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HomeMy WebLinkAbout08-23-01 CITY OF LAKEVILLE Special Planning Commission Meeting Minutes AucusT 23, 2001 The August 23, 2001 Special Planning Commission meeting was called to order by -Chair Drotning in the- City Hall Council Chambers at 6:00 p.m. Roll call of members was taken: Present: Grenz, Drotning, Comer, Detjen, Wulff, Puncochar Absent: Michaud Staff Present: Robert Erickson, City: Administrator; Arlyn Grussing, Director of Community and. Economic Development; Keith Nelson, City Engineer; Ron Mullenbach, Associate Planner; Roger Knutson, City Attorney; and Penny Brevig, Recording Secretary. ITEM 3: ANNOUNCEMENTS: The following were distributed at tonight's. meeting: 1. Revised Preliminary Site Plan. 2. Motion from the August 21, 2001 Environmental Affairs Committee Meeting recommerLding approval of the.. preliminary and final plat, grading, erosion control,. wetland replacement, infiltration and tree preservation Mans for TimberCrest at Lakeville. ITEM 4. TIMBERCREST AT LAKEVILLE Chair Drotning continued the public hearing for consideration of the application of Avalon Real Estate Group: A. For a vacation of Kenrick Avenue between 181St Street and 185th Street and vacation of Public Drainage and Utility Easements; and Chair Drotning opened the public hearing for consideration of the 'application of Avalon Real Estate Group: B. To allow the construction of a multi-phased commercial development, located in the northeast quadrant of Interstate 35 and CSAH 60 (185th Street): 1. Preliminary Plat and Final Plat of TimberCrest at Lakeville; 2. Rezoning of the property- to be preliminary and final. platted as TimberCrest at Lakeville from CC, Corporate Campus District to C-3, General Commercial District or PUD, Planned Unit .Development District; 3. Variance to the Required Side .Yard Setback in the C-3, General Commercial District. Special Planning Commission Meeting August 23; 2001 Page Z City Attorney Knutson attested that the legal notice had been duly published in accordance with state statutes and City Code. David Sellergren, .attorney for the Avalon Real Estate Group- presented. a brief overview of .the TimberCrest at Lakeville project. He complimented staff and consultants on the work they have done on this. project: Mr. Sellergren indicated that he would prefer rezoning the property from Corporate Campus to PUD, Planned Unit Development rather than C-3, General Commercial District. Wayne Sicora, from Parsons Transportation, presented the- grading plan and the revised site plan which was handed out at tonight's meeting. Some of the revisions he addressed included; maintaining pre-development hydration to wetlands; adjust the- location of the .retail stores adjacent to the SuperTarget, the west entrance shiffied north approximately 100.feet, the restaurant being shifted with other retail, parking stalls being added to the west of the SuperTarget building, and at the rear of the SuperTarget_- building, fire access. continued around to the back of the building. Mr. Sicora indicated that the design intent is what they. are Ioaking at right now. Daniel Licht, Northwest Associated Consultants, Inc. (NAC) provided an in depth presentation of the August 17, 2001 planning report. He reviewed the timeline for the TimberCrest project with the Planning Commissioners. Mr. Licht indicated that his planning report is based on the August 2, 2001 plans and that some of the items discussed in his report may have changed with the revised plans handed out at tonight's meeting: Mr. Licht reviewed some background on the Avalon Real .Estate Group's application and plans for development of TimberCrest at Lakeville, which consists of 569,520 square feet of retail stores, restaurants and offices on 110.3 acres of land which will be anchored by a 182,120 square foot SuperTarget store. The preliminary and final plat includes four lots within two blocks and 15 outlots. Mr. Licht indicated that the site is located in the northeast quadrant of Interstate 35 and CSAH 60. Mr. Lichf stated that ninety-six acres of the site is guided by the Comprehensive Plan for general commercial land uses, with the. balance of the .property guided for Office Park/Business Campus. He indicated that the entire site is currently zoned CC, Corporate. Campus Commercial District. The developer is requesting a rezoning of the area guided for general commercial land uses to C-3 or PUD District, consistent with the Comprehensive Plan. Special Planning Commission Meeting- August 23, 2001 Page 3 Mr. Licht stated that the applicant intends to develop the project in phases, in part due to the need to coordinate planned :utility and transportation improvements. Mr. Licht indicated that Phase 1 of the project is to consist of the uses within Block 1 and also Outlots A and B. Based on plans submitted, the project is currently being reviewed only for development of Lot 1, Block 1. Construction of Kenrick Avenue, Orchard Trail and the majority of the utility infrastructure within-the project will be required as part of this application. Mr. Licht indicated that the second phase of the project, which. will .include Outlots D, G and M, is to be coordinated with improvements to CSAH 60. Interim improvements to CSAH 60 have been programmed to provide sufficient capacity to allow full build-out of the project prior to completion of the ultimate design of the CSAH 60 improvements. IYIr. Licht indicated that to ensure the City that the resources being committed for development of the entire project are utilized in a timely manner, the City will require the. applicant to provide a performance security for all proposed public infrastructure as part of the development contract for the first phase of the development. Mr. Licht stated that the site is currently zoned CC, Corporate Campus Commercial District. Mr. Licht indicated that there are two options for City Officials to consider in amending the Zoning Map. The first is to rezone the. site to. C-3, General Commercial District. The second option to consider is establishment of a PUD District. Mr. Licht indicated that several issues. are created by zoning the property C-3 District. Mr. Licht stated that under. a PUD .District, the City has greater authority to require future phases of the project to match the site plan, thereby protecting its commitments. Mr. Licht stated that the' City could specify appropriate uses as part of the development stage plan with a PUD. District. Mr. Licht stated that Target requires the ability to own the site on which they are located. Under a C-3 District, the proposed zero lot line setback between the adjoined buildings on Lots 1 and 3, Block 1 would require approval of a variance. Mr. Licht indicated that PUD District Zoning would allow for the City to require a comprehensive signage plan for the project in contrast. to each .individual site installing signs as allowed within the Freeway. Corridor District. Special Planning Commission Meeting August 23, 2001 Page 4 Mr. Licht stated that the PUD District zoning will allow the City to achieve standards for maximum control over development of the project as specific uses evolve to ensure .that the outcome is the same as represented during the Comprehensive Plan amendment and. this review process. PUD District zoning would further allow the City greater control of the phasing of the project. Mr. Licht indicated that the determination as to whether to zone the site C-3 District or PUD District is a policy decision. The Planning Commission should provide direction as to the preferred zoning of the site so that subsequent reports may focus on implementation of the desired approach. Mr. Licht indicated that the surrounding land uses are listed in the planning report. The project provides for appropriate transitions between the proposed commercial uses and surrounding uses by .increasing .principal building setback distances, tree preservation and providing intensive landscaping. Mr. Licht stated- that. as part of an effort to incorporate "Smart Growth" principals as part of this project, the- City is requiring installation of infiltration ponds and bio- retention areas within street boulevards, parking islands and pondng areas. The ..proposed bio-retention and infiltration systems planned for this project may satisfy the requirement for irrigation, without the need for a conventional system. Mr: Licht indicated that Dakota County Soil and Water Conservation District, City Staff and other agencies have recommended specific shrub and tree types that are well adapted to wet sites and should be used around infiltration ponds and in parking lot bio-retention areas. Mr. Licht stated that primary vehicular access to the site will be provided from CSAH 60 and newly constructed Kenrick Avenue and Orchard Trail. The revised site plan includes. a shift of the southerly driveway 100 feet north. This alignment improves traffic circulation on Kenrick Avenue. Mr. Licht stated that SRF and NAC have reviewed internal circulation and traffic movements. Two out of the four issues listed in .the planning report have been addressed on the latest site plan. Mr. Licht indicated that the two issues that have not been addressed are deeper turnouts need to be provided at the end of the parking areas just east of the 14,000 sf. Retail space on .Lot 3, Block 1, south of the 3,800 sf. Retail space on Outlot A and Outlot D, and the width of the -drive aisle behind the 29,700 square foot building should be increased to 30 feet to allow passage if a truck is parked adjacent to the building for loading purposes. The latter issue can be addressed when this area is final platted in the future... Special Planning Commission Meeting August 23, 2001 Page 5 Mr. Licht stated that. pedestrian connections have also been provided for within the . project with trail corridors. along CSAH 60 and 8-foot wide concrete sidewalks on each side of Kenrick Avenue and Orchard Trail. Mr. Licht indicated that there is .also a proposed pedestrian "wetland walk" trail that circles the wetland within Outlot C. This trail is not proposed to be paved, but consideration .should be given to paving the trail so that frequent use does not degrade the trail The lighting plan should be revised to provide light fixtures along this trail. Mr. :Licht stated that the total open space provided within -the- project is approximately 45 percent of the land area. The .amount of open space reflects efforts to preserve existing natural features and limit the overall intensity of the project, which was a primary .component of the findings adopted .far the Comprehensive Plan .amendment. Mr. Licht stated that the- preliminary and final plat includes 15 outlots. Outlots A, B, D, G, J, and M areintended for development of future phases,, Outlots C, E, F, H, I, K, N, O and P are designated over wetlands or ponding areas as permanent. .open space. These outlots, Mr. Licht indicated, will be conveyed to the City. Mr. Lichtstated that Outlot C includes the "wetland walk" trail described earlier. It's proximity. to restaurants which may have on-sale liquor and outdoor seating raises potential policing issues. Mr. Licht indicated that the applicant .will be responsible for installing lighting and maintaining the trail even though the outlot is being dedicated to the City. Mr. Licht stated that Outlot IVI is .currently shown on .the site plan as being developed during the second phase of the project with astand-alone 7,500 square foot retail store. Because of the proximity. to existing residential uses to the north, the City may want to limit the uses of this parcel to those of minimal intensity. Restricting the potential uses of Outlot M would require application of a PUD District, which otherwise could. allow for any permitted use of the C-3 District: Mr. Licht indicated .that consideration should also be given to revising .the orientation of Outlot M so that the building faces south. While this would move the building closer to Acorn Heights, the orientation of the activity would be south and the building itself would screen the parking area. Special Planning Commission Meeting August 23, 2001 Page 6 Mr. Licht indicated that the surplus parking stalls for the overall, project suggest an opportunity to reduce some hard surface area within the project and use .joint parking where necessary.. Mr. Licht indicated that Section 11-19-15 requires that provisions be made for. off- street bicycle parking facilities. The site plan does not indicate locations for bicycle ..racks and must be revised to provide them for each development. site. Mr. Licht stated that the applicant. has provided a colored rendering of the. exterior elevations of the proposed SuperTarget building. The .building is constructed .entirely of masonry materials. Measures to reduce the visual mass of the building include use of two different color tones horizontally across .the building, use of a lighter color for accents and. detailing,. and articulation of the facade through use of pilasters and varied parapets. Mr: Licht stated that the. landscape. plan .submitted is consistent with the City's Corridor .and Gateway Design Study -Design Guidelines. The project .contains several retaining walls due to the change in existing or proposed grades across he site. The design and placement of all retaining walls are subject to review and approval of WSB and the City Engineer. Mr. Licht indicated that City staff is recommending additional evergreen trees north of the SuperTarget and attached retail stores to provide better screening during winter months. Mr. Licht stated that .his planning report identifies several issues regarding sign standards for the Freeway Corridor District, along with freestanding signs and wall signs.. Mr. Licht indicated .that the proposal for an off-site sign for the second anchor tenant raises the issuer of the number and type. of signs for the overall project. Mr. Licht stated .that the applicant has submitted grading, erosion control and infiltration plans. The. site includes approximately 2.9 acres of steep slopes. He indicated that the SuperTarget site. is to be graded to an elevation that is 10 to 24 feet above existing grade.. " Mr. Licht stated that one issue being reviewed is whether the grade of Outlots B and G could be reduced further. Doing so wold lower the height of the buildings and parking areas to a level more consistent with CSAH 60 and uses to the south, bring the restaurant uses on Outlot B closer to the level of the wetland and reduce the number of and/ or height of retaining walls. Special Planning Commission Meeting August 23, 2001 Page 7 Mr. Licht stated that the preliminary and final plats include perimeter. easements required by the .Subdivision Ordinance. Conservation easements have been provided over 27.7 acres of the subject property. He indicated that easements have been provided over all ponding areas and delineated wetlands. per the City Engineers direction. Sidewalk easements have also been provided along the public ..corridors adjacent to Kenrick Avenue and Orchard Trail, as the sidewalks overlay -the right-of-way line. Easements must be provided over all public utilities subject to review and approval of the City Engineer. Mr. Licht stated that the 110.3 acre site is located .within Planning District 1 of the City's Comprehensive Park, Trail and Open Space Plan. The plan does not identify any future_ park facilities within the undeveloped site. Therefore, a cash contribution in lieu of land is required to satisfy park dedication for the preliminary and final plat of TimberCrest at Lakeville. Mr. Licht stated that the applicant has. submitted proposed restrictive covenants, to be recorded with the final plat. Subject to further comment from the City Attorney, these covenants to not conflict with the City's development regulations. Mr. Licht stated that the present issue before the Planning Commission is whether to allow for the development under the C-3 District and .CUP, .variances or other permits as may be necessary, or through a PUD District whereby the site can be evaluated on a comprehensive basis. Break at 7:20 p.m. Reconvened at 7:30 p.m. Chair Drotning opened the hearing to the public for comment. There were no comments from the public. 01.111 Motion by Detjen, Second by Comer to close the public hearing at 7:30 p.m. Ayes: Grenz, Drotning, Comer, Detjen, Wulff, Nays: 0 Chair Drotning indicated how impressed he was .with the developer on their response time for making changes to the plans. Chair Drotning asked each of the Commissioners to list what their concerns are and then they will be addressed by either the consultants, Staff, or developer. Special Planning Commission Meeting August 23, 2001. Page 8 Commissioner Wulff's concerns were: View from abutting residential uses in Orchard Meadows ? Retaining wall materials Nature trail ? Comprehensive Signage Plan ? Long term appearance Commissioner Comer's concerns were: ? View from abutting residential uses in Orchard Meadows He would. like to see a picture- ? He stated he was leaning towards supporting the PUD, .rather than General Commercial District zoning Commissioner Grenz's concerns were: ? Size of water/sewer utilities ? Street slopes ? Snow storage areas He stated that he :would defer to the other. Commissioners who were .more involved in the. zoning ordinance update as to whether the. PUD District would be the best choice Commissioner Detjeri s concerns were: ? .Wants the grade points verified and confirmed ? Are the phasing process and the roads improvements being linked ? He stated that he would support the PUD Chair Drotning's concerns were: ? Stacking on Kenrick Avenue Parking/ shared parking ? Turning Radii ? Storage of snow ? Elevation of site Mr. Erickson indicated that staff needs to consult with the developer to discuss some of these issues in .view of the fact that the latest plans were distributed at tonight's Planning Commission meeting. Break at 7:45. Reconvened at 8:00. Special Planning Commission Meeting August 23, 2001 Page 9 The Planning Commission, along with Staff and the attorneys for .both the developer and the City agreed that a PUD would be .the best way. 'to proceed with the project. City Engineer Keith Nelson went over the topographic conditions of the site. He used the Orchard Meadows plat as a comparison so the Commissioners could better understand grading and elevations. He indicated that there will be a retaining wall along CSAH 60. There will be a 19 foot difference from the top of the townhouses to the retaining wall, o glare -from headlights will not be directed into abutting townhomes. Commissioner .Wulff confirmed with the developer that most screening will be taken care of by :the grading, and wanted. to be sure Ghat anywhere that doesri t .have good screening will be revised.. Mr. Erickson stated that the developer recognizes the need for screening, -and that Avalon wily be accepting and taking all steps necessary to achieve the .desired .outcome. Mr. Nelson described the new freeway exchange and the round about which will be completed in 2002 and the safety issues of how the plan. was chosen by Federal, State, County and local agencies. All of Orchard Trail and Kenrick Avenue will be .completed in 2002: He indicated that in 2004 the upgrade of CSAH 60 will. coincide with the phasing of the Avalon project. Mr. Licht indicated that the first. phase in 2002 would be Block 1 (SuperTarget) and Outlot A and B. Phase 2 in 2004 would be Outlot G (second anchor. store). Chair Drotning asked about sewer/water to the north of the .development. Mr. Nelson stated that the timing is wonderful and described how the sewer/water will be developed along with The Oaks of Lakevilla development. Commissioner Grenz questioned the tunnel effect of Orchard Trail and Kenrick Avenue because of the retaining walls and whether there will be icy spots due to so much shading... Dennis Eyler from SRF Consulting Group .stated .that because the roads were open to the south and sloped, with proper maintenance, this. shouldn't be a problem. Commissioner Comer asked where the on-site snow would be stored. Mr. Licht indicated that if there is a surplus of parking, they can store snow on these parking Special Planning Commission Meeting August 23, 2001 Page 10 spaces. Mr. Erickson stated. that there -would be areas identified on the plan where they will store snow. Mr. Erickson. stated that ..the nature path is proposed to be a wood chip trail and. wouldri t be built until the site is developed.. Commissioner Wulff asked whether the exterior facade would be the initial gable end over the entrance or the more flat version. Mr. Erickson indicated that under a PUD, staff would not be as concerned about the height and could deviate from the ordinance. .Everyone agreed that the peaked exterior has a more. pleasing architectural style. Chair Drotning asked about the areaidentification signs. Mr. Erickson responded that this didri t .have to be decided tonight.. Mr. Licht had gone over this thoroughly and. with changes every 3 -5 days on this. plan, this will be worked ..through at a later date... Mr. Erickson wanted stipulation 23 added as `follows: Wine, as defined in Minn. Stat. 340A.101 (2000), may not be sold off-sale within the plat boundaries unless: (1) a grocery store outside the plat in the City. of Lakeville legally sells zuine, or (2) the City of Lakeville permanently ceases operation of its municipal liquor stores. Break at 8:55 p.m. Reconvened at 9:10 p.m. David Sellergren, attorney for Avalon, went .through. the recommendations which Avalon thought should be revised. Avalon would like recommendation 6 removed due to Lot 1, Block 2 is not an Outlot. Recommendation 18 is still subject to negotiations. Acquisition of the three lots on the west end of 181St Street will not be pursued, but sewer and water will be extended to serve the lots. Target. would like more time to look. over the latest plans, but did have some recommendations .tonight. Site Development Manager of Target Bill Zanoni indicated that moving the drive northerly was good, however, the alignment of the driveway will need to be revised. He stated that Target is very concerned about employees, and the parking on the westerly side of the Target building is not acceptable for the safety of employees. Mr. Zanoni, .City Staff, and .the Planning Commission agreed the shifting of the Target building to the west would improve the site plan. Special Planning Commission Meeting August 23, 2001 Page 11 Mr. Licht went. through each of the original 22 recommendations: listed in the August 17, 2001 planning report and the following changes have been agreed upon: Recommendations 1-5 :will have no changes. Recommendation 6 will be reviewed by City Staff. Recommendations 7-9 will have no changes. Recommendation 10 will be removed. Recommendations 11-15 will have no changes. Recommendation 16 will be deleted and discussed. at a later date. Recommendation 17 will have no changes. Recommendation 18 will be subject to approval of the City Attorney. Recommendation 19-20 will have. no changes. .Recommendation 21 will be revised to not include a scaled model Recommendation 22 will have no changes. Recommendation 23 will be added regarding the wine sales with the same wording as discussed earlier tonight. Recommendation 24 wily be added as follows: site plan .may be revised to shift .:the SuperTarget and adjoining buildings to the west, subject to City Staff approval 01.112 Motion by Wulff, .Second by Detjen to recommend to City Council approval of the application of Avalon Real Estate Group for rezoning of the property to be preliminary .and final platted as TimberCrest at Lakeville from CC, Corporate Campus District to PUD Planned Unit Development District, and also move to recommend approval of the application of Avalon Real Estate Group for a preliminary .plat and final plat .and development stage PUD of TimberCrest at Lakeville, located in the northeast quadrant of Interstate 35 and CSAH 60, and also. approval of the application of Avalon Real Estate Group for the vacation of Kenrick Avenue between 181St Street and 185th Street and vacation of Public Drainage and Utility Easements, all subject to the amended recommendations that are listed in the August 17, 2001 planning report. and with the revisions/additions to the 22 stipulations. recommended by staff as discussed, and direct staff to prepare Findings. of Fact for consideration at the September 6, 2001 Planning Commission Meeting Ayes: Drotning, Comer, Detjen, Wulff, Grenz Nays: 0 Mr. Erickson thanked and complimented everyone involved with the TimberCrest at Lakeville project, including Planning Commission, City Staff, consultants and the Avalon Group for .all their hard work, and expertise. Mr. Erickson also noted the Special Planning Commission Meeting August 23, 2001 Page 12 positive contributions and participation of the Acorn heights neighborhood and Lake Marion Association throughout the process. There being no further business, the meeting was adjourned at 9:45 p.m. Respectfully submitted, Penny B 'g, Recordin S retary ATTEST: Karl Drotning, Chair