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HomeMy WebLinkAboutPlanning Commission Minutes 06-16-2010Approved Minutes City of Plymouth Planning Commission Meeting June 16, 2010 MEMBERS PRESENT: Chair James Davis, Commissioners Dick Kobussen, Nathan Robinson, Erik Aamoth, Gordon Petrash, Scott Nelson and Marc Anderson MEMBERS ABSENT: None STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Marie Darling, Senior Planner Shawn Drill, 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 Petrash, seconded by Commissioner Kobussen, to approve the June 16, 2010 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE JUNE 2, 2010 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Robinson, seconded by Commissioner Kobussen, to approve the June 2, 2010 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS Planning Manager Senness discussed the Taylor Creek and Hampton Hills proposals (Agenda Items 6.A. and 6.13. respectively), and said a number of months ago staff did a study of which undeveloped properties in northwest Plymouth have access to sewer, water and public streets. She said there were only a few that met all three criteria, which means creative coordination will be required in order for development to occur. Planning Manager Senness said these two proposals go hand in hand. The sewer for Taylor Creek would come through Hampton Hills, and the street and water for Hampton Hills will come through Taylor Creek. She said the sewer coming from the east would also eliminate the need for a temporary lift station in the approved Spring Meadows subdivision. Approved Planning Commission Minutes June 16, 2010 Page 2 A. TAYLOR CREEK LLC (2010035) Chair Davis introduced the request by Taylor Creek, LLC for rezoning, preliminary plat and PUD general plan for "Taylor Creek" for 47 single family lots located at 5550 Vicksburg Lane. Senior Planner Drill gave an overview of the staff report. He said a replacement resolution which addresses recent changes has been provided. Commissioner Kobussen asked if moving to a 50 -foot right-of-way for the Shenandoah segment would affect setbacks where it would be less than 20 feet, or would it push them to a point where they would lose more trees. Senior Planner Drill said the idea of reducing setbacks to less than 20 feet was considered so homes would not need to be moved back. He said if the setback remains at 20 feet and the right- of-way for this segment is 50 feet instead of 45 feet, there would be additional tree loss of roughly 1 to 3 dozen trees. Chair Davis asked why there is a recommendation to widen the right-of-way. City Engineer Moberg said the 50 -foot right-of-way is the current city standard; 45 -foot would be a deviation. City Engineer Moberg said Shenandoah Lane would serve as a mini collector for future homes to the south and east. He said the street would be extended into other properties and that is why it is important to have a 50 -foot wide right-of-way in that area. Chair Davis asked if the 55th Avenue right-of-way would also need to be widened to 50 feet. City Engineer Moberg stated that 55th Avenue is a minor collector and would have a 60 -foot right-of-way. Commissioner Anderson asked if the width of the drainage and utility easement would be increased with the 45 -foot wide rights-of-way to make up the difference. Senior Planner Drill said the drainage and utility easement would be the standard width of 10 foot along the front lot lines. Commissioner Anderson asked if there are requirements that the small utilities be bored to save trees. Senior Planner Drill said there would be no trees along the street where the small utilities would be located. He added that most of the preserved trees are in back yards. Commissioner Kobussen asked if there are any other areas in Plymouth with a 20 -foot front yard setback. Approved Planning Commission Minutes June 16, 2010 Page 3 Senior Planner Drill said Seven Greens and Conor Meadows have reduced setbacks. Planning Manager Senness added that the single family homes in The Reserve have reduced setbacks. Chair Davis asked if there were plans for Outlot F. Senior Planner Drill said there is a condition in the resolution that Outlot F be widened to accommodate a stub for a possible future street. Chair Davis asked if there is a financial incentive associated with the conservation easement. Senior Planner Drill said he was not aware of a financial incentive. Planning Manager Senness noted that Elm Creek Highlands also had three conservation easements to preserve trees. Commissioner Kobussen asked who is responsible for improvements to Vicksburg Lane and can it handle the increased traffic. Senior Planner Drill said the construction of the Vicksburg/55th Avenue intersection with turn lanes on Vicksburg would be done by the developer. He said in the long term, Vicksburg will be reconstructed to a 4 -lane facility by the city. Senior Planner Drill said Vicksburg Lane could accommodate the traffic generated by this site. Chair Davis introduced the applicant, Dave Gonyea. Mr. Gonyea said they would like to continue to work with city staff to keep the 45 -foot wide right-of-way for Shenandoah Lane because, in the long run it would save more trees. He said he is in agreement with the remainder of the resolution. Commissioner Kobussen asked about his relationship with the developer of Hampton Hills because one can't start without the other. Mr. Gonyea said he has been working with the other developer and they are on a friendly basis. He said they understand that without both happening, neither can happen. Commissioner Petrash said while driving around Plymouth he has observed setbacks and said they make it feel very European as the houses are close. He asked if it is a concern how people perceive these houses. Mr. Gonyea said because of the zoning in Wood Crest, they couldn't put in bigger lots. Those are 66 -foot wide, with a big house and some living space over the garage, and they look expansive. The proposed Taylor Creek lots would be 100 feet wide, so the lots will be 40% wider. He said the road is the same 28 -foot width. Commissioner Kobussen asked about the oversized water mains and asked if there is an advantage to not have it loop back. He asked about future plans for the rest of the development. Approved Planning Commission Minutes June 16, 2010 Page 4 Mr. Gonyea said the 16" pipe would serve the Hampton Hills site. The Taylor Creek project meets the pressure calculations with a 12" pipe. He said the loop will be provided with the second phase. Commissioner Anderson asked if there is a calculation for tree loss based on the 45- and 50 -foot wide right-of-way. Mr. Gonyea said he did not have that calculation, because he received the revised resolution the previous day. Commissioner Anderson asked if the retaining wall on the west side of Shenandoah Lane would have to be moved with a 50 -foot right-of-way versus the 45 -foot right-of-way. Mr. Gonyea said he didn't believe so. Commissioner Anderson asked if the retaining wall could exist within the right-of-way. City Engineer Moberg said it would not be preferred to have the retaining wall in the right-of- way, but there are instances of this in the city. Chair Davis opened and closed the public hearing as there was no one present to speak on the item. Commissioner Petrash asked about vehicle traffic and if the city has a plan to improve Vicksburg Lane before the next development phase occurs. City Engineer Moberg said Vicksburg Lane improvements are in the 5 -year CIP. He said the unresolved question is funding for building those improvements. Commissioner Nelson said there was discussion on the temporary lift station for the Spring Meadows development and who would maintain it. He said he is relieved the gravity sewer will be in place before development, and the temporary lift station will not be part of that. Commissioner Anderson said this site is difficult to develop with the topography and trees, but sees the developer making a great effort to preserve trees. He said the retaining walls are expensive; the reduction of the right-of-way and narrowing of the setbacks has more of a market affect than anything else. Commissioner Anderson said some folks may not like how close doors are together. He said there are a lot of single loaded streets, and only a few lots would be affected by the reduction. Commissioner Anderson said density is at a minimum. He said the traffic on Vicksburg Lane should not be a concern. Traffic has to be added until it becomes a priority and then they will find the money. He said the developer and engineer have done a very good job. Approved Planning Commission Minutes June 16, 2010 Page 5 Commissioner Kobussen said his only concern is the right-of-way width for Shenandoah Lane. He said it is better to lose a couple trees now and plan for the future, than have a problem later on that you can't fix. Commissioner Kobussen said he has no problem with this proposal as long as both developments occur simultaneously. MOTION by Commissioner Nelson, seconded by Commissioner Anderson, to approve the request by Taylor Creek, LLC for rezoning, preliminary plat and PUD general plan for "Taylor Creek" for 47 single family lots located at 5550 Vicksburg Lane. Roll Call Vote. 7 Ayes. MOTION approved unanimously. B. PLYMOUTH DEVELOPMENT CORPORATION (2010043) Chair Davis introduced the request by Plymouth Development Corporation for rezoning and preliminary plat for "Hampton Hills Phase I" for 14 single family lots located in the northwest portion of the former Hampton Hills golf course. Senior Planner Drill gave an overview of the staff report. Chair Davis asked what would happen with the existing home on Lot 1 Block 2. Senior Planner Drill said this occupied home cannot be on an outlot, so a lot is being created for future platting. Commissioner Anderson said there is one road (55th Avenue) with a proposed 62 lots providing access to Vicksburg Lane. He said typically this is not done, and asked about plans for requiring a secondary access point. Senior Planner Drill said in the long term, the road system will connect to Juneau Lane and there would be other access points in Taylor Creek that would connect north to Wood Crest. He said this situation has occurred before where newer areas of development could not get a secondary access point, such as The Reserve. He added this is not ideal, but there is no alternative until other properties are developed. Chair Davis introduced the applicant, Rob Wachholz, Tradition Development. Mr. Wachholz said he has done projects all over the metropolitan area, but as a Plymouth resident he likes doing a project in his home town. Mr. Wachholz said Hampton Hills has held a key and they are pleased to break through with solutions. Mr. Wachholz said City Engineer Moberg and staff helped solve one of the conundrums on this site which was the sewer. He said it is deep and expensive, and a challenge to install due to the soils, trees, slopes and wetlands. He said they sought alternatives with the sewer and found means to serve the properties differently than once assumed. Mr. Wachholz said this small area of lots would recover some of that cost while planning for the rest of the site. He said the next stage of development will extend east from the proposed 14 lots and will accomplish the emergency access connection to Juneau. Mr. Wachholz said it is a pleasure to work with Gonyea Company, and he respects their knowledge Approved Planning Commission Minutes June 16, 2010 Page 6 of the marketplace. He said they have put together two complicated projects without attorneys, and have trust and respect for each other and are looking to do the right thing for each other and for the city. Commissioner Anderson asked about the timing of the project in terms of grading and sewer. Mr. Wachholz said upon authorization from the city they would start. He said they intend to have the sewer go through and avoid the temporary lift station; and they hope to have lots in the ground by fall. Commissioner Petrash said there will be three significant construction sites on Vicksburg Lane at the same time, and asked if construction activity and equipment would be coordinated so traffic would not be an issue. Mr. Wachholz said equipment is dropped off during low periods of traffic, and it remains operating on site. He said they would be using other contractors on the west side of Vicksburg Lane. Chair Davis opened and closed the public hearing as there was no one present to speak on the item. Commissioner Anderson said the proposal is a quality development with single family lots and would be correcting a situation in Spring Meadows with the temporary lift station. He said that lift station was approved to get some activity going. It will be corrected with this situation, but the temporary long street creates another issue until more land is developed. Commissioner Anderson said he supports staff recommendation to approve. Commissioner Petrash commented that he is concerned about what would happen if we have another recession. There would be empty lots on empty streets and it seems like these developments are all coming at once. Chair Davis said we are counting on the people here who are putting their money at risk. He said we had a lot of concern regarding the temporary lift station at Spring Meadows, but approved it in the hope other things would start. Chair Davis said he thinks the commission did the right thing to get things going, and thinks this proposal will keep things going. MOTION by Commissioner Anderson, seconded by Commissioner Robinson, to approve the request by Plymouth Development Corporation for rezoning and preliminary plat for "Hampton Hills Phase I" for 14 single family lots located on the northwest corner of the former Hampton Hills golf course. Roll Call Vote. 7 Ayes. MOTION approved unanimously. Approved Planning Commission Minutes June 16, 2010 Page 7 C. CITY OF PLYMOUTH (2009027) Chair Davis introduced the request by the City of Plymouth for a zoning ordinance amendment to add new architectural design standards for townhouses and apartments. Senior Planner Darling gave an overview of the staff report. Commissioner Anderson asked what the current standard for garages is. Senior Planner Darling said the only requirement is that each unit have two enclosed garage stalls. Commissioner Anderson asked about garage sizes historically. Senior Planner Darling said older townhomes have had a single garage stall. She explained that a minimum garage size is proposed because it impacts the outside design and provides a definition of what constitutes two stalls. Commissioner Anderson asked if 400 square feet is considered 20 foot by 20 foot and if it would be adequate for two cars. Senior Planner Darling responded that it would be tight, but it is a functioning two -stall garage. Commissioner Robinson asked if these new standards would pose a threat to future development as the number of standards might be an issue for developers and they would go elsewhere. Senior Planner Darling said if a developer wants to develop in Plymouth, they would have to meet these standards. She added that if a developer is looking in Plymouth, they have already identified something they want and these broad architectural standards will not discourage development in Plymouth. Chair Davis asked if these standards would apply to the work force housing on Vicksburg Lane that is being considered. Senior Planner Darling said these standards would be adopted before that development is approved. Chair Davis asked if these standards are clear cut or in the eye of the beholder. Senior Planner Darling said there will be some ability for interpretation. Staff will have to work on those issues with developers to ensure these standards are producing the intent that is desired. Planning Manager Senness added this is the city's first foray into this area. She said standards in other cities have been studied to see what would fit here and feel confident this a good start. Approved Planning Commission Minutes June 16, 2010 Page 8 Commissioner Anderson said it is a great thing to set design standards as he has seen the barracks look" on many projects. He said it is difficult to come up with some simple statements that a developer won't try to take advantage of or manipulate to cut corners where they can. Commissioner Anderson said he is concerned about the garage size because when it comes to this type of product the builder sets the market. If all builders put in the minimum there is no choice. Commissioner Anderson encouraged a larger garage size, and said he has seen many cars on a driveway because there is not sufficient storage in the garage and one stall was used for storage. Commissioner Anderson said he would suggest 420 or 440 square foot. Chair Davis opened and closed the public hearing as there was no one present to speak on the item. MOTION by Commissioner Petrash, seconded by Commissioner Kobussen, to approve the request by the City of Plymouth for a zoning ordinance amendment to add new architectural design standards for townhouses and apartments. Motion to Amend by Commissioner Anderson to require two -stall garages containing not less than (420) square feet. Commissioner Nelson said as much as he likes a big garage, he did not think 420 square feet is necessary. He said 400 is a good minimum and the developer will develop what will sell. Motion failed for lack of a second. Commissioner Petrash agreed with Commissioner Nelson. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Davis, without objection, to adjourn the meeting at 8:15 p.m.