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HomeMy WebLinkAbout2015.07.23 PC MinutesMinutes for the Planning Commission Meeting of July 23, 2015 Vice Chair, Kleissler called the meeting to order at 7:00 p.m. PRESENT: Arcand, Kleissler, Lessard, McRoberts ABSENT: Knauss, Rosenquist STAFF: Bryan Bear, City Administrator Rachel Juba, Planner Rachel Leitz, Community Development Assistant Approval of Minutes for the Planning Commission Meeting of July 9, 2015 Commissioner Arcand made a motion, seconded by Commissioner Lessard, to approve minutes for the meeting of July 9, 2015. All Ayes. Motion carried. McRoberts abstained. D.R. Horton- Clearwater Cove Preliminary Plat and PUD Planner Juba presented on the Clearwater Cove Preliminary Plat and PUD. Juba 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. She described that the preliminary plat shows 89 proposed lots, 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. Juba 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. Juba 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 recommends approval to the Planning Commission for the Clearwater Cove Preliminary Plat and PUD. Vice Chair, Kleissler, invited the applicant to speak at the podium. Mike Suel, the D.R. Horton developer, came forward to the podium. He began by stating that the PUD request is to allow flexibility on the site to accommodate issues with high ground water, sewer elevations, and the crossing structure to access the property. Mr. Suel stated that the lots are similar in size to the Victor Gardens development, which will help form a more cohesive look throughout developments. He described that most of the homes will be two story walk -outs, but that D.R. Horton. does offer some rambler plans. Mr. Suel stated that D.R. Horton will begin by offering approximately 8 home plans, but those will change as buyer preferences change. He stated that all of the home designs have different brick and stone, siding materials, and elevations. He added that the most current site plan has one more tree per lot than shown on the plan the Commission was seeing tonight, which exceeds the landscape requirements for residential developments. Commissioner Arcand inquired as to if that meant there were now a total of two trees per lot. Mr. Suel stated that there would now be two trees per lot, but corner lots and rear yards abutting the ponds will have even more trees installed. Commissioner Arcand asked the developer what the future plan is for Outlot G. Mr. Suel stated that if the land to the southwest develops the outlot will be turned into rear yard space for those future homes, but if D.R. Horton gets to the final phase of their development and the land to the southwest hasn't developed yet, they will extend the rear yard lot lines for those homes within the Clearwater Cove development. Commissioner McRoberts inquired as to why the shoreland requirement has a minimum lot area of 15,000 square feet. Planner Juba stated that the requirement is in the ordinance and it would only effect houses within 300 feet of the creek. Commissioner McRoberts stated that the proposed reduction seemed to be quite large in comparison to ordinance requirements. Mr. Suel stated that D.R. Horton chose to have more open space within their development. He stated that they can get closer to a minimum lot area of 15,000 square feet if they chose a different design for the development, like putting lots along the creek, but chose a design to benefit the public at large. City Administrator, Bear, described that cities are required to have a shoreland zoning overlay ordinance. He stated that drainage ways over a specific acreage or length are recommended by the DNR and the reasoning behind this is to control density and impervious surfaces, which may improve runoff and water quality. Bear stated that this gets a little confusing when streams and creeks end up in ditches, compared to some of the pristine creeks thought of when the ordinance was made, which is why there is a minimum lot area of 15,000 sq. ft. Bear stated that he agrees with the applicant that it would be relatively easy to extend lot sizes and meet the technical requirement. He did remind the Planning Commission that a PUD request would allow flexibility on this requirement, which would limit the lot size but increase green space. Commissioner Arcand asked what "possible future connection" to the park meant. Juba described that the property to the south has not yet developed. She stated that the City's trail plan has the trail extending to Clearwater Creek Preserve Park, so when that specific lot is developed the trail connection will extend from the Clearwater Cove trail into the park. Vice Chair, Kleissler, opened the public hearing at 7:32 p.m. Deborah Johnson, 14196 Fenway Ave. N., spoke at the podium. She stated that she and her husband own the property just south of the proposed development. She wanted clarification on how close the houses would come to the property line that abuts their parcel. Mrs. Johnson stated that there had been a lot of talk regarding the future development of their property, but that they have been approached by many developers who have told them their property isn't suitable for future development because of wetlands. Mrs. Johnson also wanted to know what happens with the creek, especially in relation to debris, what D.R. Morton is proposing to do to the trees along the creek, how they will construct a bike path with the high ground water on the parcel, and if there is any deterrent to residents to not continue onto their property from the trail. Harley Johnson, 14196 Fenway Ave. N., spoke at the podium. He stated that he is most concerned with the trail. He doesn't want people walking onto their property, which is used as a sod field, and believes it will be easy to do when the trail ends right at the property line. Mr. Johnson also inquired as to if sewer and water would be stubbed at the road ending at the property line between themselves and the proposed development. Vice Chair, Kleissler, stated that Staff could answer questions as they are asked by residents. City Administrator, Bear, stated that the extension of Oneka Parkway will be stubbed with sewer and water at the south property line. He also described that the ditch that runs on these properties is a part of the judicial ditch that is regulated by Rice Creek Watershed District (RCWD). Bear stated that RCWD has extensive rules on maintenance of these ditches and taking out debris and piling it on the side of the ditch is a part of this maintenance process. Bear stated that this process is generally done for a cost saving measure. Bear moved onto the next question stating that the land in which D.R. Horton is proposing their development on is not classified as a wetland, but instead a floodplain. He stated that quite a bit of this property is in the floodplain and the floodplain extends onto the Johnson's property as well. Bear stated that floodplain boundaries can be manipulated, which is why D.R. Horton is proposing ponding which will also provide fill to build up the site and bring it out of the floodplain. Bear stated that he does not see the Johnson's property as undevelopable and believes that a wetland delineation would be pertinent to understanding more about their property. Bear lastly stated that the Planning Commission should have further discussions on the trail, taking into consideration the Johnsons concerns about residents trespassing on their land. Tim Scanlan, 4767 Dahlia Way N., spoke at the podium. He stated that his rear yard will border the proposed development. Mr. Scanlan described that his back yard has quite a lot of issues with standing water, currently, and he is concerned that development of phase one will make the water issues worse on his property. Mr. Scanlan also stated that there is currently a tree buffer between the Victor Gardens properties and Mr. LaValle's property. He is concerned that this tree line would be bulldozed with the current landscape plan provided by D.R. Horton and that the proposed landscape would not provide as adequate of a buffer between the developments. Mr. Scanlan also encouraged construction access separate from Everton Avenue. Planner, Juba, stated that grading will be completed behind the lots on the west side of the proposed Clearwater Cove development. She described that this process will help move water into the ponds. Juba also described that some trees may need to be removed to put in the applicant's proposed landscaping plan. Mr. Suel stated that their engineer has designed a swale that will be on D.R. Horton's property, which will help direct water to the ponds. In addition to this, drain the will be installed to help pull the water out of this area. He stated that most of the trees on Mr. LaValle's property will have to come out to be sure they get good drainage on the property, but suggested that Mr. Scanlan and him meet to discuss new ideas regarding a suitable landscape buffer between developments. Mr. Suet next described that D.R. Horton has talked to the land owner, Mr. LaValle, and he is in agreement to let D.R. Horton use his property for construction access to the proposed site. Mr. Suet said that they would do their best to keep construction access off of Everton Ave., but the construction traffic will be dependent on how much weight the culvert can hold. Mr. Suel then offered up a suggestion to the Planning Commission regarding the trail. He stated that he would be willing to stop construction of the trail where it enters the most southern cul-de-sac and would escrow the money to build the rest of the trail upon development of the parcel to the south. Scott Bliss, 14279 Everton Ave. N., spoke at the podium. He stated that there is a half circle drive that has not been maintained since their development had been completed. Mr. Bliss stated that he would like that turned back into lawn or would be fine to keep it if this area was maintained. Mr. Suel stated that he assumed D.R. Horton would be required to remove the half cul-de-sac and install sidewalks and sod. Juba stated that staff will continue to work with the applicant and property owner on how to handle this situation. She said it will be important to understand the agreement between the past developer and property owner. Deborah Johnson, 14196 Fenway Ave. N., spoke at the podium. She stated that she would like to see a nice, quality bridge over the creek into this proposed development and would like it to be different than that of Fable Hills. Kevin Garrett, 4772 Dahlia Way N., spoke at the podium. He stated that he appreciates efforts to mitigate the drainage issues. Mr. Garrett asked what the time frame was for extending Everton Avenue to 140th St. N. He also inquired as to when a stop light would be installed on Everton Ave. and Frenchman Road. Juba stated that Everton Avenue and Oneka Parkway are shown to have future extensions to 140th St. N. on the City's Comprehensive Plan. She described that there isn't necessarily a timeline because no one knows then the land to the south will develop. Juba then described that the stop light is something Washington County would evaluate as well as for any other intersection on the county road. Curtis Engel, 14276 Everton Ave. N., spoke at the podium. He stated that he is concerned about construction access to the proposed site off of Everton Avenue. Mr. Engel described that this is an important issue that surrounds the health and safety of not only the residents in Victor Gardens, but also the community at large and he would like the Planning Commission to take that into consideration. Mark Viker, 4545 Garden. Way N., spoke at the podium. Mr. Viker voiced his concern regarding increased traffic on Everton Ave., especially including heavy construction equipment traffic. He also was wondering if D.R. Horton was interested in meeting with residents of Victor Gardens to talk more about the house designs and landscape plan. He felt like the residents of Victor Gardens would be interested in looking at the four-sided architecture of these homes, especially when some of the proposed D.R. Horton homes would back up to homes in Victor Gardens. Mr. Viker asked if the City could facilitate this meeting. Commissioner McRoberts asked staff if this meeting was feasible. Planner Juba stated that the applicant can decide if they would like to attend such a meeting with the Victor Gardens residents. She stated that it is important to remember that this development isn't a part of the Victor Gardens PUD and therefore, does not have the same standards. This means that the homes in the proposed development are not required to have the substantial four-sided architecture seen in the Victor Gardens development. Mr. Suel stated that he believes the D.R. Horton proposed homes will fit in with homes seen in the City of Hugo. He stated that customers look more on front aesthetics, which is why D.R. Horton offers different options on the types of materials on the fronts of homes. He stated that D.R. Horton builds houses based on customer desires and that four-sided architecture is not important to most customers. Mr. Suet stated that decks and four season porches are generally added, in the future, which helps break up the backs of these homes. Mr. Suel stated that he would be happy to talk to the Victor Gardens residents, but can't guarantee that their home plans will be changed. Jerry Walen, 4651 Flora Way N., spoke at the podium. He stated that drainage is an issue within the Creek Side Villas. He suggested that if drainage issues continue to be an issue after construction that the builder should be required to return and solve this issue. Mr. Walen also suggested that the Planning Commission require the developer to add more trees to their landscape buffer plan or require D.R. Horton to not to take out any trees from the backs of their properties. He recommended that the homes in the proposed development should have a height restriction, as these will be so much larger than those within the Victor Gardens development. Mr. Walen wanted to voice his concern regarding traffic on Everton Avenue and also wanted to suggest that Oneka Parkway get extended in the first phase. Commissioner McRoberts asked to why Oneka Parkway couldn't be built in the first phase. Mr. Suel stated that he would prefer the Oneka Parkway extension to be built in phase one, but it is not feasible with the information collected at this time. He stated that the City is in the process of looking at drainage and that this study will continue through the winter. He described that this study is needed to establish the type of crossing structure needed to extend over the creek. Mr. Suel stated that at this point, D.R. Horton believes they will have a full bridge, at 80 feet wide, to cross the creek. He described that D.R. Horton has put up a financial guarantee that the extension of Oneka Parkway, including the bridge crossing, will be constructed no matter what. This means if only phase one of Clearwater Cove goes through, the City can still build both structures themselves. City Administrator, Bear, asked Mr. Suel to talk about what people should expect in phase one of the development. Mr. Suel stated that phase one shows 32 lots but the final plat should have 28 lots. He described that 4 lots, along Oneka Parkway, were taken out of the phase one plan. Mr. Suel said that home construction would begin at the end of October, if everything goes perfect, but otherwise at the end of November. He said that they would start 3 or 4 homes to begin and if the market continues to do what is predicted, 1-2 homes would be built per month. Mr. Suel stated that there would be approximately 20 homes built by the time Oneka Parkway is constructed. He said that they would add signs to Everton Avenue that would limit construction traffic when Oneka Parkway is constructed. Kris Birch, 14258 Grantaire Ln., spoke at the podium. He restated the concern with increased traffic and construction access through Everton Avenue. He also stated that he would also be interested in attending the meeting with D.R. Horton to discuss home designs. Deborah Johnson, 14196 Fenway Ave. N., spoke at the podium. She stated that there are a lot of trees along the creek where the trail is proposed and was wondering if those will be kept. She also asked what the sideyard setback is for the homes furthest to the south that are next to their property. She stated that she does not believe that those homes need to be so close to their property. Tim Scanlan, 4767 Dahlia Way N., spoke at the podium. He stated that the Creekside Villas have been waiting for final resurfacing of roads. He inquired as to if the construction of this development would delay this process. City Administrator, Bear, stated that this development would not delay that process. Planner, Juba, spoke on Mrs. Johnson's questions. She stated that the City does not have setbacks for the exterior of the plat boundary and currently the homes are 7.5 feet from the property line. Juba described that it doesn't look like too many trees will be removed from the trail, but believed the applicant would be better equipped to answer that question. Fran Hagen, the engineer working with D.R. Horton, spoke at the podium. He stated that the trail has to be a certain distance away from the creek to abide by watershed requirements. This means that 50 feet from the center of the ditch is where grading will start. Mr. Hagen stated that the trees will be able to be saved until the ponds need to be constructed. Mr. Hagen also wanted to address some of the concerns regarding water drainage issues by stating that they are creating 120,711 cubic feet of storage more than there is currently in the floodplain. City Administrator, Bear, stated that the land along the ditch right of way is subject to maintenance by the watershed district. The trees that are seen growing along the ditch are volunteer trees that have grown because of lack of maintenance. Bear stated that these trees will be removed as a part of a ditch maintenance project in the future, if not removed from construction of this development. Mark Viker, 4545 Garden Way N., spoke at the podium. He asked if the City can facilitate a meeting between the developer and the Victor Gardens residents. Vice Chair, Kleissler, closed the public hearing at 8:23 p.m. Commissioner McRoberts requested that Staff participate in the discussion with the developer and Victor Garden residents. City Administrator, Bear, wanted to clarify Commissioner McRoberts request. He asked if Commissioner McRoberts wanted this meeting to happen prior to the request being submitted to the City Council. Bear also reminded the Planning Commission that there was another suggested meeting with the property owners along the west side concerning the issues with drainage and the landscape buffer. Commissioner McRoberts stated that the meeting did not have to occur prior to the request being submitted to the City Council. He also believed that the issue regarding drainage and the Landscape buffer seemed to have been addressed through conversations within the public hearing. Commissioner McRoberts asked if something could be changed regarding the 7.5 feet between the plot boundary and property line. City Administrator, Bear, stated that houses may be setback further than proposed to accommodate the grade shown in the plan. He reminded the Planning Commission that the long term plan is to have Oneka Parkway extend to the south. In this case, there would be modifications to the ditch and lots would follow the extended road with similar lot arrangements shown in the proposed development. Commissioner Lessard stated that he used to be a resident on Everton Avenue. After reviewing the proposed plan, he had a concern regarding traffic on Everton Avenue, but believes that the traffic issues and an alternative construction access point to the site had been well addressed the by developer. Commissioner Arcand wanted clarification that the request for the meeting between staff, the developer, and residents of Victor Gardens was separate from the approval. Commissioner McRoberts stated that it was. Planner, Juba, reminded the Planning Commission of some of the concerns mentioned earlier in the meeting. She stated that the Commission may want to add conditions of approval, such as the termination of the trail ending at the most southern cul-de-sac and money to be escrowed for completion of the trail. Commissioner McRoberts made a motion, Commissioner Arcand seconded to approve the Clearwater Cove Preliminary Plat and PUD with an added condition of approval for the termination of the trail ending at the most southern cul-de-sac and money to be escrowed for completion of the trail. All ayes. Motion carried. City Administrator, Bear, stated that the meeting between groups is something staff is willing to participate in and the developer seems to be willing to, as well. If the Planning Commission wants staff to conduct this meeting, they will have to let them know. Vice Chair, Kleissler, stated that the Planning Commission encourages the meeting between staff, the developer, and residents of Victor Gardens. Frauenshuh Commercial Real Estate on Behalf of Park Dental- PUD General Plan/Site Plan Planner, Juba, presented on the Park Dental. PUD General Plan/ Site Plan from the applicant Frauenshuh Commercial Real Estate. Juba described that the applicant is proposing an 8,001 square foot commercial building, which will be built in two phases. The first phase would be a 5,050 sq. ft. building, which would home the new Park Dental location. This commercial building would be located north of Frenchman. Road (CR 8) and east of Elmcrest Avenue. Juba explained that in 2009, there was approval for a 12,000 square foot retail building on the property, but the development did not get completed. Now, there are new owners and there is a contract on the property for a commercial building with Park Dental. Juba explained that this property is located within the Victor Gardens PUD. In short, the design concept for this PUD includes neighborhoods defined by public spaces, a range of housing types, street designs and pedestrian walkways that keep cars in perspective, architecture that responds to its surrounding and local traditions, and a mix of land uses to meet the daily needs of residents. One of the consistent themes of the Victor Gardens PUD has been the exceptional architecture that has been maintained throughout the development. The previous approvals for Victor Gardens North Village 3rd Addition require this development to be architecturally compatible with the rest of Victor Gardens and required that all four sides of the commercial buildings will have comparable finishes, leaving no underdeveloped backside of the building. The PUD design concept for Victor Gardens is a "French Village" setting with buildings constructed with a French/European architectural influence. Juba concluded that the applicant complies with the intent of the original. PUD approvals to provide a traditional neighborhood development. After review, the PUD general plan/site plan is consistent with ordinance standards as the applicable PUD standards for Victor Gardens. Juba stated that staff finds the application is consistent with the standards with the conditions of approval as recommended in the attached resolution. Vice Chair, Kleissler, invited the applicant to the podium to speak on the application. Ross Hedlund, Vice President at Frauenshuh Commercial Real Estate, spoke at the podium. He stated that this building will be constructed in two different phases. He described that the first phase building will be used for general dentistry and have approximately 14 rooms. He reminded the Planning Commission that Park Dental is currently located across the street, but needs a larger building to meet the demands of the City of Hugo and surrounding areas. Mr. Hedlund next described that the second phase, of approximately 3,000 sq. ft. would house an affiliate of Park Dental that does specialty dental care, like orthodontics, etc. Vice Chair, Kleissler, opened the public hearing at 8:55 p.m. Mark Viker, 4545 Garden Way N., spoke at the podium. He stated that he is the Chair of Victor Gardens Architectural Review Committee. He described that the review committee had already approved the design plans that were presented and believed the building was a very nice looking structure that provided a good example of 4 sided architecture. He stated that he believes that this building will reflect well on the Hugo community. Vice Chair, Kleissler, closed public hearing at 8:57 p.m. Commissioner Arcand stated that he liked the look of the building and thinks the lower profile of the building provides for a nice entrance into the City. Commissioner McRoberts stated that be lives on Elmcrest Avenue. He described that he has a general concern on traffic flow throughout that area and putting a lot of traffic on Elmcrest. Commissioner McRoberts explained that he believes that the structure is well designed and looks nice. Commissioner McRoberts motions, seconded by Commissioner Lessard, to approve the PUD General Plan/Site Plan for Park Dental. All Ayes. Motion Carried. New Business Planner Juba explained that on Monday, July 20, 2015 the City Council accepted Rick Gwynn's resignation. The City asks the Planning Commissioners to put in letter of interest within two weeks (August 6, 2015) for the Chair position, if they are interested. After a Chair is established, the Planning Commission will elect a Vice Chair. Also, there is a vacancy on the Board of Zoning and Ordinance Review Committee, so a Planning Commission member will need to be elected to fill these positions. Commissioner Arcand asked if Commissioner Knauss and Commissioner Rosenquist will be informed about this information. Planner Juba stated that staff will be sure to share this information with them. She also said that there will be an advertising for the open position, which should close around mid-August. City Council will then hold interviews and recommend approval for a new Planning Commission member. Adiournment Commissioner Arcand made a motion, Commissioner McRoberts seconded, to adjourn at 9:03 p.m. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz, Community Development Assistant