HomeMy WebLinkAboutPlanning Commission - 05/13/2019 (2)
AGENDA EDEN PRAIRIE PLANNING COMMISSION
Monday, May 13, 2019 - 7:00 P.M.
PLANNING COMMISSION MEMBERS:
John Kirk, Charles Weber, Ann Higgins, Andrew Pieper, Ed
Farr, Michael DeSanctis, Christopher Villarreal, Carole
Mette, Balu Iyer
STAFF MEMBERS: Julie Klima, City Planner; Rod Rue, City Engineer;
Matt Bourne, Manager of Parks and Natural Resources
I. CALL THE MEETING TO ORDER
II. PLEDGE OF ALLEGIANCE -- ROLL CALL III. APPROVAL OF AGENDA
IV. MINUTES
A. Approval of the Minutes for the April 22, 2019 meeting
V. PUBLIC HEARINGS
A. CITY YARD WASTE DROP SITE Location: 9811 Flying Cloud Dr.
Request for:
• Site Plan Review on 13.84 acres
B. CASTLE RIDGE (Continued Item) Location: 615 – 635 Prairie Center Dr.
Request for:
• Planned Unit Development Concept Review on 19.75 acres
• Planned Unit Development District Review with waivers on 19.75 acres
• Zoning District Review on 19.75 acres and Zoning District Change from C-Com to
RM-2.5 on 1.4 acres
• Site Plan Review on 6.94 acres
• Preliminary Plat of four lots into one lot and three outlots on 19.75 acres
VI. PLANNERS’ REPORT
VII. MEMBERS’ REPORTS
VIII. ADJOURNMENT
ANNOTATED AGENDA
TO: Planning Commission Members
FROM: Julie Klima, City Planner
RE: Planning Commission Meeting for Monday, May 13, 2019 _______________________________________________________________________________ MONDAY, MAY 13, 2019 7:00 PM, COUNCIL CHAMBERS
I. CALL THE MEETING TO ORDER
II. PLEDGE OF ALLEGIANCE- ROLL CALL
IV. APPROVAL OF AGENDA
MOTION: Move to approve the agenda.
V. APPROVAL OF MINUTES
A. PLANNING COMMISSION MEETING HELD MONDAY, APRIL 22, 2019
MOTION: Move to approve the Planning Commission minutes dated April 22, 2019.
VI. PUBLIC HEARINGS
A. CITY YARD WASTE DROP SITE
Location: 9811 Flying Cloud Dr. Request for:
• Site Plan Review on 13.84 acres
The City of Eden Prairie is requesting approval of a Site Plan to establish a yard waste drop off area at the Maintenance Outdoor Storage Site (M.O.S.S.) at 9811 Flying Cloud Drive. The property is 13.84 acres and is located on the east side of Flying
Cloud Drive approximately ¼ south west of Pioneer Trail across from airport property.
The site currently includes a 11,700 square foot sand/salt storage canopy building built
in 2005 and a 12,884 square foot cold storage (unheated) equipment building for storage of off season equipment built in 2015. The site is also used by the City for the storage of trees and brush, construction material, vehicles and equipment. The
proposal includes adding areas for residents to drop off yard waste, trees and brush.
MOTION 1: Move to close the public hearing.
MOTION 2: Move to recommend approval of the Site Plan Review on 13.84 acres based
on plan stamp dated May 9, 2019 and staff report dated May 8, 2019.
B. CASTLE RIDGE(Continued Item) Location: 615-635 Prairie Center Dr.
Request for:
• Planned Unit Development Concept Review on 19.75 acres
• Planned Unit Development District Review with waivers on 19.75 acres
ANNOTATED AGENDA May 13, 2019
Page 2
• Zoning District Review on 19.75 acres and Zoning District Change from C-Com
to RM-2.5 on 1.4 acres
• Site Plan Review on 6.94 acres
• Preliminary Plat of four lots into one lot and three outlots on 19.75 acres
The applicant is proposing to redevelop the 19.75 acres of property at the northwest corner of Flying Cloud Drive and Prairie Center Drive. The existing use of the property includes the Castle
Ridge Care Center which includes 82 care center units, Broadmoor Apartments which includes
240 units for general occupancy, and vacant property. The Broadmoor Apartments include and
include studio, 1 BR and 2 BR units. The property is very near to commercial uses and park and open space. The site received City approvals for a master planned redevelopment project in 2008, however, that project was not constructed except for the CVS store located at 8251 Columbine
Drive.
With this application, the property owners are requesting approval of an updated master plan. With this review process, Presbyterian Homes is coordinating with 2 development partners for the proposed outlot areas. Due to these partnerships, the outlots are not on the same timeline for
construction as the Presbyterian Homes site. Therefore, the applicant requests full approvals for
the Presbyterian Homes portion of the site (Lot 1) and PUD concept review of Outlots A and B.
Final development plans for the outlots would be reviewed through a separate process closer to the time of anticipated construction. As part of the PUD concept review for the outlots, the potential developers are seeking feedback from the Commission on the proposed concept plans.
The public hearing for this item was opened at the April 22 meeting and continued to the May 13
meeting to allow the applicant to address outstanding items. The applicant has addressed these items, as well as, other items noted by the Commission on April 22. The revised plans include these revisions and memos have been provided responding to the questions raised during the
public hearing.
MOTION 1: Move to close the public hearing. MOTION 2: Move to recommend approval of Planned Unit Development Concept Revie
on 19.75 acres; Planned Unit Development District Review with waivers on 19.75 acres;
Zoning District Review on 19.75 acres and Zoning District Change from C-Com to RM-2.5
on 1.4 acres; Site Plan Review on 6.94 acres and Preliminary Plat of four lots inot one lot and three outlots on 19.75 acres, based on plans stamped dated May 1, 2019 and staff reports dated April 18 and May 9, 2019.
VII. PLANNERS’ REPORT
VIII. MEMBERS’ REPORT IX. ADJOURNMENT
MOTION: Move to adjourn the Planning Commission meeting.
UNAPPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, APRIL 22, 2019 7:00 PM—CITY CENTER Council Chambers 8080 Mitchell Road
COMMISSION MEMBERS: John Kirk, Charles Weber, Ann Higgins, Andrew
Pieper, Ed Farr, Michael DeSanctis, Christopher Villarreal, Carole Mette, Balu Iyer
CITY STAFF: Julie Klima, City Planner; Rod Rue, City Engineer;
Kristin Harley, Recording Secretary
I. CALL THE MEETING TO ORDER
Chair Pieper called the meeting to order at 7:00 p.m.
II. PLEDGE OF ALLEGIANCE – ROLL CALL
Commission member Weber was absent.
III. APPROVAL OF AGENDA
MOTION: Higgins moved, seconded by Kirk to approve the agenda. MOTION
CARRIED 8-0.
IV. MINUTES
MOTION: Villarreal moved, seconded by DeSanctis to approve the minutes of April 8,
2019. MOTION CARRIED 8-0.
V. PUBLIC HEARINGS
A. CASTLE RIDGE
Location: 612-635 Prairie Center Drive Request for:
• Planned Unit Development Concept Review on 19.75 acres
• Planned Unit Development District Review with waivers on 19.75 acres
• Zoning District Review on 19.75 acres and Zoning District change from C-Com to RM-2.5 on 1.4 acres
• Site Plan Review on 6.94 acres
• Preliminary Plat of four lots into one lots and two outlots on 19.75 acres
PLANNING COMMISSION MINUTES April 22, 2019
Page 2
Klima presented the application, which was a redevelopment of an existing site at Prairie Center Drive and Flying Cloud Drive which included the Broadmoor Apartments, Castle
Ridge Care Center, and some vacant property. An overall PUD was approved in 2008.
The presentation was organized in three parts. The Senior Care Center (at the southwest)
would be seeking full approval, and the other two areas would be seeking PUD concept
approval and be platted as outlots. The commission was being asked for high-level detail feedback on these two outlots.
The Broadmoor Apartments consisted of 240 all age units, with studios, one-bedroom
and two-bedroom apartments with detached garages. The Castle Ridge Care Center
provided 82 units currently. The 2008 approval was for an overall PUD for 704 residential units (372 senior and 332 general occupancy), commercial development
extended farther up Prairie Center Drive than being requested in the current application,
roadway design, and plaza areas.
The 2019 proposal included 274 senior units and 250 general occupancy, 20,000 square
feet of retail, a 110- or 120-room room hotel, public gathering spaces, and an amended roadway design. Klima presented a rendering of the proposed structure and side
elevations of the senior housing site (lot one). Access would come from Columbine Road
to the parking area, and there would be outdoor amenities and a landscaping plan. There
would be two proof of parking areas. The development did not comply with the metric of
two stalls per unit, as it is usual for senior developments to seek a parking requirement waiver. Staff recommended the plan be revised to remove the proof of parking to meet
the landscape requirement. Klima explained the elevation images and the various
entrances.
The phasing plan involved three phases. In 2008 the developer did not have development partners, as now. Phase one involved the demotion and removal of Broadmoor
Apartments and construction of the senior units. After these units are completed, the
Castle Ridge Car Center tenants would be relocated into the new facility. Phase two
would be construction of the general occupancy residential units. Phase three would
include the construction of the commercial portion. The density was approximately 40 units per acre.
The Multi-Family Area (Outlot A) concept plan consisted of two buildings: a seven-story
and a five-story building connected with a two-story common space, 250 one-bedroom
and two-bedroom rental units and 328 parking spaces, common site elements, site amenities, group usable open space, and 1.3 parking stalls per unit. With the overall PUD
the City and the developer were looking for a cohesive development rather than three
distinct ones. The density here was approximately 51 units per acre.
The southeastern commercial area (Outlot B) consisted of 20,000 square feet of retail in the form of single story, drive-through uses, a 110- or 120-room hotel, surface parking,
gathering spaces, and common design elements. The goal was a dynamic mix of uses and
architectural interest to create synergy (such as a grocery store, a medical office building,
sit-down restaurants, etc.).
PLANNING COMMISSION MINUTES April 22, 2019
Page 3
The Site Design Objectives included human scale interest and sense of place, natural
amenities, pedestrian connectivity, enhanced site design and traffic circulation, with a
parking lot that was intuitive and direct. Staff recommended an exit connected to Prairie
Center Drive and parallel parking be removed to prevent congestion, and the proposed
drop off area needed more detail to ensure the private drive remained clear.
The Castlemoore Drive area had three options recommended by staff: to vacate
Castlemoore entirely, to terminate the Castlemoore roundabout or to leave the site as is
and redesign the site plan. The developer decided to pursue the vacation of Castlemoore
and maintain access to the property south of Presbyterian Homes. Other issues included the nearby wetland area and the plans would need to be revised to align with the most
recent wetland delineation. Staff recommended the commission continue the public
hearing to May 13 to allow all parties to provide feedback to staff and the applicant.
John Fletcher of Presbyterian Homes presented the PowerPoint and explained the application. He presented the organization’s mission statement and emphasized long-term
ownership was key; this developer was not a market-rate developer. Presbyterian Homes
had been in operation since 1955, and sold only one community since then. The 19.75
acre Castle Ridge Care Center site would be integrate into a master planned community
with third-party partners.
The proposed senior housing of 274 units would provide a continuum of care throughout
life and was the only licensed care center in Eden Prairie. It offered independent living,
assisted living, memory care, and a care center. He summarized the previous and the
changes since then of the proposed plan. The previous plan held over 700 units with large retail; the current application right-sized the development and shifted the key central
intersection south of Prairie Center Drive and created a more useable five-acre apartment
parcel. Traffic would be encouraged to use Columbine Drive more frequently and the
road south of the CVS would enter the parcel.
Fletcher displayed the basic architectural massing, which would maintain the senior
parcel toward Purgatory Creek and place commercial spaces and all age housing toward
Prairie Center Drive and Columbine Drive. The architecture and design found a balance
between approved recent projects and the development’s unique flair with 100 percent
class one materials. He explained the many offered amenities and reiterated the phasing, sustainability, and affordability.
Ryan Sailer, with Timberland Partners explained his firm agreed to work with
Presbyterian Homes. There was a demand for more units in a project with an exterior and
interior design that did not compete with another similar project down the road. There were many issues to work out with staff and he was here to take initial feedback.
Evan Jacobsen, of Tushie Montgomery Architects, gave a short presentation and
PowerPoint showing sizes, orientation massing, ingress and egress, lighting, parking
PLANNING COMMISSION MINUTES April 22, 2019
Page 4
ideas, elevations and a drop-off point and asked for preliminary feedback. Drew Johnson, of Oppidan Investment Company, presented a PowerPoint and described the process of
becoming involved in this project. He compared the 2008 and 2019 plan in terms of
major themes, reiterating many earlier points and showing less area for retail. He
presented strengths and weaknesses of the 2008 plan and strategies for the 2019 proposal.
Max Musicant, of the Musicant Group, displayed a PowerPoint of the sense of place
intended for this development in the central plaza and the park. He showed nested loops,
which he explained people naturally gravitate toward, for the retail and pedestrian spaces.
He showed the pedestrian pathways which he explained were not typical berms and
drives but accessible pedestrian crossings. He explained the speed of traffic more than the presence of traffic itself inhibited pedestrian movement, which was an issue since the two
main arterials carried a great number of cars. This shifted the accent to the west of the
development. Pavement, landscaping, and architectural elements would enhance
pedestrian safety. Drew Johnson added the goal was to make application based on the
feedback by summer or fall with no variances and no leniency with regard to the zoning code.
Iyer asked the square footage of the units, and Fletcher replied senior apartments would
be 800-1,000 square feet, and two-bedroom apartments at 1,200 to 1,800 square feet.
Kent Kelley, of 401 Southeast Main Street of Minneapolis and a former Eden Prairie
resident, explained his sister Ellen Kelley lived in the senior care facility and stated he
was in favor of the Presbyterian Homes portion of the proposal, as he was impressed by
the staff and their care.
Judy Thayer, of 4826 Sparrow Road in Minnetonka, stated her 93-year-old mother lived
in the care center. She found the staff to be caring and love but added the Home was
“yesterday’s home,” small and dated and needed replacement. She stated her mother
looked forward to the new facility and supported a quick resolution.
Mette asked if the affordable units were confined to the independent living units, and
Fletcher replied it would extend to the skilled nursing facility. Mette asked how that
worked with the payment of rent plus services. Fletcher replied the method was income
restriction rather than rent restriction: the eligible residents would primarily be folks on
Medicaid, with an income at or less than $12,000.00 per year. Mette noted the apartment building would be short on parking and suggested if Castlemoore Drive were vacated and
made private, that the entire senior development be shifted even five or 10 feet to add
more parking.
DeSanctis noted a key constraint was the heavy traffic in the area and asked if the City considered a jitney or shuttle stop to encourage a circulatory flow of commerce. Fletcher
replied Presbyterian Homes had a shuttle service between all its communities and
planned something similar to DeSanctis’s suggestion.
PLANNING COMMISSION MINUTES April 22, 2019
Page 5
Farr commended the idea of a Southwest transit loop around the area. He commended the assemblage of this team and the great job done on the presence of the building and the
phasing. He found the one delivery berth short sighted and recommended two or three, to
accommodate family drop offs and pick-ups, deliveries, pharmacy, emergencies vehicles,
and Uber/Lyft and recommended the developer pay attention to long-term delivery berths
as well. His observation was this while he had no issue with multiple waivers, these teams were “pushing too hard,” specifically on parking, the lack of green space, and on
setbacks. He suggested utilizing multi-story towers to allow for better organized green
space. Kirk stated he remembered when the 2008 proposal came before the City and
stated then the commission was more cautious about height and density back then. Eden
Prairie had since changed, and density required height. He thought the City and certainly he were far more open to multistoried towers than previously.
Higgins stated she was speaking on the residential portion of the project and had a
concern regarding the movement of cars and people. She thought this development could
use more massing, and multiple levels. She was also concerned that young families in rental would not have access to Purgatory Park, and grandchildren regularly visited
senior housing. She recommended trails for children to ride small tricycles and bicycles.
Iyer noted there was an architectural trade-off between density and green space and this
had to be examined, especially for the age group being considered. Fletcher replied
developers did wish to create multistoried buildings but also wished to balance cost and after a height of six floors construction costs went up 40 percent per floor. He noted the
relationship between construction costs and rent prices and the team wished to preserve
affordability.
Mette stated she appreciated the challenges with building higher buildings, and stated the commission should give credit to the planned outdoor rooftop space memory care garden.
She encouraged more of this as a solution as well in the market rate section.
Villarreal stated he wished instead to place solar panels on the rooftops. He thanked
Fletcher for including EV (electric vehicle) charging in the parking lot and asked if they were dedicated to the visitors or to the public. Fletcher replied they would be for senior
residents, not the general public, because they would be free of charge.
Farr asked for the trigger for an EAW/EIS (Environmental Assessment
Worksheet/Environmental Impact Statement). Klima replied the initial review was completed in 2006-2008 and staff consulted with the City Attorney and MN EQB and
determined an EAW was not necessary this time as the project fell within the parameters
of what was considered last time. Farr asked if a traffic study addressed shared parking
ratios. Johnson replied the developer keyed on parking counts. The reduction of density
on the site allowed the main entrance off Prairie Center level of service to be acceptable for the intersection staying as is. Also the reduction of overall arterial traffic plus a
smaller project made the 2008 findings even stronger. Farr asked if shared parking
between uses could facilitate market users could use the Presbyterian Homes site when
parking there was not as full. Johnson replied the SRF report on traffic was silent on
PLANNING COMMISSION MINUTES April 22, 2019
Page 6
shared reduction recommendations. Farr recommended the developer SRF provide strategic recommendations when the application came back to the commission. He also
recommended a taller tower and to open up a town green He stated he liked the
architecture and anticipated the project’s greater detail in the application.
Villarreal asked the definition of a three-quarter entrance. Rue stated a typical four-way intersection one could turn left-right in both directions, whereas here the movement
straight across and the left turn were eliminated, making this not a true three-quarter
entrance. Villarreal asked if there was a reason why there was no entrance from south
Flying Cloud once the driver was past Prairie Center Drive. Rue replied the area was
designed with Columbine and Fountain Place both signalized off the arterials. The predominant access would be off Columbine, and both that and Fountain Place would
connect at signaled intersections to Prairie Center Drive and Flying Cloud Drive,
respectively. Villarreal stated that forced a driver to make a circle or to make a U-turn,
and more retail could make the situation more difficult to enter the site and asked if an
entrance and exit on Flying Cloud Road could be considered. Rue replied the roadway was controlled by the county and the spacing requirements might not allow a change or a
full access to be put in. Mette stated the three-quarter intersection would require anyone
looking to take a left onto Prairie Center Drive would be coming up Columbine Road
which usually was backed up in her experience. She anticipated congestion getting worse
and urged that this needed to be mitigated, perhaps with two turn lanes.
Kirk reiterated height, density, and protection of Purgatory Creek were the emphases in
2008, but he saw new needs for today. He commended the team and Presbyterian Homes.
He stated he understood the costs but the commission needed to push for more green
space. Parking and congestion were important issues and mistakes had been made in the past; he urged creative solutions for this for the future. Higgins urged the developer
consider how deliveries, or when people move in or out, can take time and to plan for
this. Villarreal asked the developer not to be beholden to chain businesses but to try to
develop community retail, and to consider the flow of traffic with these delivery vehicles.
He wished the EV chargers to be better plotted and located. He asked the developer to consider utilizing solar on the west-facing roofs.
Farr stated he would like to scatter this and call it a mixed use project, which he did not
find it to be. He stated he was drawn toward design guidelines, at the risk of moving toward a Town Center, which called for mixed use. He called for street-level retail with
residential above. He also wanted to see dynamic pedestrian elements along the red lines
(pedestrian edges) on the “sense of place” slide, and for greater integration with the rest
of the development. He did not see residents in their eighties or older attempting to cross
those intersections, driveways, curb cuts, and drive-through lanes, where presently retail businesses were planned to be isolated on drive-through islands. Mette agreed, and added
this reminded her of Windsor Plaza which had retail on the first floor which would frame
the main hotel really well with a plaza green space. She conceded this would impact an
already difficult parking plan. She suggested a limit of two drive-through lanes, perhaps
PLANNING COMMISSION MINUTES April 22, 2019
Page 7
at the northwest side. She commended the plaza but stated it could be incorporated with mixed use to allow for a framed community feel with a main central plaza. DeSanctis
asked if there could be community garden, and Fletcher replied one was not planned at
this time.
MOTION: Kirk moved, seconded by Higgins to recommend a continuance of the discussion on the application into the May 13, 2019 meeting based on the staff report
dated April 18 2019. MOTION CARRIED 8-0.
B. PLANNERS’ REPORT
C. MEMBERS’ REPORTS
Farr stated this was National Architectural Week and also Earth Day.
D. ADJOURNMENT
MOTION: Farr moved, seconded by DeSanctis to adjourn the meeting. MOTION
CARRIED 8-0. Chair Pieper adjourned the meeting at 8:54 p.m.
STAFF REPORT
TO: Planning Commission
FROM: Beth Novak-Krebs, Senior Planner
DATE: May 9, 2019
SUBJECT: City Yard Waste Drop Off Site LOCATION: 9811 Flying Cloud Drive
Maintenance Outdoor Storage Site (M.O.S.S.)
REQUEST: Site Plan Review on 13.84 acres
BACKGROUND
The City of Eden Prairie is requesting approval of a Site Plan to establish a yard waste drop off area at the Maintenance Outdoor Storage Site
(M.O.S.S.) at 9811 Flying Cloud Drive. The
property is 13.84 acres and is located on the east
side of Flying Cloud Drive approximately ¼ south
west of Pioneer T rail across from airport property.
The site currently includes a 11,700 square foot
sand/salt storage canopy building built in 2005
and a 12,884 square foot cold storage (unheated)
equipment building for storage of off season equipment built in 2015.
The site is bound by airport property to the north
and west, Allied Waste Services to the south and
the former landfill site to the east.
The site is currently used by the City for the
storage of trees and brush, construction material,
vehicles and equipment. The proposal includes
adding areas for residents to drop off yard waste, trees and brush. In addition, some of the material
will be composted for reuse by residents. Grass
clippings will not be accepted. Rather than developing a new location for resident services, the
applicant is adding these services to an existing site. This project allows the public to use the site
similar to the way it is already being used.
The drop off area is proposed to be open when City staff is not using the site for City operations
Staff Report – City Yard Waste Drop Off Site Page 2
2
to avoid conflicts. The intent is to open the site for the public during daylight hours. The dates and
times of operation will be further defined by the Public Works Department when the project is
closer to completion and operation.
COMPREHENSIVE PLAN AND ZONING
The site is guided Industrial and it is zoned Industrial – General. The use is permitted in this
zoning district. The proposal does not require changes to either the guiding or zoning. The property
to the north and west is guided Airport and the property to the south and east is guided Industrial. The property to the west is zoned Public, to the north is zoned Airport Commercial, to the south is
zoned I-2 Industrial and the property to the east is zoned Rural.
SITE PLAN
The existing buildings on the site are located toward
the rear of the site with
concrete bunkers for the
storage of materials located
along Flying Cloud Drive. The driveway to the site is
currently near the north
corner of the property and it
is gated.
The yard waste drop off
area is proposed to be
located in the southwest
corner of the site. This
project involves creating a new gated primary access
point across from the
driveway to Executive
Aviation on the other side
of Flying Cloud Drive. The current driveway will remain as a driveway for emergency use by City vehicles and will remain
gated.
The proposed plan includes a potable booth near the entrance to the drop off area for staff to check-
in residents and assist with directing the resident based on the types of material the resident is dropping off.. The booth is proposed to be approximately 8’ by 12’ which does not require a
building permit. The color will match the primary structures on the site. The booth is portable so
the location can change when the operations of the facility are further defined.
Concrete jersey barriers will help direct residents around and through the drop off area. The
Property Line
Yard Waste Drop Off
Area
N
Staff Report – City Yard Waste Drop Off Site Page 3
3
barriers are movable so that there can be modifications to traffic patterns if needed.
The existing stormwater infiltration basin along the south side of the property will be expanded. There is a berm along Flying Cloud Drive that provides some level of screening of the site. The
applicant is proposing to add
trees and shrubs on the berm
to enhance the screening.
LANDSCAPE PLAN Because no trees will be
removed for this project, Tree
Replacement is not required.
Because there is no primary structure being constructed as
a part of this project,
landscaping is not required
for this project; however, the
applicant is proposing trees and shrubs on the berm along
Flying Cloud Drive and on the
south side of the drop off area for screening. There are a few larger existing trees along the south
side of the site that will be transplanted along Flying Cloud Drive to provide enhanced screening
and the transplanted trees will be replaced with new trees. TRAFFIC
The City of Plymouth operates a similar facility. The consultant gathered information from
Plymouth regarding the impact of site layout and traffic levels experienced. At the City of
Plymouth site, one-day special drop off events can cause as much as 3,000 feet of traffic stacking from the entrance with 1,200 feet of on-site driveway available. The proposed site in Eden Prairie
is designed with a 1,300 foot drop-off loop. Upon entering the site, there is 350 feet of stacking
before the guard booth. To provide additional stacking, the applicant is proposing to add an
extended 600 feet of turn lane on Flying Cloud Drive. The County and the City are working
through the details of the road improvements. Additional traffic control by the Police Department and others will be provided if needed.
LIGHTING
There will be a street light near the main entrance into the site, there will be security lighting and
security cameras on the guard booth. The site will only be open to the public during daylight hours so there is not a need for lighting beyond the lighting on the existing buildings and what is being
proposed.
SIGNS
The applicant is proposing a sign near the main entrance. The sign will be designed to match the
Rendering of Proposed City Yard Waste Drop Off Site from
Flying Cloud Drive
Staff Report – City Yard Waste Drop Off Site Page 4
4
signs at other City facilities and will be code compliant.
SUSTAINABILITY FEATURES The sustainable features on this site include collecting and composting some of the material for re-
use by the residents, using native plantings. Reducing stormwater discharge rates through
stormwater management.
NEIGHBORHOOD MEETING The Public Works Department held a neighborhood meeting on April 16, 2019. Invitations were
mailed to 100 residents and 6 aviation businesses at the airport. No one attended the meeting.
STAFF RECOMMENDATION
Recommend approval of the following request:
• Site Plan Review on 13.84 acres
This is based on plans stamp dated May 9, 2019, and staff report dated May 9, 2019.
SITEQR61
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QR1 P IO N E E R T R L
AIRPORT SERVICE RD
BARON LNTIGER LNHELLCAT LNHOLIDAY LN COUGAR LNCORSAIR LN SABRE LNKINGFISHER LN
BLACK WIDOW LN
AVENGER LN
PIONEER TRL
FLYING CLOUD DRPIONEER TRL
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Aerial Map: City Yard Waste Drop Off SiteAddress:9811 Flying Cloud DriveEden Prairie, Minnesota
0 480 960240 Feet
Flying Cloud Airport
Old Landfill Site
PIONEER
FLYING CLOUDECHOALPHAGOLFAIRPORT RUNWAY TAXI
OTTER BARONTIGERHOLIDAY COUGARQUEEN AIRDELTA
StreamsPrincipal ArterialA Minor ArterialB Minor ArterialMajor CollectorMinor Collector
City of Eden Prairie Land Use GuidePlan Map 2000-2030
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DISCLAIMER: The City of Eden Prairie does not warrant the accuracy nor the correctnessof the information contained in this map. It is your responsibility to verify the accuracyof this information. In no event will The City of Eden Prairie be liable for any damages,including loss of business, lost profits, business interruption, loss of business informationor other pecuniary loss that might arise from the use of this map or the information itcontains. Map information is believed to be accurate but accuracy is not guaranteed.Any errors or omissions should be reported to The City of Eden Prairie.M:\GIS\Users\Departments\CommDev\Themes\Shapes\Zoning and all other land use information\OfficialMaps\OfficialGuidePlan.mxd Map was Updated/Created: April 18, 2008
DATE Revised 02-23-06
DATE Approved 03-19-03DATE Revised 01-07-05DATE Revised 11-07-05
DATE Revised 03-23-06DATE Revised 06-23-06
DATE Revised 12-06-06DATE Revised 03-01-07DATE Revised 06-01-07DATE Revised 10-01-07DATE Revised 03-01-08DATE Revised 03-01-09
Guide Plan Map: City Yard Waste Drop Off SiteAddress: 9811 Flying Cloud DriveEden Prairie, MN 55344
Rural Residential 0.10 Units/Acre
Low Density Residential 0-2.5 Units/Acre
Low Density/Public/Open Space
Medium Density residential 2.5-10 Units/Acre
Medium Density Residential/Office
High Density Residential 10-40 Units/Acre
Airport
Office
Office/Industrial
Office/Public/Open Space
Industrial
Neighborhood Commercial
Community Commercial
Regional Commercial
Town Center
Park/Open Space
Public/Quasi-Public
Golf Course
Church/ Cemetary
Open Water
Right-Of-Way
CityLimits 790 0 790395 Feet
PROJECT SITE
PIONEER
FLYING CLOUDBARONTIGERHOLIDAY COUGARCity of Eden Prairie Zoning Map
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100 - Year Floodplain
Natural Environment WatersRecreational Development WatersGeneral Development Waters (Creeks Only)GD
NERD
Up dated through approved Ordinances #26-2008Ordinance #33-2001 (BFI Addition) approved, but not shown on this map editionDate: March 1, 2009
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Zoning Map: City Waste Drop Off SiteAddress: 9811 Flying Cloud driveEden Prairie, MN 55344
Legend
Rural
R1-44 One Family- 44,000 sf. min.
R1-22 One Family-22,000 sf min.
R1-13.5 One Family-13,500 sf min.
R1-9.5 One Family-9,500 sf min.
RM-6.5 Multi-Family-6.7 U.P.A. max.
RM-2.5 Multi-Family-17.4 U.P.A. max.
Airport Office
Office
Neighborhood Commercial
Community Commercial
Highway Commercial
Airport Commercial
Regional Service Commercial
Regional Commercial
TC-C
TC-R
TC-MU
Industrial Park - 2 Acre Min,
Industrial Park - 5 Acre Min.
General Industrial - 5 Acre Min.
Public
Golf Course
Water
Right of Way
TOD-R Transit Oriented Development - Residential Transit Oriented Development - Residential
PROJECT SITE
STAFF REPORT
TO: Planning Commission
FROM: Julie Klima, City Planner
DATE: May 9, 2019
SUBJECT: Castle Ridge Redevelopment
LOCATION: Northwest corner of Prairie Center Drive and Flying Cloud Drive
APPLICANT:
Presbyterian Homes
OWNERS: Presbyterian Homes
120 DAY REVIEW: July 16, 2019
REQUEST: 1. Planned Unit Development Concept Review on 19.75 acres
2. Planned Unit Development District Review with waivers on 19.75 acres
3. Zoning District Review on 19.75 acres and Zoning District Change from
Community Commercial to RM-2.5 on 1.4acres
4. Site Plan Review on 6.94 acres
5. Preliminary Plat of 4 lots into 1 lot and 3 outlots on 19.75 acres
BACKGROUND
The public hearing for this item was opened at the April 22, 2019 Planning Commission meeting and
continued in order to allow the developer to address outstanding issues. The developer has
submitted revised plans reflecting the comments included in the April 18, 2019 staff report. The
applicant also provided for the Commission’s reference and consideration are responses from the
applicant addressing the comments from the staff report and also the comments provided by the
Planning Commission at the April 22, 2019 meeting.
The applicant is proposing to redevelop the 19.75 acres of property at the northwest corner of Flying
Cloud Drive and Prairie Center Drive. The existing use of the property includes the Castle Ridge
Care Center which includes 82 care center units, Broadmoor Apartments which includes 240 units
for general occupancy, and vacant property. The Broadmoor Apartments include and include studio,
1 BR and 2 BR units. The property is very near to commercial uses and park and open space.
The City has received comments from the representatives of Fountain Place, the property located to
the south of the project area. A copy of this letter has been attached for the Commission’s reference.
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May 9, 2019 Page 2
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REVISIONS FOLLOWING APRIL 22, 2019 MEETING
Castlemoor Drive: The plans have been revised to depict the current Castlemoor Drive right-of way
as an outlot pending the request to vacate the current right of way. The Development Agreement
will include language requiring the developer maintain cross access to the properties to the south and
for the future maintenance of Castlemoor Drive. The vacation action shall be completed prior to the
release of the Final Plat.
Timing of the vacation of Castlemoor Drive must be provided to the City. Depending on the
intentions of the developer for the vacation of the right of way, accommodations for the private
utilities that may be located in the existing right of way that are located within the proposed Outlot B
will need to be addressed, either by maintaining drainage & utility easements (that will likely need to
be vacated upon development of Outlot B) or by relocating the existing utilities.
Access at Prairie Center Drive: The plans submitted include a conceptual plan for a future ¾
access at Prairie Center Drive. The concept plan shows median striping of Regional Center Drive
and no changes/revisions to the private leg of the intersection (the main access point to the project).
Both of these legs will likely require median additions/changes; these modifications may also require
drainage/storm sewer improvements. The cost estimate for this future must take those future
modifications into account also and should be revised accordingly. An updated cost estimate must be
provided to the Engineering Division prior to the project being presented to the City Council. The
developers agreement will include the requirement to provide security to cover the future costs. The
City Engineer reserves the right to require a conversion to a ¾ access consistent with
recommendations in the traffic studies as initially identified in the 2007 Traffic Study and again
noted in the 2018 study. The requirement for the construction of these improvements will be
triggered based on monitoring of traffic complaints/accidents at the Prairie Center
Drive/Commonwealth Drive intersection.
Sidewalk along Castlemoor Drive: The sidewalk on the north side of Castlemoor Drive has been
modified to provide an easement for that portion of the sidewalk on Lot 1, Block 1. As the applicant
has chosen to vacate the public right of way for the entirety of Castlemoor Drive, the proposed
sidewalk north of Castlemoor Drive will be privately owned and maintained. Therefore, an easement
for the sidewalk is not necessary and can be eliminated. The sidewalks located on both the north and
south sides of Castlemoor Drive will be privately owned and maintained as the current right-of-way
is proposed for vacation.
The sidewalk has also been extended to from Columbine Road to the centrally located east/west
access drive. Sidewalks located adjacent to parking stalls have been widened to 7 feet in order to
provide 5 feet of clear access with potential for vehicle overhang. The Development Agreement will
include language addressing the private sidewalks, including maintenance, will be the responsibility
of the developer
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May 9, 2019 Page 3
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Drainage and Utility Easements: The preliminary plat has been revised to include drainage and
utility easements to reflect the 2018 wetland and buffer boundaries. The Development Agreement
will include a conservation easement to be provided to cover these areas.
Stormwater Management: The revised plans and stormwater management plans indicate that
stormwater for Outlots A & B (with the exception of the access and parking to be constructed with
Phase 1) will be treated independently of Lot 1. Prior to issuance of a building permit for Lot 1,
sufficient sizing information will be required if the storm sewer piping within Lot 1 will convey any
of the stormwater from Outlots A & B.
Proof of Parking: The proof of parking depicted in the previous plan has been removed in order to
provide for additional permanent landscaped areas.
Grading Plan/Tree Replacement: The grading plan and tree replacement calculations have been
revised to preserve tree nos. 5081, 50814, and 5085. These modifications provide for a tree
replacement calculation of 912 inches. The applicant proposes to meet this requirement through the
payment option provided in City Code. The Development Agreement will address the $114,000
payment.
Parking Lot and Landscaping Calculations: The plans have been revised to include the area and
dimensions provided for the parking lot islands consistent with City Code requirements. The
landscaping plan calculations have been revised to accurately reflect the landscaping provided on
site. Based on the plan, a landscaping waiver of 629.24 inches is requested. The requirement is
1388 caliper inches and 758.76 caliper inches are provided.
Presbyterian Homes and Timberland are exploring the opportunity to shift the site design to
accommodate a redesign to provide additional parking on Outlot A. If plan modifications occur to
support these site changes, there may some impact to the landscaping currently proposed between the
north side of the Senior Housing Facility and the sidewalk. In this event, it would be likely that
shrubs and/or perennials and grasses could be installed but trees would have to be relocated on site or
removed from the plan, which would impact the specific landscaping waiver calculation. This item
should be addressed prior to review by the City Council.
Site Amenities: The plans include specifications for the proposed site amenities such as benches,
bollards, trash receptacles, lighting, pedestrian connection surface materials to be provided
throughout the entire project area (including Outlots A and B). The Development Agreement will
include language addressing the use of these features in all phases of the project area.
The plans have also been revised to reflect comments made by the Planning Commission at the April
22 meeting.
Staff Report – Castle Ridge Redevelopment
May 9, 2019 Page 4
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Delivery Areas: Added a delivery vehicle lane to the west side of the site and depicted how the
porte-cochere can accommodate 3 vehicles for delivery/drop-off while allowing for bypass vehicles;
added short term parking stalls adjacent to each entry to encourage frequent parking turnover.
Activation of First Floor & Green Space: Added 10 outdoor benches along sidewalks and
pathways; added an outdoor yoga studio adjacent to the indoor wellness studios; added al fresco
dining and seating adjacent to the interior bistro; added hardscape seating next to main entry; and
added ivy-vines to the west wall of the terrace.
Community Gardens: Added community herb gardens to the rooftop terrace and memory care
gardens.
Rainwater Recapture: Inclusion of a cistern to capture rainwater from the roof that will be pumped
into the irrigation system for the landscaping on site.
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May 9, 2019 Page 5
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Building Height: The Planning Commission provided comments in support of increased building
heights for the site and the project overall. The developer has provided a response on this issue in
the attached comments.
Shared Parking: Each of the project areas will be analyzed for compliance with City Code parking
requirements as part of each of the respective formal review processes. Due to the complimentary
peak times for commercial and residential uses, the applicant is proposing that the entire project area
will be subject to master declaration and covenants which will include provisions for shared parking
among the 3 project areas in order to address overall and overflow parking.
OVERALL PROJECT AREA
Although the project includes three developers and three different product types, the applicants are
partnering to design a master project that contains cohesive development components. With the
current review process, only the Presbyterian Homes component of the project is seeking full
approvals. The multi-family and commercial elements are seeking PUD Concept Review only at this
time and would come forward with requests for approval of final development proposals at a future
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May 9, 2019 Page 6
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date. Following is a description of each component:
• Presbyterian Homes is proposing the construction of a senior housing facility. The 5 story
building includes underground parking and 274 units of senior housing units providing a
range of care including independent living, assisted living, memory care and care center
units. The density calculated for this lot only is 40 units per acre.
• Timberland is proposing approximately 250 units of multi-family housing. These housing
units are proposed to be general occupancy rental units (not age restricted). The concept plan
includes two buildings with a connected common space. The north building is proposed at 7
stories and the south building is proposed at 5 stories. This element of the project also
proposes use of underground parking totaling approximately 275 parking stalls and surface
parking of 53 stalls. Unit types range from studio units, 1 BR, 1 BR +Den, 2 BR, 2 BR+, and
2 BR+ Den. The density calculated for this lot only is approximately 51 units per acre based
on this concept plan. The residential density for the overall residential project area when
including both the Timberland and Presbyterian Homes sites is approximately 44.8 units per
acre.
• Oppidan is proposing retail/commercial development at the corner of Flying Cloud Drive and
Prairie Center Drive. The concept plan for this portion of the project includes a hotel with
approximately 110 rooms and 20,000 square feet of retail space. This area of the project
includes surface parking only.
PRESBYTERIAN HOMES SITE
The existing condition of the site provides for 322 units over the total 19 acre site, providing a
density of 16.5 units per acre. The Broadmoor property currently includes 240 units consisting of
studios; 1-bedrooms; and 2-bedroom units. The Broadmoor Apartments are not specifically limited
to senior residents. Castle Ridge Care Center provides 82 units. Also, the current site includes
detached garages and surface parking stalls for the residents.
With the redevelopment proposal, the applicant is requesting PUD approval for the entire site and
site plan approval for the construction of a 5-story building for senior housing on proposed Lot 1.
The proposed density for the Presbyterian Homes site is 40 units per acre. The total unit count
proposed is 274. The proposed building includes 148 independent living units; 40 assisted living
units; 18 memory care units; and 68 care center units (4 of these units are double occupancy for a
total of 72 care center beds). The redevelopment proposal intensifies the senior housing component
of the project onto a smaller area leaving the two outlot areas for further redevelopment that will be
discussed later in this memo.
SITE PLAN AND PRELIMINARY PLAT
The redeveloped Presbyterian Homes senior housing facility is proposed to be located along
Columbine Road and Castlemoor Drive. The site layout would provide multiple access points from
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May 9, 2019 Page 7
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the public streets and an interior private drive serving the overall project area. Parking, landscaped
areas, and recreational areas are proposed adjacent to the building. The site is proposed to have
sidewalks and walking paths with a connection to the public trail that connects to Purgatory Creek
Park. The site plan proposes pedestrian connections that would link this portion of the project area
to the commercial and multi-family outlots creating opportunity for through pedestrian movements
from the trails along Flying Cloud Drive and Prairie Center Drive to and through the overall site and
the individual site areas.
Proposed site amenities include enhanced materials for pedestrian connections throughout the total
PUD project area. These pedestrian connections shall provide an alternative material, color and
pattern in order to differentiate these areas as pedestrian connections and create an inviting
environment promoting pedestrian circulation. The development will also provide consistent use of
other site amenities such as street lighting fixtures, bollard lighting at the pedestrian level, street
furniture including but not limited to, benches, bike racks, and trash receptacles. The Development
Agreement for the PUD and approvals for the Presbyterian Homes site would include language
requiring that consistency in such site amenities be provided in all phases of the project.
The Presbyterian Homes site includes internal pedestrian connections adjacent to the senior housing
facility; to Columbine Road; Castlemoor Drive and to the proposed outlots. The development plans
for the outlots should build upon these pedestrian connections to provide pedestrian circulation
opportunities throughout the overall PUD and to the pedestrian areas on the perimeter of the overall
PUD.
PLANNED UNIT DEVELOPMENT WAIVERS The purpose of a Planned Unit Development (PUD) as stated in the City Code is to provide for a
more creative and efficient approach to the use of land within the City; to allow variety in the
types of environment available to people and distribution of overall density of population and
intensity of land use where desirable and feasible; and provide for greater creativity and
flexibility in environmental design.
As a part of the PUD process, the applicant is seeking waivers to City Code requirements for
proposed Lot 1 as outlined below.
1. Density from 17.4 units per acre to 40 units per acre
The RM2.5 zoning district allows 17.4 dwelling units per acre. This project proposes a total of 274 units on 6.84 acres for a total of 40 units per acre.
2. Gross Site Area from 2,500 square feet per unit to 1087 square feet per unit City Code requires the total area of proposed Lot 1 to be 2,500 square feet per unit or
685,000 square feet. The site is 6.84 acres or 297,950 square feet.
Staff Report – Castle Ridge Redevelopment
May 9, 2019 Page 8
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3. Building height from 45 feet to 68 feet at its highest point.
The Presbyterian Homes building is 5 stories. The building has rooflines ranging from
approximately 57 feet to 68 feet. This variety in rooflines meets City Code requirements for
building architecture and creates additional interest and structural character.
4. Parking Setback along Castlemoor Drive from 35 feet to 15.4 feet. Castlemoor Drive is a public street therefore parking must comply with the front yard
setback of 35 feet. The plan as proposed does not comply with the setback unless
Castlemoor Drive is vacated, as proposed by the developer. In that case, this will become a
side yard which requires a parking setback of 10 feet. The proposed setback of 15.4 feet
would then comply with the requirement and this waiver would not be unnecessary.
5. Building Setback along Castlemoor Drive from 35 feet to 29.8 feet.
As a public right-of-way, Castlemoor Drive is a front yard requiring a setback of 35 feet. The
plan as proposed does not comply with the setback unless Castlemoor is vacated as
proposed by the developer. In that case, this would become a side lot line requiring a 25 foot setback. The proposed setback of 29.8 feet would comply with this requirement and this
waiver would not be necessary.
6. Group Usable Open Space from 600 square feet per unit to 172.7 square feet per unit.
The proposed project includes indoor and outdoor spaces suitable for people to recreate and
socialize. The indoor spaces include areas such as community rooms, a fitness center, a
library, a sitting room, a sunroom, and craft rooms. The outdoor spaces include terraces
(including rooftop terraces) that include amenities as noted in the narrative. The project
provides a variety of opportunities for residents of varying abilities and mobility levels to recreate and socialize.
7. Parking from 548 parking stalls 296 parking stalls
There are 146 underground parking spaces and 150 surface parking spaces proposed on
the site plan. City Code requires 2 parking spaces per unit. The proposal provides for
1.08 parking stalls per unit. If the care center and memory care units are deducted from that calculation since those residents are not driving, the parking ratio is then 1.57 stalls
per unit. Other senior facilities with similar services have received waivers to the
parking requirements due to the unique nature of these facilities and impact on residents
vehicular needs. This waiver does not include the proof-of-parking stalls shown on the
plans, as staff is recommending removal of the proof-of-parking since the locations and
installation of landscaping in these areas is not consistent with City Code requirements.
8. Covered Parking from 274 parking stalls to 146 parking stalls.
City Code requires 2 parking stalls per unit with at least one of the stalls (50% of the
stalls) being covered. The proposed underground parking garage includes 146 parking
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May 9, 2019 Page 9
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stalls. Of the 296 parking stalls provided, 146 are proposed to be covered which equates
to 49.3% of the provided stalls.
9. Landscaping from 1388 caliper inches to 629.24 caliper inches The plan currently provides for 691.76 caliper inches. However, there are additional areas,
such as landscape beds and planting containers that have not been included in the overall calculation. The landscaping plan provides a robust variety of plant materials that provide
color and interest. The amount of landscaping provided on site is appropriate and sustainable
over the long term. The additional information as requested in this memo shall be provided
in order to accurately calculate the requested waiver.
10. Off-site parking
The plan proposes parking along the east side of the center drive that connects Prairie
Center Drive to Castlemoor Drive. These parking stalls are located on proposed Outlot B
and are not counted in the 150 parking stalls being provided toward the Lot 1 parking.
These stalls are proposed to be constructed as a part of Phase I construction but will ultimately serve the development that will be constructed on Outlot B and will be counted as
part of the parking requirement for that area. The shared access agreement for the PUD
will address this parking.
11. Park Dedication Payment
The developer has requested that park dedication fees be waived for the Presbyterian Homes
units. Staff does not support this waiver request with the exception of the 14 units to be
provided at or below 30% AMI.
PUD CONCEPT REVIEW – MULTIFAMILY AREA (OUTLOT A)
At its April 22, 2019 meeting the Planning Commission reviewed the proposed concept plan which
includes approximately 250 dwelling units for a density of approximately 51 units per acre. These
housing units are proposed to be general occupancy rental units (not age restricted). The concept
plan includes two building of multi-family units with a connected common space. The north
building is proposed at 7 stories and the south building is proposed at 5 stories. This element of the
project also proposes use of underground parking totaling approximately 275 parking stalls and
surface parking of 53 stalls. Unit types range from studio units, 1 BR, 1 BR +Den, 2 BR, 2 BR+, and
2 BR+ Den. The proposed plan provides for structured parking under the building and some surface
parking stalls
Through the formal review process, the developer will be required to provide specific site details
including building materials, architecture, landscaping, lighting, and site amenities to review for
compliance with City Code requirements and Design Guidelines. As discussed in other portions of
this memo, site amenities should be coordinated throughout the overall PUD project areas to create a
connected and cohesive development.
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May 9, 2019 Page 10
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Staff has compiled the comments prepared by staff in the April 18 staff report and has included the
comments provided by the Planning Commission at its April 22 meeting as items that should be
addressed with the PUD and Site Plan applications for Outlot A. If there are items that the Planning
Commission wishes to add or items that should be modified from this list, the Planning Commission
should direct staff to update the comments to reflect those changes in order to provide the City
Council with an inclusive list of comments.
Based on staff review comments and Planning Commission review comments, staff recommends that
prior to the submittal of a land development for PUD and site plan review that the development plan
for Outlot A be modified to include the following:
1. Increase the amount of parking provided and provide any additional information regarding
the projected parking need based on the specifics of the proposed project;
2. Create additional green areas;
3. Activate the usable open spaces on the site;
4. Identify locations and sizes of group usable open space for the residents and provide access
to these areas for all residents;
5. Eliminate the angled parking spaces proposed at intersection with Prairie Center Drive near
the 2 story entrance;
6. Provide pedestrian connections to Columbine Road/Purgatory Creek Park area and
throughout the entire project area for a continuous pedestrian path.
7. Additional information should be provided regarding delivery and move in/move out areas.
Consideration should be provided to ensure that these areas do not contribute to conflicts
with circulation and access to parking areas.
8. Address provisions for EV charging spaces.
PUD CONCEPT REVIEW – COMMERCIAL AREA (OUTLOT B)
At its April 22, 2019 meeting, the Planning Commission reviewed the proposed concept plan that
includes approximately 20,000 square feet of single level retail space and a 110-room hotel. The
2008 approved plan did include commercial development (restaurant and retail uses) as a ground
level use with residential units above. The 2008 plan also included plaza type areas to provide
gathering spaces for residents while creating sense of place within the project area.
Through the formal review process, the developer will be required to provide specific site details
including building materials, architecture, landscaping, lighting, and site amenities to review for
compliance with City Code requirements and Design Guidelines. As discussed in other portions of
this memo, site amenities should be coordinated throughout the overall PUD project areas to create a
connected and cohesive development.
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May 9, 2019 Page 11
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Staff has compiled the comments prepared by staff in the April 18 staff report and has included the
comments provided by the Planning Commission at its April 22 meeting as items that should be
addressed with the PUD and Site Plan applications for Outlot B. If there are items that the Planning
Commission wishes to add or items that should be modified from this list, the Planning Commission
should direct staff to update the comments to reflect those changes in order to provide the City
Council with an inclusive list of comments.
Based on staff review comments and Planning Commission review comments, staff recommends that
prior to the submittal of a land development for PUD and site plan review that the development plan
for Outlot B be modified to include the following:
1. Include building types that provide for additional height to frame the site, particularly
adjacent to Flying Cloud Drive and Prairie Center Drive;
2. Limit the number of drive-through uses to 2 and locate those on the northern portion of the
project area.
3. Create additional green areas that provide connection to the plaza/gathering spaces on site.
4. Activate the usable open spaces on the site.
5. Eliminate the exit from drive-through that is currently shown onto main driveway to Prairie
Center Drive.
6. Provide pedestrian connections throughout the entire project area for a continuous pedestrian
path that minimize pedestrian/vehicular conflicts.
7. Site design should promote pedestrian connections and visual corridors to contribute toward
creation of a sense of place within the project area and capitalize on the natural features and
nearby park area.
8. Provide for a mix of uses such as medical office, retail, grocery, restaurant uses without drive
through uses that promote a variety of architecture, commercial opportunities for nearby
residents, and provide complimentary peak times allowing for flexibility of shared parking
opportunities.
9. Traffic circulation and delivery areas should be designed in such a way that provides for
direct and intuitive routes to facilitate movement and safety. The sidewalks that are shown
have direct conflicts with the drive-through aisles creating safety issues. The plan should be
revised to reduce pedestrian/vehicle conflicts.
10. Address provisions for EV charging spaces.
STAFF RECOMMENDATION
Staff recommends approval subject to the following conditions and based on staff reports dated April
18 and May 9, 2019 and plans stamp dated May 1, 2019:
Prior to City Council review of the project:
1. The plat shall be revised to include standard perimeter drainage and utility easements
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May 9, 2019 Page 12
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along the perimeter of Lot 1, Block 1, adjacent to Columbine Road.
2. The plans shall be revised to eliminate the sidewalk easement for the sidewalk north of
Castlemoor Drive.
3. The cost estimate for the future ¾ access at Prairie Center Drive must include future
modifications and should be revised accordingly. An updated cost estimate must be
provided to the Engineering Division.
4. Any revisions to the landscaping plan as a result of site redesign on the north side of the
Senior Housing building should be provided.
The vacation of Castlemoor Drive:
1. With the proposed vacation of Castlemoor Drive, drainage and utility easements will likely
be required over all or a portion of Outlot C (Castlemoor Drive) in order to accommodate
existing private utilities. Depending on the intentions of the developer for the vacation of the
right of way, accommodations for the private utilities that may be located in the existing right
of way that are located within the proposed Outlot B will need to be addressed, either by
maintaining drainage & utility easements (that will likely need to be vacated upon
development of Outlot B) or by relocating the existing utilities.
Prior to issuance of a land alteration permit, the following items will need to be addressed:
1. The revised plans indicate that a significant amount of excess material from the site will need
to be exported. A haul route must be submitted to the City for review and approval.
2. Submit detailed storm water runoff, wetland, utility, street and erosion control plans for
review and approval by the City Engineer.
3. Obtain and provide documentation of Watershed District approval.
4. Notify the City and Watershed District 48 hours in advance of grading.
5. Install erosion control at the grading limits of the property for review and approval by the
City.
Prior to issuance of a building permit for Lot 1, the following items will need to be addressed:
1. Pay the appropriate cash park fees.
2. Submit a landscaping letter of credit, or escrow surety equivalent to 150% of the cost of
the landscaping.
3. The revised plans and stormwater management plans indicate that stormwater for Outlots A
& B (with the exception of the access and parking to be constructed with Phase 1) will be
treated independently of Lot 1. If the stormwater from Outlots A & B will discharge through
Lot 1, those locations must be shown on the plans at this time. Prior to issuance of a building
permit for Lot 1, sufficient sizing information will be required if the storm sewer piping
within Lot 1 will convey any of the stormwater from Outlots A & B.
4. The final building permit plans for Lot 1 must address valving, flushing and testing
requirements of all of the private utilities to meet plumbing and building code requirements.
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May 9, 2019 Page 13
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5. The proposed watermain and sanitary sewer for the project must be sized to meet all
plumbing and fire codes. Design and sizing calculations must be provided to the Building &
Inspections Division prior to release of a Building Permit for any portion of the property.
The private utility main line sizing must take into account the future land uses on Outlots A
& B.
6. The geotechnical borings currently provided within the building footprint are not of sufficient
depth to provide adequate information for the footing and foundation structural design.
Borings of adequate depth must be provided to the Building & Inspections Division prior to
issuance of a Building Permit.
Prior to release of the final plat, the applicant shall:
1. Pay the appropriate tree replacement fees.
2. Provide recorded copies of any Master Declaration and Covenant Agreements and Cross
Access and Maintenance Agreements to the City which shall include maintenance and
cross access for the property(ies) south of Castlemoor Drive and Developer responsibility
for maintenance of Outlot A and private sidewalks.
3. Vacation action for Castlemoor Drive shall be completed.
4. The Development Agreement shall include the provision of 5% of the units to be
provided at or below 30% AMI in perpetuity without City subsidy.
The following waivers are granted through the PUD for the project as indicated in the plans
stamp dated May 1, 2019.
1. Density from 17.4 units per acre to 40 units per acre 2. Gross Site Area from 2,500 square feet per unit to 1087 square feet per unit 3. Building height from 45 feet to 68 feet at its highest point. 4. Parking Setback along Castlemoor Drive from 35 feet to 15.4 feet.
This waiver would not be unnecessary upon the vacation of Castlemoor Drive.
5. Building Setback along Castlemoor Drive from 35 feet to 29.8 feet. This waiver would not be necessary upon the vacation of Castlemoor Drive. 6. Group Usable Open Space from 600 square feet per unit to 172.7 square feet per unit.
7. Parking from 548 parking stalls 296 parking stalls
8. Covered Parking from 274 parking stalls to 146 parking stalls. 9. Landscaping from 1388 caliper inches to 629.24 caliper inches 10. Off-site parking (temporary until the development of Outlot B) These parking stalls are located on proposed Outlot B and are not counted in the 150 parking stalls being provided toward the Lot 1 parking. These stalls are proposed to be
constructed as a part of Phase I construction but will ultimately serve the development that
will be constructed on Outlot B and will be counted as part of the parking requirement for
that area. The shared access agreement for the PUD will address this parking.
11. Park Dedication Payment
The developer has requested that park dedication fees be waived for the Presbyterian Homes
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May 9, 2019 Page 14
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units. This waiver request is not granted with the exception of the 14 units to be provided at
or below 30% AMI.
Based on staff review comments and Planning Commission review comments, staff recommends that
prior to the submittal of a land development for PUD and site plan review that the development plan
for Outlot A be modified to include the following:
1. Increase the amount of parking provided and provide any additional information regarding
the projected parking need based on the specifics of the proposed project;
2. Create additional green areas;
3. Activate the usable open spaces on the site;
4. Identify locations and sizes of group usable open space for the residents and provide access
to these areas for all residents;
5. Eliminate the angled parking spaces proposed at intersection with Prairie Center Drive near
the 2 story entrance;
6. Provide pedestrian connections to Columbine Road/Purgatory Creek Park area and
throughout the entire project area for a continuous pedestrian path.
7. Additional information should be provided regarding delivery and move in/move out areas.
Consideration should be provided to ensure that these areas do not contribute to conflicts
with circulation and access to parking areas.
8. Address provisions for EV charging spaces.
Based on staff review comments and Planning Commission review comments, staff recommends that
prior to the submittal of a land development for PUD and site plan review that the development plan
for Outlot B be modified to include the following:
1. Include building types that provide for additional height to frame the site, particularly
adjacent to Flying Cloud Drive and Prairie Center Drive;
2. Limit the number of drive-through uses to 2 and locate those on the northern portion of the
project area.
3. Create additional green areas that provide connection to the plaza/gathering spaces on site.
4. Activate the usable open spaces on the site.
5. Eliminate the exit from drive-through that is currently shown onto main driveway to Prairie
Center Drive.
6. Provide pedestrian connections throughout the entire project area for a continuous pedestrian
path that minimize pedestrian/vehicular conflicts.
7. Site design should promote pedestrian connections and visual corridors to contribute toward
creation of a sense of place within the project area and capitalize on the natural features and
nearby park area.
8. Provide for a mix of uses such as medical office, retail, grocery, restaurant uses without drive
Staff Report – Castle Ridge Redevelopment
May 9, 2019 Page 15
15
through uses that promote a variety of architecture, commercial opportunities for nearby
residents, and provide complimentary peak times allowing for flexibility of shared parking
opportunities.
9. Traffic circulation and delivery areas should be designed in such a way that provides for
direct and intuitive routes to facilitate movement and safety. The sidewalks that are shown
have direct conflicts with the drive-through aisles creating safety issues. The plan should be
revised to reduce pedestrian/vehicle conflicts.
10. Address provisions for EV charging spaces.
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Aerial Map: Castle RidgeAddress:615-635 Prairie Center DriveEden Prairie, Minnesota
Castlemoor Drive
FlyingCloudDrivePrairieCenterDrive
ColumbineDriveCom m o n w ealt h D r iv e
Regional Center Drive
PROJECT SITE
0 210 420105 Feet
StreamsPrincipal ArterialA Minor ArterialB Minor ArterialMajor CollectorMinor Collector
City of Eden Prairie Land Use GuidePlan Map 2000-2030
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DISCLAIMER: The City of Eden Prairie does not warrant the accuracy nor the correctnessof the information contained in this map. It is your responsibility to verify the accuracyof this information. In no event will The City of Eden Prairie be liable for any damages,including loss of business, lost profits, business interruption, loss of business informationor other pecuniary loss that might arise from the use of this map or the information itcontains. Map information is believed to be accurate but accuracy is not guaranteed.Any errors or omissions should be reported to The City of Eden Prairie.M:\GIS\Users\Departments\CommDev\Themes\Shapes\Zoning and all other land use information\OfficialMaps\OfficialGuidePlan.mxd Map was Updated/Created: April 18, 2008
DATE Revised 02-23-06
DATE Approved 03-19-03DATE Revised 01-07-05DATE Revised 11-07-05
DATE Revised 03-23-06DATE Revised 06-23-06
DATE Revised 12-06-06DATE Revised 03-01-07DATE Revised 06-01-07DATE Revised 10-01-07DATE Revised 03-01-08DATE Revised 03-01-09
Guide Plan Map: Castle RidgeAddress: 615-635 Prairie Center DriveEden Prairie, Minnesota
Rural Residential 0.10 Units/Acre
Low Density Residential 0-2.5 Units/Acre
Low Density/Public/Open Space
Medium Density residential 2.5-10 Units/Acre
Medium Density Residential/Office
High Density Residential 10-40 Units/Acre
Airport
Office
Office/Industrial
Office/Public/Open Space
Industrial
Neighborhood Commercial
Community Commercial
Regional Commercial
Town Center
Park/Open Space
Public/Quasi-Public
Golf Course
Church/ Cemetary
Open Water
Right-Of-Way
CityLimits 300 0 300150 FeetCOLUMBINEDRIVECASTLEMOORDRIVEFLYINGCLOUDDRIVEPRAIRIECENTERDRIVE
C O M M ONW EA LTHDRIVEREGIONAL CENTER DRIVE
CRYSTALVIEWROADPROJECT SITE
City of Eden Prairie Zoning Map
In case of discrepency related to a zoning classification on this zoning map, the Ordinanceand attached legal description on file at Eden Prairie City Center will prevail.
¯
Shoreland Management Classifications
100 - Year Floodplain
Natural Environment WatersRecreational Development WatersGeneral Development Waters (Creeks Only)GD
NERD
Up dated through approved Ordinances #26-2008Ordinance #33-2001 (BFI Addition) approved, but not shown on this map editionDate: March 1, 2009
0 0.10.05
Miles
DISCLAIMER: The City of Eden Prairie does not warrant the accuracy nor the correctnessof the information contained in this map. It is your responsibility to verify the accuracyof this information. In no event will The City of Eden Prairie be liable for any damages,including loss of business, lost profits, business interruption, loss of business informationor other pecuniary loss that might arise from the use of this map or the information itcontains. Map information is believed to be accurate but accuracy is not guaranteed.Any errors or omissions should be reported to The City of Eden Prairie.M:\GIS\Users\Departments\CommDev\Themes\Shapes\Zoning and all other land use information\OfficialMaps\OfficialZoning.mxd Map was Updated/Created: June 11, 2008
Zoning Map - Castle RidgeAddress: 615-635 Prairie Center DriveEden Prairie, MN 55344
Rural
R1-44 One Family- 44,000 sf. min.
R1-22 One Family-22,000 sf min.
R1-13.5 One Family-13,500 sf min.
R1-9.5 One Family-9,500 sf min.
RM-6.5 Multi-Family-6.7 U.P.A. max.
RM-2.5 Multi-Family-17.4 U.P.A. max.
Office
Neighborhood Commercial
Community Commercial
Highway Commercial
Regional Service Commercial
Regional Commercial
TC-C
TC-R
TC-MU
Industrial Park - 2 Acre Min,
Industrial Park - 5 Acre Min.
General Industrial - 5 Acre Min.
Public
Golf Course
Water
Right of Way
CityLimitsCOLUMBINEDRIVECASTLEMOOR DRIVE
FLYINGCLOUDDRIVEPRAIRIECENTERDRIVE
C O M M ONW EA LTHDRIVEREGIONAL CENTER DRIVE
CRYSTALVIEWRDPROJECT SITE
1
PROJECT PROFILE – MAY 13, 2019
PLANNING COMMISSION – MAY 13, 2019
1. CITY YARD WASTE DROP SITE (2019-05) by City of Eden Prairie (BETH)
Proposal for site improvements to include a yard waste drop off facility.
Location: 9811 Flying Cloud Dr. Contact: Paul Schlueter, 952-294-5936
Request for:
• Site Plan Review on 13.84 acres
Application Info Planning Commission City Council
Date Submitted 03/29/19
Date Complete 04/24/19
120 Day Deadline 08/21/19
Initial DRC review 04/04/19
Notice to Paper Date 04/25/19
Resident Notice Date 04/26/19
Meeting Date 05/13/19
Notice to Paper Date 00/00/19
Resident Notice Date 00/00/19
1st Meeting Date 00/00/19
2nd Meeting Date 00/00/19
2. CASTLE RIDGE (2018-20) by Senior Housing Partners (JULIE) (CONTINUED ITEM)
Proposal for a mixed –use senior housing, market rate apartments, hotel and commercial/retail project. Location: 615-635 Prairie Center Dr. Contact: Jon Fletcher, 651-631-6120
Request for:
• Planned Unit Development Concept Review on 19.75 acres
• Planned Unit Development District Review with waivers on 19.75 acres
• Zoning District Review on 19.75 acres and Zoning District Change from C-Com to RM-
2.5 on 1.4 acres
• Site Plan Review on 6.94 acres
• Preliminary Plat of four lots into one lot and two outlots on 19.75 acres
Application Info Planning Commission City Council
Date Submitted 10/04/18
Date Complete 02/15/19
120 Day Deadline 07/16/19
Initial DRC review 10/11/18
Notice to Paper Date 04/04/19
Resident Notice Date 04/05/19
Meeting Date 04/22/19
Continued Date 05/13/19
Notice to Paper Date 00/00/18
Resident Notice Date 00/00/18
1st Meeting Date 00/00/18
2nd Meeting Date 00/00/18
CONSERVATION COMMISSION – MAY 21, 2019
2
CITY COUNCIL CONSENT - MAY 21, 2019
1. INTERNATIONAL SCHOOL OF MN LLC (2019-04) by International School of MN LLC
(BETH) Proposal for cafeteria and classroom addition and renovations.
Location: 6385 Beach Rd
Contact: T Mahr 952-918-1800
Request for:
• Planned Unit Development Concept Review on approximately 55 acres
• Planned Unit Development District Review with waivers on approximately 55 acres
• Site Plan Review on approximately 55 acres
Application Info Planning Commission City Council
Date Submitted 02/27/19
Date Complete 03/22/19
120 Day Deadline 07/19/19
Initial DRC review 03/07/19
Notice to Paper Date 03/21/19
Resident Notice Date 03/22/19
Meeting Date 04/08/19
Notice to Paper Date 04/18/19
Resident Notice Date 04/19/19
1st Meeting Date 05/07/19
2nd Meeting Date 05/21/19
PLANNING COMMISSION – TUESDAY, MAY 28, 2019
1. CODE AMENDMENT FOR SOLAR (2019-08) by City of Eden Prairie (BETH)
Amend City Code Chapter 11 relating to Solar
Contact: Beth Novak-Krebs, 952-949-8490
Request:
• Amend City Code Chapter 11 relating to Solar
Application Info Planning Commission City Council
Date Submitted 05/06/19
Date Complete N/A
120 Day Deadline N/A
Initial DRC review N/A
Notice to Paper Date 05/09/19
Resident Notice Date N/A
Meeting Date 05/28/19
Notice to Paper Date 00/00/19
Resident Notice Date N/A
1st Meeting Date 00/00/19
2nd Meeting Date 00/00/19
PLANNING COMMISSION – JUNE 10, 2019
CITY COUNCIL PRESENTATIONS – JUNE 18, 2019
1. HERITAGE PRESERVATION AWARD
HERITAGE PRESERVATION COMMISSION – JUNE 18, 2019
3
IN BUT NOT SCHEDULED
1. RESEARCH RELATED TO FIREARM SALES (2018-13) by City of Eden Prairie (PLANNING
STAFF) Research regulations relating to Firearm Sales Contact: Julie Klima, 952-949-8489
Request:
• To Research regulations relating to Firearm Sales
Application Info Planning Commission City Council
Date Submitted 03/16/18
Date Complete 00/00/18
120 Day Deadline N/A
Initial DRC review 00/00/18
Notice to Paper Date 00/00/18
Resident Notice Date N/A
Meeting Date 00/00/18
Notice to Paper Date 00/00/18
Resident Notice Date 00/00/18
1st Meeting Date 00/00/18
2nd Meeting Date 00/00/18
2. SOUTHWEST STATION PUD AMENDMENT (2015-23) by SW Metro Transit Commission (JULIE) Proposal for additional parking structure at southwest station
Contact: Julie Klima, 952-949-8489
Request for:
• Planned Unit Development District Review with waivers on 11.38 acres
• Zoning District Amendment within the Commercial Regional Service Zoning District on
11.38 acres
• Site Plan Review on 11.38 acres
Application Info Planning Commission City Council
Date Submitted 00/00/15
Date Complete 00/00/15
120 Day Deadline 00/00/15
Initial DRC review 00/00/15
Notice to Paper Date 11/19/15
Resident Notice Date 11/20/15
Meeting Date 12/07/15
Notice to Paper Date 12/17/15
Resident Notice Date 12/18/15
1st Meeting Date 01/05/16
2nd Meeting Date 00/00/00
4
3. OAK POINT ELEMENTARY SCHOOL SITE PLAN (2018-21) AND VARIANCE# 2018-02 by
Anderson-Johnson Associates, Inc. (BETH)
Location: 13400 Staring Lake Contact: Jay Pomeroy, 763-544-7129
Request for:
• Variance from Shoreland Code to allow impervious surface to exceed the City Code requirement of 30%.
• Site Plan Review on 23.05 acres
Application Info Planning Commission City Council
Date Submitted 06/20/18
Date Complete 00/00/18
120 Day Deadline 00/00/18
Initial DRC review 07/12/18
Notice to Paper Date 00/00/18
Resident Notice Date 00/00/18
Meeting Date 00/00/18
Notice to Paper Date N/A
Resident Notice Date N/A
1st Meeting Date N/A
2nd Meeting Date N/A
4. ARBY’S (2019-02) by Arc Vision (JULIE)
Proposal for a façade remodel and site improvements at existing location.
Location: 560 Prairie Center Dr Contact: Tammy Korte, 314-415-2400
Request for:
• Site Plan Review on 1.15 acres Application Info Planning Commission City Council
Date Submitted 02/06/19
Date Complete 00/00/18
120 Day Deadline 00/00/18
Initial DRC review 02/14/19
Notice to Paper Date N/A
Resident Notice Date N/A
Meeting Date N/A
Notice to Paper Date 00/00/19
Resident Notice Date 00/00/19
1st Meeting Date 00/00/19
2nd Meeting Date 00/00/19
5
5. SHELDON PLACE TOWNHOMES (2019-06) by Schaefco Development, LLC (BETH)
Proposal for 10 townhome units consisting of 2 triplexes and 2 twin homes. Location: 7960 Eden Prairie Road
Contact: Tim Brown – 612-8002-6948
Request for:
• Planned Unit Development Concept Review on 1.01 acres
• Planned Unit Development District Review with waivers on 1.01 acres
• Zoning District Change from Rural to RM-6.5 on 1.01 acres
• Site Plan Review on 1.01 acres
• Preliminary Plat of one lot into 11 lots on 1.01 acres
Application Info Planning Commission City Council
Date Submitted 04/12/19
Date Complete 04/29/19
120 Day Deadline 08/26/19
Initial DRC review 04/18/19
Notice to Paper Date N/A
Resident Notice Date N/A
Meeting Date N/A
Notice to Paper Date 00/00/19
Resident Notice Date 00/00/19
1st Meeting Date 00/00/19
2nd Meeting Date 00/00/19
6. FOUNTAIN PLACE (2019-07) by Cushman & Wakefield (JULIE)
Proposal for a façade remodel including architectural modifications and site improvements of former Sports
Authority space. Location: 12595 Castlemoor Dr
Contact: Angela Opstad, 952-831-1000
Request for:
• Planned Unit Development District Amendment on 12.43 acres
• Site Plan Review on 12.43 acres
Application Info Planning Commission City Council
Date Submitted 05/06/19
Date Complete 00/00/18
120 Day Deadline 00/00/18
Initial DRC review 05/09/19
Notice to Paper Date N/A
Resident Notice Date N/A
Meeting Date N/A
Notice to Paper Date 00/00/19
Resident Notice Date 00/00/19
1st Meeting Date 00/00/19
2nd Meeting Date 00/00/19
APROVED VARIANCES
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