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HomeMy WebLinkAbout07-15-99 City of Lakeville PLANNING COMMISSION MEETING MINUTES July 15, 1999 The July 15, 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, Moates, Drotning, Comer, Wulff. Absent: Kot, Rieb, Ex-Officio Knutson. Staff Present: Michael Sobota, Community and Economic Development Director; Daryl. Morey, City Planner; Tim Hanson, Assistant City Engineer; Andrea McDowell Poehler, Assistant City Attorney; and Donna Quintus, Recording Secretary. Commissioner Wulff requested that Page 6, paragraph 2 of the Planning Commission meeting minutes for June 17, 1999 regarding discussion of the preliminary plat for Park Overlook be amended to reflect that "Planning Commission members expressed concern that the public access to the park maybe gained via the cul-de-sacright-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." The June 17, 1999 Planning Commission Meeting minutes were approved as amended. ITEM 5: PUBLIC HEARING: REXAM FLEXIBLE PACKAGING, INC. CONDITIONAL USE PERMIT Chair Drotning opened the public hearing for consideration of the application of Appro ` Development, Inc., representing Rexam Flexible Packaging, Inc., for a Conditional Use Permit to allow the construction of a mechanical equipment cupola at a height greater than 45 feet onto an existing industrial building located at 8235 - 220t" Street. Assistant City Attorney Poehler attested that the legal notice had been duly published and mailed in accordance with state statutes. Community and Economic Development Director Michael Sobota noted that in reviewing the site plan, Community Development staff found that there are two 75-foot cupolas and nine 65-foot silos located on the Rexarn property that currently exist without conditional use permits. Staff is recommending that action on the current application for a CUP be tabled and the CUP application be revised to include the proposed new cupola, the two existing cupolas, and the nine existing silos. Anew public hearing notice covering all of the existing and proposed structures in excess of 45 feet will be published for a future Planning Commission public hearing. 9.71 MOTION by Wulff, Second by Comer to table action on the application of Appro Development, Inc., representing Rexam Flexible Packaging, Inc., for a Conditional Use Planning Commission Meeting Minutes July 15, 1999 Page 2 • Permit to allow the applicant to submit a new application to include the proposed new cupola, the two existing cupolas, and the nine existing silos. Roll call vote was called on the motion. Ayes: Bellows, Moates, Drotning, Skipton, Comer, Wulff. Nays: 0. ITEM 6. PUBLIC HEARING: PARK OVERLOOK: CUL-DE-SAC STREET LENGTH VARIANGE and PARK OVERLOOK FINAL PLAT Chair Drotning opened the public hearing for consideration of the application of .Shamrock Development, Inc. for a cul-de-sac street length variance for the proposed Park Overlook final plat. Assistant City Attorney Poehler attested that the legal notice had been duly published and mailed as required by state statute. Park Overlook Variance City Planner Daryl Morey noted that the Park Overlook development includes the construction of one local street. The new street (176th Circle), proposed as a 906-foot long cul-de-sac street, will be constructed on the west side of Ipava Avenue at the existing 176th Street intersection. The Subdivision'Ordinance requires avariance for permanent cul-de-sac streets exceeding 500. feet. Community and Economic Development staff supports the variance as requested due to the environmental • features (significant trees, steep slopes, and wetlands) on the subject site.. Park Overlook Final Plat City Planner Daryl Morey presented an overview of the application submitted by James Stanton, Shamrock Development, Inc., for the final plat of Park Overlook, a development consisting of 15 single family lots on 8.47 acres of land located on the west side of Ipava Avenue and south of 175th Street. The subject property is zoned R- 2, Single Family Residential District. City Planner Morey noted that the Planning Commission had recommended approval of the Park Overlook preliminary plat at their June 17, 1999 regular meeting; .however, action on the Park Overlook final plat was tabled until the Environmental Affairs Committee (EAC) had an opportunity to review a revised final Tree Preservation Plan. Shamrock Development has submitted revised plans which propose saving additional significant trees within. the development.. At their July 13, 1999 meeting, the EAC reviewed and recommended approval of the Park Overlook final plat, revised Tree Preservation Plan, and a revised Grading Plan a with grading modifications necessary in order to save the additional significant trees recommended by the EAC. Assistant City Engineer Tim Hanson noted that the revised Tree Preservation Plan successfully preserves eight to ten additional major oak trees. Mr. Morey indicated that the proposed. development and layout. of the Park Overlook final plat is consistent. with the preliminary plat approved by the City Council on July 6, Planning Commission Meeting Minutes July 15, 1999 Page 3 1999. Community Development staff recommends approval of the cul-de-sac variance and final plat subject to the July 9, 1999 Planning Report.. Commissioner Wulff requested clarification of 4.c. of the draft Findings of Fact supporting the variance for cul-de-sac street length. Commissioner Wulff expressed her preference for a loop street in lieu of the long cul-de-sac road design. City Planner Morey responded that the environmental sensitivity of the site, traffic. safety on Ipava Avenue, and lack of street connection possibilities to the north, south., and west were hardship factors that support the variance request. Chair Drotning expressed his opinion that one access point to Ipava Avenueis adequate for the proposed 15 single family lots. In addition, he stated that the traffic safety issue with Ipava Avenue in this instance supercedes additional tree preservation. Assistant City Engineer Tim Hanson indicated that the proposed street design allows for the. preservation of existing significant trees on the southerly portion of the plat. Further, allowing only one access point from the Park Overlook development to Ipava Avenue is an important transportation issue with respect to the future median in Ipava Avenue. . There were no comments from the audience. 99.72 MOTION by Moates, Second by Bellows to close the public hearing at 6:27 p.m. Rolf call vote was called on the motion. Ayes:. Moates, Drotning, Skipton, Comer, Wulff, Bellows. Nays: 0. 99.73 MOTION by Bellows, Second by Moates to recommend to City Council approval of the Park Overlook final plat and cul-de-sac street length variance subject to the July 9, 1999 Planning .Report, the 11 stipulations as listed in the June 30, 1999 revised Planning Report, and approval of the Findings of Fact dated July 15, 1999 in support of the variance. Roll call vote was called on the motion. Ayes: Drotning, Skipton, Comer, Bellows, Moates. Nays: Wulff. Motion passes. Commissioner Wulff indicated her negative vote was because of the following: 1) the proposed road configuration has a high potential to negatively impact the existing wetland area; and 2) no extreme physical hardship is evident to support the proposed variance for cul-de-sac length. • Planning Commission Meeting Minutes July 15, 1999 Page 4 ~TEM 7. PUBLIC HEARING: U.S. WEST WIRELESS, LLC AND MINNESOTA VALLEY FREE LUTHERAN CHURCH: PLANNED UNIT DEVELOPMENT/CONDITIONAL USE PERMIT Chair Drotning opened the public hearing for consideration of the application of U.S. Wireless, L.L.C.. and Minnesota Valley Free Lutheran Church for a Planned Unit Development/Conditional Use Permit (PUD/CUP) to allow the construction of a cellular telephone antenna tower with a total height greater than 15 feet in the R-2, Single Family Residential District. Assistant City Attorney Poehler attested that the legal notice had been duly published and mailed as required by state statute. Community and Economic Development Director Michael Sobota presented an overview of the application of U.S. West Wireless, L:L.C. and Minnesota Valley Free Lutheran Church for aPUD/CUP to allow the construction of a 55-foot tall cellular telephone mono-pole antenna with a 2-foot tall lightning rod on the Minnesota Valley Free Lutheran Church property located at 16075 Highview Avenue. The proposed total height of the structure is 57 feet. A Planned Unit Development (PUD) is required because the proposed antenna represents a second principal structure on the subject property. A Conditional Use Permit (CUP) is required because the antenna is proposed to exceed the maximum 15-foot height for the R-2 District. Mr. Sobota indicated that the cellular telephone antenna mono-pole is proposed to be located in a wooded area along the southerly boundary of a proposed future parking lot expansion for the church and set back approximately 200 feet from the east property line. Sobota. stated that the church owns two separate contiguous parcels approximately ten acres each. Staff is recommending that these two parcels be combined prior to issuance of a building permit for the cellular telephone antenna. Mr. Sobota noted that in 1984, Minnesota Valley Free Lutheran Church received a conditional use permit (CUP) to allow the construction of the church. Upon inspection of the site and in reviewing the site and landscape plans. that were approved as part of the 1984 CUP, staff observed that the required paving and landscaping of the church property had not been completed. Staff is recommending the construction of a minimum of 74 paved and curbed parking stalls and completion of the landscaping in accordance with the 1984 CUP as a stipulation for approval of the proposed US West mono-pole antenna PUD/CUP. Bob Rudebusch, 17416 Inland Loop, representing Minnesota Valley Lutheran. Church, and Phyllis O'Connell, U.S. West Real Estate Coordinator, indicated that the church and U.S. West are in agreement with the stipulations for approval recommended by staff as outlined in the July 9, 1999 Planning Report. Commissioner Wulff indicated that she had several questions regarding details of the proposed landscape/berm plan. Mr. Rudebusch stated that Glen Gustafson, project engineer and member of the church, had contacted him and indicated he had been delayed in traffic and would be unab a to arrive at the Planning Commission meeting in • time for this presentation. Mr. Rudebusch requested that the Planning Commission table action on this request to allow for Mr. Gustafson's arrival to respond to questions regarding the landscape/berm plan. Planning Commission Meeting Minutes July 15, 1999 Page 5 Kimberly Hurm, 16070 Highview Avenue, stated that she had questions regarding the specific. location and appearance of the proposed mono-.pole noting her interest in whether or not the pole would be unsightly and detrimental to the surrounding residential properties. Community and Economic Development Director Sobota indicated that the mono-pole is proposed to be located in a wooded area along the southerly boundary of a future church parking lot expansion. The mono-pole is proposed to be metal and will be a galvanized metal color. U.S. West has agreed with the church to attach a parking lot light fixture to the mono-pole which will serve to light the church parking lot expansion area.. 99.74 MOTION by Wulff, Second. by Moates to table action on the application of U.S. Wireless, L.L.C. and Minnesota Valley Free Lutheran Church for a Planned Unit Development/ Conditional Use Permit (PUD/CUP) for a cellular telephone antenna tower until a representative of the church arrives and can respond to questions from the Planning Commission regarding details of the landscape/berm plan. Roll call vote was called on the motion. Ayes: Skipton, `Comer, Wulff, Bellows, Moates, Drotning. Nays: 0. ~TEM 8: PUBLIC HEARING: MINNESOTA VALLEY FREE LUTHERAN CHURCH: CONDITIONAL USE PERMIT AMENDMENT Chair Drotning opened the public hearing for consideration of the application of Minnesota Valley Free Lutheran Church for a Conditional Use Permit (CUP) to allow the operation of a day school in the R-2, Single Family Residential District. Assistant City Attorney Poehler attested that the legal notice had been duly published and mailed as required by state statute. Because the Minnesota Valley Free Lutheran Church request for a CUP for the day school is related to the U.S. West Wireless PUD/CUP application with. regard to landscaping and berming, Mr. Rudebusch requested tabling action on this request for the same reasons as stated earlier. 99.75 MOTION by Skipton, Second by Moates to table. action on the application of Minnesota Valley Free Lutheran Church for a Conditional Use Permit (CUP) for a day school operation until a representative of the church arrives and can respond to questions from the Planning Commission regarding details of the landscape/berm plan. Roll call vote was called on the motion. Ayes: Comer, WulfF, Bellows, Moates, Drotning, Skipton. Nays: 0. Planning Commission Meeting Minutes July 15, 1999 Page 6 ~EM 9: NEW BUSINESS TEM 9A: DANIEL LAUN - 8675 -206TH STREET WEST: INFORMAL DISCUSSION FOR VARIANCE AND CONDITIONAL USE PERMIT City Planner Daryl Morey introduced Mr. Daniel Laun, 8675 206th Street West, who has asked for the opportunity to make an informal presentation of a proposal to construct improvements on his property which is located in the historic downtown area and zoned R-3, High Density Single Family Residential District. Mr. Laun's house, built in 191.7, is set back approximately 15 feet from the south (front) property line. An existing detached single car garage is set back approximately 20 feet from the west property1ine (Holt Avenue) which is also treated as a front yard property line because it gains its access from Holt Avenue. The current zoning ordinance requires a 30-foot front yard setback for each of these structures. There is also a small detached storage building on the property, formerly used as a chicken coop and currently used for lawn and garden equipment storage. The ordinance allows a total accessory building area of 788 square feet. Mr. Daniel Laun discussed his wish to complete .the following proposed improvements on his property: 1) Removal of the existing detached single car garage and. replace it with a three- stall, 768 square foot, 20-foot tall detached building with storage space above. Maximum building height in the R-3 District is 15 feet. • 2) Retain the existing 140-square-foot storage shed (chicken coop) while improving the aesthetic appearance and condition of the shed with a new roof, repainting, and renovation of the windows and doors. 3) Mr. Laun indicated he wants to maintain the current 20-foot front yard setback from. Holt Avenue for the new garage as we11 as maintaining the current side yard setbacks of the existing detached structures which are less than the ordinance requirement of ten feet. 4) The combination of the proposed new garage and existing shed totals 908. square feet of accessory building area. A maximum of 788 square feet of accessory building area is permitted in the R-3 District without a CUP. Mr. Morey stated that Community and Economic Development staff fiave indicated to Mr. Laun that they are willing to support a Conditional Use Permit for: 1) expansion of a non-conforming single family home; 2) a second detached accessory building if the detached garage and shed are both relocated to meet the 10-foot side yard setback;. 3) total accessory building floor area. greater than 788 square feet; and 4) a detached. accessory building higher than 15 feet. These recommendations are consistent with past and recent recommendations for conditional use permits approved by the Planning Commission and City Council. Staff has further indicated to Mr. Laun that they could not support maintaining the current 20-foot front yard setback for the proposed new detached garage nor the variance to side yard setbacks for the proposed garage and existing storage shed. Planning Commission Meeting Minutes July 15, 1999 Page 7 Mr. Laun stated his belief that tree preservation, cost, and support from surrounding neighbors meet the criteria necessary for a variance and are valid reasons and justification for his pursuing the variance to the non-conforming setbacks. Two mature trees (approximately 75 years old) would have to be removed in order to construct a new detached garage with the required ten-foot side yard and 30-foot front yard setback. Also, a reconfiguration of the existing double-wide driveway, including curbing would have to be constructed to-meet the ten-foot side yard setback. Mr. Laun also cited two instances in the past 11 years (Nord and Bertram) where property owners in the historic downtown neighborhood were allowed to build detached accessory buildings that did not meet setback requirements. City Planner Morey responded that both of these CUP requests had circumstances different than Mr. Laun's. Chair Drotning explained to Mr. Laun that the Planning Commission cannot consider economics as a hardship in their review of a variance application. The hardship must be related to physical restrictions of the property. Chair Drotning indicated that the mature trees could very likely be impacted by the construction even if the Laun's were allowed to maintain the existing setbacks. Further, the subject lot is large enough to accommodate the proposed detached structures and still meet ordinance setback requirements. There are no steep grades o~- building code issues that would constitute a hardship. • Commissioner Wulff stated that perhaps the City should study the downtown Lakeville residential neighborhood and identify issues that are unique and specific to this area.. There may be an opportunity to address these issues in the zoning ordinance update scheduled for revision this fall The Planning Commission and staff invited Mr. -Laun to become involved in the zoning ordinance update process and submit his comments in writing or by attending -the public hearings on what he believes may be a fair ordinance that would address issues unique to the downtown residential neighborhood. The Planning Commission concurred that they could support Mr. Laun's CUP requests, but not the setback variance because it does not meet the criteria necessary to grant a variance. However, the Commission indicated they would support addressing ordinance issues for this unique area in downtown Lakeville as part of the. Zoning Ordinance revision process. ITEM 7. PUBLIC HEARING. (C@COt1Velled): U.S. WEST WIRELESS, LLC AND MINNESOTA VALLEY FREE LUTHERAN CHURCH: PLANNED UNIT DEVELOPMENT/CONDITIONAL USE PERMIT 99.76 MorloN by Wulff, Second by Moates to reconvene the public hearing at 7:35. p.m. for the application of U.S. West Wireless, L.L.C. and Minnesota Valley Free Lutheran. Church for a Planned Unit Development/Conditional Use Permit (PUD/CUP). Roll call vote was called on the motion. Ayes: Wulff, Bellows, Moates, Drotning, Skipton, Comer. Nays: 0. Planning Commission Meeting Minutes July 15, 1999 Page 8 • Chair Drotning reminded the Commission and the audience that earlier this evening, action had been tabled on two related agenda items to allow time for the volunteer project manager to arrive and respond to questions regarding a proposed Landscape Plan that is identical for both applications. This hearing is for the application of U.S. West Wireless and Minnesota Valley Free Lutheran Church fora (PUD/CUP) to allow the installation of a 55-foot tall cellular telephone antenna on the church property. Sobota noted discussion earlier regarding the cellular telephone antenna proposed to be located north of the existing tree-line, south and east of the existing church-building. Cellular telephone antennas are allowed by Conditional Use Permit if they exceed 15 feet above the ground. The Planning Commission agreed to Commissioner Wulff's recommendation that Stipulation No. 8 of the July 9, 1999 Planning Report be amended to read as follows: "A minimum of 74 paved and curbed parking stalls shall be constructed prior to the issuance of a Certificate of Completion for the antenna. " Mr. Bob Rudebusch, representing the Minnesota Valley Free Lutheran Church, introduced. Glen Gustafson, representing the church. Mr. Gustafson :presented details of the proposed site plan #or the church, including landscaping, berming, and the intent to install a light on the mono-pole to serve in lighting the future expanded parking lot for the church. • Commissioner Wulff re nested .additional details re ardin ro osed landsca in of q g gp P P 9 the berm area located at the corner of 160th Street and Highview Avenue. Mr. Gustafson noted that there is adequate ~rade and. there should not be any vehicle headlights from the parking lot onto 160 Street or Highview Avenue right-of-way. Commissioner Moates questioned why U.S. West chose the location of the mono-pole on the church property rather than on the Apple Valley water tower located across 160th Street to the north. Commissioner Moates further questioned the installation details and stability of the proposed mono-pole and whether the trees in the area posed a threat if they were to be uprooted in a major storm. Mr. Brian Joas, RF Engineer for U.S. West, indicated there were issues related. to the Apple Valley water tower design and its capacity to store water within the structure from the ground up to the top of the tank. This could interfere with the ability to attach the mono-pole to the water tower structure. The City of Apple Valley was approached to put the antenna on the water tower, but the City would not allow the placement on the tank. Mr. Joas indicated he was not aware if U.S. West had approached the City of Apple Valley about locating the mono-pole on the water tower property. Mr. Joas further provided details regarding the footings used for the installation of the. mono- pole and noted that felled trees should not impact the mono-pole. • Commissioner Comer questioned what criteria was used in U.S. West's decision to locate the mono-pole at the proposed location. Commissioner Comer indicated he Planning Commission Meeting Minutes July 15, 1999 Page 9 • would like to know if other locations were pursued and, if so, what the reasons were for eliminating those other locations. Kim Hurm, 16070 Highview Avenue, reiterated her concerns for aesthetics of the mono-pole and its' visibility to surrounding residential neighborhoods. Ms. Hurm indicated her preference that the mono-pole be located on the water tower site in Apple Valley stating her belief that there be further investigation of alternative locations for this antenna tower. Staff responded that the 55-foot height would be just above the existing trees. Mr. Russ Moerke, 17260 Hayes Avenue, stated he didn't feel that the residents in the area were aware of the proposal to erect a cellular telephone antenna tower on the church site. Mr. Moerke indicated that he would prefer that the mono-pole structure be located in an industrial area. Mr. Joas responded that several Lakeville sites have been identified for the location of cellular telephone antennas due to the rapid growth of Lakeville and U.S. West's goal to provide complete and continuous coverage of the area for cellular telephone user demand. The size of the area is determined by the estimated number of users in that area. A site with a high capacity demand such as the subject area requires a reduced coverage area. Whereas, a site with a lower capacity demand can be served in a larger coverage area. Due to the density of the residential population and. estimated • number of users in this area and the existing topography of the church site, U.S. West Wireless, L.L.C. has identified this site as a critical location for an antenna mono-pole structure that will provide enhanced and quality cellular service to their customers in this service area. 99.77 MoTioN by Wulff, Second by Skipton to close the public hearing. Roll call vote was called on the motion. Ayes: Bellows, Moates, Drotning, Skipton, Comer, Wulff. .Nays: 0. Commissioner Moates questioned whether other. sites in the City of Lakeville were considered noting he was not convinced that this was the best site for the mono-pole. Ms: Phyllis O'Connell, real estate locator for U.S. West, noted that the existing topography and wooded sites within this search area presented many challenges in finding an appropriate location. Ms. O'Connell stated that it is crucial that this area be covered for future wireless needs including computers and emergency 911 coverage use via wireless communications. Commissioner Comer indicated he would like to see proof that this is the best and only site that would provide adequate coverage for the area. • Chair Drotning suggested that in future applications for the installation of cellular telephone antennae within the city, complete documentation and a summary of the Planning Commission Meeting Minutes July 15, 1999 -Page 10 i criteria used in the site selection process be submitted with the application. This would provide evidence to staff and the Commission that due diligence was done in the "search area" to determine the best site. Such documentation should include the sites that were identified and the reasons why some were eliminated and why the proposed site is the best. 99.78 MOTION by Wulff, Second by Moates to recommend approval of the planned unit development/conditional use permit to allow the installation of a 55-foot tall cellular telephone antenna mono-pole with atwo-foot tall lightning rod located at 16075 Highview Avenue subject to the 13 stipulations as listed in the July 9, 1999 Planning Report. with an amendment to Stipulation No. 8 as discussed and approval of the Findings of Fact dated July 15, 1999. Roll calF vote was called on the motion. Ayes: Drotning, Skipton, Wulff, Bellows. Nays:. Comer, Moates. Commissioner Moates indicated his negative vote was due to inadequate proof provided by U.S. West Wireless that the proposed site is the best location for the cellular telephone mono pole structure. Commissioner Comer indicated his agreement with Commissioner Moates reasoning for a negative vote. ~TEM 8: PUBLIC HEARING (reconvened): MINNESOTA VALLEY FREE LUTHERAN CHURCH: CONDITIONAL USE PERMIT AMENDMENT 99.79 MOTION by Wulff, Second by Moates to reconvene the public hearing at 8:15 p.m. for the application Minnesota Valley Free Lutheran Church for a Conditional Use Permit. Roll call vote was called on the motion. Ayes: Drotning., Skipton, Comer, Wulff, Bellows, Moates. Nays: 0. Community and Economic Development Director Michael Sobota presented an overview of the application of Minnesota Valley Free Lutheran Church for a Conditional Use Permit to allow the operation of a day school within the existing building for up to 28 children on the church property at 16075 Highview Avenue. Sobota stated that a 1984 CUP included a phased building/parking tot and required the planting of trees around the north and east perimeter and within islands of the parking lot. The landscaping has not been installed as of this date. Staff is recommending that the CUP amendment require that the trees in the vicinity of the Phase I development be installed as part of the parking lot paving project. Mr. Sobota noted that the church currently owns two separate parcels that will be • required to be combined into a single parcel prior to the issuance of a Certificate of Occupancy for the day school Sobota also discussed the existing and proposed residential development surrounding the subject property noting that a proposed Planning Commission Meeting Minutes July 15, 1999 Page 11 realignment of Highview Avenue wilt traverse the church property resulting in the church building ultimately being situated on the east side of the realigned Highview Avenue. This .road realignment is identified in the City's Transportation Plan and will occur at the time that the property to the west and south of the church. is developed. Assistant City Engineer Tim Hanson discussed the details of the proposed parking lot (Phase I) and future parking lot expansion (Phase II) and existing and proposed future driveway accesses from the parking lot to existing Highview Avenue. Driveway access and the future. Highview Avenue realignment are outlined in detail in the July 9, 1999 Engineering Report. There were no comments from the audience. 99.80 MOTION by Wulff, Second by Moates to close the public hearing. Roll call vote was called on the motion. Ayes: Skipton, Comer, Wulff, Bellows, Moates, Drotning. Nays: 0. 99.81 MOTION by Skipton, Second by Moates to recommend. approval of the Conditional Use Permit Amendment requested by Minnesota Valley Free Lutheran Church to allow the establishment of a day school operation on their property located at 16075 Highview • ' Avenue subject to the 13 stipulations as outlined in the July 9, 1999 Planning Report and approval of the Findings of Fact dated July 15, 1999. Roll call vote was called on the motion. Ayes: Comer, Wulff, Bellows, Moates, Drotning,~Skipton. Nays: 0. Chair Drotning opened the Panning Commission Work Session at 8:25 p.m. Community and Economic Development Director Sobota indicated that during .the Tactics Study phase of the 1998 Comprehensive Plan Update, a major issue which was cited as a matter to be resolved was the lack of certainty relative to mid density housing projects... The zoning and development .processing portion of mid density housing projects has previously focused on planned unit developments (PUDs). A concern has been raised that this process is too flexible and there is general uncertainty regarding the final end product. To address this issue, Northwest Associated Consultants (NAC) was commissioned to draft R-5A, Two-Family and Medium Density Specific. Standards Residential District as an amendment to the current zoning ordinance. David Licht, NAC, stated that City staff and the City Council have established two directions in resolving the mid density housing issue. First, PUD shall continue to be available as a zoning and development tool. However, specific criteria will be established as to when the City will consider its utilization. Later, as a part of the overall text revision., specific standards will be formulated which will guide the. Planning Commission Meeting Minutes July 15, 1999 Page 12 application of PUD. The City Council has identified the establishment of the R-5A District standards as the first priority to resolving the mid density housing. issue. Mr. Licht noted that in preparation of a mid density zoning district for immediate adoption and in advance of work on the balance of the ordinance text and map, it must be recognized that the ordinance is actually an interim step and will likely change as part of subsequent work. Mr. Licht discussed the basic philosophy and direction that the proposed new mid density residential zoning district is founded upon as detailed in his July 6, 1999 Planning Report memorandum. Mr. Licht noted that the proposed new zoning district establishes straight forward, specifically defined, requirements and standards with flexibility and negotiation on the part of both the City and the developer minimized or preferably eliminated. As a consequence of minimizing or eliminating the public review process, the new R-5A district regulations are highly specific and detailed. The flexibility which has existed in the .past is therefore "traded" for the elimination of public review and comment. Mr. Licht proceeded to present a detailed summary of a proposed draft R-5A District zoning ordinance amendment by section. Commissioner Wulff stated she understands that proposed Section 11'-29A-10: DESIGN AND CONSTRUCTION STANDARDS, Subsection. C.6. Unit Construction: .establishes' guidelines that. prohibit exterior finishes of building from being. all vinyl or wood exterior. However, she indicated that this section would also discourage buildings from being_entirely brick or stucco which may be a desirable end product. The Planning Commission agreed with Mr. Licht's recommendation that Section 11- 29A-10: DESIGN AND CONSTRUCTION STANDARDS, SubSectlOn 1.1. Drives: be revised to allow dead-end private driveways longer than 100 feet in length. The Planning Commission further agreed that additional amenities related to .landscaping, screening, and lighting be established for. the development of flat (cornfield) development areas as detailed in 11-29A-10: DESIGN AND CONSTRUCTION STANDARDS, Subsection K.1. Landscaping/Screening/Lighting. The formula and method for calculating "Project Value" should be re-evaluated to be more equitable. The Planning Commission concurred that the USABLE OPEN SPACE definition needs more clarification in defining what can and cannot be calculated as open space area. Community and Economic Development Director Sobota indicated that City staff invited potential multi-family developers to a presentation of the proposed R-5A District regulations on Tuesday, July 13, 1999. The developers were encouraged to review and offer comments on the proposed zoning ordinance amendment related to the proposed updated performance standards for multiple-family residential developments. • Sobota stated that several developers attended this presentation and offered some excellent comments from the developer and marketing point of view. To date, Wensmann Homes, Town & Country Homes, Rottlund Homes, Pioneer Engineering, Planning Commission Meeting Minutes July 15, 1999 Page 13 D.R. Horton, Inc. -Minnesota, and Lyman Development Co. have submitted written comments. These comments were distributed to the Planning Commission for review and comment. The comments are also currently being reviewed by NAC and City staff and will be analyzed for content and potential incorporation into the proposed ordinance. Sobota encouraged the I~lanning Commission to review the submittals of the developers and the draft ordinance amendment and call City staff with any comments they may have for inclusion in the draft ordinance. It is anticipated that the public hearing for this amendment will take place the second meeting in August. There being no further business, the meeting/work session was adjourned at 9:20 p.m. Resp tfully sub d, Donna Quintus, cording Secretary ATTEST: Karl Drotning, Chair