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CITY OF LAKEVILLE
PLANNING COMMISSION MEETING MINUTES
July 21, 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, Brooks Lillehei, Patrick Kaluza, Jason Swenson, Patty Zuzek, Christine Zimmer, Ex-Officio Melissa Field
Members Absent: Karl Drotning
Staff Present: Daryl Morey, Planning Director; Daniel Licht, The Planning Company; Alex Jordan, Assistant City Engineer; Tina Morrow, Recording Secretary
3. Approval of the Meeting Minutes
The June 16, 2022 Planning Commission meeting minutes were approved.
4. Announcements
Planning Director Daryl Morey stated that the following was distributed to the Planning Commission at tonight’s meeting:
• July 20, 2022 Parks, Recreation and Natural Resources Committee meeting motion regarding the Authentix Lakeville preliminary plat.
• Mr. Morey stated that provided the Authentix Lakeville agenda item is not tabled at tonight’s meeting, the August 4th meeting will be cancelled due to a lack of agenda items.
5. Authentix Lakeville Chair Witte opened the continued public hearing to consider the application of Continental 564 Fund, LLC for the following, located north of 210th Street (CSAH 70) and west of Keokuk Avenue: 1. Preliminary plat of one lot to be known as Authentix Lakeville; and 2. Conditional use permit to allow: A) Townhome dwellings in the M-1 District, B) Multiple principal buildings on one lot in the M-1 District, C) Reduction in minimum floor area for multiple family dwellings, and D) Reduction in the number of off-street parking spaces for multiple family dwellings. Eric Thom, Senior Development Director from Continental Properties, presented a brief overview of the project and stated he will answer questions from the Planning Commission in regard to Authentix Lakeville.
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Planning Consultant Daniel Licht presented the planning report. Mr. Licht stated the developer has submitted applications for a preliminary plat and a conditional use permit to allow townhouses in the M-1 District, a reduction in the required floor area for multiple family dwellings, reduction in the number of required off-street parking stalls, and multiple principal buildings on one lot in the M-1 District. Mr. Licht explained the surrounding existing and planned land uses. He stated the City Council approved a Comprehensive Plan amendment in May to re-guide the northerly portion of the subject site to Corridor Mixed Use that will provide opportunities for attainable housing in support of commercial and industrial uses consistent with the policies of the Comprehensive Plan. Mr. Licht stated the Authentix Lakeville development will help meet the City’s affordable housing goals allocated by the Metropolitan Council. The Zoning Ordinance provides exceptions from the exterior building materials and enclosed off-street parking requirements of the M-1 District for housing meeting the City's allocation of regional affordable housing as defined by the 2040 Comprehensive Plan. The developer will enter into a development contract with the City that incorporates the provisions specific to affordable housing for a minimum ten year period. The preliminary plat includes two outlots. Outlot A will be a future phase of development for commercial uses in accordance with the 2040 Land Use Plan and Zoning Map. Outlot B encompasses a proposed stormwater basin, which is to be deeded to the City at the time of final plat approval. Mr. Licht described the site plan which includes nine stacked townhouse type buildings, a clubhouse building, a grounds maintenance building, and a trash storage area. He stated there are two driveway accesses proposed off 207th Street. Mr. Licht stated Authentix Lakeville will provide 1.94 parking spaces per unit, which is consistent with the 85th percentile identified in the Institute of Transportation Engineer’s (ITE) off-street parking demand study. The 511 off-street parking spaces is comparable to other multi-family housing projects in the city and is supported by the ITE parking demand study. Planning Department staff recommends approval of Authentix Lakeville preliminary plat and conditional use permit subject to the 13 stipulations listed in the June 30, 2022 planning report, and approval of the Findings of Fact dated July 21, 2022. Chair Witte opened the hearing to the public for comment.
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Bob Erickson – 19081 Inndale Drive
Mr. Erikson raised the following concerns:
• He has monitored the Springs of Lakeville project and feels there is a shortage of
parking.
• Snow storage in designated parking spaces.
• There is no neighborhood park in the immediate area.
• The need for electric vehicle charging stations.
• Proposed clear cutting of existing trees. What are the species of the trees being
removed? Can trees be saved to provide a landscaping buffer?
• Is the outdoor pool large enough for the number of units proposed?
• Has the Lakeville School District been made aware of this proposed development?
Attainable housing projects have significant demands on school districts.
• The amount of impervious surface coverage and stormwater runoff.
Motion was made by Lillehei, seconded by Zimmer 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:
• Mr. Thom stated the parking ratio for their other multi-family projects in Minnesota are in the range of 1.75-1.85 spaces per unit and that is more than adequate to meet demand.
• Mr. Thom explained the site amenities proposed for their residents, including the pet playground and swimming pool. He stated the swimming pool will be the same size as the pool at Springs of Lakeville and they have no issues with the size there. They will likely add amenities, such as grilling stations, after the project opens.
• Chair Witte asked for further clarification regarding snow removal. Mr. Thom explained their snow removal operations. He stated that cars parked on site are asked to move to different locations within the site to facilitate snow removal operations.
• Chair Witte asked for clarification on trash storage. Mr. Thom stated there is a trash compactor located at the south end of the property. Residents on the north end of the site may have to drive to the trash compactor to dispose of their trash.
• Commissioner Kaluza asked for clarification on the grounds maintenance building location and the location of handicapped parking spaces. Mr. Thom responded.
• Commissioner Swenson stated he is familiar with underground stormwater storage and filtration systems. He has no issues or concerns with that type of system and he supports the project. Alex Jordan stated that a stormwater maintenance agreement is required and there will be annual reporting and maintenance of the system.
• Commissioner Majorowicz asked for clarification between attainable and affordable housing. Mr. Licht explained the City uses the term attainable in the 2040 Comprehensive Plan to be specific to Lakeville because the meaning of the term affordable differs from city to city. In addition, the Metropolitan Council uses
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the term affordable with respect to cities meeting the region’s affordable housing goals.
• Commissioner Zimmer expressed concern regarding vehicle theft given the low number of proposed garages. She also expressed concern about trash accumulation and vehicle maintenance activities occurring in the parking lot.
• Mr. Thom identified the location of the garages and stated they are available for rent. He stated they can only be rented through Continental and cannot be sub-leased.
• Mr. Thom also clarified that, unlike Springs at Lakeville, Authentix Lakeville will not be gated.
• Mr. Thom stated they don’t feel there will be a demand for electrical vehicle charging stations for Authentix Lakeville, but they can be added if needed. Mr. Licht stated the Zoning Ordinance was recently updated to include performance standards for electric vehicle charging stations but they are not required.
• Mr. Morey stated a neighborhood park is identified in the Parks, Trails and Open Space Plan on the Dale property north of Authentix Lakeville. He stated the school district was informed of the Authentix Lakeville project last year when it was initially proposed. He also suggested a stipulation be added to the conditional use permit to address the snow storage concern. Mr. Licht recommended adding Stipulation #14 to read as follows:
#14 - Off-street parking stalls shall not be utilized for snow storage in
accordance with the Zoning Ordinance and snow shall be removed from the site
as required to maintain access to all surface parking stalls.
• Commission Swenson asked if the Zoning Ordinance requires certain amenities for multi-family developments. Mr. Licht responded that it does not. He also explained the objectives of the Corridor Mixed Use land use designation.
Motion was made by Kaluza, seconded by Lillehei to recommend to City Council approval of the Authentix Lakeville preliminary plat and conditional use permit, subject to the following stipulations, as amended, and approval of the Findings of Fact dated July 21, 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 specifications and construction plans for 207th Street shall be subject to review and approval of the City Engineer. 5. The construction specifications of the parking areas and drive aisles shall be subject to review and approval of the City Engineer. 6. The landscape plan shall be subject to review and approval of the City Forester.
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7. A legible photometric lighting plan shall be submitted and is subject to review and approval of the Zoning Administrator prior to issuance of a building permit. 8. All utility issues shall be subject to review and approval of the City Engineer. 9. All wetland, grading, and stormwater drainage issues shall be subject to review and approval of the City Engineer. 10. Outlot B shall be deeded to the City for stormwater management purposes. 11. All easements shall be subject to review and approval of the City Engineer. 12. 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. 13. The developer shall execute a development agreement as drafted by the City Attorney prior to City Council consideration of the final plat. 14. Off-street parking stalls shall not be utilized for snow storage in accordance with the Zoning Ordinance and snow shall be removed from the site as required to maintain access to all surface parking stalls.
Ayes: Zuzek, Kaluza, Lillehei, Witte, Majorowicz, Zimmer, Swenson
Nays: 0
There being no further business, the meeting was adjourned at 7:03 p.m. Respectfully submitted, Tina Morrow, Recording Secretary