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HomeMy WebLinkAbout03/01/1995CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES March 1, 1995 Prior to the meeting being called to order, City Clerk Mary Mueller administered the oath of office to the newest member of the Commission, Diane Nagler. 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order at 7:03 p.m. by Chairman Alan Felkner. Members Presenf: Alan Felkner, Paul Oberg, Marcia Gowling, Frank Blundetto and Diane. Nagler. Members Absent: Karen Edgeton and James Cady. Staff Present: Rick Kelley, Kathy Bodmer, Tom Lovelace, Keith Gordon and Mike Dougherty. Others Present: See the sign-in sheet. 2. APPROVAL OF AGENDA Chair Felkner asked Staff and the Commission members if they had any proposed changes to the. agenda. He noted for members. of the audience. that Item 6A, Hyland Pointe Townhomes, would not be acted on this evening, although there would be discussion concerning it. There being no proposed changes to the agenda, he called for its approval. MOTION: Member Blundetto moved, seconded by Member Nagler; to approve the agenda as submitted. The motion carried 5 - 0. 3. APPROVAL OF FEBRUARY 15, 1995 MINUTES Chair Felkner asked Staff and the Commission members if they had any proposed changes to the draft minutes. Member Gowling noted that at the bottom of page. 3, the discussion of the various multifamily zoning dsstricts contains in parentheses the letter (D). This should be (B). There being no other proposed changes, Chair Felkner called for the approval of the minutes. MOTION: Member Gowling moved, seconded by Member Blundetto, to approve the minutes as amended on page 3. The motion carried 5 - 0. Planning Commission Minutes March 1, 1995 Page 2 4. CONSENT TTEMS - None - 5. PUBLIC HEARINGS A. Zoo Gate Townhomes Assistant Planner Tom Lovelace presented the item, which is located on the northwest corner of County Road 38 and Johnny Cake Ridge Road. The property is currently designated on the Comprehensive Plan for Visitor Business Uses, and it is zoned consistently under Planned Development No. 154. It is proposed to change the Comprehensive Plan to a Low Density Multifamily designation, and to rezone the property to an M-3C category. This would allow consideration of a preliminary plat containing 38 townhome units, constructed in a duplex configuration. He pointed out the main entry points onto the site at the west end on Zoo Boulevard, and a secondary access on the east to Johnny Cake Ridge Road. There would be a private road maintained by the townhome association providing access to the individual units. He noted that a wetland delineation study had been submitted to the City, and that the small low area in the southwest corner had been determined to not be a natural wetland, but had in fact been inadvertently created as part of construction in the area. He displayed the grading plan showing the outer construction limits,. beyond which both the wetland and natural vegetation would be preserved. He also displayed the landscape plan illustrating the buffering effect along Johnny Cake Ridge Road and County Road 38 by new plantings. Two different unit plans would be constructed in this project: the "Fairmont" containing 1,572 square feet,: and the "Broadmoor" containing 1,795 square feet. He noted that the elevation plans show only a minimal amount of brick as accent along the garage doors and at the front entry. Mr. Lovelace then. offered a brief description of the "A," "B" and "C" multifamily district performance classes. He stated that in this case the "C" class was selected by the developer in order to utilize a 50 foot building. setback to the minor arterial roadway (County Road 38) in order to keep the buildings from infringing on the wetlands to the north any more then necessary. He noted that the requirement for landscaping to equal 2 1/2 percent of the building construction cost may necessitate an increase in either the size or number of plantings being proposed. He also noted that if the grading plan is adjusted to save more of the significant mature trees that there would be a credit toward the 2 1/2 percent standard. Commissioner Gowling asked for a clarification on the "A" through "C" zoning classifications. In particular, she asked what else does the "C" category allow that the other categories. do not. Mr. Lovelace noted that in addition to the setbacks, certain other performance standards were allowed to be relaxed regarding the minimum pitch of the roof, the amount of front building elevation devoted to garage doors, and the exterior materials standards. Mr. Planning Commission Minutes March 1, 1995 Page 3 Lovelace also noted that because County Road 38 has an extra wide right-of--way, being a parkway design highway, that there would actually be 181 feet from the curb line of County Road 38 to the closest dwelling unit. Lee Johnson of U.S. Home Corporation then addressed the Commission. He stated that he has been with the company since 1986 and has been involved in a significant amount of residential construction in the azea. He stated that this particular townhome unit is a single level unit, which: is marketed. toward the empty nester and single or marred professional couple. He said that since there are only two units in each structure, they could be viewed as 19 very large single family homes, and that the density being proposed, which is approximately two units per acre, is about the same as large lot single family development in the City. He also stated that they are not proposing any variances in their project. Fifteen of the buildings would be walkouts, and four of the buildings would be lookouts: Mr. Johnson then stated that they have been evaluating a few changes to the project to enhance its. appearance. In order to minimize the amount of paved surface, they aze proposing to eliminate the. private cul-de-sac, and instead to construct a hammerhead turnazound for emergency vehicles. He also said that the low spot in the southwest corner would be filled in so the buildings and road could be shifted even further away from the northern wetland. Mr. Johnson stated that because the density is compazable to a traditional single family neighborhood, and that the lazge setbacks, bernung, and landscaping will provide a large amount of screening for the. buildings, he did. not feel it was necessary to increase the amount of brick on the buildings: He also stated that with the minimal amount of grading that they were proposing he was not sure where they could actually add additional landscaping to meet the 2 112 percent requirement: He noted that they were happy to provide access to the City's lift station from their private roadway: The driveway to this lift station would be signed "no parking". Chair Felkner noted to the petitioner that the design of the units must meet the requirements for Apple Valley, and not those of other communities where there is not such a strong emphasis on brick facing. Mr. Johnson noted that they were not asking for any variance, but felt that the "G" category for alternate materials was appropriate. Commissioner Blundetto noted that while even though the density is comparably low here, it is s`~ill a multifamily project,. and not a single fa.-nily project. Chair Felkner then opened the hearing for audience comments. He asked that anyone wishing to address the Commission come to the podium and state their name and address. Dave Evans of 12640 Fairgreen Avenue approached the Commission. He stated that he was representing the Fairgreen Avenue residents. He said that the four quadrants azound the Planning Commission Minutes March 1, 1995 Page 4 intersection of County Road 38 and Johnny Cake Ridge Road had changed dramatically in the past few years due to the construction of churches and the new middle school. He said that the subsequent tree removal and asphalt parking lots represented a degradation of the natural environment. He thinks that the density being proposed on this property is too high and would want to see less tree removal. He said. that in the past he did not. believe the City had done an adequate job in minimizing tree removal in development areas. He wanted to know how trees would be protected on this site. Chair Felkner noted that the public hearing process is not a question and answer or debate period. The purpose of the hearing is to receive comments or questions which will be addressed at a subsequent. meeting. Mr. Evans stated that he simply wanted assurance that tree removal would be minimized. Chair Felkner asked Staff exactly what the density of this proposal was. Tom Lovelace stated that it is 2.44 units per acre on a gross basis. If the wetlands and internal right of way was removed; it would be approximately three units per acre. An "R-3" zoning category, which is the standard single family zoning district in the City, also provides for dwellings at three units per acre. Mr. Lovelace also noted that at this time the landscape plan was still not complete and that some adjustments were necessary to determine which trees would be saved, and which would have to be replaced. Lee Johnson stated that his company's approach to grading is to state the limits as illustrated on the. plan; and then to walk the site. If significant trees were discovered at the fringes: of the grading limits,. but within the area to be graded, they would then attempt to adjust the grading. plan to save thosetrees. Greg Brown of 13826 Eveleth Court approached the Commission. He asked if the density as calculated included the wetland easement area. Community Development Director Rick Kelley, explained that up to 10% of the site area could be considered to be unbuildable, but still be used for density calculations. In essence, a portion of the wetland area is used for calculating maximum density. Chair Felkner asked that a display of the manner in which the City calculates density on this project be available at the next meeting. Mr. Brown then asked if the Zoo wanted to acquire this property since they are immediately adjacent to it. Chair Felkner noted that the Zoo has. been notified of this proposed development and can comment on it if they want to. Mr. Brown then asked about the City's requirements for emergency vehicle turnaround. He also asked if the access to Johnny Cake Ridge Road lined up with the driveways to the Shepherd of The Valley Church. Tom Lovelace noted that the driveway offset exceeds 200 feet. Mr. Brown stated that he would want to see more berm and landscape buffering along County Road 38 on the east end near Johnny Cake. There being no other public comments, Chair Felkner closed the hearing. Planning Commission Minutes March 1, 1995 Page 5 SB. Armory Site Chair Felkner opened the public hearing with the standard remarks. Community Development Director Rick Kelley presented the item. The. site is located on the northwest corner of County Road 42 and 147th Street: The City's Comprehensive Plan currently designates the area for civic uses, and it is zoned under a planned development for an armory or municipal use. The City acquired. the site several years ago and transferred it to the National Guazd for the purposes of constructing an armory. With the recent changes and cutback at the National Guard level; the City has been informed that this is no longer a site necessary for an armory. Consequently, the National Guard returned the deed to the City. The City Council has decided to dispose of the property and directed that a public hearing be held to consider a change in the land use to a Limited Business category. Once the land use has been changed, the City will then offer the property for sale. Chair Felkner then opened the hearing for audience comments. Greg Delorea of 14857 Haven Drive approached the Commission. He stated that his house abuts the property and is the second in from 147th: Street. He said that he was not aware that. this. property was ever intended for an armory use and thought that it was part of the adjacent park. He noted that. various windstorms have blown down many of the trees on the periphery of the. property; reducing their buffering effect. He stated that he was concerned over the amount of new traffic that would be generated if this site was used for commercial use, particularly at the access point. of 147th Street. to County Road 42. He thought that if a commercial use was permitted, it would encourage parking along. the street; and asked whether parking was permitted on either 147th Street or County Road 42. He said that many people now access the interior portion of the park through. the site which had been. designated for an armory; and was concerned that if a commercial use was established. on the property, people. would then have to use Haven Drive to get to the park at the other park opening.. He wanted to be assured that berms or some type of screening would occur to shield the backs of their homes from headlights of vehicles patronizing any commercial use. He also said that garbage trucks arriving early in the morning create a large amount of noise which disturbs the residents. He said this is occurring currently at the Bachman's Garden Center on the opposite side of 147th Street. Roman Ostapwycz of 14849 Haven Drive approached the Commission. He said that he was concerned that if a commercial use was established here, many of the trees on the west end would have to be removed. He wanted to know what type of replacement plantings would be required. He stated that he also was unaware that an armory had been proposed for this site and certainly doesn't want the properly rezoned now. He said that the display illustrated the lot lines; but not all of the houses.. He said that it was important to remember that all of those lots are occupied by homes now. Planning Commission Minutes March 1,1995 Page 6 Mike Peazson of 14836 Haven Drive stated that he did not want the site rezoned because he thought it should be a continuation of the existing park. He said that a Limited Business use was,in his opinion, not a good transition from commercial areas to residential uses, especially if it were to be a restaurant. He thinks that Haven Drive is already being used as a shortcut between the commercial area and the high school on Hayes Road. Chair Felkner asked Staff to check with the Park Department and Park Committee if they have reviewed whether this parcel should be retained or acquired for park use. Commissioner Oberg expressed a similar request. Commissioner Cowling noted that access to the park is possible via the trailway along County Road 42, which connects to 147th Street. Paul Lamers of 14824 Haven Drive said that he was awaze that the site was zoned for an armory, but not for commercial use. He said that Haven Drive is already a busy street, and that a commercial use would make it worse. Chair Felkner asked that at the next meeting an overhead transparency be prepared which would list the permitted uses in a Limited Business category. He also asked Staff to list what civic. uses would have likely occurred on the site, and the amount of traffic that that would have been generated versus a Limited Business use. Finally, he would like a display which illustrates the maximum height, size, and minimum setbacks that any building would have to meet on the site. Chair Felkner then closed the hearing with the standard remazks. Chair Felkner then called a recess at 8.:25 p:m: Chair Felkner reconvened the. meeting at 8:36 p:m. 6. LAND USE/ACTION TTEMS A. Hyland Pointe Townhomes Chair Felkner noted that new information would be presented regazding street access and traffic safety this evening, but that the Commission would not be taking any action on the project. He asked that the same issues not be rehashed since they will have to be discussed again in two weeks. Assistant Planner Kathy Bodmer gave a brief presentation concerning the location of the site on the northwest corner of Gardenview Drive and County Road 46. The property is currently designated for a low density multifamily use, but it is zoned agricultural. The developer has requested the City rezone the site. to "M-3." Ms. Bodmer then displayed an overhead transparency that showed the comparative density of the adjacent Hyland Pointe Shores azea. Planning Commission Minutes March 1, 1995 Page 7 Excluding the right-of--way, the density of single family units on the north side of Hyland Pointe Court, across from the project, is 5:04 units per acre. The duplexes to the west are 5.92 units per acre, exclusive of the road right-of--way. The overall density of the Hyland Pointe planned unit development, not counting the right-of--way, is 4.85 units per acre. If the right-of--way is included, the gross density drops to 3.89 units per acre. The current plan for an "M-3C" category illustrates 23 townhome dwelling units, with a 50 foot building setback to County Road 42, and a 40 foot building setback to Hyland Pointe Court. It also illustrates an 1800 square foot storm water holding pond. For additional erosion control, the gutters on the northernmost units are now directed toward the road on the south side of the property; the number of plantings on the slope. have been doubled; and both edging and a grass strip. behind the curb of Hyland Pointe Court has. been added. To enhance the appearance of the northern units the walkout side now includes a 3 foot high brick band along the lower level up to the window sill. She stated that, as in the Foxmoore Ridge Townhome project, the City may also wish to stipulate a minimum number of units that must have either a porch or a bay window to assure some architectural interest on the rear of these structures. Ms. Bodmer also displayed a transparency illustrating the distance between the single family homes. to the north of the development proposal: These units are 10 feet apart on average. She stated that Staff also recalculated the amount of green space, and confirms between 61 and 62% of the site being retained as green space. She stated that in addition to more landscape plantings, the grading plan has been adjusted to minimize the amount of water that will actually mn over the planting bed containing. the landscape mulch. Concerning the lake level; she referred the question to City Engineer Keith Gordon. Keith stated that one house was constructed 7/10 of a foot lower then the City desired on this lake. The highest the water level. has ever gotten is 2 and 7/10 feet below the level of the house. The lake rises and falls approximately 3 feet with the water table, based on the annual rainfall. He stated that all of the water that falls on the development project currently ends up in the lake, either as runoff or via percolation through the water table as it soaks in. Consequently, development on this site will not increase the amount of water that actually gets into the lake. Commissioner Blundetto asked how the water level of the lake is now being measured. Mr. Gordon stated that it is measured by hand. Ms. Bodmer then went through the remaining issues raised at the public hearing. She displayed a copy of the "M-1" through "M-3" zoning criteria applicable to areas on the Comprehensive Plan designated for low density multifamily of 3 to 6 units per acre. She noted that the amount of salt and sand being placed on the roadway now would increase wherever a new intersection comes out onto Hyland Pointe Court. Planning Commission Minutes March 1, 1995 Page 8 She stated that the water quality issues for Lac Lavon would be addressed by the storm water holding pond, which would have to be constructed to NURP standards. This pond would slow down the rate of discharge and provide a filtration and settlement basin. She also stated that, as with the Hyland Pointe Shores area, it will be recommended that restrictive covenants limiting the fertilizer composition to low phosphorus compositions be required. The City Forester's review of the existing trees on the site indicate that they are Chinese Elms that have been poorly maintained. These. should be removed. Concerning. privacy fencing along County Road. 46, the City Ordinance provides for local authority to require screening of either fencing or berms along major roadways. However, it has been the City's policy to utilize landscape berms because of their lower maintenance and softer visual. effect than fencing. Street lights would need to be installed in accordance with the City's current policy, which is to place a streetlight at each street intersection and at the end of each cul-de-sac. Interior lights are then placed so that there is no more than 400 feet between any two lights. The Fire Marshall has reviewed the design of the emergency vehicle turnaround and has found it to be adequate. Concerning the unit orientation, the typical dwelling unit arrangement places the gazage door and the front entry on the same building face. The City does not.. have any specific information on the manner in which Dakota County advertised this property for sale, but the City did receive several inquiries from different developers concerning the probable use of the property. Regazding sidewalks, there is currently an 8 foot asphalt path along County Road. 46, and a 5 foot wide concrete sidewalk along Gazdenview Drive. The developer=would have to extend the sidewalk adjacent to the east side of the property along Gazdenview Drive. It is, however, the City's policy not to provide sidewalks on local access or residential streets such as Hyland Pointe Court. Bill Diedrich, the developer, then approached the Co;nrnission. He stated that he has been building in Apple Valley for 24 years, both in the single family and townhome areas. He said that Dakota County Highway Department advertised this site for two months in the Minneapolis Star Tribune, that about 50-60 information packets were sent out to local developers, but that only 5-7 developers expressed an interest in the property. Mr. Diedrich was the only developer that actually submitted a bid to the County to acquire the property. He said that while development of this property appeazs simple, it is actually much more complex then it appears. He said that he Planning Commission Minutes March 1, 1995 Page 9 believes he must maintain 23 dwelling units to make the project work financially. He said that the western duplex area at 5.92 units per acre, is a density very similaz to what he is requesting. He just wants to be treated the same. Glen VanWormer of Short, Elliott, Hendrickson, then addressed the Commission concerning street access and traffic safety. He said that no access is permissible to the south to County Road 46, since that is prohibited by Dakota County Highway Department. Also, an access. in the center directly to the north is not realistic given the steep grades in the azea. Access to the west across the outlot to Hyland Avenue would have a flat grade with good site visibility and provides for the best traffic stacking situation. It would,. however, necessitate some back tracking ofthe traffic that wishes to access County Road 46 at Gardenview Drive, since that is the intersection which is most likely to be signalized in the future. Access directly to the east onto Gazdenview Drive was not recommended based on the levels of traffic and the curvature of the road of Gazdenview. The fifth location is the northeast comer of the site which is the approximate location that the developer is proposing. He said that the intersection should be moved about 25 feet to the west to improve the geometries of this intersection. and to minimize the vehicle turning radius for either long, single axle or articulated vehicles. He said this location would distribute most of the traffic (145) to Gazdenview Drive, and approximately 15 trips west on Hyland Pointe Court out to the other end. Chair Felkner asked iLlr. V azi`vVoY'tYler to explain just what a trip is. 2~. VanWo.-mer said that a trip is a singular vehicular movement. For example, when somebody leaves for work in the morning in a car, it is counted as one trip. And when they return at the: end of the day, it is counted as a second trip. The total amount of trips from this development is estimated at 160. Mr. Diedrich then stated that since he markets to retired people and empty nesters, he believes the actual. amount of trips from these townhome units would. be less then the average. Bob Jensen of the Hyland Pointe Association stated that the duplex townhomes to the west are occupied by young families with children, and he does not believe that is a fair assessment of townhome occupants. Mr. VanWonner stated that the trips being used for townhome units are based on industry standard, which averages out both the empty nester and the single or family markets. Commissioner Blundetto asked about a particular traffic movement from Gazdenview Drive to Hyland Pointe Court and its relationship to cazs crossing the center line. Mr. VanWormer addressed this issue on the overhead transparency. He also stated that berms and landscaping to shield headlights from Gazdenview Drive were also recommended. Chair Felkner asked if Staff had received the latest grading. plan. Kathy Bodmer stated that Staff received it just today and have not done a detailed review of it yet. Planning Commission Minutes March 1,1995 Page 10 Chair Felkner then stated that this item would appeaz on the agenda in two weeks, and that if all the necessary information has been received, the Commission will probably take action at that time. 7. DISCUSSION ITEMS A. Sketch Plan for Midway Bank Assistant Planner Tom Lovelace presented the item which is proposed for the northwest corner of Cedar Avenue and 143rd Street. The proposed list constructed a 7,000 square foot single story bank building on property which is both designated on the Comprehensive Plan and zoned for Limited Business use. The property is currently unplatted and occupied by two single family homes which have been used for offices in the recent past, but are now vacant. The property would be consolidated via a plat. Access would be limited to 143rd Street and is set back 235 feet from. the Cedar Avenue intersection to provide for more than adequate stacking. There is also an exit located 345 feet from the Cedar Avenue intersection. Six bank teller lanes are located on the back of the building on the northwest corner of the site proper. The building exceeds the minimum parking requirements established by the City zoning code. At this time there are two separate building elevations, and the bank has not decided yet which elevation they will use. Mr. Robert Beck, Vice President of Operations for Midway Bank, then approached the Commission. He said that Midway Bank is the eighth largest financial institution in Minnesota, and has been in existence since the 1920's. It is a family owned bank. They have branches in Bloomington; Burnsville; Apple Valley; and their central operation in St. Paul. They have been operating. in Apple Valley since 1989 in leased space, and are now looking to put up their own building. They would employ approximately 15 full-time employees. He said they have chosen this location because it is on the "going home" side of Cedar Avenue. The architect for the project explained the building elevations and the site plan in a bit more detail to the Commissioners. He noted that the first. elevation is a more traditional building design and has extensive use of Kasoda Stone and brick. This building would be taller and more visible. The second building design uses Kasoda Stone only on a curved screen or in front of the building which would be brick. This would also be a smaller scale building. Chair Fellcier asked if the bank has discussed with Staff the type of signage that would be permitted. The architect said that they had a brief discussion, and are aware that no pylon sign would be permitted, but that a ground monument sign would be allowed. Chair Felkner noted that the City has a relatively stringent sign code and that it is unlikely any variances would be considered. Tom Lovelace noted that a public hearing on the plat has been scheduled for the March 15th meeting. Mr. Beck stated that since their lease will be expiring very soon, they will ask for action the night of the hearing in order to expedite the construction of the project, Planning Commission Minutes March 1, 1995 Page 11 provided that no objections are raised at the hearing. Chair Felkner said that if no issues aze raised at the hearing, the Planning Commission is likely to consider action. 7B. Environmental Assessment Worksheet for 4th High School Community Development Director Rick Kelley presented this issue which involves one of the search sites for the 4th High School for Independent School District #196. Currently their preferred site is located on the south side of 140th Street between Johnny Cake. Ridge Road and Ferris Avenue. Because the building would exceed 300,000 squaze feet in size, the EQB rules require that an Environmental Assessment Worksheet (EAW) be prepared. Mr. Kelley briefly noted the procedure for review of an EAW and stated that if the Commissioners had any questions concerning the information contained therein, representatives from both the school district and the consultant who prepared the EAW aze present this evening. There being no comments from the Commission or from the audience, Chair Felkner closed the discussion on this item. No action is necessary. 7C. Walnut Hills Sketch Plan Assistant Planner Tom Lovelace presented this item which is located on the northwest corner of Pilot Knob Road and 132nd Street. The property is designated on the City's Comprehensive Plan for single family use. The zoning on the property at this time is "R-1" large lot single family, with. a Shoreland Overlay zone over the majority of the site. It is proposed to rezone the property to an "R-3" category, which is the standard single family lot size throughout the community. The Shoreland Overlay standards, however, would also apply, which means the roini,,,um lot size for most of these lots would be 15,000 square feet. He noted that it still needed to be verified which of the. lots in the northwest corner of the site were outside of the Shoreland Overlay District, and could therefore be sized at only 11;000 square feet. He said that Staff wished the petitioner to evaluate whether it was possible to loop the two cul-de-sacs together. He said that a public hearing has now been scheduled for the March 15th Planning Commission meeting. Chair Felkner noted that cul-de-sacs are usually not allowed if there is some other manner in which the streets can either be run through or interconnected. Ron Bastyr, representing the developer, said that the original layout that they had prepared for the property contained n-.ore lots and r-.ore street frontage with fewer cul-de-sacs. He stated, however, that after the results of the soil borings became available, they discovered that the existing natural swales leading to the pond on the north side of the property contained extensive slope washed deposits. These soils are very soft and would not support homes: Also in this lower area the water table showed evidence of large fluctuations. He said that these combined factors would have significant detrimental effects on the basements and foundations of homes built in this lower area. Consequently, they revised the plan so that no building would be Planning Commission Minutes March 1, 1995 Page 12 located within these questionable soil. areas. This has resulted in the current arrangement with the two cul-de-sacs on the north side. He noted that they would revise the cul-de-sac design to meet the current City teaz drop requnement. In addition, the end of the existing swales would have new NURP ponds constructed prior to discharge into the existing water body. Commissioner Blundetto asked if the rationale to avoid constructions in these soils made sense. City Engineer Keith Gordon stated that yes, this would be the proper approach, although we would wish. to evaluate the soil. reports for ourselves. Commissioner Cowling asked if all other performance standards had been met. Mr. Bastyr stated that he believes all the lots meet or exceed the minimum lot width requirements. Chair Felkner asked if there was adequate stacking distance on 132nd Street between Pilot Knob Road and the new proposed Emmer Place intersection. Mr. Bastyr said he believes that the separation is adequate, and that this particular location was chosen to avoid headlights from shining into any of the existing homes on the south side of 132nd Street. Chair Felkner asked City Staff to check with the Fire and Police Departments to determine if an additional access to 132nd Street on the west end of the project was necessary: There was a question from the audience concerning the potential expansion of Pilot Knob Road. City Engineer Keith Gordon noted that the current program is to provide for an expansion to four lanes in 1996. S. OTHER BUSIlVESS Chair Felkner asked Staff to schedule a work. session after the next Planning Commissioner appointment to review the Commission's Bylaws and Robert's Rules of Order for conduct of the meeting. 9. ADJOURNMENT MOTION: Commissioner Blundetto moved, seconded by Member Cowling, to adjourn the meeting. The motion carried 5 - 0. The meeting adjourned at 10:17 p.m.