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HomeMy WebLinkAbout05-16-02 CITY OF LAKEVILLE Planning Commission Meeting Minutes MAY 16, 2002 The .May 16, 2002. Planning Commission meeting was called to order by Chair Wulff in the City Hall Council Chambers at 6:00 p.m. .Flag pledge and roll call of members: Present: Swecker, Wulff, Detjen, Grenz, Drotning, ex-officio Puncochar. Commissioner Michaud arrived at 6:04. Absent: Stolte Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner, Ron Mullenbach, Associate Planner; Jay Rubash, Assistant City Engineer; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3: APPROVAL OF MEETING MINUTES: The May 2, 2002 Planning Commission meeting minutes. were approved as presented. • The May 2, 2002 Planning Commission- Work Session minutes were approved as presented. ITEM 4: ANNOUNCEMENTS: Mr. Morey stated that the .following items were distributed to the Planning Commission members and staff before tonight's meeting. 1. May 15, 2002 Parks, Recreation & Natural Resources Committee meeting motions regarding the Mallard Shores preliminary and final plat, and the Morgan Square preliminary plat. .ITEM 5: CONSENT AGENDA 02.46 Motion by Drotning, Second by Swecker to recommend to City Council approval of the May 16, 2002 Planning. Commission Consent Agenda as follows: A. Approve the request of Jill Miller for athree-year extension of a special Home Occupation Permit to operate a hair salon business out of her home, located at 18040 Cedar Avenue. Ayes: Michaud, Wulff, Detjen, Grenz, Drotning. Swecker Nays: 0 Planning Commission Meeting May 16, 2002 Page 2 • ITEM 6: WILD MEADOW VILLAS Chair Wulff opened the Public hearing to consider the application of Steven Klucas and Randy and Sondra Samos for the vacation of a public roadway and utility easement in relation to the final plat of Wild Meadow Villas, located west of Dodd Boulevard (C. R. 9) and north of 215 Street (C.R. 70), and to consider the application of Progress Land Company, Incorporated for the final plat of 128 single family detached townhome lots. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes .and City Code. Mr. Morey stated that Planning Department staff is recommending that the Planning Commission continue the public hearing for the easement vacation and consideration of the Wild Meadow Villas final plat to the June 6, 2002 Planning Commission meeting to allow the developer time to revise the plans to identify a sufficient greenway trail corridor within Outlot A. 02.47 Motion by Detjen, Second by Drotning to continue the public hearing for the easement vacation. and .consideration of the Wild Meadow .Villas final plat to the • June 6, 2002 Planning Commission meeting. Ayes: Swecker, Michaud, Wulff, Detjen, Grenz, Drotning. Nays: 0 ITEM 7. MALLARD SHORES Chair. Wulff opened the public hearing to consider the application of Wright Homes for the following actions in relation to a 180 unit attached townhome residential development, located at the northeast quadrant of Pilot Knob Road (CSAH 31) and 170 Street (CSAH 58): A. Rezoning of .the subject property from RS-3, Single Family Residential District to PUD, Planned Unit Development District. B. Preliminary plat of 60 lots on 2 blocks (180 attached townhome units) -and 2 outlots. C. Final plat of 13 lots on 1 block (70 attached townhome units) and 3 outlots. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. • Everett Wright from Wright Homes and Jeff Lindgren from Hedlund Engineering were in attendance at tonight's meeting to answer any questions the Planning Planning Commission Meeting May 16, 2002 Page 3 Commission or public may. have. Mr. Wright provided an overview of the proposed Mallard Shores development. Associate Planner Ron. Mullenbach presented the planning report. Mr. Mullenbach stated that Wright Homes is requesting approval of the preliminary plat of 180 attached townhome units and the Phase 1 final plat of 70 attached townhome units to be known as Mallard Shores. The subject property consists of 39.47 acres of land located at the northeast quadrant. of Pilot Knob Road (CSAH 31) and 170 Street (CSAH 58}. Mr. Mullenbach indicated that in conjunction with this request, the developer is also requesting rezoning of the subject property from RS-3, Single Family Residential District to PUD, Planned Unit Development District, consistent with the requirements of the mediated settlement agreement dated May 31, 2000 and the comprehensive land use plan amendment approved by the City Council on December 17, 2001. Mr. Mullenbach gave a brief overview of the mediated settlement agreement between the City of Lakeville, the City of Apple Valley, and Leo and Sharon Tutewohl, andthe acquisition of easements and park property from the Tutewohls. Mr. Mullenbach indicated that under the general terms of mediated settlement agreement, the Tutewohls will be required to convey .the North 1/i of their property by warranty deed to the. City of Lakeville and grant permanent easements to the City of Apple Valley following approval of .the Mallard Shores final plat and rezoning. Mr. Mullenbach stated that the subject property includes three metes and bounds description parcels. The largest is the Tutewohl property referred to as the "South 1/~" in the mediated settlement agreement. The two additional parcels are adjacent properties owned by Kathryn Trevis and Lauritz and Marsha Jorgenson. The three parcels include single family homes and accessory buildings that will be removed by the developer. He added that the developer is required to abandon/remove all wells and septic systems in compliance with Federal, State and. County requirements. Mr. Mullenbach indicated that by acquiring the Trevis and Jorgenson parcels adjacent to the Tutewohl property, the developer would eliminate potential land use incompatibilities between the new townhome development and the existing single family homes,. abandon two additional wells and septic systems, remove two • non-conforming driveways on Pilot Knob Road, and facilitate an improved subdivision layout. Planning Commission Meeting May 16, 2002 Page 4 Mr. Mullenbach .stated that on December 17, 2001, the City Council approved an amendment to the Comprehensive Plan reguiding the subject property from Low Density Residential to Medium Density Residential land uses and. bringing the property into the current MUSA. He indicated that the Metropolitan Council subsequently approved the amendment on February 13, 2002: The Mallard Shores preliminary and final plat is consistent with the comprehensive plan amendment approved by the City Council on December 17, 2001. Mr. Mullenbach stated that Mallard Shores is proposed to be developed in three phases. The first phase will include 70 attached townhome units west of Embers Avenue. The second phase will include 50 attached townhome units in the northeasterly portion of the development. The third and final phase will include 60 attached townhome units in the southeasterly portion of the development. Mr. Mullenbach indicated that the Mallard Shores preliminary plat consists of 60 lots: 40 unit lots for the 40 row-style townhomes; 18 base lots for the 140 back-to- back style townhomes; and 2 common area lots, on two blocks. He stated that the Mallard Shores final plat will consist of 13 lots on one block containing 70 attached townhome units; 4 row-style and. 66back-to-back style townhomes. • Mr. Mullenbach stated that the Mallard Shores preliminary plat proposes two outlots, each. of which will be deeded to the City with the Mallard Shores final plat. He indicated that the final plat contains a third outlot that will include the two future phases of the development. Mr. Mullenbach stated that the Mallard Shores preliminary and final plat. abuts Pilot Knob Road and 170 Street. He pointed out that the plat also includes one public street connection, .five private streets and seven private drives, all of which are described in the May 10, 2002 planning report. Mr. Mullenbach indicated that the developer has submitted a landscaping plan for the Mallard Shores development. He stated. that the developer is proposing. a series of 4 foot high landscaped berms .along Pilot Knob Road. Additional landscaping materials are proposed between the townhome buildings and the pond along 170 Street, ..interior to the development and along the greenway. Mr. Mullenbach indicated that the landscape plan will be revised prior to City Council consideration to move all trees a minimum of 3 feet outside the public right-of-way. The May 10, 2002 planning report includes an analysis of the. proposed Mallard Shores development based on the R-6 District standards in effect as of January 1, 1999 consistent with the mediated settlement agreement, and the guidelines .for a planned unit development. Planning Commission Meeting May 16, 2002 Page 5 Mr. Mullenbach stated that the Homeowners Association documents have been submitted by,the developer and reviewed by the City Attorney. Mr. Mullenbach also reviewed the building floor plans for the proposed townhouse units. Three styles of townhouse units are proposed within the development. Mr. Mullenbach indicated that all units are slab-on-grade and no above grade decks. are proposed. Some units include slab-on-grade concrete patios. Mr. Mullenbach indicated that the 1999 R-6 District did not contain minimum exterior finish requirements. The developer is proposing face brick .along the two front elevations of the back-to-back style townhomes and the front elevation of the row style townhome building.. The remaining exterior area will be vinyl siding.. All back-to-back style townhomes and row style townhomes shall have common color, style and size exterior materials. Mr. Mullenbach indicated that the 1999 R-6 District did not contain a requirement for storm shelters; however, he stated that the developer is proposing a storm shelter in each townhome building. The row style units include a 28 square foot storm shelter within the garage. The back-to-back style townhomes include a • storm shelter in a stairwell. The Parks, Recreation and Natural Resources Committee reviewed the Mallard Shores preliminary and final plat at their May 15, 2002 meeting and their recommendation for approval, subject to the elimination of the sidewalk on the west side of Embers Avenue and the addition of a trail access between Road D and .the trail along Pilot Knob Road, was distributed to the Planning Commission at tonight's meeting. Mr. Mullenbach stated that should the Planning Commission recommend to City Council approval of the Mallard Shores preliminary and final plat and rezoning, Planning Department staff recommends the 19 stipulations listed in the May 10, 2002 planning report. Chair Wulff opened the hearing tothe public for comment. There were no comments from the audience. 02.48 Motion by Michaud, Second by Drotning to close the public hearing at 6:30 p.m. Ayes: Michaud, Wulff, Detjen, Grenz, Drotning, Swecker. . Nays: 0 Planning Commission Meeting May 16, 2002 Page 6 Mr. Mullenbach summarized, per the request of Commissioner Grenz, the differences between the 1999 R-6 District standards and the current RM-1 District standards. The Planning Commission agreed that headlights were a concern for Lots 9 and 11 Block 1 and Lots 36 and 37, Block 2, and recommended the plans be revised to .include a berm and/or landscaping adjacent to these buildings along Embers Avenue. Mr. Wright indicated that he will revise the final plat plans to show the berm and he also stated that he supports the recommendation to eliminate the sidewalk on the west side of Embers Avenue and the addition of a trail access between Road D and Pilot Knob Road. Commissioner Grenz suggested no parking signs on one side of the private streets because it would be difficult to get emergency vehicles through if cars were parked on both sides. The Planning Commission concluded that no parking signs will not be mandated, . but. if Mr. Wright wanted to put them in the homeowners .association documents, that would be his option. Chair Wulff was concerned about screening along Pilot Knob Road due to projected' 2020 traffic levels. The Planning Commission concluded that because of the .elimination of the sidewalk on the west side of Embers Avenue, it would be feasible to reduce the Embers Avenue right-of-way from 66 feet to 60 feet and shift the townhouse buildings and private drives six feet to the east, add a continuous berm along .Pilot Knob Road with additional evergreen trees on top of the berm for screening purposes. Commissioner Drotning asked if a decision had been made about 170 Street as to whether or not it will be a city street or a county road. Mr. Morey indicated .that Dakota County is still in the process of evaluating 170 Street as part of their on- going East-West Corridor Study. Mr. Morey recommended the following modifications. to the 19 stipulations listed in the May 10, 2002 Planning Report: t. The plans shall be revised to include berming and/or additional landscaping . .adjacent to the townhouse buildings on Lots 9 and 11, Block 1 and Lots 36 and 37, Block 2. Planning Commission Meeting May 16, 2002 Page 7 u. The plans shall be revised to reduce the Embers Avenue right-of-way to 60 feet, and to shift the townhouse buildings and private drives adjacent to Pilot Knob Road six feet to the east to incorporate a continuous landscaped berm .with additional evergreen trees along Pilot Knob .Road. 02.49 .Motion by Michaud, Second by Drotning to recommend to City Council approval of the application of the Mallard Shores preliminary and final plat, and rezoning of the subject property from RS-3 to PUD, subject to .the 19 stipulations listed in the May 10, 2002 Planning Report, with the addition of the two stipulations t. and u., and approval of the Findings of Fact dated May 16, 2002. Ayes: Wulff, Detjen, Grenz, Drotning, Swecker, Michaud. Nays: 0 Break at 7:10 p.m. Reconvened at 7:25 p.m. ITEM 8: MORGAN SQUARE • Chair Wulff opened the .public hearing to consider the. application of Morgan Square LLC -James Allen. for the preliminary plat of 111 attached townhouse units to be known as Morgan Square,. located south of 205 Street, north of 210 Street and west of'the Lakeville Theatre. Assistant City Attorney Poehler attested that the. legal notice had been duly published in accordance with state .statutes and City Code. Engineer Steve Albrechf from Bolton & Meek, Inc. was in attendance at the meeting to answer any questions the Planning Commission or public may have.. Mr. Albrecht provided an overview of the subdivision of Morgan Square. He stated that the developer ha agreed to increase the basement depth to satisfy the storm shelter issue outlined in Mr. Dempsey's planning report. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that 94 of the proposed townhouse units will be two story and 17 will be split entry design. He indicated that he preliminary plat will include 111 townhouse lots and 13 common area lots on two blocks and three outlots on 37.4 acres. He indicated that the property is zoned RM-1, Medium Density Residential District. The property consists of the undeveloped Outlot E, Lakeville Commerce Center platted on November 21,1988. Mr. Dempsey stated that the Parks, Recreation and .Natural Resources Committee met on May 15, 2002 and their comments and recommendation were distributed to .Planning Commission Meeting May 16, 2002 Page 8 the Planning Commission at tonight's meeting. Mr. Dempsey stated that because the Morgan Square development (proposed Outlot C) abuts 210 Street (County Road 70), the; developer must submit the preliminary plat to the Dakota County Plat Commission for review. Mr. Dempsey stated that Morgan Square will be developed in 3 phases. Phase one will consist of 38 units and the improvements to 205 Street. Phases two and three will include the remaining 73 units. Mr. Dempsey indicated that the Morgan Square preliminary plat proposes 3 outlots. Outlots A and B (storm water ponds) will. be deeded to the City with the final plat. Outlot C will remain under the ownership of Lakeville Land, LLC and will not be developed as part of the final plat of Morgan Square. He indicated that a separate preliminary and .final plat will be required for the future development of Outlot C. Parking will not be permitted on the internal public street, which is shown as Morgan Avenue on the preliminary plat, or on the temporary connection to 207 Street. No parking signs. must be installed by the developer.. There will be a temporary turn-around for Morgan Avenue within Outlot C, which will require: a temporary turn-around easement fromthe owner of Outlot C. Mr. Dempsey stated that 5 foot wide concrete sidewalks are proposed to be constructed on both sides of Morgan Avenue from 205 Street on the north. side of the preliminary plat to the southern boundary of the preliminary plat. Mr. Dempsey stated that the City's Park and Open Space .System Plan does not identify a need for additionalparkland within the proposed development site. He indicated that staff is recommending a .cash contribution in the amount of $175,935.00 to meet the park dedication. requirement for the Morgan Square development. Mr. Dempsey reviewed his analysis of the townhouse performance standards included in the May 10,.2002 planning report. Regarding the exterior building finish requirement, Mr. Dempsey indicated that the calculations provided by the developer indicate that the 6 unit side-by-side buildings do not meet the minimum materials percentage on the backs of the . buildings as they propose 100% vinyl. The plans must be revised to meet Zoning Ordinance requirements prior to City Council consideration of the preliminary plat. Planning Commission Meeting May 16, 2002 • Page 9 Mr. Dempsey stated that the proposed optional decks on each unit will be located outside the unit lot. The Zoning Ordinance requires that the unit lots be configured and sized to include decks or porches. The lots will have to be reconfigured prior to City Council consideration of the preliminary plat. Mr. Dempsey stated that the garages proposed for the Morgan Square townhouse development are attached and meet the 440 square foot area and 20 foot width requirement. Mr. Dempsey indicated that a storm shelter is required for all dwellings that do not have basements, which include the 6 side-by-side units that are proposed in the second and third phase of the Morgan Square development. He stated that, according to the developer, they will increase the basement depth to satisfy the storm shelter issue outlined in Mr. Dempsey's planning report. Mr. Dempsey stated that should the Planning Commission recommend to City Council approval of the Morgan. Square preliminary. plat, Planning Department: staff recommends the 21 stipulations listed in the May 10, 2002 planning report. . Chair Wulff opened the hearing to the public for comment. Bob Powell, 1.1774 205th Street West Mr. Powell's concerns were whether the trail on the south side of 205th Street will be extended to serve the Morgan Square development and if the developer will construct a fence adjacent to his property. Mike Muller, Owner of the Lakeville Theatre Mr. Muller supports the proposed townhome development, but asked the following questions: ? Timing for completion of the first addition and. future additions. ? Timing for the proposed public street connection to County Road 70. ? Timing for closing 207t~ Street. He stated that he would like to add six more screens to the existing theatre. They .will need to add parking on .their property south of 207tt< Street to accommodate the additional screens. He wants the homeowners of the Morgan Square development to be aware of their expansion plans. ? He also requested that during construction, there be no truck traffic blocking • the theatre's entrances/exits and .that no semi trucks or construction worker's vehicles park in the theatre parking lot. Planning Commission Meeting May 16, 2002 Page 10 • 02.50 Motion by Drotning, Second by Swecker to close the public hearing at 7:55 p.m. Ayes: Detjen, Grenz, Drotning, Swecker, Michaud, Wulff. Nays: 0 Mr. Albrecht indicated that they would like the first model available by fall of 2002. He stated that Phase 3 would be completed in 4-6 years. Mr. Morey stated that trails are typically constructed when a roadway is upgraded to an urban section; however, consideration could be given to extending the trail on the south side of 205 Street to Morgan Avenue with the Morgan Square development. The Planning Commission agreed .that the .Zoning. Ordinance does not require the construction of a fence. between single family and townhomes properties.. The trees that will be saved along the west plat boundary will form a natural buffer between the Morgan Square development and the Powell property. Commissioners Grenz and Puncochar indicated a second access to the development is important for emergency vehicle access and to allow an alternative egress if one street access is blocked in an emergency. Commissioner Michaud .requested. the last sentence in ,the Parks, Recreation and Natural Resources Committee .minutes be revised to read; "There are no park acili requirements for this location." Staff .indicated .that if Muller Theatre expands their number of screens and adds parking south of 207 Street, the roadway and platted right-of-way would have to be vacated to provide a continuous parcel and parking area. The Planning Commission was concerned .about the amount of future traffic on Morgan Avenue when it is extended in .the future to intersect with the realigned .Keokuk Avenue and when the properties north of 205 Street and south of County Road 70 develop. Mr. Morey stated that design of the Keokuk Avenue realignment will occur as part of the I-35/C.R. 70 interchange improvement project. To avoid Morgan Avenue being used as a shortcut, Mr. Morey suggested a median with right-in, right-out access to 205 Street. Mr. Morey recommended .that the City's traffic consultant, SRF, prepare a traffic study to include trip generation and distribution taking. into account proposed and .future development, I-35/C.R. 70 interchange improvements, the extension of Morgan Avenue north of 205 Streetand Keokuk • Avenue south of C.R. 70, and alternatives for a second public street access.' The Planning Commission agreed to table recommendation on the preliminary plat until a traffic study is prepared addressing these issues. Planning Commission Meeting May 16, 2002 Page 11 02.51 Motion by Drotning, Second by Michaud to .table consideration of the Morgan Square preliminary plat to a future Planning Commission meeting, and directed the preparation of a traffic study to address trip generation and distribution taking into account proposed and future developments, the future .extension of Morgan Avenue north of 205 Street and Keokuk Avenue south of County Road 70, and alternatives for a second public street access south or east of the Morgan Square plat. Ayes: Detjen, Grenz, Drotning, Swecker, Michaud, Wulff. Nays: 0 ITEM 9: NEW BUSINESS Staff would like the. Planning Commission to consider setting a special meeting on June 27, 2002, because of the cancellation of the July 4~ meeting. Staff wants to keep the. number of items as manageable as possible. The Planning Commission concluded they would prefer to have two meetings in July, on .the 11~, and the 25~, rather than a special meeting on June 27~ and a S regular. meeting on July 18~. There being no further business, the meeting was adjourned at 8:40 p.m. Respectfully submitted, Penny rev g, Recordi S retary ATTEST: t, Wendy Wulff, hair