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HomeMy WebLinkAbout10-21-10CITY OF LAKEVILLE Planning Commission Meeting Minutes October 21, 2010 The October 21, 2010 Planning Commission meeting was called to order by Chair Davis in the City Hall Council Chambers at 6:00 p.m. Flag pledge and roll call of members: Present: Chair Davis Vice Chair Lillehei Commissioner Drotning Commissioner Glad Commissioner Grenz Commissioner Maguire Ex- officio Bussler Absent: Secretary Adler Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner; Allyn Kuennen, Associate Planner; Daniel Licht, The Planning Company; Andrea Poehler, Assistant City Attorney; and Penny Brevig, Recording Secretary. ITEM 3. APPROVAL OF MEETING MINUTES: The October 7, 2010 Planning Commission meeting minutes were approved as presented. ITEM 4. ANNOUNCEMENTS: Mr. Morey stated that all the Planning Commissioners received a copy of the 2010 Zoning and Subdivision Ordinances on a CD at tonight's meeting. Mr. Morey stated that under Staff Notices at the end of tonight's meeting he would like to discuss the November Planning Commission meetings. ITEM 5. HEWITT INVESTMENTS, LLC Chair Davis opened the public hearing to consider the request of Holly Hewitt for a Conditional Use Permit to allow a building to combine residential and non- residential uses within the C -CBD, Commercial Central Business District, located at 20721 Holyoke Avenue. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Planning Commission Meeting October 21, 2010 Page 2 Holly Hewitt presented an overview of her request. Associate Planner Allyn Kuennen presented the planning report. Mr. Kuennen stated that Planning Department staff recommends approval of the Hewitt Conditional Use Permit to allow a building to combine residential and non- residential uses within the C -CBD, Commercial Central Business District, as presented. Chair Davis opened the hearing to the public for comment. There were no comments from the audience. 10.46 Motion was made and seconded to close the public hearing at 6:05 p.m. Ayes: Glad, Lillehei, Davis, Maguire, Grenz, Drotning. Nays: 0 Chair Davis asked for comments from the Planning Commission. Discussion points were: • Have the building standards in the Zoning Ordinance changed since this project was approved in 2007. Mr. Kuennen confirmed that the Zoning Ordinance performance standards pertaining to this development have not changed since the original approval. • Would a conditional use permit be needed if the second floor was converted to retail again in the future? Mr. Kuennen indicated that retail is an allowed use, so a conditional use permit would not be needed. 10.47 Motion was made and seconded to recommend to City Council approval of the Hewitt Investments, LLC Conditional Use Permit to allow a building to combine residential and non - residential uses within the C -CBD, Commercial Central Business District, as submitted. Ayes: Lillehei, Davis, Maguire, Grenz, Drotning, Glad. Nays: 0 ITEM 6. RICHARD NORDLING Mr. Morey stated that staff is requesting this agenda item be tabled to a future Planning Commission meeting. Mr. Morey indicated that staff would like additional time to evaluate what impact bringing the property into the Agricultural Preserve District would have on the future construction of CSAH 60 east of Cedar Avenue as identified on Dakota County's East -West Corridor Study. Planning Commission Meeting October 21, 2010 Page 3 Chair Davis asked for a motion to table this agenda item at the request of staff to a future Planning Commission meeting. 09.48 Motion was made and seconded to table the Nordling rezoning to a future Planning Commission meeting. Vice Chair Lillehei asked how much time there is left for staff to process this application? Mr. Morey indicated that the initial 60 day application deadline is November 29, 2010, but the City has the ability to extend the application an additional 60 days. Ayes: Davis, Maguire, Grenz, Drotning, Glad, Lillehei. Nays: 0 ITEM 7. SBF DEVELOPMENT CORP. Chair Davis opened the public hearing to consider an amendment to the Spirit of Brandtjen Farm Planned Unit Development to modify the commercial development potential contained in the Spirit of Brandtjen Farm Planned Unit Development Plan booklet dated June 20, 2005. The Recording Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Jacob Fick from Tradition Development presented an overview of their request. Dan Licht from The Planning Company presented the planning report. Mr. Licht stated that Planning Department staff recommends approval of the proposed SBF Land Use Plan amendment and additional SBF PUD booklet guidelines, as presented. Chair Davis opened the hearing to the public for comment. John Fryklund, 16805 Asterbilt Lane Mr. Fryklund asked whether a hotel is still being considered for this location. Mr. Licht indicated that there are no specific users for this location yet, but a hotel or retail use is an allowed use. 10.49 Motion was made and seconded to close the public hearing at 6:19 p.m. Ayes: Maguire, Grenz, Drotning, Glad, Lillehei, Davis. Nays: 0 Chair Davis asked for comments from the Planning Commission. Discussion points were: Planning Commission Meeting October 21, 2010 Page 4 • Mr. Fick indicated that a hotel would be a possible use in their commercial development goals for this portion of the SBF PUD. He stated that they have no specific users identified yet for this location, but with the approval of this PUD amendment it will be easier to market the commercial property. • Is there more than one association in SBF and have the associations been notified of this request? Mr. Fick indicated that there is a master association for the entire development and there are individual townhome and single family home associations. The commercial development would be part of the master association. Mr. Fick indicated that all associations have been notified of their request. • Access spacing from the two county roads (46 and 31) was discussed. Mr. Fick indicated that the access spacing would mirror the Cobblestone Lake development to the north across County Road 46. He also indicated that it is Tradition Development's intent to maintain the existing full access to County Road 31 at Dodd Boulevard (C.R. 9). • Commissioner Glad stated that he would like to see this development grow and be successful and he understands the good planning that has gone into the SBF PUD, but he has some concerns with the approval of this PUD amendment at this time, when there is not a specific commercial project to review in conjunction with the PUD amendment. He stated that he feels the PUD amendment is pretty dramatic and the impacts of the potential big box commercial development on the residents is unknown without a specific development plan to review. He would like to delay action on this PUD amendment until there are more specifics on the commercial development that could occur and until he knows that there has been adequate resident notification and understanding of the application. • Mr. Morey stated that state statute requires that property owners within 350 feet be notified of public hearings. The Lakeville Zoning Ordinance requires property owners within 500 feet be notified of public hearings. All residents of SBF and all property owners within 500 feet of the 550 acre SBF PUD were notified of the public hearing. Staff has addressed several questions from residents. The notice was also published in the local newspaper and on the City's website. Mr. Morey indicated that the nearest SBF resident is about 3 /4 of a mile away from the subject commercial property and there are several natural features that lie between the residents and the commercial property. • Mr. Licht reviewed the concept site plan examples contained within the Spirit of Brandtjen Farm Planned Unit Development Plan booklet. He stated the PUD amendment includes an additional type of commercial land use that could be developed in this portion of the SBF PUD under the guidelines of the PUD. He stated it is important for the developer to include the big box option in order to respond to the market demand. While the concept site plan (Exhibit E of the October 15, 2010 planning report) may lack detail, Planning Commission Meeting October 21, 2010 Page 5 specific development plans must meet the SBF PUD and Zoning Ordinance performance standards at the time of planning application submittal and residents will be able to provide input on the development plans at the public hearing for a specific commercial project. • Commissioner Drotning feels by approving this amendment, the City is providing a greater opportunity for commercial development within the SBF PUD. • Mr. Licht stated that because SBF is a PUD, through the development and final stage PUD review process, the City has the ability to decide if the proposed development is consistent with the PUD and also to influence the aesthetic aspects of the project as opposed to the review of typical C -3 District development plans. • Commissioner Glad reiterated his concern that this PUD amendment should be processed in conjunction with a specific development proposal. He stated that he wanted his concerns noted but that he does oppose a big box development at this location. • Commissioner Grenz stated that developers don't like uncertainty and a commercial developer would not necessarily prepare plans for a big box retail project if it was not currently allowed. • Mr. Fick stated that this PUD amendment would give them one more tool in their toolbox when marketing the property, which is very important to Tradition Development. He indicated that they do not feel a big box commercial development in this location will have a negative impact on the residential development in SBF and that they will incorporate appropriate buffers between the commercial and residential areas of the PUD. He stated they would be foolish to develop one portion of the SBF that would negatively affect their ability to develop another portion of SBF. 10.50 Motion was made and seconded to recommend to City Council approval of the amendment to the Spirit of Brandtjen Farm Planned Unit Development to modify the commercial development potential contained in the Spirit of Brandtjen Farm Planned Unit Development Plan booklet dated June 20, 2005, as presented. Ayes: Grenz, Drotning, Lillehei, Davis, Maguire. Nays: Glad. Commissioner Glad feels that there is a more appropriate time for this application. ITEM 8. YMCA CAMP STEEFLAND Chair Davis opened the public hearing to consider a Conditional Use Permit amendment to allow the construction of a detached accessory building on commercial recreational property, located at 16337 Klamath Trail. The Recording Planning Commission Meeting October 21, 2010 Page 6 Secretary attested that the legal notice had been duly published in accordance with State Statutes and City Code. Brian Kirk, representing the YMCA Camp Streefland, presented an overview of their request. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Planning Department staff recommends approval of the conditional use permit amendment, subject to the 7 stipulations listed in the October 15, 2010 planning report. Chair Davis opened the hearing to the public for comment. There were no comments from the audience. 10.51 Motion was made and seconded to close the public hearing at 7:02 p.m. Ayes: Drotning, Glad, Lillehei, Davis, Maguire, Grenz. Nays: 0 The only comment was Chair Davis agreed that removal of the existing 168 square foot storage shed adjacent to the parking lot makes sense. 10.52 Motion was made and seconded to recommend to City Council approval of the YMCA Camp Streefland Conditional Use Permit amendment to allow the construction of a detached accessory building on commercial recreational property, located at 16337 Klamath Trail, subject to the following stipulations: 1. The accessory building shall be constructed in the location identified on the approved site plan. 2. A building permit shall be applied for and approved by the Building Inspections Department prior to construction of the accessory building. 3. The wooden trash enclosure screening fence shall be painted to match the new accessory building. 4. The existing 168 square foot shed shall be removed as shown on the approved plans. 5. The erosion of the driveway and driveway apron onto Klamath Trail shall be corrected and restored by November 30, 2010. 6. A $1,000 cash escrow shall be submitted prior to City Council approval of the conditional use permit amendment to guarantee compliance with stipulations 4 and 5. 7. All previous conditional use permits (and amendments) and interim use permits approved for the YMCA property shall remain in full force and effect with the approval of this conditional use permit amendment. Planning Commission Meeting October 21, 2010 Page 7 Ayes: Glad, Lillehei, Davis, Maguire, Genz, Drotning. Nays: 0 ITEM 10. STAFF NOTICES Mr. Morey indicated there will probably be only one Planning Commission meeting in November and notice will go out by next week notifying Commission members if the November 4th Planning Commission meeting will be cancelled. There being no further business, the meeting was adjourned at 7:04 p.m. Respectfully submitted, Penny Brevig, Recording Sec etary Dated ATTEST: BartPavK, Chair Dated