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HomeMy WebLinkAboutPC Minutes 07.25.24Minutes for the Planning Commission Meeting of Thursday, July 25, 2024 Acting Chair Derr called the meeting to order at 7:00 pm. PRESENT: Andress, Arcand, Derr, Kelly, Petty ABSENT: Granger, Kleissler, Lessard STAFF: Rachel Juba, Community Development Director Max Gort, Associate Planner Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of July 11, 2024 Commissioner Petty made a motion, seconded by Commissioner Andress, to approve the minutes for the Planning Commission meeting of July 11, 2024. All ayes. Motion carried. Public Hearing: Fenway Land Company – Site Plan, PUD Amendment, and Preliminary Plat requests to construct five 12-unit apartment buildings to be known as “Oneka Fields.” Community Development Director Juba presented background on the requests from Fenway Land Company to construct five 12-unit apartment buildings to be known as “Oneka Fields,” located on Outlot C of The Shores of Oneka Lake development. The Shores of Oneka Lake PUD General Plan was approved in 2022, originally planning for 218 lots with a net density of 2.2 units per acre , and the development plans had exceeded ordinance standards in a number of ways. Incl uded with the PUD General Plan was a future apartment project on Outlot C, which was planned for 100 units, although the current request is for 60 units. The Shores of Oneka Lake received a PUD Amendment with the development of the 4th addition, which had originally been planned to be constructed as 24 twin home units, but was changed to 25 detached products in 2024. With the 2024 PUD Amendment and the request for the apartments, the total number of units for the PUD would be 279. The apartment project’s management will maintain the property including lawn care and snow removal. The request for a PUD Amendment is consistent with the 2040 Comprehensive Plan’s land use designation for the area as low-density residential (LD). The Site Plan for the apartments includes five buildings that each include 12 units, and each unit having its own driveway and exterior entrance. The plan shows 159 th Street being extended from its current intersection with Goodview Avenue to the north property line. Two access points are proposed for the site, one of which on 159th Street and the other on Goodview Avenue. The site plan meets parking requirements for multifamily, and includes construction of a trail along 159 th Street. Staff is encouraging the applicant to construct some internal sidewalks to connect to the trail. The landscape July 25, 2024 PC Minutes Page 2 plan currently exceeds ordinance standards, with landscaping being used to create buffer from adjacent properties and between each building. The site plan includes a monument sign and a small outdoor play area. The applicant is proposing some grading, and stormwater management via pipes that would direct stormwater to the existing pond to the southeast, which was designed to take drainage from the apartment site as it develops. The applicant is also proposing stormwater reuse for irrigation. The architectural plan includes various building materials, which must meet the city’s Multifamily Design Guidelines, which are generally intended to improve overall quality and avoid monotony. The applicant is showing all five buildings to have the same exterior, while staff is encouraging the applicant to expand the color palette to provide visual variety. The final color palette and physical building materials need to be reviewed and approved by staff prior to the issuance of a building permit. The Preliminary Plat application includes all buildings on one lot, which would be platted as Lot 1, Block 1, Oneka Fields. The applicant will need to ensure easements for public systems are included in the plat. After reviewing the applications for consistency with the City Code and Comprehensive Plan, staff recommended approval of the Site Plan, PUD Amendment, and Preliminary Plat Applications. The applicant, Mark Guenther of Fenway Land Company, introduced himself t o the Planning Commission. Guenther stated that when designing the overall Shores of Oneka Lake development, that the intention of an apartment project on this parcel was to provide a transitional use between the single-family homes in the development and the commercial and industrial uses along Highway 61. Guenther stated that they added landscaping to create a more visually appealing entrance from major collector roads. Commissioner Petty asked about management, Guenther responded that they are still de termining whether they will directly manage the property or contract with an external property manager. Petty asked who will maintain the private play area and whether there will be a way to deter outside users. Guenther stated that they will own and maintain the play area, and that the buffer created by the landscaping and stormwater pond should be enough to create a barrier. Juba showed the Planning Commissioners a map of the overall Shores of Oneka Lake development and pointed to the commercial and industrial areas along Highway 61 that were previously mentioned, as well as the recreational trail being constructed along the shore of Oneka Lake that connects to City park land to the south, serving as recreational amenities for the neighborhood. Commissioner Arcand asked about the staff-encouraged internal sidewalks and where they’d connect. Juba points to the circular area of pavement in the center of the project, and said that staff has been encouraging the applicant to revisit the geometry of the drive aisles to improve access to the onsite play area, and that internal sidewalks would provide safer pedestrian access to the trails leading to the rest of the development. Acting Chair Derr asked if the onsite play area would be included with park dedicati on. Juba said that the park dedication for the Shores of Oneka Lake PUD was included with the trail along Oneka Lake, and that the applicant will still need to pay park dedication but with a reduced fee. July 25, 2024 PC Minutes Page 3 Acting Chair Derr opened the Public Hearing at 7:1 7 PM. Ellie Portis, 15737 Goodview Ave N, asked when the construction on the apartments would start. Maria Andrews, 15725 Goodview Ave N, asked for more landscaping to create a buffer between the apartments and adjacent properties, and asked that the landscaping be mature at the time of planting. Andrews asked about the process for approving rental applications, and how the property will be maintained. Giulia Palumbo, 15740 Goodview Trail N, asked for additional landscaping, and asked to consider removing the access point onto Goodview Avenue, stating that she is concerned about potential for accidents and visibility. No one else spoke. Acting Chair Derr closed the Public Hearing at 7:24 PM. Mark Guenther returned to the podium to answer questions. Guenther stated that the company’s intention is to begin construction in the fall of this year and have leasing begin in the spring of 2025. Guenther stated that these would be market rate apartments with rental qualifications being fairly difficult, and that the management company would hire a professional vetting service for rental applications. Guenther stated that he would be willing to consider landscaping such as replacing some deciduous plantings with evergreen plantings to create more of a year-round buffer. Commissioner Arcand asked what the rents could be for the apartments. Guenther stated that depending on the bedroom number in each unit and market rates at the time of leasing, that rents could range from $1,700 - $2,400 per month. Arcand asked if any of the units would be subsidized, Guenther says no. Juba stated that staff has been discussing the access points for some time, and that the Cit y Engineer prefers the two access points, but if there were to be a single access he’d prefer the access onto Goodview Avenue. Juba stated that the access point location on Goodview Avenue was intended to provide enough stopping distance for the stop sign at the 159th Street intersection. Maria Andrews and Giulia Palumbo came back to the podium and stated that there has been a lot of traffic and speeding on Goodview Avenue, and Palumbo asked if the City Engineer had been observing traffic on the street. Juba said that the City Engineer has been out to the site on several occasions, and that staff recommendations come from the development review committee which includes input from the City Engineer as well as the Public Works Director and several other perspe ctives within city staff. Juba said that Goodview Avenue is designated in the Comprehensive Plan as a collector street, which is designed to have a higher traffic volume than other nearby streets, and that the current construction traffic in the neighborhood is not going to be permanent. July 25, 2024 PC Minutes Page 4 Commissioner Andress stated that he drove by the site before the meeting, and is glad that staff is encouraging higher quality design elements for the buildings considering that they will be the first visible part of the development for traffic coming from the roundabout. Commissioner Petty stated that the building elevations make them look like nice buildings. Commissioner Petty made a motion, seconded by Commissioner Arcand, to recommend approval of the Site Plan, PUD Amendment, and Preliminary Plat requests. All ayes. Motion carried. The requests will be on the agenda for the City Council meeting of August 5, 2024. Public Hearing: Ordinance Text Amendment – Egress Windows Associate Planner Gort presented background on the application from city staff to consider a text amendment to Section 90-47 Exceptions to Yard Regulations of the City Code. Currently, the code allows for lot setback exceptions for several typical house features such as window wells/egress windows, decks, porches, and air conditioners. While reviewing this section of code, staff found that the allowance for window wells/egress windows to encroach two feet into the side yard setback does not align with building code, which requires egress windows to have a depth of three feet. This discrepancy has occurred in a few building permits over the past year, including a variance that was approved for an egress window that had been erroneously approved and constructed. Staff recommended that the Planning Commission hold a public hearing and take public comments, and that the Planning Commission recommend approval of the proposed text amendment for egress windows. Acting Chair Derr opened the Public Hearing at 7:36 PM. No one spoke. Acting Chair Derr closed the Public Hearing at 7:36 PM. Commissioner Arcand asked about the previous variance approval for an egress window. Juba stated that the variance approval in 2023 was for a unique situation where an egress window had already been built, but that there have been other situations where a home is already built on the side yard setback line and the homeowner wants to convert a basement room into a legal bedroom with an egress window. Arcand asked if there’s a concern with decreasing the distance between the egress window and the side property line. Juba said that the intent of a minimum side yard setback is to allow for adequate space between adjacent buildings, but that the intent is still met with egress windows since the majority of them are constructed at-grade. July 25, 2024 PC Minutes Page 5 Commissioner Petty asked if staff could foresee any concerns with allowing the other items permitted under this subsection to encroach an additional foot into the side yard setback, Juba said that the other items typically aren’t constructed on the side of a house. Commissioner Petty made a motion, seconded by Commissioner Arcand, to recommend approval of the proposed text amendment. All ayes. Motion carried. The text amendment will be on the agenda for the City Council meeting of August 5, 2024. New Business None. Old Business None. Adjournment Commissioner Petty made a motion, seconded by Commissioner Arcand, to adjourn at 7:41 PM. All ayes. Motion carried. Respectfully Submitted, Max Gort, Associate Planner