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HomeMy WebLinkAbout11-18-04 CITY OF LAKEVILLE Planning Commission Meeting Minutes NOVEMBER 18, 2004 The November 18, 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: Pattee, Swecker, Drotning, Detjen, Grenz, Reuvers, Ex-officio Arvidson. Absent: Stolte. Staff Present: Daryl Morey, Planning Director; Jay Rubash, Assistant City Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: The November 4, 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. November 17 2004 Parks, Recreation and Natural Resources. Committee Meeting Motions regarding the RST Addition (aka Sukohl Addition) preliminary and final plat. Mr. Morey reminded the Planning Commission members of the work session following the meeting tonight in the Marion Conference Room. Mr. Morey stated that the December 2, 2004 Planning Commission meeting will be cancelled and the next regular Planning Commission meeting will be December 16, 2004. ITEM 5. RST ADDITION (AKA SUKOHL ADDITION) Vice Chair Drotning opened the public hearing to consider the application of D. R. Horton Homes for the following actions on property located at 9626 - 210 Street: A. Preliminary and Final Plat of RST Addition (aka Sukohl Addition); and B. Vacation of a public drainage and utility easement. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with State Statutes and City Code. Jerry Slobodnik from D. R. Horton Homes was in attendance at tonight's meeting to answer any questions that the .Planning Commission or public may have. Mr. Slobodnik presented an overview of the project. Planning Commission Meeting November 18, 2004 Page 2 Planning Director Daryl Morey presented the planning report. Mr. Morey stated that a 60-foot wide remnant of one of the Chadwick Farm parent metes and bounds parcels was administratively split off .and excluded from the Chadwick Farm final plat. He indicated that D. R. Horton has worked with the adjoining neighbors to split the remnant parcel in .half and combine each half with their respective properties. Mr. Morey explained that the parcel was administratively split into two 30-foot wide parcels with the eastern 30-foot wide parcel being administratively combined with the adjacent metes and bounds property located at 9596 210 Street. He indicated that the western 30-foot remnant metes and bounds parcel must be combined with the adjacent Sukohl property via a preliminary and final plat because their property is a platted lot within the Tonsager-Erickson First Addition and platted and unplatted .parcels cannot be combined into one parcel administratively. Mr. Morey stated that D. R. Horton has submitted a preliminary and final plat application for the one single-family Iot to be known as RST Addition, along with an application for the vacation of the existing public drainage and utility easement within the existing. Sukohl parcel. Mr. Morey indicated that the subject property is zoned RS-3, Single Family Residential District and is located at 9626 210 Street. Mr. Morey stated that no park dedication, or development agreement is required for this addition. Mr. Morey indicated that the existing public drainage and utility easements to be vacated within the existing Sukohl parcel will be replaced with new drainage and utility easements along the property lines of the new parcel. Mr. Morey stated that Planning Department staff recommends approval of the preliminary and final plat and easement vacation. Vice Chair Drotning opened the hearing to the public for comment. There were no comments from the audience. 04.138 Motion by Detjen, Second by Pattee to close the public hearing at 6:08 p.m. Ayes: Pattee, Swecker, Drotning, Detjen, Grenz, Reuvers. Nays: 0 Planning Commission Meeting November 18, 2004 Page 3 .04.139 Motion by Swecker, Second by Pattee to recommend to City Council approval of the RST Addition Preliminary and Finai Piat and vacation of a public drainage and utility easement, as presented. Ayes: Swecker, Drotning, Detjen, Grenz, Reuvers, Pattee. Nays: 0 There being no further business, the meeting was adjourned at 6:10 p.m. Respectfully submitted, Penny g, Recording cretary ATTEST: . Karl Drotning, Vice Chair i Meeting Notes i Planning Commission Work Session Thursday, November 18, 2004 Marion Conference Room The Planning Commission work session commenced at 6:25 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 ex-officio John Arvidson. Staff Present:. Planning Director Daryl Morey, Planning Consultant Daniel Licht of NAC, Assistant City Engineer Jay Rubash, and Assistant City Attorney Andrea Poehler. Also Present: Tip Enebak, Rob Wachholz, and Marc Putnam representing Tradition Development, Bob Shaw reporter with the St. Paul Pioneer Press, and five residents of the Wild Meadow Villas detached townhouse development. RST-2 District Fences Mr. Morey presented the RST-2 District fence issue as identified in the November 9, 2004 memorandum prepared by NAC. The RST-2 District was established as part of the Zoning. Ordinance Update on July 17, 2000 for the purpose of allowing detached . townhouses, which were a new housing product at that time. The intent of the new RST- 2 District was that detached townhouses would function similar to an attached townhouse development, with accessory use of yard space restricted to commonly maintained elements.. However, initial detached townhouse developments, such as Wild Meadow Villas, were approved with individual unit lots at least 7,500 square feet in area and 60 feet in width consistent with the RST-2 District performance standards in place at that time. This arrangement creates the perception within these neighborhoods of individual yards and potential accessory uses that. would be allowed for a traditional single family lot. This perception is not consistent with the intent of the RST-2 District to allow detached. townhouse developments with homeowner association maintenance of common yard space and other elements. To address this issue, the Zoning Ordinance update approved on April 5, 2004 amended the RST-2 District to require that all detached townhouses be platted in a unit and base lot configuration. The owner of each dwelling unit has individual ownership only of the parcel approximately under the structure. The balance of the property is platted as a separate lot or as an outlot and held in common by a homeowners association. The RST-2 District was also updated to specifically limit allowed accessory uses to .only. those structures or facilities owned by a homeowners association. The Wild Meadow Villas residents in attendance at the work session indicated that Keyland .Homes representatives, acting as the homeowners association, have approved two fences in Wild Meadow Villas but have stated to the residents that they will not maintain the fences. i Planning Commission Work Session Brandtjen Farm November 18, 2004 The Planning Commission agreed that, given the form in which the individual unit lots were established for the detached townhouse developments approved .prior to April 5, 2004, some accommodation for fences may be appropriate. The Planning Commission agreed that allowing fences for these existing lots of record must still recognize the more intense use and interrelated nature of detached townhouse .developments. The .Planning Commission also agreed that certain unique considerations, such as the use of maintenance free materials, should be required. The Planning Commission directed. staff to prepare an amendment to the Zoning Ordinance that would allow fences on RST-2 District lots of record established prior to April 5, 2004 provided the fences are made of maintenance free materials. Brandtjen :Farm The Tradition Development. representatives presented their workbook (#4) an proposed PUD development standards related to the Brandtjen Farm project. Mr. Enebak stated that Tradition Development intends to maintain offices long term in the area of the Brandtjen Farm development. The Planning Commission. made the following comments on the specific development standards identified in the workshop booklet: • Two car garage stalls for all dwelling types should exceed 20 feet by 20 feet to allow adequate space for two passenger vehicles and storage items suchas trash cans and recycling containers. • .Two car garages stalls arranged in a tandem format must be wide enough to accommodate ingress/egress from a typical passenger vehicle. • Two stall tandem garages may be acceptable under limited, defined circumstances to provide a full range of housing options within the Brandjten ..Farm development as a means to achieve community housing goals. Limited allowance of two stall tandem garages must also provide for measures that off- set negative functional issues. More examples of existing tandem garage projects should also be provided by the developer in order for the Planning Commission to make a final determination on their acceptability. • The .proposed cottage lot width of 60 foot may be too narrow. The Planning Commission requested the developer provide examples of existing cottage lots for their review. • Fifty-five (55) foot tall condominium and/or mixed use buildings are acceptable provided the buildings have internal fire suppression (sprinkler) systems. 2 Planning Commission Work Session Brandtjen Farm November 18, 2004 • Concern was raised that the proposed flexibility under the PUD District to allow higher density dwelling unit types in areas planned for lower density land uses on the Brandtjen Land. Use Plan and density transfer within the PUD District between land use districts may not meet the expectations of the existing 'homeowners of the initial phases of the Brandtjen Farm development for the type of housing product that would develop adjacent to them. This situation would. be in conflict with the City's general approach to the use of PUD Districts. • Concern. was also raised that a higher density housing product could be proposed in an area surrounded by a lower density housing product. Mr. Enebak requested an opportunity to provide the City Council with an update of the design element agreements reached at the Planning Commission work sessions. Mr. Morey will work to schedule the Brandtjen Farm update at a City Council work session in January 2005. The Chair and Vice Chair could attend the work session to represent the Planning Commission. It was agreed that the December 16, 2004 work session would focus on the proposed .public park, open space .and trail systems, and the homeowners association recreational features and maintenance responsibilities, including public accessible/private maintained areas. The work session was adjourned at 9:20 p.m. R ec Ily submitted, D ryl Mo y, Plannin irector i 3