Planning Commission - Regular Meeting

The December 16th meeting of the Stillwater Planning Commission will now come to order. It will be the process this evening to call for items on the agenda. The commission will hear briefly from staff first, then the applicant and or their representative, then open the public hearing and hear from those in favor and/or in opposition to the requests. When you come to the podium, please clearly state your name and address for the record. Then before closing the public hearing, both staff, the applicant and/or their representative will be provided an opportunity to respond to provide additional information and answer questions. After all interested parties have spoken, the public hearing will be closed and then we will hear closing remarks and alternatives from staff. First item on the agenda this evening is um to receive public comment regarding a request for preliminary plot and we shall hear from staff.

Good evening, chair, commissioners. Uh my name is Henry Bebleheimimer with development services. Tonight we're looking at a preliminary plat for the canyons sections 8 and 9. This is located at 5502 North Perkins Road. So here's the aerial view which shows the property outlined in pink. Um this property fits really well with the existing residential neighborhoods to the north and northwest because it was originally platted with those neighborhoods. Um so in 2005 there was a preliminary plat on this property that was approved that was the canyons. There were nine sections. Um these are sections eight and nine that follow those originally original phase lines from the primary plat in 2005. So tonight um we are reviewing this primary plat for two reasons. One the original preliminary plat has expired um requiring them to bring forth a new preliminary plat. The second reason was that this one is substantially different from the original. Um the original lines are similar, but the lot lines are very different. Um the zoning requirements for RSS or small lot single family residential has a minimum lot size of 5,000 ft². Um the original lots proposed with phases 8 and 9 were very similar to that minimum. Um those lot sizes have been increased um for some of these lots substantially decreasing those overall lots from 111 to 66 which is what we're looking at today. Um yeah so this is a street view from Perkins looking west. This is the zoning map where you can see the property on the west side of Perkins zoned RSS or small lot single family residential. And here is the canyons 8 and 9th. So the eighth section is, you can see that dotted line kind of cutting it down the middle. The eighth section is on the right side of that or the east side along Perkins that does also connect into that road that kind of come south

from what I believe was the canyon section one. So that connects into the existing single family neighborhood. Then to the west um you have that section 9. Um some of the lots on the west side of that all points were even you know one two and three acre lots. So, those are some of those larger lots that led to less lots. Wrong direction. I'm open to answer any questions if you have any. Any questions for staff? Thank you. Oh, I have a question.

Um, do the construction timelines align with available city services and infrastructure capacity? When you say the timelines, you just mean like when those houses are constructed, you want to make sure we'll have the appropriate like sewer and water capacity.

Trying to think if that's been I don't know if we've looked at that. Yes, we have. I'll let the applicant come up and answer that. Sorry. Anything else for staff? There's six outlets. What What are those for?

So, there will be um it's required to have an HOA established to maintain to have maintenance for those outlots. Um I'll let the applicant come up to say specifically what the different ones are for likely for different forms of drainage or open space. Um sometimes they can be used for amenities, but these ones specifically I'll let the applicant kind of walk you through. My last question is there anything you think there's any need on road to some point with all these additional houses especially?

Yeah, I can say that a traffic study wasn't required for this property since it didn't meet those thresholds in code which is either a th00and for the day or 100 trips for a peak hour. So with 66 lots being proposed, it didn't meet that threshold to see whether that turn lane would be required or not. Um so at this time we haven't studied that. What stipulates whether a traffic study is uh triggered? Is that in the land development code or?

Yes, sir. In chapter 23 of the land development code, it sets those thresholds for when it's required. Um, and those thresholds are either a thousand trips per day or a thousand expected trips per day or 100 per peak hour. Um, and that's just if you meet that threshold, you're automatically required to do one. Sometimes developments will do one. Um, if they don't meet that threshold, but they're close enough to think it's a good idea. Um, this one with the lower lots, it wasn't required or heavily discussed. And that's the land development code that will be under revision the next year. Yes, sir.

Okay. I asked about turning. I'm not 100% sure, but I'm sorry. I think the U speed limit is 55, isn't it, along there once she gets past past Richmond. I say yes with some confidence, but not 100% sure. I think it is. I'm not sure either, but you know, somebody's looking down at their phone, which, you know, doesn't ever happen really, but yeah, you can come up on somebody pretty quick to that neighborhood. I mean, it's already, you know, there's already neighborhoods there, so it's not like it's a new problem, but just kind of increases it. Yes, sir. That's all I Okay. All right. Anybody else?

Okay. Okay. So, we'd like to Thank you, staff. We'd like to have um applicant come forward and maybe shed a little more light on this.

Hello, Aaron Ferguson with Braftoft Design at 923 South Lowry. As uh staff discussed, this was an existing preliminary plat and the proposed layout hasn't changed substantially. The streets are all in the same locations and the eighth section lots are basically the same. It was the ninth section that a lot of the lots were increased in size. There's it's a heavily wooded area and um so it it made sense to have larger lot sizes and also decrease the density on on the overall uh project. As far as the outlots, three of the outlots are for the detention ponds. One is just a general utility easement and the other two are just green space. Okay, thanks.

Any other questions for the applicant?

I don't think we have any. Thank you. Thank you. At this time, we would open the public hearing and ask if there's anyone in the audience that would like to speak in favor of this item to please come forward. Seeing none, I'll ask if there's anyone in the audience that would like to speak in opposition to this item. Seeing none, we'll close the public hearing and we'll ask staff to return to present findings and alternatives.

Yes, ma'am. So, the findings are the proposed preliminary plat meets the subdivision and zoning requirements. The comprehensive plan recommends lowdensity residential uses at this location. The proposed density is in alignment with the RSS zoning requirements. The alternatives tonight are to approve, conditionally approve, table, or deny this request. Staff recommends alternative number one, which is to accept findings and approve the proposed preliminary plat as presented.

Thank you. Any discussion or perhaps someone's thinking of a motion? I move that we accept findings and approve the plat as presented. Second.

We have a motion and a second. We shall now vote. Motion passes 5-0. The next item on the agenda is to review the meeting summary um of December 2nd. Has everyone had a chance to review the meeting summary? Any additions or corrections? I move we accept the um summary as presented. Second.

We have a motion and a second. We shall now vote. Motion passes 5-0. Next item on the agenda is miscellaneous items from staff, planning commissioners, or the city attorney for discussion and possible action. Um the one item of note is that the next regular meeting of the planning commission will be January 6th and the last item is adjournment. Do I hear a motion to adjurnn? So moved. Second. We have a [snorts] motion and a second. We shall now vote. Motion passes 5-0. We now stand adjourned.