Planning Commission - 04/28/2014APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, APRIL 28, 2014 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: John Kirk, Jon Stoltz, Travis Wuttke, Steven
Frank, Ann Higgins, Mary Egan, Charles Weber,
Andrew Pieper
STAFF MEMBERS: Mike Franzen, City Planner
Stu Fox, Manager of Parks and Natural Resources
Rod Rue, City Engineer
Julie Krull, Recording Secretary
I. PLEDGE OF ALLEGIANCE – ROLL CALL
Vice Chair Frank called the meeting to order at 7:00 p.m. Egan, Pieper and Stoltz were
absent.
II. APPROVAL OF AGENDA
MOTION by Kirk, seconded by Wuttke, to approve the agenda. Motion carried 5-0.
III. MINUTES
A. PLANNING COMMISSION MEETING HELD ON APRIL 14, 2014
MOTION by Higgins, seconded by Weber, to approve the minutes. Motion
carried 4-0. Kirk abstained.
IV. INFORMATIONAL MEETINGS
V. PUBLIC MEETINGS
VI. PUBLIC HEARINGS
A. EDEN GARDENS
By: Homestead Partners
Request for:
April 28, 2014
Page 2
• Comprehensive Guide Plan Change from Low Density Residential to
Medium Density Residential on 8.39 acres
• Planned Unit Development Concept Review on 8.39 acres
• Planned Unit Development District Review with waivers on 8.39 acres
• Zoning District Change from Rural to R1-9.5 on 8.39 acres
• Preliminary Plat on 8.39 acres into 36 lots and 7 outlots.
Tom Strohm, of Homestead Partners, presented the proposal. He gave a
PowerPoint presentation highlighting the proposal. He stated he has been
working with the City staff and residents for the past year. On April 30th, 2013,
the RFP was released. The mission of the release was to create a Green Mid-
Market Neighborhood. He stated they used the green-meadow checklist in the
RFP and also the low impact development strategies. They also liked the idea
of community gardens. Mr. Strohm pointed out the initial concept to this
development was to include 36 homes and 1 pool. The second concept
eliminated alleys, the pool space was also eliminated, which decreased dues.
Traffic studies were also conducted; they concluded traffic coming down
Thatcher would increase, but would decrease on Braxton. A noise study will
also be conducted on traffic. The final concept will include 36 lots and a center
communal area.
The neighborhood design is focused on walkability. Sidewalks align both sides
of the streets and in the court yard. There will be an infiltration area in the
south half of the green area. Mr. Strohm said they are proposing one new
connection to Scenic Heights Road and Endicott Road. In regards to planting,
he said they will go with natural landscaping. In the central parks space, there
will be an infiltration basin, rain gardens, community garden, garden shed, park
shelter, tot-lot, permeable pavers, solar pathway lighting, low-mow grass and
native landscape plantings.
Green Homes will have the following:
1. BATC Green Path Advanced Certified Builder’s Association of Twin
Cities. This will be the first of its kind in the state to achieve this
certificate.
2. Design all homes to be “solar ready. The model home will have solar
features.
3. EV car charger rough-in (in garage)
4. Sun tunnel option.
There will be two styles of homes:
1. Alley loaded homes – these will be mid-market homes.
Price range is $330,000 - $360,000 and size is 1800-2200 sq. ft.
2. Front market rate homes
$380,000 - $450,000 and size is 2000-2600 sq. ft.
April 28, 2014
Page 3
Mr. Strohm said one of the waivers they are asking for is a side setback waiver
so there will be 8 feet between the garage and the next house. They currently
have 27 reservations out of 36 for this new development and that is without the
plat approval.
Vice Chair Frank asked Janet Jeremiah, Community Development Director, to
discuss this proposal. Ms. Jeremiah said this project started with a
comprehensive plan that was initiated in 2008. The housing plan was approved
in 2012. They have talked with the City Council about pre-zoning. The
Council decided it would be better to hear from developers and have them test
the market; the best developer would then be chosen. She stated they have had
three large neighborhood meetings and pointed out the homes in the area are at
market rate.
Chair Frank asked Franzen to review the staff report. Franzen said in regards to
the comprehensive plan, the city voted 98% of the time to be consistent with the
plan. In regards to zoning, 70% of the time the city voted to be consistent. When
there were exceptions to the guide plan and zoning, the decision was based on
what the city received in return and was the plan with exceptions better than a
conforming plan. Staff believes the green and mid-market part of the plan is
what the city would get in return for granting exceptions.
Franzen announced this would be his last Planning Commission meeting
because he would be retiring. Chair Frank and Commission Members thanked
him for all of his hard work.
Chair Frank opened the meeting up for public input.
Chris Atterberry, a resident on Thatcher Road, stated he has been attending as
many open discussions as he can. He would like to reiterate a couple of points.
About 25 residents signed a letter dated November 23rd, regarding their
concerns. These are residents of the Fairfield area, around Thatcher Road. He
would like the Commissioners to see the letter. There are three concerns with
this project. The first one would be traffic. Certain areas of Fairfield will
benefit but there would be about 40% increase on the north end of Thatcher
Road. How will this be mitigated? We would like the City to do what they can.
The second concern is that of density of the development. He acknowledges
changes have been made to the plan and does appreciate it but is concerned
what it will do to the property values on the current homes, with a high density
neighborhood behind this. And the third concern would be the audio and visual
impacts. Mr. Atterberry said he did see there was a noise assessment being
done and was pleased with that, but is hesitant that the problem will not be
addressed or the visual impacts taken into consideration. He said he just wants
to make sure the existing residents will not be impacted by audio and visual
impacts.
April 28, 2014
Page 4
Ms. Jeremiah addressed these concerns and said with regards to traffic, although
it will increase in the area, the level would be what we see on a typical City
street. The staff does not have further recommendations. In regards to density,
there is a dampening effect the City Assessor will be making. And for the audio
and visual concerns, the City has asked that they do improvements to the berms
that are there. There will also be taller structures and landscaping. In regards to
noise, MnDOT does not expect a problem. The City will also be checking on
this and has asked the developer to do a noise study for the new homes.
Kirk said he wants to hear what Rue has to say about traffic mitigation. Rue
said there is a chart included in the packet in regards to traffic. Thatcher Road
will be the biggest loser in regards to more traffic, but Braxton and Candlewood
will now have three access points. Traffic is reasonable in this area. As far as
mitigation, he said he does not see a lot that can be done to solve the problems;
stop signs really do not function for speed control.
Kirk asked Franzen if we could develop it in a more conservative approach and
if we did, would Thatcher Road remain a dead end road. Franzen said they have
previously looked at this when Fairfield was proposed and the plan was always
to connect Thatcher to Endicott.
Alex Wade, a resident, stated he would like to see the speed limit lowered on
212. With the addition of new homes he said they will be suffering with traffic
increase. He would like to see it lowered to 60. Rue said if there was a request
to lower the speed limit, it would require a resolution by the City Council. It is
State practice to set speed limits on any area outside of 494 to 65 mph.
Don Bugee, who lives on the north side of Thatcher Road, said they were
always told Thatcher Road would connect to Endicott at some point. He said he
calculated traffic tripling on Thatcher Road. He pointed out traffic is his biggest
concern and had he or other neighbors known this was to happen, they probably
would not have purchased their homes. We are losers on our property and
Braxton are winners.
Mr. Atterberry said he is hearing a consistent theme about traffic. And stated he
heard a lot of “should be” “could be”. He pointed out this is a significant
change for most of us. We are looking for creative solutions to help with this
project. He stated he is suggesting that there may be other options. Maybe a
street that runs through the neighborhood. Mr. Atterberry asked, in regards to
density, is there a study in different neighborhoods we could reference. He also
requested when the noise measurements are going to be done, he would like
these to include the existing neighborhood.
April 28, 2014
Page 5
Wuttke asked what the design speed of Thatcher Road is. Rue said normally
there is a 200 foot radius but Thatcher Road is more.
Fran Hagen, engineer with the project, said it is less than 250 radius so it would
be less than 30 mph.
Barb Arendt, resident, said she moved to Milford Drive last fall and thought it
was going to be vacant land around them. She says she enjoys wildlife and
would like the developers to be aware of the wildlife and be compassionate
about it. But as far as development, this is the best case scenario.
Mr. Strohm said he wanted to thank the staff for their efforts.
Vice Chair Frank asked about the existing neighbors that still have concerns. If
this project is approved, will you still be in communication with them. Mr.
Strohm said yes, they will still be in communication with the neighbors and
would welcome concerns and questions from them.
Matt Hamish, representing Homestead partners, wanted to address the
neighbors’ concerns. In regards to noise mitigation, the way the homes are
designed will create a buffer, along with landscaping. In regards to market
values, the homes should be in line with current homes. And in regards to
traffic, that connection was requested by the City and we will continue to work
with the City.
Wuttke asked if the 27 homes that are already on hold are more on the higher
end or lower end. Mr. Strohm said there is some of each and we would have to
wait until close for specific details.
Higgins said in regards to the connection at Thatcher Road, it is important for
police and City access. She commented that we need better plans for Braxton
because there is too much traffic there. Vice Chair Frank asked Higgins if she
was in favor of the project. Higgins said she was in favor of the project.
Wuttke said in regards to the City purchasing land from MnDOT, what criteria
was set to eliminate risk to the City. Ms. Jerimiah said the City has eliminated
the risk by doing a simultaneous closing, so the City would not own the land for
more than a day. This was a deliberate effect to eliminate risk to the City. This
was a decision by the City Council. The risk has been to the developer as they
have spent a substantial amount of money on this development with it being
approved yet.
Wuttke asked if there will be parallel parking in the area. Rue said yes, but
where there is parking, that will be the associations responsibility in regards to
snow plowing. Currently, the City winter ordinance does not allow parking on
April 28, 2014
Page 6
streets so in regards to overflow, the City will have to look into that. Wuttke
said he would like to see that addressed soon.
Vice Chair Frank asked Wuttke how he feels about the project. Wuttke said he
does not see why the City is at the table and is not against a concept of a
sustainable project but is against the city being a fee holder.
Kirk said he supports the City efforts in taking initiative to do something
different, be that we also have to balance needs of the City and neighbors. He
pointed out balances are not perfect for everyone but feels this development is a
positive one.
Weber said he agrees that this project should go forward and feels it is
sustainable. In regards to neighbors, there are questions and concerns, but feels
they have been addressed. In regards to traffic, he understands where the
neighbors are coming from.
Vice Chair Frank said he does feel this project will benefit the City and does
feel the neighbors needs have been addressed but he still wants to see more
communication exist between the builders and the neighbors.
Wuttke asked if there were sidewalks on both the interior and exterior of the
development. Mr. Strohm said the sidewalks were designed for walkability and
neighborhood connection. The intent of the green space is not just a grassy area
but an infiltration area. Wuttke asked if the cost of placing this interior
sidewalk could be used for something else. Wuttke asked, in regards to solar
roofs, have they been researched because of their closeness to the air and their
reflective panels so close to the airport. Mr. Strohm said that is a good point
and that they have had Westwood look into this and they said the homes are
outside of the safety zones.
MOTION by Kirk, seconded by Higgins, to close the public hearing. Motion
carried 5-0.
MOTION by Kirk, seconded by Weber, to recommend approval of the
Comprehensive Guide Plan Change from Low Density Residential to Medium
Density Residential on 8.39 acres; Planned Unit Development Concept Review
on 839 acres; Planned unit Development District Review with waivers on 8.39
acres; Zoning District Change from Rural to R1-9.5 on 8.39 acres and
Preliminary Plat on 8.39 acres into 36 lots and 7 outlots. Motion carried 4-1.
VII. PLANNERS’ REPORT
A. PURCHASE OF MNDOT PROPERTY AT SCENIC HEIGHTS AND
EDEN PRAIRIE ROAD
April 28, 2014
Page 7
Franzen said when the City is involved in a purchase of property, it is required
the State Statute that the Planning commission review and make a finding in
writing that the proposed purchase is consistent with the Comprehensive Plan.
This finding is then provided to the city Council. In this case, the proposed
project and purchase is consistent with the Comprehensive Plan goals and
policies.
MOTION by Higgins, seconded by Kirk, to adopt the Resolution finding that
the acquisition of property is in Compliance with the Comprehensive Plan.
Motion carried 4-1.
B. BOARDS & COMMISSION BANQUET - WEDNESDAY, MAY 14, 2014
Please RSVP your response to lcreamer@edenprairie.org or mail the postcard.
If you are bringing a guest, please indicate their name.
VIII. MEMBERS’ REPORT
A. CITIZEN ADVISORY COMMITTEE – LIGHT RAIL
Franzen said with the departure of Catherine Lechelt from the Planning
Commission, a vacancy on the Citizen Advisory Committee for Light Rail has
become available. Vice Chair Frank said if anyone is interested, let Franzen
know.
The Commission Members again thanked Franzen for all of his hard work and
guidance that was done throughout the years.
IX. CONTINUING BUSINESS
X. NEW BUSINESS
XI. ADJOURNMENT
MOTION by Wuttke, seconded by Higgins, to adjourn the meeting. Motion carried
5-0.
There being no further business, the meeting was adjourned at 8:55 p.m.