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HomeMy WebLinkAbout09-23-04 CITY OF LAKEVILLE Planning Commission. Meeting Minutes • SEPTEMBER 23, 2004 The September 23, 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, Drotning, ex-officio Arvidson. Absent: Reuvers. Staff Present: Daryl Morey, Planning Director; David Olson, Community Economic Development Director; Erin Seeman, Associate Planner; Jay Rubash, Assistant City Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPKOVAL OF MEETING MINUTES: The September 9, 2004 Planning Commission meeting minutes were approved as presented. The September 9, 2004 Planning Commission work session notes were approved as presented. • ITEM 4. ANNOUNCEMENTS: Mr. Morey reminded the Planning Commission members of the work session regarding Brandtjen Farm transportation design elements following tonight's Planning Commission meeting. ITEM 5. BETCHER PLACE (CONTINUED FROM THE MAY 13, 2004 PLANNING COMMISSION MEETING) Chair Stolte stated that the Planning Commission will consider the application of Wensrnann Realty, Inc. for the following actions on property located north of Kendale Drive and east of Dupont Avenue: Preliminary and Final plat of four single family lots to be known as Betcher Place; 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; and vacation of a portion of an existing roadway, drainage and utility easement. Terry Weissmann from Weissmann Realty, Inc. was in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Planning Commission Meeting September 23, 2004 Page 2 Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated that on March 14, 2004 Wensmann Realty, Inc. has submitted an application for the Betcher Place preliminary and final plat of 4 single. family lots, along with an application for 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 District to RS-3, Single Family Residential District. She indicated that this rezoning will allow a uniform zoning classification for the subject property. 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. Ms. Seeman stated that on May 13, 2004 the Planning Commission considered the applications. Staff and the Planning Commission discussed the I-35/CSAH 46 Interchange Land Use Study prepared by NAC in 1995, which included input from property owners adjacent to the study area. Ms. Seeman explained that the study designated 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. . Ms. Seeman indicated that the Planning Commission tabled action on the applications at the May 13, 2004 Planning Commission meeting and directed staff to work with the developer and the adjacent property owner to the east to prepare a concept for the residentially owned portion of the adjacent parcel that is consistent with the transition and buffering requirements of the I-35/CSAH 46 Interchange Land Use Study, the 1998 Comprehensive Land Use Plan Update and the Zoning Map. 1VIs. Seeman stated that staff met with the developer and the adjacent property owner in June. She indicated that the adjacent property owner does not believe that any portion of his property is residentially zoned and is notwilling to be involved in the preparation of a concept plan for the residentially zoned portion of his property. Wensmann Realty submitted two concepts for the residentially zoned portion of the adjacent property. Staff also prepared two alternative concept plans. A Planning Commission work session was held on September 9, 2004 to review the developer and .staff concepts. Ms. Seeman indicated that Wensmann Realty presented two additional concepts for consideration by the Planning Commission. She stated that the Planning Commission preferred the concept option submitted by the developer at the work session that proposes a cul-de-sac street with eight RS- 3 District single family lots on the residentially zoned portion of the adjacent parcel . to the east and four single family lots in Betcher Place as originally proposed. Planning Commission Meeting September 23, 2004 Page 3 Ms. Seeman stated that the developer is proposing to vacate a portion of an existing public roadway, drainage and utility easement located over Kendale Drive and .Dupont Avenue. Aright-of-way dedication with the Betcher Place final plat will replace the easements to be vacated. Ms. Seeman stated that should the Planning Commission recommend to the City Council approval of the Betcher Place preliminary and final plat, rezoning, and easement vacation, Planning Department staff recommends approval subject to the 4 stipulations listed in the September 17, 2004 planning report,. and approval of the Findings of Fact. dated September 23, 2004. Commissioner Drotning stated that he appreciated Wensmann's efforts to work with the .adjacent property owner. He commented that the adjacent property .owner missed an opportunity by choosing not to be involved in the preparation of a concept plan for the residentially zoned portion of his property. 04.108 Motion by Drotning, Second by Pattee to recommend to City Council approval of the Betcher Place preliminary and final plat of 4 single family lots; 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; and vacation of a portion of an existing roadway, drainage and utility easement, subject to the 4 stipulations listed in the September 17, 2004 planning report, and approval of the Findings of Fact dated September 23, 2004. Ayes: Pattee, Swecker, Stolte, Detjen, Grenz, Drotning. Nays: 0 ITEM 6. ALCORN BEVERAGE (CONTINUED FROM THE SEPTEMBER 9, ZOO4 PLANNING COMMISSION MEETING) Chair Stolte opened the public hearing to consider the application of Alcorn Beverage Company, Inc. for a Conditional Use Permit to allow the installation of exterior metal panels on an existing building greater than 50% of the wall surface, located at 21725 Hanover Avenue. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Terry North, owner of Alcorn Beverage was in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. North presented an overview of the project. Planning Commission Meeting September 23, 2004 Page 4 Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated that Terry North is requesting a Conditional Use Permit to allow the installation of exterior metal panels on an existing building greater than 50% of the wall surface. The building is located at 21725 Hanover Avenue. She indicated that the building is .constructed mostly out of a single wythe masonry concrete block with additional brick and rib-type block as decoration around the building and at the entrance. Alcorn Beverage owns the building but leases the space to Allison Specialty Components Corporation. Ms. Seeman explained that due to freeze/thaw and moisture penetration of the block, the easterly side of the building has experienced some distress to the block that has been repaired in the past but is now in need of additional repairs. Ms. Seeman indicated that the contractor that will be performing the repair work, Kiehm Construction, has submitted a letter recommending the use of a composite metal panel option identified in the Braun Intertec evaluation as the best solution for the moisture problem. She stated that this panel is similar to the metal panel approved for Cloverleaf Cold Storage with an upgrade to the exterior using an EFIS coat. The panel is insulated to protect the existing concrete block structure from additional freeze-thaw damage. She indicated that the applicant has also submitted a letter supporting the metal panel option. Ms. Seeman displayed a sample of the metal panel to the Planning Commission. Ms. Seeman stated that the north, south and west sides of the building were constructed with a different style of block that is not in need of restoration. She indicated that the metal panels would be constructed on the entire east side of both the warehouse and office portion of the building, as well as the entire north and south sides of the office area. She indicated that staff is recommending that the .remaining masonry facades (south, west, north) where the composite metal panels are not being attached to the building must be painted a similar shade as the composite metal panels. Ms. Seeman stated that Planning Department staff recommends approval of the Alcorn Beverage CUP, and approval of the Findings of Fact dated September 23, 2004. Chair Stolte opened the hearing to the public for comment. There were no comments from the audience. Planning Commission Meeting September 23, 2004 Page 5 • 04.109 Motion by Drotning, Second by Pattee to close the public hearing at 6:15 p.m. Ayes: Swecker, Stolte, Detjen, Grenz, Drotning, Pattee. Nays: 0 Commissioner Grenz asked how old the Alcorn Beverage building was. Mr. North indicated that it was 30 years old. Commissioner Drotning asked what the width of the panels were. Mr. Seeman stated they were 8-foot panels. Commissioner Drotning indicated that he thought this was an appropriate option for solving the moisture problem in this building. The Planning Commission indicated that the following 2 stipulations should be added: 1. If the structure located at 21725 Hanover Avenue is damaged in the future by fire, explosion, or act of God, to the extent of more than fifty percent (50%) of its value, as determined by the building official, it shall be restored in conformity with the regulations of the Zoning Ordinance. 2. The remaining masonry facades (south, west, north) where the composite metal panels are not being attached to the building must be painted a similar shade as the composite metal panels. 04.110 Motion by Swecker, Second by Detjen to recommend to City Council approval of the Alcorn Beverage Conditional Use Permit, subject to the 2 stipulations listed above, and approval of the Findings of Fact dated September 23, 2004. Ayes: Stolte, Detjen, Grenz, Drotning, Pattee, Swecker. Nays: 0 ITEM 7. WENDY'S RESTAURANT Chair Stolte opened the public hearing to consider the application of Four Crown Inc. for a Conditional Use Permit to allow the construction of a Wendy's convenience. food establishment with adrive-thru window, located in the southeast quadrant of the future alignment of Kenrick Avenue and Junelle Path. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated • that Four Crown Inc. is requesting a conditional use permit to allow the construction of a Wendy's fast food restaurant on Lot 1, Block 1, Argonne Village. Planning Commission Meeting September 23, 2004 Page 6 • She indicated that the subject site is zoned PUD, Planned Unit Development District and is subject to the C-3 District requirements and the terms and conditions of the approved Argonne Village PUD agreement dated June 21, 2004. Drive-in and convenience food establishments are allowed by conditional use permit in the C-3 District. Ms. Seeman indicated that the proposed Wendy's convenience food use for Lot 1, Block 1, Argonne Village meets all performance standards for fast food restaurants and is consistent with the requirements of the Zoning Ordinance. Ms. Seeman stated that the developer has identified service truck delivery movements for this project. She indicated that because of the 60-foot semi truck trailer that will be used for deliveries, the truck turning radii were redesigned to .accommodate large delivery trucks. The redesign shifts the radii of the right-in on Kenrick Avenue, both entrances/exits to the site, the center median between the Wendy's site and the multi-tenant retail building to the south, and the internal site parking islands. Two proposed parking stalls were eliminated to accommodate the truck turning movements, leaving two surplus parking stalls. Ms. Seeman also indicated that a Comprehensive Sign Plan must be submitted prior to City Council .approval. Ms. Seeman stated that should the Planning Commission recommend to the City Council approval of the Wendy's Restaurant Conditional Use Permit, Planning Department staff recommends approval subject to the 8 stipulations listed in the September 17, 2004 planning report, and approval of the Findings of Fact dated September 23, 2004. Dan Opitz from Four Crown, Inc. indicated that the Wendy's supplier uses a larger semi truck and the modifications made to the plan will accommodate the truck. Chair Stolte opened the hearing to the public for comment. There were no comments from the audience. 04.111 Motion by Detjen, Second by Swecker to close the public hearing at 6.33 p.m. Ayes: Detjen, Grenz, Drotning, Pattee, Swecker, Stolte. Nays: 0 .Commissioner Grenz asked if the delivery truck was side or rear load. He stated that he did not like that the handicapped parking stalls would be blocked by the delivery truck. Mr. Opitz indicated that the truck was both side and rear load. He Planning Commission Meeting September 23, 2004 Page 7 s also stated that most deliveries are made at night. Mr. Grenz suggested that off- peak delivery be added as a stipulation. Commissioner Drotning discussed snow storage on and off site. He also discussed the drive-thru site lines and headlight glare along the intersection of Kenrick Avenue and Junelle Path. He wanted to know if there was room for a berm and/or more shrubs along Kenrick Avenue without impacting the proposed overstay trees. Mr. Rubash indicated that an approximately 1 l~ foot berm would be possible along. Kenrick Avenue, utilizing a maximum 3:1 slope. Commissioner Drotning indicated that .pedestrian circulation in new commercial developments should be reviewed in the future. Commissioner Swecker .discussed the access and egress to and from the site. She asked how many cars could be stacked in the drive thru lane. Ms. Seeman indicated that approximately ten cars could be stacked and that the length of the drive-thru exceeds Zoning Ordinance requirements. The following 3 stipulations were recommended by the Planning Commission: 9. All loading/unloading and deliveries must take place within the Wendy's site. Backing into the site using internal private drives within Argonne Village is prohibited. All deliveries must take place during early morning off-peak business hours. 10. If snow storage is accommodated on-site it must not be stored in parking. stalls. If parking stalls will be affected, snow storage must be accommodated off-site. 11. The landscape plan must be revised prior to City Council consideration to include additional berming and/or landscaping along Kenrick Avenue to screen headlight glare. 04.112 Motion by Drotning, Second by Detjen to recommend to City Council approval of the Wendy's Restaurant Conditional Use Permit, located in the southeast quadrant of the future alignment of Kenrick Avenue and Junelle Path, subject to the 8 stipulations listed in the September 17, 2004 planning report, along with the additional. 3 stipulations listed above, and approval of the Findings of Fact dated September 23, 2004. Ayes: Drotning, Pattee, Swecker, Stolte, Detjen. Nays: Grenz. Commissioner Grenz wanted to see an actual engineered drawing of the revised parking lot, not a pencil drawing. Planning Commission Meeting September 23, 2004 Page 8 ITEM 9. 1vEW BUSINESS Commissioner Drotning asked for an update of the September 20, 2004 City Council meeting regarding the Donnelly Farm preliminary plat. Mr. Morey responded that the City Council approved the preliminary plat subject to the stipulations recommended by the- Planning Commission. Commissioner Drotning wanted to discuss the zoning of the undeveloped PUD zoned property north of Donnelly Farm. He believes that the City needs to clarify that single family developments in the Central Area PUD must comply with RS-3 District standards. Mr. Morey stated that the Planning Commission could adopt a Zoning Ordinance amendment to require this standard. 04.113 Motion by Swecker, Second by Pattee to direct staff to pursue a Zoning Ordinance amendment to require single-family development in the Central Area PUD to comply with RS-3, Single Family Residential District standards. Ayes: Pattee, Swecker, Stolte, Detjen, Grenz, Drotning. Nays: 0 There being no further business, the meeting was adjourned at 7:04 p.m. Respectfully submitted, Penny evi , Recording S r ry ATTEST: Lowell Miller Stolte, Chair w Meeting Notes Planning Commission Work Session Thursday, September 23, 2004 Marion Conference Room The Planning Commission work session commenced at 7:15 p.m. in the Marion Conference Room at City Hall. Commissioners Present: Lowell Miller Stolte, Dale Detjen, Karl Drotning, Gerry Grenz, Steve Pattee, Kerrin Swecker, and ex-officio John Arvidson. Staff Present: Planning Director Daryl Morey, Planning Consultant Daniel Licht of NAC, Engineering Consultant Chuck Richart of WSB, and Assistant City Engineer Jay Rubash. Also Present: Tip Enebak, Rob Wachholz, Marc Putnam, and Aravind Gottemukkula representing Tradition Development, Bob Shaw with the St. Paul Pioneer Press, and Robert .Erickson. The Tradition Development representatives presented their workshop packet on transportation issues related to the proposed Brandtjen Farm PUD. The Planning Commission made the following comments on the specific transportation issues • identified in the workshop packet: 1. Divided Median Parkway A 12 foot traffic lane and a 7 foot parking lane is proposed for the parkway street design. Tradition Development representatives indicated that the design speed for the parkway section would be less than 30 mph. Staff recommended that the right-of-way for the parkway be increased between CSAH 46 and the northerly proposed traffic circle and between 170th Street and the southerly proposed traffic circle. Staff recommended a 14 foot driving lane with an 8 foot parking lane measured to the front of the curb. This street section design will be required in order for the City to put the street on the State Aid System. Planning Commission members expressed an interest in comparing the proposed parkway design with existing parkways such as Kings Highway and Minnehaha Parkway in Minneapolis and Summit Avenue in St. Paul. 2. HOA Maintained Alleys Planning Commission members were comfortable with the proposed 20 foot width given the limited traffic volumes anticipated on these alleyways and the aesthetic benefit to the parkway and neighborhood green elements of the project. Planning Commission Work Session Brandtjen Farm September 23, 2004 • Only one side of the alley is proposed to be curbed. Staff will work with the developer on storm water drainage issues in order to determine whether both sides of the alley need to be curbed. 3. Local Residential Streets (2-wav, 60'ROW, 28' street) Planning Commission members were comfortable with this street design. The Planning Commission concurred that the homeowners association must maintain the proposed boulevard trees. 4. Local Residential Streets (2-wav, 50-52' ROW, 28' street) Planning Commission members were comfortable with this street design, subject to an adequate drainage and utility easement being provided. The Planning Commission concurred that the homeowners association must maintain the :proposed boulevard trees. 5. Loco! Residential Streets (1-wav, 42' ROW, 24' street) Planning Commission members were comfortable with this street design provided the City's Director of Operations and Maintenance indicates that the City can provide appropriate snow removal service. The Planning Commission noted that the proposed one-way street width is greater than the traffic lane widths proposed for the . parkway street design. 6. Townhome Access Drives The Planning Commission discussed the proposed private drives accessing the townhouse units, which are proposed at 20 feet wide. Staff noted that the design of the private drives does not meet RM-1 District requirements in terms of width, number of units served and street connections. The Planning Commission discussed the intent of the RM-1 District requirements to prevent the substitution of private drives for public streets within typical townhouse developments and noted that the proposed row style dwellings fronting public streets and rear service accesses are consistent with the intent of the Zoning Ordinance. As such, the deviations from the RM-1 District standards shown on the concept plan would be considered appropriate. More traditional townhouse layouts where the front entrance and service entrance are on the same face of the building would be subject to RM-1 District requirements regarding .private drives. The Planning Commission also discussed guest parking provisions. The developer asked if on street parking or the apron in front of the garages could count toward the guest parking requirement. Staff pointed out that City Code prohibits on-street parking between 2:00 a.m. and 6:00 a.m. from November 1St to April 1St. As such, required resident and guest parking must be accomplished in the garage, the apron in front of the garage, and any off-street guest parking spaces provided with the. development. Planning Commission members felt that on-street parking should not • be counted toward the guest parking requirement for public safety reasons. The Planning Commission felt that guest parking on the garage apron would be 2 Planning Commission Work Session Brandtjen Farm September 23, 2004 • acceptable only if the area between the front of the garage and the access drive is increased to a minimum of 25 feet. Parking spaces adjacent to the Farmstead Preservation Area could be utilized as guest parking for the nearby townhouses. The Planning Commission recommended that the developer consider providing scattered guest parking spaces in some of the proposed homeowners association green areas. 7. Roundabouts The roundabouts will be approximately 100 feet in diameter with a 15 mph design speed. The Planning Commission questioned what the effect would be for southbound vehicles queuing at the 170"' Street intersection, given the proximity of the southerly proposed roundabout to 170th Street, versus the queuing effect for a typical minor collector street (i.e. would more stacking space be provided with a roundabout or a typical street design). Planning Commission members wanted input from the City's Director of Operations and Maintenance regarding snow removal for the roundabout design. It was agreed that the October 21St work session would focus on the zoning process and development standards. The work session was adjourned at 9:55 p.m. spectfully submitted, Daryl xey, Plan n Director 3