Good evening and welcome to the May 4th, 2026 meeting of the Prior Lake Planning Commission. If you would please join me and rise for the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Where's my agenda? Thank you. We have a an almost full house um this evening. We're glad to see all of you out here for two important items that do have an impact on the future state of our community. So, we're uh glad to have you here. Uh right now, we will move to the approval of the agenda. Uh, are there any comments, additions, or deletions to any item on the agenda? Seeing none, I'll entertain a a motion to approve uh tonight's agenda. Is there a motion? >> So, move. >> We have a uh motion. Is there a second? >> Second. >> A motion and a second. All those in favor, please signify by saying I. >> I. Uh any opposed? No. The motion carries. Um the next agenda item uh will be the approval of the April 6th, 2026 Planning Commission meeting minutes. Is there a motion to approve those minutes? >> So we have a a motion and a second. All those in favor, please signify by saying I. >> I. >> Any opposed? Hearing none. That motion carries as well. Before we move into our public hearings, we want to um uh officially welcome uh Shelley Schmokl, Commissioner Schmok, who will be uh a voting member. All of us will be voting, but as you know, u several of us are are designated as alternates. And so this evening, uh Commissioner Schmoko will not be an alternate. She will be a full-fledged uh planning commissioner. So, I just wanted to make that uh declaration clear for everyone. Staff, any comments? >> None. Thank you. >> All right. Thank you. So, we will turn it over to staff. This is the first of our public hearings. This is PDEV26-00000010 Duth Avenue Southeast to combine preliminary and final plat and variance. So just a quick uh recount of how the public hearings will proceed tonight. The staff first staff will present its report on the request or issue at hand and planning commissioners will have an opportunity to post questions about the staff report. Next, the applicant, if there is one, will have an opportunity to address the commission and commissioners, all of us will have an opportunity to respond to the applicant with comments or questions. Following that presentation, I will open the floor for public comment and we'll invite uh anyone from the viewing audience to address the commission. If you wish to address the commission, we'd ask that you please approach the podium, press the red button to turn on the microphone, and then clearly state your name and address for the official record. So, everyone will have a chance to speak, we ask that you limit your comments to 5 to seven minutes in length and that you make concise statements of fact pertaining to the specific application. This meeting will be the official public hearing and your primary opportunity to be heard on the matter. The city council has no obligation to accept further public comment and in many cases they do not. So please don't hesitate to speak tonight on uh either of these public hearings. And with that I'll turn it over to staff. Thank you, Chair Fleming, members of the planning commission. Good evening. Uh the first item is a request from Prior Lake Revival LLC looking for approval of a combined preliminary and final plat and a variance. uh the variance is from our minimum 0.5 floor area ratio requirement which we have in the town center district and the purpose would be to construct a commercial building. So they are proposing development on two lots that are currently unplatted uh meets and bounds parcels. So a lot combination and a subdivision is required and this very similar to request to this one was heard by the planning commission in 2023. So the planning commission at that time approved a variance to a 0.25 25 floor area ratio. The city council approved a preliminary plat, but that development did not move forward at that time for storm water reasons, which we'll get into um and other items. So, uh both of those previously approved uh applications have expired. So, there's a 12-month window where if you don't move forward with your project within 12 months, they automatically terminate. The property in question is located south of County Connor Road 21 Eagle Creek Avenue uh between West Avenue and Duth. So it's the property immedi immediately west of the existing Prior Lake Revival building at the corner of Duth and 21. The entire parcel is about 3 and 3/4 acres. What the developer is proposing is to create lot one in the blue. This would be the developable parcel. These two lots would be combined into lot one, block one. That's just over one acre. They would create an outlot, outlot A, which is about two and a half acres. Uh this would be reserved for future development. Now, this is a large parcel of land, but there are some uh soil issues on the site. So, not it's not 2.4 of buildable area, but there is definitely buildable area on the property. Uh the plat also includes a.3 acre right ofway dedication to Scott County for County Road 21. Here's a few of the elevations of the building. Uh the one on the top of the screen is the south elevation. So this would be the view if you're looking at it from the parking lot facing County Road uh 21. The image on the on the bottom of your screen is the north elevation. So the view as you're driving by on County Road 21. very similar uh building heights, materials, um architectural enhancements that are that exist on the existing uh Prair Lake Revival building. Here are the images from the east. So, if you're coming over the wagon bridge towards the building is at the top and then the west elevation is shown at the bottom. And then this this slide shows their existing building. Um, we did get a a question based on the public hearing notice about this being a one or twostory building which created a little bit of confusion. So, we view this as a one-story building. Only the first floor of this building is going to be occupied. Just like the existing building has these upper architectural enhancements, this is used for storage. You access it with a ladder and I believe there's some mechanical uh equipment that are accessible from that area too. The first building, this upper level is not occupied and in the second building, this upper level will not be occupied with tenant space. Building heights uh both the first phase building and the second phase building are around 28 ft. I believe this one is a little bit shorter than the existing building uh at the high point. Most of the building wall will be around that 19 foot mark. So the property is owned town center which is our downtown district. The primary access to this building would be through the internal parking lot through an access agreement. Both properties are under the same ownership. Uh there would be an option in the future, but they're not connecting right now to West Avenue. So if that outlot proposal comes in for development in the future, they may want to access off West Avenue. They may want to access internally off of this parking lot. Their landscaping plan complies with city code identifies a good number of uh overstory trees and shrubbery. Sanitary sewer and water service are available within the parking lot and they would be extended uh to serve this building as well. And then grading and storm water plan. Uh they do have a storm water drainage basin on outlot A that we'll review shortly here. Uh that does meet the city's water quality and runoff requirements. Now, one of the reasons there was a delay in the project uh was to evaluate better, we'll call them better storm water options. So, this is the plan that was approved in 2023, there was a storm water basin installed or to be installed at the northwest corner of the building, but you can see from this aerial or the conceptual image, the retaining walls uh provided some access and maintenance issues as well as having a storm water pond that close to the building's foundation. So at that time the property owner did not own the lots to the west. After this approval they were able to acquire those properties which would gave them more options to meet their storm water requirements. So what they're proposing instead of that pond at the northwest corner of the building is they're going to have a larger pond on OA. This is a private storm water pond, not a city of Prairie Lake pond. It'll be maintained privately. Uh this pond is also oversized to account for some or all of potential storm water needs on outlot A. So this would be covered with a private access and maintenance agreement between between the two parcels. Now into the variance uh city code identifies a minimum floor area ratio in our downtown and the idea of that is to maximize the land area with structures so we don't have small buildings on big lots because our downtown footprint is so small. So the floor area ratio is the total floor area of a building including all floors divided by the lot area. In this case, the property lot area is slightly over one acre at 46,000 square feet, but the building is only going to cover approximately 11,000 square feet. So that's a 23 floor area ratio where our city code requires a 0.5 in the town center. So unlike a lot of variances the planning commission sees, this variance request is to build a smaller building than our city code requires. So if they went multiple stories, the maximum height in the town center is 55 feet. So they could go, you know, two stories to meet that floor area ratio requirement or they could build a wider building. Uh but the impact then is they lose valuable parking which they need for their employees and customers of of the business. So the variance criteria identified in our city code, city staff supports this request for variance. Uh staff feels the granting of the variance is in harmony with the purposes of the city code. The building will not be taller than allowed by city code or closer to property lines than allowed by city code. The proposed construction is an allowable use. So, office buildings are a permitted use in the town center district. So, it is consistent with our comprehensive land use plan. Uh the project will enhance the aesthetic character of the city. The building design will be a nicel looking building just like its partner building. Um, and it works well between the adjacent residential and commercial businesses as a nice gateway into downtown Prairie Lake. And also that this is a unique property. So it is zoned town center. Almost all of our town center are kind of these core blocks of downtown Main Avenue, Dakota, Pleasant, Colorado, where this building is out on 21. So there are not uh there is not on street parking available or there is not city municipal parking lots available to serve the business out there like there is in the rest of the downtown core. So we feel a variance to allow for additional parking in a smaller building is warranted. So our recommendation for the planning commission is to hold a public hearing and we will be looking for a motion in a second uh to recommend city council approval of the plat and a motion related to the variance. So, uh, two motions ultimately at the end of the public hearing. I'd be happy to take any questions. Thank you. >> Thank you, uh, Casey. I don't have any questions just yet, but I will, um, invite, uh, my fellow planning commissioners oppose any questions at this time. Um, Commissioner Rook, any questions for staff? All access is intended to be from Duth Avenue for parking related items. >> Correct, Commissioner. Yep. All access will come through the existing parking lot of the phase one building into the parking lot of the phase 2 building. >> Okay, great. No more questions. with a storm water ponding going on that west lot. There would normally be a requirement for some sort of agreement between those parcels. Is that correct to maintain and use that? >> Uh that is correct, Commissioner. Since the outlot parcel will be taking water from the phase 2 building parcel, there needs to be an access easement in place so that that water flow is guaranteed throughout time. >> Is there any concern with that ponding going in? You you mentioned it is developable still. Um is there any concern with that pond being there to maintain that use of that property future development anyway? Yeah, thank you for the question, Commissioner. Um, this this area of the site, so off of West Avenue, the the most developable land is located uh back here. This previous developments, I've looked into projects on this site and there was, you know, anywhere from 30 to feet 40 feet of removal and export of soil. So, the soil condition next to 21 isn't ideal. So, it's a good site for a pond, but it would not be a great site for a building. And then again, this pond is being oversized to hopefully meet the storm water requirements of whatever development is proposed down the road on the outlot parcel. >> I do remember the previous iteration. I seem to remember there was some comment about sidewalk access. Is there typically a a concern or need to have some sort of access to the public path that's along 21? >> Um that would have to be evaluated with uh Scott County. We've actually run into that on an anchor for example. The county did not want a connection from the business to the trail uh in that case. So we would if if one were desired by the building owner, we would have to work with Scott County to see if that would be possible. >> No other no other questions. >> Thank you. Uh Commissioner Nicholson, >> uh question Casey, you had mentioned that there was a maintenance agreement on the runoff pond, correct? Uh there will be yes there's in place currently. >> And does that extend to the storage bin as well? >> The the the I believe um there was a storage bin. As I looked in the documents, there was a for the water for the runoff outside of the the runoff pond. Or did I misunderstand that? >> Or a basin. I'm sorry, using the wrong word. >> Okay. Yes. So, the water will drain, the storm water will drain from the development site into this pond where it'll be retained and uh treated prior to being discharged into the existing wetland pond area at the corner into the county's uh storm water drainage system. >> Okay. I thought I thought I had seen in the documents that there was a a storage basin for the water. >> Correct. And that will be included in the access Okay. agreement. >> Okay. And then associated to that, so I also read that sanitarian water manes are being extended from the private lot and I'm just curious who owns and maintains those connections. So they are private utility extension. So this image maybe isn't the best, but on the right hand side of the screen is the existing building that is in place currently. This building is proposed. So there are sewer and water that are private services. under the parking lot to this point and then they will get extended uh through this lot to serve the new building. >> Okay. And then last question, you know, in thinking about the the proposed flurry area ratio is is less than half of of what's required. So, how would the commission moving forward, how would the commission think about consistency in these types of requests, whether whether they should be approved or not? >> Uh, good question, Commissioner. So, I think in this case, if I can find an aerial, um, you know, looking at this site, we don't want to push any of this traffic onto the local residential streets. the rest of the downtown there's there are municipal parking lots and on street parking available. This area doesn't have any. This is really the only area of our town center that doesn't have great uh parking in close proximity. So I would my assumption would be if we get a development proposal for outlot A, they would have a similar floor area ratio request. Um but I don't know anywhere else in the downtown where we would expect that. Okay, thank you. No more questions, >> Commissioner Schmokl. >> Yeah, thank you. Um, how will heavy construction and materials uh enter that site? Will it be through um Duth or are we looking at the western side and and how would that work? >> Yep. So, uh construction equipment most likely would access the site, the heavy equipment from West Avenue. There may be once they get further along into the project and the some of the the trades, the plumbers and electricians that have pickup trucks and vans may access through the parking, but I believe that the property owner and developer wants all of that construction equipment to access off of West Avenue. >> Would that be rine or would be only on their property? >> That would be on their property. >> Okay. Um, second question I have is kind of regarding um parking. I can understand it's it's further away. We wouldn't want to see a lot of uh cars parked on the residential areas. Um I looked through the code and my understanding I think you clarified there's nothing that requires these buildings in this area to have a certain ratio of parking spots for these office buildings. It's really just on their best judgment or sound judgment to have ample storage um parking. Is that right? >> That's correct, Commissioner. So in our downtown our town center district because there's municipal parking and off- streetet parking or on street parking available there is no parking requirement for any businesses downtown other than if you're going to do multifamily residential then there's a requirement of two stalls per unit. Uh but yeah you this development could come in with a quite large building uh with no parking stalls proposed and that would meet our code requirements. >> Yeah. But we're feeling good about it because it's the same developer and presumably the Revival One building has had ample parking lot. >> Yep. The Revival One building is a little bit larger than the building that's proposed. It's probably 1500 or so square feet larger. That building provided 52 parking stalls and they do get tight at times uh with the number of tenants in there. This building is a little bit smaller than that at just under 11,000 square feet and I believe they're providing 50 stalls for this as well. That takes care of my questions. Thank you. >> Thank you, uh, Commissioner Jüko. >> Yeah, I've got a couple of questions. Um, first question is, is Reine a city street? >> Yes. >> And so that provides access to several homes that are there as well? >> Reine provides access just to this one, >> the far one >> backlot home. Yep. >> Okay. And so with the construction access coming through there, there's no concerns about access for that homeowner? >> No, the access will be maintained for the property owner. Okay. >> Through construction. Yeah. >> And then any concerns with West Avenue being an uncontrolled intersection on what is 21 and construction and vehicles? >> Not with construction traffic. I think when we get to the point down the road of a development being proposed, uh that intersection would be looked at to see uh where how it functions currently and whatever the proposed development is, what type of traffic that would generate. But just with construction traffic, it'll be short-term and sporadic. So, >> okay. I've just seen a lot of dicey left-hand turns being made there and yep, >> big trucks have me concerned for visibility at that intersection. Um question on the parking lot that's proposed. Is the parking lot large enough to provide turnaround access for emergency vehicles, garbage trucks, the like? >> Yes. >> Okay. And then a couple of questions on the uh water storm water plan. The um thank you for pulling that up. the grade at the south edge of the psych. What is the um difference in grade from the south edge to the street on 21 >> from the very south edge or the south of the pond? >> No, the south edge of the site right there back there. >> Um I don't know offhand there was with the phase one building there was a large retaining wall installed through this property as well. So the grade at the top of the retaining wall and the base I I don't know offhand what that is. >> Okay. It's significant, right? >> Well, there is the wall is in place already. >> Yeah. Will it be continuing for no >> retaining the rest of the topography that I see there? >> I believe the wall Whoops, wrong screen. Sorry. >> I'm just concerned about runoff and the steep grade that's there and what's being done to retain that property and stabilize that earth. >> Yeah. So the the wall I believe is built to the western edge of the proposed building property. So I don't believe there will be any more wall construction related to this project. >> Okay. So that's that earth is all stable that I see in the left corner of the site that they own right now. Yes. Right there. >> Site. >> Yeah. >> Uh the wall would come >> I believe to this point. >> So I don't believe anything was done in the area that you're asking about. That would be outlawed a look at in the future. >> All right. >> I'm assuming they've done a storm water plan that's looking at the rate of water running and everything else. >> Yes. >> To meet that. All right. That is it. Those are my questions. Thank you. >> Thank you, Commissioner. I just have a couple of easy ones. I think um the far the floor ratio of 23. Just thinking in the extreme, are there any possibilities for any sort of adverse impacts? >> Um, I don't believe so, Commissioner. The the impact would be, you know, the city would likely lose the ability if it was the city's goal to have a two-story building here or a larger square footage building. Um once this building is constructed, it's going to be there for a very long time. So that's a potential impact. Um but the fact that the kitty city can't provide parking in this area at that at this time. >> Okay, great. >> Um that's what I thought you would say, but I wanted to get that on the record. So um and then what is the the proposed timeline for full buildout? Uh they would be looking to start construction this spring summer and moving along hopefully towards the end of the year to be substantially complete. >> All right. Thank you. I have no further questions. Are there any other lingering questions from planning commissioners? >> One. Go ahead. Commissioner, >> you mentioned Renee as a public street. Is there a need to have some sort of easement or rightway for that street? on the lot >> there is not for rine if it's a public street if if there's a this development is not going to connect to west avenue other than construction traffic uh but if outlot A were to come in for a development proposal in the future then it would be looked at either rine could potentially be vacated if another development provided alternate access or maybe rine is is turned into a more standard urban street to provide access to the development area But access to that single family property will remain. The city would not cannot remove that access. >> Is Rene on Outlaw Bay right now? >> Rine is the the street itself may be, but the platted right away is not. >> Okay. >> All right. Thank you, commissioners. Um at this time, I'd like to Oh, one more question. Sure. >> Sorry. Um, racing is gravel right now. Is that correct? >> Correct. >> Is there a plan to pave that? >> There's not. >> Okay. We wouldn't require anything at this time. I know we've been trying to do away with gravel. >> Yeah, we would not require anything at this time. And it would only be if if that access were to be intensified in the future. If more properties were going to utilize it, then we would require paving and curb and storm water and all of that. >> Thank you. I want to follow up on that because that's a really great question. What do we have any sense of what that would cost the city? >> Um, I wouldn't I wouldn't want to guess. Um, when you get into storm water, it depends what the storm water system is like in West Avenue because I mean you could just pave it for relatively inexpensively. Um, but normally when the city does it, it would be built to a city standard urban street, which would be at a minimum 28 feet curb to curb with storm water and catch basins and manholes and right >> sewer and water infrastructure. It >> it would be interesting to know or explore and I'm not asking or directing staff to consider this, but it would be interesting to know what the relative costs would be now versus in the future. So >> they're less now. >> Okay. >> It's on the record. Yeah, on the record. Okay. Thank we can reserve that for a future conversation. All right. At this time, uh first, thank you commissioners for your very very good insights and questions and curiosity. At this time, I'd like to invite the applicant uh to present uh questions, thoughts, any highlights of the plan to the planning commission. There's a a red button that will turn on your microphone, I believe. And then please state your your name and address for the record. See a green button. Is it on already? I think it's on already. Okay. Uh my name is Katie Kroi and I'm with Carla Construction. I've been working with the developers and the designers on this project and the engineers to get it to this point. Um, my plan is to continue working with them through the construction process. Um, and then also potentially work with two of the tenants that are in going into the building. So, um, I'm very involved on the construction end. I apologize. Our architect and engineer could not be here tonight, but they both assured me that they've been in touch with Paul and Casey to get them answers that they had prior to this. Um, couple items that I was just taking notes on. Well, you brought up the parking piece. Um, currently right now we have two um potential dental specialists going in there that don't necessarily require a ton of parking, but there is another um option that we're looking at for another dental professional that could potentially require more parking down the road. So, I would hesitate um or I would argue, I guess, to not take away parking at this time with it being a medical professional building, quote unquote, or small medical um between staff and patients. That can it can really um occupy a lot of the the parking space. I was asking this evening if they've had problems with revival one and he said just at times it can get pretty full. So, um, I would I would hesitate to take away more parking for a larger building because I think the implications would be people looking for on street parking somewhere outside of there. Um, the other piece that I know you brought up were the construction materials access. We discussed it today in our office and we were planning to use that rine street at um, entrance point leaving everything on outlot A as they own it. So, we should be able to park there. Um, we typically provide some sort of uh fencing or structural uh I guess um some sort of fencing around the site to keep people off the construction site during construction. So, our trucks and everything would be parked within that. Um, and then you also had brought up the construction schedule. Um, we are trying to um as efficiently as possible get building permits applied for. So, as soon as we have approval from you all in the city council, um our hope is that uh building permit would be not far beyond that and we would plan to start as soon as possible hoping for June. Um and then all things considered with the weather, I would say a building structure of this size, we normally are in that um 7 to nine month range, I guess, just depending on schedule with weather. I it's the one thing I can't really control. So, that's kind of where we're at right now. Um, the architect is planning to finish up drawings fairly quickly. He was just waiting on any city comments for any changes. >> Great. Thank you. Uh, planning commissioner comments. Commissioner Nicholson, questions for the applicant. Any questions? Any questions? >> Thank you. Right now, I'd like to entertain a motion and a second at 6:33 p.m. to commence the public hearing. Is there a motion? >> So moved. >> There's a motion. Is there a second? >> Second. >> We have a motion and a second. All those in favor of opening the public hearing at 6:33 p.m., please signify by saying I. >> I. >> Any opposed? Seeing none, the motion carries and the public hearing is open. So, if there are um members in the viewing audience that would like to approach the podium and post questions uh for staff or offer comments for the planning commission's uh consideration, please feel free to do do so. The microphone should be on. If if it's not, you can just press the button till it turns green and then uh please do provide us with your name and address. Is it on? >> Yes, it is. >> It is. Okay. I'm Lyn Carlson from 4411 Dakota Street, right opposite the aspect of the building that will be the twostory part. Um I don't see that on here. Uh but that's what I saw when I looked up on the the builder website. Um it's a full twotory 28 foot high commercial twotory building that's not that's not shown here. Um I talked to Casey earlier today. I talked to Paul last week. Uh Paul said he would be here. He's the one that uh some of the neighbors got the letter. Not all of us did. Um but the letter came from Paul. And so that's who I talked to a week ago. Well, last Tuesday. He said that if any aspect of this uh appeared to be a two-story building, it would be dead in the water. Apparently, that's not the case, although it's not being shown here. Um Casey today earlier said that it's all a facade. I don't know why you would spend all that money to build a two-story building as a facade. Um, I somebody needs to explain that to me. Um, unless the plan is to in the future use it and I don't know. I don't know. I just don't know. Um, uh, Paul had said he would be here tonight and he would be able to answer any questions, but he's on vacation this week. So, um, I emailed other people, did not get a response. So, I'm doing something I never do. I never speak in public. But, um, I mean, Paul and I had even discussed right down to how much light could come from the, you know, the the building. He said, "No more than the illumination of one candle, one incandescent candle. Anything more than that would be shut down." Um, he said two-story building, again, his words, would be dead in the water. um in terms of anything flowing into what the neighborhood calls the frog pond, the um the pond on the corner on West and 21 that the county is kind of in charge of. Um Paul told me that they had said that was completely off limits. They were not giving up any rights to anything going into the fraud pond. So, I've heard a few things here tonight that don't line up with the discussion I had with Paul. And we we talked for a half an hour, very cordial, and he seemed very understanding. Um, and again, I'm I'm at a loss, but I'm here. Um, and somebody made a comment earlier, and I I don't have a pencil. I wasn't making notes, but there was a comment about uh that there's no significant trees there at one time that was forested, that was heavily treed, maybe. Um, so that's why Paul said there would there was only a requirement for 23 trees to be put there, but that it would have to be upscale trees, not your, you know, standard lot three foot starter things, but actual decent trees to try to recoup what was there at one time. Um, I don't expect any answers right now, but at least I had to say something. Um, I'm going to be looking at that every day. I'm right opposite that twotory facade. It makes no sense to me. Thank you. >> Thank you for your comment. So, I heard a few things and uh fellow commissioners, maybe you heard more, but I heard and and Casey and staff, I know Paul is not here tonight, but um uh the facade um so I'm hearing the question as why why would we invest in so much facade? And then there's a question about the penetration of light uh impacts of that and then and then trees tree tree sizes. So I heard at least those three. Did other commissioners hear any other items in addition to those three? >> Yeah, I heard about water going into Frog Pond which I take to be the existing body of water that's been there for many decades actually. >> Okay. Water. else. Okay, Casey, you want to give it a shot? And I know Paul's not here, and I don't expect you to recall verbatim what his conversation, what the resident may have been or may not have been, but >> I'll just let you go ahead and maybe address those four items. >> Thank you, chair. Yeah, I was not part of that conversation with Paul. Um, but you know, here's the the photo of the existing building. So this is 28 feet, the same height as they're proposing at the tallest point on the new building. This is not occupied. This is 34 feet to the point. This is not occupied. If they wanted to construct a two-story building, they can. Our city code would allow that. That would actually reduce their variance request if they did go up a second story. So again, they're getting a variance to build a smaller building than we are required by our city code. So they're not proposing. I did confirm with the developer again today there will not be tenants up there but short of seeing the building built um I can't go beyond that. Um as far as the lighting that's part of our review for commercial buildings there will be an illumination plan submitted with their building permit. It'll show one foot candle or less at the property line. We do have a reader here as well but the electrician or whoever designs the lighting plan will provide that to us. The building on the street facing side is more ornamental and decorative to light the front building. Um provide a little bit of security. The primary parking lot lighting is going to be behind the building, not facing County Road 21. Um the trees, we have a minimum tree replacement uh requirement of two and a half caliber inches. That's measured at the at the 4 foot mark. So the diameter breast height needs to be two and a half inches. So they're not going to be you know, 20 foot trees when they get planted, but they will be, you know, a substantial six to eight foot relatively thick trunk tree that will uh grow over time. And then I'll let our water resource engineer Stephanie handle the storm water question. >> Thank you, Casey. >> So, for the storm water pond, um the one that's going to be constructed will be discharged into um the existing wetland or the frog pond. Um, so this will those are all county owned and those will be reviewed and approved by the county in order to do so. >> Commissioners, anything else? >> Um, question. So I I think maybe just to clear it all up for everyone if someone could point to where the frog pond is versus where the retention pond the new retention pond is. So the frog pond is there and it runs along the sidewalk. Correct. Yep. There's a Oh, actually maybe Stephanie want to handle this. >> Yeah, that's correct. So, what Casey is circling right now um is an existing storm water pond um that was constructed with the West Avenue project um quite a while ago. Um and that connects into the county system along 21 there. >> Yep. >> Thank you. >> Any other commissioner comments on this? Is there anyone else in the audience that would like to address the commission on this agenda item? Required to ask three times. So, is there someone Don't be shy. Is there one other person that would like to address the commission on this agenda item? All right. Seeing none, I will entertain a motion and a second to close the public hearing at 6:44 p.m. Is there a motion? >> So moved. >> We have a motion and a second. All those in favor of closing the public hearing at 6:44 p.m. Please signify by saying I. >> I. >> I. >> Any opposed? Seeing none, the the public hearing is now closed. And so we will um now move to any final commissioner uh comments. We'll start with Commissioner Nicholson. >> No comments. >> Commissioner Schmok, >> none for me. >> Commissioner Yo, >> none. Thank you. >> Commissioner Ftocker, I appreciate the difficultiness with this small site plus no on street parking. So, I I'd really appreciate seeing the mirroring of what we already kind of have there and and fitting it in there. So, I'll be supporting this. >> Commissioner Rook, >> no comments. >> All right. I too I'm going to echo my fellow commissioner comments. Um specifically, Commissioner Fence Demacher. Uh, I don't have any additional questions, but I I do appreciate the the good questions um the attention to detail and known and unknown impacts um that may be um adverse but certainly will be mitigated as we move forward with the project. I want to also thank the applicant uh for being here and for providing some clarity on some of the items. I will be uh supporting uh the proposal um as presented this evening and through previous documents and summary provided by staff. Um so with that um I will uh entertain a motion and a second uh to approve a combined preliminary and final plat to be known as prior lake revival consisting of one approximate 1.06 acre parcel for commercial development and one outlot consisting of approximately 2.4 acres that will be reserved for future development. This request also includes a variance from the minimum floor area ratio or FAR requirements to construct a one-story commercial building in the town center TC zoning district. This is P25921260 25921250 2921210 and 25921220. Is there a motion? So moved. Do we have a motion? Is there a second? >> Second. >> We have a motion and a second. All those in favor, please signify by saying I. >> I. >> I. >> Any opposed? >> Seeing none, the motion does carry. We'll follow the same protocol for the second agenda item uh public hearing, excuse me. This is PDEV26-000000007 14091 Eagle Creek Avenue Northeast. This is a combined prelim preliminary and final plat. Um, PY Homes of Minnesota LLC is requesting approval of a combined preliminary and final plat for development to be known as Marlo Ridge. And with that, I will turn it over to staff. Thank you again, Chair Fleming, members of the planning commission. So, we have an application. We're processing a series of applications from PY Home. So, they've applied for approval of a 262 lot lowdensity residential and medium density residential subdivision to be known as Marlo Ridge. Tonight represents the first of multiple steps u that we we plan to move through and this application is only to consider approval of the combined preliminary and final plat to subdivide what you see on your screen 165 acre parcel into three outlots. The three outlots would then each have their own review and approval as we navigate through the process in different phases. So this development if approved by the planning commission and city council would not create any developable parcels. This is merely an outlot plat. So everything according to county records that you see highlighted on your screen as one parcel. It has one parcel identification number even though it's on two different sides of Carriage Hills. So future steps, the planning commission will hold public hearings and make recommendations to the city council on a number of items. It's includes a preliminary plat for outlot B, what will be outlot B if approved, a preliminary planned unit development plan, a land use plan amendment to reconfigure the residential densities and commercial areas within this this portion of property and then a resoning request so that our zoning map matches the conditional use per land use plan amendment. There is an ement vacation for drainage and utilities and the applicant has also completed an environmental assessment worksheet that will be reviewed at the city council. So the proposed subdivision would take this 165 acre parcel and divide it into outlaws A, B, and C. So an outlot in our city code it is a platted piece of property but an outlot is not intended for immediate developable develop development and it is not developable. So if an outlot is approved and somebody comes in the next day and says I want a building permit to build something on my out lot that's not eligible until it goes through a final plat process. Um no developable residential lots are being proposed with this. What you see on the screen is what the developer is proposing. Create outlot A, create outlot B and create outlot C. So our city code allows for a combination preliminary and final plat process due to the simplicity of an application. Now future phases are not going to be simple and future phases will go through a preliminary step first review and then a final step at the end. This is fairly simple since they are only creating three outlots. Um so the resulting subdivision will contain no more than five. It'll contain three. The proposed subdivision is located in an area where streets and utilities are in place which is the case here. Uh the subdivision does not require dedication or construction of future streets because those will be done in future phases and then the resulting lots do conform with zoning code requirements without variances in the three lot form. So again, outlot a that northern portion, it's roughly 22 acres. It's guided for business office park. That is the intent of a future comprehensive plan amendment is to keep it guided as business office park. And that property is to be retained by Fearling Family Limited Partnership. Outlot B is about 88 acres. That's blue. Um that's a mix of low density and medium density residential. PY Homes is planning to acquire Outlaw B for residential development as a low and medium density residential subdivision. Again, future phases, future applications are required for that approval. And then outlaw C is roughly 55 acres. That piece of property is on right on Prior Lake that is guided for low density residential and that property is not included in PY's purchase agreement. that property would retain with the Verling family limited partnership to be sold and developed at a later date. So again, just kind of to recap, Outlaw A and Outlaw C would retain with the Verling family. Outlaw B is what is proposed to be sold to PY for residential construction. Uh little bit of site information. There are wetlands that exist throughout the property. Any potential wetland impacts, um wetland delineations have been done. All of that is currently under review. Those will be addressed through pre future preliminary and final plat approval processes. Uh we did add a condition to the report uh because the Prior Lake Spring Lake watershed district has in their rules that conservation easements over wetland buffer areas need to be dedicated prior to a subdivision. This is technically a subdivision even though it's not a development plan. um they understand that it may not make sense to dedicate conservation easements over areas that could potentially be impacted. So they asked us to include a condition which we did that that easement needs to be in place before any final approvals. Access to the site is available from Carriage Hills Parkway to the south and there will be an extension completed by PY Homes if all is approved of Fountain Hills to the north. So, Fountain Hills would extend from where it currently terminates to a new intersection at County Road 21. The comprehensive plan guides this land for business office park, lowdensity residential, medium density residential, and PY has submitted an application to amend the land use plan to reallocate those uses within the subject property. Uh zoning property is R1 lowdensity residential uh C1 neighborhood commercial R3 and C3 business park. Currently we are processing an application for reszoning as well for future public hearing and planning commission consideration to match the zoning to the land use guidance. There are existing trails on County Road 21 and Carage Hills Parkway. And then the development proposes additional sidewalks and trails throughout. sanitary and sewer and water are available to serve this development. Um and then future phases of these outlets will be addressed through storm water management as they come forward. So I did share because I understood there would be some curiosity about what's actually being proposed. So, I have a few slides to show what PY is proposing, but I would just like to be clear for the audience and the planning commissioners that you are not weighing in or reviewing the site plan this evening. Um, but just to provide some context. So, this is Fountain Hills to the north. County Road 21 is to the west. So, PY would be completing a Fountain Hills extension to County Road 21. They would be constructing a new north south collector street at Suriri. And then basically all of the property on the west side of the collector would be medium density residential and all of the property on the right side would be low density residential. So there in this development I mentioned there's 262 units. So 96 of those are in four to six unit town uh town homes along Carriage Hills and then they've got side byside twin homes proposed in this kind of yellow color on the west side. These would be geared towards a 55 plus target market. on the east side of Siri is the blue lots are a 65 foot single family detached home style. Uh and also the purple are a 75 foot single family detached. So these would be more of the the move up buyer, the second to third home when you need a little bit more space. A few again conceptual uh but provided by the applicant for what they're considering to construct in this location. These are the town homes, the four to six unit town homes that would be located on the south side of development along Carriage Hills. This is a conceptual twin home elevation showing the side by side unit. And then the 65 foot single family lots uh provided a threecar garage and a I believe a 2500 to 3200 square foot uh footprint or uh not footprint, excuse me, square foot for the home. And then there's also a larger home model 3,000 plus square foot that would be proposed for their 75 foot lots on the far east side of the development. So, city staff is recommending approval of the request for the combined preliminary and final plat subject to a few conditions that are outlined in your report. Uh, we need just some clerical kind of housekeeping items on the signature block on the title page of the development agreement for the Verling family and the city attorney. And then that one convention I mentioned about future phases requiring agreement with the wershed district about conservation easements prior to final plat. And with that, commissioners, I'd be happy to take any questions and the applicant is in the audience as well if you have questions for them. >> Thank you, Casey. Um, I know that we're not supposed to direct our focus to things we're not supposed to direct our focus to, but um I'm curious about so when I look at these proposed numbers, so 96, 80, 47, and 39. So, 76 maybe 240 or or so potential occupants. Am I thinking about that? Or owners, homeowners. >> Yeah. Overall, it's 262 individual units. >> 262. >> Yeah. 96 of them are attached and the the four to six unit town homes, 80 are attached in the side by sides and the rest are single family detached. >> Okay. And at some point in time, we'll be provided with a proposed price point for for these the house different housing types. >> Uh potentially um if the developer wants to to share that during their lot submitt. >> Okay, >> those are all my questions right now. Commissioner Nicholson, any questions for staff? >> I'm going to follow Brian's lead. This may be jumping ahead, so feel free to cut me off, but you had called out no additional parkland and so I was just curious if there's some additional color on that. Is that based upon, you know, city guidelines or is it just they they determine there's not enough room and we're okay with that? >> Yep, good question, Commissioner. Thank you. So I believe the the applicant is proposing maybe a smaller neighborhood park in the town home or the twin home area of the development just to serve their restaurant or their residents. It would be a private amenity. Uh but the city of Prior Lake is not pursuing additional parkland if there is other parks in the area to support it. So, I know a big focus of our our public works team and our city council over the last few years has been into uh park planning, which was the result of the the parks master plan and the result of the referendum vote last year, which did not pass. So, that message to our planning, our city council is they need to figure out how to maintain the parks we have currently with the budget we have. Um, Prior Lake has around 50 neighborhood parks, which is probably about 20 more than needed when you compare our total park inventory to a lot of other surrounding communities throughout the metro. So, the focus is on figuring out ways to maintain our existing parks without adding new when possible. >> Thank you. Uh, one additional question. Condition two you had called out removes a city attorney um plat examination signature. Is that standard? Is that typical? >> Yeah, thank you for the question. That's uh city of Prior Lake doesn't have our city attorney review the plats. Some communities do. So on the title page of the plat, they had a city attorney signature block. We just ask that that be removed. >> No more questions. >> Thank you, Commissioner Nicholson. Commissioner Smoke, >> I know this property has been up for sale for many years. And um as my understanding that there had been some preliminary agreements or sales, but it washed out for whatever reason. Through through those years, is there some learnings that kind of inform this approach now? Can we glean anything that helps us in the future? >> Um I yeah, learnings on our end is there's been a lot of different developers. I have been here almost 15 years and I don't think I can count how many meetings I have had on this property. Um, you need a willing partner which I believe the verings found in PY. Um, you know, if the applicant chooses to share some information, I think they can provide a history of how long they've worked with the family to get to this point. They've got a a workable plan on their end that appears, you know, we're still in our review, but it appears to check a lot of boxes for the city as well. um other developments fell apart for I would whatever reason I I don't want to guess. >> I mean does it help maybe the question maybe I'm kind going staring towards is this is a large piece of property does it help when properties are broken into smaller more digestible chunks? >> Yeah. Uh Commissioner Schmokl that's a great point. So, for my understanding, for a lot of years when this property was for sale, it was kind of an an all for one, like the entire 165 acres, and there's another large chunk of property north of 42. Um, a few years ago, this was split up kind of into the the area that you see. There's, you know, the lake piece separate from the the commercial and then the more traditional residential development. And that absolutely makes it easier to find a a buyer and developer. >> Okay. Thank you. Thank you, Commissioner Schmoko. Commissioner Jüko. >> Um, yeah, just piggybacking on my fellow commissioner uh question here, the 262 units. Um, can you give me a sense or us a sense of any examples of a similar scale around that 260 mark that we have around our city? >> Yeah, thank you uh for the question, Commissioner. I I'm trying to think when I mean when we worked with PY last they did the Trillium Cove neighborhood and that was around 220 >> okay >> units I believe >> um Summit Preserve north of 42 >> M&I Homes did a a nice project up there too. Those are all in the kind of the the high 100s low 200 range. >> Okay. Um and then questions I guess u also the comment on the the park. Um the carriage hills park that's directly south of this development off carriage hills that is a full-fledged city park ballfield court play everything correct. >> Correct. >> Okay. Um for um is there any indication as to the type of intersection that would be planned? Um, I'm curious with this going in and with the number of residents there, any indication for any stop lightss that may be considered or intersection control along 42 at Carriage Hills or Fountain Fountain Hills Parkway or Drive, excuse me. And then similar question around um, Siri Lane where Suriri Lane is going to connect to both Carriage on the south and Fountain on the north. Any indications that you can give us for what type of intersections we should expect? Yeah, I believe I'd have to look at the plan. Siri may have a turn lane already southbound. I'm not sure if there's one northbound. Uh that would just be if there's not that would just be a full intersection, no signal. Um we have had conversations with Scott County on the development uh to the north for County Road 42. There would be no access changes on 42 as part of the PY proposal because they're only dealing with outlot >> B, >> not outlot A. Um, and then the traffic study, multiatta traffic study completed, uh, that is currently being reviewed by Scott County staff and that will help drive the intersection conversations. Um, I don't know that day one intersection improvements are going to be required. Whatever the requirement is, we'll work with the developer as part of the development agreement to secure funding necessary. >> So, they will be building whatever turn lanes in 21 need to happen that aren't already there. And then any future whether that be a signal or a roundabout or whatever change, >> yeah, >> we'll try and secure funding for that. But the traffic study will be a major component of our review of >> how B and you will see that when we bring that forward in the future. >> Okay, great. Thank you. >> Thank you, Commissioner Yo, Commissioner Fence Demucker. >> It's good to hear about the traffic study because I know I I've driven through those intersections as it is already and they're fun to say the least. So, it's good to hear from that that's uh coming down the line. So, I have no other questions about this preliminary plan. >> Thank you, Commissioner. Commissioner Rook, >> just a procedural question. Obviously, the action that's being asked to the commission is simply um on this preliminary and final plot known as Marlo Ridge. No other action. Correct. >> Correct. just kind of what you see in front of you. The the preliminary and final plat if approved if recommended for approval by the planning commission and approved by the city council would take what is currently a 165 acre parcel and it would chop it up into three separate parcels that you see on your screen. >> Thank you. I have just one lingering question. Actually, it's a request. Casey, could you just maybe very briefly describe for the um guests here tonight and anybody that might be viewing just describe the process that we would undergo to amend the land use plan to reallocate commercial and resident residential uses just so folks have a sense of what that is. It's a very thorough u process but I I feeling like I want you all to have a sense of that early before we get into that. >> Yep. Uh thank you chair. Yeah. So the land use plan requires a notification to adjacent and affected jurisdictions. So that application window is a it's a 60-day review and comment period. So when PY originally submitted their application, we got that out the door. So we sent it to 16 different groups. Some of them reply right away with no comments. Some of them may take the full 60 days and not reply. So it adds time. Um there's a public hearing process involved with that. So everybody who's here this evening who received a notice, they will receive a notice when the preliminary PUD, it'll likely be multiple requests on on one meeting, but the preliminary PUD, the preliminary plat, the comp plan amendment, the reasonzoning, um any easement vacations, they all require a public hearing. So notice will be sent and we'll hold another similar hearing like this, but it'll be much more in depth on actual development plans. Great. Thank you. Uh commissioners, are there any lingering questions that we have for staff? Okay. At this point in time then I would like to um invite representative or representatives from PY to approach the the podium and then uh share your thoughts with us. Please if you could state your name and address for the record. >> Good evening. My name is Paul Hoyer PY Homes uh 1650 West 82nd Street Sweet 300 Bloomington Minnesota 55431. It's good to be here. It's been about I don't know three to five years since I was before you last. Um at the risk of getting too deeply into the future, um I know that there's some questions. So, let me try to answer a couple of the questions I heard here. Um so, what are our main goals here? Well, first of all, we we've been trying to buy the property for 11 years, so it's it's it's been a long time. Um, the property is what we consider to be an infill, which means it's pretty much developed all around it. There's not a ton of flexibility in what we can do from the standpoint of the transportation has been set up already. Each end of Fountain Hills Lane has been uh set. We know exactly where we need to go with both of those. Uh we know where the um north south collector road has to go as well. Carriage Hills Parkway has been built. The intersections have been kind of predetermined. So from that standpoint, uh, a lot of this is kind of fixed in terms of the infrastructure and the layout of the neighborhood. Um, what we're proposing matches very well with the city's comprehensive plans. So the density really kind of falls right in line too. And larger picture and now now I'm finally going to answer some of your questions here. Um, our goal was life cycle housing, which means the whole cycle from young to old on one neighborhood. So, the town homes are really aimed at firsttime home buyers. Oftentimes, they're singles, uh, couple with no kids. Average sales price that we expect for the town homes would be about $410,000. The next one would be the blue ones in the map here. Those would be the single family homes. Um, they're fairly large homes. Average one would be $675,000. The next one is the purple homes. I would consider those luxury single family homes and the average price we expect there is about $825,000. And finally, the one we're probably the most excited about because we see a lot of demand for this across the Twin Cities is for empty nesters. The twin homes are really uh single level homes. So, everything about these homes are designed for people 55 and older. There's more light in the homes. There's wider doorways for if you have problems with walkers, things like that. a lot of well they actually Dell homes if you're familiar with Dell Dell web um Sun City Anthem anywhere across the country that has those words um they're Dell web homes which are really focused on the 55 and older so average uh price that we expect for those homes is about $500,000 and I should point out that the um the homeowners association is really a big part of the twin homes folks uh that buy into this kind of neighborhood with the twin homes really hope to have um the the snow removal and the mo of the lawns taken care of by the HOA so that they no longer have to do that. So that's really a big part of it. We are proposing some u minor uh private amenities for the twin home neighborhood because um again the 55 and older um demographic really likes to be social. So they like to have little gathering spots there and many of them are retired too. Um I think I'll stop there. That was at the risk of maybe going into too much detail. I I will uh prepare a presentation that I hope will answer all your questions when we have our actual project before you in the future, but I'd be happy to take any questions you might have. >> Commissioner Rook, any questions? >> Commissioner Hero. >> Um for the um the twin homes, um thanks for the explanation there. You said they're single level. Are they slab on grade single level or is it actually have a a basement associated to it? >> Some of each. There's some fairly steep slopes uh along the wetlands. So, some of those will have basements. >> Thank you, Commissioner Smoker. >> Oh, I guess I'm just observing this, but as I think, do you have any special plans for the wetlands to look more aesthetically pleasing or be part of the view? >> Um, by chance? Yes. Um, by that I mean the watershed district approached us and they would like to do a collaborative project with the wetland. Right now it's uh not very pretty. But maybe more importantly something I was not aware of is they told me that downstream Pike Lake is has pretty poor water quality. And a lot of the cause of that is a lot of nutrients that have accumulated over the many many decades that are in this wetland and they get washed downstream into Pike Lake rather easily. So what the wershed district has asked us to do is to raise the water level which will prevent many of those nutrients from washing downstream into Pike Lake. So it will actually look better uh the wetland and also greatly improve the water quality downstream in Pike Lake. >> I know I would be remiss if I didn't share some prior Lakers um feeling that we'd love to see cows there even if they were cement cows. >> I've seen the cows bathing in the wetland many times over the years. >> An iconic thing here. Yes. >> Thank you, >> Commissioner Nicholson. Any questions, comments? >> Anything else you'd like us to know? >> No. >> All right. Thank you so much. At this time, I'll entertain a motion and a second uh to commence uh opening of the public hearing at 7:13 uh p.m. Is there a motion? motion. >> There's a motion. Is there a second? >> Second. >> We have a motion and three seconds. Um, all those in favor, please signify by saying I. >> I. >> I. Any oppose? Seeing none, the public hearing is now open. There's someone in the viewing audience that would like to approach the podium and pose questions for either the commission or the applicant. Please feel free to step up. Hello, Evan Shadic, 4841 Beach Street Northeast, uh, Prior Lake. Um, if you were involved with Trillium Cove, it actually looks pretty nice. We live next to O lot C and go for walks in both directions and drive both ways to go in and out of the neighborhood. And uh so Trillium Clovis is area we walk to quite a bit. Um quick comments first and then my question. But um there haven't been cows in out lot A or B for years or minimal for years. I've helped collect them out of the lake even from swimming past our place. Uh, a young cow was swimming by and the older one came by and actually got it to turn around to go back. Also, it's been I've lived here 40 years. Um, the ducks and the geese of the pond at the pond are already beautiful though and they'll miss anything that changes. So, I'm glad the water level goes up. Um, so it's you kind of address that this isn't a feedback time and when would there be a feedback? If my main question would be looking at like the preliminary thing, there were um there's Pike Lake Trail comes down on the Car Hills Parkway and then two or three new intersections would be in there and is there a where do we ever ask questions to try to influence that like one good roundabout be put in rather than three new intersections? uh and please drive the neighborhood and start thinking about going over the hill past Pike Lake Trail and you're starting to go down and all of a sudden there's going to be you know more and more cars through the you know the construction time when when would the we'd be able to ask or find out about roundabouts? >> Uh thank you for the question. So the the traffic study will be reviewed as part. So we've got all of the plan submitts. They're all under review and then those will all be presented >> um potentially in May, potentially in June. >> So relatively soon. >> Yeah. >> Would we be getting there's no prayer newspaper anymore. Would we be getting more things in the mail? >> You'll be getting them in the mail. Yes. So the way the way that that would work is we would >> you know take comments at the preliminary plat stage. There will be a preliminary plat and a preliminary planned unit development plan. >> So if you want, you know, say you make a comment to say, I think that should be a roundabout, planning commission could give direction to look into that. Um the traffic study will either support that or it won't, but it will it would be addressed. And then if there's any changes to the plan, say we're going from a full intersection to a roundabout, those changes would be made before they bring in their final plat unit development plan. >> Okay. Well, I hope they're seriously looked at. You know, most more of my travel goes through the roundabout of Trillium Cove. That's rather pleasant. And you know, there's a lot of foot traffic, too. And so, how do you handle pedestrians crossing as we do our walks, you wind up seeing more pedestrians than you do cars over at the Trillium Cove One? So, you you just slow the cars down, get the people to walk by, things like that. And um and the housing density here is that kind of a ratio like was done at Trillium Cove? Uh yes, it would. So the the properties west of the north south collector would be the idea the request is to guide those as medium density residential. So that's uh four units per acre to 7.9 units per acre. Uh the properties on the east side would be our low density. So that would be less than four units breaker. >> But in general, yeah, >> in general. Yep. >> Trillium Cove. The Trillium Cove has been nice. It's so you know, I just asking in general terms because I know that's not the thing. >> Okay. Thank you. Oh, one other comment is I'd assume out lot C has a lot of green acres easements uh or assessments outstanding and that'll be the harder one to sell mainly because that's where the sewer line went through about 40 years ago. So, uh >> thank you. Uh Julie Frank 4419 Coachman Lane Northeast Prayer Lake. Um mine is probably more comments than questions and it's um number one is I want to thank PY for being very transparent. Um love seeing the potential diagram. Um for the city council there's a couple things that I just would like you guys to consider as we think about this going forward and I would say that for future meetings probably be prepared with this information. um because as we get to more of those types of drawings, I think that more questions will come. Um so my one thing is I would just say that there may be some concern. Um that's a lot of high density housing in a small area and the park is directly across the street of Carriage Lane. If you have not been on Carriage Hills Drive, it is very busy. It's windy and it's hilly and so there's a lot of traffic walking there. I honestly would be fearful for small children and families trying to cross to get to the park that's directly across the street. That is not an easy It's not an easy place to cross. Um, so I would just There's a lot of land over there. I don't know. To me, it seems that if you're thinking of multi-generations, that might be a place where you might want to be able to have a park on that side of the street because crossing the street is not an easy thing to do. I walk pets very often and it's very difficult to cross the street there. Um, if anyone lives in that neighborhood, you may agree with that. Um, the other thing is, um, I am very familiar with the Dell Webb. Very, very familiar. Um, one of the luxuries of Dell Webb is not just the great housing structure, but it's the amenities in the area. And you are right, it's very social community. It's a very active community. And so, I would just want to make sure that there that the city considers bike paths, walking paths, people that are in an older age group. That's not a long distance to walk. And you're going to want to make sure that people have a lot of opportunity to get their bike out, to walk and be active, and to have places that they can meet and congregate and be social because that is probably the biggest benefit of the Dell web. The actual housing structures of Dell Web is a nicity, but it's really the community that creates Dell Web. Um, and then, um, the other thing I would just ask is the future mailing timeline on these. Um, I feel like I got this pretty close. If I were on vacation for a while or busy, I don't know that I would have time to actually make sure that I was in town for this meeting. I think that these are pretty key important uh meetings for future residents and for current residents. So, I would ask that maybe think about backing those up and maybe doing two mailings or for sure getting it out in time so people can get it on their calendars. This one seemed a little tight for me. I travel a lot for work. So, um uh so I think those were my things. There are not necessarily questions. I think the only question that I would have for next time is if we are going to propose something to this density. I would like the city to be able to come informed of what other areas within our communities have that many residents living in that tight of a space. And then I'd also like to see some type of ratio of what is the parkland within to one mile, half a mile, one mile, three mile radius of that so that we can get an understanding of how this is going to impact the community as a whole and where will people go and walk. Um, obviously we have great weather here, but it's only so many months of the year, but even the winter, we like to get out, we like to be active. I see a lot of people with winter biking and so biking and walking is a key part of being a motan. And so I would want to make sure that we have really good opportunities for people to partake in that. But once again, I'm very appreciative of you. You didn't have to be as transparent as you were. So it helps us as people in the community understand what you're thinking. Um hopefully we've given you some vision of what we're concerned about. Um not necessarily so much as me as a homeowner, but just maybe more for the people that would potentially moving into the subdivision and the community at large. So thank you. Thank you so much for the thoughtful comments and considerations. Who else would like to address the commission? >> Hello, Emily Gors. I live at 14699 Lando Lane Northeast. Um been in um the area for over 20 years. I lived in Fountain Hills and moved up the hill um 18 years ago. um live very close to outlet C. Back up to that. Um my question and I think it's timely now seeing as though um the vote ahead is to enable or what would enable uh Fountain Hills to um to connect to 21. Um very happy to hear that you guys are questioning what the traffic assessments and what that impact would be. just wanted to get it on the record as a a concern for um us that live close to the 4221 intersection and how dangerous that intersection is. Just as you consider this um we certainly don't want to increase the uh need for our emergency services in the area. Um unfortunately hearing sirens is a pretty common thing um in the evenings and just that intersection being so close to the 2142 intersection um knowing that this then puts the demand on that traffic uh study and you'll need to do something. Um it's too close to 21 and 42 to have um a stoplight at that intersection most likely. Um but just in terms of what future planning might look like in terms of left turn lane into Fountain Hills from uh southbound 21 and what um options for turning left from 21 onto south I'm sorry from Fountain Hills onto southbound 21. So, um just know that that will likely force that to be an issue and likely not um not not something that has um you know, putting our community safety um first and foremost. So, just as you guys are making your decisions and um wanting to make sure that we in the neighborhood know um how slowly and carefully we drive at that intersection that changing that dynamic around there just should be made with absolute caution and concern and for safety for our community members. Thank you. >> Thank you. >> Anyone else? Uh good evening, Mr. Chairman, commissioners, uh staff. Thank you for the opportunity to talk. Um I think it is really easy um to uh to jump ahead, but uh for the record, remind me that my name is Daniel Foster. I'm at 4402 Fox Court um in Prior Lake and I live uh my backyard is the farm. I've known the Verling family for the 31 years I've lived there. Um, great family, great neighborhood. I I guess I would first start by saying I appreciate the the uh the extent and the effort by which uh you have outlined uh your path going forward for this particular uh project. And I I worked 30 35 years for the Metropolitan Airports Commission um at MSP. I am very familiar with the processes that you all have to go through to get these things done. Um, and so I can appreciate uh both the time you you're taking to do it, the uh the candid and transparent uh approach by uh um by PY and others. And so look very much forward to uh u working with you and listening to you work through this uh this whole process. I do want to share and echo some of the comments about the traffic and the density. However, um, Kills Parkway runs right behind my house. I knew it was going to be there when I moved there, and I always knew that there would be something built on the other side of the street, especially as I got to know the Verling family quite well. Uh, and you are right, they were trying to sell uh the whole thing to to one buyer and that uh that that page has turned it seems. But uh um excited about the opportunity um to see uh the growth uh as is uh proposed. But I would um I would ask you to be very conscious of the density of this because the roadways in the neighborhood as others have pointed out um are very busy. Um, if the police chief were in the room today, I would ask him what his uh his uh speed enforcement strategy would be for our community because Carchills Parkway um is very dangerous um for those attempting to cross. The first month that the uh that the uh parkway was put in, um there is a crosswalk as someone else has mentioned right there at Coachman. I watched a dog get run over and killed the very first week. So, it's it's gotten a lot busier since the parkway was connected um up to uh the water tower um up by the the park there, which is great news for a lot of people in the area um when it happened because it made access to get to the Sandp Point Beach, excuse me. Um and and uh also added a lot of traffic, especially boat and trailer traffic uh getting to the launch. So, appreciate your uh uh your diligence on looking at the traffic. um trying to turn left toward town off of the Parkway to the south um is a is a you don't do it. You just you can't do it. Uh it's too dangerous. And so that forces a lot of traffic in through the neighborhood to get to the light at the school. So uh again, appreciate your uh your diligence on looking at the density of the uh the proposal. Uh, I think it uh I think you can anticipate um some of the homeowners, if they're not here tonight, that are um that are a little bit farther to the west on on Carriage Hills um to raise questions about the town houses along on the other side of the the Parkway. Um but we'll get to that when we get to it. But uh just wanted to uh say thank you um for the opportunity and we'll look forward to uh hearing from folks in the in the future. Thank you, Dan. Who else would like to address the planning commission? >> Hi, I'm Don Hanover. I am at 14408 Pike Lake Trail. Um, it looks like the development will be right behind my house. Um, it's exciting. Uh, scary. Um, as an entrepreneur, I'm excited for the business office park. That sounds amazing. Um, I have a question real quick because I'm not familiar with this. What does the low density and medium density that um what does that mean? Um, but also wanted to echo what my neighbors have said regarding safety carriage hills. It looks like in the previous um slide that Everything dumps onto Carriage Hills. That's very concerning. We walk dogs. There's kids in games at the park there all the time. Traffic's lined up um or or on the side street for the kids. Baseball games. It's very busy, especially with kids. So, something to be concerned about. Um, also I don't see any area where it goes onto Pike Lake, which I question that is that going to really be true because um, that seems like that would be an another access and if so, that would probably be right by my house. Um, anyway, that's I know future, but just little things that I uh have noted there. Also with the 262 homes I just did a uh calculation of even with four people in a home average that would bring 1,040 some people to the area. So they will have cars and dogs and um we're going to need some kind of um recreation for them to um think about something to think about. Thank you. >> Thank you. Could someone from staff sort of provide down with the distinctions between densities low, medium, and high? >> Yeah. So, the the low it's really just the amount of units per acre. So, a low density development would be two and a half to four units per acre. Uh most of the ones that we see in Prairie Lake are kind of in that upper three 3.6 range. And then a medium density would be a four to 7.9 units an acre. So, that's where if you're going to have a development that's got town homes or even um some of the newer developments that are the detached villas, the the smaller single level homes, a lot of those are a medium density residential uh classification. >> I see. Okay. Thank you. >> Thank you. >> Hello. Uh Jake Isacson, 14426 Pike Lake Trail Northeast. Um I share a lot of concerns that others have brought up around the traffic on Carriage Hills and also uh Pike Lake Trail Northeast. Um my neighbor who just spoke, myself and two other uh properties are the only four houses on Pike Lake Trail. Pike Lake Trail is extremely busy. Um, if you're familiar with it, there's the Holiday Gas Station and then Carriage Hills. It comes up a hill and the amount of traffic and the speed of vehicles is um is pretty great. Um, so that's my biggest concern. And then also, it seems like with this property being for sale for a decade, um, this seems like a pretty big favor to the Verilene family. um you know that that property has been for sale um for a long time for an extreme amount of money and it just seems like if they would have priced it right they could sell all four or excuse me all three combined. Um so it just seems like a pretty big favor to them. And then I would also love some additional detail on Trillium Cove and the amount of acreage there compared to and how many units were built in Trillium Cove versus plot B here, the acreage compared to the units. Um, and thanks for your time. >> Thanks. Thank you. Who else would like to approach and address the commission? >> Hi. Uh, Matthew and Theodore Nelson, 14448 Pike Lake Trail. We did not intend to speak today, but I live next door to these two, and so we're just doing it in solidarity with them and echoing their message. Thank you. >> Thank you. >> Hi. Um Jamie Pocker, uh 14525 Siri Lane. Um Dan followed me in tonight, so he took the neighborhood just like I do cuz you know, Carriage Hills is a nightmare. Um especially in the summertime. Um the one thing about Carriage Hills is I moved in that neighborhood 11 years ago. that road was closed because they were doing whatever to it. Uh Reer said it's it's a it's going to be busy. Um they put the police put the little speed limit thing out there. Um one guy went by at 98 miles an hour twice. So that road from Eagle Creek all the way up to Siri Lane is a drag strip. past that. Same thing. Um, we got ebikes, we got the pedal bikes, we got tons of kids on that road every day. Now, this is an older neighborhood. Like Dan said, he's lived in there for 30 plus years. I just moved in 11 years ago and it's just the amount of people that are, it's just changing over. All the people are, you know, 55 plus and they're going to be moving out and we're going to get all new. There's going to be more kids in this neighborhood in 10 years. My intention is to be out of this neighborhood in seven because I don't want to be part of this development coming in. The other thing too is we were talking about the wetland that's there. Now there is a wetland on Carriage Hills. Is that not considered Casey? That's for you. >> Um is that not considered wetland? Because it does hold water. It's held water for the 11 years that I've been there, which would put that right in probably right in the middle of those town town homes. Yeah. So, the the wetland that you see on here is the delineated boundary of the wetland. There are other wetlands on this property. There's wetlands on the north side and wetlands throughout here. This is just the conceptual site plan for what they're proposing. So there would be wetland impacts with any of the phases of any of these outlot developments. So the developers would have the option to mitigate or you know pay into a credit system or you know there's other options that they would explore with our tap panel. >> So they can move the wetland. >> They can move the wetland. They can fill the wetland if they uh replace at a 2 to1 ratio with credit system. >> Okay. >> It it depends on the quality of the wetland. It depends on how big the wetland is. So, um, you know, it would not make sense in this case to fill in the large wetland pond, but if they run into smaller wetlands here and there throughout the development, a lot of times it's easier and then the money goes into a bank, a credit to a larger, more productive wetland somewhere else in the region. >> Okay, that's all my questions. Thank you. >> Thank you. Anyone else? I'm required to ask three times. Is there anyone in the viewing audience that would like to approach? Okay, seeing none, um I will entertain a motion at 7:38 p.m. to close the public hearing on this agenda item. Is there a motion? >> So moved. We have two motions. Is there a second? >> Second and a second. All those in favor of closing the public hearing, please signify by saying I. >> I. >> Any opposed? Seeing none, the public hearing is closed. So, we'll start with commissioner comments. Uh, Commissioner Rook, I think a comment. Obviously, my initial question was around procedurally, the action that's being asked for today. Uh what we're hearing is I think a lot of um important comments from not only residents and neighbors but just asking for diligence and proper notification. So um while I plan to support the recommendation, I would ask that obviously staff um hear what the their neighbors are telling them and and hopefully we can find pathways and solutions that come back to this commission uh for approval. >> Thank you, Commissioner. Commissioner >> just want to say I really appreciate all the neighborhood comments because that that's something we really need to hear um as we go through this process and I really do appreciate hearing more of those comments as we keep going through this. So um I appreciate it. Thank you. >> Uh Commissioner Yo >> just echoing my partners up here. >> Uh Commissioner Smok >> I agree too. I'm glad you were here. I'm glad to hear that because I don't want to rely on my own personal experience on Carriage Hills. It's nice to hear other people, too. >> Commissioner Nicholson, I would echo previous comments. Great. I I too will add my echo. Um I think the process um has been uh thoughtful and deliberative. And I want to assure everyone who's here tonight, even if you didn't address us with your questions or comments, that it'll continue to be deliberative and very, very thoughtful as we move through the process. Um, I moved here in 2002. Um, and my realtor was showing me a lot in the wild. We drove by the Verling property and I said, "Well, why can't I move there?" And he said, "It's it's not for sale." And then um when I became involved with um city work and city business um that has been at least my one of the the essential questions, planning questions probably in the seven county metro area is the Virlling property. What's happening with the Verling property? Um, and so it's it it warms my heart to to know that we are moving forward um and moving forward with with such thoughtfulness and and deliberation. So that I'm really happy about that. Um, so uh right now I will uh entertain a motion and a second on the second agenda item. This is PDEV26-0000000071409 Eagle Creek Avenue Northeast. Combined prelim preliminary and final plat. PY Homes of Minnesota LLC is requesting approval of a combined preliminary and final plat for development to be known as Marlo Ridge. Um this specific item is to consider requests that the existing approximate 165 acre parcel be to subdivided be subdivided into three outlets. Those being outlet A, outlet B, and outlet C. Is there a motion? >> So moved. >> We have a motion. Is there a second? >> Second. >> We have motion and a second. All those in favor, please signify by saying I. >> I. Any opposed? Seeing none, the motion carries. Thank you. Uh, back over to the staff. I see we have no old business, no new business. That correct? >> No new business. >> All right. Then I will entertain a motion and second to close uh the meeting to adjourn at 7:42 p.m. Is there a motion? >> So moved. >> We have a motion. Is there a second? >> Second. >> We have a motion and a second. All those in favor, please signify by saying I. I. >> I. We are adjourned. Thank you.