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HomeMy WebLinkAbout06-17-04 CITY OF LAKEVILLE Planning Commission Meeting Minutes JUNE 17, 2004 The June 17, 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: Blee, Pattee, Swecker, Stolte, Detjen, Grenz, Drotning, ex-officio Arvidson. Absent: Reuvers. Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner; Erin Seeman, Associate Planner; Allyn Kuennen, Associate Planner; Jay Rubash, Assistant City Engineer; Daniel .Licht, NAC Planning Consultant; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: The June 3, 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: 1. June 1b, 2004 Parks, Recreation and Natural Resources Committee Meeting Motions regarding the Chadwick Farm final. plat, Pine Grove final plat, Kenrick Commons preliminary and final plat, and the Stone Borough sketch plan. Mr. Morey reminded the Planning Commission of the Parks, Recreation and Natural Resources Committee annual spring park tour, which will be a tour of the Brandtjen Farm site on Wednesday, June 23, 2004 at 5:30 p.m. ITEM 5. CONSENT AGENDA Commissioner Drotning reminded the Chadwick Farm developer of his preliminary plat recommendation to make a trail connection to allow residents in Wild Meadow Villas to access the park off of 213 Street. Mike Suel from D.R. Horton indicated that they are preparing a plan showing the trail connection that they will submit to City staff. Mr. Suel indicated that this trail connection will be made in conjunction with the Chadwick Farm 4~ Addition. 04.77 Motion by Drotning, Second by Swecker to recommend. to City Council approval ofthe June 17, 2004 Planning Commission Consent Agenda as follows: Planning Commission Meeting June 17, 2004 Page 2 A. Approve the application of James McCabe for athree-year extension of a Special Home Occupation Permit to operate a photo studio out of his home, located at 9965 208 Street West. B. Approve the application of D. R. Horton for the final plat of 53 single-family lots to be known as Chadwick Farm. C. Approve the application of Country Joe Homes, Inc. for the final plat of 99 single-family lots to be known as Pine Grove. Ayes: Blee, Pattee, Swecker, Stolte, Detjen, Grenz, Drotning. Nays: 0 ITEM 6. JAC COMPANY Chair Stolte opened the public hearing to consider the request of APPRO Development for a Conditional Use Permit to allow an industrial development with an impervious surface area greater than 25% within the Shoreland Overlay District, located south of Lakeville Boulevard and east of Hamburg Avenue. 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 was 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 on June 3, 2004 the Planning Commission approved the preliminary and final plat for the JAC Company First Addition contingent on the developer obtaining a Shoreland Overlay District Conditional Use Permit to allow the impervious surface area of the development to be greater than 25%. Mr. Kuennen indicated that the developer is proposing to construct the building in two phases. The first phase will consist of JAC Company's office/warehouse area with additional lease space for other tenants. The second phase will be an addition onto the rear of the JAC Company's warehouse space. Mr. Kuennen stated that because the 51% impervious surface area includes both phases of the development, a CUP application will not be needed when the second phase is constructed in the future provided the second phase is constructed consistent with the approved plans. Mr. Kuennen stated that the June 8, 2004 planning report lists two conditions that the Planning Commission requested at their June 3, 2004 meeting be included with the Shoreland Overlay District CUP. Planning Commission Meeting June 17, 2004 Page 3 Mr. Kuennen stated that should the Planning Commission recommend to the City Council approval of the JAC Company First Addition conditional use permit, Planning Department staff recommends approval subject to the 2 stipulations listed in the June 8, 2004 planning report. Chair Stolte opened the hearing to the public for. comment. There were no comments from the audience. 04.78 Motion by Pattee, Second by Drotning to close the public hearing at 6:10 p.m. Ayes: Pattee, Swecker, Stolte, Detjen, Grenz, Drotning, Blee. Nays: 0 Chair Stolte confirmed with the developer that they agree withthe 2 stipulations listed in the June 2004 planning report. Commissioner Drotning suggested. that Stipulation 2 in the June 8, 2004 planning report be revised to read as follows: . 2. Heavy-duty wire backed silt fence is to be used along the wetland margins until site is fully stabilized. 04.79 Motion by Swecker, Second by Detjen to recommend to City Council approval of the JAC Company Conditional Use Permit, located south of Lakeville Boulevard and east of Hamburg Avenue, subject to the 2 stipulations listed in the June 8,.2004 planning report, as amended, and approval of the Findings of Fact dated June 17, 2004. Ayes: Swecker, Stolte, Detjen, Grenz, Drotning, Blee, Pattee. Nays: 0 ITEM 7. KENRICK COMMONS Chair Stolte opened the public hearing to consider the application of Mount Development Company for a preliminary and final plat of one commercial lot to be known as Kenrick Commons, and a Conditional Use Permit to allow a convenience food establishment with adrive-thru window. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. • Bob Solfelt and Steve Michals from Mount Properties, Mark Rausch from Alliant Engineering, Inc., and Brian McCarty from Welman Sperides Architects, LLC were Planning Commission Meeting June 17, 2004 Page 4 in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Solfelt presented an overview of the project. He distributed a company brochure and a revised landscape plan which shows over story trees surrounding the property and lilac bushes for better screening of the Admiral Wood adjacent parking lot and landscape mulch in place of decorative rock. Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated that Mount Development Co. has submitted an application for the preliminary and final plat of Kenrick Commons and a conditional use permit to allow a convenience. food establishment with adrive-thru window. She indicated. that the developer is proposing to construct amulti-tenant retail center, on property located south of CSAH 46 and west of Kenrick Avenue. Ms. Seeman stated. that the Kenrick Commons preliminary and final plat consists of one commercial lot .and is zoned C-3 District, General Commercial District. The Kenrick Commons preliminary and final plat exceeds the Zoning Ordinance lot area and width requirements for the C-3 District. The proposed building pad exceeds minimum building setback requirements. Ms. Seeman indicated that the Kenrick Commons preliminary and final plat abuts CSAH 46, Kenrick Avenue, and Kenrick Loop. The lh right-of-way requirement for this segment of CSAH 46 is 100 feet, as shown on the plan.. No additional right-of- way is required for Kenrick Avenue or Kenrick Loop. Ms. Seeman stated that the City's traffic consultant, SRF Consulting Group, Inc. is currently reviewing the need to stripe Kenrick Avenue as a three-lane section from CSAH 46 to 165 Street. Ms. Seeman stated that the proposed retail center will be able to utilize existing sanitary sewer and water services adjacent to the property. She indicated that a stormwater basin to serve the retail development is proposed to be located on the south side of the site. Ms. Seeman indicated that the subject property is located in the Crystal Lake watershed area and therefore is restricted to 7Q% maximum impervious surface area. The proposed site plan for the retail center is approximately 69°I° impervious surface. Ms. Seeman stated that the. proposed landscape materials on the revised landscape plan meet the Zoning Ordinance requirements and the City's Corridor and Gateway Design Guidelines. She indicated that a financial guarantee must be . submitted prior to City Council consideration of the preliminary and final plat to guarantee installation of the landscaping. Planning Commission Meeting June 17, 2004 Page 5 Ms. Seeman stated that the developer is proposing 146 parking stalls including 6 handicap parking stalls, which exceed the number required by the Zoning Ordinance for amulti-tenant building. Ms. Seeman indicated that the Parks, Recreation and Natural Resources Committee is recommending the developer install an 8-foot concrete sidewalk along Kenrick Avenue adjacent to the commercial property which provides access to the main trail corridors along County Road 46. Ms. Seeman indicated that the lighting and photometric plan indicates that .the lighting plan will meet the requirements of the Zoning Ordinance for foot-candle lighting intensity at the property line. All light fixtures must be hooded and downcast. Ms. Seeman stated that the architecture and exterior materials proposed for the retail center are consistent with Zoning Ordinance requirements. The building will include colored fabric canopies on each interior bay that has a stucco. facade. Ms. Seeman indicated that the location of the trash enclosure is proposed to be at . the rear of the site and the developer has indicated that they will schedule pick-up during. off-peak so it will not interfere with the on-site circulation of the proposed coffee shop drive-thru window. Ms. Seeman stated that the developer has submitted an application for a conditional use permit to allow adrive-in convenience food establishment in Kenrick Commons. A drive-thru window will be a part of the north tenant bay of the retail center, which is proposed for a coffee shop. Ms. Seeman stated that should the Planning Commission recommend to the City Council approval of the Kenrick Commons preliminary and final plat and conditional use permit, Planning Department staff recommends approval subject to the 18 stipulations listed in the June 11, 2004 planning report. Chair Stolte opened the hearing to the public for comment. There were no comments from the audience. 04.80 Motion by Drotning, Second by Pattee to close the public hearing at b:31 p.m. Ayes: Stolte, Detjen, Grenz, Drotning, Blee, Pattee, Swecker. Nays: 0 • Planning Commission Meeting June 17, 2004 Page 6 Chair Stolte confirmed with the developer that the stipulations listed in the planning report were acceptable to them. Commission Drotning stated that the revised landscape plan is vastly improved from the original landscape plan. Chair Stolte questioned staff about hours for garbage pick-up. Mr. Morey indicated that garbage pick-up should not occur between 10:00 p.m. and 7:00 a.m. for commercial developments adjacent to residential neighborhoods; however, this is not the case for this project. Chair Stolte asked whether semi-trucks would be common for deliveries. Mr. Solfelt indicated that most deliveries would be made by panel trucks, not semi- trucks. Commissioner Detjen noted that the revised landscape plan includes the removal. of two parking stalls in the southwest corner of the parking lot, adjacent to the southerly driveway off of Kenrick Loop, which will improve site circulation. Commissioner Swecker suggested removing a few more parking stalls in this • location. Commissioner Grenz wanted a clarification on Stipulation 18 as to a definition of .fast food restaurant. Mr. Morey indicated that the wording can be modified to more clearly differentiate between a coffee shop and a fast food restaurant. Berming to screen the parking lot was discussed. Assistant City Engineer Jay Rubash recommended that additional berming not be added to the plans for visibility/traffic safety reasons. The proposed driveway access location on Kenrick Avenue was discussed. Staff stated that SRF recommended the access location as proposed to reduce vehicle turning conflicts.. The Planning Commission discussed restricting this access to right-in, right-out turning movements only. Mr. Rubash reminded the Planning Commission that Kenrick Avenue is a major collector and does not have the traffic volume of County Road 46. He indicated that Kenrick Avenue is wide enough to stripe three lanes at this location and provide a southbound right turn taper. He also stated that installing a median on .Kenrick Avenue to prevent left turn movements will also impact the existing and proposed commercial developments on the east side of Kenrick Avenue. Planning Commission Meeting June 17, 2004 Page 7 Commissioner Grenz stated he prefers to keep the proposed driveway access location but thinks it should be restricted to right-in, right-out turning movements only. He also stated his dislike for 3-lane road designs. Mr. Solfelt stated that Mount Development Co. has been working on plans for developing this site far over a year. He stated that they would not proceed with this development if the driveway access onto Kenrick Avenue is restricted to right- in, right-out turning movements. The Planning Commission recommended that Kenrick Avenue be re-striped to include left and right turn lanes. Commission Drotning pointed out that there is more than one parent parcel involved in this proposed development and that two separate commercial developments could occur on the subject property, each with a driveway access onto Kenrick Avenue. He stated that he preferred the Kenrick Avenue driveway access on the location proposed for traffic safety reasons. Commissioner Drotning stated that the developer needs to break up the rear facade . of the proposed. building due. to the large mass of the west wall, which will be easily visible by vehicles exiting the drive-thru and by vehicles traveling on CSAH 46. The developer agreed to install integrally colored rock face block pilasters at 25- foot intervals along the west wall. The pilasters will be a different colored block than the main west wall. Commissioner Drotning stated that the carsparked along Kenrick Loop present a traffic safety hazard because Kenrick Loop is not at a standard commercial street width. He recommended that "No Parking" signs be installed on both sides of the east segment of Kenrick Loop. Mr. Morey indicated that the Planning Commission can make a recommendation that the City Council consider a resolution to install "No Parking" signs along Kenrick Loop. The following stipulation amendment and additions were recommended by the Planning Commission: 18. A conditional use permit amendment will be required for a change in use of the drive-thru business to amuse other than retail beverage sales as a~rimar 19. Prior to City Council consideration, the building plans shall be revised to include integrally colored rock face block pilasters at the rear of the building. Planning. Commission Meeting June 17, 2004 Page 8 20. The City Council should consider a resolution installing "No Parking" signs on both sides of Kenrick Avenue adjacent to the subject site for traffic safety purposes. 04.81 Motion. by Drotning, Second by Detjen to recommend to the City Council approval of the Kenrick Commons preliminary and final plat, and a conditional use permit, subject o the 18 stipulations listed in the June 11, 2004 planning report, as amended, along with the additional stipulations 19 and 20, and approval of the Findings of Fact dated June 17, 2004. Ayes: Detjen, Drotning, Blee, Pattee, Swecker, Stolte. Nays: Grenz. He thought it will be too dangerous to make a left turn out onto Kenrick Avenue from this development. ITEM STONE BOROUGH Chair Stolte opened discussion to consider the sketch plan application of Progress Land Company for 124 attached townhouse units and 43 detached townhouse units, located east. of Dodd Boulevard and south of 212th Street. • Daniel Licht presented the planning report. Mr. Licht: stated that Progress Land Company has submitted a sketch plan for development of 167 dwelling units along Dodd Boulevard, north of CSAH 70. The subject site is zoned RM-1, Medium Density Residential District. Mr. Licht stated that Progress Land Company is asking for sketch plan. approval for the proposed development to establish the location of internal public. streets. Mr. Licht explained that establishing the location of the public streets within this property is critical to the City's planned improvement project to extend trunk sanitary sewer from Golden Pond 1St Addition through the subject site and then west along CSAH 70 to provide gravity sanitary sewer service to Lakeville. South High School Mr. Licht stated that the primary access to the subject site will be from a public street intersecting with Dodd Boulevard (CSAH 9) at 213th Street, which aligns with the existing street to the west in the Wild Meadow Villas subdivision. He indicated that primary access and circulation will be provided by public streets. The sketch plan shows. these local streets with a 50-foot right-of-way and 28 foot street section. Mr. Licht stated that these street designs are allowed by conditional use permit within the RM-1 District. Mr. Licht explained that the need for the reduced right- of-way and street section widths is due to the South Creek trout stream and wetland buffering requirements. Planning Commission Meeting June 17, 2004 Page 9 • Mr. Licht explained the layout of the private drives and indicated that there will. need to be significant landscaping and berming provided at the end of the dead- end private drives to avoid headlight glare cast into the townhouse living areas or the public street. Mr. Licht indicated that no landscaping. plan has been submitted with the sketch plan and will be required with the preliminary plat submittal.. Mr. Licht stated that the lot area, lot width, and building and parking setbacks all meet Zoning Ordinance requirements. However, he indicated that the sketch plan does not illustrate the location of decks or porches on the rear of the townhouse dwellings. He stated that provisions for decks or porches on the rear of the units must be identified on the plans to ensure compliance with required setbacks and townhouse performance standards. Mr. Licht stated that the developer shows the required transition between RM-1 District uses and the abutting RS-2/PUD and RS-3 District uses to the north and south, respectively. Mr. Licht stated that the Park, Trail and Open Space System Plan identifies the need for a neighborhood park in the northeast corner of the subject site. The net area. of the park. parcel must be determined with of the preliminary plat submittal and is subject to approval by the Parks and Recreation Director. He indicated. that the developer will receive a credit for the net park acreage above the 5.04 acre Subdivision Ordinance requirement. The sketch plan was reviewed by the Parks, Recreation and Natural Resources Committee on June 16, 2004 and their recommendation of approval was distributed at tonight's Planning Commission meeting. Mr. Licht stated that should the Planning Commission. recommend to the City Council approval of the Stone Borough sketch plan, Planning Department staff recommends approval, subject to the 9 stipulations listed in the June 10, 2004 planning report. John Stainbrook from Progress Land Company stated that they have designed the Stone Borough Subdivision to comply with the new townhouse performance standards. Commissioner Drotning noted that all of the proposed guest parking spaces are off of private streets or drives. He suggested that staff and the developer review the ability to provide some guest parking spaces off of the public streets. i Planning Commission Meeting June 17, 2004 Page 10 The Planning Commission discussed the proposed 213 Street access on Dodd Boulevard. Staff stated that this access point was established by Dakota County during the review of the Wild Meadow Villas plat. 04.82 Motion by Detjen, Second by Pattee to recommend to City Council approval of the Stone Borough sketch plan, subject to the 9 stipulations listed in the June 10, 2004 planning. report. Ayes: Grenz, Drotning, Blee, Pattee, Swecker, Stolte, Detjen. Nays: 0 ITEM 9. NEW BUSINESS Planning Director Daryl Morey discussed the possibility of doing a bus tour of similar sites to the Brandtjen property. Mr. Morey indicated that with. five Thursdays in July he suggested either July 22 or July 29 to schedule the tour. There being no further business, the meeting was adjourned at 7:38 p.m. Respectfully submitted, Penny v' ,Recording Sec etary ATTEST: owell Miller Stolte, Chair MEMORANDUM Date: June 18, 2004 To: Planning Commission From: f~ Frank Dempsey, Associate. Planner Re: Planning Commission Work Session Discussion With Mark. Bailey, 1.6455 Kingswood Court On June 17, 2004 the. Planning Commission met with Mark Bailey, 16455 Kingswood Court, at an 'rnformal work session to discuss Mr. Bailey's plans to .construct additions onto the house and an addition onto an existing detached garage. Mr. Bailey presented an as-btailt survey for the property and described his proposed building. expansions. The house was constructed in 1975 and Mr. Bailey purchased the house in 1994. Five or six years ago, Mr. Bailey removed the covered front entry/porch due to problems with structural failure. The existing house is within the 150 foot Shoreland Overlay District setback to Kingsley Lake. Mr. Bailey regtaested variances to allow the construction of a covered front entry/porch on the north side of the house, a deck on the rear (south) of the house i and an addition onto the north .side of the existing detached garage. The Zoning Ordinance classifies Kinsley Lake as a Natural Environment lake. None of the proposed additions would be in compliance with the 150 foot setback from the OHWL. Staff provided a memo of planning issues describing the existing non-conformities and the criteria #or a variance if that option were to be considered. The City Attorney will research whether Mr. Bailey would be permitted to replace the old covered front entry/porch if it was constructed in the same location and dimensions as the old porch due to legislation approved this year. A building permit would be required in this instance. Staff described the variance criteria outlined in the Zoning Ordinance. None of the proposed improvements appeared to meet the hardship criteria for a variance in Section 11-6-5 and Section. 11-102-23 of the Zoning Ordinance. The Planning Commission concluded that they would not be in favor of the expansions as proposed due to the lack of hardship. The work session adjourned at 8:30. p.m. Submitted by: Frank Dempsey Associate Planner June 18, 2004