Loading...
HomeMy WebLinkAboutHeritage Preservation - 11/18/2024APPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION MONDAY, NOVEMBER 18, 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 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: Grote moved, seconded by Duncan to approve the agenda. MOTION CARRIED 7-0. IV. MINUTES MOTION: Farr moved, seconded by Taylor to approve the minutes of September 9, 2024. MOTION CARRIED 7-0. V. PUBLIC HEARINGS A. MARSHALL GARDENS (2024-10)) Request for: • Comprehensive Plan Amendment from Low Density Residential to Medium Density Residential on 8.69 acres and from Low Density Residential to Parks and Open Space on 12.95 acres • Planned Unit Development Concept Plan Review on 32.11 acres • Zoning Change from Rural to R1-9.5 on 7.21 acres, Rural to RM-2.5 on 8.69 acres, and Rural to Parks and Open Space on 12.95 acres PLANNING COMMISSION MINUTES November 18, 2024 Page 2 • Preliminary Plat of 32.11 acres into 16 lots, four outlots, and right of way • Site Plan Review on 32.11 acres The applicant, Cody Dietrich of Lake West Development, displayed a PowerPoint and detailed the application. He introduced colleague Kelsey Thompson and Lake West owner Curt Fretham. The property was located west of Flying Cloud Airport and had been owned by the Marshall family for 70 years. It sits on the bluffs overlooking the Minnesota River to the south. This was designated by the Comprehensive Plan as an infill site, calling for increased density to provide housing. The applicant wishes to convert part of the site to medium density. The higher density would be kept away from the existing homes to the north. The applicant began to work with staff a year ago, attended two City Council workshops, held two neighborhood meetings and submitted the application in August. If approved, construction would start in summer of 2025. The northwest corner (Outlot A) would be a community garden first available to the residents of the development, then to the wider community. Outlots B and C on the northwest side would be additional stormwater ponds. 15 villa homes would run across the width of the development, with 60-foot lots and single-level dwellings. On the south side, the project would provide a townhome feel (Stacked Townhome Flats), with four separate buildings on top of an underground garage to provide 100 units. There would be a pool, fire pits and other amenities. On the west side of the property there would be a garden shed and a dog run. The bluff area would be deeded to the City, and the development provides 60 percent of the site as open green space and preserved bluff area. During the neighborhood meeting, neighbors had expressed concern with the proposed connection of Crestwood Terrace through the development to LaForet Drive and Dell Road. Others had commented on the separation between the single family homes and the neighborhood to the north. Dietrich provided drawings showing a 90-foot separation between the proposed and existing homes, along with tree plantings for screening and buffering. The community garden offered 250 plots of various areas and accenting raised planter beds. It would be owned and administered by the HOA through a non-profit and a board. Dietrich displayed several renderings of the proposed development and explained the sustainable elements such as EV charging, stormwater improvements, and solar panels on the rooves. He displayed the unit and villa floorplans and the locations of the elevators. Farr asked for and received confirmation the flats and the villas would be all of the same color and that the units above the parking garage would be a wood- PLANNING COMMISSION MINUTES November 18, 2024 Page 3 frame, rather than concrete, structure. He asked for the reason the backyards were not color-coded as the rest of the open space, and Dietrich explained the backyards could not be counted in the open space calculation. Therefore, the 60 percent of open space could not include those backyards. Farr asked for and received confirmation there were two trash rooms in the basement of the flat building, requiring residents to take an elevator. He added this was outside the purview of the commission. Duncan requested clarification on the buffer area configurations between the villa homes and the existing neighborhood. She also asked for and received confirmation the buffer areas in the development there were existing trees that might be removed. Pieper asked if east side villa units 13, 14, and 15 could be flipped with the community garden. Dietrich replied the result would be a long and narrow garden, not feasible from a design perspective. This was a consequence of having a road through the development. He explained the noise- reduction efforts of the design. Farr asked if twin homes were considered to match the house widths of the surrounding neighborhoods and increase the space between the twin homes. He noted there would be Comprehensive Plan and zoning issues with this change. Dietrich replied this had not been considered. Fretham replied the design was geared toward single-family homes. The final result was the most popular compromise, as they had considered a development entirely of single-family homes as well. Barnhart added the property was guided for low-density residential, and in review staff saw the benefits of a mixed-use development while keeping single-family homes to the north. Taylor asked for and received confirmation there were only two entrances to the garage for the flats, on the east and west. Dietrich added the garage was completely open across the building. It would hold 200 stalls, plus 50 outside for guests. The pool would only be for the HOA residents. Duncan asked for and received confirmation staff followed the guidelines of the Comprehensive Plan from the beginning of this design which guided the site for low-density residential. Kirk added in Eden Prairie the bluff was sacred, and this development as presented protected it. Sivilay asked for and received confirmation the square footage of the foundation was 1,700 to 1,800 square feet per unit and 3,475 square feet per loft. The villas would start at $1.2 million, and the condos would start at $900,000.00 to 1.3 million. Barnhart presented the staff report. This development needed a number of approvals: a Comprehensive Plan amendment; a zoning change from rural to the low- and middle-density sections and the parks and green space section instead of a straight, flat, uniform zoning; and a PUD with waivers to allow a unique infill PLANNING COMMISSION MINUTES November 18, 2024 Page 4 development and to preserve the community garden area. There were no waivers for density, setback, or height. This was a good example of the PUD flexibility in applying the zoning regulations to a property. He listed again the sustainable features of the application and its compliance with Eden Prairie’s affordability housing goals. The parking met City code. Staff recommended approval subject to the conditions outlined in the staff report. Kirk asked for and received confirmation from Kelsey Thompson that the original owners of the farm made the community garden a condition of the sale. Thompson explained this was also a result of researching a community-social benefit. There was a great demand in Eden Prairie for community gardens. Grote asked how many would be individual plots versus a garden club. Thompson replied their site plan would allow for combining plots as residents chose. Grote asked for and received confirmation a water spigot would be provided. Taylor asked for and received confirmation the plots would be assigned on a first-come, first-served basis. Farr asked for and received confirmation there was no buffering or screening requirement with a single-family home next to another. Schulze gave the results of the traffic study. It looked at several surrounding intersections, both at build condition and trip generation. A single-family dwelling generally generated six-10 trips per day; a multi-family building generally generated six to seven trips per unit per day. There were expecting no operational issues from the traffic study. The study concluded 700-900 trips per day, 50 each in the morning and evening peak hours. An access to the south (Dell Road) to Flying Cloud Drive was provided for the benefit of the potential new residents. Farr asked for the construction sequencing of the road improvements versus the development itself. Schulze replied they would be simultaneous. The culvert along Dell Road would begin first in 2025, while the flats were being constructed. Farr stated he anticipated questions from neighbors north of the project and asked if the road there could accommodate new commuters. Schulze replied they would, as this development would still generate lower traffic than the total load of those roads. Sherwood asked what the connection to Flying Cloud Drive would look like. Schulze replied it would resemble Dell Road north of Crestwood Terrace, a thirty- foot wide collector road with a trail, completed at the end of 2026. Duncan asked for and received confirmation there were similar developments near the bluffs but Barnhart did not have specifics about the multi-family building. Kirk suggested Hennepin Village as an example of this. Grote asked for and received confirmation there were 3.6 homes per acre in this development, but PLANNING COMMISSION MINUTES November 18, 2024 Page 5 was denser at the southern end (7-8 units per acres). Barnhart explained the density calculation. Pieper opened the public Hearing Mark and Beth Reese, residents at 9744 LaForet Drive, stated they had sent a letter, which Barnhart replied he received. As residents for 22 years, their primary concern was the amount of possible traffic with this development. 175 cars traveled from Crestwood Drive to Canopy Trail per day. The exit flow from the townhome, the most densely populated, would exit north through Canopy Trail, impacting their neighborhood. He expected ten times the current amount of traffic, and expressed concern for existing families and children along the streets. They also objected to having to look at two houses across from them with 20-foot setbacks without trees. They requested the development be shifted 30 feet to the west or even eliminate one of the 1.3 million homes. They also objected to the fee for the community gardens. They requested Canopy Trail be closed. Ted Mellby, resident of 1181 Germaine Terrace and a former attorney, questioned the definition of a “wavier,” calling it a “variance” and questioning its legality. He read from the staff report: “None of the outlots including the community garden may be developed without platting” and suggested the commission remove the final two words. He also requested an archeological study done to find historically significant artifacts or features along the river bluffs, as he understood this to be a prerequisite. He also suggested the commission check this development against a copy of the airport safety zone map. Becky Somerville, resident of 9735 LaForet Drive, opposed opening Canopy Trail, as her family had already experienced a car-pedestrian accident. She doubted the new residents would use Dell Road instead of the smaller residential roads. She feared the increase in traffic. Her son expressed concern at the 900-trip figure. Richard Koppy, resident of 9872 Crestwood Terrace and a former city engineer, was concerned that Eden Prairie was not pulling together a cohesive plan with the development of farms and the connection of trails and pedestrian crossings. He described the message “when the farm is developed” as an answer to his question. He also expressed concern about traffic and speeds on Dell Road. He suggested a traffic roundabout at Crestwood Terrace and Dell Road. He asked when the trail, which was not part of this development application, would be completed, as there was nothing yet proposed by the City. He also did not see the traffic produced by the community gardens as part of the traffic study. He stated he had tried to find an example of a community garden in Eden Prairie as a reference but could not find one. He also asked what the fee for the garden would be used for, and how it would look in the winter. He commended the development plan but wished to see more integration. PLANNING COMMISSION MINUTES November 18, 2024 Page 6 Robert Duerr, resident of 9688 Geisler Road, echoed Grote’s question about the actual density of the south side of the development. He questioned why the natural buffer had not been extended all the way across the length of the development, and also the affordability of the condos. He expressed concern about traffic going through neighborhoods instead of along the back of the development as planned. He urged that profit not be the driving factor. Gupreet Vig, resident of 9727 Geisler Road, stated his concerns were addressed by previous speakers. He added he attended the two neighborhood meetings and appreciated the hard work that went into this project, but questioned the actual effect of the community garden. He wished the Planning Commission to get answers from the developer how this non-profit development would actually work with the garden, leasing, and other essential questions. Ryan Devin, resident of 9839 Crestwood Terrace, expressed his strong concern about traffic with so many children in the neighborhood, and with the conversation of a dirt road to a paved one, increasing both traffic and speeds. He advocated a wider study of the neighborhood environment be done. He also doubted the community gardens would be a success due to rodents and other pests. He also worried about parking, including with the dog park—parking was scarce during sports events. Einad Ahmad, resident of 9751 LaForet Drive, expressed concern about noise from this development, as he already heard noise from Flying Cloud Drive. This development was a surprise and he worried about increased traffic. Andrew Grabiel, resident of 9888 Crestwood Terrace, stated the aerial view did not capture the impact of the three-story buildings on the site. He asked the commission to please consider impact of traffic, as this neighborhood was not walkable to major amenities, and encourage the traffic to indeed use Dell Road. Barbara Hamilton-Sustad, resident of 9711 Geisler Road, stated she had bought her home six months ago and knew nothing of this development, but from talking with neighbors, found the proposal more aggressive than discussed last year. She added the rendering was deceptively creating more space between buildings than there would be. Many ash trees were dead or dying and would soon be removed, so residents would be staring at bare buildings. She agreed the situation could be worse but did it need to be this big. She pleaded for the commission to consider the impact of traffic on the children. She asked that something done across the whole north line because with this development the aesthetic would change. MOTION: Grote moved, seconded by Duncan to close the public hearing. Motion carried 8-0. PLANNING COMMISSION MINUTES November 18, 2024 Page 7 Kirk explained the commission members were volunteers. Being the senior member on the commission, two things he had learned: City staff spent a lot of time and resources doing its due diligence, and the owner of the property had a right to sell, as the neighbors had rights to speak and seek changes, and a good balance was ideal. The commission’s job was to find a compromise and a balance and take this to a vote, though tonight’s vote was not final—the City Council would subsequently hold a public hearing, listen to residents’ concerns, and take the final vote. There were a lot of factors to be taken into consideration, and the best solution may not please everyone. Farr noted two recurring concerns: traffic and lack of detail in the garden plan. He appreciated the question of what the garden would look like in the winter. He suggested the commission could offer comments to the applicant regarding the garden to result in a more detailed concept. He suggested a proof-of-parking plan. Regarding traffic, he stated the streets in Eden Prairie were overdesigned and had more than enough capacity for cars. The new residents of this development would become the new neighbors of the current residents, and he warned against this becoming an adversarial situation. Dietrich added the construction of the community garden would be in phases broken into four quadrants, and until that time it would remain an open green space, with additional trees planted to make it more pleasing, as referenced in their memo to staff. The garden would be operated by the non-profit, and there would be an initiation fee plus a multi-year lease structure, and the leasees would be responsible for the gardens, otherwise the owners would be notified their garden was in violation. The garden space would have fencing around it, be tilled at the start of the year, then cleaned up in autumn and tilled at end of year. There would be 30 or 40 public parking spots for that garden. The dog run would be private and administered by the HOA. Thompson added she was working with a Master Gardener at the Minnesota Landscape Arboretum on best practices and planned to plant more climate- resilient plants. There were backup plans if the community garden was not in demand. During the winter, the space would hold snow. Dietrich added there would also be perimeter plantings, avoiding the utility easements, of course. The residents would be free to either plant vegetables or flowers. The City was not interested in acquiring the land. The garden could be tweaked to suit the needs of the community. Duncan stated she had not seen that memo in the commissioner’ packet, and Barnhart stated he had received it but warned the commission against exceeding its purview in getting into these HOA level details; staff would work with the City Council on certain matters. PLANNING COMMISSION MINUTES November 18, 2024 Page 8 Farr encouraged the developer to show more creativity with the community garden design. The layout was very efficient but somewhat sterile, and it needed a guided principle plan and input from a landscape architect, and more trees. Taylor asked if there were other options to the garden. Dietrich replied there would be three to five more homes and green space. Sherwood suggested the applicant remove the garden, move the villas to the west, rework the plan, and move the whole concept to the south. Sivilay noted with a move south the development could tear into the bluff trees. Taylor observed a shift to the west reduced the size of the garden. Farr suggested trading the green space at Crestwood Terrace for the backyard at units 13, 14, and 15. Dietrich replied the resulting front setback would trigger more waiver requirements. Barnhart counseled the commission to identify the major concerns for the City Council, not redesign the development at the dais. Duncan asked for and received clarification the garden space was needed to balance the waivers. Kirk asked for and received clarification such waivers on an infill project were not unusual. Thompson stated what set this development proposal apart from the others proposed at this site was the green space that could be enjoyed not only by the residents but by the larger community. Farr asked Schulze to comment on the road through the development. Schulze replied it followed City specifications and the Comprehensive Plan, and it was always the preference to make any road accessible rather than terminating in a dead end. Parking would be allowed along the side of the road. Discussion followed on the connection to Dell Road. Farr stated he interpreted the applicant’s plans for the garage as allowing two-way traffic, and Dietrich confirmed this. He added he expected residents to be mostly empty-nesters. Farr also addressed the consolidation of projects: the private application was before the commission tonight, whereas the public improvements did not usually come before the Planning Commission. Private development could trigger public improvements, but they often occurred separately. Taylor asked for and received confirmation the snow removal on Crestwood would be the City’s responsibility, being a public road, whereas all other removal would be the responsibilities of the HOAs. Schulze confirmed the project had snow storage areas. Duncan asked for what was and was not allowed regarding the proximity of the airport. Barnhart replied the development was located far enough from the airport that noise would be the only issue. There will be a notification to that effect in the Development Agreement. Pieper asked what would happen if the gardens did not work out and the applicant wished to build more homes instead. The lot would need to be replatted, but Barnhart stated he did not see that as a development PLANNING COMMISSION MINUTES November 18, 2024 Page 9 option, and he encouraged the applicant to get all questions answered before final approval. Kirk stated for the current neighborhood residents that, as random as some of these points may have seemed to be, this was a healthy and appropriate discussion. Every development was a balance, and the owner of the property needed to get a fair deal, as this was their retirement money, and every developer needed a threshold of units to pay for the development, as well as to make a certain profit. He commended this development, which focused on ensuring the bluffs would be protected. Farr stated he found this to be an exciting architectural opportunity that veered away from conventional three story structures. He commended the gable design and character depth, and appreciated the thought that went into this. This would be a successful project. Pieper echoed Farr’s comments. He added he disagreed with the through road but supported the project. MOTION: Kirk moved, seconded by Farr to recommend approval of the Comprehensive Plan Amendment from Low Density Residential to Medium Density Residential on 8.69 acres and from Low Density Residential to Parks & Open Space on 12.95 acres; and Planned Unit Development Concept Plan Review on 32.11 acres; Zoning Change from Rural to R1-9.5 on 7.21 acres, Rural to RM-2.5 on 8.69 acres, and Rural to Parks and Open Space on 12.95 acres; Planned Unit Development District Review with waivers on 7.21 acres, Preliminary Plat of 32.11 acres into 16 lots, four outlots, and right of way; Site Plan Review on 32.11 acres, as represented in the November 18, 2024 staff report subject to the conditions listed in the staff report. Motion carried 7-1 (Grote). PLANNERS’ REPORT MEMBERS’ REPORTS Farr announced Eden Prairie resident Mark Weber wrote an in-depth historical article in the Eden Prairie Local News how Eden Prairie accumulated its open space over the decades and invited commissioners to read it. VI. ADJOURNMENT MOTION: Taylor moved, seconded by Sherwood to adjourn. Motion carried 8- 0. The meeting was adjourned at 9:37 p.m.