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HomeMy WebLinkAbout2015.05.28 PC MinutesMinutes for the Planning Commission Meeting of May 28, 2015 Chair, Gwynn called the meeting to order at 7:00 p.m. PRESENT: Arcand, Gwynn, Kleissler, Knauss, Lessard, McRoberts, Rosenquist ABSENT: None. STAFF: Bryan Bear, City Administrator Rachel Juba, Planner Rachel Leitz, Community Development Intern Approval of Minutes for the Planning Commission Meeting of May 14, 2015 Commissioner Arcand made a motion, seconded by Commissioner McRoberts, to approve minutes for the meeting of May 14, 2015. All Ayes. Motion carried. Clearwater Cove — Concept Plan Community Development Intern, Rachel Leitz, presented on the Clearwater Cove Concept Plan from the applicant, DR Horton. Leitz described that the developer would be proposing a residential development on two vacant parcels located south of Frenchman Road (CR 8) and east of Everton Avenue. Leitz stated that the developer would like to get feedback on general layout, PUD request, housing types, road circulation and construction, and stormwater management/ water re -use. Leitz described that the concept plan shows 89 proposed lots. She stated that the developer would be proposing some type of phasing, where approximately 25 units would be completed within phase one and the major road connection (Oneka Parkway) to Frenchman Road would be constructed in phase two. Leitz stated that the developer would be requesting a Planned Unit Development (PUD) to allow for flexibility to implement the neighborhood design they are proposing. The developer would be asking for flexibility on lot sizes, setbacks, and shoreland requirements. In return, the City can expect trails and sidewalk connections, a public park with improvements, water re -use, and an efficient/ creative layout. Staff believes that the layout of the proposed Clearwater Cove development exceeds the City's standards for residential developments and meets PUD standards. Leitz updated the Planning Commission on the Parks Commission meeting held on May 13, 2015. She stated that there was positive feedback on the sidewalks and trails, as described, and stated the Parks Commission's interest in owning the park and having it open for public use. Leitz concluded by stating that it is in staff's opinion that the Clearwater Cove development is creatively planned with amenities for residents, which include a public park, sidewalks, trail connections, and a stormwater re -use system. Staff recommend that the Planning Commission provide feedback on the concept plan to D.R. Horton on general layout, PUD request, housing types, road circulation and construction and stormwater management/ water re -use. Commissioner Arcand asked what would be done in regards to the land -locked parcel. Leitz stated that staff is still working with the developer and property owner on the future of this parcel. She stated that there have been conversations of this piece being deeded back to the property owner, Marvin LaValle, or potentially using it for stormwater ponding for future development of surrounding sites. Commissioner McRoberts asked if there will be an HOA for this development or who would maintain the land -locked parcel. Leitz answered that the developer is still deciding if there will be an HOA for the development, and if the parcel is deeded back to the property owner, Marvin LaValle, he would be required to maintain it. Commissioner Arcand asked who would be taking care of the pumps for the stormwater re -use system. Leitz described that staff has had conversations with the developer on having the City maintain the system. Commissioner Gwynn asked what the ground water levels are like in the development. Juba stated that the ground water levels are high on the development and therefore, there are many ponds being proposed. The developer can use the fill from digging the ponds to build up lots. Commissioner McRoberts wanted a clarification that the applicant would be providing both the park with park improvements and the park dedication fee. Leitz stated that was correct. Commissioner Knauss requested that the phasing plan be pointed out. Juba stated that the applicant has not provided a phasing plan, but that phase one is around 25 lots in the northeast corner of the concept plan. Commissioner Kleissler asked what the size of park was compared to the size of the lots. Juba stated that the park would be the size of approximately two lots. Commissioner Knauss inquired as to the PUD flexibility on this project compared to the Victor Gardens PUD, since the developments are so close to eachother. Juba answered that the developers are asking for flexibility on the same type requirements, but less flexibility is requested. Chair Gwynn invited the developer to the podium to speak. Mike Sue], D.R. Horton developer, approached the podium. Mr. Suet stated that D.R. Horton is excited to be in Hugo and has been looking at this area on and off for quite a few years. He stated that he would do his best to cover some of the topics that had been discussed. He began by saying that if their plan gets approved in a timely manner, they would plan on building 20-25 lots this year. Mr. Suel described timing of construction and a general timeline of house sales. He described that with these numbers, traffic on Everton would be minimal and he didn't think that residents would feel a large burden by it. He stated that they would continue to work with staff as to make this impact as minimal as possible to residents in Victor Gardens. Within a very general timeline, Mr. Suel identified that the Oneka extension would then occur next year. He stated that this would happen in phase two because this road connection would have to cross the creek, which offers its own set of rules and regulations.:D.R. Horton is also still working with their soil engineers to see what their phasing plan would be according to the viability of soils on the site. Mr. Suel then discussed the land locked piece of property. He explained that it is not land -locked as in there is still access to the property, but that the small piece of land is surrounded by other land owner's properties. He stated that they are working with land owner on the planning of this property. Mr. Suel described that the overall proposal for a PUD is associated with costs with the bridge over the creek, the street connecting to Oneka Parkway, and other amenities they want to add to the development, which translates to needing some flexibility on lot sizes. He said that D.R. Horton has done a lot of research on lot sizes and people aren't too interested in buying side yards but highly desire large front and back yards. Commissioner McRoberts asked what the purpose of the small undeveloped section was in the southwest corner of the concept plan. Mike Suel answered that as Everton continues south, it will bend to the west. This undeveloped section will leave room for yards and future existing lots. Commissioner Knauss inquired as to the timing of constructing the park. Mike Suel said that constructing the park early is important to them and this amenity will also help in the selling of houses. Commissioner Knauss agreed stating that it is important to have access to a park, as near as move in as possible, especially when these homes are geared towards families. Commissioner Knauss commented about the buffer around park. She stated that she would not like to see such large screening as to not be able to see your kids from your house next to the park. She stated that she believes having these site lines is a great feature for parents. Mike Suel added to the conversation on the park stating that he would prefer to not have a parking lot because it could lead to issues of car headlights shining in people's windows. Commissioner Lessard commented that he was concerned about the construction traffic on Everton Avenue. Leitz stated that the property owner, Marvin LaValle, has agreed to allow access to the property through his other property located to the northwest of the site. Commissioner Arcand asked how the road will be constructed to get across the creek. Mike Suel stated that they are looking at building a 70-80 ft. bridge structure. Juba stated that there could also be another concept that could include large culverts. Bear stated that there is an issue with creating an impoundment. When there's a lot of water flowing through the ditch, it wants to expand, which would create a dam and a flooding situation with lots of water. Staff and the developer could look at this more through the AUAR process. Commissioner Arcand asked about house building materials. He questioned if someone didn't pick stone or brick if the house be all vinyl. Mike Suel said that all elevation plans offer the option of brick or stone and there could be shakes or other option to give the house architectural appeal. Commissioner Arcand asked what the backs of the houses look like and if there is any movement. Mike Suel said the backs of the houses have some movement but not a ton. He added that the backs are pretty typical of back elevations and that buyers are more interested in the fronts instead of the backs. Commissioner Rosenquist inquired as to the price range of these houses. Mike Suel stated that the houses are around the mid $300,000 to mid $400,000. Mike Suel added in that D.R. Horton has decided that there will be an HOA for the development. He stated that they wanted someone to take care of the landscaping and potentially the pumps, depending on how progress on the layout of the system goes. Commissioner Knauss asked Mike Suel what he saw happening on the land locked outlot. Mike Suel answered that he didn't know what could happen there yet. He stated that they have to explore floodplain elevations and setback requirements to figure out the outlot for long range planning. Commissioner Knauss stated that it is in her opinion that it makes more sense to have the outlot in the southeast section develop with the eastern side of the creek, even though it's a separate land owner. Commissioner Knauss also stated that if there's a community irrigation system, an HOA would make sense for maintenance, but the developer should consider all options. She stated her support for the water reuse system and believes it is a great part of the solution to the water issue. She suggested that each home should have individual control over each irrigation system. Mike Suel stated that their HOA's start up with very limited regulations and the association controls what they want to do after that. He stated that the irrigation re -use system is designed with two pumps for the neighborhood and each pump is broken into two areas. There would be an internal water loop and a connection for each lot. This allows residents to decide when, during a 24 hour period, they want to water their lawn. Mr. Suel stated that there is still many things that have to be worked out with the water system, including fees. Juba asked the Commission if they could give feedback on lot sizes and width and general layout of development. She questioned if there are any comments they want to forward on to the city council and if they were comfortable with the timing of the Oneka extension. Commissioner Rosenquist stated that he didn't see a problem with the lot sizes and width. He believes that these lot sizes work around the planned site and that D.R. Horton has shown that buyers don't mind the smaller lot widths through the construction and sales of houses in Cottage Grove. He stated that the house designs look good on paper and believes the project is of quality. Commissioner McRoberts stated that if people are willing to buy the product, as presented, then he believes the project sounds good. Commissioner Knauss stated that the concept plan fits with the neighboring development of Victor Gardens. She stated that she is envisioning the same type of front porch neighborhood feel. She did have one question regarding if the 7.5 ft. side yard setback would come to the actual wall of the house or the overhang. Mike Suel stated that it would be the actual wall. Commissioner Lessard said that the layout is attractive and he thinks it will bring in new people to the community. Chair Gwynn stated that if the development maintains the architecture shown in the photos, it will be an attractive neighborhood. He didn't believe that the lot sizes would be a problem. Adjournment Commissioner McRoberts motioned, Commissioner Kleissler seconded, to adjourn at 7:57 p.m. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz, Community Development Intern