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HomeMy WebLinkAbout05-21-15CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES May 21, 2015 Chair Swenson 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 Jason Swenson, Brooks Lillehei, Paul Reuvers, Karl Drotning, Jason Kelvie, Scott Einck, Pat Kaluza, ex -officio member Nic Stevens Members Absent: Vice Chair Linda Maguire Others Present: Daryl Morey, Planning Director; David Olson, Community & Economic Development Director; Frank Dempsey, Associate Planner; Kris Jenson, Associate Planner; Alex Jordan, Civil Engineer; and Penny Brevig, Recording Secretary 3. Approval of the Meeting Minutes The April 23, 2015 Planning Commission meeting minutes were approved as presented. 4. Announcements Mr. Morey stated that the following handouts were distributed at tonight's meeting: 1. May 20th Parks, Recreation and Natural Resources Committee draft minutes regarding the Pheasant Run of Lakeville preliminary plat and the Kenyon Retail preliminary and final plat. 2. Amended copy of the Resolution for Tax Increment Financing District No. 20. Mr. Morey commented that Planning Commission members that wish to attend any of the GTS Education workshops to please contact Ms. Brevig as soon as possible to get registered. 5. Proposed Tax Increment Financing (TIF) District No. 20 Chair Swenson opened discussion on Tax Increment Financing (TIF) District No. 20. Community and Economic Development Director David Olson presented the staff report. Mr. Olson commented on the amended resolution that was distributed at tonight's meeting correcting a number in the body of the resolution. The motion will read "as amended." Mr. Olson stated that Mendell Inc. contacted the City and presented plans for an 18,700 square foot expansion of their building located at 21463 Grenada Avenue. Mendell Inc. has submitted a request for TIF to assist with the $360,000 in eligible Planning Commission Meeting Minutes, May 21, 2015 Page 2 site improvement costs associated with their manufacturing and warehouse addition project. Mr. Olson stated that Mendell Inc. will retain their existing 94 employees in Lakeville, and the proposed expansion will create an additional 12-25 jobs. Mr. Olson indicated that the City Council reviewed this proposed TIF project at their April 27th Work Session and the EDC reviewed it at their April 28th meeting and both recommended proceeding with the necessary steps to create a new TIF District for the project. One of the requirements of the TIF Statutes is that the City prepare a Tax Increment Financing Plan, which is included in the Planning Commission packets. The City designated most of Airlake Industrial Park as a redevelopment project area in 1984 and has approved a number of TIF Districts for various projects since then. Mr. Olson indicated that the primary purpose of designating this redevelopment project area was to provide the impetus for private development, maintain and increase employment, and to increase the tax base for the City. Mr. Olson stated that this proposed expansion will require the platting of Outlot B, which is currently owned by Mendell. A preliminary and final plat will be scheduled for an upcoming Planning Commission meeting. Mr. Olson stated that included in the costs that are TIF eligible are stormwater improvements that are proposed to be constructed under the parking lot so as to maximize development of their site. This type of stormwater management improvement is considerably more expensive than typical stormwater ponds and basins. Mr. Olson stated that staff is requesting that the Planning Commission adopt the resolution recommending to the City Council that the Tax Increment Financing Plan for TIF District No. 20 is consistent with the City's Comprehensive Plan. Chair Swenson asked for comments from the Planning Commission. There was no discussion. Motion was made by Drotning, seconded by Reuvers to recommend adoption of the resolution finding that the Tax Increment Financing Plan for Tax Increment Financing District No. 20 is consistent with the City's Comprehensive Plan, as amended. Ayes: Einck, Lillehei, Kelvie, Swenson, Reuvers, Kaluza, Drotning Nays: 0 Planning Commission Meeting Minutes, May 21, 2015 Page 3 6. Pheasant Run of Lakeville Chair Swenson opened the public hearing to consider the application of KJ Walk, Inc. for the preliminary plat of 193 single family residential Tots to be known as Pheasant Run of Lakeville. Luke Israelson from KJ Walk, Inc. presented a brief overview of their request. Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that KJ Walk, Inc. has applied for a preliminary plat to allow the development of 193 single family residential lots to be known as Pheasant Run of Lakeville. Ms. Jenson indicated that all of the lots in the Pheasant Run of Lakeville preliminary plat meet the lot area, width and depth requirements of the RM -1 District. Also, all 193 lots have adequate building pad areas that meet setback requirements. Ms. Jenson explained the residential buffer yard requirements for the 24 lots abutting 179th Street. Pheasant Run of Lakeville will be developed in six phases with the first phase being the area immediately south of 179th Street and adjacent to Embers Avenue. Ms. Jenson reviewed the proposed streets and trails in Pheasant Run of Lakeville. Elgin Avenue in Farmington is not proposed to be extended into the preliminary plat, however, a trail is proposed instead to provide a pedestrian connection. More detailed information regarding the streets is outlined in the May 15, 2015 Engineering Division memo. Ms. Jenson stated that this plat has an existing Farmington owned trunk sanitary sewer line that bisects the parent parcel, which conveys sewer from Farmington to the MCES Farmington Interceptor located north of the plat. The Metropolitan Council has coordinated with the developer of Pheasant Run of Lakeville to replace and relocate the existing meter station to Outlot J. Ms. Jenson indicated that the developer will install 18 -inch sanitary sewer to re -align the existing trunk facility within the Embers Avenue right-of-way. A Joint Powers Agreement will be established between the cities of Farmington and Lakeville for the costs of the oversizing of the trunk sanitary sewer. Ms. Jenson indicated that a tree preservation plan has been submitted showing the ten significant trees on the Pheasant Run of Lakeville plat to be saved. A wetland delineation has been completed. Ms. Jenson stated that there are three wetlands within the preliminary plat area. The City's 2015 Parks, Trails, and Open Space Plan identifies a general area south of 170th Street and east of Pilot Knob Road as a neighborhood park service area. Ms. Jenson indicated that Outlot J is being dedicated as park land for the future Planning Commission Meeting Minutes, May 21, 2015 Page 4 construction of the North Creek Greenway corridor trail along the east property line of the preliminary plat. The developer has submitted a ghost plat showing single family lots and the future extension of roads to the north on the adjacent properties. There was a neighborhood meeting held by the developer on September 23, 2014. Ms. Jenson indicated that it was attended by Luke Israelson from KJ Walk, Operations & Maintenance Engineer Monica Heil, and herself. Seven residents attended the neighborhood meeting with their primary concern being potential water damage to their homes with additional runoff from the development. Other issues were proposed trail locations, home sizes and prices and if there would be any parks within the development. Ms. Jenson stated that staff recommends approval of the Pheasant Run of Lakeville preliminary plat, subject to the 10 stipulations listed in the May 15, 2015 planning report. Chair Swenson opened the hearing to the public for comment. Dan Nelson, 18030 Echo Drive, Farmington Mr. Nelson lives on the border of Lakeville and Farmington. His main comments were: • Possible water/flooding problems • No playground proposed for Pheasant Run of Lakeville. • Glad to see that some of the pine trees he planted along the edge of the property are being saved David Moss, 18010 Echo Drive, Farmington Mr. Moss also lives on the border of Lakeville and Farmington. His comments were: • He attended the neighborhood meeting and questioned why the layout of the plat has changed since that meeting and why he never received the new plans • Concerned with water problems. His neighbor, whose house is approximately 100 yards from his house, has a sump pump that always runs and a leaky basement • Curious why the trail that is proposed adjacent to his backyard is not proposed on the north side of the drainage ditch instead • The County previously mowed the drainage ditch, but they don't anymore. Wanted to know who is responsible for mowing the ditch Motion was made by Reuvers, seconded by Drotning to close the public hearing at 6:44 p.m. Planning Commission Meeting Minutes, May 21, 2015 Page 5 Ayes: Lillehei, Kelvie, Swenson, Reuvers, Kaluza, Drotning, Einck Nays: 0 Chair Swenson asked Mr. Israelson to address the public's questions related to the trail location and storm water management on the site. Mr. Israelson indicated that they are proposing to tie the trail into the proposed North Creek greenway corridor trail to the east and the south side of the drainage swale is a better location to make this connection. Regarding storm water management for the development, he indicated that the redesigned storm water management system will direct storm water drainage away from the existing drainage swale and into ponds to be constructed within the development. As such, there will be a reduction of storm water flow to the drainage swale that will be beneficial to the whole area. Mr. Israelson indicated that the layout of the preliminary plat changed due to the re- design of the stormwater management system, which resulted in fewer lots. He stated the subject property is very flat and it is a challenging site to design. There was an extensive discussion among the Planning Commission, Mr. Israelson, and City staff regarding the change from the original plan that extended Elgin Avenue into the Pheasant Run of Lakeville development. Mr. Israelson explained that extending Elgin Avenue from Farmington into the Pheasant Run of Lakeville plat could adversely impact the capacity of the existing drainage swale and cause water to overtop Elgin Avenue during large rainfall events. Civil Engineer Alex Jordan indicated that the emergency overflow would not be high enough to accommodate a public street crossing of the drainage swale in the location of the Elgin Avenue extension. He stated the trail crossing will likely be a boardwalk so as to not restrict the capacity and flow of stormwater in the drainage swale. Mr. Jordan stated that staff typically encourages street inter -connectivity but due to potential storm water impacts to existing homes in Farmington, staff is not recommending the Elgin Avenue extension. He stated that Lakeville staff discussed the street connection with the Farmington City Engineer and he was not opposed to the trail connection versus street connection at Elgin Avenue due to the stormwater concerns. . Chair Swenson asked staff whether Dakota County or the City of Lakeville have legal rights to the swale. Mr. Jordan stated that Dakota County has the legal right to the drainage swale and should be maintaining it. Mr. Morey indicated that the County has an easement over the drainage swale that gives them the right to access and maintain the swale. The Dakota County easement would stay in place but Outlot J would be deeded to the City of Lakeville. Lakeville staff will reach out to County staff regarding the County mowing the swale. If a maintenance issue arises, the City would notify Dakota County. Regarding the lack of a park in this plat, Mr. Morey explained the Comprehensive Parks, Trails and Open Space System Plan was recently updated. The City Council is moving away from having a park in every neighborhood due to changing demographics. Because of that, there is not a neighborhood park proposed in this development. Mr. Morey indicated that trail connections and greenway corridor trails between subdivisions are proposed. Planning Commission Meeting Minutes, May 21, 2015 Page 6 Chair Swenson asked Mr. Morey to explain the platting and public notification process following the neighborhood meeting. Chair Swenson was very appreciative of all the work that has gone into the design of this preliminary plat. Motion was made by Einck, seconded by Reuvers to recommend to City Council approval of the Pheasant Run of Lakeville preliminary plat of 193 single family residential Tots, subject to the following stipulations: 1. Implementation of the recommendations listed in the May 5, 2015 engineering report. 2. The recommendation of the Parks, Recreation, and Natural Resources Committee. 3. Park dedication shall be satisfied with a combination of land dedication and cash contribution paid with the final plat for each development phase. 4. The developer shall construct 5 foot wide concrete sidewalks along one side of all streets. The developer shall construct a 10 foot wide bituminous trail on the east side of Pilot Knob Road, both sides of 179th Street, and from Eclipse Avenue and Elgin Avenue through Outlot J. 5. Outlots A,B,C,D,F,G,H,I, and J shall be deeded to the City with the final plat. 6. Buffer yard landscaping shall be installed according to the approved landscape plan. A security for the buffer yard landscaping shall be submitted with the final plat. The lots abutting 179th Street must install sod to the trail and a $1,000 per lot security will be required with the building permit. 7. The developer shall install a "Future Street Extension" sign and barricades at the terminus of 179th Street, English Avenue, Embers Avenue, and Eclipse Avenue. 8. A temporary turnaround is required at the north end of Eclipse Avenue and a temporary easement for the turnaround must be granted to the City by the developer. A cash escrow must also be provided for the future removal of the temporary turnaround. 9. The following lots shall have restricted driveway access: • Lot 9, Block 3 shall have driveway access from Essex Lane. • Lot 1, Block 5 shall have driveway access from Equinox Avenue. • Lot 1, Block 6 shall have driveway access from Enigma Way. • Lot 1, Block 9 shall have driveway access from Element Avenue. 10.A11 new local utilities and any existing overhead service utilities located on the property shall be placed underground. Ayes: Kelvie, Swenson, Reuvers, Kaluza, Drotning, Einck, Lillehei Nays: 0 Planning Commission Meeting Minutes, May 21, 2015 Page 7 7. Kenyon Retail Chair Swenson opened the public hearing to consider the application of Diversified Equity Investment, LLC for the following: A. Preliminary and final plat of two commercial lots and one outlot to be known as Kenyon Retail; B. Conditional Use Permit to allow: 1. More than one principal building on a commercial lot, 2. Impervious surface area greater than 25% in the Shoreland Overlay District of Lee Lake, and 3. A memory care senior living facility in the C-3, General Commercial District. Dean Devolis from DJR Architects, Patrick Sarver, Civil Engineer for the project, and Brian Winges who is in charge of patient care for LiveWell Communities, were in attendance at tonight's meeting. Mr. Devolis presented a brief overview of the request. He indicated that the focus of the memory care facility is on offering a higher level of care to those affected by dementia. He feels that a smaller facility in a more convenient location will bring more visitors which he feels is important. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Diversified Equity Investment, LLC has submitted preliminary and final plat and conditional use permit (CUP) plans for development of property located at the southeast corner of Kenyon Avenue and 162nd Street (CSAH 46). Mr. Dempsey explained that the Planning Commission previously held a public hearing for a preliminary plat and CUP for development of the same property on January 8, 2015 with City Council approval on January 20, 2015. The previous preliminary plat proposed the east half of the property as an outlot meaning that the outlot would have to be preliminary and final platted for future development. Mr. Dempsey indicated that the developer has decided to move forward with the development of the east half of the property now, therefore a new preliminary plat of the entire property is being processed, as well as a CUP for the proposed 36 unit memory care senior living facility proposed by LiveWell Communities and for the two principal buildings on Lot 2. Mr. Dempsey stated that the property is zoned C-3, General Commercial District. The memory care facility, the two principal buildings and impervious surface area greater than 25% on Lot 2 are allowed by CUP. He indicated that a CUP was approved on January 20, 2015 for Lot 1 for a convenience food with drive-through service, for two principal buildings on one lot, and for impervious surface area greater than 25%. Mr. Dempsey reviewed the SRF traffic study that was completed for this proposed development, including the proposed design standards for access onto Kenyon Avenue and that no sight obstructions be located within the line of sight to the west of the driveway entrance. He indicated that a future traffic signal is anticipated at the intersection of Kenyon Avenue and 162nd Street (CSAH 46) and the developer will be required to pay one-third of the City's 45% share of the cost of the traffic signal consistent with the Kent 46 development to the west. Planning Commission Meeting Minutes, May 21, 2015 Page 8 Mr. Dempsey reviewed the site plan submitted with the preliminary and final plat based on Zoning and Subdivision Ordnance requirements, which included landscaping/screening, parking/circulation, sidewalks, building design, roof -top mechanical equipment screening, and snow storage. The Department of Natural Resources (DNR) has been informed of the Kenyon Retail preliminary and final plat and CUP for impervious surface area greater than 25%. The DNR has not provided comments to the City. Mr. Dempsey stated that staff recommends approval of the Kenyon Retail preliminary and final plat and Conditional Use Permit subject to the 19 stipulations listed in the May 13, 2015 planning report. Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Lillehei, seconded by Kaluza to close the public hearing at 7:47 p.m. Ayes: Swenson, Reuvers, Kaluza, Drotning, Einck, Lillehei, Kelvie Nays: 0 Chair Swenson asked for comments from the Planning Commission. Discussion points included: • Commissioner Kelvie confirmed that sewer and water are in place to serve this development. • Commissioner Lillehei questioned Stipulation 12. Mr. Dempsey stated that Stipulation 12 requires the private sanitary sewer to serve the two buildings on one lot be covered under a private maintenance agreement so that the utilities will be maintained in case of a change of ownership. • When asked, Mr. Winges indicated that LiveWell Communities prefers one story buildings for accessibility reasons. He stated that some rooms will be furnished. • Commissioner Drotning asked if they will have a resident/service contract with the County. Mr. Winges indicated that they have a goal of 20% County resident contracts. • Commissioner Lillehei thanked LiveWell Communities for bringing this project forward. As a neighbor to this proposed development, he is looking forward to seeing the finished product. Motion was made by Lillehei, seconded by Drotning to recommend to City Council approval of the Kenyon Retail preliminary and final plat and conditional use permit to allow: 1. More than one principal building on a commercial lot, 2. Impervious surface area greater than 25% in the Shoreland Overlay District of Lee Lake, and 3. A memory care senior living facility in the C-3, General Commercial District, subject to the following stipulations: Planning Commission Meeting Minutes, May 21, 2015 Page 9 1. Implementation of the recommendations listed in the May 13, 2015 engineering report. 2. Implementation of the recommendations of the Parks, Recreation and Natural Resources Committee. 3. The site and buildings on Lots 1 and 2 shall be developed in compliance with the plans approved by the City Council. 4. The developer shall dedicate a 15 foot wide trail, drainage, utility and retaining wall easement along the north 15 feet of the plat adjacent to 162nd Street (CSAH 46). 5. Prior to release of the final plat mylars, the developer shall submit a cash escrow for the future signalization of 162nd Street (CSAH 46) and Kenyon Avenue totaling one-third of the estimated 45% City cost to fund the future signal. 6. Landscaping shall be installed according to the landscape plan approved by the City Council. A $30,000 financial security shall be submitted prior to release of the final plat mylars to guarantee installation of the landscaping. 7. All signs shall comply with Zoning Ordinance requirements. A comprehensive sign plan shall be submitted for staff review prior to the issuance of any sign permits. A sign permit must be issued by the City prior to the installation of any signs. 8. Site and building lighting shall be installed consistent with the lighting plan and photometric plan approved by the City Council. Parking lot lighting shall be down -cast cut-off type fixtures only. Tilt -up light fixtures are not permitted. Building lighting shall be down -cast only as required by the Zoning Ordinance. 9. All building materials on Lot 2 shall be integral colored masonry and prefinished composite siding and shall meet the exterior building material requirements as outlined in the RH-1, High Density Residential District. Painted masonry is not permitted. 10. Ownership, covenants, restrictions and maintenance shall be established separately for Lots 1 and 2 for buildings and common areas and shall be under condominium ownership pursuant to Minnesota statutes 515A.1- 106. A copy of the property ownership, covenants and maintenance responsibility documents shall be submitted for City Attorney review prior to City Council consideration of the final plat. 11.All exterior utility meters and fixtures shall be located in interior side or rear yard areas when possible and shall be screened from public right-of- way. 12.All private sanitary sewer services and maintenance shall be the responsibility of the property owner or association. 13.All loading and deliveries on Lot 1 shall take place at the front door entrances of the building during off-peak hours of operation so as not to interfere with on-site traffic circulation. 14.A northbound right turn lane, southbound left turn lane and Kenyon Avenue striping shall be installed on Kenyon Avenue by the developer in accordance with the SRF traffic study recommendations. Planning Commission Meeting Minutes, May 21, 2015 Page 10 15.The sight visibility area west of the driveway access shall at all times be kept clear of visual obstructions, including snow storage. 16. Snow storage shall not occur within required parking spaces and shall not infringe upon vehicle site circulation or sight visibility. 17. The trash enclosure gates on Lot 1, Block 1 shall be constructed of durable maintenance free PVC vinyl or pre -finished metal. Trash and recyclables on Lot 2, Block 1 shall be stored inside the building. 18.Outlot A shall be deeded to the City for stormwater management purposes. 19.A signed shared driveway access agreement between Lots 1 and 2 shall be submitted prior to City Council consideration of the preliminary and final plat and conditional use permit. Ayes: Reuvers, Kaluza, Drotning, Einck, Lillehei, Kelvie, Swenson Nays: 0 There being no further business, the meeting was adjourned at 7:55 p.m. Respectfully submitted, Penny Bre Recording Sec ry