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HomeMy WebLinkAbout09-09-04 CITY OF LAKEVILLE Planning Commission Meeting Minutes • SEPTEMBER 9, 2004 The September 9, 2004 Planning Commission meeting was called to order by Chair Stolte in the City Hall Council Chambers at 6:00 p.m. Flag pledge and roll call of members: Present: Reuvers, Pattee, Swecker, Stolte, Grenz, Drotning, ex-officio Arvidson. Absent: Detjen. Staff Present: Daryl Morey, Planning Director; Erin Seeman, Associate Planner; Allyn Kuennen, Associate Planner; Jay Rubash, Assistant City Engineer; Joel Jamnik, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF 1VIEETING 1VIINUTES: Regarding stipulation 22 under Item 8, Stone Borough, from the August 19, 2004 Planning Commission meeting, Commissioner Grenz asked if the "Fire Lane" signs can be installed. Planning Director Daryl Morey stated that the Assistant City Attorney confirmed as a follow-up to the discussion held at the public hearing that private drives can be posted as fire lanes. The August 19, 2004 Planning Commission. meeting minutes were approved as • presented. The August 19, 2004 Planning Commission work session notes 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. September 8, 2004 Parks, Recreation and Natural Resources Committee Meeting Motions regarding Donnelly Farm and Clemmer First Addition Preliminary and Final Plat. 2. A handout with a comparison of the Donnelly Farm Development to other PUD developments located within the Central Area. Mr. Morey stated that at the request of the applicant, Item 6, Alcorn Beverage Conditional Use Permit, will be tabled at tonight's meeting so additional information can be obtained pertaining to the conditional use permit application. Planning Commission Meeting September 9, 2004 Page 2 • ITEM 5. DONNELLY FARM Chair Stolte stated that the Planning Commission will be reconsidering the'request of Tollefson. Development for the preliminary plat of Donnelly Farm at tonight's meeting on the grounds that the developer has made. significant changes to the. plat, including the single-family lot widths, the design of the proposed single-family homes and the exterior construction materials and design of the townhomes. Chair Stolte also opened .the public hearing to consider the request of Tollefson Development for a Conditional Use Permit to allow fill to be placed withinthe floodway for the construction of ltea Avenue, in conjunction with the Donnelly Farm development. Assistant City Attorney Jamnik attested that the legal notice. had been duly published in accordance with State Statutes-and City Code. Carl Tollefson and Gary Wollschlager from Tollefson Development, Bill Johnson from M. W. Johnson, and Brandon Anderson and Gary Harris from John Oliver & Associates were in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Tollefson stated that, due to the proximity of Donnelly Farm to downtown Lakeville, the smaller lot sizes would be consistent with the existing single-family lots downtown. He stated that they have made all of the modifications requested by the Planning Commission at the August 5, 2004 meeting except for .the single-family lot sizes. He stated that they have revised the preliminary plat to remove 3 of the proposed single-family lots. He felt they were offering more variety to potential buyers with the different lot sizes in this development. Mr. Wollschlager presented an overview of the changes that have been made to the plat since the August 19, 2004 Planning Commission meeting. Mr. Wollschlager introduced Bill Johnson from M. W. Johnson, who is one of the proposed builders in the Donnelly Farm development. Mr. Johnson discussed house styles and current trends in the housing industry. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen compared the revised preliminary plat plans with the plans considered by the Planning Commission at their August 5, 2004 meeting. He indicated that at .the August 5~ meeting, the Planning Commission's recommendation for approval of .the preliminary plat failed by a 4-1 vote because the preliminary plat did not meet the single family lot size and design features recommended at the September 4, 2003 Planning Commission work session. Mr. Kuennen stated that staff has been working with the developer to revise the preliminary plat to address the concerns raised by the Planning Commission and to Planning Commission Meeting September 9, 2004 Page 3 • address staff's review comments related to the original preliminary plat. Mr. Kuennen reviewed the changes the developer has made since the August 5, 2004 Planning Commission meeting, which are listed in detail in the September 2, 2004 planning report. Mr. Kuennen presented a staff analysis drawing of the plat. that indicates the development could be revised to increase all the interior lots to be at least 80 feet wide and all the corner lots to be at least 95 feet wide, consistent with the Planning Commission's recommendation at the September 4, 2003 work session with the developer, if three lots were removed from the development and if .the 195 Street intersection with Holyoke Avenue was shifted slightly to the north. Mr. Kuennen reviewed the staff comments related to .the revised preliminary plat as listed in the September 2, 2004 planning report. Mr. Kuennen also explained the Engineering Department's comments, which included changes to the park dedication section based on the shifting of 195 Street to the north, which reduces. the amount of parkland dedication, and includes changes to the proposed grades on the project.. He also indicated that the Engineering Department. is requiring the .grading along the side yards'of the lots to be revised to eliminate impacts to side yard drainage.... Mr. Kuennen explained that a CUP application has been submitted by the developer for. consideration with the revised preliminary plat to allow the developer to place fill within the floodway for the construction. of Itea Avenue.. He indicated that a DNR permit would not be required as the tributary drainage area is .less than 5 square miles as measured at its mouth. The .crossing at Item Avenue will not result in an increase in flood elevation from the current level controlled by the weir structure located between Heritage Commons and Heritage Square. Therefore, a Conditional Letter of Map Revision will not be required. Mr. Kuennen stated that Planning Department staff recommends the 2 stipulations listed in the September 2, 2004 planning report in order for the revised preliminary plat to be consistent with the Planning Commission recommendations from the September 4, 2003 work session. Chair Stolte opened the hearing to the public for comment. There were no comments from the audience. 04.103 Motion by Pattee, Second by Drotning to close the public hearing at 6:38 p.m. Ayes: Reuvers, Pattee, Swecker,.Stolte, Grenz, Drotning. Nays: 0 Planning Commission Meeting September 9, 2004 Page 4 Chair Stolte addressed Outlot D and when it will be rezoned from C-3, General Commercial District to O-R, Office Residential Transition District consistent with the Planning Commission's recommendation at the August 5, 2004 meeting. Mr. Morey stated that the rezoning could be considered in conjunction with the Donnelly Farm final plat. Chair Stolte reviewed what was discussed at the August 5, 2004 Planning Commission meeting regarding lot width and the type of garage to be built. Chair Stolte confirmed with staff that there is no undeveloped property that is zoned RS-4 in Lakeville. The Planning Commission discussed 75-foot wide lots, compared to 80-foot and 85- foot wide lots and concluded that they do not support 75-foot lots. as stated to the developer at their September 4, 2003 work session. They also discussed side load garages compared to rear load garages and in relation to the lot width and lot depth, considering the amount of driveway (impervious surface) and usable rear yard area. Assistant City Engineer Jay Rubash walked through the staff analysis drawing and showed which lots would need to be removed in order to achieve a minimum Iot width of 80 feet in the development. The Planning Commission expressed their. support for the staff analysis drawing. Mr. Tollefson indicated that he is willing to work with staff and the Planning Commission to further revise the preliminary plat to achieve a minimum lot width of 80 feet. Mr. Morey stated that staff would work with the developer on further revisions to the preliminary plat. The Planning Commission agreed to the following revised stipulations: 1. Implementation of the recommendations listed in the engineering report revised September 3, 2004 and.. the-.July 29, 2004 planning report as modified by this memorandum. 2. The preliminary plat shall be revised so that all interior lots are at least 80 feet wide and all corner lots are at least 95 feet wide (110 feet wide abutting 195th Street) consistent with the Planning Commission's recommendation at the September 4, 2003 work session and the August 5 and September 9, 2004 regular meetings. Planning Commission Meeting September 9, 2004 Page 5 3. The preliminary plat shall be revised consistent with the "Single Family -Lot Size Staff Analysis and Drawing" included with the September 2, 2004 planning report. 4. Any lot not meeting the RS-3 District requirements for lot area and/or lot width must meet a minimum 7 foot interior side yard setback and 20 foot corner lot side yard setback and must include a side loaded garage and a front porch along the width of the home with a minimum depth of 6 feet. 04.104 Motion by Drotning, Second by Swecker to recommend to City Council approval of the revised Donnelly Farrn preliminary plat, located east of Dodd Boulevard (CSAH 9), west of Holyoke Avenue, and north of Heritage Drive, and a Conditional Use Permit to allow fill to be placed within the floodway for the construction of Itea Avenue, subject to the 4 stipulations listed above, and approval of the Findings of Fact dated September 9, 2004. Ayes: Pattee, Swecker, Grenz, Drotning, Reuvers. Nays: Stolte. Chair Stolte did not want to require side loaded garages on the lots not meeting the RS-3 District requirements for lot area and/or width. ITEM 6. ALCORN BEVERAGE 04.105 Motion by Drotning, Second by Pattee to table the Alcorn Beverage Conditional Use Permit public hearing. Ayes: Swecker, Stolte, Grenz, Drotning, Reuvers, Pattee. Nays: 0 ITEM 7. DICK'S SANITATION Chair Stolte opened the public hearing to consider the request of Richard and Mary Ann Clemmer for .the following actions on property located south of CSAH 70 and west of Holyoke Avenue: Preliminary and final plat of one .lot to be known as Clemmer First Addition; rezoning of approximately one acre of land from I-1, Limited Industrial District, to PUD, Planned Unit Development District; Development and Final Stage Planned Unit Development; and vacation of a public drainage and utility easement. Assistant City Attorney Jamnik attested that the legal notice had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting September 9, 2004 Page 6 Jim Connelly from APPRO Development, and Richard Clemmer, owner of Dick's Sanitation were in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Connelly presented an overview of the project. Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated that APPRO Development, representing Richard and Mary Ann Clemmer, has submitted applications for the preliminary and final plat of Clemmer First Addition, the rezoning of approximately one acre of land from I-1, Limited Industrial District, to PUD, Planned Unit Development District, development and final stage planned unit development, and the vacation of a public drainage and utility easement to allow the expansion of the site and modification of the approved master plan of the Dick's Sanitation site located at 8984 215 Street West. Ms. Seeman stated that Richard and Mary Ann Clemmer are proposing a 2,240 square foot addition to the south building (building # 2 on the site plan). to provide additional storage space, as well as expansion of the property by one acre to the east to accommodate future expansion of the truck parking island, extension. of the outdoor storage area on the east side of the property, relocation of the berm on the north side of the property, :and modifications to the existing drainage swale on the east side of the property. Ms. Seeman reviewed the history of the subject site beginning with the rezoning of the property from I-1, Limited Industrial District to PUD, Planned Unit Development in 2001. Ms. Seeman stated that the expansion of the building meets minimum building setback requirements, and no additional landscaping or parking is required due to the expansion. Ms. Seeman indicated that the building will be constructed. of pre-finished metal wall panels and brick veneer in compliance with Zoning Ordinance requirements. Ms. Seeman stated that outdoor storage will continue to be an accessory use to the south of the new addition.. As a requirement of the Planned Unit Development Amendment, the entire outdoor storage area must be paved in compliance with Zoning Ordinance. requirements. She .also indicated that the existing gravel area in the Humboldt Road right-of-way will be removed and replaced with topsoil and seed. Planning Commission Meeting September 9, 2004 Page 7 Ms. Seeman stated that the parent parcels in Airlake 5~ and 6~ Additions have paid the park dedication fees. The September 8, 2004 Parks, Recreation and Natural Resources. Committee recommendation was distributed at tonight's meeting. Ms. Seeman stated that a development and final stage planned unit development is required in conjunction with the. rezoning request for Clemmer First Addition to modify the Airlake Development 5~ Addition Planned Unit Development to include the additional .one acre of land from the property to the east. Ms. Seeman stated that the developer is proposing to vacate the existing drainage and utility easement located on the easterly boundary of Lot 1, Block 1, Airlake 5~ .Addition and the westerly boundary of Lot 1, Block 1, Airlake 6~ Addition. She indicated that and a new 15-foot drainage and utility easement will be platted with Clemmer First Addition. Ms. Seeman stated that should the Planning Commission recommend to the City Council approval of the Clemmer First Addition preliminary and final plat, rezoning, development and final stage planned unit development, and easement vacation, Planning Department staff recommends approval subject to the 4 stipulations listed in the September 3, 2004 planning report, and approval of the. Findings. of Fact dated September 9, 2004. Chair Stolte opened the hearing to the public for commenf. There were no comments from the audience. 04.106 Motion by Reuvers, Second by Pattee to close the public hearing at 7:55 p.m. Ayes: Stolte, Grenz, Drotning, Reuvers, Pattee, Swecker. Nays: 0 Commissioner Grenz commented that this. was a good addition to the Dick's Sanitation site. 04.107 Motion by Pattee, Second by Swecker to recommend to City Council approval of the Clemmer First Addition preliminary and final plat; rezoning of approximately one acre of land from. I-1, Limited Industrial District, to PUD, Planned Unit Development District; Development and. Final Stage Planned Unit Development; and vacation of a public drainage and utility easement, subject to the 4 stipulations listed in the September 3, 2004 planning report, and approval of the Findings of Fact dated September 9, 2004. • Planning Commission Meeting September 9, 2004 Page 8 Ayes: Grenz, Drotning, Reuvers, Pattee, Swecker, Stolte. Nays: 0 ITEM 9. NEW BUSINESS Mr. Morey reminded the Planning Commission members that a Brandtjen Farm work session discussion will be held after the September 23,.2004 regular Planning Commission meeting. There being no further business, he meeting was adjourned at 7:57 p.m. Respectfully submitted, J Penn evig, Recordin ecretary ATTEST: Lowell Miller Stolte, Chair Meeting Notes Planning Commission Work Session Thursday, September 9, 2004 Marion Conference Room The Planning Commission work session commenced at 8:00. p.m. in the. Marion Conference Room at City HAIL Commissioners Present: Lowell Miller Stolte, Gerry Grenz, Karl Drotning, Steve Pattee, Kerrin Swecker, and John Arvidson. Staff Present: Planning Director. Daryl Morey, Associate Planner Erin Seeman, and Assistant City Engineer Jay Rubash. Also Present: Kelly Murray, Wensmann Realty, Inc. Betcher Place Kelly Murray began the discussion with what has taken place since the Planning. Commission tabled action on the applications and directed staff to work with the developer and the adjacent property owner to the east to prepare a concept for the residentially zoned portion of the adjacent parcel. She discussed that she and` staff met with the adjacent property owner in June and that the property owner does not believe that any portion of his property. is residentially zoned and is not willing to be involved in the preparation of a concept plan for the residentially zoned portion of his property. Kelly Murray presented two additional- concepts for consideration by the Planning Commission. Planning Commissioners, staff, and the developer discussed the concept plans prepared by staff and by the developer. Without the cooperation of the adjacent property owner, the concept options prepared by staff are not feasible for development at this time. The Planning Commission preferred the concept option submitted at the work session that proposes a cul-de-sac street with eight RS-3 District single family lots on the adjacent parcel to the east and four single family lots in Betcher place as originally proposed. The Planning Commission agreed to consider the applications for the preliminary and final plat, rezoning and .easement vacation for Betcher Place at their September 23, 2004 meeting as presented at the May 13, 2004 Planning Commission meeting. The work session was adjourned at 8:25 p.m. Respectfully submitted, ~..y P j Erin Seeman, Associate Planner