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HomeMy WebLinkAbout03/15/1995CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES March 15, 1995 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order at 7:02 p.m. by Chairman Alan Felkner. Members Present: Alan Felkner, Paul Oberg, Marcia Gowling, Frank Blundetto, Diane Nagler and Karen Edgeton. Members Absent: None. Staff Present: Rick Kelley, Kathy Bodmer, Tom Lovelace, Keith Gordon and Mike Dougherty. Others Present:. See the sign-in sheet. 2. APPROVAL OF AGENDA Chair Felkner asked Staff and the Commission members if they had any proposed changes to the agenda. There being none, he called for its approval. MOTION: Member Edgeton moved, seconded by Member Blundetto, to approve the agenda as submitted. The motion carried 6 - 0. 3. APPROVAL OF MARCH 1, 1995 MINUTES Chair Felkner asked Staff and the Commission members if they had any changes to the draft minutes submitted in the packet. There being none, he called for their approval. MOTION: Member Blundetto moved, seconded by Member Nagler, to approve the minutes as submitted. The motion carried 5 - Q with one abstention (Edgeton). 4. CONSENT ITEMS -None - 5. PUBLIC HEARINGS A. Electrical Switching Station Chair Felkner opened the public hearing with the standard remarks. Assistant Planner Tom Lovelace presented the proposal which consists of a comprehensive plan amendment, rezoning, preliminary plat, conditional use permit, and site plan building permit authorization for an electrical switching station located on the south side of County Road 42, approximately 500 Planning Commission Minutes March 15, 1995 Page 2 feet east of Johnny Cake Ridge Road. He displayed a series of overhead transparencies illustrating the location of the site and the specific project being proposed. Kevin Maas of Cooperative Power gave a brief history of the process leading to the selection of this site and the purpose of the electrical switching station. The switching station will be connected to the existing high voltage electric transmission lines running overhead along County Road 42. From the switching station a new line will be run north on Johnny Cake Ridge Road to the corner of 140th Street and Johnny Cake, where a new substation will be constructed by the Dakota Electric Association. The latest revision to the site plan is due to negotiations with the underlying property owner to move the switching station away from the intersection of Johnny Cake and County Road 42 to the point currently being proposed. Mr. Maas then displayed a landscape board showing the latest revisions to the proposed plantings, as well as a aerial photo. illustrating the site. He said that continuing growth and development in Apple Valley, as well as in the adjacent communities, requires the provision of more electrical power, The location of this and related facilities has been selected to try and minimize the amount of impacts on existing residents. The conditional use permit is necessary for the additional height of portions of the structure which would be 54 feet in height, versus the 40 feet provided for in the zoning regulations. He noted that an open chain link fence was necessary for security, as well as to provide for air movement across the equipment for cooling purposes, and that a barbed wire top is required as well. He noted that the revised landscape plan provides for more and larger ash trees being planted along 151st Street, as well as scotch pines along the top of the. berm. They have also added more honeysuckle bushes and honey locust trees, as well as more and larger Black Hills spruce throughout the site plan. The control building for the facility would be 24 by 30 feet, constructed of premanufactured panels having a crushed rock surface. The building would also have green trim and a pitched metal roof. Mr. Maas distributed photos of sample materials. Mr. Maas also noted that the right-of--way for County Road 42 would be increased from 75 feet to 100 feet at the request of the Dakota County Highway Department; and that an additional 20 foot wide ingress and egress easement outside of the platted area that they are purchasing would be obtained from the Seed Duffren Group. Commissioner Oberg asked about the existing facility located at Galaxie and County Road 42. He stated that the landscaping at that facility did not appear to be well maintained. Tom Lovelace will check on the conditions and the reason for this. Commissioner Edgeton asked if there was a photo of the limestone alternate premanufactured panels. Mr. Maas stated that they did not have a photo of that alternate. Planning Commission Minutes March 15, 1995 Page 3 Commissioner Dowling asked if the facility would generate any noise that would be audible to passersby on County Road 42. Mr. Maas stated that this would not be the case. Chair Felkner asked why berms along the north/south property lines were seven feet in height,. but the berms on the easdwest lines were only four feet in height. Mr. Maas stated that the Seed Duffren Group, which would continue to own the property on either side of the facility, had asked that the berms be lower. He said that this was evidently because these property lines would be beside property lines of future light industrial uses, and it was not felt that a higher berm was necessary. Chair Felkner said that if there is a chance that residential uses might be established here in the future, higher berms would be better. Mr. Maas stated that the trees being planted on the east and west property lines aze of a species which will ultimately grow to approximately 50 feet in height and will supplement the lower berm quite well. In contrast, on the north side, the trees and landscaping materials. being planted are of a nature that will be much lower in height. This is due to the fact that there is an overhead power line above them, and taller trees cannot be planted here. Tom Lovelace will. work with the City Forester to determine what the ultimate screening of the suggested plantings will be. Chair Felkner asked for some clarification. on the proposed fencing. Kevin Maas stated that the rural. utility service has standards which they must follow. These standards. require a minimum 6 foot high fence, with a 2 foot barbed wire top for security purposes. The reason the fence is of a chain link design is to provide for visual access to the interior, He said that a masonry fence would be superfluous, since the fence itself would be screened by the combination 7 and 4 foot high berms with. the landscaping. As it is, the chain link fence would not be visible from the adjacent property lines. Chair Felkner asked that a sample of the control building panels be brought to the next meeting for their review. Commissioner Blundetto asked where the green trim would be placed on the building. Mr. Maas pointed out the trim areas. Chair Felkner then opened the public hearing to comments from the audience. He noted that because the proceedings aze videotaped that any person wishing to address the Commission come to the podium and state their name and address. There being no audience comments on this issue, Chair Felkner closed the hearing with the standazd comments. SB. Walnut Hills Chair Felkner opened the public hearing with the standard remarks. Assistant Planner Tom Lovelace presented the issue which is located on the northwest corner of Pilot Knob Road and 132nd Street. The proposal from Pulte Homes is to rezone the property from R-1 to R-3 and to receive preliminary plat approval for 62 single family lots. Because the majority of the site is within 1,000 feet of either Fazquar or Long Lake, it is within a Shoreland Overlay District. This Planning Commission Minutes March 15, 1995 Page 4 Shoreland District has. additional performance standards requiring lots to be 15,000 squaze feet in azea instead of the 11,000 square feet that the R-3 allows. There was a discussion of the two cul-de-sacs in the northeast corner (Elder Berry and Egret Courts). The City's policy is to not allow cul-de-sacs if link streets can be provided. In this particulaz case, soil conditions and the existence of natural drainage swales appear to justify the construction of two cul-de-sacs rather than having a road link. The cul-de-sacs would need to be revised to meet the teardrop standard of the City, and verification of the minimum lot sizes in the azea outside of the 1,000 foot Shoreland Overlay District will need to be accomplished. There is also a burial site of a pet horse on the property; this is to be exhumed by the developer. Outlot A is intended to be sold to the adjacent homeowner on the south side of 132nd Street. The disposition of Outlots B and C on the east side of Pilot Knob Road has not been determined at this point. The Staff would recommend that. the petitioner consider including them in the right-of--way of Pilot Knob Road. Gary Grant, the Director of Construction for Pulte Homes, and Ron Bastyr, their land planner, approached the Commission. They stated that they had met with the neighborhood the previous night to explain the development proposal. They do believe that the two northeastern cul-de-sacs are justified, as well as being desirable from a marketing perspective. Commissioner Blundetto asked if they were comfortable with the revision to a teardrop cul-de-sac design: Mr. Grant said that they were. Commissioner Edgeton asked what the width of the existing lots on the south side of 132nd. Street were. The audience responded that they varied from. 100 to 200 feet in width. Chair Felkner requested that Tom Lovelace provide that. information for the next meeting. Ron Bastyr said that the majority of the lots in the adjacent White Oak Ridge Development are 100. feet in width, although some people owned 2 or 1-1/2 lots. The majority of the proposed lots in their development are 80 feet in width. Chair Felkner then opened the public hearing to audience comments. Ron Dorken, 5290 132nd Street, said he was concerned with the width of the proposed lots located on the north side of 132nd. He said that compared to their (south) side, the lots on the north would be too dense with homes too close to the road. He said he was concerned with the safety cf school children who would be waiting at the bus stop at 132nd and Pilot Knob. He said that because of the road interconnections, the traffic on Diamond Path is also likely to increase. Steve Radom, 12996 Emmer Place, had a question on the. lots in the northwest corner. Ron Bastyr explained the Shoreland Overlay standazds per the Department of Natural Resources requirements. The northwest corner is outside of the Shoreland Overlay so that the minimum lot Planning Commission. Minutes March 15, 1995 Page 5 azea is allowed to go down to 11,000 square feet per the R-3 zoning standards. However, they do average more than this (approximately 15,000 square feet). Mr. Bastyr also noted the location of the grading limits on the plan and stated that the trees near the pond in the northwest corner would be saved. Mr. Radsom asked about. the status of Pilot Knob Road. City Engineer stated that the current Dakota County capital improvement plan shows this road being improved in 1996 to a four lane status. The grading of the plat must take into account the revised grades that would occur as part of this improvement. Mr. Radsom said that he was concerned over the noise, dust, traffic and density of this proposed development and that he is opposed to the rezoning. AI Hoff, 12969 Diamond Path, addressed the Commission. He said that representing the Fazquaz Lake Homeowner's Association, he is concerned about the drainage situation to Fazquaz Lake. He said that there was a problem with erosion when the 160 acres north of Fazquaz were developed, and is concerned that a similar problem will occur as part of this proposal. He said that a 2 inch rainfall now raises Farquar Lake by 6 inches,. whereas in the past it raised it only 2 to 3 inches. He is concerned over shoreland flooding and losing beaches, as well as potential damage to septic systems located near the shoreland. City Engineer Keith Gordon noted that any increase in the amount of hazd surface in the watershed does increase the rate of runoff. The pumps which control. the elevation of Fazquaz Lake were increased in size in 1987 and. are designed to accommodate a 100 yeaz rainfall event, calculated with full development of the watershed area with increased impervious surfaces. The normal bounce of the lake, however, does mean that during certain periods the beach areas of the existing azeas will be temporarily covered with water. NIr. Hoff said he is particularly concerned because development from this proposed project will go directly to Farquaz from the culvert under Pilot Knob Road. He said that Farquar Lake is 10 feet deep now, and that long time residents have said that at one time the lake was 16 feet deep. He said that he believes that erosion and- sediment being. washed into the lake from development activities has resulted in the lake becoming more shallow, and is concerned that this trend will continue. Chair Felkner asked the City Engineer to present more detailed information concerning drainage at the next meeting. Chair Felkner asked Tom Lovelace to provide a computation about how many lots would be developed under the existing R-1 or R-2 zoning, relative to the R-3 as requested. He also asked for a computation about the average amount of impervious surface at these different zoning designations. Commissioner Edgeton also asked that the purpose ofR-i zoning be ela'oorated on at the next meeting. Commissioner Oberg asked what compelling interest the City might have in changing the zoning to R-3 as requested. Commissioner Nagler asked that information be provided on estimated traffic generation. Planning Commission Minutes March 15, 1995 Page 6 Susan Brown, 5200 132nd Street, said that she believes that this is a thoughtful development plan, but is still concerned over the density of the homes and the amount of traffic. She is particularly concerned over vehicular access at Pilot Knob Road during rush hour. Hank Zelinka, 5280 132nd Street, asked if the construction plans for Pilot Knob Road are to have a median with no left turn lanes at 132nd Street. If so, this will send more traffic to Diamond Path. He also was concerned. about the water level of Long Lake. Cindy Dorken, 5290 132nd Street, said that this is the fifth major development in this area of town, without the construction of any new parks. She said that she was assured when 132nd Street was improved that R-1 zoning would remain, and that the current residents were not paying for improvements that would benefit future development. Dennis Degerald, 12975 Emmer Place, noted the discussion concerning cul-de-sacs, and said that he was told when he bought his home that Emmer Place would be a cul-de-sac and not continue on through. He was also told that this adjacent property would remain zoned R-1. He asked that if the project goes ahead, if the trees north of lot one would remain. Ron Bastyr noted that some would remain. He also noted that the lots in this area of the existing Huntington neighborhood are only 11,000 square feet in area. John Bryant, 5240 132nd Street, asked a question. about how much drainage would mn onto 132nd Street,. and asked to see the drainage plan €or the development. He said that when the existing catch basin ices up, water runs across his driveway and lawn, down into Long. Lake. Ron Bastyr explained the grading and drainage. plan. He noted that the majority of the site drains to the north, and that the pond north of the development rises and falls with the Farquar Lake elevation level. because of the large culvert. running under Pilot Knob Road. He said that two 7Vi7RP ponds will be constructed prior to discharge into that northern. pond. The water running to Long. Lake will be much less than. the. current conditions provide for. He noted the. division of the drainage districts on the grading plan: City Engineer Keith Gordon confirmed this drainage situation. Commissioner Edgeton asked that renderings of model homes be provided at the next meeting. Gary Grant of Pulte Homes said that the homes will average between 2,200 and 2,300 square feet, with an average base price of about $175,000. He said that the market will support this size lot and this price home, but would not support the type of homes that would be typically constructed on one acre lots. There simply is not enough amenity on the site to support that type of house. Commissioner Oberg asked if the developer had considered one or two fewer lots on 132nd Street in order to be more compatible with those larger lots. Mr. Grant said that the plan before the Commission this evening already has 12 fewer lots than the first layout discussed with City Staff. Planning Commission Minutes March 15,.1995 Page 7 John Tosscamp, 5220 132nd Street, said that this is an emotional issue for him because they moved to this neighborhood because of the rural atmosphere. He asked what benefit it is to the City to change the zoning as is being requested. Mark Kerchoff, 12961 Emmer Place; reiterated the concerns discussed concerning traffic, density of homes, and drainage. Commissioner Edgeton asked Tom Lovelace to provide information concerning the amount of R-1 zoned land not built upon in the. City at this time. She also asked that an explanation be given between the differences of R-1 and R-3, as well as the density categories listed in the comprehensive plan. There being no further comment, Chair Felkner closed the hearing with the standard remarks. There will be no action this evening: Chair Felkner then explained the general hearing and recommendation process of the Commission to the City Council: Chair Felkner called a recess at 8:36 p.m. Chair Felkner reconvened the meeting at 8:52 p:m. SC. Midway Bank Chair Felkner opened the public hearing with the standard remarks. Assistant Planner Tom Lovelace made the presentation which is concerning property located on the. northwest corner of Cedar Avenue and 143rd Street: It is proposed to plat the existing unplatted properties into a single lot, and to construct a 7,000 square foot one story bank on the property. The property is cuttently designated on the comprehensive plan for limited business use and is concurrently zoned limited business. A 100 foot half right-of--way would be dedicated for Cedaz Avenue, with two access points onto 143rd Street. The existing: drives onto Cedar Avenue would be closed and the existing. homes: removed. Fifty parking stalls aze provided on the site plan, greatly exceeding. the 28 minimum required by City standards. The scheme two. elevation has. been selected by the bank at this. time. Mt. Lovelace also referenced the Short Elliott Hendrickson Report on traffic generation and circulation, and noted that no problems would occur from this proposed development. He also noted that the grading plan illustrates a 5 foot cut on the west side of the property which will screen headlights from. any of the townhomes located farther west. Bob Beck, the Vice President of Operations for Midway National Bank, approached the Commission and noted that they are requesting authorization and approval this evening because of the tight time constraints they are under for canstn:ction and vacation of their current facilaty. He said that he believes that this facility will be a real asset to the community, and that they have a history of working closely with Staff to resolve any potential problems or issues that might ever arise on their site. The architects for the bank project made a brief presentation to review the elevation plans and the single two sided ground sign. They noted the access to the site off of 143rd Street was moved as far west as possible to increase stacking and to minimize the amount of driveway grade necessary on site to climb the hill. The site of the building pad itself will be lowered about 5 feet Planning Commission Minutes March 15,1995 Page 8 from what currently exists, and the lighting plan has been designed to limit the light at the perimeter of the site to 0.2 foot candles. The building would be constructed of brick with some Kasota stone accents, and six teller lanes with a bypass and ATM will be located on the back side of the building. He displayed a section showing the drive lanes and the grades with landscape screen on the southwest corner. A general discussion ensued concerning the access offsets to Norwest Bank and the SEH traffic review. Chair Felkner then opened the hearing to audience comments. Mazgazet Zahalan, 14407 Glenda Drive, said that she was concerned about the level of traffic that is being generated from the commercial uses in the neighborhood. She said that as each facility has been constructed: Burnet Realty, Norwest Bank, and the Connoco Car Wash, more traffic has been added to Glenda Drive. She said that the majority of the residents in the Pennock Shores Townhome are senior citizens who often walk in the street which has no sidewalks. The number of speeders associated with the increased traffic has increased, and the Police Department has been unable to assist them. Commissioner Edgeton asked if the street design capacity is still within limits even with the additional traffic. Tom Lovelace noted that it was. There being no further comments, Chair Felkner closed the hearing. He noted that while it is the policy of the Commission not. to act, the petitioner has requested action be taken this evening. MOTION: Member Edgeton moved, seconded by Member Gowling, to recommend approval of the preliminary plat. The motion carried 6 - 0. MOTION: Member Edgeton moved, seconded by Member Gowling, to recommend approval ofthe site plan and building permit authorization. The motion carried 6 - 0. 6. LAND USE/ACTION ITEMS A. Zoo Gate Townhomes Assistant Planner Tom Lovelace presented the proposed development located on the northwest corner of County Road 38 and Johnny Cake Ridge Road. He stated that the plans have been revised somewhat from the public hearing meeting to incorporate some of the suggestions and comments that were made. The cul-de-sac has been eliminated in favor of a hammerhead turnaround, and the small water impoundment in the southwest corner has been removed to allow buildings to be shifted and the private roadway to be straightened. Member Blundetto had a question concerning the amount of landscape credit being provided for the trees being saved as a result of the construction grading limit adjustment. Tom Lovelace and Rick Kelley explained the procedure and stated that this was in accordance with adopted policy. There are industry standards which are used to compute the value of saved trees, and Tom Lovelace noted that it was only about a $2,500 credit being provided in any event. Planning Commission Minutes March 15, 1995 Page 9 Tom Lovelace then reviewed the relative densities in the area, as well as the performance standards of the requested "C" multifamily zoning category. He noted that the petitioner has added full brick to the front and garage sides of the buildings, although they do not quite meet the 50% coverage standard at this point. There was a general discussion concerning the treatment of the rear portions of the structures that abut County Road 38, with a notation that they are tucked into the berm and landscaped area so that a half brick structure would actually be hidden from passersby along County Road 38. Chair Felkner asked for a clarification on the rationale for the brick requirement. Rick Kelley responded that it was the intent to dress up the "public" sides of buildings which face either public streets or established neighborhoods. In this patticulaz case, the reaz of the structures is either adjacent to an uninhabited wetland or partially screened by the existing beans and landscaping. Lee Johnson of U. S. Homes approached the Commission with some comments regarding the revised plans and landscape materials, as well as where they have placed more brick on the structures. He noted that they have agreed to provide a driveway access to the existing lift station on site; and have staggered the location of the guest parking so that it will not interfere with the emergency vehicular turnaround. They will also provide utility access to the Zoo at the north side of their property. Chair Felkner questioned. the small wetland/water impoundment area in the southwest corner which is proposed to be filled: Tom Lovelace noted that this is not a protected natural wetland, as it evidently came into existence as part of the. pipeline installation many yeazs ago on the site, which resulted in a low area trapping the water. MOTION: Member Cowling moved, seconded by Member Blundetto, to recommend an amendment to the Comprehensive Plan. The motion. carved 6 - Q MOTION: Member Cowling moved, seconded by Member Blundetto, to recommend approval of the site to M-3C. The motion carried 6 - 0. MOTION: Member Cowling moved, seconded by Member Blundetto, to recommend approval of the preliminary plat. The motion. carried 6 - 0. MOTION: Member Cowling moved, seconded by Member Blundetto, to recommend approval of the site plan and building permit authorization. The motion carried 6 - 0. MOTION: Member Oberg moved, seconded by Member Cowling, to stipulate that the landscape credit for on-site tree saving does not exceed 10% of the total amount of new landscaping required. The motion carried 6 - 0. Planning Commission Minutes March 15, 1995 Page 10 6B. Armory Site Community Development Director Rick Kelley presented the proposed comprehensive plan and rezoning for the site located on the northwest corner of County Road 42 and 147th Street. He reviewed the history of the site's zoning property ownership and current disposition. Because the property has been returned to the City from the National Guard, it has become necessary to offer it for sale in order for the City to recover its acquisition cost. Mr. Kelley then presented information requested at the public hearing held two weeks ago concerning the maximum size building which could be located on the site, the minimum setbacks at the adjacent property lines, the list of permitted and conditional uses, and the suggested private covenantato further limit setbacks and require additional landscape screening. He also referred to information in the Staff report concerning traffic generation and traffic capacity of 147th Street. He said that it was. Staff recommendation that the Comprehensive Plan and Rezoning to a limited business category be approved. MOTION: Member Oberg moved, seconded by Member Cowling, to recommend approval ofan amendment to the Comprehensive Plan to a limited business. The motion tamed 6 -0. MOTION: Member Oberg moved, seconded by Member Cowling, to recommend approval of a rezoning of the site to limited business with restrictive covenants concerning an additional 55 foot setback on the north and west, and berms with landscaping a minimum of 6 feet in height along the north boundary. The motion carried 6 - 0. 6C. Hyland Pointe Townhomes Assistant Planner Kathy Bodmer reviewed the project which is located on the northwest corner of County Road 46 and Gardenview Drive. The revised townhome layout being presented this evening has six buildings turned 90 degrees, in comparison to the old layout to provide a different building elevation facing Hyland Pointe Court. Also, the access to Hyland Pointe Court has been moved approximately 100 feet west. Density has been reduced by one unit, with 22 units now being shown. Some drainage is now also going over the landscape bark area along Hyland Pointe Court because of the revised building orientation. However, the grades have been softened from 3:1 to 4:1. This plan has many building setback deficiencies, however. The green space calculations submitted by the petitioner illustrate 61-1/2%. Staff calculations show this betweer. 62 and 63 %, all. of which meet the 60% policy. The petitioner still has not shown any gutters on the north units in order to direct storm water away from the slope and bark area. The developer has instead suggested a rock landscape ledge beneath the overhangs to catch and divert the storm water. It would still be possible to install gutters with a drain the beneath the sloped areas with a discharge into the gutter along Hyland Pointe Court. Planning Commission Minutes March 15, 1995 Page 11 While the new access point lines up with the driveway of the third single family house along Hyland Pointe Court, the 5 percent slope of the townhome driveway will help keep the headlight orientation down toward. the street until exiting vehicles actually enter the landing of the intersection. Ms. Bodmer then offered a comparison of the density to the Hyland Pointe Shores twinhomes and single family homes. She noted that in the previous developer calculations, he had counted the road surface within his own development, but had excluded it from the calculations of the adjacent developments. In order to provide an apples to apples comparison, she has included the area of the open space outlots and road surface into the single family and twinhome area. What this results in is a calculated density of 5.2 dwelling units per acre for the twinhomes, and a density of 4:28 units per acre for the single family area. An overhead transparency was displayed. which illustrated extra brick along the lower level of the units facing Hyland Pointe Court.. Commissioner Blundetto asked whether full foundations were being considered beneath the porches. Ms. Bodmer stated that this has not yet been decided, but that the developer is opposed to providing full foundations under those three season porches. Chair Felkner asked if all of the required documents for the revised plan had been submitted to Staff. Ms. Bodmer stated that all but the final revised preliminary plat had been submitted. The developer, Bill Diedrich; stated that he has never had to come back to the Commission with so many different. revised plans then he has had to do on this development proposal. He said that the plan before the Commission this evening is the only way he thinks that he will be able to break up the elevations along. Hyland Pointe Court as has been requested: Commissioner Blundetto stated that he still does not like this layout, and the issues raised at previous meetings still have not been addressed to his satisfaction. He simply could not support the project in its current form. He said that the developer seems to want to haggle over minor issues, and not even deal with the major issues. Member Dowling stated that she believes the layout being considered this evening is an improvement from the previous layouts. Member Edgeton said that she also believes that the current layout is an improvement. Member Nagler stated that she is concerned over the amount of setback variances being shown on this layout, especially along 160th Street, where there will be more and more traffic. Member Oberg said that he thinks the developer is finally beginning to move to improve the project, but it is still not good enough in his opinion. He said that he would still prefer to have the access come out onto Hyland Avenue, on the west side of the property across the outlot Planning Commission Minutes March 15, 1995 Page 12 owned by the association. He asked if there was any ongoing negotiation with the neighborhood association. Gary Shade, speaking from the audience, stated that the developer has not called any of them back since the negotiations broke down several weeks. ago. Member Edgeton said that she wanted to know what the actual distance from the proposed townhomes to the actual curb line of County Road 46 was. Staff would have to take a field measurement to verify the location of the curb line. Chair Felkner said that in his opinion the proposed project is still too dense. Member Blundetto noted that other developers have been more willing to compromise and make adjustments to their development projects to meet neighborhood concerns. Chair Felkner stated that he believes the developer should continue to work on the proposed project, eliminate the .setback deficiencies,. reduce the density, and meet with the neighborhood again. Glen Demerell, 15996 Hyland Pointe Court, asked to address the Commission. He said that it is his house that the revised access point now lines up opposite. He said that this was not an acceptable situation, and said that any access point chosen should not come out across from an existing house: He said that under slippery conditions it would be possible for a vehicle unable to stop to end up in his. front yard. Gary Shade, 15989 Gardenview Drive, said that all of the neighbors expect and want to see this parcel. developed; however, they want to see it developed properly: He does not believe there is any justification for setback variances other than to increase the density or provide more profit to the developer. He thinks that the developer should reduce the density in order to meet City development standards and ensure neighborhood compatibility. Member Edgeton stated that if all of the documents are not submitted prior to the next meeting agenda being set, the developer should be advised of this, and that it should be postponed until a following meeting. Rich Plendl, 15980 Hyland Pointe Court, said he is still concerned over the drainage being directed by the swales across the landscaped area, as well as by the revised road location. He said all of this serves to channel more water onto Hyland Pointe Court, which should be avoided. The Commission directed Mr. Diedrich to meet with the neighborhood to try and resolve all issues with a revised plan. This item should not appear on an agenda until the developer settles on a final plan to be voted on. Gary Shade expressed appreciation to the Commission on behalf of the other neighbors for allowing them to continue to address the Commission over the problems concerning this development. Planning Commission Minutes March 15, 1995 Page 13 7. DISCUSSION ITEMS - None - 8. OTHER BUSINESS There was a general discussion over an expression of appreciation to Commission Members who had recently resigned the Commission. MOTION: Member Gowling moved, seconded by Member Blundetto, to adopt a resolution of appreciation to Commissioner Tim Cady. The motion carried 6 - 0. MOTION: Member Gowling moved, seconded by Member Blundetto, to adopt a resolution of appreciation for Commissioner Len Miller. The motion carried 6 - 0. 9. ADJOURNMENT MOTION: Member Blundetto moved, seconded by Member Nagler, to adjourn the meeting. The motion carried 6 - 0. The meeting adjourned at 10:55 p.m.