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HomeMy WebLinkAbout2004.04.08 PC MinutesMINUTES HUGO PLANNING COMMISSION APRIL 8, 2004 Call to Order Chairman Schumann called the meeting to order at 7:00 p.m. PRESENT: Bailly, Hoffbeck, Kleissler, Malaski, McRoberts, Rosenquist, Schumann ABSENT: None ALSO PRESENT: Kendra Lindahl, City Planner Michele Lindau, Secretary Minutes of March 11, 2004 Malaski made motion, Hoffbeck seconded, to approve the minutes of March 11, 2004 as submitted. All Ayes. Motion carried. New Life Church Cup for Sign At the meeting of April 8, 2004, the Planning Commission tabled the public hearing on the request of New Life Church for a sign to be located on property other than the Church property. In a letter dated March 17, 2004, the applicant withdrew the request. Error in Publication Date Chairman Schumann explained to the Commission that the notices for the following public hearings did not make the deadline for legal publication. Therefore, the Commission would take public comments on these items but would not be able to act on them until the legal requirements were met. Schumann made motion, Malaski seconded, to hold a special meeting on Tuesday, April 27, and directed staff to republish the notices to meet the legal requirements for that meeting. All Ayes. Motion carried. The Commission directed staff provide them any updated information prior to the meeting. Planning Commission Minutes — April 8, 2004 POA Scherer -Crain, LLC - Victor Gardens 4th Addition POAC-Crain, LLC, 3500 Willow Lake Boulevard, Vadnais Heights, had submitted an application for a comprehensive plan amendment, rezoning, PUD amendment, and preliminary plat approval for a development to be known as Victor Gardens 4th Addition. The property is located south of Frenchmen Road (CR 8), east of Victor Gardens 2nd Addition and consists of approximately 23 acres. At its meeting on April 5, 2004, the City Council approved vacation of the 146th Street North roadway easement located on this parcel. Since the City Council approved the PUD for Victor Gardens in November of 2000, the applicant had acquired this property from Jim Crain for development as part of Victor Gardens. The property was sited for commercial in the Comprehensive Plan. The applicant was requesting an amendment to the plan for 20.37 acres to be developed as residential. The remainder of the parcel along County Road 8 would be for two future commercial lots. The applicant had indicated to staff that a portion of the property would be more suited to residential development because the wetlands located on the property did not provide for the contiguous buildable area preferred for commercial development. The applicant also requested approval of a rezoning from General Business to Planned Unit Development, approval of an amendment to the Victor Gardens PUD to include this property, and preliminary plat approval of 10 townhome lots and two commercial lots to be platted as Victor Gardens 4th Addition. The City Planner explained to the Commission that by amending the Victor Gardens PUD to include this property, the total number of housing units would decrease from 670 to 602 units with the amount of commercial acreage remaining the same as the original plan. The original plan had previously been amended to permit residential where commercial had been planned when Victor Gardens 3rd Addition was platted. Addition of the former Crain property provides acreage to replace the commercial area approved with the original PUD. The construction of apartments and some of the two-family units had been eliminated, reducing the total number of residential units. The Commission reviewed the application and provided comments on the spacing of the roads connecting to CSAH 8, and on the landscaping proposed for the property. The Planner explained that Washington County had approved both road connections to CSAH 8. Commissioner Malaski was concerned about the landscaping of the wet areas and recommend plants other than conifers, which do not like "wet feet". She suggested plants such as River Birch, Corkscrew Willow, Chokecherry, and Hawthorns. Chairman Schumann opened the public hearing. Developer Len Pratt was present with his partners John Peterson, David Hempel, and Shelly Tompkins, whom he introduced. He said Gene Arndt was also a partner but was not able to attend the meeting. Pratt provided an overview of Victor Gardens and showed how the 4' Addition tied into -2- Planning Commission Minutes — April 8, 2004 what was proposed and constructed in adjacent areas. He explained he had met with the Rice Creek Watershed District, Army Corp of Engineers, and the Washington County Wetland Authority. Michael Noonan, David Bernard Builders and Developers showed the Commission and audience the type of townhomes being proposed for the site. The Gable Townhomes being proposed were eight, ten, and twelve unit townhomes that would be positioned around the large wetlands. The units would be approximately 1,600 square feet and be association maintained. Mavin LaValle, Hugo property owner and former resident who now resides in Hinckley, said the Commission could not legally hold a public hearing without publication of the notice 10 days prior to the meeting. Chairman Schumann told him the Commission would be taking public comment but no action on any of the agenda items until proper notification in the legal newspaper. There were no other comments and Chairman Schumann recessed the public hearing. Rosenquist made motion, Malaski seconded, to table the request until the Planning Commission meeting on April 27, 2004. All Ayes. Motion carried. POA Scherer — Victor Gardens HOA Community Pool POAC-Crain, LLC, 3500 Willow Lake Boulevard, Vadnais Heights, had submitted application for a PUD Amendment to construct a community activity center with a pool on Outlot B of Victor Gardens 2nd Addition. The location of the new facility would be centrally located within the 1St, 2nd, and Yd additions of Victor Gardens. Staff found that no significant deviation from the original PUD design standards had been proposed for the facility. Chairman Schumann opened the public hearing. Dave Hemple, from Contractor Property Development Corporation, explained that the building would resemble the park shelter in Victor Gardens, have bath and changing rooms on the lower level and a gathering area on the upper level. The pool would be in - ground and approximately 2,100 square feet in size. The facility would be maintained and governed by the Victor Gardens Homeowner's Association. No one else wished to speak on the request. Chairman Schumann recessed the public hearing until April 27, 2004. -3- Planning Commission Minutes — April 8, 2004 Pulte Homes of MN — Waters Edge South Pulte Homes of Minnesota, 815 Northwest Parkway, Eagan, had submitted application for approval to rezone from Future Urban Service to PUD, PUD general plan and preliminary plat for Waters Edge South. The property is located east of Everton Avenue, south of the Waters Edge North Development, and consists of 119.57 acres. Edina Development Corporation had applied for sketch plan review for Waters Edge South, which was reviewed by the Planning Commission and City Council. In February 2003, the Edina Development Corporation submitted a formal application for approval, but withdrew the application prior to Planning Commission review. The applicant is requesting approval to allow the creation of 534 townhome units. The plat as proposed would include a mix of three townhome designs, construction of a landscaped parkway and the regional water feature, dedication of three potential city well sites, and construction of a private pool/community building. The three different housing types would each have their own HOA, but all residents would be part of a master HOA that would be responsible for maintenance of the parkway landscaping and similar features. Waters Edge North had received preliminary plat approval by the City Council in 2002 and approval of a PUD amendment in December 2003. The City Planner explained how Waters Edge North and Waters Edge South were related and how the two developments were dependent upon each other for utilities and road access. The primary access to Waters Edge South will be from Everton Avenue until the Parkway is completed. The property between Waters Edge South and CSAH 8 is under the ownership of Marvin LaValle. The parkway is important for access to these developments and the new school site. The developer proposed to pave Everton Avenue as a rural street. Commission McRoberts recalled the designations of the densities in the Everton Avenue Neighborhood Study and said the development was exceeding the number of townhomes permitted in the plan. The Planner explained that the plan did not specify the number of townhome units but did supply estimates for the purpose of studying traffic impacts. She stated that the number of units was consistent with the Everton Avenue Plan with a density of approximately 4.9 units per acre. The land use plan from the Everton Avenue Neighborhood Study allowed a density range of 3-6 units per acre. Arnie Triemert, 15220 Everton Avenue was concerned with the livestock abutting the townhomes saying the plat did not show any consideration for the animals. He said Hugo was setting a record for townhomes and he wanted to know that they would not have to pay for the road improvements. Mike Happ, owner of property on Everton Avenue, wanted to know if there were to be any multi -family homes located on Everton. The Planner confirmed there was. Happ said that during the Everton Avenue planning meetings, there was never talk about multi- family homes being on Everton Avenue or the paving of Everton Avenue. -4- Planning Commission Minutes — April 8, 2004 Commissioner McRoberts recalled that there was not to be any upgrading of Everton Avenue and there were numerous conversations about providing smooth transitions between multi -family homes and the agricultural properties. John Udstuen 15190 Everton Avenue, was concerned about the home on Everton Avenue to the south of the proposed development because it looked to be approximately 30 feet from a proposed townhome. He also wanted assurance that he would not be assessed for road improvements. Chairman Schumann questioned to what degree the road would be improved. The Planner stated that it was to be upgraded as a rural paved road. John Udstuen was concerned about the lack of buffering along the west of the development between the townhomes and the agricultural properties. He said the plan showed no respect for the current and future homeowners, and he strongly recommended it be denied. He said he felt there should be a mix of home types to provide for all lifestyles and single family homes should be used as a transition between the townhomes and agricultural properties. Todd Baumgartner and Mike Brandt, representing Pulte Homes, were at the meeting. Baumgartner said they had conducted a neighborhood meeting and there were no agricultural property owners in attendance. He said they could put in buffering if those owners provided them easements. Arnie Triemert said that two of the residents were at the neighborhood meetings and had indicated that they wanted berming. He said that one resident had asked him to speak on his behalf and he could get the statements in writing from him. Commissioner McRoberts had concerns about transitions and asked if the developers could work with the residents. Baumgartner said he would be happy to work with them about berming and buffering. Udstuen said he was responsible for caring for property that abutted this development and felt single family homes would be a better transition to the livestock kept on the property. No one else wished to speak. Chairman Schumann recessed the public hearing. Commissioner Rosenquist had concerns about the overflow pipe to accommodate the sewer and water flows from the proposed school and new developments in the area. He questioned how much the more development the sewer interceptor could accommodate. The City Planner explained that the City does have a capacity commitment from the Metropolitan Council with the Comprehensive Plan and it was beyond the City of Hugo or Pulte Homes to resolve it. She indicated that it is scheduled for improvement and would be designed in conjunction with the Pulte development. The Planner was confident the issues would be resolved and said she would provide the Commission with an update at the next meeting. -5- Planning Commission Minutes — April 8, 2004 Malaski made motion, McRoberts seconded, to table the request until the meeting on April 27, 2004. All Ayes. Motion carried. The Commission took a short break. Centex Homes & Pratt Investment Company — Powers/Neeser Centex Homes, 3500 Willow Lake Boulevard, Vadnais Heights, and Pratt Investments, 12400 Whitewater Drive, Minnetonka, applied for a rezoning from Future Urban Service to PUD, PUD general plan and preliminary plat for 333 homes on a 125.28 -acre parcel located east of Elmcrest Avenue, west of Everton Avenue, and north of County Road 8. The applicant would like to plat the property for 207 townhomes, 127 single family detached homes, and two outlots. Both outlots would be dedicated for park dedication, and would be used for expansion of the elementary school/community playfields site. A wooded park area would be dedicated to the City or the school. The Planner explained that the density would be 3.38 units per acres where 3 units per acre are permitted by the Everton Avenue Land Use Plan. The developer requested PUD flexibility to allow townhomes, where single family homes and twinhomes are permitted. In exchange, the developer would preserve the woodland area in the center of the site and the wetlands, which they have indicated are high quality natural resources. Staff had no information from the developer that indicated the quality or type of materials in this woodland area, but the planner noted that it is identified as a significant natural resource in the Everton Avenue Plan. Primary access to the development would be from Elmcrest Avenue and a secondary access would be from the Parkway, once developed. The Planner indicated that the developer would be required to improve Elmcrest as a rural section road. Since Elmcrest is the border road between Hugo and Lino Lakes, the two cities will continue to work together on the future of Elmcrest and connections to CSAH8/14. Commissioner McRoberts made it known that he is a resident on Elmcrest Avenue had attended the neighborhood meeting held by the developer. He said there would be a phenomenal increase in the traffic on Elmcrest with this development and he was concerned about what would happen should Lino Lakes decide they did not want to upgrade the road. The Planner indicated the City Engineer did meet with Lino Lakes and determined that the rural paving of the road would last 5-10 years. It was agreed that both Cities need to discuss the long term plans for the road. Commissioner McRoberts asked if the residents along Elmcrest Avenue would ever be assessed. The Planner explained that the southern part of Elmcrest would be vacated and -6- Planning Commission Minutes — April 8, 2004 possible connections to CSAH 8/14 would be to the east or west of the present connection. The initial improvements to a rural road would be paid for by the developer; however, when the road was improved as an urban road, properties owners benefiting from it would be required to pay their share according to any assessment policies adopted by the communities in which their property is located. The developer would escrow money for their portion of these future improvements. Since Lino Lakes owns half of the road, it is likely the improvements to an urban road would be triggered by development on the west side of Elmcrest. Commissioner McRoberts asked if speed limit signs would be posted and enforced. The Planner said they could do so in compliance with State code. Chairman Schumann opened the public hearing. Len Pratt was present and introduced his partners in development. Pratt provided a brief history on the site for the new public school site. He said he felt it was apparent to him and others that Hugo needed an additional school. After meeting with the school district, he and his partners agreed to give the City the land for the school. He realized another access was needed into the sites so he acquired the Powers and Neeser properties. He explained how the school site would be laid out and how it complimented the open space to the west of the site. Pratt justified the conditions of the PUD by explaining that they were preserving a significant amount of woodland area and natural resources. Pratt showed the types of townhomes they were proposing to construct and explained the variety of single family home choices available. Chairman Schumann opened the public hearing. Arine Triemert said he felt Pratt did his best to work with the neighbors by agreeing to remove a road on the plat that extended to the south. Triemert said the area was only to be single family homes according to the Everton Avenue plan, and the developer was asking for much higher density than the plan intended. John Udsten agreed with Triemert that Pratt was getting more homes than the plan intended and that Pratt had gone out of his way to work with the neighbor but he wanted to see heavy buffering between the homes and the agricultural property to the south. David Gratezer, 7306 24th Avenue, Lino Lakes, said he was the owner of the apple orchard on the west side of Elmcrest and asked if Elmcrest was to be the main entrance into the development. Gratezer said that Lino Lakes had no plans at this time to improve Elmcrest or to connect Otter Lake with CSAH 14. He questioned what would happen when the road deteriorated. He pointed out the dangerous situation at the intersection of CSAH 8/14 and Elmcrest. Commissioner McRoberts agreed that the traffic was very congested at that intersection. -7- Planning Commission Minutes — April 8, 2004 Pratt explained that when the County road was improved and signalized, there would be several ways in and out of the new developments. Lynn Stabner, 15135 Elmcrest Avenue North, was concerned about the safety of people turning in to and out of properties along Elmcrest. She asked that the City take into consideration the speed limit when they improved Elmcrest. Gratezer suggested turn lanes be installed at that time. There were no other comments and Chairman Schumann recessed the public hearing. Malaski made motion, Kleissler seconded, to table the application until April 27, 2004. All Ayes. Motion carried. Miscellaneous Discussion The commission discussed the possibility of adjourning all Planning Commission meetings by 10:00 p.m. and requested staff check into whether an amendment to the Zoning Ordinance would be necessary. Adiournment McRoberts made motion, Malaski seconded, to adjourn at 10:25 p.m. All Ayes. Motion carried. Michele Lindau, Secretary Planning Commission -8-