Loading...
HomeMy WebLinkAbout11-15-2006 PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting November 15, 2006 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. November 15, 2006. ______________________________________________________________________________ 2. Roll Call Members Present: Chair Stevenson, Commissioners Miller, Zwirn, Hegland, Hull, Meehlhause (arrived 7:30 p.m.), and Scotch. Absent and Excused: None. Also Present: Community Development Director Ericson, Planning Associate Heller ______________________________________________________________________________ Index to Minutes Page Planning Case DE2006-005 and MA2006-003: Consideration of a 2 Preliminary Plat for the “Knollwood Place” Townhouse Development. Applicant: Integra Homes Address: 12721 Overlook Drive, Dayton, MN ______________________________________________________________________________ 3. Approve Minutes A. October 4, 2006. MOTION/SECOND: Zwirn/Miller, to approve the Minutes of the October 4, 2006 regular Planning Commission meeting as slightly amended. Ayes – 6 Nays – 0 Motion carried. Mounds View Planning Commission November 15, 2006 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None ______________________________________________________________________________ 5. Planning Cases A. Planning Case DE2006-005 and MA2006-003: Consideration of a Preliminary Plat for the “Knollwood Place” Townhouse Development. Planning Associate Heller presented the preliminary plat for Knollwood Place, the proposed 19- unit townhome development on County Road 10. Planning Associate Heller reported Staff received the official plans consistent with the City’s Zoning Code and Comprehensive Plan. She indicated the site plans and elevations are consistent with what was shown to the Planning Commission and City Council in July 2006. Planning Associate Heller stated City Council approved rezoning the three lots to an R-3, Medium Density Residential. She reported the City Council held a first reading of the rezoning ordinance in July 2006. She explained the second and final reading would be held after the Planning Commission and City Council approve the preliminary and final plats. She explained this is being done so the three parcels are not rezoned before a plan is approved. Planning Associate Heller explained this is a three acre parcel designated for 19 townhome units. She further explained this is a two-part planning request with a Development Review and a Major Subdivision. The three individual properties would be combined and platted for the townhomes and easements. Planning Associate Heller reported parking requirements for the townhomes include three stalls per unit, two of which are garage spaces. She mentioned nine additional spaces for guest parking would be available on site. She stated all parking areas meet the required five-foot setback requirement. Planning Associate Heller reported required setbacks of 30 feet for the front yard, 20 feet for side yards and 40 feet for the rear yard are met. Planning Associate Heller stated the roads would be privately owned and maintained. She stated the 22 foot and 25 foot road widths are acceptable to the fire department. Planning Associate Heller explained four fire hydrants would be located throughout the site. She explained fire access around buildings two, three, and five is limited, and consequently sprinkler systems would be required. Planning Associate Heller describe the units as two story, approximately 1800 square feet townhomes with a two car tuck under garage and a nice mix of siding styles with brick and stone accents. She stated mowing, snow removal, and maintenance would be the responsibility of the developer. She indicated snow would need to be removed from the site, as no area exists to store it. Mounds View Planning Commission November 15, 2006 Regular Meeting Page 3 ________________________________________________________________________ Planning Associate Heller reported the City Forester determined no trees with significant value or worth saving exist on the property. She stated he reviewed the landscape plan and recommended some planting changes. She explained the landscaping plan includes vegetation around the entire site and a six-foot privacy fence along the west side to offer screening for a neighboring home. She stated the entire site would be sodded and landscaped after construction is completed. Chair Stevenson asked if any trees could be saved. Planning Associate Heller replied the trees were not worth saving and the entire site would be graded and cleared. Planning Associate Heller stated one street light would be located in the center of the street circle. She explained a lighting plan would not be required; however, the applicant has been informed of requirements regarding glare, light spillage, and foot-candle readings. Commissioner Miller asked how much space exists from the light pole to the street and if landscaping was planned for around the light pole. Planning Associate Heller pointed out the location of the streetlight on the site plan and stated there would be an area about 10 or so feet out from the light pole with landscaping. Commissioner Hegland clarified the distance equaled18 feet from the curb to the light. Planning Associate Heller explained the site would be cleared and graded during construction. She stated three infiltration basins would be located on site with two along the front of the site and one at the northern most corner of the development. Planning Associate Heller indicated runoff from the entire site would flow into the various storm sewers and ultimately into the infiltration basins. She stated the Public Works Department is reviewing the grading and utility plans. Planning Associate Heller reported a future trail is planned along Highway 10. She explained the City requires the property owner to contribute funds for the future trail system. She mentioned the amount has not yet been determined. Chair Stevenson asked if the funds from the developer would be placed in escrow. Planning Associate Heller replied it would be escrowed. She explained the City would build the trails to ensure they are built to City specifications. Planning Associate Heller stated the Comprehensive Plan Future Land Use Map designates the block on the north side of County Road 10 between Spring Lake Road and Groveland Road as Mixed Use Planned Unit Development. She stated the comp plan shows the entire block is designated mixed use where business, commercial, and housing could be built. Planning Mounds View Planning Commission November 15, 2006 Regular Meeting Page 4 ________________________________________________________________________ Associate Heller informed the Commission the proposed development would be consistent with that designation and with the Comprehensive Plan residential goals. Planning Associate Heller reported the engineers determined no wetlands exist on the site and communicated that information to the Rice Creek Watershed District. She stated minimum building elevations are well above requirements. She stated the engineers have no issues with the grading because the streets include curb and gutter that ensure storm sewer catch basins would accept all runoff from the streets and driveways. She stated that whatever stormwater did not infiltrate into the ground, would be piped into the infiltration ponds. Planning Associate Heller stated park dedication funds would be imposed to mitigate public costs to the park system associated with land development due to the increased intensity of the new development. She explained everything on the site that is not a building would be dedicated as an outlot and platted for utility and drainage easements. Planning Associate Heller indicated the meeting was not a public hearing, but all residents within 350 feet of the site were notified. Planning Associate Heller stated no resolution is included at this time. She stated the Planning Commission could direct staff to draft a resolution for the next meeting. Commissioner Zwirn asked if the park dedication fee was ten percent and who established the property value. Planning Associate Heller replied the park dedication fee is ten percent of the land’s market value. She explained Staff determined market value by using Ramsey County assessed land values. She stated the value of the Integra property was determined by the per square foot land value of a comparable neighboring R-3 zoned property at 2935 County Road 10. Chair Stevenson asked if part of the park dedication fee would be a portion of the funds placed in escrow for the trail. Planning Associate Heller replied this was a separate amount. Commissioner Zwirn asked how the single light in the turn around would affect lighting on the most northwestern part of the townhomes. Planning Associate Heller replied it was left up to the developers to decide. She stated the Commission could recommend lighting if they felt more was needed. Commissioner Zwirn stated, based on the map, it appears the light would be blocked from the northwestern area. Planning Associate Heller stated this could be discussed. Commissioner Hegland asked who would be responsible for all the common properties. Mounds View Planning Commission November 15, 2006 Regular Meeting Page 5 ________________________________________________________________________ Planning Associate Heller replied a homeowners association would be established. Commissioner Hegland asked if this association would be allowed to elect its own officials. Planning Associate Heller replied it would. Chair Stevenson expressed his concern with the comp plan and the desire to build on the entire block area from Groveland to Spring Lake Park Road. He asked if there had been discussion on whether the development would adversely affect the desirability of the property to the east or west. Planning Associate Heller replied there had been no talk about other development coming onto that block. She explained the layout of the plan was done so it could be connected to on either side if other development were to come in. She pointed out it does put something in middle of block, but there is still space to do other things. She reported it does fit into the comp plan as a piece envisioned as a mixed area. She stated that because the intersections are not signaled, it makes access more difficult and may limit the type of business that would want to go in here. Chair Stevenson said he brought it up because it is of concern and interest to the neighbors and the community. He stated yes it could be developed and yes, it is a nice development, however, the intention is to have the entire quadrant developed. Mr. Brian Bourassa, MFRA Engineering, Integra Homes, presented the proposed plan. He stated he believes Integra Homes reacted to early concepts where there were originally 21 units planned and reduced them to 19. He stated Planning Associate Heller gave a very thorough presentation of the plan. Commissioner Hegland commented on establishing an association to take care of the maintenance, asked if a cost was established, and how the fund would be maintained. Mr. Bourassa replied it had not been formalized; however, each neighbor would contribute funds managed by an elected body. He stated the funds would be used to pay for lawn mowing, snow removal, and landscape maintenance. Commissioner Hegland asked if the association would establish the fact these items are its responsibility and that it must elect a committee to take care of them and cover the costs for the maintenance. He stated the City expects the grounds be maintained to a certain level. He asked if that would be established in the association charter. Mr. Bourassa, stated he is not aware of what the City standards are, however, performance standards, could be adopted into the bylaws. Community Development Director Ericson replied that as part of the association bylaws adopted by the residents and as part of the approval and review process, the City Council would recommend a development agreement be adopted spelling out what is necessary and required in Mounds View Planning Commission November 15, 2006 Regular Meeting Page 6 ________________________________________________________________________ the bylaws. He explained Staff, with other townhomes in the area, understands what works well. Director Ericson stated if the Planning Commission requires specifics over and above code requirements, they would need to be specified in the development agreement. He stated Staff would prepare this prior to City Council approval. Commissioner Hegland stated since the Planning Commission asked the developer to come up with the landscaping plan; he wants to ensure the association continues to maintain it. Commissioner Miller asked where the additional parking spots are located. Mr. Bourassa pointed out the two areas on the site map. He stated he read Planning Associate Heller’s report on park dedication and would like to revisit how the fee was determined. He indicated the fee was quite a bit higher than what he normally sees in the metro area. Chair Stevenson asked if anyone from the audience would like to comment. Mr. Duane Waldoch, 2935 County Highway 10, stated he agreed the development is set up nicely, however, his concern is snow removal and making sure fire trucks can access all areas. He stated he feels there should be two exits. He reported he thinks the City is shooting itself in the foot for letting this piece of property be designated for this project. He commented he is referring to the project on Long Lake Road and wonders if they are selling and questions just how many townhomes are needed in Mounds View. Mr. Waldoch stated he believes this area should be used for business and commercial development. Mr. Mark Schnor, 2949 County Highway 10, stated he talked to Mrs. Cindy Johnson who has plans to move out of Mounds View. He mentioned she called the developer but he would not buy her property. Mr. Schnor stated it looks like a nice development but the one way in and out would put more traffic on County Highway 10. He stressed the drainage issue goes to the west of his property. He stated last month there was a discussion as to whether this area should be declared a wetland; technically it is a holding pond. He mentioned this development would eliminate the only wooded area left in Mounds View and split up the property. He asked who would buy the Johnson property or his because of where this development is located. He stated he still feels this is a safety issue and asked if more multiple dwellings are needed in Mounds View. Mr. Ron Widmer, 2900 Sherwood Place, pointed out his property is at the northern section of this development. He mentioned his concerned is about the infiltration basin. He reported there are already water problems in his back yard. He stated he was told by the City that his property was on the water table when he built his home. He informed the Commission his neighbor had to replace his drain tiles because it was not pumping water out, as he is located on top of a water table. He stated he is concerned the drainage from the area would result in more water in back yards. Chair Stevenson asked if the engineers are aware of this. Mounds View Planning Commission November 15, 2006 Regular Meeting Page 7 ________________________________________________________________________ Community Development Director Ericson stated the engineers would look into this. He stated the grading design and drainage would have the affect of taking more water from Mr. Widmer’s property. He explained how the runoff would be redirected towards the side of the development and towards County Highway 10. He stated it would take the storm water runoff and lessen whatever water would sit for any length of time. He stated because this is a relatively flat piece of land, Rice Creek and the City Engineer would look at it closely. Commissioner Scotch stated she would like to see another outlot and asked if there is consideration for another entrance/exit to the property. Community Development Director Ericson replied Ramsey County is opposed to this because 19 units would not create a large amount of traffic. He stated the Fire Marshal, Fire Chief, and the Ramsey County engineer have looked at this and does not believe the development needs a second access to the development. Chair Stevenson asked about access for the units across the street. Community Development Director Ericson replied they also only have one access and have about the same amount of units with 24 to 26 homes. Commissioner Zwirn asked if there had been any accidents or incidents relative to access at the development across street. Community Development Director Ericson replied there had not. Mr. Schnor stressed the developments are set up differently. He stated it is interesting how the developer acquired the one half acre needed for the three acres. He explained the developer purchased a house on Groveland, used the back yard for the required acreage, and then sold the house. Mr. Schnor stated this could have been used for another exit; instead, he sold the house. Chair Stevenson stated the Commission could make one of three recommendations. He stated that, with approval, the Commission would direct Staff to draft a resolution of approval with findings of fact appropriate to support the approval. Commissioner Zwirn mentioned he investigated how Integra deals with surrounding neighbors and how they handle their developments. He reported Integra has an impeccable history; their craftsmanship and quality is exceptional. He stated Integra has his full support. Chair Stevenson asked the Commissioners if they agree to request staff draft a resolution. Consensus for this action was indicated by all Commissioners. Commissioner Hegland asked the engineering report be available also. Mounds View Planning Commission November 15, 2006 Regular Meeting Page 8 ________________________________________________________________________ Chair Stevenson asked that the concerns stated be researched and information made available. He requested the resolution include something on snow removal and the City’s recourse if snow were not removed. Commissioner Miller stated the overflow parking should not be used for piling the snow. Commissioner Scotch asked if there would be a storm shelter. Mr. Bourassa replied there is no plan for a storm shelter. Commissioner Scotch replied she is not happy about that. Community Development Director Ericson explained that typically homes built slab on grade have an interior room that could be a safe area. He stated he would work with the developer to insure residents could withstand a significant storm. Commissioner Hegland stated if special conditions on snow removal were added, he would ask it be included in the association bylaws. Commissioner Miller asked about garbage removal. Planning Associate Heller stated residents would have individual containers to put on the street on garbage day. She asked if there was any other information the Planning Commission would require such as with the lighting. Chair Stevenson said if there is too much lighting, neighborhood problems could result. Community Development Director Ericson assumes there would be garage and front ambient lighting to provide enough light for safety and security. He stated Staff would look at this and provide information at next meeting. 7. Next Planning Commission Meetings: A. December 6, 2006. B. December 20, 2006 Community Development Director Ericson stated there are five Wednesdays in January. He mentioned the 2007 calendar has not been approved, but would like the January meeting dates changed to January 10 and 24 in order to allow the City Council time to appoint the new Planning Commissioners. Community Development Director Ericson replied this would be incorporated into the resolution that establishes the meeting dates for 2007. ______________________________________________________________________________ 8. Adjournment to Agenda Session Mounds View Planning Commission November 15, 2006 Regular Meeting Page 9 ________________________________________________________________________ There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:55 p.m. ______________________________________________________________________________ Respectfully submitted, Jim Ericson Community Development Director Transcribed by: Dianna Wise TimeSaver Off Site Secretarial, Inc.