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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.