HomeMy WebLinkAbout05-13-04 CITY OF LAKEVILLE
Planning Commission Meeting Minutes
MAY 13, 2004
The May 13, 2004 Planning Commission meeting. was called to order by Vice Chair
Drotning in the City Hall Council Chambers at 6:00 p.m.
Flag pledge and roll call of members:.
Present: Blee, Drotning, Detjen, Grenz, ex-officio Arvidson.
Reuvers arrived at 7:22 p.m.
Absent: Stolte, Swecker, Pattee.
Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner;
Allyn Kuennen, 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 29, 2004 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. May 12, 2004 Parks, Recreation and Natural Resources Committee
Meeting Motions regarding Betcher Place Preliminary and Final Plat,
Brandtjen Farm sketch plan, Chadwick Farm preliminary plat, and
Pine Grove preliminary plat.
2. .Copy of an e-mail from a Lakeville resident with her concerns
regarding the proposed Pine Grove development.
3. Findings of Fact dated May 13, 2004 .for the. proposed Chadwick Farm
..development rezoning from RST-2, Single Family and Two Family
Residential District to RS-3, Single Family. Residential District, which
inadvertently was left out of the packet material.
Mr. Morey indicated that under Item 9, Chadwick Farm, that the agenda states
preliminary and final plat and it should only read preliminary plat only.
ITEM STELLAR PROPERTIES
Vice Chair Drotning opened .the public hearing to consider the request of Stellar
Properties, LLC for a Conditional Use Permit to allow an industrial use on an
unsewered lot in the I-1, Limited Industrial District, located at 21900 Kenrick
Planning Commission Meeting
May 13, 2004
Page 2
Avenue. Assistant City Attorney Poehler attested that the legal notice had been
duly published in accordance with State Statutes and City Code:
Vince Markel from APPRO Development, Bruce Rydeen from Cerron Commercial
Properties, and representatives from Stellar Properties, LLC were in attendance at
tonight's meeting to answer any questions that the Planning Commission or public
may have. Mr. Markel presented an overview of the project.
Associate Planner Erin Seeman presented. the planning report. Ms. Seeman stated
that representatives of Stellar Properties, LLC havesubmitted an application for a
conditional use permit to allow an industrial use on an unsewered lot, located at
21900 Kenrick Avenue. Ms. Seeman indicated that the existing facility includes
7,400 square feet of total office and warehouse space, which includes the principal
building and a detached storage building. She stated that Stellar Properties is
proposing to use the site for office, warehousing and outdoor storage for their
.concrete and masonry business. The site was previously used as a large animal
veterinary clinic.
Ms. Seeman stated that three phases of improvements have been shown on the.
plans. This conditional use permit application applies only to Phase 1
improvements, which include interior remodeling, a new. overhead door opening
on the north side of the building, concrete paving in the storage yard, storage yard
improvements including grading,. ponding, and sub-surface storm piping,. clean-up
of the site, removal of the fenced animal pens, and a new monument sign.
Ms. Seeman stated that a conditional use permit is required for the subject property
with the change in use of the property because it is on an unsewered lot. She
indicated that the existing septic system has been inspected and is in compliance
with current code requirements.
Ms. Seeman reviewed the criteria outlined in the Zoning Ordinance and stated that
all applicable provisions have been met.
Ms. Seeman stated that should .the Planning Commission recommend to the.. City
Council approval of the Stellar Properties Conditional Use Permit, Planning
Department staff recommends approval subject to the 9 stipulations listed in the
May 7, 2004 planning report, and approval of the Findings of Fact dated May 13,
2004.
Vice Chair Drotning opened the hearing to the public for comments.
.There were no comments from the audience.
Plaruiing Commission Meeting
May 13, 2004
Page 3
04.56 Motion by Detjen, Second by Grenz to close the public hearing at 6:11 p.m.
.Ayes: Blee, Drotning, Detjen, Grenz.
Nays: 0
Commissioner Grenz asked.: if there would be any retail sales part of the proposed
use. Representatives from Stellar Properties, LLC stated that it would be used as
their corporate office, with clients occasionally coming to the site.
Vice Chair Drotning discussed the proposed stormwater treatment basin and why.
it would be privately owned. Mr. Rubash stated that the reason that it will remain
private is because it will only serve the subject site.
04.57 Motion. by Detjen, Second by Blee to recommend to City Council approval of a
Conditional Use Permit to allow an industrial use on an unsewered lot in the I-1,
Limited Industrial District, located at 21900 Kenrick Avenue, subject to the 9
stipulations listed in the May 7, 2004 planning report, and approval. of .the Findings
of Fact dated May 13, 2004.
Ayes: Drotning, Detjen, Grenz, Blee.
Nays: 0
ITEM 6. INDEPENDENT SCHOOL DISTRICT 194
Vice Chair Drotning opened. the public hearing to consider the application of
Independent School District 194 for a Conditional. Use Permit Amendment to allow
six schools to construct and install site improvements, located at the following. sites:
Cherry View Elementary 8600175 Street W. Parking Lot Expansion
Kenwood Trail junior High .19455 Kenwood Trail Generator
Century Junior High 18610 Ipava Avenue Generator
McGuire junior High 21240 Holyoke Avenue Generator
New Lakeville High (South) 21135 jaquard Avenue Generator
Existing Lakeville High 19600 Ipava Avenue Building Expansion
Generator(s)
Cell Tower
Assistant City Attorney Poehler .attested that the legal notice had been duly
published in accordance with State Statutes and City Code.
Lonnie Smith, ISD 194 Director of Business Services, Joel Dunning and Eric Linner
from Wold Architects, Chris Traiser from T-Mobile, and Scott Kurtz from Energy
Alternatives (a subsidiary of Dakota Electric Association) were in attendance at
tonight's meeting to answer any questions that the Planning Commission or public
Planning Commission Meeting
May 13, 2004
Page 4
may have. Lonnie Smith introduced the presenters. Mr. Dunning presented an
overview of the parking lot expansion at Cherry View Elementary. Mr. Kurtz.
displayed color photos of where each generator would be installed at the secondary
schools. Mr. Linner presented an overview of the building expansion at the
Lakeville High.School, Mr. Traiser presented an overview of the T-Mobileantenna
proposed to be installed at Lakeville High School. He indicated that T-Mobile
prefers the original location proposed by T-Mobile rather than the staff
recommended location due to the survey that is already complete, aesthetics, and
installation costs. He stated- that an 8-9 foot retaining wall would be required in the
location recommended by staff.
Associate Planner Frank Dempsey presented the planning report. He thanked each
of the applicants for working together on this project. Mr. Dempsey stated that
applications have been submitted for projects at ISD 194 schools that require
amendments to the existing conditional use permits for each school. Heindicated
that ISD 194 is proposingto expand the parking lot at Cherry View.Elementary
School :and that building additions are planned. at Lakeville High School..
Mr. Dempsey reviewed each site and project, which are described in detail in the
May. 7, 2004 planning report. He indicated that the ISD 194 application. for the
Cherry View parking lot expansion, high school building addition and secondary
school electric power generators will be considered under a single Conditional Use
Permit Amendment and Findings of Fact. The wireless services antenna
application by T-Mobile will be included in the planning report. but will have a
separate Conditional Use Permit Amendment and Findings of Fact.
Regarding Cherry View Elementary School, Mr. Dempsey stated that ISD 1.94 is
proposing to construct 35 new parking spaces to help alleviate the shortage of
parking during. special events. He indicated that the school is required to have 117
parking spaces based on the current 816-student capacity ofthe school. The 816-
student capacity includes the existing temporary classrooms on the southwest side
of the building.
Mr. Dempsey stated that there are currently 117 parking spaces on-site, including
the 12 gravel surface parking spaces on the south east side of the building, which
will be paved and curbed as part of the parking lot expansion project in 2004. He
indicated that 35 paved and curbed parking spaces will be added on the north side
of the north drive aisle. Mr. Dempsey indicated that the parking lot will have a
total of 152 spaces following the proposed expansion.
Mr. Dem se stated that there are three ro'ects ro osed at Lakeville Hi h School
P Y p l P p g
that require a Conditional Use Permit Amendment. ISD 194 isproposing to
Planning Commission Meeting
May 13, 2004
Page 5
construct two additions onto the high school and proposing to install 2 generators
on the high school property. He indicated that the generators will be located on the
east and west sides of the high school building. Mr. Dempsey stated that
VoiceStream Wireless (a/k/a T-Mobile) is a private communications company that
is proposing to install a 75 foot tall wireless telephone communications tower on
the west side of the high school site near the visitor parking lot. The 75 foot tall
tower is proposed to replace an existing 30-foot tall parking lot light pole. The cell
tower will include a new parking lot light fixture to replace the existing light
fixture.
Mr. Dempsey stated thaf ISD 194 is proposing to install several stand-by generators
at five schools in ISD 194. Each generator unit is approximately 11 feet high, 25
feet long and 10 feet wide. Mr. Dempsey indicated thatper staff recommendations,
ISD 194 has ordered generator units that are designed with a Leve12 muffler
package that qualifies as a hospital grade muffler system. He stated that. the
generators are powered by diesel engines. The diesel fuel tanks are above ground.
and enclosed within the generator structure. Mr. Dempsey stated that there will be
no public access to the generators or other equipment. Each generator. will be
painted to match the color of the respective buildings.
Mr. Dempsey stated that there are two generators proposed for Lakeville High
School, and one generator proposed for Lakeville South High School, Century
Junior High School, Kenwood Trail Junior High School, and McGuire Junior High
School. Mr. Dempsey presented aerial. photos of each site to show the location of
each of the generators and explained how each generator is proposed to be
screened.
Mr. Dempsey displayed two computer-enhanced photographs of the tower taken
from the west side of Ipava Avenue looking east. He indicated that the color of the
tower is proposed to be bronze or brown. This color is appropriate in the location
recommended by staff adjacent to the existing tree stand, which will better screen
the tower from the existing single-family homes across Ipava Avenue to the west.
If the tower is approved in the location recommended by T-Mobile, away from the
existing tree stand, staff recommends that it be painted Harbor Mist or a similar
blue hue to more closely match the color of the sky.
Mr. Dempsey stated that the site where the tower would be located covers a 20 foot
by 30 foot area. and would include the tower and related. equipment on a 10 foot by
12 foot pad. He indicated that a five foot tall retaining wall will be required for the
tower equipment pad.
Mr. Dempsey stated that should the Planning Commission recommend to the City
Council approval of the ISD 194 Conditional Use Permit Amendments, Planning.
Planning Commission Meeting
May 13, 2004
.Page 6
Department staff recommends approval subject to the 10 stipulations listed inthe
May 7, 2004 planning report, and approval of the Findings of Facts dated May 13,
2004.
Vice Chair Drotning opened the hearing to the public for comment.
There were no comments from the audience.
04.58 Motion by Detjen, Second by Grenz to close the public hearing at 6:39 p.m.
Ayes: Detjen, Grenz, Blee, Drotning.
Nays: 0
There was a discussion regarding T-Mobile's proposed location for the cell tower
compared to City staff's recommendation. Mr. Trailer stated that T-Mobile will
agree to install the cell tower to the north per City staff's recommendation.
The Planning Commission discussed the generators and. wanted to be sure they
would be well screened and quiet.. Commissioner Arvidson asked if the generators
would be far enough away from the buildings so active youth wouldn't be able to
jump: from the generator to the school building. Mr. Dempsey responded that the
generators are 11 feet in height, which will be difficult to climb.
Commissioner Detjen. clarified that he is voting on this agenda item tonight because
he has retired from Dakota Electric. Association.
Vice Chair Drotning questioned if all three proposed additions to the high school
would be under construction within one year as required by the Zoning Ordinance.
Mr. Smith indicated that the graphics lab and music/industrial tech additions will
be constructed in 2004 for 2005 occupancy, however, there has not been a date set
for the gymnasium addition construction. Mr. Dempsey stated that the
music/industrial tech and graphics lab addition could be approved under the
current CUP amendment application but the gymnasium addition would require a
separate CUP amendment prior to construction.
The following amendments were proposed to the stipulations listed in the May 7,
2004 planning report.
6. The T-Mobile Personal Wireless Service antenna shall not exceed 75 feet
in height. Prior to City Council consideration, the Mans shall be revised
• to show the antenna in location recommendedb~City staff.
7. The T-Mobile Personal Wireless Service antenna shall be painted bronze.
Planning Commission Meeting
May 13, 2004
Page 7
12. The Conditional Use Permit amendment for the Lakeville High School
building additions will include the graphics lab and music/industrial
tech area.
04.59 Motion by Grenz, Second by Detjen to recommend to City Council approval of the
ISD 194 Conditional Use Permit Amendments, subject to the 10 stipulations listed
in the May 7,.2004 planning report, as amended, and approval of the Findings of
Facts dated May 13, 2004.
Ayes: Grenz, Blee, Drotning, Detjen.
Nays: 0
ITEM 7. BETCHER PLACE
Vice Chair Drotning opened the Public Hearing to consider the application of
Wensmann Realty, Inc. for the following actions on property located north of
Kendale Drive and east of Dupont Avenue.
A. Preliminary and Final Plat of four (4) single family lots to be known as
Betcher Place.
B. Rezoning of 2.2 acres of land .from RM-1, Medium Density Residential
District, and RST-2, Single and Two Family Residential District, to RS-3,
Single Family Residential. District.
C. Vacation of a portion of an existing roadway, drainage and utility
easement.
Assistant City Attorney Poehler attested that the legal notice had been duly
published in accordance with State Statutes and City Code.
Kelly Murray from Wensmann Realty, Inc. was in attendance at tonight's. meeting
to answer any questions that the Planning Commission or public may have. Ms.
Murray presented an overview of the project.
Associate Planner Erin .Seeman presented the planning report. Ms. Seeman stated
that Wensmann Realty, Inc. has submitted applications for the preliminary and
final plat of Betcher Place,`which consists of four single family lots. She indicated
that in conjunction with the preliminary and final plat, the developer is also
requesting the vacation of a portion of a roadway, drainage and utility easement
and the rezoning of the property from RM-1, Medium Density Residential District,
and RST-2, Single and Two Family Residential bistrict, to RS-3, Single Family
Residential District.
Planning Commission Meeting
May 13, 2004
Page 8
i
Ms. Seeman stated that an administrative subdivision is required prior to recording
the final plat to split the 2.2 acre parcel off of the parent parcel which includes an
existing homestead south of the Kendale Drive/Dupont Avenue intersection.
Ms. Seeman indicated that the lot area and width requirements in the preliminary
and final plat of Betcher Place meet the RS-3 District zoning requirements and the
house pads meet minimum building setback requirements.
Ms. Seeman stated that the Betcher Place preliminary and final plat abuts Dupont
Avenue and Kendale Drive, which are 32-foot wide local streets. She indicated that
a 60-foot wide roadway, drainage and utility easement for these streets was
dedicated with the Streefland Addition final plat. The portion of this easement
abutting the preliminary and final plat will be vacated and platted as right-of-way.
Ms. Seeman indicated that the Parks, Recreation and Natural Resources Committee
made their recommended approval of the preliminary and final plat at their May
12, 2004 meeting.
Ms. Seeman stated: that shouldthe Planning Commission recommend to the City
Council approval of the Betcher Place preliminary and final plat, easement
vacation, and rezoning, Planning Department staff recommends approval subject to
the 4 stipulations listed in the May 7, 2004 planning report, and approval of the
Findings of Fact dated May 13, 2004.
Vice Chair Drotning opened the hearing to the public for comment.
:There were no comments from the audience.
.04.60 Motion by Detjen, Second by Blee to close the public hearing at 7:10 p.m.
Ayes: Blee, Drotning, Detjen, Grenz.
Nays 0
Vice Chair Drotning expressed his concern that the proposed single-family lots will
not provide an appropriate transition for the existing single family lots to the north
and the undeveloped commercial parcel. to the east. He felt that a concept for the
commercial parcel should be prepared to show an appropriate transition and
buffering between the residential and commercial land uses.
Mr. Morey stated that the current zoning rnap has an error on the zoning of
property east of Betcher Place. The northwest corner of the adjacent property is
zoned RST-2, not C-3. Mr. Morey discussed the I35/C.R. 46 Interchange Land Use
Study prepared in 1995 by NAC with input from the property owners within and
Planning Commission Meeting
May 13, 2004
Page 9
adjacent to the Study area. The Study designed an area of low/medium density
residential development as a transition between the existing single family homes in
Burnsville and the future commercial uses adjacent to the interchange. The 1998
Comprehensive Land Use Plan Update and the 2000 Zoning Map Update
incorporated the. Study's land use recommendations.
The Planning Commission recommended that the developer and staff work with
the property owner to the east to prepare a concept for this adjacent parcel that is
consistent with the transition and buffering requirements of the I-35/C.R. 46
.Interchange Land Use Study, the 1998 Comprehensive Land Use Plan .Update and
the Zoning Ordinance.
04.61 Motion by Detjen, Second by Grenz to table the Betcher Place preliminary and final
plat, easement vacation, and rezoning.
Ayes: Drotning, Detjen,.Grenz, Blee.
Nays: 0
Commissioner Reuvers arrived at 7:22 p.m.
Break at 7:22 p.m.
Reconvened at 7:35 p.m.
ITEM 8. PINE GROVE
Vice Chair Drotning opened the public hearing to consider the application of
Country Joe Homes, Inc. for a preliminary plat of 128 single family lots on 81.28
acres to be known as Pine Grove, located south of 175 Street, east of Highview
Avenue and north of Dodd Boulevard (CSAH 9). Assistant City Attorney Poehler
attested that the legal notice had been duly published in accordance with State
Statutes and .City Code.
Joe Miller from Country Joe Homes and Bob Wiegert from Paramount Engineering
were in attendance at tonight's meeting to .answer any questions that the Planning
Commission or public may have.
Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen
stated. that Country Joe Homes, Inc. has submitted a preliminary plat application
for Pine Grove, which consists of 128 single-family lots ranging in size from.
approximately 15,000 square feet to 43,500 square feet. He indicated that the 81.28
acres is currently in two parcels containing asingle-family home on each parcel
Planning Commission Meeting
May 13, 2004
Page 10
with outbuildings and. private well and septic systems and individual overhead
power lines which will be removed with the development.
Mr. Kuennen stated that the Pine Grove plat will consist of two phases. Phase one
consists of the west 2/3 of the site containing 99 lots with local street connections to
Highview Avenue,175~ Street and Dodd Boulevard, along with a regional storm
water basin within Outlot A. Phase two is located on the east end of the site. and
contains 29 lots with access from Phase one and from 175 Street.. Phase two. also
contains an outlot adjacent to Cherry View Park to buffer the proposed single
family lots from the hockey rink located on the west side of the park. The City will
install landscaping within this outlot to provide additional screening for the future
single-family homes.
Mr. Kuennen reviewed the proposed accesses to Pine Grove, which includes Hayes
Avenue and Haven Avenue on the south side. of 175 Street. He indicated that
additional street accesses are proposed along Highview Avenue to the west across
from Hollybrook Trail and to the south along Dodd Boulevard with the extension
of Hayes Avenue through the development. Mr. Kuennen stated that sidewalks
will be constructed on one side of all proposed local streets and on both sides of
• Hayes Avenue. The developer .will. construct a trail. on the. south side of 175 Street
from Highview Avenue to the parking lot in Cherry View Park. The City will
reimburse the :developer for the cost of constructing this trail. The developer will.
be responsible for the cost of constructing a trail connection from the subdivision to
175 Street within Outlot B.
Mr. Kuennen stated that a landscape plan has been submitted with the preliminary
plat, which'shows the landscape buffering and screening as required by the Zoning
Ordinance adjacent to 175~Street, Highview Avenue and Dodd Boulevard. He
indicated that the developer is proposing to install a double row of 10-foot high
evergreen trees. along Highview Avenue and 175 Street and a double row of 12-
foot high evergreen trees along Dodd Boulevard. Mr. Kuennen stated that the
screening along Highview Avenue must be increased from 10 to 12 feet, along with
berming being incorporated where feasible along the perimeter of the subdivision
adjacent to Dodd Boulevard, Highview Avenue and 175 Street.
Mr. Kuennen stated that the developer will pay a park dedication fee in lieu of
dedicating park land.. The Parks, Recreation and Natural Resources Committee
.reviewed the Pine Grove. preliminary plat at their May 12, 2004 meeting and
recommended approval.
Planning Commission Meeting.
May 13, 2004
Page 11
Mr. Kuennen reviewed the tree preservation plan, which was included with the
preliminary plat. The plan identifies 559 significant trees on site. 146 significant
trees will be saved and 122 significant trees will be transplanted within the site.
Mr Kuennen stated that should the Planning Commission recommend to the City
Council approval of the Pine Grove preliminary plat, Planning Department staff
recommends approval subject to the 10 stipulations listed in the May 13, 2004
planning report.
Vice. Chair Drotning opened the hearing to the public for comment.
Steve Burk, 17492 Goodland Path
Mr. Burk wanted to know when Phase II of Pine Grove will be developed.
Joe Miller indicated that it is anticipated to be platted in 2005-2006.
04.62 Motion by Reuvers, Second by-Blee to close the public hearing at 7:49p.m.
Ayes: Reuvers, Blee, Drotning, Detjen, Grenz.
Nays: 0
Commissioner Reuvers referred to the e-mail received from a Lakeville resident
and asked staff to confirm what elementary school the Pine Grove residents would
be attending. Mr. Morey stated that staff responded to the e-mail and the Pine
Grove children would be going to Cherry. View Elementary. Mr. Morey stated that
staff works very closely with the school district regarding growth management. and
informs them of all proposed residential developments. He stated that school
district officials took the Pine Grove development into account during the recent
boundary changes.
The Planning Commission discussed sight lines on Dodd Boulevard at the
proposed Hayes Avenue intersection. Mr. Rubash confirmed that the sight lines
are sufficient.
Vice Chair Drotning asked about traffic control signs at the 175 Street/Haves
Avenue intersection. Mr. Morey responded that a stop sign will be installed for
northbound Hayes Avenue at the 175 Street intersection. Vice Chair Drotnng felt
that driveways for the. corner lots fronting minor collector Hayes Avenue should
have their access off of the local street. Mr. Morey indicated that staff will work
with the developer to provide driveway access to the .local streets to the greatest
extent possible as part of the Phase One final plat submittal
Planning Commission. Meeting
May 13, 2004
Page 12
The Planning Commission. discussed Outlot B, which is a proposed trail access to
the trail to be constructed on the south side of 175 Street. They agreed it was more
appropriate as a trail connection, not as a public street connection to 175 Street.
They also agreed that the sidewalks will provide excellent pedestrian connections
for this development.
Vice Chair Drotning asked about the timing for the future Highview Avenue and.
Dodd Boulevard upgrades. Mr. Rubash responded that these. two street upgrades
are not currently in the 2004. - 200$ CIP. The City will monitor the need .for
improvements to those. two roadways as part of the annual CIP update.
04.63 Motion by Detjen, Second by Reuvers to recommend to City Council approval of
the Pine Grove preliminary plat, subject to the 10 stipulations listed in the May 13,
2004 planning report.
Ayes: Drotning, Detjen, Grenz, Reuvers, Blee.
Nays: 0
. ITEM 9. CxADWICK FARM
Vice Chair Drotning opened the public hearing to :consider the application of D. R.
Horton -Minnesota for the following actions on property located. south of 210
Street, east of Jacquard Avenue,. and north of 215 Street (CSAH 70).
A. Preliminary Plat of 216 single-family lots to be known as
Chadwick Farm.
B. A rezoning. from RST-2, Single Family and Two Family
Residential District to RS-3, Single Family Residential District.
C. Comprehensive Plan Amendment to bring the property into
.the current Metropolitan Urban Service Area (MUSA).
Assistant City Attorney. Poehler attested that the legal notice had been duly.
published: in accordance with State Statutes and City Code.
Mike Suel from D.R. Horton -Minnesota and Bob Wiegert from Paramount
Engineering 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. He indicated that the preliminary plat design is very similar to the
sketch plan that was presented to the Planning Commission last year.
Associate Planner All Kuennen resented the lannin re ort. Mr. Kuennen
yn P p g p
stated .that D. R. Horton has submitted preliminary plat, rezoning and
Planning Commission Meeting
May 13, 2004
Page 13
comprehensive plan amendment applications. He indicated that the development
proposes 216 single-family lots.
Mr. Kuennen indicated that the sketch plan for this project was previously
reviewed by the Planning Commission at their December 18, 2003 meeting.
Mr. Kuennen stated that the Chadwick Farm development will enable the extension
of a trunk sanitary sewer line to provide gravity sanitary sewer service to the
second high school. A Comprehensive .Plan amendment .will be processed in
conjunction with the preliminary plat to bring the Chadwick Farm preliminary plat
into the current MUSA. A similar Comprehensive Plan amendment was processed
last year for the second high school.
Mr. Kuennen stated that the subject site contains three zoning districts including
IZS-3, Single Family Residential District, RST-2, Single Family and Two Family
Residential District and CC, Corporate Campus District. He indicated that the
portion of the property zoned RST-2 District is proposed to be rezoned to RS-3
District in conjunction with the preliminary plat application to provide the same
• zoning throughout the residential portion of the development.
Mr. Kuennen stated that the project. will have four phases. Phase One is located
along the west side of the site and includes 54 lots. Phase Two will have 351ots,
Phase Three will have 541ots and Phase Four will have 741ots. He indicated that
the first three phases will be accessed from Jacquard Avenue. Phase Four will
include road connections into Wild Meadows Villas and an intersection with 210
Street at Italy Avenue.
Mr. Kuennen indicated that the proposed subdivision would have two street
.accesses onto Jacquard Avenue, with an additional street access shown onto
Jacquard Avenue for the future development of CC zoned Outlot C. This street
access will be located as far to the north as possible to provide for the appropriate
access spacingfrom the CSAH 70/Jacquard Avenue intersection. Mr. Kuennen also
indicated .that there would be one. street access onto 210 Street at Italy Avenue and
future local street extensions at 211 Street, 212 Street and 213 Street. He stated
that these connections are necessary to provide circulation between neighborhoods
off of the city's collector and arterial road system.
Mr. Kuennen reviewed the internal streets for the proposed subdivision, including
three cul-de-sac streets, along with the sidewalks and trails, which are reviewed in
• detail in the May 13, 2004 planning report. Sidewalks will be provided along all
local streets, except cul-de-sacs. Trails will be constructed on both sides of Jacquard
Avenue and on the north side of the creek.
Planning Commission Meeting
May 13, 2004
Page 14
•
Mr. Kuennen indicated that the lot areas, lot widths and setbacks meet the
minimum RS-3 District Zoning Ordinance requirements.
Mr. Kuennen stated. that the preliminary plat includes four outlots. Outlot A is a
storm water ponding area within Block 5. Outlot B includes an additional storm
water ponding area, wetlands, portions of South Creek and the park dedication
area. Outlots A and B will be deeded by the developer tothe city with the Phase
One final plat. Outlots C and D are future development sites along CSAH 70 for.
business campus uses consistent with the 2020 Land Use Plan and CC District
zoning designation. Outlot C will be owned by D.R. Horton and Outlot D will be
owned by George Warweg.
Mr. Kuennen indicated that the preliminary plat shows a 60-foot wide by 290-foot
deep exception. parcel on the north side of the development between existing
homes along 210 Street.. He stated that D. R. Horton has submitted an
administrative subdivision application to subdivide this parcel and. sell it to the
adjacent property owners on either. side of the exception. The exception will be
parcel combined with the adjacentsingle-family lots.
Mr. Kuennen stated that the developer is proposing to dedicate 8.69 acres of land to
satisfy the majority of the park dedication requirement for the residential portion of
the Chadwick Farmplat. The remaining park dedication will be provided in the
form of cash.
Mr. Kuennen stated that a tree preservation plan. is included with the preliminary
plat application. The plan identifies 861 significant trees on the site. 84 significant
trees are proposed to be saved and 36 significant trees are proposed to be
transplanted. In addition, there are 658 evergreen non-significant trees that are
proposed to be transplanted throughout the site.
Mr. Kuennen stated that there is a large wetland complex at the southeast corner of
the project that is part of South Creek. This wetland is included entirely within
Outlot B. The wetland mitigation. plan. submitted with the preliminary plat
proposes filling a total of 0.72 acres of .wetlands. The applicant is proposing to
mitigate the disturbed wetlands with a combination of .created wetlands and. public
value credits equal to 1.52 acres.
Mr. Kuennen stated that should the Planning Commission recommend to the City
Council approval of the preliminary plat, rezoning and comprehensive plan
amendment, Planning Department staff recommends approval, subject to the 15
stipulations listed in the May 13, 2004 planning report.
Planning Commission Meeting
May 13, 2004
Page 15
Vice Chair Drotning opened the hearing to the public for comment.
There were no comments from the audience..
04.64 Motion by Reuvers, Second by Blee to close the public hearing at 8:28 p.m.
Ayes: Detjen, Grenz, Reuvers, Blee, Drotning.
Nays: 0
The Planning Commission discussed trail connections into the proposed park to
allow residents in Wild Meadow Villas to access the park off of 213a' Street. They
instructed the developer. to work with staff prior to final plat to determine if a trail
connection can be made from 213 Street into the park area at an appropriate
gradient. The Planning Commission. were complimentary of the greenway corridor
trail along the creek..
Commissioner Reuvers reminded the developer to focus on keeping the
construction dust and garbage from blowing through the development during
house construction.
!04.65 Motion by Reuvers, Second by Blee to recommend to City Council. approval of the
Chadwick Farm preliminary plat, rezoning a portion. of the property from RST-2,
Single Family and Two Family Residential District to RS-3, Single Family
Residential District, and a Comprehensive Plan Amendment to bring the property
into the current MUSA, subject. to the 15 stipulations listed in the May 13, 2004
planning report, and approval of the Findings of Fact dated May 13, 2004.
Ayes: Grenz, Reuvers, Blee, Drotning, Detjen.
Nays: 0
Break at 8:37 p.m.
Reconvened at 8:49 pm.
Item 10. BRANDTJEN FARM
Vice Chair Drotning opened discussion to consider the sketch plan application of
Tradition Development, Inc. for a mixed use planned unit development on 530
acres of land located south of 160 Street (CSAH 46), east of Pilot Knob Road
(CSAH 31), and north of 170 Street (C.R. 58).
Rob Wachholz from Tradition Development along with Tip Enebek and Jake
Enebeck were in attendance at tonight's meeting to answer any questions that the
Planning Commission or public may have. Mr. Wachholz presented. an extensive
Planning Commission Meeting
May 13, 2004
Page 16
overview of the project. He presented a history of the subject property and
described the proposed residential .uses and their design elements, as well as the
proposed park land dedication, open space and water amenities, and pedestrian
network. Mr. Wachholz gave an overview of project phasing in conjunction with
the on-going mining activities, which will end in 2010.
Dan Licht of NAC presented the planning report. Mr. Licht stated that Tradition
Development Inc. has submitted a sketch plan for amixed-use planned unit
development on approximately 520 acres to be known as Brandtjen Farm. He
indicated that the sketch plan .includes a mix of single-family lots, townhouse
dwellings, multiple family dwellings, commercial retail, office and service
businesses, specialized uses, and large areas of public. and homeowner association
maintained open space. Mr. Licht stated that the development of Brandtjen Farm is
anticipated. to begin in 2005 and continue through several phases, at least to 2015..
Mr. Licht explained. the purpose of the sketch plan process and. that a public
hearing is not required for sketch plan review. He indicatedthafithe City provided
mailed notice of the May 13, 2004 Planning .Commission meeting to surrounding
property owners inviting public comment early in the planning process given the
size and scope of the proposed development.
Mr. Licht indicated that the proposed sketch plan is consistent with the 1998
Comprehensive Land Use Plan Update and the Nordic Square Mining and End Use
Plan amended in 1993. He stated that a total of .1,776 dwelling units. are proposed
with the Brandtjen Farm sketch plan.
Mr. Licht stated that the area of the proposed development and intensity of
proposed uses shown on the sketch plan triggers a mandatory study to determine
any potential effects to the environment that may result from the project. He stated
that the 320 acre Nordic Square area was subject to an environmental review when
the gravel mine operations and restoration plan were originally approved by the
Environmental Quality Board (EQB) in 1974. Mr. Licht indicated that because the
intensity of the proposed uses to be developed in this area of the subject site does
.not exceed those. evaluated as part of the environmental. study, no further review is
required for this area.. Mr. Licht stated that an Environmental Assessment
Worksheet (EAW) is required for the 200 acres south of the Nordic Square area,
along with the Winkler property, which is anticipated to develop at the same time
as Phase I of Brandtjen Farm.
Mr. Licht stated that the developer is proposing an amendment to the MUSA
staging plan to exchange the MUSA Expansion Area A acreage in the north central
portion of the site for the MUSA Expansion Area B acreage. The 1.60 acres in the
.Planning Commission Meeting
May 13, 2004
Page 17
•
southeast corner of the subject site is to coincide with the proposed phasing plan
and the required termination of mining operations in the north central portion of
the site in 2010.
Mr. Licht stated that the developer is proposing to develop a mix of uses under a
PUD District applied to the entire subject site. He indicated that this would give
the developer flexibility from the strict performance standards of the Zoning
Ordinance in consideration of project elements that provide a higher standard of
development, and promote a more creative approach to land use and enhancement
of natural features.
Mr. Licht indicated that the potential uses allowed by the PUD District would be
defined by the Land Use Plan of the sketch plan submission.
Mr. Licht stated that 7.2 acres of land is proposed for the preservation and reuse of
the historic Brandtjen farmstead as a focal point of the. development with a .variety
of potential uses.. A more definitive plan for utilization of the farmstead will be
subject #o approval of a PUD development stage plan.
• Mr. Licht. stated that there will be approximately 180 acres or 35 percent of the
subject site set aside as open space or water areas.. He stated that 9.3 acres of
wooded area will be added to the north aide of the East Lake Community Park. He
indicated that the applicant has coordinated the development of the public and
private open spaces with the Parks and Recreation Director and other City staff in
relation to the balance of public versus. homeowner association maintained areas as
dedication of all of the proposed open spaces would be beyond the City's needs or
available development. and maintenance resources. Public trails will be provided at
the perimeter of the site along the major roadways. In addition, a greenway
corridor trail will be provided from East Lake Community Park to 160 Street. and
into Apple Valley utilizing an existing box culvert under 160 Street. The Parks,
Recreation and Natural Resources Committee unanimously recommended
approval. of the Brandtjen Farm sketch plan at their May 12, 2004 meeting.
Mr. Licht indicated that one reason for the need. to use a PUD District for
development of this project is variation from the performance standards of the
Zoning Ordinance for the 239 single family lots outside of the Farmstead
Preservation Area. He stated that all of the proposed lots exceed. the RS-CBD
District lot area requirement and the Estate Lots exceed the RS-3 District lot area
requirement. Mr. Licht stated that the lot area and width of the cottage lots is
• appropriate given that the. applicant will be developing houses with a specific
architectural design, based on the structures that once existed on the Brandtjen
farm, and neighborhood character.
Planning Commission Meeting
May 13, 2004
Page 18
Mr. Licht stated that the flexibility sought for the front yard setback for the single
family homes will create a building forward character together with the use of
.alley-like private drives and large landscaped boulevards to enhance the
streetscape appearance within the development.
Mr. Licht indicated that the scale of the submitted sketch plan drawing does not
lend itself to detailed review of the proposed townhouse or multiple unit dwelling
uses. He stated that specific areas where the applicant maybe seeking flexibility
from the performance standards of the RM-1 or RH-1 District include building
setbacks, private drives, and guest parking.
Mr. Licht stated that the sketch plan includes areas guided for future office, retail
and service commercial -uses in mixed development settings along 160 Street east
of Pilot Knob Road.. The designation. of these areas provides opportunity for
businesses oriented towards both local and regional commercial needs and is very
appropriate given the intended character of the overall development.
Mr. Licht described the perimeter roadways that will service the subject site. He
stated that Diamond Path will be extended. south from 160 Street to intersect with
170 Street as a major collector roadway. A minor collector street will also be
constructed between 160 and 170 Streets.. The minor collector is proposed as a
parkway design with three traffic circles. He stated that the Dakota County Plat
Commission has reviewed the sketch plan and reacted favorably to the
transportation related elements of .the project.
Mr. Licht indicated that if the sketch plan receives approval from the City Council,
the developer would prepare the mandatory EAW. If the City Council finds that.
the project does not have the potential for significant environmental effects, the
developer would subsequently submit applications for a Comprehensive Plan
amendment, Zoning Map amendment rezoning the subject site to PUD District,
PUD Development Stage Plan, Preliminary Plat, PUD Final Plan and Final Plat.
Mr. Licht stated that should the Planning Commission recommend to the City
Council approval of the Brandtjen Farm sketch plan, Planning Department staff
recommends approval,. subject to the 5 stipulations listed in the May 7,.2004
planning report.
The Planning Commission reacted favorably to the proposed sketch plan. Front
porches, the amount of open space, trail connections, historic preservation, and the
creation of a small town atmosphere. were all mentioned as positive aspects of the
sketch .plan .design.
Planning Commission Meeting
May 13, 2004
Page 19
Some of the concerns of the Planning Commission were the proposed alleyways,
the transition between commercial and residential uses, deviations from current
Zoning Ordinance standards, and impacts of active`mining areas adjacent to the
initial residential phases of the development.
Vice Chair Drotning commented that having this much land under one ownership
is very positive. Vice Chair Drotning listed several areas that he feels-need to be
addressed prior to the submittal of a preliminary plat and PUD Development Stage
Plan:
? Surface water ownership and regulatory controls.
? Allowance of private drives (alleys) for single-family lots.
? Ratio of cottage lots, traditional lots and .estate lots within single-family
areas of the development.
.Appropriateness of the number and location of proposed traffic circles.
? Farmstead Preservation Area uses and access.
Performance standards for townhouse and multiple familyuses.
? Diamond Path intersection spacing and Empire Township access.
Vice Chair Drotning indicated that the Planning Commission may need to tour
other similar sites and hold several .work sessions to getbettereducated on a
development of this size and scope.
Mr. Wachholz stated that he is looking forward to working closely with the City on
this project. He indicated that the homeowners association will be the largest
..professionally managed operation in the area.
04.66 Motion by Blee, Second by Reuvers to recommend to City Council approval of the
Brandtjen Farm sketch plan, subject to the 5 stipulations listed in the May 7, 2004
planning report.
Ayes: Reuvers, Blee, Drotning, Detjen, Grenz.
Nays: 0
ITEM 11. CITY OF LAKEVILLE
Vice Chair Drotning opened the public hearing to consider an amendment to-the.
City of Lakeville's Comprehensive Land Use Plan and a Comprehensive Sewer
Plan Addendum concerning MUSA .Expansion Area A. Assistant City Attorney
Poehler attested that the legal notice had been duly published in accordance with.
`State Statutes and City Code.
Planning Commission Meeting
May 13, 2004
Page 20
i
Planning Director Daryl Morey presented the planning report. Mr. Morey stated
that Short Elliot Hendrickson, Inc. (SEH); a City engineering consultant, has
prepared an addendum to our Comprehensive Sanitary Sewer Plan to assist the
City with. an update of its 20 year Capital Improvement Plan (CIP) for sanitary
sewer service.
Mr. Morey stated that the addendum also includes a MUSA Expansion Area A
Serviceability Study. He indicated that the study was conducted to determine the
current availability of sanitary sewer and water for property within MUSA
Expansion Area A. Mr. Morey reviewed the staging plans for the orderly
sequencing :and expansion of City sanitary sewer and water into MUSA Expansion
Area A.
Mr. Morey stated that the City Council has reviewed the Comprehensive Sanitary
Sewer Plan addendum and MUSA Expansion Area A Serviceability Study of two
work sessions held on March 22, and Apri126, 2004 and has directed that MUSA
Expansion Area A be brought into the current MUSA on or about November 1,
2005 due to the large inventory of existing and proposed single family and
townhouse dwelling units and to coincide with the completion of the Empire Waste
Water Treatment Facility expansion.
Mr. Morey stated that the City is not required to submit an updated
Comprehensive Sanitary Sewer Plan to the Metropolitan Council until 2008,
however, the City is requesting an informal review of the addendum by the
Metropolitan Council Environmental Services.
Mr. Morey stated that City staff are forwarding this document to the Planning
Commission and City Council for review and comment.
Vice Chair Drotning opened the hearing to the public for comment.
There were no comments from the audience.
04.67 Motion by Reuvers, Second by Blee to close the public hearing at 10:20 p.m.
Ayes: Blee, brotning, Detjen, Grenz, Reuvers.
Nays: 0
04.68 Motion by Grenz, Second by Detjen to recommend to City Council approval of the
Comprehensive Sanitary Sewer Plan Addendum and MUSA Expansion Area A
. study.
Planning Commission Meeting
May 13, 2004
Page 21
Ayes: Detjen, Grenz, Reuvers, Blee, Drotning.
Nays: 0
There being no further business, the meeting was adjourned at 10:23 p.m.
Respectfully submitted,
Penn Bre' ig, Recordin Se etary
ATTEST:
Karl Drotning, Vice Chair
•