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Planning Commission Agenda Packet 03-02-1993AGENDA l REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, March 2, 1893 - 7 p.m - Members: Cindy Lemm, Richard Martie, Richard Carlson, Jon Bogart, Brian Stumpf 1. Call to order. 2. Approval of minutes of the regular meeting held February 2, 1993, and the special meeting held February 16, 1993. 3. Review status of the Oak Ridge residential subdivision. Jeff will provide a verbal report at the meeting. 4. Continued Public Hearing --Consideration of request to rezone Oak Ridge residential subdivision from R -PUD to R-1 (single family residential) zoning designation. 6. Adjournment. I SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Tuesday, February 18, 1883 - 7 p m. Members Present: Cindy Lemm, Richard Martie, Brian Stumpf, and Richard Carlson Members Absent: Jon Bogart Staff Present: Gary Anderson, Jeff O Neill 1. The meeting was called to order by Chairperson Cindy Lemm at 7:02 p.m. 2. Public Hearing--Considgration of approval of a nreliminary plat of the Oak Ridee subdivision. Applicant. Tonv Emmerich. Jeff O'Neill, Assistant Administrator, explained the background to the development of the preliminary plat of the Oak Ridge residential subdivision plat. The following items were discussed. 1. Setback and Yard Requirements. It appears the plat has been updated to meet the minimum requirements for the lot width at the building setback line and the lot size requirement. 2. Lot 1. Block 2. The plan has been modified to show a road extension eastward along the power line corridor to provide access to the Floyd Peterson property located east of the Oak Ridge residential subdivision plat. 3. Fsement Line$. Drainage and utility easements on the preliminary plat need to be corrected to show 12 -ft easements in the front and rear of the individual properties. 4. Wetlands/Storm Pond Svstem. The updated plan shows more detail extent and design of the wetland mitigation plan. The plan now shows areas that will be utilized for storm water detention and sedimentation. There is a wetland pocket at the entrance to Oakview Court which could have possibly been avoided. According to the Wetland Conservation Act, when developing near wetland areas to completely avoid the wetland. It was the consensus of the Planning Commission that filling the pocket wetland and concurrent creation of a now wetland contiguous to Oudot A is acceptable. This is because avoidence of the wetland and concurrent realignment of the road through the forest area would have had an equal or greater negative impact on the local environment. Page 1 Special Planning Commission Minutes - 2/16/93 Any approval of the storm drainage and wetland mitigation plan shall be subject to the City Engineer approval. Site grading will not be allowed until the approved permit is in place on the grading and drainage plan to be submitted to the Army Corps of Engineers. Impact on Forest. The grading plan calls for removal of approximately 60% of the trees in the forested areas. Concerns brought up requesting the developer and our City Engineer take another look at the impact on this tree vegetation and see if any additional efforts can be made to save trees that could be saved in front and side yard areas with minimal building pads being constructed. The developer, Tony Emmerich, indicated that it was his intent to save as many trees as possible. Water Nlain/Sanitary Sewer. Installation of water and sewer utilities is feasible; however, the design of these utilities will require additional study and should be subject to the approval of the City Engineer. Street Svstems. Meadow Oak Drive and Oakview Lane have been realigned to make Meadow Oak Drive a major thoroughfare through the development. It is suggested Meadow Oak Drive be renamed to Ridge Drive or some other name between County Road 118 and Meadow Oak Court. The developers are proposing to develop 50 -ft right-of-way and 32 -ft street surface, face of curb to face of curb for the Meadow Oak Circle, Oakview Court, and Meadow Oak Court streets. This design is consistent with the city ordinance but not consistent with recent practice. It was the consensus of the Planning Commission that the right -of --way and street widths proposed by the developer are acceptable. It is a suggestion that the north/south entrance off of 118 onto Meadow Oak Drive be realigned to allow an island delineator like currently exists in the Briar Oakes development just west of there and also the Meadow Oak Estates and Meadow Oak Second Addition just north of this plat. Wnikwnv/Park Development. The original park development in Meadow Oak consisted of two major parks on the north side and a small park on the south side in the area of the proposed Oak Ridge development and were connected to the balance of the development area by local roads and walking paths. As time went on and the development faltered, the requirement for the third park was abandoned. It was determined that Page 2 Special Planning Commission Minutes - 2/16/93 the total park area provided with the two lots to the north (17 acres) was sufficient to cover the park dedication requirement for the entire 170 -acre site. The walkway as proposed connecting Meadow Oak Circle to road systems to the north is necessary to fulfill the intent of the original PUD which provided access to all park areas via public right-of-way internal to the development. 9. Tot Lot. The revised preliminary plat would provide for a possible small area in Outlot A near the proposed walking path to allow for a third park to be created, that being a tot lot park. The developers felt that there would be sufficient area to allow a small tot lot to be constructed along side the trail system going through Outlot A but suggested that due to the nature of the park, the outlet itself, that being a passive area, that the Planning Commission consider the passive and remote area for the walking path only through Outlot A. Cindy Lemm then closed the public hearing portion of the meeting and opened it up for any further input from the Planning Commission members. It was the consensus of the Planning Commission that the outlot should be dedicated as public land because of its value as a natural amenity. It should be maintained as a low maintenance passive nature area. There being no further input from the Planning Commission members, a motion was made by Richard Martie and seconded by Brian Stumpf to approve the preliminary plat for the Oak Ridge subdivision residential plat subject to the following conditions: Lot 1, Block 2, determined as being unbuildable lot without sufficient public right-of-way on the north side of the lot to serve as access to the lot. Developer can talk to the adjoining land owner to gain additional land for the completion of the sufficient right-of-way running along the north side of the property, or the developer can put a restrictive covenant on the lot, rendering the lot unbuildable until development of the road right -of --way past this lot for development into the Floyd Peterson property. 2. Correction of the casement lines to show 12 -ft easement on the front and back of the lots. 3. Vegetation/tree cover to be addressed in the grading plan to address minimization of trees to be removed in front yard areas and allow building pads to be established in the treed lot areas with minimal impact to trees. Page 3 w Special Planning Commission Minutes - 2/16/93 4. Water and sewer utilities be constructed to city standards. b. Meadow Oak Drive be renamed to Ridge Drive. 6. The street width at the cul-de-sacs and Meadow Oak Lane be 32 ft from curb to curb. 7. No island delineator required at the entrance to the development. 8. Outlot A to be dedicated as public land. Installation of a path is necessary to fulfill the intent of the original PUD, which was to provide access to park areas via roads/trails internal to the PUD area. Motion carried unanimously with Jon Bogart absent. 3. A motion was made by Richard Martie and seconded by Brian Stumpf to adjoun, the meeting. The meeting adjourned at 8:44 p.m. Respectfully submitted, Gary Anderson Zoning Administrator Page 4 1. Planning Commission Agenda - 3/2/93 4. Continued Public Hearing••Considemdon of request to rezone Oak Ridge residential subdivision from R.PUD to R4 (single family residential) zoning designation. (J.O.) A. REFERENCE AND BACKGROUND: As you recall, at the previous regular meeting of the Planning Commission, Planning Commission elected to table this matter pending development of its recommendation regarding the preliminary plat request for the Oak Ridge residential subdivision. At the special meeting on February 16, the Planning Commission recommended that Council approve the Oak Ridge residential subdivision but forgot to consider the associated rezoning request. Planning Commission is asked to take the opportunity at this time to review the rezoning request and take action accordingly. B. ALTERNATIVE ACTIONS: 1. Motion to recommend approval of the rezoning request. This motion could be based on the finding tlu:t the plat az now designed is consistent with the goals set forth in the plan approved under the original planned unit development and that the proposed land use under the R-1 zoning designation will result in a reduction in the intensification of the land use and a concurrent reduction in impact on the adjoining properties. Therefore, the proposed subdivision will not result in a decrease in adjoining land values, and it is consistent with the character and geography of the area. 2. Motion to deny the rezoning request. This alternative should be selected if the Planning Commission is not convinced that the proposed subdivision is consistent with the original planned unit development proposal. C. STAFF RECOMMENDATION: Staff recommends that Planning Commission select alternative 01. D. SUPPORTING DATA: None.