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HomeMy WebLinkAboutPlanning Commission - 06/08/2026Approved Minutes Eden Prairie Planning Commission Meeting 7 p.m. Monday, June 8, 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. All Commission Members were present. II.Pledge of Allegiance III.Approval of Agenda MOTION: Taylor moved, seconded by Farr, to approve the agenda. Motion carried 9-0. IV.Minutes A.Planning Commission meeting held Monday, May 11, 2026 MOTION: Palmisano moved, seconded by Taylor, to approve the minutes of the Planning Commission Monday, May 11, 2026. Motion carried 9-0. 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 PLANNING COMMISSION MEETING MINUTES June 8, 2026 Page 2 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. Barnhart displayed the preliminary plat and presented the staff report. This application sought a change to the Comprehensive Plan and to the zoning of the area from Rural to R1-9.5 Residential. The area would be subdivided into 50 single-family homes and five outlots for stormwater management ponds and for open space along the bluff. The application included a PUD Concept Review with waivers to lot area, lot width, front yard setback and garage storage area. 24 of the lots would not meet the lot width requirement. The average lot size was over 10,000 square feet. The front yard setback requested was 25 down from the required 30 feet. This brought houses away from the rear property line to the north and south, which formed the bluff line. This parcel had been proposed for development in 2024, but the previous approvals expired, and the zoning reverted to Rural. This was an entirely new proposal. The Commission Member packets included comments received from neighbors and staff would address these: There was concern that much of the donated land was undevelopable, steep slopes and bluffs. These areas would be dedicated to the City, and guided Parks and Open Space, especially the land south of the development. The City owns many of these types of properties. There were some flat areas south of the creek that could be developed but would be retained as open space as well. The park and open space areas were an offset of the PUDs requested. This would shift density into the development. There was concern that density was inaccurately calculated. 13 acres would be developed, the rest being undevelopable or right-of-way. The calculation is made on gross density in Eden Prairie. The low density designation anticipates density in the 0.1-5 units per acre range. This development had 3.6 units an acre, well within the Comprehensive Plan guidelines. There was concern about the “wall effect” created along the north property line, since there was minimal space between the homes here. There were no waivers requested for side yard setback, since all met all requirements in this respect. It was not out of character for a R-19.5 Zoning District. There was concern regarding privacy loss along this north side, but the separation was typical, between 70 to 120 feet, as many of the homes would back up to a pond. However, the developer did address this to reduce the PLANNING COMMISSION MEETING MINUTES June 8, 2026 Page 3 setback to bring houses away from the property line. There was no landscaping/screening requirement for single-family residential developments. The developer proposed to replace trees along the north property line, but not all the way across, due to stormwater drainage requirements. There was concern that this development did not have a landscaping plan, but there was one, and it exceeded requirements. There was concern regarding property values and market impacts. The City Assessor did not find evidence this development would adversely impact the existing, thriving neighborhoods. Six of the last eight house sales had prices that exceeded the assessed housing values. House sales depended upon a number of criteria, many of which were not under control of the City. This development has been discussed for three years. As a rule, new residential developments did not negatively impact existing residential developments. Farr asked for and received confirmation the land had been guided low density residential in the past but then had reverted to Rural when the previous proposal was abandoned, and there were no side yard setback waivers being proposed. He asked for and received confirmation there would be 18 regular lots instead of 12 larger lots along the north side. He noted with the smaller side yard setbacks there would be more open, or “negative” space and more visibility. Barnhart agreed; with larger lots there could be larger houses built, leading perhaps to less visibility. Steve Schweeters, owner of Wooddale Builders, detailed the application. He stated there had been and would be more meetings with the existing residents of the area. This would be a 50-unit single-family home development with a villa style. The houses would be affordable. Wooddale Builders had also developed Stable Path and Highland Oaks and was making an effort to keep price points down. Dan Schmidt, civil engineer, stated he had worked with City staff for six months. The sanitary sewer would have access on Dell Road and on Canopy Trail. The stormwater treatment design met requirements. This design had been sent to the Watershed District, and he was working through the comments. He displayed a comparison to the 2024 Marshall Farms project, showing fewer homes and lots, less density, a lower number of trips per day (down 45 percent), EV-ready garages and solar-panel-ready homes, and a similar plan for trails. He noted the current proposed density was closer to the original guidance for the property. The development would have 28 villa homes and 22 single-family homes. The villas would have 55-foot-wide lots, and there would be single-family homes along the south side. The villa lots would have a 68-foot area and a 25-foot front yard setback for parking and to increase the backyard space. A couple of the PLANNING COMMISSION MEETING MINUTES June 8, 2026 Page 4 single-family lots would be below the minimum of 9,500 feet to protect the bluff. Schmidt described the landscape plan, which included an entrance monument, sidewalks connecting to the park areas, and one tree in the front yard of every home. The developed had increased the screening by 50 percent along the north after the comments from a neighborhood meeting. Paul Reiland of Johnson Reiland Homes introduced David Rennet of McDonald Construction. Reiland stated Johnson Reiland would build the villas and half of the single-family homes. He displayed the villa models and floor plans. The target market for these were empty nesters and retirees. The houses would be slab-on- grade and wheelchair-friendly. These would be 150-foot deep lots, deeper than usual. Rennet stated McDonald Construction would build the non-slab, single-family homes, which would be a mix of rambler and two-story homes. The ramblers would have basements. These homes would range from 3,000 to 4,000 square feet. Rennet displayed the rambler single-family home model with the three-car garage. Reiland displayed another single-family home rambler model (Fall Parade House) and the two-story, 6,000 square foot single family homes with three- and four- car garages. Rennet stated McDonald Construction was a Green Path builder incorporating sustainability and energy efficiency, including solar, EV-ready garages, triple- pane windows, and other future-ready features. Richard Koppy, of 9872 Crestwood Terrace, stated he lived across from where the development would be. He stated he moved here from Minnetonka, and was happy with the current design, as were his neighbors. However, he stated the City of Eden Prairie needed to use this development as an impetus to complete the neighborhood, which he did not see happening. He urged the City to try to finish the neighborhoods with landscaping, trails and a better street system. Speed on Dell Road, where he and his wife walked his dogs, was a concern. He suggested a roundabout between Flying Cloud Drive and Pioneer Trail to control speed. The Pioneer Road detour on Dell Road was already contributing traffic; he wished the City to look at the entire situation once everything was paved and have a landscape plan for Dell Road. He also suggested constructing a parkway, similar to Bear Path homes. Koppy added that five years ago the City staked his backyard for the right-of-way for a trail system, but it was never utilized. He envisioned a trail system to Lake Riley. He asked the City to at least plan it and tie the various parts of the neighborhood together. He also urged there be more public meetings regarding PLANNING COMMISSION MEETING MINUTES June 8, 2026 Page 5 these issues. Overall he commended the proposal. Larry Erickson, of 9752 Laforet Drive, also commended the development, but added there were a lot of dead trees along the lot line, in the City outlot, and urged staff to work with the developer. Daniel Knitt, of 97191 Geisler Road, stated that two homes valued at 875,000 instead sold for 750,000. Increased density lowered property values because homebuyers did not want to move into an overly populated area. He added the neighborhood had submitted a letter bringing up six points of concern. He suggested the developer shift the pond to the north. He found Farr’s comment regarding negative space valid but added reducing the houses to a 12-count from an 18-count would give a more spacious feel by opening up the northern wall. Traffic would also increase due to the waivers; not approving the waivers would give a more community feel to the development. Barb Hamilton-Susted, of 9711 Geisler Road, stated that the north “wall effect” impacted six or seven homes directly. She stated she understood the length versus depth concept but urged the commission to go beyond the minimum lot size. She found this was not a good look, and it would decrease home values. Home values were dropping in her neighborhood, according to recent home sales near her (150,000 instead of the median 202,000 or the 185,000 value from two years ago). She also asked if the proposed homes would be affordable, since price points were not mentioned. MOTION: Schumacher moved, seconded by Kirk, to close the public hearing. Motion carried 9-0. Duncan stated Copy’s comments would be addressed in the Comprehensive Planning process. Barnhart stated the comment regarding dead trees could be shared with the Parks and Recreation Department. Bourne stated staff was would be working with the developer to remove the dead trees. Reiland stated the villas would start in the $900,000 range for a single level, and the single family homes in the middle million range, some to break two million dollars. Schumacher asked for and received confirmation the waiver for the front yard setback was for all of the homes in the development. Farr asked for and received confirmation the previous design had a through- route along Crestwood Trail. He found the current configuration of Crestwood an improvement. There had also been a “wall” comment on the south side of the PLANNING COMMISSION MEETING MINUTES June 8, 2026 Page 6 last development that came through the commission in 2024. Larger lot sizes could contribute larger, multistoried homes rather than the slab-grade homes proposed. Kirk stated he frequently drove Dell Road and understood the traffic concerns, and for an overview on Dell Road. Schulze replied there was future project to pave the gravel section of Dell Road. It would occur along with this development. There would be more curves, giving a more natural look, and it would remain a 30-mph state-aid street. It would keep the same look and design feel down the bluff section of this development. Taylor asked what species of trees would be used for screening. Reiland replied this was in the landscape plan and there would be 19 Black Hill Spruce trees and 13 Norway Spruce trees, eight evergreen trees and a number of maple trees. Taylor asked if there could be more evergreens planted, and Reiland replied he was not the landscape architect, but this could be done. Schweeters stated there would be another neighborhood meeting to address all these concerns. More trees could be worked out with the builder, and the homeowners could of course plant more. Evergreens would be staggered with deciduous trees for screening during the winter months. Duncan stated it was her understand that screening like for like zoning was not typically done and she was not sure all of that screening was necessary, yet it had been increased to accommodate residents’ concerns. Farr agreed, adding transitions between zones requiring screening, but this was single-family to single-family, not requiring neighborhood walls with tree thickets. Kirk stated any major development was a big deal to the residents who lived near it. This area had undergone two development iterations, and he found the outcome a good one. The density dropped traffic significantly (45 percent). He reminded that the commission needed to represent three major groups in Eden Prairie: the residents, the staff who enforced regulations and standards, and the new homeowners. He found this to be a reasonable balance and supported the development. Duncan stated she appreciated the developer’s hard work and found this to be an improvement over the previous proposal. She added she was not a fan of the northern line of lots but in general she found this to be a good development. MOTION: Kirk moved, seconded by Schumacher, to recommend approval for the Guide Plan change, PUD Concept Review, PUD District Review, Zoning Change, and Preliminary Plat as recommended by staff as represented in the June 8, 2026 staff report Motion carried 9-0. PLANNING COMMISSION MEETING MINUTES June 8, 2026 Page 7 B. Code Amendment – Data Centers (2026-01CA) 1. Request for approval to amend City Code, Chapter 11 relative to definition and regulation of Data Centers. Duncan stated she would abstain from voting due to her employment with Excel but would be a part of the discussion. Taylor also abstained from the voting due to his employment with Mortensen . Barnhart presented the staff report. The City of Eden Prairie was attempting to get ahead of the ongoing discussion in other cities by being proactive and establish reasonable regulations for Data Centers. The City could not prohibit data centers, but they could be located in the I-GEN Zoning District. Data Centers were defined as standalone businesses, not a server room. The amendment would establish specific standards: minimal proximity to residential (700 feet), minimal proximity to mechanical units, and submittal requirements. The City would also require a data center recycle the water used and to use renewable energy sources, among other sustainability requirements. Grote asked if there were inquiries or application to build a data center in Eden Prairie; Barnhart said there had not. Farr suggested there could be a conflict with the nuisance ordinances, which measured in decibels. Barnhart replied this new requirement would be in addition to, not in replacement of, the current nuisance ordinances. Daniel Knitt, of 97191 Geisler Road, stated he built data centers for a number of years, and approved of the City being proactive. His concern was what happened to the space previously occupied by the data center once it was empty, and the impacts of any flash floods or fire. He asked if the City had the infrastructure to scale and support a data center, which could cause a ripple effect. MOTION: Schumacher moved, seconded by Palmisano, to close the public hearing. Motion carried 9-0. Barnhart stated Knitt’s concerns were what City staff were trying to address with this amendment and he appreciated the comments. Palmisano asked if there were any lessons learned from other cities already grappling with this issue, and what the next steps were. Barnhart replied the City Council would approve the ordinance if the commission voted for approval tonight. Any applicant would then have the information and staff would work with them to meet the requirements. He did not anticipate a large data center in Eden Prairie as those seen in the news. MOTION: Grote moved, seconded by Palmisano, to recommend approval to PLANNING COMMISSION MEETING MINUTES June 8, 2026 Page 8 amend the City Code Chapter 11 relative to definition and regulation of Data Centers as recommended by staff as represented in the June 8, 2026 staff report Motion carried 7-0 with two abstentions (Duncan and Taylor). VI. Reports A. Planners report Barnhart stated the 2050 Comprehensive Plan review process had started. The goal was to submit the revision to the Metropolitan Council in December 2027. This was not a complete rewrite, but an update. A consultant was hired to conduct the housing study and other departments had also retained consultants. An update will be discussed in the October Council Workshop. B. Members’ reports VII. Adjournment MOTION: Grote moved, seconded by Taylor, to adjourn the meeting. Motion carried 9- 0. Chair Duncan adjourned the meeting at 8:28 p.m.