Planning Commission - 11/14/2011 APPROVED MINUTES
EDEN PRAIRIE PLANNING COMMISSION
MONDAY, NOVEMBER 14, 2011 7:00 P.M., CITY CENTER
Council Chambers
8080 Mitchell Road
COMMISSION MEMBERS: Matt Fyten, John Kirk, Katie Lechelt, Jacob Lee,
Jerry Pitzrick, Kevin Schultz, Jon Stoltz, Travis
Wuttke
STAFF MEMBERS: Scott Kipp, Senior Planner
Rod Rue, City Engineer
Stu Fox, Manager of Parks and Natural Resources
Lori Creamer, Recording Secretary
I. PLEDGE OF ALLEGIANCE—ROLL CALL
Acting Chair Schultz called the meeting to order at 7:00 p.m. Stoltz, Pitzrick and Wuttke
were absent.
II. APPROVAL OF AGENDA
MOTION by Lee, seconded by Kirk, to approve the agenda. Motion carried 5-0.
III. MINUTES
A. PLANNING COMMISSION MEETING HELD ON OCTOBER 24, 2011
MOTION by Lee, seconded by Fyten, to approve the minutes. Motion carried
5-0.
IV. INFORMATIONAL MEETINGS
V. PUBLIC MEETINGS
VI. PUBLIC HEARINGS
A. NOTTING HILL by SK Partners, LLC. Location: 15640 Pioneer Trail
Request for:
• Planned Unit Development Concept on 9.87 acres
• Planned Unit Development District Review with waivers on 9.87 acres
• Zoning District Change from Rural to R1-13.5 on 9.87 acres
• Preliminary Plat of 9.87 acres into 20 lots and road right of way
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Cara Otto, from Otto Associates in Buffalo, MN presented the proposal. The
project proponent shared the plan for a 20 lot single family subdivision at 15640
Pioneer Trail.
Acting Chair Schultz opened the meeting up for public input.
Randy Hildreth, no address obtained, asked the developer about the Sandy Point
sign near the edge of the development.
Richard Smith of 9081 Palmetto Drive asked staff and developer which trees were
going to be cut on the site.
Jennifer Schroer of 15820 Corral Lane representing the Eden Hills Homeowners
Association stated they are not opposed to the project; however, there are many
concerns in connection to Corral Lane. Corral Lane is one of the narrowest
residential roads in Eden Prairie; 25 feet versus 28 feet, even narrower after an
accumulation of snow fall. There are no street lights so it is very dark, there are
uncontrolled intersections and a 7 1/2 % grade at the end of the street. It was
approved to remain as is by the City Council in the 90's. Corral Lane also
contains a 90 degree bend where the sightline does not allow for the required 246
feet stopping distance. Our neighborhood uses verbal communication to alert
friends and family of the danger of the bend. Now there are new challenges. SK
Partners has proposed a new 20 lot subdivision including a through connection to
Corral Lane. The City has expressed a preference to reduce the number of cul-de-
sacs. According to an independent study the traffic on Corral Lane will increase
by 300%. The uniqueness of the street doesn't fall into the category of regular
streets within the city. We need time to work with SK Partners and City staff to
make some changes to the plan that will benefit both parties and help eliminate
through connection and complete the development on Corral Lane. I am
requesting to continue this item in order to figure out the issues and concerns of
the residents in the neighborhood.
Ken Fricke of 15610 Corral Lane stated he was very concerned. He lives at the
end of Corral Lane and every year with the current grade vehicles, including snow
plows get stuck on the road which has been a nightmare.
Jean Thompson of 15705 Cedar Ridge Rd is concerned for the safety of the
children in the neighborhood. Buses coming through, parents parking on the street
waiting for the bus, others are leaving for work. There are no sidewalks so the
children have to walk on the street, which is dark and unsafe.
Al Krause of 15911 Cedar Ridge Rd is concerned about the connection to Corral
Lane. He couldn't believe the city has been considering this option. The
intersection of Pioneer Trail and Eden Prairie Road has heavy traffic and his
concern is that people will try to avoid the stop sign, turn onto Cedar Ridge Rd
and onto Corral Lane.
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Jeff Thielan of 9071 Palmetto Dr wanted to confirm the potential change of
Azalea Lane from the original plan.
Acting Chair Schultz asked staff to address the concerns of the residents.
Rue stated the city tries to connect roads and minimize unnecessary cul-de-sacs
whenever possible. Corral Lane was used as a temporary cul-de-sac with the
intention of being a through street. Staff asked the developer to bring in a concept
plan with 2 connections and an emergency access. Developer came back with a
plan having 3 connections.
Lechelt asked staff if the city was concerned with the width of the Corral Lane
since it is narrower than city standards.
Rue stated the volume of expected traffic would not be a concern with a narrower
street. However, parking could be an issue.
Lee asked staff how many variances are proposed for this project.
Kipp stated there are 13 PUD waivers from the City code related to lot size, lot
frontage, and setbacks. The benefit for the City include additional dedication of
right-of-way along Mitchell Rd for future road improvements; dedication of
additional right-of-way at the Corral and Notting Hill Road intersection; a larger
drainage and utility easement over the pond and infiltration areas and additional
room in the rear yards of lots 1 through 5, Block 3.
Acting Chair Schultz asked if commission members had other questions.
Fyten asked if construction at the site would alter the 7 1/2 % grade at all.
Rue stated the proposed vertical curve near the corner of Notting Hill Rd and
Corral Lane would soften the grade somewhat.
Kirk asked staff and developer to take a serious look at alternatives to the plan
which would not affect Corral Lane.
Rue stated staff has seen 2 plans. The initial concept plan included connections to
Mitchell Rd & Corral Lane and the current plan with 3 connections which was
presented tonight.
Acting Chair Schultz asked the proponent to address neighbors concerns.
Otto addressed the connection to Azalea. This option was considered however the
grade would be very challenging to proceed. Azalea was proposed as an
emergency access on one of the plans however that option was not acceptable to
city staff. The suggestion of adding stop signs and raising the roadway to a gentler
curve was also discussed. The traffic study was conducted by an independent
party and paid for by the developer. The study showed a lower volume compared
to regular streets. The plan shows reasonable use of the property given the stub
streets. Landscape plan shows trees along the west side, some retaining walls,
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transplanted trees and a heavy amount of landscaping plant material is also shown
in the plan.
Lee suggested they flip the project around where the cul-de-sac came in through
Banyan which would create only one cul-de-sac in the Notting Hill project and
leave the cul-de-sac on Corral Lane.
Tom Schroer of 15820 Corral Lane asked what the grade will be on the
connecting road. Rue stated 4% at Notting Hill up to 7% on Corral Lane.
Acting Chair Schultz asked proponent and city staff if all possibilities have been
exhausted for the project. Is the plan which was brought before us tonight the best
plan? Rue stated the two options are connection to Corral Lane and connection to
Azalea.
Acting Chair Schultz asked for comments from each of the commission members.
Lee stated he was leaning towards a continuation.
Lechtl stated she was in the same boat with the continuation and asked the staff
and developer to create a different solution. If nothing changed, we would be in
the same situation at the next meeting.
Kirk stated he liked the project and would like to see it pass, however with the
issues at Corral Lane he would move towards a continuance as well, making sure
due diligence has been done. Fyten agreed it was a good project,but felt all
alternatives have not been exhausted. Schultz posed the question has the safety
concerns been met, which seem to be the main concerns of the neighborhood. He
was not comfortable that developer and city staff have done their due diligence.
Todd Simning of SK Parnters, LLC stated unfortunately Krause and Franzen were
not in attendance tonight since they were the two main city staff who worked on
the preliminary project plans. There have been 3-4 different options. There are
easement issues on Sandy Point with regard to the retaining wall, which doesn't
encroach on their property.
Schultz asked Mr. Simning if this is the first he was made aware of these issues
with the neighborhood. Simning responded yes. He stated he received a call at
4pm today from a resident letting him know he would be attending tonight's
meeting. Simning stated they held a neighborhood meeting back in September to
show the plan and address any concerns/issues the neighbors may have had.
Lee asked if the city had looked at the plan to improve Corral Lane. Kirk agreed
that issue needs to be addressed.
MOTION by Kirk, seconded by Fyten, to recommend a continuance to the
November 28, 2011 meeting. Motion carried 5-0.
VII. PLANNERS' REPORT
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November 14, 2011
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VIII. MEMBERS' REPORT
IX. CONTINUING BUSINESS
X. NEW BUSINESS
XI. ADJOURNMENT
MOTION by Lee, seconded by Lechelt, to adjourn the meeting. Motion carried
5-0.
There being no further business, the meeting was adjourned at 7:50 p.m.