HomeMy Public PortalAbout06-12-2012CITY OF MEDINA PLANNING COMMISSION
Meeting Minutes
Tuesday, June 12, 2012
1. Call to Order: Commissioner Charles Nolan called the meeting to order at 7:00 p.m.
Present: Planning Commissioners Charles Nolan, Robin Reid, Randy Foote, John
Anderson, Kathleen Martin (arrived at 7:07 p.m.), Kent Williams (arrived at 7:32
p.m.) and Victoria Reid.
Absent: None
Also Present: City Councilmember Elizabeth Weir and City Planner Dusty Finke.
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. Two ordinance
amendments and sign ordinance. City Council directed staff to conduct a study on
wind turbines within the City. This is now top of staff s priority list.
Nolan asked status of Hennepin County wind turbine and Finke explained they were
not moving forward due to lack of finances.
Anderson asked status of Holiday Station Store's blue lights. Finke explained next
month it will be discussed. Gramercy is waiting for a decision to be made.
5. Approval of the April 10, 2012 Draft Planning Commission meeting minutes.
Motion by R. Reid, seconded by Martin, to approve the April 10, 2012 minutes
with revisions. Motion carried unanimously. (Absent: Williams)
6. Public Hearing — U.S. Home Corporation, Lennar, requests a PUD General Plan
and Preliminary Plat for 118 Single Family Home lots to be located South of
Hamel Legion Park and west of Brockton Lane.
Finke presented the application by summarizing the project. The 60 feet to the south
of the property is an old vacated row which is part of the plat. The preliminary plat
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and general plan is very similar to the second concept plan. The primary changes are
the rearrangement of a pond to save trees, but beyond that it is similar to what the
Commission saw in April of this year.
V. Reid asked where the tot lot was located. Finke said the applicant could speak
more to it, but it was located in the same location during the concept stage plan and
not to the south as recommended by the Commission in April.
Finke said the overall density was approximately 2.5 units per acre. The total lots
consisted of 95 Single Family Homes and 23 detached homes for a total of 118
residential units.
Finke reviewed streets/sewer and water. The streets would be 28 feet in width
internally with a 50 foot right-of-way. Martin asked if any right-of-way was being
dedicated on the plat and Finke said 33 feet.
Anderson asked about a letter from Loren Kohnen and his concerns for narrow street
widths in the event of emergency. He asked how concerned staff was regarding this
issue. Finke explained if people parked poorly on both sides of the street the fire
truck should still be able to maneuver into the area, though it would be slower. Three
access points into the site are available and the City would regulate the parking
requirements. Finke explained the proposed street width has become the city's new
standard, though untested.
Foote asked how our streets compare with Plymouth. Finke said he wasn't sure.
Weir asked about roadway width in Morningside and Finke said the streets are posted
no parking on both sides of the street.
Finke explained the final review criteria, stating the City has a great deal of discretion
and the applicant was seeking discretion since it's a PUD. Finke said the
Commission should always go back to the ordinance and comprehensive plan for
direction.
Nolan said he saw by the minutes that the Commission had wanted the tot lot on the
south side and questioned why the applicant hadn't moved it.
Finke explained Cherry Hill and The Enclave along the Hunter side had 5 and 10 foot
side yard setbacks.
Nolan asked about traffic site lines and said it seemed to be an issue hanging out
there. Finke explained the traffic numbers are based on a 10 second lead time to pull
out onto Brockton Lane. He said the major difference between the two is the
MnDOT standard assumes you can't do anything the first 2 seconds, so only 8
seconds would be remaining. The engineer isn't suggesting a realignment to meet the
requirement. Nolan said he assumes the traffic study looks at traffic speed levels at
40 and 50 mph. Finke said the study reviews it only at 40 mph.
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Foote was looking for clarification on the tree preservation ordinance. Finke
explained 70 percent of the significant trees will be removed. Nolan clarified the first
10 percent doesn't have a penalty. Finke said the overall removal of trees is 15
percent when combined with the initial development without a penalty. He is
planning to consult with the City's arborist. He said he is concerned with the
intensity of all the trees being proposed for long term growth and ability to survive.
He thought if there wasn't enough room within the development then possibly the
overflow could be planted in The Enclave development along Hunter Drive.
Martin asked about what setbacks were being shown on the site plan on the south
side. Finke said the homes on the site plan show them 10 feet apart, but the applicant
is proposing to have the option to be closer.
Nolan asked about the use of the building envelope. Finke said homes are typically
consuming the entire building envelope except for the larger developments such as
Foxberry and Keller.
Finke explained the Cherry Hill development had 60 foot lot frontages and the
proposed development is greater.
Joe Jablonski representing US Home Corporation said it's been a pleasure working
with planning staff to get to this point in the process so quickly.
Jablonski said in Plymouth he had developed with the same street width standards
and Plymouth allows parking on both sides. Medina is only proposing parking on one
side of the street.
Jablonski said the tot lot was proposed on the north side, so it would be in a central
location for both the Enclave and the proposed development, since it will be fairly
large with possible pool area and recreational equipment. He said Lennar's concern
is "connectivity' and to not have it imbedded into one neighborhood area.
Jablonski said Lennar would like to relocate a lot of the trees on -site, but it would
have to be done on a case by case basis while working with staff.
Jablonski said they met the minimum standards for engineering requirements in the
traffic report/study.
Jablonski said the side yard setbacks on the south end would be designed to have
consistency throughout the neighborhood.
Martin asked the applicant to walk through the PUD standards and say why he thinks
they meet the tests. Jablonski said:
Subd 1. — Innovation in development to the end that the growing demands for all
styles of economic expansion may be met by greater variety in type, design, and
placement of the structures and by the conservation and more efficient use of land in
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such developments. - Applicant — This is achieved through the blending of densities
from north to south. We are offering three distinct lot types that will allow for
multiple house types, sizes, and price points. The higher density section along the
park is designated for our Lifestyle product. The Enclave at Brockton is designed to
fulfill the void in 75 foot wide lots......
Nolan asked about the issue of a floodplain. He asked where Lennar was at with it.
Jablonski said they have been working with FEMA and they aren't doing work below
the floodplain levels, and any work would require permits.
V. Reid said she wasn't on board with the tot lot being adjacent to Hamel Legion
Park because she doesn't want the continuity. Jablonski said the area will be
marketed as one neighborhood. He said having it located on the northern end would
limit the traffic elsewhere. V. Reid doesn't like both under one HOA. She asked
how many units would be between the two developments. She calculated around 700
people. Nolan asked what other amenities would be in the HOA lot and Jablonski
said a pool, possible clubhouse building; but at a minimum it would have a building
with restrooms and some other recreation inside.
Weir asked what the concern was with the pool area on the north side. She asked if it
was because of the park. Nolan said he wasn't sure, but it needed to be discussed.
Finke said it could be moved across the street away from the public park. Jablonski
said they did look at the proposed location rather than across the street, due to trees
and that it would be shaded the majority of the time.
Nolan asked if the first two lots across the street were used for the tot lot and that the
location would actually be in the middle of the development if the two developments
were one neighborhood. Finke said he had some concern if it was moved to the
south, since it could change density.
Martin said previously during the Concept stage berming was discussed. She asked if
that was not possible and wondered if fencing was discussed as a barrier. Jablonski
said on the landscape plan they intend to make the opaque requirements. They chose
to not show berming along the south side since by not doing it a lot of significant
trees would be saved.
Nolan asked how much of the significant trees were on the Bitterman property.
Finke said there were some.
Finke said where there aren't trees they could berm and where they have trees there
would be no berm requirement. Finke said in some locations berms would push the
drainage closer to the homes.
R. Reid asked about siting the municipal well. Jablonski said they are continuing to
work with staff. He would like to get some type of credit. Finke said some of the
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well would be used for irrigation. Finke said there is space for a well location along
Brockton Lane.
Public Hearing Opened at 8:11 p.m.
Dan Cates, representing the landowners along Brockton Lane, said they felt that
Lennar was doing a good job. He said all nine landowners were under contract with
Lennar.
Public Hearing Closed at 8:13 p.m.
HOA (tot lot area) location — Nolan summarized that he was aware the mayor had
concern with a park next to a park.
V. Reid thought two HOA's should be established rather than one.
Nolan raised concern about not having any information related to the HOA tot
lot/pool area. He is concerned with not being able to review the parking and size for
700-900 residents. The pool area is not within walking distance so it is a concern.
Martin wants the parking to be on the side of the pool. The placement and size
should be conditioned on further study. Anderson concurs with Martin and other
Commissioners. He said potential is for 800 residents at one pool. He is surprised by
only having one pool area for both projects. Foote said he would have concern with
parking and traffic at any tot lot location.
Nolan asked the applicant to provide information from other pools they have
constructed to convince them further.
Martin asked the size of the site and Finke said its 25,000 square feet. Jablonski said
he doesn't want this issue to hold up the process. He doesn't want the Commission
so concerned by it that it slows up the process. At the end of the day they could just
pull it. Nolan said it's a fair comment and is a small piece of the overall application.
Nolan suggested that maybe they shouldn't look at having the pool area amenity at
this time. He would favor the lot to be an Outlot and come back later. He said the
City should not lock themselves into approving it without details.
R. Reid said for marketing purposes does it need to be a pool that may sit covered for
a large portion of the year.
Martin said the tot lot is oversized and could only accommodate one home. She feels
it's a wise use of leftover land and has minimal impact to neighboring properties. She
thinks the location could stay where it is with conditions placed on it related to the
parking. The Commission felt it needs significant screening and separation from
other homes and parking data.
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Weir said she's been to the Bridgewater pool and hasn't seen people swimming, but
has seen towels out, but not heavily so she knows it's being used. She said she thinks
it's a great amenity.
US Home Corporation representative said Lennar will look at the pool location and
provide design.
Martin recommended additional berming on the south side of the development. V.
Reid said she lives in Foxberry Farms and the idea of a pool was considered there.
She said many Foxberry residents wished they had constructed a swimming pool
within their development. She said she thinks it is a good idea for the proposed
development to have a swimming pool as an amenity.
Nolan asked that the Commission finish discussions on a couple of other issues. He
asked the Commission what their concern was with the side yard setbacks. The
Commission recommended 10/10 for the larger lots south of the trail area.
Traffic Site lines — no concerns and recommends approval with staffs condition.
V. Reid suggested staff work with the Arborist as a condition.
Motion by Martin, seconded by Anderson, to recommend approval of the PUD
General Plan and Preliminary Plat subject to the modifications to the conditions.
Motion carried unanimously. (Absent: None)
7. Public Hearing — Henri Germain requests a Variance from the City's
requirement to install an upland buffer adjacent to a wetland required for
construction of new home at 790 Navajo Road.
Finke presented the application and explained City code requires installation of
upland buffers adjacent to all wetlands upon "new development activity."
Finke showed an aerial and reviewed the "practical difficulties" requirement and
explained the applicant had submitted a narrative explaining why he felt he had
"practical difficulties." Finke said the wetland was relatively small overall and the
upland buffer would be more than one and one half the size of the wetland. He
explained that the majority of the year the wetland was dry. He also said other
wetlands in the development don't have upland buffers.
Finke reviewed the Statutory Criteria. He said the required upland buffer didn't
appear to have impacts on the construction of the new home, but rather the concern is
aesthetics for the property owner. Staff s recommended conditions were reviewed in
case the Commission chose to approve the variance.
Martin asked what other plants could be used besides prairie grasses within the
upland buffer area. Finke said there are other options.
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R. Reid asked if trees could be planted within a buffer. Finke said it was possible if
you can sustain coverage.
Foote asked if grading would be involved and Finke said it would just be a matter of
tilling up the ground.
Henri Germain, 790 Navajo Road, wanted to thank Dusty and Deb for their help in
getting to this point in the process.
He explained the large wetland was added by the previous land owner which was a
great amenity that wasn't required at the time, though it was one of the reasons they
bought the lot. He said he wanted to make the entire area environment friendly. He
said the subject wetland had been mowed for over the past 20 years. He said it is the
buffer that creates a small issue. One of his concerns was the wood ticks within this
area if it were to be expanded. He would like this area to blend in with the
neighborhood since it is near the roadside and wanted it to be status quo. He said the
only place for a playset was along the west side of the large existing pond which was
visible from their kitchen. He explained that if the Variance was approved and the
specific conditions being recommended were placed on him he wouldn't be able to
put in their playset for his kids. He said they only have one location that would work
for a playset that is flat enough and it's the area staff is recommending for the
additional buffer area for the pond on the north side of the lot. He has tried to keep
everything the way it was when they purchased.
Germain said he has a challenge with the buffer and not the wetland. Williams asked
Germain if he had concerns with staff s conditions if approved. Germain said the
only concern is using up the area for his playset.
Public Hearing opened at 9:13 p.m.
Finke said staff isn't really recommending approval of the Variance. R. Reid asked if
the buffer could be reduced. Finke said it's the existence of the buffer, though
Germain said he would consider a smaller buffer if the Commission didn't choose to
eliminate the buffer all together through the variance.
Nolan said rather than looking at it partially dry or partially wet he asked if the
applicant had thought of trying to make it into something nice. Germain said he
knows it's possible to make a nice amenity out of the buffer area but said it's an
investment of time that he doesn't have.
Williams asked about staffs condition that would take away his only location for a
playset, saying he would not be alright with it.
Weir suggested the Commission address the requirements of a Variance.
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Nolan said when taking the Variance criteria literally he was having a hard time with
justifying approval. He said precedence is always a concern for him. He doesn't see
the hardship and feels that by having less of a yard area for kids to play in isn't a
reason for approval of a Variance. Williams said it appears to be more of an aesthetic
concern by the applicant and felt there would be a huge variety of choices that could
be low maintenance for the required buffer area. Nolan said not all vegetation is
difficult to maintain.
Finke asked the Commission if they felt there were issues with the ordinance that was
recently approved. The Commission commented that they didn't think there were
issues. R. Reid said she didn't think the application qualified for a Variance.
R. Reid said the adjoining wetland to the west looks nice and suggested doing
something similar to it to blend the two wetlands.
Public Hearing closed at 9:34 p.m.
Motion by Williams, seconded by V. Reid, to recommend denial of the application
based on the findings described in the staff report.
Motion carried unanimously. (Absent: None)
8. City Council Meeting Schedule
Finke requested a Commissioner attend the June l9th City Council meeting.
Anderson said he would attend the next council meeting.
9. Adjourn
Motion by Williams, seconded by R. Reid, to adjourn at 9:27 p.m. Motion carried
unanimously. (Absent: None)
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