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HomeMy WebLinkAbout03-31-1997 Planning Commission Minutes• • • ORONO PLANNING COMMISSION MEETING MINUTES FOR MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING SPRING HILL GOLF CLUB b"T ROLL The Orono Planning Commission met on the above date with the following members present: Chair Dale Lindquist, Charles Schroeder, Sandra Smith, and Lili McMillan. Elizabeth Hawn was in attendance but absented herself from the discussion. Janice Berg and William Stoddard were absent. The following represented the City Staff: Assistant Zoning and Planning Administrator Michael Gaffron, Public Services Director Greg Gappa, City Engineer Shawn Gustafson and Recorder Sherry Frost. Mayor Jabbour and Council Member Goetten were present. Chair Lindquist called the meeting to order at 7:31 p.m. CONTINUATION OF PUBLIC HEARING - APPLICATION #2209 SPRING HILL GOLF CLUB FOR VARIANCES AND CUP - 7:31 -9:59 P.M. The public hearing regarding the Spring Hill Golf Club was reconvened in the Council Chambers at 7:31 p.m. following an on -site inspection of the subject property. The meeting addressed the following issues as noted in the Staff memorandum dated March 26, 1997: Gaffron indicated there is a continuing receipt of comments from the EAW Document and the Application. The public comment period for the EAW ends on April 9. The public hearing will be continued to the Planning Commission Meeting of April 21, 1997. MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING .DRAFT • SPRING HILL GOLF CLUB The Application was represented by Spring Hill Golf Club President Andy Hunter, Attorney Tom Crosby, Dennis Wiese of Fazio Design, and Project Manager Tim Johnson. BLUFF IMPACTS (VARIANCE) Gaffron reported that the bluff impacts are to the gravel pit. He has spoken with the applicant regarding limiting the cuts to the bluff. The 85' rise on the east side of Long Lake is visible as a person travels north and from the lake itself. Gaffron indicated that revisions have been made to grading and removal of trees from the bluff impacts noted in the March 13 memo. Gaffron said that the changes made by the applicant will result in removal of a tee to eliminate cutting into the bluff. The golf cart path will also be moved. The comprehensive plan prohibits clear cutting. The bluff impact zone includes the bluff 40 from ' top to bottom and 20 beyond. Gaffron reported that the road may be moved more to the north. While Staff recommends approval of the variance for the access, the variance may not be required. Staff recommends denial of the bluff impact variance due to the requirements of the comprehensive plan. Gaffron asked the Planning Commission to consider whether the hardships are self - imposed; if the property was to become a subdivision, would these same variances be allowed. Schroeder questioned the origin of the gravel pit. Tom Crosby thought it was created for use when Highway 12 was constructed. • 2 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING SPRING HILL GOLF CLUB Andy Hunter said the plan has been changed from the plan by which Gaffron made the above recommendations. The Project Manager, Tim Johnson, explained to the Planning Commission revisions made regarding the bluff impacts. Johnson said there will be selected clearing for the cart path to establish a 10% grading which will be revegetated. Clearing will also be done to improve the site line for playability of the golf hole. Johnson said the vegetation buffer will not be disturbed. The plan originally called for encroachments due to placement of the tees. The plan has been changed so the tees are now located outside of the bluff impact zone. A 50 -60' clearing is required for the tee site resulting on a 50' to 150' disturbance in comparison to clearing of the entire area. Gaffron noted that if the tee was eliminated, there would be no disturbance. Johnson said smaller vegetation will remain and larger trees will be removed • to allow play of the ball and offer the site lines. There will be selected cutting on the north rim of the bluff for the drainfield in creating a 20' corridor along the rim. The significant grading on the west rim is being somewhat lessened by the lowering of the tee. Wiese indicated there is concern for the site line when playing into prevailing breezes. An errant ball could create liability problems if people are playing and cannot be seen. Golf is also more playable when the area where the ball is to land is seen. Wiese noted that the ball speed has also been softened so the ball will not land in the environmentally sensitive well area. Crosby asked how the changes can be incorporated to allow for conceptual approval of the bluff impact variance. Gaffron said direction can be sought at this time but the plan • will need to be reviewed prior to approval_ The plan will be required to show how the �J • • MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING SPRING HILL GOLF CLUB bluff rim is being crossed over in a saddle -type effect instead of being graduated down. Gaffron noted the requirement in the comprehensive plan for mitigation. There were no public comments. Hunter reported that the west side grading changes will not be visible. He indicated 10' is being disturbed and the 70 -80' tall trees will hide that disturbance. Wiese informed Lindquist that 15 -20' will be taken off of the bluff. Hunter said it is their intent to eliminate any visible effect. Schroeder asked how the bluff impact can be mitigated. Gaffron said the visual impact can only be mitigated by replacement of trees. He felt the erosion issue could be dealt with. The comprehensive plan calls for natural views to preserve the natural features. Gaffron said it can be argued that the bluff was created by man with the creation of the gravel pit. Gustafson added that sodding or seeding blankets can address the erosion issue. He indicated if the intent is to regain vegetation, it probably can be accomplished. Schroeder voiced concern with the visual impact while noting it will be disguised by the trees. McMillan is concerned for erosion, though understood the problem could probably be dealt with. She would like to preserve the natural look of the bluff and see it restored with native vegetation. McMillan said she would support the bluff impact if the grading and fill around the edge was minimized. MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING SPRING HILL GOLF CLUB Lindquist indicated the Commissioners conceptually agree with the plan as presented. Gaffron suggested the plan show the limits of the grading, clear cutting, and tree replacement. Lindquist also asked for information on how much disturbance of the bluff would occur. Crosby indicated the access would be moved up off the bluff. Lindquist indicated that would be preferable. WETLAND IMPACTS (VARIANCE) Gaffi-on reported 21 wetlands will be impacted by the plan; 17 in Orono and 4 in Medina. • Six f the 17 in Orono are Orono i 1 h o designated wetlands. The remaining 11 are wetlands delineated through the Wetland Conservation Act. It was noted that some of these wetlands are currently drainage ditches. The acreage involved of Orono designated wetlands where grading is prohibited is 9 -1/2 acres. The impact will include 1 acre filling, 1 acre being created, and loss of 0.7 acres. The non - designated wetlands impacted are 2 acres in size; 0.27 will be filled, 2+ acres of wetlands created for a net increase of 1.79+ acres of wetlands. The wetland impact will result in a total of 1.22 acres being filled, 3 acres created, for a net increase of 1.72 acres. Five wetlands will be enlarged, while 6 wetlands will be reduced in size. Gaff-on indicated there are three wetland areas that will be impacted with work proposed within the 26' separation zone, #2, #5, and 912. Gaffron reported that the wetlands in Medina will result in a net reduction of 1/20 acre due to the filling of 0.23 acres and MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB • creation of 0.18 acres. 1.45 acres of these noted wetlands will be filled. Mitigation will take place with the creation of 2 -1/2 acres upland. A 0.61 acre NURP pond will be created. There will be a 3.15 acre value credit by impound as wetlands will change from type 2 to type 3. The upland credit is 0.64 acres for a total of 3.21 acres of new wetlands. The mitigation ratio is 2.1.5:1. The final mitigation including credits is 5.01:1. Gaffron reported that the ordinance involving wetland impacts within a flood plain is allowed in extraordinary cases and noted how this may occur. It was noted that purpose of the ordinance within the shoreland is water quality. Wetland #2 will be enlarged to a NURP pond. Wetland #4 will be undisturbed. Wetland #5 will be filled on the north end due to a fairway location and expanded below on both sides. This wetland will be used for irrigation purposes and as a NURP pond. Wetlands #8 and #10, which are drainage ditches, will be filled for a fairway. Wetland #9 will be enlarged six Mmes its size. Wetland #11 will be enlarged four times its size and will act as a NURP pond. Gaffron said the wetland impacts have been reviewed with City Engineer Gustafson. It was noted that NURP ponds can be built above what exists. Gaffron indicated Staff recommends approval of the impacts; however, questions several areas where changes are made for layout purposes only. He reported wetland #5 would require filling to allow crossover by Tamarack by wetland #12. The fairway will be restricted by wetland 97 so no filling will occur at that location. Gaffron asked the applicant to address the provisions made in the plan in regards to the issues. He asked that adequate hardship be shown to include the need for mitigation and 6 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB integration into the wetlands. The wetland impacts will require approval by other agencies, the Corp of Engineers, the DNR, and MCWD. Lindquist inquired if the MCWD will likely approve the wetland impacts. Qaffron said there should be no large changes requested but possibility changes of individual wetland areas. The recommendations of the MCWD has not been determined. Marshal Braman said no feedback has been received from the DNR who wants to see City approval occur first. Crosby said the applicant is attempting to meet before the MCWD regarding their requirements. He noted the MCWD would like to see the City approve the plan before making any recommendations. • Lindquist asked the applicant to address the conce rn m ade by t h e Sta ff as w well as t he necessity of the impact on wetlands #5 and 912. Gaff-on explained the separation requirements in creating a 26' buffer zones around wetlands. The grading will also require revegetation. Dennis Wiese indicated wetland #5 would be impacted due to the problem with hitting a golf hall over the wetland. The configuration presented a problem with a large ridge of vegetation and attempting to save a par 5 length to the golf hole. Without the impacts as shown, the hole would not be playable. Better play is created by filling in and eliminating the crossover. Wiese said their planning looked at a number of ways by which to play and yet utilize the space available. 7 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB Braman indicated that the elimination of the buffer on wetland #12 would require more fill and defeat the reason for the buffer in preserving the wetland or make it too narrow for a ball to land. He indicated the distance between the two wetlands is about 100'. Wiese said if the road was not in this location, the hole could be moved back. He indicated more space is necessary to advance the ball, and it is their attempt to eliminate the awkwardness of having longer shots after the original tee shot. Smith inquired of the response from the Met Council regarding the EAW. Gaffron read their response as noted on page 2 of the March 31 memo, item #18, specifically, water quality and surface water runoff. Gaffron noted that the incorporation of NURP basins into the project is being done and the adoption of the best management practices is a • requirement of the City. The Met Council indicated the change in one acre of wetland is �l Y g c created by the use. It was questioned what the response would be if the application was for a subdivision. Braman informed McMillan that wetland #5 is the only irrigation pond and would require being dug deeper. Gaffron indicated the property owner on the north end of the project, Mr. Krueger, has responded to the EAW and voiced concern with what effect changes to wetland # 17 will have on his wetlands. 0affron said the applicant should address what this issue. Braman said they were in the process of studying the issue. Hunter noted one remedy might be control of the outlet but explained that this would decrease the amount of mitigation. He noted it would also 4pq the water quality into Long Lake. MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB Lindquist asked the applicant to comment on the Met Council's notations. Braman said they are using the best management practices of the Met Council as well as those of the MCWD. He also indicated that mitigation is at a 5:1 replacement ratio where 2:1 replacement is required. He noted that all of the wetlands on the property have been drained, and it is their attempt to restore them. Crosby indicated that the applicants have not discussed and responded to the comments yet received. Crosby said the MCWD's recommendations are a piece of the puzzle. He indicated it is their attempt to replace the wetlands without leaving the site. Braman also indicated that they are following the design criteria for NURP ponding as well as for the 100 year storm projections. Smith asked for further clarification on these issues. • McMillan inquired whether the MCWD is a commenting agent to the EAW. Paffron said he believed that they were. Braman said the MCWD will respond in some manner and all commenting agencies will receivo a response. Lindquist indicated that comments will be received up through April 9, and t�e flaming Commission would not be able to further review the application until these cornmegls have been received. Braman noted that the water quality issues have been studied previously by the MCWD. Crosby asked the Commission to 1pok at the pig picture when considei jq the Parg§t�p • issue. He noted that the R�p}t sg Is armjtted use and asked that t}}� ship'$ pe 9 E MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING SPRING HILL GOLF CLUB reviewed under the umbrella of the golf course use. Crosby also noted the importance of presenting the information before the MCWD. Lindquist said this should be possible once the comment period is over. MAINTENANCE FACILITY IMPACTS (OVERSIZED STRUCTURE VARIANCE) Gaffron reported that the maintenance facility structure will be located northeast of the intersection of Tamarack and County Road 6. The variance is required as the building is larger than the limits allowed. Gaffron read the regulations concerning oversized structures. A 9+ acre parcel is limited to a 3000 s.f accessory structure. Gaffron indicated the grading plan fro m this structure would eliminate all trees within a 400' arc. While there are no specific ordinances involving this issue, clearing of trees is not in keeping with the recent tree policy adopted by the Council. He noted that the facility would be visible from CoRd 6 and is concerned with this visibility. Berming would result in the loss of natural vegetation. Gaffron indicated there will also be noise impacts with movement of equipment, from employees and deliveries. However, these noises would result regardless of the size of the structure. Gaffron said he recommended the structure be placed out in the middle of the site rather than along the roadway. He said the applicant informed him that the location was for ease of accessibility and to avoid affecting the layout of the course. Gaffron noted that there is a uniqueness to the area from CoRd 6 and Ferndale to Brown Road in that the heavy vegetation creates a buffer from any viewing of buildings. Gaffron felt this uniqueness should be preserved as it is in 10 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB standing with City policy and comprehensive planning. Gaffron asked if other areas were considered for the structure; and if not, how does the applicant address the issues? Hunter reported that the structure will be totally hidden from view except by plane. This will be accomplished by berming and vegetation. Any effect the plans have on existing vegetation will be replanted. Hunter said they do not want the building to be visible. He said they were informed that this is the best location outside of being placed in the middle of the Big Woods area as it is in the middle of the course. Hunter noted that the maintenance equipment will use the tunnel. Gaffron indicated concern of visibility for westbound viewing. Wiese said the land form isby the 7th tee will give sufficient cover of the structure. McMillan received confirmation that the septic site has not yet been determined. McMillan asked how this will change the berm. She was informed that the drainfield location is flexible as sewage will be pumped. All trees to be retained will be identified as well as new vegetation. Lindquist asked what will be done with the space around the building. Hunter said they will accommodate with plantings if necessary. Smith asked that the visual look around the structure be natural versus being filled with berming. Gaffron noted that the vegetation was sparse on one side of the building and berming could result in a created look. He also voiced concern that the drainfield might • not meet approval. The applicant informed him that this determination will be made in a ii MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB few weeks once the frost leaves the ground. The soil survey indicated the proposed location as the best place for the drainfield. McMillan noted that the existing berm would allow for visibility of the structure during the winter months as there are no spruce trees. Hunter said the vegetation plans have not yet been determined but would be natural as possible. Tim Johnson asked whether a plan for berming with vegetation on top would be satisfactory. Smith said the goal is to hide the structure by use of natural looking vegetation. Lindquist said a combination of uses would be adequate and asked that the applicant work with Gaffron on this issue. •Dick Krueger asked the Planning Commission to recognize that the wetland issue to • regards to effect on adjoining properties has not yet been resolved. Lindquist said it was understood that no decisions have been made. BIG WOODS IMPACTS Gaffron reviewed the March 20 memo, which is a part of the March 26 memo. Exhibits D and E were also referred to which review the Big Woods prior to and after golf course development. It was noted that one -third of the Big Woods is in Orono and the remaining portion in Medina. The memo compared the 36% clearing for a subdivision with the 50% clearing which would occur for the golf course. Only 1,100 acres of the original 154,000 acres of Big Woods remain in Hennepin County as of June, 1995. 12 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB The impacts on the Big Woods was discussed. The DNR letter acknowledging the Big Woods as being within the site and its impending impact was noted. The golf course would change the nature of the woods and a loss of forest canopy would occur. Gaffron reviewed the specific impacts of fragmenting the Big Woods from the golf course construction, noting it would also occur with residential subdivision construction. The list is contained in the March 20 memo. Gaffron noted the City has no tree/forest preservation ordinance outside of the designated Shoreland district ordinances, and the golf course proposal would not fall under the realm of the ordinances for subdivisions. The tree /frost regulations that exist were reviewed. It was noted that Orono cannot regulate the portion of the Big Woods located within Medina. There are also no known ' • State or Federal regulations prohibiting the proposed plan within the Big Woods. Gaffron reviewed the opportunities for and ramifications of the City attempting to prevent any fragmentation of the Big Woods. The fist is contained within the March 20 memo. Gaffron reviewed preservation of woodlands addressed in the Orono Comprehensive Plan (also included in the March 20 memo). Gaffron noted the concern over clearing of 50% of the Big Woods for the golf course and comparing it with 2 acre sewered housing. He noted comments received from the EAW Document, the Comprehensive Plan goals and policy all indicate the need to preserve the Big Woods. Gaffron said Staff had no recommendation at this time as the issues are not yet understood. While there is no code under which to regulate the Big Woods impact, the use of the CUP can limit the impacts. He suggested the Big Woods be protected • through placing conditions on the conditional use permit. 13 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB There were no public comments at this time. Hunter said they were attempting to minimize the impact. He acknowledged that impacts would occur. He said the golf course is an attempt to keep 150 acres from becoming a housing development. Hunter said the golf course is planned around the environmental areas. Hunter said there is not enough land to eliminate any impact to the Big Woods or to the wetlands. Crosby said if the Big Woods cannot be impacted, the project would cease. Wiese related how the piece of land was reviewed for layout of the course. The topography indicated the east/west configuration of the golf holes on the west. The higher • grades moving to the east allowed for north/south la of the holes, and then ran east /west �' g play again on the eastern portion of the land. Wiese said they attempted to preserve large forested areas. The east /west holes on the west side allowed for one hole per 8 acres of land. The north side of the Big Woods area resulted in playing from ridge to ridge. There will be 25% less impact in the north/south hole configuration resulting in one hole per 11+ acres. Wiese said the site characteristics inform how the holes will be laid. • Schroeder noted that the forest canopy would be lost with housing as well. Wiese indicated that the trees in the clearing passes will be flagged. He said the drip lines may determine whether or not a tree is saved. 14 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 3l, 1997 CONTINUATION OF PUBLIC HEARING • SPRING HILL GOLF CLUB Dick Krueger asked the Commission to discuss the possibility of saving the entire Big Woods as a park preserve. He feels this alternative should be studied. Krueger said the ability to create a continuous Big Woods from Wolsfeld to Wood Rill is a one in a lifetime opportunity. Schroeder asked for comment from Fred Harris of the DNR. Harris indicated the minimum standard for preserving a large parcel of land has been 40 acres but financially difficult for most cities and preservation groups. He noted a land parcel smaller than 20 acres is too small. He did indicate the SNA would assist an effort to preserve the Big Woods. Smith asked Harris to respond to what changes would occur to the Big Woods from the i mpact of the golf cou r se outs i de o f the rest canopy. Harris said the canopy opens up the area to light resulting in a change in wildlife especially along the edge of the woods and more shrubbery filling in underneath. He noted Buckthorn will colonize areas that are opened up. McMillan asked if there was any succession to the Big Woods. Harris indicated there is. He noted oaks are not reproducing and maples are becoming more dominant. The natural process changes as the trees age and die off. The woods become cooler and moister. Crosby asked if the Big Woods impact will be approved. Lindquist informed him that the Commissioners will have more information at the April 21 meeting after the commend period ends for the EAW. 15 C� r� L • MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING SPRING HILL GOLF CLUB Krueger asked that an inspection be made of the Big Woods in the spring for wildlife and plantings. Harris said the DNR could make that inspection. He noted April and May to be the time period for inspecting birds with mammals later in the year. Braman indicated a biological study was performed in April, 1995, and Harris did not produce any specific findings. Harris said he did does not study animals and most plants are not totally surfaced until mid- summer. Braman asked if there were any endangered species in Wolsfeld. Harris said he did not find any endangered plants at that location. Braman said the findings indicating no endangered species from the study in 1995 was the first project he was aware of that this occurred. Jabbour responded to the question of whether the City would be able to assist in acquiring property. He noted most large donations are by individuals. He referred to the preservation group formed for saving Saga Hill but acknowledged that the major donation for that parcel was from an individual as well. SPRING HILL ACCESS ROAD LOCATION Crosby indicated that there is new information regarding the access. Hunter noted that they are addressing the concern regarding increased traffic by expressing their willingness to move the access on Spring Hill closer to CoRd 6. He said, while they are willing to move the existing entrance, the existing road cannot be changed. Lindquist informed the applicant that the problem is with the site line from the west. 16 MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD ON MARCH 31, 1997 CONTINUATION OF PUBLIC HEARING SPRING HILL GOLF CLUB Gaffron indicated Hennepin County requested the access along CoRd 6 be eliminated. He referred to the Staff memo from Ron Moorse and Greg Gappa. Gappa reviewed the access issue relating the details of the noted memo dated March 31, 1997. He cited the advantages and disadvantages for a CoRd 6 access or a Spring Hill Road access. He reviewed the road functions and traffic volumes on the two roadways. While noting the road network layout, Gappa indicated that the southern access to the project area from Hwy 12 corridor is also a concern. Crosby said they were willing to use either roadway for access. He noted that the ultimate decision was the City's, and the County is only able to make suggestions to the City. Lindquist asked that the access be a specific item on the Planning Commission agenda for April 21. Schroeder moved, McMillan seconded, to continue the public hearing to the Planning Commission Meeting of April 21, 1997. Vote: Ayes 4, Nays 0. ADJOURNMENT Schroeder moved, McMillan seconded, to adjourn at 9:59 p.m. Vote: Ayes 4, Nays 0. 0 Dale Lindquist, Chair Person 17