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HomeMy WebLinkAbout10-20-11 work sessionMeeting Notes Planning Commission Work Session Thursday, October 20, 2011 Marion Conference Room The Planning Commission work session commenced at 6:00 p.m. in the Marion Conference Room at City Hall. Commissioners Present: Chair Bart Davis, Vice Chair Brooks Lillehei, Joe Blee, Bob Boerschel, Karl Drotning, Gerry Grenz, Linda Maguire, and ex- officio Shawn Fitzhenry. Staff Present: Planning Director Daryl Morey, Associate Planner Allyn Kuennen, Interim City Engineer Zach Johnson, and Assistant City Attorney Andrea Poehler. Others Present: Dave DeSutter, Minnesota Logos, Inc.; Lee Johnson, John Aune and Joe Jablonski, Lennar Corporation; Fran Hagen, Westwood Professional Services; and Todd Bornhauser, Executive Director of the Lakeville Area Chamber of Commerce. Chair Davis opened the work session. MN Logos Off - Premise Directional Signs Planning Director Daryl Morey introduced Dave DeSutter, General Manager of MN Logos, Inc. Mr. DeSutter is in attendance tonight as requested by the Planning Commission during the MN Logos trailblazer sign discussion at the September 22, 2011 work session. Mr. DeSutter presented a map identifying possible trailblazer (off - premise) signs at the city's four freeway interchanges. Planning Commission questions and comments were as follows: • Can the Zoning Ordinance regulations tie into the MN Logos program? Mr. DeSutter responded that the trailblazer signs are only allowed if the business is located on the MN Logos freeway mainline and ramp signs, i.e., the business has to be a participant in the MN Logo sign program, which is regulated by MNDOT. • Consideration should be given to only allowing the trailblazer signs on City -owned property or within public easements on private property in order to limit their number. • The Zoning Ordinance does not currently allow off - premise business directional signs in City right -of -way. The City should not have to bear the brunt of allowing these signs. As such, City staff should formally request that Dakota County consider allowing the MN Logo trailblazer signs in their right -of -way. City staff could point out that there would be a limited number of trailblazer signs as indicated on the map presented by Mr. DeSutter. Planning Commission Work Session October 20, 2011 Mr. DeSutter offered to contact Dakota County staff as he has received requests for trailblazer signs in the city of Eagan as well. Mr. DeSutter noted that the trailblazer signs are not allowed in the right -of -way by any other Twin Cities metro area county, but there have been exceptions granted in a few isolated instances. The Planning Commission directed staff to work with the City Attorney and prepare possible ordinance language for consideration at a future work session. Lennar Concept Land Use Plan Lee Johnson of the Lennar Corporation present the concept land use plan for a proposed 200 acre, $200 million commercial, multi - family and single family development that would be located on the west side of Cedar Avenue (CSAH 23) at future 185 Street (CSAH 60). Mr. Johnson stated that the proposed development will support the Cedar Avenue Bus Rapid Transit (BRT) corridor and will include the construction of 185 Street (CSAH 60). The proposed uses are commercial (C -3), multiple family residential (RM -2), and single family residential (RS -3 and RS -4). The development will require approval of a Comprehensive Plan amendment and rezoning as well as environmental study in the form of an EAW, EIS or AUAR. Mr. Johnson stated that they can design the sanitary sewer system so the entire 200 acres can initially gravity flow to the North Creek interceptor system and not exceed the capacity constraints in that sanitary sewer district. The entire 200 acres could then be diverted to the Farmington interceptor when that service is available. A letter dated October 18, 2011 from Jim Deanovic, Wyatt Pudel Pointer I, LLC (Donnelly Farm), opposed to the request to bring the subject property into the current MUSA, was distributed to the Planning Commission. Planning Commission questions and comments were as follows: • Have any specific commercial users been identified? Mr. Johnson replied that there are no specific commercial users at this time. • Does the proposed development meet all of the premature subdivision criteria? Staff responded that the developer will have to address the premature subdivision criteria of the Subdivision Ordinance (10- 2 -4 -1). Staff expressed concerns about MUSA timing and leapfrog development being inconsistent with the Comprehensive Plan and past City practice. • What is the current inventory of undeveloped residential lots? Staff stated that there are approximately 970 vacant single family lots and approximately 370 townhome unit lots that have been preliminary or final platted but not yet developed or been built on. • Are there any issues regarding funding for the Cedar Avenue BRT? Staff responded that the Cedar Avenue BRT funding issue appears to have been resolved. • Because the concept plan is entirely within the Urban Reserve (not before 2020) on the Staged MUSA Expansion Areas Map of the Comprehensive Plan, what impacts would bringing the subject property into the current MUSA have on MUSA Expansion Areas A 2 Planning Commission Work Session October 20, 2011 (not before 2010) and B (not before 2020)? Staff will be undertaking a study of MUSA Expansion Area A this winter and will model the study after the one prepared in 2005 for that five year increment. The study may also include MUSA Expansion Area B. Staff expressed concern with the precedent that would be set by developing property in the Urban Reserve ahead of land in MUSA Expansion Areas A and B, especially given the large number of single family and townhome lots in the current MUSA that have received preliminary or final plat approval but that have not yet developed or been built on, plus the vacant residential land in the current MUSA that has not yet been preliminary or final platted. Staff indicated that there is undeveloped commercial land located within the current MUSA in the Cedar Avenue corridor at the Dodd Boulevard and 179 Street intersections. Commissioners asked about the Special Plan Area designation on the 2030 Land Use Plan (the southerly portion of the subject property lies within the Special Plan Area). Staff stated the Special Plan Area designation was applied to the Urban Reserve mainly because planning for the Cedar Avenue BRT Corridor was still in the planning process when the 2008 Comprehensive Plan update was approved. Following approval of the 2008 Comprehensive Plan, a park and ride facility has been constructed at Cedar Avenue and 181 Street, Cedar Avenue BRT improvements are under construction in Lakeville and southern Apple Valley, and station -to- station stops have been identified, although there will be no station -to- station stops in Lakeville when the Cedar Avenue BRT improvements are completed in the fall of 2012. The Special Plan Area was not intended to be studied prior to 2013 and there are no funds in the budget for a Special Plan Area study in 2011 or 2012. Given the current economic and housing slowdown, staff was not planning to undertake the Special Plan Area study in advance of the 2018 Comprehensive Plan update. Commissioner Boerschel indicated that the construction of 185 Street (CSAH 60) in conjunction with the development of the subject property is a unique opportunity and meets a component of the City's Transportation Plan. He felt that the additional commercial and residential development are positives for the City and the School District. He felt that this proposal is no more of a leapfrog development than the Spyglass plat located on the east side of Cedar Avenue, north of the Ardmor Manufactured Home Park. He felt that only the portion of the Special Plan Area that includes the concept plan property plus the surrounding properties within the North Creek sanitary sewer district should be studied. • Commissioner Blee likes the additional commercial area proposed by the concept plan. He felt that if this development can be included in the southerly portion of the North Creek sanitary sewer district, then it would be ok to develop the property at this time. • Commissioner Grenz commented on the positive of the greenway corridor identified along the northerly edge of the concept plan. While he does not like the leapfrog development aspect, he felt the development of this property should not be constrained by unwilling sellers located between the subject property and existing developed properties. 3 Planning Commission Work Session October 20, 2011 • Commissioner Lillehei stated that the construction of 185 Street (CSAH 60) meets the City's Transportation Plan. He indicated a desire for City Council guidance on a study of the Special Plan Area. He also felt the City Council should provide direction on City policy concerning contiguous development. • Commissioner Maguire expressed concern about approving another large residential development given the current inventory of undeveloped single family and townhome lots. She stated that review of this development proposal should include the larger (Special Plan Area) study. • Commissioner Drotning agreed that the review of this development proposal should include the larger (Special Plan Area) study and not just be a reaction to the concept plan. • Chair Davis stated that he liked the concept plan layout but felt that review of this development proposal should include the entire Special Plan Area study. He expressed concern about funding for the Special Plan Area study since it is not a budgeted item. Overall, the Commissioners liked the concept plan but some expressed concern about leapfrog development and inconsistency with the Comprehensive Plan. Some Commissioners expressed concern about the implications of changing the City's long range planning vision just because of the challenging economic climate. The Commissioners agreed that there should be public input on the proposal and that it should be broader than what is required by ordinance (500 feet from a proposed development site). The Planning Commission requested City Council direction on the long range planning policy implications of this development proposal as well as the need for and funding of a study for the Special Plan Area. Variance Criteria Presentation Assistant City Attorney Andrea Poehler gave a PowerPoint presentation on the new variance criteria that was approved by Zoning Ordinance amendment on July 18, 2011. The new variance criteria are based upon State legislation that became effective on May 6, 2011. This presentation was made in order to ensure that Planning Commission members fully understand the new variance review criteria, especially pertaining to what constitutes a self created hardship. Potential Zonina and Subdivision Ordinance Amendments Discussion of this agenda item was postponed to the November 17, 2011 work session. The work session was adjourned at 9:30 p.m. Ily submitted, Daryl Mk'ey, Plar fnir g Director 0