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Home My WebLink AboutPlanning Commission - 06/08/2026Meeting Agenda Eden Prairie Planning Commission 7 p.m. Monday, June 8, 2026 City Center Council Chambers 8080 Mitchell Road Eden Prairie, MN 55344 ATTENDEES Commission Members: Trisha Duncan, Ed Farr, John Kirk, Steve Schumacher, Robert Taylor, Daniel Grote, Frank Sherwood, Pete Palmisano, Phou Sivilay City Staff: Jeremy Barnhart, City Planner; Carter Schulze, City Engineer; Matt Bourne, Manager of Parks and Natural Resources MEETING AGENDA I.Call the Meeting to Order II.Pledge of Allegiance III.Approval of Agenda IV.Minutes A.Planning Commission meeting held Monday, May 11, 2026 V.Public Hearings A.Marshall Farms (2026-03) 1.Guide Plan Change on 8.69 acres 2.Planned Unit Development Concept Review on 32.13 acres 3.Planned Unit Development District Review with waivers on 32.13 acres 4.Zone Change from Rural to R1-9.5 on approximately 13.58 acres and from Rural to Parks and Open space on approximately 13.18 acres 5.Preliminary Plat of 32.13 acres into 50 single family lots, public streets, and 5 outlots. PLANNING COMMISSION MEETING AGENDA June 8, 2026 B. Code Amendment – Data Centers (2026-01CA) 1. Amendment to Chapter 11 relative to Data Centers VI. Planner’s Reports A. Comprehensive Plan Update VII. Members Reports VIII. Adjournment Unapproved Minutes Eden Prairie Planning Commission Meeting 7 p.m. Monday, May 11, 2026 City Center Council Chambers 8080 Mitchell Road Eden Prairie, MN 55344 ATTENDEES Commission Members: John Kirk, Steve Schumacher, Ed Farr, Robert Taylor, Daniel Grote, Frank Sherwood, Pete Palmisano, Phou Sivilay, Trisha Duncan City Staff: Jeremy Barnhart, City Planner; Carter Shulze, City Engineer; Matt Bourne, Parks and Natural Resources Manager; Kristin Harley, Recording Secretary MEETING AGENDA I. Call the Meeting to Order Chair Duncan called the meeting to order at 7 p.m. Commission Member Grote was absent. II. Pledge of Allegiance III. Approval of Agenda MOTION: Farr moved, seconded by Kirk, to approve the agenda. Motion carried 8-0. IV. Minutes A. Planning Commission meeting held Monday, March 23, 2026 MOTION: Taylor moved, seconded by Sherwood, to approve the minutes of the Planning Commission Monday, March 23, 2026. Motion carried 8-0. V. Public Hearings A. Prairie Bluff Commons (2025-11) 1. Comprehensive Plan Amendment from Office to Medium Density Residential on 23.59 acres and from Office to Low Density Residential on 4.82 acres 2. Planned Unit Development Concept Plan Review on 28.41 acres PLANNING COMMISSION MEETING MINUTES May 11, 2026 Page 2 3. Planned Unit Development District Review with Waivers on 28.41 acres 4. Zone Change from Office to RM-6.5 on 23.59 acres and from Office to R1- 9.5 on 4.82 acres 5. Preliminary Plat of 28.41 acres into 166 lots for the townhome units, 16 lots for the single-family units, 9 lots for common open space and 8 outlots 6. Site Plan Review on 23.59 acres Josh Metzer, of Lennar Minnesota, presented a PowerPoint and detailed the application. Metzer displayed the Site Plan showing the proposed townhomes and villas of Prairie Bluff Commons and explained this was a vacant site owned by C. H. Robinson. The site was west of Flying Cloud Drive and Charleston Road, and north of the Prairie Bluff Conservation Area. There were several areas that would be left untouched, landscaping along Charleston, and a landscape buffer on the east side. He showed and explained the front-loaded, three-bedroom townhomes, the prices of which were starting in the mid-400s. He envisioned buyers in their 30s or 40s, single and young families, or snowbirds. The villa homes were single- story, two-to-three bedrooms, with prices starting upper 500s, for residents age 50 and up, offering single-level living. The yards would be maintained by HOA. The open space plan included a River Valley overlook area with gazebo, a tot lot and playground, paved space with picnic tables and grills, an open field play area, a dog park, park benches with viewsheds overlooking the ravine, and trail connections. Metzer displayed a map of these areas within the development. Metzer estimated office building demolition and grading occurring in summer 2026, utility and street construction in two to three phases beginning late fall 2026, home construction beginning late fall 2026, and full buildout in five to six years. Since the development was close to the airport, windows would be glazed and residents would be required to sign an acknowledgement of the airport’s proximity. These would be EV ready townhomes but the narrow rooftops prevented solar ready construction. The villas would be solar-ready. Metzer stated physical samples of vinyl siding were available for the commission members to view. He estimated the monthly cost for HOA around $200/month, since there was no pool or clubhouse. Taylor asked if there would be any landscaping along the removed chained link fence aside the trail, and Metzer replied trees would be planted. PLANNING COMMISSION MEETING MINUTES May 11, 2026 Page 3 Farr noted a variety of siding patterns and received confirmation they were all vinyl. Metzer stated the color choice were stone colors. Farr asked for and received confirmation only the villa owners had the choice of colors. Metzler added the HOA would prevent identical colored homes to be next to each other. Schumacher asked if there was any possibility phase three would become phase one as the building was demolished. Metzer replied this was possible, but the hope was to start on the east end, beginning with the villas. The developer would come to staff before street utility work was begun. Barnhart presented the staff report. There were a number of actions requested including the zoning change and the waivers. The density proposed was approximately seven units per acre and the lot sizes were not unusual for a townhome development like this. The villas are similar to a detached townhome with HOA maintenance. The waivers were in line with the goals of the Comprehensive Plan such as inclusionary and affordable homes. The plan exceeds open space and landscaping/buffering requirements. There would be one-and-a-half acres of open space, three times the requirement. The design offered one larger open space instead of two smaller due to applicant’s choice to unify the neighborhood and to have the space used more efficiently. All garages would be EV-ready, with solar-ready villas. The Sustainability Coordinator supported the deviation of having non-solar-ready townhomes. The development was near the 24-7 reliever Flying Cloud Airport, requiring buyers to sign the disclosure and requiring certain building standards, including windows and sliding glass door design and the siding, according to the Building Department’s calculations. A neighborhood meeting was held April 8, 2026 and was not heavily attended but many questions emerged. Since then staff received written comments from the from Hennepin Village HOA representative, which was included in the commissioners’ packets. The trail from Hennepin Village may or may not be open during construction; the option was being kept open. The traffic memo was in the commissioners’ packets summarizing findings from the traffic study. Farr asked if this had gone or would go through Metropolitan Council review. Barnhart replied the Metropolitan Council required the City Council to draft a resolution agreeing to the change, then had 15 days to review for completeness and 60 days to answer. It had not yet been submitted, but the public review portion had been sent to area agencies in February. Comments had been received from some but not all. The Metropolitan Council would approve a PLANNING COMMISSION MEETING MINUTES May 11, 2026 Page 4 resolution for submittal. Farr asked for and received confirmation staff was satisfied with the sewer and utility design. Farr asked why the properties were located where they were, resulting in an odd triangular shape at the corner near the play area, a zero lot line with C.H. Robinson, and no through street with right-of-ways. Novak-Krebs pulled up the plat. Barnhart replied the northern part of Phase One was a private drive currently serving two office buildings. Adjusting the property lines would be a lot of work for no real benefit. The spine road would be protected with an easement for access, utility and trails. There was no benefit to involving multiple funding sources and multiple property owners. Putting in a 50-foot-wide right- of-way would adversely affect the property and introduce more waivers with less open space. The triangle was part of the C.H. Robinson property that was not being developed. For the east side, the existing parking lot abutted that and staff left the existing building alone to enhance the screening. Staff considered having another connection on Charleston Drive, but this took away the ability to add buffering, whereas the development could use the spine as the primary access to and from the phases. Staff could however look into straightening out the line to the Charleston Driveway. Farr asked for and received confirmation there was a maintenance agreement to maintain the property. Taylor asked what feedback MAC provided regarding safety concerns in the area. Barnhart replied that as part of the Comprehensive Plan process MAC provided comments on the proposal. No development was preferable, but it recommended building standards and buyer acknowledgement. Avoidance of open water and fruit-bearing trees were also in the comments. Duncan asked if the buyer acknowledgement form was new; Barnhart said it was not. John Miller, 15465 Junegrass Lane, of the Hennepin Village Heritage Board and the Hennepin Village Master Board, spoke on behalf of the 603 homeowners in the nearby Hennepin Village. He state the biggest concern was the road going into the new development straight to Plumstone Drive. This was a narrow street with 40 homes along it, and traffic was a concern. The stop sign at Leatrice and Charleston, and Charleston and Spring Road, were also a concern. He wished to see adequate traffic mitigation for the upcoming 182 homes. Some residents were concerned about buffering and sightlines and the existing vegetation between Hennepin Village and the new development. The conservation area was also a concern, with only one designated trail, yet it was often invaded by wedding photographers who went off-trail, and he feared adding residents might compound this problem. As an HOA board member, he PLANNING COMMISSION MEETING MINUTES May 11, 2026 Page 5 did not envision a workable way the dues could be kept to the low 200s as Metzer claimed. Duncan thanked him for his comments and for the written comments submitted by the residents of Hennepin Village. MOTION: Kirk moved, seconded by Schumacher, to close the public hearing. Motion carried 8-0. Farr summarized his findings. He was in favor of the project, finding that the applicant maximized the density while providing buffering and open space. He stated he was even in support of the shared driveway. Kirk echoed Farr’s support and stated the waivers requested were reasonable. Taylor asked staff to respond to Miller’s comments regarding Plumstone Drive. Schulze replied the developer had no mitigation options; the street was actually safer when lined up with other intersections than when offset. Staff preferred the street be lined up with Plumstone. The traffic study indicated 30 percent of traffic would go to Charleston instead, as Plumstone was busy. The preference was to design a typical intersection. Duncan asked for and received confirmation the conservation area was for public use. Duncan commended the development as well MOTION: Taylor moved, seconded by Kirk, to recommend approval for the Comprehensive Plan Amendment from Office to Medium Density Residential on 23.59 acres and from Office to Low Density Residential on 4.82 acres; Planned Unit Development Concept Plan Review on 28.41 acres; Planned Unit Development District Review with Waivers on 28.41 acres; Zone Change from Office to RM-6.5 on 23.59 acres and from Office to R1-9.5 on 4.82 acres; Preliminary Plat of 28.41 acres into 166 lots for the townhome units, 16 lots for the single-family units, 9 lots for common open space and 8 outlots; Site Plan Review on 23.59 acres as recommended by staff as represented in the May 11, 2026 staff report Motion carried 8-0. VI. Reports A. Planners report Barnhart stated there would probably be no May 25 meeting and the next Planning meeting would be June 8. There would be updates to the Comprehensive Planning process in June. B. Members’ reports PLANNING COMMISSION MEETING MINUTES May 11, 2026 Page 6 Farr stated he had discovered a hidden asset, a Minnesota River vista overlook in Eden Prairie at Flying Cloud Drive and Charleston Road, across Flying Cloud Drive accessed by a tunnel. There was no signage and no public parking, and it was not visible from the road. He asked for amenities to make this more accessible to the public. Discussion followed on the location of this vista. Sivilay stated it was labeled on Google Maps. Bourne stated this was put in when the historic wayside closed. He agreed it could be made more visible so the public could better enjoy it. VII. Adjournment MOTION: Taylor moved, seconded by Farr, to adjourn the meeting. Motion carried 8-0. Chair Duncan adjourned the meeting at 7:53 p.m. Planning Commission Staff Report Date: Location: Subject: From: Applicant: Review period expires: September 17, 2026 ITEM DESCRIPTION The applicant proposes developing the 32 acre Marshall Farm property at 9905 Dell Road into 50 single family residential lots, along with associated improvements necessary to support that use, including street extensions, utility extensions, and stormwater management. The proposal includes deeding approximately 13.18 acres in the south half of the property to the City for natural resource preservation. REQUESTED ACTIONS • Comprehensive Plan Amendment from Medium Density Residential to Low Density Residential on 8.69 acres • Planned Unit Development Concept Plan Review on 32.13 acres • Planned Unit Development District Review with Waivers on 32.13 acres • Zoning District Change from Rural to R1-9.5 on 13.58 acres, and from Rural to Parks and Open Space on 13.18 acres • Preliminary Plat of 32.11 acres into 50 lots and 5 outlots PROJECT DESCRIPTION/ BACKGROUND The property is located at 9905 Dell Road, and has recently been used as an agricultural farm, and includes several farm related structures and a farmhouse. The north half of the parcel is farm field, and the southern half, south of a natural bluff line, is characterized by steep slopes, and natural vegetation. The application is for approvals necessary to develop the 32 acre parcel into 50 single family lots, 5 outlots, and street right of way. Internal public streets will extend Crestwood Terrace from Dell Road to Canopy Trail in the northeast corner of the site. Outlot E will be deeded to the City, and a portion of this will be used for the Dell Road reconstruction project. The remainder will be preserved as a natural resource; trails are planned for the future. Staff Report – Marshall Farms June 8, 2026 Page 2 COMPREHENSIVE PLAN AMENDMENT AND ZONING The application proposes reguiding 8.69 acres of Medium Density Residential to Low Density Residential. The Medium Density Residential was a product of the Marshall Gardens project approved in 2024, which development approvals have since expired. The result of this amendment will establish the entire buildable area of the property north of the creek as Low Density Residential; everything south of the bluff line remains Parks & Open Space, preserving this area for natural preservation. The guide plan change, removing the Medium Density Residential, supports single family homes, which is the prominent land use in the area. The applicant’s narrative notes that the proposed land use change reflects the city’s historical goal for the property and is compatible with the surrounding land uses. The change in land use reduces density in the area and will not negatively impact any city services or transportation systems. The gross density for the 32-acre property is 1.55 units per acre. Within the buildable area, it is 3.68 units per acre. Both of these densities are within the guided density range of low density residential. The proposed Comprehensive Plan Amendment was distributed to 8 adjacent agencies, with comments requested by June 10, 2026. To date, the City has not received any comments for or against the proposal, just those stating there is no impact. The applications propose zoning of the developable area as R1-9.5 and south of the bluff line to Parks and Open Space. These zoning districts are consistent with the existing and proposed Comprehensive Land Use Plan. PRELIMINARY PLAT The preliminary plat includes 50 single family lots and 5 outlots, 4 of which will house stormwater management features. The fifth outlot, Outlot E, will be deeded to the City and will be preserved as open space. Figure 1: Existing Land Use Figure 2: Proposed Land Use Staff Report – Marshall Farms June 8, 2026 Page 3 Two housing typologies are proposed. Smaller ‘villa’ type homes are located along the north property line, and within the central block, while larger, more typical single family homes are located on the west and south sides of Canopy Trail. The lots range in size between 8,107 and 16,544 (Villas) and 9,056-17,651 (typical) lots. The preliminary plat provides adequate easements at the lot perimeters and were necessary to accommodate utilities and stormwater management. The villas proposed will be slab on grade, and many intended to feature single level living. The villas will be around 2,200 sq ft. The larger homes will range between 4-5,000 sq ft above grade Staff Report – Marshall Farms June 8, 2026 Page 4 PLANNED UNIT DEVELOPMENT WAIVERS The purpose of a Planned Unit Development (PUD) as stated in the City Code is to provide for a more creative and efficient approach to the use of land within the City; to allow variety in the types of environment available to people and distribution of overall density of population and intensity of land use where desirable and feasible; and provide for greater creativity and flexibility in environmental design. The applicant is requesting waivers from the lot width, lot area, and accessory structure maximum. Lot Area. 24 of the 50 lots do not meet the minimum standard of 9,500 sq ft. The average lot area is 10,720 sq ft, exceeding the minimum, but some of the lots do not meet this requirement due to the characteristics of the property, stormwater, utilities, and street alignments. Lot Width. 25 of the 50 lots do not meet the lot width requirements of 70 feet. (Those lots that are in a cul de sac must be 55 feet wide; corner lots must be 90 feet wide.) The lot area and lot width waivers can be supported because nearly half of the property is deeded to the City for the preservation of the bluff area, and the additional units allow for the offset of expenses. Front Yard Setback. The plat proposes a front yard setback of 25 feet, from the requirement of 30 feet. The reduces front yard setback pulls the buildings closer to the front lot lines, away from the rear lot lines, establishing more distance from the residential units to the north, and from the bluff line to the south. Block Lot Area Width Block Lot Area Width Outlot 1 1 8,140 75 2 8 10,170 75 A 25,484 1 2 8,560 76 2 9 9,523 75 B 9,387 1 3 8,009 51 2 10 9,056 75 C 14,387 1 4 8,033 51 2 11 9,272 75 D 41,208 1 5 9,560 53 2 12 10,494 87 E 501,202 1 6 8,364 55 2 13 12,067 92 ROW 283,920 1 7 8,364 55 2 14 12,475 85 Subtotal 374,386 501,202 1 8 8,364 55 2 15 16,567 51 1 9 8,364 55 2 16 17,651 49 Total sq ft 374,386 501,202 1 10 8,364 55 2 17 16,295 51 1 11 8,364 55 2 18 12,455 71 1 12 8,364 53 2 19 12,451 82 1 13 10,261 50 2 20 10,292 76 1 14 8,997 50 2 21 9,771 75 1 15 12,734 70 2 22 12,555 102 1 16 8,925 50 3 1 8,063 63 1 17 9,294 70 3 2 12,144 72 1 18 16,544 215 3 3 12,058 101 2 1 14,367 200 3 4 9,395 69 2 2 10,424 73 3 5 8,222 55 2 3 9,555 90 3 6 8,388 55 2 4 11,322 90 3 7 8,236 55 2 5 13,677 75 3 8 8,083 55 2 6 17,050 70 3 9 8,107 55 2 7 12,289 71 3 10 15,913 175 Average 10,720 75 Staff Report – Marshall Farms June 8, 2026 Page 5 Accessory Garage Area / percentage. City Code establishes a maximum amount of garage/ accessory structure area of 7.5% of the lot area. Due in part to the proposed housing type, likely demographic of homeowner, smaller lot areas, and a desire to reduce surface sheds in the rear yards, the developer proposes incorporating these storage needs into the garages. Some of the anticipated home plans include 3-4 stall garages. Add side setback waivers not requested. Should list which lots are 9% are allowed. In order to maintain the overall intention of the standard, City staff will work with the developer to specifically identify the lots requesting the 9% waiver and include that list as part of the City Council materials. A typical two stall garage in Eden Prairie is 576 sq ft, a three stall garage 864 sq ft. Applying the 7.5% limitation to the proposed lots, 32 of the 50 would not be of sufficient size to accommodate a three stall garage and any accessory structure, including pools/ patios. This primarily impacts lots smaller than 9,500 sq ft. The developers are requesting an accessory coverage maximum of 9% of the lot area. Staff will work with the developer to identify those specific lots to maintain the desired objective of the regulation, prior to City Council. The waivers are supportable as the plans directly reflect the stated purpose of the Planned Unit Development process (efficient use of land, variety in type of environment available, and greater creativity and flexibility in environmental design) by preserving the sensitive natural bluff area, provision of two housing types, and enhanced landscaping along the north property line. Additionally, the southern property lines of Block 2 have been pulled back from the top of the bluff, providing further protection of this resource. The front yard setback waiver is supportable because this pulls the homes closer to the street, away from the rear yard, increasing the distance from the adjacent residential lots to the north and the bluff to the south. ACCESS AND STREET CONNECTIONS Access to the site is via public streets, including Dell Road to the west, and Canopy Trail from the north. The project includes an extension of Canopy Trail and Crestwood Terrace, and a new street, currently proposed to be named Mable Lane. TRAFFIC STUDY The proposed 50-unit single-family subdivision is anticipated to generate 457 daily trips (35 a.m. peak and 47 p.m. peak), which is approximately half of the traffic of the previously approved plan. Traffic distribution assumptions indicate that approximately 40% of site traffic is expected to travel northbound on Dell Road toward Pioneer Trail, 20% northbound on Canopy Trail towards Dell Road and Pioneer Trail, 15% northbound on Crestwood Terrace toward Pioneer Trail, and 25% southbound on Dell Road toward County Highway 61. All intersections within the study area are expected to continue operating at an efficient Level of Service with no significant operational issues anticipated as a result of the proposed development. The previously approved development, which consisted of 100 townhomes and 15 single-family homes, was estimated to generate 892 daily trips (67 a.m. peak and 81 p.m. peak). Staff Report – Marshall Farms June 8, 2026 Page 6 PARKING The narrative notes each home will include 2-4 stall garages and the reduced setback will allow for driveway parking without encroaching into the public street. Each garage will include 1 EV ready charging station; additional stations can be added. SIDEWALKS AND TRAILS Sidewalks are proposed along one side of each of the streets, and will connect to the existing sidewalks at Canopy Trail and the existing sidewalk along Dell Rd. BUILDING ARCHITECTURE AND MATERIALS The City does not regulate design and materials for homes in single family development. For reference, the developer’s narrative includes examples of planned elevations and floor plans for the intended homes within the development. The homes are proposed to be built by McDonald and Rieland Homes. PHASE I ENVIRONMENTAL SITE ASSESSMENT A Phase I Environmental Site Assessment was prepared on August 15, 2024. This assessment has revealed no ASTM Recognized Environmental Conditions (RECs), no Controlled Recognized Environmental Conditions (CRECs) and no Historical Recognized Environmental Conditions (HRECs) in connection with the Subject Property. WETLAND, SHORELAND, AND BLUFF Development on the site is concentrated on the northern half of the site, north of the established bluff line. In this area, no wetland has been identified. South of the bluff line is the bluff, steep slopes, vegetated areas, and shoreland around Riley Creek. The outlot south of the bluff line, to be owned and maintained by the City, will encompass and protect these sensitive areas. The zoning district change will further protect this area long term. ENDANGERED, THREATENED OR SPECIAL CONCERN SPECIES A rare species assessment was completed on May 30, 2024. Within the developable area (north of the bluff line), the report found the project will not result in impacts to state or federal threatened, endangered, or special concern plant species or native plant communities, based on available information and site observations. DRAINAGE/STORMWATER MANAGEMENT Stormwater is managed carefully to avoid impact to the bluff. Water will be collected and routed to one of four storm water ponds, in Outlots A-D. These ponds, because they collect water from the public street, will be deeded to and maintained by the City. Stormwater management will meet or exceed Watershed and City stormwater requirements. UTILITIES All lots will be served with City services, and new water and sanitary mains will be added as necessary. These mains will be the City’s responsibility after they are accepted. Staff Report – Marshall Farms June 8, 2026 Page 7 TREE LOSS AND TREE REPLACEMENT A tree inventory of all heritage and significant trees has been completed. Of the 1,326 caliper inches of Heritage trees, 103 inches of will being removed. 1,146 caliper inches of significant trees (of the 7700 caliper inches) are removed, mostly in the area of the existing farmstead. Trees south of the bluff line will not be removed as part of this project, though some will be removed as part of the City’s reconstruction of Dell Road. With credit for preserving heritage trees, the developer is responsible for replacing 145 caliper inches of trees. These are incorporated into the landscaping plan, many located within the buffer area along the north property line. TREE REPLACEMENT PLAN The tree placement plan shows a variety of trees along the north property line, supplementing existing trees off the property. Conflicts with the stormwater management system prevents additional screening further to the east along the north property line. Additionally, trees are proposed along Dell Road. The plan also shows a tree in the front yard of each lot, outside the right of way and easements, to develop a natural street scape. TREE REPLACEMENT PHASING The phasing of the trees will be detailed in the development agreement, but it is anticipated that the trees along the north and west property lines will be planted after grading and utility work, and the trees along the interior streets will be planted later, after home construction has departed that area. Staff Report – Marshall Farms June 8, 2026 Page 8 HISTORIC/ARCHEOLOGICAL FEATURES AND/OR STRUCTURES The house and barn have not been designated as a local heritage preservation site, having been surveyed in 1993. The applicant has agreed to the request for photo documentation prior to demolition. Being close to the river bluff, there is a potential for historical features related to prior occupancy of the land. In the event evidence is found during construction, the developer is required through the Development Agreement to contact the appropriate authorities, complying with state and federal regulations. PARK FEES Park dedication will be required for each of the homes within the project to be paid at the time of individual building permit issuance. SPECIAL ASSESSMENTS Assessments will be required with this project. Trunk assessments at the rate of $10,187/acre will apply to the net assessable acreage of 18.96 acres. There is a deduct for previously paid $520 on this property, for a total trunk assessment of $192,629.59. The property has two deferred assessments for $1,167.83 and $22,081.03. The deferred assessments are for Green Acres Parcel and will be deferred until loss of Green Acres Status. The deferred assessments will be due within 90 days of the property sale. Also, the property is subject to assessments for the City’s Dell Road project. The preliminary amount is $847,600. This assessment will be levied after completion of the Dell Rd project. Final amounts will be determined at time of payment or finalizing the special assessment agreement. AIRPORT The property is in the airport safety zone for the Flying Cloud Airport. The airport had no comment on the proposed Comprehensive Plan Amendments, and a disclosure for potential noise and other impacts will be required of each first time resident, outlined in the Development Agreement. SIGNS A private monument sign is anticipated near the corner of Crestwood Terrace and Dell Road. Signs are required to comply with the applicable city code and maintenance will be the responsibility of the Homeowners Association, or the property owner. PROJECT PHASING The project will be graded in the first phase of the project, with homes to be built in the following 2-4 years. The development agreement will likely include a provision for two model homes, to be completed in the first phase, subject to Building and Fire Department approval. NEIGHBORHOOD MEETING AND RESIDENT INPUT A neighborhood meeting was held on May 12th. The developer reported receiving comments regarding screening along the north property line, construction specifics of Dell Rd, and the need for trails within the natural area. Staff Report – Marshall Farms June 8, 2026 Page 9 Staff has received written comments, jointly authored by 6 households in the neighborhood to the north. These comments are attached. The comments, in general raise concern about density calculation, views from/ and into their property, and property value. STAFF RECOMMENDATION Staff recommends approval of the actions necessary for the development of the Marshall Farms project, including Comprehensive Plan Amendment, Zoning District Change, PUD Concept, PUD District with waivers, and preliminary plat, subject to the conditions below. CONDITIONS OF APPROVAL This is based on plans stamp dated May 20, 2026 and the following conditions: 1. Prior to the 1st reading by the City Council, the applicant must: A. Adjust the plans and details to reflect stormwater management comments dated May 28, 2026 prior to 1st reading. 2. Prior to release of the final plat, the applicant must: A. Tender a warranty deed for the Outlots A-E. B. Provide a sight distance easement on Lot 10, Block 3. C. Pay trunk sewer and water charges or sign a Special Assessment Agreement. Note that deferred assessments are due within 90 days. Also note the Dell road assessment won’t be due until improvements are completed. D. Submit a bond, letter of credit, or cash deposit (“security”) that guarantees completion of all public improvements equivalent to 125% of the cost of the improvements. E. Provide copies of legal documents, either in Association format or private covenant and agreement format to be approved by the City that shall address the following: • Describe the long term private maintenance or replacement agreement for private improvements, including signs. • Insertion of language in the documents that relinquishes the City of Eden Prairie from maintenance or replacement of private improvements. 3. Prior to land alteration permit issuance, the applicant must: A. Obtain permits and approvals from other agencies as needed. B. Obtain City approval of a final grading and drainage plan for the property. C. Submit construction plans and project specifications for public infrastructure for review and approval by the City Engineer. D. Submit detailed utility and erosion control plans for review and approval by the City Engineer. E. Obtain and provide documentation of Watershed District approval. F. Notify the City and Watershed District 48 hours in advance of grading. G. Provide a construction grading limits and tree protection plan for review and approval by the City. Staff Report – Marshall Farms June 8, 2026 Page 10 H. Install erosion control at the grading limits of the property for review and approval by the City. I. Install fencing at the construction grading limits and tree protection areas as shown on the approved plans. J. Submit and receive written approval of an executed landscape agreement. K. Submit a landscaping letter of credit or escrow equivalent to 150% of the cost of the landscaping. L. Coordinate the photo documentation of the structures on the property by the city, including representatives of the Heritage Preservation Commission, prior to release of Wrecking Permit. M. Obtain written approval of a Wrecking Permit for the removal of buildings on the property. N. Submit a land alteration bond, letter of credit, or escrow surety equivalent to 125% of the cost of the land alteration. O. Obtain an Airport Permit from the City that complies with the Joint Airport Zoning Ordinance. 4. Prior to building permit issuance for the property, the applicant must: A. Provide proof that the deed has been recorded. B. Provide proof that the septic system has been removed and the well has been capped in accordance with applicable regulations. C. Pay the appropriate cash park fees. D. Install the Phase I trees for tree replacement for a single family plat. 5. The following waivers are granted through the PUD for the project as indicated in the plans stamp dated May 20, 2026. A. Lot Area B. Lot Width The table below illustrates the lot area and width waivers as applied to the 28 of the 50 lots within the subdivision. Staff Report – Marshall Farms June 8, 2026 Page 11 A. Accessory structure coverage up to 9% lot area for selected lots. B. Front yard setback, reduced from 30 feet to 25 feet, for all lots. 6. Prior to issuance of an Occupancy Permit, the applicant must: A. Install EV charging equipment that is fully operational. 7. Prior to release of tree replacement security, install the Phase II trees for tree replacement for a single family plat according to policy. 1Marshall Farms | PUD project narrative The following narrative provides a summary and overview of the proposed Marshall Farms residential subdivision in the city of Eden Prairie. The proposed neighborhood will provide a mix of detached housing styles including villa and single-family products. Per the City of Eden Prairie Development Review Checklist for Land Use Submittal this Project Narrative addresses the items identified within the checklist that are required for 1) Comprehensive Guide Plan Change; 2) Rezoning; and 3) Planned Unit Development including Preliminary Plat. Marshall Farms Eden Prairie, MN PUD & Comprehensive Guide Plan Amendment 2Marshall Farms | PUD project description Marshall Farms, LLC, the Developer and Applicant, is proposing to develop the subject property for a new residential neighborhood. The proposed project includes 50 residential lots, local roadways, stormwater ponding and protected open space. A mix of villa and single-family housing types will be developed within the neighborhood providing buyers a variety of options in lot size and cohesive architectural design. The lots are primarily oriented north-south and enjoy bluff views over Riley Creek and the Minnesota River valley. New local roadways will be constructed east-west through the parcel providing connections to Dell Road (west) and Canopy Trail (northeast). Development of the parcel will occur on the northerly 13.58 acres (“Development Area”), while the southerly 13.18 acres will be protected in an Outlot to preserve steep grades along the bluff line and Riley Creek. The preliminary plat also dedicates approximately 1.5 acres for the Dell Road Improvements. Within the Development Area, the north half is planned for villa housing products with slab on grade construction, and the south half is planned for larger lot single-family detached homes with a mix of walk-out and look-out housing options. concept plan 3Marshall Farms | PUD Owner Mable A Marshall Rev Int Trust Location (PID)3011622410002 Adopted Land Use Guiding LDR (north half) MDR (south half) Proposed Land Use Guiding Change LDR Proposed Zoning R1-9.5 with PUD Lot Type Villa (Detached) Single-Family Detached Developer Marshall Farms, LLC Parcel Size, Gross 32.13 Acres (1,399,583 SF) Net Developable Acres 13.58 Acres Total Dwelling Units (lots)50 Lot Tabulation 28 – Villa Lots 22 – SF Detached Lots Outlots A thru E Proposed Density ~3.6 DU/Acre (50 DU/13.58 Net Acres) project & development summary existing conditions The existing parcel has been used for agricultural, farmstead and open space uses. Riley Creek crosses the southern half of the property from east to west and lies at the bottom of the bluff line. Above the bluff line, is the existing farmstead with residential structure, accessory buildings, wooded areas and active cultivation fields. Residential uses surround the parcel to the north, south, and west. The Riley Creek Conservation Area borders the parcel on the east. The top of the bluff line extends east-west across the southern half of the site and the bluff slopes steeply south towards Riley Creek. There are no existing roads on the site, and the existing farmstead is accessed from Dell Road which abuts the westerly property line. The area of the site planned for development is dominated by loam soil classifications with gentle slopes. The full soil report from the NRCS is provided as an attachment to this submission. There are no wetlands identified on the site which was confirmed through a delineation process. Riley Creek crosses the south half of the site from east-to-west and the creek and creek bed is within the FEMA 100-year floodplain. Land within and abutting the floodplain is regulated within the City’s Shoreland Overlay District. 4Marshall Farms | PUD PUD summary Marshall Farms is a new planned neighborhood with a mix of detached residential uses that will provide owner-occupied housing options to current and future residents. A welcoming entrance from Dell Road will be developed with a monument sign, pond and manicured landscape area. The lots were carefully laid out to create a transition from the existing neighborhood to the north by orienting the backyards towards the shared lot line to allow for protection of existing vegetation. Additionally, trees and landscaping are proposed along the shared border to further screen the new development from the existing homes (See Sheet L1 Landscape Plan for detail). As the site transitions to the south, larger single family lots were laid out to capitalize on the beautiful long view across the sloping bluff line, creek and river valley. Villa homes will be constructed with single-level living floor plans that will appeal to a variety of buyers including seniors, empty-nesters and professionals. Larger single-family homes will provide options for move- up buyers, professionals and families with options for outdoor pools, sport courts and landscaping. Exterior building materials will vary depending on the elevation the buyer selects but will include a cohesive selection of high-quality materials including cement board siding (Hardie), LP stone, stucco, brick, and glass. Each home will be designed with a minimum of an attached two-car garage, and some larger single-family floorplans will offer an attached three-car garage option. HALL DINING 12' X 9'-10" LIVING ROOM 13' X 19' KITCHEN 12' X 22' OWNER'S SUITE 13'-6" X 14'-4" OWNER'S CLOSET 12'-5" X 8'-6" LAUNDRY 7'-8" X 8'-8"MUD ROOM 6'-10" X 8'-8" EN SUITE 9'-3" X 13'-10" BATH 8'-4" X 8'-9" OFFICE / BEDROOM #2 11' X 12' FOYER 6'-3" X 12' GARAGE 21' X 27'-6" PORCH MECH. 5'-10" X 10'-8"BEDROOM #3 12'-6" X 12' 4 SEASON PORCH 13' X 11'-6" PATIO PANTRY 5'-4" X 8'-6" 40' - 0" 82 ' - 0 " DUNDAS, MN PH (507) 366-1288 THE IDEAS, DESIGNS, DRAWINGS AND SPECIFICATIONS REPRESENTED HEREIN ARE AND SHALL REMAIN THE EXCLUSIVE COPYRIGHT PROPERTY OF MARKA, LLC. NO PART THERE OF SHALL BE USED, COPIED, OR DISCLOSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED WITHOUT THE WRITTEN CONSENT OF MARKA, LLC. THE PLANS FURNISHED HEREIN WERE PREPARED UPON REQUEST AND ARE NO MEANS MEANT TO BE ALL INCLUSIVE. MARKA, LLC ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. THE CONTRACTOR AND/OR OWNER MUST VERIFY AND CHECK ALL NOTES DETAILS, ELEVATIONS, SECTIONS AND FLOOR PLANS AND NOTIFY MARKA, LLC OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. NO WARRANTIES ARE EXPRESSED OR IMPLIED INCLUDING COMPLIANCE OF THIS PLAN WITH APPLICABLE BUILDING CODE REQUIREMENTS. THE SELECTION AND APPLICATION OF CORRECT STRUCTURAL MATERIALS IS THE RESPONSIBILITY OF THE BUILDER, THE OWNER OR THE USER OF THESE PLANS. PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PHASE & REVISION DATE FINISHED SQUARE FEET PROJECT # UPPER: MAIN: TOTAL: LOWER: PLATE HEIGHTS UPPER: MAIN: FOUND.: UNSPECIFIED HEADERS TO BE 2-2x10 W/ 2 TRIMMERS10" MIN. STAIR TREAD DEPTH & 7 3/4" MAX STAIR RISER HEIGHT ALL ANGLES ARE 45 DEGREES UNLESS NOTED OTHERWISE ALL EXTERIOR DIMENSIONS ARE TO OUTSIDE OF SHEATHING, CONCRETE OR FOUNDATION INSULATION GARAGE: SHEET NAME SHEET # 3/2 3 / 2 0 2 6 4 : 3 4 : 1 4 P M TH E V I L L A S - O P T I O N 1 JRB610 2126 2126 10'-1 1/8" 4'-0" POUR SD1 2.26.26 SW X-101 SD2 3.23.26 SW PRESENTATION 1/4" = 1'-0"X-101 1LIT - MAIN FLOOR PLAN P.O. BOX 391 5411 LAKERS LANE, SUITE 204 NISSWA, MN 56468 218.232.6031MARKA.DESIGN villa homes 5Marshall Farms | PUD single-family: birch single-family: spruce 6Marshall Farms | PUD New residents will have the option to select several options at the time of construction the support the City’s sustainability objectives. All homes will be constructed with the ability to support roof-top solar panels either at time of construction or in the future. Super-insulated attics and walls will be optional upgrades available to buyers through the design process to enhance energy efficiency within the homes. Each garage will be constructed with a minimum of one (1) EV-Ready charging station and buyers will have the option to add additional charging stations as desired. The EV Ready charging station will meet the City’s ordinance requirements, which include electrical panel capacity with a dedicated branch circuit and a continuous raceway with conduit terminating at a junction box or 240-volt charging outlet. The Developer continues to explore the creation of a Homeowner’s Association (HOA) for all, or part, of the new neighborhood. If an HOA is created the association documents may regulate exterior spaces addressing architectural covenants, landscape design and common spaces. The HOA documents, including any covenants, will be consistent with the City’s rules and ordinances and may be more restrictive in some cases. Mass grading of the site will be completed in the first phase of development, and installation of utilities, construction of roadways and sidewalks are planned to be completed in one phase. Lot development is anticipated to be completed in two to four years. New local roadways will serve the neighborhood, and sidewalks will be constructed on one side of the roadways. Sidewalks will provide pedestrian access and connections throughout the neighborhood and will connect to adjacent trails systems on Dell Road and Canopy Trail and the Riley Creek Conservation Area. 7Marshall Farms | PUD More than 13-acres of bluff land including existing trees, natural landscape and Riley Creek will be protected as green space which is identified as Outlot E on the preliminary plat. All proposed development complies with the adopted floodplain and shoreland overlay district requirements. Stormwater management facilities will be constructed to manage surface water increase because of additional impervious surface coverage from the development. Ponding is integrated throughout the development to manage the increased stormwater because of the increased impervious surfaces created as a result of the development. The ponds are designed to meet rate, quality and quantity requirements established by the City and watershed districts. The storm water design has been coordinated with the Dell Road Improvement. Stormwater pond and buffer areas will be vegetated with BWSR seed mixes to meet required BMPs, while providing a secondary benefit of establishing suitable habitat for pollinator species. A full stormwater report is included under separate section; however, the report demonstrates that the designed stormwater facilities will meet all applicable city and watershed requirements. Single Family Large Lot Design McDonald Construction 8Marshall Farms | PUD requested waivers or deviations Marshall Farms is proposed to be developed with a mix of detached housing types including villa and single- family homes on larger lots. As shown on the plan set, the lot sizes are most similar to the City’s adopted R1-9.5 zoning district regulations. Using the dimensional standards established by City Code, we have identified three (3) deviations from the base R1-9.5 zoning district that we are requesting as part of this PUD application. A majority of the requested deviations and/or waivers are from the R1-9.5 regulations associated with the villa lots. Since villa products are generally smaller in scale, height and size when compared to traditional single- family detached products, we believe that the proposed lots sizes are ‘right-sized’ for the product type and meet market expectations. With respect to garage orientation, size, and front yard setbacks we respectfully request flexibility from the standards for both the villa and single-family lots as detailed by block in the following sections. The following summary of each request for waiver from the standard is provided by Block: BLOCK 1 (Lots 1-18) and BLOCK 3 (Lots 1-10): Villa Lots Lot Area: The average lot size within Block 1 is approximately 9,319 square feet. Within the Block, four lots meet the minimum lot size, while 14 are undersized when compared to the zoning district standard. Within Block 3 the average lot size is 9,860 square feet and exceeds the minimum requirement. However, though the average exceeds the minimum requirement, three lots meet the minimum size, while seven are undersized when compared to the zoning district standard. Lot Width: The average lot width of all lots within Block 1 is approximately 64.8 feet. Within the Block, four lots meet the minimum lot width while 14 do not meet the minimum requirement compared to the zoning district standard. Within Block 3, the average lot with is approximately 73 feet which exceeds the minimum requirement. However, though the average exceeds the minimum requirement, three lots exceed the minimum requirement, while seven lots are undersized when compared to the zoning district standard. 9Marshall Farms | PUD Front Yard Setback: We are proposing the front yard setback to be 25-feet, which is a deviation from the required 30-foot setback in the base zoning district. Reducing the setback by five feet will increase the separation between the proposed homes and the development to the north, while creating additional useable back yard space. The proposed setback remains functional and practical, providing adequate driveway length to accommodate vehicle parking without encroaching on or obstructing the public sidewalk. The proposed setback maintains a consistent streetscape wile allowing for a more efficient site layout and improved lot usability. Garage Area: As shown in the submitted architectural concept plans, the garage area and orientation are street-facing. The smaller lot size constrains the ability to turn the garage and creates unnecessary hardcover (impervious surface). Additionally, since the villa product is slab-on-grade, storage will most likely be needed and demanded within the garage space. The current plans show approximately 600-square-foot attached garage spaces which may be constrained when calculated as a percentage of some of the smaller lots within the neighborhood. We respectfully request flexibility from the garage standards to permit front-loaded garages, and flexibility to increase garage area up to 9% of the lot area.HALL DINING 12' X 9'-10" LIVING ROOM 13' X 19' KITCHEN 12' X 22' OWNER'S SUITE 13'-6" X 14'-4" OWNER'S CLOSET 12'-5" X 8'-6" LAUNDRY 7'-8" X 8'-8"MUD ROOM 6'-10" X 8'-8" EN SUITE 9'-3" X 13'-10" BATH 8'-4" X 8'-9" OFFICE /BEDROOM #2 11' X 12' FOYER 6'-3" X 12' GARAGE 21' X 27'-6" PORCH MECH. 5'-10" X 10'-8"BEDROOM #3 12'-6" X 12' 4 SEASONPORCH 13' X 11'-6" PATIO PANTRY 5'-4" X 8'-6" 40' - 0" 82 ' - 0 " DUNDAS, MN PH (507) 366-1288 THE IDEAS, DESIGNS, DRAWINGS AND SPECIFICATIONS REPRESENTED HEREIN ARE AND SHALL REMAIN THE EXCLUSIVE COPYRIGHT PROPERTY OF MARKA, LLC. NO PART THERE OF SHALL BE USED, COPIED, OR DISCLOSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED WITHOUT THE WRITTEN CONSENT OF MARKA, LLC. THE PLANS FURNISHED HEREIN WERE PREPARED UPON REQUEST AND ARE NO MEANS MEANT TO BE ALL INCLUSIVE. MARKA, LLC ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. THE CONTRACTOR AND/OR OWNER MUST VERIFY AND CHECK ALL NOTES DETAILS, ELEVATIONS, SECTIONS AND FLOOR PLANS AND NOTIFY MARKA, LLC OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. NO WARRANTIES ARE EXPRESSED OR IMPLIED INCLUDING COMPLIANCE OF THIS PLAN WITH APPLICABLE BUILDING CODE REQUIREMENTS. THE SELECTION AND APPLICATION OF CORRECT STRUCTURAL MATERIALS IS THE RESPONSIBILITY OF THE BUILDER, THE OWNER OR THE USER OF THESE PLANS. PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PHASE & REVISION DATE FINISHED SQUARE FEET PROJECT # UPPER: MAIN: TOTAL: LOWER: PLATE HEIGHTS UPPER: MAIN: FOUND.: UNSPECIFIED HEADERS TO BE 2-2x10 W/ 2 TRIMMERS10" MIN. STAIR TREAD DEPTH & 7 3/4" MAX STAIR RISER HEIGHT ALL ANGLES ARE 45 DEGREES UNLESS NOTED OTHERWISE ALL EXTERIOR DIMENSIONS ARE TO OUTSIDE OF SHEATHING, CONCRETE OR FOUNDATION INSULATION GARAGE: SHEET NAME SHEET # 3/2 3 / 2 0 2 6 4 : 3 4 : 1 4 P M TH E V I L L A S - O P T I O N 1 JRB610 2126 2126 10'-1 1/8" 4'-0" POUR SD1 2.26.26 SW X-101 SD2 3.23.26 SW PRESENTATION 1/4" = 1'-0"X-101 1LIT - MAIN FLOOR PLAN P.O. BOX 3915411 LAKERS LANE, SUITE 204NISSWA, MN 56468 218.232.6031MARKA.DESIGN HALL DINING12' X 9'-10" LIVING ROOM 13' X 19' KITCHEN12' X 22' OWNER'S SUITE13'-6" X 14'-4" OWNER'SCLOSET 12'-5" X 8'-6" LAUNDRY 7'-8" X 8'-8"MUD ROOM 6'-10" X 8'-8" EN SUITE9'-3" X 13'-10" BATH 8'-4" X 8'-9" OFFICE /BEDROOM #2 11' X 12' FOYER 6'-3" X 12' GARAGE 21' X 27'-6" PORCH MECH. 5'-10" X 10'-8"BEDROOM #3 12'-6" X 12' 4 SEASONPORCH 13' X 11'-6" PATIO PANTRY 5'-4" X 8'-6" 40' - 0" 82' - 0 " THE IDEAS, DESIGNS, DRAWINGS AND SPECIFICATIONS REPRESENTED HEREIN ARE AND SHALL REMAIN THE EXCLUSIVE COPYRIGHT PROPERTY OF MARKA, LLC. NO PART THERE OF SHALL BE USED, COPIED, OR DISCLOSED IN CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIED PROJECT FOR WHICH THEY HAVE BEEN PREPARED WITHOUT THE WRITTEN CONSENT OF MARKA, LLC. THE PLANS FURNISHED HEREIN WERE PREPARED UPON REQUEST AND ARE NO MEANS MEANT TO BE ALL INCLUSIVE. MARKA, LLC ASSUMES NO RESPONSIBILITY FOR STRUCTURAL OR DIMENSIONAL ERRORS OR OMISSIONS. THE CONTRACTOR AND/OR OWNER MUST VERIFY AND CHECK ALL NOTES DETAILS, ELEVATIONS, SECTIONS AND FLOOR PLANS AND NOTIFY MARKA, LLC OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. NO WARRANTIES ARE EXPRESSED OR IMPLIED INCLUDING COMPLIANCE OF THIS PLAN WITH APPLICABLE BUILDING CODE REQUIREMENTS. THE SELECTION AND APPLICATION OF CORRECT STRUCTURAL MATERIALS IS THE RESPONSIBILITY OF THE BUILDER, THE OWNER OR THE USER OF THESE PLANS. PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PHASE & REVISION DATE FINISHED SQUARE FEET PROJECT # UPPER: MAIN: TOTAL: LOWER: PLATE HEIGHTS UPPER: MAIN: FOUND.: UNSPECIFIED HEADERS TO BE 2-2x10 W/ 2 TRIMMERS 10" MIN. STAIR TREAD DEPTH & 7 3/4" MAX STAIR RISER HEIGHT ALL ANGLES ARE 45 DEGREES UNLESS NOTED OTHERWISE ALL EXTERIOR DIMENSIONS ARE TO OUTSIDE OF SHEATHING, CONCRETE OR FOUNDATION INSULATION GARAGE: SHEET NAME SHEET # 3/2 3 / 2 0 2 6 4 : 3 4 : 1 4 P M TH E V I L L A S - O P T I O N 1 JRB610 2126 2126 10'-1 1/8" 4'-0" POUR SD1 2.26.26 SW X-101 SD2 3.23.26 SW PRESENTATION 1/4" = 1'-0"X-1011 LIT - MAIN FLOOR PLAN 10Marshall Farms | PUD BLOCK 2 (Lots 1 – 22): Single Family Lots Garage Area: The single-family lots are generally oriented north-south with the backyards abutting and overlooking the bluffline. To create a usable and generous backyard, the homes are pulled towards the street frontage which results in the garages facing the road right-of-way. By pulling homes towards the street, it limits the ability to turn the garage perpendicular to the roadway and, if required, would unnecessarily increase impervious surfaces and limit backyard space. Buyers are anticipated to be families, that may include multi-generational households, with multiple drivers and vehicles, not to mention storage needs. To meet the needs of our future residents and maintain neighborhood quality by minimizing outdoor parking and storage in the community, we believe that increasing the garage space is important to maintain the architectural integrity of the neighborhood. However, we understand that with an increase in garage area and garage doors the architecture and massing of the homes becomes integral to maintaining the character of the neighborhood. Living spaces above the garage help to create visual balance and create opportunities for additional architectural details that result in a cohesive design that focuses on the principal living spaces, not the garages. Our team has thoughtfully designed exteriors that disguise the additional garage doors through plane breaks with recessed door areas, color choices and door materials that support the architectural integrity of the homes. As such, we request flexibility from the garage standards to permit front-loaded garages, and flexibility to increase garage area up to 9% of the lot area to permit up to four car garages. Front Yard Setback: We are proposing the front yard setback to be 25-feet, which is a deviation from the required 30-foot setback in the base zoning district. Reducing the setback by five feet will increase the separation between the proposed homes and the development to the north, while creating additional usable back yard space. The proposed setback remains functional and practical, providing adequate driveway length to accommodate vehicle parking without encroaching on or obstructing the public sidewalk. The proposed setback maintains a consistent streetscape wile allowing for a more efficient site layout and improved lot usability. Front elevation architectural design elements help to articulate façade and create visual interest from the street. 11Marshall Farms | PUD rare species assessment In 2024 the previous developer engaged Kjolhaug Environmental Services to prepare a Rare Species Assessment. Their memo, updated May 30, 2024 is provided as an attachment to this submission. As part of their assessment they reviewed rare plant species and wildlife to determine if the proposed development had the potential adversely impact Minnesota or Federally listed rare plant or wildlife species. The analysis concluded that the development area, or “Action Area” was outside the area of any potential impact based on the records review and field visits conducted. The extents of the proposed Marshall Farms grading activities are essentially the same as those studied within the Kjohlaug memo. No significant changes to the site have occurred since the analysis was completed in 2024 and therefore the conclusions are assumed to remain valid. The Kjolhaug memo concluded that the, “project will not result in impacts to state or federal threatened, endangered, or special concern plant species or native plat communities.” summary of civil & engineering plans This submission includes a full civil plan set, including stormwater management report, survey and preliminary plat. The civil plan set includes the following: »Existing Conditions »Grading, Erosion Control and Drainage »Utility Plan »Tree Inventory »Landscape Plan »SWPPP »Traffic Study Sathre-Bergquist, Inc. prepared the preliminary grading plan included within this submission. The preliminary grading plan aligns with the Dell Road Improvements project. Through this coordination, approximately 175 linear feet of retaining wall has been eliminated, resulting in a measurable cost savings for the City’s Dell Road Improvement project. 12Marshall Farms | PUD The current grading analysis indicates that the site is approximately 15,000 cubic yards short of fill material. Based on discussions with City staff, the Dell Road Improvements project currently has an excess of approximately 15,000 cubic yards of material that may be used as part of the site development. Coordinating the grading between these two projects provides the opportunity to balance earthwork on-site, which will significantly reduce hauling, disposal, and import costs. This approach will provide meaningful cost savings and efficiency for both projects. Site investigation and due diligence was completed including initial geotechnical evaluation to determine ponding and road locations. The stormwater facilities include storm sewer, curb and gutter with connections to proposed ponding onsite. The full report is provided with this submission. A traffic study was completed in 2024 as part of the prior application process and an addendum to that study has been completed to reflect the revised site plan. The addendum concludes that additional trips generated as a result of the new neighborhood will result in acceptable level of service on Dell Road provided the improvements as shown are constructed. The main entrance into the neighborhood is from Dell Road and improvements are shown on the civil plan set. The internal road network will connect to Canopy on the northeast corner of the site providing two ingress/egress points into the neighborhood. The proposed subdivision includes 50-lots and does not trigger mandatory environmental review per Minnesota Statute 4410; however, several of the typical items addressed within the environmental review process are addressed within the civil plan set. 13Marshall Farms | PUD comp plan guide plan summary of request 1. What impact does the requested Comprehensive Guide Plan change have on the balance of land uses in the City? The subject parcel was guided Low Density Residential (LDR) up until the previous developer requested a change to permit the northern half of the parcel to develop more intensely with Medium Density Residential uses. The proposed re-guiding is consistent with how the City envisioned the property to be developed up until recently. The proposed project will develop at a density of approximately 3.6 dwelling units per acre, which is on the higher end of the LDR density range. As a result, we believe that the proposed reguiding is consistent with the City’s vision for development of the parcel and will not adversely affect the City’s overall land use plan. 2. What impact does the Comprehensive Guide Plan change have on surrounding land uses? The proposed re-guiding of the parcel will permit the development of the neighborhood with a mix of single-family detached uses. The proposed development pattern is consistent with the surrounding single-family lot patterns to the north, south and west of the parcel. We believe that the proposed re- guiding will result in a compatible development with surrounding land uses. 3. What impact does the Comprehensive Guide Plan change have on the site? The proposed re-guiding will allow for a cohesive single-family detached housing development with a mix of housing types. The lot sizes and density will be desirable within the market but will also result in a more cohesive land use pattern with existing single-family neighborhoods, the Riley Creek Conservation Area, bluff land and Riley Creek. 14Marshall Farms | PUD 4. What impact does the Comprehensive Guide Plan change have on City services, such as sewer, water, storm water run-off, and roads? The proposed re-guiding will reduce the intensity of development on the subject parcel compared to the current MDR guiding. The development will comply with all rules and regulations for stormwater management and comply with the City’s engineering standards. 5. Does the proposed land use/Comprehensive Guide Plan change result in more appropriate use of the land? Yes, the proposed re-guiding will result in a more compatible development than the current guiding. As described above, the proposed neighborhood will include a mix of single-family detached housing types that are similar in size and scale to surrounding neighborhoods. Furthermore, the proposed development pattern will reduce intensity of uses which will be more compatible with the adjacent Riley Creek Conservation Area, bluff land, and Riley Creek. 6. Add color maps depicting the current and proposed land use 7. Legal descriptions of proposed land uses before and after platting (On Survey) The legal descriptions of the parcel are provided on the certificate of survey. Adopted 2040 Land Use Plan 2024 Land Use Plan Amendment Proposed 2026 Land Use Plan Amendment legend rural low density residential medium density residential parks & open space legend rural low density residential medium density residential parks & open space Adopted 2040 Land Use Plan 2024 Land Use Plan Amendment Proposed 2026 Land Use Plan Amendment Marshall Farms Eden Prairie, MN PUD & Comprehensive Guide Plan Amendment O U T L O T E 501,385 sf [] [] [] APRON - 912.8 91 0 91 5 APRON - 914.3 20 ' P O N D A C C E S S 20 ' P O N D A C C E S S 20' P O N D A C C E S S POND 30-41-C NWL 912.0 HWL 915.1 L17B1 B L O C K 1 B L O C K 3 B L O C K 2 B L O C K 2 B L O C K 3 B L O C K 1 10 10 10 10 10 10 10 10 20 20 20 O U T L O T A 25,484 sf O U T L O T B 9,387 sf L16B1 L15B 1 L14B1 L13B1 L12B1L11B1L10B1L9B1L8B1L7B1L6B1L5B1 L4B1 L3B1 L2B1 L1B1 L2 2 B 2 L2 1 B 2 L2 0 B 2 L1 9 B 2 L18B 2 L1 7 B 2 L16B 2 L15B2 L14B 2 L13B 2 L12B2 L11B2 L10B2 L9B2 L8B2 L7B2 L6B2 L6B 2 L4B 2 L3B2 L2B2 L1B2 L10B3 L9B3L8B3L7B3L6B3L5B3L4B3L3B3 L2B3 L1B3 O U T L O T D 37,480 sf O U T L O T C 14,387 sf ROW 283,920 sf CRESTWOOD TERRACE CANOP Y T R A I L MA B L E L A N E CANO P Y T R A I L WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB WB POND 30-41-B NWL 913.0 HWL 914.1 POND 30-41-A NWL 911.0 HWL 914.1 POND 30-41-D NWL 902.0 HWL 906.2 S S [] [] [] c L003OFMARSHALL GARDENS EDEN PRAIRIE, MINNESOTA WOODDALE BUILDERS3-25-2026 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2024 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 5-20-2026 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson L001LANDSCAPE PLAN 0000-PLAN-126034-SHEET-LAND 4-24-2026 city comments 5-20-2026 city comments SR R GN NE ENIG E DESI E NN SATHRE-BERGQUIST, INC. S US S Y R S O ER EVR PLA 14000 25TH AVENUE NORTH, SUITE 120 PLYMOUTH MN 55447 (952) 476-6000 WWW.SATHRE.COM To: Eden Prairie planning commission We wanted to share our concerns with the proposed development as it currently stands. While we appreciate the reduction in total units, the current project layout simply shifts the conﬂict from a traﬃc conversation to a severe privacy and home values concern. The burden of this building density is born primarily by the existing adjacent Geisler Road residents. It is important for the Commission to note that there are two distinct audiences among the aﬀected community members: 1. The General Vicinity Neighbors: Residents in the wider neighborhood who naturally prioritize broader infrastructure concerns like walking paths, greenways, and traﬃc ﬂow. 2. The Directly Adjacent Neighbors: Homeowners along the northern border whose immediate quality of life, privacy, and property values face severe, direct erosion. While the developer’s current modiﬁcations may placate vicinity traﬃc concerns, they actively amplify the privacy and home value issues driven by negative visual massing and space compression felt by those of us sharing a property line. Those along the northern border are most directly impacted, and our protection should be the city's highest priority. 1. The "Conservation" Misnomer Wooddale Builders emphasizes that 13 acres are being "preserved" as open space along the bluﬀ corridor and Riley Creek. We challenge the framing of this constraint as an altruistic community beneﬁt: • Topographical Constraints: This "preserved" land consists entirely of protected wetlands, steep bluﬀs, and Riley Creek. These are areas that are structurally unbuildable due to mandatory city setbacks and extreme, cost- prohibitive stabilization requirements. • The Reality: The developer is not "giving" land back to Eden Prairie out of community goodwill. They are simply designating legally unbuildable terrain as a green counterweight to justify extreme, compressed high-density zoning on the remaining small fraction of buildable acreage. We request that the committee explicitly distinguish between functional topographical constraints and authentic conservation. Density is calculated based on buildable land only and at a min, this is on the higher end. We would like to understand the calculation. 2. Density, "Visual Massing" & The Wall Eﬀect While the developer claims a reduction in units is a win, the density of the footprint along the northern edge remains the core issue. This modiﬁcation addresses regional traﬃc metrics but does nothing to solve the severe localized building density footprint along the northern boundary. • The "Wall" Eﬀect: The proposed tight clustering of homes creates a continuous, high-mass "wall of buildings" rather than reﬂecting the open, residential neighborhood character established in this section of Eden Prairie. • Privacy Incursion: These structures sit aggressively close to our rear property lines, completely looming over existing backyards, blocking out mature trees, and diminishing open sky. To evaluate this fairly, the commission must require the developer to provide the exact rear setback distances and demonstrate how they align with the historical, established character of the Geisler Road home layouts to ensure everyone's privacy is maintained. Cindy & Scott Leverenz – 9703 Geisler Rd Sridhar Mahendrakas – 9687 Geisler Brandon Hegstrom - Rd9712 Geisler Rd Daniel & Lelani McNitt Barb Hamilton-Sustad – 9711 Geisler Rd Frank Gerard Vernoia – 9724 Geisler Rd. 3. The Buﬀer & Landscaping Gap A primary point of contention is that the developer is seeking preliminary approval without concrete commitments to screening. • Admission of Missing Details: In written correspondence, the developer's Director of Sales and Marketing openly admitted that the preliminary plat map currently under review does not reﬂect a landscaping or screening plan. • The Regression: Earlier concept plans for this development site explicitly featured green buﬀers and ponds to protect existing homeowners—elements that have been completely wiped out in favor of placing massive residential blocks directly against our property lines. • Direct Question to the Committee: “Why has the vital greenery and perimeter screening from previous iterations been stripped away, forcing existing residents to absorb the full visual impact of this density?” 4. Property Value & "Broader Community" Beneﬁt The developer argues that adding public trails and open space beneﬁts the city as a whole. However, a beneﬁt to the broader community should never be subsidized by the immediate erosion of neighboring property values. • Local Market Deterioration: This overdevelopment threat is already actively harming our local market. We are seeing homes in the immediate vicinity drop to a devastating $158/sq ft in the most recent sale — a massive, documented plunge away from the $202 Eden Prairie average and historical local baselines from just two years ago. The proposed development was given as the reason for the lower oﬀer by several of the bidders. If this project is approved, we would need to seek a corresponding reduction in taxes. • The Aesthetic Conﬂict: As noted by residents, tightly packed, high-density detached structures with narrow spacing look less like a single-family neighborhood and more like an invasive "row of apartments". We challenge the committee to protect the neighborhood's economic health and ensure the new layout matches the value and aesthetics of the surrounding Geisler Road estates. Formal Closing Request The developer has stated that they are operating as a large team and may deﬂect speciﬁc engineering, landscaping, or setback inquiries during public comment by promising to address them "later in the process". Because post-approval promises oﬀer no legal protection to current homeowners, we formally request that the Planning Commission table postpone any preliminary plat approvals until the developer submits and we have agreement on the following: 1. A complete, legally binding building, architectural landscaping and visual screening plan. 2. A formal engineering and structural stabilization report regarding the bluﬀ corridor and water runoﬀ constraints. 3. Exact physical dimensions of the rear setbacks, side-by-side with the current setback proﬁles of the aﬀected Geisler Road properties. Planning Commission Staff Report Date: June 8, 2026 Subject: Code Amendments – Amending Section 11.02 Definitions, Amending Section 11.05, Permitted Use Table, Commercial and Industrial Districts and Amending City Code Section 11.30 Industrial Districts all related to regulating the establishment and operation of Data Centers From: Beth Novak-Krebs, Senior Planner ITEM DESCRIPTION The proposed amendment to City Code defines and regulates data centers. The proposal includes language in the code defining data centers, allowing data centers as a permitted use in the Industrial General Zoning District, and establishing the regulations for data center uses. REQUESTED ACTIONS Approve an ordinance that amends City Code Sections 11.02 Definitions, Section 11.05, Permitted Use Table, Commercial and Industrial Districts and Section 11.30 Industrial Districts. PROJECT DESCRIPTION/ BACKGROUND The City Council, at its workshop on April 7, 2026, directed staff to prepare regulations for data centers, to ensure land use compatibility within the city, and to manage and mitigate potential negative externalities, including noise, electricity, and water use. The purpose of the proposed regulations is to ensure such facilities are compatible with surrounding land uses, minimize environmental impacts, protect natural resources, advance the goals of the City’s Climate Action Plan, and contribute positively to the community. Addressing the location, establishment, and standards for data centers is important to ensure the health, safety, and general welfare of residents, landowners, and the general public. PROPOSED CODE AMENDMENTS: The proposed amendments provide a clear definition of data centers, allow data centers as a Permitted Use in the Industrial General Zoning District and establish regulations for the establishment and operation of data centers. Section 11.02 Definitions The proposed data center definition establishes data centers as facilities where the storage, management, processing, and transmission of digital data are the primary function. This differentiates data centers from the accessory “server” rooms common in many existing businesses. Section 11.05 Permitted Use Table – Commercial and Industrial Districts Data centers are being proposed as a Permitted Use in the Industrial General (I-Gen) Zoning District. The I-Gen district is established for those businesses requiring larger sites, outdoor storage, and inferred, but to be clarified, those that have more intensive impacts on adjacent Staff Report – Code Amendment Relating to Data Centers June 8, 2026 Page 2 properties. There are 21 properties currently zoned I-Gen. These properties are mostly located around Industrial Drive, just south of Highway 62 and east of Fuller Road. Data centers are consistent with the special purpose of the I- Gen Zoning District and the proposed amendments allow this use in areas with similar needs and intensity. The amendment includes adding data centers in the Permitted Use Table in the Commercial and Industrial Uses, under I-Gen. Section 11.30 Industrial Districts - Adding Subdivision 6, Data Centers Data centers can generate adverse impacts on the environment, energy usage, water usage, and noise. The proposed reasonable regulations are intended to manage and mitigate potential adverse impacts to the surrounding uses and the City. The key benefits from the proposed regulations include enhanced energy grid reliability, managed impact to limited water resources, managed environmental impacts, including noise and visual impacts to differing land uses, increased use of renewable energy, and alignment with state and local climate action goals. The proposed language includes a requirement that a data center use must be, at a minimum, 700 feet from property on which one or more residential dwellings are located. In addition, all mechanical equipment, including but not limited to transformers and generators, must be located at a minimum 700 feet from abutting right-of-way or property on which one or more residential dwellings are located. This is intended to minimize potential impacts to residential properties. Other regulations include screening requirements, use of renewable energy sources including solar, use of recycled or closed loop water system and the submittal of information specific to the data center use proposed, such as equipment specifications, electricity and water usage, and alignment with the City’s Climate Action Plan goals. Because this information can vary between individual data centers, this allows the City to establish mitigation measures that address the impacts specific to the individual data center. STAFF RECOMMENDATION Staff recommends approval of the amendments as presented in the draft ordinance. ATTACHMENTS Draft Ordinance CITY OF EDEN PRAIRIE HENNEPIN COUNTY, MINNESOTA ORDINANCE NO. AN ORDINANCE OF THE CITY OF EDEN PRAIRIE, MINNESOTA AMENDING CITY CODE CHAPTER 11, SECTION 11.02, SECTION 11.05, AND SECTION 11.30 RELATING TO DATA CENTERS AND ADOPTING BY REFERENCE CITY CODE CHAPTER 1 AND SECTION 11.99 WHICH AMONG OTHER THINGS CONTAINS PENALTY PROVISIONS THE CITY COUNCIL OF THE CITY OF EDEN PRAIRIE, MINNESOTA ORDAINS: Section 1. City Code Chapter 11, Section 11.02, Definitions, is amended by adding the following definition alphabetically and renumbering all the definitions: “Data Center” A facility used primarily for the storage, management, processing and transmission of digital data, which houses computer or network equipment, systems, services, appliances, and other associated components related to digital data storage, which may also include offices, air handlers, utility substations, generators, water cooling systems, and other appurtenances necessary to support the operations. A data center is not considered a warehouse for the purposes of this ordinance. Section 2. City Code· Chapter 11, Section 11.05, Subdivision D, Permitted Use Table for Commercial and Industrial is amended by adding the following row under Industrial and in alphabetical order: Office FS N-C-C-C-Reg-C-I-2 I-5 I-Gen A-A-C Data P Section 3. City Code Chapter 11, Section 11.30 Industrial Districts, Subdivision 1, Purposes, C. is amended by revising the special purpose of the I-Gen Zoning District as follows: C. The special purpose of the I-GEN General Industrial District is to provide locations where industries that desire large sites, outdoor storage, or have more intensive impacts can operate with reasonable regulations to mitigate adverse impacts on other uses. Section 4. City Code Chapter 11, Section 11.30 Industrial Districts, is amended by adding Subdivision 6, Data Centers as follows: Subd. 6. Data Centers A. Purpose and Findings. This purpose of this subdivision is to regulate the establishment and operation of data centers to ensure such facilities are compatible with surrounding land uses, minimize environment impacts, protect natural resources, advance the goals of the City’s Climate Action Plan, and contribute positively to the community. The Council finds that defining and addressing the location, establishment, and standards for data centers is important to ensure the health, safety, and general welfare of residents, landowners, and the general public. All data centers are subject to the regulations contained in this subdivision. B. Permitted Use. Data centers are a permitted use in the I-General Zoning District subject to the following standards and requirements. C. Performance Standards. All data centers must comply with the following performance standards and requirements: 1. Must not be located any closer than 700 feet from property on which one or more residential dwellings are located as measured from property line to property line. 2. All mechanical equipment, including but not limited to transformers and generators, must not be located closer than 700 feet from abutting right-of-way or property on which one or more residential dwellings are located as measured from property line to property line. The equipment must be fully screened by a building that is visually integrated with the design of overall development or screened by a decorative screen wall. 3. The data center must be connected to and use the City water system. 4. Buffers and screening must be provided in accordance with Section 11.42, Subd. 5.R. D. Submittal Requirements. Prior to issuance of the first City approval required for a data center project, including but not limited to rezoning, site plan, or building permit approval, the applicant must submit the following information to the City. As a condition of approval, the City may require mitigation plans commensurate with the findings of the studies. 1. Land use compatibility study. 2. Noise study. 3. Environmental impacts and resource conservation study. 4. Community impacts study (emergency services, solid waste, schools, etc.) related to the proposed data center. 5. Respective to the City’s Climate Action Plan goals, the applicant must provide a narrative demonstrating how the data center project aligns with the following sustainability objectives: a. Positively impacts on the goal of community-wide carbon neutrality by 2050. b. Contributes to the interim goal that 80% of all new construction projects are net zero emissions by 2040. c. Contributes to the interim goal that the City meets 10% of its electricity load through the use of on-site solar by 2040. 6. Confirmation that sustainability measures will be incorporated into project, including the following information: a. Proof of compliance or certification with at least one of the sustainable design or green building standards identified in Minn. Stat. § 297A.68, Subd. 42(l)(1-7). b. Report on estimated energy usage of the project and utility capacity to meet electrical demand. This must include confirmation from the electric utility that the increased demand from the project will not prevent or delay the utility from meeting its renewable energy requirements under Minn. Stat. § 216B.1691. c. Proof of incorporation of renewable energy into the design and operation of the proposed data center, including but not limited to incorporation of on-site solar on at least 70% of usable roof space within six months of occupancy. d. Study identifying estimated annual water usage of the project and subsequent impact on wastewater systems. Study should include proof of incorporation of water conservation measures, including but not limited to: i. WaterSense certified fixtures; and ii. Closed-loop cooling systems, air cooling, or other cooling systems that utilize recycled or reclaimed water and minimize new water use. e. Proof or certification that any backup power generators will be Tier 4 backup generators to limit air pollution as certified by the EPA. 7. A decommissioning plan. Section 5. This ordinance will become effective from and after its passage and publication. FIRST READ at a regular meeting of the City Council of the City of Eden Prairie on the ___ day of ___ 2026, and finally read and adopted and ordered published at a regular meeting of the City Council of said City on the ______day of _____ , 2026. ___________________________ _________________________________ David Teigland City Clerk Ronald A. Case, Mayor Published in the Sun Sailor on the ____ day of ______________, 2026.