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HomeMy WebLinkAbout06/14/1990 P&Z MinutesDESIGN REVIEW BOARD June 14, 1990 Chairperson Fred Chase called the design review board meeting to order at 7:01 p.m. at the Lino Lakes City Hall. Members present were: Chairperson, Fred Chase; Board Members, Robert King, Al Robinson, John Bergeson, and Monika Slatten. Also present were: City Engineer, Dan Boxrud; and Planning Secretary, Laura Elken. CONSIDERATION OF MINUTES MOTION: Robert King moved to recommend approval of the May design review board minutes. Al Robinson seconded the motion and the motion was approved unanimously. OPEN MIKE No one appeared before open mike. CONSIDERATION OF A CONCEPT PLAN FOR HIGHLAND MEADOWS. FROM TABLE OF THE MAY DESIGN REVIEW BOARD MEETING. This item was tabled until the city council considered a land use study for the freeway interchange areas. This study was approved by the city council and the parcel of land proposed as Highland Meadows is adjacent to the study area near 35W. The board did not want to make a decision on this plat until it was known what type of development may occur in this area. Mr. Menkveld wishes to purchase this land from the Husniks. The Husniks are concerned about the delay because they do want to sell their land to Mr. Menkveld. If single- family homes would be an acceptable use of the land then Mr. Menkveld may still wish to purchase the property. Mr. Bergeson stated that until the results are completed from the land use study there is no way of knowing if this would be a proper use of that land. Mr. Menkveld suggested that this item be turned down altogether. By tabling this item until the study is completed (which may be late August) it would be difficult for the Husniks to hold on that long to sell their property. If this item was denied the applicant would not have to wait a year to bring this item up again. This way the Husniks would know that they could still sell their hobby farm as is MOTION: Al Robinson moved to deny the concept plan for Highland Meadows. Monika Slatten seconded the motion and the motion was approved unanimously. REVIEW OF A MINOR SUBDIVISION REQUEST FOR MARK AND DARLA LOWELL, APPLICATION #90 -09. This item was discussed at the March design review board, at that time the applicant presented a minor subdivision Page 1 1 1 1 1 1 DESIGN REVIEW BOARD June 14, 1990 including the creation of two lots. The applicant now is submitting a proposal for the creation of four lots, 2 1/2 acres in size. Darla Lowell approached the board. She received a bid from Schifsky Bros. for the installation of a paved road. She stated that the man to the north of her recently passed away and the property has been sold to Doug Westbrock. She has called Mr. Westbrock, but he has not expressed his opinion on the installation of the street. She stated that she would like Lino Lakes to be responsible for the cost of the new street. She feels that eventually, once sewer is installed to this area there will be a need to extend this road even further, making it a through street. Previously Ms. Lowell petitioned her neighbors asking them if they would like a through street installed. She received support from 50% of the residents she polled. According to city code, 51% of the neighbors must be in agreement for the road. Mr. Boxrud addressed the board. He stated that the minor subdivision survey prepared by North Land Surveying Co. dated April 5, 1990, identifies the creation of four 2.501 acre parcels each having a north -south dimension of 332 feet (292 less roadway easement). The east -west dimensions are all approximately 328 feet, with Parcel A being subject to the easement of 24th Avenue /Elmcrest Avenue North. If the easements were formally dedicated right -of -ways, all four parcels would be slightly under 2 1/2 acres. He stated that for now the parcels do meet lot requirements of 2 1/2 acres. This is an issue that should maybe be addressed in the future. Doug Westbrock, the neighbor to the north of the Lowell property stated that he is not in favor of the road going in. He felt it would lower the value of his property. Darla Lowell stated that Mr. Westbrock knew he was buying land that was adjacent to a street easement. Mr. Boxrud stated that Ideally, the street should go all the way from the collector street to collector street for the benefit of the entire area. However, if the street only abutted these properties, the legal requirement of frontage would be satisfied. The minor subdivision proposes a provision for a temporary turnaround within the right -of -way adjacent to Parcel D. Jo Tomillo addressed the board. He stated that he is a real estate agent and said that all of the land owners are award of the street easement and that he feels they do want a road to be installed there in the future. Page 2 DESIGN REVIEW BOARD June 14, 1990 Dan Boxrud stated that the city council would first approve the minor subdivision, then the street improvement will have to go before the city council for approval as a separate issue. MOTION: John Bergeson moved to recommend to the city council approval of a Minor Subdivision for Darla Lowell, Application #90 -09 subject to the following items recommended by Mr. Boxrud. They are as follows: 1. A comprehensive plan change should be initiated changing the designated land use to Urban Residential. 2. A resubdivision plan (overlay plat) should be submitted for review and approval. 3. A determination should be made whether or not a variance is necessary for lot depth due to the roadway easements which have been dedicated. 4. A determination should be made whether or not a variance is necessary for lot area due to the roadway easements which have been dedicated. 5. Subdivision approval should be subject to installation of the appropriate street improvements. 6. Park dedication and other city requirements need to be satisfied. Mr. Bergeson added that approval of the minor subdivision does not answer the question as to who will be paying for the new street. He suggested Ms. Lowell petition her neighbors. Darla Lowell stated that if she does not receive enough signatures to justify the city paying for the street, then she will bear the cost herself. Mr. King seconded the motion and the motion was approved unanimously. Robert King addressed items #3 and #4. regarding if a variance would be required. At the present time this is a gray area and he feels that a variance would not be required. MOTION: Mr. King moved to waiver the need for a variance for lot depth due to the roadway easements which have been dedicated, and for lot area due to the roadway easements which have been dedicated. Al Robinson seconded the motion and the motion was approved unanimously. CONSIDERATION OF A PRELIMINARY PLAT FOR PHEASANT HILLS Page 3 1 1 1 1 DESIGN REVIEW BOARD June 14, 1990 PRESERVE /ED VAUGHAN, APPLICATION #90 -27. Larry Seiberlich, Developer for Pheasant Hills Preserve addressed the board. He stated that the preliminary plat is much like the concept plan that was before the design review board and approved in December, 1989 and approved by the city council on January 22, 1990. The preliminary plat shows 226 lots, just under the mandatory EAW limit of 250. The Centennial School District owns a parcel of land in the southern part of the plat. Mr. Vaughan hopes to acquire this land in the near future and incorporate it into Pheasant Hills Preserve. Phase 1 of this project consists of 25 lots. Mr. Seiberlich stated that this is the area that would give the development the best image. This development has been before the park board for approval. An island consisting of approximately 10 acres was obtained that will be used as an interpretive center along with a peninsula on the parcel consisting of approximately 3 acres. Jeff Shopek from Merilla & Associates addressed drainage, waterways, wetlands etc. He stated that wetlands are interspersed throughout the property. Large areas on the site are unbuildable. Development of the site will require Army Corps of Engineer, Dept. of Natural Resources, and Rice Creek Watershed District permit approval. Mr. Boxrud stated that the ponding system proposed appears to work well with the proposed building elevations. In general, the wetlands will be modified to be a combination of open wet area, wetland fringe vegetation, and highland. Detailed drainage computations need to be developed for the ponding system proposed to verify adequacy of the ponding system. The overall drainage patterns of the development are not proposed to be changed. Emergency overflows are provided for ponding areas which will allow flood water to pass from one pond to the other without flooding homes. Mr. Boxrud discussed extending utilities to the site. He stated that sanitary sewer and watermain to the site has recently been addressed by the development of a feasibility report for public improvements to this site. The utility improvements proposed on the preliminary plat are generally consistent with the feasibility report. Refinements to the utility system will be made during further development of the plat. Dan Boxrud stated that there are a number of cul -de -sacs in Page 4 DESIGN REVIEW BOARD June 14, 1990 the development that exceed the 500 foot length allowed by city code. Mr. Shopek stated that the reason for the long lengths is because of all the wetlands on the site. Mr. Boxrud stated that because of the topographic conditions, he feels that most of them are justifiable. Mr. Seiberlich stated that a homeowners association would be established to maintain the outlots. The association would have to decide if they wanted to clear some of the areas for canoeing, or have them remain natural. The city would still have the responsibility of maintaining the drainage easements. Jeff Shopek stated that approximately 4 - 5 acres of land will be filled. A soils engineer and wetland expert is hired to help in this area. Soil corrections were discussed. Mr. Shopek stated that on some lots, the peat was removed and replaced with topsoil. Dan Boxrud stated that it is possible that some homes may be all peat accept for the house and driveway. Mr. Seiberlich stated that when someone buys a lot, they will be aware that soil corrections have been made. MOTION: John Bergeson moved to recommend to the city council approval of the preliminary plat for Pheasant Hills Preserve, Application #90 -27, providing the following conditions from Mr. Boxrud's memo are met: 1. Processing of a comprehensive plan amendment changing the land use from Rural to Urban Residential. 2. Rezoning of the property from mostly R -X to R -1X. 3. Timberwolf Trail needs to be realigned as it approaches Birch Street. 4. Variances need to be granted for the cul -de -sac lengths. 5. Additional utility and drainage easements need to be added as required by further design. 6. Park Board requirements must be met including the phasing of park dedication. 7. The developer needs to work with the city council relative to the disposition of the outlots. 8. DNR, Army Corps of Engineers, and Rice Creek Watershed District approval need to be obtained. (It is anticipated that a couple of lots may be lost in this process, for example, Lot 1, Block 8.) Page 5 1 1 1 1 1 1 DESIGN REVIEW BOARD June 14, 1990 9. An overall drainage analysis needs to be performed for the plat and its tributary area. 10. Utility plans need to be modified to meet city requirements. Monika Slatten seconded the motion and the motion was approved unanimously. MOTION: John Bergeson moved to recommend to the city council the rezoning of all of the property from R -X to R -1X. Mr. King seconded the motion and the motion was approved unanimously. MOTION: John Bergeson moved to recommend to the city council approval of a variance for cul -de -sacs length of over 500 feet for the following five streets. Deer Point Road Teal Court Osprey Court Oakridge Deer Point Road /Forest Lane Mr. King seconded the motion and the motion was approved unanimously. Al Robinson added that the appropriate applications will have to be completed and fees collected for the variance. REVIEW OF THE PROPOSED COMPREHENSIVE PLAN AMENDMENT. MOTION: Robert King moved to table reviewing the comprehensive plan amendment until it can be reviewed with John Miller. Monika Slatten seconded the motion and the motion was approved. OLD BUSINESS A work session will be held at 6:00 p.m. before the July llth design review board meeting. Amendments to the zoning ordinance will be discussed at this work session. Mr. Chase stated that the board will review Section 1 through Section 4, Subd. 23, this is through page 39 of the working text. Alan Irwin will be invited to this work session. John Bergeson moved to adjourn the meeting. Mr. King seconded the motion. Meeting adjourned at 8:38 p.m. Page 6