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HomeMy WebLinkAboutPlanning Commission - 08/26/2024APPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION MONDAY, AUGUST 26, 2024 7:00 PM—CITY CENTER Council Chambers 8080 Mitchell Road COMMISSION MEMBERS: John Kirk, Frank Sherwood, Andrew Pieper, Ed Farr, Trisha Duncan, Robert Taylor, Dan Grote, Charles Weber; Phou Sivilay CITY STAFF: Jeremy Barnhart, City Planner; Carter Schulze, City Engineer; Matt Bourne, Manager of Parks and Natural Resources; Kristin Harley, Recording Secretary I. CALL THE MEETING TO ORDER Acting Chair Farr called the meeting to order at 7:09 p.m. II. PLEDGE OF ALLEGIANCE – ROLL CALL Commission members Pieper and Weber were absent. III. APPROVAL OF AGENDA MOTION: Grote moved, seconded by Duncan to approve the agenda. MOTION CARRIED 8-0. IV. MINUTES MOTION: Taylor moved, seconded by Duncan to approve the minutes of May 28, 2024. MOTION CARRIED 8-0. V. PUBLIC HEARINGS A. 11609 LEONA ROAD REDEVELOPMENT (2024-05)) Request for • Planned United Development Concept Review on 3.44 acres • Planned Unit Development Amendment with waivers on 3.44 acres • Site Plan Review on 3.44 acres Trent Mayberry, of Toll Development company, displayed a PowerPoint and detailed the application. He also introduced Kathy Anderson from Architectural PLANNING COMMISSION MINUTES August 26, 2024 Page 2 Consortium and engineer Matthew Lingam,. The proposed development would create a Planet Fitness and a Starbucks at the site of the former Office Depot. The site was a vacant 33,000 square foot building with an overgrown landscape and a parking lot needing repair. This property was purchased two years ago in anticipation of Office Depot not renewing the lease, which did occur. The site plan included renovating the building, modernizing the storefront, removing a portion of the building, reserving the rest for a Planet Fitness. The parking lot would be reconfigured and some outlot development, including a Starbucks would be added. The northeast corner would be a site of future potential retail development, not yet determined. Mayberry displayed elevations with the proposed renovation and the new façade. There would be added windows in the north and east elevations. The Starbucks rendering showed a completely new building, and Mayberry had worked with staff on a design that matched the renovated building with horizontal lines and pleasing canopies. Mayberry detailed the sustainability elements, which included above ground and below ground stormwater management. improved pedestrian/bicycle connectivity, enhanced landscaping and EV charging capability at the Starbucks building. Taylor asked if there would be EV charging at the main building, and Mayberry replied there would not be. He anticipated more demand at the Starbucks but more EV-readiness could be added in the future. Farr asked there would possibly be a variance needed for the driveway of the future potential retail development in the northeast corner which was not being development for this application. Mayberry replied there would be two driveways but the driveway in the northeast corner would be closed off. The question was impossible to answer at this time, but he did not anticipate opening that northeast section again for a driveway in the future. With future development the applicant acknowledged they would have to get site plan approval again. Farr emphasized looking ahead with a rational configuration. Farr also asked if the site lighting plan included LED pole lights in the existing lot. Mayberry replied both business would have brand new lighting, and he was working with staff on a future lighting development agreement timeline. Farr noted the emailed comments from Eric Mueller’s, and asked for comment. Mayberry replied he had had conversations with Mueller from the start of the process to collaborate on solutions. The latest emailed comments were new back- and-forth with Sarah Strain, and her proposed solutions were manageable and he would work with staff on them. Farr noted the internal site directional signage for potentially six businesses with shared driveways with a few competitors was a concern. Mayberry agreed, and emphasized that Den Road was a two-way road, not a one-way as raised as a PLANNING COMMISSION MINUTES August 26, 2024 Page 3 concern. It was in his interest to find a circulation solution that worked for everyone. Barnhart presented the staff report. The application was being requested without a specific development idea for the northeast corner. Along with a PUD concept review, two waivers were being requested: an impervious surface limitation of 75 percent, and a 27-foot setback from Leona Road down from 35 feet. In the future development, as long as the total impervious surface was less than 75 percent, no waiver would be needed; staff would of course review that proposal as well. The setback would result in no visual impacts to the neighbors, sightlines, screening, et cetera. Staff had reviewed the access and stacking for the drive through. The City has received comments on the overall appearance of the site, which would be vastly improved, made more attractive, and sightlines improved with the redevelopment. There were unique timing constraints for this application, the applicant will be requesting early demolition and land alteration. This application would provide parking lot islands in the northeast corner for now. Planet Fitness was considered retail for parking requirements and parking would continue to be shared within the shopping center. Staff had considered the applicant’s neighbors’ comments and noted to the commission members there would be two-way traffic through the site and the proper utility work coordination necessary during construction. This could work through via permitting process. The Starbucks was subject to the Sustainable Buildings Standards, being a new building, and would offer EV parking spaces and future solar panels enhancement. More detailed sustainable questions would be answered during the building permit process. The architecture showed a cohesive development with not all identical but matching and complementary materials. Staff recommended approval of the development subject to the conditions outlined in the staff report. Farr asked for and received confirmation the Starbuck’s drive-through lane being paved required a front-yard setback rather than a parking requirement. He noted the landscape plan included a tree in the middle of the reconstructed driveway off Leona, and Barnhart replied the graphical error will be corrected; the driveway would align with those of the Best Buy across the street. Farr stated the main entry driveway had a nice landscape median between Starbucks and the entry driveway, but he wondered if painted striping was warranted on the entrance driveway so cars would not wander. Barnhart replied staff would consider it. Farr suggested building the stormwater underground chamber to encompass the future stormwater compliance of the presently undeveloped northeast corner. Matthew Lingam, engineer for Kimley Horn, confirmed the new stormwater system would have the capacity to handle the future stormwater needs from that site when developed in the future. Connor O’Neill, property manager at 11611 Leona Road, spoke on behalf of Eric Mueller who could not attend. The three concerns were maintaining the access PLANNING COMMISSION MINUTES August 26, 2024 Page 4 drive which must be wide enough to permit uninterrupted two-way access during all phases of construction; maintaining a straight-line exit for trash pickup on Mondays, Wednesdays, Fridays, and Saturdays; and addressing visibility in the center with tree trimming and adequate signage. He hoped the commission would take action tonight to address these concerns, and noted some had already been addressed. Farr replied the commission could not solve these concerns but was empathetic to them, and clarified the second concern was access for trash removal during construction. He suggested the temporary signage and the applicant phasing the work to accommodate the owner’s needs would address most of the concerns. Barnhart replied some of the area was overgrown and the applicant and the City would work together to address this. A balanced approach would be used as the trees were planted due to City requirements, and would not be arbitrarily removed. MOTION: Kirk moved, seconded by Grote to close the public hearing. Motion carried 8-0. Duncan commended the project; her only concerns were the drive-through stacking at Starbuck’s, which had been addressed. Kirk echoed her comments and stated the details had been addressed by the applicant and staff for optimum development. Farr found the project acceptable and very attractive. He commended the design of the Starbucks and the renovation of the old Office Depot building. He looked forward to the development of the northeast corner in the future. He appreciated the applicant’s willingness to work with the neighboring business owners and agreed with the waivers. MOTION: Duncan moved, seconded by Sherwood to recommend approval of a Planned United Development Concept Review on 3.44 acres; Planned Unit Development Amendment with waivers on 3.44 acres; Site Plan Review on 3.44 acres as represented in the August 26, 2024 staff report subject to the conditions. Motion carried 8-0. PLANNERS’ REPORT MEMBERS’ REPORTS VI. ADJOURNMENT MOTION: Taylor moved, seconded by Kirk to adjourn. Motion carried 8-0. The meeting was adjourned at 7:46 p.m.