you can tell where the Mississippi and the Minnesota meet because the Minnesota is much M Mississippi should we start yes all right uh I will call the meeting to order the first item is to approve the agenda I'll make a motion to approve I'll second any further discussion all those in favor I I'll oppos motion Carri um the next item item is to approve the April 26 2018 uh joint session for the comprehensive plan of 2014 I'll make a motion to approve second any further discussion all those in favor I I motion carried the next item is to approve the May 177 2018 Planning Commission meeting minutes Madam chair if I may yes there's been a change in the minutes there was an error that we caught at a staff level so the minutes have been updated on the website so if we could make reference that the meeting minutes that you have there is an error but they are up to date on the city website okay um can you point out what the uh error was sure so in the public hearing that was held on the Redmond Property it was listed that Ellen Redmond made comment it was a resident named Vera who lives on Sunny Ridge Drive so just flipping the name of the resident that gave public comment okay thank you sure any other changes to the minutes is there a reason this display is not on I'm sure actually there is a reason oh wow is that going to do it it hasn't turned on yet okay I think it's slowly turning on okay okay a little slow in the warm okay Madam chair I'll make a I'll make a make a motion to approve the amended minutes as reflected currently on our website a second to the motion any further discussion all those in favor I I motion carried the next item is a public hearing for the Meridian Fields preliminary plat and resoning Madam chair members of the commission tonight we will be reviewing a preliminary plat and rezoning for a development called Meridian fields to be developed by DR Horton we've seen this project a couple times before the Planning Commission both as a comp plan Amendment as well as an annexation so at this time we're moving forward with preliminary plat and rezoning for a bit of reference as we are uh as to where we are we are south of Highway 212 West of Jonathan Carver Parkway north of of the elementary school after the Planning Commission meeting it is anticipated that preliminary plat and resoning will be forwarded to the Council on July 2nd some specifics about the project this is a very updated version of the concept plan that we've been working through the developer and at a staff level with comment letter it shows the general layout of the site which includes 83 single family homes you'll see that the development is accessed off Jonathan Carver Parkway we'll have a nice discussion about access to the site in a couple of slides and you'll also see that a majority of the West site portion of the site will be maintained within an outlot since it is a wetland so this is a great representation of what the development will look like with the 83 lots and the out lots that will be included on the property the development is proposed to be completed in phases if you can see the dash line line that my cursor is currently following it shows it it shows phase one and phase two so phase one is proposed to be 36 slots Phase 2 47 this is a plan sheet from the preliminary plat um we're going to discuss the intersection again so we'll have a robust discussion about this roundabout and some changes that have been made some details about the development when property is annexed into the city of Carver it is automatically given the designation of AG agriculture so the designation now will be moving from agriculture to the city's R2 zoning District this is a little bit different than development that we've seen lately they're not requesting a PRD it will be straight zoning under the R2 District at the bottom of the screen right now it shows what the R2 District bulk regulations are compared to Meridian Fields so the minimum lot size R2 calls for 7,000 the minimum here is 8,854 with the general average lot being about 1100 sare ft they are proposing to meet the rest of the side uh the setbacks with a bit extra oh I am sorry I flipped side and rear on the screen otherwise that would be a very small backyard and a very large side yard so flip those two numbers they are proposing to have um a bit larger of the rear yard setback than what our city code requires something that you might be thinking about is is how does Highway 212 play into this development and what can we do to make this de a development that's viable related to noise so as part of the application a noise study was completed by the developer they've also provided this really great cross-section that shows what the development will look like if you're standing in the development in the distance from Highway to2 so through various back and forth between staff and the developer we have come to a place where um there was a wet land that was tucked back here and or sorry a storm water Pond we've since been able to remove it to allow for some bming and a landscape buffer so beefing that up a little bit to create more of a buffer between the home and Highway 212 the developer has also indicated that their construction materials will reflect a higher grade for noise so things like Windows will be of a higher construction quality than a typical home to mitigate the noise a bit it was reflected in the noise report that between the hours of 6:00 a.m. and 7:00 a.m. the noise would be exceeded for what a residential level should be all right and the alluding to the intersection that I've talked about a couple times so if we've been following this project for a while the intersection getting into the site has changed a few times so starting from the top of the slide working our way down the concept showed that there was a roundabout within the property for Meridian Fields the preliminary plot that was reviewed in your packet also included a roundabout but it shifted on to the up property which is directly east of the property and after discussion with Dr Horton and up property it's been determined that the roundabout likely is not an option due to queuing that's going to be required out of this site so as a sta at a staff level we needed to think about development of the site larger than just this one development so everything West that we're anticipating for development will likely use the same street to get onto Jonathan Carver Parkway and after a review of a traffic study uh including a roundabout there cars would get stuck in the roundabout they would be waiting to get on a Jonathan Carver Parkway and the queue would exceed through the roundabout making it unusable for anyone we've also been working with up properties who are likely interested in coming in with a commercial project in the near future so making sure that we're all on the same page together to get the best product for the city DR Horton up properties and all development that will occur West of the property so this has been a moving Target for us for a little bit um the four-way stop is likely the developer and their engineer are working on updating the plans now um just to reflect what we've been working on collectively as a group so here's a closeup of that again this is the ultimate buildout of the site so this intersection might not look like this for the next 10 years or the next 20 years but maybe by 2040 as we see a lot of development West the intersection will likely evolve into something that looks similar to this so you'll see there's two left lanes turning onto Jonathan Carver Parkway which is often the concern that we hear like how will I get on to Jonathan Carver parkway at 8 o' in the morning so having the ability to have two leftand turns We Believe will free up the queuing which will allow traffic to still move freely either straight or right and will allow car stacking that will be at a level that the intersection can handle Le we're also working on the alignment of Spring Creek Drive at this point um in upcoming plans spring Spring Creek Drive May shift either North or South depending on how everything phases out in the next couple weeks and we may begin working on some work in Ironwood Park to think about that a little differently if there's some right away that the developer may need to build this eventual buildout on to one of my favorite topics is the landscape plan for each development so something that is cool about this project is that they are not required to do any landscape requirements so no caliper inches are required for replacement because this is largely currently a farm field so if you drive out there now you'll see there's not a lot of trees so not many are proposed to be taken down so in development of the site we will be gaining 896 Cal per inches of trees which is significant for the site thinking about what it looks like today and there are significant buffers both on Highway 212 you'll see a pretty thick pocket here buffering from Highway 212 and then here so we do anticipate that the up property East will develop commercial so thinking that we need to have a pretty significant buffer in case there's a parking lot that's lighted so the developer is providing a significant landscape buffer you'll notice a large Grove of trees farthest west on the property so we've identified that this is a mature patch of trees at the city is interested in maintaining so working through um the planning process with the public service director Brian skoke we've identified this as a potential trail head or park that could have bird watching potential since there are so many mature trees that Overlook a wetland so something that we recognize as the city that we would like to see and keep and potentially will develop into a park so here's a closer view at the landscape requirements that are on the previous page it shows here that no trees are required and then the replacement that's required so upwards to 900 caliper inches will be added to the site DR Horton has provided some elevations of the homes that are proposed to be within the site they're from their Express line and they range from about 1500 square F feet to 22,400 Ft so on the screen are some examples of what the home might look like um the developers in the room if you have specific questions about the home type or floor plans but just a view of what they're proposing so order of events tonight there is a public hearing related to the preliminary plat and resoning request so I will wrap up my presentation allow you to discuss ask questions of Staff or the developer that's in the room open the public hearing take any and all public comment if anyone should choose you'll close the public hearing again discuss if there's anything and followup and then we are requesting an action tonight on preliminary plot and resoning from agriculture to R2 so I will open it up for question and discussion all right um we will now open the public hearing um those wishing to address the Planning Commission should come forward State their name and um address for the record and all comments are received in in the public hearing will be received in the public hearing in closed no public hearing comments um Madam chair I do um well I should you should probably close the hearing you can leave it open for a while if you wouldd like to discuss okay um Madam chair sure I think I do have a a question it's probably for the developer and it relates to materials um on the um the materials that are being used on the house and as it relates to potentially the sound sure um so I know that there may be some different quality materials when you're um adjacent to or near a high traffic area where sound is an issue and I just wondered if some of the materials being proposed for this development would address um potentially reduction in noise good evening my name is Deb Ridgeway I'm with de DR Horton um with me tonight is Mike Su also with Dr Horton and Rob Olen with Westwood Professional Services um the materials for so our general um what we found in doing the noise study is the windows is the biggest intrusion of noise into the house the the standard construction that we do for walls um is not an issue so it's the windows so we're upgrading the windows on the specific cic homes that are within this um boundary of the noise um area if you will does that answer your question it does I know that in other developments I've seen different um siding or exterior materials that are being used to also um provide some more of a sound barrier I didn't know if that was part of the plan but I yes right no it wasn't and we did we did assess um just our Standard Building practices and what um what that does as far as noise mitigation and that was adequate to meet the requirement thank you yeah and I'm here to answer any other questions I'll just sit here you know I I do have a question too with it uh respect to the house models that are typical single story versus um most everything that's being built around here single family home are two-story any particular reason for so these houses are um they're we call them a raised Ranch and essentially it's a side split so you walk in on the main level and then you go up a few stairs to where the bedrooms and the bathroom are and then you go down a few to a lower level kind of family room area um and generally it's it it allows us to get down to a price point um when we're not building a full basement so it it's price point specific um to meet that type of buyer that um is in that that lower 300 to Mid 300 range laori look like you had a question no I did have a question on this um same topic with the style of homes is it the same for phase one and phase two yes yep and we're building this house currently in Shaka um in our windamir neighborhood which is right off of 169 Marytown Road um so if anybody wanted to ever check out what we're doing um we've actually sold out that neighborhood within a few months of opening for sale so um so it's a pretty successful project or product for us we're excited to um introduce it here I think it would be nice to see um pictures of the back because it sounds like a different Foundation or floor plan that we're used to seeing and then also just with that 7 and 1/2t side yard setback um to see a visual of that and when we're saying 7 and 1 12 um foot setback the building is um 50 ft wide and we're putting it on a minimum 65 ft wide lot so minimum would be 7 and A2 um the lots are wider so there will be a bigger larger than 15t between a number of the homes thanks that helps yeah I just like an ex explanation of the cutout up on the next to Outlaw F so Outlaw F was really how the property line goes of the property that we're purchasing it's a residual piece um we've actually spoken with the adjacent um homeowner who in the existing house house and um we're going to probably deed that to him he's willing to take that out lot so he would take ownership and maintenance of that one as well as Outlaw e which will allow him to connect to utilities uh and a driveway if he so chooses in the future is he going to be annexed into the city not with this project no no but he is aware that this outlaw is annexed in the city and he's going to have to pay P city taxes for that okay so something that was helpful that the developer did do is provided what's called a ghost plat so they laid out lot lines as to what this property could look like should he choose to develop in the future just so we have a baseline of what it could look like if you should choose to be annexed in this part of the city with excuse me with the landscaping that's the additional tree planting that's being done around the perimeter is that going to involve any bming to or okay yes so along highway 212 there is a vegetative burm that will be added so this is a good view of it here so behind the last house adjacent to Highway 212 you'll see a burm provided here with Landscaping on top okay the United properties what do we have that in the comp plan as commercial commercial okay because I know around the old bus garage they had burm and trees and really was inadequate for what ended up in the bus sure any other questions or comments all right um I will entertain a motion to close the public hearing so moves any further discussion all those in favor I I I'll oppose motion carrying any other questions or comments uh I will make a motion to uh recommend the approval of the re zoning and preliminary plat with the conditions um that the Planning Commission determines as fit as those stated in the staff reports I'll second that any further discussion all those in favor I all opposed motion carry the next item on our agenda is new business the Hawthorne Ridge concept plan thank you you could Madam chair members of the commission tonight we have a concept review of a de development called hawthor Ridge again the project will be developed by DR Horton so there are members in the room if we have specific questions for the development so the Planning Commission has seen this property before for the comp plan Amendment recently we held a public hearing um and generally the Planning Commission was supportive of the comprehensive plan amendment to go from a mix of medium density and low density to all low density to allow for development of the neighborhood called Hawthorne Ridge so you might know this property as Ellen Redmond's llama Farm it sits kind of just north of downtown up on a pretty significant Bluff so area on the site that is buildable is pretty constrained due to the city's Bluff ordinance and preservation that will be required of the site so there are two essentially knobs that are available for development in total uh 92 Lots will sit on the property DR Horton held a neighborhood meeting last week and about 16 people neighbor uh neighbors attended um they provided a mailing to 350 fet within the property which is typical for preliminary plat and rezoning so blanketed the same group the city will as we continue to move forward with the process comments that were received at the neighborhood meeting generally were related to uh like a buffer between existing homes and future Homes Construction hours construction traffic generally it seemed like the neighborhood was open for the project to be developed nothing came out that was um terrifying to them I would say General concern but nothing that was super scary so the project is accessed off three existing um streets so it's an extension of Ironwood Aspen and then Sunny Ridge is the southernmost portion so here's a better closeup up of what the two knobs look like and a little bit of information about the site data the proposed development does again meet the R2 zoning District so will not be applying for a PRD and again a majority of the site will be maintained in either an outlaw to be maintained by the developer or the city we're working through that right now thinking about what's on the site what we want to preserve but also what that might mean for the city to have it be public land so that will be a discussion as we continue through preliminary plat and final plat so anticipate that discussion back one more so generally um this is the concept what it might look like as we continue to move forward with the process that's when engineering steps in and we start to get the really detailed plans so tonight this is kind of their first blush to get it before the Planning Commission it's a great time for you to give big comment on things that you see to be an issue things that you would like to see as they continue through the process as they are just at concept plan at this point so I am open for discussion questions and again Dr Horton is here as well so no formal action is required just discussion and recommendation I I'll give you some input I think the out that Outlaw should go to the city uh I think one at the neighborhood is not big enough to probably be able to support that well and that's one of the largest wooded areas left in the city and we should take responsibility for it I know when H haen caused some problems between uh Harver Bluff East and West because he kind of just sat on a lot and then it got taken over I mean something better could have been done with that area than finally what happened with it that's my opinion so I should also mention that uh the driveway that's going up to the current Farm site is being proposed to be developed as a trail so if you think about where snake Trail is right now that will be a great access point into this property so we're working through some specifics on that but that's been identified as a feature that the city would like to see yeah I I think that goes right along with I think the city should take responsibility for that everything that's y you mean by everything every so we have all this land here okay that's what you're talking about yeah I mean I don't know if you've ever walked up Broadway and it's a beautiful wooded area and should remain that way and I think we heard that when we had the uh do we have an open house on uh open meeting on this one we did have some was some public comments yeah right the comp plan Amendment had that public hearing where we received some comment from residents you know and I think people were mentioning they would they would kind of miss the wildlife and it looks like that could remain but I don't think the neighborhood could be should be held responsible for supporting that area my feedback is I'd like to see more Trails than just the if I understand it it doesn't show up on this slide currently presented but the current driveway would become a path correct Trail but yeah I'd like to see more feeders into that trail or just Madam chair if you will just to add on to that I know it's a a little bit out of the the scope of what we're looking at but as it relates to parks and trails this may be a really good opportunity to do like a nature play area um with you you have the wooded area and not necessarily put in the playground equipment I don't know how familiar people are with nature play but it's kind of going back to the the roots of um tree stumps and you know things that you would find in nature um that would make up the playground to expose um kids to that that type of thing and this setting could be um very good for that type of of Park any other comments what's the price point on these houses hello again um Deb Ridgeway um the price point these will be a different product type than what we're proposing in Meridian Fields um this would be we call them our Horton series which are generally twostory homes with full basements uh price points will probably be around 400 plus for um the hoses so this wouldn't necessarily be considered affordable housing correct would the developer be open to selling the lots to individuals or custom Builders or would it primarily be only we velop and build on our Lots we we don't sell lots to other builders I know that was asked at the neighborhood meeting as well Madam chair I do have another question it kind of relates to the the road on the if you look at the plan north um it looks like there's two access roads um to get into the development they seem they seem to me to be pretty close together is that unusual for a development to have I mean I know it's nice to have the two different access points but it does seem to be a little close sure so the rway is actually already platted there so the streets go to that property line so the Neighbors on both sides um should have a pretty good idea that yes the street likely will someday develop so I can definitely see that it might be tight but it is existing conditions yeah I would say I was surprised to see that Aspen was going to be extended um just Ironwood seems wider and has just comes off from that light like seems like the infrastructure is already there sure Aspen seemed a little smaller for fire protection we do like to have at least two uh inlets and outlets in a development of the size so we do believe that iron will likely would be more of a collector where Aspen might be more of a secondary EX access and exit for the development but then you don't have a second Inlet outlet for the southern part corre there is it just not feasible it's largely driven by the amount of lots that are in each portion of the development so you'll see the north portion does handle a majority of the homes for the south is a smaller amount also the street is also platted in the southern portion and the way that the homes are constructed along Sunny Ridge there isn't another option for a secondary access I would like to suggest and maybe it's already been entertained and it's just not feasible but maybe that Aspen Drive would be a oneway I just that area I'm really familiar with and that just seems such a small Road um for kind of what is about 60 homes so the northern is 6 South is 23 so you would suggest it be one way coming in or going out I just my thought is iron one seems like I can handle so much more traffic yeah um I don't even know if there's a sidewalk on Aspen there isn't okay there isn't any other questions comments we we did try the one way here yeah no longer One Way well I just think of that one way of like two lot lengths and people are going to cheat that all the time that's just my thought that's a good point MH that was our last experience can I just ask I'm curious which which way are you suggesting the one way in or out I don't have enough experience all right any other questions comments feedback for the developer I'll just say Madam chair if I could um just one more comment I I agree with the dree comments to the extent we can preserve that or the best way to do that um I if we can explore that further I think that would be great sure so a majority of the site that is not doesn't have lots sketched on them right now is unbuildable so it's not possible for someone else to purchase that land and put houses there due to the bluff condition so a majority of the site likely will stay exactly how it is we've just been thinking a little bit through um some liability so the city is aware of some unique features that are on the property including the cheese cave that's on the property and we just want to be careful to think about if that's on public land what that means for the city I do have one more question for the developer um with respect to these being higher price point houses uh do you have an existing development in the Metro where this type of product is being built yes we are building this product in quite a few places um right now um in this same windir neighborhood we'll be constructing a model home um with these same types of houses it's under construction right now however in pouth we have a a neighborhood called Summer's Edge uh and this would be very similar to the product that we're building there Plymouth is probably the closest to Carver um we also built the houses in the Harvest in chasa which is a completed neighborhood now but it gives you an idea of um of the look of those homes because that will be the same product type where's the Harvest you know Guardian Angels Cemetery County Road 110 okay so probably about like three miles from here maybe three or four miles from here as you're driving to Victoria um you take that little right after Fleet Farm that intersection and it's got to Passover 212 and you can see all those new houses over there that's the general area I guess you only go south Jim no I mean but one 110 runs from Angler to uh 61 right yeah so it's a little bit north of the Guardian Angels Cemetery okay or you go north of the bus garage straight up that road yep yep that's exactly it it's up on the right hand side I have a question for the developer um being the Carver historic city um is there a story be the name Hawthorne or what is that was the name that we were given by our marketing folks um I don't know what the thought process was quite honestly so I cannot answer that question okay it sounds very historic it does yeah there was a discussion at the city council level to think about street names and new developments so the Planning Commission might be tasked with some of that review in the future to think how can we bring some of Carver's historic past and some of these properties that we've known for so many years as something to potentially work with a developer to incorporate some street names that would pay some homage to some of Carver's historic past Madam chair um and I'm just peeking through your summer Ed right now um online and I'm seeing a lot of interior photos but I'm just curious what are your what are your I actually have some um samples I don't throw anything up on a they're about they start around 2,000 square ft and you can get upwards of 4,000 um depending on the type of plan they're generally 50 ft wide um 50 to 60 ft deep and you would be proposing a combination of um kind of the ranch style and the twostory or this is just the two story we actually looked at doing the ranch style but given the grades on the site um it just is too challenging so um we're sticking with the two-story throat does it's nice looking product thank you yeah I'm going to make note for people who might be watching online we'll get copies of the proposed home plans and add it to the packet so if someone would like to review what the Planning Commission is seeing now we'll have it available online okay thanks any other questions I don't have any so collectively as a staff working with a developer I've heard that um you would like just like us to think through some preservation and potential park on the property and then think about Aspen Drive and how we can make that the best use of a skinny Street and how we might be able to think about that a little differently I would just clarify nature play Park sure all right thank you thank you any other uh questions or comments about staff communication I will just have the reminder that we have a comp plan meeting on Monday starting at 7 o'clock here uh packet information went out late this afternoon so check your email okay any other questions or comments do you know what we might see on the July agenda for the Planning Commission meeting that is a really good question with some of these projects that are kind of in flux right now we don't have anything that's squared away for meridine Fields or Hawthorne Ridge I do anticipate that phase two of oak tree will likely be on that agenda so earlier this late spring we saw phase one they're looking to develop some of the larger executive single family lots so moving into phase two with oak tree which is just North of the dental office on Jonathan Carver Parkway right and I plan to be at the July meeting but I may not be at the August meeting okay thank you I also will note sorry I keep inter that's okay um we are thinking about the Planning Commission date and how we might be able to flip them a little bit It's Tricky when it's two City Council meetings in a month and then the Planning Commission Falls outside of those two meetings so hoping to either bump it up in the month and maybe find a different day which is a little tricky with several schedules but we're working on that at a staff level okay all right that being nothing else uh I'll make a motion to adjourn second all those in favor I motion carried