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CITY OF LAKEVILLE
PLANNING COMMISSION MEETING MINUTES
March 19, 2020
Chair Kaluza called the meeting to order at 6:13 p.m. in the Council Chambers at City
Hall. The pledge of allegiance to the flag was given.
Members Present: Chair Pat Kaluza, Karl Drotning, Jeff Witte, Jason Swenson
Members Absent: Vice Chair Scott Einck, Brooks Lillehei, Jenna Majorowicz, Ex-officio
Mike Lamm
Others Present: Daryl Morey, Planning Director; Kris Jenson, Associate Planner; Penny
Brevig, Recording Secretary
3. Approval of the Meeting Minutes
The February 20, 2020 Planning Commission meeting minutes and work session
minutes were approved as presented.
4. Announcements
Mr. Morey stated that staff received four e-mails from residents concerning Glacier
Creek that have been distributed to the Planning Commission at tonight’s meeting.
Mr. Morey stated that due to the lack of agenda items the April 2, 2020 Planning
Commission meeting will be cancelled. Future meetings are to be determined.
Mr. Morey indicated that he would like the Planning Commission to e-mail Ms. Brevig
and let her know their availability for a possible meeting on April 23.
5. Independent School District #194
Chair Kaluza opened the public hearing to consider the application of ISD #194 for an
amendment to conditional use permit #91-01 to allow the construction of a gymnasium
addition to McGuire Middle School in the RM-1, Medium Density Residential District,
located at 21220 Holyoke Avenue.
Sean Kelly from Wold Architects and Grant Jacobson from Jacobson Engineers and
Surveyors were present at tonight’s meeting. Mr. Kelley presented a brief overview
of their request.
Planning Director Daryl Morey presented the planning report. Mr. Morey stated that
ISD #194 representatives are requesting an amendment to CUP #91-01 to allow a
17,345 square foot gymnasium expansion on the east side of the existing school.
Planning Commission Meeting Minutes, March 19, 2020 Page 2
Mr. Morey stated that per Monica Waite’s planning report dated March 13, 2020, all
performance standards have been met. The access to the property will remain
unaffected and no additional parking spaces will be required with this proposed
addition.
Mr. Morey suggested one additional stipulation:
7. The school district shall sign the Stormwater Maintenance Agreement prior to
the issuance of a building permit for the addition.
Planning and Engineering staff recommend approval of the McGuire CUP amendment
subject to the stipulations listed in the March 13, 2020 planning report, as amended,
and adoption of the Findings of Fact dated March 19, 2020.
Chair Kaluza opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Drotning, seconded by Witte to close the public hearing at
6:20 p.m.
Voice vote was taken on the motion. Ayes - unanimous
Chair Kaluza asked for comments from the Planning Commission. There was no
discussion. The Planning Commission agreed this application was fairly routine.
Motion was made by Witte, seconded by Swenson to recommend to City Council
approval of an amendment to conditional use permit #91-01 to allow the construction
of a gymnasium addition to McGuire Middle School in the RM-1, Medium Density
Residential District, located at 21220 Holyoke Avenue, subject to the following
stipulations, as amended, and adoption of the Findings of Fact dated March 19, 2020:
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 of the building
addition.
3. The proposed building addition shall be sided with brick to match the existing
building. All building materials shall meet the requirements for an institutional use
in the RM-1 District.
4. The building addition is subject to review by the Fire Marshal.
5. Lighting shall be down-cast type only and must comply with Section 11-16-17 of
the Zoning Ordinance.
6. The recommendations listed in the March 13, 2020 engineering report.
7. The school district shall sign the Stormwater Maintenance Agreement prior to the
issuance of a building permit for the addition.
Ayes: Swenson, Kaluza, Witte, Drotning
Nays: 0
Planning Commission Meeting Minutes, March 19, 2020 Page 3
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Mr. Morey stated there will be a Special City Council meeting on Monday, March 23
for the City Council to review ISD #194’s CUP amendment request.
6. Glacier Creek
Chair Kaluza opened the public hearing to consider the application of J. David
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Management, LLC for the following, located south of 179 Street, east of Glacier Way,
and west of the municipal boundary with the City of Farmington: A. Preliminary plat
of 99 single family residential lots and 116 attached townhome lots to be known as
Glacier Creek; and B. Zoning Map amendment to rezone a portion of the property
from RA, Rural Agricultural District to RM-1, Medium Density Residential District and
RS-4, Single Family Residential District.
Matt Olson from Brandl Anderson Homes and John Molinaro from Pioneer
Engineering presented a brief overview of their request.
Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that
the developer has applied to amend the Zoning Map for the area zoned RA and north
of Middle Creek to RM-1 District and the remainder of the parcel zoned RA to RS-4
District. This is consistent with the 2040 Land Use Plan.
Ms. Jenson stated that the guest parking is not seen on the preliminary plat, but 58
parking spaces are proposed within five parking areas across the townhome portion
of Glacier Creek, which meets Zoning Ordinance requirements.
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Ms. Jenson responded to the resident’s concerns regarding the extension of 181
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Street. She indicated that 181 Street in Glacier Creek will provide a connection and
access to Glacier Way to the west and will terminate in a temporary cul-de-sac at the
east plat boundary. Ms. Jenson pointed out that Glacier Way will be extended to the
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north to intersect with 179 Street with the future development of the Devney property.
Ms. Jenson indicated that all of the single family lots meet the lot area, width and depth
requirements of the RS-4 District and have adequate building pad areas that meet
setback requirements for principal structures per Zoning Ordinance requirements.
Mr. Jenson stated that the Glacier Creek preliminary plat must be adjusted to increase
the front yard setback to the back of the private drive from 25 feet to 30 feet on Lots
1-10, prior to consideration of the preliminary plat by the City Council. The proposed
unit lots have sufficient area to accommodate attached townhome units in compliance
with the 30 foot front setback requirement.
Ms. Jenson reviewed the landscaping plans and how the plans must be modified prior
to City Council consideration.
Mr. Jenson stated that Stipulation #2 in the March 12, 2020 planning report shall be
amended to read:
Planning Commission Meeting Minutes, March 19, 2020 Page 4
2. Park dedication shall be satisfied with a combination of land dedication and cash
contribution paid with the final plat for each development phase.
Planning and Engineering staff recommend approval of the Glacier Creek preliminary
plat and Zoning Map amendment, subject to the 12 stipulations listed in the March 12,
2020 planning report, as amended, and adoption of the amended Findings of Fact
dated March 19, 2020.
Chair Kaluza opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Swenson, seconded by Witte to close the public hearing
at 6:29 p.m.
Voice vote was taken on the motion. Ayes - unanimous
Chair Kaluza asked for comments from the Planning Commission. Discussion points
included:
Project phasing was discussed. Mr. Olson stated that their goal is to grade the
entire site and then final plat three phases within three years. The utilities will
be constructed incrementally with each phase. A portion of the single family
lots will be included in the first phase. The townhomes will be developed in one
phase.
Mr. Morey suggested the following additional stipulation regarding phasing of
the project.
13. The developer shall submit a draft phasing plan prior to submittal of a
final plat.
Commissioner Drotning indicated the development of Glacier Creek will be
disruptive to the existing neighbors so he stressed that the developer should
work closely with City staff and the neighbors to minimize the disruption.
Commissioner Witte confirmed that Glacier Way, as a minor collector, will be
able to handle the traffic from the Glacier Creek development.
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There was a short discussion regarding 185 Street. Mr. Morey stated that
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west of Cedar Avenue 185 Street will be extended to Highview Avenue with
the development of Pinnacle Reserve at Avonlea. There is the potential that
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185 Street will be connected to Highview Avenue this year or next year.
Motion was made by Swenson, seconded by Drotning to recommend to City
Council approval of the Glacier Creek preliminary plat of 99 single family residential
lots and 116 attached townhome lots and a Zoning Map amendment to rezone a
portion of the property from RA, Rural Agricultural District to RM-1, Medium Density
Residential District and RS-4, Single Family Residential District on property located
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south of 179 Street, east of Glacier Way, and west of the municipal boundary with
Planning Commission Meeting Minutes, March 19, 2020 Page 5
the City of Farmington, subject to the following stipulations, as amended, and adoption
of the amended Findings of Fact dated March 19, 2020:
1. Implementation of the recommendations listed in the March 12, 2020 engineering
report.
2. Park dedication shall be satisfied with a cash contribution paid with the final plat
for each development phase.
3. The developer shall construct five-foot-wide concrete sidewalks as shown on the
preliminary plat plans as well as an eight-foot-wide bituminous trail along the east
side of Glacier Way as shown on the plans.
4. Outlots A, B, C, and D shall be deeded to the City with the final plat.
5. All new local utilities and any existing overhead service utilities located on the
property shall be placed underground.
6. A homeowner’s association must be established for ownership and maintenance
of the common area townhome lots.
7. Attached townhomes must meet the exterior material requirements of Section 11-
58-21.C.4 of the Zoning Ordinance.
8. The developer must submit dimensioned floor plans for the attached townhome
units to verify compliance with the minimum requirements for above grade floor
area established by Section 11-17-13D of the Zoning Ordinance.
9. Each attached townhome unit shall include an attached garage meeting the
minimum width and area requirements of Section 11-58-21D of the Zoning
Ordinance.
10. Prior to approval of the final plat, the developer shall provide details to verify
compliance with the landscape requirements of Section 11-58-21K of the Zoning
Ordinance.
11. Prior to City Council consideration of the preliminary plat, Lots 1-10 of the attached
townhomes must be adjusted to have a front yard setback of 30 feet to the back of
the private drive.
12. Prior to City Council consideration of the preliminary plat, the landscape plans must
be modified to show the species of plantings proposed along guest parking areas.
13.The developer shall submit a draft phasing plan prior to submittal of a final plat.
Ayes: Kaluza, Witte, Drotning, Swenson
Nays: 0
7. Cedar Hills
Chair Kaluza opened the public hearing to consider the application of Green Key Real
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Estate Group for the following, located south of 200 Street (CR 64) and east of Cedar
Avenue (CSAH 23): A. Preliminary plat of 139 single family residential lots, 92
attached townhome lots, and 137 detached townhome lots to be known as Cedar Hills;
B. Zoning Map amendment to rezone the property from RS-3, Single Family
Residential District and RM-1, Medium Density Residential District to RS-4, Single
Family Residential District and RM-1, Medium Density Residential District; and C.
Vacation of public street and utility easements.
Planning Commission Meeting Minutes, March 19, 2020 Page 6
Jason Palmby from Green Key Real Estate Group presented a brief overview of their
request. Mr. Palmby stated that an EAW was required because of the number of
residential units that are proposed. He indicated their phasing plan will cover a few
years with the first phase being the single family homes on the west side of the
development.
Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that
the City Council adopted a Negative Declaration on the EAW on January 6, 2020,
following the preparation of an Environmental Assessment Worksheet (EAW)
consistent with Environmental Quality Board (EQB) requirements.
Ms. Jenson commented that the developer has applied to amend the Zoning Map
such that the north half of the property would be zoned RM-1 and the south half of the
property would be zoned RS-4 which are both consistent with the low/medium density
residential land use that the property is guided for in the 2040 Land Use Plan.
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Ms. Jenson explained that the construction of 205 Street in conjunction with the
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Spyglass development required a street and utility easement for the portion of 205
Street outside the Spyglass plat boundary. That easement is requested to be vacated
and will be replaced with dedicated right of way in the Cedar Hills plat. Also, Ms.
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Jenson stated that a permanent easement north of 205 Street for a culvert under
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205 Street was advertised to be vacated but it has been determined that the
easement should remain in place. The easement will be located in Outlot H, which
will be deeded to the City with the final plat.
All the single family lots meet the lot area, width and depth requirements of the RS-4
District. The Cedar Hills plans indicate that all 139 single family lots have adequate
building pad areas that meet setback requirements for principal structures per the
Zoning Ordinance. The proposed unit lots have sufficient area to accommodate the
detached and attached townhome units. The Cedar Hills plat meets the RM-1 District
requirements for lot area per townhouse unit.
Each townhome unit shall include an attached garage meeting the minimum width and
area requirements of the Zoning Ordinance. Ms. Jenson stated that prior to City
Council consideration of the preliminary plat, revised landscape and tree preservation
plans showing the current guest parking locations must be submitted. Ms. Jenson
reviewed the increased residential buffer yard requirements for 20 of the single family
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lots that abut Cedar Avenue and future 202 Street.
Ms. Jenson reviewed some of the proposed streets for the Cedar Hills preliminary plat,
which are explained in detail in the Planning and Engineering reports both dated
March 12, 2020.
Planning and Engineering staff recommend approval of the Cedar Hills preliminary
plat, Zoning Map amendment and easement vacation subject to the 16 stipulations
listed in the March 12, 2020 planning report, and adoption of the amended Findings
of Fact dated March 19, 2020.
Planning Commission Meeting Minutes, March 19, 2020 Page 7
Chair Kaluza opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Drotning, seconded by Witte to close the public hearing at
6:56 p.m.
Voice vote was taken on the motion. Ayes - unanimous
Chair Kaluza asked for comments from the Planning Commission. Discussion points
included:
Commissioner Drotning asked staff to explain the park dedication requirement.
Ms. Jenson stated that the Cedar Hills preliminary plat proposes deeding Outlot
I, which is located adjacent to the existing Spyglass park to the south, to the
City for park purposes. Three acres from that outlot will be credited to the park
dedication requirement.
There was a short discussion on proposed street extensions into Farmington.
Motion was made by Swenson, seconded by Witte to recommend to City Council
approval of: A. Cedar Hills preliminary plat of 139 single family residential lots, 92
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attached townhome lots and 137 detached townhome lots located south of 200
Street (CR 64) and east of Cedar Avenue (CSAH 23); B. Zoning Map amendment to
rezone the property from RS-3, Single Family Residential District and RM-1, Medium
Density Residential District to RS-4, Single Family Residential District and RM-1,
Medium Density Residential District; and C. Vacation of public street and utility
easements, subject to the following stipulations and adoption of the amended Findings
of Fact dated March 19, 2020:
1. Implementation of the recommendations listed in the March 12, 2020 engineering
report.
2. Park dedication shall be satisfied with a combination of land dedication and cash
contribution paid with the final plat for each development phase.
3. The Developer shall construct 5-foot-wide concrete sidewalks as shown on the
preliminary plat plans. The Developer shall construct a bituminous trail along the
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east side of Cedar Avenue, both sides of 202 Street, the south side of 200 Street
from Cedar Avenue to Street 1, the west side of Street 11 adjacent to Outlot I, and
east of Street 11 through Outlot J to the east plat boundary.
4. Outlots A, B, D, G, H, I, J, and K shall be deeded to the City with the final plat.
5. Outlot E shall be combined with Lot 21, Block 4 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
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plat. The single family lots abutting Cedar Avenue and 202 Street must install
sod to the trail and a $1,000 per lot security will be required with the building permit.
7. The following lots hall have restricted driveway access:
Lot 1, Block 18 must have driveway access from Street 11
Lots 3-8, Block 11 must have driveway access from Street 14
Planning Commission Meeting Minutes, March 19, 2020 Page 8
Lots 23-26, Block 13 must have driveway access from Street 16
Lots 1-4, Block 17 must have driveway access from Street 17
Lots 4-10, Block 18 must have driveway access from Street 19
8. Streets 8 and 9 must have future street extension signs and barricades placed at
the east end of each street.
9. Street 8 requires a temporary cul-de-sac, for which a temporary easement must
be executed by the Developer with the final plat and a security submitted for the
future removal of the temporary cul-de-sac.
10. All new local utilities and the existing overhead service utilities located along the
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south side of 200 Street shall be placed underground.
11. A homeowner’s association must be established for ownership and maintenance
of the following lots: Lot 58, Block 1; Lot 28, Block 2; Lot 30, Block 3; Lot 21, Block
4; and Lot 4, Block 5; Lot 12, Block 6; Lot 29, Block 7; Lot 4, Block 8; Lot 28, Block
9; Lot 25, Block 10; and Outlots C, E, and F.
12. All townhome units must meet the exterior materials requirements of Section 11-
58-21.C.4 of the Zoning Ordinance.
13. The Developer must submit dimensioned floor plans for the townhome units to
verify compliance with the minimum requirements for above grade floor area
established by Section 11-17-13.D of the Zoning Ordinance.
14. Each townhome unit shall include an attached garage meeting the minimum width
and area requirements of Section 11-58-21.D of the Zoning Ordinance.
15. The Developer shall provide details to verify compliance with the landscape
requirements of Section 11-58-21.K of the Zoning Ordinance.
16. Prior to City council consideration of the preliminary plat, revised landscape and
tree preservation plans showing the current guest parking locations must be
submitted.
Ayes: Witte, Drotning, Swenson, Kaluza
Nays: 0
Chair Kaluza thanked City staff for all they are doing to accommodate developers to
keep projects moving forward during these unstable times.
There being no further business, the meeting was adjourned at 7:01 p.m.
Respectfully submitted,
Penny Brevig, Recording Secretary