Loading...
040715 planning commission CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES April 7, 2015 City Hall, 7:00 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Chair Svendsen called the meeting to order at 7:00 p.m. ROLL CALL Present: Scott Clark, Jim Brinkman, Tom Schmidt, Steve Svendsen, Christopher McKenzie, Greg Gehring, Roger Landy, Absent: Wade English Also Present: Jeff Sargent, Director of Community Development, Aaron Chirpich, Community Development Specialist, Stacy Woods, Assistant City Attorney, Alan Brixius, Planning Consultant, Bob Paschke, Director of Public Works, Chris Long, City Engineer, Emily Becker, Recording Secretary CONSENT BUSINESS No consent business. PUBLIC HEARING Planning Case 15-02 Chair Svendsen introduced Item 4.1, request for a preliminary plat, rezoning of property from R-1, Single-Family to R-2, One and Two Family Item 4.1 Residential, and a Conditional Use Permit for a Planned Unit Development, 7940 Winnetka Avenue, Centra Homes, Inc., petitioner. Mr. Jeff Sargent, Community Development Director, explained that the petitioner is under contract to purchase the property located at the Northwest corner of 55 Avenue and Winnetka Avenue, the former th Winnetka Learning Center site, for the purpose of subdividing. This area is located in Planning District 4, which specifically calls this area out for redevelopment. Mr. Sargent provided background information on the development, detailing that the applicant will be platting 60 single-family housing units, 29 traditional family homes and 31 “detached townhomes” controlled by a Homeowner’s Association and by-laws. A Comprehensive Plan amendment was approved to re-guide this area to Low Density/Medium Density Residential. Poor soil conditions required Centra Homes to revise the original plat layout. The architectural types of both Single Family and Associated Maintained Housing that will be in the development were presented. Mr. Sargent stated that the applicant is also petitioning for a Conditional Use Permit (CUP) for a Planned Unit Development (PUD), which will allow the applicant flexibility to rezone the property and adjust setbacks, lot widths and lot area requirements to meet their design, layout, and density needs. Mr. Sargent outlined the required and proposed setbacks and lot requirements as shown below and displayed on a preliminary plat the lots that would be in need of the proposed changes in requirements. R-2 District R-2 District (Traditional Single-Family) (Association Maintained) Required Proposed Required Proposed Front Yard 25 feet 25 feet 25 feet 25 feet Side Yard -Interior 10 feet 7 feet 10 feet 7 feet (5 feet along (5 feet along garage) garage) Side Yard –Corner 20 feet 25 feet 20 feet 25 feet Rear Yard 25 feet 40 feet 25 feet 35 feet Lot Area 8,400 SF 8,397.9 8,400 SF 5,000 SF Lot Width 70 feet 65 feet 70 feet 40 feet Sargent went on to explain the pedestrian access the petitioner was proposing, which includes a 5-foot sidewalk throughout the development and pedestrian access from the development onto Winnetka Avenue sidewalk system. He maintained that staff requires that a connection to Begin Park be added and that a second pedestrian access point to Winnetka Avenue be added. Mr. Sargent stated that staff had some concerns regarding where guests of the development’s residents would park within the association- maintained area.Centra Homes has submitted a revised plan and indicated that they will provide on-street parallel parking spaces around the North and South side of the private drive “loop” to help provide for extra parking. The private streets along the areas that will include parking will be required to be widened to 32 feet in width. Sargent then addressed the submitted landscaping plan, which shows utilization of a variety of new trees throughout the development, meeting the minimum code requirements. The developers indicated that their intent is to add more landscaping once they figure out the final grading patterns throughout the development. Staff requires that the final landscape plan will indicate where the added landscaping will be placed in order for it to be incorporated into the development agreement. In order to address poor soils within the development area, Sargent explained that Centra Homes increased the size of the on-site storm water pond. This pond incorporates an infiltration basin and will take in water from surrounding areas, hopefully alleviating some area flooding. It will be City-owned and maintained. The Homeowner’s Association, Sargent clarified, will be responsible for snow storage. City Code requires that ten percent of the area of removal for snow must be dedicated to the storage of said snow.The applicant calculated the required amount of snow removal needed for the development and determined that the area indicated on the site plan 2 Planning Commission Meeting April 7, 2015 would exceed this amount. Staff will require a snow removal plan if snow piles exceed eight feet in height. Sargent stated that the necessary findings of fact needed to rezone the property and approve a Conditional Use Permit have been met. Property owners within 350 feet, Sargent explained, were notified by mail and a public hearing notice was published in the SunPost. The only objection regarding this proposal that had been communicated to staff to date was a letter written by a concerned citizen on April 4, 2015 addressing concerns about parking availability and the potential increase in traffic and property taxes. This was distributed to the Planning Commission and Staff. In conclusion, Mr. Sargent explained that Staff recommends the Planning Commission recommendapproval of the Preliminary Plat of a 60 parcel subdivision and rezoning of the property from R-1, Single Family Residential to R-2, One and Two Family Residential with the following conditions: 1.The applicant pay a park dedication fee of $90,000 prior to recording the final plat 2.The plat and title is subject to the review and approval of the City Attorney. Sargent went on to explain that Staff recommends that the Planning Commission recommend approval of a Conditional Use Permit for a Planned Unit Development with the following conditions: 1.The following minimum standards apply to the proposed lots: Traditional Lots, Including Block 1, Lots 1-4 and Block 2 and Block 6: Minimum Lot Area 8,400 square feet Minimum Lot Width 65 feet Setbacks Front Yard 25 feet Side Yard – Interior 7.5 feet Side Yard – Corner 20 feet Rear Yard 25 feet Association Maintained Lots, Including Block 2, Lots 5-11 and Blocks 3, 4, and 5: Minimum Lot Area 5,000 square feet Minimum Lot Width 40 feet Setbacks Front Yard 25 feet Side Yard – Interior 7.0 feet Side Yard – Corner (on public street) 20 feet Rear Yard 25 feet 3 Planning Commission Meeting April 7, 2015 2.The houses constructed within the subdivision shall be consistent with models provided by the applicant and approved with this Planned Unit Development. Alternative models may be approved by city staff, provided they offer similar finished floor areas, meet all required setbacks, and maintain the exterior finishes of the approved models. 3.To accommodate on-street parking on the north and south sides of Block 4, the minimum street width in these areas shall be increased to 32 feet in width. 4.Outlot A shall be owned by both the association and by each lot owner in the association, each owning an equal and undivided share of the outlot. 5.The applicant shall install a second sidewalk connection to the Winnetka Avenue sidewalk aligned with the south edge of the southern private street. The applicant shall also install a pedestrian ramp and a striped crosswalk connecting the 55th Avenue sidewalk to Begin Park. The location of said crossing shall be approved by the City Engineer. 6.The applicant shall provide a revised landscape plan and details that include: a. The rear yard screening of double frontage lots in Blocks 1 and 3 along 55th Avenue. b. A provision of two trees per lot in the traditional lots with property owner flexibility in the placement of the trees. c. A provision of a typical association maintained lot landscaping plan that locates front yard trees and foundation plantings. Front yard trees cannot interfere with driveway locations or utility services 7.The City Engineer and Public Works Department shall review and approve the utility, grading and drainage plans and approve the proposed utility and drainage easements related to location and size 8.The applicant shall provide a description of existing easements to be vacated. 9.The applicant shall expand the snow storage area to reflect the expanded private street width and to provide 10% of the total paved area of the association maintained homes, including private streets with parking, sidewalks, and driveways. A snow removal plan shall be included if the snow storage area is overwhelmed with snow piles in excess of eight feet and/or snow storage encroaching into adjoining lots. 10.The applicant shall adhere to all of the City Engineer requirements as outlined in the Stantec letter dated 4/2/2015. 11.The applicant shall adhere to all of the West Metro Fire and Rescue requirements as outlined in the letter dated 3/18/2015. 12.The developer shall enter into a development agreement and a Planned Unit Development agreement with the 4 Planning Commission Meeting April 7, 2015 approval of the Final Plat. Commissioner Brinkman questioned if the sidewalk along the North side of 55th Avenue and Winnetka Avenue would remain and questioned if sidewalks were in fact needed in the development. Mr. Sargent said that these sidewalks would remain and that the sidewalks assisted mobility issues; Mr. Alan Brixius, City Planner, concurred that there is a need in the community for sidewalks. Commissioner Brinkman also asked about parking on Virginia and Utah Avenues, and Sargent replied that parking would remain on these streets. Commissioner Brinkman was concerned about who would be plowing the sidewalks. Mr. Sargent explained that it is ultimately the property owner’s responsibility to plow sidewalks. Brinkman lastly inquired about snow storage and if Outlot B may be a possible area for snow storage. Sargent responded that there are several contingencies that would make it difficult for snow to be stored in this area. Chair Svendsen questioned how the City, which would take over ownership and maintenance of Outlot B, would access the area. Mr. Bob Paschke, Public Works Director, maintained that there would not be an issue accessing this area. Commissioner McKenzie questioned where poor soils were found. Mr. Sargent expounded that the area of the development that was found to have poor soil was platted to be the location of the pond and went on to clarify that said soils were better described as inadequate for construction. Sargent disclosed that further investigation needed to occur regarding soils and that there is a possibility that there are four lots to the west of Outlot B that are in danger of having inadequate soil for construction. Mr. McKenzie was concerned if the filtration basin was adequate and if sump pumps would be used actively in the houses. Mr. Chris Long, City Engineer, maintained that the filtration basin was adequate, and that sump drains would be installed off the curb so that sump pumps could connect to them. Commissioner McKenzie inquired if the driveways were of adequate size to accommodate parking. Mr. Sargent addressed that there were designated parking areas in the development for the Association Maintained Housing. There was discussion about where No Parking signs on Utah Avenue would be posted. Mr. Brixius asked for the record that the City verify with Public Safety if No Parking signs are needed, as Utah Avenue is a public street. Mr. Long addressed further concern about the filtration basin, explaining that this area, along with the entire North side of the property, is being further reviewed. Ms. Stacy Woods, Assistant City Attorney, added that there are additional conditions to the recommended issuance of the Conditional Use Permit and rezoning of 7940 Winnetka Avenue. It was addressed in the purchase 5 Planning Commission Meeting April 7, 2015 agreement between the City and Centra Homes that leasing of each home after the initial sale for 12 months was prohibited, so that the homes would be owner-occupied. Additionally, the Homeowners Association document was subject to City Attorney Review and approval. Chair Svendsen motioned that the applicant come forward to address the Commission. Mr. David Pattberg, representative for Centra Homes, stepped forward. Mr. Pattberg first spoke to concerns about soil, stating inadequate soil would be removed from the property. He then petitioned for removal from the conditions the mandates of the second pedestrian access on Winnetka as well as the pedestrian ramp on 55 Avenue and Begin Park. th He suggested that the park fees be used for this endeavor. Commissioner Brinkman, Chair Svendsen, and Commissioner Landy agreed with the applicant that a second pedestrian access to Winnetka Avenue was not needed. Suggestions were made that this area could either be landscaped or that instead there be a connection to Begin Park. Mr. Alan Brixius voiced concern about the soil in Lots One through Six of the Single Family Development. Mr. Pattberg assured that the current information showed that the soil would be adequate. Chair Svendsen asked if there would be further exploratory information gathered. Pattberg said that no further investigation will be done before development began. Commissioner McKenzie was concerned about the amount of soil borings taken in the proposed street section. Pattberg replied that the locations of the streets were moved due to information gathered from the soil borings. Commissioner Clark pointed out that not all of the area that is association maintained has private streets and inquired if all residents in this area would be paying association fees. Mr. Pattberg said that all residents of the association will pay the same association fee. Commissioner Clark suggested that the City be considered as a contractor for the private streets so as to avoid members of the association objecting to paying the same fees regardless of whether they live on a private street or not. Chair Svendsen invited anyone from the audience to come forward to address the applicant or staff. Jeremy Enge-Frey of Boisclar Corporation of 8007 Bass Lake Road stepped forward. Mr. Enge-Frey clarified that Boisclar Corporation supports the proposed Centra Homes development. Enge-Frey’s concern is overcoming flooding issues on his property. Boisclar has experienced two floods in the last five years, and Enge-Frey states that there is concern about future flooding. Enge-Frey asked that the Planning Commission take this in to consideration when reviewing the plan. Mr. Long, City Engineer, stated that this is being evaluated and effort is being made to alleviate this flooding. 6 Planning Commission Meeting April 7, 2015 Chair Svendsen inquired if anyone in the audience wished to address the Commission. Being that there was no one else in the audience that wished to speak at the public hearing, he asked for a motion to close the Public Hearing. Motion by Commissioner Landy, seconded by Commissioner Schmidt to close the public hearing. All voted in favor. Motion carried. Chair Svendsen opened opportunity for any further discussion. Svendsen inquired who would maintain Outlot B. Mr. Robert Paschke stated that Public Works would be responsible for this. Chair Svendsen confirmed with Assistant City Attorney Stacy Woods that two motions needed to pass. Motion Motion by Commissioner Landy, seconded by Commissioner Brinkman, Item 4.1 to approve Planning Case 15-02, request of rezoning from R-1, Single- Family to R-2, One and Two Family Residential located at 7940 Winnetka Avenue, Centra Homes, Inc., petitioner, subject to the following conditions with the following conditions: 1.The applicant pay a park dedication fee of $90,000 prior to recording the final plat 2.The plat and title is subject to the review and approval of the City Attorney. Voting in favor: Landy, Gehring, Clark, Brinkman, Schmidt, Svendsen Voting against: McKenzie Absent: English Motion approved 7-1 Mr. Sargent requested a reason for the dissenting vote. It was explained there was concern over some of the roads in Outlot A being under private control of the homeowners association and too many properties on a public street paying the homeowners association fee. Motion by Commissioner Landy, seconded by Commissioner Schmidt, to approve Planning Case 15-02, a preliminary plat and Conditional Use Permit for a Planned Unit Development at 7940 Winnetka Avenue, Centra Homes, Inc., petitioner, subject to the following conditions: 1.The site is rezoned to R-2 and through the approved Conditional Use/Planned Unit Development, the following minimum standards apply to the proposed lots: Traditional Lots, Including Block 1, Lots 1-4 and Block 2 and Block 6: Minimum Lot Area 8,400 square feet Minimum Lot Width 65 feet Setbacks 7 Planning Commission Meeting April 7, 2015 Front Yard 25 feet Side Yard – Interior 7.5 feet Side Yard – Corner 20 feet Rear Yard 25 feet Association Maintained Lots, Including Block 2, Lots 5-11 and Blocks 3, 4, and 5: Minimum Lot Area 5,000 square feet Minimum Lot Width 40 feet Setbacks Front Yard 25 feet Side Yard – Interior 7.0 feet Side Yard – Corner (on public street) 20 feet Rear Yard 25 feet 2.The houses constructed within the subdivision shall be consistent with models provided by the applicant and approved with this Planned Unit Development. Alternative models may be approved by city staff, provided they offer similar finished floor areas, meet all required setbacks, and maintain the exterior finishes of the approved models. 3.To accommodate on-street parking on the north and south sides of Block 4, the minimum street width in these areas shall be increased to 32 feet in width. 4.Outlot A shall be owned by both the association and by each lot owner in the association, each owning an equal and undivided share of the outlot. 5.The applicant shall also install a pedestrian ramp and a striped crosswalk connecting the 55th Avenue sidewalk to Begin Park. The location of said crossing shall be approved by the City Engineer. 6.The applicant shall provide a revised landscape plan and details that include: a. The rear yard screening of double frontage lots in Blocks 1 and 3 along 55th Avenue. b. A provision of two trees per lot in the traditional lots with property owner flexibility in the placement of the trees. c. A provision of a typical association maintained lot landscaping plan that locates front yard trees and foundation plantings. Front yard trees cannot interfere with driveway locations or utility services 7.The City Engineer and Public Works Department shall review and approve the utility, grading and drainage plans and approve the proposed utility and drainage easements related to location and size 8.The applicant shall provide a description of existing easements to be vacated. 9.The applicant shall expand the snow storage area to reflect 8 Planning Commission Meeting April 7, 2015 the expanded private street width and to provide 10% of the total paved area of the association maintained homes, including private streets with parking, sidewalks, and driveways. A snow removal plan shall be included if the snow storage area is overwhelmed with snow piles in excess of eight feet and/or snow storage encroaching into adjoining lots. 10.The applicant shall adhere to all of the City Engineer requirements as outlined in the Stantec letter dated 4/2/2015. 11.The applicant shall adhere to all of the West Metro Fire and Rescue requirements as outlined in the letter dated 3/18/2015. 12.The developer shall enter into a development agreement and a Planned Unit Development agreement with the approval of the Final Plat. 13.The leasing of any home after the initial sale for 12 months is prohibited. 14. The Homeowners Association document was subject to City Attorney Review and approval. 15.Public safety must review and make a determination if parking should be allowed on Utah Avenue. Voting in favor: McKenzie, Landy, Gehring, Clark, Brinkman, Schmidt, Svendsen Voting against: None Absent: English Motion approved 8-0 Chair Svendsen stated that the City Council would consider this planning case at its April 27 meeting. COMMITTEE REPORTS Design and Review Chair Svendsen stated the Design and Review Committee was held on March 19, 2015 and that the next potential meeting was scheduled for Committee April 16, 2015. Item 5.1 Codes and Standards Chair Svendsen stated that the Codes and Standards Committee was held March 25, 2015 and asked if there was anything to present from that Committee meeting. Mr. Sargent believed that staff would be able to present Item 5.2 information from that meeting to the next Planning Commission Meeting. NEW BUSINESS 6.1 Welcome Emily Emily Becker, Community Development Administrative Specialist, was introduced. Becker OLD BUSINESS Approval of Minutes Motion by Commissioner Landy, seconded by Commissioner Brinkman, Item 7.1 to approve the Planning Commission minutes of March 3, 2015 as revised. All voted in favor. Motion carried. 9 Planning Commission Meeting April 7, 2015 ANNOUNCEMENTS Commissioner Brinkman asked about the potential development at 36 th Avenue and Winnetka Avenue. Mr. Sargent explained that he believed that after meeting with City Staff, the prospective developer may have found the project to be too cost prohibitive to pursue at this time. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:32 p.m. Respectfully submitted, Emily Becker, Recording Secretary 10 Planning Commission Meeting April 7, 2015