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HomeMy WebLinkAbout02-21-08 CITY OF LAKEVILLE Planning Commission Meeting Minutes FEBRUARY 21, 2008 ..The February 21, 2008 Planning Commission meeting was called to order by Vice Chair Davis in the City Hall Council Chambers at 6:00 p.m. Flag pledge and roll call of members: Present: Manikowski, Lillehei, Davis, Pattee, Grenz, Blee, Ex-officio Bussler. Absent: Drotning. Staff Present: Daryl Morey, Planning Director; Jay Rubash, Assistant City Engineer; Daniel Licht, Northwest. Associated Consultants (NAC); Andrea Poehler, Assistant. City Attorney;. and Penny Brevig, Recording Secretary. - ITEM 3. APPROVAL OF MEETING MINUTES: The February 21, 2007 Planning Commission meeting minutes were approved as presented. ITEM 4. ANNOUNCEMENTS: Mr. Morey indicated that the following .items were distributed to the Planning Commission at tonight's meeting: A. The February 20, 2008 .Parks, Recreation and Natural Resources Committee meeting motion regarding the Highview Hills preliminary plat. B. Complete- copy of the October 23, 2007 NAC memo regarding park dedication requirements for senior housing. C. E-mail from Kari Gi11, Dakota County CDA, dated- February 21, 2008. ITEM 5. HIGHVIEW HILLS Vice Chair Davis opened the public hearing to consider the application of the Welsh Companies .for:. A. Comprehensive Plan amendment to re-guide the use of property from Low Density Residential to High Density Residential; B. Zoning Map amendment to rezone property from RS-3, Single Family. Residential District to PUD, Planned. Unit Development District;. C. Preliminary plat of one lot to be known as Highview Hills; D. Development stage planned unit development. E. Conditional. use permit to allow joint. parking. facilities with St. John's Lutheran Church, all on land. located north of 202nd Street (C.R. 50) and east of Highview Avenue. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting February 21, 2008 Page 2 Robert Erickson from Welsh Companies introduced Grant Jacobson, Steve Love, and Peter Glashagel from Jacobson Engineers and Surveyors, Denny O'Donnell from Walker Elder Care Services, and Steve Stecker from. Welsh .Companies. Mr. Erickson presented an .overview of their request. He indicated that construction could begin as early as August, 2008 and. could be ready for tenants in Fall, 2009.: Mr. Erickson thanked St. John's Lutheran- Church and: the Berres family for. their support of the project. Mr. Love presented a 360 degree virtual tour of the exterior of the site and described the proposed site improvements. Mr. O'Donnell described the building and project amenities as well as the types of units available. Mr. Stecker. presented the landscape plan .and described the building's architectural features. Daniel Licht from NAC presented the planning report. Mr. Licht reviewed .the requested Comprehensive Plan amendment and Zoning .Map amendment that Welsh .Companies and .Walker Elder Care Services have applied for .with this proposed development.. Mr. Licht- stated that the proposed Highview Hills :development is consistent with the policies of the Comprehensive Plan to expand -life cycle housing options within the City and responds specifically to already identified needs. Mr. Licht indicated that the service intensive facilities proposed as part of this project including assisted living, memory care and care suite units involve varying degrees of professional medical assistance and care not anticipated by the Zoning Ordinance. Therefore, City staff recommends establishment of a PUD District for the proposed site development based upon the requirements of the RH-1 District except as specifically modified as part of a PUD Development Stage Plan. Mr. Licht stated that the existing structures on the subject site, including a single family dwelling, detached garage, shed, foundation, well and septic system, will be removed. He indicated that a demolition permit is required to be issued by the City prior to removing any of the existing structures. Mr. Licht explained the proposed shared private driveway access and shared .parking arrangement with St. John's Lutheran Church. He indicated .that the developer must execute a maintenance agreement with St. John's Church regarding the shared private driveway prior to City Council approval of the final .plat. Mr. Licht stated that the lot requirements for .Lot 1, Block 1 exceeds the minimum lot area requirement with an area of 5.29 acres. With respect to the lot area per unit requirement of the RH-1 District, the proposed 155 unit facility has an appropriate number. of dwelling units to lot area per information provided by Walker Elder Care Services. Mr. Licht indicated that the proposed memory care, assisted living Planning Commission Meeting February 21, 2008 .Page 3 and independent living units within the project conform to the minimum floor area requirements for elderly dwelling units established in the Zoning Ordinance. Mr. Licht- indicated that the proposed reduced setbacks to the St. John's. Lutheran Church properties north and east of the subject site are. acceptable under the PUD District to allow for construction and shared use of the private driveway accessing Highview Avenue as well as the shared parking spaces. Mr. Licht stated that the developer is opposed to installing the required buffer yard berm' and landscaping along 202nd Street on the basis that the residents' view. of vehicles Graveling on 202nd. Street and. of Aronson Park on the south side of the roadway would be obstructed.. He indicated that this is an important consideration in site planning for this. use that warrants consideration of flexibility from the buffer yard setback and landscaping requirements due to the senior age population at the facility may be more homebound than residents of a .market .rate multiple family .building.. Mr. Licht referred. to the e-mail from Kari Gill distributed at tonight's meeting describing the Dakota County CDA's experience in this area. Mr. Licht indicated that the proposed plantings shown in the landscape plan are appropriate and consistent with the size and quantity requirements established by the Zoning Ordinance. Mr. Licht indicated that the landscape plan along. 202nd Street is also consistent with the Corridor & Gateway Design Guidelines. Mr. Licht stated -many residents will not have their own automobile due to the service intensive dwelling units to be provided at Highview Hills. He indicated that the 87 underground and surface parking stalls. proposed, for this. development is more than recommended by the Institute of Transportation Engineer's 3rd Edition Parking Generation: Manual. Mr. Licht indicated that to address any overflow .parking or staff parking needs, it is recommended that a joint parking agreement be established between Highview Hills and St. John's Lutheran Church for the use of 39 parking stalls within the church .parking lot. He stated that the parking lot conforms to the required setbacks and drive aisle dimensions per the Zoning Ordinance requirements. Mr. Licht indicated that although there is only one. site access, a circular drive and portico for the independent living wing of the building provides the ability for vehicles to turn around: Mr. Licht stated that City staff is recommending allowing signs as provided for in the O-R District due to the institutional character of the project. He stated that signs larger than two square feet -shall be limited to the allowances provided for in the O-R District except .that the freestanding sign is recommended to be a Planning Commission Meeting February 21, 2008 Page 4 monument type structure with a height not to exceed eight feet and. set back not less than 15 feet from any public right-of-way. Mr. Licht stated that the developer held a neighborhood meeting on December 4, 2007. Five people representing. two households attended the neighborhood meeting. Their major concern .was the potential impact to their homes and the time - frame for when C.R. 50 is widened to four lanes. Mr. Licht stated that the Parks, Recreation and Natural Resources Committee recommended approval of the Highview Hills preliminary plat at-their February 20, 2008 meeting, including the park dedication requirement for senior housing listed in the October 23, 2007 and February 15, 2008 NAC memos. Mr. Licht stated .that this proposed senior housing development is an .opportunity to expand life cycle housing options within the City of Lakeville, consistent with the goals of the Comprehensive Plan. Highview Hills is consistent with the intent of the Zoning Ordinance for use of a PUD District and complies with applicable performance standards of the Zoning Ordinance and Subdivision Ordinance. • Mr. Licht stated that should the Planning Commission recommend to the City Council approval of the applications, Planning Department staff recommends approval subject to the 20 stipulations listed in the February 15, ,2008 planning report, and approval of the Findings of Facts dated February 21,-2008. Vice Chair Davis opened the hearing to the public for comment. There were no comments from the audience. 08.10. Motion was made and seconded to close the public hearing at 7:00 p.m. Ayes: 6 Nays: 0 Commissioner Blee asked if a ghost plat wasprepared for residential development north of this property. Mr. Morey indicated that north of the. subject site is the City's ponding area and the lower portion of Outlot A, St. John's First Addition which is .intended for the future expansion of St. John's Lutheran Church. He indicated that there is a conceptual layout for possible expansion of the church that was submitted with the St. John's First Addition plat. Commissioner Blee asked about the possibility of converting the senior .housing facility into something else if the project did not succeed, specifically with respect to Planning Commission Meeting February 21, 2008 Page s parking. Mr. Licht stated .that the use -would have to meet the parking requirements of the Zoning Ordinance in effect at that time. Mr. Erickson stated that their market study indicated that this development should be filled within. 18-24 months of opening. He. indicated that .this is a flexible continuing care .development where independent units could be converted .into assisted. living units if that is where the demand is. Mr. Erickson stated that the minimum age limit for this project is 55 years old and the average age will likely be 73. There was a short discussion regarding the fencing surrounding the memory care suites. Mr. Morey .stated that the fence would need to be compliant with Zoning Ordinance requirements. Commissioner Grenz asked for. a clarification regarding the proposed monument sign. Mr. Erickson stated that Welsh Companies will seek a temporary marketing - sign for approximately a six month period.. Commissioner Lillehei asked about the size of the underground parking spaces. Mr. Erickson stated that they used the same underground parking design as Windsor Plaza. and Mainstreet Manor. Each stall measures 9' X 20'. He indicated that most of the residents will not have a drivers license, but for the residents that do have licenses, they wanted to make access as easy. as possible. Mr. Licht indicated that there will be storage rooms. on each level of the building to minimize storage needs in the garage. Commissioner Lillehei asked about storage and grills on the porches. Mr. Erickson indicated that there will be no grills and the .porches will be screened in and designed. to have patio furniture.. on them so the residents can enjoy .being outdoors without battling bugs. Commissioner Lillehei complimented Welsh Companies on their fine presentation. Vice Chair Davis asked if there would be roof top mechanicals. Mr. Stecker stated therewill be no roof top mechanicals. Vice Chair: Davis thanked the development team for a fine presentation and commented that this is a very good project. Mr. Erickson presented a short summary. He stated that they have received nothing but positive feedback regarding Walker Elder Care Services. He indicated Planning Commission Meeting February 21, 2008 Page 6 that this is a highly desirable project for the City of Lakeville. He stated that the. .project will consist strickly of rental units. Mr. Morey expressed his thanks to the developer for their good work on this project and for the tour they headed of senior housing facilities in the Twin Cities area last September.. He feels it will be a quality project that will fill an important life cycle housing need in the City. 08.11 Motion was made and seconded to recommend to City Council approval of the Highview Hills Comprehensive .Plan amendment to re-guide the use of property from Low Density. Residential to High Density Residential, Zoning Map .amendment to rezone property from RS-3, Single Family Residential District to PUD, :Planned Unit Development District, preliminary plat of one lot to be known as Highview Hills, development stage planned unit development, and conditional use permit to allow joint parking facilities with St. John's Lutheran Church, located north of 202nd. Street (C.R. 50) and east of Highview Avenue; subject to .the 20 stipulations listed in the February 15, .2008 planning report, and approval of the Findings of Facts .dated February 21, 2008. Ayes: Manikowski, Lillehei, Davis, Pattee, Grenz, Blee. Nays: 0 There being no further business, the meeting was adjourned at 7:23 ~.m. Respectfully submitted, ATTEST: ~\r~ Penny B ig, Recording Secret ry Bart Davis, Vice Chair