HomeMy WebLinkAboutItem 03Item No. 3
CITY OF LAKEVILLE
PLANNING COMMISSION MEETING MINUTES
April 24, 2014
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: Linda Maguire, Joe Blee, Chair Brooks,,Lillehei,
Jason Swenson, Karl Drotning, Ex -officio member Nic Steve �,'I.
,a
Members Absent: Vice Chair Bob Boerschel ,
Paul Reuvers,
Others Present: Daryl Morey, Planning Director;,KN'r s Jenson, ciate Planner; Alex
Jordan, Civil Engineer; Daniel Licht, The Plano Company; r Knutson, City
Attorney; and Penny Brevig, Recording Secrejt_s
3. Approval of the Meeting Minutes
The April 10, 2014 Planni
presented.
4. Announcements
Mr. Morey stated t
A. Draft min .. ` ; of the
Committee , ing
Silvarum preli
B. Se ..�•� � .. ails
mission ffiWng minutes were approved as
NAS;. -.
ed out night's meeting:
601,
2014.arks, Recreation and Natural Resources
the Di-onte at Spirit of Brandtjen Farm and
bors of itilvarum single family development.
Morey state at t y ay 8, 2014 Planning Commission meeting will be
clled if neither twliminary plats on tonight's agenda is tabled.
5. Diamoi�te at Spirit of `r�ndtjen Farm
Chair Lille* oper, d the public hearing to consider the application of SBF
Development :afar the preliminary plat and PUD development stage plans of 42
townhome unit Its and two common area lots to be known as Diamonte at Spirit of
Brandtjen Farm, located south of 160th Street (C.R. 46) and east of Eagleview Drive.
Jacob Fick, Project Manager for SBF Development Corp. presented a brief overview
of their request. Mr. Fick commented that Tradition Development is pleased to be
bringing forward a townhome project in SBF. He indicated that they would be
working with D.R. Horton on the project.
Planning Commission Meeting Minutes, April 24, 2014
Page 2
Dan Licht from The Planning Company presented the planning report. Mr. Licht
stated that the Diamonte at Spirit of Brandtjen Farm consists of 20 twin home
buildings, and two detached townhome buildings for a total of 42 dwelling units.
Mr. Licht indicated that based on the maximum allowed development density
established by the PUD District, the density and type of dwelling unit proposed within
Diamonte at Spirit of Brandtjen Farm is consistent with the Spirit of Brandtjen Farm
Land Use Plan. The 42 dwelling units within the preliminary plat will be deducted
from the total of 2,109 dwelling units allowed for the entire._,pirit of Brandtjen Farm
PUD District.
Mr. Licht stated that all of the lots in the D
preliminary plat meet the SBF Master Site Plan
Mr. Licht stated that access to Diamonte
167th Street and Draft Horse Boulevard. e
Mr. Licht indicated that the exterior a="
materials meet the requirements of the Zo
the exterior building materials iot&r phases
Mr. Licht explained the guest a
parking zone on the west side
general traffic and a cy
consistent with the. e. a
;a« irit of Brandtjen Farm
vid itAoditional open space.
of BrandtWAFarm will be off of
#16sign, siding, Whd building
lance and are consistent with
of Brandtjen Farm.
arkin t. ' ngement, including the no
# to re adequate access for
that the on -street parking is
phas sof Spirit of Brandtjen Farm.
Mr. Licht co Mnted that develo has submitted a landscape plan that
includes the r ` d b alon' nature Diamond Path and follows the
perimeter lot line ment that will separate the townhomes
from"eD
,ture a family lot the north of the subject site. A separate
lar ,doVias b provided to illustrate proposed foundation plantings for
+� townhouse ng.
Mr. � :'Lt indicated tl: the Perks, Recreation and Natural Resources Committee
review d',tbe Diamante at Spirit of Brandtjen Farm preliminary plat at their April 23,
2014 me and unmously recommended approval.
Mr. Licht indic* `tfiat Diamonte at Spirit of Brandtjen Farm will include 2 outlots.
Outlot A will be FOA maintained/publicly accessible green space, and Outlot B will
be for a future development phase.
Mr. Licht stated that the final plat illustrates drainage and utility easements over
portions of Lot 22, Block 1 and Lot 22, Block 2, which are the townhouse base lots
within the development, and Outlot A to encompass utilities and stormwater
management basins and utilities as required by the Subdivision Ordinance.
Planning Commission Meeting Minutes, April 24, 2014
Page 3
Mr. Licht stated that staff recommends approval of the Diamonte at Spirit of
Brandtjen Farm preliminary plat and PUD Development Stage Plan, subject to the
13 stipulations listed in the April 18, 2014 planning report.
Chair Lillehei opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Reuvers, seconded by Maguir . to close the public
hearing at 6:15 p.m. ;a
l
Ayes: Maguire, Blee, Lillehei, Reuvers, Swenson, • , ing.,
Nays: 0
Both Commissioner Drotning and Chair Lillel�� commente., w impressed they
have been watching the Spirit of Brandtjen�i'. development t over the years
to the changing residential housing markqVz. -"' a zg
Motion was made by Drotning, secon BI °46' recommend toNCity Council
approval of the Diamonte at Spirit of Bra, h, im preliminary plat and PUD
r;.
Development Stage Plan, subj the followi pulations:
1. Diamonte at Spirit of n rm sha, developed consistent with
the approved Spirit of B ° tjen step n, the PUD booklet dated
June 20, 2 ,,pd the P pe ge Plan/Preliminary Plat.
2. Diamoni '� ' ,,of Bra arm s be subject to the following
setb quirem�, .`
PUD Booklet dated
June 20, 2005
`
ingIMIding 20 Ft.
.. 15 Ft.
` Hous ° Pub4;IOW 25 Ft. (garage face)
20 Ft. corner side
Diamond FA th 50 Ft.
3.ara f�- ttached to each dwelling unit shall have a minimum area of
9 g
feet as required by Section 11-58-21.D of the zoning
Ordi
4. The eXterior horizontal lap siding for each dwelling unit shall be fiber
cement board material meeting the requirements of Section 11-58-21.C.4
of the Zoning Ordinance.
5. The west side of Diamonte Path shall be designated and posted as a no
parking zone to ensure adequate access for general traffic and emergency
vehicles.
6. All street section designs are subject to review and approval of the City
Engineer.
Planning Commission Meeting Minutes, April 24, 2014
Page 4
7. Park dedication requirements shall be satisfied as a cash fee in lieu of
land in the amount of $94,500, which was calculated based on the formula
established by the Spirit of Brandtjen Farm Master PUD Development
Agreement, minus any outstanding credits due from previous additions.
8. Lot 22, Block 1 and Lot 22, Block 2 shall be deemed unbuildable and not
eligible for any accessory use or issuance of a building permit for any
accessory structures except for landscaping and essential services.
9. All drainage and utility easements shall be subject to review and approval
of the City Engineer.
10. All grading, drainage and erosion control plan ;��I be subject to review
and approval of the City Engineer.
11. All utility plans shall be subject to re ' approval of the City
Engineer.
12. Documents including the Diamonte at=pirit of Bran n Farm final plat as
part of the SBF Master Homeow6dis Association a j equired and are
subject to review and approval b City Attorney.
13. The applicant shall enter intot�`evelopme :.agreement w. the City as
drafted by City Attorney and suM4,AAoapp, of the City Co ENncil.
Ayes: Blee, Lillehei, Reuve
Nays: 0
6. Silvarum
Chair Lillehei ope t �Mj ublic
Development fogy .' followi loc
�F
and Linch Pati'.'_
A. Preliminarv°fat, o iii
Maguire.
to cons r the
Wirth of 167th Street,
application of Encore
between Judicial Road
ntial lots to be known as Silvarum
Zweber fro%'Ancor 'velopment presented a brief overview of their request.
weber stated �,at Te T-, Wensmann and Kelly Murray -Johnson, who also
repr`.` t Wensmanr�,r,ustom` Homes, were also in attendance, along with Nick
Poltaioneer Engir�ring. Mr. Zweber stated that the Silvarum plat is on a 4.5
acre wood " site. Ty are proposing eight large wooded lots that will each be
custom gra�;N�i-teber thanked City staff for their help on this project.
Associate Plann6r Kris Jenson presented the planning report. Ms. Jenson stated
that there is one existing home and one outbuilding on the subject property which
will be removed when the site is developed. The existing well and septic system
shall be abandoned according to state and local requirements.
Ms. Jenson stated that the lots in the Silvarum preliminary plat meet the lot area and
width requirements of the RS -1 District.
Planning Commission Meeting Minutes, April 24, 2014 Page 5
Ms. Jenson indicated that there is one outlot in the Silvarum preliminary plat which
consists of a stormwater management basin that will be deeded to the City with the
final plat.
Ms. Jenson stated that Judicial Road is a minor collector. Judicial Road is a rural
paved section of road and requires a total of 66 feet of right-of-way. No additional
right-of-way is needed. 167th Street is located south and immediately adjacent to the
proposed plat. 167th Street is a local residential street that is a paved urban section.
Ms. Jenson indicated that an additional 0.05 acres of ROW;for 167th Street will be
dedicated with the Silvarum plat. Linch Path is an exist vel road on the west
side of the proposed plat. The Silvarum plat will dediq %`b.3 acres along the west
boundary so that Linch Path will be centered withi��ed 60 foot ROW. Linch
Path will be constructed as a paved street with rba I ign for the segment
abutting the Silvarum plat. The west side of Li . T ath will b aved rural section.
Ms. Jenson stated that all streets will meet t; inimum width a esign standards
of the Subdivision Ordinance.
Ms. Jenson indicated that 68% of the sign a t tre the site are prdp' osed to be
saved. A tree preservation plan and a b tory were submitted by the
developer as required by the S ision Ordin
Ms. Jenson stated that a neigh Mho ting eld on February 27, 2014.
s.
Approximately 17 residents atten with ma ncems being the number
of homes propos;Wowl
a site, i ye opment will have on the
neighborhood, tr Inial Ro d the p` osed improvements to Linch
Path. City St fl �cei neral e-' `ils this week from neighboring residents
concerned a = the propo Silvaru evelopment. These e-mails have been
distributed to t: lanni sion have been accepted into the public
record. ra
M; "son s tha mall portion of the existing 167th Street right of way is
sted to be v ted --to the developer platting an additional 0.3 acres of right
of.y for Linch P 10 th :tae existing street will be centered within the right of
way.°erefore, the a proposed to be vacated is no longer needed as right of
way. _az. _
Ms. Jenson
tel ,f t staff recommends approval of the Silvarum preliminary plat
and right-of-wbi#'Vocation, subject to the 10 stipulations listed in the April 18, 2014
planning report.
Chair Lillehei opened the hearing to the public for comment.
The following people from the audience had comments:
Mike Gillen, 16600 Judicial Road
Eric Lund, 16563 Judicial Road
Planning Commission Meeting Minutes, April 24, 2014 Page 6
Jeff Hurinenko, 12408 — 167th Street
Matthew Wood, 12450 — 167th Street
Barb Schiroo, 12372 — 167th Street
Brian and Stephanie McDonald, 12390 — 167th Street
Michael and Karen Jackson, 16562 Linch Path
Their comments and concerns included:
➢ Supportive of the development of the property, but n#or eight lots.
➢ The small lot sizes do not fit the existing character neighborhood.
➢ Concerned about traffic and pedestrian safety o ; ,1, i icial Road.
mss..
➢ Cited accidents and poor sight lines on Judic'
➢ Opposed to having 4 driveways onto Judici ad.
➢ The speed limit on Judicial Road should educed.
➢ The buckthorn on both sides of J I Road adjac to the property
reduces traffic visibility. rK:'
➢ There should be fewer lots with d ay acces , my onto 16 greet similar
to the Orchard Hills 2nd Addition de men a south. '
➢ The previous tenant of this property . the septic tank out onto the
lawn. It was also thoug t the forme nt burned plastics so they were
concerned about chemic g into th acent ponds.
➢ The proposed tree prese , io s are s extensive as they were
when their lots to the south a pla
➢ Cited a simil lopmen p ch Builders' that was turned
down by th
➢ Questio ",fie stat a f the onal bike path proposed adjacent to the
prope ng 167th et.
➢ Concern the r dra . e for the Silvarum plat will negatively
affect their 16c.
➢ ent d that the arum preliminary plat application is not
omple au 1t,is missing information.
The same entVvd
that he should have gotten a copy of the planning
and enginee .reeke the Planning Commission did.
Ancemed ab o' :,soil eAsion due to the proposed development.
➢ Path is u fe because it is a narrow, gravel roadway with a hill and an
in uate tur and area.
➢ After` aN,, n ;; yorhood meeting, the residents never received additional
informafi ;'m the developer, as they were promised.
Motion was made by Blee, seconded by Reuvers to close the public hearing at
7:06 p.m.
Ayes: Lillehei, Reuvers, Swenson, Drotning, Maguire, Blee.
Nays: 0
Chair Lillehei asked Mr. Zweber if they had looked at other layouts for their plat. Mr.
Zweber stated that they had looked at several different layouts but they did not fit as
Planning Commission Meeting Minutes, April 24, 2014
Page 7
well with the topography and would have resulted in a greater amount of tree
removal. An option using a cul-de-sac did not work with the topography would have
required removal of almost all of the trees.
Mr. Zweber commented that each one of the driveways onto Judicial Road will have
a hammerhead so that the homeowners would not have to back out onto Judicial
Road. Also, a lot of the buckthorn on their property would be removed to provide
clear visibility at the driveway access to Judicial Road.
Chair Lillehei asked Officer Stevens to comment on trafficl�fety for Judicial Road.
Officer Stevens stated that the Police Depart ,,Ii* received a couple of
complaints about the school bus stop where veh s w6i, d .drive right past even
though the bus stop arms were extended. He..icated that are yellow speed
advisory signs in the area but they are noticeable. Office „wens stated that
he asked Police Department staff to Ghee records from the couple years
for Judicial Road in this area. In 2012 tolud
eceived rhe call repo vehicle in
the ditch. In 2013, there were no calls ficial In early Apri , f this year,
one call was received about a vehicle in t
Due to comments being made
Planning Commission and those ;a
there should be no back and f di
Planning Comm issioia mss allow
the microphone.
in the'"ience, Mr. Morey reminded the
e that jppublic hearing is closed and
be the audience and the
x„peak at the podium and into
Regarding the ckthorn, M , lorey staf ` ; that if the buckthorn is in the public right-
y the Ci �sibili remove. If the buckthorn is on private
property, it is the a R sibility. The developer has previously
state, :will re ',e the bucktii rti along Judicial Road on their property.
w ° mow•::, ;�, V
A iirding the cl�W*cter neighborhood, Chair Lillehei asked if the lots have to
b
jArger than a ce in sit} a„, Ms. Jenson indicated that the Zoning Ordinance
est4i6hes a minimu`r .requireb lot size. The lots in Silvarum meet the minimum lot
size re'4_6ifoment for the, RS -1 District. She commented that the RS -1 District has
the large t inimum..16t size requirements of the City's single family residential
rp
jkzoning distnY,
Alex Jordan explained that Linch Path is an existing gravel road. The Silvarum plat
will dedicate 0.3 acres so that Linch Path will be centered within the required 60 foot
right-of-way. He indicated that the east side will be urbanized with curb and gutter
and the road will be paved up to the northern boundary of the Silvarum plat.
Chair Lillehei asked about the proposed drainage and rain gardens. Nick Polta from
Pioneer Engineering responded. Mr. Polta explained that the Silvarum development
includes construction of one stormwater management basin, one public
Planning Commission Meeting Minutes, April 24, 2014 Page 8
infiltration/filtration basin and four privately owned and maintained rain garden
basins to treat stormwater runoff.
Ms. Jenson stated the tree preservation plan indicates that the lots will be custom
graded. Therefore, there will be flexibility for house placement on each lot that can
take into account the preservation of significant trees. A custom grading and tree
preservation plan will be required for each lot. Ms. Jenson stated that the
Subdivision Ordinance requires the preparation of a tree preservation plan for
preliminary plats that identifies the significant trees propoked to be removed and
saved. If a tree is identified as being saved and that tc 8 removed, it must be
replaced at a 2:1 ratio.
Commissioner Drotning commented that trees are an bpity for future home
buyers so it is in the developer's best interest t he as man possible.
Commissioner Maguire asked if, for sa ;seasons, the speedVs on Judicial
.
Road could be reviewed. Mr. Jordan -d that th ity does no ` # the speed
limits. In order to reduce the speed limit ` _ . udici d, Mr wo conduct a
study and either reduce, maintain, or raise th . mit based upon the findings of
their study. Mr. Jordan indicat at Judicial his a minor collector roadway and
direct driveway access is allow ance.
Ms. Jenson stated that the previ deveA�t t pro al for this site by Pietsch
.Builders was a sket that wa 1 1n „a _ developer, not denied by the
City.A.
?
Ms. Jenson st I that the -'arum depment does not include the construction
of public sidew r trai if oeville's Parks, Trails, and Open Space
Plan identifies a " ay Corridor along 167"' Street, but the
cons . aZ, the : along 167 eet is unlikely because the railroad line
idg, asaYat re t 4._ orridor remains in private ownership by CP Rail. The
Res, Trails and' n S Plan is currently being updated and will likely include
thI vision. Y=,:
City Attomley Roger K90tson responded to the concerns about the preliminary plat
being outf charac is with the surrounding neighborhood. He stated that the
Planning Co�is irfi►ust review the preliminary plat based upon whether or not it
meets City ordrrte requirements, which are objective standards. The character of
the neighborhood is established by the land use component of the Comprehensive
Plan. Neighborhood character is not an objective standard and is not supported by
the courts.
Commissioner Reuvers indicated that City staff and the Planning Commission must
decide if the developer has submitted all of the information required by ordinance.
This preliminary plat has met the requirements.
Planning Commission Meeting Minutes, April 24, 2014
Page 9
Commissioner Swenson expressed his concern regarding privately maintained rain
gardens and how some homeowners maintain them and some do not.
Ground contamination was discussed. Mr. Zweber stated that whenever a septic
tank is removed from a site, there are State regulations regarding soil testing that
must be followed.
The Planning Commission requested that the following stipulation be added:
11.The driveways for the four lots fronting Judicial Ftp shall each have a
hammerhead turnaround so vehicles can access Juci^ Road facing forward.
z?-
Chair Lillehei commented that change is inevita ' `fh a `N"Ot's.
g community. He
stated that the preliminary plat meets Fd.
"'ce requiHe cited the
positives associated with the proposed ment, in,_improvements to
Linch Path and better site lines on Judicial address traffic ��v concerns.
Motion was made by Reuvers, second
Council approval of the Silvarum prelim
vacation, subject to the followin„ ' ulatior
1. Implementation of the recom dl,
report.
2. The recommen of the
Committee. gar
3. All new loc y 'iities an ny exis
property s a placed ergrour
4. The removall stru the
City prior to re`
by wire to recommend to City
nand 167th Street right-of-way
. vended:
A— April 18, 2014 engineering
in, and Natural Resources
overhead service utilities located on the
II require a demolition permit from the
5. T well "fid ,_,d septic sys� within the plat area shall be abandoned in
lian' a sta 6,,Vd local requirements.
utlot A shall eed the City with the final plat.
ch Path sha con ted according to city standards as shown on the
ved plans.
8. An " bdivision si ust be located within an outlot owned and maintained by a
home is ass", a� 'tion.
9. Park de o a `"`Ti be satisfied with a cash contribution paid with the final plat.
10.The 167th '"ROW vacation is contingent upon the recording of the Silvarum
final plat.
11.The driveways for the four lots fronting Judicial Road shall each have a
hammerhead turnaround so vehicles can access Judicial Road facing forward.
Ayes: Reuvers, Drotning, Maguire, Blee, Lillehei.
Nays: Swenson. Commissioner Swenson supports the use of rain gardens
for stormwater treatment, but he does not support privately maintained rain
gardens to meet public stormwater goals.
Planning Commission Meeting Minutes, April 24, 2014 Page 10
7. Election of Planning Commission Officers
Motion was made by Maguire, seconded by Drotning to nominate Commissioner
Lillehei to the office of Chair for the year 2014, and to nominate Commissioner
Boerschel to the office of Vice Chair for the year 2014, and to close nominations.
Ayes: Swenson, Drotning, Maguire, Blee, Lillehei, Reuvers
Nays: 0
There being no further business, the meeting was
Respectfully submitted,
56 p.m.
Penny Brevig, Recording Secretary,'• ,
ATTEST:
cps1„
Brooks Lillehei, Chaif g }^
�t 1, s.k
f