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HomeMy WebLinkAbout12-06-12CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES December 6, 2012 Chair Lillehei called the meeting to order at 6:00 p.m. in the Council Chambers at City Hall. The pledge of allegiance to the flag was given. Members Present: Chair Brooks Lillehei, Bob Boerschel, Paul Reuvers, Linda Maguire, Bart Davis, Gerry Grenz (arrived at 6:05), Karl Drotning, and ex- officio Shawn Fitzhenry. Members Absent: None. Others Present: Daryl Morey, Planning Director; Mark DuChene, Development Design Engineer; and Penny Brevig, Recording Secretary 3. Announcements Mr. Morey stated that the following items were distributed to the Planning Commission at tonight's meeting: A. Draft motion from the December 5, 2012 Parks, Recreation and Natural Resources Committee meeting regarding the Rose Creek preliminary plat. B. Revision to wording on page 10 of the November 8, 2012 Planning Commission meeting minutes which Commissioner Drotning is recommending. Mr. Morey noted that provided the Rose Creek preliminary plat is not tabled at tonight's meeting, the December 20, 2012 Planning Commission meeting will be cancelled due to a lack of agenda items. 4. Approval of the Meeting Minutes Commissioner Drotning recommended that the following change be made to page 10 of the November 8, 2012 Planning Commission meeting minutes: ...The City, based upon future evaluation of the impacts of electronic signs on traffic safety, may choose to raise or lower the rate of change of the sign display. not- lower -Ft The November 8, 2012 Planning Commission meeting minutes were approved as amended. 5. Rose Creek Chair Lillehei opened the public hearing to consider the application of Rose Lake Development, Inc. for the following, located northwest of Dodd Boulevard (CR 9) and Planning Commission Meeting Minutes, December 6, 2012 Page 2 northeast of 183 Street: A. Comprehensive Plan amendment to bring property into the current MUSA. B. Zoning Map amendment to rezone property from RS -2, Single Family Residential District to RS -3, Single Family Residential District. C. Preliminary Plat of 49 single family lots to be known as Rose Creek. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Bart Winkler, representing Rose Lake Development, along with his engineer Joel Cooper from James R. Hill Engineering, were present at tonight's meeting and available for any questions from the Planning Commission and /or public. Planning Director Daryl Morey presented the planning report. Mr. Morey stated that the Rose Creek preliminary plat consists of 49 single family lots. He indicated that there is a DNR designated tributary that bisects the subject property generally from east to west. Mr. Morey explained that the portion of the Rose Creek preliminary plat located south of the tributary is zoned RST -2, Single and Two Family Residential District and is proposed for RS -4 District single family lots consistent with the uses allowed by the Zoning Ordinance in the RST -2 District. The portion of the Rose Creek preliminary plat located north of the tributary is currently zoned RS -2, Single Family Residential District (100 foot lot width). The developer is proposing to rezone this portion to RS -3, Single Family Residential District (85 foot lot width). Mr. Morey stated that Planning Department staff supports this rezoning request due to the fact that residential development demand today is for smaller single family lots and that the City has not approved a new RS -2 District development in almost eight years, and the rezoning is consistent with the low density land use identified in the 2008 Comprehensive Plan. Mr. Morey stated that the subject property is located in MUSA Expansion Area A. He indicated that the northerly portion of Rose Creek can be served by gravity sanitary sewer located within the existing neighborhoods of Zweber Farm and Andersons Century Farm. The developer is proposing to install a temporary lift station at the end of Hydra Court to serve the remainder of the Rose Creek development as well as the undeveloped City owned property located to the west. The temporary lift station will be removed when the future trunk sanitary sewer line is extended. Mr. Morey indicated that the developer will be responsible for 100% of the costs associated with the temporary lift station and forcemain. Mr. Morey stated that City staff has prepared a draft policy to allow properties within MUSA Expansion Area A to develop, which will be presented at tonight's work session. He indicated that the Rose Creek preliminary plat meets the policy criteria. Mr. Morey commented that the Metropolitan Council considers the City's MUSA Expansion Area A as being open for development now and therefore does not require formal action on their part. As such, the decision to bring the Rose Creek preliminary plat into the Current MUSA for development is a City policy decision. Planning Commission Meeting Minutes, December 6, 2012 Page 3 Mr. Morey reviewed the Rose Creek preliminary plat, including the lot area, width, and depth requirements, outlots, setbacks, streets, buffer yard berming and landscaping, tree preservation, shoreland overlay district, wetlands, and parks and trails, all outlined in the November 30, 2012 planning report. He indicated that the developer hosted a neighborhood meeting on June 28, 2012 where 12 -15 residents attended. The minutes from this meeting were included in the Planning Commission packets. The Parks, Recreation and Natural Resources Committee draft motion recommends approval of the Rose Creek preliminary plat and recommends the saving of as many oak trees as possible. Mr. Morey stated that Planning Department staff recommends approval of the Comprehensive Plan amendment, the Zoning Map amendment, and the preliminary plat of Rose Creek, subject to the 13 stipulations listed in the November 30, 2012 planning report. Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Davis, seconded by Maguire to close the public hearing at 6:25 p.m. Ayes: Reuvers, Maguire, Boerschel, Lillehei, Davis, Grenz, Drotning. Nays: 0 Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • Commissioner Reuvers asked for a clarification on the Dodd Boulevard expansion. Mr. Morey explained that the Dodd Boulevard improvement project is scheduled to occur in 2013 and will upgrade Dodd Boulevard to a four lane divided urban roadway from 183 Street to Hayes Avenue, including the construction of a roundabout at the Dodd Boulevard /Highview Avenue intersection and left and right turn lanes at the Dodd Boulevard /Hyde Park Avenue intersection. The developer will be responsible for the right turn lane. Mr. Morey indicated that Dodd Boulevard between Hayes Avenue and Cedar Avenue will be relocated to align with 179 Street and will likely be completed when the existing undeveloped properties along the realigned segment are developed. • Commissioner Grenz asked how long the two cul -de -sacs were. Mr. Morey stated that the easterly cul -de -sac is exactly 600 feet and the westerly cul -de -sac is 570 feet, both meeting the Subdivision Ordinance requirement for length. • Mr. Morey confirmed for the Planning Commission that the official zoning for the southern portion of the Rose Creek plat is RST -2, Single and Two Family Residential District and is proposed for RS -4 District single family lots consistent with the uses allowed by the Zoning Ordinance in the RST -2 District. • Commissioner Davis asked Mr. DuChene to explain the City's requirements for new home construction on lots with fill. Mr. DuChene explained that the final Planning Commission Meeting Minutes, December 6, 2012 Page 4 grading plan must identify all lots where the building footings will be placed on fill material. He stated that the developer shall certify to the City that all lots with building footings placed on fill material are appropriately constructed. Building permits will not be issued until a soils report and an as -built certified grading plan are submitted and approved by the building official. Mr. Morey was asked to explain the street naming process. The Planning Commission complimented the developer and staff for their excellent job on the design of this development on a tough site. Motion was made by Davis, seconded by Reuvers to recommend to City Council approval of the Comprehensive Plan amendment to bring the property into the Current MUSA, the Zoning Map amendment to rezone the northerly portion of the property from RS -2 to RS -3, and the Rose Creek preliminary plat, located northwest of Dodd Boulevard (CR 9) and northeast of 183 Street, subject to the following stipulations: 1. The recommendations listed in the November 29, 2012 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. Outlots A and B shall be deeded to the City with the Rose Creek final plat. 4. The developer must purchase the portion of the City -owned property located within the Rose Creek preliminary plat boundaries prior to recording the final plat or Lot 5, Block 1 and Lot 1, Block 2 must be designated as outlots on the final plat. 5. The driveway access for Lot 18, Block 5 must be off of Hydra Circle. The driveway access for Lot 18, Block 4 must be set back a minimum of 50 feet from the Dodd Boulevard right -of -way in compliance with Zoning Ordinance requirements. 6. A temporary turnaround must be constructed by the developer at the west end of 179 Street until it is extended in the future with the development of the adjacent City -owned property. In addition, the developer must install a barricade with a "Future Street Extension" sign at the end of the 179 Street temporary turnaround. 7. The houses to be constructed on Lots 3 -16, Block 4 and 5 -18, Block 5 must include an attached three stall garage with corresponding front driveway parking apron. The curb cut opening shall not exceed 24 feet unless additional width is approved by the City Engineer. If Lot 2, Block 4 and /or Lot 4, Block 5 have driveway access off of Hydra Court or Hydra Circle, respectively, then the houses constructed on those lots must also have an attached three stall garage with corresponding front driveway parking apron. 8. A 15 foot wide drainage and utility easement is required in the front/side yards of Lots 1 -18, Block 4 and 1 -18, Block 5 abutting Hydra Court and Hydra Circle, respectively, Planning Commission Meeting Minutes, December 6, 2012 Page 5 9. Five foot wide concrete sidewalks must be constructed by the developer on both sides of Hyde Park Avenue, except for the segment on the west side north of 179 Street, and on the south side of 179 Street. 10. The developer must rough grade for the future construction of an eight foot wide bituminous trail on the north side of the DNR tributary within the Rose Creek plat. 11. Any subdivision identification signs must be monument style, not more than 10 feet in height and 100 square feet in area, and must be maintenance free or located within an outlot that is owned and maintained by a homeowners association. A sign permit must be issued by the City prior to the installation of any subdivision identification signs. 12. The landscape plan must be revised to include plantings to screen the temporary lift station to be located at the end of Hydra Court. Landscaping must be installed consistent with the approved landscape plan. The developer must post a security to guarantee installation of the approved landscaping in an amount to be determined at the time of final plat. 13. The rear /side yards of the ten lots abutting Dodd Boulevard must be sodded to the edge of the trail to be constructed on the north side of Dodd Boulevard with the 2013 improvement project. A $1,000 cash escrow will be required to be submitted with the building permit applications for these ten lots to guarantee installation of the rear /side yard sodding. This escrow will be in addition to the two trees /lot and front/side yard sodding escrow required at the time of building permit for all single family lots. Ayes: Maguire, Boerschel, Lillehei, Davis, Grenz, Drotning, Reuvers. Nays: 0 There being no further business, the meeting was adjourned at 6:35 p.m. The Planning Commission immediately went into a work session. Respectfully submitted, Penny Br vig, Recording !9c etary Brooks