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HomeMy WebLinkAbout06/01/2005CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES JUNE 1, 2005 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to Order by Chair Karen Edgeton at 7:00 p.m. Members Present: Karen Edgeton, Jeannine Churchill, Thomas Helgeson, Tom Melander, David Schindler, Jim Hadley and *Tim Burke *Commissioner Burke amved at 7:06 p.m. Members Absent: None Staff Present: City Planner Tom Lovelace, City Attorney Sharon Hills, Associate City Planner Kathy Bodmer, Associate City Planner Margaret Dykes, and Assistant City Engineer Colin Manson 2. APPROVAL OF AGENDA Chair Edgeton asked if there were any changes to the Agenda. Community Development Director Rick Kelley stated that Item 6B, LAND USE/ACTION ITEMS -Cobblestone Pond has been withdrawn by the petitioner. Chair Edgeton called for approval of the Agenda as amended. MOTION: Commissioner Hadley moved, seconded by Churchill, to approve the Agenda as amended. The motion carried 6-0. 3. APPROVAL OF MINUTES OF MAY 18, 2005 Chair Edgeton asked if there were any changes to the minutes. There being none, she called for its approval. MOTION: Commissioner Hadley moved, seconded by Churchill, to approve the minutes of the May 18, 2005, meeting. The motion carried 6-0. 4. CONSENT ITEMS None. 5. PUBLIC HEARINGS A. Cobblestone Lake South Shore -Consider Rezoning, Subdivision, and Site P1anBuilding Permit Authorization of the South 60 Acres of the Cobblestone Lake Development for Mixed Residential Uses Chair Edgeton opened the public hearing with the standard comments. Associate City Planner Margaret Dykes presented the request from South Shore Development, Inc., for a rezoning from "PD-703/Zone 8" into a variety of subzones within the existing planned development district, subdivision of 57 acres into 65 single-family, 20 two-family, six (6) multi-family residential lots, one lot for a private swimming pool and nine (9) outlots to allow for the construction of 46 single-family, 10 duplexes, and 228 condominium dwelling units. The applicant is also requesting site plan/building permit authorization for the 10 twinhomes and 18 condominium buildings. The site is part of the over all Cobblestone Lake Development located along the north side of 160u` Street West, west of Diamond Path, and is currently part of a sand and gravel mining reclamation project. Dykes reported the zoning request involves a change in the existing "PD-703/Zone 8" designation, which allows for sand and gravel mining to a variety of existing subzone designations and one new subzone. Blocks 4-12, and Outlot 1 would become Zone 1, which would allow-for single family homes and parks; Blocks 2, 3 and 10 would become Zone 2, which would allow for twinhomes and private recreation buildings, community centers and swimming pools; Outlots A and B would become Zone 7, which allows for public parks and ponds, and Block 1 would become Zone 5, which is currently reserved and intended for high density townhomes and apartments with a maximum density of 24 units per acre. Because no uses and standards currently exist for zone 5, it will be necessary to draft those items as part of the approval for this development. The preliminary plat request would subdivide the property into 65 single-family, 20 two-family, 7multi-family residential lots, one lot for a private swimming pool and 8 outlots. The outlots are proposed to be used as a combination of public and private open space, and private dries. The preliminary plat shows the subdivision of the 57-acre parcel into 12 blocks and 9 outlots broken down into condominiums, twinhomes, and single family residential lots. The preliminary plat also includes a swimming pool and park and trail designations. A copy of the detail of each designation and the issues associated with each was included in the staff report presented to the Commission. The condominiums will be divided into 61ots for 228 condominium units, and one common lot for trails, green space and parking. A total of 204 ccndominium units and 24 townhome units will be in Block 1. Lot 7 in this block will be used for private drives, green space, and pedestrian trails. Underground parking is provided for each lot. A paver grid system in the grassy areas between buildings on Lots 1 and 4, Lots 2, and 3, and the east side of the building on Lot 5. This will allow fire trucks and other emergency vehicles to have 360 degree access around the building. The Fire Marshal has reviewed the plan and has concerns about access to the condominiums. The applicant is requesting that the City allow them to use a paver grid system in the grassy areas between buildings on Lots 1 and 4, Lots 2 and 3, and the east side of the building on Lot 5. The applicant must submit information regarding the load weights and vehicle widths to be reviewed and approved by the Fire Marshal. Maintenance, including snow removal, will be the responsibility of the homeowner's association. Also, the location of address numbers on the condominium buildings must be reviewed by the Fire Marshal. The twinhomes, Blocks 2 and 3, will each be divided into l O lots for a total of 20 twinhome units. The number of units per acre is 5.05; the code requires a minimum of 6.7 units per acre. This will have to be addressed by the applicant. The buildings meet all required setbacks. Outlot C is to be a stormwater pond, however, the plan does not show the capacity of the pond nor does it show the required 15 foot buffer area. The buildings are walkouts with the rear elevations facing a stormwater pond on Outlot C. These units require 50 parking spaces. Each garage will have two stalls and the driveways are able to accommodate an additional car. Staff does not have any concerns with the elevation of this product. Blocks 4-9, and 11-12 will be subdivided into 65 single-family lots. All lots front roads, but the plan shows that Lots 9-12, Block 12, will face a private drive, shown as Outlot G. This configuration does not comply with the City's subdivision code. All single family residences must face a public road. An 8-space parking lot for the swimming pool located on Block 10 is shown off Outlot G. When Outlot G is dedicated for a public right-of--way the off-street pazking lot will not comply with the City's zoning ordinance, which states that all off-street parking spaces shall access off driveways and not directly off a public street. The elevations for the single- familyresidences are for Centex products only and show all garages facing a street. This product cannot be used on Blocks 4, 9, and 11, which must have rear-facing garages. Block 10 is to be used for a swimming pool with a 1,448 sq. ft. poolhouse. It does not appear that either the pool or the poolhouse meet setbacks. The grade of the poolhouse is set about 8 feet higher than the grade of the pedestrian trails. The applicant has applied for site plan building permit authorization for this use. The plan does not show the areas of either Outlot A or Outlot B. This information must be provided on the plat. The Pazks Director has reviewed the plan and is concerned about a number of issues which aze addressed in staff s report. Access from 160`}` Street West is from Public Street F, which has on-street parallel parking on both sides and a roundabout intersecting with Cobblestone Lake Parkway. The right-of--way is 86 feet, which is one-foot less than the required 87- foot wide right-of--way for entry streets. The roadway for Cobblestone Lake Parkway is consistent with the existing road in eazlier plats of this development. The Natural Resources Coordinator reviewed the landscape plan and does not believe that the applicant has provided enough information to allow for adequate analysis. Amore detailed plan is required. Chair Edgeton asked if a landscape plan is required. Dykes stated that for single family developments it is not required but for multi-family it is a requirement. Chair Edgeton asked if the plan presented tonight is consistent with the blob plan presented years ago. Dykes stated that it is consistent with the blob plan, only more specific. Chair Edgeton asked if the standards for Zone 5 have been developed yet. Dykes stated that Zone 5 has not been developed yet but the applicant is requesting site plan building permit authorization. Rob Waccholz, representing the applicant, stated that the single-family is ahnost built out and the north shore is well underway. McNamara Sand and Gravel has been relocated, and now the south shore is ready for development. Waccholz stated the reconstruction of Pilot Knob Road will have a significant impact on the development. It will allow the Cobblestone Lake development to be seen from Pilot Knob Road. Ed Vontomo, representing Centex Homes, displayed elevations of the homes designed for this project. Dean Nelson and John Dearbeck of Argus Homes, addressed the Commission. They showed exterior elevations of the condominium product. They explained that the buildings are arranged as pods with each pod consisting of 3 buildings each. Two 17-unit condominium buildings, and one 4-unit townhouse building are located on each pod. Thirty units are assigned 2 garage spaces each, while 8 units are assigned one garage space. Nelson said that a "green roof' technology will be used over the parking. garage. The building design will provide sight lines through the buildings. The architecture of the buildings tie in with the style of the Cobblestone buildings. Nelson showed 3 different color combinations that are consistent with the overall Cobblestone development. Commission Helgeson asked if the garage spaces in the parking structure are secure. Nelson said yes, an owner can buy a service door that can be secured. Commissioner Hadley referred to the perspective plan and asked whether there would be steps in the grade. Nelson explained that the plan is a "wire plan" that shows contours that won't be constructed in the field. The site will actually have a smooth grade. Chair Edgeton said that she was pleased with the design of the buildings. Edgeton stated they look very unique and will fit in well with the Cobblestone development. She especially liked the green space and the design ability of u'~e design to achieve higher densities. Commissioner Churchill stated she also liked the project and noted that it provides opporhxnities for lifestyle housing. The condos provide housing for empty nesters. 4 Wachholz stated that he can provide proof of parking for 570 spaces on the site. Wachholz said that he and the City will need to work together to set up an ordinance for this portion of the development. He said that the zoning would be similar to the City's "M-8" (Multiple family residentiaUl2-24 units per acre) zoning classification. Chair Edgeton asked if there are any other areas of the development that have the Zone 5 designation. Dykes responded no and that this would need to be a newly created zone. Edgeton stated the City needs to make sure that the regulations under the Zone 5 are flexible. Chair Edgeton asked if anyone from the public would like to address the Commission, and if so, they may do so at this time. Michael Nguyen, 15837 Dory Meadow Lane, noted that Centex was currently constructing the cottage homes in the Cobblestone Lake Development. He stated that sales are slow for this product and asked how the proposed Centex. homes would be different. Wachholz stated that the price points would be lower for these homes than for the cottage homes. Chair Edgeton noted that Cobblestone is expected to be developed over a 10 yeaz period. She stated the City knew that the azea would not be built out all at once, but would be developed over time as a neighborhood. Nguyen asked what kind of traffic control would be installed at 160`h Street West and the southern extension of the Cobblestone Parkway. Chair Edgeton stated that the need for traffic controls are based on warrants. Colin Manson, City Engineer, stated that he didn't believe there would be enough traffic to meet warrants for a signal at that intersection. Nguyen stated that he was concerned about speeding along Cobblestone Lake Parkway. Chair Edgeton explained that as the area is developed with homes, trees and driveways, traffic will actually slow down in those areas. Nguyen commented that this development is mimicking what Minneapolis has done around its lakes and he is concerned that there will be cruising around Cobblestone Lake in the future. Chair Edgeton closed the public hearing with the standard comments. Commissioner Hadley asked how the intersection of 160`h and the southern extension of Cobblestone Lake will be constructed. Community Director Kelley stated that the intersection exists now and that it is a full access intersection. It is the policy of the Planning Commission not to act the same night as its public hearing. 6. LAND USE/ACTION ITEMS A. Wirsbo Expansion -Subdivision of a 38 Acre Parcel into Two Lots and Site P1anBuilding Permit Authorization to Allow Construction of a 41,000 sq. ft. Addition to the Existing Wirsbo Building Associate City Planner Kathy Bodmer presented the request from Venstar, LLC and Uponor Wirsbo, for subdivision by preliminary plat to combine, then re-subdivide two parcels totaling 37.7 acres to create a 15-acre parcel for the Wirsbo facility, an 18.7-acre outlot for future development and dedication ofright-of--way for 147"' Street and Johnny Cake Ridge Road. The applicants are also requesting site plan building permit authorization fora 42,000 sq. ft. addition on the north side of the Wirsbo facility. The applicants withdrew their previous rezoning request for the northern property. Bodmer addressed the comment received during the public hearing held on this item Apri120, 2005. Bodmer reported the subdivision involves combining the 10-acre Wirsbo parcel and the 27.7 acre Venstar parcel and then subdividing them again. This will allow Venstar to sell approximately 5 acres to Wirsbo to allow Wirsbo to expand their facility. At the same time, 100' ofright-of--way will be dedicated for the extension of 147"' Street from its current terminus on the east side of the property out to Johnny Cake Ridge Road. The balance of the property, 18.7 acres, will be retained by Venstar for future development. Bodmer reported that Wirsbo wishes to expand their existing facility by constructing a 41,600 sq. ft. addition comprised of a 23,000 sq. ft. two-story office addition and an 18,600 sq. ft. manufacturing addition. All setbacks appear to be met. The proposed exterior will match the exterior of the building. The plans were also revised so that Everest Avenue now terminates in cul-de-sac. Bodmer reported the preliminary plat and building expansion appear to comply with City ordinances. Staff is recommending approval of the proposal with the conditions outlined in the staff report. Commissioner Hadley asked if 147"' Street should be constructed in conjunction with this project. Community Development Director Rick Kelley stated that the timing of the construction of 147`" Street will be stipulated in the development agreement. MOTION: Commissioner Melander moved, seconded by Churchill, to recommend approval of the preliminary plat of Wirsbo 2"a Addition, in conformance with the plans submitted in City offices on May 23, 2005, and with the following conditions: 6 • The developer shall be responsible for the cost of installation of the cul-de-sac terminating Everest Avenue. • The developer shall be responsible for the installation of sidewalk and trail along 147th Street West and Johnny Cake Ridge Road in accordance with the City's sidewalk and trails plan. • The petitioner shall dedicate a 60' wide drainage and utility easement north of Everest Avenue up to 147th Street. • The petitioner shall execute a license agreement that allows the construction of a parking lot over the 60' drainage and utility easement. • The installation of 147th Street West maybe delayed until such time as the City determines that the installation of the road is necessary. The petitioners shall pay for the construction of 147th Street which shall be constructed as a Community Collector Roadway and shall execute a waiver of assessment and appeal for said construction cost. The motion carried 7-0. MOTION: Commissioner Melander moved, seconded by Churchill, to recommend approval of the site plan and give building permit authorization to construct an approximately 42,000 sq. ft. office and manufacturing addition on the Wirsbo building at 5925 148th Street West, as shown on the plans received in City Offices on May 23, 2005, in conformance with all applicable City codes and standards, subject to the following conditions. The petitioner shall provide a landscape bid list that confirms that the value of the landscape plantings meet or exceed 1-1/2 of the value of the construction of the building based on Means Construction Data. The motion carved 7-0. B. Cobblestone Pond -Consider rezoning of a 25 Acre Parcel from "SG" (Sand and Gravel) to "PD" (Planned Development), Subdivision of Land to Create 115 Lots and 2 Outlots, and Site PlanBuilding Permit Authorization to Allow for the Construction of 185 Townhomes Tabled at the request of the petitioner. C. Cobblestone Lake 5th Addition -Consider Rezoning of a 3.6 Acre Parcel from "A" (Agricultural) to "PD" (Planned Development), Subdivision of Land to Create 7 Lots and 1 Outlot, and Site PlanBuilding Permit Authorization to Allow for the Construction of 30 Townhomes Withdrawn to republish public hearing notice. D. Cobblestone Lake Community Pool -Consider Site P1anBuilding Permit Authorization to Allow Construction of 2 Swimming Pools and a Building on a 1.04 Acre Lot in the Proposed Cobblestone Lake South Shore Development Associate City Planner Dykes presented the request from South Shore Development, Inc., a subsidiary of Tradition Development, for site plan building permit authorization for a private community pool and pool house to be located on the proposed Block 10 of the preliminary plat of Cobblestone Lake South Shore Addition. The applicant did not provide dimensions of the lot on either the proposed preliminary plat or on the proposed side plan, but it appears that Block 10 is approximately 1 acre. Dykes reported that the applicant is proposing aone-story, 1,488 sq. ft. pool house that will house locker rooms, a vending area, and provide storage for the two pools on the site. The pool house will be 17' tall and will have the similar Craftsman architecture that is found throughout the Cobblestone Lake development. Two large pergolas that will be perpendicular to each other are also shown on the site plan. An 8-space parking lot is shown adjacent to the pool; however, the pool facility requires 27 parking spaces based on occupancy. Another 8-space parking lot is proposed to be located off of a road south of the proposed pool facility in the single- family area of the South Shore Addition. That pazking area does not comply with City ordinances. The applicant should make an effort to have one parking structure adjacent to the pool If the applicant cannot locate the parking on the same lot as the pool, these spaces should be in a parking lot that does not directly access a public road. The pool site is short 11 parking spaces. There are on-street parking spaces that could be used. The applicant needs to provide additional detail about the parking situation. The 9 foot retaining wall shown on the plan that will separate the grade of the pool site from the lower lying public trails should be designed by a licensed engineer. Dykes reported the City's Park Director has reviewed the plan and does not have any outstanding issues with the pool itself, but is very concerned about trails that aze to be dedicated to the public traversing the proposed lot for the pool. Staff is recommending that the lots for the trails and the pool facility be reconfigured so that the trails are on public property, and not on the private pool site. Dykes stated that staff is not recommending any action be taken tonight due to the Park Director's concerns abort the location of the pool in relation to the publicly dedicated trails. Staff is also concerned about the shortage of pazking spaces. Staff would like the applicant to revise the site plan and address these concerns. Commissioner Melander stated that the pool is a nice amenity but feels the size of the pool is under capacity if it is intended to serve the entire community. Rob Wachholz responded that there will be another pool facility on the west side of the development and that this is an ancillary facility. Residents will also be encouraged to schedule events at the pool. The pool deck will also have a web camera which will help monitor usage. Commissioner Hadley asked if it would be possible to park on the property located northeast of the site (Outlot F) because it is park area. Wachholz responded that he is not sure that would be a good alternative. Wachholz feels that the street parking and lot parking should be adequate. City Attorney Sharon Hills also advised against any parking in Outlot F. Commissioner Churchill asked if the parking area on the public street south of the pool could be changed from head-in parking to parallel parking. Dykes stated that Outlot G which is shown on the plans as a private drive needs to be dedicated as a public street and, therefore, cannot have head-in parking. Parallel pazking is allowed on public streets that are 28' or wider. Chair Edgeton commented that the limited number of parking spaces may encourage biking and other alternatives and would not want to see a big pazking lot on the site. Commissioner Helgeson agreed with Edgeton. Helgeson stated that less parking would encourage walking. Helgeson also added that the number of handicapped spaces should be increased. In regards to the retaining wall, Commissioner Burke asked if there will be enough room for the pathway and if the wall will make it hazd to maintain the pathway. Wachholz responded that there will be adequate room to maintain the pathway. Commissioner Schindler commented that there is a significant difference in elevation from the main trail to the pool. Wachholz stated that there is no direct access from the pool to the trail and that the trail hooks up to the sidewalk to the east. Chair Edgeton requested staff continue working with the applicant in regards to working out the parking issues. Edgeton stated that if the Commission concurs, she is comfortable taking action with the proposal presented tonight with the conditions that staff continue working out the parking issues and that the path and property lines be determined. MOTION: Commissioner Churchill moved, seconded by Hadley, to recommend approval of the site plan building permit authorization for Cobblestone Lake South Shore Pool, subject to revision of lot lines as required to accommodate the park trail system along the shore line, and revision of the pazking design to be acceptable to City staff. The motion carried 7-0. 7. OTHER BUSINESS None. 8. ADJOURNMENT MOTION: Commissioner Churchill moved, seconded by Hadley, to adjourn the meeting at 8:41 p.m. to