Loading...
HomeMy WebLinkAbout6/13/06 . . . Planning Commission Minutes Regular Meeting June 13, 2006 1. Call to Order Chair Rotty called the meeting to order at 7:00 p.m. Members Present: Rotty, Barker, Fitzloff, Johnson, Larson Members Absent: None Also Present: Lee Smick, City Planner; Tony Wippler, Assistant City Planner 2. Approval of Minutes a) May 9, 2006 MOTION by Johnson, second by Barker to approve the May 9,2006 minutes. APIF, MOTION CARRIED. 3. Public Hearings a) Amend the 2020 Comprehensive Plan and Zoning Map for ISD 192 School District's Property Applicant: City of Farmington The City is proposing to amend the 2020 comp plan and re-zone the ISD 192 property, formerly the Christensen property. The cQmp plan amendment would be from urban reserve to public/semi-public and re-zoning the property from A-I to R-1. The property contains 110 acres with Flagstaff along the eastern boundary. This is the site for a new high school. A CUP will be needed in the future for a school in an R-l district. Mr. Doug Bonar, ISD 192, stated the school is mindful of any requirements. It is important to engage with the public in the neighborhood of the school. Neighborhood meetings have been set at Meadowview Elementary beginning on June 20, 2006 at 7:00 p.m., June 27,2006, and July 11, 2006. Notices were sent to residents in Lakeville and Farmington inviting them to provide input. Their goals are to prepare a site, build on a site, and educate on a site. The timeline includes a bid packet for site work on August 14, 2006 the remaining bid package for the building itself on October 9, 2006 receive full and final approvals from the agencies by September 8, 2007 and begin construction on September 11, 2007. Mr. Troy Miller, DLR Architects, provided the Commission with a packet on the building and reviewed the site plan. According to Dr. Meeks, 208th Street will be completed when the high school reaches 1,750 students and the football stadium is operational. This number of students will be in 2010 or 2011. The second trigger point is if Lakeville decides to build their section of 20Sth Street from Cedar Avenue. The building is designed to hold 2,000 students, with the core of the building being able to hold 2,400 students. Planning Commission Minutes June 13, 2006 Page 2 The stadium complex will be hollowed out so the stadium will sit in a bowl and . there will be 15 ft. of earth on the west, north, and east sides. The south side of the stadium will be the building. By putting the building in a bowl it is easier to control the lighting and sound. Mr. Miller explained the layout ofthe remaining athletic facilities. The main entry to the building is to the south. The entry is on the lowest ofthree levels. Mr. Miller explained the layout ofthe building. Spectators coming for events in the recital hall, pool, or gym will enter on the second level. Participants would enter on the lower level to provide for crowd control. The building is three stories. The tallest point is 55 ft. above elevation 100 which is the first floor. City Planner Smick noted a variance will be needed for the height ofthe building, a CUP will be needed for a school in an R-l zone and for grading. Staff recommended approval of an amendment to the 2020 Comp Plan from urban reserve to public/semi-public for the new high school campus, and recommended approval of an ordinance rezoning the property from A-I to R-l. Mr. Todd Galen, owner of a property along Flagstaff, stated they planned to build a house and ifthe zoning is chan~ed, would they be able to build a house. The property is next to the future 208t Street. The Commission felt the property would be grandfathered in, but it was difficult to determine the exact location. Chair Rotty suggested he work with staff. Mr. Marlo Dahl, who lives directly across from the north school entrance, had questions on the road design and whether there will be turn lanes. Mr. Doug Bonar encouraged him to attend the neighborhood meetings. . Mrs. Connie Dahl, noted they mentioned water runoff and it sounds like it is going under Flagstaff. That would be a concern and asked iftheir back property will be flooded as they live on the east side. Mr. Miller replied the water would be retained onsite and the flow under Flagstaff would be an emergency outlet. There should be no more water than is currently seen by residents on the other side. Commissioner Larson asked about their plains to maintain water quality. Mr. Miller stated the site falls within special waters. They need to resolve which method to use to maintain the water temperature. There are drain tile coming from several adjacent properties. MOTION by Johnson, second by Barker to close the public hearing. APIF, MOTION CARRIED. MOTION by Johnson, second by Barker to amend the 2020 Comp Plan from urban reserve to public/semi-public for a new high school campus. APIF, MOTION CARRIED. MOTION by Barker, second by Johnson to recommend rezoning the property from A-I to R-1. APIF, MOTION CARRIED. . Planning Commission Minutes June 13, 2006 Page 3 . b) Amend the 2020 Comprehensive Plan and Review the Schematic PUD for the Property known as Fairhill Applicant: Newland Communities Newland Communities has applied for an amendment to the comp plan to relocate the existing low density residential to medium density and the commercial land uses on the existing comp plan. The commercial area has been moved to the 195th Street alignment and they moved the medium and low density areas. Zoning will be established with the final PUD. Ms. Krista Flemming, Newland Communities, stated the Fairhill property is along hwy 3, next to Southern Hills Golf Course. 195th Street runs through the property. This community will take 8-12 years to develop. Newland bases the development on four principles: 1. Pay its own way. 2. Provide homeownership opportunities and quality oflife benefits for the overall community. 3. Preserving the key habitat. 4. Forming partnerships that honor and bridge Farmington's past with its future. . Providing an east-west connector street with 195th Street is a huge project. It is helpful to the development and the community. They want to bring the small town aspect to the community. They are looking at an area of 250-350 acres of open space for public use of some sort. The residential density is planned for 3.3 units/acre. The total area is 965 acres. The southwest side is floodplain and wetland. There are also railroad tracks through the area. There is a 90 ft. elevation difference on the site. There will be three access points along hwy 3. One is a right-in and right-out and two of them in addition to 195th Street are full intersections. Chair Rotty urged Newland to do everything necessary for safety on hwy 3. Ms. Flemming noted MnDOT has been very responsive to Newland. Commissioner Barker asked about the location of Diamond Path. It is shown on the Thoroughfare Plan, but it is not shown on Newland's plan. Ms. Flemming stated they have not shown Diamond Path going through the entire development. It was placed on the Thoroughfare Plan in 2004. Newland does not feel they need Diamond Path to develop this property. Ms. Flemming went on to explain the land use densities, prices, lot widths, style of homes, etc. Chair Rotty explained a PUD transitions different lot sizes in one area. If there are significant modifications, they would have to come back to the Commission. A PUD allows for flexibility and transition. . Commissioner Barker asked they are looking at a comp plan amendment and is the Commission also looking at the land use map and will that be adjusted. City Planning Commission Minutes June 13, 2006 Page 4 Planner Smick replied a comp plan is high level and the schematic gets a little closer. Commissioner Barker stated the main location he is looking at is the low- medium density off of 1 89th Street. He would like to see that continue as low density. City Planner Smick stated the transition of lot sizes from Meadow Creek to Fairhill will be reviewed. Chair Rotty agreed they do not want an abrupt transition in lot sizes. Commissioner Barker stated Diamond Path needs to be included in the development. City Planner Smick noted more information on Diamond Path will be provided in the AUAR. The area is very low with wetlands and the railroad tracks. Commissioner Barker then suggested having another north-south route if Diamond Path cannot be continued. . Commissioner Johnson agreed with the comments on Diamond Path and that there needs to be more of a subtle transition in lot sizes between developments. Commissioner Larson also wanted to see Diamond Path developed. He asked if anyone else was concerned with the lack oflow density. Commissioner Barker would like to see more low density. Commissioner Larson stated his biggest concern was the lack of low density. He agreed it was a nice development and he liked the amenities. Chair Rotty stated 195th Street is a real positive. He hoped this along with other development in Empire will help expedite the safety issues ofhwy 3. He liked the development, but his first concern was the density, however this was the same overall density proposed previously. He would like to see the AUAR as far as a . north-south road. He would not hold Newland to putting it on this plat. MOTION by Johnson, second by Larson to close the public hearing. APIF, MOTION CARRIED. MOTION by Johnson, second by Larson to recommend approval of the comprehensive plan amendment. APIF, MOTION CARRIED. MOTION by Larson, second by Barker to recommend approval of the schematic plan. APIF, MOTION CARRIED. c) Conditional Use Permit to Allow Off-premise Directional Signs Applicant: Roundbank, Blaine Eggum MOTION by Johnson, second by Larson to continue the public hearing to July 11,2006. APIF, MOTION CARRIED. d) A Conditional Use Permit to Allow Minor Boat and Lawn Mower Repair Applicant: Dale Hutter Mr. Hutter has applied for a conditional use permit to utilize a portion of a building located at 5465 21ih Street to do minor boat and lawn mower repair. There are three buildings located on the property. Mr. Hutter would like to obtain 3,000 sq. ft. in one building for his operation. The property is zoned B-1, highway business, and the comp plan is commercial. The other buildings are a warehouse and an office. This type of use would fall under minor auto repair. He is not proposing any outside modifications or additions to the building. There will . Planning Commission Minutes June 13,2006 Page 5 . be some minor outside storage of boats and boat parts. The area will have to be screened according to code which requires 100% opaque screening. Commissioner Johnson stated currently the screening is just a chain link fence. Staff explained that was grandfathered in. Mr. Hutter will provide the required screening. MOTION by Johnson, second by Fitzloffto close the public hearing. APIF, MOTION CARRIED. MOTION by Johnson, second by Barker to approve the conditional use permit. APIF, MOTION CARRIED. 4. Discussion a) Farmington Family Housing Sketch Plan Applicant: Dakota County Community Development Association (Commissioner Barker stepped down from the table due to a conflict of interest). The CDA has submitted a sketch plan for a 50-unit rental townhome development along with six single-family lots located on the east side ofhwy 3. Mr. Dan Rogness, Director of Community Revitalization with the CDA, stated they commissioned Maxfield to do a comprehensive study on housing needs looking out to 2030. The purpose was to get information to the cities as they prepare their comprehensive plans. A representative of Maxfield gave a summary of the study. It is anticipated Farmington will double the number of households from the year 2000. It will go from 4,000 households to almost 9,000 by 2030. . Ms. Carrie Gel, Dakota County CDA, stated they currently do not own the site, but are in negotiations with Tollefson Development. They are working out access issues and ponding requirements. Construction would be done in two phases, with 25 townhomes in each phase. Construction for the first phase would begin in two years, once financing is established. Quite a bit of soil correction will need to be done. City Planner Smick talked about transportation. According to the traffic engineer, traffic from the development could go to the south without any problems. However staff is trying to get this entire development including Executive Estates to do a backage road to Centennial Drive and close off some of the accesses to hwy3. Commissioner Johnson stated his biggest concern is the transition from single- family to townhomes. City Planner Smick noted this was zoned R-4 before Executive Estates came in at R-I. The developer has pulled the buffer area over 54 ft. Commissioner Larson liked the first plan better. Chair Rotty liked the development. The rental side always raises a red flag for the Commission. If the transportation can be worked out, he felt it would be a benefit to the area. The 50 ft. buffer could contain vegetation for screening. City Planner Smick noted this could be zoned R-2 according to this layout. . Planning Commission Minutes June 13, 2006 Page 6 b) Sunrise Ponds Final Plat Applicant: Bridgeland Development The first phase will consist of 56 single-family lots. The remaining buildable areas are shown as outlots F and G in the southwestern portion of the site. Outlots D and E will be used for expanding the existing ditch for stormwater purposes. The plat consists of detached single-family lots ranging from 36 ft to 46 ft wide lots. This will be a homeowner's association. The park area will be maintained by the homeowner's association. The developer will be responsible for constructing Cambodia Avenue to the first entrance of the development. The remaining portion will remain gravel and will be graded and constructed with the second phase of the development. 210th Street will be extended through the middle ofthe project. It will not be paved with the first phase. The developer is proposing to provide a 20 ft. wide temporary gravel road over to Cambodia Avenue. This will be a secondary access for emergency purposes. Parks and Recreation Director Distad has approved the location of the trails and the park location. Contingencies of approval of the final plat include: 1. The developer will need to apply for a demolition permit to demolish existing structures. 2. The preparation and execution of a development contract and approval of construction plans for grading, storm water and utilities by the Engineering division. . Mr. Richard Hocking, attorney for the developer, stated they have done the plat in . reaction to Council's concern with the number of building permits. Regarding the demolition permit, the buildings are being taken down in a knock down style and are being re-used in another location. Therefore, a demolition permit is not required. Commissioner Larson asked if the traffic engineer approved the gravel road going to Cambodia Avenue. City Planner Smick replied yes. The Council approved the preliminary plat contingent upon 21 Oth Street and Cambodia being constructed, but there was not a phase requirement. The developer will complete the road construction in the second phase. Commissioner Larson asked what ifthere isn't a second phase. He would like to see the roads completed. Chair Rotty stated he had a similar concern, but it is up to the Council. MOTION by Johnson, second by Larson to approve Sunrise Ponds final plat with contingencies. APIF, MOTION CARRIED. c) 19Sth Street and Pilot Knob Road Applicant: Tami, Inc. Staff presented a sketch plan for three lots at the corner of 195th Street and Pilot Knob Road. The property is zoned B-1 and the comp plan is commercial. There is a gas line along the eastern portion of the property. They propose three accesses into the site. The traffic engineer had a number of comments. The first access is too close to 195th Street. The middle access straddles property lines. He . Planning Commission Minutes June 13, 2006 Page 7 . is also concerned with the curve. Truck turning movements in the docking area need to be determined. The two north-bound lanes on Eureka Avenue are one left-turn lane and one right-turn lane. The dimensions of the parking bays need to be verified. A left-turn lane is needed on 195th Street at Eureka Avenue. A left- turn lane will also be needed at the intersection of eastbound Pilot Knob and 195th Street. Staff is looking at a well site on this property. The developer would prefer the center location next to Eureka Avenue. The plan shows 222 off-street parking spaces. According to code 142 spaces are necessary. Mr. Paul Toosia, with Tami, Inc., stated this is a concept plan. They are fixed with the drugstore/pharmacy. Another building is multi-tenant retail. There might also be a bank/professional two-story, or office/medical, or multi-tenant retail, or restaurant. To change the access point that is too close to 195th Street could make a building a little difficult. They want the entry point in front of the building, so people do not have to drive around to the back. They will work with staff on this. . Commissioner Johnson liked the plan. Commissioner Larson noted there is a lot of work to do with the transportation issues. He agreed with having commercial in the area. Commissioner Fitzloff asked about the fencing and the gas line. The developer explained the fencing is off their property. Commissioner Barker was glad to see the area developed. He noted there was excess parking so that gave them some room to play with. Chair Rotty liked the pharmacy/drug store on the corner. He felt this will be a busy intersection. Working with staff and the traffic engineer, the transportation issues can be worked out. d) 621 Elm Street Sketch Plan - Townhome Proposal Applicant: Brasel Construction The developer is proposing a six-unit multi-family building. The property is zoned R-3 and has a low-medium density comp plan designation. The current use is a converted single-family residence used as a chiropractic office. A conditional use permit would have to be obtained. The building would face ih Street. It would be three stories, 34 ft. high. There would be four entrances. It does meet zoning requirements. One access would be off of 7th Street and the second access would be from the alley. The Fire Marshal and Building Official had some concern with two of the accesses. The property is completely surrounded by single-family. Mr. Stelter stated the current building is in tough condition. This would be an overall improvement to the area. He has been working with staff to address the Issues. . Commissioner Larson wanted to hear what the neighbors had to say. Commissioner Fitzloff agreed with Commissioner Larson. Commissioner Barker was a little hesitant with three stories and also wanted to hear comments from the neighbors. Commissioner Johnson agreed with the other commissioners. Chair Planning Commission Minutes June 13, 2006 Page 8 Rotty stated the next step would be a conditional use permit. The commission is . hesitant to approve a CUP and will wait for the public hearing. e) Update on McDonald's Project The original site plan showed the dumpster in a different location. It will now be in with the building and some seating will be added. Staff is waiting for calculations from engineering on the parking. Other changes include a change from diagonal parking to parallel parking. 5. Adjourn MOTION by Johnson, second by Larson to adjourn. APIF, MOTION CARRIED. Respectfully submitted, ~/- ;ry;J~ ~thia M~ Executive Assistant Approved . .