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HomeMy WebLinkAboutPlanning Commission Minutes 03-16-2011Approved Minutes City of Plymouth Planning Commission Meeting March 16, 2011 MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Nathan Robinson, and Bryan Oakley MEMBERS ABSENT: Commissioners Dick Kobussen, Gordon Petrash and Scott Nelson STAFF PRESENT: Planning Manager Barbara Senness, Public Works Director Doran Cote, Senior Planner Shawn Drill 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 Anderson, to approve the March 16, 2011 Planning Commission Agenda. Vote. 4 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE MARCH 2, 2011 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Oakley, seconded by Commissioner Robinson, to approve the March 2, 2011 Planning Commission Meeting Minutes. Vote. 4 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. HAMPTON HILLS INVESTMENT LLC (2011002) Chair Davis introduced the request by Hampton Hills Investment, LLC for rezoning and preliminary plat for Hampton Hills 3rd Addition for 114 single family lots to be located at the former Hampton Hills golf course site. Senior Planner Drill gave an overview of the staff report. He noted that the item was continued from the March 2, 2011 Planning Commission meeting, but that there was no presentation or discussion on the item at the March 2nd meeting. Commissioner Anderson asked how the development would be phased. Approved Planning Commission Minutes March 16, 2011 Page 2 Senior Planner Drill said preliminary project phasing plans have been received from the developer. He deferred that question to the developer. Commissioner Anderson asked if the Juneau Lane connection would be completed early in the process. He also asked how far north the repaving of Juneau Lane would occur. Senior Planner Drill said the developer will address timing for the Juneau Lane connection when they describe their proposed project phasing plan. Senior Planner Drill said the repaving of Juneau Lane would be for the segment west of Pomerleau Lake. Commissioner Anderson asked about potential future development of the south area, shown as Outlot F. Senior Planner Drill said the developer would wait with that area and see what the market is like in a few years regarding potential housing types. Commissioner Anderson said the tree calculations are included for the entire site, including the previously approved first phase. He asked how future development of Outlot F would impact the tree calculations. Senior Planner Drill said when the Outlot F area is developed in the future, the tree numbers would be recalculated again to include trees removed from that area. Commissioner Oakley noted that the first phase of this development (Hampton Hills 2"d Addition) was zoned RSF-2, and asked what the rationale was for rezoning the remainder of the former golf course site to RSF-3. Senior Planner Drill said the comprehensive plan specifies a minimum of 111 dwelling units for this portion of the site, and proposed development plan under RSF-3 zoning would provide 114 dwelling units. He said under RSF-2 zoning, they would not be able to achieve the minimum density needed, based on the LA -R2 guiding in the comprehensive plan. Senior Planner Drill noted that other nearby developments are zoned RSF-3. Commissioner Oakley asked if density calculations exclude steep slopes. Senior Planner Drill said wetlands, wetland buffers, and right-of-ways for a major roads are excluded from density calculations, but not slopes. Planning Manager Senness said that only things that are regulated by ordinance are excluded, and there are no regulations regarding slopes. Chair Davis introduced the applicant, Rob Wachholz, Tradition Development. Mr. Wachholz said the market appears strong in this area, as 14 lots previously platted in phase 1 have all been sold. Mr. Wachholz discussed their phasing plan and said 33 lots in the horseshoe -shaped area directly south of 55th Avenue/Polaris Lane would be the next phase. Timing depends on market demand, and the following phase would connect to Juneau Lane. Mr. Wachholz said the last Approved Planning Commission Minutes March 16, 2011 Page 3 phase would be along the northerly ridge, in the area of the existing Whalen home. Mr. Wachholz said they are sorting through issues regarding the future roadway connection in the area north of the golf course site. He said the ultimate roadway location in that area will be determined based on a broader collaboration of property owners. Mr. Wachholz said he doesn't know how long it will take to get to development of the south (Outlot F) area, and that at this point in time it would be premature to lay out that area with engineered plans. Mr. Wachholz said the south area would be very suitable for a single builder, and that it could be fine-tuned at a later time based on that builder's specific needs. Commissioner Anderson asked if the proposed lot sizes are the same width in each of the development phases. Mr. Wachholz said 74 -foot wide lots are proposed the next 33 -lot "horseshoe" phase. Mr. Wachholz said 80 -foot wide lots are proposed along the balance of the site, except for the 11 125 -foot wide lots that are required by the shoreland regulations. Mr. Wachholz said there are a lot of slope and soil challenges related to the site, which impacts the overall site layout. Commissioner Anderson noted there are a few isolated pine trees on the site, and asked if those would remain. Mr. Wachholz said they have already relocated about ten large pine trees, as large as 25 -feet high, from the former golf course into the previously platted lot area, but other trees were not healthy or too large to move. He said they would make every effort to save as many trees as possible, but with the extent of grading required, some trees will not be able to be saved. Commissioner Oakley discussed Blocks 3 and 9 in the northeast portion of site, and noted it appears they have about 35 feet of grade difference, which would result in steep back yards along both blocks. He asked about storm water in that area, and about usable back yard space. Mr. Wachholz stated there would be a significant grade separation between the two blocks. He said the plans provide for a boulder retaining wall up to ten feet high along that area. Mr. Wachholz said that would allow them to create a 25 -foot level back yard behind each home. Mr. Wachholz said they are working on developing a natural landscape plan for that slope to help address the relationship between the homes that would back up to each other in the area. Mr. Wachholz said the storm water has been studied, and it would flow out to the sides and between the homes. Mr. Wachholz said lots in this general area, including those in Spring Meadows and others, are challenged from a back yard depth standpoint. He said it is not ideal, but it is one of the reasons for the RSF-3 zoning, because they can sell the lots at price point more accepting of that condition. Commissioner Oakley asked if the natural landscaped area would be controlled by a homeowner's association. Approved Planning Commission Minutes March 16, 2011 Page 4 Mr. Wachholz said they don't envision needing to include that in the HOA, but that it could be considered if there were any issues. He said the landscaping would be designed to require very little maintenance once it is established. Chair Davis asked about the house at 5313 Juneau Lane. Mr. Wachholz said they would create a platted lot for that house. He said the city will have interest in that lot as part of the park plan. Mr. Wachholz said they have been talking with the owner and are expecting to work something out to accomplish the city's goals. Chair Davis continued the public hearing and closed the public hearing, as there was no one present to speak on the item. Commissioner Robinson said the proposal meets the city's guiding and zoning standards. He said there is adequate infrastructure for the development. He said he'll be voting in support of the project. Commissioner Oakley said he initially had concerns about the plat, and noted that it is a complicated site to develop. He said he is not sure if the way density is calculated is fair to the development, because the area of the slopes was not excluded from the usable acreage. Commissioner Oakley stated that the development complies with the rules. He said all of his questions were answered, and the developer understands the complexities of this development. He said he also supports the proposal. Planning Manager Senness noted that our definition of density is limited by the regional definition with regard to slopes. Commissioner Anderson said this site is a difficult site. He said development phasing has moved in a logical order with access, utilities, and grading. He said he is pleased with how the 14 existing lots and the proposed plat will work together. Commissioner Anderson said he supports the proposed plat. Chair Davis said he is also in favor of the proposal. He said he sees a lot of construction activity in the approved developments, and it shows that the market for housing is here. He concurred that the way development has gradually extended to this site from Vicksburg Lane indicates well thought out planning for this area. MOTION by Commissioner Anderson, seconded by Commissioner Oakley, to approve the request by Hampton Hills Investment, LLC for a rezoning and preliminary plat for Hampton Hills 3rd Addition for 114 single family lots at the former Hampton Hills golf course site. Roll Call Vote. 4 Ayes. MOTION approved. 7. NEW BUSINESS A. Cancel the April 6, 2011 Planning Commission Meeting Approved Planning Commission Minutes March 16, 2011 Page 5 Planning Manager Senness said there were no items for the April 6, 2011 agenda. Motion to approve the April 6, 2001 meeting cancellation. Vote 4 Ayes. 8. ADJOURNMENT MOTION by Chair Davis, without objection, to adjourn the meeting at 7:45 p.m.