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HomeMy WebLinkAbout04-15-04 CITY OF LAKEVILLE Planning Commission Meeting Minutes APRIL 15, 2004 The April 15, 2004 Planning Commission meeting was called to order by Chair Stolte in the City Hall Council. Chambers at 6:00 p.m. Flag pledge and roll call of members: Present: Reuvers, Pattee, Stolte, Detjen, Grenz, ex-officio Arvidson. Absent: Swecker, Drotning. Staff Present: Daryl Morey, Planning Director; David Olson, Community & Economic Development Director; Frank Dempsey, Associate Planner; Erin Seeman, Associate Planner; Jay Rubash, Assistant City Engineer; Daniel Licht, Northwest Associated Consultants (NAC); Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: The April 1, 2004 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: L March 31, 2004 Parks, Recreation and Natural Resources Committee meeting draft motion regarding the final plat for Spyglass 2nd Addition and the draft meeting minutes regarding the preliminary plat for Argonne Village. ITEM 5. `CONSENT AGENDA 04.37 Motion by Detjen, Second by Pattee to recommend to City Council approval of the Apri115, 2004 Planning Commission Consent Agenda as follows: Approve the request of Laukka-Jarvis, Inc. for the final plat of 45 single- . family lots to be known as Spyglass 2nd Addition. Ayes: Reuvers, Pattee, Stolte, Detjen, Grenz. Nays: 0 Planning Commission Meeting Apri115, 2004 Page 2 ITEM 6. BETHLEHEM EVANGELICAL LUTHERAN CHURCH Chair Stolte opened the public hearing to consider the application of Bethlehem Evangelical Lutheran Church for a Conditional Use Permit amendment to allow the construction of a new church in the O-R, Office Residential Transition District, located at 20270 Iberia Avenue. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Brad Bartelds, the Building Chairman from Bethlehem Evangelical Lutheran Church, Gary Tushie from Tushie Montgomery Architects, and Grant Jacobson from Jacobson Engineers and Surveyors were in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Bartelds presented an overview of the project. Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated that representatives of Bethlehem Evangelical Lutheran Church have submitted an application for a conditional use permit amendment to allow the construction of a new church on property located at 20270 Iberia Avenue. She indicated that the original conditional use permit for the church and parsonage was approved by the City Council in November, 1978. Ms. Seeman stated that the proposed facility includes a 6,803 square foot, 200-seat sanctuary with kitchen, gathering, classroom and childcare areas. She indicated that possible future expansion plans include another 246 seats in the sanctuary and 82 parking stalls. The existing church, shed and parking lot will be removed to accommodate the new church and parking lot. Ms. Seeman indicated that the subject property is zoned 0-R, Office Residential Transition District and .churches are allowed by Conditional Use Permit in the O-R District. Ms. Seeman stated that the Engineering Department has reviewed the grading, drainage, erosion control and utility plan for the proposed development and recommends approval subject to the terms listed in their report. Ms. Seeman stated that the provisions of the Zoning Ordinance for conditional use permits have been considered and have been satisfactorily met. Any future expansion of the church will require a CUP amendment and removal of the existing parsonage. Ms. Seeman stated that should the Planning Commission recommend to the City Council .approval of the Bethlehem Evangelical Lutheran Church Conditional Use Planning Commission Meeting April 15, 2004 Page 3 Permit amendment, Planning Department staff recommends approval subject to the 10 stipulations listed in the April 9, 2004 planning report, and approval of the Findings of Fact dated Apri115, 2004. Chair Stolte opened the hearing to the public for comment. Janet Wenlund, 20321 Hunter Court Ms. Wedlund expressed her concern that the tree line between the proposed church and the existing townhomes be maintained and enhanced. She also expressed concerns about impacts from the future church expansion and the parking lot lighting. 04.38 Motion by Detjen, Second by Reuvers to close the public hearing at 6:16 p.m. Ayes: Pattee, Stolte, Detjen, Grenz, Reuvers. Nays: 0 In answer to Ms. Wenlund's concern regarding the tree line between the proposed church and the townhomes, Ms. Seeman stated that 16 additional coniferous trees . will be planted in the gaps in the existing tree line. Chair Stolte clarified that a conditional use permit amendment would be required for a future expansion to the church, which would require review by the Planning Commission. Chair Stolte asked if the 20-foot building height included the steeple. Ms. Seeman indicated that the steeple is 50 feet in height. Church steeples are exempt from the building height requirements of the Zoning Ordinance. Commissioner Detjen asked if the church could subdivide off the parsonage with the future expansion of the. church. Ms. Seeman indicated that they could subdivide the property if it met Subdivision and Zoning Ordinance requirements. Ms. Seeman also indicated that the lights in the parking lot are required to be hooded and downcast, so they would not cast glare on neighboring properties or streets. Commissioner Grenz commented that there were no light fixtures proposed in the -west parkinglot in front of the church. Mr. Bartelds indicated that the streetlight at the exit onto Iberia Avenue should be sufficient to .light this parking area. Mr. Morey indicated that additional lighting could be added as long as it complies with Zoning Ordinance requirements. i Commissioner Arvdson asked if the church steeple would be lit. Mr. 'Bartelds responded that it would not be lit. Planning Commission Meeting April 15, 2004 Page 4 04.39 Motion by Reuvers, Second by Pattee to recommend to City Council approval of the Bethlehem Evangelical Lutheran Church Conditional Use Permit amendment to allow the construction of a new church in the O-R, Office Residential Transition District, located at 20270 Iberia Avenue, subject to the 10 stipulations listed in the April 9, 2004 planning report, and approval of the Findings of Fact dated April 15, 2004. Ayes: Stolte, Detjen, Grenz, Reuvers, Pattee. Nays: 0 ITEM 7. DICK'S SANITATION Chair Stolte opened the Public Hearing to consider the application of Richard and Mary Ann Clemmer for an amendment to the Airlake Development Fifth Addition Planned Unit Development to allow the expansion of an existing building, located at 8984 215 Street West. 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, along with the property owner, Richard Clemmer, and Grant Jacobson from Jacobson Engineers and Surveyors were in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Connelly presented an overview of the project. Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated that APPRO Development, representing Richard and Mary Ann Clemmer, have submitted an application for an Amendment to the Airlake Development Fifth Addition Planned Unit Development to allow the expansion of an existing building located at 8984 215 Street West. Ms. Seeman indicated that in 2001 the subject property was rezoned from I-1, Limited Industrial District to PUD, Planned Unit Development, and was included in the Airlake Development Fifth Addition Final Plat and Planned Unit Development to allow the construction of a third principle building on the lot. Ms. Seeman stated that the Dick's Sanitation expansion plans have been distributed to Engineering Department staff and they are recommending approval subject to the comments listed in the Apri19, 2004 Engineering report. Ms. Seeman stated that the Dick's Sanitation site includes three buildings used for office and warehousing. The 3,200 square foot expansion is being proposed for building #2, which is located in the southwesterly portion of the site. She indicated Planning Commission Meeting Apri115, 2004 Page 5 that the expansion area will provide storage space for the curbside trash containers that are currently stored outside. in the same area. Ms. Seeman indicated that Planning staff has reviewed the site plan. and building elevations.. She stated that the proposed expansion meets minimum building setback requirements. No additional landscaping or parking is required with the proposed expansion. Ms. Seeman stated that the proposed building expansion will be constructed of pre- finished metal wall panels and brick veneer (in excess of 50% on the westerly elevation) in compliance with Zoning Ordinance requirements. Ms. Seeman stated that outdoor storage will continue to be an accessory use to the south of the new addition.. However, as a requirement of the Planned Unit Development Amendment, the entire outdoor storage area must be paved in compliance with Zoning Ordinance requirements. She indicated that the existing gravel area in the Humboldt Road right-of-way will. be removed and replaced with topsoil and seed. . Ms. Seeman stated that Humboldt Road will be constructed directly to the west of Dick's Sanitation when the property to the west is developed. Ms. Seeman stated that Stipulation #3 should be amended to read: Fifty percent or more of the westerly elevation of the new addition must be faced with brick, wood, stone,. architectural concrete cast in place or precast concrete panels in conformance with Zoning Ordinance requirements. Ms. Seeman stated that should the Planning Commission recommend to the City Council approval of the Airlake Development Fifth Addition Planned Unit Development Amendment, Planning Department staff recommends approval subject to the 3 stipulations listed in the April 9, 2004 planning report, as amended. Chair Stolte opened the hearing to the public for comment. There were no comments from the audience. 04.40 Motion by Pattee, Second by Reuvers to close the public hearing at 6:28 p.m. Ayes: Detjen, Grenz, Reuvers, Pattee, Stolte. Nays: 0 Planning Commission Meeting Apri115, 2004 Page 6 04.41 Motion by Reuvers, Second by Pattee to recommend to City Council approval of the Airlake Development Fifth Addition Planned Unit Development Amendment to allow the expansion of an existing building, located at 8984 - 215 Street West, subject to the 3 stipulations listed in the Apri19, 2004 planning report, as amended. Ayes: Grenz, Reuvers, Pattee, Stolte, Detjen. Nays: 0 ITEM 8. AIZGONNE VILLAGE Chair Stolte opened the public hearing to consider the application of United Properties Investment, LLC for a Zoning Map amendment to rezone property from C-3, General Commercial District to PUD, Planned Unit Development District, A Development Stage Planned Unit Development, and the preliminary plat of four commercial lots to be known as Argonne Village, located east of Kenwood Trail (C.R. 50) and south of 175 Street. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Bruce Carlson from United Properties, Dan Parks from Westwood Professional .Services, and Kathy Anderson from Architectural Consortium were in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Parks presented an overview of the project. Daniel Licht from NAC presented the planning report. Mr. Licht stated that United Properties has submitted plans for development of a 36.39 acre commercial subdivision entitled Argonne Village, located at the southeast corner of the CSAH 50 and Kenrick Avenue intersection to be constructed as part of the CSAH 50 Interim Improvements. Mr. Licht stated that the subject site is currently zoned C-3, General Commercial District. The plans require consideration of a Zoning Map amendment to rezone the subject site to PUD, Planned Unit Development District, a PUD Development Stage Plan and a Preliminary Plat.. Mr. Licht stated that Planning staff is recommending PUD District zoning for this project due to the integrated nature of the development, including shared access and parking and the need for additional controls on allowed uses. He indicated that development of the subject site under a PUD District would be subject to the same uses and performance standards as required within the C-3 District, except as specifically modified by City approval of a development stage plan. Planning Commission Meeting April 15, 2004 Page 7 Mr. Licht discussed the specific zoning related issues identified at this stage, including convenience food uses, retail drive through, outdoor seating, and a 6.6 acre remnant parcel (Outlot A), which are outlined in detail in the Apri19, 2004 planning report. Mr. Licht summarized existing and planned uses surrounding the subject site. The proposed commercial development will be compatible with these uses. Mr. Licht stated that the proposed development requires approval of a preliminary plat and a subsequent final plat. He indicated that the preliminary plat includes four lots, eight outlots and public right-of-way dedication. Mr. Licht stated that the site plan has been designed to allow for cross circulation and parking between the various lots and shared access points, which may be accommodated under a PUD District. Mr. Licht stated that the preliminary plat includes four lots, all of which exceed the minimum lot area, lot width, and building setback requirements of the C-3 District. Mr. Licht discussed the access and circulation of the proposed site, including S roadway improvements that will be undertaken as part of the City's CSAH 50 Interim Improvements, which are explained in detail in the April 9, 2004 planning report. He stated that the applicant will be dedicating significant amounts o£land for these improvements consistent with the Right-of-Way Map #4 approved by the City Council and Dakota County. Mr. Licht stated that the proposed development will also require. vacation of existing right-of-way for Junelle Path and 176' Street and interior drainage and utility easements. He indicated that these existing roadways are being effectively replaced. by improvements through the CSAH 50 Interim Improvements project or this development by higher standard streets. The vacation will be processed in conjunction with the final plat. Mr. Licht stated that public trails are to be provided along both sides of CSAH 50. He indicated that 8-foot wide concrete sidewalks will be provided on both sides of Kenrick Avenue and on the west side of Junelle Path to the north driveway access to the subject site. Mr. Licht. stated that pedestrian connection from these trails or sidewalks to the site is made at the south driveway access at CSAH 50/Jubilee Way and the northern driveway access to Junelle Path. Mr. Licht reviewed the off street parking requirements contained in the Zoning Ordinance. City staff concluded that the parking provided is adequate based on .:the seasonal use of the patio area .and the interchange of parking available throughout the development. Planning Commission Meeting April 15, 2004 Page 8 Mr. Licht explained the loading area for the grocery store and the multiple tenant retail building. He indicated that there would be adequate space for one-way traffic flow when delivery trucks occupy the loading space. Mr. Licht stated that the landscape plan provides for a significant concentration of deciduous and coniferous trees along the east property line abutting Junelle Path to screen the loading areas for the grocery store and multiple tenant retail building. Mr. Licht indicated that initial review of the loading areas of the future convenience food, restaurant and two buildings on Outlot B suggests that only a single unit delivery truck can access these .areas of the site. The site and building plan submissions for each of these sites will be required to indicate the location of the planned loading areas and illustrate adequate turning radii for anticipated delivery vehicles. Mr. Licht, along with the developer, displayed color renderings of the proposed building elevations. The design and materials for the proposed building are consistent with Zoning Ordinance requirements. He indicated that the building plans for all of the uses within the development. must be consistent with the plans for the multiple tenant retail building and grocery store. Mr. Licht stated that the applicant has submitted a landscape plan that includes a mix of over story deciduous and coniferous trees and ornamental tree plantings, which are consistent with the requirements of the Zoning Ordinance. He indicated that the planting areas along CSAH 50 and Kenrick Avenue must be consistent with the City's Corridor .and Gateway Design Guidelines, which should also extend along Junelle Path north of the first access. Mr. Licht indicated that the applicant has submitted a tree preservation plan that indicates preservation of 10% of the trees six inches in diameter or larger from the subject site and relocating a number of existing trees from the site to areas along Junelle Path or around ponding areas. Mr. Licht stated that a photometric lighting plan must be submitted with the final plat illustrating the location and type of all proposed exterior lighting, along with a site plan illustrating trash enclosures. Mr. Licht explained that the grading plan identifies nine wetlands on the site, labeled A through I. Wetland B will not be impacted by development and an average 35-foot wide buffer is provided in accordance with the Zoning Ordinance. Wetlands A, C, D, E, and F are all impacted by development and must be mitigated, which is to occur within Outlots G, H and I. Outlots D, E, F, G, H and I have been provided to include ponding areas, wetlands or wetland buffers. These outlots will be deeded to the City with the final plat. Planning Commission Meeting April 15, 2004 Page 9 Mr. Licht stated that a neighborhood meeting was held on March 11, 2004 at the Chart House restaurant. There were 18 people in attendance, as well as City staff and the development team. Mr. Licht stated that the following additional stipulation is being recommended regarding the sale of intoxicating liquors: 23. Wine, as defined in Minn Stat. Sec. 340A.101 (2000) may not be sold off-sale within the plat boundaries unless: (1) a grocery store outside the plat in the city of Lakeville legally sells wine, or (2) the City of Lakeville permanently ceases operation of its municipal liquor stores. Mr. Licht stated that should the Planning Commission recommend to the City Council approval of the Zoning Map amendment rezoning the subject site to PUD District, Planning Department staff recommends approval of the PUD Development Stage Plan and preliminary plat, subject to the 22 stipulations listed in the Apri19, 2004 planning report, along with the addition of stipulation 23, as recommended. • Bruce Carlson, Vice President of Retail Development for United Properties. introduced himself to the Planning Commission and discussed some of the history of this project. He introduced Kathy Anderson from Architectural Consortium. LLC. Ms. Anderson reviewed the architecture and materials proposed for this .project. Chair Stolte opened the hearing to the public for comment. Shaun Patterson, 17781 Jasper Court Mr. Patterson indicated that he likes the project. His main concern is adequate screening of the rear of the grocery store and multi-tenant retail building to the existing homes to the east of the site and glare from site lighting. Natalie Flaningam, 17780 Jasper Court Ms. Flaningam stated that she contacted 69 people and said that none of them were really aware of this project. She presented the Planning Commission. with a petition, which stated, "No to United Properties Argonne Village." The Planning Commission received the petition into the public record. Vls. Flaningam's concerns were: Planning Commission Meeting April 15, 2004 Page 10 • ? Public notification of the project. ? Lighting of the parking lot. Widening of the streets. ? :Drainage. ? The displacement of Blanding Turtles. ? Whether Lakeville really needs another grocery store. She pointed out that the grocery store in the Southfork Center did poorly and it is located on the right side of CSAH 50 for evening, after work traffic flow. William Flaningam, 17780 Jasper Court Mr. Flaningam's concerns were: ? Drainage. Who would be paying for the new roadways. ? Safe pedestrian crossing of CSAH 50. Landscaping/tree removal. ? Are as-builts required by the City? Use of outlots, what happens if the grocery store fails? Eugene Lundquist, 10596 195th Street West Mr. Lundquist asked about the rezoning and the legal description that was sent with the Public Hearing notice regarding this project. Mr. Morey indicated that the Public Hearing notice includes property owned by the .developer east of Junelle Path that is proposed as an outlot for future development. Ann Kieffer, 17760 Javelin Court West Ms. Kieffer has lived in her home for 14 years. She stated that she was shocked to learn of this project.. She is concerned with the screening on the back side of the grocery store and multi-tenant retail building and what the project will do to her property value. :04.42 Motion by Pattee, Second by Reuvers to close the public hearing at 7:26 p.m. Ayes: Reuvers, Pattee, Stolte, Detjen, Grenz. Nays: 0 Break at 7:26 Reconvened at 7:38 Planning Commission Meeting April 15, 2004 Page 11 Chair Stolte asked David Olson, Community & Economic Development Director, to address the roadway improvements that will be taking place in the I-35/CSAH 50 interchange area. Mr. Olson presented an overview of the City's planning for the I-35/CSAH 50 interchange improvements, including the interim and ultimate improvement plans. He discussed. the recent official mapping moratorium and the funding of the roadway improvements. Mr. Olson stated that the majority of the right-of-way is being provided to the City at no cost by United Properties. He also indicated that several public open houses were held to inform the residents and business owners of the proposed interim and ultimate improvements to the CSAH 50/I35 area. Chair Stolte stressed to the audience that the public could have been involved in the beginning stages of the Comprehensive Plan and Zoning Ordinance update. process so they can provide input related to the City's growth and development. He .indicated that Lakeville has high development standards to ensure- compatible development adjacent to residential areas. Mr. Licht explained how land is zoned and the different zoning districts.. This • particular property has been zoned commercial since 1969. He explained the reasons as to why commercial developments are rezoned to Planned Unit Development (PUD), including shared access, parking, and maintenance between the proposed commercial. uses. Mr. Licht discussed the proposed screening for the rear of the grocery. store and multi-tenant retail building. He indicated that the first floor elevation of the .grocery store is approximately 30 feet below the elevation of the cul-de-sac street serving homes located to the east of the development. As such, the neighbors will be looking down on the buildings, which makes screening difficult to accomplish. Mr. Carlson discussed the landscaping, specifically along Junelle Path and why, with the grading of the site, it will be difficult to save more trees. Mr. Parks discussed the site proposed grading and the drainage. Mr. Morey confirmed .that the notification of public hearings was mailed to property owners within 500 feet of the development, which included 56 property owners. Commissioner Detjen asked for some insight from City staff regarding pedestrian • traffic crossing CSAH 50 to access the site. Assistant City Engineer Jay Rubash indicated that crosswalks and traffic signals would be installed with the improvement project at the CSAH 50/Kenrick Avenue intersection, and when warrants are met at the southerly driveway access at Jubilee Way. He indicated Planning Commission Meeting Apri115, 2004 Page 12 • that a trail along the east side of CSAH 50 would also be installed with the CSAH 50 Interim Improvement project.. In answer to the neighbor's concern regarding whether we need another grocery store in Lakeville, Commissioner Reuvers explained that the Planning Commission does not choose which businesses go into developments. Rather, the Planning Commission reviews development proposals for compliance with the City's Comprehensive Plan and Zoning and Subdivision Ordinances. He suggested bigger trees and/or a taller screening wall as options to consider to improve screening. Mr. Parks commented that a landscaped berm 4-5 feet high along Junelle Path is proposed for screening purposes. Commissioner Arvidson confirmed that the same masonry material would be used on all sides of the buildings and that any outside storage would be screened. Mr. Morey stated that the public improvements to CSAH 50 would be funded by the City and Dakota County. Site grading, the parking lot, sidewalks, and on-site . ponding would be funded by the developer. Commissioner Grenz thought the development of the site was intense, but he acknowledged that it meets Zoning Ordinance requirements. Chair Stolte liked the plan in general. He stated that it is a difficult site to develop given the existing grades, wetlands and trees located on the property. Mr. Morey put this project in perspective. He stated that the site could have developed before the City's wetland and tree preservation standards were enacted. Commissioner Detjen reminded the neighbors that the commercial zoning for this property was in place long before this development proposal. He stated that the moratorium for CSAH 50 was enacted to allow the City to prepare an official map for the CSAH 50 improvements. Chair Stolte thanked the developer for working close with City staff on this project. 04.43 Motion by Detjen, Second by Pattee to recommend to City Council approval of a Zoning Map amendment to rezone property from C-3, General Commercial District to PUD, Planned Unif Development District, a Development Stage Planned Unit Development, and the preliminary plat of four commercial lots to be known as Argonne Village, located east of Kenwood Trail (C.R. 50) and south of 175 Street, Planning Commission Meeting April 15, 2004 Page 13 • subject to the 22 stipulations listed in the April 9, 2004 planning report, along with the addition of Stipulation 23. Ayes: Pattee, Stolte, Detjen, Grenz, Reuvers. Nays: 0 ITEM 9. STAFF NOTICES Mr. Morey requested that if any of the Planning Commission members are planning on attending one of the Land Use Planning Workshops, to get their forms to Penny Brevig as soon as possible. There being no further business, the meeting was adjourned at 8:47 p.m. Respectfully submitted, Penny B vig Recording Secreta ATTEST: Lowell Miller Stolte, Chair