Planning Commission - 09/27/2021APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, SEPTEMBER 27, 2021 7:00 PM—CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: John Kirk, Ann Higgins, Andrew Pieper, Ed Farr,
Michael DeSanctis, Rachel Markos, Carole Mette,
William Gooding, Robert Taylor
CITY STAFF: Julie Klima, City Planner; Matt Bourne, Manager of
Parks and Natural Resources; 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
Absent was commission member Markos.
III. APPROVAL OF AGENDA
MOTION: Higgins moved, seconded by DeSanctis to approve the agenda. MOTION
CARRIED 8-0.
IV. MINUTES
MOTION: Taylor moved, seconded by Kirk to approve the minutes of September 13,
2021. MOTION CARRIED 8-0.
V. PUBLIC HEARINGS
A. FLYING CLOUD COMMONS GROCERY STORE (2021-12))
Request for:
• Planned Unit Development Concept Review on 5.13 acres
• Planned Unit Development District Review with waivers on 5.13 acres
• Site Plan Review on 5.13 acres
• Preliminary Plat of one lot on 5.13 acres
Ian Halker, of Oppidan Investment Company, presented a PowerPoint and
detailed the application. He compared the 2020 approved plan with the 2021
proposed plan. The Castle Ridge Redevelopment Master Plan included the
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September 27, 2021
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Presbyterian Homes, Timberland Partners, and Oppidan Investment Company.
The three properties were adjacent to each other and Flying Cloud Drive and
Prairie Center Drive were major arteries. Oppidan’s goals were to create a sense
of place and a sensible and cohesive design through master development. The
development site was adjacent to senior and market-rate housing as well as retail.
Safe pedestrian walkways, landscaping, and Class One materials would be
included. The 2021 proposed plan consolidated Outlot A and B and Lot One from
the 2020 approved site plan, Lots Two and Three of the 2020 plan would not be
changed. The result was a more beneficial full loop pedestrian walkway system
with several connections to Lot Three. This also reduced vehicle-pedestrian
connection points. Overall daily trips generated were decreased by 446, and 150
fewer peak hour trips from the 2020 Site Plan.
The traffic study findings favored aligned driveway aisles as much as possible.
Halker displayed the grocery floor plan and elevations. Three variations of
modular brick and masonry would be utilized.
Farr asked where the grocery cart stalls would take away from the parking. Halker
replied the stalls would be against the front entrance. Farr asked for and received
confirmation that most carts would be returned to the front of the store rather than
in parking lots carousels, although there could be a couple of those too. He asked
for and received confirmation there would be EV charging stations. Farr asked if
spandrel glass displays could be included among the materials later. Halker
replied the developer would be open to that, including a green wall and artwork.
Farr commended the circulation plan. He pointed out the left side against the
common wall had two sidewalks, the primary of which led to a stairway. He
thought the seniors would want to use the secondary one, but it might be too
narrow for some pedestrians. He suggested widening that walkway and for the
truck circulation at the trash area he suggested moving the generator pad up
toward the north and putting landscaping around it. Halker replied it was possible;
he and the architect would look at this idea.
DeSanctis asked if Halker was concerned about extraneous light or noise
considering the proximity to the senior housing area. Halker replied he did not see
this as a potential issue due to its distance and insultation. DeSanctis asked if the
parking area would be illuminated all night. Halker replied the lighting could be
extinguished at a late hour at night. DeSanctis asked the projected hours of
operation, and Halker replied it would not be a 24-hour operation; he estimated
closing at nine or ten o’clock at the latest. DeSanctis noted that Lakewinds pulled
out of the original plan and asked if this raised any flags for a larger grocer
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September 27, 2021
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coming in later. Halker replied he could not answer for Lakewinds, but he was
confident any grocer would have completed market research and this was a firm
tenant.
Klima presented the staff report. The applicant was requesting two waivers for
building height at the primary entrance, from 30 feet to 36 feet, and for parking
onsite at a number of 190 rather than the required 201 stalls. Staff recommended
approval.
Mette asked if there were parking waivers for the Bank of America and Chick-Fil-
A applications. Klima replied there were no waivers for those properties. Mette
asked the height of the Eden Prairie Lunds & Byerly’s. Klima stated she did not
know that information but offered to follow up. Mette noted some signage
concepts and asked if each building’s sign would be individually evaluated or if
all would fall under the cumulative 300 square foot maximum. Klima explained
the signage would not be reviewed as a part of the development process. Each
tenant could apply for a signage permit individually or come in together as part of
a PUD process.
Taylor asked if there was a way to compare the sizes of the local groceries. Klima
replied the Cub Foods was 92,000 square feet, the Lunds & Byerly’s was 59,000
square feet, Kowalski’s was 25,000, Jerry’s was 41,000 and Aldi was 25,000
square feet. Taylor also asked if there were any products remaining in the
underground storage tanks and if they would be removed. Rue replied there was
one leak but was contained within the safety area, and they will be removed.
Farr asked for staff’s reactions to the recommended widening and changes to
Castlemoor Drive and Columbine Road, adding he wanted to ensure the reduction
of the stormwater pond would not be detrimental to the senior housing
development. Rue replied the encroachment area of the pond was accommodated
within the development. There were no ownership notification requirements.
Halker reiterated this.
Farr stated grocery stores were special and in general did not have storefront
windows. He approved of the many windows and asked if the Code forbade
posters all over these. Klima replied the Sign Code also regulated window signage
and 10 percent to the window area could have signage. Farr asked for and
received confirmation there would be tweaks to the parking and the developer
would work with staff on these.
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Higgins expressed concern regarding the nearby housing and its need for
gathering and walking spaces. With the amount of traffic due to the housing plus
the construction and the grocery store, she wished pedestrian access and safety to
be a priority. Klima replied she understood this concern was twofold; resident
circulation and construction. The Presbyterian Homes and Timberland sites had
pedestrian loops within their properties. These also had connections to the trail
system and to Purgatory Creek. Public Works staff was working with all three
developers on this site to address construction traffic and parking.
Halker added the construction would be phased and parking for the contractors
and subcontractors would be contained onsite. There was also open land to park
on, and he anticipated no impact on the nearby housing parking. Taylor asked if
Commonwealth Drive would have speed bumps or traffic lights, and Rue replied
the Commonwealth section was a private road. Taylor asked for and received
confirmation the developers would work with the landowners on this. Rue added
this site and the two residential parcels had no pedestrian crossing at Columbine
and there could be some modifications at the intersection at Castlemoor where the
right turn lane would be added.
Jonathan Smith, resident of Eden Prairie, stressed the need for more bicycle
parking, saying he had seen only four spots in the development plan. He echoed
Taylor’s suggestion of sidewalk bumpouts or elevated pedestrian crossings. He
approved of the waiver resulting in 11 less parking spots.
MOTION: Kirk moved, seconded by DeSanctis to close the public hearing.
Motion carried 8-0.
Halker commended Smith’s ideas and added he could increase the number of bike
racks in common areas. He agreed also with the crosswalk ideas for access to and
from the Presbyterian Homes.
Mette stated she was originally concerned about the parking but found the
developer had backed it up. Liked the green wall and hoped it would be
maintained. She was concerned about the size of the sign that faced southwest due
to its proximity to the senior building. She shared other commission members’
concerns regarding pedestrian circulation and agreed Columbine Road needed to
be looked at. She liked Taylor’s idea of a raised crosswalk at Commonwealth
Road. She agreed with the need for bicycle parking.
Kirk stated he found this development straightforward, and commended Smith’s
suggestion of bicycle parking. Public comments could bring up issues the
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September 27, 2021
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commission could miss and he thanked Smith for his. He echoed the comments of
Mette and stated he had no objection to the height waiver. He supported the
project.
Gooding stated this was clearly an improvement over the previous approval and
had no issue with the two waivers. He agreed with Mette on the need to examine
Columbine Road. Farr agreed with Kirk and Gooding this was an improvement
over the last development proposal. He agreed with the two waivers and
commended the building’s architecture.
DeSanctis stated overall he found this a very thoughtful proposal. He hoped
sustainable items would be included to prevent a food desert, and honor the need
for organic and local produce, which was a growing trend. Halker replied the
grocer was a national chain and added he found this to be a good idea.
MOTION: Kirk moved, seconded by DeSanctis to recommend approval of
Planned Unit Development Concept Review on 5.13 acres; Planned Unit
Development District Review with waivers on 5.13 acres; Site Plan Review on
5.13 acres; and Preliminary Plat of one lot on 5.13 acres based on information
outlined in plans September 14, 2021 and the staff report dated September 27,
2021. Motion carried 8-0.
PLANNERS’ REPORT
MEMBERS’ REPORTS
VI. ADJOURNMENT
MOTION: Higgins moved, seconded by DeSanctis to adjourn. Motion carried
8-0. The meeting was adjourned at 7:58 p.m.