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HomeMy WebLinkAbout01/19/1994CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES January 19, 1994 1. CALL TO ORDER The City of Apple Valley Planning Commission Meeting of January 19, 1994, was called to order at 7:42 p.m. by Chairman Alan Felkner in the Council Chambers of the Apple Valley City Hall. Members Present: Chairman Alan Felkner, Marcia Gowling, Karen Edgeton, and Len Miller, Frank Blundetto Members Absent: Jeannine Churchill Staff Present: Keith Gordon, City Engineer; John Gretz, Community Development Director; Jim Sheldon, City Attorney; Rick Kelley, City Planner; John Voss, Consulting Planner and Scott Hickok, Associate Planner. Others Present: See the sign -in sheet. 2. APPROVAL OF AGENDA The agenda was approved as submitted. MOTION: Member Gowling moved, seconded by Member Edgeton. 3. APPROVAL OF MINUTES OF JANUARY 5, 1994 The minutes were approved as submitted. MOTION: Member Gowling moved, seconded by Member Edgeton. 4. CONSENT AGENDA - None - 5. PUBLIC HEARINGS A. Brabec Rezoning to "R -2" and Preliminary Plat for 2 Lots at 13140 132nd Street West City Planner Rick Kelley introduced this item and stated that a rezoning is being requested to 'R -2 ", Single Family Residential, along with a preliminary plat layout. Staff confirmed that the lot sizes are appropriate for the 'R -2" district. As proposed, the plat would allow for the existing home to remain, as well as a site for a future residential Planning Commission Minutes January 19, 1994 Page 2 dwelling. The new lot would contain .92 acres, the existing home would remain on a site that is .62 acres. The petitioner has indicated that the neighbors have been supportive of this subdivision proposal. Kelley continued by stating that there are mature black walnut trees on site. In an effort to preserve and protect these trees, the plat was drawn and a home would be located accordingly. Kelley concluded by recommending the public hearing be opened to receive comments. Chairman Felkner asked the Commission if they had any questions for Mr. Kelley. Len Miller asked what the zoning of the surrounding area is. Kelley clarified. Michael Warren, 13120 132nd Street West, stated that he believed this subdivision would be in everyone's best interest. Warren confirmed that the neighbors that he has talked to are supportive of the proposal. Ron Dorken, 5290 132nd Street West, stated that he has a home that is located southeast of this proposed subdivision and that he feels that it was a sound decision to propose this minor subdivision. No other comments were received; however, two letters were submitted from adjacent neighbors in support of this development. Chairman Felkner closed the public hearing and stated that although it is the policy of the Planning Commission not to act on an item the night of the public hearing, Felkner asked the Commission if they would be ready to act on this item given the support of the surrounding neighborhood and the clarity of the issues in this case. MOTION: Len Miller moved, seconded by Marcia Gowling, to rezone the Brabec property from the existing "R -1" designation to "R -2 ", Single Family Residential, to facilitate the plat as proposed. The motion passed unanimously. Kelley pointed out that it is also necessary that the Planning Commission make a motion to approve the preliminary plat. MOTION: Len Miller moved, seconded by Marcia Gowling, to approve the preliminary plat as submitted. The motion passed unanimously. Planning Commission Minutes January 19, 1994 Page 3 5B. Valley Oaks Townhomes Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit & Site Plan Review for 58 Multiple Residential Dwelling Units. Consulting Planner John Voss introduced this item and explained that there are a series of actions to be considered with the proposal. The Comprehensive Plan Designation as it currently exists provides for a Convenience Center /Commercial. The proposed redesignation or modification to the Comprehensive Plan would allow Moderate Density Residential of 6 -12 units per acre. Voss continued by stating that the next action to be considered would be a rezoning from Neighborhood Convenience Center to Multiple Residential at M -613. A preliminary plat to subdivide the 5.5 acre site was also illustrated, and Voss explained the proximity of the proposed development to the Park and Ride site. A Conditional Use Permit is requested for construction materials allowing a combination of brick and vinyl siding rather than natural wood planks. Voss clarified the one car attached garage variance request which is contrary to the two car zoning requirement. Voss explained that the alignment of the driveways were reworked to address the concerns of the public and the Commission at its last meeting. Voss pointed out the offset of the single drive that remained as direct access to Pennock Avenue and indicated that there was a purposeful offset in the design to allow a clear distinction between 128th Street and the entrance to these units. Voss stated that a 24 hour traffic count indicated 1,524 trips currently. This development is anticipated to generate 350 trips per day. Clarification was given by Voss to indicate that the road design allows for 6,000 trips per day. With the addition of this development, there will be approximately 2,000 trips per day, still well below the design capacity of the roadway. Voss indicated that at the previous public hearing the public seemed to prefer the commercial proposal or alternative, as opposed to the rental townhouse development that is being proposed. Voss explained that at 1,500 trips per day currently, the site is not a good location for commercial development. The number of trips per day oftentimes is the key issue for locating a commercial entity, and these numbers are not attractive. Referring to the proposed site plan, Voss indicated that the southern portion of the earlier petition had been revised. On the earlier petition, the developer had indicated a 50' back to back dimension between units, and the view from Pennock is the side of the units. The previous development proposal did have a very good circulation pattern. The proposal currently being considered modifies that circulation pattern and reduces one's ability to Planning Commission Minutes January 19, 1994 Page 4 circulate through the southern portion of the project. The positive aspect of the alteration is that the units themselves have a better orientation for the residents in terms of open space, site lines, and actual distance between units. There were no objections by the Minnesota Department of Transportation in regard to this project. Voss indicated that at the previous public hearing there was discussion of noise abatement along Cedar Avenue and stated that the most effective noise abatement is the installation of noise walls. However, many residents prefer not to live adjacent to noise walls and the benefits of the tradeoffs are questionable. Voss concluded by stating that he had an opportunity to review a sample lease for this development. Voss did this in response to public concern at the public hearing regarding debris, outside storage materials, junk, etc. In this detailed lease, Voss was confident that the owners of this development had considered all aspects of outdoor storage and the long term aesthetics of the development to make certain that the overall look and amenity of the development would not be hampered by storage of unwanted items. Member Gowling asked whether or not the land south of the daycare has future development potential. Rick Kelley indicated that the land south of the daycare is right -of- way so there is not a potential for development. Member Edgeton asked whether or not four parking spaces at the southwest building would be adequate. She did not feel that adequate space had been provided for 9 units. Member Gowling asked for clarification of the outlot situation west of Pennock. Voss clarified. Edgeton asked for further clarification of the outlot north of 128th Street. Voss indicated that there is a park, and lot 33 adjacent to 128th Street is a developable lot. It is anticipated that a home will be constructed on lot 33 in the future. Edgeton asked for clarification of the townhouse area west of Pennock Avenue. Voss clarified. Chairman Felkner asked if the Park and Ride was going to be developed regardless. John Voss responded that the Park and Ride is a separate development. The Commission has been asked to consider approval of a metes and bounds description to allow closing to occur on this property. Felkner asked what the percentage of green space is on this site, to which Voss replied, 55 %. Gowling asked if typically in rental townhouse units the owners find that it is primarily singles, married couples, or retired individuals. Alan Felkner deferred Gowling's question to the petitioner. Wally Johnson, developer /petitioner, from 7825 133rd Street West, stated that primarily they see this development as families who are looking to move Planning Commission Minutes January 19, 1994 Page 5 to the community, possibly people who are short term contracts, some retired individuals who may live 6 months of the year in another location, etc. Johnson continued by stating that the orientation of the buildings were modified in response to public comment regarding building faces, driveways onto Pennock, and open space orientation. Johnson also stated that he has observed a number of developments throughout the community with a siding product similar to what he is proposing. Centex near Target Greatland is an example, as well as new single family developments in the area surrounding this proposed development.. Johnson reiterated that a maintenance -free siding is the preferred alternative for this development. He also stated that two -car garages can be added to the units and there are two units with two -car garages. He could envision the addition of at least 8 more two -car garages. Obviously the addition of two -car garages will eliminate some of the open space between the units, but the developers indicated that they would be interested in making necessary modifications to reduce the number of single car garages. Johnson concluded by stating that he would make a good transitional use by the placement of trees, berms, and other landscape elements to buffer this development from the roadway and the Saddle Ridge Development to the west. Member Miller asked about the proposed rents for the development. Wally Johnson responded that their rents would be in the area of $750 to $800 per unit. Miller stated that on the plans he noted that the windows are aluminum, and asked if this is consistent with charging the highest rental rates and whether or not an alternative window for this climate has been considered. A general discussion regarding windows and window construction ensued. Edgeton requested the developer point out where the double garage units are and where the potential double garage units could be. She then asked what the maximum number of two -car garages is that would fit on this site as it has been laid out. Finally, Edgeton asked about lots 1 and 33 west of Pennock in the Saddle Ridge Development. Art Eaton responded that the sale of these lots is really driven by the market. The overall lot costs are between $40,000 and $65,000 for the development. Edgeton asked when the Saddle Ridge Development was approved. Eaton responded, 1986. Some discussion ensued regarding lots 1 and 33. Gowling asked how many three bedroom units would be available within this development. Wally Johnson explained that there would be a mix of two and three bedroom units. Gowling expressed concern about the number of one car garages combined with the number of three bedroom units and the potential for more cars. Johnson stated that in Plymouth he has 286 units, in excess of 300 units in Woodbury, and 114 in White Bear Lake and they have been successful in reaching their target market, as well as keeping the Planning Commission Minutes January 19, 1994 Page 6 developments attractive and well maintained. Johnson stated that in the lease for market purposes, they do have a buy or build clause whereby the renters can terminate their lease. Through the process they will lose $300, but this gives them the opportunity to live in the rental unit, find the lot or home they are looking for, put together a purchase agreement and move into that home prior to the end of their lease term. Johnson does not see his project as transient housing based upon his experience in the other developments. Miller asked who will manage the property. Wally Johnson responded that they manage the developments that they own. Chairman Felkner asked about the density of 10 units per acre. He asked the developer to consider Planner Voss's comments and to be prepared to respond about the new information regarding circulation, etc. Tim Hammond, 7576 128th Street West, stated that his primary concern is the traffic volume and asked when the traffic study was taken. John Voss responded that it was on December 21, 22, and 23rd. Hammond stated that he did not feel those were accurate dates to represent what actually happens on Pennock Avenue because of the holidays around those dates. John Voss responded that although these counts may be affected one way or another by the holidays, they are probably not off by more than 20 %. Adding 20% to the counts would still bring these numbers fax below the expected trips per day based on the road design. Felkner asked Staff to bring back to the next meeting information on how the counts were prepared, what the counts actually mean, and how the future development will affect the counts that we see currently. Mark Howell of 128th Street West stated that he felt there should be a better transition than rental units to the existing single family upper income homes that exist. He then asked whether or not the developers felt they could make the project go without variances. Chuck Payne, 7625 128th Street West, stated that he was aware that a neighborhood convenience center was a possible neighbor and that he and his neighbors accepted that land use or the potential of that land use. Payne also stated that he was aware that he was moving next to a mobile home development, but felt that eventually the land would become so valuable that the park would not survive. Payne concluded that he was dissatisfied with the rental townhome proposal and was personally disappointed with the developer. Dave Phillips, 7638 128th Street West, stated that he felt it was important to retain the integrity of the area and not take whatever development comes along. Phillips continued by stating that he has experience in planning, as he has been a Planning Commissioner in Burnsville in the past, and feels that from a planning perspective this development may not be appropriate. Chairman Felkner asked, with his experience, what Phillips would recommend for this development site. Phillips responded that other than Planning Commission Minutes January 19, 1994 Page 7 convenience, whatever is proposed should be of a high design and should follow the rules about materials, parking, etc. Julie Gasper, 7794 128th Street West, strongly agrees with her neighbors. She feels that the development proposal has the appearance of little boxes and that there should be more of a transition between their homes and the proposal. Gasper continued by stating that the multi - family developments on the east side of Cedar are intense and are not in that good of shape. She feels that in time this development will lack maintenance and have an undesirable appearance. Bill Ferguson, 7728 128th Street West, stated that he felt that there will be many unsupervised kids mixing with the traffic along Pennock Avenue. Karen Edgeton asked why he felt these children will be unsupervised. Ferguson stated that every project has children and although you spend time with them, there are still going to be many who go to and from without their parents. Phil Flynn, 7581 128th Street West, stated that currently there are unsupervised children in the park and that this development will only perpetuate that problem. Flynn continued by stating that landscaping does either one of two things, enhances a development or covers up an unsightly development. He felt that the landscaping in this case would be necessary to cover up an unsightly development and that the development should be improved instead of covering it up with landscaping. Chairman Felkner asked Staff to prepare a synopsis of the landscape requirements of single family versus multi - family developments. Craig Bane, 7672 128th Street West, stated that at the informal meeting the developers discussed ownership as a tax advantage. This advantage comes from the development being a rental project as opposed to owner occupied. Bane questioned what would happen after the tax advantage for ownership disappears. Would the development continue, or would it be sold off, or would it start attracting people not consistent with the rest of the homes in the area? He concluded by stating that he does not like to see developers make a quick buck at the expense of the community. Bill Milon, 7840 128th Street West, stated that at the informal meeting that he attended he was told that young single people who work at the megamall would be the primary target market for this development, and that rents would range between $850 and $950. With this price range, Milon felt that there would be at least 2 -3 people per unit, which would lead to inadequate parking. Milon continued by stating that he did not feel empty nesters would accept the noise on this site. Milon concluded by stating that in many developments you see the first lots develop, but because lots 1 and 33 have not been developed in Saddle Ridge, he feels they will be tough to sell. Milon also stated that just because there was no market for neighborhood commercial in the past, the developer or the City should not be in a rush to build. Planning Commission Minutes January 19, 1994 Page 8 Edgeton asked Staff to prepare traffic counts typical of neighborhood commercial. Miller asked how long Neighborhood Commercial Convenience has been the designation for this site. Rick Kelley explained that this designation dates back to the first ordinance for the City in the late 1950's. John Voss explained in further detail the history of this site. Edgeton asked if the zoning designation was because at the time there were commercial entities. John Voss responded that there was a restaurant, western retail store, and horseback riding available on site, and it was at that time that Art Eaton proposed the Learning Tree planned development, which would include a daycare facility. Art Eaton stated that the Leaning Tree proposal was based on a much larger land area. He hadn't anticipated that as much right -of -way would be utilized as there had been with the improvements on Cedar Avenue. Rick Ness, 128th Street West, made two points. First, he was concerned about traffic in the area and was wondering where the 6,000 count per day figure originated. Kelley explained that 6,000 cars is the design capacity for the roadway, and that currently the numbers are well below 6,000 trips per day. Ness then asked what was the design capacity when it was originally designed. Staff responded that the design capacity has always been 6,000. That is the standard by which the road was constructed. The number that fluctuates is the number of cars that uses that road daily. When traffic exceeds 6,000 trips per day, a modification to that roadway can be made. Secondly, Ness stated that the proposal seemed half baked. The traffic numbers do not make sense to him, and with this being a rental property, he felt that it would be a transient neighborhood and not consistent with the existing neighborhood. Ness also felt that transient population equates to increased crime rates. Ness concluded by stating that he feels the rules are changing midstream, and because of it there are decreasing home values, increased traffic and eventually there will be increased crime. Bruce Reykowski, 7616 128th Street West, stated that he enjoys his neighborhood very much and believes from Grandview Manor to 138th Street there are no homes with less than a two car garage and everything is owner occupied. Jim Gasper, 7794 128th Street West, stated that he is concerned about property values. He purchased his lot in the range of $60,000 and feels that this development may have a detrimental impact on his property. Phil Scholtfeldt, 7609 128th Street West, asked whether or not Staff had looked at queuing and density as it relates to this project. Keith Gordon asked for clarification of which intersection Scholtfeldt was referring to, and then explained how the design capacity and queuing play a consistent role in the design and future development of the property. Scholtfeldt stated that he was concerned about the stacking or queuing problems that would occur during busy traffic periods during the day. Planning Commission Minutes January 19, 1994 Page 9 Chairman Felkner reiterated that he would have Staff look at the traffic volumes and bring back more information for the next meeting. Scholtfeldt also stated that he purchased his lot for $52,500 and he is concerned about the specifications of the proposed building with aluminum windows, low cost doors, etc. Bruce Frederick, 7823 128th Street West, stated that on the east side of Cedar Avenue there is a very large mobile home park and a fair amount of rental. He was concerned about this additional rental with single car garages and that this would be a Section 8 development. He concluded by stating that he had spoken with power line representatives who indicated that with the right -of -way for the power line west of Pennock, there would not be adequate space for the building that has been proposed on the west side of Pennock Avenue. John Steele, 7641 128th Street, asked about apartments further north that had been approved but never built. Rick Kelley responded that there were apartments that had been approved in this area, but as of yet have not been built. Steele stated that the reason they never have been built is because they do not fit in this area. Sherri Renowldo asked why the City would even considering rezoning this property from an existing land use to multi- family residential. Brox Bracewell, 7600 128th Street West, stated that he would like to have the developers produce a specification sheet on the finish materials for this development. He would also like to have the traffic study take into account the time of day. Gowling asked if the neighborhood convenience center classification were to remain, what the uses could be. John Voss responded that an anchored dairy store, not to exceed 5,000 square feet would be permitted; a restaurant not to exceed 3,000 square feet; small office /professional /dental offices, etc.; retail and personal service operations; as well as motor fuel sales -- the outdoor fuel portion through a conditional use permit. The site coverage maximum percentage is 20 %. Chairman Felkner asked Staff to bring back information about what a comparable size convenience center would be for the benefit of the Commission and residents so that they could better understand what could happen on this site other than multi - family. Felkner then asked whether or not the site zoning precludes pure office space. John Voss stated that a maximum of 25% of the site can be utilized for professional office space. Norm Johnson stated that this is not a junk development. His developments are quality work and he intends to produce a quality development in this area. He continued by stating that he finds it hard to believe that people purchased their homes knowing that there would be a convenience center down the street and find that this would be more desirable and would make their land more valuable than this multi - family Planning Commission Minutes January 19, 1994 Page 10 development. Johnson concluded by stating that no one has come forward with a convenience retail proposal and that the developer has held onto the property since it was zoned as such in the late 50's, early 60's. Johnson stated that this is not purely a tax shelter deal; it is an investment. Although he cannot guarantee the longevity of his partners, they intend at this time to stay in this business and manage this development as an investment. As far as producing a specification sheet, the developer was not aware that the audience citizen participants would be asking for specification sheets. However, he does not have a problem with producing those documents. Finally, Johnson stated that with the high rents proposed for this development and the well maintained environment, he expects that this will be a very attractive development - -one that he and his partners will be proud of. Chairman Felkner asked for additional comments. A general discussion ensued. Chairman Felkner closed the public hearing. 6. LAND USE /ACTION ITEMS A. Site Plan and Building Permit Authorization for Enderes Tools at the Northwest Corner of County Road #42 and Pilot Knob Road Rick Kelley gave a brief presentation and explained that the proposal involves approximately 3 acres and asks for consideration of a site plan and building permit authorization for Enderes Tools light industrial facility. Kelley explained the proposed building would include 20,600 square feet, with the potential for a 5,000 square foot addition. On the proposal, the parking is indicated in a fashion that shows the parking for the principal structure and a ghosted parking plan for the additional stalls once the addition has been completed. Kelley explained the proof of parking arrangement that has been proposed for this development. Based on his experience, he feels that the proposed parking, along with the proof of parking, will provide adequate on -site parking for this complex. The landscaping and a landscape berm have been recommended and shall meet or exceed the code requirements for a development such as this. Kelley explained that the proposed building includes a raked concrete panel with tinted blue glass and a painted blue stripe around the perimeter of the building. At this time the applicants are asking for both a building permit authorization, site plan approval, and resolution of compliance with the Comprehensive Plan, verifying eligibility for tax increment financing. Member Edgeton asked Mr. Kelley to explain the parking and how the proof of parking will work. Kelley explained the future expansion based on floor area ratio to number of stalls. If and when the demand is such that additional stalls are needed, they will be required at that time. Edgeton asked if we were bound by an agreement for that future parking. Kelley responded, yes. Len Miller asked if the expansion area was for warehouse and assembly. Kelley explained. Planning Commission Minutes January 19, 1994 Page 11 Gowling asked for an explanation of the tax increment finance resolution. Kelley explained that the Planning Commission is being asked to verify whether or not the proposal is in conformance with the Comprehensive Plan, which is the long range plan for this development area. This confirmation verifies that use of tax increment financing is appropriate. MOTION: Len Miller moved to approve the site plan and building permit authorization subject to: final documentation of landscape costs meeting or exceeding the 2 -1/2% building construction value, an agreement entered into with the property owner concerning the installation of 15 proof of parking stalls if the initially constructed 40 stalls prove to be inadequate to meet the parking demand, and also filing of the final plat upon the property prior to issuance of the certificate of occupancy. Marcia Gowling asked who will police the proof of parking. Kelley responded that Staff will make a determination whether or not the additional parking demand warrants additional parking stalls. The motion was seconded by Karen Edgeton. The motion passed unanimously. Staff then also recommended approval of the resolution, finding that the use of tax increment financing is for a project which is consistent with the Comprehensive Plan. MOTION: Len Miller moved, seconded by Karen Edgeton. This motion passed unanimously. 611. Mistwood Rezoning, Preliminary Plat and Site Plan Review for 216 Multiple Residential Dwelling Units, north of future 147th Street and west of Pilot Knob Consulting Planner John Voss presented information regarding the rezoning of this 27 acre parcel to allow "M5 -C ", Multi - family Residential designation, which would allow 6 -12 units per acre. This proposal originally was to contain 216 units. Subsequent to the original submittal the developers dropped one 8 -unit building to bring the total to 208 medium density units overall. Voss continued by stating that at the December 15th meeting traffic was a major concern, particularly the extension of Europa Avenue. Based on those concerns, Voss explained that Staff took traffic counts on 144th Street, both east and west of Pilot Knob. The counts were 500 trips per day west of Pilot Knob, well within the range of what you would expect on a street of that design.. On the east of Pilot Knob there were 1,200 trips per day. The proposed 208 unit development has a density of 8 units per acre and a landscape and screening plan which includes an open space area in response to the request for internal open space. Planning Commission Minutes January 19, 1994 Page 12 Ron Bastyr, representing the developer for Mistwood, stated that the mix between green space and building area is 60% green space, with 40% devoted to building and impervious surface. Voss explained the breakdown between the club homes and more traditional townhomes. He also explained the private / pubfic street issues involved with this development. Member Edgeton asked if the residents have any concerns about the industrial development to the south. The developer responded that they are interested in the land and certainly have considered the industrial use, but do not feel that their market will object, there market being young singles or families making up 60 -65% of the buyers. Karen Edgeton asked that the Staff notify the future homeowners of the intended use of the property so that they are aware that there will be industrial development south of their new homes. Kelley explained the use of sales boards and the requirement of the developer to install a sales board in each of their models to provide the information about surrounding land uses. Member Miller asked what the right -of -way width of Europa would be. John Voss explained that it would be a 60' standard right of way. Chairman Felkner asked whether the street going through will increase traffic, as the neighborhood had mentioned, on 144th and Europa. John responded that the roads were designed to handle the amount of traffic that would be generated by this development. A discussion ensued regarding signalization and stop signs at intersection. John Gretz explained that when a major arterial meets a minor arterial, the criteria would automatically be met for a stop sign. Miller asked if the State dictates speed. John Voss explained that this is the case. John Voss also explained that currently the traffic counters not only gave us a traffic count, but the speed at which the vehicles were traveling along 144th, approximately 21 mph. That speed may increase after this development occurs and increased traffic is experienced on 144th. Edgeton asked about the four homes that are backing directly onto Europa and if there is an alternative design that would allow them to avoid backing directly onto this public street. John Voss explained that a neighborhood collector such as this has a lower speed limit because of driveways or access points incrementally. You don't necessarily want to limit drives. This is really the same street design as those in other single family development areas, and a driveway onto that street is not unusual. John Gretz reiterated that you will have a speed limit of 30 mph if you have a driveway every 100 feet. If not, the speed limit could be greater. Planning Commission Minutes January 19, 1994 Page 13 Edgeton asked that the developer look for a turnaround for those units rather than having the vehicles back directly onto the roadway. Voss reiterated that there is a 60% open space in this development. With that open space, the traffic discussion, and modifications that have been made to the development, Voss recommended approval of the proposal. MOTION: Marcia Gowling moved, Len Miller seconded, to rezone the property from Agriculture to Multiple Dwelling, "M5 -C ", for the area north of future 147th Street. The motion passed 4 - 0. MOTION: Marcia Gowling moved, Len Miller seconded, to approve the preliminary plat to rezone the area into lots and blocks, dedication of 147th Street and Europa Avenue, and platting as an outlot the remaining area extending south of County Road #42. The motion passed 4 - 0. MOTION: Marcia Gowling moved, Len Miller seconded, to approve the site plan review and building permit authorization. This motion passed 4 - 0. 6C. Cedar Isle Estates Comprehensive Plan Amendment, Rezoning, and Preliminary Plat for 259 Single Family Homes and 120 Multiple Residential Dwelling Units Rick Kelley gave a brief presentation explaining that the development proposal entails: (1) changing the Comprehensive Guide Plan from High Density and Limited and General Industrial to Single Family and Low Density Residential; (2) rezoning from Agricultural and General Industrial to "R -3 ", Single Family Residential, and "M -3A, B or C ", and (3) a preliminary plat for 258 single family lots and 120 multi - family units. Kelley explained that 142nd Street alignment had been revised to eliminate the potential of 142nd Street carrying more traffic to Cedar Avenue than desired. Kelley also explained the importance of extensive buffering adjacent to the existing public works development east of this proposed single family residential area. Kelley continued by discussing the park dedication issues involved with the ponding area, island, and the park land itself that had been illustrated for dedication. According to a plan that Kelley received the afternoon of the meeting, a number of multi- family units had been eliminated to allow additional open green space and to allow play fields as recommended by the Park and Rec Advisory Committee. Kelley indicated that the pond depth would be a maximum of 3 feet, and that the slope would be at a 10 to 1 ratio. Kelley also indicated that the pond would bounce up to 5 feet in elevation and an easement will be required surrounding that pond to allow the raising and lowering of the pond level as necessary to accommodate the storm water from this development. Kelley also stated that the issue of the townhomes has not been completely resolved, and he is not prepared to make a recommendation at this meeting. He concluded by stating that on the agenda for the February 2nd meeting Arcon Development will be prepared to propose a planned unit development for the multiple family residential portion of this development, and at that time Kelley felt he would be prepared to make a recommendation on both issues. Planning Commission Minutes January 19, 1994 Page 14 Scott Johnson, developer with Arcon Development, discussed the island in detail and expressed a desire to retain the island as an amenity to the development. Johnson also pointed out the additional park space that has been gained by the reduction of multi- family units in the southern portion of the proposed development. Member Edgeton asked for specifics on the type of vegetation that would be planted on the island. Johnson responded that the intent is to be very careful about what is planted and to select a low maintenance vegetation. A general discussion ensued regarding the park and island issues within this development. Member Miller asked whether or not there would be landscaping along 145th Street. Scott Johnson responded that the townhouse development will have extensive landscaping. Scott Johnson then introduced Ross Feffercorn from Country Home Builders. Feffercorn presented illustrations from the type of units that will be built in the multi- family portion of this development. Feffercorn indicated that 2, 21/2, and 3 car garages have been very popular and will be typical in this development. The units are constructed with cedar siding, and the price range is between $125,000 and $180,000 in other communities. Feffercorn went on to explain the building orientation and private cul -de -sac, center island planted areas, and discussed generally the streetscape of the development. Member Gowling asked whether or not the builder planned to buffer along 147th Street with berming and landscaping. A general discussion ensued. 6D. Diamond Path Townhouses - Item tabled at the request of the petitioner. 6E. Huntington Ridge Garden Homes - Item tabled at the request of the petitioner. 6F. Avsur Acres - Item tabled at the request of the petitioner. 6G. Utility Corridor and Substation - Item tabled at the request of Dakota Electric 7. DISCUSSION ITEMS - None - 8. OTHER BUSINESS A. Multiple Residential Zoning Discussion Scott Hickok gave a brief synopsis of the memo included in the Planning Commission's packet, and encouraged the Planning Commission to discuss multi- family residential again in an upcoming work session. Alan Felkner stated that he would like to keep the ball rolling in these discussions and would certainly see the benefit of a work Planning Commission Minutes January 19, 1994 Page 15 session with the Planning Commission. Chairman Felkner asked that this item be placed on the agenda for February 23rd as a discussion item. At that time we can decide on a specific work session date. B. Work Sessions The Commission briefly discussed work sessions and stated that they would like to have items brought to them in a work session format. Specifics of these work sessions will be discussed on the February 23rd discussion item agenda. 9. ADJOURNMENT The meeting adjourned at 10:15 p.m.