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HomeMy WebLinkAbout05/18/2005CTI'Y OF APPLE VALLEY PLANNING COMMISSION MINUTES MAY 18, 2005 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to Order by Chair Karen Edgeton at 7:00 p.m. Members Present Karen Edgeton, Jeannine Churchill, Thomas Helgeson, Tom Melander and *David Schindler *Commissioner Schindler arrived at 7:01 p.m. Members Absent: Tim Burke and Jim Hadley Staff Present: City Planner Tom Lovelace, City Attorney Sharon Hills, Associate City Planner Kathy Bodmer and Assistant City Engineer Colin Manson 2. APPROVAL OF AGENDA Chair Edgeton asked if there were any changes to the Agenda. There being none, she called for its approval. MOTION: Commissioner Melander moved, seconded by Churchill, to approve the Agenda as amended. The motion carried 4-0. 3. APPROVAL OF MINUTES OF MAY 4, 2005 Chair Edgeton asked if there were any changes to the minutes. There being none, she called for its approval. MOTION: Commissioner Melander moved, seconded by Churchill, to approve the minutes of the May 4, 2005, meeting. The motion carried 5-0. 4. CONSENT ITEMS A. Johnson Front Variance -Consideration of a Variance to Reduce the Front Setback from the Required 30 Feet to 27 Feet MOTION: Commissioner Churchill moved, seconded by Helgeson, to approve the Consent Agenda. The motion carried S-0. 5. PUBLIC HEARINGS None. 6. LAND USE/ACTION ITEMS A. Wirsbo Expansion -Consider Rezoning of 18.7 Acres form "I-1" (General Industrial) to "M-8" (Multiple Family Residential/12-24 units per acre), Subdivision of a 38 Acre Parcel into Two Lots and Site P1anBuIIding Permit Authorization to Allow Construction of a 41,000 sq. ft. Addition to the Existing Wirsbo Building Tabled at the request of the petitioner. B. Cobblestone Pond -Consider rezoning of a 25 Acre Parcel from "SG" (Sand and Gravel) to "PD" (Planned Development), Subdivision of Land to Create 115 Lots and Z Outlots, and Site Plaa/Building Permit Authorization to Allow for the Construction of 185 Townhomes Tabled at the request of the petitioner. C. Cobblestone Lake 5`h Addition -Consider Rezoning of a 3.6 Acre Parcel from "A" (Agricultural) to "PD" (Planned Development), Subdivision of Land to Create 7 Lots and 1 Outlot, and Site PlanBuilding Permit Authorization to Allow for the Construction of 30 Townhomes Tabled at the request of the petitioner. OTHER BUSINESS A. Lot Split Sketch Plan -Review of a Potential Split of an Existing Single Family Corner Lot Into Two Single Family Lots Associate City Planner Kathy Bodmer presented a sketch plan review from Brian and Nancy Jacobson of a proposed lot split. The Jacobson property, 13179 Ferris Court., is located on the northwest corner of 132"a Street and Ferris Court. The property is located in the Greenleaf Sa' Addition and is zoned "R-3" (Single Family Residential). Bodmer reported a corner lot must have a minimum area of 12,500 sq. ft. and have a minimum lot width of 90'. An interior lot must have a minimum area of 11,000 sq. ft. and have a minimum lot width of 80'. Bodmer reported the applicants propose to make the new lot 120' wide and 112.5' deep, resulting in a lot area of 13,500 sq. ft. The remaining lot would be 101' x 164' resulting in an area of 16,594.5 sq. ft. Both lots would meet the minimum size requirements of the zoning ordinance. Bodmer reported that when the Jacobson home was constructed in 1973, the developer created deeper lots in this area. It is not clear why, except that a 75' wide pipeline easement traverses the middle of the subdivision. The pipeline easement was located mostly on the properties to the west of the subject property, rather than splitting half of the easement on one lot and half of the easement on the other. The subject lot is larger than the other lots immediately north and immediately south of it, but the size is consistent with others in the area. Bodmer stated that sanitary sewer does not presently exist in 132"d Street and would, therefore, have to be extended to the new lot. Upon review of this plan, the City Engineer estimates that a minimum of two manholes and 200' of pipe and road repair would be needed. In addition, it would be the responsibility of the property owner to make the connection to the City sewer and water. The City reviewed similar requests for subdivision of existing platted lots in 1999 and 2000. Bodmer included excerpts from these requests in the staff report. The City Council's policy has been to not approve further subdivision of properties in fully developed area. The Council has stated that neighbors have an expectation that a fully developed neighborhood will remain as it is. In addition the Comprehensive Plan does not identify the applicant's lot as anunder-developed lot. Bodmer reported there are additional lots in the area of the applicant's lots that are large enough to be further subdivided. Although the proposed subdivision meets the minimum area requirements of the zoning code, the City may determine that further subdivision is not in the best interest of the neighborhood. Bodmer stated that as land becomes more and more scarce in Apple Valley, there will be more requests like this to fin•ther subdivide lots that may have been passed over for development. When evaluating these types of requests, the City will need to consider the overall neighborhood impacts and whether the proposed subdivision would be consistent with the existing neighborhood. Commissioner Churchill stated that she is very familiar with the azea because of its proximity to her home. Churchill stated that this is one of the few lots in that area that have access to a City street. She doesn't see many other lots in that neighborhood that could support a subdivision. Churchill stated that she views this as a unique situation due to the size and depth of the lot and that a subdivision could be supported. Chair Edgeton asked Bodmer if staff have done an analysis to see what other lots in that neighborhood could further be subdivided. Bodmet stated that staff has not done an analysis. Edgeton requested that one be done. Chair Edgeton stated that consensus from the neighborhood supporting the subdivision would be a key issue if she were to support it. Commissioner Melander stated that a subdivision of the existing lot doesn't seem to be in keeping with the existing character of the neighborhood. Melander was concerned that a new home will look totally out of character with the existing homes. Commissioner Helgeson stated that the lot is so large that it appears as if it is a vacant lot. Helgeson doesn't have any issues with subdividing the lot but stated that input from the neighborhood would weigh heavily on his decision to support it. Commissioner Schindler stated that he doesn't feel a lot split would be out of character. Regarding the neighborhood input, Bodmer stated that this request would require a public hearing at which time the Commission could heaz any concerns the neighbors have. Commissioner Churchill stated that the proposed lot split would still be larger than a lot of the existing lots in that neighborhood. The lots would still have depth and would not be imposing on anyone's property or privacy. The resident directly to the south would be most affected by the lot split. Nancy and Brian Jacobson, the applicants and residents of 13179 Ferris Court, addressed the Commission. Nancy Jacobson stated that they have owned the home for 15 yeazs and they intend to stay there. She understands the Commission's concerns regarding support from the. neighborhood and said that she agrees and would not want to do anything that would jeopardize her relations with the neighbors. She indicated that the neighbor to the south that would be most affected by the subdivision would only be looking at lilac bushes or their existing home. The site line would not change for them. In addition, she stated that they would place a restriction on the property that only a single story home is built on the property. Chair Edgeton asked the City's Attorney, Shazon Hills, if a restriction could be legally put on the property. Hills stated that a restriction could be place on the property at the time it is sold but it would be a private covenant or restriction between the buyer and seller and the City would have no legal authority over it. 8. ADJOURNMENT MOTION: Commissioner Schindler moved, seconded by Churchill, to adjourn the meeting at 7:35 p.m. 4