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HomeMy WebLinkAbout09-18-03 CITY OF LAKEVILLE Planning Commission Meeting Minutes SEPTEMSER 18, 2003 The September 18, 2003 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, Swecker, Stolte, Detjen, Drotning, ex-officio Puncochar. Absent: Grenz, Pattee. Staff Present: Daryl Morey, Planning .Director; Frank Dempsey, Associate Planner; Erin Seeman, Associate Planner; Jay Rubash, Assistant City Engineer; Daniel Licht, Northwest Associated Consultants; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3: APPROVAL OF MEETING MINUTES: The September 4, 2003 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. Copy of the September 17, 2003 Parks, Recreation and Natural Resources Committee meeting motion regarding the Andersons Century Farm Fourth Addition preliminary and final plat. 2. A revised. grading plan for Anderson Century Farm Fourth Addition modifying -the proposed house styles to look outs. 3. Copies of two e-mails regarding the proposed Anderson Century Farm Fourth Addition preliminary and final plat. Mr. Morey introduced Associate Planner Erin Seeman to the Planning Commission. ITEM 5. MILLS FLEET FARM (TABLED FROM SEPTEMBER 4, 2003 PLANNING COMMISSION MEETING) Chair Stolte opened the public hearing to. consider the application of Mills Properties, Incorporated for the following actions, located at 17070 Kenrick Avenue: A. Conditional Use Permit Amendment to allow the construction of an addition . to the Mills Fleet Farm building that would be taller than 35 feet. Planning Commission Meeting September 18, 2003 Page 2 • B. Interim Use permit to allow a special purpose fence taller than 8 feet on the Fleet Farm property. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. Due to Mills Fleet Farm representatives arrival being delayed, Chair Stolte. opened the Public Hearing for Item 6. Item 6. Andersons Century Farm Fourth Addition Chair Stolte opened the public hearing to consider the application of Colleen Ratzlaff LaBeau, Ratzlaff Homes, Inc. for the following actions, located north of 178 Street, south of Icosa Street, east of Idalia Path, and west of Idawood Path: A. Preliminary and Final Plat of two {2) single family lots to be known as Andersons Century Farm Fourth Addition. B. Vacation of a boundary 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. • Jim Stanton and Colleen Ratzlaff LaBeau representing Ratzlaff Homes, Inc. were in attendance at tonight's meeting to answer any questions that the Planning Commission or public may have. Mr. Stanton presented a brief overview of the project. Associate Planner Erin Seeman presented the planning report. Ms. Seeman stated that Ms. LaBeau has submitted. applications for the preliminary and final plat of Andersons Century Farm Fourth Addition, which consists of two. single family lots on land located on the north side of and adjacent to 178 Street, east of Idalia Path. Along with the preliminary and final plat, Ms. Seeman stated that the developer is also requesting the vacation of an existing drainage and utility easement located on Outlot A and adjacent to Lot 1, Block 5, and Lot 18, Block 5, Andersons Century Farm Second Addition. Ms. Seeman indicated that the applicant plans to replat Outlot A, Anderson Century Farm Second Addition to create two single-family lots. There is a wetland located within existing Outlot A. She stated that the wetland, which was degraded through farming activity prior to development of the property for single-family homes, is proposed to be filled in .its entirety. Ms. Seeman stated that the replacement of the wetland is proposed through the purchase of banking. credits in compliance with the Wetland Conservation Act (WCA). Ms. Seeman indicated that the two lots in the preliminary and final plat meet RS-2 District lot area and width requirements and the house pads meet the minimum building setback requirements. Planning Commission Meeting Septemberl8, 2003 Page 3 • Ms. Seeman stated that Engineering Department staff recommends approval of the preliminary and final plat, subject to the comments in the September 12, 2003 Engineering report. She indicated that runoff from Andersons Century Farm Fourth Addition will be conveyed to existing stormwater basins constructed within Andersons Century Farm Second Addition. Ms. Seeman indicated that the developer is proposing to vacate the existing drainage and utility easement on Outlot A and a portion of the easement located on Lots 1 and 18, Block 5, Anderson Century Farm Second Addition in conjunction withplatting C?utlot A into two single family lots. Ms. Seeman stated that should the Planning Commission recommend to the City Council approval of the Andersons Century Farm Fourth Addition preliminary and final plat and easement vacation, Planning Department staff recommends approval, subject to the September 12, 2003 planning report. Chair Stolte opened the hearing to the public for comments. Roger Primrose, 9280 Icosa Street Mr. Primrose lives directly behind Andersons Century Farm Fourth Addition and he felt that when Andersons Century Farm Second Addition was: platted, it was not intended for Outlot A to be developed. He expressed concern about the drainage from the two • proposed lots going directly into his lot. He also had concerns related to wildlife and felt this development would not benefit the community. 03.102 Motion by Swecker, Second by Reuvers to close the public hearing at 6:15 p.m. Ayes: Stolte, Detjen, Drotning, Reuvers, Swecker. Nays: 0 Chair Stolte asked City staff to clarify the purpose of an outlot so that the public had a better understanding of what an outlot is. Mr. Morey presented a short history of the Andersons Century Farm plat and the .purpose of Outlot A. He stated that outlots are typically .retained by the developer for future use or deeded to the City for public use (park, stormwater pond, etc.}. In this case, the developer retained ownership of Outlot A for future subdivision into single family lots. Chair Stolte also asked City staff to summarize wetland replacement credits and wetland banking. Mr. Rubash stated that .the off-site wetland banking can be used if the site with the wetland impacts is too constrained. Chair Stolte addressed .the concerns of Mr. Primrose and the e-mails that were received regarding the drainage issue. Mr. Stanton identified the .location of the two existing catch basins that would take the drainage from the two lots in Andersons Century. Farm Fourth Addition and stated that the soil would be corrected if needed to address any drainage issues. • Planning Commission Meeting September 18, 2003 Page 4 • Commissioner Drotning clarified that ownership of the outlot is key. If this outlot was .intended for wetland preservation, the City would have obtained ownership of it. Mr. Stanton retained ownership of Outlot A so that someday he could develop it. Commissioner Swecker indicated that she appreciated learning about the history of this plat and the explanation regarding outlots. She asked if Outlot A was ever used as a stormwater basin. Mr. Rubash stated that it was not identified on the approved Andersons Century Farm plans as a stormwater basin. 03.103 Motion by Reuvers, Second by Detjen to recommend to City Council approval of the Andersons Century Farm Fourth Addition. preliminary and final plat of 2 single- family lots and vacation of a boundary drainage and utility easement, subject to the September 12, 2003 planning report. Ayes: Detjen, Drotning, Reuvers, Swecker, Stolte. Nays: 0 .Continued with Item 5, Mills Fleet Farm .Tom Green from Mills Fleet Farm and Bruce Buxton from Widseth Smith Notting, were in attendance at tonight's meeting to answer any questions that the Planning .Commission or public may have. Mr. Buxton presented an overview of the project. He .indicated that Mr. Green or himself had no issues with the stipulations listed in the .planning report. Mr. Buxton stated that they would begin with .the storage yard • improvements this fall and continue with interior remodeling over the winter months. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Mills Properties, Inc., aka Fleet Farm, representatives have. applied. for a Conditional. Use Permit Amendment to allow the construction of an addition and .remodel to the Fleet Farm building that will include an architectural feature (silo) that would be taller than 35 feet and an Interim Use Permit to allow the construction of a 20 - 22 foot tall solid masonry screening wall on the property. Mr.,Dempsey stated that Mills Fleet Farm is proposing to construct an addition onto the front (west) side of the building. The addition will allow a remodel of the interior administrative, restroom and employee areas on the lower and mezzanine floors.. He indicated that the proposed interior and exterior remodel would also include an expansion of the auto service area, a relocation of the customer entrance and display area, and a remodel of the entrance to the outside storage/sales yard. Mr. Dempsey stated that the exterior would include an architectural silo feature that Fleet Farm is now using in a number of their stores in Minnesota and Iowa. Mr. Dempsey explained the features of the silo and the grade. elevation compared to the single-family homes. to the east. Mr. Dempsey stated that Fleet Farm is also proposing to install a 20 - 22 foot tall solid • masonry fence between the yard entrance control structure and the principal building to replace the existing chain link fence. The majority of the fence would be screened with Planning Commission Meeting September 18, 2003 Page 5 . landscaping materials. Also being proposed are new 16-foot high storage racks, which will be added within the outdoor storage/sales yard. Mr. Dempsey indicated that the existing lumber canopy in the outside storage/sales yard will be moved approximately 155 feet to the east and will be set back 35 feet from the east property line. Mr. Dempsey provided an analysis of the Fleet Farm parking requirements and parking available on site. He indicated that there is no .area on-site to provide additional off- . street parking spaces, so any future expansion or interior remodel of the building or buildings that requires more parking will necessitate the acquisition of additional property to accommodate the required number of parking spaces. Regarding the:Interim Use Permit, Mr. Dempsey indicated that the project includes the construction of anintegral colored exposed aggregate solid masonry wall that will range in height between 20 and 22 feet around the north, east and west perimeters of the outside storage and display area. He stated that the wall will vary in height to compensate for the change in the grade between the Fleet Farm building and 170 Street. Mr. Dempsey stated that the proposed wall will be set back 10 feet from the east .property line and 30 feet from the north property line adjacent to 170 Street. Mr. Dempsey discussed the interim use permit design standards, .including materials, structure, setbacks, and landscaping. Also, Fleet Farm representatives have provided • sun angle information. regarding the shadow that will be cast on 170 Street due to the proposed screening wall as requested by the Planning Commission at the May 15, 2003 work session. Mr. Dempsey indicated that the materials stored within the screening wall cannot exceed the height of the wall panels. Mr. Dempsey indicated that a neighborhood meeting was hosted by Mills Fleet Farm on June 10, 2003. The notes from the neighborhood meeting are included in the August 29, 2003 planning report. Mr. Dempsey stated that should the Planning Commission recommend to the City Council. approval of the Mills Fleet Farm Conditional Use Permit Amendment and Interim Use Permit,. Planning Department staff recommends approval .subject to the 9 stipulations listed in the August 29, 2003 planning report. Chair Stolte opened the hearing to the public for comments. Ann Wood, 17025 Jonquil Avenue Landscaping and how it would be maintained was Ms. Wood's main concern. She also questioned how far the solid masonry wall would be from the property line and if the proposed wall height would vary due to the change in the grade between Fleet Farm and 170 Street. Planning Commission Meeting September 18, 2003 Page 6 • Tamara Davis, 17193 Jordan Court and Lori Erickson, 17187 Jordan Court Ms. Davis and Ms. Erickson presented a petition from 60 neighbors living within 500. feet of Fleet Farm: Their only objection to the CUP amendment is the proposed silo. structure. They feel that Fleet Farm is very visible now and feel the silo is not necessary. They indicated that when the trees are full, the silo will not be as visible from the single family homes to the east, but when the leaves are off the trees, it would be very visible. Ms. Davis quoted City Administrator.Robert Erickson in a August 23, 2003 Life/Times. article regarding commercial businesses in Lakeville where Mr. Erickson said that Fleet Farm's new facade will include the company's new .trademark orange and black silo: She was .concerned that this was already "a done deal." Ms. Davis wanted to be sure. that the residents concerns were heard. The petition was presented to the Chair and entered. into the public record. 03.104 Motion by Drotning, Second by Detjen to close the public hearing at 7:13 p.m. Ayes:. Reuvers, Swecker, Stolte, Detjen, Drotning. Nays: d' .Chair Stolte asked Mr. Buxton to address Ms. Wood's concerns regarding landscaping: Mr. Buxton identified the existing landscaping and stated that the proposed landscaping will meet the City's Corridor and Gateway Design Study Guidelines. Chair Stolte asked . about the proposed masonry wall and asked Mr. Buxton. to reiterate why the proposed masonry screening wall will vary in height. Chair Stolte thanked Ms. Davis and Ms. Erickson for the petition and indicated that it would be part of the public record. He also addressed Ms. Davis' and Ms. Erickson's concerns about the public being heard. Chair Stolte expressed that the Planning Commission would like to see more people provide input at public hearings. Commissioner Swecker stated that the proposed landscaping would be a great improvement to what currently exists on the Fleet Farm property. Also, she indicated that it will be an improvement to have the masonry wall set back 10 feet from the property line, rather than right on the property line. She feels that. the silo will add to the visual appeal of the I-35 corridor. Commissioner Reuvers feels this project is a great improvement. He questioned City staff on what zoning ordinance criteria must be met for the proposed silo. Mr. Dempsey indicated that the Zoning Ordinance does not specify color as a criteria for exceeding the maximum building height, but does specify materials to be used. Commissioner Detjen complimented Mills Fleet Farm for following through. on the- recommendations of the Planning Commission at the work sessions that were held previously. He felt the silo will give Fleet Farm a corporate identity and does not see a problem with it. Planning Commission Meeting .September 18, 2003 Page 7 Commission Drotning stated that the silo is a business decision that Fleet Farm feels will best present their business to the public. He wanted to clarify that the proposed plans show the "streetscape" ending west of the car wash. Mr. Dempsey stated that the I- 35/CSAH 50 Ultimate Design Plan identifies additional right-of-way being acquired for Kenrick Avenue. The Planning Commission discussed the landscaping along Kenrick Avenue and agreed that the following changes be added to the stipulations listed in the August 29, 2003 :.(revised September 12, 2003) planning report: 4. The landscape plan shall be revised prior to City Council consideration of the CUP and IUP to include landsca~in~ along .the entire frontage of Kenrick Avenue. 5. A 50 000.00 cash. or letter of .credit shall be submitted to guarantee the installation of the landscaping, sod, mulch and irrigation.. Commissioner Drotning asked the Fleet Farm representatives when the parking. lot' would. be overlayed. Mr. Buxton stated that .the.. parking .lot is 18 years .old and is on their "to do" list, but they want to wait until after the building. and. site improvements are completed. They see this as a maintenance issue that will be completed before the parking lot is 25 years .old. Commissioner Drotning encouraged them to overlay the` parking. lot well in advance of its 25 year life expectancy given its current. condition. • 03.105 Motion by Drotning Second by Reuvers to recommend. to City Council. approval of the .Mills Fleet Farm Conditional Use Permit Amendment and Interim Use Permit, subject to the 9 stipulations listed in the September 12, 2003 planning report, as amended, and approval of the Findings of Fact dated September 18, 2003. Ayes: Swecker, Stolte, Detjen, Drotning, Reuvers. Nays: 0 Break at 8:00 p.m. Reconvened at 8:10 p.m. Item 7. Crossroads Church Chair Stolte opened the public hearing to consider the application of Amcon Construction and Crossroads Church for a Conditional Use Permit to allow the construction of a church in the PUD, Planned Unit Development District. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. Reverend Paul Marzahn from Crossroads Church, Mike Suel. from D. R. Horton - Minnesota and Jeremy Wedel from Amcon Construction were in attendance at tonight's. meeting to answer any questions that the Planning Commission or public may have, • .Reverend Marzahn presented a brief overview of the project. Mr. Wedel stated they have no objections to the stipulations listed in the September 12, 2003 planning report . Planning Commission Meeting September 18, 2003 Page 8 He requested that stipulation 3 from the September 12, 2003 engineering report be deleted because the church is no longer planning to open prior to Easter, 2004. Associate Planner Erin Seeman presented the planning report.. Ms. Seeman stated that representatives of Crossroads Church have submitted applications for a conditional use permit and final stage planned unit development to allow the construction of a church with a 394-seat sanctuary and 148 stall parking lot on Lot 1, Block 2 Crossroads 1St Addition. She indicated that the. church site was included in the approved preliminary plat/development stage PUD of the Crossroads development, approved by .the City Council on November 4, 2002. Ms. Seeman stated that the proposed church includes a 17,500 square foot, 394-seat sanctuary with gathering, classroom, and child-care areas. Future expansion plans include; a Phase II education space addition, Phase III multi-purpose addition, Phase IV worship center, Phase V additional education and office space, and expanded parking areas. Ms. Seeman stated that the subject property was zoned PUD, .Planned Unit Development District with the Crossroad preliminary plat. The zoning district requirements of the RM-1, Medium Density Residential District would apply to the ,..subject property. Ms. Seeman reviewed the criteria outlined in the Zoning Ordinance regarding conditional use: permit requests for religious institutions, as listed nt the September 12, 2003 planning report. She indicated that the. proposed church conforms with all performance standards contained in the Zoning Ordinance. Ms. Seeman stated that should the Planning Commission recommend to the City Council approval of the Crossroads Church Conditional Use Permit and Final Stage Planned Unit Development, Planning Department staff recommends approval, subject to the 7 stipulations Listed in the September 12, 2003 planning report and approval of the Findings of Fact, dated September 18, 2003. Chair Stolte opened the hearing to the public for comments. Rachel Marzahn. Ms. Marzahn stated that she felt the church would be ~ great asset to our community. 03.106 Motion by Swecker, Second by Reuvers to close the public hearing at 8:22 p.m. Ayes: Drotning, Reuvers, Swecker, Stolte, Detjen. Nays: 0 Chair Stolte confirmed with staff that they meet the current ordinance for parking. Mr. Morey indicated that the number of proposed Phase I parking spaces exceeds zoning ordinance requirements and that alternate scheduling for services could be put into place if parking demand exceeds supply. Planning Commission Meeting September 18, 2003 Fage 9 Reverend Marzahn indicated that using their church parking lot for a transit hub station for busing has been considered by church representatives. Commissioner Swecker confirmed that. each expansion would be reviewed by the Planning. Commission as a CUP amendment. She also asked if the landscaping would be seed or sod. Mr. Morey stated that the proposed church expansions would require a CUP amendment. Reverend Marzahn indicated that the perimeter. of the site will be sodded and the remainder would be seeded. _ The Planning Commission had a lengthy discussion regarding the proposed parking lot with regard to turning movements, circulation drive aisles, and traffic patterns, along with the proposed locations of the driveway access to the public streets. Daniel Licht from NAC discussed possible changes to the parking and driveway design that would improve on-site traffic circulation and safety. Commissioner Drotning stated Ghat he would like to see the plans revised to address the Planning Commission's parking lot design concerns prior. to making a recommendation on this agenda item. Reverend Marzahn stated that they were willing to .revise the site plan to address the Planning Commission's .concerns but that, given the time of year, they need to move forward in order to avoid winter construction to the greatest extent possible. Mr. Morey suggested that the plans to address the Planning Commission's concerns prior to the October 6, 2003 City Council meeting. Commissioner Drotning reiterated that he would like to see the revised plans before he makes a recommendation of this agenda item. The rest of the Commissioners agreed with Mr. Morey's suggestion. 03.109 Motion by Swecker, Second by Reuvers to recommend to City Council approval of the Crossroads Church Conditional Use Permit, to allow the construction of a church in the PUD, .Planned Unit Development District, subject to the 7 stipulations listed in the September 12, 2003 planning report, with the additional stipulation that copies of the revised plans be provided to the Planning Commission for informational purposes prior to consideration by the City Council, and approval of the Findings of Fact, dated September 18, 2003. Ayes: Reuvers, Swecker, Stolte, Detjen. Nays: Drotning. Commissioner Drotning was uncomfortable approving a revised parking design that he had not seen. There being no further business, the meeting was adjourned at 9:22 p.m. Respectfully submitted, ATTEST: G~'r" Penny Br vig Recording S re ry Lowell Miller Stolte, Chair