Loading...
HomeMy WebLinkAbout04-03-08 CITY OF LAKEVILLE Planning Commission Meeting Minutes • APRIL 3, 2008 The April 3, 2008 Planning Commission meeting was called to order by Chair Drotning in the City Hall Council Chambers at 6:00 p.m. Flag pledge and roll call of members: Present: Manikowski, Lillehei, Drotning, Glad, Grenz, Davis, Ex-officio Bussler. Absent: Pattee. Staff Present: Daryl Morey, Planning Director; Allyn Kuennen, Associate Planner; Kris Jenson, Associate Planner; Jay Rubash, Assistant City Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: Commissioner Lillehei wanted to amend paragraph 3, on page 5 of the March 20, 2008 minutes concerning the McNamara Contracting/Nordic Square PUD Amendment to read: "Mr. Lillehei asked if the Plazutuig Commission would want to consider whether the proposed amendment would cause the developer to be in breach of their purchase agreement." • The March 20, 2008 Planning Commission meeting minutes were approved as amended. ITEM 4. ANNOUNCEMENTS: Mr. Morey indicated that the following items were distributed to the Plaztnulg Commission at tonight's meeting: A. The April 2, 2008 Parks, Recreation and Natural Resources Committee meeting motion regarding Crescent Ridge Second Addition. B. Findings of Fact for the Heritage Commons 3Td Addition planned unit development amendment, which were inadvertently left out of the packet material. ITEM SWEARING IN OF NEW PLANNING COMMISSION MEMBERS Jason Glad was sworn in as a new Planning Commission member by Assistant City Attorney Andrea Poehler. • Planning Coxrunission Meeting Apri13, 2008 Page 2 • ITEM 6. COMFORT INN (Tabled at the March 20, 2008 Planning COn1nllSSlOn meeting) Chair Drotning opened the public hearing to consider the application of Sunny Bhakta, Shreya Hospitality Inc. for a Variance from the maximum 30 .foot freestanding sign height on a C-3, General Commercial District lot within the Freeway Corridor Area, located at 17605 Kenrick Avenue. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Chair Drotning suggested that staff present the plannuig report after a brief presentation by the applicant. Heidi Winsor from APPRO Development presented a short overview of the variance request. Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that Ms. Bhakta has submitted an application for a variance to erect a 60 foot high freestanding sign in the northwest corner of the Comfort Inn Lakeville property. Ms. Jenson stated that Ms. Bhakta is requesting a variance to increase the 30 foot • height limit allowed for afree-standing sign in the freeway corridor to 60 feet. She indicated that the 30 foot variance is being requested to allow the sign to be seen from I-35 and Kenwood Trail. The sign would also be moved to a new location on site to be closer to I-35. The size of the sign face is not proposed to be increased. Ms. Jenson reviewed the applicable criteria for consideration of a variance request included in the Zoning Ordinance, which are listed in detail in the March 27, 2008 planning report. Ms. Jenson showed various Internet mapping sites that had been updated to indicate the correct location of the Comfort Inn. Ms. Jenson indicated that on August 2, 2007 the Planning Commission held a work session in which the Comfort Inn sign height variance was discussed. At the work session the Planning Commission expressed to Ms. Bhakta that an undue hardship did not exist in this case. Ms. Jenson stated that the Plaiuling Commission did express their willingness to study the issue of commercial visibility and sign requirements when the Zoning Ordinance is updated in 2009. Ms. Jenson stated that based on the review criteria contained in the Zoning Ordinance, staff recommends denial of the variance as presented. Findings of Fact Platu~ing Commission Meeting Apri13, 2008 Page 3 • for the denial of the variance request have been distributed to the Planning. Commission. Ms. Winsor came forward to reiterate why the applicant felt she needed the variance, including the removal of MnDOT's blue freeway business information signs on I-35, lack of visibility, Internet mapping sites directing patrons to the wrong location, etc. Ms. Winsor indicated that Ms. Bhakta has considered the options which staff and the Planning Commission have recommended as alternatives and explained why she felt that they would not work for her situation. Chair Drotnixig opened the hearing to the public for comment. Todd Bornhauser, Lakeville Area Chamber of Commerce Executive Director Mr. Bornhauser feels that the hardship occurred when the blue freeway business information sign came down. He feels these signs are very important for directing freeway travelers to businesses located in freeway interchanges. He understands the visibility issue and feels good signage is an important component of that. • OS.27 Motion was made and seconded to close the public heazing at 6:30 p.m. Ayes: 6 Nays: 0 Commissioners Manikowski and Glad commented that they travel a lot and if they had trouble finding a hotel in a certain city, they would probably not return. Commissioner Grenz asked when the blue signs would be put back up on I-35. Mr. Morey stated that MnDOT has certain criteria for installing the blue signs on freeways based on a number of factors. The sign was removed by MnDOT following the interim improvements to the I-35/CR. 50 interchange due to the new ramp geometries. Commissioner Grenz suggested that staff consider putting up an equivalent to the blue signs on local streets. Mr. Morey stated that the City Council approved an off premise directional sign on the Quello Clinic site outside the Country Road 50 right-of-way. Commissioner Glad agreed that not having the blue signs on I-35 creates a problem for finding where the Comfort Inn is located. He asked Officer Bussler if he was aware of accidents in the I-35/C.R: 50 area that were associated with people maneuvering on the exit ramp due to confusion over the location of area businesses like the Comfort Inn. Officer Bussler stated that he was not aware of any accidents specifically related to this situation. Planning Commission Meeting Apri13, 2008 Page 4 • Ms. Bhakta felt that most of the people that visit her hotel are from out of town and very unfamiliar with the area. She .often directs her guests to restaurants, gas stations, and other businesses in the area, so she feels it is in the best interest of the City to make sure people can find her hotel. The Plamling Commission understood Ms. Bhakta's situation, but Chair Drotning stated that the Planning Commission has to make their recommendation to the City Council based on the ordinance and this request does not qualify for a hardship according to the ordinance. Commissioner Drotning indicated that the hardship began with the location of the hotel, when it was originally constructed, which is not in a highly visible location. But he indicated that the City Council will take final action on her variance application. The Planning Commission agreed to take another look at the commercial sign requirements in the freeway corridor when reviewing the Zoning Ordinance in 2009. 08.28 Motion was made and seconded to recommend to City Council approval of the Comfort Inn variance request fora 60 foot high freestanding sign in the northwest corner of the Comfort Inn Lakeville property, located at 17605 Kenrick Avenue. Ayes: Grenz. Commissioner Grenz "detests variances;' but he felt this was a special case due to the removal of the blue business information sign on I-35. Nays: Manikowski, Lillehei, Drotning, Glad, Davis. 08.29 Motion was made and seconded to move to adopt the Findings of Fact dated April 3, 2008. Ayes: Lillehei, Drotning, Glad, Grenz, Davis, Manikowski Nays: 0 ITEM 7. HERITAGE COMMONS 3AD ADDITION Chair Drotning opened the public hearing to consider the application of Heritage Commons LLC for the following, located north of Heritage Drive and east of Dodd Boulevard (C.R. 9): A. Amendment to the Heritage Commons Planned Unit Development (PUD) to modify the approved site plan and uses for a portion of the Heritage Commons 3rd Addition plat. B. Vacation of a sanitary sewer and public utility easement. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting Apri13, 2008 Page 5 • Jack Amdahl from KKE Architects presented an overview of the request. Mr. Luigi Bernardi, owner of the subject property, was also in attendance. They stated that they concurred with the stipulations as listed in the March 28, 2008 planning report. Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that Heritage Commons, LLC has submitted an application for an amendment to their PUD to modify the site plan that was approved by City Council on February 20, 2007. She indicated that at the time of plat approval, the plans included a Cub Foods grocery store and attached retail center, as well as a motor vehicle fuel facility in conjunction with Cub Foods and a small multi tenant retail building. Cub Foods has decided not to go forward with their plans for the accessory motor fuel facility. Ms. Jenson stated that the site has been redesigned by the property owner to include one slightly larger multi tenant retail building. Ms. Jenson reviewed the applicable Zoning Ordinance performance standards, which are listed in detail in the March 28, 2008 planning report. Ms. Jenson stated that the proposed easement vacation will vacate the utility easement over the section of sanitary sewer that will be removed after the sanitary • sewer is re-routed around the proposed building pad. Ms. Jenson stated that should the Planning Commission recommend to the City Council approval of the Heritage Commons Planned Unit Development amendment and easement vacation, Planning Department staff recommends approval subject to the 9 stipulations listed in the March 2S, 2008 planning report. Chair Drotning opened the hearing to the public for comment. There were no comments from the audience. 08.30 Motion was made and seconded to close the public hearing at 6:54 p.m. Ayes: 6 Nays:0 Commissioner Grenz asked whether any parking spaces would be removed from the Cub Foods site for the development of this site and if the three proposed handicapped parking spaces were sufficient. Ms. Jenson indicated that no parking spots would be removed from the Cub Foods site and the three handicapped parking spaces meet minimum state requirements. There was a discussion whether a berm or hedge should be placed adjacent to • Heritage Drive to screen parking lot headlights. Mr. Morey indicated that a berm Planning Cormission Meeting Apri13, 2008 Page 6 • could be challenging but a hedge would fit in the area between the parking lot and Heritage Drive right-of-way. The Planning Commission agreed that the landscape plan should be amended to include hedges to screen the parking lot from Heritage Drive. Freestanding signage was also discussed and which businesses could advertise on the clock tower. Ms. Jenson indicated that it would be at the discretion of the property owner as to which businesses may have a sign on the clock tower, provided it complies with the Heritage Commons comprehensive sign plan. Commissioner Davis asked about the loading area and truck turning movements. Ms. Jenson indicated that there is a dedicated lane for trucks to side load, similar to the multiple tenant retail building in Heritage Commons 2na Addition that will not block the access drive. The following amended stipulation will read as follows, in part: 8. add landscaping along Heritage Drive, to include a hedge row for the parking stalls adjacent to Heritage Drive, and submit security...' • 08.31 Motion was made and seconded to recommend to City Council approval of the Heritage Commons Planned Unit Development amendment to modify the approved site plan and uses for a portion of the Heritage Commons 3rd Addition plat, and easement vacation, located north of Heritage Drive and east of Dodd Boulevard (C.R. 9), subject to the 9 stipulations listed in the March 28, 2008 planning report, as amended. Ayes: Drotning, Glad, Grenz, Davis, Manikowski, Lillehei. Nays: 0 Break at 7:04 Reconvened at 7:11 ITEM 8. CRESCENT RIDGE SECOND ADDTTION Chair Drotning opened the public hearing to consider the application of LaFavre/Miller Development Company for the preliminary plat of 104 lots to be known as Crescent Ridge Second Addition, located north of 195d' Street, east of Holyoke Avenue and south of 190 Street. The Recording Secretary attested that • the legal notice had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting April 3, 2008 Page 7 Sob Wiegert from Paramount Engineering and Design presented an overview of their request. The developer Joe Miller was also present. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen presented a brief history of the first addition of Crescent Ridge currently under construction and the original version of Crescent Ridge Second Addition that received preliminary plat approval but was removed from further consideration by the applicant prior to City Council approval of the final plat. Mr. Kuennen stated that the applicant submitted a new preliminary plat application for the second addition of Crescent Ridge. He indicated that the new preliminary plat is for the development of the same 75 acres, is proposed to have 104 single-family lots, and does not include the realignment of Holyoke Avenue. Mr. Kuennen stated that the preliminary plat also includes a ghost plat for a 22 acre outlot along the northern third of the property which is not anticipated to be developed before 2020 consistent with the MUSA Map incorporated into the draft 2008 Comprehensive Plan Update. Mr. Kuennen explained the proposed phasing of the Crescent Ridge Second • Addition along with the current zoning of the property and the anticipated. re- zoning of portions of the subject property in 2009 to reflect the adopted 2008 Comprehensive Land Use Plan and Staged MUSA Expansion Map. Mr. Kuennen reviewed the RS-3 District standards in relation to the Crescent Ridge Second Addition preliminary plat. He indicated that the proposed development meets or exceeds Zoning Ordinance requirements. Mr. Kuennen stated that there are five outlots included in the Crescent Ridge Second Addition preliminary plat. Outlot A is the 22 acre area to the north within the Urban Reserve and will be retained by the developer for future development. Outlots B, C, D, and E (which includes storm water retention and infiltration basins) will be deeded to the City. Mr. Kuennen reviewed the landscape plan including the proposed buffer yard trees and berms. He indicated that the landscape plan must be revised to show the extension of berming and landscaping along Holyoke Avenue to the south adjacent to the future 195a' Street cul-de-sac. Mr. Kuennen stated that the access to Crescent Ridge Second Addition will be from 193~d Street and 194 Street at Holyoke Avenue. The 194a' Street access off Holyoke • Avenue will be constructed by the developer from Holyoke Avenue to the eastern Planning Commission Meeting April 3, 2008 Page 8 plat boundary and must include left and right. turn lanes as outlined in the March 2811' engineering report. Mr. Kuennen reviewed the other local streets that are included in the preliminary plat along with the sidewallcs and trails. Mr. Kuennen stated that the Parks, Recreation and Natural Resources Committee recommended approval of the Crescent Ridge Second Addition preliminary plat at their Apri12, 2008 meeting. Mr. Kuennen stated that should the Planning Commission recommend to the City Council approval of the Crescent Ridge Second Addition preliminary plat, Planning Department staff recommends approval subject to the 16 stipulations listed in the March 28, 2008 plamlutg report. Chair Drotrung opened the hearing to the public for comment. Gene Jacobson, 8472 -19511° Street Mr. Jacobson asked about the cul-de-sac that was on the previous proposal at the east end of 195t~ Street. It does not show up on the current plans. He was also • concerned about drainage. Susan Mortensen, 8487 -195th Street Ms. Mortensen was also concerned about the current plans not showing the cul-de- sac at the east end of 195a` Street that was on the previous proposal. She indicated that there was a discussion previously regarding whether the cul-de-sac would go on her property or the developer's property and she would prefer it be on the developer's property. William Nelson, 8440 -190th Street Mr. Nelson wanted clarification regarding when Holyoke Avenue will be re- aligned. Robert Poud, 8534 -195th Street Mr. Pond asked for clarification on the phasing for the re-construction of 19511' Street. 08.32 Motion was made and seconded to close the public hearing at 7:29 p.m. • Ayes: 6 Nays: 0 Planning Commission Meeting April 3, 2008 Page 9 Mr. Kuennen stated that regarding the cul-de-sac, the developer has the option to work with the adjacent property owners to obtain an easement to locate it on their property or to construct it entirely within the 2~ Additionplat. Mr. Rubash explained the proposed storm sewer, drain tile, and how the overall hydrology will work for this plat. Regarding the phasing of 195s' Street, he stated that the developer is financing that road and he has indicated that he will re- construct it in phases. Chair Drotning asked the Assistant City Attorney if the Plann;ng Commission can make a recommendation on the timing of the 195 Street re-construction. Ms. Poehler indicated that if the City feels strongly enough, it would be reasonable to recommend that 195 Street be completed at one time with the first phase of the Crescent Ridge Second Addition. So that the residents would not have to go through the construction of the road more than once, the Planning Commission felt it was reasonable to recommend that the developer upgrade all of 195 Street to an urban section with the next phase of the Crescent Ridge development. The Planning Commission had a discussion regarding the realignment of Holyoke Avenue in relation to the Transportation Plan and the MUSA. Commissioner Lillehei asked whether the Holyoke Avenue road realignrent needed to be complete prior to the ghost plat. Mr. Rubash indicated that the southeast part of the ghost plat could be platted prior to the road realignment consistent with the MUSA timing. The following stipulation will be added: 17. The developer must upgrade all of 195 Street to an urban section with the next phase of the Crescent Ridge development. 08.33 Motion was made and seconded to recommend to City Council approval of the Crescent Ridge Second Addition preliminary plat of 1041ots, located north of 195a' Street, east of Holyoke Avenue and south of 190a' Street, subject to the 16 stipulations listed in the March 28, 2008 planning report, and with the addition of Stipulation 17. Ayes: Glad, Grenz, Davis, Manikowski, Lillehei, Drotning. Nays: 0 There being no further business, the meeting was adjourned at 7:53 p.m. • Planning Commission Meeting Apri13, 2008 Page 10 Respectfully submitted, ATTEST: i:J . Penny ig, Recording S cretary Karl Drotning, Chair •