HomeMy WebLinkAboutPlanning Commission Minutes 02-07-2018Approved Minutes 1 of 6 Meeting of February 7, 2018
Approved Minutes
Planning Commission Meeting
February 7, 2018
MEMBERS PRESENT: Chair Marc Anderson, Commissioners Bryan Oakley, Donovan Saba,
Julie Witt, David Witte and Kira Vanderlan
MEMBERS ABSENT:
STAFF PRESENT: Planning Manager Barb Thomson, Senior Planner Lori Sommers, Senior
Engineering Technician Trevor Quast
OTHERS PRESENT: Councilmember Ned Carroll
1. CALL TO ORDER - 7:00 P.M.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC FORUM
4. APPROVAL OF AGENDA
MOTION by Commissioner Oakley, seconded by Commissioner Vanderlan, to approve the
February 7, 2018 Planning Commission Agenda as modified. Vote. 6 Ayes. MOTION
approved.
5. CONSENT AGENDA
A. APPROVAL OF THE JANUARY 17, 2018 PLANNING COMMISSION MEETING
MINUTES
MOTION by Commissioner Saba, seconded by Commissioner Witte, to approve the consent
agenda. Vote. 5 Ayes, Chair Anderson abstained. MOTION approved.
6. PUBLIC HEARINGS
A. VIKING DEVELOPMENT, LLC (2017109)
Chair Anderson introduced the request by Viking Development, LLC for a preliminary plat, site
plan, conditional use permit and variances for the construction of a Gardner School preschool
building for property located at 505 State Highway 55.
At the request of the applicant, Chair Anderson again continued the request, this time to the
February 21, 2018 Planning Commission meeting.
5A
Approved Minutes 2 of 6 Meeting of February 7, 2018
B. GONYEA HOMES/STONEGATE BUILDERS (2017110)
Chair Anderson introduced the request by Gonyea Homes/Stonegate Builders for a rezoning and
preliminary plat for a residential subdivision to be called "The Woods at Taylor Creek" on
property located at 5364 and 5370 Vicksburg Lane and Outlot B, Hampton Hills South Plate au.
At the request of the applicant, Chair Anderson opened the public hearing and continued it to the
February 21, 2018 meeting to allow the applicant time to review the :financial ramifications of
the engineering conditions.
C. SUMMERGATE COMPANIES, INC. (2017107)
Chair Anderson introduced the request by Summergate Companies, Inc. for a rezoning and
preliminary plat for a residential subdivision to be called "Summers Edge Phase III" on property
located at OutlotA, Summers Edge South and 18740 Medina Road.
Senior Planner Sommers gave an overview of the staff report.
Commissioner Oakley referenced the temporary access to Medina Road and asked if there would
be an easement for that.
Senior Planner Sommers confirmed that an easement would be required for th at access.
Commissioner Witte asked how this phase fits into the overall site, specifically whether there
were previous phases and whether there would be future phases of the development.
Senior Planner Sommers replied that there were two previous phases of this development. She
noted that there is a possibility for a phase four, which could include a few more lots and extend
the street to Yellowstone Lane.
Commissioner Witte stated that this site was previously agricultural and asked if there is drain
tile on the site and whether this project would disrupt the drainage and cause issues upstream or
downstream.
Senior Planner Sommers replied that she is not aware of drain tile in this location. She stated
that the applicant did their due diligence in thi s process and confirmed that drain tile does not
exist on this site. She noted that the wetland banking plan was reviewed by the City as well as
the Army Corps of Engineers.
Commissioner Witte stated that there is mention of noticing the several condition s in the
homeowner' s association documents and asked if these conditions could be recorded on the final
plat as sometimes the information is not given to the buyers.
Planning Manager Thomson replied that the City cannot do that.
Chair Anderson explained that the recorded covenants that run with the land are provided to
buyers and would be their responsibility to read.
Approved Minutes 3 of 6 Meeting of February 7, 2018
Commissioner Witte asked if the developer would receive a park dedication credit for the trails.
Planning Manager Thomson replied that the developer would receive credit for paving the trails.
Commissioner Oakley asked how much further to the east Yellowstone Lane would be in
reference to the temporary access.
Senior Planner Sommers identified the location of Yellowstone Lane and the location of the
temporary access. She stated that the access cannot be provided at Yellowstone Lane at this time
because of the location of an existing driveway for a single family home.
Commissioner Oakley stated that in the proposed resolution it requires a temporary access to
Medina Road off the site. He asked, as an alternative to aligning with Yellowstone Lane, where
the closest access would be to Brockton Lane that City guidelines would allow.
Senior Planner Sommers provided additional background information and confirmed the
proposed access would meet the guidelines for distance between intersections.
Commissioner Witte asked for additional details on the dead-end street that would exist without a
temporary cul-de-sac.
Senior Planner Sommers replied that a temporary cul -de-sac would not be required because the
dead-end is not long enough to trigger that requirement.
Chair Anderson stated that it is wonderful to see a plat with meandering streets but recognized
that it can then be difficult to determine the width of the lots. He stated it appears that the width
ranges between 68 and 70 feet and asked if that is correct.
Senior Planner Sommers replied that the zoning would require a minimum of 65 feet, and this
plat has a minimum lot width of 68 feet, with an average of 71 feet.
Chair Anderson asked, and received confirmation from the applicant, that most homes would
have a three-car garage.
Chair Anderson introduced Reid Schulz, representing the applicant, who stated that this is phase
three of a three-part subdivision. He stated that this phase of the development is similar to phase
two and will have an average lot width of 70 feet. He stated that they are very comf ortable that
homes will fit well on these lots, similar to the past two phases. He noted that they are working
closely with staff to resolve the outstanding items, specifically the temporary access to Medina
Road. He stated they believe they have come to a compromise on the temporary access, which
has been designed based on the comments from Engineering staff. He stated they would propose
to pave the section of trail along Brockton Lane to provide a pedestrian connection to a future
trail identified along M edina Road. He noted that conditions 4.j.1), 4.j.2), and 4.j.3) refer to the
temporary access and were developed prior to the compromise on the temporary access and
therefore are outdated conditions. He referenced condition 4.j.1, which references the HOA
(homeowners association) documents, noting that it would be slightly unusual for the HOA to
Approved Minutes 4 of 6 Meeting of February 7, 2018
maintain the sidewalks and mailboxes. He stated that while the developer would install the
sidewalk and mailbox clusters, it would not typically be a responsibility of the HOA to maintain
those items.
Chair Anderson provided a copy of the revised conditions to the applicant.
Chair Anderson introduced Casey Wollschlager, representing the applicant, who stated that
homeowners usually shov el their own sidewalks. He stated that the post office requires that the
mailbox cluster be installed by the developer, but is then maintained by the post office. He
referenced a revised comment regarding the temporary access under condition 4.j.2).
Senior Engineering Technician Quast provided additional details on the compromise being
negotiated with the applicant and confirmed that Engineering staff is comfortable with that
compromise.
Chair Anderson confirmed that the language regarding STRT-29 (the standard street design)
should be struck from condition 4.j.2).
Mr. Wollschlager referenced the trail language that stipulates a ten-foot trail and noted that the
trail easement would be ten feet with an eight-foot trail.
Commissioner Saba asked if a monument sign would be desired.
Mr. Wollschlager stated there would be an opportunity for another monument sign but that has
not been asked for at this time, noting that typically that request would come from the builder.
Planning Manager Thomson noted that element could be handled later through a sign permit.
Commissioner Witte referenced condition 4.a. and asked the type of HOA that would be
envisioned for this neighborhood.
Mr. Wollschlager stated that at this point they do not see a need for an association, but if there is
an association, those elements would be the responsibility of the HOA. He noted that the
elements mentioned eariier are the responsibility of the homeowners.
Chair Anderson asked if phases one and two have associations.
Mr. Wollschlager stated that phase one has a long fence, and an HOA maintains the fence. He
noted that phase two has a monument sign that is maintained by an association. He confirmed
that the associations are not connected, and if there is an association creat ed for this
development, it would be separate. He stated he does not intend to have a declaration of
covenants if there is not an association. He stated that a builder has not yet been determined for
this phase of the development. He confirmed if a builder would like to do so, they could enact a
declaration of covenants further along in the process.
Chair Anderson opened the public hearing.
Approved Minutes 5 of 6 Meeting of February 7, 2018
Chair Anderson introduced Barth Reding, 3915 Zircon Lane, who stated that with the curve of
the road near the intersection of Brockton Lane and Medina Road, there is an issue with
visibility. He said he wanted to ensure that the sight lines would remain clear in regard to
landscaping. He stated that he has concern with the location of the temporary access to Medina
Road because of the proximity to Yellowstone Lane and the conflicts that could arise. He stated
there are trees and landscaping along Medina Road and asked who would be responsible for the
upkeep of the grasslands and trees in that space. He ref erenced the sidewalk along Medina Road,
which would connect to the interior street and asked who would be responsible for maintenance
of that sidewalk if there is not an association.
Chair Anderson closed the public hearing.
Senior Engineering Technician Quast stated that staff can review the planting plan for the trees to
ensure that the sight lines remain open near the curve. He stated that staff has thought about the
proximity of the temporary intersection to Yellowstone Lane. He stated that the ideal situation
would be to align the intersections, but he did not believe this would cause a conflict. He noted
that most of the traffic coming from either development would be heading east and therefore that
would prevent the situation where vehicles from both developments are turning left at the same
time.
Senior Planner Sommers replied that most of the landscaping would be located on one lot, which
would then be the responsibility of that property owner to maintain.
Commissioner Witte referenced the trail easement, noting that the trail easement would be ten
feet, while the trail would be eight feet. He asked who would be responsible for mowing the
remaining section of easement.
Senior Planner Sommers replied that the parks department would mow the remaining portion of
the trail easement.
Chair Anderson referenced the offset intersection and noted that staff seems agreeable with the
reduced width because of the temporary status and the ultimate desire to align the intersection
with Yellowstone Lane when the neighboring parcel develops. He confirmed the consensus of
the commission.
Commissioner Oakley stated he does not agree with Engineering staff as he believes offset roads
to be a problem. He noted he would not vote against the project because of that reason.
Chair Anderson noted that the other possibility would be to move the access to Yellowstone Lane
and disrupt the existing driveway. He referenced the condition that states sidewalks and
mailboxes will be maintained by the association. He noted there is not a desire for an association
at this time and typically the maintenance for sidewalks and mailboxes does not fall under an
association. He confirmed consensus of the commission to remove that language.
Commissioner Oakley stated that Lot 6 is the least desirable lot in the plat and with the
additional greenspace and landscaping on that lot, it makes the lot even more undesirable.
Approved Minutes 6 of 6 Meeting of February 7, 2018
Chair Anderson noted that this is a temporary situation as the builder is not yet known and the
builder may choose to enact an association. He referenced the amendment to the trail language
that would reflect a ten -foot trail easement with an eight -foot trail and confirmed the consensus
of the commission to make that amendment. He confirmed that the language "conforming with
STRT-29" would be deleted from the applicable condition as agreed upon by Engineering staff.
Mr. Schulz asked and received confirmation that the amended conditions would be revised prior
to this item moving to the City Council to ensure that all parties are on the same page.
Commissioner Witte asked if additional requirements should be specified for the temporary
road/access to ensure that the road base is sufficient to support the traffic and construction traffic.
Senior Engineering Technician Quast replied that the road section would need to be consistent
with the adjoining road section in front of the homes and therefore the surface and thickness of
gravel would not change.
MOTION by Commissioner Witte, seconded by Comm issioner Witt, to approve the request by
Summergate Companies, Inc. for a rezoning and preliminary plat for a residential subdivision to
be called "Summers Edge Phase III" on property located at Outlot A, Summers Edge South and
18740 Medina Road with the following amendments to the main resolution: 1) striking
"sidewalks" and "mailboxes" from condition 4.a.1) and 2) amending condition 4.j.1) to indicate
a IO-foot trail easement with an 8 -foot trail along Medina Road to the Yellowstone Lane
intersection and 3) amending condition 4.j.2) to indicate a 24 -foot wide street with bituminous
curb with a typical cross section. Vote. 6 Ayes. MOTION approved.
7. NEW BUSINESS
A. By acclimation, the commission recommended Marc Anderson for chair and Bryan
Oakley for vice-chair.
B. Planning Manager Thomson reviewed the Annual Work Program, highlighting the formal
public hearing the commission will hold on the 2040 Comprehensive Plan in the third
quarter. Planning Manager Thomson also noted that the 2017 Annual Report illustrates
n1 ow muc1n a1eve11 0pmem, , 1oom,1
over the last year.
8. ADJOURNMENT
resm• 1enn,• a11 ana1 non-resm• 1 en.ni• a1i, ,m1
e comm1s_s10n rev1• ewea1
MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:08 P.M.