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HomeMy WebLinkAbout03-03CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES March 3, 2022 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, Karl Drotning, Brooks Lillehei, Pat Kaluza, Jason Swenson, Christine Zimmer Members Absent: Ex-Officio Melissa Field Staff Present: Daryl Morey, Planning Director; Daniel Licht, The Planning Company; Alex Jordan, Assistant City Engineer; Andrea McDowell-Poehler, City Attorney; Tina Morrow, Recording Secretary 3. Approval of the Meeting Minutes The February 17, 2022 Planning Commission meeting minutes were approved as presented. The February 17, 2022 Planning Commission work session minutes were approved as presented. 4. Announcements Planning Director Daryl Morey stated that the following was distributed to the Planning Commission at tonight’s meeting: • March 2, 2022 Parks, Recreation and Natural Resources Committee draft meeting minutes regarding the Authentix Lakeville preliminary plat. 5. Authentix Lakeville Chair Witte opened the public hearing to consider the applications of Continental 564 Fund, LLC for the following, located north of 210th Street (CSAH 70) and west of Keokuk Avenue: A. Comprehensive Plan amendment to re-guide property from Commercial and High Density Residential to Corridor Mixed Use; B. Zoning Map amendment to rezone property from C-3, General Commercial District and RH-2, Multiple Family Residential District to M-1, Mixed Use I-35 Corridor District; C. Preliminary plat of one lot to be known as Authentix Lakeville for the construction of 288 multiple family dwelling units; and D. Conditional use permit to allow: 1. Multiple principal buildings on one lot in the M-1 District, 2. Townhome dwellings Planning Commission Meeting Minutes, March 3, 2022 Page 2 in the M-1 District, and 3. An exemption from the minimum floor area requirement for multiple family dwellings meeting Metropolitan Council affordable housing criteria. Eric Thom, Senior Development Director from Continental Properties, presented a brief overview of their project. Mr. Thom explained that the proposed Authentix residential development is being brought forward once again because the market has not changed since the project was presented to the Planning Commission last year and Continental Properties believes this is a great location for an attainable housing project. Mr. Thom briefly explained Continental Properties and their projects across the U.S. The Authentix Lakeville project will be owned by Continental Properties, will be conventionally financed, and will not include any government subsidies. Mr. Thom outlined the proposed changes to the attainability of the units with the current Authentix proposal. He stated that last year’s applications proposed rents at 80% AMI for all 288 units in the project. This year they are proposing 20% of the units at rents equivalent to 60% AMI with the rest of the units offered at market rates. Continental is trying to provide units for workers of nearby commercial and industrial businesses because there is a need for this type of housing in Lakeville. He outlined the exterior building material changes on the south sides of the two multiple family buildings and the clubhouse located adjacent to CSAH 70. These changes were included in the plans at the request of the City Council during their review of the applications last year. Mr. Thom stated Authentix would be a good fit on this site with the workforce housing to the north and the recently approved memory care facility to the east. Planning Consultant Daniel Licht presented the planning report. Mr. Licht stated the developer has again submitted applications to amend the Comprehensive Plan and Zoning Map, as well as a preliminary plat of one lot and three outlots and a conditional use permit to allow townhouses in the M-1 District, a reduction in the required floor area for multiple family dwellings, and multiple principal buildings on a lot in the M-1 District. He stated that Comprehensive Plan and Zoning Map amendments are legislative actions and the City has broad discretion to determine land use and zoning appropriate for the City. Mr. Licht explained with the Comprehensive Plan amendment application it is important to consider the City’s overall housing policy established by the Comprehensive Plan. He highlighted the 2040 Land Use Plan including the amount of land guided for High Density Residential, Commercial, and Corridor Mixed Use as well as the housing policies of the 2040 Comprehensive Plan that pertain to this request. He stated the current Authentix attainability proposal meets State Statute requirements for a simple majority vote for approval of the Comprehensive Plan amendment by the City Council. Last year’s proposal required a super majority vote of the Comprehensive Plan amendment by the City Council. Mr. Licht explained that there will be 230 fewer attainable units with this year’s Authentix project versus last year’s project. Mr. Licht indicated that the Zoning Ordinance was amended last year to allow townhouses, including the stacked flat hybrid units proposed for this development, in the M-1 District. Mr. Planning Commission Meeting Minutes, March 3, 2022 Page 3 Licht briefly highlighted the preliminary plat, site plan, landscape plan, and building plans for Authentix. Mr. Licht stated the developer has added stone materials to the south and east elevation of Building 1 and the south and west elevation of Building 2 to add high-quality materials and improve the aesthetics of these two buildings as viewed from 210th Street (CSAH 70). He stated the plans must be revised to meet the five-foot parking lot setback requirement for the drive aisle east of Building 1. Planning Department staff is not making a recommendation related to the legislative actions of the Comprehensive Plan and Zoning Map amendments, and findings of fact for both approval and denial of those applications have been provided to the Planning Commission. The preliminary plat and conditional use permit applications are based on the Comprehensive Plan and Zoning Map amendment applications so if those applications are supported by the Planning Commission, staff recommends approval be subject to the 16 stipulations listed in the February 24, 2022 planning report. Chair Witte opened the hearing to the public for comment. Robert Powell, 11774 205th Street Mr. Powell owns the property just to the west of the Authentix development. His concerns were regarding landscaping along the west side of the site adjacent to his property. Johnathan Adam of Silverstone Reality is representing the landowner for the Lakeville Commerce Center. He outlined the changes that have occurred in Lakeville Commerce Center since the freeway interchange was reconstructed. He cited the City’s recent approval of the United Christian Academy Comprehensive Plan amendment and rezoning applications. He feels the Authentix project will fit in well in this area and he supports this request. Motion was made by Kaluza, seconded by Swenson to close the public hearing at 6:23 p.m. Voice vote was taken on the motion. Ayes – unanimous Chair Witte asked for comments from the Planning Commission. Discussion points included: • Chair Witte asked Mr. Thom to address the proposed landscaping on the west side of the site. • Vice Chair Majorowicz asked for clarification on how the Metropolitan Council determines AMI. Mr. Licht explained that it is based on the average income in the Twin Cities metropolitan area and relies on statistics from the federal government. • Commissioner Kaluza stated he previously expressed hesitation to rezone commercial property and will continue to not support this project. • City Attorney Poehler, Mr. Morey, and Mr. Licht clarified that the Planning Commission and City Council adopted findings of fact in support of the United Planning Commission Meeting Minutes, March 3, 2022 Page 4 Christian Academy applications for Comprehensive Plan and Zoning Map amendments stating how that request was consistent with goals and policies of the 2040 Comprehensive Plan which distinguishes that project from other projects with applications in this area as well as other parts of the city. • Chair Witte asks Mr. Thom about access to the buildings on the west side of the site, specifically Buildings 6 and 7. He is concerned that public safety vehicle access to this area is very indirect. Mr. Thom outlined the grade challenges in this area concerning the future extension of 207th Street to the west property line. Staff clarified that the grading plan would allow a direct access to the westerly buildings but would require the loss of 3-4 parking spaces. • Commissioner Zimmer stated she has the same concerns about this proposal as she did last year and will not be supporting the project. • Commissioner Swenson explained his reasoning why he supports this project, including providing housing for workers of businesses in the industrial park to the east of I-35. • Commissioner Lillehei asked for a comparison of the stipulations listed in the February 24, 2022 planning report and the stipulations from last year’s planning report. Mr. Licht stated stipulation number 8 has been added to this year’s report. • After further discussion, staff recommended adding a stipulation that the site plan be revised to provide a second driveway access to 207th Street at the northwest corner of the site provided the number of parking spaces meets Zoning Ordinance requirements. Motion was made by Drotning, seconded by Swenson to recommend approval of the Authentix Lakeville Comprehensive Plan amendment, Zoning Map amendment, preliminary plat, and conditional use permit subject to the 16 stipulations listed in the February 24, 2022 planning report, as amended, and adopt the Findings of Fact for approval dated March 3, 2022: 1. The site and buildings shall be developed in accordance with the plans approved by the City Council subject to stipulations of approval as outlined herein. 2. The developer shall provide in a development agreement and deed restrictions for dwelling units defined as affordable housing by Minnesota Statutes 462.355, Subp 3. for a minimum 10 year period from the date a Certificate of Occupancy is issued. 3. Specifications for the fence surrounding the pool shall comply with Section 11-21-5.G of the Zoning Ordinance. 4. The intersection design for 210th Street (CSAH 70) and Keswick Loop shall be subject to approval of Dakota County. 5. The specifications and construction plans for Keswick Loop, the Keokuk Avenue intersection improvements, and extension of 207th Street shall be subject to review and approval of the City Engineer. 6. The developer shall provide an ingress/egress easement over Lot 1, Block 2, Lakeville Commerce Center to allow for: Planning Commission Meeting Minutes, March 3, 2022 Page 5 a. Construction of a shared private drive aisle to Keokuk Avenue and a five foot wide concrete sidewalk on the south side of the private drive. b. Construction and maintenance of the private drive aisle abutting the property line east of Building 1. 7. The construction specifications of the parking areas and drive aisles shall be subject to review and approval of the City Engineer. 8. The plans must be revised so the drive aisle east of Building 1 at the southeast corner of the subject site is set back five feet from the east property line as required by Section 11-19- 7.I.1 of the Zoning Ordinance. 9. The landscape plan shall be subject to review and approval of the City Forester. 10. The photometric lighting plan shall be revised such that the illumination pattern of all proposed exterior lighting complies with the intensity limits measured at property lines established by Section 11-16-17.A.2 of the Zoning Ordinance, subject to review and approval of the Zoning Administrator. 11. All utility issues shall be subject to review and approval of the City Engineer. 12. All wetland, grading, and stormwater drainage issues shall be subject to review and approval of the City Engineer. 13. Outlots A, B, and C encompassing proposed stormwater ponding and existing wetlands and wetland buffers shall be deeded to the City. 14. All easements shall be subject to review and approval of the City Engineer. 15. Park dedication requirements shall be satisfied by payment of a cash fee in lieu of land at the time of final plat approval as provided for by Section 10-4-8.J of the Subdivision Ordinance. 16. The developer shall execute a development agreement as drafted by the City Attorney prior to City Council consideration of the final plat. 17. The site plan shall be revised to provide a second access to 207th Street at the northwest corner of the subject site, subject to review and approval of the City Engineer, provided that the number of off-street parking stalls complies with Section 11-19-13 of the Zoning Ordinance. Ayes: Swenson, Majorowicz, Lillehei, Witte, Drotning Nays: Kaluza, Zimmer There being no further business, the meeting was adjourned at 6:54 p.m. Respectfully submitted, Tina Morrow, Recording Secretary