HomeMy WebLinkAbout10-21-04 CITY OF LAKEVILLE
Planning Commission Meeting Minutes
OCTOBER 21, 2004
The October 21, 2004 Planning Commission meeting was called to order by Vice
Chair Drotning in the City Hall Council Chambers at 6:00 p.m.
Flag pledge and roll call of members:
Present: Reuvers, Pattee, Swecker, Drotning, Detjen, Grenz, Blee.
Absent: Stolte, Ex-officio Arvidson.
Staff Present: Daryl Morey, Planning Director; David Olson, Community &
Economic Development Director; Frank Dempsey, Associate Planner; Erin Seeman,
Associate Planner; Allyn Kuennen, Associate Planner; Jay Rubash, Assistant City
Engineer; Roger Knutson, City Attorney; and Penny Brevig, Recording Secretary..
ITEM 3. APPROVAL OF MEETING MINUTES:
The October 7, 2004 Planning Commission meeting minutes were approved as
presented.
The October 7, 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. October 20, 2004 Parks, Recreation and Natural Resources Committee
Meeting Motions regarding the Donnelly Farm final plat and the
Motoprimo Motorsports, LLC preliminary and final plat.
2. Copy of the architectural standards for Crossroads Shopping Center.
3. Pioneer Press article on Brandtjen Farm.
Mr. Morey reminded the Planning Commission of the Brandtjen Farm work session
immediately following tonight's meeting.
ITEM 5. CONSENT AGENDA
04.121 Motion by Swecker, Second by Pattee to recommend to City Council approval of
the October 21, 2004 Planning Commission Consent Agenda as follows:
Approve the application of Laura Johnson for an extension of a Special Home
Occupation Permit to allow the operation of a hair salon from her single-family
home located at 17069 Georgetown Way.
Ayes: Reuvers, Pattee, Swecker, Drotning, Detjen, Grenz, Blee.
Nays: 0
Planning Commission Meeting
October 21, 2004
Page 2
ITEM 6. CHEESE LOUZSE, LLC
Vice Chair Drotning opened the public hearing to consider the application of Scott
Winer and Cheese Louise, LLC for a Conditional Use Permit to allow the
construction of a restaurant with copper as the primary exterior building finish,
located at 17516 Dodd Boulevard. City Attorney Knutson attested that the legal
notice had been duly published in accordance with State Statutes and City Code.
Scott Winer representing Cheese Louise, LLC, Jon Hempel from Hempel Properties,
and Adam Wilbrecht from the Cunningham Group were in attendance at tonight's
meeting to answer any questions that the Planning Commission or public may
have. Mr. Winer. presented an overview of the project.
Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated
that Scott Winer and Cheese Louise, LLC have submitted an application for a
conditional use permit to allow the construction of an up-scale sit-down restaurant
with copper as the primary exterior building finish. She indicated that the building
will be located on Lot 5, Block 1, Crossroads 1St Addition.
Ms. Seeman indicated that the Zoning Ordinance does not identify copper as a
primary building finish, although an exception can be granted as a conditional use
permit by the City Council.
Ms. Seeman reviewed the narrative submitted by the project architect explaining
the reasoning for the copper building material. The narrative indicates that copper
is a very durable material and has minimal maintenance. The copper material
being used is composed of up to 75% recycled material, making it an
environmentally friendly building material. Ms. Seeman indicated that copper is a
high-quality, durable material in which natural weathering produces. a uniform
appearance.
Ms. Seeman indicated that the developer is proposing to let the copper develop a
rich brown patina, which would look like an old penny, through the oxidation
process, and then be subdued with sealers to prevent the building from turning
green.
Ms. Seeman explained that the developer is proposing to incorporate natural stone
into the design of the restaurant as an accent, with a 75% to 25% ratio of copper to
stone.
Ms. Seeman stated that a landscape plan .has been submitted which includes the use
of berms and evergreen plantings, as well as many foundation plantings to
complement the design of the building.
Planning Commission Meeting
October 21, 2004
Page 3
Ms. Seeman recommended that the following modification to Stipulation 1 of the
October 15, 2004 planning report and the addition of Stipulation 3 be considered by
the Planning Commission.
1. A $10,000 financial guarantee must be submitted by the developer to
guarantee the sealant be applied to the copper when the desired
brown patina finish is achieved before the copper oxidates further to a
shade of green.
3. A minimum of 25% of the building facade shall be treated with.
masonry materials comparable in grade to brick, stone (natural or
artificial), integral colored (not including natural gray) cast in place
concrete or precast concrete panels, or integral colored (not including
natural gray) split face (rock face) concrete block. For the purpose of
this requirement, the area of the building facade shall not include
windows, doors or roof areas.
Ms. Seeman stated that should the Planning Commission recommend to the City
. Council approval of the Conditional Use Permit, Planning and Community &
Economic Development Department staff recommends approval subject to the
amended stipulations listed in the October 15, 2004 planning report, the additional
stipulation and approval of the Findings of Fact dated October 21, 2004.
Vice Chair Drotning opened the hearing to the public for comment.
.There were no .comments from the audience.
04.122 Motion by Reuvers, Second by Swecker to close the public hearing at 6:17 p.m.
Ayes: Pattee, Swecker, Drotning, Detjen, Grenz, Blee, Reuvers.
Nays: 0
Vice Chair Drotning indicated that he had a concern with the requirement of the
Crossroads PUD pertaining to the architectural standards and asked the City
Attorney to explain whether the proposed restaurant building would meet the
architectural standards for the Crossroads development. City Attorney Roger
Knutson indicated that under the Facade Design section of the Crossroads
Architectural Standards it states:
• Buildings will provide for distinctive characters with the incorporation of
consistent building elements, including pilasters, awnings, corner tower
forms, cornices and masonry patterning.
Mr. Knutson explained that all the elements listed need not be included. Also, the
copper exterior of the building could be considered a distinctive character.
Planning Commission Meeting
October 21, 2004
Page 4
Mr. Knutson also indicated that under the Building Materials section of the
Crossroads Architectural Standards it states:
• Exterior wall treatments like brick, natural stone, terra cotta and integrally
colored decorative concrete block, stucco and architectural precast panels
shall be used. Other similar materials may be acceptable upon approval of
the Ci
Mr. Knutson explained that the. Planning Commission would have to decide if the
copper has "like" quality physical characteristics. He also indicated that the last
sentence of the above paragraph provides a fair amount of discretion.
Commissioner Grenz asked if there will be any signage. The. developer stated that
there would be wall signage, but no need for a pylon sign. Ms. Seeman indicated
that a monument sign and a wall sign are permitted. The Planning Commission
indicated that a stipulation be added stating that the developer must comply with
the comprehensive sign plan for the Crossroads development.
Commission Detjen asked about the aging process of copper and the reflective
S capability. Mr. Hempel stated that copper is a reflective material, but ages very
quickly, approximately 8-10 months.
Commissioner Grenz commented that if there was a glare problem, the_copper
could be aged artificially with acid.
.Commissioner Detjen asked about the developer's construction schedule.. Mr.
Hempel indicated that they would like to break ground in November and it would
be 3-4 months before the copper is installed.
Commissioner Swecker was glad to see an upscale restaurant coming to Lakeville.
She discussed the landscaping proposed for the site. The developer indicated that
they are "setting a stage" for their clientele, so landscaping will be an important
feature.
The Planning Commission agreed to the amended stipulation 1 and new stipulation
3 that City staff recommended, and also agreed to add the following stipulation 4:
4. signage must be consistent with the approved Crossroads
Comprehensive Sign Plan. A sign permit must be issued by the City
prior to the installation of any signage.
04.123 Motion by Pattee, Second by Detjen to recommend to City Council approval of a
Conditional Use Permit to allow the construction of a restaurant with copper as the
primary exterior building finish, located at 17516 Dodd Boulevard, subject to the 2
Planning Commission Meeting
October 21, 2004
Page 5
stipulations listed in the October 15, 2004 planning report, as amended, approval of
the additional stipulations 3 and 4, and approval of the Findings of Fact dated
October 21, 2004.
Ayes: Swecker, Drotning, Detjen, Grenz, Blee, Reuvers, Pattee.
Nays: 0
ITEM 7. DONNELLY FARM
Vice Chair Drotning opened the public hearing to consider the application of
Tollefson Development for the vacation of a drainage and utility easement and the
application of the City of Lakeville for rezoning approximately two acres of land
from C-3 General Commercial District to O-R, Office/Residential Transitional
District and rezoning approximately one acre of land from C-3, General
Commercial District to PUD, in conjunction with the final plat of Donnelly Farm on
property located west of Holyoke Avenue, east of Dodd Boulevard (CSAH 9) and
north of Heritage Drive, Planned Unit Development. City Attorney Knutson
attested that the legal notice had been duly published in accordance with State
Statutes and City Code.
Gary Wollschlager from Tollefson Development was in attendance at tonight's
meeting to answer any questions that the Planning Commission or public may
have.
Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen
stated that Tollefson Development has submitted an application for the final plat of
125 single-family lots and 135 attached townhome units to be known as Donnelly.
Farm. He indicated that the final plat is consistent with the preliminary plat
approved by the City Council on September 20, 2004.
Mr. Kuennen stated that the final plat includes the rezoning of approximately three
acres of land in the southwest corner of the plat adjacent to Dodd Boulevard. He
indicated that Outlot D, which consists of two acres of the area to be rezoned, is
owned by the Donnelly Family and is proposed to be rezoned from C-3, General
Commercial District to O-R, Office/Residential Transitional District as directed by
the Planning Commission during their review of the preliminary plat. In addition,
a one-acre portion of Outlots B and E currently zoned C-3, General Commercial
District will be rezoned to PUD, Planned Unit Development consistent with the
zoning of the remainder of the Donnelly Farm plat.
Mr. Kuennen indicated that along with the final plat application, there is a vacation
of a small public drainage and utility easement in the northwest corner of the site.
He stated that this easement covers a culvert from underneath Dodd Boulevard.
Planning Commission Meeting
October 21, 2004
Page 6
The easement will no longer be needed since the drainage area will be dedicated to
the City with Outlot B.
Mr. Kuennen stated that should the Planning Commission recommend to the City
Council approval of the Donnelly Farm final plat, easement vacation, and rezoning,
Planning Department staff recommends approval subject to the 20 stipulations
listed in the October 15, 2004 planning report, and approval of the Findings of Fact.
dated October 21, 2004.
Vice Chair Drotning opened the hearing to the public for comment.
There were no comments from the audience.
04.124 Motion by Detjen, .Second by Pattee to close the public hearing at 6:45 p.m.
Ayes: Drotning, Detjen, Grenz, Blee, Reuvers, Pattee, Swecker.
Nays: 0
Commissioner Swecker asked if rezoning the C-3 property to PUD would allow
any additional area for building residential units. Mr. Kuennen indicated that the
S one-acre area to be rezoned from C-3 to PUD will be part of the park dedication
and infiltration basin and will not accommodate any additional area for
development.
:04.125 Motion by Detjen, Second by Bleu to recommend to City Council approval of the
Donnelly Farm Final Plat, on property located west of Holyoke Avenue, east of
Dodd Boulevard (CSAH 9) and north of Heritage Drive, a vacation of a drainage
and utility easement, and rezoning .approximately two acres of land from C-3
General Commercial District to O-R, Office/Residential Transitional District and
rezoning approximately one acre of land from C-3, General Commercial District to
PUD, Planned Unit Development, subject to the 20 stipulations listed in the October
15, 2004 planning report, and approval. of the Findings of Fact dated October 22,
2004.
Ayes: Detjen, Grenz, Blee, Reuvers, Pattee, Swecker, Drotning.
Nays: 0
Break at 7:10 p.m.
Reconvened at 7:20 p.m.
ITEM 8. MOTOPRIMO MOTORSPORTS, LLC
Vice Chair Drotning opened the public hearing to consider the application of
Motoprimo Motorsports, LLC for a preliminary and final plat of one lot on 4.1 acres
of land for a proposed commercial retail and service building in .the C-3, General
Planning Commission Meeting
October 21, 2004
Page 7
i
Commercial District, located in the northeast corner of Kenrick Avenue and 167
Street. City Attorney Knutson attested that the legal notice had been duly
published in accordance with State Statutes and City Code.
Jeff Kupka of Ryan Companies, Michael Manning from Ulteig Engineers, and Garry
Kieves of Motoprimo Motorsports were in attendance at tonight's meeting to
answer any questions that the Planning Commission or public may have. Mr.
Kupka presented an overview of the project. He indicated that Motoprimo
Motorsports is a motorcycle and scooter dealership that provides sales, service and
accessories for various motorcycle and scooter brands.
Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey
stated that Motoprimo Motorsports, LLC is proposing to construct a 27,455 square
foot retail and service commercial building on land zoned C-3, General Commercial
District, located on the northeast corner of Kenrick Avenue and 167 Street. He
indicated that the plans propose a future 15,000 square foot addition on the north
side of the first phase of the building.
Mr. Dempsey stated that in conjunction with. this project, Motoprimo Motorsports
representatives have submitted an application for a preliminary and final plat of
one lot to be known as Lakeville Motoprimo. He indicated that the subject
property consists of Outlot A, Rolling Oaks South and a metes and bounds
described parcel adjacent to Kenrick Avenue. The purpose of the preliminary and
final plat is to combine the two parcels so the site can be developed for a single
commercial use.
Mr. Dempsey stated that the Lakeville Motoprimo preliminary and final plat lies
adjacent to Kenrick Avenue on the west and 167 Street on the south. A single
driveway access is proposed off of Kenrick Avenue. He indicated that all required
.right-of-way has been dedicated for Kenrick Avenue and 167 Street.
Mr. Dempsey stated that overhead power linesxun parallel to Kenrick Avenue in
front of the subject site. All utilities that will serve the Motorimo building must be
placed underground. He indicated that there is an existing billboard on the subject
property. The Sign Ordinance requires the removal of the billboard as a condition
of plat approval.
Mr. Dempsey stated that 129 significant trees were identified on the property, all of
which are proposed to be removed. To improve screening, he indicated that the
landscape plan has been revised to include 8-foot conifers along the .east property
line adjacent to the single-family homes consistent with resident comments at the
neighborhood meeting. Staff is also recommending that the proposed three amur
maple trees in the northeast corner of the site be replaced with the same number of
overstory trees such as burr oak or ash. Mr. Dempsey stated that the Parks,
Planning Commission Meeting
October 21, 2004
Page 8
s-
Recreation and Natural Resources Committee recommended saving two significant
trees on the south side of the plat.
Mr. Dempsey indicated that the proposed use as a motorcycle dealership and
service business is a permitted use in the C-3, General Commercial District. The
plans are also proposing an outdoor sales area outside the front of the building.
Mr. Dempsey stated that consideration of Lakeville Motoprimo's conditional use
permit request for the outdoor display will be brought before the Planning
Commission at their November 4, 2004 meeting.
Mr. Dempsey stated that the lot area and lot width exceed the requirements of the
Zoning Ordinance for the C-3 District. Also, the proposed building exceeds the
minimum setback requirements of the Zoning Ordinance.
Mr. Dempsey reviewed the general building .and performance standards, including
building type and construction, the loading dock, off-street parking, landscaping
and screening materials, lighting, waste/recycling receptacles, roof-top mechanical
equipment, and signs, which are discussed in detail in the October 15, 2004
planning report.
Mr. Dempsey stated that the developer hosted a neighborhood meeting for the
proposed development at Hosanna! Lutheran Church on Monday, October 11,
2004. He indicated that approximately 15 to 20 residents attended the
neighborhood meeting. Representatives of Motoprimo, .Ryan Companies and City
staff were also in attendance.
Mr. Dempsey stated that should the Planning Commission recommend to the City
Council approval of the Motoprimo Motorsports, LLC preliminary and final plat,
Planning Department staff recommends approval subject to the 14 stipulations
listed in the October 15, 2004 planning report.
Vice Chair Drotning opened the hearing to the public for comment.
Jason Drum, 16643 Kentucky Avenue
Mr. Drum thought the plans for this project looked excellent, but didn't know why
we needed a fourth motorcycle facility. in the same immediate area.
His concerns were:
There is an Oak tree and Elm tree near his property, both about 20 feet tall,
which he would like saved.
? Suggested an 8-foot berm in the back of the proposed building.
? He did not like the parking at the rear of the building because he felt it was
.right up to the residents' backyards.
Planning Commission Meeting
October 21, 2004
Page 9
Carrie Ketterling,16659 Kentucky Avenue
Her concerns were:
? Does not want the rear parking lot so close to the neighboring homes.
. ? Concerned with the potential brightness of the parking lot lights.
? Does not want any grading done now if the proposed building wori t be
built until Spring 2005, due to the potential increase in freeway noise.
? Would like a fence put up along the back property line so the children in the
neighborhood won't stray onto the site.
? Would like the proposed new trees along the rear property line to be taller
than eight feet.
Julie Cossette,16691 Kentucky Avenue
Her concerns were:
? Would like the berm along the east property line to be taller or a screening
wall constructed.
? Would like an explanation of the park dedication requirement.
. Warren Ruehling, 16675 Kentucky Avenue
His concerns were:
? Freeway noise if the developer grades this fall but does not build until
Spring 2005.
The homes need more isolation from the commercial uses.
Justin Desens,16627 Kentucky Avenue
Mr. Desens asked for more separation between the rear parking lot and the
neighboring homes.
Craig Weber, 16579 Kentucky Avenue
His concerns were:
Wants a higher berm so care headlights do not shine into the residential
neighborhood and for the safety of the neighborhood children who might be
attracted to the site.
? He indicated they had trouble with the Lakeville Town Office construction
vehicles parking on Kentucky Avenue and he wants to be sure the same
thing will not happen with this development.
? Wants to be sure that test drives will not take place on Kentucky Avenue or
167 Street.
Planning Commission Meeting
October 21, 2004
Page 10
04.126 Motion by Swecker, Second by Pattee to close the public hearing at 7:38 p.m.
Ayes: Grenz, Blee, Reuvers, Pattee, Swecker, Drotning, Detjen.
Nays: 0
Mr. Kupka presented their lighting plan. He indicated that the parking lot lights
would only be on when the store was open. After some discussion, the Planning
Commission and staff agreed to amend stipulation 9 of the October 15, 2004
planning report to require that wall pack lighting be shielded to prevent glare.
Vice Chair Drotning asked the developer to explain why they need to grade the
property this fall. Mr. Kupka indicated that they need to prepare the site this fall
because it will take approximately 6 months to construct the building and the lease
at their current building expires on August 1, 2005.
The Planning Commission concluded that they cannot prevent the developer from
grading the property this fall.
To address the neighbors' concern, Commissioner Detjen suggested a stipulation to
. keep construction traffic off of 167 Street and Kentucky Avenue. Mr. Morey
indicated that the engineering report states that the "developer's contractors are
prohibited from parking equipment on public streets." He stated that this wording
will be incorporated into the development contract for the plat. Vice Chair
Drotning suggested prohibiting the parking of equipment and vehicles in the
development contract language.
The Planning Commission discussed the neighbors' concerns regarding test driving
of vehicles. Commission Grenz asked if the City could restrict driving a legal
vehicle on a public street. Mr. Knutson stated that a ticket could not be given to
anyone legally driving on a public street. The Planning Commission and developer
agreed to add a stipulation regarding test drives on neighborhood streets.
Commissioner Blee asked what the Phase II time frame would be. Mr. Kupka
indicated that it could be 5 to 7 years before they construct the addition.
Commissioner Blee also asked if the retaining wall could be extended around to the
back of the building as an additional buffer for the neighbors.
Break at 8:12 p.m.
Reconvened at 8:29 p.m.
The Planning Commission discussed the best approach to buffer. the Motoprimo
site from the adjacent neighborhood. Vice Chair Drotning suggested moving the
rear parking to the front of the building and move the building back toward the
neighborhood. He stated that having only the driveway serving the loading dock
in the back of the building would reduce the activity behind the building.
Planning Commission Meeting
October 21, 2004
Page 11
•
Mr. Kupka indicated that they reviewed many possible site designs but chose a
design with the building as far from the adjacent single-family lots as possible. This
design includes employee parking in back of the building. He stated that the site
design would not accommodate moving the parking stalls to the front of the
building, but may accommodate moving some of the rear parking stalls to the north
side of the building.
Commissioner Pattee wanted to be sure that the truck radius for the driveway
access to the loading dock was sufficient. The developer indicated that they did
tests and there is sufficient truck radius.
Vice Chair Drotning discussed screening the rear of the building from the adjacent
single-family homes. He also asked about the appearance of the exterior building
materials on the rear of the building. Mr. Dempsey stated that the masonry exterior
building materials must be integral colored (not including natural gray). He
indicated that the proposed landscaping will break up the appearance of the rear of
the building.
The Planning Commission concurred that the proposed parking at the rear of the
. building should be shifted to the north side of the building.
The developer agreed to revise the plans to add a retaining wall along the east
property line to help screen the rear of the building from the neighborhood by
increasing the height of the proposed berm.
Mr. Kupka agreed with the amendments to the plan that were discussed at
tonight's meeting.
The following is the amended stipulation 9 and the addition of stipulation 15:
9. The lighting plan shall be amended to indicate a light intensity at the
property line of not more than one foot-candle. Wall-pack lights shall
be shielded to prevent glare.
15. Test drives shall be prohibited on 167 Street and Kentucky Avenue.
Vice Chair Drotning complemented the neighbors on their constructive comments
and concerns.
04.127 Motion by Pattee, Second by Reuvers to recommend to City Council approval of
the Lakeville Motoprimo preliminary and final plat of one lot for a proposed
commercial retail and service building in the C-3, General Commercial District,
located in the northeast corner of Kenrick Avenue and 167 Street, subject to the 14
Planning Commission Meeting
October 21, 2004
Page 12
•
stipulations listed in the October 15, 2004 planning report, as amended, along with
the addition of Stipulation 15.
Ayes: Blee, Reuvers, Pattee, Swecker, Drotning, Detjen.
Nays: Grenz. Commissioner Grenz felt that there were too many unresolved
issues and he felt the future addition of the building was too large for the
site.
ITEM 9. CITY OF LAKEVILLE
Vice Chair Drotning opened the public hearing to consider an Ordinance amending
Title 11 (the Zoning Ordinance) of the Lakeville City Code concerning RS-3 District
standards in .the Heritage Commons/Central Area planned unit development
(PUD). City Attorney Knutson attested that the legal notice had been duly
published in accordance with State Statutes and City Code.
Planning Director Daryl Morey presented the planning report. Mr. Morey stated
that at their September 23, 2004 meeting, the Planning Commissiondirected staff to
prepare an amendment to the Zoning Ordinance that would require single family
• developments in the Central Area PUD to meet the minimum RS-3 District lot size
and setback. standards. He indicated that this is a result of the Planning
Commissions discussion regarding the Donnelly Farm preliminary plat.
Mr. Morey stated that the amendment, which was prepared by the City Attorney,
proposes to add a section to Chapter 96, Planned Unit Development District, of the
Zoning Ordinance. He indicated that the proposed new section establishes the RS-3
District lot area and width requirements for single-family lots in the Central Area
PUD.
Mr. Morey stated that Planning Department staff recommends approval of the
Zoning .Ordinance amendment as presented.
Vice Chair Drotning opened the hearing to the public for comment.
There were no comments from the audience.
04.128 Motion by Swecker, Second by Pattee to close the public hearing at 9:19 p.m.
Ayes: Reuvers, Pattee, Swecker, Drotning, Detjen, Grenz, Blee.
Nays: 0
i
Planning Commission Meeting
October 21, 2004
Page 13
04.129 Motion by Detjen, Second by Pattee to recommend to City Council approval of an
Ordinance amending.Title 11 (the Zoning Ordinance) of the Lakeville City Code
concerning RS-3 District standards in the Heritage Commons/Central Area
planned unit development (PUD).
Ayes: Pattee, Swecker, Drotning, Detjen, Grenz, Bee, Reuvers.
Nays: 0
There being no further business, the meeting was adjourned at 9:20 p.m.
Respectfully submitted,
r
Penny B v' , Recording S tart'
ATTEST:
•
arl Drotning, Vice Chair
• Meeting Notes
Planning Commission Work Session
Thursday, October 21, 2004
Marion Conference Room
The Planning Commission work session commenced at 9:30 p.m. in the Marion
Conference Room at City Hall.
Commissioners Present: Karl Drotning, Dale Detjen, Gerry Grenz, Steve Pattee, Paul
Reuvers, Kerrin Swecker, and Joe Blee.
Staff Present: Planning Director Daryl Morey, Planning Consultant Daniel Licht of NAC,
and Assistant City Engineer Jay Rubash.
Also Present: Tip Enebak, Rob Wachholz, and Marc Putnam representing Tradition
Development.
The Tradition Development representatives presented their workbook on remaining
unresolved transportation issues and proposed PUD development standards related to
the Brandtjen Farm development. An Engineering Department memorandum dated
October 20, 2004 addressing the transportation issues contained in the workbook was
distributed to the Planning Commission, Planning Department staff and the developer.
• The Planning Commission made the following comments on the specific transportation
issues identified in the workshop packet:
1. Roundabout North of 170th Street
The developer stated that their traffic consultant has indicated that the southbound
left turn movements onto 170th Street would be higher during the morning peak than
the evening peak and operate at a Level of Service D. Staff recommended that the
City's traffic consultant, WSB, verify this information.
The Planning Commission questioned whether the intersection of the minor collector
and the public street proposed. immediately north of 170th Street would function
better with the roundabout than it would with the minor collector street and
intersecting local streets using conventional City design standards. Staff
recommended that WSB also review this issue.
Staff recommended that the landscaped center median be maintained by the HOA.
The Planning Commission concurred with this recommendation and added that the
HOA would be responsible for any landscaping installed within the boulevard areas
of the right-of-way as well
Planning Department staff will forward any review comments from WSB or the City's
Director of Operations and Maintenance on the roundabout to Tradition Development
• so they can prepare a written response for Planning Commission review at a future
work session.
Planning Commission Work Session
Brandtjen Farm
October 21, 2004
•
2. Divided Median Parkway
The developer presented information regarding the Kings Highway parkway in
Minneapolis, which had been requested by the Planning Commission at a previous
work session. The Planning Commission requested information on the width of the
divided median parkway in the Cobblestone development.
Engineering Department staff recommended a 21 foot width for the divided median
parkway, consistent with Minnesota State Aid (MSA) standards. The Planning
Commission concurred and the developer agreed to the 21 foot width for the divided
parkway street.
3. HOA Maintained Alleys
The developer proposed that alleys serving single family lots be designed with a 20
foot width for alleys allowing two-way traffic and 12 feet for alleys allowing one-way
traffic.. Engineering Department staff concurs with the proposed 20 foot width for the
two-way alleys; however, they recommend a 14 foot width for the one-way alleys.
Planning Commission members concurred that the developer must demonstrate that
their proposed one-way alley widths work for single (not multiple) vehicle turning
• movements from the alley into the garages, especially with other vehicles parked on
the driveway apron tandem to the garage stall. This could include the establishment
of radius criteria for the individual driveway intersections with the
one-way alleys or angled garage/driveway orientations to the alley. The Planning
Commission accepted the recommendation of the Engineering Department of a 14
foot width for these one way alleys, unless the developer can demonstrate the
functionality of a 12 foot lane. The developer concurred with the Planning
Commission on this standard.
4. Mixed Use/Commercial Minor Collector Street Design
Because the construction of this (north) portion of the .minor collector street will be in
a latter phase of the Brandtjen Farm development, the Planning Commission agreed
that this design did not need to be specifically identified at this time. The Planning
Commission was comfortable with the designs shown in the workshop packet subject
to details such as (but not limited to), section and lane widths, the boundaries of
public and private maintenance, snow storage, and the ability to bypass
incapacitated vehicles being worked out at the time of development.
The Planning Commission made the following comments on the specific PUD
development standards identified in the workshop packet:
1. Land Use Development Standards
• The Planning Commission requested that the developer prepare diagrams
comparing the proposed housing types with the City's mast applicable existing lot
requirements for review and discussion at the next work session.
2
Planning Commission Work Session
Brandtjen Farm
October 21, 2004
The developer requested flexibility to move density blobs around within the PUD
depending upon plan details and modifications provided they do not exceed the
maximum number of units (2,109) allowed in the PUD.
2. Accessory Residential Spaces
The Planning Commission agreed to consider allowing accessory residential spaces
as part of the Brandtjen Farm PUD provided there are sufficient PUD restrictions and
association covenants in place to ensure land. use compatibility and maintain the
desired character of the primary residential use.
It was agreed that the Planning Commission would continue discussion on the PUD
development standards at a work session on November 4th if the developer can prepare
the requested information for distribution to the Planning Commission and City staff with
the regular Planning Commission agenda packet in advance of the work session.
The work session was adjourned at 11:30 p.m.
pectfully submitted,
Daryl M ey, Planni g Director
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