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HomeMy WebLinkAbout2013.12.19 PC MinutesMINUTES HUGO PLANNING COMMISSION December 19, 2013 Call to Order Chairman Gwynn called the meeting to order at 7:00 pm. PRESENT: Arcand, Gwynn, Lessard, Kleissler, Knauss, McRoberts, Rosenquist ABSENT: ALSO PRESENT: Bryan Bear, City Administrator Rachel Juba, Planner Eric Maass, Community Development Intern Approval of Minutes Arcand motioned, Kleissler seconded, to approve the Planning Commission minutes of December 5, 2013. All Ayes, motion carried. Public Hearing — LaValle Fields Preliminary Plat and Planned Unit Development (PUD) Planner, Rachel Juba provided the Planning Commission with a description of the preliminary plat and PUD for a senior housing and a multi -family residential development. The property totals 39.56 acres and is comprised of seven parcels. The preliminary plat includes 1 lot and 4 outlots to be known as "LaValle Fields". One of the 4 outlots is proposed to be a land dedication to satisfy a portion of the park dedication requirement. The PUD General Plan will be for 29.17 acres of the property and will be rezoned from Future Central Business (FCB) and Central Residential (CR73) to Planned Unit Development (PUD). The remaining 8.53 acres will continue to be zoned CR -3. The property includes wetlands and floodplain for a total buildable acreage of 16.18 acres. The senior housing facility is proposed to be 130 units. The senior housing facility will include 41 independent living, 67 assisted living, and 22 memory care. There are 3 proposed apartment buildings having 45, 50, and 70 units for a total of 165 units. The total proposed number of units is 295 for a density of approximately 10.11 units per acre. The applicant, Bill Lentsch, LaValle Fields, LLC, stated that he would answer any questions the Planning Commission or residents may have. Commissioner Arcand requested additional information from the developer regarding roadway alignment and why Finale Avenue was not planned to be extended to Frenchman Road as part of this development. Planning Commission Minutes — December 19, 2013 Page 2 Mr. Lentsch responded by saying that the finale extension was not deemed feasible because he was unable to coordinate with all of the landowners that would need to be involved. He stated he had control over the land necessary to extend 147th to Oneka Parkway, and so that was the alignment that was chosen to fill the traffic need created by the development. Commissioner McRoberts asked staff to clarify if the ultimate plan was to extend 147"' Street to Oneka Parkway. Commissioner Arcand asked staff if there is a trail planned on 147th Street. Staff answered yes to both. Commissioner Arcand asked the applicant what he thought the prospects were for the apartments. Mr. Lentsch stated that he did a market study for ages 55 and older that stated there is a strong market. He stated that the buildings might be built one at a time. Commission McRoberts asked staff how many units of senior housing the City of Hugo can absorb and if the City has completed any studies on senior housing units. Staff stated that the land use plan shows property guided as multi -family residential that allows for this type of use and density. The senior housing market will decide what the unit threshold may be. It seems that for Hugo's population we can probably absorb more than what currently exists, but no specific data can be provided at this time to back that up. Mc Roberts made a comment stating that he does not think that leaving the wetland the way it is preserving a wetland and questions whether that criteria has been met. Mr. Lentsch stated that there may be a way to enhance the wetland. He added that the development would bring in tax base, provide jobs, and bring a quality senior housing option to the City. Chairman Gwynn opened the public hearing Todd Dooley, spoke on behalf of Ambrose Kaiser, 5256 Frenchman Road. The property is just west of the property proposed to be developed. He stated that Mr. Kaiser has concerns with the development and he does not want to look out his window at a three story building. He stated that he approached the developer to see if he wanted to purchase the property and be added to the plan. He asked what the future plan for Mr. Kaisers property. Tim Gamboni, spoke on behalf of Marvella Gamboni, 5430 146th Street. The property is just east to the property proposed to be developed. He asked about the improvements proposed to be made to Finale Avenue and 146th Street. He wanted to know how they will affect the properties and thinks that they should be improved because of the traffic. Dan Moga, 5318 145th Street, wanted to make sure that there was a buffer from his house to the driveway of the senior housing project. Planning Commission Minutes — December 19, 2013 Page 3 Staff stated that there will be a landscape barrier between the driveway and the homes. Tom Kelly, representative of the proposed senior housing facility, described the business and how the majority of the residents living in the facility will no longer be driving and so much of the traffic would simply be from employees. He is expecting about 50 employees spilt amongst three shifts. The traffic should be minimal for this facility. John Kaiser, son of Ambrose Kaiser, he stated he would like a buffer between the project and his house. He is concerned that the development will devalue the property. He hopes that the developer offers his father a reasonable amount to purchase the property at fair market value. Commissioner Arcand asked John Kaiser what he thought would be a reasonable buffer between the house and the project. Mr. Kaiser stated that on the development plans it is right adjacent to the house, so he is not sure. He stated that the building is nice, but it is right next door. Commissioner Arcand asked John Kaiser if he approached the developer to purchase the land they are developing. John Kaiser stated no, they were not interested. Commission McRoberts asked Mr. Kaiser about the value of the property. John Kaiser and Mr. Dooley stated the value between commercial and residential was about $230,000. Staff noted that the property was not zoned commercial, but rather residential. Mr. Dooley stated that he would like Mr. Kaiser to be taken care of. Commissioner Knauss stated that although she understand the residents' concerns with the view, but people cannot own a view. Staff stated that they are writing down all the questions and staff or the developer will answer the questions from the public. Chairman Gwynn closed the public hearing. Mr. Lentsch stated that he has been in contact with Mr. Kaiser over the last year. He advised Mr. Kaiser to get an appraisal and he would consider it. They sent him an opinion of value as if it was zoned commercial, which it is zoned residential. He added that the Finale Avenue would be widened and improved within the right-of-way. The traffic for the senior care will be minimal and all other road extensions and improvement with be completed with the apartments. Planning Commission Minutes — December 19, 2013 Page 4 Staff stated there was a question asked about what the plans were for Mr. Kaisers property. The property is guided as Medium Density Residential, there are no plans for the property the City simply guides property in the City. The City leaves the outcome of the property to the land owner. Staff added information on how traffic will get into the site off of 145th Street to Finale Avenue. Phase 1 includes Finale Avenue being reconstructed between 145th Street and 146th Street. Phase 2 includes the realignment of Finale Avenue further north to 147th Street and the construction of 147th Street to Oneka Parkway. There are other routes to get to the property that are in poor condition that we understand will be use, but this is the preferred route. Commissioner Arcand asked when Finale Avenue will be extended to Frenchman Road (County Road 8). Staff stated that the extension is not being proposed with this development at this time. There are intervening properties that are not under the control of the applicant. That section of road will have to wait until further development occurs. Commissioner McRoberts asked if a property owner can be compensated for lost value. Staff stated they are not aware of any policy that would outline a process for that. Commissioners Kleissler and McRoberts requested the developer make better use of the open spaces within his development to better enhance the sense of community and improve the overall aesthetic of the development. Mr. Lentsch stated that he will design the open space within the development to enhance the property. The landscaping plan will be revised to show this. Commissioner Knauss also asked about the realignment of the Finale Avenue to 147'x' Street. Mr. Lentsch stated that he wanted to dedicate land to the park and made sure it could be connected to the park. Commissioner Rosenquist stated he felt the use, density and overall layout of the development was good. Commission McRoberts stated that he is sympathetic to Mr. Kaiser's situation. He encouraged the developer to be creative and innovative in designing the open space within the development. Commissioner Knauss stated that she felt the proposed land use filled a need in the community, as there is currently a lack of senior housing and apartments for Hugo residents. Rosenquist motioned, Arcand seconded, to approve the application for LaValle Fields Preliminary Plat and Planned Unit Development (PUD). Application will move on to the Hugo City Council. Planning Commission Minutes —December 19, 2013 Page 5 All Ayes, motion carried. Old Business City Planner, Rachel Juba presented the planning commission with the proposed 2014 City of Hugo Planning Commission goals. Commissioner McRoberts requested that additional language be added describing the goal of seeking ways to enhance and promote the city. Bronwen motioned, Arcand seconded, to approve and forward 2014 City of Hugo Planning Commission goals to City Council. All ayes, motion carried. Adiournment Bronwen motioned, Rosenquist seconded, to adjourn at 8:36 pm. All Ayes, motion carried. Meeting adjourned. Respectfully Submitted, Rachel Juba Planner