HomeMy Public PortalAbout04-10-2012CITY OF MEDINA PLANNING COMMISSION
Meeting Minutes
Tuesday, April 10, 2012
1. Call to Order: Commissioner R. Reid called the meeting to order at 7:02 p.m.
Present: Planning Commissioners Robin Reid, Kent Williams, Kathleen Martin,
Randy Foote, John Anderson, and Victoria Reid.
Absent: Charles Nolan
Also Present: City Councilmember Elizabeth Weir, City Planner Dusty Finke and
Planning Assistant Debra Peterson.
2. Public Comments on items not on the agenda
No public comments.
3. Update from City Council proceedings
Weir updated the Commission on recent activities and decisions by the City Council.
4. Planning Department Report
Finke provided an update of upcoming Planning projects.
5. Approval of the March 13, 2012 Draft Planning Commission meeting minutes.
Motion by Anderson, seconded by V. Reid, to approve the March 13, 2012 minutes
with revisions. Motion carried unanimously. (Absent: Nolan)
6. Lennar Corporation — A Revised Planned Unit Development Concept Plan for
118 Single Family Homes on nine parcels with an overall gross area of 48.4
acres. The properties are located west of Brockton Lane and south of Hamel
Legion Park.
Finke explained the new plans before the Commission was the third set of plans
submitted by the applicant. He explained the PUD encompassed the same nine
parcels as was originally proposed. Ninety-five single family and 23 detached
townhome lots were being proposed. The applicant requests to allow for blending of
the densities of the medium and the low densities on the properties. They are also
requesting to have smaller lots for the detached townhomes. He said the concept on
the northern ten acres wouldn't meet the minimum density of 3.5 units per acre, but
when looking at the overall property proposed to be developed and "blended" it meets
the minimum required for 118 units.
1
Finke explained the arrangement of the detached townhomes and the common open
space was new since the Commission last saw the development layout. He said the
land area was reviewed under R1 and R2 zoning district standards.
Finke explained the objectives and process of a PUD project. He explained the
"blending" proposed could be allowed through the PUD process. The guiding
principal is the comprehensive plan. The proposed layout has 19 wider lots that are
90 feet in width. The predominant 76 lots are 75 feet in width and there are also 23
lots with detached townhome units that are 57 feet in width.
Wetland impacts were reduced from the plan shown to the Commission in February
of this year. Finke stated the applicant would have to complete a delineation of the
wetlands this spring.
Staff suggested the reduction of streets that do not intersect within the development.
He said the Commission should verify the plan is consistent with the comprehensive
plan and relevant policies. Finke said the proposal is consistent with the PUD
ordinance.
Anderson asked about the overall density and Finke confirmed when the properties
are blended it would allow for 96 single family homes and 23 detached townhomes.
R. Reid asked for clarification of the site plan showing the land on "the Enclave"
development along the south side of the property. Finke explained that since the road
is no longer being proposed on the southern portion of the Enclave it would change.
Anderson said the minimum number of units within the development is 104 units. He
asked if lots would still meet the minimum density if they were increased in width.
Finke concurred.
Martin asked for clarification on the width of the paved right-of-way and parking,
since the Fire Marshal raised concern. Finke said 28 feet has become the standard to
save on the amount of hard surface. He said signage is placed on one side of the road
for "no parking."
Foote asked if there are typically extra parking spaces for an attached townhome
setting. Finke said essentially these are detached single family homes and the City
doesn't have additional off -site parking required.
Anderson said Loren Kohnen reported that emergency vehicles couldn't get by with
parking allowed on the street and asked how this would be handled. Finke said
fortunately the development didn't have any cul-de-sacs so they would have to loop
around to get to the property. Finke said if vehicles are parked along the curb they
could still get by. He said Medina Road is 12 feet.
2
Martin said "mass grading" terms were used and she didn't notice berming with
excess dirt. She wondered what was proposed for a buffer along the park and if there
would be a berm. Finke said staff would recommend screening, as did the Council
during their review.
V. Reid asked how important it really is that the roads be realigned to come to a T
intersection. R. Reid asked about traffic control and if four-way stops could be used.
Finke explained he thought it would flow better if the streets were aligned. He said
two-way stops would also be an option.
Joe Jablonski representing Lennar thanked Planning staff for the presentation. He
said each concept has had modifications based on the Planning Commission and
Council's comments and was happy to answer any questions the Commission may
have on the application.
V. Reid asked the applicant what was intended for the common open space area
between homes throughout the development. Jablonski said it would be low
maintenance vegetation and utilized for stormwater. V. Reid asked if it would require
maintenance for the home owners association. Jablonski said it more than likely
would be required and access has been maintained. V. Reid said it seemed odd to put
the tot lot amenity next to the existing park, rather than farther down to the south in
the development. V. Reid suggested the tot lot be moved farther to the south.
Williams asked if they had thought about the phasing of the project and Jablonski said
based on sewer and water and contracts with property owners it would go from north
to south.
R. Reid asked when they planned to go into the second phase of the enclave.
Jablonski said within next 12 months. R. Reid asked when for this project and
Jablonski said starting this fall for the detached townhomes.
Foote asked about the existing homes and if they would be removed or saved.
Jablonski said all but one would be demoed. Foote asked it there would be any
attempt to save some of the evergreens. Jablonski said yes if it was possible to save
them.
V. Reid asked if Lennar would have concern with additional parking being required
for guest parking if the Council decided it be required. Jablonski said they would
look at that option if asked.
Foote said the townhome development he lives in doesn't allow for overnight parking
in the driveway. He asked if that had been discussed for this development and
Jablonski said it hadn't been discussed yet.
3
Blended density
Martin said she was alright with blending.
Williams said he would like to see higher density in the northern portion and move
the park to the south. The blending concept is ok.
Anderson said he was alright with the blending.
Foote said he was fine with the blending and would like to see fewer 75 foot lots and
more 90 foot lots. He said he would like the larger in width lots be the ones backing
up to the conservation area. Jablonski said that Plymouth had an application for
smaller width lots along Brockton Lane and would be compatible.
Williams said that the core of the lots would be 75 feet in width, but recommended
additional lots be increased to 90 feet in width. He also suggested moving the tot lot
farther to the south.
R. Reid explained to the applicant that they wouldn't be allowed to encroach into the
conservation area. Jablonski said he understood.
The Commission reviewed the "Requirements, Conditions and Standards for
Approving a Planned Unit Development" and the Commission felt the application
met them.
Final comments by the Commission:
Martin asked to incorporate all the comments into the next phase.
Williams agreed with Martin, except she said she wasn't as concerned about the
visitor parking issue.
Anderson said he didn't have anything to add other than he sees them going in the
right direction.
Foote said he didn't have an issue with the T intersections and would prefer the
staggered roads.
V. Reid said she agreed with the staggered roads and felt additional parking should be
added for visitors. Jablonski said on the townhome style areas they would cluster the
mailboxes. V. Reid said if parking was going to be on the side with less driveway
access points she would have concern with people backing out of driveways. She
commented that the development was a huge improvement since the previous design
and agreed with moving the tot lot amenity to the south.
R. Reid said she doesn't really like the proposed type of project since all of the
houses will be so similar in appearance. She said using the same design team doesn't
allow for variety in the homes. V. Reid said she agreed with R. Reid.
4
No action was required.
7. Public Hearing — Text Amendment to Chapter 8 of the Medina City Code
related to regulations for Nursing Homes, Assisted Living Facilities and other
similar uses.
Finke presented the application. He explained the text amendment was initiated by a
proposed redevelopment along Highway 55. He then went through the ordinance
explaining how nursing homes, assisted living facilities, and housing with services
establishments were defined. He said commercial districts were the only districts that
didn't allow these types of uses within the City. He said in some other communities
they were allowed, but it was not as common. He said the City Attorney suggested
definitions be added to more clearly define each type of use.
R. Reid explained that the Commission needed to consider all the commercial
highway properties being allowed this type of use. She said they can't just look at the
applicant's proposed lot.
Anderson asked for the history as to why it hadn't been allowed. Finke said it just
wasn't a common practice, though recently the Commission and Council decided to
allow them in the business and business park zoning districts. He said large-scale
operations could be more commercial in nature, but smaller facilities tended to feel
more residential.
R. Reid asked how Gramercy ended up on Hwy 55 and Finke explained that property
had been planned for high density residential. He noted that Gramercy is independent
senior living, and was not assisted living.
Martin said she had a concern for the future residents living there with things such as
noise and their quality of living. She suggested the use of a Conditional Use Permit
to require things such as open space for separation of neighboring businesses abutting
this type of use.
R. Reid and Williams said there was a reason why it was kept out of CH zoning
district.
The Commission discussed types of conditions that could be applied to a CUP for this
type of use; and Williams continued to raise concern with busier uses coming in next
to it and didn't feel it was appropriate.
Foote explained he's seen an assisted living facility in North Branch that doesn't
seem appropriate, since it is next to an implement dealership and Interstate 35.
Public Hearing opened at 8:39 p.m.
5
The realtor for the property explained why they chose the site. He said they selected
it because it is a very deep lot and far from State Hwy 55. They would like to build a
beautiful facility and he said they have quite a few protocols to limit people from
going outside and they don't allow their clients to just wander around outside.
Williams thought the lot currently would seem appropriate. He asked if they could
get access onto State Highway 55 and Finke explained they wouldn't have direct
access, but would access off Chippewa Road. Williams suggested another alternative
would be to rezone the property to a different district rather than adding the use to this
district.
The Commission discussed what conditions would apply to the use if a CUP. The
Commission thought similar items listed for churches would be appropriate such as
looking at the traffic, parking needs, setbacks, safety of residents, and traffic patterns
for protection of the residents.
R. Reid asked if staff could draft CUP standards. Finke stated the language will
almost certainly be general in nature and will be similar to the standards required to
limit impacts from more intensive commercial uses on neighboring property, but will
require the assisted living facility property protect itself from adjacent impacts. Finke
noted that the applicant would likely prefer to have the request forwarded to the City
Council, because they had a pending purchase agreement. Martin said she was
comfortable having the request go directly to the Council without going back to the
Planning Commission to review the CUP standards.
Public Hearing Closed at 8:48 p.m.
Motion by Williams, seconded by Anderson, to recommend approval of the
ordinance related to regulations for Nursing Homes, Assisted Living Facilities and
other similar uses, and to amend the ordinance to require a conditional use permit for
these uses in commercial and business property.
Martin suggested a friendly amendment to request staff to research definitions and
terminology in relation to housing with service establishments and incorporate clearer
language into the ordinance, if possible. The general consensus of the Commission
was to include this amendment in the motion.
Motion carried unanimously. (Absent: Nolan)
8. City Council Meeting Schedule
Finke requested a Commissioner to attend the April 17th City Council meeting.
6
V. Reid said she would attend, with Anderson backing her up.
9. Adiourn
Motion by Anderson, seconded by Foote, to adjourn at 8:51 p.m. Motion carried
unanimously. (Absent: Nolan)
7