Loading...
HomeMy WebLinkAboutPlanning Commission Minutes 05-02-2018Approved Minutes 1 of 7 Meeting of May 2, 2018 Approved Minutes Planning Commission Meeting May 2, 2018 MEMBERS PRESENT: Chair Marc Anderson, Commissioners Julie Witt, Donovan Saba, David Witte, Kira Vanderlan and Justin Markell MEMBERS ABSENT: Commissioner Bryan Oakley STAFF PRESENT: Planning Manager Barbara Thomson, Senior Planners Shawn Drill and Lori Sommers, Senior Engineering Technician Trevor Quast OTHERS PRESENT: 1. CALL TO ORDER - 7:00 P.M. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC FORUM 4. APPROVAL OF AGENDA MOTION by Commissioner Saba, seconded by Commissioner Witte, to approve the May 2, 2018 Planning Commission Agenda. Vote. 6 Ayes. MOTION approved. 5. CONSENT AGENDA A. APPROVAL OF THE APRIL 18, 2018 PLANNING COMMISSION MEETING MINUTES B. CITY OF PLYMOUTH (2018028) Approve a site plan amendment for exterior lighting at East Medicine Lake Park located at 1740 East Medicine Lake Boulevard. MOTION by Commissioner Witte, seconded by Commissioner Vanderlan, to approve the consent agenda. Vote. 6 Ayes. MOTION approved. 6. PUBLIC HEARINGS A. LAKE WEST DEVELOPMENT LLC. (2018019) 5A Approved Minutes 2 of 7 Meeting of May 2, 2018 Chair Anderson introduced the request by Lake West Development LLC for a preliminary plat for a subdivision containing three single -family lots to be called "Cottonwood Lane Addition" on property west and south of the Cottonwood Lane street segment located south of Highway 55. Senior Planner Drill gave an overview of the staff report. Chair Anderson stated that the original preliminary plat was approved for eight lots, but the final plat only platted the northerly two lots, which left six lots remaining. He stated that appears to then take the remaining four lots to create three lots, which will reduce the overall density from the original plat. Chair Anderson introduced Perry Ryan, representing the applicant, who thanked staff for their help on the project and noted that the proposed lots meet or exceed the standards. He noted that he is present to address any questions the commission may have. Chair Anderson opened the public hearing. Chair Anderson introduced Lauren Lindelof -Leith, 610 Cottonwood Lane, who stated that although the original plat included eight lots, the final plat had seven lots as a compromise to the surrounding neighbors that had concerns. She stated that when the original plat was proposed in 2014, there was a 60-foot wide strip of land purchased from the state, and the developer agreed to provide a 30 -foot wide drainage and utility easement through that area. She asked what had happened with that easement. She noted that the original plat removed almost 70 percent of the trees. She stated that the area already approved for the two homes has been almost clear cut, and she has concerns that the tree removal plan for the overall area will not meet the requirements of the City. She asked how the lost trees will be accounted for on the clear -cut area, whether that would be replanted in the area with the two homes that have already been built or whether additional trees will be plan ted in the area with the homes to be built in this phase. Chair Anderson introduced Daniel Lafontaine, 11400 5th Avenue North, who stated that his home is to the south of the proposed development and noted that he brought forward concerns for runoff in 2014. He noted that there were significant changes made to the plan since that time, which eased his concerns. He stated that he is still concerned with any development that would push runoff through his yard. He asked if there is enough storage space allotted to handle the runoff. He referenced the materials proposed for the culvert, noting that it appears to be a downgrade in materials. He asked if the culvert should be upsized as well for this development. He described the path the runoff takes through the area and wanted to ensure that the current conditions do not change, causing additional runoff to travel through his yard. He provided additional details on the ditch/channel of water that flows through the property and noted that th e drainage from the site will increase the amount of water in that flow. Chair Anderson closed the public hearing. Senior Planner Drill stated that the easement would be maintained and identified the location of the easement. He confirmed that the ea sement is shown on the applicant's plans. He provided additional details on the tree preservation ordinance. He stated that this plat does not consider the homes already constructed to the north and noted that additional tree planting is not required. Approved Minutes 3 of 7 Meeting of May 2, 2018 Chair Anderson asked and received clarification that the trees removed on the northerly lot were approved with the final plat for that portion of the property. Senior Planner Drill stated that this plan will equate to more trees saved on the south portion of the site because of the elimination of one of the lots. Senior Engineering Technician Quast stated that the plans proposed a 15 -inch RCP pipe, which meets the City standards. He stated that RCP stands for reinforced concrete pipe and therefore the pipe would remain concrete. He stated that the applicant is not proposing to change the routing of runoff and would simply extend the outlet that picks up the water . He stated that the amount of storage space has not been reviewed as part of the preliminary plat review. He stated that element would be reviewed, and the conditions cannot exceed pre -development conditions. He noted that a review to ensure compliance wo uld be conducted at final plat review. MOTION by Commissioner Saba, seconded by Commissioner Markell, to approve the request by Lake West Development LLC for a preliminary plat for a subdivision containing three single- family lots to be called "Cottonwoo d Lane Addition" on property west and south of the Cottonwood Lane street segment located south of Highway 55. Vote. 6 Ayes. MOTION approved. B. PULTE HOMES OF MINNESOTA (2018022) Chair Anderson introduced the request by Pulte Homes of Minnesota for a reguiding and sketch plan for a residential subdivision to be called "Greenway North" on property located at 18405, 18515 and 18535 County Road 47, 6035 Troy Lane and 5945 Troy Lane. Senior Planner Sommers gave an overview of the staff report. Chair Anderson stated that this appears to be a guide plan amendment and not a plat, therefore the drawing may not be the final product. He noted that the recommendations would then help the applicant to amend their plan before submitting a preliminary plat. He note d that the City is working to finalize the 2040 comprehensive plan, which covers the years 2020 through 2040 and will be adopted prior to the end of the year. He asked if there is any thought of ghost platting to the west. Senior Planner Sommers noted that the applicant is not in control of that land at this time and therefore staff does not feel it is necessary to see a ghost plat of that property. Commissioner Markell stated that there is a proposed driveway easement that would run to Troy Lane and received clarification that the easement is already existing. He noted that it appears that the staff recommendation would eliminate that existing easement and the non -participant home would then access Troy Lane through the streets in the development. Senior Planner Sommers identified the existing home and driveway location, which cuts through the development. She stated that staff's suggestion was to bring that driveway to a street in the development. Approved Minutes 4 of 7 Meeting of May 2, 2018 Commissione r Markell asked about the plan with respect to the Troy Lane/County Road 47 intersection and whether that will include a stoplight. Senior Planner Sommers noted that there is an indication of a realignment, but was unsure whether a stoplight would be planned. Senior Engineering Technician Quast stated that he has not heard any mention of a stoplight at the intersection. He stated that the intersection would not meet the thresholds for that type of traffic control at this time and noted that the traffic signal could be installed in the future if appropriate. Commissioner Vanderlan referenced a recently approved plat to the north and asked for details on the location of that development. Senior Planner Sommers identified the location for the developments and noted that the entrances would be aligned. Chair Anderson asked the density unit range for the LA -4 district. Senior Planner Sommers replied that the range is 12 to 20 units per acre. Commissioner Witte referenced the issue of the trail system and discussions of easements, asking where the trail locations would be and how they would tie into the City's system. Senior Planner Sommers replied that there would be a trail on the south side of County Road 47 and identified the proposed trail on the east side of Troy Lane, which will be constructed thi s summer. Chair Anderson introduced Paul Heuer, representing the applicant, who provided background information on his company and the Pulte Plymouth neighborhoods that have been constructed. He provided an overview of Greenway North and Greenway West, identifying the challenges and topography of the properties. He stated that because of the woods and wetlands, single family homes would be ideal for the southern portion and would take advantage of the great views and preserve the natural habitat. He stated as you move further north, the topography changes and townhomes are proposed to better fit the adjacent uses. He stated that demographics for townhomes are changing, with more empty nesters taking advantage of the decreased maintenance responsibility. He stated that a fire pit would be proposed in the center of the townhome area to create a nice outdoor gathering space. He stated that the townhome area would be association-maintained. He identified a triangular area in Greenway West that is preserved woods and noted that a tot lot would be constructed in that area, and the single -family homes in Greenway North would become a part of the Greenway West homeowners' association. He reviewed the responsibilities of the single -family home homeowners' association and the townhome association. He summarized the intent of the proposed development, noting that the lay of the land creates beautiful home spots, particularly for the single -family homes; there are attractive amenities; it would serve multiple demographics; there is strong demand for the Approved Minutes 5 of 7 Meeting of May 2, 2018 housing types; the housing types would be fitting for the land; and the development would be consistent with the draft comprehensive plan. Commissioner Witte asked for details on the sizes of the single -family homes and townhomes. Mr. Heuer replied that the single -family homes would be 48 -foot wide homes and range in size from 2,300 to 3,300 square feet (excluding basements), with four bedrooms and three car garages and would be priced from the mid $400,000s to high $500,000s. He stated that the townhomes would be 24 -foot wide homes ranging in size from 1,850 to 2,500 square feet, with three to four bedrooms and two car garages. He stated that the townhomes wo uld have optional habitable attics and would be priced in the high $200,000s to the high $300,000s. Commissioner Witte stated that obviously the developer would like to be in control of all the property and asked if there has been talk of including the other parcels in the future. Mr. Heuer stated that there have been many conversations with the property owner in the center, but they could not come to an understanding. Commissioner Markell asked if there has been talk with that property owner about the elimination of his driveway easement. Mr. Heuer replied that there has been discussion on that topic and stated that they would proposed to build a new driveway for that home. He stated that they cannot make the homeowner agree to do this and hoped the City would not make that a condition, but he believed it would be in the interest of both parties to provide that new driveway. Commissioner Saba asked if there would be plans for bedrooms on the first floor, as the empty nesters often prefer bedrooms on the first floor. Mr. Heuer noted that there are a number of lots within another development they constructed in Plymouth that serves that purpose. He stated it would not make sense to provide that product in this location. Chair Anderson referenced another Pulte development that contains mostly gray homes and asked for input on color choice. Mr. Heuer stated that there is a non -monotony clause in their developments, noting that there is a combination of 25 different color pallets and therefore there will not be a lot of the same colors. He stated that the single -family homes would have more ch oice, but the non-monotony clause would be in place. He said he was unsure why gray has been so popular, but acknowledged that it is a popular color right now. Chair Anderson opened the public hearing. Chair Anderson introduced Troy Reding, 18535 County Road 47, who stated that he is in support of the project and believed that Pulte has been good to deal with. He said he is in support of the townhome project, noting that he has been looking to move because he and his wife are empty Approved Minutes 6 of 7 Meeting of May 2, 2018 nesters. He said he believes that the townhomes would work for the development and would fill a need in the City's housing stock. Chair Anderson introduced Phyllis Stimler, 6035 Troy Lane, who stated that she has enjoyed living at her property for 19 years and although it has been a difficult decision to sell their property, they see the changes in the community and appreciate the plan that Pulte has developed. She said she believes that this will be a great addition to the area. Chair Anderson introduced Larry Lawrence, the realtor for the property owner at 6015 Troy Lane, who stated that Pulte is developing quite a plan, but it is unfortunate that his client is not a part of it. He stated that his client moved to Plymouth a short time ago and was then t ransferred to Washington and therefore is renting his property. He stated that his client is concerned with the driveway easement and connecting that to the street in the development. He stated that his client would like to enter the new street at a different location. He stated that the newly proposed driveway would have a steep rise and he is concerned with that. He stated that they would like to get involved in the project, but both parties are dealing with dollars. He stated that they are not walking away and are open to conversation as he believes that his client's property would tie in nicely with the development. He commented that townhomes are in demand wherever you go, and it is costly to develop one level townhomes because of the cost of land . He stated that he had asked about connecting to city sewer and water and noted that he has been told that the connections will be available. He questioned how long his client would have to connect to the services. Chair Anderson stated that Mr. Lawrence is then suggesting a short cul-de-sac with three homes and a driveway to the east, which does not appear on the ghost plat. Mr. Lawrence confirmed and noted that potentially there would be space for two homes and not three. Mr. Heuer stated that when they looked to purchase the exception property, they did not think any lots could be developed in that area because of the wetland boundary and buffer area. He stated if there is a cul -de-sac in that area, he was unsure there would be space for any lots. He noted they would not want to spend the money to extend the streets and utilities if lots are not feasible. Chair Anderson closed the public hearing. Commissioner Vanderlan stated that she lives in a similar neighborhood that is brand new and built around a property whose owner did not want to sell that still has a long driveway. She stated there have been a lot of issues with the homeowner and that long driveway and would highly encourage avoiding that situation. She stated she would love to see the development completed and encouraged the parties to continue discussions to make this work. She stated that in her experience, having one outlier is not positive for anyone. Commissioner Witte stated that while the zoning is ahead of schedule, this do es fit and is a good plan with a mix of single -family homes and townhomes. He stated he would have a concern with the price point for the townhomes, but is not familiar with the market. Approved Minutes 7 of 7 Meeting of May 2, 2018 Chair Anderson referenced the driveway easement, noting that it is an issue of property rights. He stated that the easement exists and cannot be taken away, although it is burdensome for the development. He stated that until the developer and property owne r reach an agreement, the easement remains. He said he hoped the parties could reach an agreement. Senior Planner Sommers asked for input on the access to the west. Chair Anderson commented that there should be an access to the west to tie everything together, rather than relying solely on County Road 47. He stated that is one reason he was hoping for a ghost plat. Senior Planner Sommers identified potential access location options that have been discussed. Commissioner Witte stated that he would pref er the option to the south. Chair Anderson stated that he would prefer the option to the north. Commissioner Vanderlan agreed that she would prefer the access to the north. She asked where the driveway location would occur near the pool. Senior Planner Sommers replied that the pool would be eliminated with that option. Chair Anderson introduced Eric Padget, representing the applicant, who stated that there are ongoing discussions with that homeowner. He stated that Pulte is purchasing the entire property and will be selling that home to another party. He reviewed the driveway options that are being discussed, one that would eliminate the pool and another that would not. Chair Anderson stated that he likes the inclusion of townhomes and more variety in housing products and pricing. MOTION by Commissioner Witte, seconded by Commissioner Saba, to approve the request by Pulte Homes of Minnesota for a reguiding for a resident ial subdivision to be called "Greenway North" on property located at 18405, 18515 and 18535 County Road 47, 6035 Troy Lane and 5945 Troy Lane with the comments on the associated sketch plan that the applicant should 1) include an access to the west on the preliminary plat immediately south of the Reding parcel and 2) resolve the driveway easement issue with the property owner at 6015 Troy Lane prior to submitting the preliminary plat application. Vote. 6 Ayes. MOTION approved. 7. NEW BUSINESS 8. ADJOURNMENT MOTION by Chair Anderson, with no objection, to adjourn the meeting at 8:29 P.M.