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Planning Commission - 05/26/2020APPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION TUESDAY, MAY 26, 2020 7:00 PM—CITY CENTER Online Meeting COMMISSION MEMBERS: John Kirk, Rachel Markos, Ann Higgins, Andrew Pieper, Ed Farr, Michael DeSanctis, Lisa Toomey, Carole Mette, Bill Gooding CITY STAFF: Julie Klima, City Planner; Rod Rue, City Engineer; Matt Bourne, Manager of Parks and Natural Resources; Kristin Harley, Recording Secretary I. CALL THE MEETING TO ORDER Chair Pieper called the meeting to order at 7:00 p.m. II. SWEARING IN OF NEW COMMISSION MEMBERS A. Rachel Markos was sworn in by staff. B. Lisa Toomey was sworn in by staff. C. William Gooding was sworn in by staff. III. PLEDGE OF ALLEGIANCE – ROLL CALL IV. APPROVAL OF AGENDA V. MINUTES MOTION: Mette moved, seconded by Kirk to approve the minutes of March 9, 2020. MOTION CARRIED 9-0. VI. PUBLIC HEARINGS FLYING CLOUD COMMONS (CASTLE RIDGE RETAIL) (2019-21) Request for:  Planned Unit Development Concept Review on 7.27 acres  Planned Unit Development District Review with waivers on 7.27 acres  Site Plan Review on 5.479 acres  Preliminary Plat of 1 outlot into 3 lots and 2 outlots on 7.27 acres PLANNING COMMISSION MINUTES May 26, 2020 Page 2 Ian Halker presented a PowerPoint and explained the application and how the master plan fit in with this development. Halker gave an overview of the history of the Castle Ridge Redevelopment project. Presbyterian Homes owned the land for the master project of the Castle Ridge redevelopment. Ground was broken on the senior living facility in November, 2019. The proposed commercial development would integrate safe pedestrian walkways throughout and incorporate landscaping and sidewalk lighting, and utilize Class I materials in a cohesive design. Halker displayed an overview of the trade area and explained the context for this development. He displayed major arterials, the Purgatory Creek Trail connection and the planned pathways for cars and people. The pedestrian traffic flow showed the heaviest traffic into the site (from the west), as well as the medium and lightest traffic flow. Halker displayed the site plan which included looping paths, plaza spaces, and retail edges along with the connections between these sites. He explained the features of the central plaza, which would serve as a social hub and a focal point supporting the surrounding commercial retail areas, the senior housing, and pedestrian spaces. He explained the dimensions of the retail areas compared to the housing and pedestrian areas and emphasized Oppidan’s balanced approach instead of a “sea of parking.” He added he looked forward to working with Lakewinds on this development which would be an amenity for the immediate area and have a greater impact on Eden Prairie. Mette asked if all parcels were all being constructed at the same time in a coordinated effort. Halker replied all current residents of Presbyterian Homes at the Castle Ridge facility on this parcel would be relocated, and once their building was finished, would move in in 2021. Oppidan was handling the site work for each client, but tenants were on their own schedule with different contractors. It was likely retail will build around the same time. The Lakewinds project would probably go first. Kirk asked if Halker anticipated Outlot B being built at the same time and if contractors would be lined up and ready. Halker replied that was the hope; with current events the timing had become complicated. In theory all would break ground and build simultaneously. DeSanctis asked if the street west of the Lakewinds development was public or private, and if private whose responsibility it was to maintain it. Halker replied it would be a private road maintained by Presbyterian Homes. Farr asked for an update or review of the traffic report from a year ago. Halker replied an update was done and there were some items followed up on. A shared accessway between Chick-Fil-A and Fountain Place was removed as recommended. Jeff Westendorf replied all comments regarding truck movements and turning were addressed. Farr asked for comments on the density created by the drive-through lanes. Halker replied the traffic plan remained constant and there was no change in traffic volume, to his surprise. Some retail along Outlot B was reduced, which PLANNING COMMISSION MINUTES May 26, 2020 Page 3 could be an explanation, as well as more travel through the site. Also, Chick-Fil-A closed on Sundays, whereas other retail remained open. Farr noted there was one active lane on the Bank of America side and then a bypass lane, creating another aisle before the parking stalls. He asked for the reason for so much asphalt between this bypass lane and the parking aisle. David Bay with Westwood PS replied this extra area was created for safety. DeSanctis asked if a market analysis had been done for another grocery store, as Aldi’s and Target were within a quarter mile. He asked if there were different demographics attracted to these sites and was concerned about grocery density. Dale Woodbeck for Lakewinds Grocery replied a study had been conducted via a third party who did not reveal its method. This was indeed demographic- and Census-driven. Woodbeck stated he had high confidence in this company. His company had a three years’ sale projection starting from opening day and this was likely to be a very successful site. Klima presented the staff report. This was the third phase of the Castle Ridge project, done in two phases: two outlots, and three commercial lots. Chick Fil A and Bank of America would have drive-through facilities. The first two phases included the Castle Ridge Senior Housing project and the Paravel multi-family housing development. The master developer, Presbyterian Homes, was coordinating with Timberland for the Paravel project and with Oppidan for the commercial component. This commercial development was submitted and being reviewed through a separate process since the three phases of the master plan were not on the same timeline. Although the project included three developers and three different product types, the developers were partnering to design individual project areas containing cohesive development components. The property was subject to a concept review as part of the overall Castle Ridge Redevelopment project. The plans submitted were revised to address comments provided through that process which included reviews by City staff, the Planning Commission and the City Council. The existing use of the property was the Castle Ridge Care Center and vacant property. Oppidan proposed approximately 33,500 square feet of commercial development with this first phase. Specifically, the proposal includes a 25,000 square foot grocery store, 5,000 square foot fast food restaurant with drive through, and a 3,500 square foot bank with drive through. The proposed plans also included a 1.8 acre outlot to be developed at a future date and illustrates a potential development of approximately 7,400 square feet of additional retail/restaurant space. Any building plans shown on Outlot B were illustrative only with no formal approval. As a part of the PUD process, the applicant was seeking waivers to City Code requirements for the proposed project: Public Street Frontage for Lot One, PLANNING COMMISSION MINUTES May 26, 2020 Page 4 minimum lot size, minimum lot depth and lot width, front yard setback along Flying Cloud Drive from 35 feet to 20 feet, landscaping and tree replacement requirements, parking setback on Lot Two, and parking lot island width and size. This development was part of a Master Plan, so there would be coordination between the commercial sites and Presbyterian Homes for a cohesive look. There would be pedestrian connections connecting all three phases of the master project area. — Staff recommended the Chick-Fil-A canopy be removed and that the setback waiver for the canopy be denied. The Chick-Fil-A building materials proposed exceeded requirements. The site also exceeded parking requirements. The Lakewinds architecture exceeded the requirements from the City Code and the building material requirements would be confirmed prior to review by the City Council. The Bank of America site exceeded all City Code requirements. Construction would begin in early 2022. Staff recommended approval with the waivers except for the two changes previously stated above. Farr asked if on the original master plan Commonwealth Drive had angled parking on both sides, and if so had that was removed. Klima replied that part of Commonwealth Drive did not have angled parking to her recollection. Kirk stated in his experience Chick-Fil-A had a canopy for ordering in other Midwestern states. The canopy was more applicable to more moderate weather than in Minnesota. Jennifer Santelli of Chick-fil-a replied she was originally from Duluth, Minnesota and this company had a lot of experience with using the canopy in northern climes, such as Illinois, Wisconsin, and upper state New York. It was meant as a refuge for outdoor employees and worked well. It would be utilized mostly on Saturday afternoons, not all the time, and allowed hospitality in terms of real people instead of an intercom. DeSanctis stated he did not see bicycle racks under the list of sustainable features and asked if this was due to a concern with mixing cyclists with traffic. Klima replied there were bike lots proposed on the Lakewinds property and at Flying Cloud Drive and Prairie Center Drive. DeSanctis asked if there was a provision for solar lighting, either ground-based or supplemental for the LED system. Halker replied different components were looked at. Jeff Westendorf of Westwood replied he did not believe any solar lighting was included. Halker offered to look into this. MOTION: Kirk moved, seconded by Farr to close the public hearing. MOTION CARRIED 9-0. PLANNING COMMISSION MINUTES May 26, 2020 Page 5 Mette stated she was glad to see a grocery store on this site. She also supported denial of the canopy and its setback waiver. She wanted to see a more cohesive architectural element throughout, for she anticipated it resembling three separate developments. For example, a certain brick could set the tone. She also urged for some uniqueness in the buildings to break up the monotone look for the Bank of America site. She commended the design of the two park spaces and the connections. She agreed with the staff report of the Chick-Fil-A parking but wanted to see it set back from the property line and ideally, angled parking. Halker replied there would be cohesiveness among the developments, as required by the City Code and the high finish standard. He offered to look again at the angled parking concept, but this was an “odd-shaped” site. Westendorf also offered to look at angled parking, though he had concerns about that with this site. Mette thanked them. Kirk noted the ongoing issue of a business’s branding versus the Eden Prairie style and ordinances, and how to balance that. He understood both outlooks. He agreed to a point with Mette, but also agreed the canopy was not appropriate for Eden Prairie as stated by staff. Farr commended the Lakewinds design, but the continuity of the design fell apart and did not extend to all four sides. He found it an unfriendly design for pedestrians along the streetscape. The style of the pylon sign seemed inconsistent with the design. He hoped to see a commonality of bases for the signs throughout the three developments. He used a Cub Foods in St. Louis Park as an example of good design for a grocery store with adjacency to a residential area. Regarding the Chick-Fil-A site, he commended the architecture and the contemporary design, and how the trash area was integrated. He disagreed with the variance for extra parking along Fountain Place. He agreed with Mette and Kirk, as well as with staff, on the canopy, and suggested using a digital screen intercom instead of having employees standing outside. He was disappointed the landscape plan did not screen from drive-through headlights, especially in winter when it was dark earlier. He suggested having bike parking closer to the door of Chick-Fil-A. He also did not like the discontinuation of the sidewalk there. Farr noted that a looping sidewalk was especially important for senior citizens. Farr added he had hoped to square off the Bank of America site instead of having it rectangular. There were no pedestrian elements on this façade and squeezing a pedestrian sidewalk there did not work for him. He also noted the lack of green screening on this site, too. In general, he found the site plan monotonous as Mette had expressed, and urged more uniqueness and common themes throughout. For him the pedestrian circulation design failed: the discontinuous sidewalk at Chick- Fil-A mentioned earlier, and the location of the loop sidewalk system, up against the curb with 14 curb cuts. He suggested this looping sidewalk be separated with PLANNING COMMISSION MINUTES May 26, 2020 Page 6 a safety boulevard. He agreed with previous commissioners and with staff on the Chick-Fil-A variances. Halker replied the fronts of the buildings were thought to be the focus of pedestrians, and so the loop system followed this. The focus was on getting the pedestrian to the front of the store. Jeff Westendorf of Westwood offered to look at the landscaping and screening of the drive-through, relocating the bike racks and backing up the Bank building to create a less rectangular area. Farr added there was one particular curb cut between Bank of America and Chick-Fil-A that was shared, and there was no stacking distance for vehicles to stack or queue correctly, and this would cause congestion on that loop road. He urged a further study of this. Rue replied his office had similar concerns, and the solution found was just adding a stop sign. While it was a concern, this was a concern between those two property owners. Mette agreed with Farr’s comments, and added the loop road was an interior drive within the site. She agreed this was a concern between the property owners. It was not really a road, but a route around the parking lot. The main streets and sidewalks were accessible as alternates. She did not envision many residents walking to the Chick-Fil-A or Bank of America, so she saw both sides. Since the staff report recommended denial of the canopy waiver, she did not see any impediment to a “yes” vote. Farr agreed this waiver would not prevent his “yes” vote, but the pedestrian safety issues he raised could prevent him voting for this development. Seniors wished to walk in a circle, and that was not provided in this mixed-use PUD application. Halker displayed the site plan again and explained the balancing act done by the applicant. He thought the looping system was fairly strong and pedestrian connections were consistent with the one at the Byerly’s and Culver’s. Gooding stated he saw while traveling across country most Chick-Fil-As had canopies which helped in inclement weather, and perhaps Eden Prairie should consider the canopy. The design could be altered. He also noted that he was in the process of learning the City’s Design Guidelines. While he shared Farr’s concerns about the interior pedestrian looping, he also noted there was a lot of walking on the trail and a lot of biking in the area. He agreed a private road was a private concern, and agreed with staff’s recommendations. Markos asked if Chick-Fil-A had done or would consider other canopy orientations in order to work with this site. She agreed with commissioners’ concerns about pedestrian routes through the sites and added even nonresidents would wish a more coherent loop. Jennifer Santelli of Chick-fil-a replied the company did consider a number of designs, but were limited as to building orientation and drive-through location. However, the company did have different canopy designs, but this could lead to design creep. The wish was to keep the canopy small-scale. However, the company could look at an enhanced design. She added the site only had 52 parking spaces onsite, not 70. She did not wish to take away 11 spaces as Farr had PLANNING COMMISSION MINUTES May 26, 2020 Page 7 suggested. Klima clarified that the Chick-Fil-A site had 52 parking spaces, and City Code required 38. Gooding stated there were a number a parking places in other sites that would be blocked by drive-throughs, so this was not unusual. Mette suggested the tenants designate those stalls closest to the drive-throughs as employee parking. Pieper noted the similarities to the Byerly’s and the Culver’s. He added the majority of the walking traffic would go onto the other sidewalks and trails, and agreed with the denial of the canopy and front yard setback waiver. Discussion followed on possibly adding an amendment to address the interior pedestrian loop. MOTION: Kirk moved, seconded by Mette to recommend approval for a Planned Unit Development Concept Review on 7.27 acres, Planned Unit Development District Review with waivers on 7.27 acres, a Site Plan Review on 5.479 acres, and a Preliminary Plat of 1 outlot into 3 lots and 2 outlots on 7.27 acres, based on plans stamp dated May 14, 2020 and the staff report dated May 22, 2020 with the statement that the recommendation does not include a waiver for the Chick-Fil-A canopy. MOTION CARRIED 8-1 with Farr voting nay. VII. PLANNERS’ REPORT Klima stated an email would be sent to the commissioners that the next meeting would be held June 22, as the June 8 meeting was canceled. VIII. MEMBERS’ REPORTS IX. ADJOURNMENT MOTION: Farr moved, seconded by DeSanctis to adjourn. MOTION CARRIED 9-0. The meeting was adjourned at 8:47 p.m.