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HomeMy WebLinkAbout2005-05-31 CPC MIN Special MeetingCity of Stillwater • Planning Commission Millbrook Special Meeting May 31, 2005 Present: Robert Gag, chair Mike Dahlquist, David Junker, Dave Middleton, Paul Teske and Jerry Turnquist Others: Community Development Director Steve Russell Absent: Gregg Carlsen, David Peroceschi and Darwin Wald Mr. Gag called the meeting to order at 7 p.m. Mr. Russell gave a brief introduction. He noted this is a concept plan, not as specific as the Planned Unit Development, which will be developed later in the process. He said the latest plan meets setback requirements from Brown's Creek and South Twin Lake, provides a trail system, provides infiltration system as required by the DNR and Brown's Creek Watershed District, and the overall density of the development is consistent with the Comprehensive Plan. Jay Liberacki, Orrin Thompson/US Homes, spoke of the large amount of open space, amenity areas and access to natural areas afforded by the plan. He suggested that public access is important but residents also deserve a degree of privacy. He noted the plan provides for a 7.4-acre park and trail/sidewalk system and asked that consideration be given to the public amenities also afforded by the plan. Phil Carlson, also representing the developer, reviewed the plan and pointed out this is a concept plan, not the final PUD. The major change from the last presentation is the replacement of townhomes with single family homes in certain areas. The plan now calls for 71 small single family, 102 traditional single family and 96 townhomes. The plan provides for a 7.4-acre public park, which amounts to 7 percent of the site area. Other green/open space amounts to 32.9 percent of the site. There is another 20 acres in ponds, filtration areas, slopes so that in all 50 percent of the site is in open space of some type, he said. Mr. Carlson said the developer continues to prefer not to have a public trail around South Twin Lake. He said the grade separation makes it difficult to do so. If the Commission requires the trail, he said the developer would like to place the trail at the toe of the slope, below the backyards of homeowners. Regarding the previously raised concern about parking around the townhomes, he said the plan provides for 180 spaces in total. He said the plan is above City requirements for the townhome parking and provides one-half on-street parking space per unit. 0 The intent is to development in three phases over a period of three years, with some type of all three housing types in each phase, he said. Mr. Carlson then went through the nine conditions outlined in Mr. Russell's memo. No. 1 regarding the trail along South Twin Lake - Mr. Carlson reiterated the developer would prefer not to have the trail, but if required would like to place the trail at the toe of the slope. No. 2 regarding the park plan referred to the Parks Board - Mr. Carlson said the developer would meet that condition. No. 3 regarding street plan and traffic circle/medials - Mr. Carlson said the developer would meet that condition. No. 4 regarding Fire Department concern and review by traffic engineer - Mr. Carlson said the developer believes streets have been engineered to meet City standards and that condition is acceptable. No. 5 regarding a landscape plan along Brown's Creek and South Twin Lake - Mr. Carlson said the developer would be willing to work with staff on that. No. 6 regarding housing designs - Mr. Carlson said there are three basic types of housing styles. No. 7 regarding site grading - Mr. Carlson said the developer would meet that condition. No. 8 regarding phasing and traffic impact - Mr. Carlson said phases 1 and 2 would work off Highway 96 only, with phase 3 working off Neal Avenue. No. 9 regarding master trail plan - Mr. Carlson again said the developer would be willing to work with staff. Mr. Carlson reiterated that what they are seeking is concept plan approval. Once the developer comes back with a PUD, specific details will be provided for approval. Roger Tomten, the City's design consultant, made several suggestions regarding the trail system at the east end of the site, noting that connectivity of the trail system is important. He also suggested changing the housing styles at the east end of the site to provide more housing mix. And he made a suggestion regarding the orientation of one of the townhouse units. He also pointed out that having all walkouts eliminates the ability to utilize garage-recessed designs. Mr. Liberacki expressed his dismay at receiving Mr. Tomten's comments at this point in the process. Mr. Gag opened the meeting to public comment. Lorraine Costa, 12120 N. Dellwood Road, asked whether the public park would have a paved lot and whether it would be lighted. She also expressed a concern about traffic and access off Highway 96. Debby Roth, 12120 N. Dellwood Road, expressed a concern about maintaining the integrity of Brown's Creek. Ruth Bruns, 8790 Neal Ave. N., questioned having a public path around South Twin Lake and spoke of existing problems with trash. 0 2 David Stone, 12850 McKusick Road, spoke of the trail at the east end of the site and said • current property owners don't want the trail abutting their property either. He said there was a concern about run-off given the slopes in the area, and said the existing property owners would like to be buffered from any trail. He also questioned what appears to be a future road indicated at the east end of the site. Ed Otis, 12070 87t' St. Circle N., spoke of traffic concerns, increasing the traffic on Highway 96 and the safety of a trail along Highway 96, and he suggested that when Neal Avenue is opened to traffic in phase 3, there will be a "massive traffic problem." He also expressed a concern about emergency access until Neal is opened. He also spoke of the trail crossing Brown's Creek, which he said will open it to access from other developments. Marilyn Cummings, 10 164 Norell Avenue, noted the trail by Brown's Creek will be in a very environmentally sensitive area and she suggested the use of an alternate paving material, not asphalt, to protect the Creek. Art Palmer, former owner of the Millbrook property, noted the site truly is a "gateway" to Stillwater. He said he is thrilled with the plan overall and chose to sell the property to US Homes, knowing US Homes would take the development all the way through the process. He did have a concern about the trail along South Twin Lake, calling it a "horrible mistake." He also expressed a concern about the trail crossing Brown's Creek. The development team was given a chance to respond to comments. Regarding the concern about the future road, Mr. Liberacki noted there is a separate parcel abutting the Millbrook site that is under contract with Carlson Construction. Planning for a future road to provide access to that parcel just makes good planning sense, he said. He also suggested that the proposed trail crossing Brown's Creek is proposed merely to make the trail more interesting to users. Regarding concerns about the use of the public park, Mr. Carlson noted that will be a decision of the City, not the developer - the park will be given to the City. Regarding traffic on Highway 96, Mr. Carlson noted that MnDOT controls that road; he also noted their traffic studies indicate ADTs less than estimated in the City's Boutwell traffic study. Regarding concerns about protecting Brown's Creek from run-off, Mr. Carlson noted that the plans have to comply with the City's AUAR regulations, as well as Brown's Creek Watershed District and the DNR requirements. Regarding the comment about trash along Neal/South Twin Lake, Mr. Carlson suggested that situation will likely get better as development occurs and there are more homeowners who care and watch what happens. Mr. Gag closed the public comment portion of the meeting and returned discussion to the table. Mr. Junker spoke in favor of a trail along South Twin Lake, saying the City needs to maximize available public amenities. He spoke in favor of the developer meeting the 10- 0 acre park dedication requirement and said he was still a bit "leery" about the parking around the townhomes. But, he said, overall he was in favor of the concepts, noting the developer had been working hard in the process of give and take. Mr. Gag agreed the plans have come along way from the first to now the third proposal. He agreed with Mr. Junker's comments regarding the 10-acre park and suggested it might be helpful to have some better graphics depicting the buffer proposed for views looking across South Twin Lake and Brown's Creek. Mr. Dahlquist said his original vision was a bit different than what is proposed. But, he said he thought the plan was workable and noted the Commission will have an opportunity to fine-tune details as the PUD comes in. He said reducing the density was the biggest issue for him. Mr. Teske agreed that while he still has some concerns, they are a bit less strong. He too noted that the conditions of approval provide flexibility to fine-tune the details. And he expressed his appreciation for the developers' efforts at compromise. Mr. Middleton agreed with comments regarding the 10-acre park. He also spoke in favor of the public trail around South Twin Lake, but stated he did not think the trail crossing Brown's Creek was a good idea. There was some discussion as to whether to change or add to the nine conditions of approval as suggested in Mr. Russell's memo. It was the consensus of members that the conditions provide the Commission with enough flexibility to expand upon in the future. Mr. Junker did suggest changing the language of condition of approval No. 2 to specify the alternative of a 7.4/10-acre park be submitted to the Parks Board for review and approval. Members agreed with that suggestion. Mr. Junker moved approval of the revised Millbrook concept plans as submitted May 26, 2005, along with the staff report and nine conditions of approval, with the change in the language of condition of approval No. 2 providing the alternative of a 7.4/10-acre park. Mr. Turnquist seconded the motion. Motion passed unanimously. Motion by Mr. Dahlquist, seconded by Mr. Turnquist, to adjourn at 9:10 p.m. Motion passed unanimously. Respectfully submitted, Sharon Baker Recording Secretary l? u 4