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HomeMy WebLinkAbout12-02CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES December 2, 2021 Chair Witte 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 Jeff Witte, Vice Chair Jenna Majorowicz, Pat Kaluza, Jason Swenson, Christine Zimmer, Karl Drotning, Brooks Lillehei Members Absent: Ex-Officio Melissa Field Staff Present: Daryl Morey, Planning Director; Kris Jenson, Associate Planner; Logan Vlasaty, Project Engineer; Penny Brevig, Recording Secretary 3. Approval of the Meeting Minutes The November 18, 2021 Planning Commission meeting minutes were approved as presented. 4. Announcements The following were distributed to the Planning Commission at tonight’s meeting: 1. December 1, 2021 Parks, Recreation and Natural Resources Committee draft minutes regarding the Caslano preliminary plat 2. E-mails from residents regarding the Caslano preliminary plat 5. Caslano Chair Witte opened the public hearing to consider the application of U.S. Home Corporation d/b/a Lennar for the following, located south of Dodd Boulevard (CSAH 9) and west of Highview Avenue: A. Preliminary plat of 221 single family residential lots to be known as Caslano; B. Zoning Map amendment to rezone a portion of the property from RS-3, Single Family Residential District to RS-4, Single Family Residential District. Melissa Duce from Lennar and Jeremy Foss from ISG were in attendance at tonight’s meeting. Ms. Duce presented a brief overview of the request. Caslano is composed of three separate parcels. Farmed agricultural land in the northern parcel and undeveloped land in the south. They are proposing three phases for Caslano. Middle Creek traverses through the property in the southern end of Caslano. They are proposing the rezoning on the west side of the creek. Planning Commission Meeting Minutes, December 2, 2021 Page 2 They are proposing to utilize the creek to separate the zoning and lot sizes. Sixteen lots will be the classic series which are bigger homes, higher price point, 4-5 bedrooms 3 to 4 car garages. Price points will be $547,000 to $650,000. The rest of the site, consisting of 205 lots, will be the landmark series which are a little smaller home ranging from $502,000 to $574,000. Caslano will not have its own HOA park but will have connectivity to several City parks. There will be two connections to King Park, one in the north section and the other in the southern portion of Phase Two, which will include a parking lot. They are hoping to begin grading and Phase One development in 2022. Associate Planner Kris Jenson presented the planning report. Ms. Jenson stated that Lennar has applied for a preliminary plat and rezoning to allow for the development of 221 single family residential lots to be known as Caslano. Ms. Jenson indicated that the developer has applied to amend the Zoning Map to rezone a portion of the area currently zoned RS-3, Single Family Residential District to RS-4, Single Family Residential District. The 2040 Comprehensive Land Use Plan shows the area to be amended as guided for Low Density Residential, of which the RS-3 and RS-4 Districts are consistent. All but one of the single family lots meet the lot area, width and depth requirements of the RS- 3 and RS-4 Districts. The preliminary plat must be revised so all lots meet Zoning Ordinance requirements. The proposed 221 single family lots have adequate building pad areas to meet setback requirements. Twenty single family lots abut existing Highview Avenue and future 185th Street and require increased buffer yard lot sizes and setbacks along with visual screening at least 10 feet in height. The landscape plan includes the installation of a variety of evergreen trees to provide this visual buffer. There are eight outlots in the Caslano preliminary plat, Outlots A, C, D, E, F, G and H will be deeded to the City, Outlot B will be removed, and Outlot I will be retained by the developer for future development. Ms. Jenson reviewed the streets proposed with the Caslano preliminary plat, which are also reviewed in the November 23, 2021 planning and engineering reports. All streets meet the minimum width and design requirements of the Subdivision Ordinance. Ms. Jenson reviewed the proposed sidewalks and trails that will be constructed with the Caslano plat. The developer proposes to construct a greenway corridor trail with the development improvements. The trail will be constructed within Outlots E, G and H, crossing under 185th Street via a pedestrian underpass. This will connect the greenway corridor to King Park. Ms. Jenson stated that once completed, the greenway corridor trail will connect King Planning Commission Meeting Minutes, December 2, 2021 Page 3 Park with Heritage Commons to the south adjacent to CSAH 50. Ms. Jenson showed a map of this off-street greenway corridor, which is consistent with the 2015 Parks, Trails and Open Space Plan. Ms. Jenson stated that the submitted tree preservation plan shows 1,363 of the 3,904 (34.9%) significant trees will be saved. The vast majority of the trees to be removed are Boxelder and American Elm trees. Planning Department staff recommends approval of the Caslano preliminary plat and Zoning Map amendment, subject to the nine stipulations listed in the November 23, 2021 planning report and approval of the Findings of Fact dated December 2, 2021. Commission Lillehei requested that the tree preservation plan be reviewed again prior to the public hearing being opened for public comment, which Ms. Jenson did. Chair Witte opened the hearing to the public for comment. Sally Singer, 18788 Huxley Trail • Requesting that fewer trees be cut down. Feels that if the mature forest is completely destroyed then its major functions are destroyed with it • Flooding in the Chokecherry Hills development • Noise levels from Highview Avenue and 185th Street without the trees • The tree inventory and whether it was done correctly • Lots 169 thru 178 should be removed to leave more trees and wetlands Nathan Fedora, 18792 Huxley Avenue • That the previous Comprehensive Plan specifically called out this wooded area as a conservation area and the current Comprehensive Plan states the City will consider acquiring this wooded area • The current Park System Plan identifies this area as a conservation area • Where will all the animals that live in this wooded area go if the site is developed? Amber Aslakson, 18726 Iden Avenue • Feels that the “Big Woods” is more than just a protected area, it’s an ecosystem and it should be protected • Cited the City Forester’s inspection and review of the trees in the “Big Woods” in 2017 • Pointed out the water flow through the forested area and the animals that live there Planning Commission Meeting Minutes, December 2, 2021 Page 4 Todd Roth, 9002 187th Street • Wanted to know how many additional homes could be built with rezoning a section of the Caslano plat from RS-3 to RS-4 • He appreciates the pathways that Lennar will be putting in with this development Kate Fedora, 18792 Huxley Avenue • Concerned with 221 homes going into this development and where all the kids will be attending school. The schools are currently very full Chris Godwin, 18784 Huxley Avenue • Wanted to see a map of the tree plan in the creek bed areas. Chair Witte stated his appreciation for the comments from the public tonight. Motion was made by Drotning, seconded by Zimmer to close the public hearing at 6:37 p.m. Voice vote was taken on the motion. Ayes - unanimous Chair Witte asked for comments from the Planning Commission. Discussion points included: • Ms. Duce stated that she will determine the difference in the number of homes that could be built in the area of the preliminary plat proposed to be rezoned from RS-3 to RS-4 and will forward that information to City staff. • Mr. Foss indicated that the tree inventory was done by a certified landscape architect on staff at ISG. • The tree preservation plan was discussed at length. Staff stated that the Subdivision Ordinance does not require that a specific a number or percentage of trees be saved. If there are opportunities to save more trees, City staff will work with the developer to make changes to the preliminary plat plans. • Mr. Vlasaty stated that he was not made aware of the flooding issues in Chokecherry Hill until yesterday. Assistant City Engineer Alex Jordan has recently been corresponding with one of the residents. There is no direct correlation with the stormwater management proposed in the Caslano plat and the Chokecherry Hill neighborhood. • Mr. Morey explained the overall site grading plan submitted with a preliminary plat along with the grading plans submitted with the building permit for each individual home within that plat. The developer is not responsible for individual lot grade changes that occur with the subsequent construction of pools, retaining walls, sheds, etc. constructed by homeowners that can impact drainage. Planning Commission Meeting Minutes, December 2, 2021 Page 5 • The City’s Comprehensive Plans are updated every ten years and are a guide for growth and development. Development regulations are contained in the Zoning and Subdivision ordinances. • City staff shares new residential preliminary plats with the three school districts in Lakeville. The City and the school districts work very closely to plan for residential growth. The City has worked with the Lakeville school district on additions to several elementary and middle schools in the past two years to address this growth. • Engineering Division staff worked with the Avonlea developers to restore branches of Middle Creek east of Highview Avenue and is also looking into creek restoration in the Caslano plat. The City is proud of the creek restoration in Avonlea, which also includes a scenic greenway corridor trail adjacent to the creek. The greenway corridor trail adjacent to the creek and wetlands in Caslano will also be an important conservation component and an amenity for the residents in this part of the city. • The noise comments from the Dakota County Plat Commission letter are standard in all residential Plat Commission letters. The City requires increased buffer yard lot sizes, setbacks, and berming/landscaping to address the noise concerns. • The Planning Commission commented on positives of the Caslano plat such as the trail connection to King Park, the greenway corridor creek and wetland preservation and trail connection to the Heritage Commons area, and the amount of area that will be deeded to the City for wetlands, buffers, and stormwater management. • The Planning Commission stressed that when neighbors see issues come up that concern them to be sure to contact City staff. Motion was made by Lillehei, seconded by Drotning to recommend to City Council approval of the Caslano preliminary plat, located south of Dodd Boulevard (CSAH 9) and west of Highview Avenue and a Zoning Map amendment to rezone a portion of the property from RS- 3, Single Family Residential District to RS-4, Single Family Residential District, subject to the following stipulations and approval of the Findings of Fact dated December 2, 2021: 1. Implementation of the recommendations listed in the November 23, 2021 engineering report. 2. Park dedication shall be satisfied with a combination of land dedication and 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. The developer shall construct a bituminous trail along the west side of Highview Avenue as shown on the plans. 4. Outlots A, C, D, E, F, G, and H shall be deeded to the City with the final plat. 5. 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. All twenty lots must install sod to the side or rear property line and a $1,000 per lot security will be required with the building permit. Planning Commission Meeting Minutes, December 2, 2021 Page 6 6. All new local utilities and any existing overhead service utilities located on the property shall be placed underground. 7. The following lots shall have restricted driveway access: • Lots 1-8 and 105-107 shall not have driveway access from Highview Avenue. • Lots 155-162 and 206 shall not have driveway access from 185th Street (future CSAH 60). • Lots 1, 27, 28, 52, 53, 69, 70, 78, 79, and 107 shall not have driveway access from Hideaway Trail. 8. Prior to City Council consideration, the preliminary plat must be modified to show that Lot 206 has a minimum width of 110 feet so as to meet the buffer yard lot width requirement for the RS-3 District. 9. Prior to City Council consideration, the preliminary plat must be modified to correctly label and identify the location of Outlot F. Ayes: Swenson, Kaluza, Lillehei, Witte, Majorowicz, Zimmer, Drotning Nays: 0 There being no further business, the meeting was adjourned at 7:14 p.m. Respectfully submitted, Penny Brevig, Recording Secretary