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HomeMy WebLinkAbout05-09-00 work session CITY OF LAKEVILLE PLANNING COMMISSION WORK SESSION MINUTES MAY 9, 2000 The May 9, 2000 Planning Commission work session was called to order by Chair Drotning in the City Hall Council .Chambers at 6:05 p.m. The following Planning Commission members were present: Dave Bellows, Jerry Comer, Karl Drotning, Sharon Kot, Laurie Rieb (6:45. p.m.), Wendy Wulff, and Ex-Officio Member Tim Knutson. (6:30 p.m.). The following Planning Commission members were absent: Bruce Skipton. The following staff were present: City Administrator Robert Erickson, Acting Community & Economic Development Director Daryl Morey, City Attorney Andrea McDowell Poehler, Associate Planner Ron Mullenbach, planning consultant Daniel Licht, and planning consultant. David Licht. Chair Drotning stated that the purpose of the work session was 'to provide staff with final direction on responses to written public comment on the draft zoning ordinance and zoning map. Staff sent written response to all public comments. Consent Items • Chair Drotning stated that tf~e there are no outstanding issues related to the comments received from the following parties: 1. Wayne Brown, Brown & Cris 2. Steve Burk 3. Peter J. Coyle 4. Jim Emond, Sr. 5t Lake Marion Association 6. St. John's Lutheran Church 7. L.J. Libbey 8. Robert Duane Peterson 9. David C. Sellergren 10. Russell L. Streefland 11: Dan Laun 12. Mr. and Mrs. Francis Mallery 13. .Terry Matula 14. Charles E. Mertensotto 15. Carl & Irene Swanson 16. Leo & Sharon Tutewohl 17. Midway National Bank The Planning Commission stated that they are in agreement with the responses provided by staff to the parties identified above. • Planning Commission Work Session Minutes May,9, 2000 Page 2 • Zoninst Map Items Mr. John. Johannson, Welsh Companies, stated that his firm represents RND Lakeville, LLC, which is the owner of approximately 19 acres of land located north of County Road 46 along Buck Hill Road. The property is guided on the adopted 2020- Land Use Plane for commercial uses along Buck Hill Road and medium and low/medium density residential uses in its northwest corner, abutting existing single-family residential uses in Burnsville. The proposed zoning would be consistent with the 2020 Land Use Plan. Mr. Johnannson stated that the property was formerly proposed for the location of a grocery store, which was never developed. The discussion in review of the preliminary site plans #or the grocery store use provided open space areas at the northwest corner of the lot. This, in combination with efforts to provide larger setbacks than required by ordinance, was deemed to provide the desired buffer between commercial property in Lakeville and the adjoining residential property in Burnsville. RND has expressed their willingness to provide substantial open space in lieu of developing multiple-family housing at the northwest corner of the site. Mr. Johannson stated that based on the previous site plan reviews, he is requesting that the entire property be zoned C-3, General Commercial District. Chair Drotning stated that he is currently constructing a new auto repair facility near the subject property and therefore would be abstaining from discussion and a decision regarding this issue. • Acting Community & Economic Development Director Daryl Morey stated that previous preliminary site plan reviews have included discussions of providing the intended buffer through open space, rather. than multiple-family housing. However, Mr. Morey stated that. without a current project, the City might lose its leverage in achieving the best possible outcome if it zones the entire property C-3 District. The multiple-family zoning reflects an agreement between the City of Lakeville and the City of Burnsville regarding a buffer between commercial development along Buck Hill Road and abutting .residential uses. Mr. Morey stated that staff is recommending that the zoning of this property be consistent with the adopted 2020 Land Use Plan. The Planning Commission agreed .with staff s recommendation and stated that flexibility could be considered at the time of development. Associate Planner Ron Mullenbach stated that staff had received .comments from Mike Overby, Bloomington Appliance, requesting that the City specify what type of other businesses could be operated on their property after it is rezoned from B-4, General Business District #o RA, Rural/Agricultural District. Mr. Overby was not in attendance at the meeting. The Planning Commission directed the City Attorney to forward a written response to Mr. Overby regarding this request. Mr. Lee Johnson, Orrin Thompson Hornes, stated that he is requesting that his property located north of 185th Street and west of Interstate 35 be zoned RS-2 rather than the proposed RS-1. Mr. Johnson stated that staff is proposing RS-1 to be consistent with the Lake Villa Golf Estates • neighborhood to the north. Mr. Johnson presented calculations to the Planning Commission showing that the lots in Lake Villa Golf Estates do not all meet RS-1 lot area standards of 20,000 square feet. Planning Commission Work Session Minutes May 9, 2000 Page 3 Planning consultant David Licht, Northwgst Associated Consultants, stated that the Lake Villa Golf Estates development is currently zoned RS-1 and was developed as an RS-1 planned unit development. By including areas in wetlands and other natural drainage features, which was allowed at the time, the lot average meets the 20,000 square foot requirement. In addition, Mr. Licht stated. that the policy of the City has been that all single family lots west of Interstate 35 be zoned RS-1. The Planning Commission agreed that the subject property should be coned RS-1. Zoning Ordinance Text Items Mr. Morey indicated. that it did not appear that anyone from the public was in attendance to discuss the following outstanding issues: 1. Antenna Ordinance 2. Loading-Space Requirements 3. Language related to landscape nurseries/greenhouses 4. New low/medium density residential zoning district 5. Permitted uses in the CC, Corporate Campus District The Planning Commission agreed to discuss these items at a future work session. • Mr. Morey stated that several comments have been submitted by the public concerning proposed performance standards for multiple family development. The items for individual discussion are as follows: 1. Internal Storage Requirements 2. Structure setback from private streets 3. :Exterior building finishes 4. Maximum number of units in a multiple family (apartment) building 5. Language to provide for affordable housing projects 6. Are 12 unit townhouse structures acceptable in the RH .Districts? 7. Transition Requirement. Mr. Johnson .stated that his experience has been that people who live in townhouses. do not need the additional storage areas. He feels that the requirement that garages for slab-on-grade townhouses be a minimum of 576 square feet in size is unnecessary. Mr. Morey stated that other. residential developers have. echoed Mr. Johnson's comment. In addition, some developers have stated that interior storage rooms should be considered, rather than oversized garages. Mike Gair, a consultant who reviewed the proposed standard, stated that the requirement for an oversized garage, possibly up to 520 square feet in size, may be more acceptable if the front. yard setback were reduced 5 feet to provide the necessary roam for a larger garage. Commissioner Wulff stated that she feels there is a need for additional storage areas in townhouses, but that the correct number may be closer to 520 or 540 square feet. She also added that. a requirement for an interior storage room would most likely lead to that storage room berng used for living area, which is not desired. Planning Commission Work Session Minutes May 9, 2000 Page 4 Mr. David Licht stated that he has concerns related to reducing the garage size for slab-on- grade townhouses to 520 square feet, as well as reducing the front yard setback to 25 feet. He noted the lack of snow and vehicle storage room that would occur if the front yard setback were reduced from 30 feet to 25 feet. Commissioner Kot stated that adequate storage is important and that no one ever has enough storage. She stated her support for a slightly reduced garage size. Commissioner Comer agreed that adequate storage is important, but that a slightly reduced garage size may be acceptable. The Planning Commission agreed to a minor .reduction in the minimum garage size for slab-on-grade townhouses and directed staff to forward a recommendation on the issue at a future work session. Mr. Johnson stated that most of the townhouse projects that he has developed have had. 25 foot setbacks from private streets.. He feels that 25 feet is adequate for a parked car. Commissioner Kot asked whether a reduction to a 25 foot setback on private streets, which- do not have boulevards, is a safety concern. Commissioner: Bellows stated that having a large vehicle parked in a 25 foot. driveway with no boulevard may cause safety concerns because of the reduced visibility. He also stated that it may be an aesthetic: issue as the buildings will be closer together and closer to the street. Commissioner Wulff stated that it might make more sense to reduce setbacks on public streets, which have a 14 foot boulevard. The Planning Commission. agreed that. a 30 foot setback from private drives is necessary and directed staff to forward a recommendation on whether setbacks from .public streets could be reduced. Mr. Don Corbett, International Realty Plus Minnesota, stated that the requirement that no multiple family structure have more than 50% of any one material, except brick, will result in an undesirable product. He feels that the City should not have requirements for multiple family dwellings that they do not have for single family homes. Mr. Johnson stated that the exterior building material requirements would make it nearly impossible to provide affordable townhouses. He feels the standards should only apply to the front facade. Mr. Morey stated .that the 50% brick requirement for apartment buildings is recommended by staff to help those developments maintain their value. The requirement for #ownhouses may be too strict and staff would consider some modification. Commissioner Rieb asked whether it would be possible for staff to assemble examples of various townhouse projects, and their percentage of exterior. building materials for a fu#ure work session. Planning Commission Work Session Minutes May 9, 2000 Page 5 • The Planning Commission directed staff to assemble examples of various townhouse projects for their review at a future work session. Mr. Mark Zweber stated that the draft RH-1 District will not allow him to construct an apartment building because it limits such buildings to 12 units. Mr. Morey stated that this .provision was carried-over from the R-6 District in the current zoning ordinance and was not intended to be in the new zoning ordinance. Staff is recommending that apartment buildings with an unlimited number of units, subject to the development density provisions, be allowed in the RH-1 District. Mr. Corbett asked if the base lot minimum area standard of 20,000 square feet would have to be revised as well Mr. Mullenbach stated thaf this standard will not affect the development density and applies more to townhouse and twinhome units. The Planning Commission agreed that apartment buildings with no limit on the number of units be allowed in the RH-1 District. Mr. Morey stated that staff is considering language to be added that would allow some of the performancestandards for multiple family dwellings to be waived for affordable housing projects proposed by apublic. orsemi-public agency. The Planning Commission directed staff to prepare draft language regarding affordable housing projects for their review and discussion at a future work session. Mr. Morey indicated that staff has received some comments requesting that 10 and 12 unit townhouse buildings (5 or 6 back-to-back units) be allowed in the RH Districts. The Planning Commission directed staff to assemble sample building elevations of 10 and 12 unit townhouse structures for their review and discussion at a future work session. Mr. Morey indicated that Mr. Zweber has stated that open .spaces, such as wetlands, tree stands, or parks could be used to meet the transition requirement for multiple family developments. Staff agrees with this statement and would like to forward a recommendation on an acceptable size of open space. Commissioner Wulff indicated that detached townhouses might also be an acceptable transitional use. Mr. Morey stated that staff would be looking into performance standards for detached townhouses as part of the draft for the new low/medium density residential district. The Planning Commission directed staff to forward recommendations on the transition requirement for their review and discussion at a future work session. • Mr. Morey indicated that staff would. like the Planning Commission to consider a work session to review the draft zoning ordinance and zoning map during the week of May 22 - 26. Planning Commission Work Session Minutes May 9, 2000 Page 6 The Planning Commission set a work session for Wednesday, May 24th at 5:00 p:m. There being no further business, the work session was adjourned at 9:00 p.m. Respectfully submitted, i~ ~lij~,,.L[G...~~a~,,,~ Ron Mullenbach, Associate Planner ATTEST: r art Qrotning, Planning Commissio Chair