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HomeMy WebLinkAbout5/8/07 . . . Planning Commission Minutes Regular Meeting May 8, 2007 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Rotty, Oswald, Larson Members Absent: Barker, Fitzloff Also Present: Tony Wippler - Assistant City Planner, Lee Smick - City Planner, Peter Coyle - LarkinIHoffman, Shelly White - Newland Communities 2. Approval of Minutes a) April 10, 2007 MOTION by Larson, second by Oswald to approve the AprillO, 2007 Minutes. APIF, MOTION CARRIED. 3. Public Hearings a) Fairhill 1) Preliminary and Final Acquisition Plat 2) Fairhill Preliminary Plat, Phase 1 3) Fairhill PUD 4) CUP - Grading of Overall Site Applicant: Newland Communities One Southwest Crossing 11 095 Viking Drive Eden Prairie, MN 55344 The applicant, Newland Communities is requesting approval of a Final Acquisition Plat in order to convey and combine certain land owned by the Seed family. This will allow them to proceed with grading ofthe entire parcel. The PUD has been revised slightly with reconfiguration of some of the lots. The lot sizes have stayed about the same. The Fairhill development is 965 acres; ofthat 744 net acres are reserved for residential development and approximately 13 acres are reserved for commercial development. The proposed overall density is 2.76- 3.79 units per acre. The development would be phased and the first phase would include the construction of the 195th Street connection to Highway 3. There would be 269-315 housing units in the first phase and they will be platting 230 lots and numerous outlots. There will be discussion with Empire Township regarding how 194th Street will be addressed. The estimate oftotal housing units for the entire development is 2055-2700. There will be a variety oflot sizes throughout the development including traditional single family homes on 75-80 Planning Commission Minutes May 8, 2007 Page 2 . foot wide lots and alley loaded single family homes on 45-55 foot wide lots with a minimum front yard setback of 12 feet. The side yard setbacks will be six a foot minimum and the rear setback will be a minimum of 10 feet. The comer lots would also have a 12 foot setback. Price ranges for the 75-80 foot wide single family homes are $400,000 to $700,000. The 55-65 foot single family homes would be $320,000 to $500,000. There will also be single family homes on allies and located around courtyard areas that would have 12 foot front setbacks, 5 foot side setbacks and 8 foot rear setbacks (if on an alley). Commissioner Oswald asked about access to the northern portion of the development. He stated that he is concerned that if there is a need for more mitigation on site, this may reduce the amount of land left to provide for a roadway. Staff stated that the traffic plan shows access to the northern portion of the development to be determined at a later date. Mr. Peter Coyle representing Newland Communities stated that there is additional wetland mitigation required on site. There has been a corridor preserved to enable the possible future extension of Diamond Path. . There are both public and private parks proposed for this development. The PARAC is recommending approval of the dedication of the parks in the Fairhill PUD and to allow the private parks to be given credit towards satisfying the park dedication requirements under certain conditions. Commissioner Oswald asked Mr. Coyle to verify the walk ability distance to parks that is required by the City of Farmington. The first phase will include construction of an information center, some retail space and the 195th Street Bridge. The installation, maintenance and replacement of boulevard trees will be the responsibility ofthe developerlhome owners association. There will also be a monument sign erected. The Engineering Division has reviewed the overall mass grading plan and has determined that the plan is in compliance with the City Code and they are recommending approval of the CUP for grading. Mr. Peter Coyle stated that there have been many challenges in the development of this plan but he feels that the outcome has resulted in benefits for both Newland Communities and the City of Farmington. The 195th Street connection will be an important transportation improvement. Ms. Wanda Meyer, 3656 194th Street, stated that residents on 194th Street are concerned that there will be a possible increase in traffic on their road depending on how that access is handled. . Mr. Jeff Meyer, 3656 194th Street, asked about the 194th Street traffic flow and access for the adjacent neighborhoods to 195th Street also. Mr. Peter Coyle stated Planning Commission Minutes May 8, 2007 Page 3 . that the details of that connection and the routing of traffic have yet to be determined. Ms. Michelle Hope, 3531 194th Street, asked how close the houses on the lots behind her property would be to her property. Staff replied that the property lines will meet but there is a 10 foot setback. Mr. Dave Hanks, 194th Street, asked about the round-a-bout that is proposed for Highway 3. Commissioner Larson stated that it will most likely make the intersection a right in right out but that decision is up to MnDOT. Commissioner Larson stated that he feels that all of the issues that he has had with the development have been addressed in this version of the plan. Commissioner Oswald stated that he likes the plan and his only concern would be that the park issues are completely addressed. Chair Rotty explained that he feels that this product is a great benefit for the community. . MOTION by Oswald, second by Larson to close the public hearing. APIF, MOTION CARRIED. MOTION by Larson, second by Oswald to recommend approval of the Preliminary and Final Acquisition Plat, the Fairhill Preliminary Plat - Phase 1, Final PUD and CUP - Grading of Overall Site. APIF, MOTION CARRIED. b) Preliminary and Final Plat - Trinity Health Care 1 st Addition Applicant: Trinity Care Center 3410 West 213th Street Farmington, MN 55024 . The applicant is seeking approval of the preliminary and final plat of two parcels that would be combined so that the Trinity Care Center may be expanded. The proposed expansion crosses the property line between the two lots. The property is just over 13 acres and is zoned R-5, high density residential. There is an outlot and 3 easements on the property. The utilities for the expansion would be brought up through lOth Street. The Engineering Division is recommending approval of the preliminary and final plat contingent upon the addition of some easements for drainage. The existing nursing home is to be expanded by approximately 22,000 square feet. The addition will enable the facility to provide for more single resident rooms. There will be a reduction in the number of parking spaces but it will still be adequate. There are not any lot coverage or setback issues. The applicant will have to submit a landscape plan. The Parks and Recreation Director would like to see a connection made to existing trails and the addition of some sidewalks. The following contingencies would apply to any approval of the preliminary and final plat: 1. The submittal of a landscape plan that is acceptable to the City Planner. . . . Planning Commission Minutes May 8, 2007 Page 4 2. Additional drainage and utility easements must be provided for the proposed drainage systems as required by the Engineering Division. Satisfaction of all Parks and Recreation requirements regarding trails and sidewalks. 3. Mr. Rich Ludwig, the administrator of Trinity Care Center stated that he is not in agreement with the walkway that is being required. He feels that it will cause drainage problems for the adjacent properties. Staff replied that there are other opportunities for sidewalk locations on the plan as well. He is also concerned that the walkway easement might prevent their future expansion plans. Commissioner Larson asked about the likelihood that the elevation of the trail would be adequate to surface drain water and secondly, who would be responsible for maintaining the walkways in the winter. There will need to be further discussion regarding trails and sidewalks before the plan goes to the City Council. MOTION by Larson, second by Oswald to close the public hearing. APIF, MOTION CARRIED. MOTION by Oswald, second by Larson to recommend the approval of the preliminary and final plat with the three contingencies. APIF, MOTION CARRIED. 4. Discussion a) Farmington Mini Storage - Outside storage proposal Last August, the owner of Farmington Mini Storage requested to utilize a portion of the mini storage property for outdoor storage during the winter. The property is located in the Farmington Business Park. The Pun agreement for the Business Park contains verbiage allowing outdoor storage if approved by the City of Farmington. Outdoor storage was approved on a temporary basis. The owner would like to extend the outdoor storage approval until April 30, 2008. The request was reviewed by the City Staff development committee and they were not in favor ofthe extension. Mr. John Simon, the owner of Farmington Mini Storage, stated that he has surveyed his outdoor storage customers and they would all like to continue to rent the outdoor space. He stated that he would not be requesting another extension next year and he recognizes that this is not a permitted use. Commissioner Larson stated that because there are not many neighbors in that area and the adjacent businesses are practicing outdoor storage too, he would be in favor of allowing the extension for one more year, but no longer. Commissioner Oswald agreed that one more year should be fine. Chair Rotty stated that the applicant has an approval by the majority, but he would not like to see this issue brought before them again next year. b) Neighborhood Preservation Overlay District Staffhas been working with the Historic Preservation Commission to create language regarding a Preservation Overlay District. The area that is being looked at currently is the downtown Oak Street area. The ordinance would not immediately create a district, but would put the ordinance in place so that districts can be created in the future. The district would require HPC review of any permit within that district that would involve any of the following: demolition of a . . . Planning Commission Minutes May 8, 2007 Page 5 building in whole or in part, construction of a new building, or the moving of a building within that district. The HPC would have to issue a certificate of appropriateness before a permit could be issued. At least 50% of residents in the proposed district area would need to approve the creation ofthe district. There will be a neighborhood meeting on May 16, 2007 to discuss the proposed ordinance with homeowners and obtain feedback. Chair Rotty asked how the actual definition of maintenance will be interpreted. Staff stated that they will consider that further. Commissioner Oswald stated that he doesn't feel that the area defined on the map includes all of the historic properties downtown. Staff replied that the initial boundary is not intended to include all historic properties, but was based on properties that have been designated. 5. Adjourn MOTION by Oswald, second by Larson to adjourn. APIF, MOTION CARRIED. RespectfullY~bmi~ed, """',,, ./ /"",/ .' . ..' ." -.." X ~ '//"'~~2 //", \..,...........,.,._._--~:;~;;:~. .... .. // . C/)... , <:-- ,.... . Lisa: DargIs - Administrative Assistant Approved