09-27-2005 PC MIN - Laserfiche WebLink

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Planning Commission Minutes Page 5 September 27, 2005 --------------------------- look the same and there will be significantly less units. He recommended that the plat either be tabled for redesign or that it be denied. Chair Anderson opened the public hearing. Victor Pacheco, applicant, representing New Century Land Development – Reviewed the changes that were made to the plans, based on the staff’s recommendations, including the following – adding sidewalks, moving buildings to address wetland issues, moving Yankton Street further to the east, changing the location of lamp posts, design revision to meet the R3 standards, lowered the density, widened the right-of-way for the service road, moved the access for the first building to the frontage road, and creating additional parking. Mr. Pacheco stated that they have met with the neighbors and that they are trying to address some of their concerns. He discussed the need for this type of senior housing. He stated their goal is to create life cycle housing and that seniors are more interested in the interior of the buildings and having quiet, not the yard area outside. Mr. Pacheco stated that the wetlands, rights-of-way, easements, buffer, setbacks, and unusable corner space take up 68 percent of the property. He stated that they intend to preserve and enhance the wetlands. A plaza area will be created with crab apple trees and a park bench. He felt that the plan has a good mix of ornamental and overstory trees. Mr. Pacheco stated that by reducing the density even further, they would have less lots to amortize the development costs. Mr. Pacheco stated that he did not feel 10 feet between garages was significant, since single family homes only require 5 feet from the setback on the garage side. He state that there will be 30 feet between the houses. He stated that they would be willing to bring two buildings together and create an 8-unit building, but felt that the buildings would look better separated. He noted that they did not feel the site was suitable for commercial, since they were unable to find users. Michael Wallace, 18628 144 Street, Big Lake Township – Asked that the Commission th approve the residential zoning request, and that the neighbors did not support commercial use of the property. He stated that the residents would prefer that it be restricted to seniors. He stated that the developer answered their questions about the grading, but that they still would like a buffer or fence. Tonya Lestico, 18677 144 Street, Big Lake Township – Stated that she would rather th have a privacy fence installed than a buffer of trees. She hoped that the trees they have planted along Highway 10 will remain, and that the frontage road will be extended to Waco Street. Ms. Lestico stated she would like some type of guarantee that the residents of the proposed townhomes would be 55 and older. There being no one else to speak to this issue, Chair Anderson closed the public hearing. Commissioner Stevens asked if the frontage road will be extended to Waco Street. City Engineer Terry Maurer stated yes, if all of his recommendations are adopted as part of the conditions of approval. Commissioner Stevens expressed his concern regarding lack of benefit to the City in granting the PUD zoning. He also was concerned about the impact on the wetlands. Commissioner Stevens felt that the proposed amenities are lacking from what was originally proposed. He felt that the project was too dense, and that the property was better suited for commercial development.