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HomeMy WebLinkAbout07/05/2005 MAPLEWOOD PLANNING COMMISSION Tuesdav. July 5, 2005, 7:00 PM City Hall Council Chambers 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. June 20, 2005 5. Public Hearings 7:00 Jensen Estates Preliminary Plat (Hoyt Avenue, east McKnight Road) 6. New Business None 7. Unfinished Business None 8. Visitor Presentations 9. Commission Presentations June 27 Council Meeting: Mr. Grover July 11 Council Meeting: Mr. Yarwood July 25 Council Meeting: Mr. Pearson 10. Staff Presentations Annual Tour Update 11. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JULY 5, 2005 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. II. ROLL CALL Commissioner Eric Ahlness Vice-Chairperson Tushar Desai Commissioner Mary Dierich Chairperson Lorraine Fischer Comrnissioner Michael Grover Commissioner Jim Kaczrowski Cornrnissioner Gary Pearson Commissioner Dale Trippler Commissioner Jeremy Yarwood Present Present Present Present Present Present Present Present Present Ken Roberts, Planner Erin Laberee, Staff Engineer Lisa Kroll, Recording Secretary Staff Present: III. APPROVAL OF AGENDA Chairperson Fischer requested Commissioner Trippler to give an update regarding the Gladstone Task Force rneeting to be discussed under commission presentations. Commissioner Trippler moved to approve the agenda as amended. Cornmissioner Grover seconded. The motion passed. IV. APPROVAL OF MINUTES Ayes - Ahlness, Desai, Dierich, Fischer, Grover, Kaczrowski, Pearson, Trippler, Yarwood Approval of the planning commission minutes for June 20, 2005. Corn missioner Pearson rnoved to approve the planning commission rninutes for June 20,2005. Commissioner Desai seconded. Ayes - Desai, Grover, Kaczrowski, Pearson Abstentions- Ahlness, Dierich, Fischer, Trippler Planning Commission Minutes of 07 -05-05 -2- V. PUBLIC HEARING (7:02 - 7:40 p.m.) a. Jensen Estates Preliminary Plat (Hoyt Avenue, east of McKnight Road) Mr. Roberts said Mr. Kelly Conlin, representing Hornesites LLC, is proposing an eight-lot plat for single dwellings in a new developrnent called Jensen Estates. It would be on a four-acre site on the east side of McKnight Road on the properties now known as 1560 and 1580 McKnight Road. To build this project, Mr. Conlin is requesting that the city approve a prelirninary plat for eight lots for the eight single dwellings. Staff doesn't find a problem with this proposal in terrns of compatibility and land use. It would be an in-fill plat for new houses on a site surrounded by single-family homes. The proposal also would include an extension of Hoyt Avenue into a permanent cul-de-sac (not a through street connection to Currie Street to the north). Staff recommends approval of the preliminary plat for eight single dwellings to be called Jensen Estates. Chairperson Fischer asked the applicant to address the commission. Mr. Kelly Conlin, representing Homesites, LLC, addressed the commission. He said they had a neighborhood meeting and the response was pretty good from the neighbors. The continuation to connect the road there has a 22 foot grade difference from the top of the proposed cul-de-sac to the temporary cul-de-sac on Currie Street. The neighbors were happy they decided to have a cul-de-sac rather than a through street. Commissioner Trippler said one of the neighbors that wrote in discussed a bike path at Currie Street to give access to the Priory and he asked for further information regarding that. Mr. Conlin said Chris Cavett talked to him about that bike path and Homesites doesn't have any problem putting an easement in for the bike path or even a paved bike path but he is not sure where it would be stubbed. Whatever the city wants them to do is what they would do. Commissioner Trippler asked how the name Jensen Estates came about for this proposed development? Mr. Conlin said Mr. Jensen is an older gentleman that lives here so they decided to name the new development after him. Commissioner Dierich said in visiting the site she noticed lot number 4 is very close to 2289 Hoyt Avenue and she asked how many feet away they are from the property line they are. Mr. Conlin said the minimum lot width is 75 feet wide and they increasing it to 86 feet wide. Mr. Roberts said 2289 Hoyt Avenue said the rear yard setback is 20 feet to the property line and the side setback for lot number 4 on Currie Street is at least 10 feet. It would be a minimum of 30 feet between the two houses. Chairperson Fischer asked Mr. Conlin if had any questions for the comrnission? Mr. Conlin said no. Planning Commission Minutes of 07 -05-05 -3- The following neighbors spoke during the public hearing for the Jensen Estates preliminary plat. 1. Tim Greeninaer - 2289 Hoyt Avenue East, Maolewood. Mr. Greeninger said the way this proposal is designed is going to make for an unfair financial burden on his property. Basically his property is going to be surrounded by three sides of asphalt with the new cul-de-sac wrapped around his property. He believes there are other ways to design the project. One is to bring the cul-de-sac through Currie Street. One advantage is a life safety issue because the traffic would egress out onto Larpenteur Avenue instead of bringing the traffic out onto McKnight Street. The developer would incur some additional costs with the cul-de-sac. His letter is enclosed in the staff report on page 25 for further reference. 2. Don Winaer-1649 Currie Street, Maolewood. Mr. Winger said regarding the statement from Lieutenant David Kvam of the Maplewood Police Department page 3 of the staff report, he believes the lieutenant underestimates the impact of Hoyt Avenue to McKnight Road. If it were a through street the speed limit is 45 mph with an up grade on McKnight Road and given his past experience he knows well enough about the number of accidents on McKnight Road. Making this a cul-de-sac is an excellent idea. He also thinks the lieutenant is right that the new houses on the cul-de-sac with Currie Street as the address may be confusing for people trying to find that small stretch of neighborhood. He would like to compliment the city staff for the work they did along with the work with the developer on this proposal to make more people happy having this as a cul-de-sac rather than a through street. 3. Jim Thurston - 1595 Mvrtle Street, Maolewood. Mr. Thurston said the wetland on the site is behind his property and butts up to his property at 1595 Myrtle Street. His neighbors throw stuff into the wetland pond all the time and most recently they had a big party where people threw beer bottles and cans into the pond. He said he regularly pulls garbage out of the pond and he is tired of cleaning the pond out. He asked when the developer works on this property are they going to take the responsibility of cleaning the wetland pond out or are the new neighbors going to do it? There are wood ducks, deer and other animals back there and so far a whole family of wood ducks died because of the garbage that is thrown into the pond. The developer said they were going to remove some of the dead trees on the site. He would like authorization to remove the dead trees and cut the wood up because he burns wood in the winter to heat his home. This would help the developer out along with some of his expense to cut the trees down and remove the debris. Mr. Conlin said they will pull out what ever they can out of the wetland by hand but they can't bring any equipment in to remove anything from the wetland. Regarding the trees, they will cut the dead trees down and bring the wood to Mr. Thurston's property, that way there is no liability or safety issues for them to deal with. These homes they propose to build will be in the high $400,000 to $500,000 price range. They want to be good neighbors in the cornrnunity and will do what ever they can to make sure the area is cleaned up and look nice. Commissioner Grover asked how the developer proposed to bring equipment in to develop this site. Mr. Conlin said they will demo the house on McKnight Road and come through lots 1 and 2. The temporary cul-de-sac needs to be reconstructed. So there will be trucks coming through to redo the street but that is only for 1 day. Planning Commission Minutes of 07 -05-05 -4- Commissioner Grover said he just wanted to make sure the existing neighbors would not have any heavy equiprnent corning and going frorn this area. 4. Sharon Platzen - 2289 Hoyt Avenue East, Maplewood. She is Mr. Greeninger's fiance and resides at 2289 Hoyt Avenue. Tree number 265 is partly on their property and they would like to see that tree saved. She is concerned about lights shining into their windows because of the design of the cul-de-sac and she is concerned about where the street light will be placed on the cul-de-sac. She would like these things considered with the review of this proposal. Mr. Roberts said the city is going to put a street light between lot 6 and lot 7 and the light will shine down onto the road in the cul-de-sac not into the windows of the homes. Chairperson Fischer closed the public hearing portion of the meeting. Commissioner Trippler moved to approve the Jensen Estates preliminary plat (received by the city on June 7, 2005). The developer shall complete the following before the city council approves the final plat: 1. Sign an agreernent with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet all city requirements. b. 'Place temporary orange safety fencing and signs at the grading limits. c. Pay the city for the cost of traffic-control, street identification and no-parking signs. d. Provide all required and necessary easements including: (1) all utility and drainage easements. (2) ten-foot-wide drainage and utility easements along the front and rear lot lines of each lot and five-foot-wide drainage and utility easements along the side lot lines of each lot. (3) Any off-site easements. (4) All wetland buffer easements for all wetlands and their buffers on the site. e. Have Xcel Energy install a street light at the north end of Hoyt Avenue near Lots 7 and 8. The exact location and type of light shall be subject to the city engineer's approval. f. Demolish or remove the existing house (1560 McKnight Road), garages and sheds from the site, and remove all other buildings, fencing, scrap rnetal, debris and junk from the site. g. Cap and seal all wells on site and remove septic systems or drainfields, subject to Minnesota rules and guidelines. Planning Commission Minutes of 07-05-05 -5- h. Cornplete all curb on Hoyt Avenue and restore the boulevards on the south side of the site. This is to replace the existing ternporary cul-de-sac, and restore and sod the boulevards. 2. 'Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, driveway, trail, tree, and street plans. The plans shall meet all the conditions and changes listed in the memo from Erin Laberee dated June 22, 2005, and shall rneet the following conditions: a. The erosion control plans shall be consistent with the city code. b. The grading plan shall: (1) Include proposed building pad elevation and contour information for each horne site. The lot lines on this plan shall follow the approved preliminary plat. (2) Include contour information for all the land that the construction will disturb. This plan shall account for the existing grades and elevations of the properties and the houses that are adjacent to the project site. (3) Show house pads that reduce the grading on sites where the developer can save large trees. Revise the plan for Lot 4 so the developer and contractor can save the tree near the south property line (#265 on the tree inventory) and for Lots 6 and 7 to save additional trees. (4) Show the proposed street and driveway grades as allowed by the city engineer. (5) Include the tree plan that: (a) Shows where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. (b) Shows no tree removal beyond the approved grading and tree limits. (c) Shows the spruce trees to be planted as a mix of black hills spruce or Austrian pines that are at least eight feet tall. (6) Show drainage areas and the developer's engineer shall provide the city engineer with the drainage calculations. The drainage design shall accommodate the runoff from the surrounding areas. (7) Show all proposed slopes. The city engineer shall approve the plans, specifications and rnanagement practices for any slopes steeper than 3:1. On slopes steeper than 3:1, the developer shall prepare and implement a stabilization and planting plan. At a minimum, the slopes shall be protected with wood-fiber blanket, be seeded with a no-maintenance vegetation and be stabilized before the city approves the final plat. Planning Commission Minutes of 07-05-05 -6- (8) Show all retaining walls. Any retaining walls taller than 4 feet require a building perrnit frorn the city. (9) Show the sedimentation basins or ponds as may be required by the watershed district or by the city engineer. (10) Show no grading beyond the plat boundary without temporary grading easements from the affected property owner(s). (11) Be revised to lessen the amount of grading on the northern part of Lots Six and Seven to help save trees on these two lots. (12) Be revised to show the trail between Lots 6 and 7 from the cul-de-sac to the property to the north. c. The street, driveway, trail and utility plans shall show: (1) The street lot width of 32 feet (with parking on one side), shall be a 9-ton design with a rnaximum street grade of eight percent and the maximum street grade within 75 feet of the intersection at two percent. (2) The new street (Hoyt Avenue) with continuous concrete curb and gutter, except where the city engineer determines that concrete curbing is not necessary. (3) The completition of the curb on all of Hoyt Avenue, the removal of the ternporarycul- de-sac and the restoration and sodding of the boulevards. (4) The repair of McKnight Road (curb, street and boulevard) after the developer connects to the public utilities and builds the new street. (5) The coordination of the water main alignments and sizing with the standards and requirements of the Saint Paul Regional Water Service (SPRWS). (6) All utility excavation located within the proposed right-of-way or within easements. The developer shall acquire easements for all utilities that would be outside the project area. (7) A water service to each lot. (8) The plan and profiles of the proposed utilities. (9) A detail of any ponds, pond outlets or rainwater gardens. The contractor shall protect the outlets to prevent erosion. (10)The cul-de-sac with a minimum pavement radius of at least 42 feet. (11)A label for McKnight Road and the new street as Hoyt Avenue on all construction and project plans. Planning Commission Minutes of 07 -OS-OS -7- (12)The eight-foot-wide trail between the cul-de-sac and the property to the north. 3. Paying for costs related to the engineering department's review of the construction plans. 4. Change the plat as follows: a. Show drainage and utility easements along all property lines on the final plat. These easernents shall be ten feet wide along the front and rear property lines and five feet wide along the side property lines. b. Label the new street as Hoyt Avenue and label McKnight Road on all plans. c. Show a 20-foot-wide outlot or trail easement between Lots 6 and 7 between the cul-de- sac and the north property line. This outlot or easement shall follow the approved trail alignment. 5. Secure and provide all required easements for the development including any off-site drainage and utility easements. 6. The developer shall complete all grading for public improvements and overall site drainage. The city engineer shall include in the developer's agreernent any grading that the developer or contractor has not cornpleted before final plat approval. 7. Obtain a perrnit from the Rarnsey-Washington Metro Watershed District for grading. 8. Sign a developer's agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage and ponding areas, install all retaining walls, install the landscaping and replacement trees, install all other necessary improvernents and meet all city requirements. b. Place temporary orange safety fencing and signs at the grading limits. c. Provide for the repair of McKnight Road (street, curb and boulevard) after the developer connects to the public utilities. d. Meet all the requirements of the city engineer. 9. If there are any, submit the homeowners' association documents for review and approval by city staff. These shall include provisions for the maintenance and use of the rainwater gardens. 10. Record the homeowners' association documents with the final plat. 11. Obtain a permit from Ramsey County for the new street access. 12. Obtain a NPDES construction permit from the Minnesota Pollution Control Agency (MPCA). Planning Commission Minutes of 07-05-05 -8- 13. The owner or contractor shall get demolition permits from the city to remove the house, garage and the other structures frorn the property at 1560 McKnight Road. 14. If the developer decides to final plat part of the preliminary plat, the director of community developrnent rnay waive any conditions that do not apply to the final plat. -The developer must complete these conditions before the city issues a grading permit or approves the final plat. Commissioner Ahlness seconded. Ayes - Ahlness, Desai, Dierich, Fischer, Grover, Kaczrowski, Pearson, Trippler, Yarwood The motion passed. This item goes to the city council on July 25, 2005. Commissioner Grover encouraged the developer to continue to work with the residents at 2289 Hoyt Avenue regarding their concerns for screening and privacy. VI. NEW BUSINESS None. VII. UNFINISHED BUSINESS None. VIII. VISITOR PRESENTATIONS None. IX. COMMISSION PRESENTATIONS a. Mr. Grover was the planning commission representative at the June 27, 2005, city council rneeting. The only planning commission item to discuss was the Preliminary Plat forthe Pondview Town House Project at Larpenteur Avenue and Adolphus Street, which was passed by the city council. b. Mr. Yarwood was scheduled to be the planning commission representative at the July 11, 2005, city council meeting, however, he has been called away on a business trip, therefore Mr. Kaczrowski said he could probably take his place. Items to be discussed include the Lot Width and Setback Variances at 1775 McMenemy Street, the Lark Avenue Right of Way Vacation (between Hazel and Van Dyke Streets) and the Richie/Anondson four-plexes at 1349 and 1359 County Road C East for the Land Use Plan Change and the Zoning Map Change. Planning Commission Minutes of 07-05-05 -9- c. Mr. Pearson will be the planning commission representative at the July 25, 2005, city council rneeting. Items to discuss include the Jensen Estates Preliminary Plat (Hoyt Avenue, east of McKnight Road) and possibly Maplewood Toyota Expansion (north site - north of LaMettry's Collision) for a vehicle storage lot. d. Cornrnissioner Trippler updating the planning cornrnission on the Gladstone Task Force meeting. Commissioner Trippler gave a brief update on the Gladstone Task Force rneetings and what had been discussed. The next Task Force meeting is scheduled for Thursday, July 14, 2005, at 7:30 p.m. The next public meeting is scheduled for Thursday, August 11, 2005, from 6:30 to 8:30 p.m. at the Maplewood Cornrnunity Center. Visit the city's website for further updates and more information. X. STAFF PRESENTATIONS a. Annual Tour Mr. Roberts asked which planning commissioners were planning on attending the annual city tour on Thursday, July 28, 2005, at 5:30 p.m. Everyone except Michael Grover is able to attend the annual city tour. XI. ADJOURNMENT The meeting was adjourned at 8:12 p.m.