Planning Commission - 08/12/2019APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, AUGUST 12, 2019 7:00 PM—CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: John Kirk, Charles Weber, Ann Higgins, Andrew
Pieper, Ed Farr, Michael DeSanctis, Christopher
Villarreal, Carole Mette, Balu Iyer
CITY STAFF: Beth Novak-Krebs, City Planner; Rod Rue, City
Engineer; Kristin Harley, Recording Secretary
I. CALL THE MEETING TO ORDER
Chair Pieper called the meeting to order at 7:00 p.m.
II. PLEDGE OF ALLEGIANCE – ROLL CALL
Commission members Villarreal and Weber were absent.
III. APPROVAL OF AGENDA
MOTION: Iyer moved, seconded by both Higgins and DeSanctis to approve the agenda.
MOTION CARRIED 7-0. Letter requesting continuance of Costco
IV. MINUTES
MOTION: Farr moved, seconded by Kirk to approve the minutes of July 22, 2019 with
the change to offer more context of Pieper’s comment on pedestrians’ versus motorists
view of the proposed SouthWest Station Retail sign. MOTION CARRIED 7-0.
V. PUBLIC HEARINGS
A. MILLER PROPERTY
Request for:
Planned Unit Development Concept Review on 9.73 acres
Planned Unit Development District Review with waivers on 9.73 acres
Zoning District Change from R1-13.5 to R1-9.5 on 9.73 acres
Preliminary Plat of one lot into seventeen lots on 9.73 acres
Steve Schwieters of Wooddale Builders Minnesota presented a PowerPoint and
explained the application. The 9.7 acre property would be divided into 17 single
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August 12, 2019
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family lots. The property, currently zoned R1-13.5, would be rezoned to R1-9.5,
which allows for a maximum density of 3.5 units per acre whereas the project
proposed a density of 1.74 units per acre. Outlot A is proposed to be deeded to the
City to preserve the wetland and wetland buffer area. Schwieters likened this
project to the Stable Path project: it was built as an empty-nester community, with
one-level living in custom designed, villa-style homes with full basements.
However, this would have a higher price point, at $850,000.00 to one million
dollars. The average lot would be 64 feet wide and each would have side-loaded
garages. Some would have a 2.5-car garage, with the majority having three-car
garages like Stable Path. Schwieters worked with staff on tree removal and
replacement and on sand removal.
A neighborhood meeting was held in June, and residents raised concerns about
the number of units, the density, and the water drainage areas. Residents to the
south get a lot of water during rainfall and in winter, and Schwieters worked with
staff to retain water on property. Schwieters displayed various elevations showing
the two-car side loaded garage, front porch, steep roofs, and the “cottage” style.
The design would allow a loft inside the roof. Each landscape plan would be
customized and the applicant would be replacing approximately500 trees.
Farr noted most side yard variance requests asked for five- and ten-foot sides and
asked why a waiver of 7.5- and 7.5-feet was requested. Schwieters replied this
allowed for more flexibility and in most cases there would be more than 7.5- and
7.5 feet on the sides. Farr asked if the HOA would allow fences between
properties, and Schwieters replied it would not. Farr encouraged Schwieters to
allow service vehicles to be able to get through between houses. Schwieters
replied this was possible but highly unlikely as there would be retaining walls off
the front porches and staircases. There could be electric fences for dogs, but no
rear or side fences, and no pools allowed, only hot tubs.
Mette approved of the side-load garages. She asked Schwieters to explain what
the community could expect in terms of traffic during construction. Schwieters
replied the workers would be hauling loads of dirt and sand, which would
contribute most of the traffic. Then there would be carpenters and the normal
traffic associated with construction. He anticipated closing on the property in late
September, and acquiring a permit to grade the property, clear trees and haul dirt
in late September or early October for two weeks between the hours of 7:30 a.m.
and 4:30 p.m. There would be daily street cleaning. Again, it would be similar to
the Stable Path project.
DeSanctis found it laudable to save some of the larger caliper black cherry trees.
He asked Schwieters to consider native pollinators in the landscape plan, as a
butterfly and bee habitat was crucial. Schwieters replied he had not considered
that but would be willing to work with staff. DeSanctis asked, given the price
point, if Schwieters would consider spec homes with solar shingles or panels.
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Schwieters replied that was always a thought in the background, but he had not
done much of it. Recently he completed a house on Lake Minnetonka with solar
panel, but it was not one of Wooddale’s standard features. Electric car charging
units would be included. DeSanctis asked if there could be permeable driveways
and Schwieters replied he planned to use concrete for a higher-end look.
Permeable was not considered but he would be willing to consider using pavers.
DeSanctis asked if it was possible to allocate space for a community garden, and
Schwieters replied there was an option off the walkouts for a small privacy fence
with plantings. The properties would have a lot of open space in front but mostly
trees and prairie grass to the back.
Iyer asked for the stormwater management capacity of the project. Schwieters
introduced the engineer, Robert Molstad, who explained an infiltration basin
would be built which would capture the water. At Farr’s request Molstad
explained the drain tile system on the east property line. Farr suggested Molstad
consider angling roof lines to maximize the water collected. Molstad displayed
the infiltration basin on the plan and explained each home would receive a free
rain barrel with a package and a brochure to explain usage. Farr urged that the
heritage Burr Oak scheduled for cutting on Lot 6 at the southwest corner be
saved, if possible. Schwieters agreed this could be done.
Novak-Krebs presented the planners report. The applicant was seeking several
PUD waivers for the property: a reduction of front yard setback from 30 feet to 25
feet; the side yard setbacks of 7.5 feet on each side rather than 10 feet on one side
and 5 feet on the other and minimum lot width from 70 feet and 55 feet (for lots
located on the bulb of the cul-de-sac) to widths as depicted in the plans. She had
received several comment letters from residents expressing concern about density.
Staff recommended approval of the project.
Higgins asked for and received clarification that the wetland and conservation
area outlot would be deeded to the City. Bourne stated this was to preserve the
wetland and the City actually owned several adjoining parcels. Kirk asked for
details on the future traffic flow. Pieper noted a sharp turn coming out of the
development and asked if sight lines would be sufficient. Rue replied the
development would generate about 10 additional trips per day per unit including
garbage trucks and buses. There would be an increase in traffic during
construction. Traffic at completion would not increase significantly, perhaps 5-10
trips per day per unit more. Roberts Drive averaged 1500-2000 trips per day. Staff
struggled with this corner, as it was an atypical intersection and the only access to
the cul-de-sac. The sight lines should be sufficient and area trees could be
trimmed. Iyer asked if sidewalks could be added. Rue replied that was difficult
with any infill neighborhood like this. Farr asked if there would be a stop sign
leaving this development, and Rue replied there would be. Farr asked if another
on northbound or westbound Gerard Drive was needed. Rue replied the sight lines
were adequate so it was not needed.
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Farr asked what a projected maximum number of units could be built on this land.
Rue the increase would be negligible; the topography, trees and wetland limited
the development and the average lot size was 15,000 square feet with some very
large lots as large as 31,000 square feet. This was not a dense development.
Mette suggested speed bumps, adding she did drive the area and the very sharp
turn forced her to slow down. She asked what triggered a traffic study and when:
a certain size development, discretion of staff, et cetera? Rue replied there was no
set metric for a traffic study, but a traffic memo at minimum could be done. Mette
asked if maps of traffic counts at Gerard Drive could be found. Rue replied a
neighborhood street could handle many cars, and the count on residential streets
on a fairly typical residential neighborhood would be about 1,500–2,000 cars per
day.
Resident Keith Kapitan, of 12838 Gerard Drive, stated the corner in question was
treacherous in winter and expressed concerns for safety.
Resident Timothy Kojetin, 13173 Beehive Court, stated he was here as a parent of
two small children who had to take the bus and was also concerned about the
project’s impact on neighborhood safety.
Resident Jennifer Prince, 13190 Beehive Court, stated she lives south of proposed
lots 4, 5, and 6 and she had very little grass with a pollinator and rain garden
instead. She was concerned about possible piling of snow and leaves due to this
development and added she had water in her basement for first time during the
past winter. Water ran into her back yard and filter drains would not work in
frozen ground. She displayed a drawing of the location of drains and sewer which
turned to glare ice and warned this was not a one-time occurrence. She wanted
reassurance the neighbors to the south would not be flooded out. She added the
corner was dangerous for children on sleds and bicycles.
Resident Chris Sieffermann, of 6997 Edgebrook Place, requested roads wide
enough for fire trucks to turn safely and added one crashed into one lot near the
proposed development. Some years back even a plane crashed near here.
Resident Maria Ringsmuth, of 13166 Beehive Court, stated she was also
concerned about possible flooding. She had reached out to Schwieters regarding
saving the 100-year old burr oak Farr had mentioned and emphasized she was not
against change. She requested Schwieters consider reducing the number of units
from 17 to 10, though she understood it was already spec-ed. She also asked for a
green space for retirees to walk along the Miller property and the property line to
the south. She added she cared for a 32-year-old son with brain injury who
traveled in a three-wheeled vehicle and gave Wayzata as an example of new
developments that incorporated new walking/biking paths. She also requested
Schwieters plant more burr oaks than prairie grass.
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Resident Brian Farrell, of 7140 Gerard Drive, stated he too was a father of two
small children who walked them to the bus stop. The curved road was dangerous;
one car missed the turn and was totaled, striking a sign put there to remind drivers
of the curve. Winter in the area was icy and even more dangerous with no
sidewalks.
MOTION: Higgins moved, seconded by DeSanctis to close the public hearing.
MOTION CARRIED 7-0.
Higgins echoed many of the concerns of the residents that the streets in the area
were curved and very hilly part of Eden Prairie, and potentially dangerous even
for a careful driver. Mette agreed the key issue was not the amount of traffic but
safety, speed, visibility, and a place for pedestrians to walk. She asked if it was
not possible to have a sidewalk on Gerard Drive, and urged that something be
implemented to increase the safety including the snow, ice, and water drainage.
Easy solutions were a speed bump and caution signage but this probably required
more intense examination. She did not see the requested reduction in units as
making a significant change but urged that curb cuts, storm sewers, and the
infiltration area be addressed.
DeSanctis stated the key issues were safety and a hydrological issue, the
distribution of water. Removing trees removed roots that keep water in place and
once gone they were never fully replaced. He called for an organic, integrated
relationship between this project and its neighbors rather than a shoehorned
development, and added that adding a walkway would enhance its livability.
Farr agreed with Mette that he saw no incremental benefit of reducing the number
of units. He found nothing negative in the waiver requests, but he understood the
frustration of the residents and called for a sidewalk along Gerard Drive and for
civil engineer Molstad to explain his storm water management solution. Molstad
projected an aerial overview and pointed out the overflow arrows and how the
plan would handle the water. Molstad explained that the stormwater management
being proposed will improve drainage from what it is now. DeSanctis emphasized
a greater effort to integrate “us and them” and called for a separating, self-
protecting berm along the south end of the development.
Kirk agreed the street safety issue was a difficult one and added he was not sure
the development was the root cause but could be exacerbating it. He asked staff to
work with the civil engineer on this larger question. Iyer what mechanisms could
be put in place to keep people away from the street. Bourne replied staff could
look at adding sidewalks but this would be difficult to retrofit a sidewalk along an
existing street and would run into landscaping and grade issues. DeSanctis
requested there be signage on Gerard Drive denoting the sharp curve and the
speed limit, and resident Farrell replied there already was one but was hit by the
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car that missed the curve. Discussion followed on possible solutions to the traffic
on Gerard Drive.
Kirk noted it was difficult but necessary to balance the values of the City and the
rights of the residents with those of the developer. He commended the healthy
dialogue inspired by informed and involved residents in attendance at this
meeting, and added the developer had done a good job to create a reasonably
balanced development. He supported the waivers as reasonable, but urged the
safety issues on Gerard Drive and on other potentially dangerous road in Eden
Prairie be looked at on continuous basis.
MOTION: Farr moved, seconded by Mette to recommend approval of the
Planned Unit Development Concept Review on 9.73 acres, Planned Unit
Development District Review with waivers on 9.73 acres, zoning district change
from R1-13.5 to R1-9.5 on 9.73 acres and preliminary plat of one lot into
seventeen lots on 9.73 based on the information contained in the staff report dated
August 8, 2019. MOTION CARRIED 7-0, with 2 abstentions.
B. PARAVEL APARTMENTS
Request for:
Planned Unit Development Concept Review on 4.962 acres
Planned Unit Development District Review with waivers on 4.962 acres
Site Plan Review on 4.962 acres
Preliminary Plat of an outlot into one lot on 4.962 acres
Novak-Krebs presented the staff report. The stormwater management piece had
not yet been received. Staff recommended the public hearing be continued to
August 26, 2019.
MOTION: DeSanctis moved, seconded by Higgins to continue the item to the
August 26, 2019. MOTION CARRIED 7-0.
C. COSTCO FUEL FACILITY EXPANSION
Request for:
Planned Unit Development District Amendment with waivers on 18.18
acres
Site Plan Review on 18.18 acres
MOTION: Kirk moved, seconded by Iyer to continue the item to the September
9, 2019 public hearing. MOTION CARRIED 7-0.
VI. PLANNERS’ REPORT
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Novak-Krebs passed along an invitation to the commission members for the Riley
Purgatory Bluff Creek Watershed 50 year celebration on August 28, 2019 at Riley-
Jacques Barn, 9180 Riley Lake Road.
VII. MEMBERS’ REPORTS
VIII. ADJOURNMENT
MOTION: Farr moved, seconded by Kirk to adjourn. MOTION CARRIED 7-0. The
meeting was adjourned at 8:42 p.m.