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HomeMy WebLinkAbout2017.03.23 PC Minutes Minutes for the Planning Commission Meeting of Thursday, March 23, 2017 Chair, Kleissler called the meeting to order at 7:01 p.m. PRESENT: Arcand, Kleissler, Knauss, Lessard, McRoberts, Tjernlund, Rosenquist. ABSENT: None. STAFF: Bryan Bear, City Administrator Rachel Juba, Planner Mark Erichson, City Engineer Rachel Leitz, Community Development Assistant Oath of Office Juba introduced the new Planning Commission member, Andrew Tjernlund, and asked him to say a few words. Commission Tjernlund stated that he moved to Hugo a couple of years ago and lives here with his wife and two kids. He stated that he is excited to be part of the Planning Commission and expects to be active within the City for a long time. Commissioner Tjernlund read and signed the oath of office. Approval of Minutes for the Planning Commission Meeting of October 13, 2016 Commissioner Rosenquist made a motion, seconded by Commissioner Lessard, to approve minutes for the meeting of October 13, 2016. All Ayes. Motion carried. Commissioner McRoberts abstained. Joe and Chelsea Carlson – 13561 Homestead Avenue – Minor Subdivision and CUP Juba presented on a minor subdivision and CUP request for 13561 Homestead Avenue. She stated that the applicant is requesting approval of a minor subdivision to split the existing 20 acre parcel into two 10 acre parcels. Juba described that the CUP is for approval of a shared driveway that provides access to the existing homestead on the property. Juba stated that with the topography and landscape of the parcel, construction a separate entrance into the property is difficult. A CUP is required for a driveway if it is shared by two or more separate parcels or lots of land. Juba stated that the proposed lots meet the required lot depth, width, and size requirements in the Rural Residential (RR) zoning district and meets all necessary criteria for a minor subdivision. Juba briefly explained three of the thirteen standards used to evaluate a CUP and stated that the request meets all necessary standards. Juba stated that staff recommends approval of the minor subdivision and conditional use permit (CUP), subject to the conditions listed in the attached resolution. Commissioner Knauss asked how the new driveway is planned to be configured off the existing driveway. Juba stated that the new driveway would veer off the existing driveway about 30 ft. east of Homestead Avenue. Chair Kleissler invited the applicant to the podium to speak. Planning Commission March 23, 2017 Page 2 Chelsea Carlson, applicant, and Dick Verdick approached the podium. They stated the driveway entrance will be on the newly created parcel and have been working on getting legal descriptions for the easement needed for a shared driveway. They also showed the Planning Commission pictures of how the new driveway is planned to be constructed off the existing driveway. Chair Kleissler opened the public hearing at 7:13 p.m. No one in the audience spoke. Chair Kleissler closed the public hearing at 7:14 p.m. Commissioner Rosenquist made a motion, Commissioner Arcand seconded, to recommend approval of the minor subdivision and conditional use permit (CUP), subject to the conditions listed in the attached resolutions. All Ayes. Motion carried. Adelaide landing – EAW, PUD, and Preliminary Plat Commissioner Arcand excused himself from the meeting. Juba began describing the request for approval of a preliminary plat and planned unit development (PUD), and the review of an Environmental Assessment Worksheet (EAW), for a development known as “Adelaide Landing”. The six (6) parcels are located north of Frenchman Road and west of Everton Avenue and total 216 acres. The preliminary plat includes 319 single family units and ten (10) outlots. Juba gave a background on this project stating it was presented as a sketch plan to the Commission and City Council in 2016 and reminded the Planning Commission about the comments given at that time. She stated that because of the proposed number of units, the developer is required to prepare an Environmental Assessment Worksheet (EAW), per State Statute. This document looks at the effects a development has on the environment in regards to land use, geology, water resources, wildlife, air, noise, and transportation. Juba described that the applicant was currently within the comment period where a number of agencies review and provide comments on the document. She stated the Planning Commission is required to hold a public hearing to receive public comments. Juba continued on to describe the PUD request. She stated that the applicant has asked for flexibility on lot sizes, lot width, setbacks, impervious coverage, and right-of-way width. In exchange for this flexibility the developer is designing a more sensitive proposal with less density than the standard R-3 zoning district, providing a public park, providing a public trail that connects existing developments, providing a landscape plan that exceeds City standards, preserving existing significant trees on the property, creating a stormwater reuse irrigation project, and incorporating architectural design guidelines for the homes within the development. Juba described the preliminary plat application in further depth to the Planning Commission and audience. She concluded by stating that it was in staff’s opinion that the Adelaide Landing PUD general plan has offered a creative and efficient method to planning the site, all which meets the intent of the PUD ordinance. Staff recommended the Planning Commission take public comment on the EAW, preliminary plat, and PUD as well as provide any comments to the City Council regarding potential environmental impacts that may warrant further investigation in an Environmental Impact Statement (EIS). Lastly, staff recommended approval of the PUD and preliminary plat for Excelsior Group for the development to be known as “Adelaide Landing”, subject to the conditions listed in the resolutions. Planning Commission March 23, 2017 Page 3 Chair Kleissler invited the applicant to the podium to speak. Deb Ridgeway, developer with the Excelsior Group, approached the podium. She stated that she was present with their engineers to help answer any questions that arise and they will continue to work with staff as the plan moves forward. Chair Kleissler opened the public hearing at 7:48 p.m. Lisa Berggren, 5485 134th Street, approached the podium. She inquired as to if all properties in the development had approved wetland delineations. She also stated that the City owned property goes behind her house where there is a significant tree line. She asked if that tree line would be preserved with the construction of the ponds. She also questioned if the developer now owned the City-property behind their homes. There were also concerns raised about drainage of the development. Lastly, Mrs. Berggren had concerns about the wildlife on the property. Anne Brasse, 5965 138th Street, approached the podium. She had concerns about the increased traffic from the proposed development as well as concerns regarding wildlife. David Crosby, 13445 Fiona Avenue, approached the podium. He had concerns about the soil on the site and if there was any testing done to make sure it’s safe for development. Desiree Rotter, 13635 Fiona Avenue, approached the podium. She had concerns regarding the FEMA floodplain being changed and adversely effecting her property and potentially requiring her to purchase flood insurance. She also believed that the City owned outlot was for the purpose of drainage for Country Ponds and had concerns that there wouldn’t be proper drainage for their development with the proposed stormwater pond construction. She asked the Planning Commission to take into consideration these drainage concerns and brought up a previous issue with drainage in Victor Gardens that the City had to allocate funds to fix. Mrs. Rotter also had concerns about traffic on TH 61 and much needed improvements along the corridor. Lastly, she discussed the trail system and stated that Country Ponds would like to be connected to this system so they could benefit, as well. Jim Sanford, 5573 129th Drive, approached the podium. He asked questions regarding the proposed roundabout on 130th and if any additional property would need to be acquired with its construction. He also stated that the developments on the south side of 130th has significant stands of trees as a buffer between the road and properties. He asked if any of those trees would be damaged or removed with the enhancements along 130th Street. Lastly, he wondered if the developments to the south of 130th Street will have any assessments for the 130th Street improvements. Larry Paist, 5465 134th Street approached the podium. He had concerns regarding traffic along TH 61, drainage issues from the proposed new development, density and setback concerns, and wildlife concerns. He also stated that Country Ponds believed that their neighborhood was supposed to have a park constructed in the City outlot. John Arcand, address not stated, approached the podium. He stated that his family had previously owned and lived on the property. He had questions regarding the purchase of the properties and if there was going to be anything that memorialized his family within this development. Planning Commission March 23, 2017 Page 4 Kevin Peltier, 13094 Goodview Avenue, approached the podium. He had concerns about drainage of the properties and water quality issues. He also voiced concern with traffic on TH 61. Bill Donovan, 5955 135th Street, approached the podium. He expressed concerns about water and drainage issues and agreed that traffic issues need to be evaluated. Chair Kleissler asked the applicant if they would like to address any of the questions from residents. Deb Ridgeway, developer with the Excelsior Group, approached the podium. She stated that all of the properties have received approved wetland delineations. She also described that no City property has been purchased and the property will remain as public property to residents. Mrs. Ridgeway also stated that soil testing had been completed and there are no issues. Cory Meyer, project manager with Westwood Professional Services, approached the podium. He stated there has been rigorous testing on the site in regards to soils, wetlands, ground water, and floodplain. He explained that the ground water will not change with the proposed development. He described the modeling process that occurs to make sure the site can handle significant rain events and the site configuration has passed these models. He stated that drainage from the proposed development will not run onto adjacent neighborhoods. Lastly, Mr. Meyer discussed the FEMA line. He stated that the FEMA line, although proposed to be adjusted, will still be confined around the wetland and around the current ditch, but will not affect the adjacent neighborhoods. Mark Erichson, City Engineer, added that there will be no change to adjacent properties and no need to purchase flood insurance. Deb Ridgeway, developer with the Excelsior Group, stated that they would work with staff to provide a connection to the trail system for the Country Ponds neighborhood. Juba addressed a few of the questions. She stated that the city owned parcel is an outlot of the Country Ponds development. She stated that in the early 1990s, the property was deemed wetland and the developer gave the City this property, for public use, in return for park dedication credit. The current developer has done wetland delineation on the property and it’s been established that there’s significantly less wetland than determined in the early 90s. Juba stated in looking through the development file, there was no approval or recommendation for a public park on this property. She discussed that some trees will be removed as to construct the pond, however, additional trees are proposed to be planted within a 15 ft. area between the rear property lines and pond. Mark Erichson, City Engineer, stated that there are many requirements and agencies that review plans, especially in regards to drainage and water. He explained that not only are the properties the project is proposed on taken into consideration, but also adjacent properties. Erichson stated the proposed development meets City standards as well as Rice Creek Watershed District standards. Bryan Bear, City Administrator, asked Erichson to expand on the questions regarding the increase in elevations of the FEMA floodplain and if there are proposed to be any changes to drainage on adjacent properties. Erichson stated the floodplain will not change on the adjacent properties. Erichson also described that the proposed elevations are not adversely effect drainage on any adjacent properties nor is it increasing rate flow of Planning Commission March 23, 2017 Page 5 water leaving the properties. Erichson then began discussing traffic concerns. He stated that MnDot did review the plans for the proposed development and haven’t commented that any significant upgrades to TH 61 need to occur in the immediate future. Juba stated that there has been no final design for 130th Street so staff doesn’t know how it will impact property owners to the south of 130th Street. She stated that tree removal will be evaluated during construction, however, if the trees are on HOA property, they will likely not be impacted. Juba stated that once a final design is established, there will be neighborhood meetings on the project for further information. She also added that Beaver Ponds already paid into an escrow at the time of construction of the development therefore there will be no assessments to those property owners. She stated the City is working on a cost share analysis with the developer. Juba stated there had been concerns raised from the Country Ponds neighborhood regarding their stormwater ponds needing maintenance. She stated the City has taken note of these concerns. In regards to memorializing the family who owned these properties, Juba stated that the Parks Commission is having further discussions regarding naming the park after the family. Juba then quickly discussed some of the traffic concerns. She stated that a traffic analysis was conducted and mitigation measures for signal timing and the future expansion of TH 61 were included. It was established that although there will be additional traffic, this development can be served. Bear addressed the drainage issue that occurred in Victor Gardens many years ago. He stated it was a fairly unusual situation. The Rice Creek Watershed District (RCWD) conducted a study and found that the primary cause to the drainage issues was due to excessive irrigation in the neighborhood. The City applied for a grant through RCWD and allocated water quality funds to assist with connecting the existing sump pumps to a small drainage system that took the water away from the homes. Larry Paist, 5465 134th Street approached the podium. He asked Juba to explain the Country Ponds outlot again, asked if the Country Ponds neighborhood could water their lawns with pond water from the proposed development, and inquired as to raising his property so he would not be impacted by drainage issues. Juba stated that if individual property owners wanted to change the grade of their lot, the City would be happy to work with them on that process. She stated that if the neighborhood is interested in irrigating their lawn with stormwater, the City would also appreciate having that conversation with them, as it fits with the City’s conservation efforts. Juba then explained the Country Ponds outlot was dedicated to the City, for a public use, and the developer received park dedication credit for this. She stated that there has never been any discussions about constructing a park on that outlot. Desiree Rotter, 13635 Fiona Avenue, approached the podium. She discussed her concerns about the FEMA floodplain on her property. She also discussed increasing the buffer between the rear property lines and the pond and connecting Country Ponds to the trail system within the new development. Bear stated that staff is willing to discuss details about anyone’s property in regards to floodplain and other concerns. He discussed that the applicant has stated they are willing to look at an alternate access for a trail or sidewalk to connect to the Country Ponds development. Bear described that the City outlot will remain City property and there could be future conversations for more trail connections to Country Ponds if the neighborhood desires that. Lisa Berggren, 5485 134th Street, approached the podium. She asked if there would be another meeting where the public could see the changes being requested. Planning Commission March 23, 2017 Page 6 Juba stated that if the PUD and Preliminary Plat was approved by the Planning Commission, it would go to the April 17, 2017 City Council meeting where there would be revisions to the plan. Lisa Berggren, 5485 134th Street, stated that there is a significant buffer of trees within the City owned outlot that the Country Ponds neighborhood would like to keep as a buffer from the pond. Bear stated that when the concept plan was commented on in 2016, the developer proposed using the City outlot for stormwater ponding and park area. The City Commissions stated that they would be comfortable with a proposal that used the City outlot for these purposes. Bear stated that this plan is still a proposal and has not been approved yet. Lisa Berggren, 5485 134th Street, stated she would like to see the plans change to keep the tree buffer between the rear lot lines of the Country Ponds development and the pond. Cory Meyer, project manager with Westwood Professional Services, approached the podium. He stated that there is currently a 15 ft. buffer between the rear lot lines of Country Ponds and the pond and although trees are proposed to be removed for the construction of the pond, trees were to be planted within that area to recoup that buffer. Mr. Meyer stated if the Planning Commission recommended that the pond be pulled back and more of a buffer given to those property owners, Westwood and the developer would work to accomplish that. Bear stated that it would be helpful if the developer has an illustration showing the existing tree barrier being discussed and which ones are proposed to be removed. Larry Paist, 5465 134th Street approached the podium. He had concerns that the City was giving the developer too much flexibility and also requested a larger buffer between the existing properties and the pond. Lisa Berggren, 5485 134th Street, again stated she would like to see the plans change to keep the tree buffer between the rear lot lines of the Country Ponds development and the pond. Chair Kleissler closed the public hearing at 9:21 p.m. Commissioner Rosenquist stated that traffic has been a major concern discussed. He believed that although MnDot stated that no improvements to TH 61 were needed currently, the City should begin evaluating and having conversations regarding the timing of those improvements. Rosenquist also stated that he believes the developer should look at the buffer between the rear property lines and the pond and trying to keep the tree buffer. Commissioner Tjernlund requested that the developer explain what they are giving to the City that exceeds standards in return for the PUD. Commissioner McRoberts stated that he really likes the plan in regards to the ponding, arrangement of housing, creative design, and water re-use. He voiced concerns about the higher density home product being located on the corner of TH 61 and 130th Street. He also questioned if the developer was giving enough back to the City in return for the PUD and use of the outlot. Planning Commission March 23, 2017 Page 7 Commissioner Knauss stated that it was her understanding that the villa product located on the corner of TH 61 and 130th Street was generally geared towards empty nesters. She stated that the people purchasing those homes generally won’t be driving during peak periods. She described that she liked the development, especially because it provides life cycle housing without having to leave a neighborhood. She stated that she had concerns about the park showing a “tot lot” when a large, full size park should be required for this large development. Knauss commented that she appreciated the developer taking the comments from the concept plan into consideration. Commissioner Lessard stated that he liked the design of the development and that the pond is creating a large buffer between existing homes and new homes. He expressed concerns about the speed limit on 130th Street and agreed with Commission Knauss on wanting a full size park. Commissioner McRoberts stated that he would like to see the developer work with the City to pull the pond back to save the tree buffer between Country Ponds and the proposed pond. Commissioner Rosenquist agreed. Commissioner Knauss stated that the developer should also work with staff to provide better connectivity for Country Ponds to the proposed trail system. Juba asked the applicant to address comments regarding what the developer is giving back to the City in exchange for the PUD. Deb Ridgeway, developer with the Excelsior Group, stated that they are proposing half of the density that is allowed with the regular zoning district. She stated the reasoning behind the request for smaller lot sizes is to provide a more affordable product for first time home buyers and empty nesters. She also described some of the benefits, like 1.5 miles of trail and 2.5 miles of sidewalk that the proposed development is providing. Juba stated that although labeled “tot-lot,” staff has made sure that the park will accommodate a significant park. She described that the park will be further discussed at the Parks Commission meetings. Rosenquist made a motion, Lessard seconded, to recommend approval of the Adelaide Landing PUD and Preliminary Plat subject to the conditions listed in the attached resolutions, the developer working with staff regarding the buffer between the Country Ponds rear lot lines and the pond, and the developer working with staff on trail connectivity for Country Ponds. All Ayes. Motion carried. Commissioner McRoberts abstained. The Planning Commission requested to have a discussion with staff regarding the future of TH 61. Adjournment Commissioner McRoberts made a motion, Commissioner Tjernlund seconded, to adjourn at 9:42 p.m. All Ayes. Motion carried. Planning Commission March 23, 2017 Page 8 Respectfully Submitted, Rachel Leitz, Community Development Assistant