Loading...
HomeMy WebLinkAbout02.06.23 Work Session Minutes - Joint Council and Planning Commission City of Farmington Joint City Council/ Planning Commission Work Session Minutes February 6, 2023 1. Call to Order Mayor Hoyt and Chair Rotty called the work session to order at 5:00 p.m. Present: Hoyt, Bernatz, Lien, Porter, Wilson Dirk Rotty, Lee Ann Lehto, Rebecca McAbee, Phil Windschitl, Krista Tesky (arrived 5:17 p.m.) Also Present: Lynn Gorski,City Administrator;Julie Flaten,Assistant City Administrator/HR Director; Deanna Kuennen,Community Development Director;John Powell, Public Works Director; Kellee Omlid, Parks and Recreation Director;Justin Elvestad, Fire Chief;Tony Wippler, Planning Manager; Cynthia Muller, Administrative Assistant 2. Approve Agenda MOTION by Wilson, second by Porter to approve the agenda. APIF, MOTION CARRIED. 3. Discussion Items a. Summergate—Meadowview Preserve Update The preliminary plat was approved for the Meadowview Preserve development by the City Council on June 27, 2022. The preliminary plat contained 134 single-family residential lots on 61.07 acres with a net density of 3.03 units per acre. The minimum lot width and depths are 60 feet and 130 feet, respectively. The developer submitted the final plat in July 2022, but withdrew that application shortly thereafter as market conditions were beginning to shift, forcing the developer to re- evaluate the unit make-up of the development. The developer has now submitted two alternative development sketches for Meadowview Preserve. Both sketch plans have the same road configuration that was approved with the preliminary plat. Sketch plan A transitions from 62-foot-wide lots on the east side (adjacent to the existing single-family homes)to 50-foot-wide lots in the center of the development to row townhomes on the west side of the development. The total unit breakdown in sketch plan A is: - 62-foot-wide single-family lots: 34 - 50-foot-wide single-family lots: 74 - Row townhome units: 88 The total number of proposed homes is 196. This would yield a net density of 4.43 dwelling units per acre. Sketch plan B is similar to A with the exception that the western side would consist of 40-foot-wide lots instead of row townhome units. The total unit breakdown for sketch plan B is: - 62-foot-wide single-family lots: 34 - 50-foot-wide single-family lots: 74 - 40-foot-wide single-family lots: 62 The total number of proposed lots is 170. This would yield a net density of 3.84 dwelling units per acre. Joint City Council/Planning Commission Work Session Minutes February 6,2023 Page 2 The changes in both sketch plans are substantial enough to where they would warrant a new preliminary plat be submitted and approved by the Planning Commission and City Council. A public hearing would also be required. Both sketch plans significantly increase the number of lots/ units from the approved preliminary plat. Both would have to be approved as a PUD. Sketch plan A would also 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 and townhome units are neither a permitted nor conditional use in that zoning district. Mr. Casey Wollschlager and Mr. Bryan Tucker were in attendance representing Summergate Development. Mr. Wollschlager stated Sketch plan B is mostly likely to come to fruition as townhomes are not as desirable. The development costs for their previous plan were significantly higher than anticipated. The easterly lots have been kept the same to match the original plan. The middle lots will be 50 feet wide with villa or small two-story homes. The biggest departure from the original plan is the 40-foot-wide lots. The price range would be around $400,000 for a single-family home with three bedrooms. The road layout is the same. Mayor Hoyt noted the Planning Commission was not in favor of the higher density. Chair Rotty added this is zoned for R-1 density. This plan is making it into R-2. Modifying the density at this time is pre-mature. He appreciated the developer coming in, but the trust of the residents is paramount. Just six months ago the residents next to this development trusted the Planning Commission and City Council to not change the density. Changing it now is not us. We want residents to trust us. We cannot go back now and say we are changing it. We want the developer to succeed, but we need the trust of the residents. (Krista Tesky arrived 5:17 p.m.) Councilmember Bernatz asked what is leading to the reduction in lot sizes? Is it the cost of the homes or cost of the lot? Mr. Wollschlager replied both. Councilmember Bernatz asked how much of the cost reduction is related to lot size? Mr. Wollschlager replied it depends on the home and fees. Costs keep going up 25%by the time you have a finished product. Councilmember Bernatz asked if there is an opportunity to reduce the cost of the home without reducing the lot size? Mr. Wollschlager stated you could, but smaller homes on larger lots come down to appraisals. The lot would be worth more than the home. Councilmember Wilson noted whether the cost is$400,000 or$600,000,for first time home buyers,this sucks. With our existing developments, how many are in the 2nd, 3rd, or 4t" phases? Manager Wippler stated all developments are in their final phase. Fairhill has a mix of lot sizes. Councilmember Wilson asked if any have expressed concern to re-evaluate their plan? Staff replied no. Councilmember Wilson stated the city wants to partner with every developer. He wouldn't worry if the developer was talking about a three to four year gap and sees the market adjust, Joint City Council/Planning Commission Work Session Minutes February 6,2023 Page 3 but this is only six months. The residents understood what was being approved. He was hesitant to look at a plan adjustment. Councilmember Lien agreed. Councilmember Porter stated we have a commission coming to us with a recommendation. The Planning Commission and residents speak louder than anything. It would be difficult to go against the Planning Commission's recommendation. Mayor Hoyt asked if the preliminary plat is not viable in the current market. Mr. Wollschlager stated it was not viable last year. He disagreed that we would be keeping communication from the residents, as there would be a public hearing. Mayor Hoyt stated he agrees with his peers. The preliminary plat presented its own constraints with being close to the school and density and caused a lot of contention. Now we are looking at a 33% increase in density which would exacerbate the situation. He deferred to the Planning Commission's recommendation and would not be in favor of the increased density. The Planning Commission consensus was to not allow the proposed changes. b) Ebert Downtown Apartment Project Update and Overview Ebert Construction has proposed to construct an apartment building at 310 Third Street. Planning applications will come to the Planning Commission next week. This project will be approved in bits and pieces and not as a total project. Staff felt it was important to present the project in totality so decisions are not made in a vacuum. This will be a four-story building with 74 market rate apartments. The zoning is B-2 so there are no requirements as to the number of parking spaces. Parking will be on the first floor of the building. Ebert is working on a self-imposed parking ratio to make sure they are not imposing on public parking. Director Kuennen showed the building from various elevations and also the courtyard. The plan will require the city vacate Second Street to turn it into apartment parking. Second Street would no longer be public parking. It would be vacated from the pedestrian alley north. There would be a right out only onto Elm Street. Second Street is a fire access road so the right out needs to remain. Director Powell noted MnDOT prefers accesses to state roads be,public. If the city were to try to close the access, we would incur damages. Because of the railroad we have an encroachment on to the railroad property and would get an easement. The railroad could revoke the easement. Leasing the parking lot versus selling it is Ebert's attempt to not stir the pot. Director Kuennen added if the railroad were to revoke the easement,the developer would want the city to find additional parking for them. We have said that is not acceptable. To make the project work,the city needs to convey and enter into an agreement for the rest of the area. The parking spaces would be signed for apartment parking. Mayor Hoyt stated the building will have 74 units; 69 1-bedroom, 5 2-bedroom and 63 parking stalls underneath. We are 16 parking stalls short. They want to self- Joint City Council/Planning Commission Work Session Minutes February 6,2023 Page 4 impose to use city parking. A ratio of 1.5 parking spaces/unit is common. Their ratio went down to 1.4. If there are no changes, there would be 43 parking spots in the lot. It seems like a big ask for self-imposed parking. Chair Rotty stated he would not undercut parking. With the proposed apartment building by Roundbank,the Planning Commission agreed 1.5 is reasonable. Director Kuennen stated the city is being asked to take public parking out of the public and give it to the developer. There is a city-owned area at Second and Walnut Street the developer would work with the city for replacement parking. Director Powell noted we would have 16 to 18 parking spaces there and the site is constrained. Director Kuennen added so the developer will contribute to parking for whatever they can get for a RIG grant. We can't get a RIG grant for parking. So we would swap with something eligible. The Second Street lot has little use during the week. Member Lehto asked who will enforce the parking? The developer will be responsible. Councilmember Porter asked if the residents will have stickers for their cars? Most residents are home on weekends when it's the busiest. She was concerned with Saturday evenings and Sunday mornings. Director Kuennen noted the developer wants to work with us. They will have simple signs and we'll see how it works. Administrator Gorski noted the city is leasing part of City Hall to the USDA and they will be building out office space. We have to provide parking for them. We had identified Second Street as additional parking. We don't want to lose the parking we have on Second Street, but we are okay with providing Ebert parking spaces in that lot in exchange for the additional lot that would be constructed. Council discussed the traffic flow downtown. Mayor Hoyt asked about snow removal. Director Powell stated the developer will handle their own snow removal and maintenance and it will be very difficult. Administrator Gorski felt it was important to communicate where parking is available. The church could use the City Hall lot on weekends. Second Street parking has accessible lots on the south side. Director Kuennen stated next week,the Planning Commission looks at the CUP and considers a resolution for conveying the property to the developer. The city will be an applicant on the CUP. The EDA will consider the TIF agreement. The City Council will hold a public hearing for TIF and conveying the property and enter into a use agreement for the area in the railroad easement. Be mindful if we don't get a grant as that would be a cost to the city. The trade off is having a $20 million investment in downtown and more residents downtown is amazing. We have an opportunity to do pro-active communication regarding parking. There are 300 parking spaces downtown. Further along, we can look at whether improvements are needed to make paths more user friendly,for example lighting. Joint City Council/Planning Commission Work Session Minutes February 6,2023 Page 5 Mayor Hoyt stated there will be a loss of parking with construction vehicles and staging. Councilmember Porter added also during that time we have a potential expansion in the area. Councilmember Wilson stated we are solving a problem for an attractive development and failing to look at the bigger picture. If the developer came with no parking on the first floor and four stories, would we have approved it? Director Kuennen stated there are no parking requirements for downtown. Councilmember Wilson felt there is not enough parking downtown now. He is not opposed to the development. Walnut and Second Street parking is too far removed from the area. Councilmember Porter asked if the CUP public hearing will include business owners. Director Kuennen replied yes. The developer is trying to solve their own parking needs with 63 spaces on the first floor. Again, in B-2, parking spaces are not required. What is causing the congestion now—customers or employees? Congestion is often a point in time. Councilmember Porter stated on Saturday nights, downtown businesses are already affected by the church's growth and Great Oaks Academy. Director Kuennen cautioned we have to make sure we are not asking a new business to solve a prior problem. Councilmember Wilson asked if there are any trail or bike connections down this road. Staff replied there is a trail in the Art Park, but no trails within this development. Director Kuennen stated this is a huge project for the downtown and will change the face of downtown. Councilmember Bernatz stated we have to be mindful there are pockets of time where parking is full. She doesn't see parking as a terrible issue. We could highlight the beautiful alleys to get from one block to the next. Mayor Hoyt did feel we need to have more accessible parking spaces downtown. We should highlight where people can park. The approval timeline is: February 14—Planning Commission considers the CUP and resolution for sale of the property February 21—EDA approves TIF plan and TIF agreement February 21—City Council holds public hearing for TIF. Council is asked to vacate and convey the property to the developer. The developer plans to close on the property in March or April and break ground this summer. Staff received positive comments at the open house. 4. Adjourn MOTION by Wilson, second by Bernatz to adjourn at 6:42 p.m. APIF, MOTION CARRIED. Respectfully submitted, Cynthia -MuCCer Cynthia Muller Administrative Assistant