HomeMy WebLinkAbout07/16/2007 Planning Commission Minutes MINUTES OF THE
� ORONO PLANNING COMIVIISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m.
ROLL
The Orono Planning Commission met on the above mentioned date with the following members
present: Acting Chair Dick Kroeger; Commissioners Kim Kang,Tess Rice,Michelle Winer,Ralph
Kempf, and Alternate Janice Berg. Representing Staff were Planning Director Mike Gaffron,Planners
• Melanie Curtis and Evelyn Turner; and Recorder Jackie Young. Council Member Lili McMillan was
present.
Acting Chair Kroeger called the meeting to order at 6:00 p.m.,followed by the Pledge of Allegiance.
APPROVAL OF MINUTES .
*1. PLANNING COMMISSION MEETING OF JUNE 18,2007
Berg moved,Winer seconded,to approve the minutes of the June 18,2007,Planning Commission
meeting as submitted. VOTE: Ayes 6,Nays 0.
CONSENT AGENDA
Acting Chair Kroeger opened the public hearing for the consent items at 6:02 p.m.
There were no public comments regarding these items.
Acting Chair Kroeger closed the public hearing at 6:04 p.m.
*2. #07-3294 RON DEMSHAR,2821 CASCO POINT ROAD, CONDITIONAL USE �
PERMIT(ATF)
Berg moved,Winer seconded,to recommend approval of Application#07-3294,Ron Demshar,
2821 Casco Point Road,granting of a Conditional Use Permit. VOTE: Ayes 6,Nays 0
*3. #07-3299 MIKE BENEDICT/JAMES LOWE III,25/105 ORONO ORCHARD ROAD
NORTH,SUBDIVISION: LOT LINE REARRANGEMENT
Berg moved,Winer seconded,to recommend approval of Application#07-3299,Mike
Benedict/James Lowe III,25/105 Orono Orchard Road North,granting of a lot line
rearrangement. VOTE: Ayes 6,Nays 0.
*4. #07-3300 JOHN O'MALLEY/WILLIAM MCGUIRE,290/315 WOODHILL ROAD,
. SUBDIVISION,LOT LINE REARRANGEMENT
Berg moved,Winer seconded,to recommend approval of Application#07-3300,John
O'Malley/William McGuire,290/315 Woodhill Road,Subdivision,granting of a lot line
rearrangement. VOTE: Ayes 6,Nays 0.
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MINUTES OF TAE
ORONO PLANNING COMIVIISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m.
*5. #07-3304 K.C. CAERMAK OF PILLAR HOMES ON BEHALF OF CHRIS AND HEIDI
HEDBERG,3940 WATERTOWN ROAD,VARIANCE
Berg moved,Winer seconded,to recommend approval of Application#07-3304,K.C. Chermak of
Pillar Homes on behalf of Chris and Heidi Hedberg,3940 Watertown Road,granting of a
variance for an oversized accessory building and granting of variances to the side setback and
accessory building ahead of principal building. VOTE: Ayes 6,Nays 0.
NEW BUSINESS
6. #07-3302 MINNEHAHA CREEK WATERS�D DISTRICT, 1570 SIXTH AVENUE
NORTH, SUBDIVISION,PRELIMINARY PLAT,6:04 P.M.—6:12 P.M.
Ellen Hiney,Minnehaha Creek Watershed District,was present.
Curtis stated this is a preliminary plat application for a 6.5 acre parcel proposed to be divided into one
single-family residential lot containing an existing residence and an outlot. The property current has an
existing home. This subdivision would essentially result in no new buildable sites.
The City's septic inspector has given tentative approval to the designs. The septic inspector has
previously granted setback variances for the septic treatment areas to encroach into the wetland and into
the wetland buffer. In this case a small portion of the alternate site appears to encroach into the wetland
itself. Staff has had discussions with the Watershed District as well as the City's wetland consultant,
John Smythe, and Staff is confident that the wetland encroachment can be resolved either be adjusting
the septic treatment boundary or by revising the wetland treatment analysis. Approval should be made
contingent upon that issue being resolved.
The outlot is proposed to be donated to the MnDNR to allow for the expansion of the Wolsfeld Woods
park property.
The proposed subdivision appears to meet the City's ordinance standards for development in the RR-1B
zone. The applicant should revise the alternate septic drainfield area prior to placement on the City
Council agenda to eliminate any encroachment into the delineated wetland boundary.
Planning Staff recommends approval of the subdivision.
Hiney indicated she had nothing to add to Staff's report.
Berg inquired whether the MCWD is willing to do the alternate septic site.
Hiney stated they are and that their plans are being revised to reflect that change.
Acting Chair Kroeger opened the public hearing at 6:07 p.m.
There were no public comments regarding this application.
Acting Chair Kroeger closed the public hearing at 6:07 p.m.
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Monday,July 16,2007
6:00 o'clock p.m.
(#07-3302 Minnehaha Creek Watershed District,Continued)
Winer moved,Rice seconded,to recommend approval of Application#07-3302,Minnehaha Creek
Watershed District, 1570 Sixth Avenue,subject to the City receiving a revised plan depicting the
alternate septic drainfield area which eliminates any encroachment into the delineated wetland
boundary. VOTE: Ayes 6,Nays 0.
SKETCH PLAN
7. #07-3301 WALDRON ESTATE, 1860/1880 FOX STREET,SUBDIVISION: SKETCH
PLAN,LOT LINE REARRANGEMENT
Stacy Waldron Eastman,Applicant, and Robert Hartfield, Coldwell Bank,were present.
Curtis stated this is a sketch plan application for a 23 plus acre parcel proposed to be divided into two
single-family residential lots and essentially is a lot line rearrangement resulting in no new buildable
sites. Curtis stated in general it appears that the lots as proposed are acceptable in relation to the City's
Code. Primary and alternate septic locations for each lot will be required as well as a wetland
delineation report.
Curtis stated while no formal action is required by the Planning Commission on this application,the
Planner's Report will serve as a foundation for the Planning Commission's discussion with the applicant
to bring to light potential issues for discussion and issues to be addressed when the formal plat
application is submitted.
Planning Staff recommends that the property be re-platted as there are a number of issues which a lot
line rearrangement will not adequately deal with.
Hartfield stated the purpose for changing the lot lines is to allow for better use of the building site on
what is called Lot 2. Hartfield stated as the lots sit currently,the building site for Lot 1 will only
accommodate a long narrow building and they are requesting a lot line rearrangement to allow for better
development of this parcel.
Kroeger inquired whether the existing house would be demolished.
Hartfield stated it would be. Hartfield noted the lot is its own tax parcel, and in the event a buyer can be
found for the lot,the demolition of the house would not be required as a condition of the purchase.
Kempf inquired whether the applicant has any objection to a replat of the parcel since it would resolve a
few more of the issues.
Hartfield stated their surveyor did indicate essentially that same thing. Hartfield noted there is a
sanitary sewer easement that would be eliminated with the changing of the lot line.
Curtis stated to her understanding the easement can be vacated.
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ORONO PLANNING COMMISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m.
(#07-3301 Waldron Estate, Continued)
Gaffron stated to his understanding it is an easement granted to the Metropolitan Council and there
would have to be an extinguishment of the easement by the Metropolitan Council. Gaffron stated he
does not feel it would be an issue.
Curtis stated the existing property boundary goes to the center line of both Brown and Fox Street,and
with the replatting, a 33-foot right-of-way would be dedicated to the city and the legal descriptions
would be shortened.
Hartfield pointed out the access point on Brown Road and the access point on Fox Street for the
proposed lots, and noted that both lots could be accessed off of Fox Street.
Berg questioned whether it would be better to have one access point off of Brown and one access point
off of Fox.
Kempf stated he would like to see the removal of the pavement between the two lots and to have the
access off of Brown Road. Kempf stated the driveway off of Brown Road currently is a secondary
access road and that if it became the driveway for the northern most residence,the road would need to
be widened and be blacktopped. Kempf stated the best option is to have the access off of Fox Street.
Berg inquired whether Kempf is recommending that an outlot be created.
Kempf stated he is. Kempf inquired where the outlot would stop.
Gaffron stated the outlot could stop at the lot line and that the driveway could potentially service three
homes. The driveway that serves the existing farmhouse could remain or be relocated with the outlot.
Gaffron noted there is quite a distance that would need to be traversed in order to gain access to the
northern lot.
Curtis noted the City Engineer recommended the gravel road be maintained as a secondary access.
Gaffron stated if an outlot is created up to the new proposed center line,there would be a triangle of
land on the lower left of the plan that would become orphaned. Gaffron stated some type of
arrangement would need to be arrived at to keep that triangle portion together with the rest of the lot.
Kempf inquired whether the outlot could stop short of the dividing property line.
Gaffron questioned why an outlot would then be created.
Hartfield stated 1880 has an easement.
Winer inquired whether the City allows only one access per lot and whether there will only be two lots.
Hartfield stated in his opinion there is only enough land for two lots and that there is a fair amount of
wetlands.
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ORONO PLANNING COMIVIISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m. '
(#07-3301 Waldron Estate, Continued)
Curtis stated there would be issues with square footage,building area and septic sites due to the amount
of wetlands on the site if there were more than two lots.
Kroeger stated the third item raised by Planning Staff is whether this should be done as a lot
reanangement or as a re-plat,which the applicant has indicated he is okay with doing a re-platting.
Kroeger questioned whether there should be a Conservation Design Master Planning process followed
for this subdivision.
Kempf commented he does not see any impacts that would need to be addressed with a conservation
plan.
Winer stated in her view the Conservation Design could be addressed at the time the lots are being
constructed upon.
Kroeger inquired whether there were any public comments regarding this matter.
There were no public comments regarding this application.
Kempf noted there would need to be an easement granted down both Brown Road and Fox Street for a
possible trail as well as utilities.
The Planning Commission took no formal action on this application.
8. #07-3303 KLINGELIiUTZ DEVELOPMENT CO.,2525,2535 &2545 SFIADYWOOD,
SUBDIVISION: SKETCH PLAN FOR PRELIMINARY PLAT AND COMMERCIAL SITE
PLAN APPROVAL
Terry Schneider,Klingelhutz Development Co.,was present.
Turner stated the applicant has a presentation on the proposed project. Turner requested the Planning
Commission review and comment on the issues outlined in Staff's report dated July 16,2007. Turner
noted there is a public hearing required as part of this sketch plan as a sign was posted on the property.
Schneider stated they are looking to develop this property to contain three office condominium/office
buildings to accommodate the professionals who do not wish to drive all the way into downtown
Minneapolis or St.Paul. Schneider commented the use being proposed for the site is designed to be
transitional between the residential area and the business area.
Schneider displayed pictures of a project in Eden Prairie that is similar to what they are proposing for
this site. The unit would be one-story in the front,have a pitched roof with a loft in the middle,and
measure approximately 90 feet wide by 40 feet deep. On the back of the unit would be a lower level
walkout. The square footage of the units range from 2500 to 3500 square feet and the entire site would
be controlled and maintained by an association. Schneider noted that one building would be slab on
grade and would not be a walkout but would have a loft area.
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ORONO PLANIVING COMIVIISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m.
(#07-3303 Klingelhutz Development,Continued)
Schneider stated this site is somewhat unique in that it is currently platted as three lots with the front
two lots abutting Shadywood Road and the back portion of the parcel abutting Kelly Parkway. .
Schneider stated they have attempted to design the project to be low impact to fit in with the residential
development in the area. Schneider stated the majority of the water would drain into a holding pond and
then eventually into the wetlands.
Schneider stated the buildings and land would be owned and managed by a management company
employed through the association. Schneider noted there is significant less generation of traffic with
this type of development versus a multi-level office building. Schneider pointed out there might be a
need for one setback variance,which would be addressed at a later time. Schneider stated they would at
some point be requesting that the lot on Kelly Avenue be rezoned.
Gaffron stated if there is a zoning application for this site and the property is rezoned,the City would
likely adopt a Planned Unit Development for the entire site and that language would be put into the
agreement that stated if the property is not developed as proposed,the rezoning would not take effect.
Schneider indicated they are fine with that approach.
Kroeger inquired whether the Comprehensive Plan would need to be amended.
Gaffron stated it would have to be amended but that it would be a relatively minor amendment. Gaffron
noted approximately seven, eight years ago there was another application for this site,which proposed a
single building for the site and was more commercial in nature.
Berg noted a similar sketch plan for this property was brought before the Planning Commission by the
same developer. Berg inquired how many units were originally discussed for this site three, four years
ago.
Schneider stated to his recollection the plan that was submitted was very similar in architectural design
with a site plan that included two 3-unit office buildings and one 2-unit office building,but was platted
as a townhouse plat rather than a condominium plat.
Gaffron inquired whether the original application did not proceed forward because the City did not have
a PUD process put in place at that time.
Schneider stated to his recollection the PUD process was just being considered by the City at that time
and that it has taken him a couple of years to work through the issues that were raised.
Kempf inquired what the price range of the units would be.
Schneider stated it would be approximately$200 a square foot and that$450,000 to$500,000 per unit
would be an average cost. Schneider stated this type of office building has been fairly successful on the
market.
Berg inquired whether a feasibility study has been undertaken on this project.
Schneider stated a formal study has not been done.
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ORONO PLANNING COMMISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m.
� (#07-3303 Klingelhutz Development, Continued)
Kroeger inquired whether there were any public comments regarding this application.
Kirk Nelson,2560 Kelly Avenue, stated he has resided on his property for approximately 20 years,with
his lot being nicely wooded. Nelson expressed concern that three buildings are being proposed for this
parcel as well as a concern regarding the current traffic and road conditions in the area. Nelson stated
he does not want to see the woods torn down.
Kroeger noted the City did receive a copy of Mr.Nelson's letter.
Julie Line,2565 Lydiard Avenue,expressed a concern regarding potential water runoff towards her
property given the proposed elevations of the buildings. In the springtime there is a pond that develops
in the area located at the end of one of the buildings. Line expressed a concern regarding the number of
buildings for the site.
Marilyn McClaskey,2693 Kelly Avenue, stated she has concerns regarding the drainage. In the past
there have been drainage problems on Kelly Avenue which have been somewhat alleviated by the
raising of the roadway. This is a quiet residential area and the removal of a large number of trees would
dramatically change the character of the neighborhood. McClaskey requested the Planning Commission
abide by the City's regulations and not grant any variances for this property.
Sue Schmidt,2585 Kelly Avenue, stated their property is directly across from the wetland area and that
she has concerns about that area being developed. Schmidt stated approximately every three years they
experience some flooding in the area even though the roadway has been raised.
Kroeger stated the City did receive an e-mail this afternoon from David Johnson, 2625 Lydiard Avenue,
who expressed an objection to the project since it is not consistent with the character of the
neighborhood.
Berg stated she does travel past this site quite frequently and that she is adamantly opposed to the
rezoning of the back lot and that it should remain residential. Berg stated she did speak with the
neighbor who lives across Kelly Avenue from this proposed development and that he has concerns
regarding the traffic and the parking issues that would be created from this development. Berg
expressed a concern regarding the proposed density and the fact that this project does not fit in with the
character of the residential neighborhood.
Berg inquired what the side setbacks are.
Turner indicated they are approximately 30 feet.
Berg encouraged the applicant to redesign his plans and to decrease the density.
Kempf stated he likes the idea of office condominiums in this area versus a regular office building,but
that he has a concern that the price may be more than the market would bear.
Kempf expressed a concern regarding the density being proposed,noting that the residential area lies to
the south of two of the buildings that are proposed to be walkouts. Kempf suggested the buildings be
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MINUTES OF T�
ORONO PLANNING COMMISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m.
(#07-3303 Klingelhutz Development, Continued)
located more toward the other building,which would then require relocation of the holding pond.
Kempf indicated he also has concerns with the drainage.
Kroeger stated he is in agreement that the density is too high for the lot and that there are drainage and
runoff issues that would need to be addressed.
Winer indicated she would like to see the setback requirements complied with and that she has a
concern with the amount of trees that would be removed as part of this project.
Rice stated in her view the density is too high given the closeness of the residential neighborhood.
Kang stated she is opposed to the rezoning of the area next to the residential area and that she would like
to see more trees preserved.
Schneider inquired what the Commission means by lower profile.
Kempf suggested the rooflines be lowered.
Berg suggested the buildings be designed to look more residential rather than commercial,with the
number of units being reduced.
Winer inquired what the height of the buildings would be.
Berg noted the grade would also be raised.
� Schneider stated he is unsure whether he can reduce the density but that he would look at redesigning
the units.
Turner stated the height is measured from existing grade and that the buildings as proposed may meet
the City's height requirement. Turner stated at this stage it is difficult to deternune the exact height of
the structures. Turner pointed out the area next to the walkout buildings is currently zoned B-4.
Kroeger recommended the developer look at reducing the density.
Berg recommended a feasibility study be conducted on this project.
The Planning Commission took no formal action on this item.
�
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MINUTES OF THE
ORONO PLANNING COMIVIISSION MEETING
Monday,July 16,2007
6:00 o'clock p.m.
PLANNING COMMISSION COMI��NTS
9. � REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING
COUNCIL MEETINGS JUNE 25,2007 AND JULY 9,2007
Kroeger reported on the June 25 City Council meeting,noting that it was a very short meeting and that
the application with the curved stairway was approved. Kroeger noted there was also a presentation by
the Gillepsie Center in Mound.
Gaffron reported on the July 9"'City Council meeting,noting that all of the applications on the agenda
were tabled for revisions.
10. OTHER ISSUES FOR DISCUSSION
None
11. SELECTION OF REPRESENTATIVES TO ATTEND CITY COUNCIL MEETINGS
ON JULY 23,2007,AND AUGUST 13,2007
July 23— Dick Kroeger
August 13—Michelle Winer
ADJOURNMENT
Berg moved,Winer seconded,to adjourn the Planning Commission meeting at 7:33 p.m.
VOTE: Ayes 6,Nays 0.
. ick eger,Acting Chair
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