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HomeMy Public PortalAbout11-12-2013CITY OF MEDINA PLANNING COMMISSION Meeting Minutes Tuesday, November 12, 2013 1. Call to Order: Commissioner Nolan called the meeting to order at 7:00 p.m. Present: Planning Commissioners Charles Nolan, Robin Reid, Randy Foote, Robert Mitchell, Victoria Reid, and Kent Williams. Absent: Commissioners Mark Osmanski Also Present: City Councilmember Kathleen Martin, City Planner Dusty Finke, Planning Consultant Nate Sparks 2. Public Comments on items not on the agenda No public comments. 3. Update from City Council proceedings Martin 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 October 8, 2013 Draft Planning Commission meeting minutes. Motion by Foote, seconded by R. Reid, to approve the October 8, 2013 Planning Commission minutes as written. Motion carries. (Absent: Osmanski) 6. Public Hearing — Jeff Pederson — Woods of Medina — Shawnee Woods Road and County Road 116 Sparks presented report. The subject parcel is a wooded property south of Reserve project. The property is guided low density residential, intended to be developed under R1 designation. The applicant proposes to rezone the property to R1, which would be consistent with Comp Plan. Sparks stated that there are two lots off of the cul-de-sac are flag lots which are not exactly radial to the cul-de-sac as required by city code. He noted that these lots have double frontage, but are prohibited access off of County Road 116. Sparks also noted that flag lots were platted off of the end of cul-de-sacs within the Foxberry neighborhood. Sparks noted that the applicant is requesting a waiver from the full tree replacement requirements because the site is so wooded and cannot be developed with single-family homes without substantial removal. Sparks stated that staff worked with the applicant on various alternatives to try to limit tree impacts and one of the best alternatives was presented in the plans. 1 Even this plan with clustered house and alternative stormwater treatment required 38% of the trees on the site to be removed. Staff believes it may make sense to exempt 38% of the tree removal, recognizing that this amount is necessary even with substantial efforts to save trees. Any removal above this amount could be replaced as required by code. Nolan inquired about the possibility of extending the sewer line. He stated that the cost of extending the line on a case -by -case basis if septic systems failed would likely be prohibitive. Finke stated that is has not been the City's practice to require the extension of sewer lines as a condition of development for the purpose of bailing -out failing septic systems on neighboring parcels. Nolan inquired how much farther it would be to extend the pipe down Shawnee Woods. Finke stated it was approximately 1500 feet. Nash stated that the cost would be $25-$30 / foot, plus manholes. Foote inquired where all of the replacement trees would be planted. Nash responded that they would fit as many as possible, but would negotiate with the City Council about a cash in -lieu payment of planting many of the trees. R. Reid inquired if the developer had chosen a builder. Nash responded that they had not, and were trying to get preliminary plat approval. Public Hearing opened at 8:12 Eric Voltin of 630 Shawnee Woods stated that they were not opposed to the proposal. While they do not like the fact that Shawnee Woods Road will be cut off, that is not the developer's decision. He said that tree preservation is the primary concern, especially related to the future development of the Golf Course property to the south. He stated that any variance should be very strict because other property owners will seek the same relief. While Mr. Pederson's property is fully wooded and it is impossible to re -plant, the golf course is not under the same constraints. They could place homes on the par-3, where no trees would need to be impacted. The same formula should not be applied to the golf course. R. Reid inquired if the formula for the tree waiver was specific to the property. Finke replied that it was very specific to the property. Staff and the applicant's engineer did a lot of work to find alternatives to save trees and to quantify. Finke noted that even before you can qualify for a waiver, you have to step through 15 BMPs to try to save trees. One of the biggest BMPs is site layout, basically placing homes where there are not trees. He noted that, to Mr. Voltin's point, if there are 2 alternative locations to place homes, it may be possible that another applicant may not qualify for any type of reduction in replacement. Jill Voltin of 630 Shawnee Woods said additional units on the golf course coming through the neighborhood would be a major concern. Nolan stated that the real problem seems to be County Road 116 and traffic from the north, not additional development in Medina. Unfortunately, the County won't take action until it becomes a major concern. Williams stated that it might make sense for the traffic from the golf course to access directly onto County Road 116. Voltin asked how wide the proposed street was. Sparks stated that it was 28 feet in width. Voltin asked if that was wider than Shawnee Woods today. Finke replied that it was wider, and would be the same width as the streets within the Fields of Medina or Enclave developments. Public Hearing closed at 8:27 p.m. Martin inquired if there was a way to transplant the trees which need to be removed. Nash stated that the trees are too large to transplant. Nash stated they limited the grading to the extent they could. Williams stated that it seemed to him that most of the trees were in the rear of the lots. It appears that the applicant is making good faith efforts to save trees while still developing the property consistent with the comp plan. He said the situation seems very unique and he doesn't worry about precedent for the tree replacement waiver. V. Reid stated that she definitely supports the allowance for lower density. She says that she likes staff s alternative plan better. She understands that it may not be what people think they want. Foote stated that he agrees with Kent and Vicki. He stated that he thinks signage is important so people know where the line is. Also, he stated that future property owners need to know about the penalty. Mitchell stated that he is comfortable with the compromises the developer and the staff have worked on to balance the interests of density, numbers of lots, tree preservation, and so forth. R. Reid said that she believes staff and the applicant have done a good job of balancing the interests. Nolan stated that he concurs and appreciates the attempts to save more trees. He stated that the sewer thing is bothering him. Perhaps the City Council can use the tree preservation waiver as part of a negotiation to have the sewer extended. 3 Motion by V. Reid, seconded by Williams, recommend approval with all staff recommendations and language related to contribution for necessary improvements for County Road 116 and Highway 55, further investigation of sewer extension, and requirements for signs and documentation for tree preservation area. Motion carried unanimously. (Absent: Osmanski) 7. Council Meeting Schedule V. Reid agreed to attend and present at the November 19, 2013 Council meeting. 8. Adiourn Motion by Williams, seconded by R. Reid, to adjourn at 8:43 p.m. Motion carried unanimously. (Absent: Osmanski) 4