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HomeMy WebLinkAbout06-15-06 CITY OF LAKEVILLE Planning Commission Meeting Minutes JUNE 15, 2006 The June 15, 2006 Planning Commission meeting was called to order by Chair Swecker in the City Hall Council Chambers at 6:00 p.m. Flag Pledge. Present: Pattee, Manikowski, Swecker, Detjen, Grenz, Blee, Ex-officio Gerl. Absent: Stolte, Drotning. Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner; Kris Jenson, Associate Planner; Leif Hanson, Planning Assistant; Adam Kienberger, Economic Development Specialist; Jay Rubash, Assistant City Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: The June 1, 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. The Parks, Recreation and Natural Resources Committee motions for the Trinity Evangelical Free Church final plat, the Jamesdale Estates preliminary plat, the Curren Addition preliminary plat, the Crescent Ridge Second Addition final plat, and the Airlake South Creek Business Park preliminary and final plat. Due to the Park, Recreation and Natural Resources Committee not having a quorum for #heir May 31, 2006. meeting, the Lord of Life .Church preliminary and final plat, the Quail Ridge 2nd Addition final plat, the St. John's First Addition final plat, and the Tullamore preliminary plat motions. have also been distributed at tonight's meeting. 2. Addition to agenda Item 9: Consider the final plat of 75 single family lots to be known as Crescent Ridge Second Addition... 3. Correspondence from two residents opposed to Agenda Item #6 - Steven Seaburg's massage therapy special home occupation permit request. Planning Commission Meeting June 15, 2006 Page 2 ITEM 5. CONSENT AGENDA 06.63 Motion was made and seconded to recommend to City Council approval of the June 15, 2006 Planning Commission Consent Agenda as follows: Approve the application of Trinity Evangelical Free Church for the final plat of one lot, located north of Juniper Way (CSAH 70), south of 210 Street and west of Lakeville South High School. Ayes: Pattee, Manikowski, Swecker, Detjen, Grenz, Blee. Nays: 0 ITEM 6. STEVEN SEABURG Chair Swecker opened the public hearing to consider the application of Steven Seaburg for a Special Home Occupation Permit to allow a massage therapy use in his single-family residence,. located at 9523 - 207 Street. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Steven Seaburg presented an overview of his request. Planning Assistant Leif Hanson presented the June 7, 2006 planning report. Mr. Hanson stated that Mr. Seaburg .has recently completed school to become a licensed massage therapist. Mr. Hanson referred to the two pieces of correspondence that were received in opposition to the Seaburg special home occupation permit. He stated that there are 30 active .special home occupation permits in the .City of Lakeville, 12 of which are massage therapy. Mr. Hanson indicated that there has never been a complaint about these home occupations. Mr. Hanson reviewed the provisions from the Zoning Ordinance that all permitted and special home occupations must comply with. He indicated that Mr. Seaburg stated in his application that he is proposing to have one sign with an area of 2 square feet in the front yard of his property. Mr. Seaburg will need to submit a sign plan showing the dimensions and location of the proposed sign prior to City Council consideration of the special home occupation permit. Mr. Hanson stated that should the Planning Commission recommend to the City Council approval of the special home occupation permit, Planning Department staff Planning Commission Meeting June 15, 2006 Page 3 recommends approval subject to the 8 stipulations listed in the June 7, 2006 planning report, and approval. of the Findings of Fact dated June 15, 2006. Chair Swecker opened the hearing to the public for comment. There were no comments from the audience. 06.64 Motion was made and seconded to close the public hearing at 6:10 p.m. Ayes: 6 Nays:O Motion passed. Commissioner Detjen addressed the neighbor's concerns in their correspondence. He stated that there will only be one customer at a time at Mr. Seaburg's home and the customers must park in the driveway. Commissioner Swecker commented that in home day care of up to 12 children do not require a permit from the City and have at least two vehicle trips per child per day. She indicated that a massage therapy home occupation would have much less traffic through the neighborhood. Mr. Hanson indicated that neighbors are encouraged to call the City with any complaints prior to the one year renewal for the special home occupation permit. 06.65 Motion was made and seconded to recommend to City Council approval of the Steven Seaburg special home occupation permit to allow a massage therapy use in his single family residence, located at 9523 - 207 Street, subject to the 8 stipulations listed in the June 7, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Ayes: Pattee, Manikowski, Swecker, Detjen, Grenz, Blee. Nays: 0 ITEM 7. MCGUIRE MIDDLE SeIi00L Chair Swecker opened.. the public hearing to consider the application of Independent School District #194 for a Conditional Use Permit amendment to allow the construction of two additional tennis courts on the McGuire Middle School property, located at 21220 Holyoke Avenue. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. • Planning Commission Meeting June 15, 2006 Page 4 Joel Dunning from Wold Architects and Stan Fredrickson, Director of Buildings and Grounds for ISD 194 presented an overview of their request. Planning Assistant Leif Hanson presented the June 9, 2006 planning report. Mr. Hanson stated that McGuire Middle School currently has 6 tennis courts which they plan to remove and rebuild. He indicated that in conjunction with the reconstruction, two tennis courts will be added for a total.. of eight tennis courts on the school property when construction is complete. Mr. Hanson stated that a public watermain that runs underneath the existing courts will need to be removed and relocated to accommodate the tennis courts. He indicated that this portion of the school site is located within the Shoreland Overlay District for the south branch of the South Creek and no grading or construction work is allowed within 50 feet of the DNR creek. Mr. Hanson stated that should the Planning Commission recommend to the City Council approval of the CUP amendment, Planning Department staff recommends approval, subject to the 6 stipulations listed in the June 9, 2006 planning report. Chair Swecker opened the hearing to the public for comment. There were no comments from the audience. 06.66 Motion was made and seconded to close the public hearing at 6:20 p.m. Ayes: 6 Nays:O Motion passed. Commissioner Blee asked staff to indicate the location of the 50 foot setback from the DNR creek. Chair Swecker confirmed that silt fence will be required. Commissioner Grenz asked about the trees that were close to the watermain. Mr. Rubash indicated that some trees may have to be removed to accommodate the watermain relocation. Mr. Morey clarified .that the school district is proposing to replace any trees removed and the tree replacement should be on a one for one basis. Chair Swecker asked if the tennis .courts are for public use and if they would be lighted. Mr. Fredrickson indicated that they can be used by the public when the school is not using them, and they will not be lighted at this time. Planning Commission Meeting June 15, 2006 Page 5 06.67 Motion was made and seconded to recommend to City Council approval of the Conditional Use .Permit amendment to allow the construction of additional tennis courts on the McGuire Middle School property, located at 21220 Holyoke Avenue, subject to the 6 stipulations listed in the June 9, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Ayes: Manikowski, Swecker, Detjen, Grenz, Blee, Pattee. Nays: 0 ITEM 8. JOHNSON, HUNHOFF, HENDEL, SNYDER, AND TORNELL Chair Swecker opened the public hearing to consider the. application of Brian and Tami Johnson, Darin Hunhoff, Robert Hendel, Steve Snyder, and David and Meghan Tornell for a variance to allow a fence to be installed less than 15 feet from the rear buffer yard property lines, located at 18620,18616,18612,18608 and 18604 Irvine Trail. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance. with State Statutes and City Code. Darin Hunhoff represented the applicants and provided an overview of their request. Planning Assistant Leif Hanson presented the June S, 2006 planning report.. Mr. Hanson stated that all the properties listed are located in the Spring Hill development, abutting 185 Street, and are zoned PUD, Planned Unit Development. He indicated that the five property owners are proposing to each install the same type of fence two feet from the rear line of their properties. Mr. Hanson indicated that the trees, which served as a natural buffer, were removed when the Ipava Avenue and 185 Street intersection was recently improved. He stated that the eastern most lot has three .evergreen trees located where the fence would be installed, so the location of this fence .will be slightly different in order to save these trees. Mr. Hanson stated that should the Planning Commission recommend to the City Council approval of the fence variance, Planning Department staff recommends approval, subject to the 5 stipulations listed in the June 8, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Chair Swecker opened the hearing to the public for comment. There were no comments. from the audience. Planning Commission Meeting June 15, 2006 Page 6 06.68 Motion was made and seconded to close the public hearing at .6:33 p.m. Ayes: 6 Nays:0 Motion passed. Commissioner Grenz asked how far the fence would be from the curb line and from the future trail. Mr. Rubash indicated that it would be a typical County road and be 20 feet from the curb, the same as Cedar Avenue. Chair Swecker indicated that she visited: the subject properties and felt that the current screening is not appropriate. She stated that the lack of screening has been .beyond the applicants' control and therefore felt that the variance was appropriate. Mr. Morey commented that the tree preservation plan does not apply after the homes are sold. Chair Swecker stressed to the neighbors that if they choose to clear any trees on their lots be sure not to clear any outside their property line. 06.69 Motion was made and seconded to recommend to City Council approval of the application of Brian and Tami Johnson, Darin Hunhoff, Robert Hendel, Steve Snyder, and David and Meghan Tornell for a variance to allow a fence to be installed less than 15 feet from the rear buffer yard property line, located at 18620, 18616, 18612, 18608 and 18604 Irvine Trail, subject to the 5 stipulations listed in the June 8, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Ayes: Swecker, Detjen, Blee, Pattee, Manikowski. Nays: Grenz. Commissioner Grenz did not feel there was enough of a hardship to grant this variance. He does not want fences in the easement. ITEM 9. CRESCENT RIDGE SECOND ADDITION Chair Swecker opened the .public hearing. to .consider the application of LaFavre/Miller Development Company for the following, located north of 195th Street, east of Holyoke Avenue and south of 190 Street: A. Comprehensive Plan Amendment to re-guide approximately 18 acres in the northeast corner of the Crescent Ridge Second Addition final. plat from Rural to Low Density Residential and to bring the 18 acres into the Current MUSA. B. Zoning Map Amendment to rezone the 18 acres from RA, Rural/ Agricultural District to RS-3, Single Family Residential District. Planning Commission Meeting June 15, 2006 Page 7 C. Consider the final plat of 75 single family lots to be known as Crescent Ridge Second Addition. Assistant .City Attorney Poehler attested that the .legal notice had been duly published in accordance with State Statutes and City Code. Bob Wiegert from Paramount Engineering and Kevin Thein from LaFavre/Miller presented an overview of their request. Planning. Director Daryl Morey presented the June 9, 2006 planning report. Mr. Morey stated that the second addition will include the realignment of Holyoke Avenue to the. east. He indicated than in conjunction with the final plat a Comprehensive Plan amendment to bring the northeast corner of the subject property into the current MUSA and to re-guide the northeast corner of the property from rural to low density residential and a rezoning of the northeast corner of the subject property from RA to RS-3 will be processed. Mr. Morey stated that the re-alignment of Holyoke Avenue to the east will be the beginning of the Parkway design. Mr. Morey indicated that earlier today the City received approval of the Comprehensive Plan amendment from the Metropolitan Council and can now be sent onto the City Council for their review. Mr. Morey stated that should the Planning Commission recommend to the City Council approval of the final plat, rezoning, and Comprehensive Plan amendment,. Planning Department staff recommends approval, subject to the 17 stipulations listed in the June 9, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Chair Swecker opened. the hearing to the public for comment. William "Rusty" Nelson, 8445 -190th Street Mr. Nelson s concern was with the visibility. at the new intersection of the Holyoke realignment if the row of evergreen trees that are on the west side of his property, north of the plat, are kept. Planning Commission Meeting June 15, 2006 Page 8 Lawrence Schweich, 8719 -190th Street Mr. Schweich was very. concerned that he was just learning .about the proposed realignment of Holyoke Avenue at tonight's .meeting when the road would be going through his property. He stated that the developer had not contacted him regarding an easement. 06.70 Motion was made and. seconded to close the public hearing at 6:52 p.m. Ayes:6 Nays: 0 Motion passed. Mr. Morey addressed Mr. Nelson s concern regarding the row of evergreen trees on the west side of his property. He stated that as many trees as possible will be saved. He indicated that the traffic visibility concerns. will be addressed with the construction of the new road. Chair Swecker asked .what the chances are of relocating the evergreen trees to the north. Mr. Morey stated that there would be a risk due to the large size of the trees. Regarding Mr. Schweich's concerns, Mr. Morey apologized and stated that the developer was required to contact Mr. Schweich regarding obtaining an easement for the relocation of Holyoke Avenue. Mr. Rubash stated that the Engineering report stipulates that Mr. Miller needs to obtain an easement from Mr. Schweich for Holyoke Avenue. Mr. Wiegert explained that they did contact Mr. Schweich's daughter over this past winter while Mr. Schweich was out of town. Mr. Schweich felt that this was an insult and did not think it was fair that the developer could run a road through his property. Chair Swecker indicated that Mr. Schweich may want to spend some time with the developer so they can explain the easement requirement to him. Chair Swecker also indicated that the stipulations listed in the planning report must be met prior to City Council consideration. Mr. Morey wanted to also clarify that there are 17 stipulations listed in the June 9, 2006 planning report that the developer .must meet prior to City Council consideration. He indicated that stipulation #12 states: 12. Prior to City Council consideration of the final plat the developer must submit the roadway easements for Holyoke/ Highview Avenue realignment .Planning Commission Meeting June 15, 2006 Page 9 north of the plat, the roadway easement for the north side of 190 Street and the temporary turn around easements for Halo and Harrapa Avenues. Mr. Morey also indicated that there were public hearing notices that were mailed out to property owners within 500 feet of this development during the preliminary plat process. Chair Swecker asked whether 190 Street is required to be paved. Mr. Rubash stated that the road is outside the current MUSA and will .not be paved... The portion to the west and in the current MUSA will be paved when the properties to the west develop. 06.71 Motion was made and seconded to recommend to City Council approval of the following, located north of 195 Street, east of Holyoke Avenue and south of 190 Street: A. Crescent Ridge Second Addition final plat of 75 single family lots;. B. Comprehensive Plan .amendment to re-guide approximately 18 acres in the northeast corner of the Crescent Ridge Second Addition final plat .from Rural to Low Density Residential, and to bring the 1$ acres into the Current MUSA; C. a Zoning Map amendment to rezone the 18 acres from RA, Rural/ Agricultural District to RS-3, Single Family Residential District, subject to the 17 stipulations listed in the June 9, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Ayes: Detjen, Grenz, Blee, Pattee, Manikowski, Swecker. Nays: 0 ITEM 10. AIRCRAFT RESOURCE CENTER Chair Swecker opened the public hearing to consider the :application of Aircraft Resource Center for a Conditional Use Permit to allow the following in an I-2, General Industrial. District, located at 22100 Hamburg Avenue: A. Expansion of an airport use for air ambulance service. B. Allow two principal buildings on one parcel. C. Construction of a hangar with greater than 50 % of its exterior as pre- finished metal siding. Assistant. City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting June 15, 2006 Page 10 Vince Markell from APPRO Development, Franko Fiorillo, Director of Operations for Aircraft Resource Center, Mike Parish and Bob Rishoud from North Memorial Health Care, and Jeff Nawrocki from Metropolitan Airports Commission were in attendance at tonight's meeting. Mr. Markell presented an overview of their request. Adam Kienberger, Economic Development Specialist presented .the June 9, 2006 planning report. Mr. Kienberger stated that Aircraft Resource Center is the Fix Based Operator (FBO) at Airlake Airport. He indicated that North Memorial air ambulance service is currently using the Airlake Airport on a temporary .basis and will establish permanent operations in Lakeville when the construction of the proposed hangar is finalized. The new hangar is Phase 1 of the project with the terminal building expansion proposed to occur in the future. Mr. Kienberger explained that Aircraft Resource Center is requesting a conditional use permit to allow an expansion of an airport use for air ambulance service, to allow two principal buildings on one parcel, and to allow the proposed hangar to exceed the 50% metal exterior requirement. He indicated that due to the size of the proposed hangar building, it would not be financially feasible to use masonry for the entire structure. Mr. Kienberger stated that there are three stormwater infiltration basins proposed to be constructed on the site. He indicated that all basins must infiltrate within 24 hours to meet MAC requirements that there be no standing water that could attract waterfowl and cause harm to the planes. Mr. Kienberger stated that should the Planning Commission recommend to the City Council approval of the conditional use permit, Planning Department staff recommends approval, subject to the 8 stipulations listed in the June 9, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Chair Swecker opened the hearing to the public for comment. There were no comments from the audience. 06.72 Motion was made and seconded to close the public hearing at 7:20 p.m. Ayes: 6 Nays: 0 Motion passed. Chair Swecker commented that it was very exciting to have an air ambulance service coming to Lakeville. Planning Commission Meeting June 15, 2006 Page 11 Commissioner Grenz asked what the net gain in impervious surface will be. Mr. Markell indicated that it was previously 58 % impervious surface and with this addition it will be 71 % impervious surface. Chair Swecker asked about the office building siding. Mr. Markell indicated that they are proposing Hardie board for the .terminal building expansion which has a sandstone color. He stated that the existing terminal building shall be repainted to match or compliment the sandstone colored Hardie board siding. Commissioner Grenz agreed that this proposal is a step up from the other buildings at the airport and was very happy to see them coming to Lakeville. Chair Swecker felt this was a very appropriate request for the industrial area of Lakeville. Commissioner Detjen asked what the potential build-out may be concerning more flights and/ or more buildings. Mr. Parish indicated that at the present time there are no plans for further expansion. Mr. Fiorillo stated that they are pursuing the corporate clients. Commissioner Grenz indicated that a few years ago there was speculation of expanding the runway. Mr. Nawrocki stated that they are looking at this, but nothing definite yet. 06.73 Motion was made and seconded to recommend to City Council approval of the Aircraft Resource Center Conditional Use Permit to allow the following in an I-2, General Industrial District, located at 22100 Hamburg Avenue: A. Expansion of an airport use for air ambulance service; B. Allow two principal buildings on one parcel; C. Construction of a hangar with greater than 50%° of its exterior as pre- finished metal siding, subject to the 8 stipulations listed in the June 9, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Ayes: Grenz, Blee, Pattee, Manikowski, Swecker, Detjen. Nays: 0 ITEM 11. CURREN ADDITION Chair Swecker opened the public hearing to consider the application of Conrad.. Curren, James Curren. and Harlan Miller for the following, located north of Kenwood Trail (CSAH 50), east of Iteri Avenue and north and south of Iteri Court East:. Plann;ng Commission Meeting June 15, 2006 Page 12 A. Preliminary Plat of 10 single family lots to be known as Curren Addition. B. Vacation of a public road easement. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Conrad Curren, presented an overview of their request. Associate .Planner Frank Dempsey presented the June 9, 2006 planning report. Mr. Dempsey stated that the preliminary plat includes the platting of three existing metes and bounds described parcels owned by the Currens and a portion of the Harlan Miller metes and bounds described parcel south of Iteri Court East. The requested administrative subdivision will allow the creation of a third. parcel on the south side of Iteri Court East. Mr. Dempsey stated that the Curren Addition preliminary plat is zoned RS-2, Single Family Residential District, along with the adjacent land uses. Mr. Dempsey presented the history of the property. He indicated that there are 424 . significant trees on the property and 82% are proposed to be saved. Mr. Dempsey stated that should the Planning Commission recommend to the City. Council approval of the preliminary plat and easement vacation, :Planning Department staff recommends approval, subject to the 12 stipulations listed in the June 9, 2006 planning report. Chair Swecker opened the hearing to the public for comment. Scott Setzepfandt, 19645 Ireland Way Mr. Setzepfandt appreciated the public hearing notice, but suggested to the City that the public hearing notices should be more specific on what is being proposed. Randy Knippel, 9925 Iteri Court His concerns were: ? He commented that this would be the first of several of these types of proposals. As property owners begin to subdivide in this area he wanted to be sure that a positive precedent is set for the neighborhood. • Planning Commission Meeting June 15, 2006 Page 13 ? He .wants to be sure that the residents in this area that have. outbuildings comply with the Zoning Ordinance if they are subdividing. ? Regarding. stormwater control and run-off, he felt that they should be required to have a stormwater management plan in place. He does not want to add to erosion issues on his property due to the added impervious. surface from the development. 06.74 Motion was made and seconded to close the public hearing at 7:51 p.m. Ayes: 6 Nays: 0 Motion passed. Chair Swecker asked City staff if there could be specific information added to the public hearing notices. Mr. Dempsey stated that the plat is not included in the public hearing notice because during the public process designs may: change. He indicated that staff encourages the. neighbors to call the City and ask questions. Chair Swecker referred to Mr. Knippel's concerns regarding future requests: She stressed that each request will be looked at thoroughly and public hearing notices will be-sent out to neighbors regarding each request. Mr. Morey stated that all existing non-conformities will be brought into conformance according to the current Zoning Ordinance with any subdivision. He indicated that Mr. Miller applied for a conditional use permit for the structure on his property and it was approved by the City Council. Mr. Rubash referred to the engineering report concerning Mr. Knippel's stormwater concerns. He indicated that every driveway will have a culvert under it and the lots will be custom graded, not mass graded. Mr. Rubash stated that the City does- not want to have to remove trees to put in a stormwater basin .when drainage and run-off are already being met in other acceptable ways. Mr. Knippel stated that he .felt he should be compensated if he begins to have drainage problems due to the development of this area. Mr. Morey explained the history of the assessment improvement project for this area. The neighbors in Appaloosa Farms petitioned the City to provide city sewer, water and paved streets to the neighborhood. Mr. Morey indicated that compensation of any kind would not be a decision that the Planning Commission can make. Planning Commission Meeting June 15, 2006 Page 14 • Commissioner Blee confirmed that existing septics in this neighborhood will be removed or capped. Mr. Rubash indicated that the existing homes are required to hook up to the septic system within two years. Commissioner Blee asked if the cul-de-sac through the Curren/Miller property was a non-conforming cul-de-sac. Mr. Dempsey indicated that it was and this would be eliminated when connected into the Paradise Hills subdivision. Commissioner Pattee asked if there are any.. run-off calculations available. The engineer from Bolten and Menk explained that there is 5% or less run-off. Mr. Dempsey indicated that a concept plan had been done for the neighborhood. He indicated that there is always an engineering plan review required with each new development. Commissioner Grenz confirmed that if somebody bought quite a few of the properties, the density would not increase significantly. Mr. Rubash stated that these lots would be low impact developments and there • would be Zoning Ordinance requirements to be met. 06.75 .Motion was made and seconded to recommend to City Council approval of the Curren preliminary plat of 10 single family lots and .the. vacation of a public road easement, located north of Kenwood Trail (CSAH 50), east of Iteri Avenue and north and south of Iteri Court East, subject to the 12 stipulations listed in the June 9, 2006 planning report. Ayes: Blee, Pattee, Manikowski, Swecker, Detjen, Grenz. Nays: 0 Break at 8:30 p.m. Reconvened at 8:45 p.m. ITEM 12. AIRLAKE SOUTH CREEK BUSINESS PARK Chair Swecker opened the public hearing to consider the application of APPRO Development, Inc. for he following, located in the northwest quadrant of the intersection of Cedar Avenue (CSAH 23) and 215 Street West (CSAH 70): A. Preliminary and final plat of one lot to be known as Airlake South Creek Business Park. Planning Commission Meeting June 15, 2006 Page 15 B. Conditional Use Permit to exceed 25% impervious surface area for an industrial use in the Shoreland Overlay District for South Creek. C. Vacation of public roadway, drainage and utility easements. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Jim Connelly from APPRO Development and Dan Regan from Airlake Development were in attendance at tonight's meeting. Mr. Connelly presented an overview of their request. He referred to Stipulation 7 in the June 8, 2006 planning report and .indicated that they wanted to leave their options open as to the materials they would use for the entries on the east side of the building. Associate Planner Kris Jenson presented the June 8, 2006 planning report. Ms. Jenson reviewed the easements that the applicant is requesting to be vacated, which are listed in detail in the June 8, 2006 planning report. Ms. Jenson reviewed the general performance standards and criteria of the Zoning Ordinance for a conditional use permit request that pertain to impervious surface area for an industrial use in the Shoreland Overlay District for South Creek. Ms. Jenson indicated that the developer presented two options for the entries on the east side of the building when they submitted their plans and the staff preferred the brick accent option. Ms. Jenson stated that should the Planning Commission recommend to the City Council approval of the preliminary and final .plat, conditional use permit, and vacation of several easements, Planning Department staff recommends approval, subject to the 10 stipulations listed in the June 8, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Chair Swecker opened the hearing to the public for comment. Nick Spadaccini, United Products,- 21470 Grenada Avenue Mr. Spadaccini s concern was traffic flow. The corner and the cul-de-sac are already difficult to maneuver on Grenada Avenue. At .the .very least, he feels that an adjustment to the cul-de-sac would help traffic and aright-in, right-out at this location would help also .06.76 Motion was made and seconded to close the public hearing at 8:57 p.m. Ayes: 6 Nays: 0 Planning Commission Meeting June 15, 2006 Page 16 Motion passed. Mr. Morey explained the establishment of the private shared access easement affecting the subject property. He suggested that the two users discuss possible modifications to the existing driveway access on the cul-de-sac related to the turning radius issue. The Plat Commission recommended the right-in only access off of CSAH 70 because of the existence of the private shared access easement. The Planning Commission discussed the exterior materials for the building. Both options that the developer presented meet the Zoning Ordinance requirements. Chair Swecker stressed that she would prefer the brick because the location is the gateway into the Airlake Industrial .Park. Mr. Connelly explained that the lease rate would determine whether they use the brick or the decorative .pre-cast. He feels they both look upscale. The Planning Commissioners felt that if either exterior building material meets the Zoning Ordinance requirements, Stipulation 7 can be eliminated. 06.77 Motion was made and seconded to recommend to City Council approval of the following, located in the northwest quadrant of the intersection of Cedar Avenue (CSAH 23) and 215 Street West (CSAH 70): A. Preliminary and final plat of one lot to be known as Airlake South Creek Business Park; B. Conditional Use Permit to exceed 25% impervious surface area for an industrial use in the Shoreland Overlay District for South Creek; C. Vacation of public roadway, drainage and utility easements, subject to the 9 stipulations listed in the June 8, 2006 planning report, as amended, and approval of the Findings of Fact dated June 15, 2006. Ayes: Pattee, Manikowski, Swecker, Detjen, Grenz, Blee. Nays: 0 ITEM 13. JAMESDALE ESTATES Chair Swecker opened the public hearing to consider the application of Tradition Development Corp. for the following, located north of 170 Street and west of Pilot Knob Road (CSAH 31): A. Preliminary plat of 74 single-family lots to be known as Jamesdale Estates. B. Zoning Map amendment to rezone property from RS-2, Single Family Residential District to RS-3, Single Family Residential District. C. Vacation of public roadway, drainage and utility easements. Planning Commission Meeting June 15, 2006 Page 17 Assistant. City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Rob Wachholz from Tradition Development presented an overview of his request. Mr. Wachholz asked that the Planning Commission discuss the idea of rezoning the entire property to RS-3, Single Family Residential District, rather than leaving Block 1 zoned. as RS-2, Single Family Residential District. Associate Planner Kris Jenson presented the June 7, 2006 planning report. Ms. Jenson stated that the subject property is currently zoned RS-2, Single Family Residential District and RS-3, Single Family Residential District. She indicated that in conjunction with the preliminary plat, the developer. has submitted applications for rezoning all portions of the property from RS-2, Single Family Residential to RS- 3, Single Family Residential District, as well as the vacation of a drainage and utility easement. Ms. Jenson stated that should the Planning Commission recommend to the City Council approval of the preliminary plat, zoning map amendment, and easement vacation, Planning Department staff recommends approval, subject to the 12 .stipulations listed in the June 7, 2006 planning report, and approval of the Findings of Fact dated June 15, 2006. Chair Swecker opened the hearing to the public for comment. There were no comments from the audience. 06.78 Motion was made and seconded to close the public hearing at 9:35. p.m. Ayes: 6 Nays:O Motion passed. Commissioner Blee asked staff why the City wants Block 1 to be zoned RS-2, Single Family Residential District. Mr. Morey explained that since some of the lots off-set the lots that are already established in the adjacent Harris Acres subdivision, staff felt that it would be more compatible to have the lots match up. Commissioner Detjen commented that he likes the idea of off-set yards. He asked what the difference is in the width of the lots. City staff stated that RS-2 interior lots are 100 feet and RS-3 interior lots are 85 feet. After further discussion the Planning Commissioners concurred that the entire • property shall be rezoned to RS-3, Single Family Residential District. Planning Commission Meeting June 15, 2006 Page 18 • The Planning Commission recommended deleting Stipulation 3 of the June. 7, 2006 planning report. 06.79 Motion was made and seconded to recommend to City Council approval of the following, located north of 170 Street and west of Pilot Knob Road (CSAH 31): A. Preliminary plat of 74 single-family .lots to be known as Jamesdale Estates; B. Zoning Map amendment to rezone property from. RS-2, Single Family Residential District to RS-3, Single Family Residential District; C. Vacation of public roadway, drainage and utility easements, subject to the 11 stipulations listed in the June 7, 2006 planning report, as amended, and approval of the Findings of Fact dated June 15, 2006. Ayes: Pattee, Manikowski, Swecker, Detjen, Grenz, Blee. Nays: 0 There being no further business, the meeting was adjourned at 9:53 p.m. Respectfully submitted, • Penny Brev ,Recording Sec ry ATTEST: Ke in Swecker, Chair