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HomeMy WebLinkAboutPlanning Commission Minutes 08-18-2010Approved Minutes City of Plymouth Planning Commission Meeting August 18, 2010 MEMBERS PRESENT: Chair James Davis, Commissioners Dick Kobussen, Nathan Robinson, Gordon Petrash, Scott Nelson, Erik Aamoth and Marc Anderson MEMBERS ABSENT: None STAFF PRESENT: Planning Manager Barbara Senness, Senior Planner Shawn Drill, Senior Planner Marie Darling Senior Planner Joshua Doty, Assistant City Engineer Jim Renneberg, 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 Nelson, to approve the August 18, 2010 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE AUGUST 4, 2010 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Petrash, seconded by Commissioner Robinson, to approve the August 4, 2010 Planning Commission Minutes. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. HANS HAGEN HOMES (2010057) Chair Davis introduced the request by Hans Hagen Homes for a planned unit development amendment to expand seasonal sales at Plymouth Station for property located at 16705 County Road 24. Senior Planner Doty gave an overview of the staff report. Commissioner Anderson asked if the seasonal sale would restrict commerce in any way for other stores. He asked if the timing would hinder Linder's seasonal sale. Senior Planner Doty responded that Hans Hagen Homes would manage that issue. Approved Planning Commission Minutes August 18, 2010 Page 2 Chair Davis introduced the applicant, John Rask, representing Hans Hagen Homes. Mr. Rask introduced Jim Starry representing Sports Hut. Mr. Rask said they had reviewed the staff report and conditions and are in agreement. Commissioner Nelson asked if all tenants are on board with this and if there would any effect on other businesses or parking. Mr. Rask said they did not notify all of the tenants; many of them saw the signs and called. He said they do allow all tenants who have an interest to do something like this to do so, but in the past they haven't asked. Mr. Rask said there are not many retail tenants in the center who would have outdoor displays. Mr. Rask said Linder's time would be trimmed back for Sports Hut. He said the reaction of tenants has been very positive with Sports Hut, as they bring a retail component that was lacking in the center. Chair Davis opened and closed the public hearing as there was no one present to speak on the item. Commissioner Anderson said he likes the location for this sale. He said there is congestion in some areas, but this location would work very well. MOTION by Commissioner Nelson, seconded by Commissioner Kobussen, to approve the request by Hans Hagen Homes for a planned unit development amendment to expand seasonal sales at Plymouth Station for property located at 16705 County Road 24. Vote. 7 Ayes. MOTION approved. B. RYLAND HOMES (2010059) Chair Davis introduced the request by Ryland Homes for rezoning to RSF-3 and a preliminary plat for "Arbor Grove" for 28 single family lots to be located at 18855 Highway 55. Senior Planner Darling gave an overview of the staff report. Commissioner Anderson asked the length of the cul-de-sac. Senior Planner Darling said it is approximately 1,100 lineal feet. Commissioner Anderson asked if staff considered extending Xanthus Lane to the north to be a viable option. He said that would reduce the length by about 400 feet and remove a dozen lots from being on the cul-de-sac. Senior Planner Darling said it is possible to extend the road in that direction; it would require some additional wetland impacts and would create a connection between the two roadways that is closer than optimal, but it is another option. Approved Planning Commission Minutes August 18, 2010 Page 3 Commissioner Anderson asked what the city's standard is for distance between roads. Assistant City Engineer Renneberg said he was not aware of the specific requirement between spacing of streets. Commissioner Anderson asked if Hamel Road is a major collector. Senior Planner Darling answered affirmatively. Commissioner Anderson asked to review a drawing that delineates wetlands and areas impacted. Senior Planner Darling displayed a map indicating two wetlands - a larger wetland east of Xanthus and a small area by Hamel road which would be impacted. Commissioner Nelson asked if it is common in the city to have an LA -2 land use next to the higher density LA -4. Senior Planner Darling said there are many areas where different land use designations back up to each other. Planning Manager Senness added that the recent Comprehensive Plan update was done with full knowledge those two land uses would be there. Commissioner Nelson asked if the presence of significant trees creating the buffer factored into that reasoning. Planning Manager Senness said the land to east of the proposal is lower density, and there was a desire to maintain lower density adjacent to that area. She said it was recognized that land near Hamel would be a more appropriate area for higher density and the topography to the west is very suitable to higher density. Planning Manager Senness said she did not believe the trees were a factor. Commissioner Nelson said aesthetically there would be a long row of houses potentially backed up to apartment buildings, and obviously trees and landscaping would make that a more visually desirable neighborhood. Senior Planner Drill clarified the street requirements and said the subdivision regulations state, access to collector streets shall be at intervals of not less than'/4 mile." Chair Davis asked about the distance between the streets. Senior Planner Darling said if the cul-de-sac were extended through, there would be 200-250 feet between the two local streets, which is less than the'/4 mile. Commissioner Kobussen asked how Outlot A would be divided between the homeowners. Approved Planning Commission Minutes August 18, 2010 Page 4 Senior Planner Darling reviewed extending property lines from adjacent properties to include that area. Commissioner Kobussen asked why it is advantageous for the city to do that. Senior Planner Darling said remnant parcels are more likely to go to tax forfeit and result in city or state management rather than under the adjacent property owners. Chair Davis introduced the applicant, Mike DeVoe, Division President of Ryland Homes. Mr. DeVoe provided background on Ryland Homes and said they are a Fortune 500 company based in California. He said the Fields of Nanterre was their first project in Plymouth. Mr. DeVoe said the proposed development would be done in two phases. Phase 1 would include 18 lots with a model open by January, 2011. Mr. DeVoe said Phase 2 would begin in Spring, 2011 and anticipated being built out by 2012. He said the 28 lots would range from 8,000 - 30,000 square feet and said they are working to limit wetland impact. There are six floor plans with traditional two-story homes with 3-4 stall garages that range from $385,000 - $455,000. Commissioner Anderson asked if the plans shown in the staff report represent what will be built in regard to garage stalls. Mr. DeVoe said all styles will have a three -stall garage and some will have a fourth tandem garage stall. Commissioner Anderson questioned if the plans are a proper representation because a typical three -stall garage is 30 feet wide and if the garage/house is 50/50, you would be placing a 60 - foot wide house on a 65 -foot lot. Mr. DeVoe said 57 feet is the pad size, and the 65 -foot wide lots would be restricted on styles, but would have the third stall. Mr. DeVoe stated that 19 of the 28 lots are larger than 65 feet, and 9 lots on the western edge of property are 65 feet wide. Chair Davis asked the applicant if he concurred with conditions in the staff report. Mr. Devoe said he would like staff clarification on two conditions. Commissioner Kobussen said Outlot A would be the responsibility of the homeowner and asked if that will that be a problem for the homeowner when trying to sell that lot. Mr. DeVoe said they are comfortable with that. Commissioner Anderson asked to review the lot widths on the preliminary plat. Senior Planner Darling reviewed the preliminary plat, and noted the dimension at the cul-de-sac circle is less than 65 feet. She clarified that the lot width measurement is at the front setback which is 25 feet. Approved Planning Commission Minutes August 18, 2010 Page 5 Commissioner Anderson said the 3 -car garage plan would not fit on the 65 -foot width. Mr. DeVoe said the plans for nine lots would be restricted to the ones that will fit, but would still have 3 -car garages as they feel it will be important to the buyers. He stated all six plans can fit on the 72 -foot lots. Chair Davis opened the public hearing. Chair Davis introduced John Finazzo, 501 Lomardy Lane, Minnetonka, MN. Mr. Finazzo said his mother owns property on Brockton Lane south of the proposed site. He asked if the proposed site is reclassified to RSF-3 if there is any possibility it could impact or affect zoning of other properties in the area in the future. Chair Davis closed the public hearing. Planning Manager Senness said the Finazzo property is also guided LA -2, which is 3-6 units per acre. She said the main issue is that it is the same density as the subject property and would likely be developed with smaller single family lots or townhouse units. Commissioner Petrash said the proposal is a well -thought out plan for the awkward space available. Commissioner Petrash said he continues to be amazed at how many homes are being built in Plymouth. Chair Davis concurred with Commissioner Petrash, and added that they managed to get in some developable area and take care of the wetland issues. He said he will be supportive of the plan. Commissioner Anderson agreed that the applicant has done a good job with an awkward site. He said the road extension would not be in conformance with city codes but the solution is also not in conformity. Commissioner Anderson said they have exceeded the tree replacement requirement, and noted there are a lot of poplar and box elder. Commissioner Anderson said we are not voting on the homes but wanted to ensure the developer presented something that would fit in reality. He said they have done a good job with the plan and will vote in favor of it. MOTION by Commissioner Petrash, seconded by Commissioner Nelson, to approve the request by Ryland Homes for rezoning to RSF-3 and a preliminary plat for "Arbor Grove" for 28 single family lots to be located at 18855 Highway 55. Roll Call Vote. 7 Ayes. MOTION approved unanimously. C. HAMPTON HILLS INVESTMENT, LCC (2010068) Chair Davis introduced the request by Hampton Hills Investment, LLC for an interim use permit for grading operations at the future Hampton Hills subdivision to be located on the former Hampton Hills golf course. Approved Planning Commission Minutes August 18, 2010 Page 6 Senior Planner Drill gave an overview of the staff report. Commissioner Aamoth asked about tree preservation. Senior Planner Drill said the city is keeping a tabulation of all trees to be removed as part of the initial grading operations. He said those trees will be included in the calculations for tree preservation when the site is platted. Commissioner Kobussen asked about the requirement to maintain the driveway for an existing home on the site. Senior Planner Drill reviewed the house location and driveway, and added that the home is owned by the applicant. Commissioner Anderson asked if there is a tree count. Senior Planner Drill said the tree removal for grading would equal 26 percent. He reviewed the aerial photo showing the treed areas and the fairways of the former golf course. Commissioner Nelson asked if the proposed grading has anything to do with the initial 14 lots that were previously approved. Senior Planner Drill said some of this dirt may be brought into that 14 -lot area. Commissioner Nelson asked if it is common to approve an interim use permit for a large amount of grading for an unplatted piece of land. Senior Planner Drill said it is requested occasionally, and that the code does allow for such grading through the interim use permit process. He said the developer is taking some risk, because they have no plat approval. Chair Davis introduced the applicant, Rob Wachholz, of Hampton Hills Investment, LLC. Mr. Wachholz said their preference would have been to apply for the preliminary plat that would, in turn, allow the grading without the need for the interim use permit. However, he said timing requires that they proceed with some grading operations in advance of their plat application— which is expected in roughly three weeks. Mr. Wachholz said they need to import some dirt for the 14 approved lots. Mr. Wachholz said the only way to access a portion of the Hampton property is through the Taylor Creek plat, and they want to continue placement of fill along that edge while they have access. Mr. Wachholz said there has been discussion with the Parks Department regarding raising the area that will be dedicated as parkland. He said the next area contemplated for home development would be Fill Area 2. The south edge is adjacent to the wetland area and encroaches into an area with unsuitable soils. Mr. Wachholz said the excavation would be up to 20 feet deep in some areas. Mr. Wachholz said for efficiency and practical reasons they are willing to take the risk and grade portions of the site at this time. He added that once material is placed, it needs to sit for six months or more before building on it. Approved Planning Commission Minutes August 18, 2010 Page 7 Mr. Wachholz said they will avoid impact to the driveway for the existing home and that access will be maintained. Commissioner Kobussen asked if the fill for Fill Area 1 would cross the wetland. Mr. Wachholz said they have had preliminary discussions with engineering staff regarding allowing a temporary impact on the wetland to facilitate their ability to circle the Taylor Creek site. He reiterated they want to do the grading while Taylor Creek is under development and before homes are constructed. Commissioner Anderson agreed that unsuitable soils would not support the weight of a home, but would be suitable to place that material in the area that would become parkland. He asked if the unsuitable soil was clean fill. Mr. Wachholz said the material for the park is not tainted, and would hold up for a turf play field. Chair Davis opened the public hearing. Chair Davis introduced Tony Zieg, 5353 Empire Lane N. Mr. Zieg asked if proposed grading in the areas would impact two groves of trees along the south border of the site. He asked about the timeline and development plans for a potential road south of Pomerleau Lake. Chair Davis closed the public hearing. Mr. Wachholz said they are aware and are trying to be sensitive to those two areas of trees. He added they chose Borrow Area 2 so there would be no impact to either of those two groves. Mr. Wachholz said they are hoping to save those trees when platting the development site. Chair Davis asked about the resolution condition regarding access to the existing home. Mr. Wachholz said they have title to this home and the occupant has occupancy rights. He said there would be consideration for that home site when platting in the future, and they would preserve access for the home. Chair Davis asked why this is addressed in the resolution and why it is a city matter. Senior Planner Drill said there is interest in preserving the driveway as long as a third party is living in the house. Planning Manager Senness added that the city has to ensure emergency access as long as someone is living there. Commissioner Anderson said he considers this type of grading out of the norm with a preliminary plat, however, the city provides a process for granting the approval. Commissioner Anderson said this site has tremendous soil correction requirements. He said the applicant is stepping forward and working with adjacent property owners, and they understand it is at their Approved Planning Commission Minutes August 18, 2010 Page 8 risk. He said the preliminary plat has not been approved and the applicant may need to make adjustments to the grading plan later on. Commissioner Anderson said he is pleased that the two groves of trees are not being impacted now by the proposed grading operations. Commissioner Anderson said he is supportive of the proposal. Commissioner Kobussen asked about the creek flowing through this property, and if the watershed district would get involved. Senior Planner Drill said the watershed district would be involved in review of platting or any wetland impacts. He said the city would require installation of silt fencing to protect water quality in conjunction with a grading permit application. He added there would be emphasis on the protection of the creek, wetlands, and flood plain as the development plans proceed. Commissioner Kobussen asked if the watershed district needs to give its approval before the grading permit can be issued. Senior Planner Drill said their approval is not required for a grading permit that does not involve wetland impacts or platting. He noted that there is some overlap in the city and watershed regulations. Commissioner Kobussen asked about a temporary crossing over the creek as suggested by the applicant. Senior Planner Drill said staff would need to analyze that if the applicant makes such a request. He noted that the current grading plans do not indicate any wetland impacts. Mr. Wachholz said he believes the temporary crossing may be an administrative decision, and that the crossing would line up with a future utility corridor through the site. MOTION by Commissioner Petrash, seconded by Commissioner Anderson, to approve the request by Hampton Hills Investment, LLC for an interim use permit for grading operations at the future Hampton Hills subdivision to be located on the former Hampton Hills golf course. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 7. NEW BUSINESS Planning Manager Senness advised that there are no items scheduled for the planned September 1, 2010 Planning Commission meeting. MOTION by Commissioner Anderson to cancel the September 1, 2010 Planning Commission Meeting. Vote. 7 Ayes. MOTION approved. 8. ADJOURNMENT MOTION by Chair Davis, without objection, to adjourn the meeting at 8:20 p.m.