HomeMy WebLinkAbout05 04 2026 PC Minutes
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PRIOR LAKE PLANNING COMMISSION MINUTES
Monday, May 4, 2026
1. Call to Order and Pledge of Allegiance:
Chair Fleming called the Prior Lake Planning Commission meeting to order at 6:00 pm.
Commissioners present: Bryan Fleming, Christian Fenstermacher, Sam Rook, Kate Yurko,
Shelley Schmokel, and Daniel Nicholson. Absent: Michael Tennison. Also present: Community
Development Director Casey McCabe, City Planner Jacob Skluzacek, Project Engineer
Stephanie Thulien, and Development Service Assistant Sandra Peppin.
2. Approval of Agenda:
MOTION BY FENSTERMACHER, SECONDED BY ROOK TO APPROVE THE MONDAY, MAY
4, 2026, PLANNING COMMISSION AGENDA.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
3. Approval of Meeting Minutes:
MOTION BY YURKO SECONDED BY ROOK TO APPROVE THE MONDAY, APRIL 6, 2026,
PRIOR LAKE PLANNING COMMISSION MEETING MINUTES.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
4. Public Hearing:
A. DEV26-000010 – XXXXX Duluth Ave SE – Combined Preliminary and Final Plat and Variance –
Prior Lake Revival LLC is requesting approval of a combined preliminary and final plat to be known
as Prior Lake Revival, consisting of one (1) approximate 1.06-acre parcel for commercial
development and one (1) Outlot consisting of approximately 2.4 acres that will be reserved for
future development. The request also includes a variance from the minimum floor area ratio (FAR)
requirements to construct a one-story commercial building in the Town Center (TC) zoning district.
(PID: 259021260, 259021250, 259021210 & 259021220)
Director McCabe: Introduced item 4A as a public hearing and summarized the site
characteristics, existing conditions, and basis for the request of a Combined Preliminary and Final
Plat and approval of a variance of 0.23 to the FAR for the construction of a commercial retail
building with conditions.
Commissioner Comments:
Rook: Asked about parking access.
Casey: Explained that all access will run through the Phase 1 parking lot from Duluth Ave. to the
Phase 2 lot.
Fenstermacher: Asked about stormwater pond agreements, impacts on future development,
and trail access along Highway 21.
Casey: Confirmed an easement is required for the stormwater pond, stated the pond will be
oversized to support future development to the west and noted trail access from the existing
CH21 trail into the development site would require County approval.
Nicholson: Asked about ownership and maintenance of private utility extensions and raised
concerns about consistency in approving FAR variances.
McCabe: Explained utilities are private within the site and extensions from the existing building
to the new building would be provided. Stated the FAR variance is justified due to this being a
unique site in the Town Center district with limited municipal and on-street parking in the area.
Schmokel: Asked about the proposed access and parking requirements.
McCabe: Stated heavy construction access will be from West Avenue on-site and confirmed no
parking minimums exist for commercial development in the Town Center district; noted the
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proposed parking is comparable to the existing Prior Lake Revival building and is considered
adequate.
Yurko: Asked about Racine Street access, construction impacts, intersection safety, parking lot
functionality, and site grading/stormwater concerns.
McCabe: Confirmed Racine Street serves one home, and access will be maintained during
construction; stated construction traffic impacts are minimal, parking accommodates service
vehicles, the existing retaining wall that was installed with the Prior Lake Revival building was
sized for this development as well with no wall expansion needed, and stormwater requirements
will be met.
Fleming: Asked about potential adverse impacts of the reduced FAR and the project timeline.
McCabe: Stated impacts are minimal. Impacts will include a less commercial square feet;
construction is expected to begin spring/summer with completion near year-end.
Fenstermacher: Asked about easement or right-of-way needs for Racine Street and whether it
is on an Outlot.
McCabe: Stated no easement is needed; Racine Street is a public street that may be modified
in the future, and access to the existing home will be maintained.
Yurko: Asked if Racine Street is gravel and whether it will be paved.
McCabe: Confirmed it is gravel and paving is not planned unless future development increases
its use, which would then require upgrades.
Fleming: Asked about potential costs to upgrade Racine Street now versus later.
McCabe: Stated costs vary but are generally lower now than if completed in the future.
Applicant:
Katie Karkela: Stated she is here on behalf of Karkela Construction and outlined involvement in
the project, noted potential medical tenants for the space and the need to retain adequate parking,
confirmed construction access via Racine Street, and estimated a June start with a 7–9-month
build timeline.
Commissioner Comments:
None.
MOTION BY YURKO, SECONDED BY FENSTERMACHER TO OPEN THE PUBLIC HEARING
ON ITEM 4A AT 6:33 P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
Public Comment:
Lynn Carlson: 4411 Dakota Street. Expressed concerns about a perceived two-story building
façade, potential lighting impacts, stormwater discharge into the “frog pond,” loss of trees, and
inconsistencies between prior discussions with city staff and the proposal.
Fleming: Summarized key concerns raised, including building façade, lighting impacts, and tree
sizes.
Schmokel: Noted concern about stormwater discharging into the long-standing “frog pond.”
McCabe: Clarified the building meets height limits and is not a true two-story structure. The
building includes design elements that give the appearance of a second story at the corner of the
building but it will not be an occupied second story, although the zoning ordinance would allow
for a second story to be constructed. Explained that lighting and tree requirements will be
addressed through standard review and code compliance; referred stormwater questions to
Thulien.
Yurko: Asked for clarification on the locations of the existing “frog pond” and the proposed
stormwater retention pond.
Thulien: Confirmed the frog pond is the existing stormwater pond connected to the County
system along Highway 21.
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MOTION BY ROOK, SECONDED BY FENSTERMACHER TO CLOSE THE PUBLIC HEARING
ON ITEM 4A AT 6:44P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
Commissioner Comments:
Fenstermacher: Expressed support for the proposal, noting site constraints and lack of on-street
parking.
Fleming: Echoed support, citing thorough review and confidence that potential impacts will be
addressed.
MOTION BY ROOK, SECONDED BY FENSTERMACHER TO RECOMMEND APPROVAL OF
THE REQUEST FOR A COMBINED PRELIMINARY AND FINAL PLAT TO CITY COUNCIL AND
APPROVAL OF A VARIANCE OF 0.23 TO THE FAR FOR THE CONSTRUCTION OF A
COMMERCIAL RETAIL BUILDING WITH CONDITIONS FOR PRIOR LAKE REVIVAL.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
B. PDEV26-000007 – 14091 Eagle Creek Ave NE – Combined Preliminary and Final Plat – Pulte
Homes of Minnesota LLC is requesting approval of a combined preliminary and final plat for a
development to be known as Marlow Ridge. The applicant is requesting that the existing
approximate 165-acre parcel be subdivided into three Outlots for future development. (PID:
259260010 & 253630040)
Director McCabe: Introduced item 4B as a public hearing and summarized the site
characteristics, existing conditions, and basis for the request for future development. Staff were
recommending the item for approval to City Council to approve the Combined Preliminary and
Final Plat for Marlow Ridge with conditions as listed in the report.
Commissioner Comments:
Fleming: Asked about the total number of housing units and potential pricing information.
McCabe: Confirmed 262 total units are proposed and noted pricing may be shared later at the
developer’s discretion.
Nicholson: Asked why no additional parkland is proposed and about a plat condition removing
the city attorney signature.
McCabe: Explained the City is focusing on maintaining existing parks rather than adding new
ones and stated the city does not require a City Attorney signature on the final plat so staff
requested that be removed.
Schmokel: Asked about lessons from past unsuccessful development attempts on this property
and whether subdividing the property improves feasibility.
McCabe: Noted multiple past proposals failed, but current progress reflects a strong developer
partnership; added that dividing the property into smaller parcels has made development more
viable.
Yurko: Asked for comparable developments of similar size, confirmed nearby park amenities,
and inquired about potential intersection controls and traffic impacts.
McCabe: Provided examples of similar sized developments at Trillium Cove and Summit
Preserve, confirmed Carriage Hills Park amenities, and stated a traffic study is underway to guide
future intersection improvements.
Fenstermacher: Noted support for the traffic study and acknowledged existing intersection
challenges.
Rook: Asked for clarification on the scope of the Commission’s action.
McCabe: Confirmed the request is limited to the preliminary and final plat for the three outlot
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subdivision to subdivide the existing 165-acre parcel into three outlots. Platting of the outlots
would occur in the future prior to development.
Fleming: Requested an overview of the process for amending the land use plan.
McCabe: Explained the process includes agency review, public notifications, and a public hearing
before final decisions are made.
Applicant:
Paul Heuer: Stated he was here on behalf of Pulte Homes which is located at 1650 West 82nd
Street, Suite 300, Bloomington, Minnesota, 55431. Heuer supplied a project overview, noting
long-term efforts to acquire the site and constraints due to existing surrounding development and
infrastructure. Explained the proposal aligns with the City’s comprehensive plan and emphasizes
a lifecycle housing approach, including townhomes, single-family homes, luxury homes, and twin
homes. Shared estimated price ranges and noted planned HOA services and small private
amenities for residents, particularly the 55+ community.
Commissioner Comments:
Yurko: Asked whether the twin homes are single-level slab-on-grade or include basements.
Heuer: Stated some units will be slab-on-grade, while others will include basements due to site
slopes.
Schmokel: Asked about plans to enhance or utilize the wetlands aesthetically or environmentally.
Heuer: Explained a partnership with the Watershed District to improve water quality and
appearance by raising water levels, reducing nutrient runoff to Pike Lake.
MOTION BY YURKO, SECONDED BY FENSTERMACHER TO OPEN THE PUBLIC HEARING
ON ITEM 4B AT 7:13P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
Public Comment:
Evan Shadduck: Lives at 4841 Beach Street, NE. Shared observations about the site and nearby
Trillium Cove development, expressed support for wetland improvements, and asked when and
how residents can provide input on future traffic design, including potential roundabouts and
intersection planning. Additional questions included pedestrian safety and housing density.
McCabe: Stated feedback can be given during upcoming preliminary plan and PUD public
hearings, notices will be sent by mail prior to the hearing; noted traffic study results will guide
decisions.
Julie Frank: 4419 Coachman Lane. Expressed appreciation for project transparency and raised
concerns about housing density, pedestrian safety crossing Carriage Hills Drive, the need for
nearby park space and amenities, importance of trails and community features for active living,
and requested earlier and more detailed public notifications and comparative data for future
discussions.
Emily Gores: 14699 Landau Lane NE. Raised concerns about traffic safety and increased
congestion near the Highway 21/42 intersection, particularly impacts from added connections and
left-turn movements, and emphasized the need for careful planning to protect community safety.
Daniel Foster: 4402 Fox Hunt Court. Expressed appreciation for the process and transparency,
supported development in principle, but raised concerns about traffic safety, high density, and
existing roadway challenges, encouraging careful consideration of impacts to the surrounding
neighborhood.
Dawn Hannover: 14408 Pike Lake Trail NE. Expressed mixed feelings about nearby
development, asked for clarification on low- and medium-density housing, and raised concerns
about traffic congestion, safety on Carriage Hills, potential access points, and the need for
adequate recreation space given projected population growth.
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Fleming: Requested clarification from staff on the definitions of low-, medium-and high-density
housing.
McCabe: Explained density categories are based on units per acre: low density is approximately
2.5–4 units per acre, while medium density is 4–7.9 units per acre, typically including townhomes
and smaller single-level homes.
Jake Isaacson: 14426 Pike Lake Trail NE. Raised concerns about heavy traffic and speeding on
Carriage Hills and Pike Lake Trail, questioned development density compared to Trillium Cove,
and suggested evaluating acreage-to-unit ratios and long-term land sale context.
Matthew and Theodore Nelson: 14448 Pike Lake Trail. Stated support for previous speakers’
concerns and echoed their comments regarding the development.
Jayme Paukert: 14525 Surrey Lane NE. Echoed concerns about speeding and heavy traffic on
Carriage Hills, noting safety risks for pedestrians and children, expressed concerns about
neighborhood changes, and asked whether an existing water-holding area qualifies as a wetland
impacting the proposed townhome area.
McCabe: Explained multiple wetlands exist on-site; noted smaller wetlands may be filled or
relocated with required mitigation or credit replacement, depending on size and quality.
MOTION BY YURKO, SECONDED BY FENSTERMACHER TO CLOSE THE PUBLIC HEARING
ON ITEM 4B AT 7:38P.M.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
Commissioner Comments:
Rook: Acknowledged residents’ concerns regarding traffic and notification, stated support for the
recommendation, and emphasized the importance of staff addressing community feedback in
future proposals.
Fenstermacher: Expressed appreciation for public input and emphasized the value of continued
community feedback throughout the process.
Yurko: Echoed fellow commissioners’ comments and sentiments.
Schmokel: Agreed with fellow commissioners and appreciated hearing community input beyond
personal experience.
Nicholson: Concurred with previous commissioner comments and feedback.
Fleming: Expressed confidence in the thoughtful and deliberate process, shared long-standing
interest in the property’s development, and voiced support for moving the project forward.
MOTION BY SCHMOKEL, SECONDED BY YURKO TO RECOMMEND THE CITY COUNCIL
APPROVE THE COMBINED PRELIMINARY AND FINAL PLAT FOR MARLOW RIDGE WITH
CONDITIONS.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
Motion carried 5-0.
5. Old Business:
None.
6. New Business:
None.
7. Announcements & Adjournment:
Announcements:
None.
MOTION BY FENSTERMACHER, SECONDED BY ROOK TO ADJOURN THE APRIL 6, 2026,
PLANNING COMMISSION MEETING AT 7:42 PM.
VOTE: Ayes by Fenstermacher, Fleming, Rook, Yurko, and Schmokel.
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Motion carried 5-0.
Respectfully submitted,
Sandra Peppin, Development Services Assistant