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HomeMy WebLinkAbout05-23-13CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES May 23, 2013 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: Jason Swenson, Bob Boerschel, Chair Brooks Lillehei, Paul Reuvers, Gerry Grenz, Karl Drotning, Ex- officio member Shawn Fitzhenry Members Absent: Linda Maguire Others Present: Daryl Morey, Planning Director; Allyn Kuennen, Associate Planner; Mark Hansen, Assistant City Engineer; and Penny Brevig, Recording Secretary 3. Approval of the Meeting Minutes The following amendment to Page 10 of the May 18, 2013 Planning Commission meeting minutes was recommended by Commissioner Grenz: "Commissioner Grenz suggested that the next time we review the Zoning Ordinance we clarify whether this includes solar water heaters heated peele - and pool heaters." The April 18, 2013 Planning Commission meeting minutes were approved as amended. 4. Announcements Mr. Morey stated that the following items were distributed to the Planning Commission at tonight's meeting: A. Draft motions of the May 19, 2013 Parks, Recreation and Natural Resources Committee meeting regarding the Donnelly Farm 4th Addition preliminary plat and the Aronson Bluff preliminary plat. B. Amended stipulation 3 of the Donnelly Farm 4 Addition planning report. Mr. Morey stated that if none of the items from tonight's agenda are continued, the June 6 th Planning Commission meeting will be cancelled. The next Planning Commission meeting is scheduled for June 20 Mr. Morey stated that the South Creek Greenway Technical Advisory Committee is concluding their work that is being done in conjunction with cities in Dakota County and Dakota County staff members to identify greenway corridors throughout the County. He indicated there are two upcoming meetings Planning Commissioners may wish to attend. There is another Open House that will be held at the Water Planning Commission Meeting Minutes, May 23, 2013 Page 2 Treatment Facility in Lakeville on Tuesday, May 28, from 5:30 to 7:30 p.m. This will be the last opportunity for Lakeville public input on the proposed South Creek Greenway Corridor. Mr. Morey also commented that Dakota County staff and consultants will make a presentation at the June 5 th Parks, Recreation and Natural Resources Committee meeting. Planning Commissioners are invited to attend this meeting if they are interested in hearing the presentation. Mr. Morey asked the Planning Commission whether they felt the need to receive the large size plans for plats in the future, or if the 11 x 17 reduced plans were sufficient. There was a short discussion regarding the large plans being easier to read and the possibility of electronic packets in the near future. The Planning Commission decided not to make any changes at this point in time. 5. Stone Borough Chair Lillehei opened the public hearing to consider the application of Keyland Homes for the vacation of existing public drainage and utility easements, located south of Hytrail Circle adjacent to Lot 10, Block 4, Stone Borough 2 Addition. Tom Schutz, Department Manager with Keyland Homes presented an overview of their request. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen stated that the subject property, Lot 10, Block 4, Stone Borough 2 Addition is the last unit to be constructed in this area of the plat. He explained that the proposed townhome must be set back a minimum of 20 feet from the adjacent townhomes previously constructed on Lots 9 and 11. Therefore, to meet the 20 foot setback requirement, Lot 10 must be moved 4.88 feet to the north and also includes revisions to the existing drainage and utility easements within the surrounding townhome common area (Lot 23). Mr. Kuennen stated that the revisions to the boundaries of Lot 10 can be completed via an administrative subdivision, which is reviewed by staff and recorded at Dakota County. However, the revision to the drainage and utility easement requires a public hearing, review by the Planning Commission and final consideration by the City Council. Mr. Kuennen stated that Keyland Homes has submitted a request to revise the existing drainage and utility easement adjacent to Lot 10, Block 4, Stone Borough 2nd Addition. He indicated that a 4.88 foot area adjacent to the south side of Lot 10 must be added to the existing drainage and utility easement to reflect the overall shift of Lot 10 to the north 4.88 feet. Mr. Kuennen stated that staff recommends approval of the drainage and utility easement vacation as presented. Planning Commission Meeting Minutes, May 23, 2013 Page 3 Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Commissioner Boerschel indicated that he is the president of the Stone Borough Homeowners Association so he will be abstaining from this discussion and vote. Motion was made by Drotning, seconded by Reuvers to close the public hearing at 6:12 p.m. Ayes: Swenson, Lillehei, Reuvers, Grenz, Drotning Nays: 0 Abstain: Boerschel Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • Commissioner Drotning drove through this area today. He indicated that with all the rain, and subsequently all the mud, he hoped that the townhome could be built quickly in order to reduce construction impacts for that neighborhood. Motion was made by Drotning, seconded by Reuvers to recommend to City Council approval of the Stone Borough drainage and utility easement vacation, located south of Hytrail Circle adjacent to Lot 10, Block 4, Stone Borough 2nd Addition, as presented. Ayes: Lillehei, Reuvers, Grenz, Drotning, Swenson Nays: 0 Abstain: Boerschel 6. Donnelly Farm 4 th Addition Chair Lillehei opened the public hearing to consider the application of Summergate Development, LLC for the following, located south of 194 Street and east of Dodd Boulevard (CSAH 9): A. Preliminary plat of 24 single - family residential lots to be known as Donnelly Farm 4 th Addition; B. Amendment to the Donnelly Farm Planned Unit Development; and C. Vacation of existing public drainage and utility easements. Casey Wollschlager and Gary Wollschlager, both with Summergate Development, LLC were in attendance at tonight's meeting. Casey Wollschlager presented an overview of their request. Mr. Wollschlager stated that they are proposing to convert 42 existing vacant townhome lots into 24 single family lots. He indicated that they have worked with City staff, the homeowners association of the existing townhomes, and with All Saints Church to make this proposal work. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen stated that Summergate Development, LLC has submitted preliminary and final Planning Commission Meeting Minutes, May 23, 2013 Page 4 plans for the re- platting of 42 vacant townhome lots and portions of two common area lots into 24 RS -4, Single Family Residential lots to be known as Donnelly Farm 4 Addition, along with easement vacation and PUD amendment applications. Mr. Kuennen reviewed the Donnelly Farm 4 Addition plat. Mr. Keunnen stated that the 32 townhome lots adjacent to Dodd Boulevard will be re- platted into 15 single family lots. The area adjacent to All Saints Church was platted for ten townhome lots and will be re- platted to nine single family lots. Along with the preliminary and final plat, Mr. Kuennen indicated that a PUD amendment is required to re -plat the townhome lots and the two unused guest parking lots into 24 single family lots. He indicated the amendment will include allowances for the rear yard grade of Lots 1 -9, Block 3 to exceed a 3:1 slope. A revised PUD agreement will be required to reflect the proposed revisions to the lot design, elimination of the townhome guest parking lots, and the allowances to exceeding a 3:1 slope on Lots 1 -9, Block 3. Mr. Kuennen pointed out revisions he is recommending to Stipulation 3 of the May 17, 2013 planning report to include specific escrow requirements to insure the turf cover is established and the slope is stabilized. Mr. Kuennen indicated that an easement vacation application has also been submitted to eliminate the existing easements within the preliminary and final plat area that were established for the townhome design. The subject plat re- establishes the perimeter easements for all 24 single family lots as required by the Subdivision Ordinance. Mr. Kuennen stated that the developer has requested to purchase a 509 square foot area of City owned Outlot B, Donnelly Farm Addition adjacent to proposed Lot 8, Block 2 to allow Lot 8 to meet the minimum RS -4 lot area requirements. Mr. Kuennen indicated that staff has reviewed the request and determined that this 4.69 foot x 110 foot section was an unused area of Outlot B that could be sold without affecting the adjacent trail, landscaping and greenway corridor. Mr. Kuennen stated that staff recommends approval of the Donnelly Farm 4th Addition preliminary plat, Planned Unit Development amendment and easement vacation, subject to the five stipulations listed in the May 17, 2013 planning report. Chair Lillehei opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Boerschel, seconded by Reuvers to close the public hearing at 6:23 p.m. Ayes: Lillehei, Reuvers, Grenz, Drotning, Swenson, Boerschel. Nays: 0 Planning Commission Meeting Minutes, May 23, 2013 Page 5 Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • Clarified the width of the public streets serving the plat (32 foot wide streets within a 60 foot ROW). • Clarified which guest parking spaces will be removed and that on- street parking will still be allowed. • Confirmed that the homeowners association is aware of this proposal and has granted the necessary construction easements. • Discussion regarding the 2:1 slopes versus a retaining wall. Concluded that the steeper slopes would be better than a retaining wall. With the escrow that will be submitted by the developer as well as the stipulations included in the planning report, they were willing to recommend approval to City Council. • Discussed possible flooding of the rear yards in Block 3 due to the slope from the adjacent All Saints Catholic Church property. Mr. Kuennen indicated that swales will be constructed between the homes in Block 3 to direct storm water away from the houses. He also stated that only a small area of the church property drains to the Donnelly Farm development. Motion was made by Reuvers, seconded by Drotning to recommend to City Council approval of the Donnelly Farm 4 th Addition preliminary plat of 24 single family residential lots, Planned Unit Development amendment, and vacation of existing public drainage and utility easements, subject to the following five stipulations, as amended: 1. The recommendations outlined in the May 17, 2013 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. The final grade /slope at the rear of Lots 4 -9, Block 3 as shown on the grading plan dated May 2, 2013, prepared by CES Consulting, LLC, must comply with the following criteria: a. A 20 -foot rear yard must be maintained, as measured from the back of the house, at no more than a 10% grade. b. A swale must be constructed at the base of the slope to guide stormwater around the house. c. No slope is allowed to be greater than 2:1. d. All slopes greater than 3:1 must be stabilized with geogrid, permanent turf reinforcement or similar process as approved by the Engineering Division. e. All slopes greater than 3:1 must be vegetated with an appropriate mix of low maintenance landscaping, plants or seed mix to stabilize the slope as approved by the Engineering Division. f. If retaining walls are used they must be installed on individual lots and are not allowed to cross property lines. g. A $2,500 escrow must be submitted by the developer for each lot with slopes greater than 3:1 to insure the turf cover is established and the slope is stabilized. The escrow is calculated as follows: Planning Commission Meeting Minutes, May 23, 2013 6 lots (Lots 4 -9, Block 2) x $2,500 = $15,000 Page 6 The $15,000 escrow may be retained by the City for up to three years or until the turf cover is established and the slope is stabilized as determined by the Engineer Division. h. A letter from the developer's engineer is required that certifies that any slope greater than 3:1 has been appropriately stabilized to perform equal to or better than a 3:1 slope. 4. In addition to the $2,000 sale price, the developer shall be responsible for all fees and costs associated with the preparation and recording of the administrative subdivision and the preparation of the purchase agreement and documentation for the sale of the 509 square feet of City owned property adjacent to Lot 8, Block 2, Donnelly Farm 4 th Addition. 5. All single - family homes must comply with the following RS -4, Single Family Residential District setbacks: Ayes: Reuvers, Grenz, Drotning, Swenson, Boerschel, Lillehei Nays: 0 7. Aronson Bluff Chair Lillehei opened the public hearing to consider the application of KJ Walk for the preliminary plat of 33 single family lots, located south of 202 Street (CSAH 50) and west of Hamburg Avenue. Luke Israelson from KJ Walk, LLC presented an overview of his request. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen indicated that the site is zoned RS -3, Single Family Residential District which is consistent with the Comprehensive Land Use Plan and allows the property to be developed into the proposed single family lots. Mr. Kuennen reviewed the minimum lot area, width and depth requirements. He stated that Lot 2, Block 2 must be revised to meet the minimum 150 foot lot depth required for buffer yard lots. Mr. Kuennen also referred to the access of the development and indicated that it would be from the southerly extension of Hampton Avenue in the Village Creek neighborhood. He stated that the developer is proposing an emergency access to the development from 202 Street (CSAH 50) which would provide a secondary access to the development if Hampton Avenue is Rear Adjacent to Yard Front Front Side Side Corner Rear Open Space Areas House Garage Interior Decks onl Setback 20' 25' 7' 20' 30' 20' (30' abutting (50' abutting (Lots 1 -8, Block 2) Dodd Blvd. ) Dodd Blvd.) Ayes: Reuvers, Grenz, Drotning, Swenson, Boerschel, Lillehei Nays: 0 7. Aronson Bluff Chair Lillehei opened the public hearing to consider the application of KJ Walk for the preliminary plat of 33 single family lots, located south of 202 Street (CSAH 50) and west of Hamburg Avenue. Luke Israelson from KJ Walk, LLC presented an overview of his request. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen indicated that the site is zoned RS -3, Single Family Residential District which is consistent with the Comprehensive Land Use Plan and allows the property to be developed into the proposed single family lots. Mr. Kuennen reviewed the minimum lot area, width and depth requirements. He stated that Lot 2, Block 2 must be revised to meet the minimum 150 foot lot depth required for buffer yard lots. Mr. Kuennen also referred to the access of the development and indicated that it would be from the southerly extension of Hampton Avenue in the Village Creek neighborhood. He stated that the developer is proposing an emergency access to the development from 202 Street (CSAH 50) which would provide a secondary access to the development if Hampton Avenue is Planning Commission Meeting Minutes, May 23, 2013 Page 7 not accessible from the south. The temporary emergency access will be upgraded to a permanent right -in /right -out in the future when 202 Street (CSAH 50) is upgraded to a four lane divided roadway. The Dakota County Plat Commission considered the temporary emergency access and the permanent right -in /right -out access at their May 20 meeting. They recommended approval. Mr. Kuennen stated that a temporary easement is required over the temporary cul- de -sac area at the north end of Hampton Avenue within Lot 1, Block 1 and Lot 1, Block 2. The developer must submit an easement description for the temporary easement document. Mr. Kuennen stated that the Aronson Bluff plat includes the administrative subdivision of a portion of Aronson Park property to be included in the Aronson Bluff development. He described the proposed land swap and indicated that the developer will be responsible for all fees and costs associated with the preparation and recording of the administrative subdivision. Mr. Kuennen stated that staff recommends approval of the Aronson Bluff preliminary plat, subject to the 12 stipulations listed in the May 17, 2013 planning report. Chair Lillehei asked staff to explain the emergency access and how it works. Mr. Kuennen explained that because 202 Street (CSAH 50) is a county road, there is limited access allowed by Dakota County. The county controls the access spacing and guidelines for their roadway system in Lakeville. He indicated the City likes to try to offer two entrances into a subdivision in case one of those entrances is blocked. He explained the interim solution recommended by staff is a temporary cul- de -sac at the north end of Hampton Avenue with the emergency access onto County Road 50 controlled by a locked gate accessible only to City staff. When County Road 50 is upgraded in the future to a 4 -lane divided road, this access would be converted into a right -in, right -out and the emergency gate and signage would go away. Chair Lillehei opened the hearing to the public for comment. Jon Malin, 20355 Hamburg Avenue • Maintenance of Hamburg Avenue. • Speed limit on Hamburg Avenue. • Trail access to Aronson Park. Jeff Kranz, 20405 Hamburg Avenue • Will there be any drainage issues for the lots on the east side of the Aronson Bluff plat given the elevation difference from their homes on Hamburg Avenue. Planning Commission Meeting Minutes, May 23, 2013 Ann Buesgens, 20405 Hamburg Avenue • Traffic on Hamburg Avenue. • Speeds on Hamburg Avenue. • Truck traffic on Hamburg Avenue. • Lack of trails on Hamburg Avenue. Andrew Rundell, 20395 Hamburg Avenue Same concerns as previously stated. Storm water drainage concerns. Maintenance of the existing walking path along 202 Street. Scott, Schlink, 20483 Hamburg Avenue Page 8 • Distances from their rear yards to the back of the homes to be constructed in Aronson Bluff. • Style of homes that will be built in Aronson Bluff. Motion was made by Boerschel, seconded by Drotning to close the public hearing at 6:58 p.m. Ayes: Grenz, Drotning, Swenson, Boerschel, Lillehei, Reuvers Nays: 0 Chair Lillehei asked staff to respond to the questions raised by the neighbors. Mr. Kuennen stated that the plat does include the construction of a trail along County Road 50 from Humboldt Avenue to Aronson Park. He indicated the Aronson Bluff plat will have sidewalks on one side of Hampton Avenue. Regarding the setbacks, Mr. Kuennen indicated that a minimum 30 foot rear yard building setback is required in the RS -3 District. Mr. Israelson stated the types of homes proposed are two -story, ramblers, and split entries with three different builders. He indicated there will be no homeowners association but he will have covenants the builders are required to follow. Mr. Israelson explained the site drainage and storm water ponding. Mr. Morey addressed the questions regarding Hamburg Avenue. He stated that Hamburg Avenue is a major collector roadway. Currently we no longer allow direct driveway access to major collector roadways. The Zoning Ordinance does not allow driveway access to major collector roadways. He explained that the future upgrade of Hamburg Avenue will be identified in the City's Capital Improvement Plan (CIP) and he can follow up with the neighbors and let them know the timeline. Regarding traffic and speed, the speed limit posted is based in large part on the roadway design and classification. Speeding on the roadway is an enforcement issue for the Police Department. Planning Commission Meeting Minutes, May 23, 2013 Page 9 Mr. Morey stated that Dakota County will not allow a full access today on County Road 50 at Hampton Avenue because it does not meet their spacing guidelines. The upgrade of County Road 50 in this area is not currently included in the County's Five Year CIP. City staff felt that the emergency access is the best alternative at this time due to traffic safety concerns. Regarding trails along major collector roadways, Mr. Morey indicated that they are typically constructed with new developments. Chair Lillehei asked for comments from the Planning Commission. Discussion points were: • The Planning Commission had an extensive discussion regarding the emergency access from 202 Street (CSAH 50). Questions were raised regarding whether a passenger vehicle could break down the barricade or go around it in an emergency situation and who would have access to a key for the lock. Some Commissioners were concerned about only one access to the development, even temporarily, but most Commissioners determined that this would be the best option until 202 Street is upgraded and the County allows a right -in, right -out access. Mr. Morey stated that the other options included building a temporary median to allow, right -in, right -out access today, but that is cost prohibitive, and a right -in only access which would be a traffic safety concern because some motorists would inevitably cheat the median. Ex- officio member Shawn Fitzhenry concurred that the right -in only option is a traffic safety concern for the Police Department and indicated that access to the key for the emergency gate can be addressed in the Police Department's CAD system. • Trail access from within the Aronson Bluff plat to Aronson Park was discussed. It was noted that the Parks, Recreation and Natural Resources Committee did not recommend construction of an internal trail connection. Mr. Morey stated that if the Planning Commission feels strongly about an internal trail connection, it can be added as a stipulation and the City Council would decide. Mr. Israelson explained that he would prefer not to dedicate a trail easement now if the trail is going to be constructed in the future. Mr. Morey concurred. The Planning Commission decided not to add the internal trail connection as a stipulation. • Commissioner Drotning appreciated the neighbors' comments and how they presented themselves at tonight's meeting. Motion was made by Drotning, seconded by Reuvers to recommend to City Council approval of the Aronson Bluff preliminary plat of 33 single family residential lots, located south of 202 Street (CSAH 50) and west of Hamburg Avenue, subject to the following 12 stipulations: 1. The recommendations outlined in the May 17, 2013 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. Planning Commission Meeting Minutes, May 23, 2013 Page 10 3. A temporary easement is required over the temporary cul -de -sac area at the north end of Hampton Avenue within Lot 1, Block 1 and Lot 1, Block 2. The developer must submit an easement description for the temporary easement document, which will be prepared by the City Attorney and recorded with the final plat. 4. A park dedication fee of $3,532 per unit for a total of $116,556 will be required to be paid in lieu of dedicating park land prior to the release of the final plat mylars. 5. A five -foot wide concrete sidewalk must be constructed at the developer's expense on the west side of Hampton Avenue. 6. The developer shall construct an 8 foot wide bituminous trail along 202 "d Street (CSAH 50) and shall be responsible for 5/8 of the trail construction cost. 7. The buffer yard landscape screening and the landscaping within the storm water basins must be installed as shown on the approved plans. 8. The buffer yard berm must be sodded to the edge of the trail along 202 "d Street (CSAH 50). A $1,000 cash escrow must be submitted with the building permit application for the lots adjacent to 202 Street (CSAH 50) to guarantee the installation of the sod. This escrow will be in addition to the landscape /sod escrow required for this lot at the time of building permit. 9. A cash escrow for the future burial of the existing overhead utility lines along 202 Street (CSAH 50) shall be paid by the developer prior to the release of the final plat mylars. 10. Prior to City Council consideration of the final plat, the lot depth of Lot 2, Block 2 must be revised to be a minimum of 150 feet. 11.All proposed subdivision identification signs must be shown on the plans prior to City Council approval of the final plat. 12.All single family homes must comply with the following RS -3, Single Family Residential District setbacks: Front Yard: 30 feet Rear Yard: 30 feet Rear Yard (abutting 202 Street (CSAH 50)) 50 feet Side Yard (Interior) 10 feet Side Yard (Corner) 20 feet Side Yard (abutting 202 "d Street (CSAH 50)) 30 feet Ayes: Drotning, Swenson, Boerschel, Lillehei, Reuvers, Grenz Nays: 0 Abstain: Grenz. Commissioner Grenz stated that he cannot support this plat because he feels it is not safe with only one access to the neighborhood. 9. Staff Notices Mr. Morey introduced Mark Hansen, the City's new Assistant City Engineer. Mr. Hanson previously worked for SRF. There being no further business, the meeting was adjourned at 7:54 p.m. Planning Commission Meeting Minutes, May 23, 2013 Respectfully submitted, Penny Brev' ecording Secretary Brooks Lillehei, Chair Page 11