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HomeMy WebLinkAbout2006.01.12 PC MinutesMINUTES HUGO PLANNING COMMISSION JANUARY 12, 2006 Call to Order Chairman Schumann called the meeting to order at 7:00 p.m. PRESENT: Bailly, Kleissler, McRoberts, Rosenquist, Schumann, Weidt ABSENT: Hoffbeck ALSO PRESENT: Bryan Bear, Community Development Director (CDD) Michele Lindau, Community Development Assistant Kendra Lindahl, City Planner Minutes of December 22, 2005 Weidt made motion, Kleissler seconded, to approve the Planning Commission minutes of December 22, 2005 as submitted. All Ayes. Motion carried. Oneka Lake Townhomes - Preliminary Plat and Site Plan A public hearing was scheduled for December 22, 2005 to consider a preliminary plat for Oneka Lake Townhomes. At that meeting, the Commission had tabled the public hearing at the applicant's request. Schumann made motion, Bailly seconded, to take the application off the table. All Ayes. Motion carried. Staff indicated that the applicant was not prepared for the public hearing at this time. Kleissler made motion, McRoberts seconded, to table the application until the Planning Commission meeting of February 9, 2006. All Ayes. Motion carried. Planning Commission Minutes — January 12, 2006 Page 2 Victor Gardens 51h Addition A public hearing was noticed to consider the application of POA Scherer for a P.U.D amendment and preliminary plat to allow development of a 14.52 -acre site with 9 townhome units, one common lot, and one outlot on property located on the south corner of Victor Hugo Boulevard and Victor Hugo Path. Staff informed the Commission that the applicant was continuing to work with neighbors to address their concerns, and recommended the item be tabled until the February 23, 2006 meeting. Since the application was noticed, Schumann opened the public hearing. There were no comments and Schumann recessed the public hearing. Bailly made motion, McRoberts seconded, to table the item until the February 23, 2006 meeting of the Planning Commission. All Ayes. Motion carried. Concept Plan for Del Webb Active Retirement Community The Commission considered the application of Pulte Homes, 815 Northwest Parkway, Eagan, for approval of their concept plan for the first Minnesota Del Webb active retirement community which would consist of 975 homes on 369 acres. The project would be located on the east side of Highway 61, north and south of 165th Street. The Planner explained that there were many steps that needed to happen. The north portion of the property was located outside the Metropolitan Urban Service Area and would require a Comprehensive Plan Amendment that would need to be approved by the Metropolitan Council to bring the property into the MUSA. The project also required an Environmental Assessment Worksheet to identify potential environmental impacts. Amendments to the Land Use Map and Sanitary Sewer Plan would be needed as well as a rezoning to a PUD. The Planner explained some concerns the City had with the project. She noted the approximate 10 acre parcel north of the proposed site was zoned commercial and was located outside the MUSA and could be included in the plan to eliminate a small commercial parcel remaining there. There were concerns about the townhomes proposed for north of 165th Street and staff felt it would be a better transition to move them to the western edge of the parcel. The applicant was proposing to construct 512 single family and 463 townhome units as well as a community center on 4.5 acres and preserve 150 acres of open space. PUD flexibility was being requested for the lot size and setbacks for homes on smaller lots that would require less maintenance. Wetlands located on the site would be incorporated into the project and floodplain impacts needed to be addressed. The Planner explained that providing sanitary sewer to the northern part of the site would be a Planning Commission Minutes — January 12, 2006 Page 3 challenge. The pipe would need to run along 165th Street to the interceptor located approximately'/2 mile to the west of Highway 61. The pipe would run past properties not in the MUSA. The southern part of the site would be serviced from the south and water could be extended to the site. Another issue was traffic along Goodview Avenue and the intersection of 165th Street and Highway 61. Three roundabouts were proposed for the site and there were several dead end streets staff would rather see looped. The plan also showed approximately 2.5 acres of trails which would need to connect to Highway 61. Schumann had concerns about the length of the cul-de sacs and agricultural uses on the roundabouts, specifically on 165th Street. It could be difficult maneuvering farm vehicles on them. The potential traffic in the area could warrant stoplights on Highway 61 which were required to be one mile apart. He questioned whether 165th Street or 170th Street would be the best place for a light and suggested that the City begin discussion on the extension of Goodview Avenue north to 170th Street. Rosenquist commented on the roundabout and the speed limit of traffic traveling on 165th Street. Traffic coming from the rural area to the east was generally at a higher speed. He said Goodview Avenue should extend to be 170th Street and pointed out that a lot of the traffic was likely to go down Elmcrest Avenue. He said the plan had great amenities for elders. Schumann said a nice job was done on planning of the eastern entrance to Hugo and they now needed to look at the northern gateway. Weidt said he did not think the 165th roundabout would work at this time. He had also seen these types of developments in the south and would like to see more. Bailly agreed the townhomes north of 165th Street should be on the western edge of the parcel and said the single family should be in the middle of the site to prevent backyards facing the street. She said she liked the path along the lake and also agreed that the roads to the north should not dead end there. McRoberts questioned the small parcel adjoining the development to Highway 61 and suggested it be incorporated into the plan. He also questioned whether the plan would be creating commercial space separated by a residential area. He said he saw no problem with the roundabouts though they could be a problem temporarily. McRoberts had concerns about the increased traffic on Highway 61 and the road servicing the development. He asked about setbacks and encouraged the developers not to ask for five foot setbacks and said they needed to give consideration to the trees, shrubs, and landscaping in the development. Planning Commission Minutes — January 12, 2006 Page 4 Kleissler said she felt it was a good fit and location and echoed the others' concerns. She supported the roundabouts and was concerned about the number of townhomes. Todd Baumgartner and Corry Lepper from Del Webb, and Jeff McDowell from Bonestroo were present at the meeting to answer questions from the Commission. Baumgartner provided background on the Del Webb brand and other Del Webb projects, primarily in the southern states. He said there would be an age requirement of 55 or better, and those of age 19 and under were restricted from living there for more than three months per year. He said the community was geared for the active adult and there would be a full time event coordinator. Other amenities were the community center which would be approximately 15,000 — 25,000 square feet, indoor and outdoor pools, tennis courts, fitness center, bocce ball courts, crafts, computer rooms, landscaping and monumentation, and spaces for gathering,. All grounds would be maintained by an HOA. They were proposing single level homes between 1,300 and 2,200 square feet with two -car garages. Schumann asked what the timeline was on this development. Baumgartner said he hoped to get approvals within four to five months and a three to four year buildout. They would like to begin construction of the first homes in early 2007. Bailly asked what the price range of the homes would be, and Baumgartner said they would be between $250,000 and $400,000, averaging around $300,000. He explained that most buyers are taking the equity from their homes and paying cash. Weidt asked it there was any consideration of mixing senior citizens and younger families in the community. Baumgartner said they did not. Other projects they had done in that way were at a much larger scale, close to one thousand acres. Baumgartner acknowledged that sewer and water were huge issues and they were continuing to work with staff. They were confident that they could figure out a lot of the engineering issues. Schumann asked if they were all private streets, and Baumgartner said they were considering private drives in the townhomes. All other roads would be public streets Schumann cautioned they would need to have adequate room for snow storage. The CDD noted that a Comprehensive Plan Amendment and MUSA line adjustment were vital to the project. Schumann said this would be an area that would be receiving services sooner or later; it was close to the interceptor. Servicing the development would be the responsibility of the developer with possible credit for oversizing. Rosenquist said there could be the need for stop lights on 165th Street and it would be an opportune time to work with the developers on that. The Commission took a short break. Planning Commission Minutes — January 12, 2006 Page 5 POA Scherer/Fairview Clinic PUD Amendment for Sign in Victor Gardens South POAC Investments and Fairview Clinic had applied for a PUD amendment to allow additional signage in Victor Gardens South Village. This application had been scheduled for this evening's meeting; however, the applicant asked for it to be tabled until the February 9, 2006 meeting. Schumann made motion, Kleissler seconded, to table the application until the February 9, 2006 meeting. All Ayes. Motion carried. Planning Commission 2005 Annual Report and Goal Setting for 2006 The Planning Commission reviewed the 2005 Annual Report and outlined the following as potential goals for the Planning Commission: 1. Begin looking at the northern gateway for the City, 170th street and Highway 61. 2. Consider the ratio of townhomes to single family home. 3. Hold workshops to discuss the advantages of PUD and cluster housing in the rural and open space areas of the City. 4. Begin Comprehensive Plan update. 5. Update the Transportation Plan. 6. Begin implementation of the Downtown Plan. 7. Discuss screening of new developments. 8. Update sign ordinance. 9. Compliance and enforcement of ordinance. The Commission directed staff to prepare a list and provide it to the Commission at the next meeting. Adiourn McRoberts made motion, Kleissler seconded, to recess the meeting at 8:55 p.m. until the downtown open house on January 18, 2006. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission