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HomeMy WebLinkAbout2005-04-18 CPC MIN Special MeetingCity of Stillwater Planning Commission Special Meeting on Palmer Property (Millbrook) April 18, 2005 Present: Robert Gag, chair Gregg Carlsen, Mike Dahlquist, David Junker, Dave Middleton, David Peroceschi, Paul Teske, Jerry Tumquist and Darwin Wald Others: Community Development Director Steve Russell Mr. Gag called the meeting to order at 6:30 p.m. and briefly outlined the meeting format: introduction by Mr. Russell; presentation by the developer; questions/comments from the audience; response by the developer; and questions/comments by the Commission. Mr. Russell briefly reviewed the City's Orderly Annexation Agreement and Comprehensive Plan. The area in question, which includes two natural resources of state significance, Brown's Creek and South Twin Lake, could have been developed any time after 2002. The Comprehensive plan provides for three land uses - 11 percent large lot single-family, 69 percent small lot single-family, and 20 percent attached housing. The current development proposal includes 284 units, 132 units of attached housing and 152 small-lot, single-family housing units. Mr. Russell suggested an issue for the Commission's consideration is the distribution of single family versus attached housing. He also briefly reviewed items of concerns from the previous meeting with the developer's representatives. Some issues included the size of the proposed park and required park dedication; design of some of the attached housing units; use of South Twin Lake, motorized vs. non-motorized craft; view from current residences on Neal Avenue; building setbacks at certain key corners; a public trail along South Twin Lake; parking for the large park use; attached housing access to amenities. Representing the developers were Jay Liberacki, US Home/Lundgren/Orrin Thompson; Phil Carlson, Dahlgren, Shardlow and Uban; and Bob Payette, engineering, Sathre-Bergquist. Phil Carlson briefly reviewed the concept plan and land use plan. He noted that the Comprehensive Plan allows for 388 units. They are proposing 284 units. He reviewed ways of calculating developable land. He stated some grading will be done to accommodate the height of the townhomes. And, he noted that with a PUD, such as this, flexibility is understood. Mr. Carlson reviewed the developer's response to 11 previously raised issues/concerns. 1. Regarding the trail along the south side of South Twin Lake, he said that the developer is requesting a public trail not be required, noting that sidewalks, which will be on both sides of the streets throughout the development, could serve as an alternative to a public trail. 2. Regarding single-family versus Summit townhomes along Brown's Creek, the proposed townhomes are now all four-unit buildings, rather than six-unit buildings as previously proposed. The buildings will be 112' wide, with 25' spacing in between. The number of proposed units has been reduced from 35 to 28. 1 City of Stillwater Planning Commission Special Meeting on Palmer Property (Millbrook) Apri118, 2005 3. The issue of park dedication - 7.4 acres vs. 10 acres, Mr. Carlson suggested that green spaces, common areas, trail connections and other open space should be considered in the amount of park dedication. 4. The developer has agreed to provide public access to the pond. 5. The developer has agreed to accommodate additional setbacks at key corners. 6. Regarding parking for the 7.4 acre public park that will be provided along Highway 96, Mr. Carlson noted there are 67 on-street parking spaces adjacent to the park, and he suggested the City could construct a parking lot within the park if it so desired. 7. Access to guest parking and open space for attached housing - Mr. Carlson referred to the 67 on-street parking spaces and highlighted access to the park. 8. Mr. Carlson stated there are large open areas that provide an open view of the greenway corridor on the west side. 9. The developer will work with the City to provide enhanced landscaping for Brown's Creek, South Twin Lake and the public park. 10. Guest parking for the townhomes totals 154 spaces, he said, 104 specifically for the townhomes and 50 shared park/guest parking. That guest parking amounts to .078 per unit; the city required only 0.25 per unit. 11. The development meets city public street standards. Streets are 60' with right-of-way; alleys are 20-24' paving, with 21-23' driveways and 66' between buildings. Mr. Carlson presented front and rear design elevations of the revised plan for the Summit attached housing product. Mr. Gag opened the meeting for public comment. Ed Otis, 12070 87th St. Circle N., an adjacent property owner, noted that he had been actively involved in the City/Township Orderly Annexation Agreement process. He noted that according to the Annexation Agreement, the townhomes were supposed to be at the interior of the site with large-lot, single-family around the perimeter in order to provide a transition from township to city. He pointed out the percentage of attached housing proposed is much more than originally planned. He also asked why the public park is at the far end of the development. He stated he agreed with the proposal for a public trail along South Twin Lake. He asked about road access for emergency services, and he asked about the height of the townhomes. Ruth Bruns, 8790 Neal Ave. N., expressed a concern about the possibility of motorized craft and fishing docks on South Twin Lake. She stated her opinion that the proposal was too much housing that will destroy the wildlife. She provided photos of existing views from her home and asked about the height of the houses looking across South Twin Lake. Molly Shodeen of the Department of Natural Resources stated she had met with developers and still had some concerns, as the site is a ground recharge area for Brown's Creek. She said she • 2 City of Stillwater Planning Commission Special Meeting on Palmer Property (Millbrook) April 18, 2005 would like to see the development require individual landowners to incorporate infiltration features in landscaping. She also suggested that there be covenants for property owners adjacent to South Twin Lake that would prohibit encroachment of the natural vegetation. Mr. Turnquist asked Ms. Shodeen about the DNR's position on allowing motorized craft. Ms. Shodeen said there is a public hearing process for establishing water surface use. However, she noted there are no restrictions on docks - that is the right of the riparian owners. Suzanne Block, 1800 Heifort Court, had submitted a letter, which was included in the meeting packet. She inquired about access to the development and also asked about the future of Neal Avenue. Jay Liberacki responded to comments. Regarding Mr. Otis's comments about the location of the townhomes, he stated there is a natural buffer of trees that will protect Mr. Otis's view, and he suggested that if the townhomes were moved closer to Highway 96, they would be even more visible than as proposed. Regarding Ms. Bruns's concern about the view from her property, Mr. Liberacki stated the homes across the lake are the lowest profile homes - two-story walkouts; also there will be some grading which will lower the elevation some. Mr. Liberacki stated that their proposal does call for two docks, homeowner association maintained, on South Twin Lake. Mr. Liberacki also stated there would be covenants imposed on properties that abut both the lake and Brown's Creek. Mr. Carlson noted that the developers have been working with the Brown's Creek Watershed District and will comply with the City's AUAR. Mr. Carlson also noted that while docks are proposed, they are not proposing motorized use of the lake. Regarding access points to the development, Mr. Russell noted that the State controls access to Highway 96 and County Road 15. Mr. Carlson provided information about ADTs (average daily trips) from a recent traffic study. Mr. Gag closed the public comment portion of the meeting and opened the meeting up to Commission comments. Much of the discussion centered on providing a public trail at South Twin Lake, the density and percentage of townhomes proposed, the amount of park dedication, and the availability of guest parking for townhomes. Members were in consensus that a public trail should be provided at South Twin Lake. Mr. Junker also suggested there is a need for more park dedication, noting that much of the open space is for infiltration/drainage and is not usable open space. During the discussion of the percentage of attached housing as proposed, Mr. Gag said he would like to see a plan utilizing all single-family units. Mr. Carlson pointed out that according to the City's Comprehensive Plan, 380 units would be allowed on the site, while they are proposing just 284. Mr. Liberacki said their proposal is a trade-off utilizing clustering to obtain more open • 3 City of Stillwater Planning Commission Special Meeting on Palmer Property (Millbrook) April 18, 2005 space and he suggested that this development provides "more community assets than any other 170 acres in the City." Mr. Dahlquist stated that a lot of the Commission's concerns stemmed from the proposed percentage of attached housing and noted the developer is "moving a lot of dirt" to accommodate the attached housing product. Gregg Carlsen suggested that three rows of high density housing doesn't provide any "breathing room." Several members expressed concern about parking for the attached housing. Mr. Liberacki noted that units have two-car garages, as well as 20' driveway aprons. Mr. Middleton suggested that during the winter when the City's odd-even parking rules are in effect, parking could be a real problem. Mr. Liberacki said they would look at the issue. There was a concern about the view of the townhomes from Brown's Creek. Mr. Teske said he would like to see the rear elevations of all the housing products. Mr. Junker and Mr. Teske suggested single-family housing in the area south of the pond. Mr. Teske summed up the concerns by stating the Commission is looking for a lot more compromise than the developer had provided in this most recent plan. Mr. Russell summarized issues of concern: density of attached housing; the trail at South Twin Lake; information on lot sizes and heights; rear elevations; and the perspective from Brown's Creek. Another special meeting will take place at an as yet undetermined date. Mr. Turnquist, seconded by Mr. Teske, moved to adjourn at 8:50 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary • 4