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HomeMy WebLinkAbout06-03-04 CITY OF LAKEVILLE Planning Commission Meeting Minutes JUNE 3, 2004 The June 3, 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: Pattee, Swecker, Stolte, Detjen, Grenz, Reuvers, ex-officio Arvidson. Absent: Drotning. Staff Present: Daryl Morey, Planning Director; David Olson, Community & Economic Development Director; Frank Dempsey, Associate Planner; Allyn Kuennen, Associate Planner; Leif Hanson, Zoning Enforcement Coordinator; Jay Rubash, Assistant City Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: The May 13, 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 June 2, 2004 Parks, Recreation and Natural Resources Committee Meeting. Motions .regarding the Argonne Village final plat, JAC Company preliminary and final .plat, and Cherrywood Crossing preliminary and final plat. 2. Copy of a letter from the Dakota County Plat Commission regarding Argonne Village. Mr. Morey stated that under New Business he would like to discuss. a joint work session regarding Brandtjen Farm. ITEM 5. ARGONNE VILLAGE Chair Stolte opened the public hearing to consider the request of United Properties Investment, LLC for the vacation of 9 easements. The final plat of 4 commercial lots to be known as Argonne Village, located east of Kenwood Trail. (C.R. 50) and south of 175 Street is also being requested, however does not require a public hearing. Assistant City Attorney Poehler attested that the legal notice for easement and right-of-way vacations had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting June 3, 2004 Page 2 Dan Parks from Westwood Professional Services and Bruce Carlson from United .Properties 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. Community & Economic Development Director David Olson presented the planning report. Mr. Olson stated that United Properties is requesting approval of the Argonne Village final plat of four commercial lots and seven outlots, located on the east. side of CSAH 50 between 176th Street and Jubilee Way. He indicated that the developer is also requesting approval of a final stage planned unit development .for Lots 1-4, Block 1 of the final plat. Mr. Olson stated that the Argonne Village final plat is consistent with the PUD rezoning, development stage planned unit development and preliminary plat approved by the City Council on May 3, 2004. Mr. Olson stated that the Argonne Village final plat proposes 7 outlots. Their proposed uses are described in detail in the May 27, 2004 planning report. i Mr. Olson stated that approximately 1500 feet of Junelle Path extending from Kenrick Avenue will be reconstructed and relocated as part of this development. He indicated that a turnaround with a 45-foot radius is being provided on the south end of the reconstructed Junelle Path cul-de-sac. He stated that while this portion of reconstructed Junelle Path exceeds the 600-foot limit for cul-de-sac streets, the new alignment and reconstruction of this. existing street have been determined to be an improvement of anon-conforming street condition that provides access to existing homes. Mr. Olson indicated that a temporary access road will be required during. construction to provide access to these homes. Mr. Olson described the final site plan, the proposed access points, and the roadway and pedestrian improvements that are proposed as part of the City's CSAH 50 Interim Improvement Project. He indicated that the driveway access and site circulation designs have not changed from the Argonne Village preliminary plat and PUD plan. Mr. Olson clarified. the Parks, Recreation and Natural Resources Committee. motion to indicate that the City will be constructing concrete sidewalks on CSAH 50 and Kenrick Avenue as part of the CSAH 50 Interim Improvement Project. The developer is required to construct a concrete sidewalk along Junelle Path to the first . access point into Argonne Village. Planning Commission Meeting June 3, 2004 Page 3 Mr. Olson stated that the developer is also requesting. to vacate the existing alignment of Junelle Path and 176 Street and interior roadway, drainage, and utility easements that are no longer needed. He indicated that this right-of-way has been replaced by new platted right-of-way within this plat and the recently approved Right-of-Way Map No. 4 that platted the new right-of-way of the CSAH 50 Interim Improvement Project. Mr. Olson indicated that the developer has begun clearing trees from the subject property based on the tree preservation. plan and grading .permit that was approved following approval of the preliminary plat. Mr. Olson stated that the Argonne Village final plat lot area, lot width, and building and parking setbacks all meet Zoning Ordinance requirements. Mr. Olson stated that the grocery. anchor is proposing five loading berths each with a screening wall. Loading for the attached multi-tenant retail building will be available in the rear of the building with adequate area provided to allow tractor trailer circulation. • Mr. Olson indicated that the applicant has submitted a revised landscape plan that incorporates the recommendations contained in the preliminary plat planning report prepared. by Dan Licht of NAC. The landscape plan indicates that all Landscape areas will be irrigated and complies with the parking lot landscaping :.requirements and the City's Corridor and Gateway Design Guidelines. Mr. Olson discussed the proposed building materials and building height and indicated that they are in conformance with Zoning :Ordinance requirements, with the exception of the parapet height on the grocery tenant space, which is being approved as part of the PUD. Mr. Olson indicated the changes that will be required in the Comprehensive Signage Plan to be consistent with Sign Ordinance requirements. He stated that the wall signage for the grocery tenant will be consistent with the signage approved on the Cedar Avenue frontage of the Cub Foods in the Crossroads Development. Mr. Olson stated that should the. Planning Commission recommend to the City Council approval of the Argonne Village final plat, final stage planned unit development for. lots 1-4, Block 1, and the vacation of right-of-way and easements located along CSAH 50, Planning Department staff recommend approval subject to . the 21 stipulations listed in the May 27, 2004 planning report. Chair Stolte opened the hearing to thepublic for comments. Planning Commission Meeting June 3, 2004 Page 4 There were no comments from the audience. .04.69 Motion by Pattee, Second by Reuvers to close the public hearing at 6:20 p.m. Ayes: Pattee, Swecker, Stolte, Detjen, Grenz, Reuvers. Nays: 0 Chair Stolte asked Mr. Olson to explain why the developer is able to grade the property before final plat approval_ Mr. Olson indicated. that with large developments, such as TimberCrest, Crossroads, and now Argonne Village, upon approval of the preliminary plat and wetland applications, the developers have been allowed to seek approval of a grading permit. Commissioner Swecker asked how the roadway improvements tie into the Argonne Village development. Mr. Olson stated that the completion date of the main improvements to CSAH 50 and Kenrick Avenue is August 15, 2004.. He indicated that the development of Argonne Village will not get ahead of the roadway. construction. United Properties and roadway contractors, along with the Superamerica contractor. and the City have weekly construction meetings to keep everyone apprised of the situation. Commissioner Swecker asked if there were any confirmed leases for the multi- tenant building adjacent to the grocery tenant. Mr. Carlson indicated that they anticipate 18 different tenant spaces, but they have not begun actively marketing these.. Commissioner Reuvers explained the difference between the preliminary and final .plat, and that the final plat is normally on the consent agenda and not included with a public hearing. 04.70 Motion by Swecker, Second by Reuvers to recommend to City Council approval of the Argonne Village final. plat, final stage planned unit development for Lots 1-4, Block 1, and the vacation of right-of-way and easements located along CSAH 50, subject to the 21 stipulations listed in the May 27, 2004 planning report. Ayes: Swecker, Stolte, Detjen, Grenz, Reuvers, Pattee. Nays: 0 ITEM 6. JAC COMPANY Chair Stolte opened the public hearing to consider the request of APPRO Development for the preliminary and final plat of one lot to be known as JAC Planning Commission Meeting June 3, 2004 Page 5 • Company First Addition, located south of Lakeville Boulevard and east of Hamburg Avenue, and the vacation of a public drainage and utility easement. Assistant City Attorney Poehler attested that the legal notice had beenduly published in accordance with State Statutes and City Code. Jim Connelly, along with the design team from APPRO Development and John Ryan from Genz-Ryan Plumbing and Heating, who will be the main tenant occupying this building, 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 Allyn Kuennen presented the planning report. Mr. Kuennen stated that APPRO Development, who is representing JAC Company, has submitted plans for a preliminary and final plat of one lot on the south side of Lakeville Boulevard and east of Hamburg Avenue. Mr. Kuennen indicated that the building is proposed to be constructed in two phases. The first phase will consist of the JAC Company, FLP (Gent-Ryan} office/warehouse area and lease space for additional tenants. The second phase will be an addition onto the rear of JAC Company's warehouse space for a total of 95,602 square feet. • Mr. Kuennen added. that in conjunction with the preliminary and final plat the applicant is also requesting the vacation. of public drainage and utility easements along the. south and. west sides of the property. Mr. Kuennen stated that the property is zoned I-2, General Industrial District. The proposed office, warehouse and manufacturing building is a permitted use within this .district. He indicated that the property also contains the Shoreland Overlay District, which only allows 25% of the area to be impervious surface. The Zoning Ordinance allows the applicant to apply for a Conditional Use Permit (CUP} to have up to 75% impervious surface area. Mr. Kuennen stated that because the applicant is showing 51% impervious area, the developer has applied for a Conditional Use Permit to allow an industrial development with an impervious surface area greater than 25% within the Shoreland Overlay District, which has been advertised for a public hearing at the. June 17, 2004 Planning Commission meeting. Mr. Kuennen stated that the project exceeds the requirements set forth in the Zoning Ordinance for lot area, lot width, and building setbacks. He indicated what the proposed. building height and design would be, including the temporary . exterior storage area, which will need to be enclosed in an 8 foot tall chain link fence and screened with a row of evergreen trees along the east property line. Planning Commission Meeting June 3, 2004 Page 6 Mr. Kuennen indicated that the proposed landscape plan complies with the requirements of the Zoning Ordinance, including shade trees along the front of the lot to provide screening along Lakeville Boulevard and groupings of trees and shrubs throughout the site. Mr. Kuennen stated that access to the site will be from two points off Lakeville Boulevard which meet Zoning Ordinance requirements for spacing between access points on a major collector roadway. Mr. Kuennen stated that the applicant is proposing to insta11167 parking spaces plus 87 company vehicle stalls for a total site build-out of 254. parking. spaces, which complies with Zoning Ordinance requirements. He indicated that since this is a multi-tenant building and. final uses have nofibeen determined, it is important to insure that adequate parking is provided. As such,. Mr. Kuennen stated that a stipulation will be added. to the development agreement requiring the owner to .install additional parking stalls upon a finding by the. Zoning Administrator that such additional parking stalls are necessary to accommodate the actual uses that are located within the building. He indicated that a parking analysis will also be completed by Planning Department staff prior to the construction of the second phase addition to insure adequate parking will be provided for the existing tenants and the future addition. Mr. Kuennen stated that there is an existing 8-foot trail along the north side of Lakeville Boulevard. He'indicated that an additional trail is proposed to be installed on the south side of Lakeville Boulevard in the future, along with a 10-foot wide trail along the South Branch of the South Creek, which will be part of the greenway corridor system. Mr. Kuennen stated that the developer is requesting the vacation of a drainage and utility easement along. the south and west property line adjacent to the South Creek area. He indicated that the easement will no longer be needed since this area will be dedicated to the city as Outlot A which encompasses the wetland areas and South Creek. Mr. Kuennen stated that an additional drainage and utility easement must be placed over the floodway of South Creek located south of the proposed infiltration basin, and over all of the swale on the west side `of the site conveying runoff from Lakeville Boulevard to the North Branch of South Creek. Mr. Kuennen stated that should the Planning Commission recommend to the City Council approval of the JAC Company First Addition preliminary and final plat • and easement vacation, Planning Department staff recommends .approval subject to the 14 stipulations listed in the May 28, 2004 planning report.. Planning Commission Meeting June 3, 2004 Page 7 Chair Stolte opened the hearing to the public for comment. There were no comments from the audience. .04.71 Motion by Swecker, Second by Pattee to close the public hearing at 6:44 p.m. Ayes:: Stolte, Detjen, Grenz, Reuvers, Pattee, Swecker. Nays: 0 Chair Stolte confirmed with the developer that they agreed with the 14 stipulations listed in the May 28, 2004 planning report. Chair. Stolte asked City staff to explain the Shoreland Overlay District 25% impervious surface and why a conditional use permit is required. Mr. Kuennen explained the purpose for limiting impervious surface area within the Shoreland .Overlay District and the conditions for approval of a conditional use permit (i.e. ponding and best management practices). Commissioner Swecker asked who will own and maintain the infiltration basin and stormwater treatment basin. Mr. Rubash stated that the basins will be privately owned and maintained because they will only serve the JAC Company development. Commissioner Swecker asked what types of material will be stored behind the chain link fence. Used appliances will be stored behind the fence. Mr. Ryan indicated that the appliances will only be stored for short periods of time until they are picked up for recycling.. Mr. Connelly indicated that the. entire fenced area is not visible :from the Lakeville Boulevard. Mr. Connelly stated that the outdoor storage area will be removed with the second phase of .construction and the used appliances will then be stored indoors. Commissioner Swecker suggested putting slats in the fence for more complete screening.. He indicated that there. is no timeline for the second phase of construction, however it could be more. than 5 years out. Mr. Morey indicated that the second phase would not require a planning action. Assistant City Attorney Poehler stated that Stipulation 1 should be revised to read as follows: 1. Conditional Use Permit is required to allow the developmenf to have an impervious area of 51%. 04.72 Motion. by Detjen, Second by Pattee to recommend to City Council approval of the JAC Company First Addition preliminary and final plat, located south of Lakeville Planning Commission Meeting June 3, 2004 Page 8 Boulevard and east of Hamburg Avenue, and the vacation of a public drainage and utility easement, subject to the 14 stipulations listed in the May 28, 2004 planning report, as amended. Ayes: Detjen, Grenz, Reuvers, Pattee, Swecker, Stolte. Nays: 0 ITEM 7. CHERRYWOOD CROSSING Chair Stolte opened the public hearing to consider the application of Ann and James Proudfoot of Dance Works Performing Arts Studio for the preliminary and finalplaf of one commercial lot and one outlot to be known as Cherrywood Crossing, located east of 175 Street, south of Glacier Way 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. Ann Proudfoot, owner of Dance Works Performing Arts Studio was in attendance at tonight's meeting to answer any .questions that the Planning Commission or public may have. Ms. Proudfoot presented an overview of the project. • Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Ann and Jim Proudfoot have submitted applications and plans for the preliminary and final plat of one lot and one outlot to be known as Cherrywood Crossing. The Proudfoots propose to construct a 12,000 square foot one-story dance studio building with plans for future expansion. He indicated that the conceptual development. for Outlot A shows a possible 15,000 square foot professional office building to be constructed by a separate developer. Mr. Dempsey indicated that the Proudfoots submitted an application for a conditional use permit (CUP) for off-site shared parking for the future building on Outlot A. The Dance Works Performing Arts Studio will be able to accommodate .its parking needs on Lot 1, Blockl and will not require shared off-site parking. A CUP will not be required unless off-site parking is needed for the future development of Outlot A. Mr. Dempsey reviewed the history of the property since 1999, including the PUD zoning approved in conjunction with the Cherry Highlands preliminary and final plat.. He indicated the subject property will be developed utilizing: the C-1 District performance standards consistent with the Cherry Highlands PUD rezoning. • Planning Commission Meeting June 3, 2004 Page 9 Mr. Dempsey stated that the preliminary and final plat of Cherrywood Crossing consists of one lot and .one outlot, which exceed the Zoning Ordinance requirements for minimum lot area and. lot width. Mr. Dempsey discussed the proposed driveway access points on Glacier Way and 175 Street. He indicated that no additional right-of-way is needed for 175 Street or Glacier Way. The developer. will construct an $-foot wide concrete sidewalk .along Glacier Way. Mr. Dempsey stated that the setback between the parking lot and sidewalk in two locations: along 175 Street narrows to a point where there may not be adequate room for of€ective landscape planting and screening between the sidewalk and parking lot. Mr. Dempsey distributed an updated site plan that showed the recommended setback of 10 feet between. the sidewalk and. parking lot along 175 Street, which was listed as Stipulation 6 of the May 28, 2004 planning report. Mr. Dempsey presented the parking. requirements for the subject site with regard to the first phase of the .dance studio, along with the requirements for the conceptual plan parking for the future office building on Outlot A. Mr. Dempsey stated that the Proudfoots hosted a neighborhood meeting for the` proposed dance studio development on Tuesday, May 4, 2004 at Valley Christian Church. Five neighbors were in attendance. There was .discussion regarding screening,. site layout and access, traffic and possible traffic control along Glacier Way at Goldenview Avenue to reduce speeding.. Mr. Dempsey stated that should the Planning Commission recommend to the City Council approval of the Cherrywood Crossing preliminary and final plat, Planning Department staff recommends approval. subject to the 11 stipulations listed in the May 28, 2004 planning report. Chair Stolte opened the hearing to the public for comment. There were na comments from the audience. 04.73 Motion by Pattee, Second by Reuvers to close the public hearing at 7:20 p.m. Ayes: Grenz, Reuvers, Pattee, Swecker, Stolte, Detjen. Nays: 0 . Chair Stolte confirmed with staff that the 175 Street access is a right-in, right-out only, with a full access from Glacier Way. Planning Commission Meeting June 3, 2004 Page 10 Commissioner Swecker appreciated the flow of traffic for dropping off and picking up students. Commissioner Swecker recommended that the monument sign be shorter than the 20 feet allowed by the Sign Ordinance. Mr. Dempsey stated that a monument sign is being recommended by staff. Ms. Proudfoot indicated that she .does not need a lot of signage for her type of business. She plans to share signage with the future office building.. The sign will likely be located near the 175th Street/Dodd Boulevard intersection. 04.74 Motion by Pattee, Second by Detjen to recommend to the City Council approval of the Cherrywood Crossing preliminary and final plat, subject to the 11 stipulations listed in the May 28, 2004 planning report. Ayes: Reuvers, Pattee, Swecker, Stolte, Detjen, Grenz. .Nays: 0 ITEM 8. MOTOR FUEL FACILITIES • Chair Stolte opened the public hearing to consider the request of Kwik Trip, Super America, Holiday, and Amoco for Conditional Use Permit Amendments to allow 10 area motor fuel facilities to display sales merchandise outside on their properties, located at: Kwik Trip 20187 Dodd Blvd., 17388 Glacier Way, 16260 Kenrick Avenue Super America 21070 Glade Ave., 16161 Cedar Ave., 16180162nd Street Holiday 16255 Ipava Ave., 17280 Kenyon Ave., .7287161St Street Amoco 7468167th Street Assistant City Attorney Poehler attested. that the legal notice had been duly published in accordance with State Statutes and City Code. Zoning Enforcement Coordinator Leif Hanson presented the planning report. Mr. Hanson stated that 10 motor fuel facilities have submitted applications for a conditional -use permit amendment to display sales merchandise outside on their property. Mr. Hanson presented a short history of an amendment to the Zoning Ordinance, which the City Council approved on September 3, 2003 that included standards for allowing the outdoor display of sales merchandise at motor fuel facilities. Mr. Hanson summarized the approved performance standards allowing outdoor display of sales merchandise, which are explained in detail in the May 25, 2004 Planning Commission Meeting June 3, 2004 Page 11 planning report. Mr. Hanson explained that motor fuel facilities are allowed as a conditional use in commercially zoned districts. He indicated that the proposed .outdoor display of sales merchandise at each of the facilities requires a conditional use permit amendment. Mr. Hanson presented the proposed outdoor display areas for each of the `10 motor fuel facilities listed in the May 25, 2004 planning report. Mr. Hanson stated that should the Planning Commission recommend to the City Council approval of the Conditional Use Permit Amendments to allow the ten motor fuel facilities, as presented, to display sales merchandise outside on their properties, Planning Department staff recommends approval subject to the stipulations listed in the May 25, 2004 planning report, and approval of the Findings of Fact dated June 3, 2004. Chair Stolte opened the hearing to the public for comment. There were no comments from the audience. 04.75 Motion by Swecker, Second by Pattee to close the public hearing at 7:47 p.m. Ayes: Pattee, Swecker, Stolte, Detjen, Grenz, Reuvers. Nays: 0 Chair Stolte confirmed with the motor fuel representatives present at tonight's meeting that they agree with'the stipulations listed in the planning report. Commissioner Grenz displayed some pictures that he took. with the front end of a vehicle overhanging the curb more than the 24-inch standard listed in the Zoning Ordinance. He felt that all the motor fuel facilities should have bollards in front of the buildings to keep the front end of the vehicles from overhanging the sidewalks. Chair Stolte asked City staff how the stipulations in the Conditional Use Permit amendments will be enforced. Mr. Morey indicated that City staff will inspect the sites and investigate any complaints. He stated the CUP amendment can be .revoked if any of the motor fuel facilities are not in compliance with the approved stipulations. He stated that it will be an enforcement issue for Planning Department staff. Commissioner Arvidson indicated that it would be very difficult for staff to enforce the car overhang of the. sidewalk. Mr. Morey wanted to clarify that Planning Department staff asked the motor fuel facilities to move the products they were displaying outdoors to the front. of the Planning. Commission Meeting June 3, 2004 Page 12 stores, away from the pump islands and perimeter of the site, while their CUP amendment applications were being processed. Mr. Morey stated that the propane tanks will need to comply with the fire code with respect to their storage location. He recommended that the following stipulation be added to all 10 of the motor fuel facilities CUP amendments: "The. location. of propane tanks must be reviewed and approved by the Fire Investigator." 04.76 Motion by Swecker, Second by Reuvers to recommend to City Council approval of the Conditional Use Permit Amendments to allow the ten motor fuel facilities, as .presented, to display sales merchandise outside on their properties, subject to the stipulations listed in the May 25, 2004 planning report, as amended, and approval of the Findings of Fact dated June 3, 2004. Ayes: Swecker, Stolte, Detjen, Reuvers, Pattee. Nays: Grenz. He felt that the motor fuel facilities that do not currently have.. bollards at the front of their buildings should have them installed aspart of their Conditional Use Permit Amendment. ITEM 9B. NEW. BUSINESS Planning Director Daryl Morey discussed the scheduled July meetings with the Planning Commission and it was decided to keep the regular meetings on July 1 and. July 15. Mr. Morey informed the Planning Commission of a joint work session that would be held on Wednesday, June 23, 2004 regarding Brandtjen Farm.. The work session would be held at the Brandtjen Farm property, and would be hosted by the Parks, Recreation, and Natural Resources Committee, and include the City Council, Planning Commission, and Economic Development Commission. He indicated that there will be a tour of the site and:: a presentation by the developer. Dinner will be provided by the City. Details confirming the date and time will be forthcoming. There being no further business, the meeting was adjourned at 8:06 p.m. Respectfully submitted, Planning Commission Meeting June 3, 2004 Page 13 U- / Penny. ig, Recordin cretary ATTEST: well Miller Stolte, Chair •