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HomeMy WebLinkAbout05-03-01 CITY OF LAKEVILLE Planning Commission Meeting Minutes MAY 3,-2001 ..The May 3, 2001 Planning Commission meeting. was called to order by Chair Drotning in the City Hall Council Chambers at 6:OO p.m. Roll call of members was taken:. Present: Michaud, Bellows, Drotning, Comer, Detjen, Wulff, Puncochar Absent: Kot Staff Present:: Arlyn trussing, .Director of Community and Economic Development; Daryl "Morey, Assistant Community Development Director; Tim Hanson,. Assistant City. Engineer; Andrea McDowell Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3: APPROVAL OF MEETING MINUTES: The April 19, 2001 Planning Commission meeting minutes were approved as presented. The .April 19, 2001 Planning Commission Work Session minutes were approved as • presented. ITEM 4: ANNOUNCEMENTS: Assistant Community Development Director Daryl Morey requested that Item #8 - 2001-2005 Capital Improvement Plan, be continued until the May 17, .2001 Planning ..Commission meeting. This will give the City Engineer time to revise the 2001-2005. Capital .Improvement Plan based onongoing discussions with Dakota County. The following items were distributed to the Planning Commission members .and. staff before tonight"s meeting: L Draft Minutes .from the .May 1, 2001 Environmental Affairs Committee Meeting. ITEM 5. CONSENT AGENDA 01,37 Motion by Bellows, Second by Wulff to recommend to City Council approval of the May 3, 2001 Planning Commission Consent Agenda as follows: A. Approve. the application of Tollefson Development for a final plat. of 45 single family detached townhome lots.. to be known as Streefland Addition, located on property east of County Road 5 and north of County Road 46. Planning Commission Meeting May 3, 2001 Page 2 Ayes: Michaud, Bellows, Drotning, Comer, Detjen, Wulff Nays: 0 ITEM 6. PUBLIC HEARING: LAKE PLACE PRELIMINARY PLAT .Chair Drotning opened-the public hearing .for the consideration of the application for L. A. Donnay far a .preliminary .plat of 189 attached townhouse units, 14 twinhome units, and 6 detached townhouse units to be known as Lake Place, located south of 170 Street. (C.R. 5$), ~/4 mile east of Pilot Knob Road (C.R. 31). Assistant City Attorney Poehler attested that the legal notice had been duly published in accordance with state. statutes and City Code. Planning Consultant Mr. Mike. Gain was in attendance to present the application for L. A. Donnay. Mr., Paul Donnay and Brian Johnson, Civil Engineer were: also in attendance. , Mr. Gain described how the Lake Place plans were developed. He stated they. have a variety of .unit ypes that meet RM-1 District requirements. He stated that Lake • Place will provide life cycle housing for the City of Lakeville. Mr. Gair. identified the open space and greenway corridor along the tributary and wetland .located on the west side of the site. Mr. Gair described the diversity of landscaping proposed for this development.. Assistant Community Development Director Daryl Morey presented an overview of L. A. Donnay's application .for the preliminary plan of Lake: Place,. which- is located south of 170 Street (C.R. 58), one-quarter mile east of Pilot Knob Road (C.R. 31). Mr. Morey indicated that the preliminary plat plans identify: 209 units in the development; however, that number includes a five unit building that is being ghost-platted and is .not included in the preliminary plat. Mr. Morey. indicated that the five unit attached townhouse building is shown only conceptually on the site. and development plans and is not included in the preliminary plat.. Barr Engineering has recently completed a detailed. study of the fioodplain elevation for the north branch of North Creek. Mr. Morey stated that the five unit townhouse building cannot be included in the preliminary plat until the Barr Engineering study: is formally adopted by FEMA. Mr. Morey stated. that the subject property is zoned RM-1, Medium Density Residential District.. The southwest portion of the: property lies within the Shoreland Over District for the north branch of North Creek. Mr. 1Vlorey indicated that a portion of one townhouse building lies within the Shoreland Overlay District. Planning Commission Meeting May 3, 2001 Page 3 Mr. Morey stated that the Lake Place preliminary. -plat consists of 204 townhouse units on 39.5 acres. of land.: This results in a gross density of 5.16 units/acre: Mr. Morey:indcated that Lake Place is proposed to be developed in three phases as shown. on the preliminary plat plans. Mr. Morey .stated that the 204 units are designed as follows: 184 attached townhouse units, 14 twinhome units, and 6 single family detached. units. The 6 detached townhouse units and the 14 twinhome units will each be located. on their own separate Iot. Mr. Morey indicated that .the 184 attached townhouse .units are proposed to be included in 2, 4, 5, and 8 unit condominium ownership buildings. Mr. Morey stated that the- Lake Place development abuts 170 Street (C.R. 58), which is .designated as a major collector in the City's Transportation Plan. A 11D foot right-of-way is required for 170 Street because it is currently; a two lane :rural road section. Mr. Morey indicated that a 55 foot south half right-of-way is shown on the. preliminary plat plans. The developer will be required to submit a cash escrow with the: Lake Place final. plat for the future upgrade of 17q~ Street to an . urban section. Mr. Morey indicated that because the Lake Place development abuts 170th- Street (C.R. 58), the developer must submit the preliminary plat .plans to the Dakota .County.. Plan Commission for their review and comment. Mr. Morey stated that the Transportation Plan identifies a minor :collector street along. the east -and south ..boundaries of the subject site. The preliminary plat includes.:the .construction of .minor :collector Streets A and D along the easf and south plat boundaries An 80 foot right-of-way is shown for Street A and a 60 foot .right-of-way is shown for Street D. Mr. Morey stated the additional 20 feet of right- of-way width for Street D will be obtained when the adjacent property to the. south develops. Both Street`A and Street D will be constructed as a 40 foot wide urban section roadway. In addition, Mr. Morey indicated that five. foot wide concrete sidewalks: will be constructed on the west and north sides of Streets. A and D, respectively. Mr. Morey stated that Engineering Department staff recommends .approval of` the Lake: Place preliminary plat plans subject to two stipulations, which are .listed in the April 27, 2001 engineering report. T'he DCSWCD report prepared by Urban Conservationist Jay Riggs is attached to the: April 27, 2001 planning report along with their 10 recommendations concerning erosion and sedimentation control for the Lake Place development. Planning Commission Meeting. May 3, 2001 Page 4 • Mr. Morey indicated that the Environmental Affairs Committee minutes with their recommendation for approval were distributed to the Planning Commission at .tonight's meeting. Mr. Morey indicated that a 2.3 acre wetland is located on the west side of the Lake Place site: He stated that minor impacts to this wetland are proposed o accommodate `the .construction of minor collector Street D. Proposed wetland mitigation is described in the Apri127, 2001 engineering report. The 2.3 wetland is located within Outlot A, which will be deeded by the developer to the City with the Lake Place final.. plat. Mr. Morey stated that the 2000. Comprehensive Park, Trail and Open Space Plan ..does not identify any park search areas within the Lake. Place preliminary plat. The plan identifies atrail/greenway corridor along..the creek/wetland that runs along the west side of the preliminary plat. A 10 foot wide bituminous trail .'must be constructed. within a greenway corridor on the westside: of the .creek/wetland... Mr. Morey stated that the developer_will also construct a 10 foot wide. bituminous trail on the east side of the creek/wetland. • Mr. Morey indicated that the developer will. construct an eight foot wide bituminous trail on the. south. side of 170 Street across the entire frontage. of the preliminary plat. The City will reimburse the developer for the cost of constructing these three trails. `Mr. Morey stated`that staff is recommending a cash contribution to satisfy the park dedication requirement for Lake Place. outside of the land :area deeded to the City for the greenway corridor. Mr. Morey stated. that the Lake Place .preliminary plat complies .with the new RM-1 District performance standards. The Lake Place development proposes a mixture of row and back-to-back attached townhouse buildings. The row townhouse buildings are two and five units and. the back-to-back townhouse buildings are four and eight units. In addition, Mr. Morey: indicated. that the Lake. Place development proposes six single family detached townhomes and seven twinhome buildings on the east side of the preliminary. plat in compliance with the transition requirement. Mr. Morey indicated that the attached townhouse, twinhome, and single family detached townhouse units for the proposed Lake Place development all .meet unit -size and width requirements, along with lot and setback requirements, which are outlined in the Apri127, 2001 Planning Report. Planning Commission Meeting May 3, 2001 'Page. 5 • Mr. Morey indicated that the requirements related. to exterior building finish for the :attached and detached townhouse units is listed in the April 27, .2001 .Planning. .Report. The calculations indicate that the exterior building finish requirements will be met for the attached and detached townhouses. Mr. Morey stated all townhouse dwelling units have an attached garage at least 20 feet. in :width with 440 square feet in area far units with basements` and 544 square feet in urea for units without basements. Mr. Morey stated that storm shelters are provided. in the basements/lower levels of the walk-out townhouse units and twinhomes. The slab-on-grade .townhouse .units include a main floor bathroom built. to FEMA standards for storm protection as .identified on the building floor plans. Mr. Morey stated that the development of Lake. Place. includes the construction of two local public streets... Street C, which provides.. the.. main access, for the.-attached townhouses, connects major collector 170 Street with :proposed minor collector Street D. Street B connects Street C .with proposed minor collector Street A and terminates in a cul-de-sac in the northwest corner of the preliminary plat. • Mr. Morey indicated that the right-of-way width for Street C and the: segment: of Street B located :between Streets A and C is 60 feet. The cul-de-sac segment: of Street. B includes a 50 foot, right-of-way for the:. arm and a 60 foot right-of-way for the turnaround radius. A 50 foot right-of-way .width is allowed by conditional use permit in the RM-1 District. Mr. Morey stated that the. CUP public hearing for the width of Street B has been scheduled for :the May 17, 2001 Planning Commission meeting. Staff_recommends that the preliminary. plat be continued' to the May 17~ meeting: Staff supports the proposed 50 foot right-of-way width. Mr. Morey stated. hat the majority of attached townhouse :units will be served' by private drives. The single family detached townhouses and the twinhomes will have direct driveway access off of Street A. Mr. Morey indicated that the private.. drives will be located in outlots owned by the homeowners association. Provisions for maintenance. and snow storage must be included in the homeowners association documents required with the Lake Place final plat.. Mr. Morey stated that the developer is proposing to provide 95 off-street guest.. parking spaces to serve the 184 attached townhouse units (plus the ghost-platted.. five unit attached townhouse building) in the Lake Place development.. This meets the .requirement of 1f2 guest parking .space per townhouse unit. Proposed guest parking spaces are dispersed throughout'the project area. Planning Commission Meeting May 3, 2001 Page 6 • Mr. Morey stated that the. developer ,has submitted a preliminary landscape plan with the ..Lake Place preliminary plat.. -The proposed. landscaping is intended to provide a buffer screen between the townhouse units and 170 Street and between the guest .parking spaces and the adjacent twinhome and detached townhouse units, as well as to provide landscaping internally for the development. Mr. Morey stated that the landscape plan has been revised to include additional buffer yard Landscaping on the north side of Lot 1, Block 12 and additional spruce trees on the east side of the guest parking spaces located between Block 20 and 21 as recommended in the. Apri127, 2001 planning. report. Mr. Morey stated that the _Zonng Ordinance requires a minimum of 10% of the gross development. project area in usable open space for the project residents. The usable open space proposed for Lake Place is 12%. Mr. Morey stated that although Community and Economic Development Department staff recommends approval of the. Lake :Place preliminary plat, .subject. to the 21 stipulations listed in the April 27, 2001.. Planning.. Report, staff is recommending it be continued to the-May 17, 2001 Planning Commission meeting so the Conditional Use Permit `to allow a local street with a 50 foot right-of-way width: and a 28 foot street. width in the RM-1 District, which has been advertised. for the May 17, .2001 Planning Commission agenda, .can be considered. simultaneously by the Planning Commission. There were no commen#s from the audience. 01.38 MoTioN by Bellows, Second by Comer to close the public hearing. at 6:40 p.m. Ayes: Bellows, Drotning, Comer, Detjen, Wulff, Michaud. Nays:' 0 Commissioner Wulff asked Mr. Hanson, Assistant City Engineer, what the .traffic projections were for 170 Street. Mr. Hanson indicated that in the Transportation Plan, 170 Street is a major collector with a 2020 forecast of 3500 trips per day, which is a low volume for a major collector street. Commissioner Wulff asked about the timing for the extension of Street D to the west. Mr. Morey stated that Street D will be extended to intersect with Pilot Knob Road • with the development of the adjacent Smith property, which is located: in MUSA Expansion Area A. .Planning Commission Meeting May 3, 2001 Page 7 Commissioner Wulff asked if the greenway corridor trails will be constructed on the adjacent properties. Mr. Morey stated that the greenway corridor trails will be constructed as the adjacent properties develop. Commissioner Wulff recommended that .Street B become a public loop street providing access to Buildings 29-33 and the 5 unit ghost platted building. This .would eliminate one driveway from the 5 unit ghost platted building from accessing adead-end private drive, which does not comply with Zoning Ordinance requirements. She supports a 50 €oot right-of-way for this public loop street. Mr. Gair stated. that .they will analyze this modification and forward revised plans for consideration at the May 17~ Planning Commission meeting. The Planning Commission agreed that if the. developer revised the preliminary plat plans so that Street B is a loop street rather than a cul-de-sac, they would support the.. preliminary plat and CUP requests at the May 17~ meeting. .Chair Drotning asked whether the private drives are constructed to public street standards. Mr. Hanson stated that they are not' because they. are. considered.; driveways,:not streets. Commissioner Detjen wanted to know the dime frame_for full build out of the Lake Place .development. Mr. Gair indicated that it will likely take 4 to 5 years to build out all three phases.. Mr. Morey stated that Mark. Beltz, a consultant for the Farmington School. District,. commented that because the demographics of this townhouse project are unknown at this time, it is difficult. for the school district to comment on possible .school impacts. Mr. Beltz is requesting marketing and project phasing information. from developers of townhouse projects for use in analyzing impacts to the school district. Mr. Gair stated that the attached'townhomes are marketed towards younger, single female/male professionals, usually with no children: The twinhomes tend to be mnrketed for seniors or pre-retirement adults. 01.39 MOTION by Detjen, Second by Comer to continue consideration of the Lake,Place preliminary plat to the May 17, 2001 Planning Commission. Ayes: Drotning, Comer, Detjen, Wulff, Michaud, Bellows. Nays:. 0. i Planning Commission Meeting May 3, 2001 Page S i ITEM 7: PUBLIC HEARING: CITY OF LAKEVILLE REZONING Chair Drotning opened the public hearing for consideration of the application of the City of Lakeville for rezoning property from RS-2, single_ Family Residential District. to RS-3, Single Family Residential District, located north of 175 Street and west of Highview Avenue in Homestead. Creek East, Homestead. Creek East 2nd Addition, and Homestead Creek East 3rd Addition. Assistant City Attorney Poehler attested .that the legal notice had been duly published in accordance with state ..statutes and. City Code. Assistant Community Development .Director Daryl Morey` presented an overview of the City of Lakeville's application for the rezoning of Homestead Creek: East to RS-3, Single Family Residential District. Mr. Morey stated that as part of the Zoning Ordinance Update approved by the Lakeville.. City .:Council on July 17, 2000, ..the. Homestead Creek East, Homestead Creek East 2nd Addition and Homestead Creek East 3rd Addition subdivisions were inadvertently zoned RS-2 District, instead of RS-3 District. This rezoning request will correct the map error. Community & Economic Development Department staff is recommending approval. of the rezoning of Homestead Creek East, Homestead Creek East 2nd. Addition, ,and Homestead Creek East. 3rd Addition to RS-3, .Single Family Residential District.. There were no comments from the audience. 01.40 Motion by Wulff, Second by Comer to close the Public Hearing at 7:10 p.m. Ayes: Drotning, Corner, Detjen, Wulff, Michaud, Bellows Nays: 0 There were. no comments from the. Planning Commission. 01.41, `Motion by Wulff, Second by Comer to recommend to the City Council approval of the. application of the City of Lakeville for rezoning property from RS-2, Single Family Residential District to RS-3, Single Family Residential District, located north • of 175 Street and West of Highview Avenue in Homestead Creek East, Homestead .Creek East 2nd Addition, and Homestead Creek East 3rd Addition. Planning Commission Meeting May 3, 2001 Page 9 Ayes: Comer,.Detjen, Wulff, Michaud, Bellows, Drotning. Nays: 0. ITEM 8: PUBLIC .HEARING (continued. from the April 19, 2002 Planning Commission Meeting): 2001 - 2005 CAPITAL IMPROVEMENT PLAN Community and Economic Development Director. Ar1yn trussing requested that this public hearing be_ continued to the May 17, 2001 Planning Commission meeting. Staff continues to work with Dakota County on funding and. program changes to the Dakota County CIP which would affect. our plan. 01.42 Motion by Comer, Second by Detjen to continue the 2001 - 2005 Capital- Improvement Plan agenda item until the May 17, 2001 Planning Commission meeting. Ayes: Detjen, Wulff, Michaud, Bellows, Drotning, :Comer. Nays: D There being no further business, the meeting was adjourned at 7:15 p.m. Respectfully submitted, Penny ev ,Recording Sec y ATTEST: .Karl Drotning, Chair