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HomeMy WebLinkAbout04/04/2018 MinutesCITY OF APPLE VALLEY PLANNING COMMISSION MINUTES APRIL 4, 2018 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at 7:00 p.m. Members Present: Tom Melander, Ken Alwin, Tim Burke, Jodi Kurtz and Paul Scanlan. Members Absent: Keith Diekmann and David Schindler. Staff Present: City Attorney Sharon Hills, City Engineer Brandon Anderson, Community Development Director Bruce Nordquist, City Planner Tom Lovelace, Planner/Economic Development Specialist Alex Sharpe and Department Assistant Joan Murphy. 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the agenda. Ayes - 5 - Nays - 0. 3. CONSENT ITEMS MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of March 21, 2018. Ayes - 5 - Nays - 0. MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan , recommending approval of a 6 foot setback variance and an off -premise sign variance to construct a shared entrance ground sign off of Glazier Ave and shall be applicable to the property legally identified as Lot 1, Block 1, Apple Valley Commercial Addition with conditions. Ayes - 5 - Nays - 0. 4. PUBLIC HEARINGS - NONE - 5. LAND USE/ACTION ITEMS A. Springs at Cobblestone Lake — PC18-01-PZB City Planner Tom Lovelace stated Continental 432 Fund, LLC is requesting approval of the following: 1. Rezoning of Outlots L and M, Cobblestone Lake Commercial 3rd Addition to Planned Development No.703/zone 5. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 4, 2018 Page 2 of 7 2. Amendments to Planned Development No. 703 to allow apartments as a permitted use in zone 5 and establish area requirements and design standards in zone 6. 3. Preliminary plat that will combine Outlots L and M, Cobblestone Lake Commercial 3rd Addition into one lot. 4. Site plan/building permit authorization to allow for thirteen apartment buildings, one clubhouse, and eleven detached garage buildings. The site is one of the last parcels to be developed in Cobblestone Lake, a 320 -acre mixed-use development. The site is adjacent to the 193 -unit Orchard Path continuum of care facility, Cobblestone Manor (a 60 -unit Dakota County Community Development Agency senior apartment building), Cobblestone Lake Medical Center, and a leg of the North Creek Greenway to the north; single family residential to the east, the Spirit of Brandtj en Farms mixed-use development to the south, and an Apple Valley water reservoir to the west. The applicant is proposing to construct 13 two-story apartment buildings, 11 detached garage buildings, and a 4,400 -sq. ft. clubhouse facility. Ten buildings will have 16 units per building and the remaining three will have 12 units per building. Access to the development will be via one driveway located along the west side of Elmhurst Lane for residents, with a second along Cobblestone Lake Parkway for emergency vehicles only. The site will be completely fenced and the access drives will be secured. Mr. Lovelace reviewed the preliminary plat, site plan, grading plan, utilities plan, elevation drawings, landscape plan and pedestrian access. Commissioner Burke inquired how to handle the extra masonry on buildings. Mr. Lovelace answered it would be handled in the performance standards. Commissioner Alwin commented he recalled previous plans that had smaller parking stalls and asked what was allowed along curb or landscape areas. Mr. Lovelace replied that all parking spaces should be 181/2 feet and that sidewalk makes up for it and they would still meet the ADA requirement. Standard parking spaces are 9' x 20'required by the City but if adjacent to a curb can be reduced to 181/2 feet in length because of the allowance for the overhang. Commissioner Scanlan asked if the infiltration basins would be part of a maintenance plan. Mr. Lovelace answered yes that there would be a maintenance plan and that the document would be recorded with Dakota County at the time of the development agreement and final plat. The maintenance plan would set up for inspections and yearly maintenance. Commissioner Scanlan asked how the retaining wall would be constructed. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 4, 2018 Page 3 of 7 Mr. Lovelace replied it would be interlocking blocks, 16 feet high and staff would continue to work with them on it. Commissioner Scanlan inquired why a chain link fence was considered for this project and commented that a chain link fence has not been used in Cobblestone and it has not been permitted in any of the other areas of Cobblestone. Mr. Lovelace commented that the City is not requiring that they fence the site in. He said the architectural review committee that is established in Cobblestone could have jurisdiction over this. He said there is no code for chain link fence. Commissioner Scanlan said he is familiar with the architectural requirements in the Cobblestone community and it specifically spells out in there that chain link fence is not permitted and added he is perplexed by the whole idea of putting a fence around the development to begin with because it does not meet the community design. Commissioner Kurtz inquired what the material of the fence was because the other Springs location in Apple Valley has had the fence down a couple times and she wondered if it had to do with the material or the installation of the fence. Mr. Lovelace said they may have needed access due to maintenance work and took the fence down to gain access to the site. Bob McCaigue, Continental Properties, was available to answer any questions the Commission might have and said they would continue to monitor any fence maintenance issues at the other Springs location. He said the need for a fence on the retaining wall at the Springs in Cobblestone was for safety. Commissioner Scanlan commented there is not an argument as far as the need for a fence on the retaining wall from a safety perspective but there would still be visibility of the chain link fence from the walkways on the parkway if it is at 14 or 16 feet plus. Mr. McCaigue replied that a decorative fence is more visible than a chain link and is why they tend to have it more at their front door near the clubhouse. They tend to have it for that perceived enclosure of the site. Most of their developments are gated communities and it is their brand to be a gated community. To have the chain link fence in the residual area, Pilot Knob Road and 160th Street, the intent is to preserve that enclosure but not have it as visible as a decorative fence is why they chose that. He said they will continue to work with staff so they have something that is in the best interest of the whole development. Commissioner Scanlan said he had a concern for the need for a fence since the Sketch Plan Review and still does not understand how a fence fits into the Cobblestone Community. Commissioner Burke asked what the distance was between the fence and the retaining wall. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 4, 2018 Page 4 of 7 Mr. McCaigue replied he did not know for sure. Commissioner Burke added that on windy days there can be a lot of trash that collects there and asked that the management maintains it. Mr. McCaigue said they would. Chair Melander said if you build the wall now before the buildings are built that could be a concern if the wall fails and it could be a whole scale of problems once the buildings are up. He added he understands the Springs brand of a gated community and knows in Cobblestone Lake there is a walkable concept and that this is not really in harmony with the rest of the development. Mr. McCaigue said they have included two pedestrian accesses points to the north and another at the front gate that provides continuity of pedestrian traffic. Commissioner Scanlan inquired about the color palette and commented that the grey and beige are not part of the standard colors of Cobblestone for the design color. Mr. McCaigue said they consider it a blue with a variation on the doors and they could continue to work with staff if there are any issues. Commissioner Alwin asked if the color palette was a Planning Commission scope item or is it up to the developer and Architectural Review Committee of Cobblestone Lake to review. Mr. Lovelace answered that this is a planned development and there are items within the planned development that can be negotiated. He said within this development the City has accepted the color palettes that were submitted by the developers but if there is a concern about that they can be directed to come up with a color palette acceptable as part of a performance standard. Chair Melander added if there was a separate Architectural Review Committee in Cobblestone Lake that has standards then the Planning Commission could be overstepping their authority. City Attorney Sharon Hills said architectural design or color is not in the realm of the Planning Commission or City regulations. MOTION: Commissioner Burke moved, seconded by Commissioner Alwin, recommending approval of the rezoning of Outlot L, Cobblestone Lake Commercial 3rd Addition from Planned Development No. 703/zone 7 to Planned Development No. 703/zone 5. Ayes - 4 - Nays — 1 (Scanlan). MOTION: Commissioner Burke moved, seconded by Commissioner Alwin, recommending approval of the rezoning of Outlot M, Cobblestone Lake Commercial 3rd Addition from Planned Development No. 703/zone 8 to Planned Development No. 703/zone 5. Ayes - 4 - Nays — 1 (Scanlan). CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 4, 2018 Page 5 of 7 MOTION: Commissioner Burke moved, seconded by Commissioner Alwin, recommending that staff be directed to prepare an ordinance to codify the uses, performance standards and area requirements for Planned Development No. 703/zone 5 to include additional masonry as outlined in the presentation. Ayes - 4 - Nays — 1 (Scanlan). MOTION: Commissioner Burke moved, seconded by Commissioner Alwin, recommending approval of the Springs at Cobblestone Lake preliminary plat, subject to the following conditions: 1. Easements that restrict access to Cobblestone Lake Parkway and Elmhurst Lane except where noted on the site shall be established. 2. A drainage, utility, and trail easement, a minimum of .5 acres, shall be established south of Cobblestone Lake Parkway and north of the north property line of Lot 1. Ayes - 4 - Nays — 1 (Scanlan). MOTION: Commissioner Burke moved, seconded by Commissioner Alwin, recommending approval of the site plan/building permit authorization to allow for construction of a 196 -unit apartment project on Lot 1, Block 1, Springs at Cobblestone Lake, subject to the following conditions: 1. Construction shall occur in conformance with the site plan dated March 23, 2018. 2. Construction shall occur in conformance with the landscape plans dated March 9, 2018, subject to submission of a detailed landscape planting price list for verification of the City's 2-1/2% landscaping requirement at the time of building permit application. 3. Construction shall occur in conformance with the elevation plan dated March 28, 2018. 4. A minimum of one surface parking space and one garage space per unit shall satisfy the parking requirements. 5. Each parking space shall not be less than nine feet wide and 20 feet in length and each space shall be served adequately by access drives. If the stall is adjacent to a curb or a landscaped area, the required length of the space may be reduced by 1.5 feet. 6. Perimeter fencing shall be installed in accordance with the fence plan, dated March 23, 2018, subject to masonry columns along all of the section of fence adjacent to the north property line. 7. Issuance of any building permits shall be contingent upon approval by the City and Dakota County of the retaining wall along the west and south property line. 8. Infiltration basins and underground storm water infiltration system shall be constructed in conformance with the City standards. 9. The property owner shall execute a maintenance agreement or other suitable agreement to be filed with the deed that ensures the perpetual maintenance of all underground storm water infiltration systems and infiltration basins. 10. Construction shall be in conformance with the lighting plan dated March 9, 2018 and all applicable City ordinances. Any site lighting shall consist of downcast, CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 4, 2018 Page 6 of 7 shoebox lighting fixtures or wallpacks with deflector shields which confines the light to the property. 11. Approval of a signage plan is not included with this site plan and building permit authorization. A separate application and signage plan in conformance with the sign regulations must be submitted for review and approval to the City prior to the erection of any signs. Ayes - 4 - Nays — 1 (Scanlan). Commission Scanlan clarified his position as to why he did not support this project. He said it comes down to two items. First the perimeter fence which he believes does not fit the Cobblestone Lake community of livable walkable interaction with your neighbors versus having a fence around you and isolating yourself from the community and not allowing the rest of the community to interact with you. He said they talk about their brand but have lost the whole focus of what the brand for Cobblestone Lake was and do here especially since this is the last major project within Cobblestone and not to carry through with the major concept with the neighborhood. The other thing he had a concern with is the inconsistency of how building materials are used on the product throughout that it is not being done consistently which is out of the norm for any other commercial or residential area within Cobblestone. He said those were his major objections to the project and he has reservations not knowing exacting what is taking place with the wall and how that is going to be and the final materials and colors and so forth. 6. OTHER BUSINESS A. Sketch Plan Review of a Revised Menard's Redevelopment Plan of the Former Hanson Concrete Property. City Planner Tom Lovelace stated no official action is needed. The owner had previous proposals and wishes to receive feedback concerning the proposed revised plans. It is recommended that the Planning Commission not state specifically whether or not they would approve or deny the request, but rather, identify the specific zoning questions or issues they might have with the proposed project. He said Menard, Inc. has submitted revised plans for a proposed development of 50.5 acres of property located at the northwest corner of CSAH 42 and Johnny Cake Ridge Road. The submitted plans identify a 210,000 -sq. ft. store and 420 -space surface parking lot on 20 acres, 18 acres of future office/office warehouse development, and five acres of storm water ponding/open area. The remaining land area would be public road right-of-way. The petitioner has submitted two sets of revised plans. One set includes a proposed land use, site, bike and pedestrian circulation, and phasing plans that focuses specifically on 20 -acre development and the second set lays out plans for the full 50.5 -acre site. The subject property is currently guided "IND" (Industrial) on the 2030 Comprehensive Plan Land Use Map. This category allows offices, assembly, warehouse, manufacturing and other similar CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes April 4, 2018 Page 7 of 7 activities within an enclosed building to limit the amount of dust, noise, odor and other adverse impacts. The current zoning district categories that regulate industrial uses include "I-1" (Limited Industrial), "I-2" (General Industrial) and "BP" (Business Park). A limited percentage of floor space (10% of gross floor area) is permitted for retail activities accessory to the industrial uses. The property is currently zoned "I-2" (General Industrial). General industrial districts are designed to serve the smaller "quasi -industrial" uses, such as machine shops, sign shops, mill -working establishments, and the like. He reviewed the site plan, building elevations, street access to the site and pedestrian access. He said the building elevations will receive more scrutiny at the time of a formal application. He said the next step would be for Menard Inc. to make a formal application. Theron Berg, Menards Inc., provided additional information. Discussion followed. B. 2040 Comprehensive Plan Update — Establishing Dates for Open Houses and Public Hearing. Community Development Director Bruce Nordquist reviewed the scheduled dates for the open houses and public hearing to receive input on the 2040 Comprehensive Plan Update. MOTION: Commissioner Alwin moved, seconded by Commissioner Scanlan approving the scheduled dates. Ayes - 5 - Nays - 0. C. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that the next regular Planning Commission meeting would take place Wednesday, April 18, 2018, at 7:00 p.m. 7. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander asked for a motion to adjourn. MOTION: Commissioner Burke moved, seconded by Commissioner Scanlan to adjourn the meeting at 8:44 p.m. Ayes - 5 - Nays - 0. Respectfully Submitted, Jo F Murphy, Planning 1 epar>s(nt Assistant A rove0 by he Apple Valley arming Commissign on11/0