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HomeMy WebLinkAboutPC 12.08.22 Minutes for the Planning Commission Meeting of Thursday, December 8, 2022 Chair Kleissler called the meeting to order at 7:00 pm. PRESENT: Andress, Derr, Granger, Kelly, Kleissler, Petty ABSENT: Arcand, Lessard STAFF: Rachel Juba, Community Development Director Max Gort, Associate Planner Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of November 10, 2022 Commissioner Petty requested a correction to the minutes on the 4th page, changing the word referring to the proposed future zoning classification from “industrial” to “residential.” Associate Planner Gort noted the correction. Commissioner Petty made a motion, seconded by Commissioner Derr, to approve the minutes for the Planning Commission meeting of November 10, 2022. All ayes. Motion carried. Public Hearing: Oneka Prairie – Preliminary Plat and PUD Staff provided background on the requested Preliminary Plat and PUD applications for a residential development to be known as Oneka Prairie. The property is located at 16345 Everton Avenue North, directly to the north of the existing Oneka Place development. The preliminary plat includes 59 single- family residential lots and 7 outlots. The PUD General Plan will be for all 24.83 acres of the property and is proposed to be rezoned from Future Urban Service (FUS) to Planned Unit Development (PUD). The property includes 3.92 acres of wetlands for a total buildable acreage of 20.28 acres. The net density for the development is 2.9 units per acre, meeting the density requirement for the land use classification. The applicant is requesting PUD flexibility on the minimum lot size, lot width, side yard setbacks, and the minimum right-of-way. Staff and the City Engineer will continue to work with the applicant to ensure quality design in their stormwater infiltration and reuse system. A trunk sanitary sewer lift station is proposed to be constructed at the northwest corner of the development, and will have the capacity to extend City sewer services to neighboring properties as they develop. The maintenance of the stormwater reuse system will be described in the development agreement as the responsibility of the development’s Homeowner’s Association. Generally, Staff is of the opinion that the proposal exceeds city standards, and that the applicant used creative and efficient methods for planning the site. Staff recommended approval of the preliminary plat and PUD for Oneka Prairie. December 8, 2022 PC Minutes Page 2 Commissioner Petty asked if a water reuse system such as the one proposed has ever failed, and how much responsibility the HOA would have to bear. Juba responds that drought would be the only concern for the viability of stormwater reuse, and options such as using the city’s water for irrigation as a backup exist. Commissioner Andress asked if similar PUD flexibility had been extended to the Oneka Place development, and for details on the differences between the trails and sidewalks. Juba stated that similar flexibility on lot width and setbacks had been extended to Oneka Place and several other developments in the city. Juba added that the trails will be 8 foot wide bituminous surface, and that sidewalks will be 5 foot wide concrete surfaces. The applicant, Larry Alm of Southwind Holdings, LLC. addressed the Planning Commission, stating that he was prepared to answer questions. Commissioner Andress asked for the extent to which Oneka Parkway would be built. Alm stated that the road will be built to align with the northwest corner of the property, with the location of the proposed lift station. Commissioner Andress also asked why the alignment was to the west of the property line. Juba explained the 100 foot right-of-way easement that the city acquired on the adjacent property for the purpose of eventually extending Oneka Parkway to 165th Street. Commissioner Granger asked if the HOA will maintain landscaping in the development, and if the City monitors the provided maintenance. Juba stated that, per the development agreement, the HOA would maintain the entrances to the development and the out lots, while homeowners will be regulated to maintain their own lots, and the City will maintain the park. Chair Kleissler opened the Public Hearing at 7:23 PM Jeff Oliver, attorney with Burns and Hansen, P.A. and representing Lee Ann and Glenn Steffens, owners of the property to the west of the development, spoke. Oliver stated that his clients wanted to maximize development opportunity on their property, and wished that changes to the alignment of Oneka Parkway be made such as abutting the east property line, extensions of stub streets to the west, and extension of Oneka Parkway all the way to 165th Street. Oliver further stated that his clients’ lessees who farm the southern portion of their property would not have access with Oneka Parkway being barricaded at its current proposed extent. Lee Ann Steffens, of 1898 Birchside Ave. White Bear Lake, restated the desire for their lessee to access the southern portion of the property from the north, and stated that the entire 100 feet of the easement shouldn’t be used for a 60-foot road. Mhonpaj Lee, who owns the properties at 4635 165th St N and 4782 Empress Ave N, stated that the 165th Street property is currently used as a family farm, which they use the existing Everton Ave. to access. Lee stated concern with the lack of space in the Oneka Place area for her kids to play, and stated that the property proposed for development is where they currently snowmobile, and believed that economic factors for farmers along 165th Street were not being considered. Lee stated that she wanted the City to consider a longer time period to allow for remaining 165th Street properties to develop, and for more recreational space in the general area. December 8, 2022 PC Minutes Page 3 Juba responded to Mr. Oliver’s concerns, first stating that shifting the Oneka Parkway alignment as far to the east as possible would place the trail immediately adjacent to homeowners’ property lines, which is not an ideal situation as frequent unintentional trespassing would occur. Juba stated that the developer is being asked to provide utility stubs to the west to allow for development of such property, and that the current property owners and lessees will still be able to use the existing Everton Ave. to access the property, but an actual street connection will not be made to avoid funneling traffic onto the gravel road. Juba stated that the area to the east of Oneka Place is currently a passive park with trails to be mowed next summer, and the Parks Commission will consider an active feature in the upland portions. Juba explained that the properties along 165th Street are all zoned Future Urban Service (FUS), which allows for agricultural uses with eventual sewer and water service to be extended. Chair Kleissler asked to clarify the width of Oneka Parkway as proposed. Juba stated that the roadway is 32 feet wide from face-to-face of the curb, plus the rear of the curb, buffers, sidewalks, and trails adding extra width, and that details will come with the final plat. Commissioner Petty asks about the barricade from Oneka Parkway to the existing Everton Avenue. Juba states that the barricade will prevent vehicle traffic from entering the gravel road as a means to cut through to 165th Street, which neither road is designed to handle at this time from a traffic engineering standpoint. Chair Kleissler asked the applicant if he would agree with the request from the Steffens’ to stub streets to the west, and if there’s an ability to address alignment concerns. Alm states that they’ve been meeting what is required of them without extras added on, and Juba states that utilities will be stubbed even if the streets won’t be. Oliver states that road stubs are provided to the north and east, arguing that stubs ought be provided to the west with 4 way intersections rather than leaving potential for staggered intersections along Oneka Parkway. Oliver restated the requests to shift the alignment of the road and allow access from Everton Avenue. No one else spoke. Chair Kleissler closed the Public Hearing at 8:03 PM. Commissioner Petty stated that developers already have to pay for their own project, and doesn’t feel that Mr. Alm should need to pay for stubs to the west which aren’t on his property, highlighting that the stubs to the north and east come to an end within the property lines of the development. Petty also states that vacation of a portion of the right-of-way easement should be considered when future development comes on the Steffens’ property. Petty states that most people would not want a trail to be abutting their property line. December 8, 2022 PC Minutes Page 4 Commissioner Granger asked if the north and east stubs are both to service new developments as well as service the homes on those streets. Juba states that connecting neighborhoods is encouraged by the Comprehensive Plan. Chair Kleissler asked why the proposed trail inside the development wouldn’t connect to the proposed park. Juba points to alignment with the existing trail on Fairoaks Avenue, and the desire to minimize street crossings. No further discussion. Commissioner Petty made a motion, seconded by Commissioner Derr, to approve the Preliminary Plat and PUD for Oneka Prairie. All ayes. Motion Carried. New Business Juba reminded the Commissioners that the next meeting will be held on January 12, 2023. Old Business None. Adjournment Commissioner Petty made a motion, seconded by Commissioner Granger, to adjourn the meeting at 8:12 PM. All ayes. Motion Carried. Respectfully Submitted, Max Gort, Associate Planner