03/09/1988 - Advisory Planning Commission
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MINUTES OF A SPECIAL JOINT MEETING OF THE EAGAN CITY COUNCIL
AND EAGAN ADVISORY PLANNING COMMISSION
EAGAN, MINNESOTA
MARCH 9, 1988
A special joint meeting of the Eagan City Council and Eagan
Advisory Planning Commission was held on Wednesday, March 9, 1988 at
7:45 p.m. at the Eagan Municipal Center. The purpose of the joint
meeting was to review Planned Unit developments existing within the
City. Present were Mayor Ellison, Councilmembers Wachter, Egan,
Gustafson and McCrea; and Advisory Planning Commission members
Pawlenty, Trygg, Graves, Merkley and Miller. Absent was member
Garry. Also present were City Administrator Tom Hedges, City
Planner Dale Runkle, Assistant Planner Mike Ridley and Assistant
City Attorney David Keller.
Mayor Ellison opened the joint meeting. Mr. Hedges explained
that it had been some time since a joint review of PUDs in the City
had taken place. City Planner Runkle indicated that the review
would not include planned developments created within the last year.
He also presented the new zoning map which now shows zoning
categories within specific PUDS.
EAGAN 40 PLANNED DEVELOPMENT - EAGAN 40 LIMITED PARTNERSHIP
It was noted that Mr. Dan Dolan had requested that his PUD be
reviewed first due to an obligation for an engagement at another
City. Mike Ridley advised that the PUD consists of approximately 40
acres and had received a 3 year extension in 1986. Mr. Dolan noted
that a preliminary plat for Deerfield Addition had been approved,
however, the financing fell through for the developer. In the fall
of 1987, another applicant proposed to develop the property but
withdrew. Mr. Dolan indicated that D. H. Gustafson would now be
presenting a preliminary plat application to the Advisory Planning
Commission at its next meeting and anticipated that the project
would be completed by Dan Gustafson, who had already completed over
400 units within the City over the last three years. He also
advised that New Horizon Homes would be purchasing the 2.2 acres on
the east side of Thomas Lake Road. He expected approval of Mr.
Gustafson's plat in approximately June of 1988, along with a ground-
breaking for the best project that had been proposed so far in this
area, within the zoning restrictions.
In response to Councilmember Egan's inquiry, Mr. Dolan indicated
that the partners, Gustafson and Applebaum, would develop the 328
units of apartments and New Horizon would develop 14 units of
townhomes on the 2.2 acre parcel. Mr. Runkle also pointed out that
the outlot to the south of the proposal would be tied in with the
over-all project.
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APC & Council Minutes
March 9, 1988
BLACKHAWK PARK PLANNED DEVELOPMENT
Mr. Ridley then introduced the Blackhawk Park Planned
Development (north and south) initially approved in June of 1977 for
a 15 year PUD. The north portion consisted of approximately 165.5
acres and the southerly portion of 385.86 acres in the south half of
Section 16, north half of Section 21, and Section 28. Mr. Larry
Frank was present on behalf of Meritor Development Corporation who
had purchased the balance of the PUD from Mr. Ed Dunn. He advised
that the density had been reduced in several areas and that the
park dedication had been completed. He then described the Blackhawk
Ridge plat consisting of 64 single family homes and Blackhawk Ponds
consisting of 46 single family homes. He indicated that the park
land in this area had been dedicated and the City had purchased some
additional park property. He suggested that the area north of the
old City Hall could possibly be single family or townhomes. At this
time there were no plans for the neighborhood business area north of
Deerwood Drive. He also indicated that the developer is waiting to
see how the other area north of Deerwood Drive would develop due to
its shape and topography.
In the south portion of the PUD, he indicated that an outlot
would be developed along with the Dolan property and that 40 acres
had preliminary plat approval for 27 single family homes and 60
townhomes with a May 1, 1988 grading projection. Mayor Ellison
commented that the City was very appreciative of the down-zoning
that had occurred within this PUD.
BLUE CROSS/BLUE SHIELD PLANNED DEVELOPMENT
Mr. Ridley indicated that since the previous review, Ashbury
Road had been constructed and that park land had been dedicated to
the City. There was no one to represent the developer. Mr. Runkle
indicated that the changes indicated by Mr. Ridley were the only
changes and the developer had no specific plans at this time.
CEDAR CLIFF COMMERCIAL PARK
Mr. Runkle noted that the packet of materials inadvertently did
not contain any information on this PUD. However, a handout was
available, indicating that the PUD was due to expire in 1990 and the
latest activities were a preliminary plat for an auto mall and a day
care center. It was noted that a 5 year extension of the PUD had
been granted in 1987. Mr. Williams indicated that there were no
plans at this time for the development of the remaining LB outlot.
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APC & Council Minutes
March 9, 1988
EAGANDALE OFFICE PARK 2ND & 4TH ADDITIONS/EAGANDALE LEMAY LAKE 2ND
Mr. Ridley then introduced three PUDS described as Eagandale
Office Park 2nd Addition, Eagandale Office Park 4th Addition (Compri
Hotel), and Eagandale LeMay Lake 2nd Addition (Residence Inn)
developed by Opus Corporation. Each of the PUDs was for a 5 year
period with expirations of 1990, 1991 and 1991 respectively. It was
noted that one office building had been completed in the Office Park
2nd Addition, the Compri Hotel had been completed in the 4th
Addition; and the Residence Inn was nearly complete in the LeMay
Lake 2nd Addition. Mr. Bob Worthington of Opus was present and
indicated that the office building within the Office Park 2nd
Addition was leased at over 50%. He advised that when the leases
exceeded the 60% level, they would start the second office building.
He also suggested that there may be requests to change the use in
the northwest corner of the plat to allow a restaurant. Mr.
Worthington stated that the LeMay 2nd Addition was a success story
with the apartments completed and rapidly being leased. The second
phase, Residence Inn, which is the PUD, was nearly complete and also
accepting renters at this time. He described the overall concept
plan and suggested that there might be some shift in uses subject to
City approval.
Mr. Egan questioned whether free-standing class A restaurant was
anticipated in this area, suggesting that the neighbors be
considered by providing sensitive, tasteful landscaping. He also
questioned the type of restaurant that would be anticipated in the
northwest corner of the Office Park 2nd Addition, which Mr.
Worthington said would be a family type restaurant, such as a
Dennys.
Mayor Ellison noted that this was a gateway to the City of Eagan
and should be very tastefully done. It was noted that the Residence
Inn was the only actual PD and that the area around the Residence
Inn was actually GB and NB zoning, subject to a concept plan only.
EAGAN HEIGHTS COMMERCIAL PARK
Mr. Ridley indicated that the 10-story office building and day
care center had been built since the last review. The overall
proposal consisted of approximately 100 acres. Mr. Colon noted that
the property was approximately 42% developed, including the Town
Centre Professional Building. He indicated that it is anticipated
that Edina Realty would build adjacent to the east of the Town
Centre Professional Building, with Signal Bank building adjacent to
the west. He indicated that they would be requesting 8 acres of LB
to be rezoned to retail commercial use proposing to swap the use
from the land designated for Edina Realty and east of the 10-story
office tower.
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APC & Council Minutes
March 9, 1988
Mr. Egan questioned the process of the 11-story tower adjacent
to the 10-story building. Mr. Colon indicated that the office space
market was somewhat soft, but once the Waterview Tower was 90%
leased, and an anchor obtained for Waterford, Waterford would be
constructed. Mr. Runkle noted that the preliminary plat for the 11-
story office building may be near expiration.
EAGAN HILLS WEST
Mr. Ridley introduced the PUD consisting of approximately 386
acres initially approved in 1979. The 15 year PUD will expire in
1994. The single family areas had been completed and Cliff Lake
Center project was approved in 1988. Mr. Pat Hoffman was present on
behalf of the developer and indicated that there were no plans for
the development of the area north of Diffley Road at this time.
Mayor Ellison noted that the preliminary plat for Cliff Lake Center
was actually approved in December of 1987.
EAGAN WOODS/WYNDHAM CORPORATE CENTER
Mr. Ridley described the two PUDs which at this time only
included a 5-story office building constructed in 1986 in the Eagan
Woods PUD. Colin Barr of Trammel Crow was present and indicated
that the developer was still leasing space in the 5-story office
building and once it was nearer to fully leased, it would consider
additional buildings. He suggested that the hotel concept
originally planned would not be feasible due to the development of
two other hotels in the area. He suggested that a different use may
be considered for parts of these two PUDs. He stated that Early
American Life Company was proposed to become a major tenant on the
4th floor of the building. Mr. Barr advised member Egan that the
type of hotel only would change. Mayor Ellison noted that the
office was very done and nestled into the trees providing a very
good appearance to this entrance to the City of Eagan.
GOPHER-EAGAN INDUSTRIAL PARK
Mr. Ridley noted that the PUD was originally approved in 1976
with an expiration date of 1991. The second addition of Gopher-
Eagan Industrial Park had been approved by the Advisory Planning
Commission in June of 1987, UPS had expanded its facilities and West
Publishing Company had purchased 190 of the 423 acre PUD. Mr. John
Tapper was present on behalf of Gopher Smelting Company and
indicated that Consolidated Freight Terminal also had been added
along with the Minnesota Fence purchase. He indicated that the
developer is waiting to see how the County would extend Yankee
Doodle Road before developing the part east of Highway #149.
Pursuant to City Planner Runkle's questions, he indicated that the
plans of West Publishing would be to develop the property
consistently with the requirements of the PUD.
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March 9, 1983
LAUKKA-BECK PLANNED DEVELOPMENT
Mike Ridley introduced the planned development consisting of
approximately 451 acres located in Section 1 in the Southeast
quadrant of 1-494 and Trunk Highway #149. The PUD was initially
approved in 1985 with an expiration date of 1995. Mr. Runkle noted
that the PUD is essentially broken up into three developments
resulting in a great deal of record keeping regarding indirect
source permits and environmental studies. Transportation concerns
were being addressed, hopefully prior to becoming a problem. There
was little information on the Cray Addition. It was noted that
N.A.T.C.O. was a training facility for airline pilots of which there
were only three in the entire world. Mr. Runkle indicated that the
developer is working with Jim Sturm in regard to landscaping which
appeared to look very impressive.
LEXINGTON SOUTH PLANNED DEVELOPMENT
Mr. Ridley described the Lexington South Planned Development
located in part of the northeast quarter of Section 22, the west of
half of Section 23, and most of Section 2. The PUD was originally
approved in 1975 with an expiration of 1990. Mr. James Curry was
present on behalf of Tri-Land Properties who had purchased the
remaining undeveloped portions of the approximately 1,036 acre PUD.
He advised that a great deal of the land had been down-zoned and
that the 1,578 completed units represented 10% of the population of
Eagan. He stated that 53.7% of the PUD was complete, including 25
subdivisions. Mr. Curry suggested that the Eagan Center which was
at the heart of 25% of the population and adjacent to the high
school would soon be developed for commercial retail uses, as
anticipated in the sale to Tri-Land. He suggested that the influx
of homeowners had created a natural market for larger tenants. In
response to Councilmember Gustafson's questions, he indicated that a
100,000 to 200,000 square foot commercial center was anticipated.
NORWEST
It was noted that there were no materials for the Norwest PUD
which was a very small PUD with only one remaining lot which had
received preliminary plat approval.
SPLASHLAND WATER PARK
Mr. Ridley indicated that there had been no activity in regard
to this 17 acre PUD originally zoned as GB. Mr. Tom Webster was
present and did indicate that the PUD was actually 33 acres and
expressed his opinion that a water park was still a good idea. He
advised that financing had become a problem and he would wait to see
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March 9, 1988
what options remained. In response to Mayor Ellison's questions in
regard to the impact of the Mega Mall, he suggested that Splashland
was much larger than the 2 acre water park anticipated in
Bloomington. Mr. Webster discussed the length of the season for
such a use and would not indicate whether an extension of the PD
would be requested in light of the expiration in March of 1988.
There was discussion as to whether PUDs should automatically expire
or require any action on the part of the City. It was pointed out
that the Ordinance does now require a public hearing in order to
terminate the PD.
WINKLER/JACKSON PLANNED DEVELOPMENT
Mr. Ridley described the over-all PD. Mr. Runkle indicated that
the PD had been extended by recent City action. Mr. Dick Winkler
was present and indicated that all single family platting had been
completed and that townhomes were still under way. The commercial
portion had been sold to Federal Land Company with some apparent
difficulty for access to Cliff Road. Member McCrea noted that this
was another PUD that had improved over time with the down-zoning to
residential uses.
Chairman Pawlenty then entertained a motion in regard to th PUD
review. Trygg moved, Graves seconded the motion to recommend
approval of the review of the PUDs, noting in particular that
Splashland was due to expire. All voted yes.
Gustafson moved, McCrea seconded the motion to recommend
approval of the PUDs as reviewed, noting that Splashland was due to
expire March 1988. All voted yes.
ADJOURNMENT
Upon motion duly made and seconded, the meeting was adjourned at
9:45 p.m.
DGK
Ci lerk
Secretary APC
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