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HomeMy WebLinkAbout090897REGULAR PLANNING COMMISSION AGENDA MONDAY, SEPTEMBER 8, 1997 6:30 p.m. 1. Call Meeting to Order: 2. Roll Call: 3. Approval of Minutes: 4. Public Hearings: A. Cases #97-082 & 97-083 Consider a proposed Amendment to the City of Prior Lake Year 2010 Comprehensive Plan and a zone change request for the recently annexed area owned by Deerfield Development. B. Case #97-080 Amendment to The Wilds Planned Unit Development known as Sterling South. 5. Old Business: 6. New Business: A. Appoint representative to Dowhtown Redevelopment Steering Committee. 7. Announcements and Correspondence: 8. Adjournment: 16200 Eag~k Ave. S.E., Prior Lake, Minnesota ,~72-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER PLANNING COMMISSION MINUTES SEPTEMBER 8, 1997 1. Call to Order: The September 8, 1997, Planning Commission meeting was called to order by Chairman Stamson at 6:30 p.m. Those present were Commissioners Cramer, Criego, Kuykendall, Stamson and Vonhof, Director of Planning Don Rye, Planning Coordinator Jane Kansier and Recording Secretary Connie Carlson. 2. Roll Call: Vonhof Present Kuykendall Present Criego Present Cramer Present Stamson Present 3. Approval of Minutes: MOTION BY VONHOF, SECOND BY CRAMER, TO APPROVE THE AUGUST 11, 1997 MINUTES AS SUBMITTED. Vote taken signified ayes by Kuykendall, Criego, Cramer, Vonhof and Stamson. MOTION CARRIED. 4. Public Hearings: Cases #97-082 & 97-083 Consider a proposed Amendment to the City of Prior Lake Year 2010 Comprehensive Plan and a zone change request for the recently annexed area owned by DeerfieM Development. The Chair opened the public hearing at 6:35 p.m. and a sign-up sheet was circulated to the public in attendance. Planning Coordinator Jane Kansier presented the staff report. Deerfield Development has applied for a Comprehensive Plan Amendment and a Zone Change for the property located directly south of the Waterfront Business Park and Wilderness Ponds, east of the Ponds Athletic Complex and west of County Road 21 and Revere Way. The 260 acres involved in this request was annexed to the City in July, 1997, and is currently zoned A-1 (Agricultural). The applicant is proposing to amend the 2010 Comprehensive Plan to include this property within the Metropolitan Urban Service Area (MUSA) boundary, and to designate 62 acres, located in the northwest comer of the site to the Urban Low to Medium Density Residential designation, 140 acres to the High Density Residential designation and 58 acres to the Planned Industrial designation. The L:\97FILES\97PLCOMM~PCM~090897.DOC developer has also requested a rezoning of the easterly 58 acres from the A-1 district to the Light Industrial district. This property was annexed by order of the Minnesota Municipal Board on July 9, 1997. During initial discussions with the City staff and the City Council, the applicant indicated he was interested in a mixed use type development which would include an expansion of the Waterfront Passage Business Park on the east side of the site, and a combination of residential uses on the remainder of the property. These discussions indicated the residential portion of the site would be developed at a total density of about 5 units per acre, which would equal about 700 units. The developer proposed to develop the property as a Planned Unit Development (PUD) which would allow the mixed use development. The School District has also indicated an interest in a portion of this site as a potential high school location. This proposal is the first step in the development of this site. Once the property has been added to the MUSA and designated for general use types on the Land Use Plan Map, the developer can begin designing the specific development for the site. The Planning Commission is considering two applications at this time. The first application is a request to amend the Comprehensive Plan Land Use Map to include this site within the City of Prior Lake MUSA boundaries, and to designate the property as R- LMD (Urban Low to Medium Density Residential), R-HD (Urban High Density Residential), and I-PI (Planned Industrial). The second request is to rezone the east 57.76 acres of the property from the A-1 district to the 1-2 district. Comments from the public: Bryce Huemoeller representing Deerfield Development and Mesenbrink Construction stated staff has recommended a slightly different density breakdown than the developer. The developer met with staff and does not object to the recommendation. Deerfield Development has continued to talk to the school district about 80 acres and those discussions are moving along. It is likely they will sign a Purchase Agreement in the near future. Developers John Mesenbrink and Larry Gensmer were present for questions. Jeff Elasky, 16951 Wilderness Trail, said he moved out to Wilderness Ponds a year ago and received different answers from Scott County and the City of Prior Lake regarding the development. His main concem is for traffic and the safety for his children. Fish Point Road will be the main feeder. Mr. Elasky was also expressed concem for his property value. He asked the Planning Commission to take this into consideration when making their decisions. Jim Palmer, 16986 Wilderness Trail, said its concerns were stated by Mr. Elasky. Steven Frank, 17410 Revere Way, was concemed for the high housing density and the wetlands but agreed with the City's proposal. L:\97FILES\97PLCOMM~PCMINLMN090897.DOC 2 The public hearing was closed. Comments from the Commissioners: Vonhof: Is the City required to give up any acreage for the MUSA extension? Rye said the City discussed this with the Metropolitan Council. The City will be doing a general amendment to the Comprehensive Plan to deal with the entire MUSA issue. One possibility is a "Floating MUSA" where there are no specific lines on the map, the City would have a basic acreage allocation and allocate to the specific developments as they come along. It will be an orderly extension of utilities as needed. It has not been worked out. When the City prepared the Comprehensive Plan, an additional 500 acres were allocated. This would come out of it. If more acreage is needed in the future the City would have to go back and ask for additional land. The wetlands are not included in the MUSA acreage. · Supported the MUSA extension. · Supported staff recommendation on the density. · The business park designation is consistent with our plan. Kuykendall: · Supported everything stated so far. · What are other impacts to the City? Rye stated the City still has the remaining acreage. Current state of affairs is the City has very little acreage left, with the exception of the Jeffers property on County Road 42 and 21. Metropolitan Council suggest this could be phased in developers' projects. · Concerns for traffic are typically handled quite well by the City and does not anticipate any kind of problem. · Is there a need for buffering from other developments? Kansier said thc zoning ordinance provides for certain districts. In this case, there is a natural separation of woods and wetlands. The new ordinance will contain specifics in zoning and buffering. There are standards in place. · Supported proposal by staff. Criego: · Any information on how much acreage the school district needs? Kansier said generally high school sites are around 80 acres. The City does not know any of the arrangements with the school and developer. · Huemoeller said the school is looking at 80 acres. There is about 30 acres of wetland. · The low to medium density on this site should be around a total of 70 acres. · Kansier clarified the maximum number of units (assuming there was no school) would be 1,500 to 1,700 units under a PUD. That is not saying it would be approved. That is allowable. It would also depend on the wetlands. Realistically it would be around 500 and 700 units, minus the school. L:\97FILES\97PLCOMM~PCMINLMN090897.DOC 3 · How does the City achieve affordable high quality housing? Rye explained the decisions are on land use. When it gets down to the PUD, those specific determinations will be made. · Agreed with the City's recommendation. Cramer: · Regarding the MUSA line. Will the Metropolitan Council take issue with the types of housing? · Rye said at this point the Metropolitan Council suggested they would not get involved in the zoning process. In the future they will be looking for continuity in the Comprehensive Plan such as the Livable Community Act. · Supported staff's recommendation. Stamson: · Concurred with the Commissioners and supported staff's recommendation. MOTION BY VONHOF, SECOND BY KUYKENDALL, TO RECOMMEND APPROVAL OF THE COMPREHENSIVE PLAN AMENDMENT TO INCLUDE THIS SITE WITHIN THE CITY MUSA BOUNDARY, TO DESIGNATE THE WESTERLY 202 ACRES AS URBAN LOW TO MEDIUM DENSITY RESIDENTIAL AND TO DESIGNATE THE EASTERLY 58 ACRES TO THE COMMERCIAL BUSINESS OFFICE PARK. There was no discussion. Vote taken signified ayes by all. MOTION CARRIED. MOTION BY CRIEGO, SECOND BY KUYKENDALL, TO RECOMMEND APPROVAL THE ZONE CHANGE REQUEST FROM THE A-1 DISTRICT TO THE BUSINESS PARK DISTRICT. Vote taken signified ayes by all. MOTION CARRIED. This item will go before City Council on October 6, 1997. B. Case #97-080 Amendment to The Wilds Planned Unit Development known as Sterling South. The hearing was open to the public and a sign-up sheet was circulated to the public in attendance. Planning Coordinator Jane Kansier presented the staff report. Shamrock Development has applied for an amendment to The Wilds PUD to allow single family detached dwellings in Sterling South at The Wilds instead of the approved twin homes. The Wilds PUD was originally approved as a mixed use development in 1993. L:\97FILES\97PLCOMM~CM~090897.DOC 4 In August, 1994, the Council approved the final plan for Sterling South at The Wilds. This final plan allowed 88 single family attached units in 44 buildings. In January, 1995, the Council approved an amendment to the Sterling South plan was approved. This amendment pertained to the setbacks for this development. To date, eight (8) of the approved 88 units have been constructed. These units are located on Lots 1, 2, 51, 52 53, 54, 61 and 62. The proposed amendment will replace the remaining 80 attached units with 80 detached single family dwellings. The density of the development remains the same since no increase or decrease in the number of units is proposed. The proposed units will also fit onto the existing lots, so replatting the property is not necessary. The yards and common space in the development will be managed by a homeowners association in the same manner as the townhouse development. The developer is proposing three different housing styles. The approved PUD plan specifies the setbacks for each of the lots. The amendment proposes a standard front yard setback of 25' from the back of the curb, a 5' rear yard setback, and minimum 10' separation between buildings. In order to accomplish these setbacks, and to ensure the units will fit on the existing lots, the developer has specified which plan may be placed on each lot. Comments from the public: Jim Stanton, 2973 Fox Hollow, Prior Lake, requested replacing the #3 unit with a revised unit with a larger floor plan, subject to staff approval. The change was to add a porch due to public demand. Mr. Stanton gave a brief description of the unit designs. Roger Bohlig, 2831 Wilds Lane, is not against the proposal but is concerned with their combined units losing property values. There are four twin homes in Sterling South fight now. He is pleased with Mr. Stanton's work. Mr. Stanton said the same exact unit space will be built but the price will be higher than existing twin homes because of building costs. Most of the unit prices not located directly on the golf course will be $225,000 to $250,000, while those on the course will be pushing $300,000. Ray Crowder, 11309 Rich Circle, Bloomington, will be a potential neighbor to Mr. Bohlig and was also concerned with the property values. He wanted to know if there was any study done on the impact of twin homes in with single family. Commissioner Kuykendall said he was not aware of any study. The public hearing was closed. Comments from the Commissioners: L:\97FILES\97PLCOMMXPCM~090897.DOC 5 Kuykendall: · His personal feelings would be to buy a single family home over a twin home. The size is the same and the price should be similar. · The original plat was approved three years ago with twin homes as the trend. · Mr. Stanton stated the builder David Carlson did a very good job in the niche market. It was difficult to market in The Wilds at that time. The market quickly changed. He explained Sterling North development in The Wilds. There is a higher demand for single family. The market changed dramatically. · Questioned side yard setbacks. · Stanton said the setbacks are greater and explained the minimum space between any building is 10 feet. · Supported the proposal. Criego: · Sees as a benefit to neighbors and the developer. · A single family home will sell faster than a twin home. · Favored the proposal. It is a plus for everyone. Cramer: · Supported development. This will jump start the neighborhood. Stamson: · Supported amendment. Vonhof: · Concurred with staff's report. MOTION BY CRIEGO, SECOND BY KUYKENDALL, TO RECOMMEND APPROVAL OF THE PUD AMENDMENT AS REQUESTED, SUBJECT TO STAFF'S CONDITIONS, WITH THE ADDITION OF THE REVISED PLAN #3 DESIGN. Vote taken signified ayes by all. MOTION CARRIED. 5. Old Business: None 6. New Business: A. Appoint representative to Downtown Redevelopment Steering Committee. After a brief discussion, Dick Kuykendall was appointed as representative with Bill Criego as an alternate. L:\97FILES\97PLCOMMXPCM~090897.DOC 6 7. Announcements and Correspondence: The Commissioners and staff discussed the downtown redevelopment moratorium. Commissioner Kuykendall noted thc lake tour came across a number of lake homes that were not in compliance with the City codes. He would like feedback from Jenni Tovar on those issues. Further discussions included the new zoning ordinance process and timeline, lake issues, high water, groundwater and surface water. 8. Adjournment: The meeting adjourned at 8:17 p.m. Don Rye Director of Planning Connie Carlson Recording Secretary L:\97FILES\97PLCOMM~PCMINWIN090897.DOC 7