HomeMy WebLinkAbout04-07-05 CITY OF LAKEVILLE
Planning Commission Meeting Minutes
APRIL 7, 2005
The April 7, 2005 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: Swecker, Detjen, Grenz, Drotning, Ex-officio Arvidson.
..Commissioner Stolte arrived at 6:55 p.m.
Absent: Reuvers, Pattee.
..Staff Present: Daryl Morey, Planning 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 MEETING MINUTES:
The March 17, 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. Apri16, 2005 Parks, Recreation and Natural Resources Committee.
meeting motions regarding the Stone Borough 2nd Addition final plat,
the Elder Doyle Addition preliminary and final plat, the Lakeville
Commerce Center 2nd Addition preliminary and final plat, the Quail
Ridge preliminary plat, and the Double E Crossing preliminary plat.
2. Copy of a letter from Todd B. Tollefson, Secretary of the Plat.
Commission, regarding their recommendation for Double E Crossing.
Mr. Morey indicated that under New Business he would like to discuss the re-
scheduling of the May 5, 2005 Planning Commission meeting.
ITEM 5. CONSENT AGENDA
05.23 Motion by Drotning, Second by Detjen to recommend to City Council approval of
the Apri17, 2005 Planning Commission Consent Agenda as follows:
A. Approve the application of Progress Land Company for the final plat of
43 detached townhomes and 39 attached townhomes to be known as
Planning Commission Meeting
Apri17, 2005
Page 2
Stone Borough 2nd. Addition, located east of Dodd Boulevard (C.R. 9) and
north of 21541 Street (C. R. 70).
Ayes: Swecker, Detjen, Grenz, Drotning.
Nays: 0
ITEM 6. ELDER DOYLE ADDITION
Chair Swecker opened the public hearing to consider the application of Elder
Doyle, LLC for a preliminary and final plat of one commercial lot to be known as
Elder Doyle Addition, located at the southwest corner of Kenwood Trail (C. R. 50)
and 18541 Street (C. R. 60). Assistant City Attorney Poehler attested that the legal
notice had been duly published in accordance with State Statutes and City Code.
Harald Eriksen, Project Engineer from Yaggy Colby Associates was in attendance at
tonight's meeting to answer any questions that the Planning Commission or public
may have. Mr. Eriksen presented an overview of the project.
Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey
stated that the representatives of Elder Doyle, LLC have applied for a preliminary
and final plat. of one commercial lot. He indicated that the developer proposes to
construct a single level office building on the property, which is .zoned O-R,
Office/Residential Transition District. Mr. Dempsey indicated that the parent
parcel is Outlot A, Merchants Subdivision.
Mr. Dempsey stated that the preliminary and final plat of Elder Doyle Addition
consists of one lot on one block. He indicated that the lot exceeds the minimum lot
area and lot width requirement for a corner lot.
Mr. Dempsey indicated that the preliminary and final plat of Elder Doyle Addition
has frontage on Kenwood Trail (CSAH 50) and 1854i Street (CSAH 60). Mr.
Dempsey stated that Elder Doyle Addition will use a shared driveway with
Merchants Bank that will access Joplin Avenue. He indicated that the office
building requires 89 parking spaces and that is the number being proposed by the
developer.
Mr. Dempsey stated that a landscape plan has been submitted by the :developer.
He indicated that the proposed trees and shrubs meet the requirements of the
Zoning Ordinance and Corridor and .Gateway Design Study for size and species of
plant materials. Mr. Dempsey indicated that the developer will be required to
submit a financial security to guarantee installation of the landscaping.
Planning Commission Meeting
Apri17, 2005
Page 3
Mr. Dempsey indicated what signage the office building will be allowed and that a
sign permit must be issued by the Planning Department prior to installation of any
business signage.
Mr. Dempsey stated that a trash enclosure is located near the southeast corner of
the building and a design for the trash enclosure gate shall be submitted prior to
City Council consideration of the final plat.
Mr. Dempsey stated that should the Planning Commission recommend to the City
Council approval of the Elder Doyle preliminary and final plat, Planning
Department staff recommends approval subject to the 8 stipulations listed in the
Apri11, 2005 planning report.
Chair Swecker opened the hearing to the public far comment.
There were no comments from the audience.
05.24 Motion by Detjen, Second by Grenz to close the public hearing at 6:09 p.m.
Ayes: Swecker, Detjen, Grenz, Drotning.
Nays: 0
Commissioner Drotning commented that the development had a nice streetscape
and landscaping, but suggested adding more overstory trees on the south and west
sides of the site. The Planning Commission concurred.
Commissioner Grenz asked if there is a better location for the trash enclosure. He
commented that the driveway would be blocked when the trash was picked up.
Mr. Dempsey explained that this was the most effective and visually least offensive
location for the trash enclosure.
Commissioner Swecker stated that snow should not be stored in the bump out on
the west side of the building. Mr. Eriksen agreed. He also agreed to revise the
landscape plan to distribute the trees more evenly throughout the property.
Commissioner Drotning recommended that a stop sign be installed on the Elder-
Doyle driveway at its intersection with the Merchants Bank driveway. Staff will
work with Elder-Doyle and Merchants Bank representatives regarding the
placement of a stop sign at this location.
The following amendment to Stipulation # 5 was recommended:
Planning Commission Meeting
April 7, 2005
Page 4
5. Landscaping shall be installed according to the approved landscape plan
developed by Yaggy Colby, Associates. Prior to City Council consideration
of the preliminary and final~lat, the landscape plan shall be revised to
include additional overstorX trees on the west and south sides of the
property consistent with the Zoning Ordinance requirements. A security of
$40,000.00 shall be submitted to guarantee installation of the approved
landscaping.
05.25 Motion by Drotning, Second by Detjen to recommend to City Council approval of
the Elder Doyle Addition preliminary and final plat of one commercial lot, located
at the southwest corner of Kenwood Trail (C.R. 50) and 185 Street (C.R. 60), subject
to the 8 stipulations listed in the April 1, 2005 planning report, as amended.
.Ayes: Detjen, Grenz, Drotning, Swecker.
Nays: 0
ITEM 7. LAKEVILLE COMMERCE CENTER 2ND ADDITION
Chair Swecker opened the public hearing to consider the application of Tollefson
Development, Inc. for a preliminary and final plat of one commercial lot and outlot
to be known as Lakeville Commerce Center 2nd Addition, located south of 205
Street and east of Keokuk Avenue. Assistant City Attorney Poehler attested that
the legal notices had been duly. published in accordance with State Statutes and
City Code..
Jon Lennander Project Manager from Tollefson Development, and Tollefson
Development's legal council Todd Rapp were in attendance at tonight's meeting to
answer any questions that the Planning Commission or public may have. Mr. Rapp
presented a brief overview of the project. He stated his client's opposition to the
possible future medians on 205 Street and Keokuk Avenue.
Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey
stated that representatives of Tollefson Development, Inc. have applied for a
preliminary and final plat of one commercial lot on one block and two outlots to be
known as Lakeville Commerce Center 2nd Addition. He indicated thatthe
developer is proposing to construct a three level office building on property zoned
C-3, General Commercial District.
He stated that Outlot A (0.09 acres) will be deeded to the City for stormwater
management purposes and Outlot B will be retained by Lakeville Land, Ltd. for
future development.
Planning Commission Meeting
Apri17, 2005
Page 5
•
Mr. Dempsey stated that the preliminary and final plat of Lakeville Commerce
Center 2nd Addition exceeds the minimum lot area and lot width requirements of
the C-3, General Commercial District.
Mr. Dempsey indicated that the preliminary and final plat of Lakeville Commerce
Center 2nd Addition has frontage on Keokuk Avenue and 205 Street. He reviewed
traffic volumes, right-of-way requirements, and the proposed driveway accesses
onto Keokuk Avenue and 205 Street, which are described in detail in the Apri11,
2005 planning .report and April 1, 2005 engineering report.
Mr. Dempsey stated that Lakeville Commerce Center 2nd Addition is not subject to
park dedication fees. He indicated that park dedication was paid for the parent
parcel in 1997. The Parks, Recreation and Natural Resources Committee discussed
the Lakeville Commerce Center 2nd. Addition preliminary and .final plat at their
Apr12, 2005 meeting and their recommendation of approval has been distributed
to the Planning. Commission at tonight's meeting.
Mr. Dempsey stated that a landscape plan has been submitted by the developer.
The proposed trees .and shrubs meet the requirements of the Zoning Ordinance and
Corridor and Gateway Design Study for size and species of plan materials. He
indicated that the developer will be required to submit a financial security to
guarantee installation of the landscaping.
Mr. Dempsey stated that the office building will be a three level, two story building.
The lower level .will include underground parking for 14 vehicles, mechanical .room
and storage/future exercise room. He indicated that the office building requires
116 parking spaces, which will include future occupancy of the lower level. storage
room as an exercise room. Mr. Dempsey indicated that the three parking spaces
near the southwest corner of the site that back into the entrance drive from Keokuk
conflict with ingress and egress. Therefore, staff is recommending that the site plan
be revised to remove these three parking spaces in this location, which would
reduce the total number of parking spaces from 120 to 117, and which still meets
Zoning Ordinance requirements.
Mr. Dempsey stated that should the Planning Commission recommend to the City
Council approval of the Lakeville Commerce Center 2nd Addition preliminary and
final plat, Planning Department staff recommends approval subject to the 10
stipulations listed in the Apri11, 2005 planning report.
Chair Swecker opened the hearing to the public for comment.
Planning Coxrunission Meeting
Apri17, 2005
Page 6
Jim Emond Sr., 20641 Jutland Place, Lakeville
Mr. Emond represents the property owner, Lakeville Land, Ltd., and stated that he
was pleased to have a high quality facility planned for this location.
05.26. Motion by Detjen, Second by Drotning to close the public hearing at 6:35 p.m.
Ayes: Grenz, Drotning, Swecker, Detjen.
Nays: 0
Commissioner Drotning stated that both roads, Keokuk Avenue and 205 Street,
will likely function at a higher rate than the September, 2004 SRF traffic. study
identifies. He stated that the proposed driveway access on Keokuk Avenue should
be shared with the future use on Outlot B and should line up with thenortherly
,Lakeville Theatre driveway on the west side of Keokuk Avenue. He stated. that the
parent parcel is one parcel today, 0utlot A, Lakeville Commerce Center, and it
requires City approval to subdivide. In conjunction with the proposed. plat, the
Planning Commission must consider proposed access to City streets and traffic
safety for the surrounding area as well as for the specific site.
i Commissioner Grenz stated that he does not support the accesses onto 205 Street,
even if it is temporary.
Mr. Rapp explained that access is critical to their success and if their office project is
approved without the two permanent accesses, it will kill the project.
Chair Swecker stated that the City needs to consider the long range plans for the
surrounding area, not just for this site.
The Planning Commission had an extensive discussion regarding the two proposed
driveway accesses as well as shared access onto Keokuk Avenue.
Mr. Morey commented that the City's Transportation Plan designates 205 Street as
a major collector and Keokuk Avenue as a minor collector. Mr. Morey stated that
the Zoning Ordinance prohibits driveway access on major collectors where
alternative access is available. As such, the Zoning Ordinance would allow only
one access onto Keokuk Avenue. He stated that, given the projected traffic. counts
from the September, 2004SRF traffic study for the I-35/CSAH 70 interchange area,
Keokuk Avenue, which will have higher traffic volumes than 205 Street, maybe
reclassified as a major collector when the Comprehensive Plan is updated in 2008. .
Mr. Morey also pointed out that the Lakeville Commerce Center preliminary plat
approved in 1988 only identified one lot where two lots are shown on the overall
Planning Commission Meeting
April 7, 2005
Page 7
•
drainage plan submitted with the Lakeville Commerce Center 2nd Addition
preliminary and final plat.
Mr. Rapp stated that they feel they meet the ordinance criteria. now because
Keokuk Avenue is not designated as a major collector. He felt it was not
appropriate to ask them to have a shared driveway access onto Keokuk Avenue.
Chair Swecker indicated that if the City follows the only one driveway access to
this development is permitted. The City is trying to be proactive by allowing a
second driveway access onto 205 Street but the developer does not seem to realize
or appreciate that.
The majority of the Planning Commission members felt that the proposed Keokuk
Avenue driveway access should be temporary until Outlot B develops, whereby it
would be relocated as a shared access that lines up with the northerly driveway to
Lakeville Theatre. It was pointed out that the Keokuk Avenue driveway would be
a full access if it lines up with the northerly Lakeville Theatre access, otherwise, it
may be restricted. to right-in, right-out turning movements in the future if a median
is installed at the Keokuk Avenue/205 Street intersection.
• Assistant City Attorney Poehler stated that enforcement of a required shared
driveway access across Outlot B at a later date may be difficult. She indicated that
any private shared driveway access agreement be created with this preliminary and
final plat.
Mr. Rapp stated that Tollefson Development does not own the subject property - it
is owned by Lakeville Land Ltd.
Break at 7:21 p.m.
Reconvened at 7:33 p.m.
The Planning Commission further discussed the driveway access options and
confirmed with the Assistant City Attorney that any private shared driveway
agreement be submitted in conjunction with the Lakeville Commerce Center 2nd
Addition preliminary and final. plat for City Council consideration.
The following stipulations were recommended:
11. The developer shall construct an eastbound right turn lane on 205
Street at the proposed driveway access.
• 12. The driveway access onto Keokuk Avenue shall be relocated as a
shared driveway to align with the northerly Lakeville Theatre
Planning Commission Meeting
Apri17, 2005
Page 8
driveway access when Outlot B develops. A cash escrow in an
amount to be determined by City staff shall be submitted to guarantee
the driveway relocation. A signed private shared driveway access
agreement and the cash escrow shall be submitted prior to City
Council consideration of the preliminary and final plat.
Neither of the options work for the developer. Wants the Planning Commission to
make a motion and send it on to the City Council for consideration.
05.27 Motion by Drotning, Second by Detjen to recommend to City Council approval of
the Lakeville Commerce Center 2nd Addition preliminary and final plat of one
commercial lot and one outlot, located south of 205 Street and east of Keokuk
Avenue, subject to the 10 stipulations listed in the Apri11, 2005 planning report,
along with the 2 additional stipulations listed above.
Ayes: Drotning, Stolte, Swecker, Detjen.
Nays:. Grenz. Commissioner Grenz wanted to follow the. Zoning Ordinance and
only allow access on minor collector Keokuk Avenue, not on major collector 205
Street.
ITEM 8. QUAIL RIDGE
Chair Swecker opened the public hearing to consider the application of D. R
Horton for a preliminary plat of 35 single-family residential lots to be known as
Quail Ridge, located west of Ipava Avenue, south of 178d~ Street, and north of 185
Street (CSAH 60). Assistant City Attorney Poehler attested that the legal notices
had been duly published in accordance with State Statutes and City Code.
Mike Suel from D. R. Horton and members of the Bohlen Surveying & Engineering
firm were in attendance at tonight's meeting to answer any questions that the
Planning Commission or public may have. Mr. Suel presented an overview of the
project.
Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen
stated that D. R. Horton has submitted a preliminary plat application for the
development of 35 single-family homes located west of Ipava. Avenue, south of
178 Street and north of 185 Street (CSAH 60) to be named Quail Ridge. He stated
that the site is zoned RS-2, Single Family Residential District, which allows single-
. family subdivisions. He indicated that the site contains existing structures and
outbuildings that will be removed with the construction of the subdivision.
Planning Commission Meeting
April 7, 2005
Page 9
Mr. Kuennen stated that the preliminary plat plans show a future development
phase located directly to the south of this plat. that is proposed to be developed in
2006 after the area is brought into the current MUSA. He indicated that staff
requested the developer prepare the ghost plat to assist in determining possible
road layout, access and lot design for the overall area when it develops in the
future.
Mr. Kuennen stated that the preliminary plat of Quail Ridge meets the minimum
Iot area and lot width requirements of the RS-2 District.
Mr. Kuennen indicated that there are four outlots indicated on the preliminary plat.
Outlots A and B are wetland areas to be preserved. Outlot D is the storm water
infiltration and treatment basin for the development. Outlot C will be preliminary
and final platted into future phases of Quail Ridge when it is brought in the current
MUSA on November 1, 2005. Outlots B and D will be deeded to the City in the
future when Outlot C is platted. Outlot A will be deeded to the City with the final
plat of Quail Ridge.
Mr. Kuennen reviewed the proposed landscape plan, including buffer yards, berms
and tree installation, which are listed in detail in the Apri11, 2005 planning report.
Mr. Kuennen stated that the preliminary plat shows one access point for the
preliminary plat off Ipava Avenue across from the north access point of Eastview
Elementary School. He indicated that a right turn .lane will be constructed on
southbound Ipava Avenue at this access point. Mr. Kuennen reviewed the streets
that are proposed to be constructed within the Quail Ridge preliminary plat, which
are listed in detail in the April 1, 2005 planning report.
Mr. Kuennen stated that an eight-foot trail connection to Italy Path and the adjacent
Dakota Heights neighborhood is shown in the northwest corner of the preliminary
plat through Outlot A. He indicated that the trail will provide a pedestrian
connection from Italy Path to the sidewalk system within Quail Ridge and
eventually to the trail to be constructed along the west side of Ipava Avenue and
Eastview Elementary School on the east side of Ipava Avenue. Mr. Kuennen
indicated that he recommends amending Stipulation # 8 in the April 1, 2005
planning report regarding this eight-foot trail connection based upon discussions
with the Parks and Recreation Director.
Mr. Kuennen indicated that park dedication will be satisfied as a cash fee in lieu of
land as parkland is not identified in the area of the subject site. He indicated that
• the Parks, Recreation and Natural Resources Committee reviewed the Quail Ridge
Planning Commission Meeting
April 7, 2005
.Page 10
preliminary plat at their Apri16, 2005 meeting and unanimously recommended:
approval.
Mr. Kuennen stated that the Quail Ridge preliminary plat plans include a wetland.
delineation that indicates the location of two wetlands in the northwest corner of
the site and along the west property line. These wetlands will be preserved and
buffer areas will be maintained as indicated in the March 31, 2005 engineering
report.
Mr. Kuennen indicated that a tree preservation plan was included with the
preliminary plat plans. He stated that the plan identifies 1,654 significant trees on
the site, of which 694 (42%) will be saved. Mr. Kuennen indicated that the
developer has been working with. the adjacent property owners while developing
the grading plan to address their concerns regarding tree preservation:
Mr. Kuennen stated that an overhead utility line exists along Ipava Avenue
adjacent to the plat. The developer is required to bury the overhead utility line and
submit a security to the City with the final plat to insure the work is completed.
Mr: Kuennen stated that the developer hosted a neighborhood meeting on
December 14, 2004 at Century Junior High School for the proposed Quail Ridge
development. Mike Suel of D. R. Horton. and City staff were in attendance at the
neighborhood meeting. Thirteen area neighbors also were in attendance.
Mr. Kuennen stated that should the Planning Commission recommend to the City
Council approval of the Quail Ridge preliminary plat, Planning Department staff
recommends approval subject to the 17 stipulations listed in the Apri11, 2005
planning. report, as amended.
Chair Swecker opened the hearing to the public for comment.
John Neuman, 17895 Irons Court
Mr. Neuman s concerns:
How will drainage be handled from the Quail Ridge development to
his property. The drainage currently slopes towards his lot along the
north property line of the Quail Ridge development.
? Easements and setbacks for the lots.
? Lot sizes and .value of the homes in Quail Ridge.
Planning Commission Meeting.
Apri17, 2005
Page 11
Wayne Bruns,17840 Isle Avenue
? Mr. Bruns' questioned the large holding pond and whether all the
drainage will end up there.
Mark Lindell, 27850 Isle Avenue
? Mr. Lindell wanted to see the grading plan and asked what the City
ordinance says regarding stormwater drainage requirements for new
developments..
? Do the storm water calculations consider a 100 year storm event?
05.28 Motion by Detjen, Second by Stolte to close the public hearing at 8:01 p.m.
Ayes: Stolte, Swecker, Detjen, Grenz, Drotning.
Nays: 0
Mr. Kuennen addressed the lot size, setback and boundary easement questions
raised by Mr. Nueman. In addition, Mr. Suer indicated that the market value for
the homes is approximately $425,000.
Mr. Suel stated that the Quail Ridge plat and future development phase will be
graded and the holding pond will be constructed with the initial development of
the site. Mr. Rick Thompson from Bohlen Surveying and Engineering discussed the
drainage. He indicated in order to preserve the trees along the north property line,
drainage from the back yards of the proposed lots along the north side of the plat
will continue to flow north into Dakota Heights. Mr. Rubash indicated that City
ordinance requires developers to maintain stormwater runoff to pre-development
rates when it affects property not owned or controlled by the City for stormwater
ponding purposes.
Mr. Thompson indicated that currently approximately 7 acres of run-off flows
north of the subject property. With the proposed preliminary plat grading plan
that area is reduced to approximately 2 acres. Therefore, the amount of
stormwater that flows towards north of the subject property has been significantly
reduced and should reduce the current drainage issues for the homeowners.
Mr. Thompson stated that to completely fix the drainage problem in Dakota
Heights, it would require all the trees on the north side of the Quail Ridge
preliminary plat to be removed and the backyards of the homes to be regraded
along the north property line. He indicated that some water must flow towards the
north to maintain the wetlands along the north and west property Lines.
Planning Commission Meeting
Apri17, 2005
Page 12
Mr. Suel commented that they have not included emergency overflows as part of
the Quail Ridge development to totally alleviate the drainage issue for the
properties to the north..
Mr. Suel asked staff if Stipulation #3 could be amended to allow Planning
Commission and City Council approval of the future development phase in concept
with the preliminary plat.
Mr. Morey indicated that staff is comfortable with the conceptual layout of the
future development phase, but reminded the developer that they would still have
to get preliminary and final plat approvals for this future development phase after
November 1, 2005 when that portion of the property comes into the current MUSA.
The following recommendations were made to amend Stipulations #3 and #8.
3. Approval of the future development area is in concept only. A
separate preliminary plat is required for the future development area
in compliance with Zoning and Subdivision Ordinance requirements
• after November 1, 2005.
8. ...The segment of this trail located between Street E and 178 Street
e-will be constructed with the Quail Ridge development within the
existing Ipava Avenue right-of-way
05.29 Motion by Detjen, Second by Stolte to recommend to City Council approval of the
Quail Ridge preliminary plat of 35 single-family residential lots, located west of
Ipava Avenue, south of 178 Street, and north of 185 Street (CSAH 60), subject to
the 17 stipulations listed in the Apri11, 2005 planning report, as amended.
Ayes: Swecker, Detjen, Grenz, Drotning, Stolte.
Nays: 0
ITEM 9. DOUBLE E CROSSING
Chair Swecker opened the public hearing to consider the application of The
Velmeir Companies for a preliminary plat of four commercial lots to be known as
Double E Crossing, located south of Dodd Boulevard (CSAH 9) and west of Cedar
Avenue (CSAH 23). Assistant City Attorney Poehler attested that the legal notices
had been duly published in accordance with State Statutes and City Code.
Tom Loucks with Loucks-McLagan, and Jim La Valle and Jay Benanau,
representing the Velmeir Companies, were in attendance at tonight's meeting to
Planning Commission Meeting
April 7, 2005
Page 13
answer any questions that the Planning Commission or public may have. Mr.
Loucks presented an overview of the project. Mr. Loucks thanked City staff for
working so diligently on the access issue associated with their proposed
development.
Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen
stated The Velmeir Companies has submitted an application for the preliminary
plat of four lots located at the southwest corner of Dodd Boulevard (CSAH 9} and
Cedar Avenue (CSAH 23).
Mr. Kuennen stated that access to the development will be from aright-in/right-
out on Dodd Boulevard and from a temporary right-in/right-out on Cedar Avenue.
He indicated that in conjunction with the preliminary plat CVS Pharmacy is
proposing to construct a retail pharmacy store on Lot 1 of the development.
Mr. Kuennen indicated that the property is zoned C-3, General Commercial
District. He indicated that the proposed uses within the development may also
include a day care, grocery store, and an office/retail building. The day care is
allowed in the C-3 District by conditional use permit.
Mr. Kuennen stated that all lots within the preliminary plat of Double E Crossing
meet or exceed the requirements for lot area and width and the proposed building
pads, structures andparking areas meet the minimum setback requirements.
Mr. Kuennen explained that the architectural style of the CVS Pharmacy is
proposed to be similar to the architecture within the Crossroads Development on
the east side of Cedar Avenue. He indicated that the architectural style, colors and
materials of the CVS Pharmacy will set the standard for all future structures to be
developed within the Double E Crossing development.
Mr. Kuennen described the proposed landscaping, which complies with the
requirements of the Zoning Ordinance, however, .the species of trees along Cedar
Avenue must be revised to comply with those listed in the Corridor and Gateway
Design Standards.
Mr. Kuennen stated that the Double E Crossing development has frontage onto.
Cedar Avenue (CSAH 23) to the east and Dodd Boulevard (CSAH 9) to the north.
He indicated that access for the. development is controlled by Dakota County since
Cedar Avenue and Dodd Boulevard are both County State Aid Highways. Mr.
• Kuennen described the proposed driveway accesses and the factors that will trigger
the removal of the temporary driveway access onto Cedar Avenue as agreed to by
the Developer and Dakota County.
Planning Commission Meeting
April 7, 2005
Page 14
Mr. Kuennen indicted that at the request of staff the developer has prepared a
ghost plat for the Fischer property located directly to the west of Double E Crossing
to provide an overview of the area to determine possible future roadway
connections and access for the Double E Crossing development.
Mr. Kuennen stated that the developer has met the Zoning Ordinance requirements
for off-street parking.
Mr. Kuennen indicated that the CVS Pharmacy site will include a dumpster
enclosure along the south property line and a compactor enclosure adjacent to the
west side of the: building.
Mr. Kuennen stated that the construction of the southbound deceleration lane for
the right-in access on Cedar Avenue will require the existing 10-foot wide trail
along Cedar Avenue to be reconstructed approximately 30 feet to the east. He
indicated that a trail will be constructed along the south side of Dodd Boulevard
when it is upgraded with this development. Also, an internal sidewalk system is
proposed to be constructed by the developer along the internal roadway system
with connections to the trails along Cedar Avenue and along Dodd Boulevard.
Mr. Kuennen .stated that park dedication requirements are to be satisfied as a cash
fee in lieu of land because there are no parkland needs in this area.
Mr. Kuennen stated that permanent drainage and utility easements must be
.obtained by the developer from the Fischer's and from Cities Property LLP to
extend water east along Dodd Boulevard from 175 Street to the site. Mr. Kuennen
also stated that a permanent drainage and utility easement must be obtained from
Dakota Electric Association to extend sanitary sewer north along Cedar Avenue to
the site. He indicated that these easements, along with a private shared driveway
access agreement, must be submitted by the developer prior to final plat approval.
The developer has submitted letters from these three property owners indicating
that they will provide the necessary drainage and utility easements.
Mr. Kuennen stated that should the Planning Commission recommend to the City
Council approval of the Double E Crossing preliminary plat, Planning Department
staff recommends approval subject to the 16 stipulations listed in the Apri11, 2005
planning report.
Chair Swecker opened the hearing to the public for comment.
There were no comments from the audience.
Planning Commission Meeting
Apri17, 2005
Page 15
05.30 Motion by Drotning, Second by Detjen to close the public hearing at 8:40 p.m.
Ayes: Detjen, Grenz, Drotning, Stolte, Swecker.
Nays: 0
Chair Swecker appreciated being given a copy of the letter from the Dakota County
Plat Commission at tonight's meeting to confirm that the proposed accesses have
been approved by Dakota County.
Commissioner Drotning hoped that the architectural design of the three future uses
is consistent with the design of the CVS Pharmacy, similar to the Crossroads PUD
across Cedar Avenue to the east. The developer indicated that they would keep the
architecture of the future buildings within the development similar to the CVS
building.
Mr. Morey thanked the developer for being patient and cooperative with City staff
and Dakota County.
05.31 Motion by Drotning, Second by Detjen to recommend to City Council approval of
the Double E Crossing preliminary plat of four commercial lots, located south of
Dodd Boulevard (CSAH 9) and west of Cedar Avenue (CSAH 23), subject to the 16
stipulations listed in the April 1, 2005 planning report.
Ayes: Grenz, Drotning, Stolte, Swecker, Detjen.
Nays: 0
ITEM 10. STAFF NOTICES
There was a discussion regarding rescheduling the May 5, 2005 Planning
Commission meeting due to the Taste of Lakeville being held the same night.
There was a consensus to hold it on Tuesday, May 2na,
There being no further business, the meeting was adjourned at 8:50 p.m.
Respectfully submitted, ATTEST:
Penny re g, Recording,. Secr ~ary Ker ' Swecker, Chair