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HomeMy WebLinkAboutItem 04 CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES June 4, 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, Vice Chair Linda Maguire, Brooks Lillehei, Paul Reuvers, Karl Drotning, Scott Einck, Pat Kaluza, ex-officio member Nic Stevens Members Absent: None Others Present: Daryl Morey, Planning Director; Kris Jenson, Associate Planner; Alex Jordan, Civil Engineer; Matt Decur, Project Engineer; and Penny Brevig, Recording Secretary 3. Approval of the Meeting Minutes The May 21, 2015 Planning Commission meeting minutes were approved as presented. 4. Announcements Mr. Morey stated that the following handout was distributed at tonight’s meeting: 1. June 3rd Parks, Recreation and Natural Resources Committee draft minutes regarding the Sonnet preliminary and final plat and the Chokecherry Hill 4th Addition preliminary plat. Mr. Morey asked if the Planning Commission wants to continue receiving the Summary of City Council Actions on Planning Commission Agenda Items that is routinely included in their packets. The Planning Commission concluded that they did prefer to continue receiving this memo. 5. Dakota Pet Hospital Chair Swenson opened the public hearing to consider the application of Anne Krake for a Conditional Use Permit Amendment to allow an expansion to the Dakota Pet Hospital veterinary clinic located in the C-3, General Commercial District at 20136 Icenic Trail. Juke Schaefer of Schaeffer Contracting presented a brief overview of the project. He indicated that they are proposing to construct a 1000 square foot addition on the south side of the existing 2000 square foot building along with expansion of the parking lot. Planning Commission Meeting Minutes, June 4, 2015 Page 2 Planning Director Daryl Morey presented the planning report. Mr. Morey stated that Dr. Anne Krake, owner of Dakota Pet Hospital, has submitted an application and plans for a conditional use permit (CUP) amendment to allow an expansion to the existing veterinary clinic. This proposed 1,000 square foot expansion requires an amendment to CUP No. 89-02 and will address the owner’s need for additional work space within the existing building. Mr. Morey stated that the existing building meets all setback requirements of the C-3 District. The 2,000 square foot building plus the proposed 1,000 square foot addition will require a total of 14 parking spaces. The expansion proposes 19 parking spaces including one handicap accessible space. Mr. Morey stated that staff recommends approval of the Dakota Pet Hospital CUP amendment, subject to the 4 stipulations listed in the May 28, 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 Maguire to close the public hearing at 6:08 p.m. Ayes: Lillehei, Einck, Maguire, Swenson, Reuvers, Kaluza, Drotning Nays: 0 Chair Swenson asked for comments from the Planning Commission. Commissioner Lillehei welcomed the continued business growth in the city. Motion was made by Lillehei, seconded by Drotning to recommend to City Council approval of the Dakota Pet Hospital Conditional Use Permit amendment to allow an expansion to the veterinary clinic located in the C-3, General Commercial District at 20136 Icenic Trail, subject to the following stipulations: 1. The site plan and building addition shall be developed in accordance with the plans approved by the City Council. 2. A building permit is required prior to commencing construction. 3. The new trash enclosure shall match or be of similar construction to the architectural exterior materials of the principal building. 4. The veterinary use shall comply with all Zoning Ordinance requirements. In addition, the stipulations of Conditional Use Permit No. 89-02 shall remain in full force and effect except as modified herein. Ayes: Einck, Maguire, Swenson, Reuvers, Kaluza, Drotning, Lillehei Nays: 0 Planning Commission Meeting Minutes, June 4, 2015 Page 3 6. Sonnet Chair Swenson opened the public hearing to consider the application of Jason Witt, representing Thompson Partners LLC, for the following: A. Preliminary and final plat of one commercial lot to be known as Sonnet; and B. Conditional Use Permit to allow a daycare facility as a principal use and impervious surface area greater than 25% in the Shoreland Overlay District. Jason Witt from Witt Construction, representing Thompson Partners, presented a brief overview of the request. He indicated that this will be the second Montessori school they have built. Their first one is in Prior Lake. Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that plans have been submitted for the preliminary and final plat of Sonnet that consists of one lot which is proposed for the development of a Montessori school. A conditional use permit (CUP) is required for a daycare facility as a principal use and for impervious surface area greater than 25% in the Shoreland Overlay District. Ms. Jenson stated that the site was previously platted as an outlot with the Donnelly Farm Addition in 2004. It is currently undeveloped. The proposed lot area and width meet the requirements of the C-3 District. Ms. Jenson indicated that the proposed site is located on the southwest side of Idealic Avenue, which is a public street that ends in a cul-de-sac adjacent to the site. A private street within the Heritage Commons commercial development connects at the south end of the cul-de-sac, providing a connection between Heritage Commons and the Donnelly Farm neighborhood. There is an eight-foot wide concrete sidewalk on the southwest side of Idealic Avenue that ends at the cul-de-sac bubble. The development of Sonnet will extend the sidewalk around the cul-de-sac bubble and connect with the sidewalk on the west side of the private drive within Heritage Commons. Ms. Jenson indicated that an easement from Heritage Commons LLC will be required to permit the installation of the sidewalk connection between the two parcels. Ms. Jenson stated that park dedication was satisfied with the Donnelly Farm Addition so no additional park dedication is required. The Parks, Recreation and Natural Resources Committee reviewed the preliminary and final plat at their June 3, 2015 meeting and their draft minutes were distributed at tonight’s meeting. Ms. Jenson reviewed the site plan/conditional use permit including site access, off street parking, loading, landscaping, setbacks, building height, exterior materials, trash enclosure, and signs. The south side of the building will include a four-foot tall vinyl coated chain-link fence enclosing the play space for the children at the center. An exterior gate will be located on the west side of the fence. Access is primarily gained through the building. Planning Commission Meeting Minutes, June 4, 2015 Page 4 Ms. Jenson stated that staff recommends approval of the Sonnet preliminary and final plat and CUP, subject to the 7 stipulations listed in the May 28, 2015 planning report. Chair Swenson opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Maguire, seconded by Drotning to close the public hearing at 6:18 p.m. Ayes: Maguire, Swenson, Reuvers, Kaluza, Drotning, Lillehei, Einck Nays: 0 Chair Swenson asked for comments from the Planning Commission. Discussion points included: • Commissioner Maguire asked about the temporary easement documents and when they will be drafted. Ms. Jenson indicated that the temporary easement needed for the construction of the sidewalk connection in Heritage Commons will be drafted prior to the sidewalk being constructed. Motion was made by Drotning, seconded by Maguire to recommend to City Council approval of the Sonnet Preliminary and Final plat of one commercial lot and a Conditional Use Permit to allow a daycare facility as a principal use and impervious surface area greater than 25% in the Shoreland Overlay District, subject to the following stipulations: 1. The recommendations listed in the May 28, 2015 engineering report. 2. The recommendations of the Parks, Recreation and Natural Resources Committee. 3. The Sonnet Montessori School site shall be developed in accordance with the plans approved by the City Council. 4. A $12,487 security is required to guarantee installation of the approved landscaping. 5. Signs as shown on the plans are illustrative only. All signs must comply with the requirements of Chapter 23 of the Zoning Ordinance. A sign permit must be issued prior to any signs being placed or erected on site. 6. Exterior lighting must comply with the requirements of Section 11-16-17 of the Zoning Ordinance. 7. A temporary easement must be obtained from the property owner to the south to permit the grading and construction of the sidewalk connection on the west side of Idealic Avenue. Ayes: Swenson, Reuvers, Kaluza, Drotning, Lillehei, Einck, Maguire Nays: 0 Planning Commission Meeting Minutes, June 4, 2015 Page 5 7. Chokecherry Hill 4th Addition Chair Swenson opened the public hearing to consider the application of Shamrock Development, LLC for the following: A. Preliminary plat of 125 single family residential lots to be known as Chokecherry Hill 4th Addition; B. Comprehensive Plan Amendment to bring approximately 22 acres of land into the current Municipal Urban Service Area (MUSA) and guide the area Low/Medium Density Residential (L/MDR); and C. Zoning Map amendment to rezone approximately 22 acres of land from RA, Rural/Agricultural District to RS-3, Single Family Residential District. Jim Stanton, owner of Shamrock Development, presented an overview of his project. Mr. Stanton indicated that the number of lots went from 126 when the public hearing was published to 125 due to revisions to the plans to accommodate the possible future construction of a roundabout at the Highview Avenue/190th Street intersection. Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that Shamrock Development has applied for a preliminary plat, comprehensive plan amendment and zoning map amendment to allow the development of 125 single family residential lots to be known as Chokecherry Hill 4th Addition. The comprehensive plan amendment would bring approximately 22 acres of land into the current MUSA and guide the land Low/Medium Density Residential. The zoning map amendment would rezone that portion of the property brought into the MUSA as RS-3, Single Family Residential District. Ms. Jenson indicated that the current home and buildings on the property will be removed along with the well and septic system. Ms. Jenson indicated that all 125 lots in the preliminary plat meet the RS-3 District lot area, width, and depth requirements along with building setback requirements. Ms. Jenson stated that 17 lots abutting 190th Street and one lot abutting Highview Avenue require increased buffer yard lot depth and setbacks due to these streets being classified as major collectors in the Comprehensive Transportation Plan. She explained what is required as screening and what modifications are required to the landscape plan per the Zoning Ordinance. There are six outlots in the Chokecherry Hill 4th Addition preliminary plat. Outlots A and E will be deeded to the City and Outlots B, C, D, and F will be reserved for future development. Ms. Jenson reviewed the sidewalks/trails, tree preservation, and wetland delineation requirements. Ms. Jenson stated that the City’s 2015 Comprehensive Parks, Trails, and Open Space Plan does not identify a need for park land within the Chokecherry Hill 4th Addition preliminary plat. Staff is recommending a cash contribution to satisfy the park dedication requirements. The draft motion from the Parks, Recreation and Planning Commission Meeting Minutes, June 4, 2015 Page 6 Natural Resources Committee regarding the Chokecherry Hill 4th Addition preliminary plat was distributed at tonight’s meeting. The possible roundabout preliminary design was shown and a brief summary was provided by Mr. Jordan. Ms. Jenson stated that staff recommends approval of the Chokecherry Hill 4th Addition preliminary plat, Comprehensive Plan amendment and Zoning Map amendment, subject to the 15 stipulations listed in the May 29, 2015 planning report. Chair Swenson opened the hearing to the public for comment. Ryan Peterson, 19020 Harappa Avenue Mr. Peterson was curious about the possible roundabout for the Highview Avenue/190th Street intersection and possible alternatives. Rusty Nelson, 8445 – 190th Street Mr. Nelson wanted to know what Outlot F will be used for and if the evergreen trees that border Outlot F will remain. He also stated that there is a drainage ditch that goes under Highview Avenue into his property. He would like to know what will happen to that drainage ditch. Susan Mullen, 4177 – 156th Street, Rosemount Ms. Mullen is part owner of 40 acres of land to the north of Chokecherry Hill 4th Addition. She was happy to see that a road is proposed to go through their property someday, which she feels will make it easier to sell their property. Ben Dieken, 18795 Highview Avenue Mr. Dieken currently has a driveway access to Highview Avenue for their tuck under garage. He wanted to know if this is considered a pre-existing driveway and would therefore be able to remain. He was also curious about Outlot E. Motion was made by Drotning, seconded by Reuvers to close the public hearing at 6:38 p.m. Ayes: Reuvers, Kaluza, Drotning, Lillehei, Einck, Maguire, Swenson Nays: 0 Chair Swenson requested that staff start with answering questions raised during the public hearing. Planning Commission Meeting Minutes, June 4, 2015 Page 7 Civil Engineer Alex Jordan addressed the Highview/Holyoke Avenue and 190th Street intersections and the preliminary roundabout design. He indicated that the developer will construct dedicated right and left turn lanes along Highview Avenue at the intersection with 190th Street/Street C. Mr. Stanton will be required to dedicate the necessary right-of-way for the future Highview Avenue/190th Street intersection improvements. Mr. Jordan explained the City’s traffic consultant prepared a revised study of the Highview/Holyoke/190th intersections due to the recent growth in the area. The study determined that Highview Avenue/190th Street intersection improvements would be necessary by 2021; however, the study stated that the intersection improvements may be beneficial in 2017 to accommodate re-routed traffic when the CSAH 50 project is under construction. He stated that the Highview/190th intersection improvements are not included in the City’s current Capital Improvement Plan (CIP) but the improvements could be included in the 2016-2020 CIP when those discussions take place with the City Council this summer. Commissioner Lillehei asked Mr. Jordan to expand on exactly what the CIP does, which Mr. Jordan proceeded to do. There was further discussion regarding Outlot F and why the developer is currently retaining this outlot when the developer will be dedicating the necessary right-of-way from Outlot F for the Highview Avenue/190th Street intersection improvements. Commissioner Drotning indicated he had some reservations with Mr. Stanton maintaining ownership of Outlot F. Mr. Stanton agreed to work with City staff regarding the future use of Outlot F Commissioner Lillehei asked if the proposed roundabout at Highview Avenue/190th Street would be of similar design to the Dodd Boulevard/Highview Avenue roundabout. Mr. Jordan confirmed that it would. Mr. Jordan addressed the question from Mr. Nelson regarding the drainage under Highview Avenue. He indicated that there will be construction of a stormwater basin in Outlot E to improve water quality. The stormwater runoff through the culvert under the road will actually decrease with the Chokecherry Hill 4th Addition development. Regarding Mr. Dieken’s question about his existing driveway off of Highview Avenue, which is a major collector, and whether it will be able to remain, Mr. Morey stated that the driveway would be allowed to remain until such time as the property is subdivided. Mr. Stanton stated that he is planning to remove the existing evergreen trees within Outlot F and replant them on the berm in Chokecherry Hill 4th Addition. The evergreens adjacent to the east of Outlot F will stay. Chair Swenson asked for comments from the Planning Commission. Discussion points included: Planning Commission Meeting Minutes, June 4, 2015 Page 8 • The Planning Commissioners had some reservations with the wording of Stipulation 13 listed in the May 29, 2015 planning report. • Commissioner Lillehei stated that he wants to make certain the City has the ability to build the optimal solution for the Highview Avenue/190th Street intersection. If he is not assured that there will be enough land to do this, he would consider this a premature subdivision. • Mr. Stanton agreed to discuss Outlot F with staff prior to the Chokecherry Hill 4th Addition final plat consideration by the City Council. He also agreed to construct the right and left turn lanes on Highview Avenue at Street C for safety reasons. • Mr. Morey stated that the triangular portion outlined in red on the east side of the roundabout shown on the preliminary design plan is the portion of Outlot F that needs to be included as right of way for Highview Avenue to accommodate this design. In the interim, the developer will construct the turn lanes on Highview Avenue for traffic safety until the roundabout can be constructed. He suggested the following wording could be added to clarify Stipulation 13: …intersection improvements with the Chokecherry Hill 4th Addition final plat. • Chair Swenson appreciated all the discussion concerning the curve on Highview/Holyoke Avenue and the traffic safety improvements. He is pleased to see that the necessary right-of-way for a roundabout will be dedicated and the interim right and left turn lanes will be constructed. He thanked Mr. Stanton for his cooperation. Stipulation 13 will be amended to read: 13. The Developer shall dedicate the necessary right of way from Outlot F for the Highview Avenue/190th Street intersection improvements with the Chokecherry Hill 4th Addition final plat. Motion was made by Maguire, seconded by Reuvers to recommend to City Council approval of the Chokecherry Hill 4th Addition preliminary plat of 125 single family residential lots, Comprehensive Plan amendment to bring approximately 22 acres of land into the current MUSA and guide the area Low/Medium Density Residential, and Zoning Map amendment to rezone approximately 22 acres of land from RA, Rural/Agricultural District to RS-3 Single Family Residential District subject to the following stipulations, as amended: 1. The recommendations listed in the May 29, 2015 engineering report. 2. The recommendations of the Parks, Recreation, and Natural Resources Committee. 3. The developer shall construct 5 foot wide concrete sidewalks along one side of 188th Street, 189th Street, and Streets A, B, C, and E. 4. The developer shall submit a cash escrow with the final plat for future trail construction on the north side of 190th Street and the west side of Highview Avenue. Planning Commission Meeting Minutes, June 4, 2015 Page 9 5. “Future Street Extension” signs and barricades must be placed at the end of Streets B and E. 6. Driveway access for Lot 20, Block 7 shall be from Street B only. 7. The existing wells within the plat area shall be abandoned and the existing septic system and buildings shall be removed in compliance with state and local requirements. Building and septic removal and well abandonment shall require a demolition permit from the City prior to removal. 8. Outlots A and E shall be deeded to the City with the final plat. 9. A security for the buffer yard landscaping shall be submitted with the final plat. 10. The landscape plan must be modified to reflect the following changes: a) The minimum height for evergreen trees within buffer yards is eight (8) feet. Given the elevations of rear yards in relation to the building pads, the evergreens within the buffer yard must be a minimum of 10 feet in height to meet the visual screen requirements. b) Evergreen trees must be planted in staggered rows no greater than 15 feet on center. c) Shrubs must be added to supplement the planting of deciduous trees such that the buffer yard contains a continuous band of plants. 11. Preliminary plat and Zoning Map amendment approval is subject to approval of the Comprehensive Plan Amendment by the Metropolitan Council. 12. Vacation of the road easements shall occur with the final plat review. 13. The Developer shall dedicate the necessary right of way from Outlot F for the Highview Avenue/190th Street intersection improvements with the Chokecherry Hill 4th Addition final plat. 14. The Developer is required to install dedicated southbound right-turn and northbound left-turn lanes at the Highview Avenue/190th Street intersection. This will require widening the existing pavement section to accommodate the additional turn lanes. 15. A wetland delineation report must be completed and submitted to the City for review prior to City Council consideration of the final plat. Ayes: Kaluza, Drotning, Lillehei, Einck, Maguire, Swenson, Reuvers Nays: 0 There being no further business, the meeting was adjourned at 7:13 p.m. Respectfully submitted, _______________________________________ Penny Brevig, Recording Secretary