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HomeMy WebLinkAbout06-06-02 CITY OF LAKEVILLE Planning Commission Meeting Minutes JUNE 6, 2002 The June 6, 2002 Planning .Commission meeting was called to order by Chair Wulff in the. City Hall Council Chambers at 5:30 p.m. Flag pledge and roll call of members: Present: Stolte, Swecker, Michaud, Wulff, Detjen, Grenz, Drotning, ex-officio Puncochar. Absent: None Staff Present: Robert Erickson, City Administrator; Daryl Morey, Planning Director; David Olson, Community & Economic Developer Director; Frank Dempsey, Associate Planner, Ron Mullenbach, Associate Planner; Jay Rubash, Assistant City Engineer; David Licht, Consultant .with Northwest .Associated Consultants; Bret Weiss, consultant with WSB; Jeff Bednar, consultant .with SRF; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3: APPROVAL OF MEETING MINUTES: The May. 16, 2002: Planning Commission meeting minutes were approved as presented. ITEM 4: ANNOUNCEMENTS: Mr. Morey .stated that the following items were distributed to Planning Commission members and staff before tonight's meeting. L .The June 5, 2002 Parks, Recreation & Natural Resources committee meeting motions regarding the Wild Meadow Villas final plat and the Crossroads Sketch Plan. 2. Letter from John R. Meyers of OPUS regarding the CrossRoads Project. 3. Memo from David Olson regarding the County Board Action on the CrossRoads Project. 4. List of proposed tenants in the Cedar 160 Retail strip center. ITEM 5: WILD MEADOW VILLAS (Continued from the May 16, 2002 Planning Commission Meeting) Planning Commission Meeting June 6, 2002 Page 2 Chair Wulff continued 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. John Stainbrook Project Manager from Progress Land Company was in attendance at tonight's .meeting to answer any questions the Planning Commission or public may have. Mr. Stainbrook provided an overview of the proposed Wild Meadow Villas development. Associate Planner Frank Dempsey presented. the planning. report.. Mr. Dempsey stated that Progress Land Company has. submitted an application for the .final. plat of 128 single family detached townhouse. lots to be known: as Wild Meadow Villas located west of Dodd Boulevard and south of 210~_Street. Mr. Dempsey also. indicated that Steven Klucas and Randy and Sondra Samos have applied for the vacation of an existing roadway .and utility easement in conjunction with the .proposed final plat of Wild Meadow Villas. He stated that. Samos and Klucas-own the three parcels .north of Wild Meadow Villas. that will. have a portion. of 212 Street constructed on their property and located within an existing 50 foof wide public roadway .easement. Mr. Dempsey stated that a 50 .foot wide, easement for roadway and utility purpose was dedicated by the owners of three of the four properties north of the Wild Meadow Villas final plat to allow. a possible future street access at Dodd Boulevard. He indicated that the easement was dedicated as a stipulation of a Planned Unit Development/Conditional Use Permit (PUD/CUP) approved by the .City Council in 1990. The PUD/CUP allowed a lot line rearrangement of the non-conforming parcels north of the proposed Wild Meadow Villas final plat. Mr. Dempsey stated that the new right-of--way for 212 Street will utilize only a portion of the existing 50 foot wide drainage and utility easement on the adjacent properties. With the approval of the preliminary plat, the City agreed to vacate any excess easement on the north side of proposed 212 Street. A 40 foot wide strip of the easement will be retained on' the north side of 212 Street. The remaining portion of the easement will be vacated. Regarding the final plat, Mr. Dempsey stated that the Wild Meadow Vllas_final plat area is zoned RST-2, Single and Two Family Residential District consistent with Planning Commission Meeting Jae 6, 2002 Page 3 the low to medium density .residential land use identified on the :2020 Land Use Map and District 8 provisions of the 1998 Comprehensive Plan. Mr. Dempsey stated that there are .nine parcels north of the proposed Wild Meadow Villas final plat area of which seven have single family homes. All nine parcels are planned and. zoned for future single family residential development. The developer will install stub sanitary sewer and water laterals and services for the possible future subdivision of theparcels identified on the "ghost plat" sketch prepared by the developer. Mr. Dempsey stated that a portion of the Wild Meadow Villas property is located within. the Shoreland. Overlay District. There are 13 lots that are located: either .partially or entirely within the Shoreland. Overlay District.- He indicated that the .plat will meet the 25% maximum allowable impervious. surface area requirement. The Wild Meadow Villas final plat also meets the density and minimum 50% open space requirements of the Shoreland Overlay District. Mr. Dempsey indicated that there are two Outlots proposed in .the. Wild Meadow Villas final plat. Outlot A will be retained by the developer and will be combined with a future remnant parcel when the property to the north is developed. Outlot B i includes park. land. dedication for: the future greenway trail: corridor, stormwater ponding, and the DNR creek/wetland area, Mr. Dempsey stated that the grading plan and landscape plan for Wild Meadow Villas proposes the construction of a 4 foot high berm and the installation of a staggered row of 6 foot tall spruce trees spaced 15 feet apart along Dodd Boulevard. He indicated that County Road. 9 is classified as a corridor in the City's Corridor and Gateway Design. Study. The proposed landscaping ,meets the .requirements of the Zoning Ordinance and the Corridor and Gateway Design Study. Also, Mr. Dempsey indicated that the buffer yards of Lot 1, Block 1; Lots 1-10, Block 5; .and Lots 1-7, Block 6 must be sodded to the Dodd Boulevard right-of-way line. Mr. Dempsey stated that the Parks, Recreation and Natural Resources Committee recommended a combination of land and .cash to meet the park. dedication requirement. Mr. Dempsey .presented an overview of the RST-2 District Standards, which are listed in the May 10, 2002 planning report. He stated that several of the proposed detached townhome building plans must be revised prior to City Council consideration to show basements or storm shelters in compliance with Zoning Ordinance requirements. Planning Commission Meeting June 6, 2002 Page 4 Mr. Dempsey stated that should the Planning Commission recommend to City Council approval of the roadway and .utility. easement vacation and the Wild Meadow Villas .final plat, Planning Department staff recommends the 17 stipulations listed in the May 10, 2002 Planning Report. Chair Wulff continued the hearing to the public for comment.. There were no comments from the audience. 02.52 .Motion by Michaud, Second by Detjen to close the public hearing at 5:45 pm. Ayes: Stolte, Swecker, Michaud, Wulff, Detjen, Grenz, Drotning. Nays: 0 Commissioner Stolte questioned the Dakota County Plat Commission's concerns regarding the alignment of the. intersection of 212 Street with Dodd Boulevard and about noise control. Mr. Rubash explained. that the City is aware that the 212 Street and Dodd Boulevard intersection is about 5 degrees off a 90 degree alignment, however, it does meet City guidelines for a local street.: Mr. Dempsey indicated that noise control is addressed with the landscape screening and 4 foot berms along Dodd Boulevard. 02.53 Motion b Drotnin , Second b Swecker to recommend to Ci Council a royal Y g Y tY Pp of the roadway and utility easement vacation and the Wild. Meadow Villas final. plat, subject to the 17 stipulations listed in the May 10, 2002 Planning Report. :Ayes: Swecker, Michaud, Wulff, Detjen, Grenz, Drotning, Stolte. Nays: 0 ITEM 6: INDEPENDENT SCHOOL DISTRICT 194 Chair Wulff opened the public hearing to consider the application of Independent School District 194 for an amendment to Conditional Use Permit No. 89-09 to allow the existing .Independent School District 194 Community Education facilities to occupy a vacant tenant space located within the Kenwood Center, 17765 Juniper Path. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. Mr. Pete .Martin, ISD 194. Community Education Director was in attendance at tonight's meeting to answer any questions the Planning Commission or public may have.. Mr. Martin explained that the school district has a shortage of space in their existing facilities and they need #o utilize a vacant tenant space in the Kenwood Center to meet the demand for their Community Education programs. Planning Commission Meeting June 6, 2002 Page 5 Pl nnin D' a g .erector Daryl Morey presented the planning report Mr Morey stated. that the application to amend Conditional Use Permit No. 89-02 will allow the Lakeville School District to occupy a vacant tenant space in the Kenwood Center for their Community Education programs. He indicated that .CUP. 89-09 allowed .the school .district to establish Community Education programs in vacant tenant space located on the west side of .the U-shaped Kenwood Center, which is located in the southwest quadrant of Kenwood Trail {CSAH 50} and Juniper Path and is zoned C- 3, General Commercial District. CUP 89-09 was amended in 1991 and 1992 to allow the'school district to expand their Community Education programs into adjacent vacant'tenant space on the west side of the Kenwood Center. Mr. Morey stated that ISD 194 is now proposing to locate Community .Education programs in a 3,451 square foot .vacant tenant space on the east .side of the Kenwood Center between Mankato Rehabilitation and Video Update. The school district proposes to utilize the new .space for.. Early Childhood Family. Education and Kid Zone Extended Day programs. Parking was raised as an issue with a previous CUP amendment in 1992,- and the owner of the Kenwood. Center, the Welsh companies, prepared a detailed parking study at that time. Mr. Morey stated that the Welch Companies have updated their . parking study to reflect current tenants and parking demands. Mr. Morey stated that the school district is in the process of signing a new 10 year lease:: The new lease will be effective on August 31, 2002. He requested that the ,expiration date .listed in stipulation number 4 of the May 31,.2002 .planning report be revised to read "August 31, 2012." The expiration. of CUP 89-09 and the amendments will. coincide with the school district's new lease. Mr. Morey stated that should the Planning Commission recommend to City Council approval of the Independent School. District amendment to CUP No. 89-09, Planning Department staff recommends the 4 stipulations listed in the May 31, 2002 planning report, and approval of the Findings of Fact dated June 6, 2002. Chair Wulff opened the hearing to the public-for comment. There were no comments from the audience. 02.54 Motion by Swecker, Second by Stolte to close the public hearing at 6:00 p.m. Ayes Michaud, Wulff, Detjen, Grenz, Drotning, Stolte, Swecker. Nays: 0 Planning Commission Meeting June 6, 2002 .Page 6 Commissioner Drotning commented on the parking issue. He asked how the kids are transported from their schools to the Extended Day program. Mr. Morey responded with a detailed explanation of the parking study regarding peak parking times. Mr. Martin indicated that buses will arrive at the center after the children get picked. up from their schools. Parent drop off and pick up times usually last less than five minutes. The Commissioners inquired about why this was a conditional: use permit (CUP) rather than an interim use permit (IUP). Mr. Morey indicated that the difference between the CUP and IUP is a sunset date is an inherent aspect of an IUP. He indicated that there was no IUP provision in the. Zoning Ordinance when this CUP was approved in 1989. Staff .recommends that the CUP be tied to the school district's lease at the Kenwood Center, consistent with the .original CUP and subsequent amendments. Chair -Wulff indicated that there needs to be an alternative solution for parking during holiday parties, parent days, etc. The Welch Companies indicated that they would. work with the school district to study alternatives to address parking for special events. Mr. Morey recommended the following modifications to stipulation 4 listed in the May 31, 2002 planning report, and the addition of 5 and 6: , 4. Change the expiration date to August. 31 2012. 5. The City Attorney will review the request for consideration as an Interim Use Permit. 6. The school district and property owner shall examine alternatives for addressing parking during. special events. 02.55 Motion. by Stolte, Second by Michaud to recommend to City Council. approval of the amendment to Conditional Use Permit No. 89-09, subject to the 4 stipulations listed in the May 31, 2002 Planning Report, as amended, with the addition of the stipulations 5 and 6, and approval of the Findings of Fact dated June 6, 2002. Ayes: Wulff, Detjen, Grenz, Drotning, Stolte, Swecker, Michaud. Nays: 0 ITEM 7: JOHN L. HARRISON Chair Wulff opened the public hearing to consider the application of John L. Harrison for the vacation of a .portion of Upper 196 Way public right-of--way. Planning Commission Meeting June 6, 2002 Page 7 A 'i n ss sta. t City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. John and Rose Harrison were in attendance at the meeting to answer any .questions the Planning Commission or public may have. Mrs. Harrison presented an overview of their .proposed house. addition in relation to the existing and proposed right-of-way line. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that John and Rose Harrison own a lot with a single family home located at 10213. Upper 196 Way West. The lot was platted in 1910 as part of the Antler's Park subdivision. Mr. Dempsey indicated that the of was re-platted in 1941 as part of the Lenihan's Lots, Antlers Park subdivision. He stated that the house was constructed in 1975 and. was not constructed in the location provided on the survey submitted with the .building permit application. The. house is set back approximately 29 feet from the front property line which is the northerly right-of- way for Upper 196 Way. A 30 foot building setback is required. Mr. Dempsey stated that the Planning Commission met informally with the Harrisoris on April 4, 2002 to discuss their proposed addition and existing non- conforming. building setback. in relation to the front property line as shown on the as-built survey prepared by Jacobson Engineers and Surveyors. He indicated that the proposed addition would be 7 feet from the front property line. Mr. Dempsey explained that the Planning Commission instructed the Harrison's to prepare a survey to identify the actual right-of-way width, location of the roadway and existing utilities. The information would be used. to determine if any right-of- way can be vacated to remove the non-conforming setback. for the house and to accommodate their .proposed addition while maintaining adequate road right-of- way in compliance with ordinance requirements and future right-of-way needs. Mr. Dempsey stated. that the Harrison's have. applied for .the vacation of approximately 23 feet of the existing .platted public right-of-way of Upper 196 Way. to bring the existing house into conformance with the 30 foot front yard setback requirement and to allow. the construction of a 250 square foot living area. addition and a covered porch that would extend the existing porch around the proposed new addition. The survey submitted with the Harrison's Vacation application proposes to vacate a portion of 196 Way right-of-way down to a 51 foot width. adjacent to the porch proposed with the house addition in order to .meet the 30 foot front yard setback requirement. A 60 foot right-of-way width is required for local streets and is .recommended by the City Engineer for street and utility maintenance. Planning Commission Meeting June 6, 2002 Page 8 • Mr. Dem se ex lamed th wh n h hue wa n tructed in 1975 h p y p at e to os s cos. to foundation was not constructed in the location shown on the. survey submitted with the building permit. The misplacement of the foundation resulted in a setback of 21.7 feet from the front property..line. The house is non-conforming with respect to the front yard setback. Mr. Dempsey indicated that any addition to the building must meet all setback. requirements. Mr. Dempsey stated that the City Engineer does not support a deviation in the required 60 foot right-of-way width. He does support the vacation of Upper 196 Way right-of-way down to the required 60 foot width, which would bring the existing house. into conformance with the setback requirements: and would allow the proposed 10 foot house addition only, not the proposed porch addition. Mr. Dempsey indicated that. there is space on the property for a portion of the proposed .porch or a porch in another location to meet the 30 foot setbackrequirement. Mr. Dempsey stated that should the Planning. Commission recommend to City Council approval of the vacation of a portion of Upper 196 Way' right-of-way, Planning Department staff recommends the 5 stipulations listed in the May 17, 2002 planning report. i Chair Wulff opened the haring to the public for comment. There were no comments from the audience. 02.56 Motion by Detjen, Second by Michaud to close the public hearing at 6:25 p.m. Ayes: Detjen, Grenz, Drotning, Stolte, Swecker, Michaud, Wulff. Nays: 0 Commissioner Stolte confirmed the measurements of the right-of-way and the intent to keep it consistent through .the entire neighborhood. Mr. Rubash indicated that 196 Way is the primary roadway for approximately 70 residents in this .:neighborhood, and the City Engineer recommends 60 feet of right-of-way for street and utility maintenance. Mr. Morey indicated that the width of the road now is 26 feet. When the road is upgraded in the .future, it would be built to the standard 32 feet in width. Mr. .Rubash indicated that the Harrison's retaining walls are in the current right-of-way. The City maintains drainage on the south side of the road: and. utilities and watermain on the north side.. Mr. Morey stated that vacating down to a 60 foot right-of-way width is a win-win situation for the Harrison's and City. It will bring the Harrison's property into Planning Commission Meeting June 6, 2002 Page 9 conformance, which will eliminate a potential problem if they were to sell their house in the future. It also allows them to build their house addition, but not the extension of the porch. Commissioner Drotning stated that historically, local street widths have been .platted at 60 feet. He also indicated that the Harrison's lot is the largest on the street and indicated that there is a wetland on the property. He felt there was more than adequate space to construct their addition on the back of their house. The. Planning Commission asked if the Harrison's will own the right-of-way to be ..vacated.. Ms. Poehler stated that the Harrison s would own the vacated right-of- way. Chair Wulff agreed that this is a win-win .situation. She indicated that it is appropriate to vacate the excess right-of-way in order to eliminate. the existing non- conformity 02.57 Motion by Drotning, Second by Michaud to recommend to City Council approval of the vacation of a portion of Upper 196 Way right-of-way, subject to the 5 stipulations listed in the May 17, 2002 planning report. Ayes: Grenz, Drotning, Stolte, Swecker, Michaud, Wulff, Detjen. Nays: 0 Break at 7:10 p.m. Reconvened at 7:25 p.m. ITEM 8: JEFF STEINMAN Chair Wulff opened the public hearing to consider the application of Jeff Steinman for a Conditional Use Permit to allow a total accessory building area in excess of RS-3 and RM-1 district requirements, located. at 17401 Jonquil Avenue. Assistant City Attorney :Poehler attested that the legal notice had been duly published in accordance with state statutes and City .Code. Jeff Steinman was in attendance at tonight's meeting to answer any questions the Planning Commission. or public may have. Mr. Steinman gave an overview of his proposed Conditional Use Permit request. Planning Director Daryl Morey presented the planning report. Mr. Morey stated that Jeff Steinman has submitted an application for a conditional use permit (CUP) to allow a total accessory building area in excess of RS-3, Single Family Residential Planning Commission Meeting June 6, 2002 Page 10 District and RM-1, Medium Density Residential District requirements on his property located at 17401 Jonquil Avenue, which is currently undeveloped. Mr. Morey indicated that the east section of Mr. Steinman's property is zoned RS-3 and the west section of the property is zoned RM-1. Mr. Morey stated that Mr. Steinman has been issued a building permit to construct a single-family home with an attached garage. The proposed house, which is currently under construction, is located on the east section of the property in he RS-3 District. Mr. Steinman is proposing to construct a detached accessory building on the west section of the property located in the. RM-1 District. Mr. Morey indicated that a CUP is required because. the floor area. of .the proposed attached garage, which. is 892 square .feet, combined with the floor area of the proposed detached accessory building, which is 624 square feet, will. exceed the maximum accessory building area allowed: in the RS-3 and RM-1 Districts. Mr. Morey stated that Mr. Steinman intends to use the proposed detached accessory building for the storage of a boatand. fora woodworking area. Mr. Morey stated that a stipulation of the CUP will. require the proposed detached accessory building to be removed if the property is subdivided in the future. The exterior will consist of vinyl siding and asphalt shingles that will match the exterior of the principal building that will be constructed on the lot. A stipulation of the . CUP will require the driveway leading from the attached garage to the detached accessory building to be paved with bituminous material as .identified on the site survey. Mr. Morey stated that should the Planning Commission. recommend to City Council approval of the Steinman Conditional Use Permit to allow a total accessory building area in excess of RS-3 and RM-1 district requirements, Planning Department staff recommends the 6 stipulations listed in the May 17, 2002 planning. report, and approval of the Findings of Fact dated June 6, 2002. Chair Wulff opened the hearing to the public for comment. .There were no comments from the audience. _ 02.58 Motion by Michaud, Second by Drotning to close the public hearing at 7:40 p.m. Ayes: Drotning, Stolte, Swecker, Michaud, Wulff, Detjen, Grenz. Nays: 0 • Planning Commission Meeting June 6, 2002 Page 11 Commissioner Drotning confirmed that if the. property is ever subdivided, the accessory building must be removed from the property. The Commission inquired about rezoning the west section of property to RM-3. Mr. Morey indicated that the property could be rezoned in conjunction with the CUP application or as part of the on-going Zoning Ordinance Update. He recommended that the adjacent properties to the north and south that have the same split zoning situation be included in any RM-1 to RS-3 rezoning. Chair Wulff recommended that the properties be rezoned as part of the Zoning Ordinance Update. Commissioner Swecker confirmed that the CUP runs with. the property. Commissioner Drotning pointed out that .the. neighboring property owner to the north has a shed that encroaches 0.2 feet onto the .Steinman property. Mr. Morey suggested that Mr. Steinman work. with his neighbor to remove the shed encroachment. The consensus by the Planning Commission was to process the rezoning with the • update of the Zoning Ordinance. 02.59 Motion by Stolte, Second by Detjen to recommend to City Council approval of the Steinman Conditional Use Permit to allow a total accessory building area in excess of RS-3 and RM-1 District requirements, subject to the 6 stipulations listed in the May 31, 2002 planning report, and approval of the Findings of Fact dated June 6, 2002. Ayes: Stolte, Swecker, Michaud, Wulff, Detjen, Grenz. Nays:. Drotning -His reason being the zoning should be addressed in conjunction with the Conditional Use Permit. ITEM 9: MESSIAH LUTHERAN CHURCH Chair Wulff opened the public hearing to consider the application of Messiah Lutheran Church for a Conditional Use Permit Amendment to allow the construction of a classroom and recreation addition to the west side of the existing church, located at 16725 Highview Avenue. Assistant City Attorney Poehler attested that the legal notice had. been duly published in accordance with state statute and City Code. Planning Commission Meeting June 6, 2002 Page 12 Representatives of Messiah Lutheran Church .were in .attendance at tonight s meeting to answer any questions the Planning Commission or public may have. They provided an overview of their proposed CUP amendment to allow the construction of an addition to the church. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that representatives of Messiah Lutheran Church have submitted an application for an amendment to Conditional Use Permit No. 88-01 for the construction of a 10,000 square foot, two level addition onto the west side of the existing church building, located at 16725 Highview Avenue. He indicated that the total building addition will be approximately 20,000 square feet. Mr. Dempsey stated than the proposed building addition will .include about 10,000 square feet of classroom/mechanical and storage space and about a 10,000 square foot gymnasium/activity area, kitchen, and storage space on the''main level. Mr. Dempsey also indicated that the plans propose to eliminate the existing southernmost driveway and to construct a new driveway. on the north side of the property to provide a full access to Highview Avenue consistent with the Messiah Lutheran church Addition plat approved in 1992. Mr. Dempsey. reviewed the history of Messiah Lutheran Church since the approval of CUP 88-01 to allow the construction of Messiah Lutheran Church. Mr. Dempsey. stated that the property is adjacent to Highview Avenue. Highview Avenue is classified as a high density minor. arterial/parkway with a 60 foot ~i right-of-way requirement. He indicated that a 50 foot ~i right-of-way was platted in 1992 with Messiah Lutheran Church Addition. A 10 foot wide roadway easement and an additional 10 foot wide. boundary drainage and utility easement will be dedicated as part of the church expansion project. Mr. Dempsey stated that the church is required to provide a $11,650.00 letter of credit for the paving and curbing of the parking lot and driveways and removing the existing southerly driveway. Mr. Dempsey indicated that the. proposed building exterior will be a cream colored artificial stucco to match the existing building exterior. Burgundy accent bands will be included on the exterior. He stated that windows will also add visual interest to the building exterior. Mr. Dempsey stated that the existing church sign will be located within the new 10 foot boundary drainage and utility easement. The church must either relocate the existing sign as part of the proposed expansion or sign an encroachment. agreement Planning Commission Meeting June 6, 2002 Page 13 and submit a $2,500.00 cash escrow to guarantee the relocation of the sign when Highview Avenue is upgraded in the future. Mr. Dempsey stated that should the Planning Commission recommend to City Council approval of the Messiah Lutheran Church .Conditional Use Permit . Amendment, Planning Department staff recommends the. 10 stipulations listed in the May 31, 2002 planning report, and approval of the Findings of Fact dated June 6 2002. Chair Wulff opened the hearing to the public for comment. There were no comments from the audience. 02.60 Motion by Drotning, Second by Michaud to close the public hearing at 8:05 p.m. Ayes:. Stolte, Swecker, Michaud, Wulff, Detjen, Grenz, Drotning. Nays: 0 Commissioner Grenz asked if classes will be held simultaneously .with regular worship services. Representatives of the church indicated that the present plan is to have classes only when worship services are not being held. The representatives of the church felt they.. shouldn't have to put up a cash escrow for the sign relocation because they are anon-profit organization.. The Planning. Commission concurred that the City must have an escrow or letter of credit from the church to relocate the church sign at the time Highview Avenue is upgraded. The church- representatives stated they preferred to provide. aletter-of-credit to guarantee the sign relocation. Mr. Morey .suggested the following wording for Stipulation. 7: The church. must relocate the existing. sign with the proposed addition or sign an encroachment agreement and submit a financial security to relocate the. sign at the time Highview Avenue is upgraded. 02.61 Motion. by Detjen, Second by Michaud to recommend to City Council approval of the Messiah Lutheran Church Conditional Use Permit Amendment to allow the construction of a classroom and recreation addition to the west side of the existing.. church, subject to the 10 stipulations listed in the May 31, 2002 planning report, as amended. Ayes: Swecker, Michaud, Wulff, Detjen, Grenz, Drotning, Stolte. Nays:. 0 Planning Commission Meeting June 6, 2002 Page 14 Break at 8:15 .m. p Reconvened at 8:25 p.m. ITEM 10. CROSSROADS Chair-Wulff opened discussion and review of the CrossRoads sketch plan proposed by D.R. Horton and OPUS Northwest, LLC, consisting of 317 attached townhouse units, 141 single family lots, 140 senior apartment units, 182,000 square feet of retail commercial space, an 800 seat sanctuary .church, and a 420 student elementary school, located at the southeast corner of Cedar Avenue (C.R. 23) and Dodd Boulevard (C. R. 9). Terry Matula from D.R. Horton and John Meyers from Opus Northwest, LLC, in addition to other representatives of D.R. Horton, OPUS, Cub .Foods and CrossRoads Church, were in attendance at tonight's meeting to answer any questions the Planning Commission or public may have. Mr. Matula provided an extensive overview of the residential section of the CrossRoads project and Mr. Meyers provided an overview of the commercial section of the CrossRoadsproject. .David Licht from Northwest Administration Corporation (NAC) presented the • planning report. Mr. Licht stated that D.R. Horton, OPUS Northwest, LLC, and CrossRoads Church have made a joint sketch plan submission for a mixed use development project located in the southeast quadrant of Cedar Avenue and. Dodd Boulevard. He indicated that the applicants and City staff have devoted a considerable amount of time to this project in an attempt to resolve various issues. The applicants hosted a neighborhood meeting on May 7, 2002 where a number of comments and .concerns were voiced. Mr. Licht indicated that the proposed uses are a mix of single family low density dwellings, mid density townhomes, high density elderly units, a church sanctuary, a church school and a retail commercial/office development to be constructed on approximately 200 plus acres of land. Mr. Licht presented an overview of the timing and phasing.. of the CrossRoads project, which he details in his May 30, 2002 planning report. Mr. Licht. stated that .the proposed development will require Comprehensive Plan Amendments and corresponding rezoning of property. These .amendments. and rezonings are viewed as major policy concerns in .contrast to technical design matters and as a consequence he asked that the Planning...Commission consider these at the sketch plan stage of review. He indicated that the land use issues are the addition of a portion of Staged Expansion Area "A" to the current MUSA, and Planning Commission Meeting June 6, 2002 Page 15 • the reconfi ation and reallocation of the ado ted Com rehensive Plan land uses P p and related zoning to that proposed by the applicants for the CrossRoads project. The applicants require this direction prior to proceeding with the .formal submission' of applications. Mr. Licht stated that other land use issues on which the City Officials may wish to comment include the adequacy of the buffer area. between the existing single family development to the east and the proposed medium density townhomes west of Gerdine Path. He indicated that the developers haveproposed a row of:new single family lots east of Gerdine Path, abutting the back yards of the existing homes. Additionally, a 100 foot buffer area is proposed west of Gerdine Path which would be a landscaped greenway containing a public trail. Mr. Licht indicated that there is general compliance with the Comprehensive Plan's land use for .the area, but some neighborhood objection was received. on the amount of medium density housing that is proposed for this development.. Mr. Licht stated that direction at this time in the process may serve to resolve this issue as part of .continuing processing considerations. Mr. Licht. stated that the introduction of high density housing in the form of elderly • market living units into the area and a major. church and church `sponsored elementary school. need to be discussed. Also, Mr. Licht indicated that the two existing developed lots along Flagstaff, at the northeast corner of the project. site, need to be reviewed as to the manner in which these properties are provided access. Mr. Licht stated that zoning is not typically considered as part of the sketch plan review and comment phase of the process, but .the zoning for the CrossRoads Church, church sponsored elementary school, and .elderly congregate and assisted living ::housing is a matter which requires direction.. He indicated that Staff's initial suggestion is fo have these activities regulated through a PUD Zoning .District because of the uncertainty on the exact size and type of development which will .take place. The PUD Zoning District approach will allow the. City the opportunity to work with. the church and developers to insure that all considerations are addressed. Mr. Licht indicated that the City's traffic consultant, SRF, has been involved throughout the later phases of project. planning and has documented their study and analysis, which has been included in the planning report, along with a number of transportation issues of which City Officials need to be aware. Mr. Licht summarized the transportation issues. Mr. Licht added that additional right-of- way and easements are needed for Flagstaff Avenue and that acquisition of the Planning Commission Meeting June 6, 2002 Page 16 easements from ad'acent ro er owners should be a condition of sketch lap J p p P approval. Mr. Licht stated that there are no treatment capacity issues generated by the addition of this .development to the City's. sanitary sewer discharge levels. However, a sanitary sewer easement over a portion of the North Creek Mobile Home Park property is required and should be a condition of sketch plan approval. He indicated that as it relates to water service, the CrosslZoads project results in a positive outcome, as it provides a permanent improvement and resolution of a water pressure problem which has existed in the residential area east of the project site. Mr. Licht indicated that an element of significant concern to the City is the handling of storm water drainage on and beyond the CrossRoads site. He stated that due to a change in adopted land use as part of the City's 1999 Comprehensive Plan, the development .which is to take place as part of the City's plans and that of the. developers is beyond that anticipated in the 1995 Lakeville Storm Water Management Plan, 'The developer will be required to limit runoff leaving the site to the southeast to pre-development rates. Mr. Licht stated that trails will be .constructed. to accommodate pedestrian movements and recreation throughout the project, including sidewalks and trails .along streets internal to the project. He indicated that no public park facilities are proposed within the project. Mr. Licht stated that should the Planning Commission recommend to City Council general approval of the CrossRoads Sketch 'Plan, Planning Department staff recommends the 9 stipulations listed in the May 30, 2002 planning report, subject to the following amendments: 4. The resolution and implementation of required traffic improvements including the acquisition of necessary permanent public roadway, drainage and utility easements from the adiacent McKinley and Tutewohl ~ro~erties along_Flagstaff Avenue. 5. The resolution and implementation of required 'engineering concerns (utilities and storm drainage), including a permanent public drainage and utility easement from the North Creek Mobile Home. Park to accommodate a trunk sanitary sewer extension. Chair Wulff stated this was not an official public hearing, but asked if it would be beneficial to take comments from the public at this time. Planning Commission Meeting June 6, 2002 Page 17 City Administrator Robert Erickson indicated the following concerns that the neighbors had at the neighborhood meeting: L The proposed extension of Fortune Trail to Gerdine Path 2. The proposed extension of Gerdine Path to the south end of the site 3. Phasing of the project 4. Water pressure 5. Matching existing. single family backyards with site grading for single family homes fronting Gerdine Path 6. Access points Chair Wulff opened the meeting to comments from the public; Ann Gerloch,17733 Fortune Trail Are stop signs proposed at the Gerdine Path and 175th Street intersection? ? Will other traffic controls (i.e. stop signs) be placed on 175th Street between Gerdine Path and Flagstaff Avenue? Steve Eck, 6867175th Street .West ? Commented favorably on the elimination of the proposed Fortune Trail to Gerdine Path ? Asked why a Cub Foods store was being proposed rather than a more upscale grocery store Thought the Coach homes (row-style townhomes) should be the only townhome style built Dan Hollenbeck, 6841 175th Street West ? Traffic volume issues on 175th Street ? Traffic patterns within the existing neighborhoods ? Why put in a Cub Foods store rather than Byerly's or Lund's ? Noise levels ? Should only use the .coach style townhomes Wade Adams, 6892 174th Street West ? Amount of traffic on 174th Street ? School bus stops are unsafe in existing neighborhood ? Stop signs and where they will be located in the existing neighborhood Cordt Rose, 17706 Fortune Trail ? Wanted an upscale grocery store Planning Commission Meeting June 6, 2002 Page 18 Am ensen-Wol 1774 F y J ff, 5 lagstaff Wanted reasons why they should remove their existing driveway access off of Flagstaff Avenue ? Wanted to know the value of homes in Phase III, which are adjacent to her home.. Wanted requirement that they be priced similar to or higher than her existing home Break at 10:25 Reconvened at 10:35 Mr. Erickson stated that Gerdine Path and 175 Street are minor (or neighborhood) collector roads. Roads in the area will be monitored and evaluated by the City to determine whether stop signs are necessary. Mr. Erickson indicated that it is premature to put stop signs in until the road connections are made so .the City can .evaluate the new traffic patterns. Mr. Erickson indicated that _175 Street has concrete sidewalks on both sides. Mr. Erickson stated that 179 Street will be built in the first phase of the CrossRoads project. and will be take 8,000 cars. off of Dodd. Boulevard, Flagstaff Avenue, and 175 Street. The .construction of 179 Street will also mean quicker • response time for emergency vehicles. Mr. Erickson explained that the proposed Cub Food.. store will be about half the size. . of the Apple Valley Cub Foods store.. It will: be more of a neighborhood store. The City is still hoping for an upscale grocery store in the Heritage Commons development at-Dodd Boulevard and C.R. 50. Chair Wulff, along with the rest of the Planning Commission, concurred that the project is something that Lakeville .has been planning for in this area. They expressed support for the proposed sketch plan. Commissioner Michaud asked about the zoning districts. Mr. Licht indicated that the commercial project, senior housing project and the church/school will be zoned PUD to allow the City greater flexibility and control in evaluating these uses. Commissioner Swecker wanted to confirm that there would be no residential uses above the commercial space and that the Comprehensive Plan amendments. will occur prior to the re-zoning. Mr. Licht stated that no mixed-use buildings are proposed in the commercial area. He also stated that the Comprehensive Plan amendments, MUSA amendment and rezoning would all be considered with the preliminary plat. • Planning Commission Meeting June 6, 2002 Page 19 mmi i n Co ss o er Puncochar stated that the City or the developers of this proposed project-have no intention of creating traffic problems. He recommended that the ..neighbors call the police if they see people speeding or ignoring stop signs. Commissioners Grenz and Detjen indicated that they like the plan and the street layouts. They feel it will be a good development for the City and the surrounding neighborhoods. .Chair. Wulff asked the developers to .consider ways to make it very clear that Gerdine Path is a residential street. in a residential neighborhood. Mr. Matula suggested either a landscaped median or monument signage. Chair Wulff added that she wanted to be sure that there would be significant screening for the single family lots proposed adjacent to major collector or arterial streets with berming and landscaping when the preliminary plat plans are prepared. 02.62 Motion by Michaud, Second by Detjen to recommend to :City Council general approval of the Crossroads Sketch Plan subject to the 9 stipulations .listed in the May 30, 2002 planning report, as amended. Ayes:. Michaud, Wulff, Detjen, Grenz, Drotning, Stolte, Swecker. Nays: 0 ITEM 12.. STAFF NOTICES Mr. Morey .reminded the Planning Commission members of the 5:00 p.m. -start time for the June 20, 2002 Planning. Commission meeting.. Also, he indicated that there will be no adjustments made to the July schedule due to the remodeling of the Council Chambers for the July 18 and August 1 Planning Commission meetings. We maybe using the school district's office in order to be televised. There being no further business, the meeting was adjourned at 11:15 p.m. Respectfully submitted, ATTEST: R w ~ s Penn rev'g, Recording e etary We ~ ulff, C air