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HomeMy WebLinkAbout06/18/1997 CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES .JUNE 18,1997 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order at 7:02 p.m.. Members Present: Alan Fellmer, Diane Nagler, Jce McNamara, Karen Edgeton, Frank Blundetto, Marcia Gowling, and Paui Oberg. Members Absent: None Staff Present: Rick Kelley, Tom Lovelace, Keith Gordon and City Attorney Sharon Hills. Others Present: See the sign-in sheet. 2. APPROVAL OF AGENDA Chair Fellmer asked Staff and the Commission members if they were any changes or additions to the proposed agenda. Rick Kelley noted that the petitioner listed under item SA reads "Winkler Development" when it achially should read "Pulte Homes and Rechtzigels". There being no other changes, Chair Felkner called for the amended agenda to be approved. MOTION: Nagler moved, seconded by F.dgeton, to approve the agenda as amended. The motion carried 7 - 0. 3. APPROVAL OF JUNE 4,1997 MINUTES Chair Fellmer asked Staff and the Commissioners ifthey had any changes to the draft minutes submitted in the packet. There being none, he called for their approval. MOTION: McNamara moved, seconded by Nagler, to approve the minutes. The motion carried 4-0 with 3 abstentions (Blundetto, Oberg, Cowling). 4. CONSENT ITEMS -None - 5. PUBLIC HEARINGS A. Regatta Planned Unit Development Rezoning and Preliminary Plat Chair Felkner opened the public hearing with the standard remarks. Assistant Planner Tom Lovelace identified the location of the development proposal on the north side of 160th Street one-half mile east of Galaxie Avenue. The site is just over 100 acres in size and is designated on the city's comprehensive plan for low density residential from 3-6 dwelling unitslacre. The existing zoning on the site is agriculture. The development proposal is to establish a planned unit development zoning on the site for a mixed residential use containing 487 dwelling units. Lovelace then displayed a series of overhead transparencies and identified the adjacent land uses. The proposed layout includes 53 lots for detached singled family homes, 70 two-unit dwelling units, 116 "club" one-story townhouse units and 248 "court home" townhousetwo-story units. Planning Commission Minutes June 18, 1997 Page 2 Lovelace noted the adjacent and through streets which will be constructed in this part of the city, primarily consisting of FlagstaffAvenue as a north-south collector, and 157th Street as aneast-west collector. The other streets within the project would strictly be local access streets. In addition, there would be private streets in portions of the townhouse area. It is proposed to develop this project in two phases: the first phase on the east side containing 214 dwelling units, and the second phase on the west side containing 273 units. An approximate ten-acre park is proposed in the northeast corner of the site, and the city's Park Commission reviewed this proposal at its meeting of June 17. Commissioner Edgeton asked how the kiyout they were looking at this evening compared to the layout that was presented at lie sketch pkm. Lovelace stated the layout is essentially the same, although there have been some minor tweaks. Edgeton noted the court home area is at a density of 10.5 units/acre. She asked which straight caning district this would fall under if this was astand-alone project. Lovelace stated he would have that information at the next meeting. Corrunissioner Cowling stated the two letters that were distributed to the commissioners this evening stated the development proposal was not consistent with the consolidated sand and gravel end use concept, and she asked for a clarification. Lovelace displayed an overhead tmnspazency which showed the consolidated sand and gravel concept and the location of the Rechtzigel property within this azea. Cowling asked for a clarification on raining within this area. Community Development Director Rick Kelley briefly explained the original sand and gravel environmental impact statement (EIS) process that dealt with the consolidated mining concept. He stated the EIS was an infom~ation-gathering document, and it is not intended and does not have the authority to compel property owners within that azea to mine sand and gravel, but simply provides guidance to the city on how mining operations should be approved, if they were applied for. Commission McNamara. asked if an adjacent properly owner wanted to mine this property for sand and gravel, what would be the standards for setbacks and screening. Lovelace stated it acUaally would depend on which project came first, the residential or the mining proposal. McNamara asked about the potential relocation of the Williams pipeline easement on the westerly portion of the development site. Lovelace stated that Williams has requested that the easement area be shined so that the pipeline itself is not under any ofthe paved travel surface of FlagstaffAvenue. Gaveling asked for a clarification on the roadway issues as listed in the letter from the Dakota County Highway Department. Lovelace stated that the development plan and plat shows one-half of the right-of--way for Flagstaff Avenue on the westerly side of this properly, but omits showing the right-of--way continuing past the farmstead exception azea to intersect 160th Street. He stated the letter indicated that upon development of both phases, both street accesses to 160th Street aze necessary, rather than relying on the Finch Avenue access by itself. Denny Griswold of Pulte Homes approached the podium and stated with him this evening are Mazk Guenther and Gary Grant, also of Pulte Homes. Griswold discussed the phased areas of the development, and stated they would expect to begin work on the grading and utility installation late summer and eazly fall. He explained how they designed their phases so that no dead-end would exist in Phase I, and how each of the four different housing products would be represented in each phase. He said the Park Committee has accepted their suggestion for land dedication in the northeasterly comer along the existing water course, and that the suggestion to add an additional sidewallc to access the park down to 157th Street on the other internal street Planning Commission Minutes June 18,1997 Page 3 (Rechtzigel Drive) is a good idea. He stated they are showing single family units next to the McNamara pond on the east border of the property, as well as adjacent to the water worse by the proposed pazk azea. The Phase II area along the northern portion of the site indicates duplex units adjawrrt to the water worse. There would be some berms and landscaping installed due to the sand and gravel mining operation on the property to the north. He stated they had fiilly intended to wnstrnct Flagstaff Avenue out to 160th Street with the Phase II development, and that it was an omission on their part to not include that on the drawings submitted to the city. Griswold noted that when a planned unit development zoning wncept is utilized, it typically provides for transfers of density and greenspace within the site, which is how they designed the project. He said the average density wonting the pazk azea was 5.8 dwelling units/acre, and that the mixed housing products is what they would refer to as lifecycle housing to provide for a wide range of choices. Griswold went onto state that if Boss density was utilized, including all of the streetrights-0f--way, the total density would be only 4.78 units/acre. He said the greenspace overall on the site was 68%, but if broken down on a neighborhood by neighborhood basis, this would range from between 55 to 80%. He said when the townhome azeas (club homes and wort homes together)are wnsidered, the average is 65%. He said if they shifted slightly the alignments of 157th Street and the proposed Rechtzigel Drive to appropriate some of the greenspace in the club home azea into the wort home azea, he believes they mould easily meet the 60% requirement in each of those neighborhoods. Griswold said he was pleased with the provision of park land dedication by land rather than cash in this area because the establishment of a local park here creates a neighborhood gathering and interaction place that would otherwise not occur. Edgeton asked if the alignment of some of the wort homes to do away with the "barracks" look by shifting them around mould be accommodated with the realigned street as well. Griswold said that it would. Chair Fellmer asked if this revision would be available for review at the next mceting. Griswold said the dmwings would be finished at that time. Commissioner Oberg asked if the developer had a problem with the access issue raised in the letter from Dakota Courrty. Griswold stated they had no problem with that because they had irtended to wnstmct FlagstaffAvenue out to 160th with Phase II in any event. McNamara asked for a clarification on the Williams pipeline easement. Griswold stated the easement currently exists along the east right-of--way boundary. Gowling asked if landscape plantings were pemutted on a pipeline easement. Lovelace stated that would be up to the pipeline tympany. They usually do not allow significantly sized plantings. Griswold stated Williams Pipeline would not allow trees within the easement, so they would bane to be placed outside. They would, however, allow shallow berms and shrubs on the easement, but he knows the pipeline tympany must approve the specific plantings. Gary Gram of Pulte Homes approached the podium and explained the four different housing products as they relate to "lifecycle housing". Grant said the wort homes are two-story townhome wndominiums which would be owner occupied. He stated they have rnarle some changes to the exterior elevations and floor plans based on customer surveys of their previously sold units. The current iteration of the plan has more azchitectural diversity with more wlors and vaulted ceilings inside. The sizes range from 1100 to 1320 square feet in area and have a base of between 81 and $97,000, depending on whether it is the ixerior or exterior unit. There are options available that can add about $5,000 to this most. The target market are singles and young wuples. Planning Commission Minutes June 18,1997 Page 4 The club home is a one-story townhome designed for active adults. Surveys has resulted in change to this product as well. He stated the typical buyer is from 55 to 60 yeazs old, and tend to be wuples and widows or widowers. They have two different elevations available and more color packages. These range from 1168 to 1500 square feet in floor area and have a base price of 103 to $120,000 with options of about $10,000. The duplex unit is designed to have a front and aside-loaded garage, and is a two-story structure. The buyers for these types of units fall into two categories. First, there is the buyer who wants to have a traditional detached single family unit but can't quite afford it yet. The other is a buyer who wants a larger or upscale townhouse type dwelling unit. These units range from 1000 to 1600 square feet and have a base price of from 98 to $118,000 with options of about $10,000. Finally, there are traditional detached single family homes with an area of between 1650 to 2400 square feet and a base price of 150 to $175,000. There are about $15,000 worth of options available for the single family homes. Commissioner Blundetto asked about the garage orientations on the club homes. Grant stated they have two different elevations and gable roofs to break up the appearance of the garage doors. Blundetto stated he is still concerned that more of these units should have side loaded garages to downplay the garage door appearance. Commissioner Nagler asked if there were any side elevations for the iwinhome product. She has not seen this type of dwelling unit before, and asked if it had a single or double garage. Grant stated they did not have a side elevation, but all units have two-caz garages_ Felkner asked if staff had any other comments on the proposed development. Lovelace briefly addressed the density issue ofgross versus net, particulazly with inclusion ofthe park area. He noted the greenspace standards could probably be met with the street realignment as suggested by Mr. Griswold. He stated the Department of Natural Resources has been notified of this development because of the existing water course along the northeast comer, and that an Environmental Assessment Worksheet (EAW) will be required because oftbe number of dwelling units. Kelley briefly outlined the EAW process. Lovelace went onto note that sidewalk would need to be installed on one side of proposed Rechtzigel Drive to provide pedeshian access to the park, and the cul~le-sacs indicated on the plan needed to be revised to the city standard "teazdrop" shape. Lovelace stated Pulte Homes is not requesting site plan approval of the townhouse units at this time. Nagler asked if the pipeline company has seen this layout. Lovelace stated he did not believe so, but he would follow up on this issue. McNamara asked about engineering issues. City Engineer Keith Gordon stated trunks would need to be extended to the site, but they are in the general vicinity. He said the storm water pond on the east side of the properly is the location of the existing storm trunk, and that it would be a simple matter to extend those into this site. Sanitary sewer is located about 1000 feet to the east, and water would have to be extended firm the west along Galaxie Avenue. McNamara asked what the alignment of the trunk lines would be. Gordon stated the stonn trunk would go directly into the pond, and the sanitary sewer would be extended along the north side of County Road 46. They have not yet chosen the most desirable alignment for the water line. Fellarer then opened the public hearing to audience comments. Tony Gleekel stated he is an attorney represertling the Fischer Sand and Gravel and Barton Sand and Gravel interests. He said most of their commerts will be provided by Greg Ingral>am of lrrgraharn and Voss Plan ' and Kirsten Rowcena from Planning Commission Minutes June 18,1997 Page 5 Sundae Engineering. Gleekel stated this is a significant project which, in his opinion, requires an amendment to the city's comprehensive plan. He said the EIS process needs to be re-evaluated, not just on azea which had been intended to be mined and now is proposed to be developed for housing, but also upon the impact that they established rniniug might have on the future housing. Greg Ingraham approached the podium. He stated Fischer Sand and Gravel and Barton Sand and Gravel aze opposed to the rezoning because it ignores the EIS end use plan, and would appear to make the rest ofthe overall mining project unworkable ifthis parcel is removed for premature housing development. He said that building residential units here would be in conflict with the established minl a operations and a waste of the existing gravel resource in the ground. He said development of housing here would also have an adverse impact on the required setbacks for mining on the adjacent properties. Density greater than six units per acre is inconsistent with the comprehensive plan designation of 3-6 units per acre. He said the EAW should address the change from the anticipated uses and grades of the EIS consolidated gravel rtiioiug end use concept. Finally, he said in his opinion the issue of the Williams Pipeline easement was a bigger issue than the developer was arrticipating. His experience would be that it would not be possible. Kirsten Roweena approached the podium. She noted an error in the staffreport in that it refers to Section 34 when in fact it is in Section 35 of the city. Roweena referred to the overall grading and end use plan included in the EIS for the sand and gravel consolidated end use wncept. She stated a lower grade on this property was anticipated than will occur if it is developed for housing, and that it would also appear to dismpt expected roadway continuity. She said the provision of storm water mnoff into the overall connected lake plan would probably have to be changed if this development proceeds, and she feels the impact on this change needs to be evaluated in detail. It is everyone's experience there is a conflict between residential land uses and sand and grauel mining activities. Serious thought needs to be given to screening requirements. She also noted that a recent DNR report indicated a shortage of land area devoted to the natural resource of sand and gravel. Wayne Pahl approached the podium. He stated his property borders the Rechtzigel plan on the west, and he is opposed to any high densiiy uses. He said the pazk is far too small, and instead of residential uses, the city should think big. It should consider such things as hotels, stadiums, and the like. He said there aze only about 600 acres left for development in the city, and it shouldn't waste it on projects like this. There being no further audience comment, Fellmer closed the public hearing with the standard remarks. He said it is the policy of the Commission not to act on an item the same night as its public hearing, and it will appear again on the July 16th agenda. 6. LAND USE/ACTION ITEMS A. Setting a Public Hearing on Accessory Building Standards Tom Lovelace briefly explained this issue concerning a potential change in the zoning ordinance to allow a zero setback for accessory buildings when located along the garage areas of single family homes. MOTION: Blundetto moved, sewnded by Gowling to direct staffto set a public hearing for an amendment to the caning ordinance regarding accessory storage locations at the next available meeting. Motion carved 7-0. Planning Commission Minutes June 18, 1997 Page 6 7. DISCUSSION ITEMS A. Sketch Plan for Carrollton Commercial 2nd Addition Rick Kelley introduced this item which concerns the property located on the northwest corner of Pennock Avenue and County Road 42. The property is cnn~eutly zoned under a plauved unit development for major retail business activities requiring a minimum building size of 50,000 s.f in azea. The sketch plan concerns the potential of subdividing the existing 21 1/2 acre outlot into three lots: two small lots adjacent to County Road 42 for freestanding buildings, and one large lot to contain a 200,000 s.f. retail building proposed by Wahnart. Access to the site would be via the existing drive system around Bachmann with aright-turn access onto County Road 42 and a full access onto 147th Street. The existing private drive system would be extended to provided for two more accesses onto Pennock Avenue along the east, lining up with 149th Street and with the private drive system going into the Bmeggers Bage]/Tires Plus complex. There would also be access to 147th Street on the north to provide truck access into the loading area for the Wahnart store, and one additional access for customer use onto 147th Street. Part of the proposed Wahnart operation would include a wnditional use pemnit for seasonal outdoor display and sale of garden goods, and service bays for iustallation of auto accessories such as tires and oil changes. Kelley noted this would be the first Walnnart store in Mimiesota having grocery operations. While the initial elevation presented to the city indicates a building canstrncted of decorative concrete block, the city's downtown development standards would dictate a brick building here that would have only a limited use of decorative block or metal for accent purposes. Kelley also suggested that the long building faces and screened walls should be broken up with the use of extensive azchitecdn~al detail, such as brick corbeling or accent bands. Ray Frankenberg of Buescher Frankenberg Associates, Inc. approached the podium: He stated he is the project engineer for Wahnart of this particulaz site. Frankenberg briefly reviewed the draft site plan and indicated why they have ]aid things out as they have. He stated the bulk ofthe pazking area is oriented towazd the west side of the store, which contains the grocery operations since it is their experience that this is the most heavily used doorway into the building. He said they will be proposing extensive landscaping along the perimeter, particulazly along the northwest. portion of the site across the street from the existing residential areas in Carrollton Estates. General discussion ensued concerning orientation of the building, screening, truck access and traffic generation. It was noted that the city is having its consulting traffic engineer do a traffic analysis of the site. Plaaming staff believes that the 149th Street access will probably meet the warrants for a four-way stop, and it is also likely that the Pennock/147th Street intersection will meet the wanaants for a traffic semaphore. The traffic study should be available at the time that the public hearing for the preliminary plat to subdivide the property and conditional use pemut for gazden sales occurs. The commissioners felt that this was a very significantly sized project to place on this property, and that attention to detail conceming the building design and traffic circulation and screeiing would be very important in order for it to go forward. 8. OTHER BUSINESS Rick Kelley suggested that an informal work meeting to discuss affordable housing and the latest residential development patterns and the city's performance standards would be appropriate. He suggested the last Wednesday of the month, July 30, to accomplish this. The pla n" commissioners were in agreement that July 30th was an acceptable date. The city council members will also be invited to this mceting, and Kelley Planning Commission Minutes June 18,1997 Page 7 will obtain additional participants, including representatives from the Dakota County Housing and Redevelopment Authority, the Metropolitan Council, and others as appropriate. Frank Blundetto said he thought it would be worthwhile for the Corruuission to get together for a social event this summer, such as a golf outing sometime in August. He will follow up with the commissioners to try to arrange an acceptable time. Diane Nagler said she wished to thank Alan Fellmer for all of his efforts as chair ofthe Commission, and said the wnunissioners owe him a round of applause. 9. ADJOURNMENT MOTION: Blunde[to moved, seconded by Gowling, to adjourn the meeting. Motion carried 7-0. Meeting adjourned at 9:10 p.m.