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HomeMy WebLinkAbout2013-12-05 - Planning Commission MinutesCITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, DECEMBER 5, 2013 MINUTES Present: Chair — Dean Jacobs, Vice Chair — Rickey Ravnholdt, Commissioners — Meredith Wu, and Nell Kadlec. Commissioner Dorothy Theis arrived at 7:05. Absent: Commissioner Darrell Krueger 1. Call to Order — Chair Dean Jacobs called the meeting to order at 7:02pm. 2. Pledge of Allegiance 3. Open Forum —None 4. Approval of : a. Agenda — Motion by Ravnholdt seconded by Kadlec to approve the agenda as presented. Voting Aye: All (Motion carried 5:0) b. *November 7, 2013 Commission Minutes — Motion by Ravnholdt seconded by Wu to approve the minutes as presented. Voting Aye: All (Motion carried 5:0) 5. Unfinished Business — None 6. New Business a. PUBLIC HEARING. Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD (Planned Unit Development) for U.S. Home Corporation (dba Lennar) for a residential development called "Ravinia" at Gleason Road and County Road 101 (PID 36- 119 -23 -13 -0007, 36- 119 -23 -13 -0005, 36- 119- 23 -14- 0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23 -43 -0001, 36- 119 -23- 41 -0002, 36- 119 -23 -41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23 -24 -0003, 36 -119- 23 -21 -0001) (City File 13 -025) i. Staff Report — City Planner Kendra Lindahl presented her staff report ii. Chair Jacobs opened Public Hearing iii. Public Comment — At total of 13 people spoke at the public hearing; William E. Mason, owning multiple properties along 66th Ave N and Park Trail Rd, commented that his Development Agreement for County Seasons Estates stated he has no financial responsibilities to improve 66th Ave N. Mavis McGee, 6951 Co Rd 101, expressed concerns regarding access to her entire property if the sewer line crosses her property. She also expressed concerns related to flood plain and drainage including maintenance responsibilities as well as the possibility of Hennepin County increasing the Right of Way along Co Rd 101 and how this will affect setbacks, landscaping, and privacy. Greg Hoglund, 19220 Hackamore Rd, stated concerns that the homes would be too close to one another and the proposed density is too high. Mr. Hoglund also exhibited concerns with past and present flooding of his property due to heavy rains as well as run -off from the existing farm. Mike Haeger, 19240 Gleason Rd, submitted comments in writing. Mr. Haeger is not planning to sell his property into development at this time. His concern is that the current plan set does not show access to his property and a storm water storage pond is shown on his property. He would also like to have access to be able to develop his property in the future. Denise Tabor, 19450 Gleason Rd, stated that her property gained access from Gleason Rd and is concerned how the access will be maintained during and after development. Jerry Faue, 6627 Co Rd 101 (White Tail TO.), had questions related to a timeline of when the private drive: White Tail Trail would be addressed. He is concerned about construction traffic, heavy equipment damaging the road. He is also concerned about drainage across the rear of his property. Alan Schultz, 6519 Hunter La, Enjoys the "rural feel" of the area. He would like to know how the elevation of the Gleason Rd /66th Ave N connection will affect traffic noise, light intrusion, and privacy. He would like the City to minimize the impact of the new roadway. He would also like to have the trail connection to the new development and the trail along the south side of Gleason eliminated. Mr. Schultz also asked for a snowmobile trail connection. He stated that trails on both sides of Gleason Parkway would not be necessary. He is concerned that the Next gen homes would be used as rental properties, like "duplexes." Lee Luebke, 6710 Park Trail Rd, is concerned about drainage onto his property. He would like to see a traffic signal installed at 66th Ave N and Co Rd 116. Bob Schnell, 19210 Hackamore Rd, expressed concern regarding changes to drainage and run -off. He is also concerned about the implications of an increase in traffic in the area. Jim Nichols, 6351 Co Rd 101, expressed his concerns regarding storm water management and drainage as well as an increase in traffic. Jackie Hoglund, 19220 Hackamore Rd, asked that as many trees as possible along her property line be preserved. She also reiterated concerns of the present drainage/ flooding situation on her property. Ronald Rudolph, 6536 Hunter La, posed the question as to whom would be financially responsible for costs related to a retaining wall, fencing, and landscaping needed along the Gleason Rd extension. Tim McGee, 6951 Co Rd 101, inquired as to when the plans for new infrastructure (sewer and water) would be available for review. iv. Close Hearing — Motion by Ravnholdt seconded by Theis to close the public hearing. Voting Aye: All (Motion carried 5:0) City Planner Lindahl and City Administrator Martens responded to questions and concerns raised during the public comment period. Infrastructure: The developer is financially responsible for any and all required infrastructure improvements. The City Attorney will review Mr. Mason's Development Agreement. The City is currently working on gaining right -of -entry agreements to gain access to all neighboring properties affected by the new sewer line. After all agreements are executed, site surveys will be conducted to determine location and a plan will be drafted. The goal is to have plans finalized to go out for bids in March 2014 and start construction in May 2014. Storm Water Management: The developer cannot increase the impact on surrounding properties. A majority of the storm water will be stored on -site and released to the conveyance system gradually to lessen impacts. The city will have easements to maintain and control all drainage ditches and conveyance systems. County Road 101 Improvements: Planner Lindahl stated that Hennepin County has no global plans on their capital improvements list at this time for the area north of the proposed Lennar development. Access: The City engineer will oversee phasing, construction traffic, property access and road closures, as well as road safety. The City confirmed that staff is aware of Ms. Tabor's access /easement concerns and will continue to address them throughout the process. Ms. Lindahl confirmed that the overall goal with the County would include vacating the White Tail easements and providing public street access to the affected properties. Gleason Rd — 66th Ave N Connection: The connection is required per the City's 2030 Comprehensive Plan. The trail system and public spaces were approved as presented by the Parks and Trails Commission. The trail on 63rd is intended to allow the Hunter neighborhood access to the public amenities, including trails and parks in the new development. The snowmobile trail issue will be addressed. Tree Preservation Plan: Although the City does not have an ordinance for tree preservation, all tress indicated as preserved on the approved pan and all trees off -site must be provided protection throughout construction. Mr. Joe Jablonski and associates from Lennar gave an informal presentation and were available for questions. Traffic and Density: Mr. Jablonksi confirmed that the development is on the low end of required density of 3 -5 lots per acre. The current plan shows a density of 3.2 lots per acre. The lower side yard setbacks request is for garage - garage on a very minimal amount of lots that due to shape, will require less setback. White Tail Trail: Lennar acknowledges the White Tail Trail concerns and that planning and prep are needed. The mass grading will happen in a very controlled manner, overseen by the City Engineer. Gleason Rd will remain the primary construction entrance, whereas White Tail will be secondary and only utilized as needed. Buffers and Storm Water: There is substantial tree preservation to lessen the impact and buffer the transitions; trees are only being removed where required for infrastructure stub -outs. Storm water and drainage will be limited; a bulk of the water will remain on site in storm water ponds. These ponds will control the rate of flow and may even help to correct some issues outside the development. Lennar is willing to meet with property owners to review their concerns and present their plans. V. Commission Discussion & Recommendation — The Commission discussed a number of issues and conditions related to the development. Setbacks and reasoning for reductions was discussed. It was determined that because these reductions were to be utilized on a minimal basis, they made sense. Maintenance and style of cul de sacs, including the proposed islands were addressed. The commission agreed that the island landscaping should be maintained by and included in the HOA agreements. The Commission recommended that wherever possible, trees be preserved and natural buffers be kept to minimize impacts on neighboring parcels, especially at the Gleason Road extension. Street lighting was discussed. The City will be meeting with the utility company to draft a street lighting plan. Also discussed was the amount of garage to home frontage ratio. The developer has requested flexibility on this. The Commission determined that this would be agreeable allowing garage doors were matched to the home by color and style as to minimize their appearance. Motion by Ravnholdt seconded by Wu to recommend approval of the draft preliminary plat resolution, with minor corrections and subject to the findings and conditions prepared by staff. Voting Aye: All (Motion carried 5:0) Motion by Ravnholdt seconded by Kadlec to recommend approval of the Preliminary PUD draft resolution, with modifications and corrections and subject to the findings and conditions prepared by staff. Voting Aye: All (Motion carried 5:0) *Note: Votes were cast to make changes to the Conditions, including: modifications to 8; 10a; 12; and the addition of a new #21 to require additional buffers. Motion by Theis seconded by Ravnholdt to recommend approval of the draft Ordinance Amendment resolution prepared by staff. Voting Aye: All (Motion carried 5:0) Motion by Ravnholdt seconded by Theis to recommend approval of the draft Findings of Fact resolution, subject to the findings and conditions prepared by staff. Voting Aye: All (Motion carried 5:0) 7. Reports: a. *Planning Project Update — Information Only b. Liaison Report — Presented by Mayor Guenthner c. Other Business — Chair Jacobs and the Commission acknowledged the expiration of Commissioner Kadlec's term at the end of 2013 and thanked her for serving on the Planning Commission. 8. Adjournment — Motion by Ravnholdt seconded by Wu to adjourn. Voting Aye: All (Motion carried 5:0) Meeting adjourned at 11:04pm. Submitted by Mike Pritchard Code Compliance Official