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HomeMy WebLinkAbout2015.05.14 PC MinutesMinutes for the Planning Commission Meeting of May 14, 2015 Chair, Gwynn called the meeting to order at 7:00 p.m. PRESENT: Arcand, Gwynn, Kleissler, Lessard, McRoberts, Rosenquist ABSENT: Knauss STAFF: Rachel Juba, Planner Rachel Leitz, Community Development Intern Approval of Minutes for the Planning Commission Meeting of April 23, 2015 Commissioner Kleissler made a motion, seconded by Commissioner Arcand, to approve minutes for the meeting of April 23, 2015. All Ayes. Motion carried. Abstained by McRoberts. Fable Hills 4tb Addition -PUD Amendment and Preliminary Plat Planner Juba described that Elmcrest Investments, LLC. Is requesting a PUD amendment and preliminary plat approval for Fable Hill 4th Addition. She stated that this development is proposed to have 60 lots and 3 outlots, consisting of 14 single family lots and 46 detached villa lots. The applicant is requesting the PUD amendment from the 2003 Fable Hill PUD general plan approval to be modified to allow 14 single family and 46 villa lots and a revision to the front yard and side yard setbacks. Juba stated that there are some groundwater constraints which can be easier to deal with when constructing slab on grade homes. Juba stated that the applicant is proposing a development that will have high end houses with custom and traditional style features and will limit impacts to the natural features of the site through creative development. The applicant is proposing to pay for improvements to the park (outlot A Fable Hill) in lieu of park dedication fees for the first 26 lots plus $15,000.00. The remaining lots would pay the full park dedication fee. Juba stated that the Park Commission heard the proposal on May 13th and unanimously recommended approval of the park dedication proposal. The applicant's proposed trail connection to the Clearwater Creek Preserve Park, additional improvements to the park, and decorative lighting, are development design elements that have been incorporated that exceed the City's standards. Juba stated that staff has reviewed the PUD amendment and preliminary plat for consistency with the standards outlined in the City Code and finds that the application is consistent with all the standards. Staff recommends approval of the PUD amendment and preliminary plat, subject to the conditions listed in the resolution. Commissioner McRoberts thought that the proposed setbacks for Fable Hills 0h Addition would require a lot of flexibility from the already approved setbacks. He asked staff how the proposal was going above and beyond the requirements for a normal residential development. Planner Juba stated that there are specific items listed in the PUD ordinance that staff uses to evaluate PUD requests and establish if the proposal does meet the requirements and exceeds standards. For this specific request, the applicant has proposed a creative use of the property, protection of the natural features, improvements to the park, trails, and exceeding park dedication fees. Len Pratt, the developer of Fable Hills 4th Addition was invited to speak by Chair Gwynn. He stated that the PUD request was to allow for a creative plan for the existing site to minimally impact the exiting landscape. He also stated that the setbacks allow for tipping and a curved approach to the houses. The tipping of houses within the development minimizing the dominance feel and allows for better architectural design elements. Pratt identified that the driveway layout was required for a proper turn radius to make backing out of each resident's driveway more convenient. He also stated the proposed development is what a certain area of buyers are looking for. This includes having a home that is your own space, not connected to others, while still getting maintenance provided. Because of this, they have had to take a creative approach to planning these homes. The smaller setbacks aren't as important to buyers, in this case, when there are cross easements for maintenance and improvements. Len Pratt stated he had had a neighborhood meeting and people seemed very excited about the development, especially for the new trails plan. Chair Gwynn opened the public hearing at 7:26 p.m. Ann Thompson, 13755 Elmcrest Ave. N., approached the podium. She stated that she lives west of the proposed development and is concerned about the access to her property from the development. She wants to be sure that this access point is not going straight into the area of wetland on her property. Planner Juba stated that staff has been working with the City Engineer and they do not foresee a problem with the access, but will be reviewing this to make sure the stub isn't running right into the wetland. Chair Gwynn closed the public hearing at 7:29 p.m. Commissioner Arcand stated that he had been out to the development and thinks Pratt Homes does a good job on providing quality developments in this community and in others. Commissioner Arcand made a motion, Commissioner Rosenquist seconded, to approve Fable Hill 4th Addition. PUD amendment and preliminary plat with the conditions of approval listed. All ayes. Motion carried. Stormwater Management Plan Eric Maas, a community planner at WSB, presented to the Commission on the Stormwater Management Plan, which is an update of goals, policies, and directives for water management in the City of Hugo. He stated that the purpose of this plan is to satisfy Minnesota Statue and Rice Creek, Carnelian -Marine - St. Croix, and Browns Creek Watershed District rules. Maas stated that the update will connect to the Comprehensive Plan and affects how development proposals will look. Commissioner Arcand asked how future weather could be projected for this plan to be accurate. Maas stated that Atlas 14 guides for different storm frequencies, including figures for frequency and precipitation amounts for up to 100 years in the future. He stated that some of these figures have changed based on the model the federal organization has completed. Planner Juba reminded the Commission that the City's stormwater management plan needs to be consistent with the watershed district's plan and that they have adopted Atlas 14. Commissioner McRoberts asked Maas to restate some of the revisions. Maas stated that the City could choose to purse permitting regional stormwater plans or the City could instead have the watershed district look review those permits. Commissioner Arcand asked what the process was like today. Maas stated that the reviewing of permits is on a site by site basis and the City reviews permits for wetland, shoreland, and stormwater management. He stated that instead of sending permits for regional planning out to the watershed district, they could remain in house. Planner Juba added that in order to be able to review permits on a regional basis, the City needs to request it in this plan. Commissioner Rosenquist stated that it would be more efficient if regional stormwater plans could be reviewed by the City. Chair Gwynn opened the public hearing at 7:43 No one was in the audience. Chair Gwynn closed the public hearing at 7:43 Commissioner Rosenquist made a motion, McRoberts seconded, to recommend approval of the stormwater management plan to the City Council. All Ayes. Motion carried. Adjournment Commissioner Arcand motioned, Commissioner Kleissler seconded, to adjourn at 7:44 p.m. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz, Community Development Intern