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
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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
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May 26, 2020
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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,
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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.
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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
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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
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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.