HomeMy WebLinkAbout2018.05.10 PC MinutesMinutes for the Planning Commission Meeting of Thursday, May 10, 2018
Chair Kleissler called the meeting to order at 7:00 p.m.
PRESENT: Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjernlund.
ABSENT: None.
STAFF: Rachel Juba, Planner
Rachel Leitz, Community Development Assistant
Approval of Minutes for the Planning Commission Meeting of April 26, 2018
Commissioner Derr made a motion, seconded by Commissioner Tjernlund, to approve minutes for the meeting
of April 26, 2018.
All Ayes. Motion carried.
Abstained by Commissioner Luchsinger.
Oneka Place — Preliminary Plat & Planned Unit Development (PUD)
Juba described that the applicant is requesting approval of a preliminary plat and planned unit development
(PUD) for three parcels, totaling 117 acres, for 177 single family residential lots and 10 outlots. This lot is to be
known as "Oneka Place." Juba explained the request for a PUD, including the items the applicant is requesting
flexibility on, which are lot sizes, lot widths, front and side yard setbacks, and right-of-way width. She stated
the applicant is proposing to design a more sensitive application, with less density, provide additional upland for
a park that exceeds City standards, provide public trails along roads, provide landscaping that exceeds City
standards, preserve existing significant trees on the east side of the property, create a stormwater irrigation reuse
system, and incorporate architectural design guidelines for homes within the development. Juba went into
detail regarding the PUD and plat, including density, phasing, landscaping, streets/access, sidewalks and trails,
drainage/grading, water reuse, wetlands, park dedication, and utilities. Juba concluded by stating that staff
believes the layout of the proposed development exceeds the City's standards for residential developments. The
developer has offered a more creative and efficient approach to the existing constraints of the property through
the site design layout. It was in staff's opinion that the applicant meets all requirements necessary to approve
the PUD and preliminary plat. Juba stated that staff recommends approval of the PUD and preliminary plat for
the development to be known as "Oneka Place," subject to the conditions in the resolution. Juba also
recommended the Planning Commission open the public hearing and take public comment.
Chair Kleissler invited the applicant to the podium.
Len Pratt, developer, and David Hempel, project engineer with Westwood, approached the podium. Mr. Pratt
stated that he has owned this property for a long time and has been planning this development since the fall of
2017. He also stated that they have tried to be efficient and cognoscente of natural resources on site and have
less of a density than what would be allowed with the existing land use. Mr. Pratt stated that there will be a
variety of builders within the development, so the homes in the development will be diverse. Mr. Hempel
reiterated the time spent on planning this project and he believes the plan is efficient, environmentally friendly,
and serves the needs of the community with diverse housing options. Mr. Hempel thanked staff for the work
put into the project so far and stated that they still have some minor changes to make to the plans. Mr. Hempel
thanked the Planning Commission and stated that they are willing to answer any questions the Planning
Commission or public has on the project.
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Commission Tjemlund asked what the likelihood was of the eastern 40 acres developing into medium density
residential with the wetlands and natural resources on site. He also inquired as to the allowed density and the
proposed density of the project.
Mr. Hempel stated that development of the eastern 40 acres was extremely difficult and cost prohibitive with
the wetland impacts, length of street, and number of lots able to be planned on those streets. Mr. Hempel also
discussed the AUAR, which indicated the pristine wetlands and variety of wetland species within this area,
which the developer wanted to continue to preserve. Mr. Hempel stated that they could have followed the
designated land use and had a higher density than proposed with the currently proposed project.
Commissioner Luchsinger asked how the development, especially the three lots off of Falcon Ave., will interact
with one another when the park is developed.
Mr. Pratt stated that utilities are stubbed at the end of Falcon Ave. currently, and their plan is to extend utilities
and the road and to finish off that street with a cul-de-sac.
Juba stated that there are 25 acres of wetlands within the entire development and 22 of those acres are in Outlot
J. She stated that those wetlands make it very difficult to develop that property, as developers will need to
construct long stretches of road with few lots on them and developers just don't do that. She then answered
Commission Luchsinger's question regarding the three lots off of Falcon and how they will interact with the
park. Juba stated that there is a plan for where trails could be constructed within the park area and how
everything connects to different areas within the development via trails and sidewalks. She stated the Parks
Commission has thought of this park as more of a passive area, however, it will be further reviewed at the Parks
Commission meeting next week. Juba then showed the park land dedication map and the trail connections to
the developments as well as the paths meandering through the park.
Chair Kleissler opened the public hearing at 7:46 pm.
Arda Rider, 16075 Elmcrest Ave., approached the podium. She stated she lives west of the proposed
development and asked for the developer to consider installation of a fence along her east property line to keep
people from trespassing on her property. Ms. Rider also expressed a concern with water drainage onto her
property from the development. She lastly stated that she would like to see a better map within the public
notice for a development, especially one showing what the developer is proposing to do on the property.
Joanna Benick, property owner of PID 08.031.21.33.0001, approached the podium. She stated that she and her
husband own the property east of the proposed development. She stated that the concept plan showed Farnham
Ave. extending north and connecting to their property to the east and since they are looking to sell, they want to
make sure their parcel has proper access. She inquired as to what the options are with the proposed park
dedication of Outlot J and the wetlands on site.
Glenn Steffens, property owner of PID 07.031.21.31.0003, approached the podium. He inquired as to where
Oneka Parkway would end with this development and where utilities would be stubbed. He also liked the idea
of the developer installing something as to keep people from the newly proposed development off their
property.
Kathy Ave'Lallemant, 4839 Prairie Trail N., approached the podium. She expressed her concern with traffic
and wondered if Elmcrest and Oneka Parkway can handle the traffic from the proposed development without
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another outlet. She also stated that she did not like the three lots coming off of Falcon Avenue because they
seemed disconnected from the rest of the development.
Lee Ann Steffens, property owner of PID 07.031.21.31.0003, approached the podium. She stated that currently
Everton Avenue comes off and goes south from 165th St. N., however, that is a small gravel road. She wanted
to know if Oneka Parkway was planned to connect to Everton Avenue and if people will be using this as an
outlet from the proposed development. Mrs. Steffens also inquired as to the future plans for extending Oneka
Parkway up to 165th as well as the utilities.
Chair Kleissler invited the applicant to the podium to address public concerns and questions.
Mr. Pratt stated that he would suggest all surrounding property owners get a wetland delineation of their
properties so they can understand what future development opportunities they have.
Mr. Hempel stated that they are not planning on building Oneka Parkway any further than the north property
line and utilities would be extended to all stubbed roads, as well. He stated the City has a lift station proposed
to service the properties to the north. Mr. Hempel stated that they could look at temporary barricading the end
of Oneka Pkwy. onto Everton Ave. to prevent traffic outletting to 165th St. N. Mr. Hempel stated he
sympathizes with property owners to the west regarding trespassers, however, doesn't believe a fence would
prevent that from happening. He stated that the northwest quadrant of the development has a large wetland
complex separating the proposed lots from the property to the west, which hopefully will eliminate some
trespassing issues. Mr. Hempel also stated that currently, a storm sewer pipe comes from Prairie Village and
discharges into a wetland on the proposed development site. He stated that with this project, the pipe will be
redirected to discharge stormwater into their stormwater pond, which will be used for stormwater irrigation.
Lastly, Mr. Hempel stated that the City requires that the runoff from the currently existing, predeveloped site,
maintains the same amount, rate, and flow even after development occurs so that it does not affect adjacent
property owners.
Mr. Pratt stated that the use of stormwater for irrigation is very expensive to design and install and adds
approximately $3,600 per lot.
Commissoner Arcand asked what percentage of new homeowners put in a new irrigation system.
Mr. Pratt stated that he has discussed this with contractors and most of the new homeowners purchasing lots in
new developments install automatic lawn irrigation systems.
Commissioner Arcand stated that no matter if its stormwater reuse or use of potable water, the homeowner
would be paying for installation of a system either way.
Juba stated that she would like to address other concerns. She stated that the concept plan had road stubbed to
the east, however, it was a concern of the Planning Commission that the lots along that road were completely
disconnected from the rest of the development. The developer had indicated that they couldn't afford
installation of that road without putting any lots along it, therefore the road was removed. She stated that Mrs.
Benick asked what her options were for the future and Juba stated that if the property to the east develops and
the City owns Outlot J, there could be a discussion with the developer, at that time, on how that road is
constructed. Juba then discussed that Everton Ave. is a public street, but doesn't continue all the way to the
edge of the proposed development, therefore wouldn't connect to Oneka Pkwy. and would not be used as an
outlet. She stated that barricades at the end of Oneka Pkwy. can be discussed as the project moves forward.
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Juba also stated that when properties to the north of the proposed development decide to develop, Oneka Pkwy.
will be connected to 165th St., however this connection is not needed with the proposed development. She stated
that there is currently enough capacity with local roads for the lots proposed.
Commissioner Arcand asked staff to discuss Oneka Pkwy. narrowing as it extends north through the proposed
development.
Juba stated that Oneka Pkwy. will have less traffic as it continues north, therefore, the developer has proposed
to narrow the road and eliminate the median. Juba stated that staff is working with developer on that transition.
Chair Kleissler closed the public hearing at 8:12 pm.
Commissioner Arcand commended the developer and staff on the planning of this development.
Commissioner Derr stated he drove around the proposed development and believes it will be a smooth transition
between the developments to the south.
Commissioner Luchsinger stated that the preservation of natural resources, variety of lot types and housing
products, and the trails and sidewalks are all quality aspects of the plan.
Commissioner Lessard stated that he liked the design of the proposed development, including utilizing a lot of
the property for open space.
Chair Kleissler stated that she liked the design and flow of the applicant's site plan. She would like the
developer to look at Ethan Trail, to the east of Oneka Pkwy., to see if there can be any bends added to the road
to help break up the mass of houses along that stretch. She stated that she would also like the developer to look
at a transition and buffer to the adjacent properties. Chair Kleissler also requested to hear the Parks
Commission's input on the plan.
Commissioner Tjernlund motioned, Commissioner Luchsinger seconded to approve the preliminary plat and
PUD for the development to be known as "Oneka Place", subject to the conditions listed in the resolutions.
Ayes: Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjemlund.
Nays: None.
Motion carried.
Adiournment
Commissioner Arcand made a motion, Commissioner Derr seconded, to adjourn at 8:17 pm.
All Ayes. Motion carried.
Respectfully Submitted,
Rachel Leitz