Good evening. I'm calling the Monday, March 9th, Planning Commission meeting to order. Will everyone please rise for the pledge of >> allegiance? I aliance to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible, with liberty and justice for all. >> Thank you everyone. All right, first next item on the agenda is the approval of the agenda. Do I have any requests for changes to the agenda this evening? Seeing none, I entertain a motion to approve the agenda. >> Move to approve. >> I'll second. >> Second. All right. All those in favor approve the agenda, say I. >> I. >> I. Right. Agenda is approved. And then next up is the minutes from the meeting December 8th. I thought it was a typo, but I looked back and that was if anyone remembers that. Do any concerns about them? >> Okay. Motion to approve the minutes from December 8th. >> Motion. >> All right. Do I have a second? >> Second. >> All those in favor say I. >> I. >> Minutes are approved. All right. We have one public hearing this evening and that's a Chestnut Town Homes 2023-07. That's one, a site plan review on 5.72 acres and two, a guide plan change on 5.72 acres. Will a proponent of the project please come forward and good evening. If you'd state your name and spell for the record, then go ahead and tell us about your request, please. >> Yeah, good evening. My name is Dugan Garrison. You spell that as in D U G A N. Last name G A R R I S O N. >> Um I am with uh Creed Group and we are the project managers for this development and uh tonight we are presenting the 53 unit town home community located at Chestnut and Cardy Drive in Eden Prairie. I'll brief I'll briefly walk through the project team, site layout, architecture, and all the comments that we've addressed over the past uh month or two with our community meetings. Uh with me today, I have our architects and civil engineers. So, Doug Lokin, Paul Wilson, and Zach Thompson. All right, let's go to the next slide. Or do we have the slides up? Yeah, perfect. Let's go to slide two. So a little bit about Red Tail. Um Red Tale is a multif family uh development and he they are the applicant and developer for this property. They are ver a vertically integrated development company that handles acquisition, development, construction management, leasing and property management. They currently own and manage over 13,000 multif family units nationwide and specialize in highquality workforce housing communities with strong property management oversight. Thank you. All right. These images are some of their projects that they've worked on and they own and manage. And as you can see, some of them are in Eden Prairie. So, um, they this just goes to show the quality of the work that they put together and the communities that they manage and the way that they last for years and years and years. All right, let's go to this next one. Okay, like I said, um, Creed Group is the project manager for the development. Red Tale is the applicant and owner. Cass Wilson is the architect, and like I said, Paul Olson is here today. And then civil engineer is La Engineering. All right, so a little bit of a overview. The project site is 5.7 acres and like I said it's located at the intersection of Chestnut and Cardy Drive and um the project is proposed to include 53 units. It has been something that we've gone over for quite a while as you can see by the 2023 uh not nomenclature at the beginning of the meeting. And um the development also includes three inclusionary housing units reserved for households earning at or below 30% of area median income consistent with city's housing goals. Site plan provides approximately 9,000 square ft of open space integrated into the community on both the north and south parcels. All right. Around the community, we have the reserve apartments, the Windong apartments, the Pinebrook carriage homes, and then in red there, you can see our community. And I I know that we've had some great meetings with uh those surrounding communities over the past month or two. All right, overall site plan. So, the site plan is divided into north and south portions connected by Chestnut Drive. buildings are oriented um you know east west as you can see on this map and we've gone through quite a bit of design revision in order to make sure we are proposing this as flu uh fluidly as possible for the uh site development. We have gone through multiple iterations and this is um the most you know best for access and just overall site use. We've been able to uh incorporate some good pedestrian connectivity throughout each portion of the site and incorporate as much landscape area as well as amenity common areas as possible within those community parcels. All right, next slide. And this is just a zoomed in portion of the north site plan. Um we can definitely dive into more detail if you guys have any sort of technical questions on that. And then same goes for the south side here. Um, one note on the south side is uh the green space to the back there was a mention of um uh in the last round of city comments there's uh a mentioned that we might want to plant some trees on that hill in the in the back there. Uh not sure if you can get a good depiction of it on this plan but on the civil site plan which we can bring up later on. Uh the site does drop a little bit as you go from neighbors property into ours. And so it's a little bit of a hill right there. And at the end of that hill, um, right next to the street, there's a retaining wall, but there's going to be some planting that we will accommodate and add in addition to what's currently shown due to city comments and what we've heard from the community. All right, the overall unit mix is shown on the screen here. Nothing we need to really dive into, but um, if you have any questions, more than happy to answer them. Let's go to the next slides. Um, and here are some property elevations. Just goes to show, you know, type of style that we're looking to incorporate. Paul and the Cass Wilson team have done a great job and I think emulating something that really fits within the community as a whole. All right, so here's some of the floor plans and um we have all floor plans and elevations at the back of the slides as well in case we want to go over any of those. All right. Next, um, here are three angles of some photo realalistic renderings of the site and what it might look like when we do end up developing it. So, first is going to be um looking at it from I believe that angle would be the blue angle right there. So, let's go to that slide. Yeah, right there. So that's looking at I think it's building is it building five I believe. Yeah. Um and it's one of our twostory buildings on the northern parcel. And then if we go to the next slide, same kind of uh concept in terms of the architecture there. Another twotory building. And um keep in mind these are all town houses. So all these will be connected. And then final the viewpoint from Cardy Drive um on the south parcel. That is our three-story buildings on the southern parcel looking at it from if you're walking on the sidewalk. So um Yep. And right there you can kind of see the hill that's kind of like diving into the property a little bit. It's not it's not severe at all. All right. So some of the a great idea that came up um from was recommended by staff was um you know kind of bringing up some of the community concerns that were presented to us during the prior meetings. So um we wanted to just write out some responses on traffic tree removal. So we'll start off with traffic. We did a traffic report back when we were originally entertaining this uh site development and it was um as you know this is for a general plan change uh to reduce the general plan allowable density to what we are proposing today. So originally it was going to be a site that was around 99 uh units and now we're dropping it down to 53. So, we had to update our traffic report and we did that in the past month and um the new traffic report came to the same conclusion that there is no significant impact to surrounding intersections at all. Um next, the tree removal. Like I mentioned a little bit ago, uh as recommended by city staff in our most recent round of comments, we will look to add a little bit additional tree planting to our especially the southern uh site on that southern hill. Um, construction noise. We don't anticipate any spec like special construction equipment. So, I don't anticipate any construction noise impacts um significant impacts outside of just standard construction. Um, and we will keep the construction noise limited to the city's allowable construction hours. Inclusionary housing, as I mentioned, we will be providing three very low affordable units. And then soil stability, that was another question that came up. Uh we did a site soils analysis and all the soils are adequate for our development. So we don't have any concerns there. All right. Snow storage. Um that's a big big concern here. Of course, um with a tight site like this, we needed to figure out some good areas for snow storage. And we have a couple maps at the back of these slides for where we're going to be keeping that. Storm water treatment. All storm water falling on site will be treated on site. And then the retention basins, same thing there. any drainage that goes into those retention bas basins will be treated and outflow within a 48 hour period. And lastly, the community benefit. We think that this project provides a great opportunity for needed housing in the area, especially a different different um at the affordable levels as well for the three very low income units. And um that being said, it's still a site that will fit very well within the community. There's apartment units that are um to our west and then there's uh neighborhood communities that are similar to these uh to the south, north and east. And that is I think wraps it up. These are the snow storage uh site plans if we want to go into those in further detail. All right, pass it off to Jeremy, I think. >> Thank you, Mr. Garrison. Any initial questions about the plans, >> Mr. Chair? Mr. Far, >> just from the standpoint of ownership, who owns those sliver lots? I don't know if they're outlots, rightway, or real lots to the east side of both parcels up along Windong Drive and Cardy Drive. >> Yeah. Um, those are owned by the uh neighborhood communities to the north and south of us. They're not owned by our uh development. So they're owned by Chestnut Town Home or sorry they're owned by um Pine Brook Carriage Homes and then don't know who the other parcel is owned by to the north. Windong Wong. >> Okay, great. Could you describe for everybody what you're doing if anything on both of those parcels outside of your property lines? >> Yeah, I can um on the southern uh portion of the site and maybe I'll pull maybe if we could pull up the civil site plan, southern civil site plan at the back of the slides. Um, we're doing a little bit of grading in order to reduce the size of a retaining wall that would be required. So, you can see right there if those contour lines allow us to reduce the size of that hill in order to not have an 8ft retaining wall and instead drop it down to four foot four feet on average. And that is about the only uh construction we're doing from a logistic standpoint. And then outside of that, we could offer some tree planting as necessary to replant that area if necessary. >> That's not shown on the plans that we were given. >> As far Yeah, as far as as far as of today, I think we actually do show a little bit of planting on that area. We have an easement for that parcel um with the Pine Brook carriage homes community. >> Okay. And on the north side, >> on the north side, there is no construction uh proposed. We tried to uh have a conversation in terms of like what could be logistically done and over time it just didn't seem feasible in order to get an ement on that area and grade it or do any construction. >> There's a nice entry ground sign for the Windong development there right at the corner of your property line as you know with three flag poles and everything. >> So those aren't being disturbed stay in place. >> Yeah. >> Okay. Thank you. Any other questions right away? >> Yeah, m Mr. Chair Christian, >> I'm not sure if I missed it or not, but what was the average square footage of the town homes? >> Um, if we could go to that unit mix slide. I uh I think that we'll have it. Yeah. And if not, I will ask Paul. Paul, do you I I'm gonna hand the question over to Paul's and he our architect, he might have a better idea. >> Thank you. >> Good evening. if you could just state your name for the record. And >> yes, my name is Paul Olsen. P I U L O L S O N from K Wilson Architects. I I don't have the exact numbers offhand, but they are roughly 2,000 square feet, something like that. Uh they all have twocar garages attached to them. So, generally the size of a two-bedroom or two plus den uh town home for for this development. >> Thank you. >> Okay. Thanks. >> Sorry. As long as the architect was out there, could I jump in again? >> Of course. Yeah. >> I'm sorry. >> For Mr. Olsson, the ar Mr. Olsson. >> I thought the architect might know the answer to this question. >> Sure. if not um of those two long retaining walls that are along the street that they pointed out earlier, the southside retaining wall faces the development, not towards the street. Whereas the Windsong side, that retaining wall faces the Windong development, not yours. Um and it's just described generically as concrete in the staff report or concrete block, modular concrete block in your drawings. Is there something decorative about that wall? It's just really long and straight as textured, colored or just common gray. What are your plans? >> Well, actually I and I can refer it to our landscape team as well, but it would be a a landscape concrete block. So, a modular retaining wall block that are typically colored and have some kind of texture, but I don't believe anything has been decided or selected for that as part of our process usually during construction. But obviously something that could easily be done and shared with the city and the community for for review just like any other materials on the buildings. >> Sure. I think that would be important to color and texture that for the obvious exposure to your name. >> And that's what we'd like as well. >> Thank you. >> Y Thank you. >> Sorry, chair. Thanks. >> Uh we'll go Jeremy, we'll take the report. >> Excuse me. Yes. You Yes, chair. Commissioners, as the applicant noted, uh this application is a site plan and comp plan amendment uh to support a 53 unit town home development. Um the site plan as shown uh the architecture all comply with the U city zoning code and so there's no waiverss requested on this application. Um the comp plan amendment, excuse me, is a reduction in the uh in the comp plan from a density perspective. The property is currently guided in medium high density residential which is consistent with the apartment buildings to the west. Uh they're proposing a comp plan amendment to reduce the density to medium density residential would be consistent with the town homes to the east. Um, this property kind of straddles two different uh land uses and we originally envisioned it being higher density which would require an apartment building, but based on the the the configuration of the property, town home buildings seem more appropriate. So, we support that change from a comp plan uh comp plan amendment perspective. I mentioned there's no waiverss. So, um, complies with our landscape requirements, complies with parking, complies with our inclusionary housing requirements. Um, from a parking perspective, um, the property greatly exceeds our requirements. From a parking requirement perspective, we generally require two parking spaces per residential unit. Uh, one of those spaces must be covered. Each of these units has four parking spaces. So, and two of which are are covered. They're part of a garage. And there's also four guest parking spaces on either side of Chest Chestnut. So, each kind of sub neighborhood has four um neighborhood or visitor parking spaces in addition to the four that can be parked on on site. Uh in the review of this project over the last several months, u some configuration changes have occurred and the the current configuration shows a a private drive kind of feeding off of Chestnut and then um serving kind of smaller subdriveways that support each building. Um, we did that to avoid a parking situation on the main driveways going into the site u from a emergency vehicle and a and uh garbage and delivery truck um access situation and so staff is comfortable with the the layout from a site perspect or uh site plan perspective and how the parking is distributed throughout the site. uh storm water uh the property uh does meet all city and will meet all watershed district requirements from a storm water uh requirement. I mentioned this because storm water usually is one of the first things that kind of takes away land um and and limits how a property is subdivided or or developed um and so the developer worked very closely with uh city staff and the um watershed district to make sure that their site works from a water um storm water management perspective. So we're not creating an issue on adjacent properties. Landscaping uh the the property does meet uh the landscaping requirements on this type of project. There are two um requirements for landscaping. One of which is landscaping requirement based on the size of trees or size of buildings. That generates a requirement of 341 caliber per inches of landscaping. Also on a project um where there's existing trees on the property, there's a tree replacement requirement. Um we allow by code um either replacing of caliper inches on the site or payment in lie of um to be distributed throughout the community and and um Matt can answer more questions on that. The project does meet those requirements. We have though from a staff perspective hearing the comu comments from the neighbors um recommended some additional landscaping particularly on the south kind of property line or that south hill to provide some additional buffering um and we haven't seen those and that's one of our recommendations that um be reflected in the revised plans before this goes to city council. Uh so they do meet the requirements but we're suggesting some additional landscaping on the property. Uh I mentioned earlier that the project does meet the inclusionary housing requirement. Um and there was a comment uh we've heard through the comment period um from a construction noise perspective. Unfortunately noise will be unavoidable. Um just with development there's always going to be large trucks um perhaps digging things like that. Maybe the applicant can speak to more detail of what kind of mechanisms they envision. I don't think they're talking pilings or any of those type of disruptive things. Um, but we do from a city code perspective anticipate the need for construction noise or it's an unavoidable kind of consequence of development. Um, there are restrictions um by code. We limit construction uh hours for to 7 to 700 p.m. 7:00 a.m. to 7:00 p.m. Monday through Saturday. construction from a construction noise perspective is not permitted on Sundays or holidays. And there's a subtle balance. We've heard comments about construction noise in the past. It's a subtle balance because on one hand, if you limit the hours available in a given day, you extend the period of where construction is active. um seven to seven in our code uh we feel is is appropriate in in in situations that balances the need to get a project done and limits the impact to the to the neighborhoods. Um those are my main points I wanted to mention. Um Sydney engineer can speak to the traffic studies recommendations as we heard a lot of comments related to the traffic uh with this project. Uh before I turn it over to Carter, I'd be happy to answer any questions. >> Thank you. Uh any initial questions for city staff? >> Okay. >> All right. Thank you, chair and commissioners. I just have a few topics to discuss just from a traffic standpoint. Just a mainly data that we've collected that's probably a little bit beyond uh the traffic study. Uh as we requested them to put a study together, they did several iterations as you can imagine when they went through uh starting at 99 units. I was don't remember that iteration, but the last one I remember was 75 units and then now we're at 53 units. But so I want to talk touch base on a couple of the traffic impacts from the traffic study. Uh compare some of the data from the surrounding uh roadway system and then hopefully touch on a few con community concerns related to volume, speeds, uh maybe some crash history and pedestrian safety as we've looked at the surrounding neighborhood. So, uh, as we mentioned, 53 units, uh, generates about 350, uh, trips per day. Uh, and that's down about 200 trips than the 75 units that they originally, um, proposed. So, again, we it was mentioned by the proponent that, uh, Anderson Lakes sees about 6,300 vehicles a day, and that's from a 2024 count. Uh, interestingly enough, in 2020 through probably COVID, it was down to 57 vehicles a day through that time period. Um, but back in 2016 when we counted, we usually count all those roads on a four-year cycle. Uh in 2016, it was actually 7,300 units um that was counted through that uh that traffic count. So, it is seems like it crawling back up, but between all of those counts, you know, we've got about 1,600 vehicles spread uh just in the just in the couple of years we've seen uh traffic through here. Um and again the change of this development specifically 350 units is you know a fraction of that that overall change that we've seen on this roadway. Um just for other um background the capacity of Anderson Lakes Parkway ranges from about 8,000 to 13,000. That's a collector street. Uh it's meant for it's wider. It's meant for larger capacity of vehicles. Obviously, when you get into Chestnut and Cardy, those are lower volume streets and uh local streets, but that's kind of where we're at. So, we're not even at the kind of the minimum of our capacity of Anderson Lakes Parkway. Uh when we talk about uh potentially an all-way stop, which was also mentioned in the traffic study, uh the corner of Chestnut and Anderson Lakes Parkway does not meet all stop warrants. I know that was kind of mentioned, and I think we just wanted our traffic, the traffic engineer that they use to at least look at that. um problems with an with an unwarranted um traffic stop as you can imagine on Anderson Lakes Parkway in this intersection. Uh we'd probably see backups all the way back to city center uh potentially. Um and then as time goes by, if you don't have that roughly equal amount of volume going into an intersection, that's kind of the reason why you'd have an allway stop is so those people can decide and have a right who who decides to have the rightaway there. U in this situation, Anderson Lakes Parkway clearly has the rightway. I get that there's some times where there's probably platoon of vehicles that are coming through that corridor where it may be a little more delay for the side streets to pull out onto there. Um, and that's actually where we see most of the accidents is people making poor decisions on on when to pull out. Um, not something that's necessarily correctable by um, you know, an always stop in that situation. It would probably just lead to more driver non-compliance, probably more accidents due to that those that non-compliance and those types of things. Um in terms of uh speed data in 25 we did a we looked at speeds through this corridor really particularly with Anderson Lakes Parkway uh and our average speed was actually 34 miles an hour that we saw through uh when we analyzed a section of time from September to October um we found the average speed was 34 miles an hour with an 85th percentile 39 which is pretty generally consistent with pretty much all of our roadways in town. you see that same kind of a average and a spread of uh of speeds through those areas. Uh, of course, if that's still a concern, we do have uh dynamic speed signs we can put up that that seem to work. We put them up and we take them down and kind of um so that's not a consistent message there to people. Uh but those we do find that those work. Um we also have options with police to do some enforcement out there as well. So as things uh you know get built out and there's still concerns, we have those as options that we can we can roll out. Um, I won't get into a lot of the crash history, but you could imagine we do have crashes on Anderson Lakes Parkway. They're none of them are serious crashes. Uh, we've just in looking through the last 10 years just between Chestnut and Cardy, there was 27 crashes in that time frame. Um, none of them were serious, mostly property damage, one deer, surprisingly enough. Um, and then a lot of them were mainly at Chestnut and Anderson Lakes Parkway. And a lot of those had to do with people rear ending each other as they were trying to stop and just not paying attention. So, um, not a huge crash problem out there that that we've noticed, but obviously, you know, all crashes are bad and we're trying to limit those. Um, from a pedestrian and bicycle safety, uh, again, none of those crashes had were ped or bike crashes. Um, but we do have trails and and sidewalks through here. Uh we do have a marked and signed crosswalk at Chestnut and Anderson Lakes Parkway and Cardy uh and Anderson Lakes Parkway. Um the only concern I have there really is um obviously the the speeds on Anderson Lakes Parkway would warrant um a flashing light there. Um and we're we're just becoming more and more uh um our PD and guess our PD guidelines suggest that we would put one there. Um And so we're planning to work with the developer on uh imple implementing one of those there for sure. Uh the Cardy intersection we're going to take some more time and look at. We actually did do some video of pedestrians through there just recently when with the weather kind of changing and getting nice. We actually caught a lot of people walking through there. Um and so we think, you know, maybe in a certain time frame um we we need to meet a certain criteria of number of peds that cross there to really warrant the flashing uh light. Um, and particularly with that intersection at Cardy, um, the looking south has some issues with sight distance there. Um, technically you need 250 ft. If you're standing there and you're looking that way, you can see that far, but there's a big tree in the way. Actually, that's part of that development that was put in several years ago, and it's gotten pretty big. So, we'd be in favor of working with that neighborhood to take that tree down and actually improve sight lines through there uh in addition to monitoring it um throughout project and afterwards to see if uh we meet those those thresholds for pedestrians and and would would uh put in an RFB there to to improve some safety there. So, uh those are kind of the big key pieces I have. So, again, I would gladly take questions if anybody has further questions on just traffic around that neighborhood. >> Thank you. Any questions about traffic study? >> Mr. Chair, I got it. >> Yep. Commissioner Duncan and then go ahead. >> Maybe >> you go ahead. >> Thanks, Carter. Just so you mentioned that you study um intersections or of the of the like in the city every four years. >> That's when we do our traffic counting. >> Traffic counting. And is that done on every street in the city or how? >> No, it's mainly the larger collector roads. So obviously Anderson Lake Parkway is one of them. We do our own traffic counting and to supplement that. So we have some supplemental data around with local streets, but the bulk of all of our state aid streets or our collectors all get counted every four years. >> Okay. So would it be fair to say that you would be looking at this intersection in four years from now to see what it >> Yep. >> is producing. >> You can look on you can look on MDOT's website and see the tracking of all of those uh all that data as we go every every four year cycle. So >> Okay. Thank you, >> Commissioner Todd. >> Yes. Carter, while I was out taking a look at the area a couple of days ago where Chestnut intersects with Windong Drive, I saw at least three cars just come down and go all the way down and then just make a Uturn. Um, is there any anything possible that can be done to I mean, well, put up signage or no Uturns or >> So, they were just to clarify your question, Commissioner, they were driving eastbound on Chestnut and they got to Windong and they made a U-turn and came back. >> Yes. Then came back up. Yes. >> I guess I wouldn't expect that too often as a common practice, but that's that's a little unusual. Um, we certainly would we wouldn't necessarily put no U-turn signs there as a guidance from the METCD, but uh something we could keep an eye on. >> Yeah. >> Kind of awareness. >> Yeah. >> Yeah. >> There's plenty of ways in and out of that neighborhood. You know, you can go to Wong, you can make a loop there, you can turn right and go to Cardy and get out. You can go through those uh neighborhoods there. So, um, not sure why they would specifically need to just stop and turn around and go back the way they came, but >> Commissioner Far. >> Yep. Uh, thank you. I like what you mentioned about putting up a flasher there for the pedestrians at Chestnut and Anderson Lake Park Parkway that will improve public safety. Um, one of the neighbors had a comment about the challenging road widths in this area. I don't know if it was specifically Cardy Drive coming through the Pinebrook development uh or maybe Chestnut and people parking along one or both sides limiting the ability for especially larger vehicles to pass like snow plows and buses. Could you comment on roadway widths in this general area and if they're being used appropriately for on street parking? >> Sure. Um, I know that Chestnut's wider than our typical local street. Um, because I've measured it. Um, typically our local street is 28 feet back to back. Uh, I believe Cardy is 28 feet back to back, which again, if you park a car there, it does feel um, tighter than, you know, feels uncomfortable, but you know what that does? It slows people down when they drive through there. So, um, but yeah, and we also I guess I don't know if we're going to get into the, um, parking situation out there, but yeah, as far as I know, Chestnut is wider than a typical street, so it's pretty I I've driven through there when both sides have cars parked on both sides. Uh, just recently when they cleared the snow for those apartment buildings, they asked everybody to park on the street. And so, I drove out there that day and was wondering, I actually asked somebody why they're parked out here. Uh, and they said because they're asking us to move to clear the parking lot. So, that will happen. It was during the day. Um, and you could still get two cars through each other uh on Chestnut. I don't think you could do that on Cardy because it's it's a probably a typical 28 foot street uh width. So, parking on both sides, just like the street I live on is tough when people have a party and they're they're parked on both sides. So, um but yeah, we're uh we're planning to put some no parking signs for plowing purposes uh out on more than just on Cardy. Uh and they'll be restricted to a seasonal time limit and overnight as well. So, uh, people can park on the street during the day. I mean, we would expect that you can park on it pretty much local streets around town. So, um, I wouldn't see a big change with that. >> Thank you. >> Commissioners, did you say it was 28 feet curb to curb on Chestnut or Car? >> Chestnut I know is wider than that. I don't have the exact dimension, but I I'm willing to bet that it's 28 feet back to back on Card. Some of the off streets that are private that go off of Cardy are probably narrower than that, but those aren't public streets. >> Okay, thanks. >> Any other questions regarding the traffic? >> Okay, Jeremy, did you say you were going to talk about tree replacement or was it just if there's questions? >> Just if there's questions. All right. >> Okay. Uh, this is a public hearing, so we will take public comment at this time. I have a list of people who signed up and said they'd like to speak. Um, I'll just go through in order of who said yes, but by all means, if anyone wants to speak after that, they're more than welcome to come up. So, um, the first person signed up with Katie Ricestead. >> Good evening, Miss Ricestead. If you just state your name so I have it right for the record. >> Yep. Katie K a tie. Last name is Ricestead, Rys Te. I'm a 36 year Eden Prairie resident. I've lived at Pinebrook for almost 20 years. Um I am on the board of directors at Pine Brook and have been for the last uh 17 years. Um as part of our concerns with this development, our biggest concern is the landscaping and tree replacement. Um, according to the city's landscaping calculator and the figures that we have also been given, um, the project is removing 900 caliber in inches of significant trees, 311 caliber inches of heritage trees for a total of 1,72 caliber in need of replacement. However, the submitted landscaping plan proposes a replacement of only 257 in, which is only 24% of the required amount. Now we know that the ordinance allows for a fee in lie of full tree replacement um which uh can be an estimated of $101,000 but the fees don't replace the environmental visual and buffering benefits especially on that south side of the property where we border. There is a huge hill. removing all of that land and putting up a retaining wall is not going to replace the aesthetics or blocking um uh the trees and the environmental aspect. So, we are requesting that you as the planning commission require additional um tree replacements and larger calipiber trees to better reestablish the buffer of the mature vegetation that's being lost. Um, we'd also suggest a portion of any L fees be directed toward improvements to the nearby trail entrance to the Purgatory Creek Recreation Area, which would not only benefit existing neighbors, but future residents. Um, in addition to the traffic impacts, um, as a resident of Pine Brook, we only have two access points to our development. One is Chestnut Drive and Cardy Drive. Trying to make a left turn on Cardy Drive onto Anderson Lakes Parkway is near impossible during um morning, evening, and lunchtime rush. Um buses have a challenge getting in and out of there, especially going to Oak Point and Eagle Heights. Um and then uh the other issue is that um when there is street parking um on Chestnut, uh specifically the last snow event that um Mr. Schultz had talked about cars were parked on both side of the streets. Um I took some pictures of Chahabi to share. Um it essentially became a one-way road. Cars and vehicles trying to come one direction ended up having to stop back up to make room for treat or for vehicles coming from the other direction. School buses were actually going through the reserve parking lots to pick up the students and drop off the students instead of at the assigned bus stops on Chestnut. So, um, we really do have a concern with that, especially, um, when they have snow events. The apartments require the residents to move their vehicles, and in many cases, it goes all the way up Carmen Drive. Um, so that's one thing that we have with that. Um, also according to the development plans, if there's only four visitor parking spaces per group of houses, um, which would be what, eight per north and southside, that is clearly not enough. We have 26 visitor parking lots at Pine Brook for 184 units. And that is not enough parking for us, especially in the winter when we have large snow events that becomes places where the snow goes. I don't think that this plan um in the development has enough I don't know snow plowing places to dump the snow. Um we had a pretty mild winter this year but two three years ago we had what many many inches and it was crazy. We actually ran out of places to put snow. Um so I just on behalf of the Pine Brook Homeowners Association, we uh thank you for the opportunity to hear our opinions. Um, and we just respectfully request that you give careful consideration to the neighborhood meeting compliance, landscaping, tree replacement adequacy, and traffic impacts. Uh, thank you for your time. >> Thanks, Mr. Restep. Uh, next up, uh, Lori Cornwell. >> Good evening, Miss Cornwell, if you could. >> Hello. My name is Lori Cornwell. L O R I C O R N W E L L. I do live in the Pine Brook neighborhood. Um I've this is my second time living there, so I do um enjoy the community and the walking paths and everything. Um I I am actually for the development. First of all, let me say because I know this we would love to have it as green space, but the city does not own it as green space. So, we know that there will be a development going there. I think this is probably one of the best options with only having the 53 town homes. Um, I do think you need to take into consideration some of Katie's comments um in regards to traffic and the trees and everything. So, that's really all I had to say. >> Thank you. >> Thank you. Let's see. Uh, I think it's Christina Gulkin. Gullen, good evening. If you just say it properly for the record. Sorry about that. >> Sorry, I didn't spell it right. Christine Gulkin. >> So, um, thanks for hearing us today. I live um, on Cardy Drive on the last outlet kind of close. I have to take the road chestnut always to go through the property. It's the most convenient route. Um, and during that last snowstorm, actually, my mirrors almost touched the cars and it was that tight to get through. And we've had to put up signs on our street on Cardy that you can't park there through November through April. People still don't honor it and they'll still do it sometimes. And the snow snow um the trash couldn't get through and the snow trucks. So, it is very inconvenient to take Chestnut when everybody's parked. There's been semiis on there, which I've commented. Um, if somebody came down this last week, there was half of a semi, not the full semi, but there's moving trucks parked out there. It's constantly like you can do averages overall, but I live there. I go frequent it every day. Um, and then in addition, that stop sign has been hit. People go right through it. They don't stop. They hit it in the wintertime. It's been replaced multiple times. Um, the traffic is just not maintained. No cops come through unless there's an emergency vehicle. And like Katie stressed, I did call the police department and they put up a traffic sign on because when you turn left on Carity going on Anderson, there is a tree there. But that's not the problem. People are speeding so fast, you look left, you look right, by the time you go, they're there. I the police put, you know, the speeding I think I might have talked to you, but it's still not keeping people from speeding. They won't speed in other areas of Eden Prairie, but they will on there. And we're not the only ones um that witness that. So, I would just ask that you guys help with the traffic or us getting around. This isn't going to be the you know, there's a lot of units, but um anything you guys can do to help um manage that, that would be great. And then um I just think the retaining wall, I'd really ask that you guys consider that. I you know, it's very beautiful. There's lots of deer, raccoons, animals that live in that area because of that green space and the pond and the walking trail, but I just it's going to be really hard to see that wall now. So, um, thank you again for everything seeing us. So, >> thank you. Appreciate your comments. Uh, Barbara Buckner. >> Good evening, Miss Buckner. If you could state your name for the record. >> Yes. >> Barbara Buckner, B C N R. And I'm a homeowner in Pine Brook. So this will take about two and a half minutes. During these times of intense conflict in the state, in the country, and around the world, more than ever, our homes are our sanctuaries. The land around us also provides sanctuary in terms of rest, quiet recreation, open green space with mature trees. This area and its residents benefit greatly from the green space that is there. relatively low streams of traffic, quiet as well as bordering the regional trail. It is truly a quality living environment that has no need of additional development. Hearing the plans for the town home development from the developer, which is out of California, not even local, is disturbing in terms of what we have to look forward to. Though I hear that we're not even at our minimum in terms of traffic. there. We prefer it this way. The green space we have treasured and offers a quiet vibration and beauty to the neighborhood will be gone. What is offered instead is landscaping which will not preserve what we have. There will be noise from construction and vehicles and other types of chaos during construction for 1.5 years. And what I heard tonight, I believe, is from 700 a.m. to 7 pm, including Saturdays. The only advantages I can see are for the developer via profits from the venture and the city with additional tax revenue. To be quite honest, as an Eden Prairie homeowner, I pay quite a bit of tax currently, so this hardly inspires me. Please don't let the desire for more revenue be the impetus for approving a project like this. This will also be an all rental property. It is well known that renters do not care for their property as much as owners do and this is why we cap the number of renters allowed in our own association. In summary, I see absolutely no benefit from this development to the residents who are already living here. People are tired of having government overreach, profitering, and developments which encroach encroach upon their peace and goodwill. We're tired of it. I see no benefits for the people who live here, only negatives. Noise increases, more residential congestion, construction for 1.5 years, more traffic, eradication of green space, and an all renter property. It all equates to more stress in the environment. Please support the people who already live here. Please don't frame it as quote an improvement for Eden Prairie. I live here. I pay taxes here and I work nearby. And I don't believe this proposal does anything but decrease our quality of life that exists. Thank you. >> Thank you for your comments this evening. Um that was everyone that selected said yes. Is there anyone else that would like to come? Yes, please come forward. Please state your name for the record. Hey guys, my name is Patricia Matson. I just moved here in May of 2025 and um my deal breaker was construction because I just came from the West Coast and I lived over construction for nine months right up until the day I left the place I lived in. And it was an absolute nightmare of cataclysmic proportion. what the dust and dirt did to the air, to your air filtration systems, to your sidewalks, the runoff, the toxic debris. I mean, I could just literally write a book about this. And I am all for housing. On the West Coast, we have a serious housing problem. I've been someone who's witnessed homelessness firsthand in neighborhoods that were once beautiful and turned to a literal encampment under a traffic overpass. I have lived through this. I spent 35 years living on the West Coast. That's where my work is. I came here to assist my mom who has Alzheimer's and it has taken a hit on my work. But my can't live near construction deal breaker is none of your fault. It's because this was not disclosed to me, a buyer, back in May of 2025. And let me assure you, had they told me this, I would not have bought in Pinebrook. My sister lived in Pinebrook for 10 years. And the reason I chose it is it is quiet. It is beautiful. And right now I can work remotely recording because it's the perfect spot. And I lived in Eden Prairie back in 2014. Had a place at Mitchell Village. It's a good place. I don't want to discourage the beautiful plan these guys have made. Honestly, it is a beautiful plan. But that street on Cardy is narrow, you guys. And if you lived there, when you come up drive to Anderson Lakes Parkway and you're going to take a left to go towards the school, it's not the tree. It's that the if you're coming up to Cardy Drive on Anderson Lakes, the street goes up and there's a turn and a hill and it's almost like you need a flashing light there that says, "Hey yo, there's an intersection here because when you're at when you're trying to take a left there, these people have made a very valid point in the fact that this is dangerous. You have to whip out there and be quick because and you add you got to think about this. 53 units is going to be 110 cars on two streets that go out of this community. Two streets, one of which is very narrow and when people park there, you can barely get by. I don't want to discourage housing, but I also don't want to turn what little green space is left into something that for the people who live here is a nightmare. Overall, uh, low rental communities like the ones we have that are that are massively owner occupied experience a 5 to 15% drop in value when you attach a 53 unit rental only complex to something like this. And homeowners bought here because they want they were paying taxes here. Your taxes are almost as high as LA. I know this. And I'm telling you, you're paying that because you want the quality of life. And I beg you to think about this. I beg you to think about if you were a person who lived here, what that would do to your perspective. Not to mention the plan itself. We see a beautiful green hill. They're going to flatten that and put what looks like a project. I'm not trying to be mean, but the three-story town home unit part, it it doesn't flow well out of Pine Brook. If the town home side was on the Pine Brook side had really good setback, lots of trees separating it, and you had limited, you know, I mean, there's a way to do that that would make it pretty. I agree and I I'm all for housing. I know we need this, but I beg you to think twice. I have lived through construction and I am telling you it is a nightmare. And this will be two years. There'll be utility disruption. There will be times when you cannot avoid this. It is part of the game. And listen, for me, it's an exceptional bummer. I got to record for a living. So, I've been trying to find ways to find solutions like triple pane windows and maybe they offer us a discount because they can buy in bulk and people within a onem radius in Pinbrook get some kind of massive 80% discount on triple pane windows so that they can mitigate sound and make this work. Not just because I record, but because the people's quality of life matters. They have babies sleeping. They go to Eden Prairie School. And I just I beg you to think twice about this. and in in the ways that could assist homeowners that are going to be subject to what this is. It can't always be about the the scratch, you know what I'm saying? About the dough we're going to make. And I feel these guys. They've done a beautiful job. I don't want to be the enemy, but I just say, please think about this. Thank you. >> Thanks for your comments. Anyone else like to speak tonight? Come forward. No. All right. Seeing no one, I would entertain a motion to close the public hearing. So move. >> All right. >> Second. >> Second. All those favor closed public hearing say I. >> I. >> I. >> Opposed. All right. Public hearing is closed. Further discussion. >> Mr. Chair. >> Yeah. Commissioner Far. >> Nobody else is volunteering, so I'll try and unpack. There's a lot of issues here. Um uh first of all let's just go over I think some of the finer points that everybody can agree upon. Given the comprehensive guide plan call for higher density um which means greater scale of building mass etc more people more cars kind of more of everything. I think we're headed in the right direction by the application to reduce density, reduce scale of buildings, reduce number of vehicles, reduce the number of people that are the subject of a lot of our discourse tonight. Um, planning commission isn't aware of what Mr. Schultz talked about about iterations of the plan. It sounded like this started out maybe 99 units if I heard right. It's now whittleled down to 53 units. Um I I can't visualize what that may have looked like other than maybe taller buildings um because you can't fit a whole lot more on here. But in terms of the stepping of scale and mass from the u uh larger apartment buildings, I'm sorry, I forget the name of the the four stories that are right next door. Um stepping down to the Pinebook Brook development and the singlestory Windong development. I think that stepping of scale and mass of buildings is appropriate. um and and it seems to work well. There could be some screening and buffering dialogue that goes along with that, but in terms of the way that the zones are intending to work out, I think they're working out very well. Um we're all very concerned about public safety and so we rely upon the city uh engineering staff and and everybody in streets uh to manager manage and monitor uh street safety. And so if there are complaints, obviously the city needs to maybe take some action on that. But I didn't hear anything compelling enough about the um increased risk of this development density that would outweigh uh or trigger uh an additional solution to maybe what they're already problems that maybe need to be addressed. But it doesn't sound like we're going to be tripping that to be a significant level of impact further. That may not satisfy some people in this room, but but I think that the impact again of this density of development at the end of the street uh isn't contributing to a greater sense of of what's already there. Um I don't think the developer did themselves any favor by packing this site edge to edge with parking and building. Um I know that it could have been scaled back and it sounds like it it has. So to me the issue is landscaping and buffer. Um I agree with the neighbors concerns about the application uh removing lots of heritage trees and significant trees. um as well as you know the additional um tree requirements that are in the landscape ordinance and then uh taking the easy way out and doing the cash in lie of uh to to satisfy the landscaping requirement. I don't think that uh is good optics for the landscape plan on this type of development. And and I am happy to uh hear anyway from Jeremy that there's been some side talk between the time when we got our plans and what they're trying to do to maybe add some landscaping back in some important areas. Um I would uh encourage you to further that uh discussion and make sure that we can plant as many trees around the site if not on the site around the site. Contribute trees to the neighbors to plant in areas where they see the benefit of them as opposed to having them being selected by somebody else uh to assist in that buffering. Um, and I just want to maybe for the record clarify some of the comments that I heard from people about retaining walls. Um, on the south side, which is closest to the Pine Brook development, you will not see their retaining wall. They're on the low side of it. You're on the high side of it. And so their three-story building when at ground level will look more like a two-story building than a three-story building because that is 10 to 15 feet below your sidewalk level in general. Um whereas on the northern parcel for Windsong uh the Windsong drive is on the low side their development is on the high side. So they will see a retaining wall. That's why I was asking about the materials of the retaining wall on that north site. It does not impact the Pine Brook view at all. Um if anything, they'll probably put a safety fence up at the top of the retaining wall. You won't see the wall, but you'll probably see the safety fence. You don't want kids sliding down the hill and falling over the wall. So, so, um, the landscaping, as the architecture, landscape architect pointed out, doesn't need to go at the bottom of the hill. You won't see it. You want to appreciate it up where the the neighbors are and where the street is. That's where it will prove to be the best screening for you. And I would encourage that dialogue to happen, maybe with the city's assistance to make sure the trees are located offsite in the right location. So, they're really beneficial to act as that screening process. But I just want to make sure everybody understands the retaining wall situation because they look the same on the plan view, but they're opposite. um a recommendation for the uh developer. I don't know if you've selected a general contractor yet, but as the architect can advise you, and you have an excellent design team on your on your project, by the way, um there are pre-fabricated methods of construction for wood frame that of course you're probably going to get pre-fabricated floor tresses and roof trusses, but prefabricate pre-fabricated wood wall assemblies are very popular and that would cut down on the hammer and nail noise for the neighbors. significantly. So, um I don't think it'll be a big cost ad. Not going to tell you it is or not, but uh the architect can uh educate you more on that if you're unfamiliar with that, but this market has a very robust pre-fabricated wood wall panel assembly uh market to serve your needs. And that would go a long way to assist with the neighbors concerned about noise. Um, sorry. And just a uh my last comment is more editorial in nature. This postcoid world of ours has more people working at home. They're trying to run a business and our noise ordinances weren't designed for that. Um, you know, sure, everybody's allowed to uh uh reasonable tranquility in in a home. U most people, if they're bothered by that, will just go back to the office. um if they want to work at home, work at the office. That's people's choice. Um uh there are school buses and garbage trucks that make noise during the day in a residential development that don't make noise in an office building. Uh there are pros and cons to that. Um but we acknowledge that there are more people staying at home. The benefits of that is that it reduces rush hour traffic on our system. And so we're all going to benefit from the fact that some people just aren't out there at 7:00 to 8:00 a.m. and 5 to 6 p.m. because they're at home working all day. and that helps. Downside is for those people who are here, they may hear noises that they wouldn't hear if they would have gone into the office. And so those are lifestyle choices that we can't control. It's just a changing environment for us and and we're listening to some of that tonight. So I just wanted everybody to be mindful of that. That's all. Thank you, Chair. >> Thank you, Commissioner Farh. Commissioner Kirk. >> Yeah. I I'd like to take the opportunity while we're we're here is to talk a little bit about process because we found through these public hearings that that many times people don't understand the the process that's that's gone through here. First off, there's been a heck of a lot of work done on this process over Jeremy, I'm guessing a couple of years of connection and all. So, this isn't stuff that hasn't been thought out in many different ways by many different people. And then there they're also from from the standpoint of the planning commission, our role here is first off, a lot of people think that we're part of the city government and all. We're not. We're all volunteers. We do this just because we want to be part of the community and we want to add to the community. So we have no connection other than, you know, volunteering and being appointed by the city council to to represent citizens in this. And that's that's our role. Um and and what we need to do is look at balance because you know to in my mind there they're there three substantial stakeholders you know they're they're the residents of Eden Prairie and particularly in cases like this the residents who are living close to a development because it impacts you it changes things for you. It it has an impact on your life. But there's another couple of parties that are equally impacted by this. Um, one is the the the landowner and everybody says the developer, but you got to think about the developer is either the land owner or a representative of the land owner. So, somebody has invested a lot of money in owning a piece of property and they have the city has the rights and responsibilities to allow them to use that in an appropriate manner. And that's the third party. The third party is the city. The city has ordinances, has policies, has staff, has a lot of people who are very knowledgeable. And what they're trying to do is is get everybody to do something that's reasonable. And and reasonable usually means there's compromises for everybody in there. And so we try to do that. And our role here is to is to have this discussion. We're happy to see everybody here. We're happy to see people talk about this. I think all of us read all 90 pages of of the reports that we got, including about half of that being your comments, all the emails and communication you had with the city. We read all of that and we want to hear that come out in this and then our job is to given our view of the world and you know what what we do here, we will make a recommendation to the city council. So, what we decide here today does not cast anything in concrete. It's a recommendation to the city council. And I I'll bet you that every one of the city council members is going to be watching this videotape because they virtually always do. So, they're going to hear this and then there'll be a second opportunity for another public hearing in front of the city council. And in the end, the city council, our elected representatives are the ones who will make the final vote on this. So that's the process that we're going through here and I believe it's a very healthy process and I think we get a lot of different viewpoints and there gets to be some some how shall I say conflicts. Maybe that's a little strong of a word but we all have to to work out and see other people's perspectives and hopefully come up with what's best for the overall community. So that's that's what we're doing here. And so it's important that you represent that everybody represents. We need a a robust presentation by the developer and need to understand what what your plans are. We need the residents to tell us what they like and what they don't like about it. And then we all and then the city obviously the city staff does a good job of representing the city ordinances and the city guidances and the city plans and the city regulations and that all has got to come together and we found that it works pretty well. >> Thanks Commissioner Kirk. Commissioner Duncan. >> Thank you, Chair. Um, just a couple questions I have and maybe clarity from the engineer um, and Jeremy. So, park fees when we pay when a developer or property owner pays park dedication fees in lie of are they able to dictate where that money may go to Jeremy or >> I'm sorry, are you talking park dedication fees or the tree replacement payment loop? >> The tree Yeah, the tree removal fees. >> Yep. So, Mr. Chair, members of the commission, we added that to city code oh about 5 10 years ago. Uh instead of giving waivers that at least they pay into a fund that those funds are then used for tree planting or other kind of natural environment enhancements throughout the city. So it's not not necessarily means it has to be right in this area. It could be anywhere. It could be part of our tree sale for residents to discount, you know, trees for residents to buy to then plant on their personal property. But um it's not necessarily dictated that it has to be in that certain neighborhood. >> Okay. And then that those funds are used for public property. >> Yes. Typically for public property. So our tree planting throughout the city. Um so city rightaway. So any of these kind of rightaway areas in this neighborhood definitely could be um that money could be used for planting additional trees in those those spots. >> Okay. Thank you. And then one other question I had regarding the street, the Carm Street. It sounds like there's just a lot of congestion there and it's um definitely seems like a problem. You mentioned it was 28 feet from curb to curb. That is that the requirement. Can you clarify the parking requirement? I know you mentioned it earlier, but is that one side only or you can park two cars on a 28 West Street? So, uh, chair and commissioners, the, uh, that I did measure that. It is a 28 foot roadway, and that's back to back of curb. >> So, when you say back to back, is that curb to curb? >> Yep. The back of the curb. >> Back of the curb. Okay. Just wanted to clarify. Yep. Yep. >> Um, and just to clarify too, Chestnut is 32 feet all the way through that section. So, but yeah, Cardy is the local street. That's our typical section, 28 feet. Um, and just like on the street I live on, which is 28 feet, you could park on both sides of the road. Um, unless it's restricted during the parking that we have posted there. Right now, Card is posted just on the south of Chestnut on the southbound direction for that snow removal time frame. So, November to April, midnight to 8 a.m. And we plan on posting more of those signs on both Chestnut and Windong in the future. >> Okay. >> Um, >> is it fair to say that most residential streets in single family, multifamily are 28 feet? >> That's our city standard. It's been that way >> since the 80s, I believe. >> Okay. Thank you. Um, and I think, you know, to address the parking during the snow, you we can have conversations with that those apartments and to talk about timing of those situations when they they go out, they force their residents to go out on the street, right? I don't know if both sides are being forced at the same time to do that, but maybe there's some shuffling of how we do that and work with them to make sure that they, you know, I wouldn't I wouldn't really want to no park one side of the street, you know, permanently for that because it just people do need to park there, right? Movers, we mentioned that people need to use the street for parking and it is 32 feet wide, so it's technically even wider than a typical street. So, um, there's some things we could probably do with the apartment building and their maintenance folks to figure out if we can alternate days, you know, every other and then restrict some of that congestion there, too. And then as far as the the turning left, right, the tree I was talking about was actually facing the other direction, but there is another tree on that side, but it's not the causing the problem. It's looking the other direction. So, but they're kind of matched. It's part of the landscaping. I wouldn't want to take one down and not the other one, but um we can look at that. You know, maybe there's some other site uh distance issues on that direction too uh that we can look at. Thank you for that. Um the only other comment I would make is I think that the developer and the owner and architect and everyone involved has done a very good job on this site. Um being that there are no PDS, waivers, any of the such. Usually we have multiple developments that come before us with waivers and such. So, I appreciate the work that's gone into this, especially if it's been for a couple years and you've gone from 99 down to 53 units. I think that's a lot of work that's that's come forward. Um, so I'm in favor of this development. I would say that. Um, I would also suggest though that with the additional trees being added to that intersection that's being recommended. >> Thank you, Commissioner. >> Thanks, Commissioner Nun. Anyone else like to further discussion on anything or >> Yeah, Commissioner Taylor. I >> mean, I just somewhat of a echoing what what we're hearing already that the developer did a great job on the layout and kind of blending in the architect to the other buildings that's around there along with the city um making sure that things stayed in alignment with the expectations of what what we're looking for. Now, I was going to have comments about Comedy Road and the safety there, but we've already addressed that. So, I mean, I I'm in favor too of what I've seen so far with this project. >> Thank you, Commissioner. So, >> I just have a question, Carter, on the traffic study. Uh that study is it done for like throughout the day of the number of vehicles and traffic and is there a specific data that shows peak times like rush hour and school and there were no concerns especially on that left turn going off Carmen to Anderson Lakes. >> So your question is are there specific time frames when that peak happens? >> Yes. In the >> there are Yep. So, as far as when the traffic stud usually when they once they figure out they do the traffic counting through those intersections, it's it it uh shows itself when that time frame is. Typically, it's 7 to 8 or 7:30 to 8:30. Um, and so there is a specific peak hour and then they look at the traffic during that time as well. So, just for reference, this development, they showed 25 a.m. peak trips coming out of the development. Now again, the anticipation is that most of that goes to Chestnut and Anderson Lakes, not out the other direction, but there's probably a percentage that's going to go that way, too. So, and then likewise, they have a PM peak, which is almost the same number. It's 27 trips. >> Thanks for the clar clarifying that. That was pretty much my own concern. I've I've lived in the area for 17 years, and I've never gone north on off Anderson Lakes, so I was surprised that there's a land out there. And I'm all supportive of development. My concern just like the a lot of the residents there is the the traffic especially with Harmony being as tight as it is. I drove there twice during rush hour today and I was pleasantly surprised. It wasn't much of a concern and I went through there again on my way here. Um but yeah, it's just that Karm is probably the only concern. If the city finds a way to work with the apartments and coordinate with the snow, I think this project could work. And just echoing I think the development looks great, the the layout looks great, the flow of the each of the units. Um, I'm impressed. I think it looks great, but other than that, if we address the traffic situation, I I'm in favor of it as well. >> Okay. Thank you. Are there any other comments? >> I'll say I'm glad I echo something that Commissioner said, it's not a 99 unit we're looking at. So, I think it's a better middle ground and as Commissioner Duncan said, normally there's several waiverss with these and there's not this time. So, um, and as Commissioner Kirk said, the we're recommending the city council, they will definitely be listening to this and it's started the discussion. So, all of your all of your comments are are heard and we'll help continue the discussion. So, uh, with that, if anyone else wants to discuss anything else or would someone like to make a motion or I'll make a motion to approve uh, site plan review guide plan change on 5.72 acres as recommended by staff represented in the March 9th, 2026 staff report. >> Motion from Commissioner Duncan. I did I hear a second? >> Second. Uh second for Commissioner Sherwood. All those in favor say I. I. >> Opposed. Would anyone like to abstain? Okay. Uh thank you for your presentation tonight and good luck moving forward and thank you everyone for coming here and bringing your comments forth about your concerns. All right. Moving on this evening. Uh Jeremy, any planners reports? >> Yeah, just briefly. We will have a planning commission meeting on the 23rd of March. That will be Commissioner Piper and Commissioner Weber's last meeting. So, they better be here >> at at 7 o'clock. >> At 7 p.m. Yes. >> They are retiring after uh many years of service for the city. So, I appreciate their help to me. And then I'll give a more formal comments on the 23rd. >> Okay. Great. Thank you, Jeremy. Any members reports? >> Thank you for your service. >> Oh, thank you. Yeah. Oh, and you're the new chair. >> Yes. >> All right. Congratulations. >> Good deal. Congrats. Just so you know, many times I've almost said, "Please rise for national anthem." So, I'll just leave that tidbit with you to >> You can think about and thank me later when I pop for you next time. >> I'll just add my congratulations and thanks for the uh the long chairmanship that you've done. >> For those who haven't chaired, I'm not going to be here next next meeting, so Oh, you're not going to say it say it here. For those who have chaired, it's it's not a simple process. It's not a simple thing to do and and the the maturity and the the uh the way that you've handled it has been excellent. >> Well, thank you, Commissioner Kirk. I I was going to try to outlast you, but I gave up. So, I'm going off because I was not going to catch you. So, thank you. >> How many years How many years has it been for you? >> Uh this will be 12, I think. >> Okay. >> Four terms, I believe. >> Well done. >> Thank you. Thank you, everybody. Appreciate it. We'll see you next two weeks. >> Motion to adjurnn. >> Motion to adjurnn. Second. >> All those in favor of journey say >> I thanks everyone. >> Thank you.