Planning & Zoning Minutes July 6, 2010

NORTH LIBERTY PLANNING COMMISSION
MINUTES
July 6, 2010

ROLL CALL.  At 6:30 p.m., Chairman Mausser called the meeting to order.  Commission members present: Anderson, Detlefsen, Frost, Mausser, Moore, Wilkerson; absent – Haack.  
Others present:  Ryan Heiar, Erek Sittig, Dean Wheatley, Erika Harper, Carter Kurdlre, Tom Salm, Harold Cameron, Brian Wayson, Gigi Wood, Duane Musser, Hunter Parks, Dr. Ryan Veatch, Kevin Hochstedler, Joe Ahmann, Mike VanDyke  and other interested citizens.

AGENDA APPROVAL.  Mausser moved, Wilkerson seconded to approve the agenda.  The vote was: ayes – Frost, Moore, Wilkerson, Mausser, Detlefsen, Anderson; nays – none; absent- Haack. Motion carried.

PUBLIC COMMENT. No public comment was offered.  

CEDAR SPRINGS PART ELEVEN FINAL PLAT.  
Staff Review.   Wheatley introduced the second final plat from the preliminary plat of Cedar Springs, Part 10.
Applicant’s Presentation. Duane Musser, MMS Consultants presented the application for Cedar Springs, Part 11. The improvements will be accepted at the next City Council meeting. Wheatley pointed out the landscape buffer plan for Cedar Springs Drive.
Public Comments.   No public comment was offered.
Questions and Comments.  Anderson asked why Ash Court renamed per the Commission’s request.  Wheatley indicated the change was not included in the motion to Council.  Moore asked if a date for completion of the buffer should be included in the motion.  Wheatley stated that a date is included in the Developer’s Agreement.
Recommendation to City Council.  Moore moved, Frost seconded to recommend approval of Cedar Springs, Part 11 Final Plat to the City Council with the addition of a note concerning the buffer. The vote was: ayes – Detlefsen, Anderson, Mausser, Moore, Wilkerson, Frost; nays – none; absent – Haack. Motion carried.

CEDAR SPRINGS, PART 12 FINAL PLAT.
Staff Review.  Wheatley presented that this is the area rezoned from multi-family to single family. The application is nearly identical to the preliminary plat and is recommended for approval.
Applicants Presentation.  Musser presented the application. He reported that some of the public improvements still need to be installed.
Public Comments.  No public comment was received.
Questions and Comments.  Wilkerson stated that this is pretty straight forward application.
Recommendation to City Council.  Wilkerson moved, Moore seconded to recommend approval of the Cedar Springs, Part 12 Final Plat to the City Council with no conditions.  The vote was: ayes – Wilkerson, Frost, Moore, Mausser, Anderson, Detlefsen; nays – none; absent – Haack. Motion carried.

HUNTER COMPANIES COMMERCIAL DEVELOPMENT SITE PLAN.
Staff Review.   Wheatley presented the request of Hunter Companies to approve a site plan for a new medical/professional development located at the northwest corner of Cherry Street and Highway 965. He stated it is a very well developed, high quality site plan. The plan includes two masonry buildings with a parking lot between the two. Staff recommends approval.  Wheatley introduced Haack’s questions and comments including: the entrance is too close to intersection (Wheatley stated that it meets city requirements); requested a way to connect parking lots (Wheatley stated that the developer is not able. He expressed concern of it becoming a cut through);   agreed with sidewalks; asked what patios will look like; asked about location of handicapped spaces, (Wheatley indicated they are located as required.);  wants buildings to look good from all angles; stated that more creativity in shape and location of bldg would have been good.

Applicant’s Presentation.    Hunter Parks, Hunter Companies, offered information regarding the sidewalk request. The color requested does not match the building. The color was omitted because it didn’t go with design aesthetic.  The developer will find a place for a bicycle rack. The patios will be similar to those behind the Quiznos and other businesses on the pond.  Mausser asked if the sidewalk stain could be changed to match the building façade.  Parks stated he would look at doing something like that.  Wilkerson asked about how it will visually look with the change in colors.  Wheatley indicated this allows for personalization by different developments rather than consistent color.  

Public Comments.  No public comments were received.
Questions and Comments.  Detlefsen is excited to see this happen, but asked about traffic flow, specifically when is signal going to be installed at Cherry Street and Highway 965.  Heiar reported that it is going in this week.  Anderson asked for the history behind the colored bricks. Wheatley reported that with the first building, the city worked hard with developers to identify design elements that the city was looking for including masonry, screening of HVAC systems, and pedestrian orientation including special treatment of sidewalks. The developer made a connection to city trail and used the same pattern as in the trail.  Wilkerson indicated this is a   nice addition to this part of town. She is a little disappointed in not going with color, but it is ok and that the bike rack good addition. Dr. Veatch stated that this building will add character for the direction the city is going in.
Recommendation to City Council.  Moore moved, Anderson seconded to recommend approval of the RSV Properties Commercial Development Site Plan with the following recommendations:
1)    For the sidewalk extending from Community Drive south to the existing sidewalk adjacent to Quizno’s, match the sidewalk detail established with that earlier development (brick-form and colored or stained concrete.), with the staining of the sidewalk to match the façade of the building.
2)    Consider adding one or more bicycle racks on the site.  
After discussion, the vote was: ayes – Mausser, Anderson, Detlefsen, Frost, Wilkerson, Moore; nays – none; absent – Haack. Motion carried.

PRIME VENTURES RESIDENTIAL SITE PLAN
Staff Review.   Wheatley presented the request of Prime Ventures, Inc. to approve a site plan for townhouse development, located south of Penn Street at Cameron Way and Lincoln Drive.  Staff reviews multi-family developments closely. The first draft submitted was sent back for redesign. Changes included amending the proposed long dead end drive with offshoot dead end drives to loops for improved circulation. The buildings are spread out more than original.  The developer eliminated eight units from original submission.  The plan is for single family to the south, commercial to the east, west, and north. Streets were moved north for buffer space between two developments.  The streets are constructed closer to standard city streets than private drives.  A sidewalk system is included.  Staff worked with the developer to find a reasonable presentation for Commission and Council.  Wilkerson asked why sidewalks are only included on one side.  Wheatley replied that these are not public streets and do not require any sidewalks.

Applicant’s Presentation.   Kevin Hochstedler presented the application for Chesterfield Commons residential site plan. The original submission had 87 units. In the resubmissions, the units were reduced by eight.  Sidewalks are separated by grass from the streets.  A picnic area space is located in the southeast corner.  This is a private development with private water, sewer, and streets.  A subdivision sign will be located at the entrance. Private streetlights are throughout.  Joe Ahmann, Ahmann Designs, presented information regarding the building design.  All internal units are back to back, one can only see front elevation. The designer broke up rooflines with dormers to define individual units and to break up expanse.  Ahmann presented elevations that show the rear of the units that back up to the commercial property.  The rear includes shutters, a band line for break in expanse of building and dormers in rear roof line .The color palette is similar to what is in the rendering.  Wilkerson asked if there is any variation in building types. Ahmann stated that the same building type will be used through with variations in earth tones, a mix of siding, banding, window trims, and other features to break up the space.  Mausser asked about the parking spaces.  Hochstedler reported that additional parking for visitors is provided. He presented the phasing for the project.  The whole project will have a five year build out. Anderson asked why this property has to be zoned RM12. Wheatley presented the history of the project. The owner came to city in 2005 with proposal for multifamily and senior housing on this property. City granted “temporary” zoning for senior and permanent rezoning for 8 acres. The developer didn’t define where the zoning areas were going.  Anderson requested report of other tracts of land that have rezoning issues. Staff reported that there are no others like this.
Public Comments. No public comments  were received.

Questions and Comments.  Haack’s comments were read by Wheatley.  The recreation area is too small and too far away. No excuse that it could have been built higher density. Too many units, too little green space, and the buildings all look the same.  Too many buildings in town existing have for sale/rent units on it. Where does storm water go? Wheatley stated to the pond in this subdivision development.  She would not vote for this unit if she were here.  Wheatley talked about the parking space relocation.  Wilkerson asked about on street parking and how traffic can be slowed without on street parking. Wheatley indicated that the nature of design is narrow, buildings are closer than on residential street, trees in the front yard all are traffic calming devices.  Mausser asked about snow removal. Hochstedler indicated that it will be on the north end of the development. Anderson asked if the association will be responsible for snow removal. Hochstedler indicated that it would. Frost asked if the size of the cul de sac is appropriate.  Musser reported that staff requested a 75 foot radius. Developer worked to get as close as possible for vehicular turn around. Musser doesn’t see any issues for snow removal, trash removal and fire trucks.  Anderson stated he is looking for relief in higher density housing.
Wilkerson doesn’t like this development because everything sits up front in the driveway. She doesn’t like single style of building. She is pleased with back elevations. She would like to see a couple different types of buildings. She doesn’t find it appealing.   Frost stated that there are lots of developments with lots of styles and asked why not here.  Wilkerson suggested a better imagination with a layout.  Moore stated that the Commission is giving a competitive edge to those who have already gone before them.  There are many features here that have not been done by other developments. They are doing more than others in the same market and they are doing more than asked to do.  He asked short of doing single family, what would be appropriate. He stated this is a nice looking subdivision.  Mausser asked about the density of the development. He stated that the flow, children, snow removal, with this density is too high for eight acres. He suggested a decrease density to fewer units.  Wheatley clarified that it is not necessarily the number of units, rather the lack of open space.  Detlefsen expressed concerns about the playground in one corner. Families are going to have to drive to get there and it is located next to commercial. She requested that things could be structured to have play area in the center to reduce the crowding in the center and make this more appealing for young families. Hochstedler stated that is they were to move the area to the center it would bring people right into peoples’ yards. Hochstedler stated they are trying to work hard to replace standard twelve plexes.  He asked the commission to consider this. He would consider some alternate elevations, but this is the only way to make the density to work on this lot. Heiar stated staff made lots of progress with the developer. They have worked to create something good.  Wheatley reported that it is about 3 city blocks across the development.  Heiar stated that the City has seen what this developer can do.  If another developer comes in, probably see 12 plex requests.  Wilkerson wants differences in buildings. She stated this is not a child friendly development.  Mike VanDyke, Prime Ventures, reported on the groups they are marketing to, singles, young couples and professional types that like low maintenance features. This size works well for that size family and young families.  There will be two and three bedroom units with a price point in the  mid 140’s to mid 150s.  Mausser asked what the square footage of the units is.  1400 to 1500 square feet was the response. Wilkerson asked how many units in the largest building. VanDyke responded an eight plex. Anderson asked if they lost a building would they still be interested.  Hochstedler expressed a preference for voting on it as it stands. Wheatley stated that the Commission can make that recommendation. 

Recommendation to City Council.  Moore moved, Detlefsen seconded to recommend approval of the Chesterfield Commons Residential Development Site Plan application (Liberty Medical & Commerce, Part Two, Lot One) to the City Council with the secondary elevations showing the dormers and relocation of the park. After discussion, the vote was: ayes –Moore, Detlefsen, nays – Anderson, Frost, Wilkerson, Mausser; nays –all; absent – Haack. Motion fails.

Wilkerson expressed concerns about the building types, that there are too many kids, and no trail connection.  Mausser stated there is too much density. He stated that the zoning needs to be changed to RM 8.  Anderson stated he is fine with the look of the buildings. He would like  less symmetry in design. On the north side of Lincoln Drive, there should be a park for relief for this development. Anderson stated that they should eliminate one building since there is no park north of Lincoln Drive.   Frost expressed concern on density and style. Mausser stated that each unit will be looking different even within same color tone.  Wilkerson wants at least two different building styles and color variation.  Frost wants at least differentiation in color palettes.  Detlefsen is fine with style, color selection, windows, and shutters, but would like park moved to add a selling point, but if can’t not a deal breaker
MINUTES. Wilkerson moved, Frost seconded to approve the minutes of the Planning Commission meetings from June 1 and June 21.  All ayes. Motion carried.

NEW BUSINESS.  Heiar noted that updates about the Cherry Street project are available on the website in his blog.

CASES UNDER DEVELOPMENT : Harvest Estates II Preliminary Plat.
ADJOURNMENT.  At 7:50 p.m., Moore moved, Anderson seconded to adjourn. All ayes. Meeting adjourned.