minnesota. CSM's proposal, as described in a planning report dated September 22, 2011, is to amend the land use designation on 41.2 acres of the 47.4 acre Site to Retail Commercial with the other 6.2 acres to remain in the Major Office land use classification. The conceptual site plan provided by the developer illustrates the construction of 480,500 square feet of commercial retail space in a multiple - building lifestyle /open -air center concept as the term is defined by the Minnesota Shopping Center Association (MSCA), namely a "nonenclosed center that is 400,000 square feet or larger ". This definition provides the clearest basis for our analysis, but we make the distinc- tion because the term "lifestyle center" by itself, is sometimes used to describe a particular subtype of open air center. A 75,000 square foot office development is planned for the 6.2 acres in the northwestern portion of the Site. It should be noted that consideration is also being given to the possibility of eliminating the office component from the development concept and increas- ing the amount of retail space on the Site to 525,000 square feet. The concept plan proposes to locate the buildings near the perimeter roadways, and the buildings will be designed with four -sided architecture. Retail development plans call for approximately 138,000 square feet of anchor space, 195,000 square feet of junior anchor space, 114,500 square feet of small shop space, and 33,000 square feet designated for restaurant use. CSM owns the property and has entered into a lease agreement with Lockheed Martin who will occupy the property through March 31, 2013. CSM would like to begin development of the project in April, 2013 with a project opening projected for spring of 2014. Their stated intent is to develop the project in one complete phase. Our research includes an analysis of the existing supply of retail real estate along with market conditions for retail uses. The market analysis focuses on the amount of development support- able on the subject property with attention given to a potential mix of retail categories based on the demographic characteristics and growth trends in the area. MAXFIELD RESEARCH INC. 5 1 r� Creative Solutions for Land Planning and Design MEMORANDUM To: City of Eagan Staff From: Hoisington Koegler Group, inc. COM I loisington l,'oe ler Group Inc. RHO 10 am � p 1.23 North Third Street, Suite 100, Minneapolis, MN 55401 -1659 Ph (612) 252 -7140 Fx (612) 338 -6838 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 HKGI SMALL AREA STUDY (SUMMARY) Eagan Small Area Plan - Lockheed Martin Site Summary Memo - 1,1 February 6, 2013 =1 q, «_, City of Eagan Staff Memorandum — Lockheed Martin Small Area Study February C, 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 Repof•t 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 — Dee 2012) • Exhibits from the Dakota County Transportation CSAH 31 Corridor Study found at www.co.dakota,trul.Lis /Trans ortatioii /RoadStudies/ Current /Pa 7es /c.sali -3l -ea yan.as x • 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 Summary Memo - 1,2 February 6, 2013 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 (I.A) 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 central ized 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, I .D, and I .E)..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 2.B) 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 Summary Memo - 1.3 February 6, 2013 [MIN �waa C � 6 City of Eagan Staff Memorandum — L,ockheed Martin Small Area Study February 6, 2013 Page 4 or 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 #LB — 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 #3 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 Summary Memo - 1.4 February G, 2013 IR n,,."=t=S1$ .o Fall o.,oi„ - -. rte Pam Dudziak From: Mary O'Brien Sent: Wednesdy, September 07, 20114`26 PM To: Pam Dudziak �- Subject: FW: idea for Unisys old space Mary O'Brien I Administration I City of Eagan City of Eagan 13830 Pilot Knob Road I Eagan, MN 55122 1651-675-5005 1651-675-5012 (Fax) 1 mobrienAcityofeagan,com of ap THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient, If you received this in error, please contact the sender and delete the e -mail and its attachments from all computers. From: Thomas, Heather [ma i Ito: HThomas(5carlsonwagonI it. com] Sent: Wednesday, September 07, 2011 1 :14 PM To: City Council Cc: Mary O'Brien Subject: RE: idea for Unisys old space From: Thomas, Heat Sent: Wednesday September 07, 2011 1:12 PM To: 'citycouncil @city a t:lz!et�t' - -- Subject: idea for Unisys old space Put in a Herbergers!!! Thanks Heather Thomas 0 PUBLIC CORRESPONDENCE Pam Dudziak From: Jon Hohenstein Sent: Thursday, September 15, 201111:57 AM To: Pam Dudziak Subject: Comment re Lockheed Martin Property ...................... From: Nancy Ohm [mailto:nancywhol2(cbomail.com] Sent: Thursday,/�e��ptem��ber 08, 20.11 11:388 AI�T� To: City Counci� — Subject: for Mayor Maguire Mayor Maguire - just a quick note. I know Eagan has been pursing various businesses for locations such as the Lockheed Martin site, etc. I just saw an article about all the cities pursuing Surly Brewing for their new brewery /restaurant. I was wondering if the City of Eagan has suggested the Cedar Grove site for that. Either that, or put a Super Target there (too bad they didn't get the Lockheed Martin site). Thanks, Nancy Ohm Eagan Resident i Pam Dudziak From: Mike McGraw [mailto:mikemc raw comcast.net] Sent: Wednesday ruary 22, 2012 5:27 PM To: City Council Cc: Tom Hedges Subject: Info To all Council Members: Just a note to let you know some reactions to some of your recent decisions as far as retail space in Eagan. Sometimes I watch the cable feed of the meetings and I ask myself "What city are they talking about ?" Here are some confusing thoughts that your recent actions and prior ones have conjured up in my mind: A: Searching for ways to approve more retail space in Eagan. Really? More retail space in Eagan? r The question of course is why? Why not just get in your cars and drive around Eagan to get your answer? Don't spend thousands on a research company or listen to these people who often work on behalf of developers. Just drive around!! 1, In recent years you got thousands or millions of taxpayer dollars through federal funds to tear down an entire shopping center on Hwy 13 because it could not find retail occupants for many many years. Now you want to build a new retail center and you will have to spend thousands in road improvements and undoubtedly will find more federal dollars to help with this project when as I said you just spent millions to tear down a retail center!! 2. Take a tour of the shopping center behind Burger King on Cliff road. More empty retail space that has been empty for a long time. 3, Look at the shopping center where the old Walgreen's building sits empty after 3 -4 years of it being marketed to various retail outlets. Other stores continue to come and go in that center because they can't make it long term!I 4. You want to put a retail center on the corner of Pilot Knob and Yankee Doodle. A study says it will work. Really? What about the FACT that you turned down a new Target store that would have brought hundreds of jobs to Eagan just down the road from your new proposed retail center and you told us then that it would bring to much traffic to the Central Park area and that Eagan already had enough retail space! What has changed? NOTHING has and in fact the retail environment has gotten worse since the above decisions not better! What would your reposnse be to a Home Town retailer like Target now that you are moving forward with this new retail project in the same area where you rejected their project? So to conclude, your thinking seems to be very inconsistent from year to year and project to project. And again, you often go in search of Federal Tax Dollars in the form of Grants, Loans or Bonds and now on this subject you will be spending money (or helping to spend) to build something new when you just spent money to tear down the same type of retail space because it didn't work and wasn't needed in Eagan!! Why not do a little more logical thinking and come up with a better idea than retail space? Thanks, Mike McGraw Eagan, MN mikemcarawgcom cast. net 651 - 683 -9334 1� Pam Dudziak Subject: FW: Lockheed Property Development From: Mike Ridley Sent: Thursday, September 26, 2013 2:17 PM To: 'Cindy Wagner' Subject: RE: Lockheed Property Development Ms. Wagner: Thank you for taking the time to write and for sharing your thoughtful comments. Your suggestions will be shared with the Advisory Planning Commission, Mayor and City Council and the property owner /developer. Michael J. Ridley, AICP I City Planner I City of Eagan City Hall 13830 Pilot Knob Road I Eagan, MN 55122 1651-675-5650 1651-675-5694 (Fax) I n rid ley(amityofeagan.com 4b� G tt jj kQ THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient. If you received this in error, please contact the sender and delete the e -mail and its attachments from all computers. From: Cindy Wagner - Lcmagner q.com] Sent: Thursday, ptember 26, 2013 2:41 PM To, APC Cc: Jon Hohenstein Subject: Lockheed Propoerty Development Hello! I have read several different suggestions for the development of the Lockheed property. As a 24 -year resident of Eagan, there are definitely some things we need to do to continue to attract businesses and families to our city. There is quite an opportunity to do something special on the Lockheed property. The fact that it adjoins the Eagan Community Center and Central Park opens up some fun possibilities! First — Eagan's strengths and weaknesses. Strengths: 1. Proximity to the MSP airport 2. Proximity to both downtown Minneapolis and St. Paul 3. Proximity to the Mall of America 4. Great schools 5. Plenty of green space /parks 6. Nice sense of community Weaknesses: 1. Lack of retail 2. Lack of unique restaurants 3. Most retail is in a strip mall setting 4. No real central area to attract residents and people outside of Eagan — we're scattered 5. We're not attracting young professionals into our city 6. Residents are looking outside of Eagan for dining and shopping - we're a little boring. My family has lived her for over 24 years. in that time we've moved three times, and elected to stay in Eagan. Many of the reasons are stated above. But I've started to notice that I am looking outside of Eagan more and more for dining, shopping and entertainment opportunities. Eagan does not have anything special or unique to draw people into the area. I have also had conversations with my adult children, and young professionals who say that other than good schools and location, Eagan doesn't have much to draw them here to live. There are other communities that have the good schools, but also have interesting restaurants and shopping that draw them to those cities. So, when you finalize your plans for the Lockheed property, I hope you will take into consideration the property's location next to the Community Center and Central Park. It's the perfect place to make Eagan a special destination place to visit and live. Some ideas ..... make it unique. Have the building circle a courtyard with a pond and fountain so that restaurants, coffee shops, and retail can open into the courtyard. The pond /fountain area could be made into a skating rink in the winter. There could be a large Christmas tree and tree lighting event .... kind of like a mini Rockefeller Center. It could really bring the whole Central Park, Community Center together. You could have small outdoor concerts in the summer. The courtyard could have garden areas to make it attractive year- round. The possibilities are endless — the opportunity and location are perfect! There are so many wonderful, exciting things we can do to make this a very special destination... I could go on and on — but won't! Thank you for listening to my ideas. I hope you will take them into consideration as you plan for an exciting opportunity of the City of Eagan. Best regards, Cindy Wagner 828 Great Oaks Trail Eagan, MN 55123 651 - 592 -4858 Pam Dudzialc From: Pam Dudziak Sent: Tuesday, October 01, 2013 2:31 PM To: Pam Dudziak Subject: FW: GovQA RE Lockheed property ( CKolb- Untinen) From: Pam Dudziak [ mailto :pdudziak@cityofeagan.com] Sent: Tuesday, October 01, 2013 2:16 PM Subject. Work Order: W009495- 092413:: W009495- 092413 Thank you for your comments. The City has received a development proposal for redevelopment of the former Lockheed Martin property with retail commercial uses. The proposal is scheduled for public hearing at the Advisory Planning Commission (APC) meeting on October 22, 2013. Your comments will be shared with the APC and City Council, and we will also pass your comments on to the developer for their consideration. Pam Dudziak Pamela Dudziak I Planner's City of Eagan City Hall 13830 Pilot Knob Road I Eagan, MN 55122 1651-675-56911651-675-5694 (Fax) I pdudziak(a cityofeagan.com City of agfi THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient. If you received this in error, please contact the sender and delete the e -mail and its attachments from all computers. Customer Email: cherylk58@comeast.net Name: Ms. C > y 4 olb- Kolb Create Dat(, 9/24/2013 38:19 PM Please describe the ocation and nature of the concern in as much detail as possible.: Former Lockheed - Martin Facility, Pilot Knob & Yankee Doodle. I was made aware that a Trader Joe's or Whole Foods are being considered for this buildings usage and just wanted to share my hope for a Whole Foods Market in Eagan. Currently I make a weekly trek to the Whole Foods in Edina as I am vegetarian and my daughter is vegan. We wholeheartedly support the addition of a Whole Foods Market in Eagan. Thank you for your time. If I am not corresponding with the correct program, please feel free to forward on my input to the correct person. Cheryl Kolb - Untinen Contact Information:: 3689 Willbrook Ct. Eagan 651- 325 -5005 Cheryl Kolb - Untinen Pam Dudziak From: Robert Gerads <Robeq_ roupinc.com> Sent: Wed nesd ,_ Octobe_ r 09, 2013 .09 PM To: Jon Hohenstein; 'Fey er, Susan' Cc: Tom Palmquist (tpalmquist @csmcorp,net); Pam Dudziak; Mike Ridley Subject: RE: Lockheed Site Jon, Tom & Susan — Thank you all for the quick responses -- I wasn't expecting this type of response when I started typing a Facebook response to an article I read on the development of the old Lockheed Martin site. My wife and I purchased a home last November at 3151 Doneene Ln — literally a stone's throw — away from the site. Walking the trails to the park by the community center has been a nightly occurrence during the summer months — and we are VERY excited to hear how CSM plans to clean -up the site. There is tremendous potential for the site to integrate with the Community Center trails /park — and the hundreds of families that visit the area on a daily basis. Only thing that could make the experience better is a nice 'ice.-cream' shop to hit up on the way home O Jon - please feel free to add my comment to your Commissions background records. Tom -- I will plan on attending the meeting on Oct 22"'f to learn more, My family is excited for the development — although I'm a bit concerned how it might impact my wife's shopping habits;) - Robert (320) 237 -5149 Robert Gerads I Sr. Technical Recruiter 2520 Lexington Ave ;youth, Stye. 500 1 Mendota I ieights I Miq ;5..5120 Office: 65,1-757-452.5 1, t=ax: 651- 757 -4 54 5 1 Mobile: 320- 237 -15149 E= -rnaiE rqb rtq @itrgrg.,q,nif c;,com www,itrgroupinc,coml www.itr- mobility.com 'I group From: Jon Hohenstein [ mailto :JHohenstein @cityofeagan.com] Sent: Wednesday, October 09, 2013 4:40 PM To: Teyder, Susan'; Robert Gerads Cc: Tom Palmquist (tpalmquist @csmcorp,net); Pam Dudziak; Mike Ridley Subject: RE: Lockheed Site Susan, Thank you for the forward. Robert, Thank you very much for sharing your perspective as a neighbor of the proposed development. We appreciate it. Because this is a somewhat unorthodox way for a comment to reach us, I'm writing to ask whether you want it included as a formal public comment for the application review process. If so, we'll include it in the background the Planning Commission and Council receive when they consider the item. In addition, if you want to participate in person, the Planning Commission will hold the public hearing on the CSM application at 6:30 pm on Tuesday, October 22, 2013 in the City Council Chambers. We appreciate your interest in the community and the proposal. Jon Jon Hohenstein - ICIVIA -CIVI I Director of Community Development I City of Eagan City Hall 13830 Pilot Knob Road I Eagan, MN 55122 1651-675-5653 1651-675-5694 (Fax) 11hohensteinPcityofeagan.com City of Eilp THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient. If you received this in error, please contact the sender and delete the e -mail and its attachments from all computers. From: Feyder, Susan [ mailto: Susan, Feyder(&startribune.com] Sent: Wednesday, October 09, 2013 1:23 PM To: Jon Hohenstein Cc: tpalmquist(&csmcorp.net Subject: FW: Lockheed Site Jon /Tom — This reader said I should share this note with you guys, so that's what I'm doing. Nice to know there are young families so invested in the community. Susan From: Robert Gerads [ mailto :RobertG(a)itrgroupinc.com] Sent: Wednesday, October 09, 2013 1:15 PM To: Feyder, Susan Subject: Lockheed Site Thanks for your October 1S1 article on the Lockheed Martin old site. I know CSM has been working on plans for this location with city members — as a homeowner across the street I just thought I'd share with you a copy of my response to the article on Eagan Patch's Facebook page: As home owners across the street from the old Lockheed Martin site — it's important that whatever is built there compliments the beautiful walking /biking trails across the street near the Eagan Community center. My family frequents those trials and the park with our 2 yr old son and it would be great if they could accentuate that experience by developing a quaint retail /restaurant space that still promoted /provided a welcoming area for families and the communities to gather in their spare time. It would be great if they expanded the trails — leading to some -type of outdoor food - court /public gathering area on the North side of the development nearest to the community center. I think a Trader Joes could blend -in fine with other small boutique shops /restaurants to give it a welcoming feel and minimize traffic pollution — it really is a great piece of real estate. This 'area' is also where Eagan fireworks, parades, carnivals and weekly farmers market take place — I sincerely hope that factors into CSM's decision as well. My wife and 2 year old son would love if somehow a Caribou Coffee & Cherry Berry could fit into the equation 1 We are just one of the 'hundreds' of families who walk this route to the trails /parks of the Eagan Community Center on a nightly basis. We are excited about them cleaning up the site and hope they put a greater emphasis and developing a space the add /not subtracts from the current development and beautiful walking trails /park. This part of your article couldn't be more accurate about the way that I and many of the families feel, "the new layout has places for pedestrians and bikers to enter and exit, with connections to destinations like the Eagan Community Center and Central Park. City planners and council members had expressed interest in making the new development easily accessible by foot, bike and public transit. 02> Please, feel free to share with other City Council members or individuals from CSM as they continue to explore options for the site, Fmbortsmods I Sr. Technical mmmltm z5zV Lexington &ve.8omh.G�. 150*|Mendota. Heights |MNu51z0 Office: 651-75-174,525 1, Fax: (35 1-757-4545 1 Nlobile: '320-237 5149 F� �v��itrgrouplo�conilm6t��itr-iD�bilit corn �yroon mq Pam Dudziak From: Jon Hohen�5tein- -- Sent: Tuesda October 15, 201307 PM To: edgell @umn.edu' Cc: Dave Osberg; Cheryl Stevenson; Pam Dudziak; Mike Ridley Subject: FW: Possible Trader Joe's Dear Penny, The City Council has received your email and I've been asked to respond to it as well. Thank you for the suggestions about the CSM project and Cedar Grove. We know that a number of Eagan residents in addition to you are interested in having more grocery alternatives in the City. One of the challenges the Council faces with respect to the CSM project is that the City is prohibited from basing an approval or denial of a development on what stores may be located in it, so the City Council and staff can encourage, but we are not able to require certain uses or users. in that context, there has been speculation in the media that Whole Foods or Trader toes may be a possible tenant in CSM's proposed redevelopment of the Lockheed Martin property, but that is not certain and the Council cannot condition its action on the application on that factor. That is a long way of saying the City Council and staff share your interests in the location of additional grocery options or other retail facilities in the community and, to the extent the market decisions by those users and other factors can line up, we will encourage that to happen. Thanks again for writing and sharing your suggestion. If you have any questions, please let me know. Jon Jon Hohenstein - ICMA -CM I Director of Community Development I City of Eagan City Hall 13830 Pilot Knob Road I Eagan, MN 55122 1651-675-5653 1651-675-5694 (Fax) I ihohenstein (o- )cityofeagan.com City of lap THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient. If you received this in error, please contact the sender and delete the e -mail and its attachments from all computers. From: Penny Edgell [mailto :edgell @umn.edu] Sent: Tuesday, October 15, 2013 11:26 AM To: City Council Subject: Possible Trader Joe's Good morning, I am an Eagan resident, and I just read in the Patch online that there are plans to bring in a Trader Joe's or a Whole Foods to the old Lockheed Martin site. I'd be delighted to see either, but wanted to lobby for a Trader Joe's, if there is still time to voice a preference. I shop TJs all the time and I find their combination of price and quality to be hard to beat. They're a great value, and I'd love to see one in Eagan. Thanks for considering my views. HS Best, Penny Edgell 3984 Cedar Grove Lane Eagan 55122 612-396.6630 Penny Edgell Professor Department of Sociology University of Minnesota gog Social Sciences 267 19th Ave. S. Minneapolis MN 55455 phone: 612.624-9828 email: edgell(d.)umn.edu "We -xria.ke allAvIng by -tvbat we get. We ma Le a 1.1fe by what we give." -- Wi.-w3toll O'nu-chill luinaris are rritrig, stk,� ry- telli, j.,ig anj tna is, Sco; t A t- P oand ,lo se ph Herix-ich Y �A(O Pam Dudziak From: Jon Hohenstoin--- -- --- Sent: Tuesd , October 15, 2013 x:02 PM To: masmeltz y Z�mmm.com' - Cc: Dave Osberg; Cheryl Stevenson; Pam Dudziak; Mike Ridley Subject: FW: Retail Still in Plans for Former Lockheed Martin Site ..... Would like to see a Trader Joe's Dear Mark, The City Council has received your email and I've been asked to respond to it as well. Thank you for the suggestions about the CSM project and Cedar Grove. We know that a number of Eagan residents in addition to you are interested in having more grocery alternatives in the City. One of the challenges the Council faces with respect to the CSM project is that the City is prohibited from basing an approval or denial of a development on what stores may be located in it, so the City Council and staff can encourage, but we are not able to require certain uses or users. In that context, there has been speculation in the media that Whole Foods or Trader Joes may be a possible tenant in CSM's proposed redevelopment of the Lockheed Martin property, but that is not certain and the Council cannot condition its action on the application on that factor. As to the Cedar Grove Redevelopment, the City is interested in the potential for additional retail development in that area, but we understand that certain retailers are waiting to see the outcome of the CSM application before making decisions about other locations in the community. That is a long way of saying the City Council and staff share your interests in the location of additional grocery options or other retail facilities in the community and, to the extent the market decisions by those users and other factors can line up, we will encourage that to happen, Thanks again for writing and sharing your suggestion. if you have any questions, please let me know. Jon Jon Hohenstein - ICMA -CM I Director of Community Development I City of Eagan City Hall 13830 Pilot Knob Road I Eagan, MN 55122 1651-675-5653 1651-675-5694 (Fax) I ihohenstein(o )cilyofeagan.com City of E fi� It THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient. If you received this in error, please contact the sender and delete the e -mail and its attachments from all computers. ........ .... From: Cheryl Stevenson On Behalf Of City Council Sent: Tuesday, October 15, 2013 1:32 PM To: Jon Hohenstein Subject: FW: Retail Still in Plans for Former Lockheed Martin Site ..... Would like to see a Trader Joe's Here's another one — if you could respond and copy me and I'll forward to the Council. From: masmeltzlyi(abmmm.com [mailto :masmeltzly1(@mmm.com] Sent: Tuesday, October 15, 2013 11:24 AM Iq To: City Council Subject: Retail Still in Plans for Former Lockheed Martin Site ..... Would like to see a Trader Joe's Eagan City Council citycounciIQcityofeagan.com. Mayor Mike Maguire (651) 675 -5048 Councilmember Paul Bakken (651) 261 -2526 Councilmember Gary Hansen (651) 454 -1172 Councilmember Cyndee Fields (952) 270 -3093 Councilmember Meg Tilley (651) 485 -5558 Dear Council Members, A article posted to Eagan Patch on October 8th indicates Trader Joe's and Whole Foods are being considered for retail businesses at the former Lockheed- Martin site near Pilot Knob and Yankee Doodle. http: / /eagan.patch.com /groups/ business - news /p /retail - still -in- plans- for - former- lockheed- martin site in eagan Of the they two, I personally have a preference for Trader Joe's. I find that I shop their stores much more often. Over at the new Eagan mall site near Jensen's Restaurant, it would be nice to see a Panera Bread. Mark, Smeltzly 3624 Ashbury Road Eagan, MN 55122 651- 736 -2066 Wanera coo Pam Dudziak From: Juli Johnson Sent: Thursday, October 17, 2013 11:09 AM To: 'Andrea Harlin' Cc: Pam Dudziak Subject: RE: Planning commission Andrea, You can send your comments to the Planning Commission through the planner in charge of the project - Pam Dudziak. Pam's e -mail is pdudziak @cityofeagan.com. E -mail and other correspondence received through Pam is forwarded to all members of the planning commission. Thanks, Juli - - - -- Original Message---- - From: Andrea Harlin [mailto:atoddharlin @gmail.com] Sent: Thursday, October 17, 2013 10:32 AM To: Juli Johnson Subject: Planning commission Hi Juli - Who can I send an email to, as a citizen, encouraging the planning commission to keep the standard high (from an estethic standpoint) for the Central Park Commons development. I have looked at CSM's properties and they all look like Florida strip malls. The Central Park area is so beautiful I would hate for an ugly cement wall strip mall be thrown up. Thanks! Andrea Sent by my iPhone. Andrea Todd - Harlin (651) 341 -3444 atoddharlin @gmail.com www.linl<edin.com /in /andreatl ( OA Pam Dudziak From: Tom Palmquist <Tpalmquist @csmcorp.net> Sent: Tuesday, November 12, 2013 12:05 PM To: Jon Hohenstein; Mike Ridley; Pam Dudziak; Dave Osberg Cc: Gary Holmes; Andy Deckas; Michelle Culligan; Peter Coyle; John Ferrier; Drew Johnson; Clark Wicklund; Natina James Subject: Central Park Commons - Additional Materials for 11/19/13 City Council Meeting Attachments: CPC Site Plan Option A 111213.pdf; CPC Site Plan Option B 111213.pdf, Marquee Entrance Shift Constraints.docx; 1 jpg; 2jpg; 3 jpg All: As a follow up to comments received at the Advisory Planning Commission, please find attached additional information CSM desires to have considered at the 11/19/13 City Council meeting. The additional information is as follows: 1. Site Plan Option A: This revised plan reflects City Staff and Advisory Planning Commission comments requesting additional greenspace and sidewalks. 2. Site Plan Option B: This revised plan reflects City Staff and Advisory Planning Commission comments requesting how the site plan is impacted by incorporating the Dakota County recommended geometry and location of the 3/4 access along Pilot Knob Road, and the elimination of the CSM requested Right -In access further south of this intersection on Pilot Knob Road. 3. A memo from Gary Holmes which details CSM concerns regarding shifting the 3/4 access to the north by 60', and elimination of the Right -in only access further south of this point. 4. Three additional perspectives depicting pedestrian amenity details at the front of stores and gathering areas as follows: a. Shot 1— View from Building "L" looking south across the marquee entrance, and along the storefronts of buildings "OPQR ". b. Shot 2 — Building "AA" looking northwest. c. Shot 3 — Building "L" looking east along marquee entrance to Pilot Knob Road. The package that John Ferrier dropped off earlier today included all of the above documents. Additional perspectives will be forwarded later today when completed by RSP. Please contact me with any questions. TPP CSM I DEVELOPING REAL ESTATE FOR PEOPLE, PROPERTIES BUSINESS AND COMMUNITIES THOMAS P. PALMQUIST Vice President, Commercial Development CSM Corporation 1 500 Washington Ave. S., Ste. 3000 1 Minneapolis, MN 55415 Main: 612.395.7000 1 Direct: 612.395.70261 Mobile: 952.381.5538 I Fax: 612.395.2748 Email: tpalmquist @csmcorp.net I www.csmcorp.net I �� Drawing n C. K1 \2011 \110035 \olon Ah-tAMM035site- revised PER PC COMMENTS 0 PT10N A.dwq Nov 12, 2013 - 8-310, SITE LEGEND ---------- PROPEmY URE CURS A A-. _ ................_ [x.50,10 E.R. k 01R1ER f� c �EOVR HOUR PuH ® PROr'6LO A. DE6Kn- lo TYPE GR055 SF REOVIREO PROVIDED PARKING STMLS TWA KING LOT PARKING PARKING PER 1,000 SF IMERIOR LANDS —S NORTH'NES OFFICE Plan ('ET LFASAO.E) SO.000 SF (40.030 5=) 262 RIO♦ 4.36 /1000 S- i ROIL P✓SA 122.000 SF 432 560* 4.66 /1000 6.19 -HEART RESTAURANT PVW 25.500 SF 143 238 9.33/1005 8.9X !1 f 51 Irt1uL 4.— SF 21 3.29/1003 23: FAST RETUL PLAZA 53,400 IF 202 1.01 /1'03 71. SGUTH RETN'_ 111 149.520 SF 4.45 /103 1AL6 E—O P —MG AvNUOLE FaR 454.820 EF 12]5 OFFICE USE DURING N011 -PEAx 2110 AC— 4.64/1003 —SR. OPTION A REVISED PLAN REFLECTING PLANNING COMMISSION COMMENTS REQUESTING ADDITIONAL GREENSPACE AND SIDEWALKS. ' =Sesev CENTRAL PARK COMMONS R�V�Sed ) 11 � w L PILOT KNOB ROAD &YANKEE DOODLE ROAD I `4}+V 6 •m /� EAGAN, MINNESOTA PRELIMINARY PLANNED DEVELOPMENT ' PRELIMINARY OVERALL SITE PLAN I):�I Ul 4y�'1gfCTa�� \"�J�`` 4Nj%Ol N 'I o Ao SO TOO SCALE��1 l�C� Will ocsm D—Ain n e, Xr \2011 \110035 \plan sheets \II0035.Ita - revised PER COUNTY COMMENTS OPTION D.dwq 'Nov 12 2013 - 10 -07— SITE LEGEND W!.ONGRER [VENT PROPOSE Bk tl ............ ...... [NSnrrc LuRO k LUIIER IIE —C PHUTOUR. PI.w 11 IRU v O PROPOS o uI E ® PROP45FD PM CEpICI.1rou ttPE LR066 IF p�RF— PAROKING 1. 1,000 IF . MERIOR LVNOSCAPING NORTMAES* OFFICE A (NET LFAS A) 50,000 SF ( -0,000 SF) t•1 20 {* 1.06 /rC00 SF "IT 1-1. PU3A 122,000 11 1. 566{ 4.61 /IC00 5F NORTH -- RESTAURANT PVSA 25,500 IF 141 "1 9.32 /— O1N IAST RCTN'_ PL42A 3,200 5f 6 4.17/ID00 0 6F —1 A— PNIA 66.969 IF Is5 262 3.91/�Gd3 >.3q SOUTH RETN'. F— 119.520 IF III 666 4 .55 /IC00 TOTALS SHARED PAINING Av 11 FOR -57.259 IF IN, —111 USE — n0N -PFN4 211] I,,, 1.63 /'COO S. YAhCffOOCYCE/A9A0 e h u 15 Vl OPTION B 0"'14 (�Cl COUNTY RECOMMENDED REFLECTING �rO��(� GEOMETRY. Not N 0 10 1, - SCALE I o -2 =_r a a a € _ CENTRAL PARK COMMONS :5 g o -Mn - Y _ PILOT KNOB ROAD & YANKEE DOODLE ROAD ` $ f� �.z nwn. a.w N vocm z P;= EAGAN, MINNESOTA 1�° , Y CSMr , m \ _ PRELIMINARY PLANNED DEVELOPMENT 1E z Vr OoE "� Aroma E rclF °FF.S, o PRELIMINARY OVERALL SITE PLANy w To: Jon Hohenstein From: Gary Holmes Date: November 11, 2013 Re: Site Constraints Created by Marquee Entrance Shift As requested by Staff, the following are additional challenges to project viability created by shifting the 3/4 access along Pilot Knob Road to the north-by 60' and eliminating the Right -In from where depicted on the Preliminary PD submittal site plan. 1. Access to the southeast portions of the site becomes much more difficult, diminishing the value of this space to end - users, and creating traffic congestion in front of the retail shops along Pilot Knob Road. This will increase vehicle and pedestrian points of conflict. The adverse impact on project value is compounded since more of the project leasable area is also shifted south of the 3/4 access. 2. With Dakota County seeking to eliminate the requested Right -In access further south on Pilot Knob Road, this further exacerbates the condition created in the comment above, making it much more difficult to gain easy access to the south and east retail area. 3. Loss of a primary sense of entry and identity for the project was lacking in CSM's initial submittal, and had been a key focus in CSM's redesign efforts. The value of the marquee entrance is maximized when it is located near the center of the project along Pilot Knob Road, creating a balanced layout of buildings on either side of it. The current location is sub - optimal. 4. Elimination of building "I" served to break up the sea of parking in this area of the site, and line Birch Lane with buildings, as envisioned in the goals of the Central Commons Special Area Plan. 5. CSM envisions the northeast portion of the site to be where a combination of the restaurant cluster and plaza areas creates gathering spaces for pedestrians. By shifting the marquee entrance further to the north into this area, opportunities to add building density and gathering spaces are diminished, and at least 26 stalls are lost. Creating a "sense of place" becomes more difficult to achieve. Additional vehicle and pedestrian conflicts are anticipated and shared parking arrangements are diminished. 6. Truck access for buildings "OPQR" becomes more challenging as backing distances are lengthened. 7. Additional parking constraints exist at the medical office building and the bank pad, which may require relocation so that the retail areas to the west have sufficient parking. Generally, parking fields in this area do not have an efficient layout. Pursuant to analysis by CSM's traffic consultant that was shared with the Dakota County Plat Commission and City Engineering Staff, the CSM proposed intersection location does not affect any other recommendations of the Pilot Knob Corridor Study. The Norwest Court and Marice Drive intersection locations and levels of service are not affected by the CSM proposed location. Further, this same analysis indicated that CSM's proposed location of the 3/4 intersection will function safely under all traffic scenarios given 2030 planned traffic volumes and PM Peak traffic scenarios. CSM hopes that City Staff and the City Council agrees with these points, and will work with CSM to address this matter with the Dakota County Commissioners. CSM endeavors to create the best project possible, and site access and a balanced layout are critical elements to accomplishing this goal. RECEIVED NOV 12 2013 15�) yam, S `t r � J t` � •� � i Y!_4 ,J i "'�" "'...tae J z, 1 1 i r MV .11 S F 4_ -Sid + 'g +i y y f � -- N qS a i tx+s' �! �t�al ltjt�lsf { y11 . ff ) Ire La J ♦f t � + apt S'i. tt : i - � 3i � - i 4 I pl�yy y # � d a a At Al i t �1 Y s\ Ir t lit e it r t; t tit Hr t t} F S s„'t5' l' ��:� x It,t f`t irfttj`l ,t s ttltl 1 t I t g: iiilij fib( ifl IJi I i'{ I }t;�ltjs'{ti�lj( { rift }{`i -, f► } "4� , 1 1(jlt�l�}�i }lII } }lt�[tI i I 40111:11 t % itttIit it it dolt jai j ir.fll {, I Wv i Uu i �'f �1 t' :1:1•�.., .f .; i�i ; i ! t i l' , I .'. i 1 S ' . Y 1 �� t4• _� t 1, u1i 011 u t 10J�- tt'.14.1�1.� -} r r }{ J.V t1 t F jF} T tt aIrt 1 MY, M. - i /..5.j4 vev, r�r$ —t I 7= a sip; a ®R F� 1 toyi'f ®R F� 1 e Dakota County Surveyor's Office Western Service Center • 14955 Galaxie Avenue suite # 335 - Apple Valley, MN 55124 952- 891 -7087 • Fax 952- 891 -7127 • www.dakotacounty.us October 28, 2013 City of Eagan 3830 Pilot Knob Rd Eagan, MN 55122 ;�iL�►�r:7_l�]_\�:(K� ►I MIA The Dakota County Plat Commission met on October 21, 2013, to consider the concept plan of the above referenced plat. The plat is adjacent to CSAH 28 and CSAH 31, and is therefore subject to the Dakota County Contiguous Plat Ordinance. This proposed plan is located along CSAH 28 and CSAH 31. Access to the site along CSAH 28 will be at Central Parkway, a city street. Restricted access should be shown along all of CSAH 28 except the Central Parkway opening. Access to the site along CSAH 31 was determined through a study completed earlier this year that involved the public, CSM, and business /property owners on the east side of CSAH 31. The recommendations of the study were approved by the City Council and County Board. This plan reflected a 60 foot shift to the south for the Y. access to the site compared to the approved plan. The approved plan from Bolten & Menk had already reduced left turn lengths in comparison to standard left turn lanes. After review of the traffic analysis that assessed the implications of shortening the left turn lane into the site considering reduced trip generation, the plat commission did not support a change to the approved plan. Access on the final plat should reflect the Bolten & Menk approved plan CSAH 31. The right -of -way guidelines along both CSAH 28 and CSAH 31 are 100 feet half right -of -way from the centerlines. As discussed, the right of way along CSAH 28 should reflect Document No. 1435957 and the right of way should be at a minimum 2 feet behind the edge of the existing trail with a new right -of -way line that is straight (no curves and minimize jogs). As discussed, the right of way along CSAH 31 should change north of the proposed 3/- access to include a minimum of 20 -feet from the back of curb from the proposed CSAH 31 design (8 -foot boulevard, 10 -foot trail, 2 -foot behind edge of trail). The new right of way line should be approximately 85 to 90 feet from the section line and parallel to the section line. Also, additional right -of -way may be needed in the northwest corner of the CSAH 31/28 intersection. The Ordinance requires submittal of preliminary and final plats for review by the Plat Commission before a recommendation is made to the County Board of Commissioners. No work shall commence in the County right of way until a permit is obtained from the County Transportation Department and no permit will be issued until the plat has been filed with the County Recorder's Office. The Plat Commission does not review or approve the actual engineering design of proposed accesses or other improvements to be made in the right of way. The Plat Commission highly recommends early contact with the Transportation Department to discuss the permitting process that reviews the design and may require construction of highway improvements, including, but not limited to, turn lanes, drainage features, limitations on intersecting street widths, medians, etc. Please contact Gordon McConnell regarding permitting questions at (952) 891 -7115 or Todd Tollefson regarding Plat Commission or Plat Ordinance questions at (952) 891 -7070. Sincerely, h� Todd B. Tollefson Secretary, Plat Commission cc: Clark Wicklund, Alliant Bob Green, Alliant `5q Pam Dudziak From: John Trautz <jtrautz @trautzproperties,com> Sent: Monday, November 18, 2013 8:48 AM To: Jon Hohenstein Cc: Cheryl Stevenson; Dave Osberg; Mike Ridley; Pam Dudziak Subject: RE: Lockheed Site - Proposed Retail Development Jon Thanks for such a quick response. I was aware the city was concerned about cannibalizing existing properties so I wanted you to be aware that there appeared to be some attempt by the developer to do just that. I'm not sure how many property owners have contacted you so I wanted to make sure I did so. Having been a developer I have some sympathy for what the developer is trying to do. The problem is the developer is using enormous wealth to radically alter the market. Once that happens there is no going back. Eagan is almost fully developed so it can't grow its way out of an over - supply of retail space by adding customers to the trade area. Thank you. John C. Trautz Trautz Properties, Inc. 4999 France Ave. South Suite 216 Minneapolis, MN 55410 Direct: 612- 313 -0103 Cell: 612 - 202 -9754 jtrautz @trautzproperties.com From: Jon Hohenstein [ mailto :]Hohenstein @cityofeagan.com] Sent: Friday, November 15, 2013 12:54 PM To: John Trautz Cc: Cheryl Stevenson; Dave Osberg; Mike Ridley; Pam Dudziak Subject: FW: Lockheed Site - Proposed Retail Development Dear John, Thank you for writing. Your email and the attachment is being forwarded to the City Council and it will be included in the background for their packet for this item. I have been asked to get back to you to confirm that and let you know the matter of market capacity is part of the discussion of the proposal. In addition to having your input in hand, the City Council previously authorized two market studies to be prepared by Maxfield Research to determine whether there would be sufficient demand in the market for additional retail development of the scale of the Lockheed Martin proposal generally and whether the Paragon outlet center would compete for the same tenants or customers. I have attached copies of each for your review. The first of the studies indicated there to be demand generally in the Central Commons Area of Eagan for an additional 630,000 to 940,000 sf of retail space by 2020. The second study that was prepared when the Paragon proposal came forward. It concludes that �S the Paragon project will draw from a broader area than a Central Area project would and that the outlet focus on "fashion goods" and destination /tourist shopping would not put it in direct competition with other traditional retail of the kind CSM has proposed. That said, one of the policy issues the City Council laid out at the outset of its consideration of the matter was that CSM would need to define how it would populate a retail project without relying on cannibalizing existing retail properties in the area. The studies have suggested the demand is there to do that, but the question remains before CSM to indicate how. A final note is that CSM has requested a continuance of Council consideration of the plan from November 19th to a date to be determined in the future, to work further on responses to the Planning Commission discussion and conditions. Please keep an eye on agendas or stay in touch for when the matter will come back for Council discussion. Jon Jon Hohenstein - ICMA -CM I Director of Community Development I City of Eagan City Hall 13830 Pilot Knob Road I Eagan, MN 55122 1651-675-5653 1651- 675 -5694 (Fax) I jhohenstein cDcityofeagan.com My of Ekan THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient. If you received this in error, please contact the sender and delete the e-mail and its attachments from all computers. From: John Trautz [mailto:jtrautzCa trautzproperties.com] Sent: Friday, November 15, 2013 11:10 AM To: City Council Subject: Lockheed Site - Proposed Retail Development Ladies and Gentlemen: My name is John Trautz. I own two commercial properties in the City of Eagan. One at 1340 Town Centre Drive and the other at 3250 Denmark Ave. I am writing to you today about the proposed retail development on the former Lockheed site. I believe the addition of over 300,000 square feet of retail space to the Eagan market being proposed by CSM will have disastrous consequences for the area. I've attached the most recent Cushman Northmarq Retail Watch for the Eagan market. It shows there is a total supply of 1.1 million square feet with a vacancy of 7.74 %. Absorption of space has been negative the past two years — i.e. the market has lost retailers — which is cause for concern for all property owners. Further, when you add the Lockheed proposed retail supply to the new Paragon Outlet Mall, the total supply of retail space in Eagan will increase somewhere in the neighborhood of 75 %. It is impossible to increase supply by such a large amount and expect there to be a successful supply /demand equilibrium. Putting it bluntly, the city will experience substantial vacancy which will make it difficult for affected property owners to properly maintain their properties. The statement by the developer that all the retailers will be new is false. I am aware that some of my current tenants or their representatives have had conversations with the developer and that one tenant in particular has told me they will relocate to the Lockheed development if it's allowed to move forward. The only way for the proposed Lockheed development to succeed is to rip away retailers who are already in the market. I urge you to require the developer to find other uses for the property. Thank you. John C. Trautz Trautz Properties, Inc. (E� 4999 France Ave. South Suite 216 Minneapolis, MN 55410 Direct: 612 - 313 -0103 Cell: 612 - 202 -9754 jtra utz @tra utzproperties.com m :RETAIL WATCH CAPITAL MARKETS .- Q3 2013 Eagan GROUP, MARKET DETAIL The Eagan retail market contains 1.1 million square feet in 28 centers. Some important statistics about the market include: VACANCY RATE: 7.74 %. While no large blocks of space currently exist, smaller users have ample opportunities in the market. ABSORPTION: Negative (19,333) in the last two years primarily due to smaller users closing their businesses. INVESTMENT SALES: A small strip center sold this year to a buyer with 1031 money. Investors continue to seek either stable properties with consistent cash flow or value -added opportunities. MARKET ACTIVITY: Paragon's Outlet Mall at Cedar Grove is under construction and should open nearly 100% leased. CSM is going through the final planning process on the former Lockheed site. Inland REIT is building another pad building at Diffley Marketplace. Other infill sites are being pursued. I Shoppes of Cedar Grove 15 Centennial Ridge Retail Court 2 Lone Oak Plaza 16 Northwood Court 3 Oakview Plaza 17 Hilltop Plaza 4 Eagan Promenade 18 Lexington Center 5 Town Centre Shoppes 19 1095 Diffley Road 6 Shops at Grand Cal( 20 Hawthorne Ridge 7 Eagan Town Centre 21 Thomas Lake Center 8 1344 Town Centre Drive 22 The Crossings in Eagan 9 Eagan Convenience Center 23 Cliff Lake Center 10 Duckwood Square 24 2040 Cliff I I Eagan Transit Station 25 Cliff Lake Marketplace 12 Yankee Square Shopping Center 26 Cedar Cliff Shopping Center 13 Fox Ridge Shoppes 27 Diffley Marketplace 14 Diffley Square 28 Eagan Promenade Pad Site UON MARKET ACTIVITY Below is a list of tenants that have entered or left the Eagan retail market, as well as an update on any new development in the area. ivt=vv I t:1'4H1v I., KLUEN I DEPARTURES Radio Sally Beauty Shack Cupcake Pardon My French DollarTree Cost Cutters DEVELOPMENT NEW Paragon's Outlet Mall Inland's Pad at Diffley Marketplace ,4,jrf WAKEFIELD. I N ®R,-Hh�tARt� av ►i Pam Dudziak From: Jane Vanderpoel Gutknecht < Jane- vanderpoeI- gutknecht @comcast.net> Sent: Sunday, November 03, 2013 12:57 PM To: Mike Ridley; 'Tom Heaney'; 'Filipi, Mark'; 'Dugan, Peter @ Minneapolis'; 'Supina, Michael'; 'Dan Piper'; 'Andy Prashad'; 'Daniel Sagstetter' Cc: Jon Hohenstein; Pam Dudziak; Sarah Thomas; Tom Garrison Subject: CSM explanation Mike - I'd very much appreciate it if you could forward this email to Dave and the Mayor and City Council members as soon as you see this. I apologize for not getting my thoughts together soon enough for you to add this to the meeting packet -- though I'm well aware the Mayor, at least, would not want to be bothered until the conclusion of the World Series! Thanks much. Mr. Mayor and City Council members: I did a very poor job of expressing my point of view at the last Advisory Planning Commission to explain why I voted against the CSM development proposal for the former Lockheed site. I understand the role of the APC members is to screen items on their way to the City Council and either fix them if possible or flag them for your attention. I'm giving myself the opportunity to provide a more full explanation now. I don't believe in putting together great plans only for them to gather dust on a shelf. In considering the merits of the CSM proposal, I reviewed the vision for this area as expressed in the Comprehensive Guide Plan and direction from the Central Commons Special Area study. (Sustainability, Active Living, Connectivity). I also reviewed (because as always, your planning staff very helpfully put them into the staff report) the tests for a planned development. My conclusion is that this proposal does not (yet) meet those standards. I think your planning staff did an admirable job, as shown in the discussion and conditions in our staff report, of making suggestions to improve CSM's site plan. Eagan is a progressive City whose leaders over the years, in my observation over two -plus decades here, consider most proposals with thoroughness and thoughtfulness -- and have tried to demand the best for the City. I think the CSM proposal could be far better than it is, and no proposal should win your approval until we are satisfied that this development will truly be something unique -- one that you couldn't find anywhere else in the region. We will not likely ever again have 50 contiguous acres in which to plan a really outstanding development, and almost certainly not in a location of this strategic importance and visibility in the region. We have only one chance to get this right. And we can do better than the proposal that was presented to the APC. In the most recent APC meeting, as well as the first time we saw a proposal from the same developer for the same site, several APC members voiced concerns about it to CSM representatives. CSM's response was insufficient -- we heard several variations of "nice idea, but our prospective tenants have a problem with what you're suggesting ". The "problem" generally appears to be an unwillingess to make changes if it could affect profits. I understand CSM is in business to make money, and they must carefully balance tenants' interests with those of the city. But I would argue that we do not have a profit motive and we should be guided by other interests, namely, those of our residents, taxpayers and even visitors. Perhaps the CSM site plan proposal will look different when it's in front of you than it did when we last saw it, and I certainly hope that is the case. But the APC had to vote on the proposal as presented to us, and I feel strongly that it isn't there yet. I hope you'll consider these specific points: 1. Green space and gathering spaces: with 50 acres to work with, there is no excuse for a site plan that shows LESS green space, not more, than is normally required. CSM said they'd consider putting more green space on the outside of the structures at their backs -- which means near loading dock areas. I think it's helpful for passersby to see something than can soften the view of so much infrastructure, but I also think the loading dock area isn't where green space should be. m My view is that this development would be greatly improved by spaces where visitors could gather -- not on a few small outside dining areas controlled by specific restaurants, but rather in truly common areas with seating and perhaps a water feature (fountain). The site plan appears to lack a central point of focus, but such a gathering area could do that. This should be a destination shopping experience where people plan to spend some time, not drop in to buy a single item. Being able to sit down for a few minutes and rest would be most welcome. 2. Pedestrians: 50 acres is a lot of space. Much of it is taken up by parking. I don't see ways for pedestrians to traverse from one side of this development to the other without using roads or driveways that are shared with vehicles. To me, that's a safety hazard. On the site plan, there might have been a sidewalk for pedestrians in a few places -- it's hard to tell, but CSM says it's there -- but if so, that isn't enough. The environmentalist in me cringes to think I would park my car on one end of the development, go to a store or restaurant, and then get in my car to go to my next destination on the other end of the development. People should be walking! It's better for everybody's health! But visitors won't do that if they fear being run over by impatient or inattentive drivers. CSM says walkways are provided around the perimeter of the development in front of the stores and businesses, and that's certainly true, assuming the sidewalks are wide enough -- but again, not good enough. It's more than a mile around to go that way, and human nature is to take a shortcut when possible. Let's provide people with safe shortcuts across the parking areas. And while I'm on the topic, there is too much parking in this site plan. I don't think we need that much impervious surface. Even if CSM was willing to consider pervious surfaces for parking -- and I've seen no evidence that they would -- there will be too many unused parking spaces. Think about Promenade - even at the height of the holiday shopping season, there are a lot of empty parking places. Only Byerly's (the night before Thanksgiving) comes close to being full. Some of the parking should be sacrificed to provide safe pedestrian pathways and more gathering places. 3. Connection to ECC and Central Park: CSM said they expect 40% of the visitors (in vehicles) to this development to arrive via one of the entrances on Central Parkway. That seems to indicate they expect many visitors to approach either from the west on Yankee Doodle Road, or from the north on Pilot Knob Road. That sounds unlikely to me, but I'm not a traffic engineer. If we assume CSM is correct, then I would expect to see a much more obvious connection to the two places nearby where Eagan has built really nice facilities -- the Community Center and Central Park. I don't see that in the plan at all. I hope CSM considers revamping the site plan to be much more welcoming and open to visitors at the intersection of Central Parkway and Pilot Knob Road, and also the entrance from Central Parkway nearest ECC because I think that's where most of the traffic will be entering the development. I have additional concerns with the proposal, but I'll stop here. Thanks very much for indulging my wish to provide my thoughts as you prepare for Monday's meeting. z M Pam Dudzialc From: Jon Hohenstein Sent: Thursday, October 24, 2013 11:40 AM To: 'Robert Gerads'; Tpalmgttist @csmcorp,net Cc: Mike Ridley; Pam Dudziak Subject: RE: FW: Lockheed Site Mr. Gerads, Thanks for copying us on your email to Mr. Palmquist. In addition to your prior email being an attachment to the APC packet and the fact that your testimony will be noted in the APC minutes, we'll include a copy of this email in the City Council packet when they hear this matter as well. Jon Jon Hohenstein - ICMA -CM l Director of Community Development City of Eagan City Hall 1 3830 Pilot Knob Road I Eagan, MN 55122 1 651 - 675 -5653 1 651- 675 -5694 (Fax) I Ihohenstein ancityofeagan.com qty of E kan THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the intended recipient. If you received this in error, please contact the sender and delete the e-mail and its attachments from all computers. From: Robert Gerads [mailto :robert.a.gerads @gmail.com] Sent: Wednesday, October 23, 2013 2:17 PM To: Tpalmquist @csmcorp.net; Jon Hohenstein; Susan.Feyder @startribune.com Subject: Fwd: FW: Lockheed Site Dear Tom Palmquist, Thank you again for the invitation join the Eagan City Planning Commission last night to learn more about the CSM plans for the Central Park Commons development. I appreciated the opportunity to speak to yourself, the commission, and your team of developers and engineers about my excitement and concerns for your current plans. I speak for many in the community when I say we are very excited about renovation of the old Lockheed Martin site and look forward to this area being an area that brings the community closer together. I was encouraged to hear that your current plans are still a work -in- progress and that you've identified the continued need to further define connectivity and a sense -of -place in the North East corner of the property and near the entrance to the Eagan Community Center. Reiterating my Concerns from last night's APC Meeting: i. The need for connectivity and a sense -of- place: A walking trail around the complex, a few random ponds and some bike racks does NOT accomplish this vital need. As Advisor Planning Commission member Jane Vanderpoel Gutknecht commented — very rarely does the City of Eagan have the opportunity to plan for property this central to the community. It's my opinion that CSM needs to better utilize ponds, fountains, public plazas, foot bridges, � (04 walking trails and natural foliage in the Northern'/ of the property to provide the Focal Point and Place-of-Community discussed in last nights meeting — as well as a natural blending with the Community Center, Central Park trails, parks and farmers market /festivals. I believe this would also help to create a lively and attractive - environment for restaurant tenants on the north end as well. Maybe the compromise - is to give CSM more freedom for larger or more lucrative retail buildings /parking in the lower 3/ of the property (which is already being designed for heavier vehicle traffic and presumably lower levels of foot - traffic). ii. Concern for Pedestrian Safety: I believe there is a STRONG need to eliminate /move the furthest North entrance to the Central Park Commons which will pose Safety Concerns near the Community Center and at the intersection of Pilot Knob & Central Parkway (a focused area of High Pedestrian, Bicycle, Jogging and Walking Traffic) from the neighborhoods to the North & East of the property. Many residents who frequent this community area travel by foot or bicycle and many with small children - a solution needs to be providedto connect the nearby residential neighborhoods with a safe path to get to Central Park area.As I expressed during last night's meeting crossing Pilot Knob to get to the Central Park is already very dangerous with the current traffic flows and will only be compounded with a retail complex of this magnitude. A painted cross -walk does NOT accomplish this. Eliminating this furthest North entrance — enhances saftey in high foot - traffic areas and also allows this space to be re- designed by CSM for Community Gathering areas or to help meet the 30% Green Space requirement. Again allowing for building compromise in areas of less pedestrian- traffic. iii. Building Aesthetics: When I look out my kitchen window while washing dishes - I will be staring at the 30 ft sign listing all the Central Park Commons tennants at Pilot Knob /Central Parkway. Again it's important that CSM designer put emphasis on blending with the surrounding infrastructure and take NO short -cuts to provide state -of -the -art aesthetics and unique and artistic Infrastructure, Sculptures and Landscaping. Anything resembling the Eagan Promenade will be a complete failure for the City of Eagan and it's Residents. I look forward to seeing CSM's updated plans and design on the City Council Meeting on November 19th. I'm confident your team of talented designers will be able to meet the needs of the community as well as those of your tennants. I also want to extend a personal invitation to you or any of your developers to visit my home, enjoy a beer, walk the Central Park trails with my family and visit with people in the community to better understand their ideas for connectivity. Sincerly, Robert Gerads 3181 Doneene Ln Eagan, Mn 55121 320 7237 -5149 (m) From: Tom Palmquist [mailto;Tpalmquist @csmcorp.net] Sent: Wednesday, October 09, 2013 4:51 PM To: Susan.Feyder @startribune.com; Robert Gerads Cc: Jon Hohenstein Subject: RE: Lockheed Site Thanks for the forward Susan. I predict that Mr. Gerads will be quite pleased with how well the Central Park Commons development will both provide a welcoming sense of place in the community, and satisfy unmet deeds for desired goods and services. (d5 Mr. Gerads — I would encourage you to attend the City of Eagan public hearing on October 22 to better understand how CSM's proposal will indeed integrate with the community, and if you deem appropriate, share your views publically with the Advisory Planning Commission. Thank you for your comments. TPP CS DEVELOPING REAL ESTATE FOR PEOPLE, PROPERTIES BUSINESS AND COMMUNITIES THOMAS P. PALMQUIST Vice President, Commercial Development CSM Corporation 1 500 Washington Ave. S., Ste. 3000 1 Minneapolis, MN 55415 Main: 612.395.7000 1 Direct: 612.395.70261 Mobile: 952.381.5538 1 Fax: 612.395.2748 Email: tpalmquist @csmcorp.net I www.csmcorp.net From: Jon Hohenstein [ mailto :JHohensteinOcityofeagan.com] Sent: Wednesday, October 09, 2013 2:22 PM To: Susan.FeyderC&startribune.com Cc: Tom Palmquist Subject: RE: Lockheed Site Susan, Thank you for the forward. We appreciate that too. Jon - - - -- Original Message---- - From: Feyder, Susan [Susan.Feyderastartribune.com] Received: Wednesday, 09 Oct 2013, 1:22pm To: Jon Hohenstein [JHohenstein @,cityofea ag n.com] CC: tpalmquist @csmeog.net [tpalmduistac csmeorp.net] Subject: FW: Lockheed Site \ (OI Jon /Tom — This reader said I should share this note with you guys, so that's what I'm doing. Nice to know there are young families so invested in the community. Susan From: Robert Gerads [ mailto:RobertG@itrgroupinc.com] Sent: Wednesday, October 09, 2013 1:15 PM To: Feyder, Susan Subject: Lockheed Site Thanks for your October 1St article on the Lockheed Martin old site. I know CSM has been working on plans for this location with city members — as a homeowner across the street I just thought I'd share with you a copy of my response to the article on Eagan Patch's Facebook page: As home owners across the street from the old Lockheed Martin site — it's important that whatever is built there compliments the beautiful walking/biking trails across the street near the Eagan Community center. My family frequents those trials and the park with our 2 yr old son and it would be great if they could accentuate that experience by developing a quaint retail /restaurant space that still promoted /provided a welcoming area for families and the communities to gather in their spare time. It would be great if they expanded the trails — leading to some -type of outdoor food -court/public gathering area on the North side of the development nearest to the community center. I think a Trader Joes could blend -in fine with other small boutique shops /restaurants to give it a welcoming feel and minimize traffic pollution — it really is a great piece of real estate. This 'area' is also where Eagan fireworks, parades, carnivals and weekly farmers market take place — I sincerely hope that factors into CSM's decision as well. My wife and 2 year old son would love if somehow a Caribou Coffee & Cherry Berry could fit into the equation! We are just one of the `hundreds' of families who walk this route to the trails /parks of the Eagan Community Center on a nightly basis. We are excited about them cleaning up the site and hope they put a greater emphasis and developing a space the add /not subtracts from the current development and beautiful walking trails /park. This part of your article couldn't be more accurate about the way that I and many of the families feel, "the new layout has places for pedestrians and bikers to enter and exit, with connections to destinations like the Eagan Community Center and Central Park. City planners and council members had expressed interest in making the new development easily accessible by foot, bike and public transit. Please, feel free to share with other City Council members or individuals from CSM as they continue to explore options for the site. 1 �q Robert Gerads I Sr. Technical Recruiter 2520 Lexington Ave South, Ste. 500 1 Mendota Heights I MN 55120 Office: 651 - 757 -4525 1 Fax: 651 - 757 -4545 1 Mobile: 320- 237 -5149 E -mail: robertg(a),itrgroupinc.com www.itrgroupinc.coml www.itr- mobilitv.com [to i r9toup This email has been scanned by the Symantec Email Security.cloud service. For more information please visit http : / /www.spnanteceloud.com This email has been scanned by the Symantec Email Security.cloud service. For more infonnation please visit http: / /www.symanteceloud.com This email has been scanned by the Symantec Email Security.cloud service. For more infonnation please visit http: / /www.symanteceloud.com M EXECUTIVE SUMMARY Purpose and Scope of Study Maxfield Research Inc. was engaged by the City of Eagan to conduct a market feasibility study evaluating the proposed concept plan as outlined by CSM Corporation for a commercial retail development known as Central Commons. This project is located on property at 3333 Pilot Knob Road (Lockheed Martin campus) in Eagan, Minnesota. Our research includes an analysis of the existing supply of retail real estate along with market conditions for retail uses. The market analysis focuses on the amount of development supportable on the subject property with attention given to a potential mix of retail categories based on the demographic characteristics and growth trends in the area. Site Location and Characteristics The subject property totals approximately 47.4 acres near the center of Eagan. The Site is located just west of I -35E. Yankee Doodle Road (County Road 28) borders the Site on the south and Pilot Knob Road (County Road 31) borders the eastern edge of the Site. Central Parkway circles around the north and west sides of the property. The property is developed with a 620,000 square foot multi -story office and laboratory facility occupied by Lockheed Martin, However, Lockheed Martin is phasing their operations out of this location and is expected to be completely removed from the building by the end of March, 2013. There are several large concentrations of retail services located within a five -mile radius. Eagan Promenade, Town Centre and Yankee Square are all situated around the intersection of I -35E, Yankee Doodle Road and Pilot Knob Road. Cedar Cliff Center and Cliff Lake Centre are situated approximately three miles south along I -35E. Mall of America is roughly a six mile drive from the Site. Access and Visibility Traffic at the intersection of Yankee Doodle Road and Pilot Knob Road declined modestly between 2000 and 2010 as construction of the ring road alleviated congestion at this intersection by providing alternative access to the shopping opportunities east of I -35E. Growth in AADT is expected to occur over the next 20 years. Pilot Knob Road is projected to receive an AADT increase of 21.0% north of Yankee Doodle Road and a 24.7% increase south of Yankee Doodle Road. Traffic on the section of Yankee Doodle Road east of Pilot Knob Road is expected to grow by 12.7 %. While visibility is excellent from the surrounding roadways, a 20 -foot change in elevation along between I -35E and Pilot Knob Road blocks visibility of the Site from 1 -35E. Demographic Overview The Central Commons Primary Market Area (PMA) is comprised of residents that would likely consider shopping at retail businesses located on the subject property. The PMA includes the Cities of Eagan, Apple Valley, Inver Grove Heights, Mendota Heights, Rosemount and Sunfish Lake. In addition, we identified Dakota County as the Secondary Market Area and the Seven - County Metro Area as the Tertiary Market Area. The retail concept proposed on the Central Commons Site will pull potential shoppers from these areas as well. MAXFIELD RESEARCH INC. I I MARKET STUDY SUMMARY — CSM (2011) EXECUTIVE SUMMARY As of 2010, the PMA contained 180,636 people and 69,748 households. Over the past decade, the population increased 9.2% while the number of households expanded 15.3 %. By 2020, the PMA is projected to add another 20,285 people and 9,297 households. The majority of the population growth is expected to occur in Rosemount, Inver Grove Heights and Apple Valley where there is more land available for development. W Between 2010 and 2020, Dakota County's population and household base are expected to increase +8.4% to 432,100 and +10.3 % to 167,700, respectively. As of 2010, the PMA contained 45.3% of the County's population, but it is expected to contain approximately 60.0% of Dakota County's population and household growth during the decade. Population in the Seven - County Metro Area is projected to increase 6.5% to 3,035,000 in 2020 while the number of households will grow by 7.8 %. An analysis of age distribution reveals the aging of the PMA population as the baby boom generation ages into their senior years. The age 65 and older population grew by 7,280 people between 2000 and 2010 for a 73% increase. The 55 to 64 cohort experienced the largest in- crease, growing by 10,378 people ( +87.2%). Looking ahead, the 65 to 74 and the 25 to 34 age cohorts are anticipated to experience the largest growth between 2010 and 2015, increasing by 4,118 people ( +41.1%) and 2,634 ( +11.1%), respectively. These gains will occur as the baby boom generation ages and as increased residential development activity creates housing opportu- nities for young families. Anticipated population growth in the younger age cohorts as well as the age 65+ cohort will create opportunities for a variety of retail services in the Central Com- mons Market Area. The 2010 median income in the PMA ($89,282) is 22.4% higher than the Metro Area median income ($72,949). Therefore, the Market Area is relatively affluent compared to the Metro Area, suggesting that households have more resources to devote toward retail services and goods. Employment By 2015, more than 4,000 jobs are forecast to be added in the PMA. Employment over the decade is anticipated to increase 15.1 % in the PMA, compared to 14.4% throughout Dakota County and 9.7% in the Seven - County Metro Area. Between 2000 and 2010, the PMA gained about 13,553 jobs ( +17.7%), with significant gains in the following sectors: Education and Health Services ( +8,848); Information ( +6,937); Trade, Transportation and Utilities ( +3,190); and, Financial Activities ( +2,773). Improved hiring in the region is generating a return to the workforce for many individuals who had previously stopped looking for work. Eagan's labor force expanded by 1.2% through the first nine months of 2011, the largest increase in the Central Cormnons Market Area. The labor force in Dakota County increased 0.7% while the Seven - County Metro Area experienced labor force growth of 1.0 %. Less than 14% of the workers in Eagan also live in Eagan, the remaining 86% commute from other communities. This indicates that the City of Eagan is a strong im- porter of workers. St. Paul, Minneapolis, Apple Valley and Burnsville round out the five most common home destinations for workers employed in Eagan. Eighty three percent of Eagan's residents work outside the City, with most commuting to Minneapolis for employment. Other top destinations include St. Paul and Bloomington, both of which are outside the PMA. MAXFIELD RESEARCH INC. 2 111 D EXECUTIVE SUMMARY Retail Sales and Consumer Expenditures Overall, residents from the Central Commons PMA are estimated to have spent approximately $2.4 billion on retail goods and services in 2010, excluding housing, finance /insurance, and travel expenditures as well as vehicle purchases. Average annual expenditures (excluding the categories mentioned above) are estimated to be $32,781 per household in the PMA. This compares to a Metro average of $27,793 per household in 2010. In virtually every product and service category, expenditures by PMA households are substantially higher than the national average and somewhat higher than the Twin Cities Metro Area. In 2010, the PMA had leakage in retail sales in nearly all retail industry groups except for Other Motor Vehicle Dealers, Electronics and Appliance Stores, Florists, Direct Selling Establish- ments, and Special Food Services. Highest leakage in retail sales occurs in Clothing Stores and Furniture Stores with factors of 74.0 and 60.0, respectively. Other sectors with high leakage include: Shoe Stores; Jewelry, Luggage, and Leather Goods Stores, and Specialty Food Stores. Considering the forecasted age distribution and household incomes of the PMA population, store types with high potential include: Clothing Stores; Furniture Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Personal Care Stores. Food Services and Drinking Places represent the largest number of retailers in Eagan at 29.2 %. Electronics and Appliance Stores represent 11.0% of all retailers in the City and Miscellaneous Store Retailers represent 10.5% of all retail businesses. By comparison, Food Services and Drinking Places represent 36.0% of all retailers in the Central Commons Area. Personal Care Services establishments are the second most common business in the area, at 9.0 %. Regional Retail Market Conditions After steadily increasing the past several years, retail market conditions seem poised for recovery as increasing employment and consumer spending will boost demand for retail space. The retail vacancy rate declined in the Metro Area from 7.3% at the end of 2010 to 6.3% during the third quarter of 2011. Regional centers posted the lowest vacancy rate in the Metro Area (3.3 %), while Neighborhood centers posted the highest (9.6 %). Southeast Submarket retail centers posted a vacancy rate of 5.2% in 2011, slightly higher than the previous two years. Regional centers posted the lowest vacancy rate at 2.4 %. Neighborhood centers posted a vacancy rate of 9.9 %, while community centers had a 4.3% vacancy rate. Maxfield Research indentified 29 retail centers with available space in the PMA. Combined, the spaces include nearly 3.1 million square feet posting a vacancy rate of approximately 8.3 %. With 1.2 million square feet of space, Eagan contains 37% of the inventory and 38% of the vacancy in the Trade Area. Apple Valley contains 36% of the inventory with 1.1 million square feet but only 22% of the vacancy. Much of the retail space in Eagan was built in the 1980's and 1990's when the city's population experienced rapid growth. Only two of the actively marketing properties were built in the past ten years. Diffley Marketplace and The Shoppes at Diffley Crossing both opened in 2008. These two projects are 1.6% and 6.5% vacant, respectively. MAXFIELD RESEARCH INC. 3 Grl EXECUTIVE SUMMARY Retail Development Potential Maxfield Research, Inc. expects that the Site can capture approximately 630,000 to 940,000 square feet between now and 2020. Recruiting a mix of retailers that provide goods and services not already present in the market will increase the likelihood that the higher end of this range can be achieved. Conclusions and Recommendations The Site has several characteristics that make it a strong location for a potential lifestyle /open -air center development as the term is defined by the Minnesota Shopping Center Association (MSCA), namely a "nonenclosed center that is 400,000 square feet or larger ". This definition provides the clearest basis for our analysis, but we make the distinction because the term "life- style center" by itself, is sometimes used to describe a particular subtype of open air center. The Site has this potential because it is situated in a solid existing retail trade area with high incomes, and is surrounded by other commercial uses as well as large employment centers. While the local retail market has been sluggish, it is exhibiting signs of improvement with gradually declining vacancy rates and increasing development activity. More retailers are seeking to expand into new locations and the grocery and general merchandise segment is performing particularly well. Consumer spending and retail sales trends in the PMA support a perception that Eagan is currently "under - retailed ". As of 2010, total leakage of retail expenditures from the PMA is estimated to be at 21 %, indicating a significant loss of potential sales outside the area. Lifestyle /open -air center development potential on the Site is high, and the risk of cannibaliza- tion can be minimized through targeted tenant recruitment efforts. The CSM proposal to develop between 480,500 and 525,000 square feet of retail space on the Site will fulfill between 50% and 56% of the projected demand by 2015. Considering the current leakage of retail sales outside the PMA, it appears that a summer 2014 delivery of the project can be supported as the right mix of tenants could satisfy demand that exists today. Inclusion of new retailers not already serving the local population will help reduce the leakage factor in the PMA as local residents begin making a portion of their purchases locally that were previously made outside the PMA. Leakage will also be reduced as residents from outside the PMA will travel to the proposed development due to the availability of a new variety of goods. The underlying effect of the increased traffic generated by the proposed development can strengthen the local retail market. While some existing tenants in the area may be interested in relocating into the new center, this risk can be nullified if the developer and City policy - makers collaborate to discourage this from happening. Additionally, there appears to be enough demand potential to fill the new center with a mix of retailers not already located in the area. Retail businesses with the greatest potential on the Site include: Clothing Stores; Furniture Stores; Shoe Stores; Jewelry, Luggage, and Leather Goods Stores; Specialty Food Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Per- sonal Care Stores. More detailed findings and recommendations can be found in the Conclu- sions and Recommendations section on pages 70 to 74 of this report. MAXFIELD RESEARCH INC. 4 t`"1 a PURPOSE AND SCOPE OF STUDY Purpose and Scope of Study Maxfield Research Inc. was engaged by the City of Eagan to conduct a market feasibility study evaluating the proposed concept plan as outlined by CSM Corporation for a commercial retail development known as Central Commons. This project is located on property at 3333 Pilot Knob Road in Eagan, Minnesota. CSM's proposal, as described in a planning report dated September 22, 2011, is to amend the land use designation on 41.2 acres of the 47.4 acre Site to Retail Commercial with the other 6.2 acres to remain in the Major Office land use classification. The conceptual site plan provided by the developer illustrates the construction of 480,500 square feet of commercial retail space in a multiple - building lifestyle /open -air center concept as the term is defined by the Minnesota Shopping Center Association (MSCA), namely a "nonenclosed center that is 400,000 square feet or larger ". This definition provides the clearest basis for our analysis, but we make the distinc- tion because the term "lifestyle center" by itself, is sometimes used to describe a particular subtype of open air center. A 75,000 square foot office development is planned for the 6.2 acres in the northwestern portion of the Site. It should be noted that consideration is also being given to the possibility of eliminating the office component from the development concept and increas- ing the amount of retail space on the Site to 525,000 square feet. The concept plan proposes to locate the buildings near the perimeter roadways, and the buildings will be designed with four -sided architecture. Retail development plans call for approximately 138,000 square feet of anchor space, 195,000 square feet of junior anchor space, 114,500 square feet of small shop space, and 33,000 square feet designated for restaurant use. CSM owns the property and has entered into a lease agreement with Lockheed Martin who will occupy the property through March 31, 2013. CSM would like to begin development of the project in April, 2013 with a project opening projected for spring of 2014. Their stated intent is to develop the project in one complete phase. Our research includes an analysis of the existing supply of retail real estate along with market conditions for retail uses. The market analysis focuses on the amount of development support- able on the subject property with attention given to a potential mix of retail categories based on the demographic characteristics and growth trends in the area. MAXFIELD RESEARCH INC. 5 kq�) CONCLUSIONS AND RECOMMENDATIONS Introduction The previous sections focused on the "demand" and "supply" factors for the retail real estate sector. Estimates of demand for retail uses on the subject property are based on projected growth for the Central Comrnons Market Area, changing demographic patterns, and projected market conditions for retail. Conclusions and Recommendations The following provides a summary of our findings and presents recommendations for a potential mix of tenants in the proposed development. • The Site has several characteristics that make it a strong location for a potential life- style /open -air center development. — Anticipated population growth in the younger age cohorts as well as the age 65+ cohort will create opportunities for a variety of retail services in the Central Commons Market Area. — The 2010 median income in the PMA ($89,282) is 22.4% more than the median income in the Metro Area ($72,949). Therefore, the Market Area is relatively affluent compared to the Metro Area, suggesting that households have more resources to devote toward re- tail services and goods. — Convenient access to I -35E and the region's interstate highway network along with heavy traffic volumes on the surrounding road network will be attractive to potential retailers. — The Site is situated in a solid existing retail trade area with high incomes, and it is sur- rounded by other commercial uses as well as large employment centers. The high con- centration of employees in Eagan provides a significant daytime population from which retailers can draw customers. — Limited visibility from I -35E as well as the Site's proximity to the Mall of America will pose challenges to the proposed development. • While the local retail market has been sluggish, it is exhibiting signs of improvement. — According to the latest MSCA report, development activity is beginning to gain steam and more retailers are seeking to expand into new locations. — The grocery and general merchandise segment is performing well and several retailers such as Walmart, Whole Foods, Trader Joe's, and ALDI are expanding locally. — After steadily increasing the past several years, retail market conditions seem poised for recovery as increasing employment and consumer spending will boost demand for retail MAXFIELD RESEARCH INC. 70 iris CONCLUSIONS AND RECOMMENDATIONS space. The retail vacancy rate declined in the Metro Area from 7.3% at the end of 2010 to 6.3% during the third quarter of 2011. Regional centers posted the lowest vacancy rate in the Metro Area (3.3 %), while Neighborhood centers posted the highest (9.6 %). — At 4.5% vacant, lifestyle /open -air centers have maintained higher occupancy than other centers throughout the Metro Area. Over 50% of the Metro Area's lifestyle /open -air cen- ter space is located in the northwest submarket, the bulk of which is situated in the Arbor Lakes area of Maple Grove. The southeast submarket contains 23% of the region's life- style /open -air center space with two centers located in Apple Valley and two located in Woodbury. — Nearly all of the lifestyle /open -air centers in the Metro Area are anchored by either a movie theatre, traditional department store, or big box format, such as; AMC Theatre; Walmart, Target, Home Depot, Kohl's, Costco, and Sam's Club. — Southeast Submarket retail centers posted a vacancy rate of 5.2% in 2011, slightly higher than the previous two years. Regional centers posted the lowest vacancy rate at 2.4 %. Neighborhood centers posted a vacancy rate of 9.9 %, while community centers had a 4.3% vacancy rate. Average rental rates in the Southeast submarket held firm over the past year, rising 0.4% to $16.35 per square foot. — With 1.2 million square feet of space, Eagan contains 37% of the PMA's inventory of actively - marketing properties and 38% of the vacancy. Many of Eagan's vacancies are located in older neighborhood centers where retailers are not as likely to expand. — Anecdotal evidence from interviews with retail brokers indicates that Eagan is currently "under- retailed" and that this Site has good potential for retail. Suggested uses include Target, mid- to upscale restaurants, and clothing stores — Broker interviews revealed that retailers are being extremely cautious in their decision - making, and leasing activity in the current environment is geared toward specific space availabilities. Retailers are no longer just seeking locations within a great market. Users are reluctant to sign leases unless they will be located in a prominent space that out - positions their competition. • Consumer spending and retail sales trends in the PMA support the perception that Eagan is currently "under- retailed ". — As of 2010, total leakage of retail expenditures from the Primary Market Area is esti- mated to be at 21 %, indicating a significant loss of potential sales outside the PMA. — Examining consumer expenditure data with retail sales data, we note that the largest leak- age rates occur in Clothing Stores and Furniture Stores with factors of 74.0 and 60.0, re- spectively. Leakage is occurring in nearly all retail sectors but other sectors with high leakage include: Shoe Stores; Jewelry, Luggage, and Leather Goods Stores, and Spe- cialty Food Stores. MAXI+IELD RESEARCH INC. 71 MIS- CONCLUSIONS AND RECOMMENDATIONS — Average annual expenditures are estimated to be $32,781 per household in the Central Commons PMA. This compares to a Metro average of $27,793 per household in 2010. In virtually every product and service category, expenditures by PMA households are substantially higher than the national average and somewhat higher than the Twin Cities Metro Area. — Because of growth in the PMA household base and accounting for inflation, PMA resi- dents are expected to increase their overall retail expenditures from $2.3 billion in 2010 to nearly $3.2 billion in 2020. The Central Commons development will likely attract stores in the previously - mentioned retail categories where leakage exists as the local population grows and development expands around the properties. • Lifestyle /open -air center development potential on the Site is high, and the risk of cannibali- zation can be minimized through targeted tenant recruitment efforts. — In total, we expect that the Site can capture approximately 630,000 to 940,000 square feet between now and 2020. Recruiting a mix of retailers that provide goods and services not already present in the market will increase the likelihood that the higher end of this range can be achieved. — The CSM proposal to develop between 480,500 and 525,000 square feet of retail space on the Site will fulfill between 50% and 56 % of the projected demand by 2015. Consid- ering the current leakage of retail sales outside the PMA, it appears that a summer 2014 delivery of the project can be supported as the right mix of tenants could satisfy demand that exists today. CENTRAL COMMONS DEMAND SUMMARY 2010 to 2020 Total Retail Sq. Ft. Supportable on Site 630,000 940,000 785,000 (minus) Proposed Project (2014 delivery) - 480,500 - 525,000 480,500 - 525,000 480,500 - 525,000 (equals) Remaining Demand Supportable = 2015 to 2020 1495500 - 105,000 459,500 - 415,000 304,500 - 260,000 — Inclusion of new retailers not already serving the local population will help reduce the leakage factor in the PMA as local residents begin making a portion of their purchases locally that were previously made outside the PMA. Leakage will also be reduced as residents from outside the PMA will travel to the proposed development due to the avail- ability of a new variety of goods. — The underlying effect of the increased traffic generated by the proposed development can strengthen the local retail market. While some existing tenants in the area may be inter- ested in relocating into the new center, this risk can be nullified if the developer and City policy - makers collaborate to discourage this from happening. Additionally, there appears MAXFIELD RESEARCH INC. 72 010 CONCLUSIONS AND RECOMMENDATIONS to be enough demand potential to fill the new center with a mix of retailers not already located in the area. • The proposed concept which includes anchor space, junior anchor space, small shop space, and restaurant uses fits well with the key elements of a successful lifestyle /open -air center. — In an effort to bring more traffic to the area and avoid cannibalization of existing sales, tenant recruitment strategies should focus on retailers providing goods not already of- fered at one of the existing retail centers in the Central Commons area of Eagan. — The tenant mix should include a variety of unique retailers that can pull shoppers from a large trade area and also generate repeat trips to the center. — Retail businesses with the greatest potential on the Site include: Clothing Stores; Furni- ture Stores; Shoe Stores; Jewelry, Luggage, and Leather Goods Stores; Specialty Food Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Personal Care Stores. — While leakage at Food and Beverage Stores is not high relative to other retail segments in the PNIA, leakage is occurring and grocery stores can generate steady traffic and are a fairly common tenant in lifestyle /open -air centers. Additionally, there are several grocery concepts such as Whole Foods, Trader Joe's, and ALDI that have been actively seeking expansion opportunities in the Metro Area. — Based on published rental rates at comparable lifestyle /open -air centers throughout the Metro Area, asking rents at the proposed development will likely be in the $20.00 to $30.00 per square foot range. Should market conditions tighten prior to opening, higher rents could be supported. By comparison, lease -up of the West End in St. Louis Park oc- curred in late 2009 with Rainbow Foods signing a lease for over 55,000 square feet of space with an initial rental rate of $21.50 per square foot. Smaller in -line tenants such as Jimmy John's, Noodles & Company, and Verizon Wireless signed leases ranging from $36.50 per square foot to $45.00 per square foot. Anthropologic signed an 11,000 square foot lease with a rental rate of $32.48 per square foot. — Including the office space in the overall development concept as initially proposed could support retail sales at the center by generating additional traffic in the area. If this con- cept moves forward, office tenants that can benefit from the exposure and parking pro- vided by the retail development should be targeted. Office tenants often found in retail environments include medical users, banks, financial advisors, insurance and real estate agents, and accountants. — Table 21 on the following page provides a sample list of larger (10,000 square feet or more) tenants within the retail categories mentioned above. These tenants are included on the list as they are reportedly considering expansion in Minnesota, they seek facilities in locations that meet the general profile of the subject property, and they are not cur- rently located in the Central Commons area of Eagan. MAXFIELD RESEARCI3 INC. 73 X1111 CONCLUSIONS AND RECOMMENDATIONS MAXFIELD RESEARCH INC. 74 V11� TABLE 21 SAMPLE LIST OF POTENTIAL TENANTS CENTRAL COMMONS c ,n -v,' Rtatl �� , Desrreci jig BuyBuy Baby -' Apparel - Childrens 28,000 - 60,000 Cabela's Sporting Goods 80,000 - 125,000 Gander Mountain Company Sporting Goods 65,000 - 85,000 Burlington Coat Factory Apparel - Family 60,000 - 80,000 Worldwide Sportsman Sporting Goods 80,000 - 300,000 Von Maur Apparel - Family 55,000 - 65,000 REI Sporting Goods 23,500 - 30;000 rue2I Apparel - Family 45,000 - 50,000 Sports Authority Sporting Goods 35,000 - 50;000 Sheplers Apparel - Family 35;000 - 45,000 Bass Pro Shops Outdoor World Sporting Goods 110;000 - 300,000 H &M Apparel - Family 15,000 - 40,000 Dick's Sporting Goods Sporting Goods 50;000 - 80,000 Famous Labels Apparel - Family 20,000 - 40,000 Sam Ash Music Musical Instruments 20,000 - 25,000 Forever 21 Apparel - Womens .30,000 - 80,000 Guitar Center Musical Instruments 10,000 - 16,000 A.C. Moore Arts & Crafts Crafts /Supplies 20,000 - 22,000 Toys'R' Us / Babies'R' Us Toys & Hobbies 64;000 - 77,000 Hobby Lobby Crafts/Supplies 55,000 - 60,000 Furniture Outlets USA Furniture 35,000 - 160,000 Jo -Ann Super Stores Fabrics / Sewing Supplies 14;000 - 30,000 Room & Board Furniture 20,000 - 50,000 Hancock Fabrics Fabrics/ Sewing Supplies 10,000 - 13,000 Jared The Galleria of Jewcl y Jewelry 6,000 - 6,500 A.J. Wright Department Store 24,000 - 26,000 Dave & Buster's Amusement 30,000 - 40,000 JCPenney Department Store 84,000 - 104,000 Urban Active Health /.Fitness /Nutrition 20,000 - 48,000 Loehmann's Department Store 20;000 - 30,000 Powerhouse Gym Health/ Fitness / Nutrition 20,000 - 40,000 Younkers Department Store 65,000 - 200,000 Club One Health / Fitness / Nutrition 15,000 - 50,000 Herberger's Department Store 65,000 - 200,000 Life Time Fitness Health / Fitness / Nutrition 90,000 - 143,000 Bon -Ton Department Store 65,000 - 200,000 LA Fitness Health/ Fitness/ Nutrition 25,000 - .60,000 Bergnees Department Store 65,000 - 200,000 Planet Fitness Health / Fitness /Nutrition 13;000 - 20,000 Boston Store Department Store 65,000 - 200,000 Ethan Allen Home Furnishings 18,000 - 25,000 Macy's Department Store 50,000 - 200,000 HOM Furniture Home Furnishings 50;000 - 100,000 Sears Department Store 90,000 - 190,000 La -Z -Boy Furniture Galleries 1lorne Furnishings 15,000 - 21,000 Dillard's Department Store 70,000 - 350,000 HomeGoods Home Furnishings 24;000 - 26,000 Carson Pirie Scott Department Store 65,000 - 200,000 Crate and Barrel Home Furnishings 10,000 - 34,000 Elder - Beerman Department Store 65,000 - 200,000 Pottery Bam Home Furnishings 10,000 - 30,000 Marshalls Department Store 29,000 - 31,000 Ashley Furniture Home Furnishings 25,000 - 60,000 Stage Stores Department Store 10,000 - 20,000 Bassett Furniture Home Furnishings 15,000 - 20,000 Bealls Department Store 10,000 - 20,000 West Elm Home Furnishings 10,000 - 20,000 Palais Royal Department Store 10,000 - 20,000 The Fresh Market Supermarket / Grocery Store 20,000 - 22,000 Goody's Department Store 10,000 - 20,000 Whole Foods Market Supermarket / Grocery Store 40,000 - 75;000 Target Hypermarket 100,000 - 178;000 Trader Joe's Supermarket / Grocery Store 10,000 - 14,000 Tuesday Morning Discount Department Store 8,000 - 25,000 Anthropologie Apparel - Aclivewear /Specialty 10,000 - 12,000 Saks Off Fifth Discount Department Store 10,000 - 50,000 Urban Outfitters Apparel - Activewear/Specialty 10,000 - 15,000 LLILt Calt - Neiman Marcus Outlet Discount Department Store 30,000 - 50,000 Source: Retail Lease Trac; Maxfield Research, Inc. MAXFIELD RESEARCH INC. 74 V11� MEMORANDUM TO: Mr. Jon Hohenstein City of Eagan FROM: Ms. Mary C. Bujold Maxfield Research Inc. RE: Assessment of Potential Demand for Additional Soft Goods Retail at the Cedar Grove Redevelopment in Eagan, Minnesota Introduction This memorandum discusses the potential demand for the additional of additional retail space in the form of an "outlet mall" that would be developed in the Cedar Grove area of Eagan, Minnesota. Specifically, the analysis addresses how the proposed outlet mall would complement the existing retail base in Eagan and the development of additional retail space planned for the intersection of Yankee Doodle Road and Pilot Knob Road. Brief Background of the Outlet Mall Manufacturers' retail outlets have come a long way in size, geographic reach, and popularity since men's - clothing -maker Anderson - Little opened the first non - factory- adjacent outlet stores in 1936. Until the 1970s, such outlets, inevitably single stores located far from primary retail centers, served mainly to dispose of excess or damaged merchandise. But since then, they have grown to include multiple manufacturer- branded and non- branded stores at the same site, great breadth of designer label offerings, and an increasing proportion of in- season alongside irregular and overstocked items. And these trends show in outlet stores' performance: manufacturers' outlets in the United States generated $15 billion annual revenue by 2003, which represented 250% of 1990 sales. Importantly, outlet malls' sales per square foot often outstrip those of conventional malls; shoppers spend up to 79% more per visit at outlets than regional malls and, though they are still typically located outside of city retail centers, outlet malls are moving closer to central commercial district. 1221 Nicollet Mall Suite 218, Minneapolis, MN 55403 (612) 338 -0012 fax (612) 904 -7979 www.maxfieldresearch.com MARKET STUDY SUMMARY — CEDAR GROVE (2012) jqq Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 2 These trends raise an important question: How viable a channel strategy is distribution through outlet stores in addition to primary retailers? With this exact query in mind, Kellogg School of Management marketing professor Anne Coughlan and co- author David Soberman presented several rationales for retail outlets, along with an assessment of their current state and future trends, in a 2005 article in the International Journal of Research in Marketing. A Case for Retail Outlets Coughlan and Soberman present several reasons that outlet stores are more than just "dumping grounds" for unforeseen overstocks, end -of- season leftovers, and damaged products. They cite research showing that the last category comprises only about 15% of all outlet merchandise. Rather, the authors state that a stronger rationale for outlets is that they actually "expand market coverage by serving a previously unserved set of consumers;" these buyers are typically too price- sensitive to frequent primary retail stores. As evidence for this reasoning, Coughlan and Soberman cite studies demonstrating that outlet malls attract segments that previously bought primarily unbranded items. Outlet stores are, in fact, a sound distribution channel for fashion and other merchandise. While Coughlan and Soberman acknowledge that manufacturers may use outlet malls in part to "challenge" their primary retailers' power or keep them in line by offering the same merchandise simultaneously through retailers and outlets, they also propose what is perhaps the strongest rationale for outlets: "manufacturers can use outlet retailing to implement simple market segmentation through dual distribution." In other words, while highly service - sensitive customers will continue to shop at primary retailers, those with less of a service focus will look easily past the no- frills environments of the outlets for their lower prices. Retail and the Current Recession In an uncertain economy, outlet malls are thriving by targeting price- sensitive fashion shoppers. Before the recession, many Americans satiated their desires for designer labels by tapping their credit cards and home equity lines. In these frugal times, Americans still want their polo shirts and designer denim. They are just unwilling, or unable, to pay much for them. "Americans are highly focused on price," said Lee Peterson, executive vice president of creative services at WD Partners, a retail design firm in Dublin, Ohio. "It is the No. 1 motivation when shopping. It's an American obsession." Instead of planning a once -a -year excursion, consumers are increasingly making outlet malls a part of their regular shopping routine. This shift in shopping behavior comes as traditional regional shopping malls are struggling. And it is prompting retailers and developers to take a fresh look at the outlet as a vehicle for growth. MAXFIELD RESEARCH INC. room Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 3 In the Chicago region alone, developers are working on separate transactions to develop three outlet malls, one each in Rosemont, New Lenox and Country Club Hills, totaling more than 1.5 million square feet. In addition, Simon Property Group Inc., owner of Chicago Premium Outlets, announced last week that it plans to add a 130,000- square -foot wing to the 440,000- square- foot Aurora Center, increasing its size by one -third to 570,000 square feet. The Aurora outlet is one of four Simon outlet malls nationwide slated to expand in 2012. The prospect of so much outlet mall development at one time is bound to lead to "site fights," according to Linda Humphers, who tracks the outlet mall industry for the International Council of Shopping Centers as editor of Value Retail News. By her count, there are about 300 brands operating outlet stores in the U.S. That means there is bound to be some overlap, as mall developers compete for tenants. "Everybody's planning outlet malls," said Humphers. "That doesn't mean everyone's going to build them. Retailers are not going to open that many stores." However, the economics of outlet malls are enticing. For retailers, operating an outlet store requires less investment than a traditional indoor shopping mall Outlet malls are typically on one level and outdoors, so lease rates are less expensive that at traditional indoor shopping malls. The common area assessments are also lower compared with traditional malls, since there are no elevators or escalators, no heat or air conditioning for large common area spaces and generally fewer frills in the mall. The stores themselves are also less highly designed. For developers, the revenue potential is hard to ignore. A healthy regional mall filled with full - price stores typically generates annual sales of $400 to $500 a square foot. But Chicago Premium Outlets in Aurora generates $700 a square foot, a figure that has been steadily climbing since the mall opened in 2004, according to Simon, the nation's largest shopping mall owner. Simon's top- performing outlet mall, Orlando Premium Outlets in Florida, generates $1,300 a square foot, on par with the best - performing, full - priced luxury malls in the nation. A Simon premium outlet typically attracts 5 million to 10 million shoppers per year. In another sign of the growing appeal of the outlet mall, Bloomingdale's and Lord & Taylor are jumping into the outlet market for the first time, after watching sales soar at Nordstrom Rack, Saks' Off Fifth and Neiman Marcus' Last Call outlets. Niche brands are opening outlets as well, most recently Not Your Daughter's Jeans, Vince Camuto shoes and Under Armour athletic wear. Given that about ten years ago department stores fought fiercely to keep branded outlet stores on the outskirts of major metropolitan areas, far away from the full -price collections that filled their traditional mall stores, the increase in manufacturers' strategy of "dual distribution" can actually help both stores in traditional malls and those at outlet malls. MAXFIELD RESEARCH INC. �B� Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 4 "We've all come out of the recession with this whole new awakening that maybe we've got to do things a little differently," said Michele Rothstein, senior vice president of marketing at Simon's Premium Outlets division in Roseland, N.J. "The brands recognize now more than ever that an outlet shop may be their first connection with the consumer." Alison Witkin, 45, visits Lighthouse Place, another Simon -owned outlet mall, in Michigan City, IN., whenever her family comes for a visit or she wants to pick up some end -of- the - season deals. The Valparaiso resident does most of her shopping at J.C. Penney and Kohl's but on occasion gets an itch to shop among higher -end brands at the outlet mall. "Every now and then I get the taste for something a little more up- market," said Witkin. "I'm not knocking J.C. Penney or Kohl's, because I've picked up some great things there, but it's nice to go to the smaller stores (at the outlet). I like to get the feel of a little more glamour." Even though outlet malls have been growing rapidly over the past ten years, they still represent a small part of the U.S. shopping landscape. There are approximately 325 outlet malls in the U.S., compared with 1,500 traditional shopping malls nationwide, according to the International Council of Shopping Centers (ICSC). Outlet malls comprise a small 1% of the total square footage of shopping centers nationwide, the trade group says. Meanwhile, some of the malls calling themselves outlets in reality are a hybrid of discount stores, regular -price stores and outlets. Earlier this year, Gurnee Mills, owned by Simon properties and located in the far northern suburbs, announced an unusual deal to bring department store Macy's as anchor of a new full -price wing. The full -price Macy's store, which is slated to open in 2013, would have been unthinkable when Gurnee Mills debuted in 1991. But today, Macy's, like many retailers, relies more heavily on in- house and exclusive brands than the big -name vendors that once populated its shelves. At the same time, popular brand names such as Coach and Banana Republic and many others create products specifically for the outlet stores that differ from the merchandise in their full - price locations, eliminating some of the conflict inherent in locating outlets close to full -price malls. As for the Chicago area's trio of planned outlet malls, all three projects were on the drawing board before the recession put a halt to development. If they are resurrected, they would mark the first major new shopping centers in the region since the Arboretum of South Barrington and Block 37 in the Loop. (Both of those malls, while still operating, ended up in foreclosure.) MAXFIELD RESEARCH INC. PN Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 5 The Spring Creek Outlets of Chicago is planned to go into a farm field in New Lenox near the interchange of Interstate 355 and U.S. Highway 6. The 550,000- square -foot, $225 million outlet center is scheduled to begin construction in the second quarter of 2012 and open in 2013. The outlet is expected to anchor a million- square -foot mixed development across from a new hospital. Another, 400,000- square -foot outlet mall is expected to open about 20 miles away from New Lenox in Country Club Hills at Interstates 80 and 57. The construction of Chicago Outlets at Country Club Hills is targeted to start next spring and open in 2013. The project has five signed leases so far: Esprit, Timberland, Levi's, Le Creuset and Perfumania, according to Steve Craig, president and CEO of Newport Beach, Calif. -based Craig Realty Group, who along with Chicago -based Capri Capital Partners LLC of Chicago is developing the project. A third area project is in the works for Rosemont — a two - level, 550,000- square -foot outlet mall called the Fashion Outlets of Chicago, across from the Muvico cinema complex. The developers are Coral Gables, Fla. -based outlet mall developer AWE Talisman LLC and Chicago - based Silver Rock Development Group LLC. The plans come as traditional shopping mall development slows. Since 2009, there have been only four traditional regional malls built in the U.S., according to the ICSC. The average vacancy rate at U.S. regional malls in the second quarter reached 9.3 percent, a 10- year high, according to Reis Inc., as the specialty chains that once populated their corridors — from Ann Taylor to the Gap — are closing stores and seeking smaller footprints. "People are flocking to these outlets," said Jeff Middlebrook, principal with Center Creek, one of the developers behind the Spring Creek Outlets. "They still want to wear the Polo guy or alligator on their shirt, but they don't feel special paying $80 at Macy's. But, they feel special paying $25 at the outlet mall. Brand consciousness still exists, but now, it is all about pricing." Niche Marketing and Dual Distribution Outlet malls have changed since they first started popping up in out -of- the -way sites around the country. While major retailers used to send over seconds or outdated fashions, many now manufacture items specifically for their outlets through separate "outlet divisions." It is believed that with different product lines being placed into outlet malls that retailers are no longer concerned about having an outlet store compete directly with their stores in traditional malls and shopping areas. MAXFIELD RESEARCH INC. v,O Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 6 Tanger Outlets describes the typical outlet shopper as distinctive. The majority of outlet shoppers are "affluent, well- educated working women, 25 -54, who are shopping for their favorite brands," a company release said. Discounts on brand names can run from 30% to 70 %, with merchandise coming directly from the manufacturer. Smaller community centers and lifestyle centers that are located near outlet malls may feel some impacts, but according to most developers, the impact appears to be minimal. The outlet mall tends to carry primarily branded merchandise. Outlet malls tend not to have many restaurants, if any, unlike most lifestyle centers. And, the impact on more traditional malls is also expected to be minimal because of the targeted customer base. According to the industry, customers are either a traditional shopper or an outlet shopper. Despite the general viewpoint that outlet malls do not impact traditional malls to any significant degree, there is still some uncertainty out there among retailers because locating in such close proximity to retail malls is a relatively new approach. Profitability of Outlet Centers Simon Property Group operates regional malls and 57 outlet centers across the country, including Williamsburg Premium Outlets, which has stores such as children clothing retailer The Children's Place and teen apparel chain Aeropostale. The company said that its total sales per square foot were up 9.4 percent to $513 for the three months ended June 30, 2011 over the same period last year. It is planning major expansions at four of its outlet centers in Seattle, Orlando, Chicago and Southern California, which will add over 450,000 square feet of space. Outlet mall developers see shoppers as re- emerging from the recession and returning to buying, but it is considered to be a new normal — one that focuses more on value. Tanger Factory Outlet Centers Inc., which owns or operates 37 outlet shopping centers in the U.S., reported on August 2, 2011 that its tenants' sales at stores open at least a year — a key indicator of a retailer's health — were up 6.8 percent over the previous quarter to $361 per square foot. Tanger is hearing from their retailers that the retailers' outlet stores are either the most profitable or one of the most profitable business units in their corporation. Now many apparel brands are relying on outlet divisions for growth. MAXFIELD RESEARCH INC. VFA Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 7 At Ann Taylor, revenue from its traditional stores open at least a year was up just 0.6 percent, while Ann Taylor Factory stores had a 6.5 percent increase. American Eagle recently indicated that 90% of the company's new locations will be outlet stores. Gap recently said it was increasing the number of new stores it plans to open in 2012 from 65 to 75, driven primarily by additional outlet store openings in North America. At Children's Place, the chain is rolling out its first clothing assortment made specifically for its outlet stores for back -to- school this year. When its manufacturing transition is complete, Children's Place expects up to 75% of the merchandise in its outlet stores will be made - for - outlet — a ratio that matches what many other companies are already doing. Draw Area for the Proposed Outlet Mall The draw areas of outlet malls can vary dramatically depending on where they are located. Many outlet malls draw from as far as 80 miles away. The proposed outlet mall is expected to draw primarily from the south, west and north in addition to capturing visitor traffic from the Mall of America. The closer the distance to Albertville Outlets, considered to its primary competitor, there will be greater overlap and if customers are in closer proximity to the Albertville Outlets, they are more likely to patronize the center closest to them. Developing more outlet malls and locating them closer to urban areas has reduced the amount of travel time that customers can expect to travel to reach an outlet center. The draw area for the proposed outlet mall is expected to be similar to that of the proposed CSM center. 1t is this area from which both centers can be expected to draw the majority of their customer base. However, based on the format of the outlet mall, it is our opinion that the outlet mall can be expected to draw from a somewhat broader area as its close proximity to the Mall of America and its similar focus toward fashion goods will give the outlet mall access to the significant tourist base that shops at the MOA. The map on the following page illustrates drive times from the Central Commons property, located within one mile of the proposed site for the Outlet Mall. As shown on the map, the Site can be reached within a 30- minute drive from much of the Metro Area. This 30- minute drive time reaches as far as Lino Lakes to the north, Hudson to the east, Wayzata to the west, and northern Rice County to the south. Although communities furthest to the north may choose to shop at the Albertville Outlets, in closest proximity to their place of residence, households in other areas of the Metro and within this 30- minute drive time are likely to consider shopping at the proposed Paragon Outlet center. MAXFIELD RESEARCH INC. kbs Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 8 Central Commons Drive Time MAXFIELD RESEARCH INC. W4 Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 9 Central Commons Market Area The above map shows the Primary Market Area (PMA), the Secondary Market Area (SMA) and the Tertiary Market Area (TMA) for the Central Commons Center. The proposed Paragon Outlet Mall is expected to draw from an area most similar to the Tertiary Market Area that is shown. As mentioned previously, the closer the market area extends toward the Albertville Outlet Mall, the more likely it will be that prospective customers would shop there rather than drive the additional time to Paragon. However, Paragon expects to also draw customers from further south partially into Rice County and Goodhue County because of its location at Cedar Avenue and Highway 77. MAXFIELD RESEARCH INC. t611 Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 41 The Avalon Group is marketing land in the TimberCrest at Lakeville development at 1 -35 and 185th Street for approximately 200,000 square feet of new retail development. They are targeting big box retailers as well as restaurants and specialty shops. Red Rock Territory is a proposed master- planned community by Stonehenge USA along 1 -94 near Manning Avenue in Woodbury. The retail portion of this project could accommodate up to 500,000 square feet of big -box, destination, grocery and restaurant space. Property known as the "Bus Barn" site located at the northeast corner of Snelling Avenue and 1 -94 near Midway Shopping Center in St. Paul has been conceptually planned for approximately 582,000 square feet of retail and entertainment space. This property is owned by the Metropolitan Council, and short term plans include using the site for bus parking and construction staging for the Central Corridor transit project through 2014. • As mentioned previously, tenants for these developments are unlikely to compete directly with tenants at the proposed Outlet Mall and are more likely to compete indirectly with the Central Commons development. Retail Development Potential Demand for additional retail space for the proposed Paragon Outlet Mall, measured in gross leasable space in square feet, is calculated in Table 20. The table combines demand information with supply to calculate the amount of retail space supportable for the proposed concept. Sources of data used in the calculations include the Metropolitan Council and Maxfield Research Inc. (household growth trends), ESRI (consumer expenditures). The demand calculation in Table 20 begins with an estimation of the expenditures by Twin Cities Metro Area residents for retail goods that are anticipated to be provided by the proposed Outlet Mall. The following points summarize the retail demand methodology. • Because of growth in the Twin Cities Metro Area (TCMA) household base and accounting for inflation, TCMA residents are expected to increase their overall retail expenditures from $2.9 billion in 2014 to nearly $3.7 billion in 2020. The Twin Cities Metro Area is expected to capture additional retail expenditures from other households coming into the area from other locations including greater Minnesota, other states and visitors to the Mall of America and other tourist attractions. For the purposes of this calculation, we estimate a surplus expenditure calculation of 20% coming into the TCMA from outside. As previously mentioned, the proposed Paragon Outlet Mall will attract "fashion" tenants whereby the manufacturers have specific merchandise that is dedicated to an outlet store versus their traditional regional mall or power center stores. MAXFIELD RESEARCH INC. M pg '0 Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 42 • As a result of the proposed development, surplus in the TCMA is expected to remain at par over the period at 20% to 2020. Examining consumer expenditure data with retail sales data, we note that the largest leakage rates occur in Clothing Stores and Furniture Stores with factors of 74.0 and 60.0, respectively. Other sectors with high leakage include: Shoe Stores; Jewelry, Luggage, and Leather Goods Stores, and Specialty Food Stores. Clothing and Shoe Stores, Leather Goods Stores and a few home furnishings stores are likely to be those most attracted to the proposed Outlet Mall and will expand the offerings in the City of Eagan with little to no negative impact on other retailers. • Store types with high potential include: Clothing Stores; Furniture Stores; Home Furnishings Stores; Sporting Goods, Hobby, Musical Instrument Stores; and, Health and Personal Care Stores. Again the proposed Outlet Mall will provide stores in the categories where there has been an identified gap. • Data indicates that, while sales surpluses exist in a few categories, a variety of retailers considering the subject property should be able to capture sales that are currently being transacted outside of the Eagan area. • The household base in the TCMA is expected to grow by 48,415 households between 2014 and 2020, an average of 8,069 households annually over the six -year period. The result will be growth in retail apparel and accessories and household textile expenditures by TCMA residents of $800 million from 2014 to 2020. • Growth in the number of households results in total "purchasing power" — or retail sales in the TCMA — of and estimated $2.3 billion in 2014 and $3.7 billion in 2020. • Using information obtained from national outlet retailers in other locations, we anticipate that the average retail sales per square foot at the proposed Outlet Mall would increase from about $350 psf in 2014 to potentially $400 psf in 2020. As of 2010, the overall average per square foot sales for outlet mall stores was $331 psf. The 2014 retail sales per square foot number reflects an estimate based on the performance of other recently constructed outlet malls in the Midwest and national figures for outlet stores located in outlet malls. Dividing purchasing power by average retail sales per square foot equates to total demand for about 8.3 million square feet of retail space in the PMA in 2014, increasing to about 9.1 million square feet in 2020 or a net gain of about 800,000 square feet over the six -year period. We estimate that the subject property can capture approximately 5% of the retail demand based on its location in the retail market area and its characteristics, resulting in demand from TCMA households for roughly 417,000 square feet in 2014, increasing to about MAXFIELD RESEARCH INC. Mr. Jon Hohenstein May 9, 2012 City of Eagan Page 43 456,000 square feet in 2020. The remaining 95% of retail sales will occur at locations throughout the Twin Cities Metro Area. • Due to the size and scope of the proposed retail development, the Site could also be expected to capture some additional demand from outside of the TCMA that is not accounted for in these figures. Because of its freeway access and location within Dakota County, we anticipate that the proposed Paragon Outlet Mall at Cedar Grove will be able to capture 5% of total current demand from the TCMA. The proposed Outlet Mall will have a draw that is regional in scope, one that will draw from the entire Twin Cities Metro Area and beyond. In total, we expect that the proposed Outlet Mall, which is expected to have approximately 400,000 square feet should be able to easily absorb this space by capturing slightly less than 5% of the potential demand for apparel and accessories and household textile expenditures in the region. Maintaining a capture rate of 5% should enable the Outlet Mall to increase its retail sales per square foot to $400 or slightly higher by 2020. Recruiting a mix of retailers that provide goods and services not already present in the market increases the likelihood that the higher end of this range can be achieved. MAXFIELD RESEARCH INC. We Mr. Jon Hohenstein City of Eagan May 9, 2012 Page 44 TABLE 20 DEMAND FOR RETAIL SPACE PARAGON OUTLET MALL 2014 to 2020 2014 2020 Trade Area (Metro Area) Households 988,885 1,037,300 (times) Annual HH Expenditures' $2,458 $2,935 (equals) Total Trade Area Expenditures $2,430,679,330 $3,044,475,500 (plus) % of Surplus coming into the Trade Area 20% 20% (equals) Total Expenditures in the Trade Area $2,916,815,196 $3,653,370,600 (divided by) Average Sales per Sq. Ft.2 $350 $400 (equals) Total Retail Space Demand 8,333,758 9,133,427 (times) %of Metro Demand Capturable 5% 5% (equals) Retail Space Supportable on Subject Site 416,688 456,671 1 Expenditures Inc IudeApparel and Accessories and Household Textiles 2 Esi mtate based on average retail sales per square foot of outlet stores in the country and recently constructed outlet malls in the Chicago area. Sources: Maxfield Research Inc.; ESRI, Metropolitan Council; ICSC; Value Retail News MAXFIELD RESEARCH INC. `1 City Council Meeting Minutes October 4, 2011 5 page COMPREHENSIVE GUIDE PLAN AMENDMENT — CSM EAGAN, LLC A COMPREHENSIVE GUIDE PLAN AMENDMENT FOR A PORTION OF THE PROPERTY FROM SA- MO, SPECIAL AREA — MAJOR OFFICE, TO SA -RC, SPECIAL AREA — RETAIL COMMERCIAL LOCATED AT 3333 PILOT KNOB ROAD City Administrator Hedges introduced the item regarding a Comprehensive Land Use Guide Plan Amendment from Special Area -Major Office to Special Area- Retail Commercial upon approximately 41.2 acres of a 47.4 acre site located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2 "d Addition and part of Lot 2, Block 1, Unisys Park 2 "d Addition lying southerly and easterly of Central Parkway, City Planner Ridley gave a staff report and noted key issues. Community Development Director Hohenstein gave additional background on the property and identified the planning development process. Tom Palmquist of CSM Development was present and gave an overview of CSM and answered questions of the Council. A discussion was held by the City Council and staff. Mayor Maguire commented on his vision of a marquee destination experience of retail development. The Council further discussed priorities and themes relative to the central commons area. There was consensus by the Council to direct the preparation of a Retail Market Study. Councilmember Bakken moved, Councilmember Fields seconded a motion to direct staff to submit to the Metropolitan Council a Comprehensive Land Use Guide Plan Amendment from Special Area -Major Office to Special Area- Retail Commercial upon approximately 41.2 acres of a 47.4 acre site located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2" d Addition lying southerly and easterly of Central Parkway. Aye: 5 Nay: 0 LEGISLATIVE /INTERGOVERNMENTAL AFFAIRS UPDATE There were no items for discussion. There were no City Council comments. There were no visitors to be heard. CITY COUNCIL COMMENTS VISITORS TO BE HEARD ADJOURNMENT Councilmember Tilley moved, Councilmember Hansen seconded a motion to adjourn the meeting at 9:10 p.m. Aye:5 Nay :0 Date Mayor k'a City Council Meeting Minutes February 8, 2012 7 page COMPREHENSIVE GUIDE PLAN AMENDMENT — CENTRAL PARK COMMONS2 CSM, INC./THOMAS PALMQUIST City Administrator Hedges introduced the item regarding a comprehensive guide plan amendment to change the land use designation of 6.2 acres from SA -MO, special area -major office to SA -RC, special area - retail commercial for Central Park Commons2 located at 3333 Pilot Knob Road. City Planner Ridley gave a staff report. Tom Palmquist, representing CSM, Inc., was present to answer questions of the Council. The City Council briefly discussed the request from CSM requesting a change in land use designation from SA- major office to SA- retail commercial and noted that their action was not to approve the amendment at this time. Councilmember Fields moved, Councilmember Bakken seconded a motion to direct staff to submit to the Metropolitan Council a Comprehensive Guide Plan Amendment to change the land use designation fi•om Special Area — Major Office, to Special Area — Retail Commercial upon approximately 6.2 acres located in the northwest portion of a 47.4 acre site located at 3333 Pilot Knob Road, legally described as Lot 1, Block 1, Unisys Park 2" d Addition and part of Lot 2, Block 1, Unisys Park 2" d Addition lying southerly and easterly of Central Parkway. Aye: 5 Nay: 0 Councilmember Hansen moved, Councilmember Tilley seconded a motion to waive the adjacent community 60- day review and comment period for the Comprehensive Plan Amendment. Aye: 5 Nay: 0 ORDINANCE AMENDMENT — CITY OF EAGAN / AMUSEMENT DEVICES City Administrator Hedges introduced the item regarding an ordinance amendment to Chapter 11, Section 11.30 and 11.60 relating to amusement devices and stated this item is being asked to be continued to the February 21, 2012 City Council agenda. Mayor Maguire moved, Councihmember Tilley seconded a motion to continue the ordinance amendment to City Code Chapter 11, Sections 11.30 to 11.60 regarding amusement devices to the February 21, 2012 City Council agenda. Aye: 5 Nay: 0 LEGISLATIVE /INTERGOVERNMENTAL AFFAIRS UPDATE There were no items at this time. There were no items at this time. There were no visitors to be heard. ADMINISTRATIVE AGENDA VISITORS TO BE HEARD ADJOURNMENT Councilmember Fields moved, Councilmember Tilley seconded a motion to adjourn the meeting at 9:10 p.m. Aye:5 Nay :0 Date Mayor Advisory Planning Commission September 27, 2011 Page 5 of 7 C. Central Park Commons Applicant Name: CSM Eagan, L.L.0 Location: 3333 Pilot Knob Road; Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, lying easterly and southerly of Central Parkway Application: Comprehensive Guide Plan Amendment A Comprehensive Guide Plan Amendment for a portion of the property from SA -MO, Special Area - Major Office to SA -RC, Special Area - Retail Commercial. File Number: 09- CG- 02 -08 -11 Member Dugan stated he will be abstaining from voting on the item;;; Planner Dudziak introduced this item and highlighted the infotp at1016 presented in the City Staff report dated September 22, 2011, Tom Palmquist, CSM Vice President of Commercial Development, provided;a:brief company history and explained the amount and type of devels'pment CSM has in Eag0b,and the metro area. He stated they are very excited about the:oppprtunity the subject site pre`'sents. He also introduced his team and discussed how the City's -,oMprehens ve Plan and the Central Commons Special Area guided their approach to tlie reuse, -,4J a property. Member Vanderpoel asked why housiN..' s not a compo' qqt, of the proposal. Mr. Palmquist responded that the locatioh,:',at th6145rsection ofrttn Q.county roads was the primary factor in not including housing andadded thpt`a >desire notito compete with the City's priority for attached housing.ih the Cedar Gr:'pve Redevelopment District was also a factor, Chair Heaney opened ti e public hewing. Doug Sailor, Principal of;MidAmerica Real Estate, which manages Eagan Promenade, Eagan Town Centre and Northwood Court, spoke on k�ehatf`of those owners and stated strong support for :both GSM and'th re developmerit'of. "the Lockheed Martin property as retail. He stated concern onlyl6r•the amount of retail being proposed. He briefly summarized the impact the recent'economic down turn`has had on shopping centers and the market values and sustariability of same. Chair Heaney asked Mr. Saitor to clarify his concerns. Mr. Sailor stated his point was that the City should pay :attention to the. overall scale of retail that may be permitted at the subject site in order to avoid over building which could result in empty boxes in the future, at this site or elsewhere in the'cbmmun ty Member Piper disclosed "that his firm has done work for CSM in the past, most recently in 2009. However, he was not involved and does not see a reason to abstain, There was discussion on the process of considering Comprehensive Plan amendments and development applications, and whether a retail market study would help address Mr, Sailor's concerns and retail activities. Members Piper and Supina stated their support for a Market Analysis to help determine what amount retail could be supported on the site and in the general trade area. 1PAL1 Advisory Planning Commission September 27, 2011 Page 6 of 7 Member Filipi asked how the breakdown of office versus retail was established. Member Supina asked for clarification on what was meant by `new spending' in the CSMnarrative. Member Piper asked whether there was market support for the portion of the site proposed to be retained for office use. Mr. Palmquist explained that the tenants had not been determined but marketing for a variety of uses continues. He stated he had never worked on a project with this,,rnuch user interest. He stated the proposal lines up well with the Comprehensive Plan, disp�ssed potential for multiple uses; and stated there has been interest expressed for retail ando#fice. He also explained that their redevelopment vision for the site will attract buyers /shoppers that, currently go elsewhere to shop and attracting these customers to the Central Area will benefit all:'retail and service providers in this general area. He further stated that CSM.has prospective tenants for an office building of the scale proposed, including a division of.LQekheed Martin that wi.1i remain in Minnesota, and that the company would like to acq Mr iodate those tenants -4f1his site or elsewhere in Eagan and that informed the size of'th'e'proposed Retail Commercial area and area to remain designated Major Office There being no further public comment, Chair Heaney'clase.01he public hearing and turned the discussion back to the Commission. Member Filipi moved, Member Piper secpndea a fnoti,on to recommend approval of a Comprehensive Guide Plan Amendment to change the land uss';ciesignation from Special Area — Major Office to Special Area — Retail Commercial upon approximately 41.2 acres of a 47.4 acre site bounded by-:`Yankee;;:Doodle Road.toane south, Pifot'i<nob Road to the east, and Central Parkway to theiorth and vilest, legally= :described as Lot 1, Block 1, Unisys Park 2 "d Addition and part of: -1 b.t 2, Block 1, lJoisys Park '`2nd Addition lying southerly and easterly of Central Parkway. Following the motion, Member riper stated lira opinion that a market analysis study is very important fo.r future consideration of the redevelopment of the property. Member Supina stated iliat,the Central Commons Special Area Plan calls for pedestrian friendly development and he believes the conceptual plans need to do a better job of reflecting that goal and vision; The Advisory Planning Commission strongly recommended that a market study be done All voted in favor. Motion -- carried 6 -0. Member Dugan abstained from voting on this item. ME- Advisory Planning Commission January 24, 2012 Page 12 of 15 F. Central Park Commons 2 Applicant Name: CSM Eagan, LLC Location: 3333 Pilot Knob Road; Application: Comprehensive Guide Plan Amendment A Comprehensive Guide Plan Amendment to change the land use designation of 6.2 acres from SA -MO, Special Area -Major Office to SA -RC, Special Area - Retail File Number: 09- CG- 04 -12 -11 Member Dugan will abstain from voting on this Item. Planner Dudziak introduced this Item and highlighted the information presented in the City Staff report dated January 18, 2012. She noted the background and history. There was discussion on the market study completed and shared with the City Council and the applicant. Applicant Tom Palmquist, CSM Eagan, LLC, stated he was available for questions Chair Heaney opened the public hearing, There being no public comment, Chair Heaney closed the public hearing and turned the discussion back to the Commission, Member Piper asked if impacts on office space in Eagan were analyzed, City Planner Ridley stated the City Council was interested in whether or not the City could absorb additional retail in this area and the effect converting this site to retail would have to existing retail in this immediate area as well as City -wide; therefore, the impact on office space was not analyzed, Ridley further stated office and industrial land are the most abundant of available land in Eagan, therefore removing office space from this area was not anticipated to negatively impact office space in other parts of the City. Mr, Palmquist stated they looked at existing inventory of office space in the area and the market driven solution for redevelopment of the property would be to convert the use from office to retail, He stated alternative uses for the property were also reviewed, Member Supina asked if the proposed amendment furthered the City's goals based on the Central Commons Special Area, City Planner Ridley explained the general goals for the Special Area, Chair Heaney asked about the possibility of any housing on the site, City Planner Ridley explained that housing was not being contemplated for the site nor had it ever been considered in the history of the parcel. Member Filipi moved, Member Jansma seconded a motion to recommend approval of a Comprehensive Guide Plan Amendment to change the land use designation from Special Area - Major Office to Special Area - Retail Commercial upon the northwesterly approximately P4 Advisory Planning Commission January 24, 2012 Page 13 of 15 6.2 acres of a 47,4 acre site bounded by Yankee Doodle Road to the south, Pilot Knob Road to the east, and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2 d Addition lying southerly and easterly of Central Parkway. Member Piper stated disappointment that there was not a formal study on impacts on office space. Member Supina stated he will vote against approval because he believes converting this 6.2 acres from office to retail moves further from the stated goals of the Central Commons Special Area, Member Heaney shared Member Supina's concerns and stated he will also vote against approval, Aye; Members Jansma, Piper and F'illpi. Nay; Chair Heaney and Members Supina and Vanderpoel. Motion failed. Member Dugan abstained from voting on this item. VYI PLANNING REPORT CITY OF EAGAN REPORT DATE: January 18, 2012 APPLICANT: CSM Eagan, LLC PROPERTY OWNER: CSM Eagan, LLC REQUEST: Comprehensive Guide Plan Amendment LOCATION: 3333 Pilot Knob Road CASE: 09- CG- 04 -12 -11 HEARING DATE January 24, 2012 APPLICATION DATE: Dec, 21, 2011 PREPARED BY: Pamela Dudziak COMPREHENSIVE PLAN: SA -MO, Special Area - Major Office ZONING: RD, Research and Development SUMMARY OF REQUEST CSM Eagan is requesting a Comprehensive Guide Plan Amendment to change the land use designation from Special Area — Major Office, to Special Area — Retail Commercial upon approximately 6.2 acres located in the northwest portion of a 47.4 acre site bounded by Yankee Doodle Road to the south, Pilot Knob Road to the east and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2" d Addition and part of Lot 2, Block 1, Unisys Park 2"a Addition lying southerly and easterly of Central Parkway, AUTHORITY FOR REVIEW The city's Comprehensive Guide Plan was prepared pursuant to Minnesota Statutes, Section 473.864. As defined by statute, the Land Use Plan is a guide and may be amended from time to time as conditions change, The city's Guide Plan is to be implemented by official controls such as zoning and other fiscal devices. The creation of land use districts and zoning is a formulation of public policy and a legislative act. As such, the classification of land uses must reasonably relate to promoting the public health, safety, morals and general welfare. When a change to a city's Comprehensive Guide Plan is requested, it is the city's responsibility to determine if the change is in the best long -range interests of the city, The standard of review of a city's action in approving or denying a Comprehensive Guide Plan amendment is whether there exists a rational basis. A rational basis standard has been described to mean having legally sufficient reasons supportable by the facts which promote the general health, safety and welfare of the city. � o. Planning Report — CSM, Central Park Commons January 24, 2012 Page 2 BACKGROUNWHISTORY The balance of the subject site was before the City in 2011 with a proposal to change the land use designation of 41.2 acres from Major Office to Retail Commercial. With that proposal, the northwest 6.2 acres of the 47.4 acre site were proposed to retain the Major Office land use designation. A public hearing was held by the Advisory Planning Commission, and the City Council directed that proposal be sent to the Metropolitan Council for review. The Metropolitan Council has completed their review of the proposed change to 41.2 acres and given approval for the City to implement the land use amendment, The City Council has not yet taken action to implement the change in land use designation; that would be done at such time as the City Council may approve a specific development plan. In anticipation of a specific development proposal, preparation of an Environmental Assessment Worksheet, a Traffic Study, and a Retail Market Study have all been initiated or completed. Results from the Retail Market Study indicate that the entire 47.4 acre site "can capture 630,000 to 940,000 s.f. of retail commercial development of between now and 2020;" In addition, the draft EAW and Traffic Study to date indicate that the impacts from additional retail commercial development and improvements necessary to accommodate it at this location are minimal. Comprehensive Land Use Guide Plan — The property is located in the Central Commons Special Area and within the Special Area, is designated for Major Office use. This area surrounding the convergence of I -35E, Pilot Knob Road and Yankee Doodle Road was first established as the Central Area in a Small Area Land Use Plan in the mid- 1990s. In subsequent updates to the City's Comprehensive Guide Plan, land use designations were modified and the land use designation of the subject site changed from R &D, Research and Development, to O /S, Office /Service. In 2010, this Special Area was updated as Central Commons and the property was given a land use designation of MO, Major Office. Zoning — The Property is currently zoned RD, Research and Development. The RD zoning was established in 1966. Prior to that the property was zoned Agriculture. EXISTING CONDITIONS The 6.2 acre site is located in the northwest portion of a 47.4 acre site containing a multi -story office and laboratory facility of approximately 620,000 s.f. The 6.2 acres is developed with a surface parking lot serving that existing building. Access is provided from Central Parkway. Existing vegetation includes landscaped areas of turf grass, native plantings, and landscape trees in green spaces and parking islands. Subdividing and replatting of the property will be required as part of the proposed redevelopment of the site. Mq Planning Report — CSM, Central Park Conunons 2 January 24, 2012 Page 3 SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property; EVALUATION OF REQUEST Proposal - The applicant has submitted this proposal to amend the land use designation of the northwest 6.2 acres of a 47.4 acre site to be Retail Commercial. This proposal follows an earlier proposal to change the land use designation on the other 41.2 acres to Retail Commercial. It is the applicant's intent to redevelop the entire 47.4 acre site in a cohesive manner. As such, some of the evaluation contained here is a summary and reiteration of what was already considered with the prior proposal and a more detailed analysis can be found in that report. The prior proposal anticipated redevelopment of the northwestern 6.2 acres of the larger 47.4 acre site with up to 75,000 s.f. of multi -story office. With the current application, a conceptual development plan was provided for the 6.2 acre site which identifies the constiuction of an additional approximately 63,000 sq. ft, of commercial retail space in multiple buildings and shows how that might fit with the proposed retail commercial redevelopment on the rest of the 47.4 acre site. The action to be considered in this application is whether to allow the change in land use designation from Major Office (MO) to Retail Commercial (RC) for 6.2 acres to be consistent with the pending amendment for the larger area. If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision. Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this time. The existing Major Office land use designation is intended to provide a mix of corporate office buildings, research and development facilities, educational /vocational institutions, and hotels. The proposed Retail Commercial land use designation is intended to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services. Existing Use Zoning Land Use Designation North Central Park Park SA -Park, Open Space and Recreation East Commercial — office LB, Limited Business and SA -0 /S, Office /Service and restaurant PD, Planned Development South Multi -story office — RD, Research & Development SA -RC, Retail Commercial proposed Retail Commercial West lArgosy (Vocational RD, Research & Development SA -MO, Major Office Technical School) EVALUATION OF REQUEST Proposal - The applicant has submitted this proposal to amend the land use designation of the northwest 6.2 acres of a 47.4 acre site to be Retail Commercial. This proposal follows an earlier proposal to change the land use designation on the other 41.2 acres to Retail Commercial. It is the applicant's intent to redevelop the entire 47.4 acre site in a cohesive manner. As such, some of the evaluation contained here is a summary and reiteration of what was already considered with the prior proposal and a more detailed analysis can be found in that report. The prior proposal anticipated redevelopment of the northwestern 6.2 acres of the larger 47.4 acre site with up to 75,000 s.f. of multi -story office. With the current application, a conceptual development plan was provided for the 6.2 acre site which identifies the constiuction of an additional approximately 63,000 sq. ft, of commercial retail space in multiple buildings and shows how that might fit with the proposed retail commercial redevelopment on the rest of the 47.4 acre site. The action to be considered in this application is whether to allow the change in land use designation from Major Office (MO) to Retail Commercial (RC) for 6.2 acres to be consistent with the pending amendment for the larger area. If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision. Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this time. The existing Major Office land use designation is intended to provide a mix of corporate office buildings, research and development facilities, educational /vocational institutions, and hotels. The proposed Retail Commercial land use designation is intended to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services. Planning Report — CSM, Central Park Commons January 24, 2012 Page 4 According to the applicant's narrative, the redevelopment plan for this site would be "consistent with the Goals and Objectives of the Central Commons Area Plan and the submittal narrative provided for the previous proposal on the 41.2 acres. To reiterate the principles in that prior narrative, the applicant intends to provide a "pedestrian friendly, inixed use project" that is' "noticeably different than existing retail hubs in the area" with "high - duality integrated building design." The referenced narrative also describes the use of plazas and conunon areas, sculptures, and entry monuments to further define a sense of place, and the use of ponding as site amenities, as well as detailed descriptions with regard to site layout, building design, vehicular and pedestrian circulation, and parking. Environmental Impacts - Redevelopment of the site will be subject to City's post - construction standards (City Code §4.33) for storm water management and water quality control. There are no existing wetlands, and vegetation consists largely of turf grass and landscape trees with some naturalized areas. An existing deferment agreement requires payment of City storm water trunk fees with redevelopment of the site. The proposal for Retail Commercial land use is consistent with Airport Noise Policy Zone 4. A draft EAW evaluation which has already been done includes the alternative scenarios for this 6.2 acres Infrastructure Impacts — The primary access for redevelopment of the subject site will be to Central Parkway, Central Parkway is part of the Ring Road which connects land uses, and provides access and alternative circulation to the congested Pilot E nob Road/Yankee Doodle Road intersection. The final segment of the Ring Road (the Duckwood Dr. overpass) was completed and opened late in 2011. Any redevelopment of the site will be required to install an 8 -feet wide blacktop trail along the east and south sides of Central Parkway. A comprehensive traffic study for the area was prepared based on the earlier proposal to redevelop the 47.4 acres site with 41.2 acres of retail commercial uses. Although the full traffic study is not complete, some improvements to the transportation system will be needed to accommodate the development. The developer may be asked to make a contribution for such improvements. The level of contribution will be addressed as the details of the development are presented. Existing water main and lateral and trunk sanitary sewer lines are of sufficient size and capacity to accommodate the proposed change in land use for redevelopment of the property. Comprehensive Land Use Impacts - Commercial /industrial land uses comprise approximately 31% of the City's non - residential land. Such uses include both the Major Office and Retail Commercial designations. The subject site is located within the Central Commons Special Area and the City's Comprehensive Guide Plan includes specific goals and policies for the Special Area as an active, mixed use and walkable destination. This proposal should be evaluated on how well it achieves this vision and conforms to these policies, as well as its context both within Eagan and the Central Area. ao Planing Report — CSM, Central Park Corrnnons 2 i January 24, 2012 i Page 5 Comprehensive Guide Plan Goals and Policies —The City Council's prior direction to consider a Retail Commercial land use designation on 41.2 acres of the 47.4. acre site is supported by the Comprehensive Guide Plan's policies which state that the City will "strive to retain, expand and diversify retail and service opportunities for Eagan residents, employees and businesses" both to support a diverse tax base and to maintain a high quality of life. This proposal contemplates an additional 6.2 acres of retail commercial redevelopment on the 47.4 acre site. Economic Development Impacts - The Retail Market Study found that a retail development of this size can be absorbed without negative impacts to other retail in the Central Area and if the developer delivers unique, destination uses the entire retail node will benefit from retaining and drawing retail customers that currently shop outside of the City to meet certain needs. Parks and Recreation - Redevelopment of the site may be subject to current park dedication requirements at the time of subdivision and rezoning. Any internal trail system of the redevelopment of the entire 47.4 acre site should include segments with a hierarchy of purpose and finiction to accommodate users with both a transportation and recreational purpose, Redevelopment may reduce overflow parking opportunities for the Fourth of July celebration held at Central Park and alternative overflow parking will need to be explored. Plaza areas shown in the submitted Concept Plan should consider impacts and opportunities associated with general public use. Redevelopment of the site provides opportunities to achieve a high quality appearance for a highly visible site by enhancing existing landscapes and incorporating creative design and use of appropriate species. SUMMARY OF FINDINGS CSM is requesting a change in land use designation from SA -Major Office to SA- Retail Commercial upon approximately 6.2 acres of a 47.4 acre site located at the northwest corner of Yankee Doodle and Pilot Knob Roads. This application follows an earlier proposal to amend the land use designation upon the other 41.2 acres of this 47.4 acre site. The draft EAW, Traffic Study and Retail Market Study have been done and all contemplate redevelopment of the entire 47.4 acre site. The proposed change from office to retail commercial upon the northwesterly 6.2 acres of the larger site does not change the findings of these studies. ACTION TO BE CONSIDERED To recommend approval of a Comprehensive Guide Plan Amendment to change the land use designation from Special Area - Major Office to Special Area - Retail Commercial upon the northwesterly approximately 6.2 acres of a 47.4 acre site bounded by Yankee Doodle Road to the south, Pilot Knob Road to the east, and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2" d Addition and part of Lot 2, Block 1, Unisys Park 2"d Addition lying southerly and easterly of Central Parkway. aaa Location iV�ap 9 R Pilot�Knob eartc � �' .- ..— •-��(� br b� L nd iY ® ®la ® ® ® AM RD , r\ • ��t ( 4i. ��. 1 bJ IL.4 � F �=C } } .. k�- � SAIL \I f f SJI� 7• i -1. • � Y� s L➢as«}a) 2 'E+\T -I ¢ F6i ;l � � +k NA ww+wYxxwxwrwxx�:V`ub Map Area Extent } c .�4 r A' }1CetTtraPark Park�+s;! Ise. a I Y D 4`: MARICpE�OR itdjE r [` - $ +yIS:Ntioo+ y.': i 011. 5,�rf-'' CJ y � 4� 1`` • . pR YR Subject Site o NKEE DOODLE ROAD ° ° "" ° " °` O17F1 t Y f�ilti RD;ZB ji"RtJftl'B CJ R. �s��c a \ r,+ Park � � >� •*�7 .� �+ 4 Main m Feet Project Name: Central Park Commons 2 0 500 1,000 2,000 Request: Comprehensive Guide Plan Amendment Legend Case Nos.: 09•CG44 -12 -11 .�p�a �C11,1210 City Boundary Parcels ti?at�:a Parks Buildings N City Eaph of i Current Zoning and Land Use Map City o� �a�a� Application: CSM - Central Park Commons 2 Type: Comprehensive Guide Plan Amendment Case No.: 09- CG- 0412 -11 Zoning ning RD - Research & Development Land Use Plan SA /MO - Special Area /Major Office A N 0 300 600 1,200 Feet pq R -4 O R -4 P z Subject Site RPM P p PD c-- ro O MARICE DR RD z z Q �i U B RD A PD R- ? 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L.IgD.S,r rq.a. L.1.Ya0.,dr rn" EXISTING CONDITIONS w o ule, Dn mrla sAV 5 y me +nerr Dr "err rm r .rr tH I6. ]011. "g r „rIM Mrrx ,Mw. wg9d <, y �CSMt r�:N" n:mnL amr r..w R»rpm2 nzLrr�vT = CENTRAL rnxu•tnil.Rp.lnc PARK CO 1YI COMMONS nnAVmpwpm uurcroepmnP, •`RR ^a.somltmnmm 11.aun, x.nay Ili�i[ravtls,.Cl,,•wx: bU5CGS2A uwmm� 111\ \Pk19 ruaer aw —xin O�WC'unYru• LOCKHEED MARTIN - E \ISTINC CONpIT10ti56UIIY4V RA'w,aq., "' SITE REDEVELOPMENT RECEIVED AUG 17 2011 / G - - 6 cfXf74L PIMfYAY 'µ' 1�- C C II r o �jTiljllljljjTl' �R cc a Cc c c � C C G G G J — — C C C axwYxcua ... C C C — C C C CC C C C — ,,,, C 1 cc CC C C 2 C C C C ' C M1'•" C G q c — c c CCC CC C C C C G C C C C cc C C c c CC C.yC C C C C C C C C C C CC C C C C C C CC ,C C C C C C C C C CC cc CC C C C, C C LAND USE SUMMARY: RETAIL COMMERCIAL: 6,2 AC, 0 YAYY�LrttYL Na+a -- ••••.•• YAM'eE DOC`nCENCNo D PROPOSED LAND USE z 0 125 250 Qa� � SCALE IN FEET - �ALLTANT p� CENTRAL PARK COMMONS LOCKHEED MARTIN SITE REDEVELOPMENT ml- uan usr. ri v C -4 M- 81 owsqo 0. LL cl) z V) L H0 �o T ( T V) • 0 Q� 0 Ld (I. U < CL 0 -1 Ld In H0 so do OIX 0 w (n (5 D- — M LL VLd ) V) 0 0 0 n- M cf n B -i I (1) L, W z 0 so 0 00 5 n - M ,2 CONCEPT PLAN --b - - ------------ O !I � 4 i I 'a . 19 onn HI MIN , 1 jus HY 0 5,4 gym n aZ V) om0 o to 0) 0� cl 00 0 Q-1 0(-)4 w � 11,114 M- 81 owsqo 0. LL cl) z V) L H0 �o T ( T V) • 0 Q� 0 Ld (I. U < CL 0 -1 Ld In H0 so do OIX 0 w (n (5 D- — M LL VLd ) V) 0 0 0 n- M cf n B -i I (1) L, W z 0 so 0 00 5 n - M ,2 CONCEPT PLAN --b - - ------------ O !I � 4 i I 'a . 19 onn HI MIN , 1 jus HY 0 5,4 gym n COMPREHENSIVE GUIDE PLAN AMENDMENT SUBMITTAL NARRATIVE LOCKHEED MARTIN FACILITY •— NORTRWEST /OFFICE ARE' A EAGAN, MINNESOTA December 21, 2011 COMPREHENSIVE GUIDE PLAN DESIGNATION The approximately 6.2 acre application area currently has a 2030 Land Use designation of Major Office (MO), which was originally intended to remain and be excluded as part of the Lockheed Martin Comprehensive Guide Plan Amendment submittal, dated August 17, 2011, Based on a Market Feasibility Study prepared by Maxfield Research Inc, dated December 2011 . and received by the City Council this month, it has been determined that the application area is capable of supporting as much as 940,000 square feet of retail /commercial land uses. Therefore, the applicant is respectfully requesting consideration of a Comprehensive Guide Plan Amendment to allow for the remaining portion of the Lockheed Martin site or this 6.2 acres parcel to be designated as Retail Commercial. This requested action would allow for the City and the applicant to create a redevelopment plan that allows for up to a 100% Retail Commercial land use designation for the entire Lockheed Martin site. ZONING CLASSIFICATION The property has a current Zoning of Research and Development (RD). The applicant will request consideration of a Planned Development (PD) if a Comprehensive Guide Plan Amendment is favorably received by community representatives for the application area. LAND USE EXISTING CONDITIONS The application area is located near the northwest corner of the Lockheed Martin facility and currently provides for surface parking. It is bounded by Central Parkway to the north and west, and abuts the remainder the Lockheed Martin facility to the east and south. The current application area amounts to approximately 6.2 acres. PROPOSED PLAN The application area currently proposes to provide approximately 58,000 square feet of retail /commercial, 8,500 square feet of restaurant and associated parking fields. Current planning for this area as a retail /commercial land use would be consistent with the surrounding and much larger balance of the Lockheed Martin facility and property. Comprehensive Guide Plan Amendment Submittal August 17 2011 Loelheed Martin Facility — Eagan, MN Page 1 of 3 NARRATIVE RECEIVED DEC 2 0 2011 - -- -7 aol � Building orientations, design and land planning would be consistent with the Goals and Objectives of the Central Commons Area Plan and the submittal narrative previously provided for the Lockheed Martin Comprehensive Guide Plan Amendment submittal, dated August 17, 2011. TIMING /PHASING It is the applicant's intent that the City Council be able to consider a Comprehensive Guide Plan Amendment for the remaining 6.2 acres in parallel with the timing of the request indicated in the August 17th Comprehensive Guide Plan Amendment submittal, and in consideration of a future Planned Development submittal for the entire Central Park Commons project. If approved, timing and phasing for this area will be consistent with expectations for the remainder of the site and dates previously provided, SURROUNDING PROPERTY DESIGN.A.TIONS LAND USE The property is currently surrounded with numerous Land Use designations, which are as follows; North — Parks, Open Space & Recreation (P) East — Major Office (MO) /Retail Commercial (RC) — pending per August 17th submittal South — Major Office (MO) /Retail Commercial (RC) - -pending per August 17th submittal West — Major Office (MO) ZONING The property is currently surrounded with numerous Zoning designations, which are as follows; North —Park (P) East — Research and Development (RD) South — Research and Development (RD) West — Research and Development (RD) PROPOSED LAND USE COMPATIBILITY SURROUNDING AREAS A Comprehensive Guide Plan Amendment for the application area is supported by the recent Market Feasibility Study for the Central Commons Property area prepared by Maxfield Research, Inc, In addition, it is specifically consistent with planning for the remainder of the Lockheed Martin Facility and previous Comprehensive Guide Plan Amendment application, Lastly, it is consistent with Land Uses and Zoning previously identified in the surrounding areas. Comprehensive Guide Plan Amendment Submittal August 17 2011 Lockheed Martin Facility — Eagan, MN Page 2 of 3 a�C) CONCLUSION The applicant respectfully concludes that a Comprehensive Guide Plan Amendment for the remaining northwest area of the Lockheed Martin Facility is supported by the Market Feasibility Study. In addition, it is consistent with proposed land uses and objectives of the previous Comprehensive Guide Plan Amendment submittal for the entire Lockheed Martin Facility. Lastly, it is consistent with Goals and Objectives of the Central Commons Special Area Plan and policy statements. Therefore, the applicant respectfully requests that the City of Eagan consider a Comprehensive Guide Plan Amendment for the remaining 6.2 acres to allow for a Retail Commercial land use. If approved, the applicant looks forward to collaborating with the City of Eagan and the Community to provide a project that meets or exceeds the Goals and Objectives of the Central Commons Special Area Plan, and delivers a market driven solution for the redevelopment of the entire Lockheed Martin facility. Comprehensive Guide Plan Amendment Submittal August 17 2011 Lockheed Martin Facility -- Eagan, MN Page 3 of 3 q PLANNING REPORT CITY OF EAGAN REPORT DATE: September 22, 2011 APPLICANT: CSM Eagan, LLC PROPERTY OWNER: CSM Eagan, LLC REQUEST: Comprehensive Guide Plan Amendment LOCATION: 3333 Pilot Knob Road CASE: 09- CG- 02 -08 -11 HEARING DATE: September 27, 2011 APPLICATION DATE: August 17, 2011 PREPARED BY: Pamela Dudzialc COMPREHENSIVE PLAN: SA -M0, Special Area - Major Office ZONING: RD, Research and Development SUMMARY OF REQUEST CSM Eagan is requesting a Comprehensive Guide Plan Amendment to change the land use designation from Special Area — Major Office, to Special Area --- Retail Commercial upon approximately 41.2 acres of the 47.4 acre subject site, bounded by Yankee Doodle Road to the south, Pilot Knob Road to the east and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2nd Addition and part of Lot 2, Block 1, Unisys Park 2nd Addition lying southerly and easterly of Central Parkway. AUTHORITY FOR REVIEW The city's Comprehensive Guide Plan was prepared pursuant to Minnesota Statutes, Section 473.864. As defined by statute, the Land Use Plan is a guide and may be amended from time to time as conditions change. The city's Guide Plan is to be implemented by official controls such as zoning and other fiscal devices. The creation of land use districts and zoning is a formulation of public policy and a legislative act. As such, the classification of land uses must reasonably relate. promoting the public health, safety, morals and general welfare. When a change to a city's Comprehensive Guide Plan is requested, it is the city's responsibility to determine if the change is in the best long -range interests of the city. The standard of review of a city's action in approving or denying a Comprehensive Guide Plan amendment is whether there exists a rational basis. A rational basis standard has been described to mean having legally sufficient reasons supportable by the facts which promote the general health, safety and welfare of the city. P,` Plamu ng Report — CSM, Central Park Conunons September 27, 2011 Page 2 BACKGROUND /HISTORY History — This property contains a multiple story office and research building occupied by Lockheed Martin. The initial building permit upon this site was issued in 1966. Expansions occurred in 1977 and again 1981, followed by the first plat (Sperry Park) in 1983 consisting of a 212 acre parcel. The property was later subdivided and replatted in 1988 and 1990, resulting in the current parcel configuration. The property was developed with an internal private street system serving this property and the major office developments to the north and northwest. In 2000, the City acquired the adjacent property for Central Park and constructed a public street, Central Parkway, abutting the subject site to the north and west along approximately the same alignment as the existing private street. Following Lockheed Martin's announcement to close this Eagan facility, CSM acquired the property and is now proposing to redevelop the site with retail commercial uses upon approximately 41.2 acres and retain major office uses upon the balance of 6.2 acres. Zoning ning — The Property is currently zoned RD, Research and Development. The RD zoning was established in 1966. Prior to that the property was zoned Agriculture. Comprehensive Land Use Guide Plan — The city's first comprehensive land use guide plan and map were prepared in 1974. That plan designated the property R &D, Research and Development, and it remained so until 1995. In 1995, the City amended the Comprehensive Guide Plan to designate the area surrounding the convergence of I -35E, Pilot Knob Road and Yankee Doodle Road to CA, Central Area and adopted a small area land use plan for the Central Area. The subject site was included in the northwest quadrant of the Central Area and was identified in the small area plan for major office development. The major office portion of the Central Area encompassed a corporate campus area which in addition to the Lockheed Martin facility, also included Unisys to the north (1986), Delta/NWA to the northwest (1982), and remaining vacant land to the west. With the city -wide update of the Comprehensive Guide Plan in 2001, the City adopted the new Special Area land use designation which included this site and had the same boundaries as the previous Central Area. In addition, the R &D land use designation was eliminated and under the new land use designation, properties previously designated R &D were designated O /S, Office /Service or BP, Business Park. With the adoption of an updated small area plan for Special Area 4 in 2003, this site was designated for a land use of Office /Service. With the most recent city -wide update of the Comprehensive Guide Plan in 2010, a new land use category of MO, Major Office was adopted. This Special Area was updated as Central Commons and the property was given a land use designation of MO, Major Office. EXISTING CONDITIONS The site is developed with a multi -story office and laboratory facility consisting of approximately 620,000 s.f. The building is centrally located on the site, with parking to the north, south and west. A small parking lot is also located east of the building. The building footprint occupies approximately 12% of the site. Including the paved areas, the site has a�� Planning Report — CSM, Central Park Commons September 27, 2011 Page 3 approximately 56% impervious coverage. Access to the site is provided from Central Parkway in six locations. One direct access to Pilot Knob Road is provided. Direct vehicle access is not available to Yankee Doodle Road, however, a pedestrian connection links the site to the trail along Yankee Doodle Road. Large green areas exist and within the past few years, Lockheed Martin had implemented some Low Impact Development measures to reduce storm water runoff and maintenance costs associated with lawn care. Existing vegetation includes landscaped areas of turf grass, native plantings, and landscape trees in green spaces and parking islands. Subdividing and replatting of the property will be required as part of the proposed redevelopment of the site. SURROUNDING USES The following existing uses, zoning, and comprehensive guide plan designations surround the subject property: EVALUATION OF REQUEST PROPOSAL The applicant has submitted a proposal to amend the land use designation of this 47.4 acre site. The proposed land use amendment identifies 41.2 acres of the site to be Retail Commercial and 6.2 acres to remain the existing Major Office. In addition, the applicant provided a conceptual development plan for the site which identifies the construction of 480,500 square feet of commercial retail space in multiple buildings upon the proposed 41.2 acres of Retail Commercial land use and construction of 75,000 square feet of new office development upon the 6.2 acres of Major Office land use in the northwest portion of the site. The action to be considered in this application is whether to allow the change in land use from Major Office (MO) to Retail Commercial (RC) for a portion of the site. If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision. Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this time. a. � \l Existing Use Zoning Land Use Designation North Central Park Park SA -Park, Open Space and Recreation East Commercial — office LB, Limited Business and SA -O /S, Office /Service and restaurant PD, Planned Development South Retail Commercial GB, General Business and SA -RC, Retail Commercial PD, Planned Development West Office /Vacant PD, Planned Development SA -MO, Major Office and SA -O /S, Office /Service EVALUATION OF REQUEST PROPOSAL The applicant has submitted a proposal to amend the land use designation of this 47.4 acre site. The proposed land use amendment identifies 41.2 acres of the site to be Retail Commercial and 6.2 acres to remain the existing Major Office. In addition, the applicant provided a conceptual development plan for the site which identifies the construction of 480,500 square feet of commercial retail space in multiple buildings upon the proposed 41.2 acres of Retail Commercial land use and construction of 75,000 square feet of new office development upon the 6.2 acres of Major Office land use in the northwest portion of the site. The action to be considered in this application is whether to allow the change in land use from Major Office (MO) to Retail Commercial (RC) for a portion of the site. If the amendment application is considered favorably, specific development plans will be reviewed at the time of a future development application for rezoning and subdivision. Therefore, the submitted conceptual development plan may illustrate a potential development, but it is not a part of the action before the City at this time. a. � \l Plaining Report — CSM, Central Park Commons September 27, 2011 Page 4 The existing MO land use designation is intended to provide a mix of corporate office buildings, research and development facilities, educational /vocational institutions, and hotels. The proposed RC land use designation is intended to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services. The applicant's narrative indicates the redevelopment plan proposes a "pedestrian friendly, mixed use project" that is "noticeably different than existing retail hubs in the area." The applicant's stated intent is to provide "high- quality integrated building design in order to create a cohesive identity and further define a sense of `place' unique to the City of Eagan." The narrative provides more detailed descriptions of the proposed redevelopment with regard to site layout, building design, vehicular and pedestrian circulation, and parking. In addition, the narrative describes the use of plazas and common areas, sculptures, and entry monuments to fixther define a sense of place, and the use of ponding as site amenities, possibly including fountains, "to provide visual interest and mitigate noise," Parkin — While evaluation of the specific concept plan is generally done at the time of a subdivision or rezoning application, the applicant has specifically requested input with regard to parking stall sizes. According to the narrative, the submitted Concept Plan utilizes 1110x19 stalls in the largest parking field and 9x19 stalls elsewhere." City Code requires a minimum parking stall size of 10' x 19'. While this deviation will be specifically addressed with a future development application, City policy makers may choose to comment in the context of this amendment request. ENVIRONMENTAL IMPACTS Topography — The site is generally open, with areas of mature landscape trees, and slopes from southeast to northwest with elevations ranging from 914 to 865. Storm Water Drainage — The entire site lies within Drainage District C (as designated in the City Storm Water Management Plan — 2007). The entire site flows north toward Central Parkway and Pond CPA within Central Park. A deferment agreement between the property owner (now CSM) and the City calls for payment of City storm water trunk fee, payable by the owner upon redevelopment of this site at the current City rates. Water Quality — The redevelopment of this site will be subject to compliance with the City's Post Construction Requirements (City Code §4.33) for storm water volume and pollutant control. These regulations include design standards for volume control and reduction, total phosphorus control, total suspended solids control, oil and grease control, and runoff rate control performance standards. They also provide for minimization of impervious surface area and maximization of infiltration and retention, acceptable complementary storm water treatments, pond requirements, regional ponding, and maintenance of private storm water facilities. While the site presently has 40% or more green space, the green space requirement of 30% minimum for retail commercial land uses is higher than the green space requirement of 25% for a�D Plamling Report — CSM, Central Park Commons September 27, 2011 Page 5 the current major office land use designation under Research and Development zoning. Given this, the resulting storm water runoff volume from a potential commercial/ retail development would likely be less than if the property were built out ft111y with major office uses. Wetlands —There are no wetlands on this parcel. Consequently, Eagan's Wetland Protection and Management Regulations (City Code § 11.67) would not apply to the proposed redevelopment, Trees /Ve etg_ation — The site is developed and vegetation consists primarily of turf grass and landscape trees. Redevelopment of the site would be subject to compliance with the City's Tree Preservation Ordinance (Sec. 11.70, Subd. 13) which applies to new developments and new building construction, The impact to existing trees and any applicable mitigation will be determined at the time of a specific development application. Airport Noise Considerations — The City of Eagan considered airport noise as a factor in its Comprehensive Land Use Guide Plan and has subsequently adopted zoning standards to assist with noise mitigation that are consistent with Metropolitan Council requirements. The proposed land use designation associated with this request is Retail Commercial. The subject site is located partially within the one -mile buffer area of Noise Policy Zone 4. The adopted zoning standards consider retail commercial uses as Compatible within Noise Policy Zone 4 and no further noise mitigation is required. Envirommental Assessment Worksheet /Environmental Impact Statement — The scale of the development necessitates preparation of an Environmental Assessment Worksheet (EAW), which will need to be completed prior to Preliminary Subdivision, Summary — Environmental Impacts Redevelopment of the site will be subject to City's post- constititction standards for storm water management and water quality control. There are no existing wetlands, and vegetation consists largely of turf grass and landscape trees with some naturalized areas. An existing deferment agreement requires payment of City storm water trunk fees with redevelopment of the site. The proposal for Retail Commercial land use is consistent with Airport Noise Policy Zone 4, INFRASTRUCTURE IMPACTS Streets /Access /Transportation — The primary accesses for redevelopment of the site will be to Central Parkway, a 58 -foot wide divided roadway with a bituminous trail, a landscaped center median and turn lanes at major intersections, which intersects with both Yankee Doodle Road (CSAH 28) and Pilot Knob Road (CSAH 31), Central Parkway is the northwest section of the overall "Ring Road" concept designed to help alleviate traffic congestion at the intersection of Yankee Doodle Road and Pilot K nob Road, In 1991, the City amended the Transportation Element of the Comprehensive Guide Plan to identify the "Ring Road" concept. The Final segment of this Ring Road which consists of the extension of Duckwood Drive over I -35E ultimately connecting Federal Drive with Pilot Knob �A �O I Plamning Report — CSM, Central Park Commons September 27, 2011 Page 6 Road is currently under construction, to be completed by December 2011. When completed, the Ring Road will provide a continuous loop connecting land uses around the intersection of Pilot Knob Road and Yankee Doodle Road. In addition to providing access, the Ring Road will provide an alternative to the congested Pilot Knob Road/Yankee Doodle Road intersection, The applicant has contracted with a traffic engineering consultant, SRF Consulting Group, to perform a comprehensive traffic study for the area. The study will include current traffic generation, estimated traffic generation (both maximum build -out with current major office land use and proposed redevelopment), analysis of key roadways and intersections along Yankee Doodle Road and Pilot Knob Road, and any improvements necessary with the proposed land use change. This traffic study is anticipated to be completed by the end of September, 2011, and will be available for the City Council's consideration of this proposal, Any redevelopment of the site will be required to install an 8 -feet wide blacktop trail along the east and south sides of Central Parkway. Easements /Permits /Rig11t -of-Way — Redevelopment of this property will be required to dedicate additional public right- of-way along Pilot Knob Road (100 feet from road centerline) for future upgrade needs of the roadway. Sanitary Sy ewer — Trunk and lateral sanitary sewers are available to the north for connection by redevelopment of this site, Sanitary sewer District N (as designated in the City's Comprehensive Sanitary Sewer Plan) serves the entire site. The wastewater flows associated with possible commercial/ retail development are estimated to be similar to those anticipated with existing major office land uses. Therefore, the lateral and trunk sanitary sewer lines serving the area would have sufficient capacity to accommodate the proposed land use change. Water Main/ SLipply — Water main of sufficient size and capacity is available for redevelopment of the property. The water demands associated with possible commercial/ retail development are estimated to be similar to those anticipated with existing major office land uses. The City's Water Supply & Distribution Plan (2008) identifies the need for a future supply well and associated raw water transmission lines along the east portion of the property. Redevelopment of this site will be required to dedicate sufficient public easement and access for the construction of this well and transmission line pipes. Summary — Infrastructure Impacts Additional right-of-way dedication for Pilot Kliob Road will be required with replatting of the property for redevelopment. Any redevelopment of the site will be required to install an 8 -feet wide blacktop trail along the east and south sides of Central Parkway. A traffic study is currently being undertaken to study traffic generation and patterns in this area and identify any improvements necessary with the proposed land use change; study results are anticipated to be available for the City Council's consideration of this proposal. Plaiuung Report — CSM, Central Park Commons September 27, 2011 Page 7 Existing water main and lateral and trunk sanitary sewer lines are of sufficient size and capacity to accommodate the proposed change in land use for redevelopment of the property. Dedication of sufficient public easement and access for the construction of a future supply well and transmission line pipes along the east portion of the property will be required with redevelopment. COMPREHENSIVE LAND USE IMPACTS Commercial Land SLipply — All of the land in the City is designated in the Comprehensive Guide Plan for one of three general land use classifications: residential, commercial, and industrial (excluding the public and quasi - public property such as parks, schools, churches, etc,) Excluding such properties, 16% of the City's land supply is designated for commercial land uses, 19% for industrial land uses, and 63% for residential land uses, with 2% designated as mixed Ilse. Commercial /Industrial Land Use Desi nations — In the City of Eagan, land designated for commercial /industrial uses in the Comprehensive Guide Plan totals approximately 4,280 acres, or 31% of the non - residential land. The commercial /industrial land supply is categorized into five designations: MO -Major Office, O /S- Office /Service, RC- Retail Commercial, BP- Business Park, and IND- Limited Industrial, with additional land within MU Mixed Use category. Commercial /industrial land uses may also be located within Special Area boundaries. Special Areas indicate planning areas where unique circumstances exist that can be best dealt with in a cohesive manner with a plan specific to that location. The Comprehensive Guide Plan specifies which land use types are considered consistent and compatible with each land use designation. Within Special Areas, a small area plan lays out specific goals and policies for that area, and provides a desired vision while at the same time remaining flexible to allow for creative private sector responses to meeting that vision. Comprehensive Guide Plan Goals and Policies — The 2030 Comprehensive Guide Plan focused on the three key planning trends of Sustainability, Active Living and Connectivity, These themes are woven throughout multiple chapters of the City's Comprehensive Guide Plan. With more than 95% of the City's land are developed, the Comprehensive Guide Plan directs how the community can help improve what already exists and create a more desirable, complete community as it continues to evolve. Below is a summary of strategies to support and encourage further these three themes as outlined in the land use section (Chapter 3) of the Comprehensive Guide Plan. Sustainability: use of compact and mixed use development patterns, transportation patterns that reduce reliance on commuter traffic, impact of parking requirements on impervious surface, use green building design and low impact storm water management techniques. Active Living: creating compact mixed use neighborhoods with accessible transit, ei111anced trail connections and bicycle facilities, ei111anced streetscapes (with trees, benches, and pedestrian scale lighting), social gathering places to meet pedestrian needs, and places where people can live and work without an automobile. i� • P1aiuling Report — CSM, Central Park Commons September 27, 2011 Page 8 Connectivity; ensuring sidewalk and trail connections to cominunity facilities and shopping areas, creating inviting gathering places (such as plazas and outdoor eating areas), enabling technological advancement through a world -class broadband network, and establishing a sense of place and facilitating navigation through identification and naming of trail segments. The Special Arca Plan for Central Commons also establishes several policies and a vision plan to guide development and redevelopment within the area. While redevelopment of the northwest quadrant and Major Office areas is not specifically contemplated, the Central Commons Special Area Plan envisions this area as "an active, mixed use and walkable destination for people of all ages from within and outside of Eagan," a place with a mixture of uses including "residential, connnercial, employment and park." Specific development and redevelopment proposals should be evaluated on how well they achieve the community's vision and conform to policies, and each redevelopment opportunity should strive to move toward the ultimate vision for the area" while also respecting existing land uses and property owners. One policy of the Central Commons Special Area Plan is to understand the context of the development /redevelopment proposals within Eagan and the Central Area, which is further explored elsewhere in this report. Another policy of the Central Commons is supporting dense, mixed -use development with a range of retail, office, services, medium -high density residential, employment and public space uses, Other policies address design principles such as placement of buildings closer to streets, incorporating public gathering places or linked amenity areas, ei-Alancing pedestrian connections and amenities, encouraging use of design guidelines for a cohesive appearance, and supporting sustainable building and site design practices. Summary --- Comprehensive Land Use Impacts Commercial /industrial land uses comprise approximately 31% of the City's non - residential land. Such uses include both the Major Office and Retail Commercial designations. The subject site is located within the Central Commons Special Area and the City's Comprehensive Guide Plan includes specific goals and policies for the Special Area as an active, mixed use and walkable destination. This proposal should be evaluated on how well it achieves this vision and conforms to these policies, as well as its context both within Eagan and the Central Area, ECONOMIC DEVELOPMENT IMPACTS Tax Generation Comparisons — The applicant has identified an estimated property tax differential between the site with the current Locldleed Martin building ($295,611) and the development intensity identified in their current Concept Plan included in the application materials ($2,200,000). Comprehensive Guide Plan amendment considerations do not include an analysis of the tax generation potential of alternative uses. Staff notes, however, that the calculation of the applicant's estimate of property taxes in general is reasonably accurate based on the assumptions in value. It should be noted that the estimates are for the total tax bill; Eagan typically directly receives about 13% of the property taxes and some distribution from the fiscal disparities taxes paid by commercial /industrial property with the balance going to other taxing M.W. Planning Report — CSM, Central Park Commons September 27, 2011 Page 9 jurisdictions. This percentage would apply both the current tax figure and the projected a11101. nt noted above, The estimate is based on Rill value so there would be a lag before the full value of the new.development is actually received as is the case with any new development. Office and Retail Market Analysis — The developer's narrative provides a basic market analysis regarding the inventory of office buildings and land in Eagan and the Twin Cities region and the feasibility of marketing the existing Lockheed Martin building for reuse as a. corporate headquarters or a multi- tenant office facility. They conclude that the combination of the existing land inventory, the age and single -user layout of the existing Lockheed Martin building and the presence in the regional market of other vacant headquarters scale properties limits the market for the Lockheed Martin site to continue to be used or be redeveloped in an economically feasible way under its current Major Office land use designation in the foreseeable future, The policy makers' perception of the ability of the market to replace or reintroduce the levels of head of household jobs that were historically housed at this site is a key consideration to the Comprehensive Guide Plan decision. As a net employer, the City of Eagan has been careful to encourage the development of a substantial proportion of the community for a diversity of businesses and that remains an important policy priority of the City. Policy makers will want to consider whether those needs are best met by maintaining the expectation that such businesses and jobs will be located at this site or whether they can and will be met among the other properties in other parts of the City that have and will have that kind of development in the future, Comprehensive Guide Plan Goals and Policies — The Economic Development section of the Comprehensive Guide Plan includes goals and policies to support a "broad range of businesses in terms of size, type and market emphasis" that "produce goods and services for regional, statewide, national and international markets" and "to support a broad range of employment opportunities for all residents of the City." At the same time, the Guide Plan's policies state that the City will "strive to retain, expand and diversify retail and service opportunities for Eagan residents, employees and businesses" both to support a diverse tax base and to maintain a high quality of life. As a consequence, there are economic development policy bases in the Guide Plan either to maintain the current land use designation from a jobs and external market standpoint or to consider the proposed amendment to retail from a quality of life and tax base diversity standpoint. Policy makers will want to determine the appropriate focus and policy balance for this property. In parallel with the current land use amendment proposal for the property, the City is pursuing all initiative to support the private sector development of a carrier neutral colocation data center facility, also lalown as a carrier hotel, to meet the data storage and transmission needs of local and regional businesses. When the Lockheed Martin property was offered for sale, the City tasked its consultant for the colocation project to analyze whether this presented an opportunity to site the colocation facility at this location. The consultant studied the facility, its current relationship with the fiber infrastructure and its age, scale and layout and determined that, while the facility has considerable assets, they do not align well with the colocation project itself: Plamung Report — CSM, Central Park Cominons September 27, 2011 Page 10 If the Comprehensive Guide Plan Amendment were to be approved, the developer indicates an intention to propose a specific development plan that would contribute to the retail economic vitality of the City and its market area. The capacity of a proposed redevelopment of the site to accomplish that is also among the factors for the policy makers to consider. Policy makers will want to determine whether sufficient information is available in the application and report to reach a conclusion in that regard. In the alternative they may want to consider whether a formal office and /or retail market study should be among the submittals to be required if a Comprehensive Guide Plan Amendment and rezoning application are to move forward. Central Commons and Community Wide Context — Typically, a Comprehensive Guide Plan Amendment is considered in the context of the property uses in the immediate vicinity and some general analysis of the inventory for the particular types of land uses in place and being proposed as well as an analysis of the ways in which the current and proposed uses relate to public infrastructure and investments. That is the case here as well, but the unique location of tine subject site, adjacent and in proximity to the City's largest retail area, is unlike the other major office designated properties in the community. This brings into play an additional area of discussion. In the case of a proposed redevelopment of the scale and in the direction proposed at this location, the developer was asked to address whether and how the proposed combination of land uses may affect the land use and development decisions the City and its EDA have made elsewhere. In particular, how might the proposed retail redevelopment of the subject site affect the vitality of the existing retail development elsewhere in the Central Commons area, including the Eagan Promenade, Eagan Town Centre and Yankee Square? Likewise, how might the proposed redevelopment of this property affect redevelopment activity currently underway in the Cedar Grove Redevelopment District? Essentially, would the proposed development tend to support the retail vitality of the Central Commons or contribute to decline in other quadrants of the intersection and would the mix of uses create competition for uses and users that would adversely affect the public investment already made in the redevelopment of the Cedar Grove area? While the current request is for a Comprehensive Guide Plan Amendment and not for a specific development plan, the developer has indicated that their approach to the proposed project would be focused on expanding the retail offerings in the community in ways that would create additional variety and depth in the Central Conunons and attract additional purchasing activity that currently goes outside the City for a range of products and services. To some extent, the validity of that position could only be examined and discussed in the context of more detailed plans and with a better understanding of the specific mix of uses and users that would be part of a formal zoning and development application. At this point in the analysis, however, that is not available. If the Comprehensive Guide Plan Amendment were to go forward, it would be important for the policy makers to indicate to the developer the kinds of information and analysis it would expect to better define the basis for expectations about the relationship between a retail use on the subject site and the retail areas around it. �a� Plam -wing Report — CSM, Central Park Commons September 27, 2011 Page I I The developer's narrative also states that the nature and scale of the retail development proposed at the site would be different from and not compete with the kind of retail that will be attracted to Cedar Grove. The developer goes on to say that their proposal does not include any of the housing elements that are a dominant feature of the City's redevelopment priorities for the Cedar Grove area. While it is true that one of the original reasons for the City and its EDA to become actively involved in the redevelopment of Cedar Grove was the Cedar /13 Task Force conclusion that the Cedarvale area could not be expected to support the level or intensity of retail development that had occurred prior to the replacement of the Cedar /13 intersection with the Cedar /13 freeway interchange, policy makers will also want to consider whether a redevelopment of subject site of the kind proposed will have an adverse effect on the Community's ability to attract and create momentum for new development in the area already planned for redevelopment at Cedar Grove. Summary - Economic Development Impacts City Staff have determined that the applicant's estimate of tax differential between the existing development and their proposed scale of redevelopment is reasonable. The developer's narrative also provided a basic market analysis which asserts that the market is limited for the site to continue to be used or redeveloped in an economically feasible way under the current Major Office land use designation. There is support in the goals and policies of the Comprehensive Guide Plan either to maintain the current land use designation or to consider the proposed amendment. It is a policy decision for City officials to determine the appropriate focus and balance in terms of jobs, external market, quality of life and tax base diversity. It is also a policy matter for City officials to determine whother additional, independent analysis of the market assumptions noted above is necessary to assist them in making a determination on the application. PARKS AND RECREATION SYSTEM Park Dedication — The park dedication requirements will be examined at the time of the application for subdivision and rezoning to determine whether prior payments and /or credits that may have been previously provided are sufficient to offset the current dedication requirements. Trails — The site location is at a crossroads of many non- motorized boulevard trails that have both a transportation and recreational function. There will be temptation by trail users, both pedestrian and bike, on Central Parkway, Pilot Knob and Yankee Doodle to seek the shortest route through or across the property. If the redevelopment moves forward, a hierarchy of trail purpose and function that allows segments of the internal trail system to function with a transportation /recreational purpose would be advantageous, Cross Parking — The City has relied upon the availability of a portion of the subject site for parking related to the City's annual Fourth of July celebration held at Central Park. If the project is approved and the option of designating an area for overflow parking is not available, the demand for parking will need to be addressed elsewhere, preferably in close proximity to Central Park, • M Planning Report — CSM, Central Park Conunons September 27, 2011 Page 12 Ingress/Egress Controls — Several of the exit /entry points for the site are onto Central Parkway. There are many activities at Central Park and the Community Center that generate high volumes of traffic on a regular basis, quite often on nights and weekends when use of the proposed development may be at a high level. This may create a potential for significant traffic flow issues especially at the median crossing points. As a result, controls and /or modifications both on/off the site may warrant consideration. Function of Public Spaces — The submitted Concept Plan proposes several plaza areas. Because of the high profile location and accessibility there may be temptation for general public use of such spaces versus use related to the function of the development. Future designs should consider accounting for general public use and the impacts and opportunities associated with such use. Trees /Turf /Landscaping — The high visibility of the site inorits a high quality appearance. If the proposed redevelopment moves forward, opportunities to enhance the long term health and vigor of trees and landscapes through creative design and use of appropriate species should be explored. Snow storage areas should be provided away from landscapes, Redevelopment of the site wotiYld be subject to compliance with the City's tree preservation ordinance, Summary — Parks and Recreation System - Redevelopment of the site may be subject to current park dedication requirements at the time of subdivision and rezoning. Any internal trail system should include segments with a hierarchy of purpose and function to accommodate users with both a transportation and recreational purpose. Redevelopment of the site may reduce overflow parking opportunities for the Fourth of July celebration held at Central Park and alternative overflow parking will need to be explored. Plaza areas shown in the submitted Concept Plan should consider impacts and opportunities associated with general public use. Redevelopment of the site provides opportunities to achieve a high quality appearance for a highly visible site by enhancing existing landscapes and incorporating creative design and use of appropriate species. SUMMARY OF FINDINGS General Considerations CSM is requesting a change in land use designation from SA- Major Office to SA- Retail Commercial upon approximately 41.2 acres of a 47.4 acre site located at the northwest corner of Yankee Doodle and Pilot Knob Roads. The subject site was identified as Research and Development in the City's first Comprehensive Guide Plan in 1974 and it remained so until 1995. Plamung Report — CSM, Central Park Commons September 27, 2011 Page 13 • With subsequent amendments to the Comprehensive Guide Plan, the Special Area designation was adopted, and in the most recent Comprehensive Guide Plan update in 2010 the property was designated for ]Major Office land use and retained its Research and Development zoning designation. The submitted Concept Plan involves redevelopment the site with 480,500 square feet of commercial retail space in multiple buildings upon 41.2 acres and construction of 75,000 square feet of new office development upon the northwesterly 6.2 acres. • The RC land use designation is intended to provide areas for a variety of retail related uses such as shopping centers, supermarkets, drugstores, convenience center /gas stations, restaurants, hotels and other businesses offering goods and services. Environmental Impacts • The site is generally open with mature landscaping. There are no existing wetlands, and vegetation consists largely of turf grass and landscape trees with some naturalized areas. • An existing deferment agreement requires payment of City storm water trunk fees upon redevelopment of the site. • Redevelopment of the site will be subject to City's post - construction standards for storm water management and water quality control. • The proposal for Retail Commercial land use is consistent with Airport Noise Policy Zone 4. • The scale of the development necessitates preparation of an Environmental Assessment Worksheet (EAW), which will need to be completed prior to Preliminary Subdivision, Infrastructure Impacts • Replatting of the site for redevelopment will require additional right-of-way dedication for Pilot Knob Road. Any redevelopment will also be required to install an 8 -feet wide blacktop trail along the east and south sides of Central Parkway. • A traffic study is currently being undertaken to study traffic generation and patterns in this area and identify any improvements necessary with the proposed land use change. • Existing water main and lateral and trrurlc .sanitary sewer lines are of sufficient size and capacity to accommodate the proposed change in land use for redevelopment of the property. • Dedication of .sufficient public easement and access for the construction of a future supply well and transmission line pipes along the east portion of the property will be required with redevelopment. ()C�� i Planning Report — CSM, Central Parlc Con -mions September 27, 2011 Page 14 Comprehensive Land Use Impacts • Commercial /industrial land uses comprise approximately 31% of the City's nonresidential land. Such uses include both the Major Office and Retail Commercial designations. The subject site is located within the Central Commons Special Area and the City's Comprehensive Guide Plan includes specific goals and policies for the Special Area as an active, mixed use and walkable destination. • The Central Commons Special Area Plan states redevelopment proposals should be evaluated on how well they achieve the vision and conform to stated policies, as well as their context both within Eagan and the Central Area, Economic Development Considerations • The applicant submitted an estimate of tax differential between the existing development and their proposed redevelopment which was reviewed by City Staff and determined to be reasonable. The applicant's narrative also provided a basic market analysis which asserts that that the market is limited for the site to continue to be used or redeveloped in an economically feasible way under the current Major Office land use designation. • There is support in the goals and policies of the Comprehensive Guide Plan either to maintain the current land use designation or to consider the proposed amendment. It is a policy decision for City officials to determine the appropriate focus and balance in terms of jobs, external market, quality of life and tax base diversity. Parks and Recreation System • Redevelopment of the site maybe subject to current park dedication requirements at the time of subdivision and rezoning. • Any internal trail system should include segments with a hierarchy of purpose and function to accommodate users with both a transportation and recreational purpose. • Redevelopment of the site may reduce overflow parking opportunities for the Fourth of July celebration held at Central Park and alternative overflow parking will need to be explored. • Plaza areas shown in the submitted Concept Plan should consider impacts and opportunities associated with general public use. • Redevelopment of the site provides opportunities to highly visible site by enhancing existing landscapes use of appropriate species. achieve a high quality appearance for a and incorporating creative design and Plaiming Report — CSM, Central Park Coimnons September 27, 2011 Page 15 ACTION TO BE CONSIDERED To recommend approval of a Comprehensive Guide Plan Amendment to cllauge the land use designation from Special Area — Major Office to Special Area — Retail Commercial upon approximately 41,2 acres of a 47,4 acre site bounded by Yai*ee Doodle Road to the south, Pilot I'nob Road to the east, and Central Parkway to the north and west, legally described as Lot 1, Block 1, Unisys Park 2°C1 Addition and part of Lot 2, Block 1, Unisys Park 2 "d Addition lying southerly and easterly of Central Parkway. IIIIIIIpll011lllllllllllllllllllllllllllllllllnlllllllllnnlllllnllllnlll IIIIIIIIIIIIIIIIIIIIIIIIIpn11nIII�IIInIIIIInIn: nINIiIIIIIIII lOIII NII IIIIIIIIIpllllitlllllllnllnll llllll.... llllllhl. IIIIIIIIiIIIIIIIIII nNIIIIVI I1IIInIli1 1101111111111IIIIIUIIn11 A( NIIOmIIUIIInwnnlonlnluNmullllnnnnr ,,AIIIII!.......""IllllllI l l l II I I I II III III I III IJill IIIIIIIIIIIIIIII III III IIIIY III III I III III 1 Jill 1 Jill 1191111111111b 'IIIIIIIAllllllllillllillllllll 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 areavision is intended to primarily guide long -term, private- sector driven actions, Existing Conditions L1nd 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 2030 COMP PLAN — CENTRAL COMMONS SPECIAL AREA Land Use Plan 1 3.31 III41111YIIIIIIIIIIU111111 4 11 4 11111111: 1111141111tl11111111111N11111411111111111111111111111111111111111111111111111411111111111111111111111111111111111111111111411111411111111�IIIIIIIIIIIII12q�IIIIIIIIIIIIiI111141111Y11111111111111111111111111111111111411111111iIIIIII11111YIIIIl0111111111Nllxal4uln1 4 1 4 111111 4 1111nIIIII411ulllpllxlilllinllillillllllll111111111114i1141nlllllll41111111141illlllllllilillllllliilllll4 11 4 11 4 1111111 IIIIYIIillillllll Central Commons Speciai.Area Plan Figure 3.8 Central Coitinloris ExistirlgLand Use ,L..t... it °I ti Lu A.;l Lll?'skIr h I ! _...... � 1 � ") it t'Jti•�;'I l> �:.x r s l AM'. .c jl� /,6 �. emu. l •.., ''f��it , ,, , � � 1 � .�.�' � E gelid � I 1 { "� D Agriculture- Active i a Q Large Lot Residential 3 V. 0LowDensityResidential k MediurriDensity Residential High Density Residential ® Re"] Commercial )3f i(Ii l 11 x GeneralCommerclal r � J�, �� €`F� � 1 P s {•. �i�� t Office RusluessPark 1. [-j 'n r industrial ]t' i[�k [ t l ne U �d h t f 'emu Y r .c, 1 -+ 0 Park • Active I g f yl l 1 #� is m F�i'i3 /P'.y. �.': ;,, ' !; '.;[,Lull .1 UK'` x� t. 3 < ,,. _ 1 Quasi•Public j�4_ .'i ` L��{�'r' �," zl�!{ F'Y:v!" {,9li •, J F(! 4��1 - r r;. I `°". ml» B ! i ><�fi 1 a� > t Ch r ➢, F { o;F Golf Course r l O vacant r..l EY 1 g R ?A N a44: OP s� Y•. Rin oad � 8� 1 3 -32 1 Land Use Plan 1'rtansI)ortation This special area is located at the intersection ofI -35E, Pilot Knob Road and Yankee Doodle Road, Movement through the area has become congested, so the community is working to implement the Central Arrea Ring Road to provide a continuous roadway loop. The elements remaining include the extensions (with bridges across 1 -35E at Duckwood 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 1 -3SE and to southbound 1 -35E, to further relieve congestion, The Minnesota Valley Transit Authority (MVTA) 679 stall Parlc and Ride ramp is located at the intersection of Pilot Knob Road and Yankee Doodle Road, Airport hilplic<atlons The Central Commons Area is impacted by aircraft operations at Minneapolis -St. Paul International Airport (MSP) because it is located only 2030 Comprehensive Plan C Illlllllllllllllllllullllllllllllllllpllllllllllllluillllllllllillllluilllllllllllulll�lllllllllllllllllllllllllllrcttul11il11luu1NIIIIIIIIIIIIIIIIIIIIIIIIIIIIlAlllullllllullllllllll111llunulululllllulnlllllllllllllllllAIIIIIIIIIIliil41 1111111111u......l...... luluullllllllllulllnul111ulIIIIIn1 IIIIIIIUI,IIIUIIIIII...m ................. ll4111111illl............. .....11llullllilllll........... llullm"11l11 ...............11,11" Central Commons Special Area 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 impactwill differ dependingupon 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 tobe an active, mixeduse andwalkable desi uiationforpeopleofallagesfiomwithhiandoutsideofEagan ,Itisaplacewidia mixture ofuses, includingresidential, commercial, employment and park. Itis a "place" that is recognizably different than its surroundings and feels different when entered. It is a place where all forms of transportation, including walling, 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 fewsites remaining in the Central Commons area thathave 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 N Land Use Plan 1 3••33 IIYIJIIIIJIIIIIIIiII: II1111YIIIIIIIIIIIIIIIIIIIIIIIIIJIIIIIIIIIIYNll111111111: Illllllllllvllllllllllllllllllllllllllllllllllllllllllllllllllllllllll: IYIIIIIYIIIIIIIIIII! IIIIIIIIIIIIJIIJYIIIIIIIIIIYIIIIIItII: IIIIlllllllllllllllllll: IIIIInIJIIIYIIIYJJIYYII: IYJIIIIIIIIIIIIIIIIIIII! IJI11111111YIIIIIIIIIIIIIIIIIYIIIIIII1111 .'Illlnllll 111111 11111 IllllinnllllYlllllllllnllllllllllllllllllllll, IIIIIIIIIIIIIIIIIIIIIIIIIII :IIYII CeWral Coammas Special Area Plaii IJ I1A.PORTANT To NOTE: Whether developed into four sites as illustrated or as one large corporate office site-the same design principles would apply Enhancestreetscapes and drives with ' landscaping and pedestrian connections t= Create trail ` connections i•.�..�; t,rrrn� �:t:��: 1111 � __ i dip;, Central amenity focuses on wetlands L QA -1 Fill w Preserve existing site character ranneu VOOale A(O(Ia sae =ampie,of (I ureenyieta r)evetopneeat i i �; — -- -- Feature element at s t ern nnus of street ii S 7- - C° . anchor e�� _ dx ; ��z Pedestrian street with :.�,;<: <: -••� ,i:_..�_ ___��- ;u,__ �- shops and restaurants Retail & office in1ill Shared parking _ 71 C2 !�— -- Maintain visibility to existing stores 0 0 Create pedestrian enviroiunents to connect i off -site rrameaaae Oue mxampie Oj till uipa ueverapmear Inl:nvunn n:nnnmunv.rvn:mn uv. nmrl :..mn:uanunv:n:ou:•r:,rlYJel' ant,: llu!malcllJ::nllo,rinr!Y:,.::c: ell,: •.;::I:::I:,:v:,:n:,ypcy:.n.,:: ,.loa: ' tau.,.: IY,? InnYI• f'.nuJ:nA,m:pnm:J,::mnb:IIYIIwo IIa ,::..lr::.n:::.e:,,.ula,ar „e. :,.: •,., ��., 3 -34 1 Land Use Plan 2030 Comprehensive Plan a 3D Y11Ill 111YIIII11 1111111111111Y1111111N IAIIIiIII Ill YII lilt 1 III IIIII III I.111111 1111111111111111111111111111Y1: 111111111111111111111111111111 11111111 Pill 11Y111 111111111, 111 1111,1111AIII Ill "III11111111111 Ill 111111111 IINIIIIII111IIItl IIIIIIIII III IIICI1111111 1111M1p11111111111YIIIIIIIlY1111111111Y11111111111111111111111111p1111111111111Y1111111111III H11111 Ill: Hit, IIIIIIIYItl1111 IONIIIIIpI111IlI1111N1 1IIIIIIIIIillllll111111111111 1 lilt: I111NInI"I IIIII1111I11 central CoIuina/isSpecialAreaPlan 11'1111111 Infill development can occur for a variety of reasons, such as portions of multi- phase projects that have notyet been built or the conversion oflarge surface parking lots. In anyinfill 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 areal Infill can also be a way to diversify uses in an areas, such as adding housing or offices. Converting surface parldng lots is often possible through shared parking arrangements, structured parldng or in areas with an oversupply of parking, Infill can also be used to betterlink 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 vary based 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. Newroad 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 -35E, coordination with Dakota County on access locations is vital because a full intersection versus a right -in right -out movement can ultimately dictate fixture land use, i.e. retail vs, office, hi 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 2030 Comprehensive Plan mill develaktuents should.be pedestrlan y friendly with enhanced soeets.eapes. Architectural features should be incoiVorated to create a sense of place Land Use Plan 1 3.35 Ilan: nlnlnlllllllllllllllllllllllll�pllll'l IIIINIIIIYIIIIIIIIIIIIIIIIIIIIIIIIII; IIIIIIIIIIIIIIIII: IIIIIIIIVIIIIIIIIIIIIIIIIIIIIIAlI1111111pIIIIIAIIIIIIIUTAIIIIIIInIIIII1111111uIIIVilll1111111Illllnilllntlllnllllllnllnnllllll 11 11 I I III Illlllllllnllilllllllilllnllllllllilnnill�ll: Ilillnlill[ InllJnnlll' IIVInnllAlnIIIIIIVVIIIIIInntlnlAlllnlln�llnlnlllllilllllnlnlllllllpllllllllilllllnVllnnllll IIIIIII�IIIIIIIIIIIIIIIIIInnIIIIVIIiIIIiIIIIAII Central Colnnlons Special Area Plan t Continued housing '; ,,` . I::. '_, _ ...f._.:; tly Focal element r r t: as small projects of at terminus of r larger ma) or office street (biiilclin' / potential. paviIioll) as �'� -,'� � £ identifier &. . �. wayfuiding for Organize buildings err r` development. '._ to tape abantage'of „I . <� - . _ ataetiities - natural ,L: 8c 111an made !Y, Mixed use zone Potential major _ ' ' �' ;` with small lots office (large site) �r� >_' and restaurants with limited access ,� i'f for work day or retail /commercial 1 � � � t, V crowd. Potential (3 smaller sites) with `, L'' .� _._ _/ ... ..... t. ".' for housing fiill access. ° i component. ExanipleA Aows how redevelopment oilght occur at ice Northwoods Parkway is extended o ver M tersta te 3SE, Focal element f.t at end of G street (plaza/ 6 fountain) MY a ..- . _ . / �� f� // l �l• 113 711 ,. Create amenities from needed in8'astructure i Breakup parking with landscape drive aisles sidewalks r , AM f f;4i y t:' -- ' A; ' fry Q Palft _5 Smaller,„ more walkable as block , S 1 E go pattern ,l p s t2l1y� I � I Village y u Green n n� r to�ii+ e'er ��a !�� _ �s !'r �Yw o A.. , � •. Secondary access Exattlple E shows how a redevelopment pine could incorporate Example C shows llow 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 ftietullyeirnirouatent. incorporated. 3 -36 Land Use Plan 2030 Comprehensive Plan 03a feature with a small mixed use area of shops, restaurants and plaza space, Development parcels should be organized to tape advantage of visibility to existing natural features, such as the wetlands and storm-water ponds, as well asI -ME, Parcel organization shoald 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 At ea, 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 time, 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 lookwithin developments while still allowing enough variety to encourage visual interest, 2030 Compreliensive Plan Q: 3 Central C0113111011s Special Area Plan Structured parking can allow more density will being sensl tively designed, such as this one where it Is hidden above retail stares, Large parking areas should be broken up with landscaped drive aisles and Islands. Land Use Plan 1 3.37 IIIIIIIIIIll111XI1111111XII11111111111111111111111111111111nI1111111111111111111111111111111u111111111111111011IIIIllllllll111111111111111XIIIIIIII111: IIIIIIIIIIIIIIXII111: IIa11111111111111011111111111111111111111X1111111111nW11111111111111111111111111111111111111111111111111IIllllllalln111111111111111111111111NWNIN1111111111111111111111XII111111111: 11:11911111111111:1111111111111 II II 11111111111111111111111111niI11111111111111pII111111nn111111111111111111111111X1X1 Central Commons SpedalArea Plan 9, Strategically place buildings toward the street with parldng behind to help create clearly defined streets and the public realm. 3.38 1 Land Use Plan 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 (45 dB interiornoise 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 housing where possible, When Planned Developments are used to include housing, the development should be designed to include public gatheringspace, a trail system, and streetscape enhancements to create a walkable environment. 2030 Comprehensive Plan Location J ii 'I, -r 8 .1 , 0� tcT TO #If a 7 I L1 J M 0JJUJ E Map Area Extent NVI MM Park �6 ev ✓ N1,11'z.fz 2 zw 2 v 6 ENDIRE 8 -zw MARICE OR SIR., t a"'t, ft.. i Ar., WIN 'A RM -A Subject Site] ail 4"Pul 1, PJ ra 1# IKEE-1) OULE-RE)AD) NTY'R(3ATK0-nVAfq110E1M01 X, A UP To' V11. I PA TO t. , 00 r UL lo J N g .1 1-1 Project Name: Central Park Commons Request: Comprehensive Guide Plan Amendment Case No.: 09-CG-02-08-11 City of Cap F a at 600 1,000 2,000 Legend Jailm 16,1Z Clty Boundary Parcels Parks Bulldings City of Eap Current Zoning and Land Use Map Application. Central Park Commons Type: Comprehensive Guide Plane Amendment Case No.: 09- CG- 02 -08 -11 Zoning RD- Research & Developmen Land Use Plan MO -Major Office A N 0 300 600 1,200 Feet o R-a P z R•4 I— O CENTRPV? =� - -- CL PD M O MARICE DR z RD = Subject Site U l.B RD- --- .._. -- A PD R- ? PD P GB PD M 0/8 P Subject Site MO CQ O HD HD z Y I— O n HD M MARICE DR z x Q U )OIS rp \' V f , Omni Nv BURY � c . n WAS,, Rq C l t � v f . _._- -. �'' � � * - - � Yy�- •t31s't i t i ! ) - t h ) ,ry. / .E,ct t i.�J4 �-•� �y,� )1 'I^?'1'F1 L'7'l T`{L•1'r t i" yt� ,.• `Y � Ly ,,T�.� r, t�t trg �, "i1 lix „�. r•.- 1_�- +. 4F tit t - -1iS r u 1 } �'�ey}`4. 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W , I W Pwj Sly:. akku:ha — — — — — — — — sil C.R.M. dINVO, SITE SURVEY csm All, CENTRAL PARK COMMONS NZ, LOCKHEED MARTIN """NO WN11 11.-Wnl�, .......... . . . . . . . . . . . . . . . . 0 occ M Y[ c; cc c ce cc c c occ. 0 00 C 00 OaWF"D 0 C. 10 AIL XN c c cc c . 0 c 0 C ce 0 c 0 cc 0 0 00 0: COC 00 0 0 c c 0 (D 0 c 0 c -() 0 00 0 00. 0 0.9-0—% - LAND USE SUMMARY: MAJOR OFFICE: 6.2 AC, RETAIL COMMERCIAL: 41.2 AC, TOTAL: 47.4 AC. Llj N 125 - 250 SCALE IN FEET I 1111,111 ... CENTRAL PARK COMMONS LOCKHEED MARTIN b"' I" 11,A" SITE REDEVELOPMENT (o O�o C-4 COMPREHENSIVE GUIDE PLAN AMENDMENT SUBMITTAL NARRATIVE LOCIUJEED MARTIN FACILITY EAGAN, MINNESOTA August 17, 2011 COMPREHENSIVE GUIDE, PLAN DESIGNATION The property currently has a 2030 Land Use designation of Major Office (MO). The applicant is requesting consideration of a Comprehensive Guide Plan Amendment to allow for a portion of the site to be designated as Retail Commercial, Approximately 41.2 acres is currently proposed for a Retail Commercial land use and approximately 6.2 acres is to remain as Major Office, ZONING CLASSIFICATION The property has a current Zoning of Research and Development (RD). The applicant would most likely request consideration of a Planned Development (PD) if a Comprehensive Guide Plan Amendment is favorably received by community representatives. LAND USE EXISTING CONDITIONS The property currently provides for the Lockheed Martin facility, which has elected to relocate and gradually phase out operations at this location. It is bounded by Pilot Knob Road to the east, Yankee Doodle Road to the south and Central Parkway to the west and north. The total site area amounts to approximately 483 acres and provides for a multi -story building of approximately 273,000 square feet above grade located near the properties center. Including the basement and sub - basement the building totals 623,000 square feet. The property also provides for approximately 2,044 parking stalls, which surround the building on all sides. The property is currently provided with six (6) frill access intersections on Central Parkway and /or Pilot Knob Road. It is suspected to primarily contribute AM and PM peal, hour weekday traffic to surrounding roadways. Topography of the site varies from an elevation of 914 near the Pilot Knob /Yankee Doodle Road intersection to 865 near the access adjacent to the Eagan Community Center access point. The property is currently provided with primary utilities that access the site from the north in the area of the northerly Central Parkway access. A considerable amount of utilities are also provided near the perimeter. The site is currently absent of any significant surface ponding and most likely provides for mitigation via a number of alternate stormwater techniques. Comprehensive Guide Plan Amendment Submittal August 17 2011 Locldieed Martin Facility -- Eagan, MN Page 1 of 11 NARRATIVE RECEIVED AUG 1 7 2011 �7 a�� PROPOSED PLAN General The Central Park Contnons redevelopment plan proposes for a pedestrian friendly, mixed use project with access to high quality transit services. The redevelopment plan proposes to provide Major Office, larger Commercial Retail users and smaller mixed use areas of shops, restaurants and plaza spaces. The redevelopment plan currently proposes to provide a network of internal trails and parkways which will facilitate pedestrian movements and limit parking expanses. Three restaurant areas with patio space are currently being considered near the sites interior in order to further define a sense of "place ", in addition to restaurants on end -caps of multi - tenant buildings. Feature or gateway elements are proposed near the sites perimeter to signify primary access points. It is intended that the Central Park Commons project, if approved, provide the City of Eagan with a mixed use project noticeably different than existing retail hubs in the area. Uses or building areas currently being considered and represented in the current Central Park Commons Plan are as follows: Major Office 75K SF Commercial /Retail Anchor 138K SF Commercial /Retail Junior Anchor 195K SF Commercial /Retail Small Shop 114,5K SF Restaurant 33K SF Building Orientations The current Concept Plan proposes to locate buildings near perimeter roadways in order to define or frame in internal common area. The largest or larger building masses are currently proposed near primary access points to the west and northeast. An internal arterial drive with no parking connects the two access points and is intended to accommodate vehicular traffic. Smaller mixed use areas of junior box, small shop, restaurant and plaza space are generally located further from primary vehicular areas and in proximity to high visibility areas and pedestrian access points to the south and north. A few restaurants with common areas are currently proposed near the sites interior to provide pedestrian linkages and visual interest. It is intended that the proposed three story office building near the sites northwest corner functions as a visual terminus for sightlines and provide a visual destination for pedestrians entering from the south. Building Design It is the applicant's intent that the Central Park Commons project provide high - duality integrated building design in order to create a cohesive identity and further define a sense of "place" unique to the City of Eagan. Buildings will be provided with four sided architecture that recognize proximity to the surrounding roadways and adjacent businesses, Architectural features at key or Comprehensivc Guide Plan Amendment. Submittal August 17 2011 Lockheed Martin Facility —Eagan, MN Page 2 of 11 gateway locations, such as the Yankee Doodle /Pilot Knob intersection, will be considerate of building design and work to incorporate primary elements, design features, materials and colors. Screening The current Concept Plan will require deliberate consideration of screening rear truck dock and delivery areas to the west, north and east as a result of the building forward design. It is suspected that screening will be provided via a number means such as columns, fencing, landscaping and architectural treatments. It is the applicant's intent to work with community representatives in arriving at an acceptable means of screening as the project progresses. Circulation Corridors Vehicular As previously stated, the current Concept Plan proposes to provide an internal arterial roadway /drive isle absent of parking. It is to provide for an internal east /west traffic flow which will parallel portions of Central Parkway and work to reduce traffic volumes near the Northwest corner of the site. Access to the site is also currently proposed on Pilot Knob just north of Yankee Doodle, to the north via Central Parkway and near the northwest corner. It is intended that multiple access points provide drivers with numerous points of ingress and egress to limit congestion at already existing intersections. In particular, the current concept plan anticipates a left in on north bound Pilot Knob road in order to limit stacking of west bound Yankee Doodle traffic wanting to enter the site, A south bound right -in at Pilot Knob Road is also currently proposed in order to limit traffic passing through the Yankee Doodle /Pilot Knob Road intersection. Pedestrian The current Concept Plan proposes to provide a network of pedestrian connections both internal and external to the site. It is the intent of the current Concept Plan to provide pedestrian and vehicular movements in parallel and limits points of conflict or crossings. It should also be observed that internal primary drive isles are provided with curvilinear alignments to limit sight distances and mitigate traffic impacts. A primary pedestrian access point is currently proposed mid -block on Yankee Doodle Road in order to provide access to businesses to the south and the Minnesota Valley Transit Authority 679 stall Park & Ride ramp to the southeast. An additional access point to the Eagan Community Center to the northwest has also been provided, It is intended that pedestrian traffic be able to move freely through the site via internal trails and common areas, It should be observed that the current travel distance between the two internal restaurant /patio areas is approximately 560 feet, which is within an acceptable travel distance commonly recognized by pedestrian planners. Comprehensive Guide Plan Amendment Submittal August 17 2011 Loeldreed Martin Facility — IJagan, MN Page 3 of 11 The current Concept Plan also proposes to provide a walking trail on Central Parkway in order to connect with already existing trails on Pilot Knob Road and Yankee Doodle Road, which will complete a loop at the site perimeter. The looped trail system and internal pedestrian networks is Consistent with the Goals and Objectives of the Comprehensive Plan for the Central Commons Area, Parking The current Concept plan proposes to provide parking fields that are limited in size and provide for the minimum parking requirements of the City, which is approximately 1,950 stalls. The proximity of stalls most remote to entrance areas will vary though average 200 -250 feet. Stalls furthest from the largest building footprint to the west are no further than 390 feet from the store front entrance area. In contrast, the proximity of parking, most remote for some existing retail hubs in the area is a nearly 700 feet. The current Concept Plan is considering the use of varied parking stall widths in areas of limited cart use. The current plan is proposing to provide 10x19 foot stall in the largest parking field and 9x19 stalls elsewhere. The applicant is respectfully requesting community input on this matter should the Comprehensive Guide Plan Amendment be acceptable to community representatives. Feature Elements Gateway /Plaza Areas As previously stated, the current Concept Plan contemplates plazas and an common areas throughout and at gateway locations for pedestrian and vehicles. It is intended that architectural elements, landscaping, light fixtures and paving treatments be provided in consideration of an architectural theme in order to provide for cohesive planning and a sense of "place ". It is intended that these areas be refined with community input should the project be able to proceed. Primary gateway or plaza areas are currently proposed at the following locations: • Yankee Doodle Road & Pilot Knob Road intersection • Yankee Doodle Road — Mid Block • Yankee Doodle Road & Central Parkway Intersection • Central Parkway & Eagan Community Center Access • Central Parkway & Pilot Knob Road The applicant has provided perspectives at each location in order to provide greater detail in those areas. Sculptures The Concept Plan is currently proposing to provide a number of internal and external sculptures at key plaza and pedestrian destinations in order to further define a sense of "place ". Sculptures Comprehensive Guide Plan Amendment Submittal August 17 2011 Loelcheed Martin facility — Eagan, MN Page 4 of 11 ��i. will work within the parameters of project and may reflect on the sites history, It is the applicant's intent to work with community representatives in identifying appropriate sculptures for the project in context with Goals and Objects for the area, Ponding The current Concept Plan proposes to provide three larger stormwater basins at key locations near the sites perimeter. The basins will be treated as site amenities per the Central Commons Vision Plan. Fountains are currently being considered at each location in order to provide visual interest and mitigate noise, It should be observed that the applicant is currently considering an Lipper and lower ponding system near the southwest corner of the site and in proximity to an elevated deck area. An open channel of cascading water is currently being considered in that area, Monuments The current Concept Plan proposes to provide a number of entry monuments at key locations near the site perimeter, It is anticipated that architecture will be provided in consideration of an architectural theme unique to the site. It should be observed, however, that additional monuments are currently proposed at three locations on Central Parkway. Monuments and planting in those areas will be similar to already existing monuments in those areas to compliment and enforce an architectural theme already established for Central Parkway and the Eagan Conunnunity Center. MARKET STUDY In considering alternatives for the reuse and repositioning of the Lockheed Martin property, the applicant drew on its own experience and market knowledge, as well as the advice and recommendation of local real estate market experts, Several market forces drive the applicant's current Concept Plan which envisions a mixed use redevelopment of the property, with a substantial retail component. The primary driver for the requested change in the requested Comprehensive Guide Plan Amendment is that the applicant feels that the current Land Use designation for the property is neither market driven nor economically viable, The Eagan sub - market and the southern metro market in general have substantial vacancy in the current product classification, In addition, there is a substantial inventory of available land for development of this product type for potential future demand, Based on the analysis by the applicant and its real estate advisors, the applicant believes there is well over a ten year supply of existing inventory in the market given the historical absorption of this product type, Further complicating the repositioning of this building is the applicant's firm belief that the configuration and layout of the existing building does not lend itself to reasonable division into a multi- tenant building, As such, the building is best suited, and is only viable for a single user, The applicant and its real estate advisors believe that the global Twin Cities real estate market Comprehensive Guide Plan Amendment Submittal August 17 2011 Lockheed Martin Facility — Eagan, MN Page 5 of 11 I( a45 sees one of these types of users once every 4 or 5 years. The applicant believes that superior corporate buildings for these types of office users currently exists in all quadrants of the Twin Cities market, and that these alternatives would lease first before the Lockheed Martin property. In fact, the former Delta Airlines campus in the Eagan market has been available for two years and offers a superior existing building, as well as being situated on a campus totaling approximately 125 acres offering many possibilities for future office development, Finally, the applicant recognizes 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. The applicant desires to not complete directly with the City for very limited users for the office product type, but rather prefers to deliver a redevelopment of the Lockheed Martin property which serves to enhance the Community and the duality of life for its residents, ALTERNATE DEVELOPMENT CONSIDERATIONS Prior to the applicant creating the current Concept Plan, a variety of different approaches to site layout and redevelopment were considered. Over 25 site plans were developed that made an attempt to reuse some portion of the existing Lockheed building. It was initially envisioned that greater density could be incorporated into the redevelopment plan by converting the first level basement to underground parking, and the lower level sub- basement into a storage tank for stormwater. Unfortunately, it was determined that neither alternative was economically feasible or practical. Reasonable pedestrian and vehicular movements were adversely affected or impossible within the site given the substantial grade differential across the site, and the accommodation necessary to retain the lower levels of the building. The location of the existing building near the center of the property further exacerbated this condition and created impediments to other building placement, site lines, and reasonable delivery and truck movements, The applicant also believes that retaining and reusing the existing building or a portion of it was inconsistent with the goals of the Central Commons Special Area Plain in that the buildings could not be placed toward the street creating a public realm. In addition to the applicant's in -house architectural and development team, this alternative was studied and rejected by two third party engineering firms, and two third party architectural firms. The applicant also studied other redevelopment scenarios that removed the building but incorporated other non - retail uses and building configurations different than the Concept Plan, Given the substantial inventory of available buildings and land for office product type in Eagan and the south metro market in general, and the low historical absorption and current demand for this type of product, it was determined that the applicant could not deliver a feasible, market driven solution to the repositioning of the property given this alternative. Substantial public assistance would have been required to underwrite the project, Given the City's existing commitment to development of office and residential product types in the Cedar Grove redevelopment area, it was determined that this was not realistic. Notwithstanding, the applicant believes that a redevelopment of the Lockheed property with uses contemplated in the Concept Plan will serve to enhance the entire community, including the Cedar Grover redevelopment area. Comprehensive Guide Plan Amendment Submittal August 17 2011 Lockheed Martin Facility — Eagan, MN Page 6 of 11 2.. -. TAX BASE DIFFERENTIAL It should be noted that the redevelopment plan as proposed would significantly increase the tax base generated from the property. Under the current condition, the real estate taxes payable for the property in the year 2011 total $295,610.58, Based on the applicant's preliminary estimates, in the event the Concept plan is approved, constructed, and once the property becomes fully assessed, the real estate taxes are reasonably expected to exceed $2,200,000.00. They applicant is not requesting any City assistance for the project. TIMING /PHASING The applicant submitted a Preliminary Entitlement Schedule to City Staff on July 29, 2011, While this preliminary timeline does not presuppose any type of approval by the City, it is intended to provide a framework for discussion and plan development. It is understood that the preliminary schedule is subject to change as a result of additional meetings or matters not anticipated at this time. The.preliminary schedule should be viewed as flexible and includes a fairly broad window of time for gathering input form the City, Community and various agencies. It is the applicant's desire to work closely with the City, Community and end users to deliver a project that is both viable and considerate of the market demands, while incorporating necessary elements from City guiding documents and stated visions for the Central Commons area. The applicant has closed on the acquisition of the property, and has entered into a Lease Agreement with Lockheed Martin who will occupy the property through March 31, 2013. It is the applicant's intent that the period of time between this submittal and the expiration of the Lockheed Martin lease will be used for the development of market driven plans consistent with the City and Community's vision for the property, the overall entitlement process, finalization of end user agreements, and engineering and construction documentation and pricing. Assuming the applicant is able to successfully gain the necessary approvals for a redevelopment plan, the intent is to commence construction operations in April of 2013, with a projected project opening in the spring of 2014. The intent is to develop the project as one complete phase, and open at or very near full occupancy with all buildings constructed and all site work complete. SURROUNDING PROPERTY DESIGNATIONS LAND USE The property is currently surrounded with numerous Land Use designations, which are as follows; North — Parks, Open Space & Recreation (P) Northeast -- High Density (HD) East — Office /Service (0 1S) Comprehensive Guide Plan Amendment Submittal August 17 2011 Lockheed Martin Facility — Eagan, MN Page 7 of I l South -- Retail Commercial (RC) Southwest — Medium Density (MD) West — Major Office (MO) ZONING The property is currently surrounded with numerous Zoning designations, which are as follows. North — Park (P) Northeast — Planned Development (PD) East — Limited Business (LB) Southeast — Planned Development (PD) & General Business (GB) South — Planned Development (PD) Southwest — Planned Development (PD) West — Research and Development (RD) PROPOSED LAND USE COMPATIBILITY SURROUNDING AREAS The current Concept Plan is consistent with surrounding Land Uses and Zoning previously identified. In particular, it is consistent and compatible with Land Uses already existing in the Central Commons and Ring Road Areas. It could provide a third destination or choice for residents of the community and may elevate the areas significance on a local /regional level, If so, it should be anticipated that future users of the Central Park Conunons project utilize surrounding business when visiting and if approved. CENTRAL COMMONS AREA PLAN As part of the 2008 Comprehensive Plan, the City of Eagan adopted the Central Commons Special Area Plan. The plan provides a Vision Statement and Goals and Objectives for properties within the Central Commons Area, which generally coincides with the Central Ring Road Area. The area includes a number of Land Uses and is considerate of greenfield, infill and redevelopment opportunities. In particular, the plan provides a number of exhibits indicative of a number of City Policies that shall be considered for properties within the area. During exploration of the properties development potential, the applicant deliberately worked to incorporate as many design principals as practical. It is the applicant's humble opinion that the current Concept Plan provides for as many applicable policies as possible in consideration to market conditions, proposed land uses and proximity to the Central Ring Road Area, The Central Commons Area Plan policies are as follows; 1, Understand the context of any development or redevelopment within Eagan and the Central Area, Comprehensive Guide Plan Amendment Submittal August 17 2011 Lockheed Martin facility — Eagan, MN Page 8 of 11 �I ��a 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. 5. 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 create a cohesive identity for the Central Commons Area and offers flexibility that can respond to change in uses over time. 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. 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 organized 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 (45 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. INFRASTRUCTURE Transportation The application area is bound by Pilot Knob Road to the east, Yankee Doodle Road to the south and Central Parkway to the west and north. Functional classifications for Pilot Knob Road, Yankee Doodle Road and Central Parkway are A Minor Arterial, A Minor Arterial and Major Comprehensive Guide Plan Amendment Submittal August 17, 2011 Loeldieed Martin Facility — Eagan, MN Page 9 of 11 I� Q4q Collector, respectively. Average Annual Daily Traffic (AADT) volumes for Pilot Knob Road, Yankee Doodle Road and Central Parkway are 20,100, 31,000 and 1,600, respectively. It should also be noted that Interstate 35E is located immediately to the east and has an AADT of 74,000 vehicles. The applicant is aware of adjacent traffic volumes and capacity concerns of the Yankee Doodle Road /Pilot Knob Road intersection. As previously discussed, the current Concept Plan proposes to provide a number of access points in order mitigate off-site impacts. The applicant anticipates having to provide for a number of adjacent site improvements such as turn lane and median construction to limit specific driving maneuvers that may put drivers at risk. The applicant realizes development of the site may result in increased site trips in comparison to the existing Lockheed Martin facility. However, the applicant respectfully requests that the City and County consider the impact of a full build -out scenario of the current Major Office land use, which would generate and most likely be dependent upon AM and PM peal, hour roadway capacities. A, Comprehensive Guide Plan Amendment to Retail Commercial typically results in evening and weekend peals hour traffic and may provide additional capacity during the AM peal,, hour. It should also be observed that the current Concept Plan requires and provides less parking than currently exists. Based on review of preliminary traffic analysis of the Cities consultant, it is the applicant's opinion that the surrounding and adjacent roadways have capacity for the requested Comprehensive Guide Plan Amendment. Sanitary Sewer The site is currently :served via gravity flow with a 15 inch diameter sanitary sewer line located in Central Parkway near the north end of the property. The existing line drains westerly and ultimately connects to a Metropolitan Council Interceptor in Highway 13. The current Concept Plan will require the extension of sanitary sewer into the site. It is currently suspected that the entire site can be provided with a gravity flow system and the topography slopes from south to north and towards the existing sewer line. Therefore, the site has sanitary sewer that is capable of providing service to the site. StormWater Mana eg menu The site is currently served with an existing 42 inch diameter storm sewer line located near the entrance to the Eagan Community Center. All on -site runoff is currently routed to the existing outlet which has capacity for the existing facility. It is the applicants understanding that the Lockheed Martin site has exceeded the City of Eagan's minimum Standards for stormwater mitigation. It is the applicant's intent to also exceed the Cities minimum threshold for stormwater treatment. Therefore, it is anticipated that the site has stormwater capacity for the current Concept Plan, Comprehensive Guide Plan Amendment Submittal August 17 2011 Loeldreed Martin Facility -- Eagan, MN Page 10 of 11 I0 C�0 Domestic Water The site is provided with a 10 inch diameter domestic water supply line in Central Parkway. The line is looped and provides service to surrounding businesses for domestic water supply and fire suppression. It is the applicants understanding that the City of Eagan would like to be provided with a underground well house location somewhere on site and in consideration of the Cities' Comprehensive Plan. It is the applicant's intent to work with community representatives in providing for the Goals and Objectives for this area. It is anticipated that the 10 inch looped line will have capacity for the current Concept Plan if the project proceeds, CONCLUSION The Central Park Commons redevelopment plan proposes for a pedestrian friendly, mixed use project with access to high quality transit services, It is a market driven solution that proposes to provide Major Office, larger Commercial Retail and smaller mixed use areas of shops, restaurants and plaza spaces. The plan is consistent with the Central Commons Special Area Plan and policy statements. The plan is also considerate of surrounding infrastructure which has capacity for the proposed Concept Plan, Therefore, the applicant respectfully requests that the City. of Eagan consider a Comprehensive Guide Plan Amendment to allow for a Retail Commercial land use. If approved, the applicant looks forward to working with the City of Eagan and community in providing for a project that meets or exceeds Goals and Objectives for this area. Comprehensive Guide Plan Amendment Submittal August 17, 2011 Loeldieed Martin Facility — Eagan, MN Page 11 of 11 PUBLIC CORRESPONDENCE (CENTRAL PARK COMMONS PROPOSAL) CORRESPONDENCE I� Pam Dudziak From: Mary O'Brien Sent: Wednesday, September 07, 20114:26 PM To: Pam Dudziak Subject: FW: idea for Unisys old space Mary O'Brien I Administration I City of Eagan City of Eagan 13830 Pilot Knob Road I Eagan, MN 55122 1 651 - 676.5005 1651 -675 -5012 (Fax) I mobdon ()..cityofeagan com "; -t -of R OB THIS COMMUNICATION MAY CONTAIN CONFIDENTIAL AND /OR OTHERWISE PROPRIETARY MATERIAL and is thus for use only by the Intended recipient. If you received this in error, please contact the sender and delete the e-mail and Its attachments from all computers, From: Thomas, Heather rmailto:HThomas @carlsonwagonI it, com] Sent: Wednesday, September 07, 2011 1 :14 PM To: City Council Cc: Mary O'Brien Subject: RE: idea for Unisys old space From: Thomas, Heather Sent: Wednesday, September 07, 2011 1:12 PM To: 'citycouncil @cityofeagan.com' Subject: idea for Unisys old space Put in a Herbergersi 11 Thanks Heather Thomas I �? CORRESPONDENCE Pam Dudziak From: Jon Hohenstein Sent: Thursday, September 15, 2011 11 :57 AM To: Pam Dudziak Subject: Comment re Lockheed Martin Property From: Nancy Ohm fmai Ito: nancywho12@gmail.coml Sent: Thursday, September 08, 2011 11:38 AM To: City Council Subject: for Mayor Maguire Mayor Maguire - just a quick note. I know Eagan has been pursing various businesses for locations such as the Lockheed Martin site, etc. I just saw an article about all the cities pursuing Study Brewing for their new brewery /restaurant. I was wondering if the City of Eagan has suggested the Cedar Grove site for that. Either that, or put a Super Target there (too bad they didn't get the Lockheed Martin site) Thanks, Nancy Ohm Eagan Resident 1 PRELIMINARY CONCEPT DEVELOPMENT PLAN Submitted By: CSM EAGAN, L.L.C. August 17, 2011 PRELIM. CONCEPT PLAN 05E I- g Al O.bl YEE, ,z t .41 Wv. I W. m '4 m Mt tj. AVH: 'i3gv"M 'I'a'KI uo -: . K� z "CAN3 -,41 a any 11. -i srg li i 1 a s( l . In tF�( �•(..d FT`.j ! iJ �Y\ �ir� �� a f trr` r. 7 ^x• t r r 9 Q/ -`" Ip �c. r k A r tit r k' t ..•:.t. - j `YC v�,. tr sx'��\ I ?>:':•. �•. y3 ils� NS s ?', '. / -- � �: ! t t= � •`� �� ` tom:, �� ^g {t. � +� >r S �'4 ++1�5 ,7 / �+. r 'f�(,t t - ��s�yr„t`rrg�� •YC sy _ Yr_llt.. 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Ti i Pill t ' i r.31 i.7 X11 a 11> + I ` F v yv Im • C Isf r ,Y. { '11� t� fi 1 .t.•t � V {I I i 1� t IMIN AU A Metropolitan Council ,a December 22, 2011 Pam Dudziak, Planner City of Eagan 3830 Pilot Knob Road Fagan, MN 55122 RE: City of Eagan Comprehensive Plan Amendment (CPA): Central Park Commons Metropolitan Council Review File No, 20606 -4 Metropolitan Council District No 15 bear }yam, The Metropolitan Council received the City's comprehensive plan amendment on November 2, 2011 and found it incomplete on November 28, `i".he City submitted supplemental material on November 29 °i and now the Council finds the application complete. The amendment reguides 41;2 acres from Major Office (MO) to Retail Commercial (RC). The proposal is located at the northwest corner of Pilot Knob Road and Yankee Doodle Road. Staff offers the .following advisory comments: The amendment indicates that the City expects a reduction in community-level forecasts of employment. City staff state that the re- guidance of the plan site, from office to retail, will result in a loss of 100 for employment in the Transportation Analysis Zone (TAZ) and in the total for the City, Metropolitan Council's .forecasts for Eagan, years 2020 and 2030, will be reduced by -100 jobs. Council staff finds the amendment meets the Comprehensive Plan Amendment Administrative Review Guidelines revised by the Council on July 28, 2010. Therefore, the Council will waive further review and action and the City may place this amendment into effect. The amendment, explanatory materials, and the information submission form will be appended to the City's Plan in the Council's files. If you have any questions about this review, contact Patrick Boylan, Principal Reviewer, at 651- 602 -1438 Sincerely, � Phyllis Hanson, Ma tiger Local Planning Assistance cc: Jufie Monson, Minnesota Housing Tod Sherman, Development Reviews Coordinator, MnDOT Metro Division Steven Chtivez, Metropolitan Council District 15 Patrick Boylan, Sector Representative Cheryl Olsen, Reviews Coordinator tY': K: omnrJJc> vlLJ'. 4iConrrnturiliesllurrrarrl L.ellers?L rrgon 2011 CNI Central Park C'oinnrnrrs 20606 -9 .4drnin. Rev.doex wN«v.niotrocouncil.org 390 Robert Street North + St.. Paul, MN 551.01. -1805 • (651) 602 -1000 • Fax (651) 602 -1550 • rry (651) 291 -09041 An Equal Opportunity Employer Q�s 11-A Metropolitan Council April 18, 2012 Pam Dudziak City of Eagan 3830 Pilot Knob Road Eagan, MN 55122 RE: City of Eagan Comprehensive Plan Amendment: Central Park Commons Metropolitan Council Review File No. 20606 -6 Metropolitan Council District 15 Dear Mr. Ridley: The Metropolitan Council received the City's Central Park Commons comprehensive plan amendment on March 26, 2012. The amendment reguides 6.2 acres Major Office (MO) to Regional Commercial (RC) located at the northwest corner of Pilot Knob Road and Yankee Doodle Road, Council staff finds the amendment meets the Comprehensive Plan Amendment Administrative Review Guidelines adopted by the Council on July 28, 2010, The proposed amendment does not affect official forecasts or the City's ability to accommodate its share of the region's affordable housing need, Therefore, the Council will waive further review and action, and the City may place this amendment into effect, The amendment, explanatory materials and the information submission form will be appended to the City's Plan in the Council's files. If you have any questions please contact Patrick Boylan, Principal Reviewer, at 651- 602 -1438, Sincerely, - ..Fo -- Phyllis Hanson, Manager Local Planning Assistance cc: Julie Monson, MHFA Tod Sherman, Development Reviews Coordinator, MnDOT Metro Division Steven Chdvez, Metropolitan Council District 15 Patrick Boylan, Principal Reviewer and Sector Representative Cheryl Olsen, Reviews Coordinator N :• CommDeOLPAICommunitieslEaganUetterslEagan 2012 CPA Central Park Commons-20606-6-Admin. Rev, doex www.rneLrocouncil.org 390 Robert Street North a St. Paul, MN 55101-1805 a (651) 602 -1000 a Fax (651) 602 -1550 o '1"rY (651) 291 -0904 An Equal opportunity Employer Mike Maguire February 10, 2011 Mayor Paul Bakken Tom Green and Mary Pat Barr Cyndee Fields Lockheed Martin Gary Hansen 100 S. Charles Street, Suite 1400 Meg Tilley Baltimore, MD 21201 Council Members Dear Tom and Mary Pat, Thomas Hedges City Administrator Thank you again for the telephone update regarding Lockheed Martin's revised approach to receiving and considering proposals for the sale and reuse of the company's property at the intersection of Pilot Knob and Yankee Doodle Roads in Eagan. It is exciting to know that the property has attracted so much interest so soon. When we first spoke, we had understood you intended to list the property with a broker to test the market in the property's current configuration. Prospective buyers could then approach the City to discuss or Municipal Center propose reuse and /or redevelopment alternatives prior to making formal offers to purchase - 3830 Plot Knob Road Our current understanding is that you are receiving multiple offers for direct purchase anu 810 Eagan, MN 5000 that you expect that the sale could occur prior to the submittal of requests for zoning or 651,67 phone p development changes, even though the prospective buyer may be basing its offer on those 676.6 651.675.5012 fax assumptions. 651.454.8535 TDD We have shared that it has been our experience that most prospective owners and developers Maintenance Facility who intend to propose changes requiring City approvals make contingent purchase offers. 3501 Coachman Point You have shared that it would be your preference to complete the sale without Eagan, MN 55122 contingencies, so the company will not be involved in any entitlement considerations, 651,675,5300 phone Understanding that, we need to put in writing the expectations we discussed last week and 651.675.5360 fax refer to the City's Comprehensive Guide Plan policies for the Central Commons Area and 651.454.8535 TDD ask that you forward this information to the prospective buyers, so they do not make proposals on the basis of inaccurate or mistaken perceptions, www.oltyofeagan.com i The Lockheed Martin property is currently guided Major Office and zoned Research and Development. The City of Eagan and State of Minnesota have valued the presence of high quality, primary sector jobs at this location for forty -five years and we will work closely and cooperatively with an owner, business or businesses who would continue to use the site in the same way. For that reason, a buyer who intends The Lone Oak Tree to reuse or market the property as a corporate facility or campus within thosF The symbol of parameters would be able to do so provided any modifications to the site conform t(_ .strength and growth the related zoning, subdivision and land use standards. In our community. C 09 • A buyer who intends to propose other uses of the property would need to apply for both a Comprehensive Guide Plan Amendment and a rezoning of the site, neither of which may be assumed to be approved prior to the submittal and consideration of a formal application, In order to be successful, such an application would not only - need to conform to the City Council's vision for the area, but substantially exceed ordinary expectations for form and function of new development, • Lockheed Martin has indicated its desire not to be part of such an entitlement process, If the company were to modify that intention, the City may be open to an alternative concept plan review preceding the submittal of formal applications, but that option would not be available to a subsequent owner individually, While infill or redevelopment of the Lockheed Martin site would require a Plan Amendment and rezoning noted above, the Comprehensive Plan does define policies for infill and redevelopment within the City's Central Commons Area. For a plan for redevelopment or infill other than office uses to be part of an amendment and rezoning application that the City might consider, it will need to; f ( ) o "Support dense, mixed -use development with a range of retail, office, services, medium/high- density residential, employment and public spaces," While the 50 acre Lockheed Martin site may not be large enough to incorporate all of those elements, it is large enough to support the kind of mixed use development contemplated by the Comprehensive Plan and a proposal that would only provide for one or two of those elements would not be consistent with the Comprehensive Plan, o "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 time, Strive for pedestrian -scale buildings that are two to four stories in height," The Comprehensive Plan creates an expectation for vertical development throughout the Central Commons Area. Nowhere would the need to meet that expectation be greater than at its major intersection. o "Strategically place buildings toward the street with parking behind to help create clearly defined streets and the public realm," and "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," The property is uniquely situated along two major roadways and Central Parkway. The fifty acre site would permit such a design scheme in either an infill or redevelopment approach, The current building already has an underground parking element. • I� • "Capitalize on opportunities to create and enhance pedestrian connections," The Comprehensive Plan is supportive of strong integration of pedestrian and transit connectedness, particularly in the context of the MVTA Transit Station, Central Park, the Ring Road and the City's roadside transportation trail system, The Comprehensive Plan is not supportive of relying only on traditional, suburban single use plans or design schemes, • Address other Comprehensive Plan policies for the Central Commons Area, • The Pilot Knob and Yankee Doodle Road intersection is one of the most highly traveled, highest visibility locations within the community and the City understands its attractiveness to prospective buyers who may have a number of different visions for it. Because the site is being made available as a result of a company decision to close the facility and relocate operations outside of Eagan, it would not be appropriate for the City to provide public financing assistance for the redevelopment of the property, That would unfairly subsidize the relocation at the expense of the City's remaining taxpayers. The price of the property will need to be appropriate to, permit the buyer to reuse the property in a way that will be acceptable to the City a(t well as economically feasible for the new owner, This information is being provided, not to diminish the process you are pursuing, but to provide clarity and transparency to the process for the company and the prospective buyers, Please forward this information to them or provide us with a list of proposer contacts, so we can forward it directly to them, Working together, we are confident we can help Lockheed Martin and a future owner of the property position it for the future to continue to be the strong, positive anchor it has been for the community to date, Please contact me if you have any questions regarding this information or our request to distribute it further, Sincerely, Jon Hohenstein Director of Community Development Cc; Tom Hedges, City Administrator ,-Q (.0� MINUTES SPECIAL CITY COUNCIL MEETING TUESDAY, FEBRUARY 12, 2013 5:30 P.M. EAGAN ROOM — EAGAN MUNICIPAL CENTER City Council members present: Mayor Maguire, Councilmembers Fields and Tilley. Councilmember Bakken and Hansen were absent. City Staff present: Assistant City Administrator Miller, Director of Community Development Hohenstein, and City Attorney Dougherty. I. ROLL CALL AND ADOPTION OF THE AGENDA Councilmember Tilley moved, Councilmember Fields seconded a motion to adopt the agenda as presented. Aye:3 Nay:0 II. VISITORS TO BE HEARD There were no visitors to be heard. III. CENTRAL COMMONS AREA SMALL AREA STUDY — LOCKHEED MARTIN PROPERTY Director of Community Development Hohenstein introduced the item noting on December 4, 2012, the Council authorized Hoisington Koegler Group (HKG) to prepare a Small Area Study to determine the best future uses for the site. As part of its preparation, HKG prepared of the City's Comprehensive Guide Plan update, HKG prepared several concept examples of ways in which existing developments within the area might be intensified or modified if the opportunity arose. No plan was prepared for the Lockheed Martin parcel as part of the update, because there was no expectation at the time that the company would sell the property. Hohenstein noted in preparing the Small Area 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. Hohenstein also noted one of the assumptions that HKG used in all of their concept scenarios is a single Pilot Knob access to the property on the west as was identified in the County Pilot Knob Road Corridor study. Bryan Harjes with Hoisington Koegler Group gave a presentation on the Small Area Planning Study — Lockheed Martin site, presenting a number of alternative site concepts to help identify priorities for the property. CMS Corporation Representative Tom Palmquist, addressed the Council noting he appreciated their feedback. Palmquist noted CSM is committed to moving forward with developing the property and responded to the different concepts presented. Director of Community Development Hohenstein noted the list of questions in the Council packet are based on the policies listed in the comprehensive guide are intended to guide the Councils discussion. ar10 Special City Council Minutes February 12, 2013 Page 2 The Council responded to the questions noting their preference for a development of the site to be pedestrian friendly and with a mix of uses that is well integrated with the surrounding community. Councilmembers Fields and Tilley also agreed it was important to avoid a sea of asphalt, and cultivate a diversity of forms on the property by including buildings of varying heights. The Council said they place a high priority on the human scale policies including pedestrian orientation and public gathering spaces. Council had no expectation as to the maximum size /footprint of individual buildings including single story and multi- story, leaving that up to the developer, although it was noted that there would be concern if there were more than one large individual anchor business. The Council agreed that inclusion of one or more public streets within the development would be desirable and feet it is important to appropriately screen service and loading areas from major roadways. The Council was also in favor of structured or underground parking as a means of reducing the parking fields (of asphalt) in the development. There was no other business to be heard. IV. OTHER BUSINESS VI. ADJOURNMENT Councilmember Tilley moved, Councilmember Fields seconded a motion to adjourn at 7:45 p.m. Aye:3 Nay:0 Date Mayor Clerk C)9 Ab,L- qRsw City of Evan Memo TO: DAVE OSBERG, CITY ADMINISTRATOR FROM: JON HOHENSTEIN, COMMUNITY DEVELOPMENT DIRECTOR DATE: NOVEMBER 14, 2013 SUBJECT: CSM CENTRAL PARK COMMONS - UPDATE OF TAX GENERATION REVIEW At the time of the original submittal of the Comprehensive Guide Plan Amendment application, CSM had submitted information regarding projected tax revenues that could accrue from a retail development of the former Lockheed Martin property. The September 14, 2011 memo was prepared in that regard. As noted, such amendments typically do not involve a tax generation analysis, but the assumptions were reviewed at that time to provide context. The basic background in that memo remains the same, but two years have passed and the specific numbers are slightly different at this time. In the current Planned Development application for the property, CSM has again noted that the proposed new development would result in higher tax revenues than the current office building on the site generates. Staff asked Ehlers and Associates to review the assumptions and calculations at this time. Current taxes on the property are $332,445 of which the City portion is $69,075. CSM estimated tax revenue that would be generated by the proposed development would be in the area of $2,500,000. Ehlers consulted with CSM staff and concluded that this estimate appears to have been based on construction costs and a calculation of all taxes — statewide property tax, fiscal disparities, etc. — and that a more accurate comparison would be based on market valuation after completion as determined by the Dakota County Assessor and the local tax rates only. Using that approach the total local taxes on the site would be $1,125,552, of which the City portion would be $424,560. As noted in 2011, this only compares the current taxes and those that could be expected from the proposed development and no analysis has been made of the potential tax generation if other development were to occur on the property instead of that proposed. Dq D, Memo to File: Central Park Commons — Policy Considerations From : Jon Hohenstein, Community Development Director Date: September 14, 2011 Tax Generation Comparisons The developer has identified an estimated property tax differential between the site with the current Lockheed Martin building ($295,611) and the development intensity identified in their current Concept Plan included in the application materials ($2,200,000). Ordinarily, Comprehensive Guide Plan amendment analyses do not include an analysis of the tax generation potential of alternative uses. In this case since an estimate has been included among the application materials, it is reasonable to at least review the basic assumptions and outcomes. The analysis does not include an estimate of the potential property tax generation of some other development of the site under the current Major Office Comprehensive Guide designation. While an intensification or redevelopment of the property could be expected to generate something different than the current building does, the number of variable assumptions that would need to be made to define such a scenario (square footage, single v. multi- story, market demand, timing of new construction and occupancy, etc.) would make it extremely speculative. Staff has reviewed the information provided and has determined the developer's estimates are based on a review of taxes paid across the CSM portfolio for payable 2010 taxes with a conservative estimate of property taxes of $4.00 per square foot applied to an Eagan development of approximately 555,000 square feet. This estimate is reasonable based on staff's review of property taxes in general. It should be noted that the estimates are for the total tax bill; Eagan typically directly receives about 13% of the property taxes and some distribution from the fiscal disparities taxes paid by commercial /industrial property with the balance going to other taxing jurisdictions. This percentage would apply both the current tax figure and the projected amount noted above. The estimate is based on full value so there would be a lag before the full value of the new development is actually received as is the case with any new development. Office and Retail Market Analysis The developer's narrative provides a basic market analysis regarding the inventory of office buildings and land in Eagan and the Twin Cities region and the feasibility of marketing the existing Lockheed Martin building for reuse as a corporate headquarters or a multi- tenant office facility. They conclude that the combination of the existing land inventory, the age and single -user layout of the existing Lockheed Martin building and the presence in the regional market of other vacant headquarters scale properties limits the market for the Lockheed Martin site to continue to be used or be redeveloped in an economically feasible way under its current Major Office land use designation in the foreseeable future. FILE MEMO - POLICY C� The policy makers' perception of the ability of the market to replace or reintroduce the levels of head of household jobs that were historically housed at this site is a key consideration to the Comprehensive Guide Plan decision. As a net employer, the City of Eagan has been careful to encourage the development of a substantial proportion of the community fora diversity of businesses and that remains an important policy priority of the City. Policy makers will want to consider whether those needs are best met by maintaining the expectation that such businesses and jobs will be located at this site or whether they can and will be met among the other properties in other parts of the City that have and will have that kind of development in the future. The Economic Development section of the Comprehensive Guide Plan includes goals and policies to support a "broad range of businesses in terms of size, type and market emphasis" that "produce goods and services for regional, statewide, national and international markets" and "to support a broad range of employment opportunities for all residents of the City." At the same time, the Guide Plan's policies state that the City will "strive to retain, expand and diversify retail and service opportunities for Eagan residents, employees and businesses" both to support a diverse tax base and to maintain a high quality of life. As a consequence, there are economic development policy bases in the Guide Plan either to maintain the current land use designation from a jobs and external market standpoint or to consider the proposed amendment to retail from a quality of life and tax base diversity standpoint. Policy makers will want to determine the appropriate focus and policy balance for this property. In parallel with the current land use amendment proposal for the property, the City is pursuing an initiative to support the private sector development of a carrier neutral colocation data center facility, also known as a carrier hotel, to meet the data storage and transmission needs of local and regional businesses. When the Lockheed Martin property was offered for sale, the City tasked its consultant for the colocation project to analyze whether this presented an opportunity to site the colocation facility at this location. The consultant studied the facility, its current relationship with the fiber infrastructure and its age, scale and layout and determined that, while the facility has considerable assets, they do not align well with the colocation project itself. If the Comprehensive Guide Plan Amendment were to be approved, the developer indicates an intention to propose a specific development plan that would contribute to the retail economic vitality of the City and its market area. The capacity of a proposed redevelopment of the site to accomplish that is also among the factors for the policy makers to consider. Policy makers will want to determine whether sufficient information is available in the application and report to reach a conclusion in that regard. In the alternative they may want to consider whether a formal office and /or retail market study should be among the submittals to be required if a Comprehensive Guide Plan Amendment and rezoning application are to move forward. Central Commons and Community Wide Context Typically, a Comprehensive Guide Plan Amendment is considered in the context of the property uses in the immediate vicinity and some general analysis of the inventory for the particular types of land uses in place and being proposed as well as an analysis of the ways in which the current and proposed uses j- relate to public infrastructure and investments. That is the case here as well, but the unique location of the subject site, adjacent and in proximity to the City's largest retail activity area, is unlike the other major office designated properties in the community. This brings into play an additional area of discussion. In the case of a proposed redevelopment of the scale and in the direction proposed at this location, the developer was asked to address whether and how they see the proposed combination of land uses affecting the land use and development decisions the City and its EDA have made to date elsewhere. In particular, how might the proposed retail redevelopment of the Lockheed Martin property affect the vitality of the existing retail development elsewhere in the Central Commons area, including the Eagan Promenade, Eagan Town Centre and Yankee Square? Likewise, how might the proposed redevelopment of this property affect redevelopment activity currently underway in the Cedar Grove Redevelopment District? Essentially, would the proposed development tend to support the retail vitality of the Central Commons or contribute to decline in other quadrants of the intersection and would the mix of uses create competition for uses and users that would adversely affect the public investment already made in the redevelopment of the Cedar Grove area? While the current request is for a Comprehensive Guide Plan Amendment and not for a specific development plan, the developer has indicated that their approach to the proposed project would be focused on expanding the retail offerings in the community in ways that would create additional variety and depth in the Central Commons and attract additional purchasing activity that currently goes outside the City for a range of products and services. To some extent, the validity of that position could only be examined and discussed in the context of more detailed plans and with a better understanding of the specific mix of uses and users that would be part of a formal zoning and development application. At this point in the analysis, however, that is not available. If the Comprehensive Guide Plan Amendment were to go forward, it would be important for the policy makers to indicate to the developer the kinds of information and analysis it would expect to better define the basis for expectations about the relationship between a retail use on the developer's site and the retail areas around it. The developer's narrative also states that the nature and scale of the retail development proposed at the site would be different from and not compete with the kind of retail that will be attracted to Cedar Grove. The developer goes on to say that their proposal does not include any of the housing elements that are a dominant feature of the City's redevelopment priorities for the Cedar Grove area. While it is true that one of the original reasons for the City and its EDA to become actively involved in the redevelopment of Cedar Grove was the Cedar /13 Task Force and study conclusion that it could not be expected to support the level or intensity of retail development that had occurred prior to the replacement of the Cedar /13 intersection with the Cedar /13 freeway interchange, policy makers will also want to consider whether a redevelopment of the Lockheed Martin property of the kind proposed will have an adverse affect on the community's ability to attract and create momentum for new development in the area already planned for redevelopment at Cedar Grove. o r)D Memo to File: Central Park Commons — Process Summary From: Jon Hohenstein, Community Development Director Date: September, 28, 2011 PROCESS: As noted in the staff report, in order to approve or deny a Comprehensive Guide Plan Amendment, the City Council must determine whether a rational basis exists for the action. The process for consideration of a comprehensive guide plan amendment is for the Council to make a preliminary finding as to whether such a basis exists for further consideration of the proposed amendment. If not, the Council may move to deny the proposal and the current Comprehensive Guide designation of Major Office would remain in place. If there is a rational basis for further consideration of the proposed amendment, the process proceeds in steps: 1. The City Council acts to direct the matter to the Metropolitan Council for its consideration of the possible amendment. 2. As part of its consideration of this action, the City Council should define the priorities, parameters or expectations it has for the ultimate consideration of formal action on the amendment and a development plan. These would typically be in the context of the Comprehensive Guide Plan policies the Council expects to be reflected in a development plan and /or the additional information that would be necessary for the Council to make its factual and policy determinations in its formal action on the amendment and a development plan application. This discussion is not intended to be specific as to users or development details, but it would provide a framework and direction to the developer and staff as the developer moves beyond concept planning to a specific development plan. Examples of these types of items identified in the staff report or raised by the APC are noted in the Issues section of the meeting packet cover sheet. The Met Council solicits input from all adjacent and affected agencies and reviews the potential impact of the development proposal on metropolitan systems, including transportation, wastewater, etc. The Met Council makes a determination as to whether the proposed amendment has system impacts and whether the proposal is acceptable in the context of any impacts. 4. At the same time, the City directs the preparation of an environmental assessment worksheet (EAW) to determine whether there are impacts that need to be addressed due to the scale of the project. Some of the issues analyzed are similar to metropolitan systems and some are outside those systems. FILE MF -=KAC) - PF=kOCESS QVI(-o The developer proceeds with the preparation and submittal of a formal development proposal, in the context of the expectations defined by the Council, the outcome of the Met Council systems review and the preliminary findings of the EAW. 6. The APC holds a public hearing and makes a recommendation regarding the formal development plan for Council consideration. 7. The City Council receives the Met Council determination, the EAW findings, the development proposal and the APC recommendation and considers formal action of the amendment and development application at the same time. The proposed Comprehensive Guide Plan Amendment would only be adopted at the same time as a development plan is approved. ISSUES; Would there be rational bases for a retail redevelopment of a substantial portion of the Lockheed Martin site? To what extent would that decision be based on a future development proposal reflecting goals and policies outlined in the Central Commons Special Area plan? The Central Commons Special Area plan has specific policies related to density and mixtures of uses, quality of design, pedestrian orientation and connections, verticality and shared or structured parking among others. While not all of the policies may be achieved in every part of the Central Area, are there specific priorities, parameters or expectations the developer should focus on in order to make a future development proposal align with the Council's vision for the area? The APC expressed interest in the possible preparation of a retail market study as part of the future consideration of the amendment. It was noted that the appropriate scale of retail development of the site may be more or less than the developer has proposed. If the Council determines there to be a rational basis for further consideration of the proposed amendment, what additional information, studies or analysis, if any, would be necessary to help reach an ultimate conclusion on the amendment? The current use of the Lockheed Martin site has permitted it to be available for shared parking for activities at the Eagan Community Center, particularly the annual 4th of July celebration. Unlike Lockheed Martin's use, retail uses would be expected to be open at that time. To what extent would the Council expect the future development to make provision for shared parking for this purpose? 1111 Dougherty, Molenda,Solfest, Hills && Baauer P.A. 7300 west 147th street V Uhey1RT ,S 1011R\er Suite 600 Attorneys ( Advisors Apple Valley, MN 55124 (952) 432 -3136 Phone (952) 432 -3780 Fax www.dmshb.com MEMORANDUM To: Dave Osberg, City Administrator From: Mike Dougherty Date: 11/19/2013 Re: CSM — Applications/Decision Timing There are currently three applications submitted by CSM requiring action by the City Council. Two of the applications are subject to time - deadlines for Council action. Comprehensive Guide Plan Amendment CSM's application to amend the comprehensive guide plan is the most significant of the items to be acted upon by the City Council. Having received the requisite approval by the Metropolitan Council allowing for the amendment, it is the Council's discretion as to when it desires to place the item on an agenda for consideration of action on this application. State statutes do not impose any time constraints. It is solely a City policy to align the comprehensive guide plan changes with the rezonings which necessitated the change in the comprehensive guide plan. Should the Council approve an amendment, state law requires the zoning ordinance be amended within nine months to eliminate any conflict with the comprehensive guide plan. Rezoning City action is required on the rezoning application in order to permit retail use of the property. State law requires consistency between any rezoning and the comprehensive guide plan and thus the comprehensive guide plan must be acted upon prior to the rezoning. The City is required to act upon a rezoning request within 60 days of submittal (which may be extended an additional 60 days). However, if a rezoning request requires an amendment to the comprehensive guide plan, the deadline is extended to sixty days following Council approval of the change to the comprehensive guide plan. Minnesota law permits the applicant by written notice to request an extension of time limits. Subdivision CSM has submitted an application to subdivide its property. State statute imposes a deadline upon the City to act on the application within 120 days of submittal. The proposed subdivision seeks to align property ownership interest with the requested rezoning. In connection with its applications for rezoning and subdivision, CSM has executed a waiver extending the deadlines for action by the City Council. Q"J 15 November 19, 2013 Page 2 of 2 CSM has also submitted a request for a planned development. The rezoning to planned development is described above. The actual planned development is a contract between the City and the applicant detailing the terns and conditions affecting the approved use of the property. Execution of the preliminary planned development agreement is required prior to the applicant malting use of any planned development zoning. If you have any questions, please give me a call. Dougherty, Molenda, Solfest, Hills & Bauer P.A. www.dmshb.com DOUGITERTYMOLENDA M IM Q M 13 Attorneys I Advisors Sri q Special City Council Workshop January 14, 2014 VI. SAFER GRANT ACTION TO BE CONSIDERED: To approve a recommendation of the Council's Finance Committee to accept a SAFER grant to hire four firefighters and one fire captain in the amount of $871,111 (for formal action at the January 21, 2014 City Council meeting) FACTS: At the August 201h, 2013 City Council Meeting, Council authorized staff to apply for a SAFER grant (Staffing for Adequate Fire and Emergency Response) for weekday firefighter coverage. • Our proposal was to hire four full -time firefighters and one fire captain for weekday coverage. This is part of the fire departments overall strategic plan for 2012 -2020. • Weekdays is the busiest call volume time for the fire department, but hardest time period to staff with traditional volunteer fire staffing. o The proposed weekday full -time fire staff would still be augmented with traditional volunteer staffing as needed. • The intent at this point is that weeknights and weekends would still be staffed with volunteer staffing. • The SAFER grant pays for 100% of wages and benefits for the two years. ■ There is no requirement of the grant to staff these positions after the grant period. • Estimated total annual cost of the four firefighter positions for wages and benefits is $324,924 per year and $87,669.63 per year for the one Captains position. Staff was notified on November 291h that we are being offered a SAFER grant in the amount of $871,111 over a two year period. • The city must decide by January 28t' if the city will accept the grant. • The city has 90 days from the date of offer to advertise for the positions and have the new staffing on board. This date works out to February 27th, 2014. ■ There is an opportunity at the end of the two year grant cycle for the city to ask for an amendment to our grant to use any unspent grant dollars from a delay of hiring, but this is not guaranteed. ■ Human Relations Manger Lori Peterson has prepared an aggressive hiring schedule of 90 days from time of Council approval to move forward. SAFER grant funding for 2013 -14 is approximately $340 million dollars nationally with only 15% of that amount dedicated for hiring new full -time firefighters. • As of November 291h, Eagan was one of only fourteen cities nationally to be offered a SAFER grant • SAFER is mostly dedicated to rehiring firefighters that have been laid off and preventing planned layoffs of current full -time firefighters. • Our request for hiring new full -time firefighters was one of the highest ranked requests in this category. This is based on population served, size of coverage area, call volume, ability to meet minimum NFPA national standards and current staffing levels. History of request: The Eagan Fire Department has long maintained one of the largest paid -on- call or volunteer fire departments in the State of Minnesota. As we celebrate our 50t" year of service we are facing a staffing challenge that is similar to many volunteer departments in the nation. • For the past five years (2009 -2013) Eagan has had an average of 14 firefighters leave the department each year. • From 2003 -2013 we had 137 firefighters resign from our department. • Over the past 5 years (2009 -2013) the city has hired 54 volunteer firefighters and had 70 volunteers leave the department. The Fire Departments greatest staffing challenge for volunteer firefighters is weekday coverage when our call volume peaks and our staffing is at its lowest. • Approximately 56% of our calls occur during day hours, yet only 20% of our volunteers are available as day responders. • The proposed SAFER grant firefighters would cover 8 hours of each weekday to help cover the most critical hours. The additional staffing would also assist the City in meeting National Fire Protection Agency (NFPA) and Insurance Service Office (ISO) standards. Impact: • With the successful approval of this grant the fire department would hire one Captain and four firefighters to work week days. • This full -time staff would continue to be augmented by the 20 existing paid - on -call day firefighters, a limited volunteer Duty Crew as available, and our auto /mutual aid firefighters when available. • When not responding to emergency rescue and fire calls, the new full -time firefighter day positions would also: M► 1. Be trained Fire Inspectors to help assist our one Fire Inspector with additional inspections of facilities in our community (50% of their time) 2. Assist with fire prevention and community outreach which mostly occurs weekdays (30% of their time) 3. Respond to additional medical calls that we currently cannot respond to due to lack of staffing. (10% of their time dedicated to call response) 4. Assist with maintenance and preparation of emergency equipment, stations and apparatus. ( 10 % of their time) ■ Currently many of the above duties are completed by full -time fire management staff. Having the full -time firefighters perform these functions will allow the fire management team to focus on the strategic and logistical management of the department. The addition of five full -time firefighters would help provide a stable, well trained force to help ensure an efficient and effective response. Cost Avoidance: If the SAFER Grant is approved the following are cost savings that have been identified to help off -set future costs associated with these new positions: They include: 1. Reducing the paid -on -call duty crew from (4) firefighters per week day to (2) firefighters eight hours per weekday. • Annual savings: $68,640 2. Reduce the number of volunteer firefighter positions. • Currently Eagan is authorized 150 volunteer firefighter positions and has been averaging approximately 100 volunteers. • Each firefighter with pension, fire /training pay, equipment and annual testing equals approximately $10,000 annually. • Less volunteer positions will equal smaller annual recruit classes. This would result in budget reductions in: • Physical testing for new recruits • Psychological exams for new recruits • Equipment and training for new recruits 3. Change type of apparatus needed and replaced. ■ With these positions, the fire department would eliminate the replacement of the REHAB truck planned for a 2013 CIP project and instead refurbish the truck for new use for the next 10 years. • Savings in Fire Apparatus fund of $350,000 We would also change the replacement of a large fire engine with a mini -quick response truck better suited for smaller fire crew response and better perceived by the public due to size of truck. • Savings in Fire Apparatus fund of $350,000 i 4. Eliminate the need for potential future full -time fire inspectors. • Without these positions two additional fire inspectors may have been needed to help meet ISO and NFPA standards of performing fire inspections of our existing apartments, restaurants, daycares, foster homes, preschools, restaurants /bars, retail and commercial /industrial buildings. • Each position would cost $81,834 annually for salary and benefits. Projected Year Three Costs 2016: 4 FF + 1 Capt - salary /benefits $450,000 Plus: annual training, turnout gear, etc 15,000 Less: duty crew reduction (70,000) Less: pension funding for 10 volunteer FF (75,000) Less: fire apparatus fund reduction (30,000) Estimated annual obligation beginning 2016 $ 290,000 Summary: • The proposed limited full -time staffing along with the proposed fire station consolidation plan, continuing to recruit /retain volunteers, and expanding the resident dorm program lays the foundation for the fire department's vision to provide adequate staffing for the next ten years. • The SAFER grant would provide a two year bridge to help build the foundation for this 10 year vision. • On January 6, 2014, the City Council's Finance Committee reviewed the proposed staffing additions and is recommending acceptance of the grant. ATTACHMENTS: Enclosed on page AA is the meeting notes from the January 6, 2014 Finance Committee Meeting. 21 FINANCE COMMITTEE MEETING NOTES MONDAY JANUARY 6, 2014 12:40 P.M. CONFERENCE ROOM 2A &B Committee Members Present: Mayor Maguire and Councilmember Bakken Staff Present: City Administrator Osberg, Assistant City Administrator Miller, Finance Director Pepper, Assistant Finance Director Feldman, Fire Chief Scott, and Assistant Fire Chief DiIoia SAFER GRANT DISCUSSION City Administrator Osberg and Fire Chief Scott introduced the item, noting that the City was notified on November 29, 2013 that it has been offered a two -year Staffing for Adequate Fire and Emergency Response (SAFER) grant in the amount of $871,111. The committee discussed the proposed staffing model to be funded by the grant. Funding beyond the two years to sustain the staffing was also discussed. It was noted the grant does not require a commitment of the City to fund the positions beyond the two year grant period. The Finance Committee recommended the City accept the SAFER grant, with an understanding that pending Council concurrence, the new positions would be reviewed during the first two years to determine their effectiveness towards improved efficiencies within the department. The Committee recommended that if the new staffing model is successful, then the positions would continue beyond the two -year grant period. If, however, the positions do not provide improvements towards meeting NFPA standards (e.g. response time), then the new positions may not be retained beyond the grant period. The financing source for funding beyond the two years has not been determined, but it was acknowledged by the committee that future funding would need to be discussed and determined as part of future budget processes. City Administrator Osberg noted the committee's recommendation would be brought to the City Council for discussion at the January 14, 2014 Special City Council meeting, and pending Council concurrence, formal action to accept the grant would be included on the January 21, 2014 regular City Council meeting agenda. Osberg added that a discussion about the Fire Department's overall strategic planning efforts is anticipated as a Spring 2014 Council workshop item. The committee concurred with the proposed schedule. Agenda Memo January 14, 2014 Special City Council Meeting VII. ON- PREMISE DYNAMIC SIGN MESSAGE DURATION DIRECTION TO BE CONSIDERED: To receive a presentation and to provide staff with input and direction regarding the duration of on- premise dynamic sign messaging. FACTS: ➢ At the City Council's Listening Session on August 5, 2013, the Council gave staff direction to review the current dynamic sign messaging frequency. The initial request for the review came to staff from the Chamber and some local business people. ➢ In October 2007, the City Council adopted an ordinance amendment that provided the parameters for dynamic signage. Part of the ordinance language spoke to the minimum amount of time required for each displayed message. A minimum duration of eight (8) seconds for a billboard, or off - premise sign, and twenty (20) minute duration for on- premise signage. ➢ Eagan's ordinance was adopted at the time that the standards for dynamic signage in the state and region were the subject of litigation between the City of Minnetonka and Clear Channel billboard company. The City of Eagan used the City of Minnetonka's dynamic sign ordinance as its model, because it was based on the professional study performed for that City and it satisfied the interests of the litigants. ➢ A public safety rationale for message duration time is related to driver distraction. For off -site signs, general guidance has been provided by the Federal Highway Administration. Their studies determined an eight second interval for billboard signage assumes the driving public is traveling between 55 -70 mph on a highway and is dealing with relatively few signs, fewer lane changes and limited turning movements. As a consequence, drivers will have a limited window for message recognition. At those speeds and circumstances, it is typical for two dynamic messages to be legible in the time it takes a driver to pass the sign. ➢ A rationale for a longer image duration for on- premise signage is the driving public on local streets is dealing with lane changes and multiple turning movements over short distances and there is the potential for multiple dynamic signs changing images within the same sight lines. At the same time, drivers on local streets are traveling at lower speeds or stopped at signal lights, which allows a greater window of time for message recognition. The Chamber of Commerce and Holiday Stationstores have submitted comments in this regard. ➢ Planning staff has gathered message duration information from a number of metro area cities and there is a wide spectrum (from one message per day to one message every three seconds) of allowed message intervals. Some of the cities are among those Eagan benchmarks for budget and other purposes. Others are included because they are within the suburban area and responded to the City's request for information. A matrix is attached. ➢ The twenty minute duration was chosen because it was part of the Minnetonka ordinance. A different duration may be established, if the Council determines it to be appropriate, in consideration of the factors noted. ➢ The policy question involves the balance between a business owner's desire to attract or provide information to potential customers, possible driver distraction due to frequently changing messages and the general apprearance and esthetics of the community. ➢ If the Council determines it would like to formally consider a change in the dynamic sign message duration, that direction may be given and staff will place an item on an upcoming Consent Agenda to direct the City Attorney to prepare an ordinance amendment for consideration by the Advisory Planning Commission. ATTACHMENTS: (3) Message frequency matrix on page MS9 . Letter from Vicki Stute, Chamber President on pages JPP7� and ab9 Letter from David Edquist, Holiday Stationstores on pages ac10 and a°l� Wr m 0 N U el N CU41 bA c ap U0 U CU 0 a U w U c c a u Allowed frequency of message change: Hopkins i No more than once per 24 hours Woodbury No more than once per 24 hours Edina No more than once per hour Robbinsdale I No more than once per hour Eden Prairie No more than once every 20 minutes Minnetonka I No more than once every 20 minutes Eagan No more than once every 20 minutes Plymouth No more than once every 15 minutes Rosemount No more than once every 5 minutes Brooklyn Pk. ; No more than once every 2 minutes Maplewood I I No more than once every 2 minutes Lakeville No more than once per minute Oakdale No more than once per minute Richfield 1 No more than once per minute Shakopee i No more.than once per minute Shorewood i No more than once per minute i_ Burnsville I Message minimum display duration of 30 seconds Roseville i Message minimum display duration of 25 seconds Champlin Message minimum display duration of 10 seconds Chanhassen Message minimum display duration of 10 seconds Inver Gr. Hts. 1 Message minimum display duration of 10 seconds W. St. Paul ' l Message minimum display duration of 10 seconds Bloomington (Text) message minimum display duration of 8 seconds Crystal Message minimum display duration of 3 seconds St. Louis Park Message minimum display duration of 3 seconds - - OR N CU41 bA c ap U0 U CU 0 a U w U c c a u C H A M B E R O F C O M M E R C E January 8, 2014 City of Eagan 3830 Pilot Knob Road Eagan, MN 55122 Re: Eagan Dynamic Signage Message Display Duration Dear Honorable Mayor and Councilmembers, Dakota County Regional Chamber of Commerce would like to provide the following comments and explanation regarding lowering the rate at which dynamic signs may change messages. Presently, dynamic signs in Eagan are only able to change messages every 20 minutes. Such message display duration restricts businesses that use dynamic signs from effectively communicating their services to the community in a timely manner. Despite some economic progress over the past year or so, businesses should continue be afforded every opportunity to be successful. Per the city's research of neighboring cities' message change rates, many nearby cities have adopted change rates more beneficial to businesses. More than half of the cities listed have change rates of a minute or less. Thus, we encourage Eagan to adopt a lower change rate similar to those municipalities. Two concerns cities frequently discuss about message change rates involve safety and community impact, which are explained below. Safety Several safety studies have been performed over the years reviewing whether dynamic signs are a hazard to traffic safety. None have shown these signs are a hazard. Methods of operation have already been developed and approved by the Federal Highway Administration as well .as the majority of states and many municipalities that. appropriately regulate this valuable technology. Methods of operation include a change rate between four and ten seconds. Additionally, Texas A &M recently conducted a study regarding the safety of on- premise signs, which also found no correlation between accidents and . dynamic signs. Please let us know if you would like copies of these reports. Additionally, one of the primary safety concerns actually stems from overly bright dynamic signs. Thus, we recognize the importance of requiring dynamic signs come equipped with automatic dimming technology. Through the usage of a light sensor or photocell, the dimming technology automatically adjusts to ambient light conditions and prevents displays from appearing overly bright to drivers. Appropriate brightness language can and should be modified within the dynamic sign code language document. Therefore, through appropriate brightness regulations, it is not necessary to limit the change rate to 20 minutes. Community Benefit A lowered change rate for dynamic signs has the potential to benefit the community as a whole, not just businesses. With a change rate of 8 seconds, businesses have the ability to relay more information 1121 Town Centre Drive I Suite 102 1 Eagan, Minnesota 55123 P: 651.452.9872 1 P: 651.452.8978 I E: info ca dcrchamber.cor i «, ,n; lz,r(:h _._r: r x.c,or ; Z about its services to the community, increasing community awareness. The increase in communication to the community has the potential to increase business revenue, ultimately increasing sales tax revenue for the city of Eagan. Additionally, a change rate of 8 seconds provides an incentive for new businesses to relocate to Eagan or open up a new location as the ability to inform the community about their presence and services is easier and more effective than with a 20 minute change rate. As a result, Dakota County Regional Chamber of Commerce supports a reduction in the frequency messages may change on dynamic signs in the city of Eagan. Thank you for your consideration of this important subject matter. Please let us know if you have any questions and we look forward to your discussion and decision. Best Regards, Vicki Stute President e 4567 American Boulevard West, Bloomington, MN 55437 (952) 830 -8700 Direct Dial: 952.830 -8727 Fax: 952- 830 -1681 Email: dave .edguista@holidaycompanies.com January 9, 2014 The Honorable Michael Maguire, Mayor of Eagan VIA EMAIL and U.S. MAIL City Council Members City of Eagan 3830 Pilot Knob Road Eagan, MN 55122 Re: Eagan City Code 1 Dynamic Sign Tinning Dear Mayor Maguire and City Council Members; On behalf of Holiday Stationstores, Inc., I am writing to encourage you to consider amending the City Code relating to the frequency of change for dynamic display signs. As you are aware, the City Code currently allows a message displayed on a dynamic sign to change once every 20 minutes. At the time that this ordinance was adopted, dynamic sign technology was new and cities across the State had little to no experience with how this new technology would be used and whether it would precipitate distracted driving and increase crash rates. The City was wise to adopt a more conservative ordinance until sufficient time had passed and experience accrued. In the years since Eagan adopted the current ordinance, cities across the metropolitan area have adopted ordinances with frequency (hold times) that range from 8 seconds to 24 hours. The majority of them have adopted hold times measured in seconds rather than minutes. In 2012, Burnsville and Shakopee, at the request of the Chamber and local businesses reviewed their ordinances and after thorough study, reduced their hold times from 60 seconds down to 30 seconds, and from 4 times a day down to 60 seconds respectively. Additionally, and based on the 318 Holiday Stationstores across our system that utilize this technology, 281 (88 %) of our stores have a frequency of change between 8 seconds and 60 seconds, while the remaining 37 (12 %) have a frequency change between 70 seconds and 24 hours. As a business, we utilize these signs in a very conservative manner to advertise products available for sale inside our store. They are an important sales driver for businesses. Holiday serves a diverse group of customers. Some customers drink coffee, some don't....some drink Coke, others drink Pepsi. Under the current ordinance, if the sign displays a steaming cup of coffee, then for the next 20 minutes, we are only able to communicate with coffee drinkers. If the customer is not a coffee drinker, but is a Coke drinker, we have lost the opportunity to communicate with them. ago The Honorable Michael Maguire, Mayor of Eagan City Council Members January 9, 2014 Page Two The 20 minute hold time limits the opportunity to communicate with customers, especially those that might pass the location more than once during the 20 minute hold time. Safety concerns were the driving force behind the adoption of the 20 minute hold time. Those safety concerns have not materialized. Cities that adopted hold times measured in seconds have not experienced any increase in accidents that we are aware of. If there was concern that the signs were causing distractions, those cities would have acted to amend their ordinances to increase the hold times, or ban the signs outright. This has not been the case. Holiday would appreciate the City Council to consider adopting a change in hold time measured in seconds vs. minutes. As a result of working closely with quite a number of cities and counties, we have assembled a significant amount of data and formulated a list of best practices that we would be happy to make available to the City if it that would be helpful. Thank you for your assistance. Sincerely, ®AE /nah �� i