Loading...
HomeMy WebLinkAbout02-02-06 CITY OF LAKEVILLE Planning Commission Meeting Minutes FEBRUARY 2, 2006 The February 2, 2006 Planning Commission meeting was called to order by Chair Swecker in the City Hall Council Chambers at 6:00 p.m. Flag pledge and roll call of members: Present: Pattee, Stolte, Swecker, Detjen, Drotning, ex-officio Gerl. Absent: Grenz. Staff. Present: Daryl Morey, Planning Director; Allyn Kuennen, Associate Planner; Jay Rubash, Assistant City Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: The January 5, 2006 Planning Commission meeting minutes were approved as presented. ITEM 4. ANNOUNCEMENTS: Mr. Morey indicated the following items. were distributed to the Planning Commission members and staff before tonight's meeting. • 1 F r eb uary 1,.2006 Parks, Recreation and Natural Resources Committee meeting motions regarding the Quail Ridge Second Addition preliminary plat, and the Fieldstone Creek preliminary plat. 2. January 30, 2006 DNR letter concerning the Lake Kingsley Commons work session item. 3. Flyer announcing the Spirit of Brandtjen Farm Barn Renovation Tour/ Work Session. on Monday, February 6, 2006 at 5:30 p.m. ITEM 5. CONSENT AGENDA 06.06 Motion by Drotning, Second by Pattee to recommend to City Council approval of the February 2, 2006 Planning Commission Consent Agenda as follows: A. Approve the request of Paige Jelen for athree-year extension of a Special Home Occupation Permit to operate a hair salon business out of her home, located at 17360 Foliage Avenue. Ayes: Pattee, Stolte, Swecker, Detjen, Drotning. Nays: 0 Planning Commission Meeting February 2, 2006 Page 2 • ITEM 6. QUAIL RIDGE SECOND ADDITION Chair Swecker opened the public hearing to consider the application of D. R. Horton, Inc. -Minnesota for a preliminary plat of 60 single-family residential lots to be known as Quail Ridge Second Addition, located west of Ipava Avenue, south of 178 Street and north of 185 Street (CSAH 60). Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Mike Suel, from. D. R. Horton, Inc. -Minnesota was in attendance at tonight's meeting to answer any questions that the Planning Commission or public .may have. Associate Planner A11yn Kuennen presented the planning report. Mr. Kuennen stated that the preliminary plat consists of 60 single family lots on 38 acres of land zoned RS-2, Single Family Residential District. He stated that the proposed site contains an existing single-family. home and outbuildings that will be removed with the development of the property. Mr. Kuennen stated that there is also a designated wetland area along the west property line that will remain undisturbed. • Access to the development will be from the extension of the existing streets in the Phase 1 Quail Ridge development and from one new public street, 181st Street, onto Ipava Avenue. Mr. Kuennen stated that a ghost plat was prepared for Quail Ridge Second Addition in conjunction with the Quail Ridge preliminary plat last year. The property was ghost platted because, at the time, it was located in MUSA Expansion Area A. MUSA Expansion Area A was brought into the current MUSA on November 1, 2005. He indicated that the Quail Ridge Second Addition preliminary plat design is consistent with the ghost plat. Mr. Kuennen stated that all lots in the Quail Ridge Second Addition preliminary plat meet the minimum lot area and lot width requirements of the Zoning Ordinance for the RS-2 District. He also indicated that all double frontage lots meet the buffer yard and increased setback requirements as required by the Zoning Ordinance. Mr. Kuennen stated that afive-foot concrete sidewalk is shown on one side of all internal streets within the development to be constructed by the developer. The internal sidewalk system will connect to the trail system being constructed by the developer along the west side of Ipava Avenue. He indicated that the City is . working with ISD #194 officials to determine the location for a pedestrian crossing between the Quail Ridge development and Eastview Elementary School. Planning Commission Meeting February 2, 2006 Page 3 • Mr. Kuennen stated that the Parks, Recreation and Natural Resources Committee unanimously recommended approval of the Quail Ridge Second Addition preliminary plat at their February 1, 2006 meeting. Mr. Kuennen indicated that the developer submitted additional information prior to the meeting regarding tree preservation. Given this information staff has determined that the required number of replacement trees is 54, not the 90 listed in the planning and engineering reports. Mr. Kuennen stated that should the Planning Commission recommend to the City Council approval of the Quail Ridge Second Addition preliminary plat, Planning Department staff recommends approval subject to the 16 stipulations listed in the January 27, 2006 planning report. Chair Swecker opened the hearing to the public for comment. There were no comments from the audience. 06.07 Motion by Detjen, Second by Drotning to close the public hearing at 6:10 p.m. • Ayes: Stolte, Swecker, Detjen, Drotning, Pattee. Nays: 0 Commissioner Drotning commented that he was pleased that the developer acquired additional land and included it in the plat to provide better internal circulation and better connections with the property to the south. 06.08 Motion by Detjen, Second by Pattee to recommend to City Council approval of the Quail Ridge Second Addition preliminary plat of 60 single-family residential lots, located west of Ipava Avenue, south of 178 Street and. north of 185+ Street (CSAH 60), subject to the 16 stipulations listed in the January 27, 2006 planning report. Ayes: Swecker, Detjen, Grenz, Drotning, Pattee, Stolte. Nays: 0 ITEM 7. FIELDSTONE CREEK Chair Swecker opened the public hearing to consider the application of D. R. Horton, Inc. -Minnesota for a preliminary plat of 148 single-family lots to be known as Fieldstone Creek, located at the southwest quadrant of the intersection of Pilot Knob Road (CSAH 31) and Dodd Boulevard (CSAH 9). Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting February 2, 2006 Page 4 Ron Mullenbach from D. R. Horton, Inc. -Minnesota was in attendance at tonight s meeting to answer any questions that the Planning .Commission or public may have. Mr. Mullenbach indicated that he discussed a couple of minor changes in the wording in the planning .and engineering reports with Mr. Morey prior to the Planning Commission meeting, which Mr. Morey. will discuss in his presentation. Planning Director Daryl Morey presented the planning report. Mr. Morey stated that the Fieldstone Creek preliminary plat proposes 148 single family lots. and six outlots and, except Outlot A, is zoned RS-3, Single Family Residential District. Outlot A, which is a future development area, is zoned RM-1, Medium Density Residential District. He stated that this property was previously located within MUSA Expansion Area A, which was brought into the current MUSA on November 1, 2005. Mr. Morey stated that all lots meet the minimum lot area, width and depth requirements of the Zoning Ordinance for .the RS-3 District. Mr. Morey stated that the Fieldstone Creek .preliminary plat will be accessed with connections made to Dodd Boulevard (CSAH 9) to the north, Pilot Knob Road (CSAH 31) to the east, and Fieldcrest Avenue, Fallbrook Drive, and Fairgreen • Avenue to the west. Mr. Morey explained City staff's concerns regarding the Plat Commission's recommendation to restrict the Pilot Knob Road/Fieldcrest Avenue or Pilot Knob Road/Dodd Boulevard intersections to three-quarter access because they don't meet the County's current access spacing guidelines. He indicated that City and County staff reached an agreement that the existing full access median breaks on Pilot Knob Road at Dodd Boulevard and Fieldcrest Avenue will remain for the time being while staff studies traffic impacts in this transportation corridor. Mr. Morey identified the locations of the five-foot wide concrete sidewalks that the developer will construct with the Fieldstone Creek plat. Because a five foot wide concrete sidewalk was constructed on the west side of the existing segment of Fairgreen Avenue with the Dodd Valley Estates development, staff recommends that Stipulation 6 of the January 27, 2006 planning report be amended to read: 6. The developer must pay for and construct five foot wide concrete sidewalks as follows: • The west side of Fairgreen Avenue between. Fallbrook Drive and Fieldcrest Avenue • Planning Commission Meeting February 2, 2006 Page 5 Mr. Morey indicated that at staff s recommendation, the developer has designed the preliminary plat to eliminate the need for driveways to be located on Fieldcrest Avenue. Mr. Morey stated that Fieldstone Creek is the first preliminary plat to be processed under the revised buffer yard standards approved by the City Council on January 17, 2006. He highlighted the new buffer yard requirements related to the Fieldstone Creek preliminary plat. Mr. Morey stated that the Fieldstone Creek preliminary plat proposes a 10.6 acre neighborhood park within Outlot D, which the developer will grade for future development by the City. The Parks, Recreation and Natural Resources Committee unanimously recommended approval of the Fieldstone Creek preliminary plat at their February 1, 2006 meeting. Mr. Morey indicated that the developer hosted a neighborhood meeting for the proposed Fieldstone Creek development on December 15, 2005. Fourteen neighbors of the proposed development attended the meeting with their questions being addressed by the developer and the City staff. • Mr. Morey stated that should the Planning Commission recommend to the City Council approval of the Fieldstone Creek preliminary plat, Planning Department staff recommends approval subject to the 14 stipulations listed in the January 27, 2006 planning report, with the revised wording to Stipulation 6. Chair Swecker opened the hearing to the public for comment. There were no comments from .the audience. 06.09 Motion by Pattee, Second by Stolte to close the public hearing at 6:35 p.rn. Ayes: Detjen, Drotning, Pattee, Stolte, Swecker. Nays: 0 Commissioner Drotning asked about the high water concerns on this property that were raised a few years ago during the review of an adjacent subdivision. Mr. Rubash indicated that there should be no problems with dewatering and sanitary sewer construction with the Fieldstone Creek development. Commissioner Stolte wanted to confirm that there would not be a site visibility issue with the Dodd Lane intersection at Dodd Boulevard. Mr. Morey stated that • City staff will be working with the County regarding access to Dodd Boulevard. for the future development of Outlot A and the property to the north, however, Dodd Planning Commission Meeting February 2, 2006 Page 6 Lane will provide full access turning movement under the County s access spacing guidelines. Chair Swecker and Commissioner Stolte were glad to see. that no driveways will be allowed onto. Fieldcrest Avenue. They asked if there were any trail connections proposed to the adjoining neighborhoods. Mr. Morey stated that there are. no sidewalks along Fieldcrest Avenue in the adjoining Dodd Valley Estates subdivision, but those neighbors will be able to utilize the sidewalks to be constructed in Fieldstone Creek. 06.10 Motion by Stolte, Second by Pattee to recommend to City Council approval. of the Fieldstone Creek preliminary plat of 14$ single-family lots, located at the southwest quadrant of the intersection of Pilot Knob Road (CSAH 31) and Dodd Boulevard (CSAH 9), subject to the 14 stipulations listed in the January 27, 2006 planning report, as amended. Ayes: Drotning, Pattee, Stolte, Swecker, Detjen. Nays: 0 ITEM 7. NEW BUSINESS Mr. Morey stated that the February 16, 2006 Planning Commission meeting will be cancelled due to lack of agenda items. Mr. Morey asked the Planning Commission members if their schedules would allow the meetings in March to shift from March 2 and March 16 to March 9 and March 23. They indicated that this should not be a problem. Mr. Morey will inform them of any meeting date changes as soon as a decision is made. There being no further business, the meeting was adjourned at 6:50 p.m. Respectfully submitted, ATTEST: v.J 'g ~ .Penny B~ ig, Recording.. cretary Kerrin Swecker, Chair • Meeting Notes- Planning Commission Work Session Thursday, February 2, 2006 Marion Conference Room The .Planning Commission work session commenced at 7:15 p.m. in the Marion Conference Room at City Hall. Commissioners Present: Kerrin Swecker, Dale Detjen, Karl Drotning, Lowell Miller Stolte, and Steve Pattee. Staff Present: Planning Director Daryl Morey and Assistant City Engineer Jay Rubash. Also Present: Frank Schoeben and Terry DeRoche, representing Lake Kingsley Commons. Mr. Morey briefly described the proposed development of a four story, 100 unit, possibly age restricted condominium building with underground parking on C-3 zoned land located in the northwest quadrant of Kenwood Trail (CSAH 5) and Klamath Trail, east of the Chart . House Restaurant. He stated that the subject property lies within the shoreland overlay district for Lake Kingsley, .which is classified as a natural environment lake by the DNR. He identified the required planning actions, which are as follows: • Comprehensive Plan amendment to re-guide the property from commercial to medium/high density residential use. • Rezoning from C-3 to RH-1, O-R, or PUD. • Conditional use permit for a planned shoreland development. • Conditional use permit for a building height of four-stories. • Variance from the density requirements for planned shoreland developments. • Variance from the 187.5 foot (25%) planned shoreland development setback from the Kingsley Lake OWHL. • Variance to allow greater than 25% impervious surface area. Mr. Morey stated that given the current C-3 District zoning, such uses as retail stores and service businesses, restaurants (including fast food), motor fuel facilities, car washes, major auto repair, hotels, banks, day care, offices, commercial recreation, and uses with outdoor display and/or storage areas would be allowed (some by conditional use permit). The setback requirement would be 150 feet from the Lake Kingsley OHWL and up to 50% impervious surface area would be allowed by conditional use permit.. This is less than the setback and impervious surface coverage requirements for a multiple family residential use of the property even though the commercial uses could be more intensive and less • desirable than the proposed condominiums. Planning Commission Work Session February 2, 2006 Mr. Morey pointed out that the undeveloped land located south of Klamath Trail between Kenwood Trail and the Rock Island Townhomes is also zoned C-3 and is guided for commercial uses. He stated that since the 1998 Comprehensive Plan Update was completed, the City has completed a detailed study of the I-35/CSAH 50/5 freeway interchange area. The ultimate improvements in this quadrant of the interchange include the extension of Kenyon Avenue to the west and south to align with 172"d Street east of the CP rail line. The extension of Kenyon Avenue west of CSAH 5 will bisect the C-3 zoned land .located south of Klamath Trail. He stated that the development of the subject property could have an effect on the future land use and zoning of the property south of Klamath Trail when development is proposed or during the 2008 Comprehensive Plan update process, whichever occurs first. The Planning Commission members viewed the proposed use favorably, especially if the condominiums units are age restricted, but not as proposed given the scale of -the project and the number of planning actions required. The Planning Commission made the following recommendations: • The size/scale of the project must be reduced. They recommended breaking up the mass of the proposed building by reducing the height to three stories (thereby eliminating one of the required planning actions) and/or by creating two or more separate buildings. Either way, this will reduce the number of proposed dwelling units and the density of the development. • The use of porous pavers should be considered to possibly reduce the amount of impervious surface coverage (subject to concurrence by the DNR). This could possibly eliminate another one of the required planning actions. Staff will discuss the use of porous pavers as a design option with DNR Area Hydrologist Pat Lynch. • Concept building and elevation plans must be submitted reflecting the revised scale of the project. This will help Planning Commission members and staff put the proposed development in context and will assist the Planning Commission with their recommendation, given the number of planning actions required. The Planning Commission suggested that a joint City Council/Planning Commission work session be held to review revised concept plans incorporating the Planning Commission's recommended changes to ensure that the Planning Commission and City Council both support the proposed development and the required planning actions. Mr. Morey stated he will discuss thiswith City Administrator Steve Mielke. The work session was adjourned at 8:20 p.m. spectfully submitted, '.~lq ~~i s Daryl orey, PI Wing Director 2