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HomeMy WebLinkAboutItem 3B CITY OF LAKEVILLE PLANNING COMMISSION WORK SESSION MINUTES November 21, 2019 Alternate Chair Brooks Lillehei called the work session to order at 6:40 p.m. Members Present: Karl Drotning, Jenna Majorowicz, Jason Swenson, and Jeff Witte Members Absent: Chair Pat Kaluza, Vice Chair Scott Einck, Jason Kelvie, and Ex- Officio Mike Lamm Staff Present: Planning Director Daryl Morey, Associate Planners Kris Jenson and Frank Dempsey, and Daniel Licht, TPC Others Present: Allison Krueger, Mark Hrubes, and Brian Bross – Joy Court neighborhood; Jim Kellison, Kelco Services; and Amanda Johnson, Summit Management (owner of Connelly Manufactured Home Park) Corridor Mixed Use (CMU) District Discussion Mr. Licht reviewed and summarized the proposed M-1 District. Mr. Kellison stated that he represents an apartment developer that has a purchase agreement for the undeveloped property located south of Fleet Farm. He stated the creation of the M-1 District is a positive step. He expressed concern about the 2.0 stall per dwelling unit parking requirement as the project they would like to build is not likely to have any three bedroom units, and would have a mix of studio, one bedroom, and two bedroom units. They would prefer to have the parking requirement tied to the number of bedrooms and not have to construct a large parking lot with unused spaces. He agrees with the one covered parking space requirement but would like to ability to provide proof of parking to meet the requirements. Commissioner Drotning noted that a few years ago the City reduced the parking requirements for multiple-family units slightly. Mr. Licht reviewed the previous requirements compared to what is currently in the ordinance. Mr. Licht added that the proposed districts would include opportunity to reduce required parking based on a use-specific parking study. Allison Krueger, 17296 Joy Court, expressed concern about possible six story buildings and the setbacks to property lines adjacent to single family neighborhoods. Director Morey explained the criteria for approval of a conditional use permit (CUP) for taller structures, including compatibility with adjacent uses. He noted that the 30 foot setback proposed for the M-1 District adjacent to R Districts matches the current Planning Commission Work Session Minutes – November 21, 2019 Page 2 setback requirement in the RH districts. He also noted that a landscape buffer would be required on the apartment site adjacent to the existing single family homes. Mr. Licht discussed the CUP process and the ability for the City to either limit the height or add requirements based on the conditions of the site and the criteria for consideration of a conditional use permit. Mr. Licht noted that the area around the Kenrick Avenue Park and Ride is primarily one and two story commercial structures with abutting single family residential uses to the east and a six story structure would not be compatible with the area; a six story structure is more likely to be compatible near the I-35/CSAH 70 interchange. Commissioners discussed the appropriateness of six story buildings adjacent to single family homes within the M-1 District. Commissioner Lillehei suggested allowing four stories, consistent with the Interstate Storage building on the west side of I-35. Commissioner Witte stated that he preferred allowing six story buildings to provide flexibility. Mr. Licht suggested that a condition be added that sites within the M-1 District proposed for a height greater than 4 stories would be prohibited from abutting an RS (single family) zoning district. The consensus of the Planning Commission was to allow 4 story residential buildings in the M-1 and M-2 Districts, up to 6 stories within the M-1 District by CUP except when abutting an RS District. Mr. Kellison asked how a three story building over a mostly underground parking garage would be defined. Mr. Licht explained how the ordinance measures building height, based on average grade and average roof pitch. Director Morey noted that staff would need to look further at the typical height of a story, given the market trend toward apartment buildings with higher ceilings and pitched roofs. Ms. Johnson noted that in their apartment projects, the typical ceiling height is now nine to 10 feet, so she supports staff examining the allowed building height. Mark Hrubes, 17281 Joy Court, expressed concern about the removal of the natural barrier of mature trees that can exist on a property when the Zoning Ordinance allows new trees at a height of only eight feet. Brian Bross, 17289 Joy Court, expressed concern about the setback of apartment buildings to single family areas as well as the greenspace/play area requirements for recreation of the apartment residents as there is a lack of public parks in their neighborhood. Mr. Kellison noted that the 2040 Land Use Map indicates that the Corridor Mixed Use district would have a density range of 26 to 45 dwelling units per acre but that the proposed M-1 district shows a maximum density of 22 dwelling units per acre. He added that the majority of units within a typical building they construct are studio and one bedroom units, whereas 20 years ago the majority were two and three bedroom units. Ms. Johnson concurred with Mr. Kellison’s statement about increasing the allowed density as family size continues to shrink and the demand is for smaller units. Commissioner Witte stated that additional density should be allowed for apartment Planning Commission Work Session Minutes – November 21, 2019 Page 3 projects near transit. Mr. Licht said that increasing density from 22 dwelling units per acre to 26 dwelling units per acre would potentially add 30 dwelling units to the Fleet Farm site. Commissioner Swenson noted that the ability to develop 26 dwelling units per acre is contingent upon meeting all of the other applicable performance standards in the zoning district. The consensus of the Planning Commission was to increase the allowed density within the M-1 District to 26 dwelling units per acre. Mr. Licht reviewed the proposed M-2 and RM-3 districts, to which the Planning Commission was generally supportive and offered no proposed changes at this time. Planning Director Morey stated that the next steps in the process would be for City staff to present the proposed district information to the City Council at a work session on November 25, 2019. Following the comments by the City Council, City staff would work to draft formal ordinance language for consideration at a future work session. City staff is also reviewing the Zoning Ordinance comprehensively to identify any additional issues to be reviewed as part of the Phase 2 update of the City’s development regulations after adoption of the 2040 Comprehensive Plan. The work session adjourned at 8:00 p.m. Respectfully submitted, Daryl Morey, Planning Director