01-22-08 PCITEM 2_1
OTSEGO PLANNING COMMISSION MEETING
OTSEGO CITY HALL
JANUARY 22, 2008
7 PM
1. Chair Nichols will call the meeting to order.
Chair Nichols called the meeting to order at 7:00 PM.
Roll Call: Chair Richard Nichols; Planning Commission Members: Pam Black,
Doug Hackman, David Thompson, Jim Kolles and John Thelen.
Excused absence: Tammie Fallon, Troy Watring and Brian Gerten.
Staff: Judy Hudson, City Clerk/Zoning Administrator and Dan Licht, City Planner.
City Council: Mayor Larry Fournier, CM Vern Heidner and Mark Thorsted.
2. Consider the following minutes.
2.1. January 7, 2008 Planning Commission Meeting.
Commissioner Thompson motioned to approve. Seconded by Commissioner
Black. All in favor. Motion carried.
3. Planning Items:
PUBLIC HEARINGS:
3.1. Joe Banack:
A. Conditional Use Permit (CUP) to allow construction of a
single family dwelling on a lot of record with an area less
than 75 percent of the R-1 District minimum.
Dan Licht presented the Planner's Report.
Dan Licht said that he had a call from the DNR and went over the application and they
had no issue with this CUP.
The applicant had no comments.
Chair Nichols opened the Public Hearing.
Judy attested that all proper publishing and posting was completed and said she
received a phone call from Scott Kohler, 10348 99"' St NE, concerned with water
drainage. Dan Licht said the City Engineer will review the water drainage issue.
James Macheledt, 10383 Kahler Avenue, owns property adjacent, his concern is the
difference in elevation between his lot and the applicant's lot, a concern with removal of
vegetation and the erosion this could create and affect his residence. Before
purchasing his property he did review the Wild and Scenic Ordinance, he had assumed
that this lot would not be buildable. It is his understanding that the same person owns
both of these lots and that according to City's Zoning Ordinance these lots should be
combined. He is concerned with how this will affect the stability of his lot. He showed
his lot with a retaining wall (via pictures) which shows a big drop in the lot elevation.
He is very concerned with drainage, erosion causing soil to shift. He would like to see
these lots combined. Dan Licht said the City will check into the ownership. With
regards to slope, the property owner can't cause a negative impact to neighboring
properties and that will be reviewed at the time of building permit.
Dan Licht explained the City administers the Wild and Scenic. Mr. Macheledt is on the
west side and the drainfield would be next to him.
Planning Commission Meeting January 22, 2008. Page 2.
Linda Rae, 10390 Kahler Avenue, east of James, she has no qualms about a house
going up in her neighborhood but her concern is with erosion as she has seen erosion
going on in her neighborhood and doesn't feel putting a house with all the water going
thru there is a good idea.
Gail Anderson, 10410 Kahler Avenue, we have had serious problems with erosion on
their hill. They have been trying to restore the slope and it has been difficult, they have
worked with soil and water conservation people on this and finally put in a drain.
Applicant Joe Banack said he has a pending purchase order for this lot. The lot has
been fully surveyed. On the top lot in corner there was a culvert in place and he feels
with a little berming it will be one of driest lots in the area. As far as trees go, he plans
on trying to save as many trees as possible. He is building on the west side of lot and
shouldn't have to grade very much on the east side of lot for drainfield. Dan Licht asked
if the adjoining property owns this property. Mr. Banack said yes and that they are
planning on selling.
Dan Licht said this makes this not allowed as it wouldn't be a buildable lot according to
Zoning Ordinance. At this point, Mr. Licht recommends tabling the application for staff
to research the ownership. Commissioner Thelen asked about drainage. Mr. Banack
said the water goes to the corner of lot and goes into a culvert to other side of road
and runs down hill on Kahler.
James Macheledt, 10383 Kahler Avenue, his main concern is erosion. It is true that
culvert he talks about is designed to do what he says but in Spring the water also goes
over this lot. Dan Licht said the City Engineer is aware of the water issues and he is
concerned with making a correction.
Paul Wilcox, 10274 Kahler Avenue, asked about side yard setback. Dan Licht said 10
feet.
Mr. Wilcox said it was told 30 feet several about years ago when he wanted to add on.
Dan explained this setback was changed awhile back to make it consistent throughout
city.
Chair Nichols motioned to table this application until the February 4,
meeting. Seconded by Commissioner Thompson. All in favor. Motion carried.
3.2. Wildflower Meadows South:
A. Zoning Map Amendment from A-1 District to R-7.
B. Prelimina[y Plat/PUD-CUP for six townhouse buildings
24 units).
Dan Licht presented the Planner's Report.
Debra Ridgeway, Rottland Homes, stated she agrees with the Staff Reports.
Judy Hudson attested that all the proper noticing, publishing and posting was
completed.
Chair Nichols opened the Public Hearing at 7:52 PM.
No public comments.
Commissioner Hackman asked about the garage sizes in the first addition and how high
the garage is. Debra showed the floor plan showing no change in elevation within the
garage but rather outside into a separate entry way. Chair Nichols asked about square
footage in
Planning Commission Meeting January 22, 2008. Page 3.
comparison to Pulte Homes. Debra did not know. Commissioner Black said many
townhomes require garbage cans maintain inside will this one? Dan Licht said it is a
requirement of Zoning Ordinance to keep them inside.
Hearing no public comments, Chair Nichols closed the Public Hearing at 7:56 PM.
Commissioner Thompson said he can't vote for an 18 X 22 foot garage. Chair Nichols
asked is this the same as the first addition? Dan Licht said it is and nothing has been
changed in Ordinance.
Commissioner Black motioned to recommend approving a Zoning Map
amendment rezoning the subject site from A-1 District to R-7 District based
on a finding that the action is consistent with the Comprehensive Plan.
Seconded by Commissioner Hackman. All in favor. Motion carried.
Commissioner Hackman motioned to recommend approving a PUD-
CUP/Preliminary Plat for Wildflower Meadow South, subject to the twelve
conditions listed in the Planner's Report. Seconded by Commissioner Kolles.
Voting For: Chair Nichols, Commissioner Black, Hackman, Kolles and Thelen.
Against: Commissioner Thompson. Motion carried.
3.3. Remington Coves First Addition:
A. Concept plan to replat 18 detached townhome unit lots as 18 unit
lots for twin home buildings (no change in total number of dwellings).
Dan Licht presented the Planner's Report.
The applicant Brian Reiner from Cottage Builders said they haven't sold any units and
feel the homes they are looking at will increase square footage and have more appeal
to baby boomers.
Judy Hudson attested that all proper noticing, publishing and posting was completed.
Chair Nichols opened the Public Hearing at 8:14 PM.
No public comments.
Commissioner Black remarked that she understands restrictions of land costs but
looking at Remington Coves it appears to have space and openness to it and the
proposed plan with twin homes it appears to be crowded. CM Heidner asked if Rick
Harrison has reviewed your design. Mr. Reiner said no they are working with a
different architect. Chair Nichols asked if it is 800 sq ft more in size to each building.
Mr. Reiner said yes and that Garage sizes haven't been decided at this time.
Commissioner Thelen asked what are chances of removing one building with this design
thereby freeing up more room. Mr. Reiner said that is a possibility.
Chair Nichols said he would have liked to see the bay homes work but this proposal
seems too crowded and maybe taking one out would help. Commissioner Thompson
said he could live with this if one unit is dropped and minimum width of the garage is
24 feet. Commissioner Black said space between buildings is 10 feet but plan shows 15
feet.
Planning Commission Meeting January 22, 2008. Page 4.
Commissioner Thompson motioned to provide favorable comment for 16
units. Seconded by Commissioner Thelen. Commissioner Thelen suggested
to alternate units with varying sizes in units. Mr. Reiner said this would have
to be looked at — he thinks 1,400 is the smallest he could go and might have
a problem with going bigger. Chair Nichols suggested looking at the 20 feet
between the buildings and also consider Commissioner Thelen's suggestion.
All in favor. Motion carried.
4. Any other Planning Commission Business.
4.1. Update on City Council actions by Councilmember Heidner.
Councilmember Heidner updated the Commission on Council actions.
4.2. Update on future Planning Commission Agenda Items by
Judy Hudson.
5. Adjournment by 10 PM.
Commissioner Black motioned to adjourn at 8:43 PM. Seconded by
Commissioner Thompson.
Richard Nichols, Chair
Attest:
Judy Hudson, City Clerk/Zoning Admin.
Written by: Tami Loff, Deputy Clerk