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HomeMy WebLinkAbout2016.04.28 PC MinutesMinutes for the Planning Commission Meeting of Thursday, April 28, 2016 Chair, Kleissler called the meeting to order at 7:00 p.m. PRESENT: Kleissler, McRoberts Patzner, Rosenquist ABSENT: Arcand, Knauss, Lessard STAFF: Bryan Bear, City Administrator Rachel Juba, Planner Rachel Leitz, Community Development Assistant Approval of Minutes for the Planning Commission Meeting of February 25, 2016 Commissioner Patzner made a motion, seconded by Commissioner Rosenquist, to approve minutes for the meeting of February 25, 2016. All Ayes. Motion carried. Approval of Minutes for the Planning Commission Meeting of April 14, 2016 Commissioner Patzner made a motion, seconded by Commissioner Rosenquist, to approve minutes for the meeting of April 14, 2016. All Ayes. Motion carried. Victor Gardens North Village 7th Addition — PUD Amendment & Preliminary Plat Juba described that the applicant is requesting approval of a PUD amendment & preliminary plat for 33 townhome units (27 detached units and 6 attached units) on a property located north of Frenchman Rd. (CSAH 8) and east of Elmcrest Avenue. Juba stated that there was a previously approved plan from 2008, for the same site, which allowed for 64 units. The PUD amendment is required as the type of proposed home is changing from the original approval. Juba presented on topics regarding building materials, architecture, setbacks, landscaping, park dedication, parking, streets/access, sidewalks/trails, stormwater, wetlands, grading/drainage, and utilities. Juba concluded be saying that it was in staff's opinion that the proposal is generally consistent with the ordinance standards, with the conditions listed in the resolutions. She stated that the developer complies with the intent of the original PUD approvals to provide a traditional neighborhood development. She expressed that the proposed architecture of the buildings meet the minimum standards expected within the PUD and multi- family design guidelines. Staff recommends approval of the draft resolutions approving the PUD amendment and preliminary plat, subject to the conditions listed in the attached resolutions. Chair Kleissler invited the applicant to the podium to speak. Richard Kettler, owner of Kettler construction, approached the podium. He stated that he had developed in Hugo previously and had built 38 units (19 twin homes) in 2003-2004. This development is called Fenway Place and is located off of Fenway and 140th Street. Mr. Kettler stated he is excited about coming back and working in Hugo again and offering this product to the community. Chair Kleissler opened the public hearing at 7:41 p.m. Planning Commission April 28, 2016 Page 2 Gary Sikes, 4410 Rosemary Way Unit #3, approached the podium. Mr. Sikes spoke about the previous developer, Rottlund Homes, who was originally developing these sites. He stated that Rottlund Homes was originally going to form an HOA out of the entire site, however, they only build the one building and then went out of business. He stated that now there are only four homeowners in their HOA and their HOA fees are the highest in Victor Gardens. There is a concern that the HOA may fail. Mr. Sikes believed that the previous development agreement implied that the entire site must be part of one HOA and would either like to be added to Mr. Kettler's newly formed HOA or Mr. Kettler's proposed development be added to the already existing HOA. Juba stated that in all of the Victor Gardens approvals, the City has a condition in the development agreement that they have a HOA. The City does not get involved with how the HOA's are split up for their sub associations. Juba stated that if there is a problem with sub association, the master association is the best resource to use to figure out the situation. Commissioner Patzner asked if the original development agreement had any legal binding for the outlots. Juba stated that the outlots are described as part of the final plat and that they have to be part of an HOA, but the development agreement does not dictate which one. Gary Sikes stated that he doesn't see why they can't all be one association because there are two different style of homes in this proposed development anyways. Steve Cheerhardt, the current owner and partner on this site, approached the podium. He stated that he has always had good communication with the owners in the four -unit building. He described that Mr. Kettler and himself had their attorneys look closely at this issue, because they did want to incorporate their HOA with this new development, but it won't work with this new development. He stated that Mr. Kettler has planned to make a commitment to include the four -unit building in all competitive bidding so they get a better rate on snowplowing, mowing, etc. Mr. Cheerhardt also stated that it is a goal of his to get another four -unit building constructed in the property to the north since the market seems to be coming back for that type of product. Patzner asked how the HOA will work with the two twin home units alongside single family units. Mr. Kettler stated that the HOA will be responsible for anything exterior, including new shingles, siding, driveway sealing, etc. for all units. The interior is the homeowner's responsibility. Mr. Kettler stated that his attorney stated that the HOAs should be kept separate because of the age difference in the construction of the properties. He stated that he is trying to sell these units and a potential resident may have an issue when they are paying their HOA dues and that money is going towards a building that was built ten years ago. Juba stated that the discussion that was occurring sounded like more of a private issue that the City would not normally get involved in. She described that something like this would normally be a discussion between the existing sub association and the master association or could even be a conversation between the existing sub association and the applicant privately. Ted Erkenbrack, 4410 Rosemary Way #2, approached the podium. He stated that he is the president of their association. The association passed a resolution to support the development of lots A and B. He stated that they believed this would assist in those lots developing and therefore, there would be more homes added to the existing HOA. Mr. Erkenbrack said that their dues are the highest of anyone's in the Victor Gardens Planning Commission April 28, 2016 Page 3 development and the size of their sub -association is not taken into consideration. He agreed that the association matter was best held in a private manner, but wanted to express the difficulty they are having. Chair Kleissler closed the public hearing at 8:04 p.m. Commissioner Rosenquist stated that the HOA discussion should be left out of their discussion, but he really likes the development and agrees with the conditions listed in the resolution. Commissioner McRoberts stated that he would like to remain transparent by saying that he was the property owner to the north of the proposed development. He said that Rottlund made an agreement with him that they would retain all of the trees along the most northern property line. He stated that this agreement was made because the property was designated as medium density, while his property is agricultural. He stated a buffer was necessary to separate these uses from one another. He asked the developer, Mr. Kettler, if he would be willing to keep all existing trees within ten feet of the property line. Mr. Kettler stated that he would be willing to do that. Commissioner McRoberts stated that he has a concern about the newly proposed road coming out onto Elmcrest. He stated that he would like someone to look into this and make sure that there weren't too many intersections too close together along Elmcrest. Mr.Cheerhardt approached the podium. He stated that the roadway was always proposed there, even with the Rottlund plan, which had twice the density. Commissioner McRoberts stated that when that road was approved before, they didn't know how much traffic would be generated from other development in the area, but now we do. He stated that we could learn some lessons from what we may not have done right in the past. Juba stated that the City Engineer had looked at this situation when Rottlund proposed their development and has since looked at it again with this proposed development. He stated that he is comfortable with the proposed entrance onto Elmcrest, as proposed. Juba reminded the Commission that at some point, Elmcrest Avenue will be upgraded and through future development of Lino Lakes, to the west, there will likely be a lot more accesses points onto Elmcrest connecting to County Road 8. Commissioner Patzner asked the applicant if they will be building all of the units at once and then selling them. She stated that their proposal includes a variety of colors and architecture, but if owners are able to decide, there could be the same colors or designs next to one another. Mr. Kettler stated that there will be many different options of colors and building materials to pick from. He stated that he will be transparent in letting buyers know that they are not allowed to "match" a home next to theirs. He believes the variety he offers will allow the homes to have different appearances. Juba added that the conditions of approval do require the development to have an architectural review committee established with the HOA as more homes are built. Chair Kleissler stated that there were three things that still needed to be worked on with the applicant, which included exteriors, mailboxes, and mechanical units. She asked the applicant to comment on those. Planning Commission April 28, 2016 Page 4 Mr. Kettler stated that he has been working with staff and he understands what the exteriors should look like. He stated that there will be a variety or both horizontal and vertical batten boards, shakes, brick or stone, different colored sidings, gables, etc. Chair Kleissler asked if the materials will be carried throughout all sides of the home. Mr. Kettler stated that the materials and colors will be on all sides of the home and there will be a coordination between all sides. Juba stated that she has discussed with applicant that there needs to be a variety of materials, colors, and architectural elements carried throughout all sides of the buildings. She understands that the different elevations proposed will lend hand to the architecture that can be done on the homes and is comfortable to continue to work with the applicant on those designs. She stated that it will be necessary to get something more detailed before it goes to the City Council and Final Plat. Commissioner McRoberts asked about the cost range of these homes. Mr. Kettler stated that he hopes to market these homes for right around $300,000. Commissioner McRoberts asked if there is a date of completion for the project. Mr. Kettler stated that he believes the entire project will take around 2.5 years. Chair Kleissler asked if there has been any consideration into screening the condenser units. Mr. Kettler stated that they will be using shrubbery to screen those from view. Chair Kleissler inquired as to the condition regarding the mailbox area. Mr. Kettler stated that he has one area currently planned for a mailbox area with a pergola and some nice landscaping. He said that he needs to check in with the post office to see what they would require for a development this size and if one area for mail would suffice. He stated that if the post office requires another mailbox, it would need to be planned into the site. Chair Kleissler asked the applicant if he knew where the second location for the mailbox would be if the post office requires him to have another. Mr. Kettler stated that the post office is pretty strict in their requirements and would generally tell him exactly where it would need to go. They would plan around that. Commissioner Rosenquist made a motion, Commissioner Patzner seconded, to recommend approval of the preliminary plat and PUD amendment subject to the conditions listed in the resolutions and addition of retaining the existing trees on the northern most boundary of the property. All Ayes. Motion carried. Adiournment Planning Commission April 28, 2016 Page 5 Commissioner McRoberts made a motion, Commissioner Rosenquist seconded, to adjourn at 8:24 p.m. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz, Community Development Assistant