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HomeMy WebLinkAbout09-05-02 CITY OF LAKEVILLE Planning Commission Meeting Minutes SEPTEMBER 5, 2002 The September 5, 2002 Planning Commission meeting was called to order by Chair Wulff in the City Hall Council Chambers at 6:00 pm. Flag pledge and roll call of members: Present: Stolte, Swecker, Reuvers, Wulff, Detjen, Drotning, ex-officio Puncochar. Commissioner Grenz arrived at 6:30 p.m. Absent: None Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner, Ron Mullenbach, Associate Planner; Leif .Hanson, Zoning Enforcement Coordinator; Jay Rubash, Assistant City Engineer; Daniel Licht, NAC .Planning Consultant; Bret Weiss, WSB Engineering Consultant; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3: APPROVAL OF MEETING MINUTES: The August 15, 2002 Planning Commission meeting minutes were approved as presented. ITEM 4: INTRODUCTION AND SWEARING IN OF PAUL REUVERS Paul Reuvers was welcomed by .Chair Wulff and sworn in as a .new Planning Commission member by Assistant City Attorney Poehler. ITEM 5: ANNOUNCEMENTS: Mr. Morey welcomed Mr. Reuvers and stated the following items were distributed to the Planning Commission members and staff before tonight's meeting. - 1. September 4, 2002 Parks, Recreation & Natural Resources Committee meeting motions .regarding Crystal Knoll preliminary and final plat and Prairie Lake final plat. 2. A letter from Paster Enterprises, LLC regarding their sign variance request. 3. An e-mail .from a resident of Lakeville regarding Paster Enterprises' sign variance request. 4. A letter from Apple Valley's .Mayor and City Administrator regarding the Holiday Station Store. 5. Updated landscape and lighting plans. for Minnesota Valley Free Lutheran Church. Planning Commission Meeting September 5, 2002 Page 2 ITEM 6: LAKEVILLE CROSSING Chair Wulff opened the public hearing to consider the .application of Paster Enterprises, LLC for a variance to allow more than one retail use to display a business sign on a single freestanding sign,. located at 7660 160th Street West, and review the Comprehensive Sign.. Plan for amult-tenant commercial building. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. Ken Henk, Director of Development and Construction for Paster Enterprises; LLC ..was in .attendance at tonight's meeting to answer. any. questions the Planning Commission or public may have. Mr. Henk presented an overview of the sign plan and the :reasons they were requesting a variance to allow more .than one retail use on the-proposed pylon sign. Mr. Henk indicated that their main reason for wanting the variance would be advertising for their tenants. Zoning Enforcement Coordinator Leif Hanson presented the planning report. Mr. Hanson stated that the proposed comprehensive sign plan indicates that all the wall signs installed on the building will be composed of individual channel-type letters 'that will be illuminated by an interior neon light source. Mr. Hanson indicated that most of the tenant's signs will be limited to individual letters 3 feet in height for all upper case .and lower case letter combinations, with a 3 feet 6 inches absolute.. maximum height for all upper case text. However, Mr. Hanson stated that major tenants' signs located. on the signband will be limited to individual letters of 4 feet in height. He also .indicated that ...one corporate logo limited to the height of the typeface will be allowed within the maximum sign area.. Font and color of the wall signs will be subject to landlord approval. Mr. Hanson stated that each of the signs shall require a sign permit issued by the City of Lakeville and must also receive the landlord's written approval prior to a sign being installed on the building. Mr. Hanson stated that Paster Enterprises submitted a plan for a proposed freestanding sign for the future commercial building located on Lot 2, Block 1, Cedar 160 Addition as well. as for the multi-tenant building located on Lot 10, Block 1. A comprehensive sign plan is not required for. Lot 2 because it includes a proposed future single tenant building... Mr. Hanson stated that Paster Enterprises is requesting a variance for the proposed freestanding pylon sign for the multi-tenant commercial building on Lot 10, Block 1, Cedar 160 Addition. He indicated that the. proposed freestanding sign would identify 4 major or anchor tenants located in the multi-tenant building and Planning Commission Meeting September 5, 2002. Page 3 complies with the .maximum size standards for freestanding signs located in the C-3 District. However, Mr. Hanson indicated that the Sign Ordinance states that retail multi-tenant buildings may display one freestanding business sign that identifies one tenant or a development or an area. Mr. Hanson stated that a variance is required to allow a freestanding sign to identify more than one tenant located in a retail multi-tenant building. Mr. Hanson indicated that the freestanding sign meets setback requirements. Mr. Hanson stated that the proposed variance does not meet the hardship criteria outlined in the Findings of Fact, dated September 5, 2002, as required by City Ordinance and State Statute. As such, staff recommends denial of the variance request. Mr. Hanson stated that should the Planning Commission. recommend to City Council approval of the Comprehensive Sign Plan, Planning Department staff recommends approval subject to the 2 stipulations listed in the Augusta 28, .2002 planning report. Chair Wulff opened the hearing to the public for comment. There were no comments om the audience. 02.110 Motion by Detjen, Second by Drotning to close the Public Hearing at 6:20 p.m. Ayes: Stolte, Swecker, Reuvers, Wulff, Detjen, Drotning. Nays: 0 Commissioner Reuvers indicated that he liked the comprehensive sign plan, but felt that they did not meet the criteria of hardship for the variance. Chair Wulff agreed with Commissioner Reuvers in that the applicant has not shown a hardship, but did say that there may be some merit to looking. at commercial ignage in conjunction with the Zoning Ordinance Update in the Fall. Commissioner Drotning clarified with Mr. Hanson that under the Sign Ordinance, does the corner tenant get to put up two signs on their facade. Mr. Hanson stated that yes, one sign per street frontage is allowed. Commissioner Drotning commented that. to maintain the integrity of the Sign Ordinance, the corner tenants do not have street frontage on both facades. Commissioner Drotning also commented on the fact that there was no provision for • pedestrian/bicycle traffic with this plat. As this develops, will Paster Enterprises, Inc. be putting in pedestrian walkways? Planning Commission Meeting September 5, 2002 Page 4 Mr. Henk indicated that .there would be serpentine sidewalks that .will allow pedestrians/bicycles through the parcel to connect with the existing trails along 160 Street and Cedar Avenue. Commissioner Grenz stated that the sidewalks in front of the storefronts are not appropriate for bicycle traffic, only for pedestrian traffic. Commissioner Stolte questioned the wall signage for the corner tenants. Mr. Morey stated that the Lot 10, Block 1, Cedar 160 Addition has frontage on 160 Street as well as the internal private street access that serves the commerciallots in the Cedar 160 Addition Plat, As such, .the lot has two street frontages for considering wall signage. Commission Detjen clarified that Paster .Enterprises, Inc. could put up the .pylon sign listing one tenant or the name of the development. Then, if the Sign Ordinance is revised is conjunction with the Zoning Ordinance Update review, they could .potentially add tenant's names to the sign at a future date. Mr. Henk displayed pictures of different tenant signs in the Cedar/160 area, and . agreed with Chair Wulff that the Sign Ordinance may need to be reviewed and updated to allow more than one retail tenant to be listed on a freestanding business sign. 02.111 Motion by Drotning, Second by Stolte to recommend to City Council .approval of a variance to allow more than one retail use to display a business sign on a single free standing sign in Cedar 160 Addition. Ayes: 0 Nays: Swecker, Reuvers, Wulff, Detjen, Grenz, Drotning, Stolte. The reason for alb nays was that the applicant did not meet the hardship criteria outlined in the Findings of Fact, dated September 5, 2002." 02.112 Motion by Drotning, Second by Stolte to adopt the Findings of Fact dated September 5, 2002 as presented. Ayes: Wulff, Detjen, Grenz, Drotning, Stolte, Swecker, Reuvers.. .Nays: 0 02.113 Motion by Drotning, Second by Detjen to recommend to City Council approval of the proposed Comprehensive Sign Plan for amulti-tenant commercial building in . Cedar 160 Addition, subject to the 2 stipulations listed in the, August 30, 2002 planning report. Planning Commission Meeting September 5, 2002 Page 5 • Ayes: Reuvers, Wulff, Detjen, Grenz, Drotning, Stolte, Swecker. Nays: 0 ITEM 7. MINNESOTA VALLEY FREE LUTHERAN CHURCH Chair Wulff opened the public. hearing to consider the application of Minnesota Valley. Free Lutheran Church for a Conditional Use Permit Amendment to .allow the construction of an addition to the existing church. building, located at 16075 Highview Avenue. Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. Pastor Monson of Minnesota Valley Free Lutheran Church and a representative from Kinghorn Company Inc. was in attendance at tonight's meeting to answer any questions the Planning Commission or public may have. Zoning Enforcement Coordinator Leif Hanson presented the planning report. Mr. Hanson stated that representatives of Minnesota Valley Free Lutheran Church have submitted an application for an amendment to their Conditional Use Permit approved on August 6, 1984 for the construction of an 11,016 square foot, two level • addition. onto the north side of the existing church building. He indicated that the total building _area will be approximately 18,997 square feet with the proposed addition. Mr. Hanson indicated that the proposed building addition will include office space, a kitchen, library, nursery and fellowship hall on the main level and a youth area and preschool area on the lower level. The church is also proposing to add a new driveway access onto Highview Avenue, expand the existing parking area, and move the existing driveway access to the south to meet Zoning Ordinance requirements.. Mr. Hanson stated that the original conditional use permit was approved by the City Council in 1984. The building and site was not fully developed in terms of landscaping and parking. lot paving pursuant to the plans approved by the conditional use permit in 1984.. He indicated that .the introduction of the proposed day school use in 1999 required an amendment to the original conditional use permit, at which time the paving and landscaping was completed. Mr. Hanson outlined the requirements for the construction of an addition onto the church as well as the requirements for landscaping and the expanded-parking lot and driveways.. Mr. Hanson indicated that the revised plans that were handed out . at tonight's meeting includes additional spruce trees along the west property line as recommended in the August 30, 2002 planning report. Planning Commission Meeting September 5, 2002 Page 6 Mr. Hanson stated. that the proposed addition will be 21 feet in height with a 38 foot spire. He indicated that this is within the allowable height in the IZS-2 .District. The church spire is exempt from the building height regulations. Mr. Hanson indicated that a dumpster enclosure will be .located within the new parking lot. The enclosure will consist of concrete block walls with a height of 6 feet 8 inches and will also consist of cedar gates. The dumpster enclosure complies with zoning ordinance requirements and will not occupy any parking spaces. Mr. Hanson stated that an existing sign. located next to the driveway. entrance on Hawthorne Path is set back less than the sign ordinance minimum of 15 feet from the property line. The proposed plans show than and additional. sign will be located at the new driveway entrance off of Highview Avenue. He indicated that if a new sign is installed at the entrance off of Highview Avenue, the existing sign must be removed. Mr. Hansonstated that the exterior lighting plan proposes four, fifteen-foot tall 150 watt lights in the new parking lot area and along the new .driveway. Lights will also be installed on the building near the main entrances. n d that should the Plannin Commission recommend to Ci Mr. Hanso state g ty Council approval of the Minnesota Valley Free Lutheran Church Conditional Use. Permit Amendment, Planning Department staff.. recommends the 9 stipulations listed in the August 30, 2002 planning report, and approval of the. Findings of Fact, dated September 5, 2002. Chair Wulff opened the hearing to the public for comment.. There were no comments from the audience. 02.114 Motion by Detjen, Second by Swecker to close the public hearing at 7:00 p.m. Ayes: Reuvers, Wulff, Detjen, Grenz, Drotning, Stolte, Swecker. Nays: 0 Commissioner Drotning confirmed. that the future driveway west of the church addition is included with this CUP amendment. and the future gymnasium would require a CUP amendment. Chair Wulff confirmed that the existing sign on Hawthorne Path .will be removed, . and a new sign will be installed at the new entrance off of Highview Avenue. She Planning Commission Meeting September 5, 2002 Page 7 • also indicated that a directional sign could be installed at the relocated. entrance off of Hawthorne Path. Commissioner Drotning thought the applicant did a nice job on their proposal, but he thinks the accessory building needs additional screening on the: north side. Pastor Monson agreed to install more screening north of the accessory building. Mr. Morey suggested .that a sentence be added to stipulation 3 to include additional landscaping on the north side of the accessory building. 02.115 Motion by Swecker, Second by Drotning to recommend to City Council approval of the Minnesota Valley Free Lutheran Church Conditional Use Permit Amendment to allow the construction of an addition to the existing church building, located at 16075 Highview Avenue, subject to the 9 stipulations listed in the August 30, 2002 planning report, as amended, and approval of the Findings of Fact dated September 5, 2002. Ayes: Wulff, Detjen, Grenz, Drotning, Stolte, Swecker, Reuvers. Nays:0 Break at 7:10 p.m. Reconvened at 7:20 p.m. ITEM H. HOLIDAY STATION. STORE Chair Wulff opened the public hearing to consider the application of Holiday Companies, Inc. for a Conditional Use Permit to allow the construction. and operation of a convenience store with motor fuel sales and automatic car wash, located at the southwest corner of 160 Street and Garrett Path. .Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state statutes and City Code. Victor Sacco from Holiday Companies, Inc. and their engineer Bob Miller were. in attendance at tonight's meeting to answer any questions the Planning Commission or public may have. Mr. Sacco gave an overview of the project. He commended City staff for their assistant with the CUP application process. He indicated that they chose a mid. block site rather than a lot at the corner of Cedar Avenue and 160 Street as this site will. be more of a neighborhood facility. He indicated that Holiday Companies 'agreed with the requirement of leaving the car wash doors • shut at all times during the wash cycle. He addressed the vacuum noise and the. Planning. Commission Meeting September 5, 2002 Page 8 • speaker noise, noting that there will.be a berm to block the vacuum noise and the speakers will. be focused internally to the. site. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Holiday Companies 'has submitted an application of a conditional use permit to allow the construction and operation of a convenience store with motor fuel sales. and. an automatic. car wash in a C-3, General Commercial District on land located in the southwest corner of Garrett Path and 160th Street (C. R. 46). He indicated that the subject property (Lot 2, Block 1, Dakota Plaza 2nd Addition). will be administratively subdivided fio also allow the construction of the proposed Holiday Station Store and. a new Provincial.. bank with drive-up service. The bank facility is a permitted .use that is subject to administrative site plan and building permit review.. Mr. Dempsey indicated that the bank site plan is shown joinfily with the Holiday.. site plan on Exhibit D in the August 30, 2002 planning report. Mr. Dempsey stated that the preliminary and final plat of the Dakota Plaza Second Addition was approved by the City Council on October 2,1995. The lot was platted for. the development of a full service restaurant (Ole Piper Inn) that was to be developed on the property. He indicated that the owner of Ole Piper Inn has • decided not to relocate his restaurant from its current location at Cedar Avenue and 167th Street. Mr. Dempsey stated that the property abuts 160th Street (C. R. 46) on the north. 160th Street is classified as a High Density Minor Arterial Roadway.. The property is also bounded by Garrett Path on the east and 161St Street on the south. Garrett-Path and 161St Street are both local streets. Mr. Dempsey stated that. the Holiday site will drain into an oil/water separator tank that will be located on the south end of the Holiday property. The tank will be designed to separate and retain any oil or other pollutants that .wash from the property into. the storm sewer system. He indicated that the separator shall be cleaned when one or more inches of oil exists in the structure and/or when 15 percent of the dead storage volume is filled. Mr. Dempsey reviewed the specific .development standards, which allow.. motor fuel sales in association with convenience grocery operations and an automatic car wash by CUP in the C-3, General Commercial District. Mr. Dempsey sfiated that should the Planning Commission recommend to City Council approval of the Holiday `Station Store, Inc. Conditional Use Permit, • Planning Department staff recommends the 1$ stipulations. listed in the August 30, Planning Commission Meeting September 5, 2002 Page 9 2002 planning. report, and approval of the Findings of Fact, dated September 5, 2002. Chair Wulff opened the hearing to the public for comment. Gary Caracofe,15875 Garrett Path, Apple Valley His concerns were: ? Was the Planning Commission required by law to grant this CUP request? ? Vacuum noise and lighting ? Hours of operation Traffic./pedestrian safety Is the Holiday station an essential. use of the property? 02.116 Motion by Stolte, Second by Drotning to close the public hearing at 7:55 p.m. Ayes: Detjen, Grenz, Drotning, Stolte, Swecker, Reuvers, Wulff. Nays: 0 Chair Wulff stated that if the applicant meets the .City's CUP requirements, which are very stringent for this type of use, the Planning Commission will recommend approval of the request. The Planning Commission cannot make their decision based' upon whether the use is essential on this property. The Planning Commission is a judicial body, not a legislative body. Chair Wulff stated that there is a motor fuel facility located near her home and indicated that the .vacuum noise wasri t as .much of a problem as she thought it would be. Mr Sacco stated that the lighting at the Holiday Station Store will be less intense than other stations in the area. The C-3 District allows the facility to be open 24 hours a day and they plan to operate 24 hours if the demand exists. Mr. .Sacco said he believed there would be two employees on a night shift, but he would verify this. .Regarding the traffic issue, Chair Wulff .indicated that the need .for traffic signals on County Road 46 is determined by Dakota County. Commissioner Swecker indicated that, with the store being open 24 hours, is there a way to control .the volume on the public address system and what should the neighbors do if they have a problem with the noise level. Mr. Morey. indicated that the neighbors should contact the store. manager with initial noise complaints and then City staff if the store management is not responsive. Commissioner Swecker asked if there were crosswalks on Galaxy and County Road 46. Mr. Rubash indicated that yes, there were push to walk signals at that . intersection. .Planning Commission Meeting September 5, 2002 Page 10 Commissioner Puncochar addressed the Apple Valley resident, Mr. Caracofe, and thanked him for coming to the. meeting and voicing his opinion. Commissioner Stolte asked what would trigger a "measurable spill event?" Mr. Sacco. indicated that 800 gallons of liquid would be a measurable spill event. The City is requiring an 800 gallon containment tank. The commissioners asked about the oil/water separator and the stormsewer that goes to Valley Lake. Mr. Rubash stated that .staff is recommending that the oil/water separator be capable of providing an effluent that will not sheen, a maximum of 14 ppm hydrocarbons. Also, in conjunction with this treatment level, staff is recommending. the. oil/water separator be equipped with an automatic valve, either electric, or specific gravity operated, that would automatically shut off the outflow if the oil containment compartment is full, and that would. activate both an audible and visual alarm. Chair Wulff wanted something other than a chain link fence with slats to screen the condensers on the west side of the building. The applicant agreed to install a cedar wood fence rather than a chain link fence with slats • Mr. More su ested that Sti ulation 19 be added to read; "A wood fence shall be y gg 1' installed to screen the condensers located on the west side of the building." 02.117 Motion by Drotning Second by Reuvers to recommend to City Council approval of the Holiday Companies, Inc. Conditional Use Permit to allow the construction and operation of a convenience store with motor fuel sales and .automatic car wash, located at the .southwest corner of 160 Street and Garrett Path; subject to the 18 stipulations listed. in the August 30, 2002 planning report, with the addition of Stipulation 19 as stated, and approval of the Findings of Fact dated September 5, 2002. Ayes: Grenz, Drotning, Stolte, Swecker, Reuvers, Wulff, Detjen. Nays: 0 Break at 8:25 p.m. Reconvened at 8:35 p.m. ITEM 9. CRYSTAL KNOLL Chair Wulff opened the public hearing to consider the application of Jerome.- Craig • Homes, Inc. for a preliminary and final plat of six'single family lots on one block to be known as Crystal Knoll, and a vacation of public street, drainage and utility Planning Commission Meeting September 5,.2002 Page 11 easements related to .the final plat, located west of Ipava Avenue and south of Innsbrook Drive. Assistant City Attorney Poehler attested that the legal notice had been duly. published in accordance with state statutes and City Code. Wayne Lamoreaux from Pioneer Engineering was ` in attendance tonight to represent: Jerome -Craig Homes Inc. and to answer any questions the Planning Commission or public may have. Mr. Lamoreaux presented an overview of ..the project. .Associate Planner Ron Mullenbach presented the planning. report. Mr. Mullenbach stated that representatives of Jerome -Craig Homes, Inc. are requesting approval of the preliminary and final plat of Crystal Knoll, which consists of six single family lots on 4.21 acres of land located west of Ipava Avenue and south of Innsbrook Drive. He indicated that the subject property includes Outlot W, Boulder Village 1St Addition. and a metes and bounds description. parcel previously owned by Lorraine Halli. Mr. Mullenbach indicated that the Halli property currently includes a house, accessory buildings, driveway, overhead utility lines .and a well and septic system - that will be removed as part of this development. Also, Mr. Mullenbach stated that the developer is requesting .the vacation of existing public street, drainage and • utility easements within the final. plat boundaries. Mr. Mullenbach stated that the Crystal Knoll preliminary and final plat consists of six single-family lots on one block. Mr. Mullenbach indicated that the Crystal. Knoll preliminary and final plat is an infill development that will complete a short segment of Innsbrook .Drive. The development also abuts Ipava Avenue on its easterly boundary and will extend a short cul-de-sac street south from Innsbrook Drive to serve the development. Mr. Mullenbach stated that the Subdivision Ordinance allows a .reduction in the cul-de-sac right-of-way. width. in .areas determined to be environmentally sensitive. Mr. Mullenbach stated that the developer has submitted a landscaping plan for the development that identifies the required buffer yard screening for the lots along Ipava Avenue. The plan incorporates existing "save" trees along Ipava Avenue and transplanted mature trees into the design of the screening. Due to tree preservation along Ipava Avenue, Mr. Mullenbach indicated that a berm is possible only along the northerly. portion of Lot 1. A berm has not been included in this area, however, due to the 3:1 slope of the rear yard. Adding a berm would create a severely sloped rear yard. in Lot 1. Mr. Mullenbach stated that the final plat dedicates a 20-foot wide drainage and utility easement over the required buffer yard on Lots 1-2, Block L • Planning Commission Meeting September. 5, 2002 Page 12 • Mr. Mullenbach indicated that in conjunction with the preliminary and final plat, the developer is requesting the vacation of two existing public easements on the parent parcels. One easement is a boundary drainage and utility easement placed on Outlot W, Boulder Village First Addition. Vacating this easement will allow for incorporation of Outlot W into Lot 1 of the Crystal Knoll final plat. He indicated that the second easement is a public street, drainage and utility easement over a portion of Ipava Avenue. This easement will be vacated .and replaced with platted right-of-way. Private utility companies have been contacted and none have identified an objection to the easement vacation request. Mr. Mullenbach stated that should the Planning Commission recommend to City Council approval of the Crystal Knoll Preliminary and Final Plat and easement vacation, Planning Department staff recommends the 9 stipulations.. listed in the August 30, 2002 planning report. Chair Wulff opened the hearing to the public for comment. Jerry Nielsen, .9621-170th. Street West His concerns were: ? The amount of tree removal ? Concerned that all they received in the mail was the public hearing notice. He thought the neighbors should have received a copy of the proposed plat. Mr. Morey stated that the City typically includes a copy of the plat in the public hearing mailings, but it was inadvertently no included wit he Crystal Knoll mailing. Joann Anton, 9511 -170th Street West Her concerns were: ? Wanted to see an overlay of the existing tree line. ? She felt this area would lose it's aesthetic value with the loss of trees. ? Feels the trees/brush should be left as they are. Would rather see this area as a wildlife preserve. 02.118 Motion by Drotning, Second by Reuvers to close the public hearing at 8:50 p.m. Ayes: Drotning, Stolte, Swecker, Reuvers, Wulff, Detjen, Grenz. Nays: 0 Commissioner Drotning explained that #ree preservation is a requirement of the Subdivision Ordinance and is applied in conjunction with the platting of property. i He stated. that the owner of the land could cut every tree down if they were not Planning Commission Meeting September 5, 2002 Page 13 platting the property. In addition, the owners of the lots in Crystal Knoll can cut all of their trees down once they have moved into the new homes. Commissioner Stolte indicated that tree preservation is his concern also. He thought the ghost plat prepared with the Lynwood Heights development provides for better tree preservation. He felt it was feasible for the developer to utilize the ghost plat design. Chair Wulff stated that reduced right-of-way is normally granted to preserve trees, not to destroy them, which is what she feels is happening with .this plat. Chair Wulff asked Mr. Mullenbach to compare the Lynwood Heights ghost plat to the Crystal Knoll plat. Mr. Mullenbach indicated the differences, including the cul-de- sac Commissioner Grenz asked if they were reducing the paved surface. in the cul-de- sac. Mr. Rubash stated that it is a standard street width and cul-de-sac radius. Commissioner Drotning indicated that the ghost plat included one driveway conflict at the Innsbrook Drive/Iredale Path intersection. He favored the cul-de-sac design. due to reduced traffic conflicts. He would rather lose a few more trees, #han have driveway conflicts at street intersections. Commissioner Swecker suggested hammerhead driveways in order to save some trees and avoid driveway conflicts at street intersections. She also: asked if it would save trees to custom grade the lots.. The hammerhead driveways were not favored by Planning Commission members. Custom grading would not save additional trees and could cause storm water drainage problems between lots. Commissioner Drotning indicated that the property owner would have to donate the land for it to become a wild life sanctuary. With property ownership comes a right to develop consistent with City ordinance requirements, which he felt are being met... Mr. Lamoreaux indicated that. the proposed extension of Innsbrook Drive was shifted to the south to save trees in the Boulder Village development to the north. He stated that the developer will be transplanting, instead of removing, existing trees where possible. Commissioner Puneochar asked why the driveway on Lot 4 was not shown off of the cul-de-sac street. Mr. Lamoreaux indicated that it was because of the grades. • Planning Commission Meeting September 5, 2002 Page 14 • Mr. Morey. stated that the cul-de-sac design has fewer driveways off of Innsbrook Drive and reduces traffic conflicts, thereby increasing traffic safety. Mr. Mullenbach suggested that a continuous line of .trees at the rear of Lot 2, including the existing. driveway location, will help mitigate the loss of trees in this area of the plat. Mr. Zamoreaux indicated agreement with this requirement. Mr. Morey suggested the following wording for Stipulation 10. "Additional trees shall be planted or transplanted'at the rear of Lot 2 to form a continuous landscape screen along Ipava Avenue." 02.119 Motion by Swecker,.Second by Drotning to recommend to City Council approval of the Crystal Knoll Preliminary and Final Plat and easement vacation, subject to the 9 stipulations listed in the August 30, 2002 planning report, as amended. Ayes: Swecker, Reuvers, Detjen, Grenz, Drotning. Nays: Stolte, Wulff.. Commissioner Stolte stated the reason for his nay vote was that he felt it was feasible to save more trees without the cul-de-sac design. Chair Wulff stated the reason for her nay vote was because she felt the purpose of a reduced right-of--way is to save more trees rather than remove more trees, which is what. is happening with this plat... ITEM 10. PRAIRIE LAKE Chair Wulff opened the public hearing to consider the application of U. S. Home Corporation for. an Amendment to the Bracketts Townhomes Planned Unit Development -Conditional Use Permit and Conditional Use Permit No. 2001-14 to allow a portion of Outlot E, Bracketts Townhomes, to be developed for residential use in conjunction with the plat of Prairie. Lake, and a Conditional Use Permit to allow a private neighborhood park in the. RS-2, Single Family Residential. District and for .the vacation of a public road right-of-way easement and a public drainage and utility easement. She stated the Planning Commission will also consider the final plat of 35 single-family lots, 46 townhome units, and 32 twinhomes to be known as Prairie Lake. 1St Addition. Assistant City Attorney Poehler attested that the legal notice had been duly published, in accordance with state statutes and City Code. Lee Johnson of U. S. Home Corporation was in attendance at tonight's meeting to answer any questions the Planning Commission or public may have.. Mr. Johnson .presented an update and overview of,the project. Planning Commission Meeting September 5, 2002 Page 15 Mr. Johnson explained the requested vacation of the existing easements. He also showed the plans for the pool building to be owned by the homeowners association. on Lot 1, Block 7. He indicated that a 3 square foot sign would identify the swimming pool. Mr. Johnson indicated that when Kenyon Avenue was realigned in 2000, the segment of the street was not changed to Kenyon Avenue. He stated that the entire frontage road. is proposed to be named Kenyon Avenue on the Prairie Lake 1St `Addition final plat. Mr. Johnson addressed. the issues that were raised in the staff report. He indicated that the: vertical and horizontal siding that the. architect used. as two separate exterior finishes has. been changed. The vertical siding will now be vinyl shake siding to meet Zoning Ordinance requirements. Mr. Johnson provided a landscape phasing plan that complies with Zoning Ordinance requirements. Mr. Johnson described the project phasing and grading. Daniel Licht of .Northwest Associated Consultants, Inc. presented the planning . report. Mr. Licht stated that U. S. Home Corporation has submitted plans for the Final Plat of Prairie Lake 1St Addition. The final plat is the first phase of a multiple phase development and. consists of 35 single family lots, 32 twin-home units, 46 townhouse units, a private park facility, and 25 outlots on 163 acres of land located northwest of 185 Street (CSAH 60) and Interstate 35. Mr. Licht indicated that three future phases of the development will include construction of 42 single family units and 173 townhouse units. Also, Mr. Licht stated that construction of an unspecified number of multiple family units and a .day care or office use are also planned for future development. These uses are. planned for Outlots Nand X. Mr. Licht indicated that in addition to the final plat application, the applicant is also requesting approval of an amendment to the Bracketts Townhomes PUD-CUP. and CUP No. 2001-14 to allow a portion of Outlot E, Bracketts Townhomes to be developed for residential use, a Conditional Use Permit to allow a private neighborhood park in the RS-2, Single Family Residential District, and the vacation of public roadway, drainage and utility easements. Mr. Licht indicated that.. the configuration of .land uses proposed on the final plat is consistent with the Comprehensive Plan. The zoning classifications for the subject site .correspond to the land use designations established by the 2020 Land Use Plan. Mr. Licht stated that the O-R District classification of Outlot X is contingent upon i Metropolitan Council approval of the Comprehensive Plan amendment approved by the. City Council with the Prairie Lake preliminary plat. Planning Commission Meeting September 5, 2002 Page 16 Mr. Licht stated that the proposed final plat is consistent with the .design of the approved preliminary plat. Mr. Licht indicated. that the Prairie Lake final plat includes 25 outlots for the purpose of future development, area identification signs and stormwater ponds or wetlands. He has listed the outlots in his August 29, 2002 planning report. Mr. Licht stated.` Outlots that include wetlands, wetland buffers, and stormwater ponding areas are to be deeded to the City, as will Outlot K for a City park. Outlots intended for future development will be maintained by the applicant. Outlots with area identification signs or landscaping and Outlot S will be owned and maintained by the homeowners associations. Mr. Licht stated that the 35 single-family lots within Blocks 3, 4, 5, 6, 7, 8, and 10 are subject to the buffer yard requirements established by the Zoning Ordinance and all the proposed lots conform with these requirements. Mr. Licht stated that the 32 twin home units within Blocks 9 and 11 are in compliance with the RST-2 District requirements. He indicated. that the twin home building on Lots 5 and 6 of Block 11 will require a side yard setback of 30 feet from . 185th Street,: which is designated as a minor arterial street by the Transportation Plan. Mr. Licht stated that a portion of Outlot E, Bracketts Townhomes, will be included in the Prairie Lake 1St Addition plat. The Bracketts Townhomes plat is subject to a PUD-CUP. and conditional use permit that designates Outlot E as open space associated with the golf course use. He indicated that the .platting of this land as buildable lots for construction of the twin home units proposed as part of the Prairie Lake project requires consideration of a PUD-CUP amendment and an amendment to CUP No. 2001-14. Mr. Licht indicated that the conversion of this portion of Outlot E will not affect the Bracketts Crossing golf course. The golf course acts as a buffer between the proposed Prairie Lake twinhomes and the residential units within the Bracketts Townhome Plat. Mr. Licht indicated that the proposed townhouse units comply with the RH-T District requirements. He stated that a total of 22 guest parking stalls will be provided within Blocks 1 and 2 of Prairie Lake 1St Addition. He indicated this .:meets the requirement for one-half stall per .unit for .the 42 townhouse units within the first phase. .Planning Commission Meeting September 5, 2002 Page 17 Mr. Licht stated that the applicant has provided a "least brick" scenario fora 12- unit townhouse building to demonstrate that any combination of the unit elevations proposed to comprise the individual buildings wll,meet the exterior .material requirements. As the developer stated earlier at tonight's meeting, the building plans have been revised to meet the RM-1 District exterior materials requirements. Mr. Licht indicated that Outlot K is to be conveyed. to the City for development of a neighborhood park consistent with -the 2000 Comprehensive Parks and Trails System Plan.. Dedication of Outlot K and site grading of Outlot K with the 1St Addition will satisfy park dedication requirements for the entire plat, except Outlot X. The Parks, Recreation and Natural Resource Committee recommended approval of the Prairie Lake 1St Addition final. plat at their September 4, 2002 meeting. Mr. Licht stated .that should the Planning Commission recommend to City Council approval of the Prairie Lake 1St Addition final plat, an Amendment to the Bracketts Townhomes Planned Unit Development -Conditional Use Permit and Conditional Use permit No, 2001-14, a Conditional Use Permit to allow a private neighborhood park, and an easement vacation, Planning staff recommends the 19 stipulations • .listed in the August 29, 2002 planning report, and approval of the Findings of Facts, dated September 5, 2002. Chair Wulff opened the hearingto the public for comment. There-were no comments from the audience. 02.120 Motion by Drotning, Second by Detjen to close the public hearing at 9:55 p.m. Ayes: Swecker; Reuvers, Wulff, Detjen, Grenz, Drotning, Stolte. Nays: 0 Mr. Morey stated that Dakota County's process to change the segment of 184th Street to Kenyon Avenue requires a .resolution requesting a street. name change from the City Council. Mr. Morey indicated that the Mallory's address would be changed to Kenyon Avenue. Mr. Mallory was in the audience and he agreed with the street name change. 02.121 Motion by Stolte, Second by Drotning to recommend to City Council approval of the final .plat of .Prairie Lake 1St Addition, an Amendment to the Bracketts Townhomes Planned Unit Development -Conditional Use Permit- and Conditional Use Permit No. 2001-14 to .allow a portion of Outlot E, Bracketts Townhomes, to be developed for residential use in conjunction with the plat of Prairie Lake, a Conditional Use Permit to allow a private neighborhood. park in the RS-2, Single Planning Commission Meeting September 5, 2002 .Page 18 Family Residential District, and an easement vacation, subject to the 19 stipulations listed in the August 29, 2002 planning report, and. approval of the Findings of Facts, dated September 5, 2002. Ayes: Reuvers, Wulff, Detjen, Grenz, Drotning, Stolte, Swecker. Nays: 0 There being no further business, the meeting was adjourned at 10:00 p.m. Respectfully submitted, Penny B , Recordin Se retary ATTEST: • Wendy tiVulff Chair