Loading...
HomeMy WebLinkAbout12/19/1989 P&Z Minutes• • PLANNING AND ZONING MEETING December 19, 1989 The additionally scheduled planning and zoning meeting of the Lino Lakes Planning and Zoning Board was brought to order by Chairman Charles Prokop at 7:03 p.m. at the Lino Lakes City Hall. Members present were: Chairman Charles Prokop, Board Members Alan Irwin, Robert King, and Fred Chase. Members absent were: Sally Kuether and Al Robinson. Also present were: Council Member, Harold Bisel; City Planner, John Miller; Building Official, Pete Kluegel; City Engineer, Dan Boxrud; and Planning Secretary, Laura Elken. REVIEW OF A CONCEPT PLAN ON UNNAMED SINGLE - FAMILY DEVELOPMENT NEAR REILING ROAD AND WEST STREET. DENNIS CHEESBROW AND DENNIS SMITH. For the past several months Pete Kluegel, the city's Building Official, and John Miller, City Planner have received calls and had visits from people interested in buying a 30 acre parcel at the end of Reiling Road in east Lino Lakes. At first you would think that a lot of houses could be placed on a parcel this size. Unfortunately there are two problems with the parcel. • Only a small area in the very northeast corner of the parcel is buildable - probably a little more than two acres. This leaves 27 -28 acres of wetland. * Road access is poor. Reiling Road does not extend to the site in the real world though it does exist as a paper street. And West Street (a street that should be renamed because it's in east Lino Lakes and is a north -south road) hasn't been constructed adjacent to the parcel. The result of all of this is that the ten or twelve persons who have inquired about the property have all disappeared. The present applicants however are interested in dividing the property into only two residential lots each with 160 feet of frontage on West Street and an area of 15 acres. To do this they have been advised of two requirements. * Subdivide the land * Pay for their share of the road construction costs In Dan Boxrud's memorandum to the board he states that this parcel is zoned SR -X requiring 180 feet of frontage and 2 1/2 acre lots. The frontages on the proposed lots are deficient by 20 feet. Since there is a lack of any way to gain additional frontage, a variance may be in order. John Miller stated that the city has two options regarding PLANNING AND ZONING MEETING December 19, 1989 the land use. 1. Approve a variance to permit the land to be divided into two parcels. 2. Stick with the zoning ordinance requirement of 180 feet of road frontage thereby negating the possibility of subdividing this land. Charles Prokop lives in this area. He stated his concerns about drainage. He asked about water testing in this area, stating that this is a very low area, and how would this area hold out on a wet year. Dan Boxrud stated that when they test the soil, they look for staining in the soil. This will indicate if iron from the water has gone up to the surface and will indicate how often water comes up to certain levels. Mr. Cheesbrow stated that an Anoka County Soil Conservation Officer the soil and found no iron deposits. Mr. Prokop also stressed his concern about a septic system in this area. Mr. Cheesbrow stated that he was told that a system could be installed in this area. Dan Boxrud stated that based on city policy regarding street improvements the owners would he assessed for the new street. The city would require the developer to install the city streets. A public hearing would be required for this. The board members agreed to grant the applicant a variance. MOTION: Mr. Chase moved to approve the concept plan and variance for Mr. Cheesbrow and Mr. Smith. The board asked the applicants to come back to the board with a preliminary plat. Although the applicants have to show adequate space for two septic systems. Mr. King seconded the motion and the motion was carried unanimously. REVIEW OF A CONCEPT PLAN FOR AN UNNAMED SINGLE FAMILY DEVELOPMENT LOCATED NEAR CEDAR STREET AND COUNTY ROAD 84 (I- 35E). ACTON CONSTRUCTION AND NORTHWAY CONSTRUCTION. John Miller stated that for several months the consulting engineers and he have been working with landowners east of I- 35E and south of Cedar Street. Originally they were working with about eight landowners. Now there are only two of the original eight interested parties left. The remaining parties will develop their land later. The applicants are requesting a zoning change from S -R Suburban Residential to R -1X. Dan Boxrud stated that the zoning change would be consistent to the comprehensive plan. Page 2 • • • PLANNING AND ZONING MEETING December 19, 1989 Dan Boxrud discussed his memorandum to the board addressing access and circulation, wetlands and drainage, and future utilities to the site. The board discussed the above issues, and a motion was made. MOTION: Mr. Chase moved to approve the concept plan for Acton Construction and Northway Construction for a single - family development located near Cedar Street and County Road 84 (I -35E) with the following issues addressed: 1. Processing of a Comprehensive Plan amendment. 2. Rezoning from SR to R -1X. 3. Determination of the feasibility of starting a sanitary sewer and water system in this area. 4. Elimination of double frontage lots along Cedar Street and County Road 84. 5. Additional right -of -way needs to be dedicated along Cedar Street to provide a 40 foot half width. 6. Access to developable property east of the plat must be provided. 7. An overall drainage plan will need to be developed concurrently with the preliminary plat. 8. Guaranteeing that sewer and water will be available at this site. Mr. Irwin seconded the motion and the motion was approved unanimously. Mr. Irwin added that he likes the plan, interesting curves, cul -de -sacs, makes good use of wetlands, and once these concerns are addressed it should look nice. The DNR and RCWS will protect the wetlands and the board should not be concerned. 7:45 p.m. REVIEW OF A PRELIMINARY PLAT FOR WILLOW PONDS, D. ERICKSONS SITE OFF ELM STREET, APPLICATION #89 -13. This is the second Willow Ponds Preliminary plat submitted to the city. The first would have permitted the development of townhomes. At the board's November 8th meeting the members reviewed different concept plans for a single- family development on Page 3 • • • PLANNING AND ZONING MEETING December 19, 1989 this site. The minutes show approval of one. The board was presented with plans showing 26 lots on 13.5 acres, and Outlot A would serve as a drainage retention pond. That area covers about 1 1/4 acres. No trails or park area is shown. Mr. Miller stated that this is an undesirable plat and feels that the subdivision should not be approved. Also Dan Boxrud in his memorandum to the board states, "I cannot recommend approval of the preliminary plat as proposed due to the following: 1. Many double frontage lots are proposed contrary to city code. 2. The cul -de -sac length is far in excess of that allowed by city code. 3. Additional right -of -way and other platting requirements need to be added to the plat. 4. The grading and drainage plan will not work as proposed. To these reasons the city planner adds: 1. Outlot A will probably become tax forfeit and city responsibility for maintenance and a city liability. 2. The planning and zoning board has long been on record as requiring landscaping of man - -made drainage ponds and requiring contours resembling a natural ponds. The proposed plat does not show this. 3. No park or trail provisions. 4. No berming or landscaping of double- frontage lots. 5. (As noted by the engineer) An inability to screen the double - frontage lots from the freeway. John Miller explained that this area is an entrance to the city. The EDC has discussed this fact, and if the plat before the board is approved, the image people will be presented with from the highway will not be good. Also Mr. Miller stated that he cannot think of an instance where the board has allowed a cul -de -sac over 500 feet. MOTION: Mr. Chase moved to recommend to the City Council denial of the Preliminary Plat for Willow Ponds, Application • • PLANNING AND ZONING MEETING December 19, 1989 #89 -13 based on recommendations from the City Planner and City Engineer as follows: 1. Many double frontage lots are proposed contrary to city code. 2. The cul -de -sac length is far in excess of that allowed by city code. 3. Additional right -of -way and other platting requirements need to be added to the plat. 4. Grading and drainage plan will not work as proposed. Mr. Millers comments: 1. Outlot A will probably become tax forfeit and city responsibility for maintenance and a city liability. 2. The planning and zoning board has long been on record as requiring landscaping of man -made drainage ponds and requiring contours resembling a natural pond. The proposed plat does not show this. 3. No park or trail provisions. 4. No berming or landscaping of double - frontage lots. 5. An inability to screen the double - frontage lots from the freeway. Mr. Chase said that in comparing the concept plan presented to the board in November to the new plans, the number for double frontage lots has increased and gotten worse than the concept plan. Mr. King seconded the motion and the motion was approved unanimously. 8:15 p.m. REVIEW OF A CONCEPT PLAN FOR PHEASANT HILLS, A SINGLE FAMILY DEVELOPMENT NEAR BIRCH STREET AND 12TH AVENUE. ED VAUGHN. Larry Siberlich, from Merrilla and Associates presented the board with a very detailed overlay map showing the concept plan for Pheasant Hills. Ed Vaughn, 600 Birch Street is submitting a concept plan for the 370 acre parcel on the north side of Birch Street extending North to the Anoka County Park property. The eastern boundary is the St. Paul Water Department property and the site extends west to the Lakes Addition Subdivision. • • PLANNING AND ZONING MEETING December 19, 1989 The site is proposed to be developed in six (6) phases with a total of 253 lots. He is proposing executive type, single - family detached dwellings. Mr. Siberlich stated that there are five major areas of development, each broken up by wetlands that are unbuildable. There are no lots smaller than 1500 sq. ft. Mr. Siberlich addressed the issues that the City Planner and Engineer brought up. There are some double frontage lots, although the applicant assured the board that because of the amenities of the area, and the size of the lots he feels it would look nice. There will be monuments at the entrances. City Trails are planned for the back of the double frontage lots and green areas also are enveloping the double frontage lots. Dan Boxrud stated that the whole project is contingent upon sewer and water availability to the site. He discussed options in getting utilities to this area. He is looking into a 7th alternative to service this area by a lift station north east of this area towards Centerville. Charles Prokop asked about the long cul -de -sac on the north end of the project. And stressed his concern for emergency vehicles getting to the area. Dan Boxrud stated that a 500' cul -de -sac is the city's maximum allowed length. There is the issue that patrolling the street is more expensive going up one side and down the other, but this is a common length. Home values in this area will average $230,000.00. This project surrounds property owned by the Centennial School District. The plans for Pheasant Hills show future development on the school property if by chance the applicant can obtain it. But Mr. Irwin's concern was that half streets are shown on the concept plan and are not allowed in the city. Mr. Irwin stated that easements need to be claimed so that the city is not left with a long cul -de -sac that never is developed. The developer stated that a hard surface road would be installed before people started moving into their homes. A marketing plan will have to be developed. Jeff Schopek from Merrilla & Associates discussed the wetlands in the area and stated that this has been reviewed by the Corp of Engineers. Page 6 • • PLANNING AND ZONING MEETING December 19, 1989 Mr. Irwin felt that as far as the length of the cul -de -sacs the city could allow longer than 500' because the lots are wider. Mr. Chase felt that he would consider a variance on the cul -de -sac length. He would hate to see the developer having to go through a wetland in order to have a minimum length of 500' when if it were a little longer it could by- pass the wetland. MOTION: Mr. Irwin moved to recommend approval of the concept plan for Pheasant Hills Residential Community near Birch Street and 12th Avenue, Ed Vaughn contingent upon inclusion of the engineer's and planner's comments and recommendations into preparation of the preliminary plat. Approval is also contingent upon availability of sewer and water to the land. and also including the following: 1. Review of the divided entrance. 2. Review of Open Space ownership and maintenance. 3. And general review of all comments made above. 9:05 p.m. 5 minutes recess 9:10 p.m. meeting called to order REVIEW OF A CONCEPT PLAN FOR BRANDYWOOD ESTATES, A SINGLE - FAMILY DEVELOPMENT AT THE INTERSECTION OF BIRCH STREET AND 12TH AVENUE, DENNIS ERICKSON Dennis Erickson has purchased the 37 acre Canfield property located south of Birch Street and east of 12th Avenue. It is a high, wooded, very scenic parcel of land. At present Erickson is submitting a concept plan for a single- family subdivision. The concept shows the creation of 79 lots meeting R -1 Single - Family Residential requirements. The land is located within the Metropolitan Urban Services Area but at present no sewer capacity exists to serve that area. Dan Boxrud discussed extending utilities to this area by constructing a large gravity sewer at the west end of Birch Street. Mr. Irwin felt that staff did a good job critiquing this plan. He asked about park land. Charles Prokop indicated the wetland areas on the plan depict parks. He asked the applicant if he intends to install trails. 411 The applicant has not been before the park board. MOTION: Mr. Chase moved to approve the concept plan for • • • PLANNING AND ZONING MEETING December 19, 1989 Brandywood. Estates contingent upon meeting recommendations of the letters dated December 6, 1989 from the planner and the engineer as follows: 1. Lot size and zoning. There is no sentiment to rezone the land to R -1. The lot sizes should be adjusted to reflect R -1X requirements. 2. Drainage and ponding will need to be better addressed. For example the engineer notes the "park" will likely be the drainage area. 3. The concept plan be modified so as to eliminate double frontage lots adjacent to 12th Avenue and reduce the number of double frontage lots against Birch Street. 4. Park and trail issues should be reviewed with the park board. 5. Other street and road issues addressed by the engineer will have to be rectified. 6. Before submittal of a preliminary plat approval letters or agreements should be obtained from other review agencies including Rice Creek Watershed District, DNR, Army Corps of Engineers, and Anoka County. 7. And finally, before submittal of the preliminary plat a commitment from the city council to extend public utilities to the area is needed, i.e. no sewer, no subdivision. DISCUSSION OF A CITY INITIATED REZONING FOR A PORTION OF THE WENZEL PROPERTY LOCATED AT THE INTERSECTION OF LAKE DRIVE AND AQUA LANE (FROM TABLE OF NOVEMBER 8, 1989). The Economic Development Committee reviewed the staff proposed rezoning of the General Business portion of the Elsie Wenzel property. This was done at its meeting of November 28th. The EDC recommended rezoning both the R -1 and General Business areas to the Planned Unit Development district. This would give the land owner some ability to operate in the market place but would require the submittal of a very detailed plan for the board and city council review. If the plan showed poor relationship between different uses or showed normal strip commercial development it could (would) be denied. Mr. Irwin discussed his opinion of a PUD zone. He felt this is an overlay zone, that the General Business and R -1 zoning Page 8 PLANNING AND ZONING MEETING December 19, 1989 • will remain and the board will specify what type of uses will • • go into this site. John Miller stated that a PUD is an actual zone, it is a R -5 and is not an overlay. He stated that residential density cannot increase with a PUD. Alan Irwin suggested that it would be better off to consider a PUD as an overlay. The board felt that the R -5 zone should stipulate whatever the current zoning of the property is. MOTION: Mr. King moved to recommend to the City Council to initiate the rezoning for a portion of the Wenzel property located at the intersection of Lake Drive and Aqua Lane from an R -1 and General Business to a PUD with the understanding that the PUD is an overlay zoning. The original zoning will be followed through. Mr. Chase added that this is an odd shaped piece of land and once you take the setbacks into consideration there is a lot of unusable land, along with the fact that the R -1 is adjacent to the lake the homes looking at the lake would be nice, but the other side of the homes would consist of stores, that would not be aesthetically pleasing, plus with the construction of Rice Lake Plaza in the next year this will direct commercial use at that site. Mr. Chase added that as long as the general area was General Business and R -1 that the board could mix different uses. Fred Chase seconded the motion and the motion was approved unanimously. CONDITIONAL USE PERMIT FOR PAUL WOLTERS, FROM TABLE OF DECEMBER 13TH MEETING. APPLICATION #89 -57. MOTION: Mr. Chase moved to remove this item from the table. Mr. King seconded the motion. The motion was carried. MOTION: Mr. Chase moved to recommend to the City Council approval of a Conditional Use Permit for Paul Wolters to construct a pole barn addition in accordance with the previously approved site and building plan, Application #89 -57. Mr. King seconded the motion and the motion was approved unanimously. In reviewing Paul Wolters site plan Mr. Irwin brought up the fact that the addition will be higher than the original structure. He felt that this would add a lot of bulk to the construction. The board realizes that the site and building plan has already been approved, although Mr. Irwin thought he should bring this up and stated that we will just have to wait and see how it looks. OLD BUSINESS Mr. Prokop stated that as the board looks at the number of concept plans and realizes that the board will be reviewing Page 9 • PLANNING AND ZONING MEETING December 19, 1989 the preliminary plans in the near future, he is concerned about the board adequately reviewing these site plans. Mr. Prokop suggested that as spring approaches it may be a good idea to have two meetings a month for these larger agendas. Mr. King and Mr. Chase agreed. Mr. Irwin stated that he would rather have it one night and get it done. He felt that if there are many items the board usually moves quicker and more efficient. No decisions were made regarding one or two meetings per month. Mr. Prokop simply wanted to discuss it with the board and staff. Harold Bisel approached the board. He thanked the board for their work and stated that being a liaison on the board has been a good experience for him. One of his requests he will be submitting is to change the board from seven members to five. Since he has been on the council the city hired a City Planner. Harold stated that the City Planner on staff will be responsible for city planning and his recommendations and reviews of the plans that come before the board will make a quicker job for the board members. Mr. Bisel stated that the city needs to computerize more of the work and purchase more programs for staff use and he is willing to work towards those types of efforts - and he is talking with John Miller as to reorganization of committees and places emphasis on coordinating with different commissions and improving communication between the boards. Mr. Bisel wants to see more informational type meetings with residents. Mr. Bisel felt that his personal growth has been tremendous and once again thanked the board. Mr. King moved to adjourn the meeting. Irwin seconded the motion and the motion was approved unanimously.