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HomeMy WebLinkAboutPlanning Commission Minutes 01-04-2012Approved Minutes City of Plymouth Planning Commission Meeting January 4, 2012 MEMBERS PRESENT: Chair James Davis, Commissioners Dick Kobussen, Nathan Robinson, Gordon Petrash, Scott Nelson, Bryan Oakley and Marc Anderson MEMBERS ABSENT: None STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Marie Darling, City Engineer Bob Moberg and Office Support Representative Janice Bergstrom 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Robinson, seconded by Commissioner Oakley, to approve the January 4, 2012 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE DECEMBER 7, 2011 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Petrash, seconded by Commissioner Kobussen, to approve the December 7, 2011 Planning Commission Meeting Minutes. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARING A. HANSON BUILDERS (2011085) Chair Davis introduced the request by Hanson Builders for rezoning from RSF-1 to RSF-2 and preliminary plat for "Gleason Lake Heights Addition" located at 14509 Gleason Lake Drive. Senior Planner Darling gave an overview of the staff report. Senior Planner Darling said a letter was received from Lan Cao, 14607 Gleason Lake Drive, whose primary concerns were about protection for the trees during construction and that rezoning for three single family lots would impact the privacy of their property more than two single family homes under current zoning. Senior Planner Darling said staff will be inspecting tree preservation fencing during development so the preserved trees continue to meet the definition of "undisturbed" in the subdivision Approved Planning Commission Minutes January 4, 2012 Page 2 regulations. Fines would be levied for any damage to trees on the subject property proposed to be saved. She said damage to trees on adjacent property is a civil matter. Senior Planner Darling said homes would be closer whether RSF-1 or RSF-2 zoning is used. She explained that in the RSF-1 zoning district the setback is fifteen feet, and ten feet for living/six feet for garage in the RSF-2 zoning district. Commissioner Nelson asked if any residential homes surrounding this proposal are zoned RSF-2. Senior Planner Darling said the properties to the northeast across Harbor Lane and Gleason Lake Drive are RSF-2. The other properties in the area are RSF-1. Chair Davis introduced Nathan Fair, representing Hanson Builders, 13432 Hanson Boulevard. Mr. Fair said this is a small project for Hanson Builders and said staff did a good job describing their proposal. He pointed out the home style they plan to build would be similar to their project on Harbor Lane and 10th Avenue. Mr. Fair said that was a foreclosed property and they built five homes. He said that was very successful and feels this proposal will be a good fit also. Commissioner Kobussen asked what setback would be used for these houses. Mr. Fair said this plan is similar to the Larkin Pond development and most of the lots would use the ten and six-foot setback. Mr. Fair added that Hanson Builders is working to preserve as many trees as possible. He noted the setback for the house on Lot 1 would be approximately eight feet off the property line. Commissioner Anderson asked if the houses will be built as "spec" homes or waiting for the customer to pick from your portfolio. Mr. Fair said they build "spec" homes which market to relocation buyers who don't have the time to do a custom designed home. He said the houses could be a combination of one or more of the plans. Commissioner Anderson asked if the house could be bigger than the plans indicate. Mr. Fair said they do not anticipate building any bigger than what is presented in the packet. Mr. Fair added that they propose to bring in 12-14 large, spaded pine trees to the front yards, similar to their Wood Crest development, to create more privacy between Gleason Lake Drive and the new homes. Chair Davis opened the public hearing. Chair Davis introduced Lan Cao, 14607 Gleason Lake Dr., who said she lives next door to the proposal. Ms. Cao expressed concern about possible damage to the old trees from the building and digging. Ms. Cao said they now have a lot of privacy and they would be looking at houses very close by. She said she is wondering if something could give more privacy and said she does not feel the privacy issue is being addressed. Approved Planning Commission Minutes January 4, 2012 Page 3 Chair Davis closed the public hearing. Chair Davis asked if Hanson Builders has plans to add trees on the west side of the property. He asked if anything would be done in this area to supplement the trees that are being removed. Mr. Fair stated they want to be a good neighbor and if there is an area to add additional pine trees, they will. Mr. Fair said they met with Ms. Cao, after plans had been submitted, and discussed removing at their expense any additional trees that are dying. He said they considered a hedge of arborvitae. He noted this area is thick with buckthorn and said he thinks pine trees would do a better job of screening. Commissioner Kobussen asked if they are taking out the buckthorn as that is an undesirable species. Mr. Fair said they are leaving that up to resident to the west, as there would be no privacy at all if the buckthorn is removed. Commissioner Nelson discussed the privacy issue and said the RSF-1 setback would be 15 feet on the west side which is what it looks like on the plan as presented. He asked if that is correct. Mr. Fair said it is very close. Commissioner Nelson said the change in zoning would maximize the return on the property. He asked if the commission can recommend that the setback on the west side be 15 feet with RSF-2 zoning. Planning Manager Thomson clarified that RSF-2 zoning allows a ten-foot/six-foot setback and the city cannot require a greater setback. Commissioner Nelson reviewed that everything else in the area is RSF-1 and we are accommodating the builder to maximize their return while sacrificing privacy to the neighbor. He said he is looking for compromise and said there would be a 15 -foot setback with no zoning change. Commissioner Oakley discussed condition 5 regarding the driveway on Lot 3 being located at the minimum setback from the west property line. He said he has a hard time understanding why we can regulate the driveway location but not a minimum setback of 15 feet on the west lot line. Planning Manager Thomson explained the driveway is a different situation because the subdivision code has requirements for driveway location as it is a safety issue to keep it as far from the intersection as possible. Commissioner Anderson asked if the city considers the driveway location at Lot 3, which is close to the corner, safe in regard to the type of curve. Approved Planning Commission Minutes January 4, 2012 Page 4 City Engineer Moberg said the driveway location on Lot 3 is close to a corner. He said the city considers it safe in terms of site distances and curve. City Engineer Moberg said the proposed driveway would be located further west than the existing drive and from his perspective, not making it any worse than what is already there. Commissioner Anderson asked if there is history of usage for the two existing driveways for this property. City Engineer Moberg responded negatively. Planning Manager Thomson added there is a requirement for a turnaround for each driveway so people would not be backing on to Gleason Lake Drive. She said this would improve the safety situation. Commissioner Anderson said a 15 -foot setback cannot be required under RSF-2 zoning, and asked the applicant if Hanson Builders would be willing to do a self-imposed restriction. Mr. Fair said Dean Hanson would have to answer that. He reiterated they are working with the neighbor, bringing in pine trees, cleaning up some dead trees, and said he thinks it will be a nice project. Commissioner Anderson asked if Hanson Builders ever uses fencing. Mr. Fair said Dean Hanson is "green" and prefers a "green fence" using pine trees. MOTION by Commissioner Petrash, seconded by Commissioner Kobussen, to approve the request by Hanson Builders for rezoning from RSF-1 to RSF-2 and preliminary plat for "Gleason Lake Heights Addition" located at 14509 Gleason Lake Drive. Motion to add a friendly amendment, by Commissioner Nelson, seconded by Commissioner Oakley, to ask Hanson Builders to consider a 15 -foot setback for the property on Lot 1. Commissioner Petrash accepted the amendment. Chair Davis said he would rather have screening than the additional five feet. He said he thought the neighbor would rather have trees screening than a big hole there. Vote. 5 Ayes. MOTION approved. Commissioner Nelson and Anderson voting nay. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Davis, with no objection to adjourn the meeting at 7:34 p.m.