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HomeMy WebLinkAbout08-15-18 PIanning Commission Minutes Regular Meeting August 15,2018 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Rotty, Franceschelli, Kuyper Members Absent: Bjorge, Tesky Also Present: Tony Wippler,Planning Manager 2. Approval of Minutes a. July meeting minutes will be approved at the September meeting. 3. Public Hearings—Chair Ratty opened the public hearings a. Review of Preliminary Plat—Sapphire Lake—Winkler Land Co.,LLC This property is located west of the Trinity Care Center. It consists of 131 single family lots. The majority of the property is zoned R-2 (low/medium density residential). The southeast corner of the property is zoned R-3 (medium density residential). Lot sizes range from 6,820 square feet to 14,508 square feet. The lots will have a front yard setback of 20 feet (25 feet used on sidewalk side) and side yard setbacks of six feet. There are nine outlots proposed totaling 33.07 acres. The preliminary plat shows the extension of 213th Street W and Spruce Street east into the northern and southern portions of the property, respectively. After crossing the Prairie Waterway, 213th Street will transition to a north/south alignment and connect with Spruce Street. The right-of-way for 213th Street will be 60 feet with a roadway width of 32 feet. Spruce Street will also extend across the Prairie Waterway and will run from the southwest corner of the property to the northeast corner and connect with Biscayne Avenue. Spruce Street is proposed at a 70-foot right-of-way with a roadway width of 38 feet. Right-of-way for the future Biscayne Avenue is being platted with this development,but is not being proposed for construction with this plat. The right-of-way for Biscayne Avenue is shown as 75 feet. There will be a neighborhood park in the northeast corner of the development which is just under an acre. In addition, outlot F (4.511 acres) will be deeded over to the city for park purposes. There will be a sidewalk on the north side of Spruce Street, west side of 213th Street and the north side of Street A. A trail is proposed to run along the greenway that bisects the development. Parks and Recreation Director Distad provided the following items that need to be revised prior to final plat submission: 1. The sidewalk on 213th Street W should be relocated to the east side of the street in order to eliminate the double frontage of the lots on the west side of 213th Street with sidewalk in front of the lot and a trail directly in back of the lot. 2. The greenway trail south of the Spruce Street and 210th Street W intersection should be realigned, so it lines up directly across from the relocated sidewalk on the east side of 213th Street W. Planning Commission Minutes August 14,2018 Page 2 3. Show the location of a future trail to be constructed across the floodplain and wetland by others that connects to the future park area located southeast of the residential development. Engineering comments are as follows: I. The trail located in Spruce Street and Biscayne Avenue right-of-way shall not be included in the 10-foot trail corridor dedicated as parkland. 2. Prairie Waterway delineation and full wetland conservation act approvals are required before the final plat. 3. Final sizes and locations of all streets, storm water management, storm sewer, sanitary sewer and watermain facilities will be reviewed with the final plat and final construction plans. 4. Schedule and funding of the sewer, watermain and street improvements in the Biscayne Avenue corridor will be reviewed with the final plat and construction plans. The landscape plan is acceptable to staff with a slight revision. The plans do show four red oak trees being planted on the Peterson property near the southwest corner of the property. These four trees can be removed from the plan. Staff recommends approval of the Sapphire Lake preliminary plat contingent upon the following: 1. The preliminary plat is contingent upon meeting the requirements stipulated in the Parks and Recreation Director's letter of August 3, 2018, 2. Engineering comments. Mr. John Anderson, Winkler Land Co., stated they are in agreement with staff's comments. Regarding the parks, they will make the alignment change and shift the trail over so it is straight across. The bridge across the creek will be developed when the south side is developed which could be decades. The land will be dedicated with the plat so the city will have it for future parkland. Regarding shifting the sidewalk to the east side of the street,they would like to keep the sidewalk on the west side. They want to line the sidewalk up with the trail that is running to the west. By going to the east side, there would be two street crossings that would go on the property to the north and no street crossings on the property to the south. He understood the comment about those lots being double fronted, but the trail is already there in the Prairie Waterway. They propose to develop in four phases with 30 to 35 lots per year. Phase one would start next spring in the northwest corner off 213th Street. The second phase would be the connection to Spruce Street on the southwest corner. Bruce and Kyle Betzold, stated their father owns the adjacent farmland. They are concerned with the water flowing and the dewatering from outlot B. It looks like it will flow into an area and then to a drainage ditch their father owns. It would greatly impact their farming operations depending on the time of the year. At the wrong time, it will impact their crops. The drainage ditch will not handle any excess flow because it is at capacity. As you travel to the northeast towards the Vermillion River it gets less of a drainage ditch and the water will eventually back up onto their property. They would like Planning Commission Minutes August 14,2018 Page 3 to see the outlets pushed to the Prairie Waterway. Regarding the holding ponds and the water table being so high, they will be digging down into the ground water. He asked if there will be any contamination to the ground water when digging the holding ponds or if they have to be lined. Are the holding ponds discharged into the Prairie Waterway and nothing to the east? Assistant City Engineer Decur stated the developer did submit preliminary storm water models. The ponds are sized to direct and restrict the flow of storm water in the current direction and at the current rates, so there shouldn't be additional flow to the creek that drains to the northeast. As far as ground water, these will be ground water ponds. Mystic Meadow ponds are similar. There is no layer of clay needed to separate them from the ground water. More review will be done as final plats come through, but what was submitted with the preliminary plat does meet city requirements. Drainage is directed to ponds in the outlots which flow into an outfall into the creek. The dewatering will be shifted so it does not impact surrounding properties. Member Franceschelli felt the preliminary plat is a good start. The sidewalk in its original design makes sense and keeps traffic crossings to a minimum. He was in favor of protecting outlot C from unauthorized accesses. It will give a character to the community that will work. Member Kuyper asked as far as the street, 213th Street goes north to south and eventually it will connect with Spruce. Staff noted the name of the street may have to change once it gets past street A. Street naming will come with the final plat. He appreciated the park land being dedicated. Chair Rotty noted the construction will start spring 2019. He asked about the type of housing. Mr. Anderson stated it will be split-entry homes due to the water elevation. Further to the east we will have full basement walkout lots. Chair Rotty asked about the house values. Mr. Anderson stated the split entries will be around$300,000 to low $400,000. The two stories will be $400,000 plus. Chair Rotty asked if both roads will be done so there will be two accesses. Mr. Anderson stated phase one will be 213th Street. Phase two would connect Spruce Street. Chair Rotty asked about the southeast side where there would be a bridge. Mr. Anderson stated there will be a trail connecting to the Prairie Waterway and onto Spruce Street. Long term the parks commission would like to see a walking bridge across the creek. There is no point putting that in now as it will go to farmland. Chair Rotty brought up the sidewalk. He agreed with the sidewalk being on the west side versus the east side. Staff will check with the Parks and Recreation Director. The city does try to avoid double frontage where possible, but we can go with that if that is the commission's recommendation. MOTION by Franceschelli, second by Kuyper to close the public hearing. APIF, MOTION CARRIED. MOTION by Kuyper, second by Franceschelli to recommend approval of the Sapphire Lake Preliminary Plat and forward the recommendation to the City Council with the above contingencies. APIF, MOTION CARRIED. Planning Commission Minutes August 14,2018 Page 4 4. Discussion a) Possible CUP Amendment—20522 Akin Road--Eric Ruud The applicant is Mr. Eric Ruud, owner of 20522 Akin Road. In late 2017,the Planning Commission approved a conditional use permit to allow a recreational vehicle storage facility on the property. As part of that application, Mr. Ruud was going to place asphalt on the front entryway as well as along the north and east sides of the building. The applicant also agreed to pave the drive aisle through the site between the limerock parking pads. The applicant has indicated the paving along the building will be completed by Labor Day. The drive aisle was to be paved by December 12, 2018. Mr. Ruud would like to discuss amending the CUP in order not to pave the drive aisle, the rest would be paved as intended. The reasoning is outlined in his letter. He would like to know the commission's thoughts prior to going through the amendment process. Staff's position is that the drive aisle should be paved as it will keep the limerock from tracking into the city roadway. Mr. Eric Ruud stated he is proud of the project and they have had a huge outpouring of support and the demand has been huge. He installed 1.5" clear rock on the entire property. It is considered to be an impervious surface. Asphalt is also an impervious surface so what are we gaining by putting asphalt in the drive aisle. As far as the amount of material that could be tracked, it would be minimal. They have 200 feet from Akin Road to the back of the building so he envisioned tires coming clean before reaching the road. They would like to do a wider roadway along the building. They had proposed 24 feet and it will be closer to 30 feet. Chair Rotty asked why he is asking for this now and not at the time of approval. Mr. Ruud stated there were three staff members saying the 1.5"rock is impervious surface. After that he wondered what they are gaining by adding asphalt to an already impervious surface. He understood if it was a class five as that is around the building now and they will be putting asphalt around the building. As far as the roadway, they swept the roadway as they were bringing rock in and out. Chair Rotty noted they did a very nice job with the area. Chair Rotty recalled at the time the base was a concern and there was no concern about paving. He clarified Mr. Ruud does not expect any rock coming from the property onto the street. Mr. Ruud felt the 50 feet of asphalt they will be putting in should take care of it. If it is an issue they will continue the asphalt to the drive aisle. Member Kuyper was very pleased with the area. He confirmed more paving would be on the north side. Mr. Ruud replied yes, because of the gate they want to keep the traffic on a wider area of asphalt coming in and out. Member Kuyper noted not every vehicle will travel the same length in the area depending on where they park. He asked how far it takes for the rock to not crack. Would any rumble strips knock the rock off? Can we monitor the area and if there is tracking, the owner would have to do more work? Staff was not sure if the rumble strips would be effective. It could create more issues internally due to the type of vehicles. The thought process with the drive aisle is it provides a chance for rock to come off before the vehicle gets into the city right-of-way. Mr. Ruud stated the vehicles are angled and they back into their spots. They don't have to go around and come the full length of the building. Mr. Ruud stated they have to close for five days if they have to put the asphalt down. So they would do it over Labor Day weekend and the day after. December was the due date for the rest to be put in. If they Planning Commission Minutes August 14,2018 Page 5 would put the asphalt around the building to see what the reaction is and then hold off until mid-summer for the rest. Many companies won't lay asphalt later in the year. Member Franceschelli drove out there today and he liked what has been done with the property. Tires are different on different vehicles. Tires tend to grip whatever loose material they have and hang onto it until they get to a certain speed. The bituminous drive aisle is to be installed by December 12, 2018. What if we push that date into April 2019 so we can see what comes out of that area. See if the paved runway will pick up whatever is attached to the tires. Staff stated it would still require an amendment to the CUP because that time frame was a condition to the approval. Chair Rotty asked if this could get worse over time or does it stay the same? Staff stated there is that potential it could break down over time with heavy vehicles. Mr. Ruud noted if the reason for the asphalt drive aisle is to keep the rock from going onto the street, we need to be practical. We will solve that problem by putting the asphalt in the entry. Chair Rotty stated our options are, Mr. Ruud will have to pave the drive aisle, or we are not sure what will happen so we will be flexible. Member Franceschelli felt they should be flexible. Assistant City Engineer Decur stated he was certain the additional pavement will reduce the amount of gravel that gets picked up and makes it to the road. Depending on levels of traffic, whatever footage of asphalt from the back of the garage to the gate will fill up with gravel. From a storm water perspective they are both impervious. Build wise they are both flexible pavements. It is a tracking issue and giving yourself the most length of pavement to release the stones. Chair Rotty went with the advice he is being given. That does not mean Mr. Ruud cannot file an amendment to the CUP. Mr. Ruud might try for an extension of the installation date with an amendment. He was here to find out the practicality of the requirement. Chair Rotty stated they can consider changing dates if Mr. Ruud can convince staff. 5. Adjourn MOTION by Franceschelli, second by Kuyper to adjourn at 8:20 p.m. APIF, MOTION CARRIED. Respectfully submitted, Cynthia Muller Administrative Assistant