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HomeMy WebLinkAbout10-10-02 CITY OF LAKEVILLE Planning Commission Meeting Minutes OCTOBER 10, 2002 The October 10, 2002 Planning Commission meeting was called to order by Chair Wulff in the City Hall Council Chambers at 6:00 p.m. Flag pledge and roll call of members: Present: Stolte, Reuvers, Wulff, Detjen, Drotning, ex-officio Puncochar. Larson arrived at 6:15. Absent: Swecker, Greez. Staff Present: Daryl Morey, Planning Director; David Olson, Community and Economic Development Director; Frank Dempsey, Associate Planner; Ron Mullenbach, Associate Planner; Jay Rubash, Assistant City Engineer; Bret Weiss, WSB & :Associates; Roger Knutson City Attorney; and Penny Brevig, Recording Secretary. ITEM 3: APPROVAL OF MEETING MINUTES: The September 19, 2002 Planning Commission meeting minutes were approved as presented. The September 19, 2002 Planning Commission work session meeting notes were approved as presented. ITEM 4: ANNOUNCEMENTS: Mr. -Morey stated the following items were distributed to the Planning Commission members and staff before tonight's meeting. L October 9, 2002 Parks, Recreation & Natural Resources Committee meeting motions regarding the Green CUP, Lakeville Commerce Center East, Lakeville Town Office Development, and Crossroads. 2. E-mail from Pat Lynch from the DNR with his recommendation regarding the Green CUP. 3. E-mail from a resident on Joplin Path with her concerns about the speed limit on 165 Street related to the Lakeville Town Office Development. ITEM 5: GARY AND DONNA GREEN Chair Wulff opened the public hearing to consider the application of Gary and Donna Green for a Conditional Use Permit to allow the construction of an addition to a house to within 20 feet from the top of a bluff in the Shoreland Overlay District Planning Commission Meeting October 10, 2002 Page 2 s of Orchard Lake. City Attorney Knutson attested that the legal notice had been duly published in accordance with state statutes and City Code. Alan Voight, Mrs. Green, and her contractor, were in attendance at tonight's meeting to answer any questions the Planning Commission or public may have. Mr. Voight presented an overview of the project. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Gary and Donna Green have submitted plans and an application for a Conditional Use Permit to allow the construction of an addition to their existing single family home located at 17060 Judicial Road. He indicated. that the proposed addition will be set back 23 feet from the visual break of the bluff. Mr. Dempsey presented background information of the Greens' original variance request. On January 31, 2002 the Planning Commission and the DNR agreed, after a discussion was held with the Greens, to support a revised definition of bluff that utilizes a visual identification of the bluff for existing single-family homes. The revised definition of bluff was approved by the City Council on March 18, 2002. Mr. Dempsey indicated that the Greens have submitted plans with their conditional use permit application utilizing the revised bluff definition and bluff setback . requirements. The Greens have submitted a letter withdrawing their variance application. Mr. Dempsey stated that the proposed addition will not require extensive site grading or other Shoreland alterations. All disturbed areas must be reestablished with ground cover such as sod, seed and mulch or permanent landscaping within 48 hours after the site work is completed. Mr. Dempsey indicated that the proposed impervious surface area is .24.7%, and there will be no impervious surface area located within the bluff impact zone. Mr. Dempsey stated that the subject property is conforming with a 31,217 square foot area and 141 foot width. The parcel is a legal conforming parcel of record. He indicated that the proposed height of the building will be less than .the 35 feet permitted by the Zoning Ordinance. Mr. Dempsey indicated that the proposed house .addition will conform to` all setback requirements and performance standards of the Zoning Ordinance subject to conformance with the stipulations recommended in the conditional use permit. Mr. Dempsey stated that should the.. Planning Commission recommend to City Council approval of .the Conditional Use Permit, .Planning Department staff Planning Commission Meeting October 10, 2002 Page 3 recommends the five (5) stipulations listed in the October 4, 2002 planning report, and approval of the Findings of Fact, dated October 10, 2002. Chair Wulff opened the hearing to the public for comment. - There were no comments from the audience. 02.127 Motion by Detjen, Second by Drotning to close the public hearing at 6:10 p.m. Ayes:. Stolte, Reuvers, Wulff, Detjen, Drotning. Nays: 0 Commissioners Puncochar and Stolte indicated that it was a pleasure to work with Mr. and Mrs. Green through this process, and with their cooperation a good outcome was achieved. 02.128 Motion by Drotning, Second by Detjen to recommend to City Council approval of the Conditional Use Permit for Gary and Donna Green to allow the construction of an addition to a house to within 20 feet from the top of a bluff in the Shoreland Overlay District of Orchard Lake, located at 17060 judicial Road, subject to the five (5) stipulations listed in the October 4, 2002 planning report, and approval of the • Findings of Fact, dated October 10, 2002. Ayes: Reuvers, Wulff, Detjen, Drotning, Stolte. Nays: 0 ITEM 6. LAKEVILLE COMMERCE CENTER EAST Chair Wulff opened the public hearing to consider the application of Dakota Electric. Association and Lakeville Land, Ltd. for the preliminary and final plat of one lot and two outlots to be known as Lakeville Commerce Center East to allow the construction of an electric substation in the C-3, General Commercial District, located south of 205 Street, north of 210 Street, east of Interstate 35 and west of Kenrick Avenue. City Attorney Knutson attested that the legal notice had been duly published in accordance with state statutes and City Code. Craig Knutsen from Dakota Electric Association was in attendance at tonight's meeting to answer any questions the Planning Commission or public may have. Mr. Knutson presented an overview of the project. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Lakeville Land, Ltd. and Dakota Electric Association (DEA) have submitted an application for a preliminary and final plat of one lot and two outlots Planning Commission Meeting October 10, 2002 Page 4 to allow the construction of a 12.47 .kilovolt electric substation on the sub'ect l property. He indicated that a portion of the property is being preliminary and final platted for the proposed electric substation (Lot 1) and the remainder is being preliminary and final platted into Outlots for future development. The future development of these outlots will require that they be preliminary and final platted into lots. Mr. Dempsey stated that Dakota Electric Association (DEA) has identified a need to construct a new 12.47 kilovolt electrical substation to serve the southwest area of Lakeville. The Lakeville Commerce Center East preliminary and final plat property is zoned C-3, General Commercial District. Mr. Dempsey indicated that in 1999, the State of Minnesota legislature mandated that all electrical substations .and transmission lines between 33 kilovolts and 200 kilovolts are exempt from conditional use permit requirements. The proposed substation is 12.5 kilovolts which requires approval of an administrative permit. Mr. Dempsey stated that on December 18, 2000, the City Council approved the vacation of a portion of excess Kenrick Avenue right-of-way adjacent to the property now proposed as the Lakeville Commerce Center East property. Mr. Dem se stated that the Lakeville Commerce East relimina and final lat of p y P rY P one lot and one block totaling 1.59 acres in area exceeds the minimum lot requirements in the C-3, General Commercial District. He stated that there are two outlots proposed. Outlot A and Outlot B will be retained by Lakeville Land, Ltd. for future commercial development. Mr. Dempsey stated that all parcels in the Lakeville Commerce Center East preliminary and final plat will be accessed .from Kenrick Avenue. Currently, Kenrick Avenue meets the required 100 feet of right-of-way width.. He indicated that Kenrick Avenue is planned to be upgraded to an urban section design in the future. The preliminary and final plat of the property will require that the developer submit an escrow for the future upgrade of Kenrick Avenue town urban section. The preliminary and final plat of Outlots A and B into lots and blocks will also require payment of an escrow for the future upgrade of Kenrick Avenue at the time of final plat. Mr. Dempsey stated that there are no significant trees located on proposed Lot 1, Block 1. A total of 56 nursery grown spruce, ash and amur maples will be planted. consistent with the landscape plan. Planning Commission Meeting October 10, 2002 Page 5 Mr. Dempsey stated that the Parks, .Recreation and Natural Resources Committee reviewed the plans at their October 9, 2002 meeting. Lot 1, Block 1, Lakeville Commerce Center East will require a cash contribution for park dedication. Future platting of Outlots A and B into lots and blocks will require the payment of park dedication at the time of final plat. Mr. Dempsey indicated that the tallest structure will be the 58 .foot mast and antenna located in the center of the site, which are exempt from the height requirements of the Zoning Ordinance. There will be a 6-foot tall chain link security fence with 1-foot high barbed wire. Mr. Dempsey stated that should the Planning Commission recommend to City Council approval of the preliminary and final plat of one lot and two outlots, Planning Department staff recommends the 4 stipulations listed in the October 4, 2002 planning report. Chair Wulff opened the hearing to the public for comment. There were no comments from the audience. 02.129 Motion by Drotning, Second by Stolte to close the public hearing at 6:25 p.m. Ayes: Wulff, Larson, Drotning, Stolte, Reuvers. Nays: 0 Abstained: Detjen Commissioner Detjen abstained because he is employed by Dakota Electric Association. Commissioner Drotning asked DEA whether they will allow additional antennas to be installed on their structure. Mr. Knutsen indicated that at this point in time they would not allow additional antennas. 02.130 Motion by Drotning, Second by Stolte to recommend to City Council approval of the .Preliminary and Final Plat of .one lot and two outlots to be known as Lakeville. Commerce Center East to allow the construction of an electric substation in the C-3, General Commercial District, located south of 205 Street, north of 210 Street, east of Interstate 35 and west of Kenrick Avenue, subject to the four (4) stipulations listed in the October 4, 2002 planning report. Ayes: Larson, Drotning, Stolte, Reuvers, Wulff. Nays: 0 Abstained: Detjen Planning Commission Meeting October 10, 2002 Page 6 .ITEM 7. LAKEVILLE TOWN OFFICE DEVELOPMENT Chair Wulff opened the public hearing to consider the application. of Marmon LLC for the: A. Preliminary-and final plat of 171ots to be known as Lakeville Town Office Development; B. Rezoning from O-R, Office/Residential Transition District to PUD, Planned Unit Development; C. The vacation of public street, drainage and utility easements (tabled at the September 19, 2002 Planning Commission meeting). City .Attorney Knutson attested that the legal notice had been duly published in accordance with state statutes and City Code. Tom Dunsmore from The Dunsmore Company of Minnesota was in attendance at tonight's meeting to answer any questions the Planning Commission or public may have. He presented an overview of the project. Community and Economic Development Director David Olson presented the planning report, which was written by Daniel Licht, of Northwest. Associated Consultants, Inc. (NAC). • Mr. Olson stated that Marmor LLC has submitted develo ment Tans for an office p P park located at 165 Street and Kentucky Avenue, east of Kenrick Avenue. They are proposing to construct five separate two story or two-story walkout office buildings with 17 tenant spaces on 3.45 acres. Mr. Olson indicated .that the individual .tenant. spaces are to be owner-occupied through platting the development in a unit and base lot configuration. Mr. Olson stated that Marmor LLC's application involves consideration of a rezoning to PUD District to accommodate the proposed multiple principal structures on one base lot, preliminary and final plat to combine Lots 6 and 7 of Jackson's First Addition. and re-plat the property in a base lot/unit lot configuration, and vacation of existing public street, drainage and utility easements. Mr. Olson indicated that the subject site is proposed to be platted in a unit/base lot .configuration, similar to townhouse developments, to accommodate individual ownership of the tenant. spaces. He stated, however, that the O-R District does not make provision for multiple principal buildings on one base lot or unit/base lot subdivision of the. property to allow for individual ownership. Because of this, Mr, Olson indicated that rezoning the property to PUD, Planned Unit Development would be necessary. Planning Commission Meeting October 10, 2002 Page 7 Mr. Olson indicated that the buildin setback re uirements of the O-R District will g q apply to this development. The site plan identifies all of the buildings comply with the required setbacks measured from the perimeter of the site. He indicated that the internal building setbacks for a PUD are based upon building heights. He indicated that a 20-foot setback between buildings is required for this. PUD. The site plan will need to be revised to provide a minimum separation between buildings of 20 feet. Mr. Olson presented the proposed building designs. The five proposed buildings share common architectural themes and materials. He described the building facades and indicated that "cemplank" siding will be used .for the majority of .the facade. Mr. Olson stated that the proposed landscape plant list is appropriate, has goad variety of materials, and is consistent with the size requirements of the Zoning Ordinance. He indicated that the landscape plan should., be revised to provide additional low level evergreen shrubs along the south edge of the parking lot east of the driveway access, so as to screen vehicle headlights from casting glare south towards. the residential neighborhood. The parking lot screening was requested bg the adjacent. residents at the neighborhood meeting. Mr. Olson stated that the sub'ect site has fronta e alon 165 Street,. which is l g g designated as a major collector in the City's Transportation Plan. As part of the. preliminary plat, Mr. Olson indicated that the applicant will dedicate an additional seven feet of right-of-way to bring the full width to 80 feet consistent with the Subdivision Ordinance. The seven feet of additional right-of-way includes the existing trail and. is currently covered only by easement. This easement is proposed to be vacated in favor of the additional right-of-way dedication with the final plat. Mr. Olson also indicated that one access to the 165 Street is proposed at a location aligning with Kentucky Avenue to the south. This will provide for safe. turning movements at the intersection with 165 Street. Mr. Olson stated that the site design includes sidewalk access to the front of each of the units, as well as the rear of the walk-out buildings... Two sidewalk connections are also provided to the public trail along 165 Street. Mr. Olson stated that the site plan provides 175 off-street parking stalls, of which six are designated disability accessible. This meets Zoning Ordinance requirements. In addition, the parking areas meet applicable setback requirements. Mr. Olson indicated that plans for one freestanding monument sign to be located on the west side of the driveway have .been submitted. The size of the sign Planning Commission Meeting October 10, 2002 Page 8 structure and the si area meet the re uirements for free standin si sin the 0-R ~ q g ~ District. Mr. Olson stated that plans have also been provided for one, 2 square foot wall sign for each of the individual tenant spaces, which have an exclusive exterior entrance. If the proposed wall signs are modified in the future, a revised comprehensive. sign plan would have to be approved by the Planning Commission and City Council Mr. Olson indicated that a trash dumpster and enclosure will be located on the west side of the site. He stated that staff contacted one of the waste haulers serving Lakeville and they indicated that it is fairly common for the drivers to manually remove dumpsters from their enclosures so they can be accessed by the trucks. Mr. Olson indicated that Park and Trail Dedication requirements were not satisfied when Jackson s First Addition was platted. The City's Comprehensive Park Plan does not identify any land needs in the area of the subject site. Park dedication requirements are to be satisfied as a cash contribution as recommended by the Parks, .Recreation and Natural Resources Committee at their October 9; 2002 meeting. Mr, Olson display a composite grading and drainage plan for four adjoining parcels including the Lakeville Town Office Park. City staff has been negotiating with the owners and developers of these four parcels to improve the storm water management design for the entire area, which is part of the Crystal Lake::Drainage District. Through the cooperation of the owners and developers of these four parcels, a shared stormwater basin will be constructed on the Malmberg Bond property. The developers of the Lakeville Town Office Park and Lakeville Family Dental properties will .pay. to the City a cost equivalent to the stormceptor that would have been required to be installed on their properties. This payment will be used to offset the cost of the construction of the stormwater basin on the Malmberg Bond property. Malmberg Bond will dedicate the necessary easements, for the construction of the basin and storm sewer pipes that will convey storm water to the Lakeville Town Office Park development. Mr. Olson stated that should the Planning Commission recommend to City Council approval of the Lakeville Town Office Park preliminary and final plat, PUD rezoning and easement vacation, Planning Department staff recommends the 10 .stipulations listed in the October 3, 2002 planning report, and approval of the Findings of Fact dated October 10, 2002. Chair Wulff opened the hearing to the public for comment. Planning Commission Meeting October 10, 2002 Page 9 Carl Skeps, 16528 Kentucky Avenue Mr. Skeps thanked the developer and City staff for hosting- the neighborhood meeting on September 18, 2002. His concerns are: ? Landscaping/tree preservation. The existing trees may be in poor condition, but they help buffer noise from the freeway. Also, the landscaping proposed along 165th Street will not adequately screen the parking lot from the neighborhood. ? Traffic. Traffic levels have been on the rise in the neighborhood. The residents are concerned about speeding on Kentucky Avenue and the safety of their children. 02.131 Motion by Stolte, Second by Reuvers to close the public hearing at b:55 p.m. Ayes: Larson, Drotning, Stolte, Reuvers, Wulff, Detjen. Nays: 0 Chair Wulff confirmed that more landscaping should be installed to help buffer the, residential. neighborhood from the proposed. parking area. The developer agreed to install additional landscaping south of the parking lot. Mr. Olson indicated that the revised landscape plan must be submitted for staff review prior to the City Council meeting: .Commissioner Puncochar addressed the. traffic issue. He indicated that it was likely surrounding neighborhood traffic on Kentucky Avenue that would :increase as a result of this development. He also referred to the e-mail from a resident regarding the speed limit on 165th Street. The Police Department does not determine the speed limits on City streets. Assistant City Engineer Jay Rubash stated that the speed limit on 165th Street, which is a major collector, is 45 m.p.h. Mr. Morey added that the speed ,limit on 165th Street is less east side of Ipava Avenue due to its curvilinear design and the location of Oak Hills Elementary School. Mr. Knutson stated that MnDot determines speed- limits and they could possibly raise the speed limit if a speed study was requested. Commissioner Drotning was concerned about the location of the dumpster. He thought that it should be more centrally located. Mr. Dunsmore indicated that one double loaded dumpster has worked well at similar sites they have developed. Chair Wulff .and Commissioner Drotning questioned the elevation of the site. The parking lot elevation and 165th Street are lower than the adjacent homes. Rich Revering, Civil Engineer for Ulteig Engineers, indicated that 165th Street is 2 to 3 feet higher than the parking lot. Headlights should not be a problem but evergreen shrubs; could be added to help screen the parking lot. Planning Commission Meeting October 10, 2002 Page 10 Commissioner Drotning stated that he is ver im ressed with the site. He Y p indicated that the buildings will provide a better buffer for freeway noise than the existing trees on the property. It was agreed by the Planning Commission, City staff and the developer, that the existing trees located in the middle parking lot island should be removed and. healthy nursery stock trees and shrubs should be planted in their place as allowed within. the Minnegasco pipeline easement.. Commissioner Stolte agreed with Engineering Department staff comments regarding the proposed storm water management plan for this development and the adjacent Malmberg-Bond property. Commissioner Larson asked about the driveway alignment. Mr. Rubash explained that the driveway alignment with Kentucky Avenue was considered the best option for traffic movement and safety reasons. He`indicated that a median at this location would not work because it would greatly impact lane sizes. 02.132 Motion by Stolte, Second by Reuvers to recommend to City Council .approval of .the Preliminary and Final Plat. of 17 office townhouse unit lots to be known as Lakeville Town Office Park, a rezoning from O-R, Office/Residential Transition District to PUD, Planned Unit Development, and the vacation of public street, drainage and utility easements, subject to the 10 stipulations listed in the October 3, 2002 planning report, and approval of the Findings of Fact, dated October 10, 2002. Ayes:. Drotning, Stolte, Reuvers, Wulff, Detjen, Larson. Nays: 0 ITEM S. CROSSROADS Chair Wulff opened the public hearing to consider the application of D. R. Horton- Minnesota, OPUS Northwest, and Ed McMenomy for the following in relation to the Crossroads mixed-use development, located south of Dodd Boulevard (CSAH (9) between Cedar Avenue (CSAH 23) and Flagstaff Avenue: A. Comprehensive Plan Amendment to guide property on the 2020 Land Use.., Plan consistent with the proposed uses in the Crossroads preliminary plat; B. Comprehensive Plan/Metropolitan Urban Service -Area (MUSA) Amendment to bring property within Staged MUSA Expansion Area A (2005) into the current MUSA; Planning Commission Meeting October 10, 2002 Page 11 C. Rezoning of one institutional lot (church and school); ten commercial lots; .and one high-density residential lot (senior housing) from C-3, General Commercial District and RM-1, Medium Density Residential District to PUD, Planned Unit Development District and Development Stage Planned Unit Development Approval; D. Rezoning of 13 single-family lots from RS-2, Single Family Residential District to RS-3, Single Family Residential District; E. Preliminary plat of 141 single family lots; 317 attached townhome lots; eight (8) townhome common area lots; one (1} institutional lot {'church and school}; ten (10) commercial lots; one (1) high density residential lot (senior housing); and 16 outlots; and F. Variance for cul-de-sac length in excess of 600 feet; City Attorney Knutson attested that the legal notice had been duly published in accordance with state statutes and City Code. Mike Suel, from D.R. Horton, introduced commercial area developer John Meyers of OPUS Northwest, architect Kathy Anderson of KKE & Associates, and project engineer Joel .Cooper of James R. Hill, Inc. who were in attendance at tonight's meeting to answer any questions the Planning Commission or public may have. s Mr. Suel presented an overview of the residential portion and Mr. Meyers presented an overview of the commercial portion of the Crossroads project. Associate Planner Ron Mullenbach presented the Crossroads planning report. Mr. Mullenbach stated that D.R. Horton, OPUS Northwest, Crossroads Church, Ed McMenomy and Mike Devney have submitted applications for the development of an approximately 240 acre mixed use project to be known as Crossroads. He indicated that the development is proposed to include 140 single family lots; 192 back-to-back style townhome unit lots; 125 row style townhome unit lots; 8 townhome common area lots; 1 church/school lot; 1 senior housing lot; 10 commercial lots and 16 outlots. -The commercial development, which includes approximately 178,000 square feet of commercial floor area, including retail, restaurant and .day care, is proposed to be anchored by an approximately 69,00(? square foot Cub Foods on Lot 7, Block 6. Mr. Mullenbach indicated that the project requires the extension of trunk sanitary sewer from Flagstaff Avenue, the extension of watermain from the intersection of Dodd Boulevard and Glacier Way, the construction of 179th Street between Cedar Avenue and Flagstaff Avenue, and connection and expansion of an .existing regional stormwater management pond in the south-central portion of the project. Planning Commission Meeting October 10, 2002 Page 12 Mr. Mullenbach presented the 2020 Land Use Plan, which. provides a transition of land uses from the more intense commercial uses along Cedar Avenue and Dodd Boulevard to the less intense low density residential land uses adjacent to the existing Country Pond South and Greenridge single family developments to the east. The subject property was zoned a combination of C-3 District, RM-1 District, RS-2 District and RS-3 District with the Zoning Ordinance and Map Update approved: on July 17, 2000. The Zoning Map corresponds to the land use. transitions depicted on the 2020 Land Use Plan. The developers are requesting an amendment to the 2020 Land Use Plan to adjust land. use boundaries consistent with the land uses and street alignments proposed within the Crossroads preliminary .plat. The developers are also. requesting the 2020 Land Use Plan be amended to designate the senior housing project as High Density Residential, the church/school use as Public/Semi-Public, :and the City- owned outlots as Restricted Development. In conjunction with the preliminary plat, the 10 commercial lots, senior. housing lot .and church/school lot are proposed to be zoned PUD, Planned Unit Development. Mr. Mullenbach indicated that .the PUD zoning would provide the City with greater control over the eventual development on these properties. The anchor grocery tenant and two strip retail buildings are requesting development stage planned unit development approval along with. the preliminary plat. The :remaining uses within the PUD District would require approval of a planned unit development amendment prior to development. The developer is also proposing to rezone 13 single family lots from RS-2 District to RS-3 District to provide consistent setbacks and building scale throughout the single family portion of the development. Mr. Mullenbach stated that the Devney property is located within Staged MUSA Expansion Area A (2005). The developers are requesting a comprehensive plan amendment. to bring approximately 26 acres of the Devney property into the current MUSA. Approximately 8.5 acres of the 26 acres to be brought into the MUSA would be used for residential or commercial development. The remaining acreage would be platted as right-of-way (primarily for 179 Street} and stormwater management. The inclusion of the property currently outside the MU5A is critical to the feasibility and functioning of the Crossroads development due to the location of 179 Street on the Devney property.. The location of 179' Street is dictated by Dakota County access spacing guidelines along Cedar Avenue Planning Commission Meeting October 10, 2002 Page 13 • and the location of the median break constructed on Cedar Avenue with the roadway improvements in 2000. The proposed land use plan amendments, MUSA amendment, and rezonings are consistent with the Crossroads sketch plan, which was reviewed by the Planning Commission and approved by the City Council in spring 2002. Mr. Mullenbach indicated that the development abuts or includes four major transportation elements. Cedar Avenue (CSAH 23) abuts the development on the west side.. Cedar Avenue was upgraded to a four-lane divided urban roadway in 2000. A median break was provided for 179th Street approximately 1/4 mile south. of Dodd :Boulevard. The Dakota County Plat Commission has approved a variance for aright-in/right-out only driveway on Cedar Avenue to serve the commercial area. Dodd Boulevard (CSAH 9) abuts the development on the north side. Dodd Boulevard will be re-constructed as a four-lane divided urban roadway as part.: of this development. The City of Lakeville and Dakota County will be entering into an agreement to allow the City to be the lead agency for the improvement project. Improvements to Dodd Boulevard will be financed by the developer. • Three street accesses are rovided alon Dodd Boulevard to serve the P g development. Gerdine Path and Glacier Way align with existing streets on the north side and provide full intersections on Dodd Boulevard.. The third street connection at Glencoe Avenue was approved by the Dakota County Board of Commissioners as a temporary median opening. The median will be closed at the direction of the County Engineer at such time as the intersection becomes a traffic safety concern or meets traffic warrants. 179th Street will be constructed by the developer as a two-lane urban section, with turn-lanes, from Cedar Avenue to Flagstaff Avenue and Flagstaff Avenue will be reconstructed by the developer as a two-lane urban section with turn-lanes adjacent to Crossroads. Mr. Mullenbach stated that the first phase of the Crossroads development will be the extension of a high pressure watermain through the development to connect to an existing watermain stub in 175th Street. He indicated that the sanitary sewer system to serve the development is temporarily connected through the Meadowbrook development east of Flagstaff Avenue. The developers of Crossroads are required to make the permanent connection from the North Creek Manufactured Home Park property as a part of the first phase of the development. Planning Commission Meeting October 10, 2002 Page 14 Mr. Mullenbach stated that a Wetland Replacement Plan application was submitted to the City on September 30, 2002 and was processed by City staff with notices being sent on October 1, 2002. He indicated that the preliminary plat is subject to compliance with the Wetland Conservation Act. The development contains 140 single-family lots that have been sized and dimensioned consistent with RS-3 District requirements. ,The developer is also requesting a variance for cul-de-sac length on Flushing Hills Court. The variance is recommended for approval due to the proximity of an underground gas pipeline easement and the need to provide alternative street access to two existing single- . family homes along Flagstaff Avenue. Mr. Mullenbach also outlined issues related to providing alternative street access'to the two single-family homes, along Flagstaff Avenue. Existing improvements and grades make removing their driveways from Flagstaff Avenue to Flushing Hills Court challenging. The developer has made significant effort to provide alternative access. The owners of the northerly exception parcel are required to relocate their driveway, per the administrative subdivision approval for their lot in 1997. The owners of the .southerly exception parcel are not required to relocate their driveway, but will have the option in the future. • Mr. Mullenbach indicated that the townhome Tans have been reviewed for p conformance with the performance standards of the RM-1, Medium Density Residential District and were found to be in compliance. Mr. Mullenbach stated that should the Planning Commission recommend to the City Council approval of the Crossroads preliminary plat, comprehensive plan and MUSA amendments, rezoning, and variance, Planning Department staff recommends approval of the 37 stipulations listed in the October 4, 2002 planning report. and the Findings of Fact for the variance and rezonings. -Chair Wulff opened the hearing to the public for comment. Terry L. Hoke, 17515 Gage Court wanted to know where the 13 single family lots proposed to be rezoned from RS-2 to RS-3 were located in relation to his home and what the difference was between the two zoning districts. Mr. Hoke also wanted to know when the area directly behind his home would be graded and developed. Mr. Mullenbach indicated that the single-family lots proposed to be rezoned from RS-2 to RS-3 were located to the south of his property. The RS-2 District requires a 100 foot lot width. and, 15,000 square lot area. The RS-3 District requires an 85 foot lot width and 11,000 square lot area. Mr. Hoke's property is zoned RS-3 District. Planning Commission Meeting October 10, 2002 Page 15 Pro'ect en ineer Joel Coo er indicated that the area behind Mr. Hoke's home l g p would be graded immediately due to the fact that the earthwork must be balanced over the entire site.. Mr. Hoke indicated that he wanted to make the developer aware of existing drainage and erosion conditions near his home within the plat area. Mr. Cooper indicated that because the grade slopes toward Mr. Hoke's yard, the construction of Gerdine Path will be completed in the phase (Phase .II) as the single-family lots adjacent to Mr. Hoke's home. This will reduce drainage in the. backyards of the existing home by approximately 75%. Mr. Cooper indicated that Phase II should be under construction in the summer of 2003. Mike Stewart, .6815175th Street West asked whether the .sidewalks on 175th Street will continue into the Crossroads development and whether the City will consider pedestrian crossings on Flagstaff Avenue adjacent to Dodd Trail Park and Greenridge Park. Mr. Mullenbach indicated that sidewalks will be constructed on both. sides of 175th Street with the Crossroads development. The request to consider pedestrian crossings on Flagstaff Avenue will be forwarded to the Public Works Director. Steve Eck, 6867 175th. Street West. asked whether stop signs will be placed on existing 175th Street. Mr. Mullenbach indicated that staff determined at the sketch plan review that the need for stop signs along 175th Street is more appropriately reviewed following full. build-out of the Crossroads development when permanent traffic patterns have developed. Commissioner Puncochar commented that monitoring 175th Street to assess the traffic could be done. He asked when the final phase of Crossroads would be completed. Mr. Suel responded in 2005 or 2006 depending on the construction season and sales. 02.133 Motion by Drotning, Second by Detjen to close the public hearing at 8:20 p.m. Ayes: Stolte, Reuvers, Wulff, Detjen, Larson, Drotning. Nays: 0 Commissioner Stolte confirmed that the Jensen driveway is required to be relocated off of Flagstaff Avenue as a stipulation of the administrative subdivision approved in 1997 that was agreed to by Mr. and Mrs. Jensen. Mr. Mullenbach confirmed this requirement and indicated that staff is recommending that Lots 6-9, Block 19 be . reduced to the minimum lot width of 85 feet to increase the width of Outlot M to accommodate the driveway. He also confirmed that Mr. and Mrs. Wolff were not Planning Commission Meeting October 10, 2002 Page 16 re uired to relocate their drivewa when their arcel was administrativel q Y P Y subdivided. Mr. Mullenbach indicated that the developers have been working with the Wolff's to identify a possible driveway relocation, but the Wolff's do not wish to relocate. their driveway at this time. Commissioner Stolte asked about parking for the Senior Housing project. Mr. Suel indicated that it is planned to have underground parking for each unit and surface, guest parking in compliance with City requirements. The parking will be incorporated into the design of the project when it is proposed as part of a planned unit development amendment. Commissioner Stolte asked about the MUSA amendment. Mr. Mullenbach stated that the MUSA Amendment will be forwarded to the Met Council following City Council action. The size of the MUSA amendment and its locationin Area A makes it a "housekeeping" item for which the Met Council would typically waive their review authority. .Commissioner. Stolte asked if all. the roads in the Crossroads development would be constructed in Phase I. Mr. Mullenbach stated that 179 Street, Flagstaff Avenue, and Dodd Boulevard would be constructed in Phase I. The remaining .streets . would be constructed as necessary to provide access to platted -lots within each phase. Commissioners Stolte and Drotning thought the entrance into the Cub parking lot from the. south was awkward. Mr. Meyers indicated that many variations were considered before they decided .that the current proposal was the best option. Chair Wulff indicated that there should be more screening adjacent to the townhomes along Dodd Boulevard. Mr. Cooper provided cross-section views of how berms could be added in this area. Mr. Suel also agreed to additional landscaping to increase the buffer yard screening for the townhouse units located adjacent to Dodd Boulevard. 02.134 Motion by Detjen; Second by Drotning to recommend to City Council approval of the Crossroads preliminary plat, Comprehensive Plan and MUSA amendments, rezonings to Planned Unit Development and RS-3, and a variance for cul-de-sac street length, subject to .the 37 stipulations listed in the October 4, 2002 planning report and approval of the Findings of Fact for the variance and rezoning requests. Ayes: Reuvers, Wulff, Detjen, Drotning, Stolte. Nays: 0 Planning Commission Meeting October 10, 2002 Page 17 ITEM 10. STAFF hlOTICES Mr. Morey updated the Planning Commission on the upcoming Planning Commission meetings and work sessions planned for October, November and December. There being no further business, the meeting was adjourned at 9:20 p.m. Respectfully submitted, Penny evi ,Recording Secr ary ATTEST: • en y Wulff, hair