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HomeMy WebLinkAboutPlanning Commission Minutes 05-15-2013Approved Minutes City of Plymouth Planning Commission Meeting May 15, 2013 MEMBERS PRESENT: Chair James Davis, Commissioners Marc Anderson, Bryan Oakley, Scott Nelson, Nathan Robinson, Gordon Petrash and Dick Kobussen MEMBERS ABSENT: None. STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planner Shawn Drill, Senior Planner Joshua Doty, Public Works Director Doran Cote 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 APPROVAL OF AGENDA Chair Davis said Item 6.1) was withdrawn and removed from the agenda. MOTION by Commissioner Petrash, seconded by Commissioner Kobussen, to approve the amended May 15, 2013 Planning Commission Agenda. Vote. 7 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE APRIL 17, 2013 PLANNING COMMISSION MEETING MINUTES MOTION by Commissioner Petrash, seconded by Commissioner Robinson, to approve the April 17, 2013 Planning Commission Meeting Minutes. Vote. 7 Ayes. MOTION approved. 6. PUBLIC HEARINGS C. K. HOVNANIAN HOMES (2013022) Chair Davis introduced the request by K. Hovnanian Homes for rezonin and preliminary plat for Cedar Hollow for property located south of Highway 55 between 46t Avenue and Urbandale Court. Planning Manager Thomson stated the applicant needs more time to review the impact of the final wetland delineation report. She said there will be some substantial changes to the plat and requested the item be tabled. Approved Planning Commission Minutes May 15, 2013 Page 2 Chair Davis opened the public hearing and continued it to the June 5, 2013 Planning Commission meeting. A. RYLAND HOMES (2013018) Chair Davis introduced the request by Ryland Homes for rezoning and preliminary plat for Creek Ridge for property located west of Vicksburg Lane and south of 54th Avenue. Senior Planner Doty gave an overview of the staff report. He added the applicant and developer of the property to the east have discussed a potential option to remove the temporary lift station. Senior Planner Doty said a letter was received from Tony Kuechle and will be added to the public record. Commissioner Nelson asked how traffic would flow from the proposed development until there is an access to Vicksburg Lane. Senior Planner Doty said there is a connection at Weston Lane north to Spring Meadows, and when 54th Avenue is constructed to the southwest, it will connect to the Kirkwood subdivision, which ultimately connects to Dunkirk Lane. Commissioner Kobussen asked how the O'Brien property would be affected by the proposed elevation changes on Vicksburg Lane. He asked if it would become undevelopable. Senior Planner Doty said plans for the bridge have not been developed to know the impact. He acknowledged their home is located very close to Vicksburg Lane. Senior Planner Doty added access would be provided to the O'Brien property with Weston Lane being brought to the property line. Commissioner Anderson asked if 53rd Avenue crosses the O'Brien property before it goes into Kirkwood. He asked about timing of the O'Brien property development. Senior Planner Doty said it clips the corner of the O'Brien property. Senior Planner Doty said the developer's goal is to start on this project this year, and the Kirkwood development that would connect is anticipated in 2014. He said there is no time frame on the O'Brien property. Commissioner Anderson noted we would be approving a very large cul-de-sac with one access point for an unknown time frame. Senior Planner Doty answered affirmatively. Commissioner Anderson asked if the temporary access can function as an emergency access. He asked about the requirement for a temporary road access until 70% of the building certificate of occupancies are issued. Approved Planning Commission Minutes May 15, 2013 Page 3 Senior Planner Doty explained the intent of the requirement is to have construction access to Vicksburg rather than going through Spring Meadows. He said the 70% requirement is standard language in development contracts. Planning Manager Thomson added there must be a street connection in Kirkwood as well as the streets going through one winter cycle before access to Vicksburg would be closed. Commissioner Petrash asked about the storm sewer drainage from Kirkwood when it is developed. Senior Planner Doty said the Kirkwood plat would flow to storm water systems within their development. Commissioner Anderson referenced a letter that states additional access to Vicksburg Lane is required by the comprehensive plan. He asked for comment. Senior Planner Doty said that the comprehensive plan shows a conceptual location for a collector roadway from Vicksburg Lane east/west to Dunkirk. He stated the resident who wrote the letter would like to see that roadway further to the south rather than following the city's plan. Commissioner Anderson asked if an access located further south would conflict with the proposed bridge over the railroad tracks. Planning Manager Thomson said staff does not believe there should be an access to Vicksburg closer to the bridge for safety reasons. Commissioner Kobussen asked how the O'Brien property would connect to sewer. Senior Planner Doty said that sewer would be brought close to the O'Brien property. Commissioner Kobussen asked if they would stub up to the O'Brien property line or wait to hook up. Senior Planner Doty said it is a public street connection to the property line so they can hook up. He said there is also sewer to west if the elevations work better that direction. Chair Davis introduced the applicant, Michael Ramme, Land Acquisition Manager for Ryland Homes. Mr. Ramme said he has been pleased working with the City of Plymouth and Senior Planner Doty. He said Ryland has been in business since 1967 and operates in 15 states. Ryland developments in Plymouth include Hampton Hills and Arbor Grove. Mr. Ramme said they have worked very closely with staff for the proposed development. He reiterated construction access will be off Vicksburg Lane until a 70% build out. He reviewed Outlot A and said they don't view it as an outlot but rather two lots that could be built on. Mr. Ramme said they have worked to purchase part of the O'Brien property or sell Outlot A to the adjacent property owner, and that offer is still there. He said they prefer Outlot A left as is for two future lots, hopefully while they are still working on Creek Ridge. Mr. Ramme said they prefer the Approved Planning Commission Minutes May 15, 2013 Page 4 temporary lift station, and will manage it with the homeowner's association, as the sewer alignment east of Vicksburg Lane is still unknown. Mr. Ramme said they anticipate final build out early to mid -2014. He said the above ground square footage for the proposed homes range from 2,200 - 3,300 square feet above ground with a base price of $450-$500,000. Commissioner Nelson said the Obrien's said they feel Ryland's offer for a portion of their land doesn't maximize utilization of their property and minimizes what can be used. They have asked if Ryland has worked in conjunction with another developer or tried to co -purchase that land to get it developed. Mr. Ramme said there has been no joint venture to purchase the O'Brien property. He displayed a sketch of Outlot A with the O'Brien property showing two lots that would front 53rd Avenue. He said there is an additional stub road from the Kirkwood plat coming in to the O'Brien property and there may be additional lots that could be developed on the southwest side of the wetland. Commissioner Kobussen asked which lots would be impacted by the impervious surface. He asked if the 25% impervious surface limit was computed by looking at the number of driveways. He asked if future owners would be restricted. Commissioner Kobussen asked if pervious driveways were considered. Mr. Ramme introduced John Bender, MFRA, 14800 28th Avenue North. Mr. Bender explained the maximum impervious surface coverage was computed by looking at the largest home site and making conservative assumptions such as sun porch additions and maximum driveway size. They figured out which home site could work with each lot to meet the 25%. Mr. Bender said pervious pavers were not considered. He stated each lot will conform to the 25% impervious surface requirement. Commissioner Kobussen asked about the tree preservation plan. Mr. Bender explained there are 887 total caliper inches on site. He said 50% removal allowed them to remove 444 inches, but only 271 inches are proposed to be removed. Mr. Bender said the number of trees removed may exceed 50% but they are the smaller trees. Chair Davis opened the public hearing. Chair Davis introduced Roy Pasquarette, Jr., 4910 Rebecca Park Trail, Greenfield MN, representing his father, Roy Pasquarette. Mr. Pasquarette said for three years they have tried to qualify the property better to get this development done. He said the property is unique with wetlands and the mitigation is in place. He said he had considered self -developing but this has been an educational experience doing the concept layout with MFRA. He said it has been a good experience working them, city staff and Ryland. Chair Davis introduced Brady O'Brien, 5335 Vicksburg Lane. Mr. O'Brien said they had no objection to the original plan drawn by Lennar for Kirkwood. He said they are not happy Ryland Approved Planning Commission Minutes May 15, 2013 Page 5 did it differently, and said they are on a little island with a proposed bridge in front, a development proposal on the north, a bike trail on the south and Lennar on the west. Mr. O'Brien said their only proposal is for two lots that do not flow very well. Mr. O'Brien said there is a 15 -foot grade change in the land. The pasture land would be left orphaned, and Ryland indicated they would take it but there was no increase in price. Mr. O'Brien said the pond is beautiful but now there is a road proposed. Mr. O'Brien's concerns included the orphan lot blocking access to the land, a plan for the two culverts to Mr. Pasquarette's driveway, a road going over his property but no one has bought an easement. Mr. O'Brien showed his drawing with five lots on it with some going onto Mr. Pasquarette's property. He noted that the slope around the pond is quite steep with white pine around the pond. Mr. O'Brien asked how can you make an informed decision on Weston Lane entering this property when you have no idea what is needed for the setback for this bridge. He said if there were an additional 60 feet and 50 feet for a grading easement it would be three-quarters through his house. He asked if there would be noise from the lift station in addition to the bulldozers. Mr. O'Brien said he and his wife are not happy and now they are sitting like they are on an oasis. Chair Davis closed the public hearing. Commissioner Anderson asked how Ryland proposes to meet the condition to remove Outlot A from the plat. Mr. Ramme reiterated they believe Outlot A would be best served as two future lots. He said they will work to meet that condition, but do not have a solution to meet the condition now. Commissioner Kobussen asked about costs and who will pay for removing the lift station and piping. Mr. Ramme said Ryland would be responsible for removing the lift station. Mr. Bender said the cost would be about $20,000 for digging out the pumps and controllers, removing the manhole, connecting to the gravity sewer and filling the force main with sand. Chair Davis asked if the lift station is underground and makes no sound. Mr. Bender said the sound would be minimal and is similar to a sump pump. Commissioner Kobussen asked about the emergency plan if the pump quits and if there is an emergency generator. Mr. Bender said there would be an external hook up for the external generator, an alarm system, and a 24-hour service contract. Commissioner Kobussen asked how the sewer and pipes would be installed so the Bass Creek flow would not be disturbed. Approved Planning Commission Minutes May 15, 2013 Page 6 Mr. Bender said they would culvert the system. Mr. Bender added the culvert system is part of the mitigation process, so they can back up water slightly to enhance the wetland. Commissioner Oakley said Mr. O'Brien mentioned an inlet from the wetland running north to the creek and asked if it was included on the storm water plan. Mr. Bender said that wetland finger would be impacted, and that water would be captured and routed through the storm system and into the stream. Chair Davis asked if there would be a homeowner's association for this development as well as Kirkwood and the development to the north. He noted this would be a small homeowner's association. Mr. Ramme stated this homeowner's association could dissolve when the temporary lift station is removed as there are no common amenities they would share. Commissioner Petrash said he is struggling with our obligation to consider the impact to the small lot surrounded by development. He said if everything around it meets the requirements we could approve it but it does leave this lot in a precarious situation. Historically, it seems if requirements around it are met, we tell people in that lot, `too bad'. Planning Manager Thomson explained the city requires that access and utilities be provided. That is what is being done here. She said unfortunately there has been a lot of work between the two parties and no conclusion. Commissioner Anderson said we have basically a large cul-de-sac until there is a connection to Kirkwood and we don't know the timing and a corner crosses the O'Brien property to make this happen. He said the temporary road that can't close until the connection is made is a poor solution. Commissioner Anderson said he lives near a lift station and see crews working all the time. He said it is not the most desirable situation, especially when it is turned over to a homeowner's association. We did approve a temporary lift station in Wood Crest and the sewer connection was accomplished before the developer turned it over to the homeowner's association. Commissioner Anderson said Wood Crest is a much larger development and the time frame for the developer to control it was much longer. He said the turnover to this homeowner's association with only 21 lots could be quick. Commissioner Anderson said he is disturbed by Outlot A as there is no solution the Commission will be able to look at. He said we can take the position that they meet the requirements and too bad for the other property, which is boxed in. Commissioner Anderson said he liked the five -lot plan better than the two -lot plan and said he is disturbed we are not seeing a ghost plat for the O'Brien property of what might work there. Commissioner Anderson said the proposal is premature and if approved, Ryland has to come up with some solution but to the detriment of another property. Senior Planner Doty said there have been several proposals for the road, but from staff perspective, ultimately the property owners need to work this out. Staff feels the removal of Outlot A is necessary because an agreement has not been worked out. If there is no agreement, Approved Planning Commission Minutes May 15, 2013 Page 7 the small piece of land would be either maintained by an association, which might be their only function after the lift station is removed or privately owned as vacant/unbuildable land. Based on experience, these types of properties become tax forfeit or land that a homeowner's association wants the city to take over. Commissioner Petrash concurred with Commissioner Anderson. He questioned what the commission can do for alternatives as this one property holds up development. Commissioner Petrash said all we can do is make decisions with what is before us. He said it not "out of the box thinking" - it is the only box we can work with. Commissioner Nelson concurred with Commissioner Anderson. He said the Planning Commission's role is to air all things to get them on the record. Commissioner Nelson said he is not a fan of lift stations nor Outlot A. Our purpose is to approve and recommend, and our decision is not binding; the city council will make that final decision. Commissioner Nelson said he understands Commissioner Petrash's struggle but our role is to look if the plan follows what we are chartered to do, get our comments on record and forward our recommendation to the city council. Commissioner Oakley said Outlot A seems to be good insurance for the O'Brien's. It is not the Planning Commission's responsibility to make decisions on properties that are not ready to develop but we do need to protect them with access to utilities and traffic. He said they have three street accesses, two sewer options and a looped water main. Commissioner Oakley said this is a good, developable property, and whether it is two or three lots is not our concern. He said the applicant has done a good job ensuring it is developable and city staff has ensured it can't go forward without incorporating the desires of the adjacent property owner, so he has no problems with Outlot A. Commissioner Kobussen said he is not happy with Outlot A and the issue that we have a cul-de- sac that is terminating and we have no idea when it will get finished. The lift station may be turned over to the homeowner's association and with only 21 homes, the cost of the lift station and operation could get costly. Commissioner Kobussen said it should be the responsibility of the developer to maintain the lift station until the gravity sewer goes in and would like that in the resolution. Chair Davis agreed with Commissioner Oakley that the applicant of this property has certain responsibilities to meet city requirements so they do not leave us with an orphan property. We cannot hold up development because two property owners have not reached an agreement. Chair Davis said the applicant has met requirements and has done due diligence, and he said he has no issue with approving this plan. MOTION by Commissioner Nelson, seconded by Commissioner Robinson, to recommend approval of the request by Ryland Homes for rezoning and preliminary plat for Creek Ridge for property located west of Vicksburg Lane and south of 54th Avenue. Approved Planning Commission Minutes May 15, 2013 Page 8 Friendly amendment by Commissioner Kobussen, and accepted by Commissioner Nelson, requiring the developer to maintain the responsibility for the lift station for the life of the lift station. Mark Sonstegard, 7559 Anagram Dr., Eden Prairie, Land Development Manager for Ryland Homes, said he is comfortable with the lift station maintenance as part of the resolution. Mr. Sonstegard said he has talked with land owners to the east and feels in time that land will get developed. Roll Call Vote. 7 Ayes. MOTION approved unanimously. B. GWS LAND DEVELOPMENT OF PLYMOUTH (2013020) Chair Davis introduced the request by GWS Land Development of Plymouth for rezoning and preliminary plat for Creekside Hills for property located at 18940 and 19010 Highway 55 and 13 Evergreen Road (includes the Elm Creek Golf Course site). Senior Planner Drill gave an overview of the staff report. He said letters from the City of Medina and David Weigman were received and added to the public record. Commissioner Petrash asked about the existing elevations and grading for this property. He said it appears a large amount of dirt would be removed. Senior Planner Drill said that roughly 200,000 cubic yards would be moved. He deferred further explanation to the applicant. Commissioner Robinson asked if the density of 2.7 units per acre includes the southeast portion. Senior Planner Drill responded this density is only for the residential portion north of the creek. Commissioner Anderson said the initial access, Evergreen Road, is through another city. He said the City of Medina has asked if we required the developer to fund a traffic study and to fix the road. Senior Planner Drill said access is a unique situation. He said because the property is not being reguided neither the City nor Hennepin County required a traffic study. Senior Planner Drill said the City can't require maintenance of Evergreen Road but the developer may be willing to put language in place with Medina regarding any damage. Commissioner Anderson asked if construction access off Highway 55 would be possible. Senior Planner Drill said the creek runs through the site and MnDOT may have concerns, so construction access from Highway 55 is not workable. Approved Planning Commission Minutes May 15, 2013 Page 9 Commissioner Oakley said there now is access off Highway 55 to the golf course for maintenance vehicles. He asked why we can't have a construction access there. Senior Planner Drill responded that the bridges over the creek are for golf carts and would not support heavy equipment. Commissioner Robinson asked if there is concern for emergency services with the access road being on the west side. Senior Planner Drill said police and fire were not concerned because the development is limited to 75 homes until another access is provided. Commissioner Petrash said he continues to be amazed at how many houses are being developed in Plymouth and he hopes the economy stays good so we don't have a ghost town. Chair Davis introduced the applicant, Dave Gonyea. Mr. Gonyea said their plans are to not do any residential development until 2014. He said the preliminary plat is to plat two lots so the Wayzata School District can close on the south portion of the property. Mr. Gonyea said there have been two neighborhood meetings and concerns were road access and screening. He said they will put up sureties with the City of Medina for any damage to Evergreen Road during construction. Mr. Gonyea said additional screening, possible fencing and landscaping along the Medina property line would be incorporated into the planning. Mr. Gonyea said Medina did a traffic study with the townhome development which showed Evergreen Road to be an acceptable access for the subject property without future 54th Avenue to the north. Mr. Gonyea said they have met with Speak The Word Church and is confident they can work out 54th Avenue issues. He said there is at least 100 feet of topography from the creek to the high point. Mr. Gonyea said the site is big enough that they can balance the fill so they would not have to import or export fill. Commissioner Anderson asked about the phasing plan for the first 75 homes. Mr. Gonyea said the northwestern section would probably be the first phase, continuing south for second and third phases, although all 75 could be done at one time. Chair Davis said it appears that only the homes on the north side of the cul-de-sac would go out on 54th Avenue. Chair Davis said it appears 120 homes would go out on Evergreen Road as people would go north rather than all the way around the loop. Mr. Gonyea said the concern is to have 54th Avenue open at the time of the second phase and all construction traffic would stay off Evergreen. Mr. Gonyea added Evergreen was designed as a collector street and there are no driveways on it. Commissioner Kobussen asked when 54th Avenue would be built. Approved Planning Commission Minutes May 15, 2013 Page 10 Public Works Director Cote said nothing is programmed in the Capital Improvement Program now. He said previously it had been anticipated that the road would be completed with the development of the site to the north and the Erickson development. He said at this time the city has no plans to build this road. Mr. Gonyea said they will be meeting with Speak The Word Church to discuss options to get the road completed. Commissioner Oakley said the City of Medina requested that 54th Avenue be connected to Peony Lane and not just County Road 101. He noted the aerial photo showed potential issues with that. Senior Planner Drill explained that there are other properties between Speak the Word's site and Peony Lane. He said Medina's request that the connection should be made all the way to Peony Lane would be determined by the City of Plymouth and Hennepin County. Chair Davis opened the public hearing. Chair Davis introduced Heather Huseby, Speak The Word International, 515 Jersey Avenue North, Golden Valley, Minnesota. Ms. Huseby said they are fully supportive of the proposed development. She said they have met with the developer and talked about potential collaboration in the future for their development. Chair Davis introduced Charles A. Frye, 5455 Vagabond Lane. Mr. Frye said the property access to the north is potentially a problem as it hinges on future 54th Avenue. He said the road is not feasible the way it is drawn because a pedestrian path would be impacted. He said the traffic volume might require stop lights. Mr. Frye said it would require cooperation and some land from Speak The Word Church. Mr. Frye said in the 2007 Erickson plan, 54th Avenue was stubbed out at the eastern end of church property, which would have funneled trespassers across his property. Mr. Frye said that 54th Avenue construction would go between four existing properties and would take part of his pasture. He said it would impact Vagabond Lane, which is a private road for Troy Ridge. Mr. Frye said the key proposal of the development rests on a highly problematic future road that is just penciled in on the latest comprehensive plan. He asked that the developer redesign the plat, utilizing access only off Evergreen Road. Chair Davis introduced Julia Espey, 3920 Linden Place, Medina, Minnesota. She asked what will happen with the wetland. She said these are million dollar homes looking onto a good amount of homes, and wanted to know if more trees will be put there. Ms. Espey commented all the traffic would go through Evergreen Road, and Ms. Espey said she lives on that street. She said by putting 75 homes on that street, traffic will be a problem and another access is needed. Chair Davis introduced Greg Hoglund, 19220 Hackamore Road, Corcoran, Minnesota, who said he co-owns a house adjacent to the Gramercy Co-operative. Mr. Hoglund said traffic will be interesting with future development coming into Corcoran off County Road 47 and County Road 101. Mr. Hoglund said he has been in previous meetings over other golf course developments in Plymouth and said a precedent may be set here associated with quickly developing a golf course. Approved Planning Commission Minutes May 15, 2013 Page 11 Chair Davis introduced Scott Johnson, City Administrator in Medina, who thanked the City of Plymouth for allowing them to provide comments. Mr. Johnson said their main concern is Evergreen Road and he said a number of residents have called in and shared comments. Mr. Johnson said limiting the number of homes to 75 and then requiring the completion of 54th Avenue is appreciated. He added that residents still have concerns that Evergreen Road would be used by all residents as an access. Chair Davis closed the public hearing. Planning Manager Thomson said the County is requiring only a connection to County Road 101 for 54th Avenue and did not require a connection to Peony Lane. Planning Manager Thomson added the location of 54th Avenue on the comprehensive plan is not an engineered line but rather a conceptual line. Topography, connections to other cities and how development occurs will affect actual placement. Mr. Gonyea discussed trees and wetlands on the northwest corner of the site and said their intent is to plant as many trees and screening on the whole boundary as possible without impacting wetlands. He said they will meet with neighbors when putting the landscape plan together. Planning Manager Thomson said when the last comprehensive plan was done it was known the owner of golf course did not want to continue operating, which is why it was given residential guiding. She said the other golf courses are guided public/institutional. Planning Manager Thomson said limiting the number of homes to 75 and then putting in another access met with the County's approval and would not require an additional traffic study. Planning Manager Thomson said the City encourages Mr. Gonyea to work with the City of Medina regarding any necessary road reconstruction. Planning Manager Thomson added it is atypical that the access street is not in our city. Commissioner Kobussen asked how fire support would be provided for these 75 homes. Senior Planner Drill said the City of Plymouth fire vehicles and snow plows would use County Road 101 and then access through Evergreen Road. Commissioner Petrash stated Plymouth is growing in leaps and bounds. He said it seems we are causing issues with sewage, drainage and roads. He said he understands these things follow development. Commissioner Petrash said we are putting some of these roads in and there are safety issues where there is too much traffic for the road. He asked if we should think about slowing some of these things until roads and sewers catch up. Commissioner Petrash said we are presented with this issue with most developments that come to the commission. He said people are struggling with traffic, school busses, kids and more houses and we are compounding the problem. Approved Planning Commission Minutes May 15, 2013 Page 12 Chair Davis said these are good points, but this body does not have that authority. He said our comments will go forward to the City Council for them to consider timing and slowing down development. Chair Davis said development has been progressing in an orderly fashion. Planning Manager Thomson added development has occurred more quickly than anticipated. She said the phasing has changed a bit because of the pace of development, but the progression of sewer and water has followed along. She said this parcel is on the edge of the city next to Wayzata High School and the city's open space preserve, and it is a bit of an island. She said regardless of when it develops, nothing will change that. She said it is a matter of how we can work with the connection through Medina and further to the north. She said in cases like this with a county road involved, we provide plans to the county. The County has indicated to us that with limiting the first phase to 75 homes, a traffic study is not needed. The County has further noted that full development would require construction of 54th Avenue. Commissioner Petrash said we are at a real pinch point with traffic in particular. He said maybe we could do something temporarily to relieve the problem if we can't do something on a more fundamental basis like how we develop land and timing. Commissioner Petrash said he lives in that area and he is experiencing it firsthand. Commissioner Nelson said infrastructure, primarily roads, tends to follow development. The city is not going to spend dollars on roads before they are needed. Planning Manager Thomson concurred and said most of the roads, except for Peony Lane extending north to County Road 47 and some minor collectors, come with development. Commissioner Petrash said his concern is development has happened, and the roads that are supposed to happen are not there, causing some potential safety issues and inconvenience issues. Chair Davis asked about the sewer lines for this proposal. Senior Planner Drill said the sewer will come from the north, and water would be looped for water pressure. He said there are no gravity issues. Commissioner Oakley asked if the water main to the south is in now or would be a future line. Public Works Director Cote said it is currently to the south and east of this site and would have to be run into the development. He said the trunk water main exists partially through Arbor Grove and some other areas. Commissioner Oakley asked how that line would get there if there is not another development occurring between where the line ends. Public Works Director Cote said the trunk water main is in or around Highway 55 and/or the frontage roads and we have been able to put it in the Highway 55 right-of-way. Approved Planning Commission Minutes May 15, 2013 Page 13 Commissioner Kobussen asked what the school plans to do with their piece of land. Chair Davis introduced Jim Westrum, Wayzata School District Director of Finance and Business, 4955 Peony Lane. Mr. Westrum said they are currently doing a study of growth in the district and will know more in the future. MOTION by Commissioner Nelson, seconded by Commissioner Anderson, to recommend approval of the request by GWS Land Development of Plymouth for rezoning and preliminary plat for Creekside Hills for property located at 18940 and 19010 Highway 55 and 13 Evergreen Road (includes the Elm Creek Golf Course site). Chair Davis said he will support this, but the phasing of the houses will have an impact on the use of Evergreen Road. He said he is concerned that everybody will go out Evergreen Road even when 54th Avenue is built. Chair Davis asked if some of the homes could spread more to the north side. Commissioner Oakley said he is concerned the resolution doesn't say anything about the water main. Public Works Director Cote said we don't have sufficient details in these plans to dictate what can go in the development agreement at this time. He said ultimately it is a requirement as they have to meet fire flows. Planning Manager Thomson added there has been a change in how much detail is required for preliminary plats, with the more detailed requirements coming only at final plat. Commissioner Kobussen said he is in favor of the lower density for the proposed development because of the unique characteristics of this very beautiful piece of land. He said he is concerned what the school does with their land as anything they do will have to be supported by traffic coming through the whole area. Roll Call Vote. 7 Ayes. MOTION approved unanimously. 7. NEW BUSINESS S. ADJOURNMENT MOTION by Chair Davis, with no objection, to adjourn the meeting at 9:29 p.m.