HomeMy WebLinkAbout08-01-02 CITY OF LAKEVILLE
Planning Commission Meeting Minutes
AucusT 1, 2002
The August 1, 2002 Planning Commission meeting was called to order by Chair
Wulff in the School Board. Meeting Room, ISD 194 Office, 8670 - 210 Street,. at 6:00
p.m.
Flag pledge and-roll call of members:
Present: Stolte, Wulff, Michaud, Swecker, Detjen, ex-officio Puncochar.
Commissioner Grenz arrived at 6:10 p.m.
.Absent: Drotning
Staff Present:. Daryl Morey, Planning Director; Leif Hanson, Zoning Enforcement.
Coordinator; Jay Rubash, Assistant City Engineer; Daniel Licht, Planning
Consultant; Bret Weiss, Engineering Consultant; Andrea Poehler, Assistant City
Attorney; and Penny Brevig, Recording Secretary.
.ITEM 3: APPROVAL OF MEETING MINUTES:
The July 18, 2002 Planning Commission meeting minutes were approved as
i presented.
ITEM 4: ANNOUNCEMENTS:
Chair Wulff stated that because the Planning Commission meeting: was being held
at the ISD 194 School District office tonight, the meeting was being taped and was
not live, but will be replayed at various times on cable Channe116.
Mr. Morey announced that Commissioner Michaud has resigned his position on the
Planning Commission effective after tonight's meeting. He thanked Commissioner
Michaud for his 11/z years of service on the Planning Commission. Mr. Morey
indicated .that at the August 15, 2002 Planning Commission meeting, the
Commissioners will need to elect a new Vice Chairperson.
Mr. Morey stated the following items were distributed to the Planning Commission
members and staff before tonight's meeting.
L July 31, 2002 Parks, Recreation & Natural Resources Committee meeting
motions regarding Dodd Marsh Highlands 2nd Addition, Lake Place 2nd
Addition,. and Prairie Lake.
2. Dakota County Plat Commission letter with their comments regarding
Prairie Lake.
Planning Commission Meeting
August 1, 2002
Page 2
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3. Dakota County Soil & Water Conservation District letter with their
comments and recommendations regarding Prairie Lake.
ITEM 5: CONSENT AGENDA
02.87 Motion by Detjen, Second by Swecker to recommend to City Council approval of
the August 1, 2002 Planning Commission Consent Agenda as follows:
A. Approve the application of D. R. Horton -Minnesota for a final plat of 68
detached townhouse lots to be known as Dodd Marsh Highlands 2nd
Addition.
B. Approve the application of L. A. Donnay for a final plat of 80 attached
townhouse units to be known as Lake Place 2nd Addition.
Ayes: Stolte, Wulff, Michaud, Swecker, Detjen.
Nays: 0
ITEM 6: COMPREHENSIVE SIGN PLAN
i Chair Wulff opened discussion regarding the proposed Comprehensive Sign Plan
for amulti-tenant commercial building, located at 20908 Holyoke Avenue.
Rod Borg was not in attendance at tonight's meeting. to answer any questions the
Planning Commission or public may have. The consensus of the .Planning
Commission was to table this item. until the August 15, 2002 Planning Commission
meeting in order that the applicant may be present.
02.88 Motion by Stolte, Second by Michaud to table consideration of Rod Borg's
Comprehensive Sign Plan to the August 15, 2002 Planning Commission meeting.
Ayes: Wulff, Michaud, Swecker, Detjen, Stolte.
Nays:. 0
ITEM 7. JULIE JOHNSTON
Chair Wulff opened the public hearing to consider the application of Julie Johnston
for a Special Home Occupation Permit to allow. the operation of a .sewing
instruction business in asingle-family residence, located at 9391 178 Street West.
Assistant City Attorney Poehler attested that the legal notice had been duly
published in accordance with state statutes and City Code.
Planning Commission Meeting
August 1, 2002
Page 3
Julie Johnston was in attendance at tonight's meeting to answer any questions the
Planning Commission or public may have.
Zoning Coordinator Leif Hanson presented the planning report. Mr. Hanson stated
that Julie Johnston has submitted a special. home occupation permit application for
the purpose of operating. a sewing instruction business out of her single-family
home.. The property is zoned RS-2, Single-Family Residential District. He indicated
that Mrs. Johnston has submitted detailed information for the consideration of her
special home occupation permit application.
Mr. Hanson stated. that there are 10 general provisions in Section 11-32-7A of the
Zoning Ordinance, to which alI permitted and special home occupations must
conform. He indicated that a1110 provisions are being met by Mrs. Johnston.
Mr. Hanson stated that according to Mrs. Johnston's application, the sewing class
will be operated from an unfinished room located in the basement of her home.
Mrs. Johnston is proposing to :serve not more than 4 clients by appointment only
and will only provide 4 sewing stations. in the classroom.
• Mr. Hanson stated that the proposed hours of operation will be Monday-, Tuesday
and Thursday between the hours of 2:30 p.m. and 6:30 p.m. and an occasional
Saturday morning. Mr. Hanson indicated that a change of hours or .days of
operation would not require an amendment to the special home occupation permit
as long as the hours are within the time frame allowed by the Zoning Ordinance,
which is 7 a.m. to 10 p.m.
Mr. Hanson stated that the site plan indicates that there is adequate space for off-
street customer parking in the existing driveway.
Mr. Hanson stated that should the Planning Commission recommend to City
Council approval of Julie Johnston's Special Home Occupation Permit, Planning
Department staff recommends the 9 stipulations listed in the July 24, 2002 planning
report, and approval of the Findings of Fact, dated August 1, 2002.
Chair Wulff opened the hearing to the public for comment.
,There were no comments from the audience.
02.89 Motion by Michaud, Second by Detjen to close the public hearing at 6:10 p.m.
Ayes: Michaud, Swecker, Detjen, Grenz, Stolte, Wulff..
Nays: 0
Planning Commission Meeting
August 1, 2002
Page 4
02.90 Motion by Stolte, Second by Michaud to recommend to City Council approval of
Julie Johnston's Special Home Occupation Permit to allow. the operation of a sewing
instruction business in asingle-family residence,. located at 9391 178 Street West,
subject to the 9 stipulations listed in the July 24, 2002 planning report and approval
of the Findings of Fact dated August 1, 2002.
. ;
Ayes: Swecker, Detjen, Grenz, Stolte, Wulff,. Michaud.
Nays: 0
ITEM S: PRAIRIE LAKE
Chair Wulff opened the public hearing to consider the application of U. S. Homes
Corporation for:
A. The preliminary plat of 77 single-family lots and 252 attached
townhouse units to be known as Prairie Lake.
B. Comprehensive Plan Amendment to change the land use designation
of a portion of the _ subject property from: Medium/High Density
Residential to Commercial.
C. Rezoning portions of the subject property as follows:
1. From RS-1, Single Family Residential District to RS-2, Single
Family Residential District.
2. From RS-1, Single Family Residential District to RST-2, Single and
Two Family Residential District.
3. From RM-1, Medium Density Residential District to RS-2, Single
Family Residential District.
4. From RM-1, Medium Density Residential District to O-R, Office,
Residential Transition District.
D. Variance to allow a cul-de-sac street length greater than 600 feet.
E. Planned :Unit Development-Conditional Use Permit to allow
.townhouses within the Lake Marion Shoreland Overlay District.
Assistant City Attorney Poehler attested that the legal notice had been duly
published in accordance with state statutes and City Code.
Lee Johnson, President of U. S Homes Corporation and Joel Cooper .from James R.
Hill .were in attendance at tonight's meeting to answer any questions the Planning
Commission or public may have.
Daniel Licht of Northwest Associated Consultants, Inc (NAC) presented the
planning report. He stated that U. S. Homes Corporation has submitted an
application for a preliminary plat and zoning approvals fora 328 unit residential
development located north of 185 Street (CSAH 60) and west of Interstate 35. He
Planning Commission Meeting
August 1, 2002
Page 5
indicated that the project consists of 77 single-family lots, 32 twin home units, and
219 attached townhouse units to be developed on 162.34 gross acres of land.
Mr. Licht indicated that U. S. Homes Corporation's request involves consideration
of a preliminary plat to be known as Prairie Lake, comprehensive plan amendment,
rezoning portions of the subject property, a variance request, and. planned unit
development/conditional use permit, which are described in detail in his July 25,
2002 planning report.
Mr. Licht indicated that a sketch plan review was completed by the Planning
Commission and the City Council in the fall of 2001. Following endorsement of the
sketch plan, the applicant prepared an EAW. On May 20, 2002, the City Council
adopted a record of decision that the Prairie Lake project does not have the
potential for significant environmental effects.
Mr. Licht. stated that the subject site is divided between three land use categories;
Low e Density Residential, Low to Medium Density Residential, and' Medium to
High Density Residential. The proposed preliminary plat meets the density
requirements of the Comprehensive Plan. The .density of the area guided. for
Medium to High Density Residential will likely increase with future development
of Outlot O for an apartment use.
Mr. Licht indicated that the applicant is requesting that Outlot P, located at the
northeast corner of 185 Street and Kenyon Avenue be rezoned from RM-1,
Medium Density Residential District to O-R, Office-Residential Transition District.
He stated that the Zoning Map must be consistent with the Land Use Plan, as such
it is necessary to consider amending the Land Use Plan to guide Outlot P for a
commercial/office land use. Mr. Licht stated that the Comprehensive.Plan
amendment is subject to approval of the Metropolitan Council.
Mr. Licht stated. that the applicant has requested rezoning a portion of the property
from RS-1 District to RS-2 District based upon the. character of the abutting
subdivision to the north and the purpose statement of the RS-2 District to provide
urban density single family uses in environmentally sensitive areas. Mr. Licht
summarized the reasons why this rezoning request is appropriate, which are.
outlined in his July 25, 2002 planning report.
Mr. Licht stated that the applicant has also requested rezoning of a parcel of land
west of Street A from RS-1, Single Family Residential District to RST-2, Single and
Two Family Residential District. Twinhomes under the RST-2 District are
suggested as a better transition from the adjacent golf course than single-family
homes. He indicated that the proposed twinhomes do not create any conflict with
Planning Commission Meeting.
August 1, 2002
Page 6
the existing Bracketts Townhome PUD-CUP; however, an amendment of the
Bracketts PUD-CUP will be .required prior to final plat approval of these lots to
.allow this portion of Outlot E of the Bracketts Townhomes plat to be converted
from open space to twin home use.
Mr. Licht discussed a number of minor adjustments that are also necessary to the
Zoning Map so that the Zoning District boundaries correspond to the site design.
Mr. Licht stated that the southerly portion of the subject site is within the Shoreland
Overlay District of Lake Marion. He explained that the. subject site is separated
from Lake Marion by CSAH 60. However, the DNR considers wetland Basins 4
and 7 within the subject site to be part of the .water body because of culverts under
.CSAH 60.
Mr. Licht stated that the Zoning Ordinance allows for eight or twelve unit
residential structures within the -Shoreland Overlay District by PUD-CUP and
allows -for an increase in density where he impact on the .water body is reduced
#hrough vegetation, topography, or additional means acceptable to the City and the
minimum structure setback is increased 25 percent to 93.75 feet. He indicated. that
the number of proposed units within the Shoreland Overlay District is consistent
with the density allowances provided for by the Zoning Ordinance.
Mr. Licht stated that withinthe Shoreland Overlay District, a PUD must provide at
least 50 percent of the project area as open space and the total area of impervious
surface is limited to 25 percent of the area within the Shoreland Overlay District.
He indicated. that the submitted plans calculate the open space as 63 percent and
estimated impervious surface coverage is 18 percent.
Mr. Licht presented an overview of the accesses and streets for the Prairie Lake
subdivision, which are listed in the July 25, 2002 planning report. He stated that the
subdivision has one new access point to CSAH 60, which is approximately 1,710
feet from the existing Kenyon Avenue intersection. He indicated that access to
CSAH 60 requires approval of the Dakota. County Plat Commission. Access to the
subdivision is also provided by two proposed intersections with Kenyon Avenue..
Mr. Licht indicated that the plat design includes four cul-de-sacs, which are allowed
where physical conditions warrant or provision of a through street is not possible
per the Subdivision Ordinance. He indicated the reasons for the four cul-de-sacs,
which are listed in the July 25, .2002 :planning report. Mr. Licht stated that the
i applicant has requested a variance for the cul-de-sac length of Street C. He
indicated that the length of Street C is justified due to environmental constraints
and the subdivision designs of adjacent properties that preclude street extensions.
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August 1, 2002
Page 7
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Mr. Licht indicated that townhouse uses must provide guest parking at a ratio of
one-half. stall per townhouse unit. He stated that there is a surplus of three guest
parking stalls proposed with this development.
Mr. Licht stated that the single family lots, twinhome lots, and attached townhouse
base lots all meet the minimum lot area and width requirements and have adequate
buildable area within required setbacks.
Mr. Licht stated that additional useable open space and recreation facilities for the
.townhouse portion of the project is required by the Zoning Ordinance. He
indicated that this. requirement is 10 percent of the gross area of the project and is
over and above the park dedication requirement. The proposed useable open space
area exceed the Zoning Ordinance. requirement.
Mr. Licht stated that the applicant has submitted floor plans and building
elevations for the proposed twin homes and townhouse- units. The proposed twin
homes and townhomes use brick, vinyl lap siding, and aluminum wrap details,
. which are allowed materials per the Zoning Ordinance. The. July 25, 2002 planning
report outlines the building elevation plans in unit sections and the materials
provided for each type of unit.
Mr. Licht indicated that the applicant wants to determine the units that comprise
..each. building as sales are made. This approach would mean that each building
would likely have a unique configuration and appearance. Staff does not support
this proposal as presented. Mr. Licht stated that the developer must submit specific
building elevations that meet Zoning. ordinance requirements.
Mr. Licht stated that the Zoning Ordinance also specifies that townhouse units
without basements must provide a storm shelter. within each unit and an oversize
garage for storage. He indicated that the proposed building plans do not include
basements and each of the townhouse units is provided with a 21 square foot storm
shelter. Each. unit. has an attached garage. larger than 540 square feet to meet the
storage requirements.
Mr. Licht stated that Outlot P, which has been proposed for adaycare/office use:
has not been included in the park dedication calculation at this time and will be
required to satisfy the applicable requirements at such time as the parcel is finale.
platted. He indicated that Outlot F is to be conveyed to the City for development of
a neighborhood park consistent .with the 2000 Comprehensive Parks and Trails
System .Plan. Mr. Licht stated that. the dedication of 0utlot F and the site grading
Planning Commission Meeting
August 1, 2002
Page 8
will fully satisfy park dedication requirements for the residential parcels within the
preliminary plat.
Mr. Licht stated that a private neighborhood park which will include a swimming
pool and will be owned and. maintained by ,..the. homeowners associations, is
planned on Lot 8, Block 10. The. private facility requires a Conditional Use Permit
(CUP) per the Zoning Ordinance. He indicated that the CUP must. be submitted
with the Phase 1 final plat.
Mr. Licht .stated that a landscaping plan for the townhouse areas and required
buffer yards. has been submitted. A landscape treatment consistent with the
Corridor and Gateway Design Guidelines has been provided along CSAH 60.
Mr. Licht stated that the developer submitted a tree preservation plan that
identifies 5,372 significant trees on the site, of which 53 percent are oak trees. The
plan saves 35 percent of the total trees and 38 percent of all oak trees. He indicated
that Outlots O and P are not included in this count. They will be subject to future
review at the. time of development.
Mr. Licht stated that subdivision identification signs and landscaping are proposed
on Lot 17, Block 4, Outlot M, Outlot N, and Outlot R at project entrances. Outlot H
is intended to remain as open space. He indicated that the homeowners association
documents must address the maintenance of these outlots and signs.
Mr. Licht presented the schedule of the four-year phasing plan for the proposed
project, which does not include the development of the apartment uses on Outlot O
or the proposed daycare/office use on Outlot P.
Mr. Licht stated that should the Planning .Commission make a positive finding on
the rezoning applications and recommend to City Council approval. of the
applications, Mr. Licht's office and Planning Department staff recommend the 12
stipulations listed in the July 25, 2002 planning report, and approval of the Findings
of Facts dated August 1, 2002.
Chair Wulff asked Mr. Johnson if he had anything to add to Mr. Licht's
presentation.
Mr. Johnson stated that very few changes have been made from the concept plan
approved last year... He indicated that an EAW had to be completed for .this
development due to the number of proposed residential units. He indicated that
staff is recommending the use of infiltration basins rather than NURP ponds as
proposed with the concept plan. There are 4 fewer units proposed with the
Planning Commission Meeting
August 1, 2002
Page 9
preliminary plat due to the changes made as indicated. He stated that he will work
with City Staff regarding the building exteriors for the townhouse buildings. Mr.
Johnson stated that U. S. Home Corp. would like to have some flexibility for the
building exteriors to accommodate certain options that will be available to
prospective buyers. His architect is working on plans to show that the exterior
building options will meet Zoning Ordinance requirements.
-Chair Wulff opened the hearing to the public for comment.
There were no comments from the audience.
02.91 Motion by Detjen, Second by Swecker to close the public hearing at 6:45 p.m.
Ayes: Detjen, Grenz, Stolte, Wulff, Michaud, Swecker.
Nays: 0
Commissioner Grenz confirmed the recommendation in the Dakota .County Soil &
Water Conservation District letter that there would be phased grading with a
project of this magnitude.
. Chair Wulff asked Frances Mallory, the owner ofthe property east of Outlot P, if he
agreed with staff's recommendation to rezone his property to 0-R consistent with
he proposed zoning of Outlofi P. Mr. Mallory stated his agreement to rezone his
property to O-R.
Mr. Weiss explainedthe stormwater management system proposed for Prairie Lake
and indicated that the proposed system provides adequate pre-treatment and rate
control.
Commissioner Swecker asked about the variance for cul-de-sac Street C and if there
were any options to connect this street to another street and eliminate the need for
the variance. Mr. Morey stated that the only .available option would be to extend
Street C to connect to the townhouse portion of the Prairie Lake development. He
stated that staff does not support connecting the single family and townhouse
portions of the development in that manner.
Commissioner Swecker asked about the right-of-way for the proposed local streets
with sidewalks. Mr. Morey indicated that the developer is not required to provide
sidewalks on all of .the local streets and .the 60 -feet of right-of-way is acceptable to
the City Engineer. The sidewalks will allow connections to the overall trail system
and the proposed neighborhood park.
Planning Commission Meeting
August 1, 2002
Page 10
It was the consensus of the Planning Commission that City staff work with the
developer regarding the. building exteriors to allow some design options, provided
Zoning Ordinance requirements are met under all scenarios.
Commissioners Puncochar and Michaud asked about the short and long: term traffic..
impacts on County Road 60. Mr. Rubash explained the current and future
improvements to the I-35/County Road 60 interchange area.
Mr. Weiss indicated that a stop sign will be installed on Street A at its. intersection
with County Road. 60. Aright turn lane is required for westbound County Road 60
traffic at Street A. A traffic signal is not likely at this intersection because proposed
traffic counts will not likely meet warrants.
Chair Wulff asked if the traffic circulation patterns in .the existing neighborhood
would change due to the Prairie Lake development. Mr. Weiss indicated that the
development of Prairie Lake will provide access to the south via Kingsway Path to
Kenyon Avenue.
Commissioner Michaud questioned the proposed landscape buffer .along the
southern edge of the development. Mr. Licht indicated that evergreen trees. and
deciduous shrubs are proposed adjacent to 185 Street. Mr. Weiss indicated that no
berm is proposed because that area is 12-14 feet above the grade of 185th Street.
Chair Wulff thought that the bushes are not an adequate screen and recommended
additional evergreen trees. Mr: Johnson stated .that the people that buy those lots
are not going to want more tall trees because it will impede their view of Lake
Marion.
Mr. Morey indicated that staff will revisit the 185 Street buffer yard landscaping
with the final plat of that development phase.
Commissioner Grenz asked what uses are allowed in the O-R District. Mr. Morey
responded. He stated that a daycare is allowed by CUP.
02.92 Motion by Swecker, Second by Michaud, to recommend to City Council approval
of the Prairie Lake .preliminary plat, Comprehensive Plan amendment, rezoning
portions of the subject property, variance to allow a cul-de-sac street length greater
than 600 feet, and Planned Unit Development -Conditional Use Permit to allow
townhouses within the Lake Marion Shoreland Overlay. District, subject to the 12
stipulations listed in the July 25, 2002 Planning Report, and approval of .the
Findings of Facts dated August 1, 2002.
Planning Commission Meeting
August 1, 2002
Page 11
Ayes: Grenz, Stolte, Wulff, Swecker, Michaud, Detjen.
Nays: 0
ITEM 9. NEW BUSINESS
It was discussed whether the August 15, 2002 Planning Commission meeting
should start at 5:30 p.m. due to the number of public hearings. Mr. Morey
indicated that the Public Hearing Notices have been published for 6:00 p.m., but
staff will consider starting the meeting early to consider the agenda items that do
not require a public hearing first, prior to 6:00 p.m.
There being no further business, the meeting was adjourned at 7:35 p.m.
Respectfully submitted,
Penny B ,Recording tary
ATTEST:
Wendy Wulff, Chair