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HomeMy WebLinkAbout11-09-22 CITY OF FARMINGTON PLANNING COMMISSION MINUTES REGULAR MEETING November 9,2022 1. CALL TO ORDER The meeting was called to order by Chair Rotty at 7:00 p.m. Members Present: Rotty,Lehto,McAbee,Windschitl,Tesky Members Absent: None Staff Present: Tony Wippler,Planning Manager 2. APPROVAL OFMINUTES a)Approve Planning Commission Minutes MOTION by Windschitl,second by McAbee to approve the Regular Meeting minutes of the Planning Commission from October 11, 2022.APIF,MOTION CARRIED. 3. DISCUSSION a) Summergate-Meadowview Preserve Update Planning Manager Wippler introduced this item. Casey Wollschlager and Bryan Tucker were in attendance representing Summergate Development,LLC. A preliminary plat was approved by the City Council for the Meadowview Preserve development on June 27,2022. The preliminary plat consisted of 134 single-family lots on 61.07 acres for a net density of 3.03 dwelling units per acre. The developer earlier this year withdrew an application for final plat of the initial phase of the development as market conditions were beginning to shift forcing them to re-evaluate the unit make-up of the development. Two alternative development sketches (labeled A and B)were provided by the developer for the Meadowview Preserve site. Sketch Plan (A)utilizes the same road configuration of the approved preliminary plat. This concept transitions from 62-foot-wide lots on the east side of the development to 50-foot-wide lots in the center of the development to row townhomes on the west side of the development and includes a total of 196 lots/units. Sketch Plan (B) is similar to Sketch Plan (A)with the exception that the western side of the development would consist of 40-foot-wide lots instead of row townhome units. Sketch Plan (B) shows a total of 170 lots. Planning Manager Wippler stated that the changes proposed in either sketch plan would be substantial enough to warrant that a new preliminary plat be submitted and approved. A public hearing would also be required to be held. Both sketch plans would have to be approved as part of the Planned Unit Development. Additionally,Sketch Plan(A)would require the portion of the development consisting of the row townhomes to go through a Comprehensive Plan Amendment and Rezoning to allow for the townhome units as the property is currently zoned R-1 (Low Density Residential) and townhome units are neither a permitted or conditional use in that zoning district. No formal action is required by the Planning Commission for this discussion item. Staff is requesting that the Planning Commission provide comment and direction to the developer and staff. Planning Commission Minutes November 9,2022 Page 2 Casey Wollschlager with Summergate Development mentioned that they have seen a change in the market and interest rates. They have been working with various builders on different ideas on how to take a project and still keep the core elements that were approved and build a development that works in the current market conditions. Mr.Wollschlager mentioned that it is less likely that they would be interested in the townhome concept as the townhome market has dropped dramatically recently. They are more interested in the 40-45-foot-wide lots. The goal for these new concepts is an attempt to get a variety of products to make the homes somewhat affordable. Chair Rotty inquired if the developer had any concerns with the different densities and values of homes in close proximity. Mr.Wollschlager stated that development trends are starting to lean that way and that the way homes are being built with various treatments on front elevations he believes that it doesn't truly hurt value. Chair Rotty inquired about Summergate's other developments and whether this is something they are looking to do with those other developments. Mr.Wollschlager did mention this is something they are considering for other developments of theirs as well,Farmington is the first city that they have approached with the idea though. Bryan Tucker,Summergate Development,mentioned that it is not just a price point issue but that builders are looking to diversify the housing types within the development because it lowers their risk and allows more flexibility to have different uses to sell. Commissioner Tesky has concerns with the concepts and the additional homes planned as there was a lot of representation from the community at the public hearing for the preliminary plat expressing safety concerns regarding traffic in the area and increasing the number of homes would only increase that concern. Commissioner Windschitl has the same concerns that Commissioner Tesky identified. Commissioner Windschitl asked about the type of townhome units that could be included. Mr.Wollschlager stated they would be four to six unit attached townhomes,likely slab on grade with a two-car attached garage and have a price point in the$300,000 to$350,000 range. Commissioner Windschitl did inquire if this would have an HOA. Mr.Wollschlager stated that the development could potentially have a master HOA due to the amount of natural area and potential for entrance monument sign. Mr.Wollschlager did mention that if they do move forward with changing the preliminary plat,they would have to do an updated traffic study to determine what improvements to the roadways would be necessary. Commissioner Lehto agreed with the other commission members regarding traffic concerns due to the increased density. Commissioner Lehto mentioned that she thought$600,000 price point for a home on a 62-foot-wide lot seems high for the market to bear. Mr. Wollschlager explained there is a little bit of a disconnect on lot sizes,it is really about the building pad not the width of the lot. Generally speaking,the building pad on a 62-foot- wide lot is the same as 75-foot-wide lot so the houses are generally the same size. Commissioner Lehto asked if there is any thoughts about cutting back on some of the 62- foot wide lots and reducing the lots in the development. Mr.Wollschlager explained that reducing the lots just increases the overall costs of lots in the development,that is why they are looking to increase the density to try to make the units more affordable. Planning Commission Minutes November 9,2022 Page 3 Commissioner McAbee inquired about the townhome units and asked if the developer was looking to not go that route. Mr.Wollschlager said likely not due to the townhome market falling off dramatically in large part to interest rates making them unaffordable. Commissioner McAbee agrees with the other Commission members about the concern of increasing the density in this area and the impacts it would have on the traffic in the area. Chair Rotty appreciated that the developer came to the Planning Commission for this discussion in advance of bringing a new Preliminary Plat. Chair Rotty agrees with the other Commission members and the concerns that were expressed by the residents at the public hearing were clear. He is not really excited to go back to those residents and say the rules are changing because of the economy. We want to help the developers but we also have to look out for the residents. Chair Rotty is hesitant to have the developer bring in a new preliminary plat. Mr.Wollschlager indicated that he understood the comments provided by the Planning Commission. 4. ADJOURN MOTION by Tesky,second by Lehto to adjourn at 7:35 p.m.APIF,MOTION CARRIED. Respectfully submitted, Tony Wippler Planning Manager