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HomeMy WebLinkAbout02-03-05 CITY OF LAKEVILLE Planning Commission Meeting Minutes. FEBRUARY 3, 2005 The February 3, 2005 Planning Commission meeting was called to order by Vice .Chair Drotning in the City Hall Council Chambers at b:00 p.m. Flag pledge and roll call of members: Present: Reuvers, Stolte, Drotning, Detjen, Grenz, Blee, Ex-officio Arvidson. Commissioner Pattee arrived at 6:02. Absent: Swecker. Staff Present: Daryl .Morey, Planning Director; David Olson, Community & Economic Development Director; Frank Dempsey, Associate Planner; Allyn Kuennen, Associate Planner; Jay Rubash, Assistant City. Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF 1VIEETING 1VIINUTES: The. January 20, 2005 Planning Commission meeting minutes were approved as presented. ITEM 4. ANNOUNCEMENTS: Mr. More indicated the followin items were distributed to the Plannin Y g g Commission members and staff before tonight's meeting: 1. February 2, 2005 Parks, Recreation and Natural Resources Committee meeting motions regarding the Orchard Trail .preliminary and final plat and the motion and minutes regarding the Creekside Business Park preliminary plat. 2. Revised exterior building elevations for Lot 4, Creekside Business Park. 3. Memo from Assistant City Engineer Jay .Rubash pertaining to the Parks, Recreation and Natural Resources Committee recommendation for the Creekside Business Park ;preliminary plat. ITEM 5. ORCHARD TRAIL Vice Chair Drotning opened the :public hearing to :consider the request of Kirk Meyer fora .preliminary and final plat of 2 single family lots to be known as Orchard Trail located at the southwest corner of Orchard Trail and Kabera Trail 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 3, 2005 Page 2 .Property owner Kirk Meyer was in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Meyer presented an overview of his project. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Kirk Meyer has submitted an .application for the preliminary and final plat of 2single-family residential lots to be known as Orchard Trail, located at 10858 Orchard Trail. He indicated that the proposed preliminary and final plat is part of a 5-acre parent parcel that was .administratively subdivided in September 2002 when the City's residential platting moratorium was in effect. The creation of the third and final parcel requires approval of a preliminary .and final plat. Mr. Dempsey indicated that the proposed Orchard Trail is zoned RS-3, Single Family Residential District, and is compatible with the surrounding neighborhood. He stated that both lots meet the minimum lot area, lot width, and building setback requirements of the Zoning Ordinance. Mr. Dempsey stated that the driveway for Lot 2, Block 1, Orchard Trail will be on Orchard Trail and must be located at least 40 feet south of the Kabera Trail right-of- way. Mr. Dempsey indicated that the Orchard Trail final plat shows the required boundary drainage and utility easements. He stated that the final plat will dedicate a drainage and utility easement over the existing wetland .and wetland buffer area on the west side of Lot 1. He indicated that Mr. Meyer must submit a separate conservation easement over the wetland and wetland buffer prior to City Council consideration of the preliminary and final plat. Also, there are two foot bridges within the proposed easement area that must be removed as a stipulation of the final plat. Mr. Dempsey stated that the Orchard Trail plat is subject to a park .dedication fee .for one lot at $2,250.00. The Parks, :Recreation and Natural Resources Committee .reviewed the .preliminary and final plat at their February 2, 2005 meeting and their recommendation was distributed at tonight's Planning Commission meeting. Mr. Dempsey stated that should the Planning Commission recommend to the City Council approval of the Orchard Trail preliminary and final .plat, Planning :Department -staff :recommends approval subject to .the 6 stipulations listed in the January 28, 2005 :planning report. i Vice Chair Drotning opened the hearing to the public for comment. Planning Commission Meeting February 3, 2005 Page 3 There were no comments from the audience. 05.06 Motion by .Stolte,. Second by Pattee to close the public hearing at 6:09 p.m. Ayes: Reuvers, Pattee, Stolte, Drotning, Detjen, Grenz, Blee. Nays: 0 Commissioner Stolte questioned the proposed location of the driveway for Lot 2. Mr. Dempsey indicated that both Kabera Trail and Orchard Trail are classified as local streets, however staff recommends that the driveway for this corner lot be off of Orchard Trail because it has less traffic than Kabera Trail. There was an extensive discussion regarding whether. a conservation .easement over the west side of Lot 1 or dedicating an outlot should be required for the existing wetland area. Mr. Meyer explained his situation to the Planning Commission and why he would rather have .the conservation easement rather then :dedicate it as an outlot owned. by the City. Mr. Meyer stated that when he built his house, he was unaware of the outlot requirement at .the time of platting. He does not want to have City owned property that close to his house. • Commissioner .Reuvers asked what the compensation would be for the developer deeding an outlot the City as opposed to the property owner dedicating a conservation easement to the City. Mr. Morey stated that the City typically credits the .developer's storm sewer area charge for deeding wetland outlots to the City, but does not credit the storm sewer area charge for..conservation easements. He also stated that this is a unique situation in that there is a house already on the lot where the conservation easement will be dedicated. Mr. Morey stated that a conservation easement itself spells out very clearly what a property .owner. can and cannot do within the easement area. 'The conservation easement area must be kept in its' natural state and the property owner must have permission from the City to clear any vegetation. in the. conservation easement area. Mr. Dempsey indicated that a 50-foot wide gas :main easement s`located on the northwest corner of Lot 1 and will remain intact with the final plat. 05.07 Motion by .Stolte, Second by Detjen to recommend to City Council approval of the preliminary. and final plat of 2 single family lots to be known as Orchard Trail located at the southwest corner of Orchard Trail and Kabera Trail, subject to the 6 stipulations listed in the January 28, 2005 planning report. Ayes: Pattee, Stolte,:Detjen, Blue. Nays: Drotning, Grenz, Reuvers. Planning Commission Meeting. February 3, 2005 Page 4 The reason for the nay votes was because they felt the wetland. and wetland buffer area should. be within an outlot deeded to the City and not a conservation easement as proposed. ITEM 6. HERTZ AUTO RENTAL COMPANY Vice Chair Drotning opened the public hearing to consider the request of Hertz Rental Company for a Conditional Use Permit to allow outdoor rental of automobiles as an accessory use in the. C-3, General Commercial District, located at 16085 Buck Hill Road. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City :Code... Stephen Lewis, representing Hertz Local Edition was in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. 1VIr. Lewis presented an overview of the project. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey .stated that Stephen Lewis, representing Hertz Local Edition, has submitted an application and plans fora .conditional use permit to allow outdoor rental of i automobiles as an accessory use in the C-3, General Commercial District, located at 16085 Buck Hill. Road. He indicated that the site is located in a tenant space in the west side of the Bumper to Bumper auto parts store .building. Mr. Dempsey stated that .the Hertz outdoor auto. rental business will include a 1,750 square foot office and :manual car wash bay, which will be for the exclusive use of Hertz for washing and leaning vehicles involved in the local rental fleet. Mr. Dempsey indicated that Hertz will install a 9'6" by T overhead garage door on the north side of the building for access to the car wash bay. The overhead garage door must match the off-white color of the two existing overhead doors on the building. Mr. Dempsey .stated that .Hertz will use a maximum of five parking spaces for parking of the rental fleet, which are exclusive of the parking spaces required on site. He .explained that the Zoning Ordinance allows the Zoning Administrator to approve a 10% reduction in the required number of parking spaces for multi-tenant commercial buildings if it can be demonstrated. that parking demand for the uses of .the building can justify. the reduced number of parking spaces. IVIr. Dempsey :indicated that City staff will approve an administrative permit fora 10% reduction requiring a total of 45 parking spaces for the building subject to Planning Commission and City Council approval of the .conditional use permit. The 50 .Planning Commission Meeting February 3, 2005 Page 5 existing parking spaces meets Zoning Ordinance requirements for amulti-tenant commercial building given the approval of the administrative permit. Mr. Dempsey 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 5 stipulations listed in the January 28, 2005 planning report, and approval of the Findings of Fact dated February 3, 2005. Vice Chair Drotning opened the hearing to the public for comment. There were no comments from the audience. 05.08 Motion by Pattee, .Second by Blee to close the public hearing at 6:45 p.m. Ayes: Stolte, Drotning, Detjen, Grenz, Blee, Reuvers, Pattee. Nays: 0 Commissioner Stolte asked how the number of cars. parked on the site would be controlled. Mr..Lewis explained that he would control the number of cars through scheduling arrivals. He also stated that runners located at their airport facility could be called to quickly remove fleet vehicles from the site. Mr. Morey indicated that if the number of rental cars parked on-site frequently exceeded the five allowed by this conditional use permit, the conditional use permit could be revoked by the City Council. Mr. Morey explained in response to a question raised by Commissioner Grenz why stipulation 5, requiring no fast food or convenience .food establishments, is recommended by staff. He indicated that a restaurant is ane of the most :intense uses when it comes to parking demand. City staff wanted to ensure that a restaurant use in this multi-tenant commercial .:building would .not exceed the reduced parking requirement allowed by the administrative .permit. 05.09 Motion by Detjen, Second by Pattee to recommend to City. Council approval of the Conditional Use Permit to allow outdoor rental of automobiles as an accessory use in the C-3, General Commercial District, located at 16085 Buck Hill :Road, subject to the 5 stipulations listed in the January 28, 2005 planning report, and approval of the Findings of Fact dated February 3, 2005. Ayes: Detjen, Grenz, Blee, Reuvers, Pattee, 'Stolte. Nays: 0 Abstain: Drotning. Vice Chair Drotning owns property next to the subject . property and .did not want to give the appearance of a conflict of interest. Planning Commission Meeting February 3, 2005 Page 6 ITEM 7. CREEKSIDE BUSINESS PARK Vice Chair Drotning opened the public hearing. to consider the request of APPRO Development for: A. Preliminary plat. of 6 industrial lots on 14.59 acres to be known as Creekside Business Park; B. Conditional Use Permit to allow an industrial development with an impervious surface area greater than 25% within the Shoreland Overlay District; C. Variance to allow a cul-de-sac to exceed 600 feet in length. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Lonnie Anderson and Jack Matasosky from APPRO Development, Grant Jacobson from Jacobson Engineers & Surveyors, and Trent Johnson, owner of MW Johnson were in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Lonnie Anderson presented an overview of the project. He indicated that over 100 trees will be planted as part of the landscape improvements proposed for. the site. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen stated APPRO Development, representing MW Johnson, has. submitted an . application for the .preliminary :plat of six lots, located on the north. side of 215 Street (CSAH 70) and west of Holyoke Avenue. He indicated that in conjunction with the preliminary plat, MW Johnson is proposing to construct a 25;600 square foot office/warehouse facility on Lot 4 of the development. An exterior fuel tank area is proposed along the east line. of Lot 4. Mr. Kuennen stated that in conjunction with the preliminary plat. application, the developer is also requesting a conditional use permit to increase the impervious surface area within the Shoreland Overlay District to approximately 72%° and a variance to allow the length of the cul-de-sac to exceed 600 feet. Mr. Kuennen indicated that the property is currently undeveloped and zoned I-1, Limited Industrial District. The proposed office/warehouse building on Lot 4 is a permitted use within the I-1 District. Mr. Kuennen indicated that all lots within the Creekside Business Park preliminary plat meet or exceed the Zoning Ordinance requirements for lot area and width. He fated that the proposed MW Johnson office/warehouse facility and the proposed buildings on the .ghost plat comply with the required setbacks. Mr. Kuennen explained what the exterior of the MW Johnson facility would consist of and that the access to the facility would be from a shared access drive along the south • property line. Planning Commission Meeting February 3, 2005 Page 7 Mr. Kuennen indicated that the landscape plan, with the addition of the required .landscaping listed in the January 28, 2005 planning report, would comply with the Zoning Ordinance requirements and the Shoreland Overlay District regulations. Mr. Kuennen stated that access to the development will be from a public cul-de-sac street connection to 215 Street (CSAH 70). He indicated that the applicant is requesting a variance to allow the cul-de-sac to exceed 600 feet in length in order for the lots at the end of the cul-de-sac to maintain a more regular shape and to allow .additional. frontage for each lot onto the right-of-way. Mr. Kuennen indicated that all parking complies with the required setbacks. He stated that the area adjacent to the east property line should be designated on the plan for future parking. This will allow additional parking spaces to be added. in the event the uses of the building on Lot 4 changes in the future so that more parking is required. Mr. Kuennen stated that the building on Lot 4 also includes a loading dock area and overhead doors along the east side of the facility. He indicated that the design of the building has been modified to direct. the loading area and associated • activities to the east away from the residential areas to the west and north of the site. Mr. Kuennen indicated that the applicant is proposing a subdivision identification sign along the north side of 215 Street adjacent to the east side of the cul-de-sac He indicated that documentation must be submitted from the developer indicating who will be responsible for providing continued maintenance of the sign. Mr. Kuennen stated that the City's Comprehensive Park Plan does not identify any .parkland needs in the area of the subject site, so park dedication requirements: are to be satisfied as a cash fee in lieu of land, which was reviewed at the February 2, 2005 Parks, Recreation and Natural Resources Committee meeting. Their minutes and motion was distributed at tonight's .Planning Commission meeting. Mr. Kuennen stated #hat the Parks, Recreation and Natural Resources Committee .did not recommend approval of the Creekside Business Park preliminary plat. He indicated that the Assistant City Engineer distributed a memo at tonight's Planning Commission meeting addressing that .Committee's concerns. 1VIr. Kuennen indicated that the preliminary plat includes Outlot A, which encompasses the storm water treatment basins, wetland areas and the South Creek area. Outlot A wilTbe dedicated to the City with the final plat. Planning Commission Meeting February 3, 2005 Page 8 Mr. Kuennen stated that the applicant has identified 52 significant trees on the site with 11 of the trees being removed with the construction of the cul-de-sac, the MW Johnson building and site grading. Approximately 79% of the trees on the site .are proposed to be saved. Mr. Kuennen stated that should the Planning Commission recommend to the City Council .approval of the preliminary plat, conditional use permit, and variance, Planning Department staff recommends approval subject to the 14 stipulations listed in the January 28, 2005 planning report, and approval of the Findings of Facts dated February 3, 2005. Vice Chair Drotning opened the hearing to the public for comment. There were no comments from the audience. 05.10 Motion by Blee, Second by Pattee to close the public hearing at 7:00 p.m. Ayes: Detjen, Grenz, Blee, Reuvers, Pattee, Stolte, Drotning. Nays: 0 • Vice .Chair Drotning commented that he did have a discussion with .Parks and Recreation Director Steve Michaud before tonight's meeting to understand the Parks, Recreation and Natural Resources Committee decision to not recommend. approval of the Creekside Business Park. preliminary plat. Commissioner Stolte indicated that he .felt that the proposed impervious surface area of 72% was quite high, but realized that this does meet the Shoreland .Overlay District criteria for a conditional use permit. Mr. Jacobson clarified that the .gross impervious surface area of 72% is a worst. case scenario if each parcel was 100% impervious, which would not meet Zoning Ordinance performance standards. He indicated that the impervious surface area would be 59%° if the plat were to develop as shown on the preliminary plat. Commissioner Reuvers complimented the developer on the site and design and the proposed .landscape plan. He thought it was a very :good location for a development such as this. Vice Chair Drotning requested that a future exterior. trash enclosure .location be .included on the preliminary plat even though the current applicant has indicated `that a dumpster and enclosure will not be required for the MW Johnson • office/warehouse facility. Planning Coxrunission Meeting February 3, 2005 Page 9 • Vice Chair Drotning was concerned about such a large building with no landscaping .proposed to break up the "mass" of the west wall. Mr. Anderson indicated that they could install landscaping to help break up the west wall of the proposed building. Vice Chair Drotning asked if there would be any mechanical. equipment installed on the roof of .the building on Lot 4. The developer indicated that all heating apparatus is proposed to be inside the building and that there would be no mechanical equipment on the roof. Vice Chair Drotning asked if there was enough space to accommodate semi truck turning movements. Mr. Kuennen indicated that there is sufficient radius for semi truck turning movements. Mr. Morey suggested the following additional stipulations to be considered by the Planning Commission: 15. A future exterior trash enclosure location must be shown on the preliminary plat. . 16. Landscaping shall be installed west of the building. to be constructed on Lot 4. 17. No mechanical equipment shall be installed on the roof of the building to be .constructed on Lot 4. Vice Chair Drotnng confirmed with the developer that he agrees with the original 14 stipulations listed in the January 28, 2005 planning report and the .additional three stipulations listed .above. 05.11 Motion by Pattee, Second by Detjen to recommend to City Council approval of the Creekside Business Park preliminary plat, located on the. north side of 215 Street (CSAH 70) and west of Holyoke Avenue, a conditional use .permit to allow an industrial development .with an impervious surface area greater than 25% within the Shoreland Overlay District, and a variance to allow a cul-de-sac to exceed 600 feet in length, subject to the 14 stipulations listed in the January 28, 2005 planning report, along with the three additional stipulations, and approval of the Findings of Facts dated February 3, 2005. Ayes: Grenz, B1ee, Reuvers, Pattee, Stolte, Drotnng, Detjen. Nays: 0 Planning Commission Meeting February 3, 2005 Page 10 • ITEM 8. CONSIDERATION OF THE PROPOSED I-35/KENRICK AVENUE OFFICIAL MAP David Olson, Community & Economic Development Director, presented the current :proposed interchange design for the: I-35 / CSAH 70 Interchange, dated. October 2004. He indicated that several open houses and meetings have taken place, which resulted in numerous interchange design alternatives being evaluated. Mr. Olson explained that the proposed design includes the replacement of the current park and pool lot located in the southeast quadrant of the interchange across from McStop, which will be eliminated with the interchange construction. He indicated that the City Council recently authorized an application to the Metropolitan Council Right-of-Way Acquisition Loan Fund (R.A.L.F.) to attempt to acquire Outlot B, Lakeville Commerce Center East located in the northeast quadrant of the interchange as the new location for a .park and pool lot and future park and ride lot.. He stated that the Metropolitan Council Transportation Committee recommended approval of this preliminary application on January 24, 2005 and the full Metropolitan Council .will be considering the application on February 9, 2005. . Mr. Olson stated that a requirement of the R.A.L.F. program is that the area proposed fore early acquisition is in an area that .has been officially mapped. He indicated that since final approval of the final design is not expected until later this year, the City Council has authorized the official mapping of the park and pool / future park and ride parcel at this time so as to obtain R.A.L.F. proceeds for this early acquisition. Mr. Olson stated that City staff is requesting that the Planning Commission recommend to the City Council the adoption of the .proposed Official Map and the necessary amendment to the Official Map ordinance. Commissioner Grenz asked if the map were to be modified at a Later :date, would it affect the :funding. Mr. Olson indicated that the map could be revised at a later date without affecting the funding. 05.12 Motion by Detjen, Second by Pattee #o recommend to City Council the adoption of the proposed I-35 and Kenrick Avenue Official Map and the necessary amendment to the Official Map ordinance, as presented.. Ayes: Blee, Reuvers, Pattee, Stolte, Drotnng, Detjen, Grenz. • Nays: 0 Planning Commission Meeting February 3, 2005 .Page 11 ITEM 9. NEw BUSINESS Mr. Morey informed the Planning Commission that the February 17, 2005 Planning Commission meeting is officially cancelled due to a lack of agenda items. The next Planning Commission meeting wilLbe held on March 3, 2005. .There being no further business, the meeting was adjourned at 7:36 p.m. .Respectfully submitted, r 5\ l- Penny B ,Recording Sec ATTEST: • Karl Drotnng, Vice Chair i Meeting :Notes Planning'Commission Work Session Thursday, :February 3,.2005 Marion Conference Room The Planning Commission work session commenced at 7:45 p.m. in the Marion Conference. Room at City Hall. Commissioners Present: Karl. Drotning, Dale Detjen, Gerry Grenz, Steve Pattee, Paul Reuvers, Lowell Miller Stolte, Joe Blee, and ex-officio John Arvidson. Staff Present: Planning Director Daryl Morey and Assistant City Engineer Jay Rubash. Also Present: Developer Bill Feldman, and Dan Sjordal and Chris Moehrl of Westwood Professional Services. Mr. Morey presented the staff review of the Feldman Property sketch plan of 66 twinhome units and 28 attached row style townhouse units on 53.5 acres of land located north of 185th Street (CSAH 60) and east of Judicial Road. Mr. Morey stated that the developer, Mr. Feldman, has .submitted a sketch .plan design that fits the site, which includes two large wetland areas, very well fn order to design the site to minimize wetland impacts and. provide public street access to Judicial Road, the sketch plan proposes five private loop drives off of the public street that exceed the number. of buildings allowed per side in the RM-1 District. Mr. Morey stated #hat Planning Department staff is seeking direction. from the Planning Commission on which of the following options they would support in conjunction with the Feldman Property sketch plan: • Rezone the property to Planned Unit Development (PUD). • A variance from RM-1 District requirements. • Revise the sketch plan to eliminate the .private loop drives in favor of public streets. Planning Commission members commended the. development team on .the design of the site to work around the existing wetlands and to provide a product that would fit well with the existing adjacent townhouses and the adjacent golf. course. The consensus of the Planning Commission was for the developer to proceed with a rezoning to PUD in conjunction with a :preliminary plat and allow the design flexibility in terms of the number of townhouse buildings off of a private loop drive, :given the wetland avoidance and green space amenities that will be part of this development. The work session was adjourned at 8:10 p.m. 'R pec ully miffed, Daryl rey, Plann Director