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HomeMy WebLinkAbout06-17-99 ..City of Lakeville PLANNING COMMISSION MEETING MINUTES June 17, 1999 The June 17, 1999. Planning Commission meeting was called to order by Chair Drotning at 6:00 p.m. in the City Hall Council Chambers. Roll call of members was taken: Present: Bellows, KOt, Moates, Drotning, Rieb, Comer, Wulff, Ex-Officio Knutson. Absent: None. Staff Present: Michael Sobota, Community and Economic Development Director; Daryl Morey, Associate Planner; Ron Mullenbach, Associate Planner; Tim Hanson, Assistant City Engineer; Rita Erpelding, Economic Development Coordinator; Andrea McDowell Poehler, Assistant City Attorney; and Donna Quintus, Recording Secretary. The June 3, 1999 Planning Commission Meeting minutes were approved as presented. ITEM 5: CONSENT AGENDA 99.64 MOTION by Rieb, Second by Bellows to recommend to City Council approval of the June 17, 1999 Planning Commission Consent Agenda as follows: 5A. Orchard Meadows of Lakeville 2"a Addition Final Plat: Recommend approval of • the application of Pulte Homes of Minnesota Corporation for the final plat of ORCHARD MEADOWS OF LAKEVILLE 2ND ADDITION COnSISting Of 38 tOWC1hOUSe IOtS On land located south of 185t" Street and west of Orchard Trail. Roll call vote was called on the motion Ayes: Bellows, Kot, Moates, Drotning, Rieb, Comer, Wulff. Nays: O. ITEM 6: Public Hearing: GRENADA BUSINESS PARK Preliminary and Final Plat Chair Drotning opened the public hearing for consideration of the application of Appro Development, Inc. for the preliminary plat of four industrial lots and one outlot located at the northwest corner of CSAH 70 (215t" Street) and Grenada Avenue. Assistant City Attorney Poehler attested that the legal notice had been duly published and mailed in accordance with state statutes. Associate Planner Ron Mullenbach presented an overview of the application of Appro Development, Inc. for the preliminary and final plat of Grenada Business Park. The.6.5- acre parent parcel is zoned I-2, General Industrial District. This site is not located in the Shoreland Overlay District and, therefore, impervious surface is not an issue. However, because stormwater from the proposed plat drains toward South Creek, the developer has incorporated low impact development site design practices that will minimize the adverse impact of this development on South Creek of the Vermilion River, a DNR designated trout stream. Mr. Mullenbach noted that the Grenada Business Park preliminary plat consists of four lots and one outlot on two blocks.. The proposed lot area and width for the four industrial Planning Commission Meeting Minutes June 17, 1999 Page 2 -lots exceed minimum ordinance standards for the 1-2 District. The final plat consists of three lots in two blocks and two outlots. Outlot A of the final plat will be deeded to the City for use as a nutrient removal and percolation pond. Outlot B, identified as Lot 3, Block 1 on the preliminary plat, is proposed to be final platted for an industrial use in the future. Associate Planner Mullenbach presented a site plan proposed by Appro Development on Lot 1, Block 2 of the Grenada Business Park final plat for the construction of a 70' x 80' two-story pre-cast concrete office building. The office use is a permitted use in the I-2 District and the proposed Appro Development office building meets the minimum I-2 , District building setbacks. Mr. Mullenbach discussed the details of the site plan which were reviewed by City staff for their compliance with all the applicable provisions of the zoning ordinance, including parking, exterior building materials, landscaping, outside storage, loading docks, screening and setbacks as outlined in the June 10, 1999 Planning Report. Mr. Mullenbach stated that the Grenada Business Park preliminary and final plat plans have been reviewed by the Dakota County Soil and Water Conservation District, the Environmental Affairs Commission (June 15, 1999 meeting), and the Parks and Recreation Committee (June 16, 1999 meeting) and no issues were identified with the proposed plat or site plan. Mr. Mullenbach stated that Community and Economic Development Department staff recommend approval of the Grenada Business Park preliminary and final plat subject to the 15 stipulations listed in the June 10, 1999 Planning Report. Mr. Mullenbach introduced Appro Development, Inc. representatives Jack Matasosky and Jim Connelly who indicated their agreement to the stipulations for approval as outlined in the June 10, 1999 Planning Report. Mr. Matasosky stated that Appro Development is proposing to adopt restrictive covenants for the Grenada Business Park development to include requirements and a guide for landscaping on the other lots when they are developed. He indicated that proposed landscaping on each site will exceed the City's ordinance requirements and provide for continuity and flow of landscape treatment throughout this development. There were no comments from the audience. 99.65 MOTION by Wulff, Second by Kot to close the public hearing at 6:15 p.m. Roll call vote was called on the motion. Ayes: Kot, Moates, Drotning, Rieb, Comer, Wulff, Bellows. Nays: 0. 99.66 MOTION by Wulff, Second by Rieb to recommend to City Council approval of the Grenada Business Park preliminary and final plat subject to the 15 stipulations as listed in the June 10, 1999 Planning Report. Roll call vote was called on the motion. Ayes: Moates, Drotning, Rieb, Comer, Wulff, Bellows, Kota Nays: 0. Planning Commission Meeting Minutes June 17, 1999 Page 3 ~TEM 7. PUBLIC HEARING: PARK OVERLOOK PP@Ilnlln1l")/ Ind Flnal Plat Chair Drotning opened the public hearing for consideration of the application of Shamrock Development, Inc. for the preliminary plat of Park Overlook which consists of 15 single family lots. Assistant City Attorney Poehler attested that the legal notice had been duly published and mailed as required by state statute. City Planner Daryl Morey presented an overview of the application submitted by James Stanton, Shamrock Development, Inc., for the preliminary and final plat of Park Overlook, a development consisting o'F 15 single family lots on 8.47 acres of land located on the west side of Ipava Avenue and south of 175t" Street. The subject property is zoned R-2, .Single Family Residential District. All 15 lots in the Park Overlook preliminary and final plat meet lot area, width and depth requirements. The proposed Park Overlook development also includes Outlot A, an 11.4-acre parcel that consists of the existing city- owned Dakota County Heights Park properly plus .55 acres of park land to be dedicated by the developer. Outlot A will be deeded by the developer to the City as a requirement for final plat approval Planner Morey indicated that there is an existing house and outbuildings located on the subject property which are proposed to be removed with the development of the Park Overlook site. The developer will be required to provide certification that the existing well and septic systems have been abandoned in compliance with. state and county • requirements. Mr. Morey noted that the Park Overlook preliminary and final plat includes the construction of one local street. The- new streef, proposed as a 906' long cul-de-sac street, will be constructed on the west side of Ipava Avenue at the 176t" Street intersection. A variance for the length of the 176t" Street cul-de-sac is required. A public hearing is not required because the Subdivision Ordinance is part of the City Code. Mr. Morey discussed the details of the proposed Park Overlook development which were reviewed by City staff for compliance with all applicable provisions of the Zoning and Subdivision Ordinances, including consistency with the Capital Improvement Plan (CIP) and Comprehensive Land Use Plan, premature subdivision criteria, setbacks, streets, and berming and landscaping as outlined in the June 10, 1999 Planning Report. Mr. Morey stated that the Park Overlook preliminary and final plat plans have been reviewed by the Dakota County Soil and Water Conservation District and the Parks and Recreation Committee (June 16,.1999 meeting). The Environmental Affairs Committee (EAC) reviewed the grading, drainage, erosion control and utilities and tree preservation plans at their meeting on June 15, 1999. The EAC recommended approval of the Park Overlook preliminary plat; however; the EAC requested more complete information in the Tree Preservation Plan prior to making a recommendation on the final plat. Community and Economic Development Department staff recommend approval of the Park Overlook preliminary plat and cul-de-sac variance subject to the 11 stipulations listed in the June 11, 1999 Planning Report. Staff recommends tabling action on the final plat to Planning Commission Meeting Minutes June 17, 1.999 Page 4 • allow the EAC an opportunity to review a Tree Preservation Plan prior to making a recommendation on the final plat. James Stanton, Shamrock Development, Inc., was present and indicated his agreement to the stipulations for approval of the Park Overlook development as outlined in the June 11, 1999 Planning Report. Commissioner Wulff requested further details regarding the Tree Preservation Plan, including projected tree loss, mass grading versus custom grading for each lot, and .proposed access to the development. Ms. Wulff indicated her belief that if access to the Park Overlook development from Ipava Avenue was at the Iceland Trail alignment (south .end of the development) less trees would have to be removed. She further indicated that a southerly access would be more compatible with existing topography and would. have less impact on existing wetland areas. Commissioner Kot expressed her agreement with Commissioner Wulff indicating her belief that a southerly access would be more environmentally sensitive and with lots abutting the park rather than a road there would be less impact on the wetlands located within the park. Developer Jim Stanton noted that the Tree Preservation Plan indicates that approximately 400 trees will be saved out of a total of 952 trees on this site. He noted that of those trees • identified for removal a good share of them are box elder trees. Mr. Stanton indicated that a similar number of trees would be identified for removal with access provided at the south end of the site. Community and Economic Development Director .Michael Sobota~stated that staff initially reviewed multiple options for the proposed Park Overlook development. One of those options showed the access at the Iceland Trail alignment on the south end of the site. However, in reviewing the City's Transportation Plan, Ipava Avenue is identified as a minor arterial (high density) parkway.. Assistant City Engineer Tim Hanson indicated that when a four lane divided roadway is constructed with a median, a median break at the 176tH Street intersection is likely given the existing uses east of Ipava Avenue which includes a day care and townhouses. No median break is planned at the Iceland Trail intersection due to its close proximity to planned median breaks for 176tH Street and 178tH Street (a minor collector) intersections. Staff prefers the 176tH Street access to allow for full turning movements to serve the more intense land uses. A median at the Iceland Trail alignment would restrict access to Park Overlook to right-in, right-out when the parkway is constructed. Mr. Sobota and Mr. Hanson discussed the advantages and disadvantages of mass grading versus custom grading of the lots. It was noted that custom grading may ultimately result in more drainage and erosion issues and damage to abutting properties. Correcting soils and constructing building pads during subdivision construction instead of i at the time of home construction allows for a more desirable end product. Planning Commission Meeting Minutes June 17, 1999 Page 5 Kevin Walker, 17698 lsleton Court., stated his property abuts Lots 9 and 10 of the proposed development and indicated his hope that a majority of the trees will be preserved in this area. He commended Commissioner Wulff for her attention to tree preservation issues. Mr. Jerry Hoffstrom, 9455 178t" Street, requested a copy of the Environmental Impact Statement (EIS) for this development. Mr. Hoffstrom also requested further clarification regarding which lots will have a 40' front yard setback. In addition, he asked how many trees are proposed to be preserved on the proposed lot that abuts his property? Mr. Sobota stated that an EIS is not required for the Park Overlook development and is only required for very large development proposals. However, Mr. Sobota offered to .provide Mr. Hoffstrom with a copy of the planning and engineering reports for this development project. These reports provide a detailed review and analysis of the Park Overlook development proposal including environmental issues. Planner Morey provided details regarding front yard setbacks. Staff is recommending and the developer has agreed to a 40' front yard building setback for Lots 3-6, Block 1 in order to maintain a 120' distance between the fronts of houses that will be located across from each other along 176t" Circle. Mr. Stanton responded to Mr. Hoffstrom's question regarding the number of trees that will be preserved on the lot that abuts his as shown on the Tree Preservation Plan. There were no further comments from the audience. 99.67 MoTioN by Rieb, Second by Bellows to close the public hearing at 7:10 p.m. Roll call vote was called on the motion. Ayes: Drotning, Rieb, Comer, Wulff, Bellows, Kot, Moates. Nays: 0. Commissioner Wulff suggested that the sloped area of the park site along the. proposed 176t" Circle should include plantings. Mr. Sobota indicated that the plan currently shows this area as turf only; however, plantings .could be included. Staff will review and evaluate the proposed vegetative cover of the slope and make recommendation for the final grade and landscape treatment of the slope area. Commissioners Wulff and Kot both reiterated their preference for relocation of the access to the southerly portion of the development site. Commissioner Rieb expressed support for staff's recommendation for the proposed 176t" • Street access alignment due to the compatibility of this design with the City's Comprehensive Transportation Plan. Commissioner Rieb stated that a third full turning movement intersection on Ipava Avenue in such. a short distance would create safety issues due to the minor arterial status of this roadway. Planning Commission Meeting Minutes June 17, 1999 Page 6 • Chair Drotning stated his agreement with Commissioner Rieb stating his desire to minimize. breaks in the future median on Ipava Avenue. A third cut would mean less opportunity for plantings and green space in the median. Chair Drotning also indicated his preference for the proposed public roadway to abut Dakota Heights Park rather than private lots. Planning Commission members expressed concern that the public access to the park. may be gained via the cul-de-sac right-of-way. Community and Economic Development Director Michael Sobota noted that there are no plans to install improvements such as trails or extensive grading to the existing park from the proposed Park Overlook development that would encourage public access from this development.. 99.68 MOTION by Rieb, Second by Comer to recommend to City Council approval of the Park Overlook preliminary plat and cul-de-sac street length variance subject to the 11 stipulations as listed in the June 11, 1999 Planning Report. Roll call vote was called on the motion. Ayes: Rieb, Comer, Bellows, Moates, Drotning. Nays: Wulff, Kot. Commissioner Wulff indicated her negative vote was because the proposed access from the development onto Ipava Avenue disregards the existing topography of the site that is being developed. A road connection at the south end of the site would minimize impact i on wetlands and trees. Commissioner Kot indicated her negative vote was based on the same reasons given by Commissioner Wulff. 99.69 MOTION by Rieb, Second by Bellows to table action on the Park Overlook final plat until the Environmental Affairs Committee has had an opportunity to review a revised Tree Preservation Plan and provide a recommendation regarding the final plat. Roll call vote was called on the motion. Ayes: Comer, Wulff, Bellows, Kot, Moates, Drotning, Rieb. Nays: 0. Chair Drotning called for a short recess and reconvened the June 17, 1999 Planning Commission Meeting at 7:40 p.m. ITEM 8. ST. FRANCES WOODS 7T" ADDITION FIn11 Plat City Planner Daryl Morey presented an overview of the application of Dale and Fran Pexa for the final plat of St. Frances Woods 7t" Addition which consists of 22 single family lots, 32 townhouse lots, four common area lots to be maintained by a homeowner's association and eight outlots located east of Kenrick Avenue, south of 205t" Street. The proposed final plat is the first phase of an anticipated three-phase project to develop the preliminary plat that was approved by City Council on May 17, 1999. Ci Planner More indicated that the develo ment of the St. Frances Woods 7t" Addition tY Y p final plat includes the construction of three local cul-de-sac streets. A variance is required for Jutland Place and Kaftan Court because they exceed the 500' maximum cul-de-sac Planning Commission Meeting Minutes June 17, 1999 Page 7 streef length allowed by the Subdivision Ordinance. Staff supports the cul-de-sac length variances given the environment (slopes, trees, wetlands) of the single family portion of the St. Frances Woods 7t" Addition development and the limited through-street options. City Planner Morey noted that the St. Frances Woods 7t" Addition final plat is consistent. with the St. Francis Woods preliminary plat with the modifications recommended by the Environmental Affairs Committee (EAC) and the Planning Commission. Mr. Morey provided an overview of the EAC and Planning Commission recommendations on the preliminary plat that have been incorporated into the final plat plans. Community and Economic Development staff recommends approval of the. St. Frances Woods 7t" Addition final: plat and cul-de-sac street length variance subject to the 16 stipulations listed in the June 11, 1999 Planning Report. Joel Cooper, James R. Hill Associates, and Dale and Fran Pexa, property owner/developer, were in attendance and indicated their agreement to the stipulations for approval as recommended by staff. Commissioner Comer commended the developer in addressing all the issues that were identified in the St. Frances Woods preliminary plat. Commissioner Comer suggested additional landscape treatment in the townhouse area at the western terminus of the private driveway proposed to be located just south: of and along 205t" Street to discourage vehiculartrafficfrnm crossing the green area to the commercial lot when it is developed in the future. Mr. Cooper indicated that the developer is willing to plant additional landscaping. at the end of the private drive as recommended by Commissioner Comer. Commissioner Wulff requested information regarding the distance between the deck of the townhouse proposed to be located in the northeast corner of the site and the 205t" Street right-of-way. Commissioner Wulff expressed concern that the plan did not propose adequate screening or berming between the roadway and this proposed townhouse location. Commissioner Wulff also suggested additional landscaping be constructed as a part of Phase I along the south boundary of the site between the proposed townhomes and Technical Methods, Inc. in the Fairfield Business Park, west of the existing screening trees. Joel Cooper, representative for the developer, provided an explanation of the grades and the proposed landscaping and development identification sign for the northeast corner of the site. Mr. Cooper informed Commissioner Wulff that there is a 30' separation between the subject deck and public right-of-way. Mr. Cooper further stated his belief that there is adequate landscaping between the townhouse unit and the public right-of-way. Mr. Sobota indicated that additional landscaping between the Fairfield Business Park and the residential site should be the responsibility of the business use when they expand in the future. Planning Commission Meeting Minutes June 17, 1999 Page 8 199.70 MOTION by Wulff, Second by Rieb to recommend to City Council approval of the St. Frances Woods 7 Addition final plat and cul-de-sac street length variance subject to the 16 stipulations as listed in the June 11, 1999 Planning Report. Roll call vote was called on the motion. Ayes: Wulff, Bellows, Kot, Moates, Drotning, Rieb, Comer. Nays: 0. .ITEM 9: Resolution for Modification of TIF District Number 8 Community and Economic Development Director Michael Sobota requested Planning Commission consideration of a Planning Commission Resolution regarding the Tax Increment Finance (TIF) plan for proposed redevelopment of the All Saints Church campus located in the downtown. A modification to TIF Plan No. 8 Southfork Apartments - Modification No. 5 would allow for the City's acquisition and improvement of the seven parcels owned by All Saints Church. The renovation of the All Saints campus for an arts center that would provide opportunities for performances, art shows, seminars, workshops, special events, and large meetings, such as the State of the City Address. In addition, under City ownership the parking included on the property would be available for the public to access downtown businesses and events. Sobota indicated that the Planning Commission is responsible for reviewing proposed TIF redevelopment projects to determine their consistency with the City's Comprehensive Guide Plan. Staff has reviewed the proposal and recommends that the proposed TIF Plan No. 8 Southfork Apartments -Modification No. 5 is consistent with the Comprehensive Plan. 99.71 MOTION by WUIff, SeCOnd by Bt'.IIOWS t0 adopt A RESOLUTION OF THE LAKEVILLE PLANNING COMMISSION RELATING TO THE PROPOSAL FOR MODIFICATION NO. 5 OF THE HOUSING DEVELOPMENT PROJECT PLAN AND MODIFICATION NO. 5 OF THE HOUSING TAX INCREMENT DISTRICT NO. 8 "SOUTHFORK I APARTMENTS" FINANCING PLAN. Roll call vote was called on the motion. Ayes: Bellows, Kat, Moates, Drotning, Rieb, Comer, Wulff. Nays: 0. There being no further business, the meeting was adjourned at 8:30 p.m. Resp ctfully submi , Donna Quintus, Recording Secretary ATTE T: Karl Drotning, Chair