JUNE 22, 2015
1. CALL TO ORDER AND ROLL CALL: Chair Woodruff called the meeting to order at 2:03 p.m. Chair Woodruff and Commissioners Andrew, Hafner, and Gordon answered the roll. Commissioners Yorks and Peterson were absent. A quorum was present.
2. CITIZEN COMMENTS AND CONCERNS: None.
3. COMMISSION COMMENTS AND CONCERNS: None.
4. MINUTES: The Commission considered the minutes from the March 23, 2015 Meeting. Commissioner Hafner moved to approve the minutes as written. Commissioner Gordon seconded, and the motion carried unanimously on a voice vote.
5. CORRESPONDENCE: None.
6. PUBLIC HEARING:
Chair Woodruff opened the public hearing, calling for abstentions, bias, conflict of interest, or ex parte contact. Commissioner Andrew stated she lives on the street that the subject property is accessed from. No objections were raised to any Commissioner hearing the case.
Staff Report: City Planner Lewis reviewed the staff report, noting that the applicant was requesting approval of a Planned Development for six single family homes/lots on 2.36 acres. Written testimony included one letter included with the staff report, and a second letter that was provided to Commissioners at the meeting.
Applicant Phil Weber presented information and answered questions throughout the hearing via telephone.
Oral testimony was provided by ten people. In summary questions and concerns about the proposed planned development included the following:
- The nearby property was clear cut. How will drainage be handled?
- The density is too high.
- Public notification of the hearing should be expanded.
- Concern about multiple units.
- Prefer a paved street versus a gravel street.
- The property is included in Norwood Heights Subdivision #2 and #3.
- There are no other planned developments in the city.
- The Planned Development will change the character of the existing neighborhoods.
- The large number of homes on the street will create traffic problems.
- The dead-end street well exceeds a 400 foot length combined with Skyline Terrace.
- CC&Rs are important. CC&R details are needed. This proposed development essentially changes the Norwood Heights HOA and CC&Rs.
- Who will enforce private street regulations, e.g. 'No Parking'?
- The street width is inadequate.
- The proposed street is very close to houses on Kelsie Lane.
- Review of planned developments throughout the county show that proposed plans tend to diminish between the plan and the eventual reality. How will that be avoided here?
- Will the applicant be living on this property?
- Will there be parking for trail users?
- Topography/slope concerns where houses are proposed.
- Wildlife will be displaced.
- The City should buy the property for open space.
- Having only one road in and out creates evacuation problems.
- Concern about adequate emergency vehicle turnaround at proposed hammerhead.
- Proposed development is out of character with existing neighborhood.
- Substantial increase in traffic.
- Opposed to short-term and long-term rentals.
- Concern about impacts that the street would have to trees on adjacent properties.
- There are safety concerns with the public trail.
In rebuttal, the applicant stated in summary that there are no plans to disturb the south edge of the property, no problem with paving the road, the proposed density is well below the maximum allowed, creating lots similar in size to those on Skyline Terrace would be much more disruptive to the site, and home prices would likely be in the $260,000 to $350,000 range.
There were no requests to leave the record open. Following deliberation by the Planning Commission, Commissioner Andrew moved to continue the hearing and asked the applicant to provide additional information, i.e. confirmation regarding whether or not the property is part of Norwood Heights CC&Rs, provide draft CC&Rs, and provide draft HOA documents. Commissioner Hafner seconded the motion. Chair Woodruff moved to amend the motion to include making the additional material accessible to the public, i.e. on the City website. Commissioner Gordon seconded the amended motion, and the motion carried unanimously on a voice vote. The public hearing will be continued at the July 27, 2015, 2:00 p.m. Planning Commission meeting.
7. DISCUSSION/ACTION ITEMS:
A. Planning Report: Building permit and land use activity for April 21 through June 15, 2015 was reviewed.
B. Other Issues: None.
7. ADJOURNMENT: At 3:30 p.m., there being no further business to come before the Commission, Commissioner Hafner moved to adjourn. Commissioner Gordon seconded, and the motion carried unanimously on a voice vote.
Reda Q. Eckerman, City Recorder
APPROVED by the Planning Commission this 27th day of July, 2015.
SIGNED by the Chair this 27th day of July, 2015.
Ray Woodruff, Chair