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HomeMy WebLinkAboutPC 02.11.21Minutes for the Planning Commission Meeting of Thursday, February 11, 2021 Meeting held remotely pursuant Minn. Stat. Sec. 1313.021 Chair Kleissler called the meeting to order at 7:01 pm. PRESENT: Arcand, Derr, Fry, Kleissler, Mulvihill, Petty. ABSENT: Lessard, Luchsinger, STAFF: Rachel Juba, Community Development Director Emily Weber, Community Development Assistant Pledge of Allegiance. Oath nf Office Cindy Petty is the new Alternate Commissioner on the Hugo Planning Commission. Commissioner Petty gave the Oath of Office and introduced herself to the rest of the Planning Commission. Approval of Minutes for the Planning Commission Meeting of December 17, 2020 Commissioner Derr made a motion, seconded by Commissioner Mulvihill to approve minutes for the meeting of December 17, 2020. Ayes: Arcand, Derr, Fry, Kleissler, Mulvihill, Petty. Nay: None. Motion carried. Public Hearing: Golden Valley Land Company — Requesting approval for a preliminary plat, planned unit development, and comprehensive plan amendment for a residential development to be known as "The Meadows at Hugo." Staff provided background on the request. The applicant is requesting approval of a preliminary plat, planned unit development, and comprehensive plan amendment for a residential development. The PUD totals 32.93 acres and has 5.92 acres of wetlands for a net area of 27.01 acres. The preliminary plat proposed a total of 87 single family lots and six outlots. The site is generally located north of 159tn Street North and west of Highway 61 and is currently zoned Future Urban Service. The site is also guided as Medium Density Residential in the 2040 Land Use Plan. Staff's presentation reviewed the zoning flexibility requests and the proposed PUD general plan. The applicant's proposed utility plan identifies a sanitary sewer connection to the Met Council Interceptor at an alternative location than what is shown in the 2040 Comprehensive Plan, requiring a Comprehensive Plan Amendment. February 11, 2021 PC Minutes Page 2 Staff recommended approval of the PUD, preliminary plat, and comprehensive plan amendment for Golden Valley Land Company, for the development to be known as "The Meadows at Hugo," subject to the conditions listed in the resolution. Staff also recommended that the Planning Commission open the public hearing and take all public comment. Chair Kleissler invited the applicant to address the Planning Commission. Matt Pavek, Civil Site Group, Inc., spoke on behalf of the application. Pavek stated that they have been working on the project for the past year and that they agreed with staff comments and recommendations. The Planning Commissioners asked some clarification on project details. David Pattberg, Centra Homes, addressed the Commission and stated that as the builder of the project, they are not proposing a HOA for the development. Generally, there are no commonly owned amenities within the development and a HOA is not needed. The Commissioners asked about the expected price range of the homes and additional water conservation practices in lieu of stormwater reuse for irrigation. Chair Kleissler opened the public hearing at 7:36pm. Tom and Terri Kartes, 5370 159th Street North, provided written comments to the Planning Commission. Jesse Kook, 4683 Heritage Parkway, provided written comments to the Planning Commission. Ryan Allhouse, 5310 159th Street North, provided written comments to the Planning Commission. Jacob Vogt, 5320 159th Street North, provided written comments to the Planning Commission. Gary Trudeau, 5360 159th Street North, asked why there are two roads to the north if the applicant does not own the parcels to the north. Trudeau had concerns with all traffic from the development going south and around the water tower and mentioned that the Fire Department should be aware of the proposals. There were additional concerns with the number of zoning flexibilities that the applicant is asking for. Jacob Vogt, 5320 159th Street North, also provided comments in person. Vogt wondered if there was any flexibility on the four lots that are located in the southwest corner of the development that and if they could be made into green space. Matt Pavek addressed the Planning Commission and public. The plan shows the two access points to the north to allow access with future development. The applicant stated that they are set on the layout as there has been various renderings and the wetlands on site make it difficult to maneuver. They believe the proposed layout is the best option given the site constraints. As for the four homes on the southwest corner of the site, those lots are necessary in order to meet the density requirements. Staff added that the proposed development will add additional traffic, however, 159th Street North was designed to accommodate the expected volume increase. The Fire Department has reviewed the February 11, 2021 PC Minutes Page 3 proposed project and it meets all emergency vehicle route standards. Additionally, the two access roads to the north are intended to extend north to 165t" Street North with future development. Vogt asked staff if there had been a traffic study done. Staff responded that a traffic study was not deemed necessary for this project. Chair Kleissler closed the public hearing at 7:50pm. The Planning Commission continued their discussion on the proposed development and generally liked the improvements made from the sketch plan level to now. Commissioner Fry had concerns with the minimal side yard setback requirements and that an unwanted precedent is being set. Staff provided additional comments on the specific density requirements for this property and the underlying land use guidance. The Commissioners agreed that the applicant met all requirements necessary for approval. Commission Derr made a motion to approve the preliminary plat, PUD, and comprehensive plan amendment for the residential development to be known as "The Meadows at Hugo," seconded by Commission Arcand. Ayes: Arcand, Derr, Fry, Kleissler, Mulvihill, Petty. Nay: None. Motion carried. New Business: Drengson May Enterprises, LLC. — Sketch plan for the property located west of Falcon Avenue North and north of 1215Y Street North. Staff provided background on the sketch plan submitted by Drengson May Enterprises. The residential development is proposed to be west of Falcon Avenue North and north of 121St Street North. Currently, the site includes three different properties that are zoned Large Lot Single Family Residential and guided as Very Low Density in the 2040 Land Use Plan. The applicant is proposing to subdivide the properties into 10 lots, all of which are one -acre or larger. Their proposal will also require a variance from the minimum lot width for two of the lots. The applicant is requesting that the Planning Commission provide informal comments on the proposal. Staff provided the Planning Commission background on how access and utilities will be provided to the proposed development. Stormwater management will be an important aspect to the project due to existing drainage issues and staff will continue to work with the applicant as they move forward with the applicant. Staff recommended that the Commission provide feedback on the sketch plan to the applicant on general layout, proposed variance request for lots 8 and 9, and road construction. Staff also recommends that an informational meeting be held with the neighborhood to discuss what a public improvement project would look like and to gage interest from adjacent properties. February 11, 2021 PC Minutes Page 4 The Commissioners discussed the proposal and asked for clarification on the expected variance request. Staff stated that the variance request would be to reduce the minimum lot width along the road frontage as two of the lots will be narrow. These two lots will still be able to accommodate a driveway access. The applicant addressed the Planning Commission and answered additional questions. The Planning Commission continued their discussion and stated they are generally comfortable with the proposed layout due to the site constraints and unique circumstances. There were general concerns with the wetlands and potential impacts. The Commissioners also stated that 1215t Street should be paved and include utilities. Commissioner Mulvihill stated that she appreciated that the proposed lots were all one -acre or larger. Adjournment Commissioner Derr made a motion, Commissioner Lessard seconded, to adjourn at 8:20 pm. Ayes: Arcand, Derr, Fry, Kleissler, Lessard, Mulvihill, Petty. Nay: None. Motion carried. Respectfully Submitted, Emily Weber, Community Development Assistant