01/20/1998 - City Council Special AGENDA
SPECIAL CITY COUNCIL MEETING
Tuesday
January 20, 1998
5:00 p.m.
Municipal Center Community Room
I. ROLL CALL & ADOPTION OF AGENDA
II. VISITORS TO BE HEARD
III. TRUCKING STUDY/AREA SPECIFIC FINDINGS
IV. SITE PLAN UPDATE/DELTA DEVELOPMENT
V. OTHER BUSINESS
VI. ADJOURNMENT
MEMO
city of eagan
TO: HONORABLE MAYOR& CITY COUNCILMEMBERS
FROM: CITY ADMINISTRATOR HEDGES
DATE: JANUARY 16, 1998
SUBJECT: SPECIAL CITY COUNCIL MEETING/JANUARY 20, 1998
A Special City Council meeting (workshop) was scheduled for Tuesday, January 20, 1998.
The purpose of the meeting is to consider: 1) findings and recommendations for existing and
potential land uses for the four areas identified in the trucking study and 2) to review a site
plan update prepared by Delta Development.
TRUCKING STUDY/AREA SPECIFIC FINDINGS
The APC, at their November/December workshops, have reviewed existing and potential
land uses for the four areas identified in the trucking study for further analysis. These areas
all include properties identified as: 1) inappropriate for trucking uses due to size, 2) access
issues, 3) presence of significant natural features and 4) proximity to residential uses or visual
corridors. Subsequently, these areas were reviewed in greater detail to examine existing uses
and discuss potential alternative uses that may require land use and/or zoning changes.
DIRECTION TO BE CONSIDERED: To provide direction on the APC
recommendations/findings for land uses in each of the four study areas and direction to the
APC and staff on a preferred method for approaching the property owners to discuss
potential land use changes.
For a copy of the APC findings, refer to a memo that includes APC wor shop minutes from
the November 13 and December 18 meetings on pages 3 through 'I . Also enclosed
without page number are exhibits of the four small areas which were identified for further
study in the overall trucking study.
SITE PLAN UPDATE/DELTA DEVELOPMENT
At a regular City Council meeting held on Tuesday, October 21, Mr. Mark Parranto,
representing Delta Development Inc., presented a comprehensive guide plan amendment
proposing a townhome development adjacent to Beau d'Rue Drive, south of Cedarvale
Shopping Center and north of single family homes located in the Cedar Grove area. A
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majority of the City Council indicated their support of the townhouse proposal, because
community shopping center zoning is not a viable use in the area. City Councilmember
Awada summarized the City Council's goal to provide for quality redevelopment in the area.
It was suggested that the applicant withdraw the request for the comp guide plan amendment
and come back to the Council with a package request, including a comprehensive guide plan
amendment, rezoning and preliminary plat approval. It was further noted that the Council
would be interested in redevelopment of the entire site when the plan is submitted for
reconsideration. For a copy of the minutes of the October 21 City Council meeting, refer to
pages_Q through_AL.
Mr. Parranto has revised his development plan to include the entire site and would like an
opportunity to present the drawing to the City Council before a new application is submitted
to consider the comprehensive guide plan amendment, rezoning and preliminary plat.
Mr. Parranto has indicated that in order to secure all the properties and redevelop the entire
site, it will be necessary for the City to consider tax increment financing. As a result, Mr.
Parranto would like some indication from the City Council whether there is interest on the
City's part to look at tax increment financing for the acquisition of properties if the entire site
is to he redevelnped fnr tnwnhnmes_
City staff, along with the Dakota County HRA, have been preparing a feasibility study to
address the possibilities of using tax increment financing for the greater Cedarvale area.
Assistant to the City Administrator Hohenstein and the City Administrator will provide some
update at the meeting on Tuesday regarding the status of the study and findings to date.
ACTION TO BE CONSIDERED: Mr. Parranto is looking for direction from the City
Council as to whether the City Council is willing to provide tax increment financing
assistance if the entire site is to be redeveloped for townhomes. Any development plans
would require a new application and public hearing process involving neighborhood meetings
and a public hearing before the Advisory Planning Commission.
Enclosed on page 1�" is a copy of correspondence from Mr. Parranto and also enclosed
without page number is a revised drawing that considers redevelopment of the entire site.
Please note that the Planning Division has not reviewed these plans; staff will review once an
application is received and processed accordingly.
OTHER BUSINESS
if time permits, the City Council could hold an executive session to consider the status and
direction of labor negotiations pertaining to Public Works Maintenance and the Police
Sergeants collective bargaining groups.
/S/ Thomas L. Hedges
City Administrator
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CITY OF EAGAN
MEMO
TO: MAYOR EGAN AND CITY COUNCILMEMBERS
FROM: JULIE FARNHAM, PLANNER AND PAM DUDZIAK, ASSOCIATE
PLANNER
DATE: JANUARY 6, 1998
RE: TRUCKING STUDY—DETAIL AREA ANALYSIS
BACKGROUND
At their November and December workshops, the APC reviewed existing and potential land uses
for the four areas identified in the Trucking Study for further analysis. These areas all included
w properties identified as inappropriate for trucking uses due to size, access issues, presence of
significant natural features, and proximity to residential uses or visual corridors. Subsequently,
these areas were reviewed in greater detail to examine existing uses and discuss potential
alternative uses that may require land use and/or zoning changes.
The APC is requesting direction from the City Council regarding 1) th e APC'
s initial
recommendations (does the Council concur?), and 2) how the Council would like the APC and
staff to proceed. It is intended that any potential land use or zoning changes would be discussed
with the property owners prior to any public hearing on such changes.
APC FINDINGS AND RECOMMENDATIONS
General Findings
• Many of the parcels within these study areas are small in size and/or irregular in shape which
makes it difficult to redevelop without lot consolidations. However, the City has limited
authority to require lot combinations. Generally, the City can only require a lot combination
when all the parcels are under one property owner.
e Access limitations will affect some of the properties. Many of the properties front on State or
County roadways, therefore, MnDOT or County right-of-way and access spacing guidelines
will apply. The City will do what it can to work with property owners and prospective
developers to encourage access consolidation.
• Some concerns were raised about reguiding too many properties from Industrial to Business
Park to control trucking and outside storage. It was noted that some Limited Industrial uses
would be appropriate, however, I-1 zoning leaves open the potential for trucking uses and
outdoor storage, though both require CUPs.
• It was generally agreed that existing uses and zoning should be allowed to remain if the
existing use is viable and would likely remain so for the foreseeable future. As such, policies
will need to be written that define when existing land uses will be brought into conformance
with the new land use. Similar"transitional"policies were adopted when the TH 55/149 area
was reguided. These policies allow existing residential uses and zoning to remain, even
though inconsistent with the new land use, until such time as the market warrants
comprehensive redevelopment. It is anticipated that the new Comprehensive Guide Plan will
include some general transitional policies that would apply to land use/zoning inconsistencies
citywide.
Area Specific Findings
Following are the land use changes suggested by the APC for parcels within each detailed study
area. The parcel numbers are keyed to the area maps.
Detailed Area#1 —Bur Oaks Area
• Retain IND guiding on parcels#1-7 and 9
• Reguide parcels #8, 10-14, 16 to BP
• Reguide parcels#15 and 17 to BP
• Guide parcels # 18-27, 29-39 to either BP or IND. It was felt IND would blend better with
properties to the south, but concerns were raised about allowing trucking uses and outdoor
storage in this location at the"gateway"to the Central Area.
Detailed Area#2—McKee Addition
• Reguide parcels#1-6 to BP
• Reguide parcels#9-12 to NB (Neighborhood Business)
Detailed Area#3 —Central Area Vicinity
• Retain IND guiding on parcels#7 and 8
• Reguide parcel# 11 to BP
• Guide parcels#1-6 for either BP or commercial uses, depending on market forces.
Detailed Area#4—SE Industrial Area
i
• Retain IND guiding on parcels#3-11
• Retain IND guiding on parcels#1 and 2 for now, however, consider future reguiding to allow
D-I (single family residential) uses. Neither IND or BP were considered appropriate due to
limited visibility and access.
I
APPROACHING PROPERTY OWNERS
There are several ways in which property owners could be approached regarding potential land
use changes. A few options are listed below:
1. For purposes of updating the Land Use Plan and Map, the City will be divided into 10
planning areas based on census tracts. These areas will be analyzed individually to determine
if any land use changes are warranted. Meetings will be held with property owners within
each planning district to discuss potential changes. Any changes identified as part of the
Trucking Study could be discussed in conjunction with those meetings.
2. Owners of properties identified for potential land use changes could be contacted individually
to discuss changes.
3. A meeting, or series of meetings, could be held with all owners of properties identified in the
Trucking Study for land use changes. These meetings would be separate from the Land Use
Plan meetings. However, the findings or conclusions would be incorporated into the new
Land Use Plan and Map.
ACTION REQUESTED
1. To confirm or modify the APC recommendations for land uses in each of the four study
areas.
1. Provide direction to the APC and staff regarding a preferred method for approaching property
owners to discuss potential land use changes.
MINUTES OF THE ADVISORY PLANNING COMMISSION
Eagan,Minnesota
November 13, 1997
A workshop of the Advisory Planning Commission was held on Thursday,November 13, 1997 at
5:00 p.m. Members present were Chair Carla Heyl, Larry Frank,Peggy Carlson,Paul Bakken, Jerry
Segal, Mark Miller and Chuck Thorkildson (Alternate). Absent was Steve Burdorf. Also present
were Senior Planner Mike Ridley, Planners Julie Farnham and Shannon Tyree, and Associate
Planner Pam Dudziak.
AGENDA
The agenda was approved as presented.
VISITORS TO BE HEARD
None were present.
BUSINESS ITEMS
A. Wetlands Evaluation Project
In attendance at the workshop were City ater Resources staff Rich Brasch and Jim Storland. Some
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members of the Advisory Parks Commission were also present, along with a few visitors from
outside agencies involved in the project. Rich Brasch gave a brief introduction including the
background and an overview of the project. Jim Storland presented the techniques used in the study
and the resulting findings. Jane Tunseth of the U of M School of Enviromnental Studies discussed
her and her students participation in the project. The APC and APrC were asked whether this project
should be renewed for another year, and how it can be used to benefit Eagan. Some possibilities of
this project are providing a monitoring of wetlands impacted by growth, and an evaluation of the
impact of the city's development practices on wetland quality and biological communities. After
some discussion the APC and APrC determined that the project should be renewed for another year.
The APC and APrC indicated that although it may not be clear how the results can or will be used,
the City should take advantage of this opportunity to gather information that may prove valuable in
the future. The City's cost to participate is minimal, it provides a valuable experience to students,
and all parties involved in the project will gain information on the wetlands.
B. Adult Use Ordinance
Chair Carla Heyl provided a summary of the City Council workshop at which the draft ordinance
was discussed. She indicated that the City Council was primarily concerned that Eagan's ordinance
is consistent with other cities' ordinances and that it addressed the concerns of the Police Chief. One
item the City Council discussed is whether adult uses should be permitted or conditional. The APC
discussed this issue, and determined that the standards for development and operation should be
clear and well-defined, and that the use should be permitted rather than conditional. The APC
reviewed the results of staff's inventory of existing adult use sections within some businesses in
Eagan, and settled on 350 square feet of floor area as the numerical threshold above which the adult
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use becomes conditional and regulated by the new licensing, zoning and spacing requirements.
Member Jerry Segal expressed concerns regarding the organization of the ordinance, indicating he
would like to see the final ordinance form prior to the public hearing on the amendment,
C. Comp Plan Subcommittee Update
Members Paul Bakken and Jerry Segal reported that there have not been any further workshops on
the Comprehensive Plan since the last APC workshop. The subcommittee is meeting again on
November 20t'', and expect to finish the residential goals and policies at that time.
D. Trucking Study Follow-up—Areas of Further Study
Planner Julie Farnham presented study area#2 (McKee Addition). The APC discussed the issues
involved in redevelopment of this area and alternative uses. The APC acknowledged that access
issues make redevelopment of parcels 9-12 difficult. There was some discussion about apartments in
the area north of Knox across from the residential McKee Addition, and the possibility of the houses
at the Lexington/Lone Oak corner converting to boutique or specialty businesses such as TV repair,
veterinary clinic, attorney's office, etc. The APC ultimately favored Business Park type uses for the
area north of Knox Lumber(parcels 1-6), and Neighborhood Business development for those parcels
south of Knox (parcels 9-12).
Associate Planner Pam Dudziak presented study area#3 (Central Area vicinity). The presentation
included an update of current development activities in this area, and the city's action to rezone some
of this property to BP since the Trucking Study was completed. The APC discussed alternative uses
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for the vacant properties. The APC indicated that they would not want trucking uses on parcel 11
and recommended that rezoning to BP be explored. The APC was comfortable with parcels 7 and 8
remaining industrial,but careful screening along Lexington would be needed. The APC discussed
alternatives of BP and commercial uses for the remaining vacant parcels (parcels 1, 2, 3, 4, 5 and 6).
The only consensus of the group was that they should not be industrial. Business park or
commercial would both be appropriate, depending on what the market favors.
The APC discussed how to proceed with action on these study areas. The APC agreed to send a
recommendation on all four of the study areas to the City Council for their review and direction. If
directed to proceed with any of the recommendations,then property owners should be approached,
either individually or in small neighborhood meetings encompassing each area.
VISITORS TO BE HEARD
None were present.
ADJOURNMENT
The workshop adjourned at 8:00 p.m.
1
MINUTES OF THE ADVISORY PLANNING COMMISSION
Eagan,Minnesota .
December 18, 1997
A workshop of the Advisory Planning Commission was held on Thursday, November 13, 1997 at
5:00 p.m. Members present were Chair Carla Heyl,Peggy Carlson, Paul Bakken, Jerry Segal,Mark
Miller and Chuck Thorkildson(Alternate). Absent were Steve Burdorf and Larry Frank . Also
present were Senior Planner Mike Ridley, Planner Julie Farnham and Associate Planner Pam
Dudziak.
AGENDA
The agenda was approved as presented.
APPROVAL OF MINUTES
The minutes of the October 9, 1997 and November 13, 1997 Advisory Planning Commission
workshops were approved as presented.
VISITORS TO BE HEARD
None were present.
BUSINESS ITEMS
A. Trucking Study Follow-up—Areas of Further Study
Planner Julie Farnham presented study area#1 (Bur Oaks Area). The APC discussed land uses for
these properties. Peggy Carlson expressed concern about industrial development on parcels 8, 14
and 15 because of the grades and proximity to residences. She also indicated that parcel#33 could
develop with another recycling use, similar to the new plastics recycling plant north of Gopher
Resources. Other members questioned the appropriateness of extending the recycling uses south of
Yankee Doodle Road. Chuck Thorkildson indicated that development of parcels 15 and 17 are
dependent upon the Yankee Doodle Road extension- if the road is extended and how much of those
parcels will be taken for right-of-way. The APC discussed the issues and agreed on some
recommendations for land use in this area: Northwest of the Yankee Doodle Road/Hwy. 149
intersection, should remain guided IND,northeast of the intersection should be reguided BP because
of the proximity_ to residences,parcels 28, 40 and 41 should remain IND, and parcel 17 should be
reguided BP. The APC was split on whether parcels 33, 18-27 and 29-39 should remain IND or be
reguided BP.
Associate Planner Pam Dudziak presented study area#4 (Southeast Industrial Area). The
presentation included an update of improvements in this area since the 1994 study. The discussion
focused on parcel#2 because of its size and vacant status. The APC discussed alternative uses for
this parcel. Overall, the APC didn't think the parcel is conducive for industrial development because
of limited visibility and access. For the same reasons,they agreed that BP was also not a viable use
for the property. Some members felt that the market will eventually support residential development
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and redevelopment in this area. Others disagreed because of the gun club and the railroad. The APC
agreed that changes to the land use or zoning were not necessary at this time.
B. Comprehensive Plan Subcommittee Update
Jerry Segal reported that the goals and policies for both the residential and the economic
development sections had been completed,reviewed and passed by the subcommittee. The plan is to
forward the goals and policies to the full APC and City Council to discuss at a joint workshop in
January. The EDC would also be included in that workshop for discussion about the economic
development goals and policies.
VISITORS TO BE HEARD
None were present.
ADJOURNMENT
The next workshop was scheduled for 5:00 p.m. on January 26, 1997, before the regular APC public
hearing. The workshop adjourned at 6:10 p.m.
EAGAN CITY COUNCIL MEETING MINUTES;OCTOBER 21,1997 00342
PAGE 11
Mark Parranto,Delta Development,showed a videotape of the proposed site and townhome
projects he is developing in other communities. He also presented drawings of the concept plans of the
proposed project. He stated that this proposal fits within the basic zoning of the property. He said they
are proposing a redevelopment of what they consider to be a blighted area. He said they propose to
develop townhouses that are segregated from the commercial and residential areas.
Councilmember Masin said she appreciates the fact that the developer does not propose to do
major grading and remove many trees. She asked for clarification on the difference between this proposal
and the one denied earlier this year. Mr.Parranto stated that this proposal is less dense than the earlier
proposal. Councilmember Masin commented that she was not supportive of changing the commercial
use to residential and she does not support it at this time either. Councilmember Awada stated that the
entire area should be redeveloped rather than just part. Mr.Parranto said that they are seeking the
Council's input as to what they would prefer be done in this area.
Councilmember Wachter noted that this area has been zoned commercial for some time. He also
noted that the Cedarvale area has been struggling. He stated that he supports the concept of
redeveloping the whole area instead of just part of it.
Andrew and Cindy Hogan,2085 Carnelian Lane,stated that a year ago the APC and City Council
had indicated this type of development was not a good idea. Mr.Hogan gave credit to the developer for
his efforts in attempting to develop the site in order to mitigate many of the neighbors' concerns but he
stated that many of the problems still remain. He said they like the neighborhood the way it is. He
added that previously they had submitted a petition containing 350 signatures of their neighbors who
were opposed to this type of development. He stated they would prefer single family homes or
commercial development on this site. Ms.Hogan questioned if this amendment were approved would
another developer be able to develop the land up to the maximum density of 202 townhomes.
Councilmember Blomquist stated that the Cedarvale area has changed and what remains does
not fit the CSC designation. She said she does not ever envision this area fully developing as commercial.
She further said that this proposal looks like a good use for the area. She noted that the units will be
owner occupied. She added that she would support the amendment if a condition was attached to limit
the number of units.
Mayor Egan stated that Mr.Parranto has put a lot of thought and consideration into his
development and is trying to follow the topography of the site and is cutting the density of the allowable
townhomes in half. He further added that Cedarvale is not a viable commercial area and it is not likely
that will change. He said that this residential development will provide a new market for that area and
i and clean u blight. He stated that this proposal should be secured
will eliminate the excess commercial p p p
via an agreement with the developer.
Councilmember Awada stated that she always votes against townhouse proposals but was
willing to support this request because CSC is not a viable use in this area. She further stated that it is the
Councils goal to get a quality redevelopment in this area and she suggested that the applicant withdraw
this request for the Comprehensive Guide Plan Amendment and come back to the Council with a package
request including a Comprehensive Guide Plan Amendment,rezoning and preliminary plat approval.
She added that the Council would be interested in redevelopment of the entire site. She further added
that the developer should address the neighborhood concerns by keeping the height of the townhouses
low and limiting tree loss.
Mr.Parranto agreed to withdraw his request and submit a new Comprehensive Guide Plan
Amendment,rezoning,and preliminary plat request.
O
EAGAN CITY COUNCIL MEETING MINUTES;OCTOBER 21,1997 00341
PAGE 10
Preliminary Building Elevations Final Building Elevations
Final Site Lighting Plan
4. All building,parking/drive aisles,and landscaped areas shall be properly maintained.
Trash Enclosure
5. All trash/recycling containers shall be stored within the principal buildings or shall be
within an enclosure attached to the principal structure,consistent with City Code
requirements.
Landscaping
6. Prior to final subdivision approval,the landscape plan shall be revised to include grading
contours.
Architecture/Building Elevations
7. The clinic on Lot 2,Block 1,Rahn Ridge 3rd Addition shall be constructed with exterior
materials of brick,siding and asphalt shingles with a gabled roof as shown on the
building elevation plans dated August 26,1997. The exterior materials shall be
compatible with that of the existing office building on Lot 1,Block 1,Rahn Ridge 2nd
Addition.
8. The proposed office building on Lot 1,Block 1,Rahn Ridge 3*d Addition shall be
consistent with the building elevation plans dated January 2,1997,last revised February
7,1997. For consistency within the Planned Development,the exterior materials shall be
compatible with that of the existing office on adjacent Lot 1,Block 1,Rahn Ridge 2nd
Addition.
Signage
9. One ground sign not exceeding seven feet in height is allowed for each lot. All signage
shall comply with City Sign Code provisions for location,size,setbacks and height.
LightinS
10. A photometric lighting plan shall be submitted prior to Final Planned Development
approval. For security reasons,lighting shall not be less than one footcandle throughout
the parking lot. Parking lot light fixtures shall be shielded and directed away from
adjacent property.
Aye: 5 Nay: 0
Mayor Egan stated that this proposal was much preferred over the last development proposal.
Councilmembers agreed.
COMPREHENSIVE GUIDE PLAN AMENDMENT-DELTA DEVELOPMENT,INC.
City Administrator Hedges provided an overview on this item. He stated that APC members
expressed concerns about approving this proposal before a more comprehensive study of redevelopment
in the Cedarvale area is completed. Senior Planner Ridley gave a staff report.
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DELTA
December 16, 1997
Mr.Tom Hedges
City Administrator
City of Eagan
3830 Pilot Knob Rd.
Eagan, MN 55122
RE: Millwork Barn Redevelopment Project
Dear Tom,
Since our meeting with the City Council on October 21, 1997, we have made
considerable progress with our proposed redevelopment of the Beau D Rue land.
We have completed a tree survey and most of the on ground survey work. As a
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result, weave rev1sed he plans IVr IIIC project h (Urge area VI slgfIIIIC:afll IfeeS
have been saved, and a storm water pond added, increasing the openness of the
site, and reducing the number of units the land can sustain. We have been
continuing to negotiate for the acquisition of the remaining parcels.
We have come to the point that we must now ask for City help in completing the
proposal. The Council has indicated that the entire site was the preferred concept, j
rather than a piecemeal approach which would only use part of the site. We are
unable to acquire options or purchase agreements on a few of the parcels, which
would allow an application for redevelopment to proceed. As it stands now, we
are ready to file the necessary applications, but we are unable.
Therefore, we require City help. We need to discuss with the City Council the
necessity of creating a redevelopment district, and authorizing the use of
condemnation powers to acquire the remaining parcels. Further, we should also
discuss the use of Tax Increment Financing to help offset the cost of acquisition and
demolition of buildings on the site.
We are planning a spring ground breaking. In order to accomplish this, we need to
discuss the issues with the Council as soon as possible. I am asking that we be
included as an agenda item on one of the January meeting for discussion of these
items. Your cooperation is appreciated.
Sincerely,
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Mk S. Parr nto
REAL ESTATE DEVELOPMENT BUILDING 612 454 1600 FAX 612 454 8943 3902 CEDARVALE DRIVE EAGAN,MN 55122
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City of Eagan Community Development Department