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HomeMy WebLinkAbout08/15/2012. CALL TO ORDER CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES AUGUST 15, 2012 The City of Apple Valley Planning Commission meeting was called to order by Chair Melander at 7:00 p.m. Members Present: Tom Melander, Keith Diekmann, Paul Scanlan, David Schindler, and Brian Wasserman. Members Absent: Ken Alwin and Tim Burke. Staff Present: Community Development Director Bruce Nordquist, City Planner Tom Lovelace, City Attorney Sharon Hills, City Engineer Colin Manson and Department Assistant Joan Murphy. 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the agenda. MOTION: Commissioner Diekmann moved, seconded by Commissioner Scanlan, approving the agenda. Ayes - 4 - Nays - 0. . APPROVAL OF MINUTES OF AUGUST 1, 2012. Chair Melander asked if there were any changes to the minutes. Hearing none he called for a motion. MOTION: Commissioner Wasserman moved, seconded by Commissioner Scanlan, approving the minutes of the meeting of August 1, 2012, as written. Ayes - 3 - Nays — 0 Abstained — 1 (Diekmann). Commissioner Schindler arrived at 7:01 p.m. 4. CONSENT ITEMS --NONE-- 5. PUBLIC HEARINGS --NONE-- 6. LAND USE/ACTION ITEMS A. Cortland Addition — Consideration of rezoning and subdivision of approximately 88 acres to allow for 182-lot single-family residential development. (PC12-25-ZS) CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 15, 2012 Page 2 of 5 City Planner Tom Lovelace stated the applicant, D. R. Horton, Inc. — Minnesota and Fischer Sand and Aggregate Co., are requesting approval of a rezoning of approximately 53 acres of "M-3C" (Multiple Family Residential/3-6 units per acre) and 11 acres of "M-6C" (Multiple Family Residential/6- 12 units per acre) zoned property to "R-3" (Single Family Residential/11,000 sq. ft. min lot area) and approval of the subdivision by preliminary plat of 88 acres to create 182 single- family residential lots, a 6.27-acre ponding area, and a 5.56-acre public park. The site is located in the southeast corner of future Embry Path and CSAH 42 and is the location of a former sand and gravel mining operation. The property would be rezoned from "M-3C" and "M- 6C" to "R-3". The proposed neighborhood park would be rezoned to "P" (Institutional) which could be done at a later date. Development is expected to be done in two or more phases. Retaining walls would be constructed continuous across the rear of some lots. The sanitary sewer and water main to serve the first phase of the development could be extended east and south on Road 2. This will eliminate the need to extend these between Lots 14 and 15, Block 1. The existing storm trunk line would need to be rerouted with the project in accordance with the City Engineer's recommendations. An existing trunk sanitary sewer lines run east/west approximately 550 south of the north property and another that north/south along the east property line. These lines should be removed or abandoned, and the easements vacated. This could be done during Phase II. Embry Path would be extended northward and would intersect with CSAH 42 approximately 1,000 feet east of Pilot Knob Road, which falls between the 3/4-and right in/right out intersection distance This intersection would be designed and constructed as a 3/4-intersection. Six locations had been identified where the horizontal curvature of the roadway does not allow for adequate stopping sight distance. The applicant shall adjust these curves to comply with City engineering standards. Sidewalks would be installed on both sides of the street in accordance with the City's adopted Trail and Sidewalk Policies. Access restriction easements would be dedicated along the rear lot lines of Lots 1-6, Block 1 and Lots 1-7, Block 4 that would restrict direct access to 155th Street West/Dodd Boulevard. Commissioner Diekmann, referring to the north/south existing sanitary sewer, inquired if it was normal procedure to abandon the old sewer lines rather than to remove them. He questioned if the recommendation should be revised to have the existing sanitary sewer removed rather than reading removed or abandoned. Mr. Lovelace stated that had been discussed with the City Engineer if they could abandon the lines and till them and that may be adequate. The discussion had not been finalized. City Engineer Colin Manson responded that generally they look at both options when they have a line that is no longer to be in service. One option would be complete removal and the other option would be to abandon the line in place. When a pipeline is abandoned in place it is completely CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 15, 2012 Page 3 of 5 disconnected from the system and is filled with a flowable fill or sand to avoid any potential collapse in the future and completely capped off that line. He stated this has not been reviewed yet as to which option would be used. Commissioner Diekmann asked for clarification, that rather or not the existing sanitary sewer would be abandoned or removed, that the easement would be vacated. Mr. Lovelace answered yes. Commissioner Scanlan asked for review of street classifications and traffic flow reports and if the reports were from an independent study or done by City staff. Mr. Lovelace stated the analysis was done based on the 2030 projections of the type of traffic that would use Embry Path rather this development, future developments to the west or developments to the north of County Road 42. He stated the study was conducted by City staff. Commissioner Scanlan expressed concern for the amount of traffic that flows east on Dodd Blvd. from the commercial area of Cobblestone Lake. He anticipates the traffic cutting east on Dodd Blvd. then going onto Embry Path. His concern was for the 14 lots that have driveway access directly onto Embry Path. Mr. Lovelace said it has always been a concern of the City and that is why they did the traffic analysis. The City is comfortable that if 152nd Street would be designed south of those 14 lots that the traffic impact would be lessened to those lots and the City would not have an issue with driveways fronting off of Embry Path. Commissioner Scanlan asked if the applicant provided any other design without driveways entering onto Embry Path as an alternative design to this. Mr. Lovelace answered no. The City would have asked them to do a change if the traffic study analysis would have shown an increase in the amount of traffic. Commissioner Scanlan questioned the diagram showing the wall/berm area and tried to visualize what was on the property now. He stated he remembered it differently than what was presented. Mr. Manson answered the diagram showed the grade necessary to provide a stable slope based on the top of the existing hill that is out there when they are done grading for the development in both the scenario with or without a retaining wall. He stated that the grades that are out there today are much steeper than what would be anticipated based on the drawing. Better terminology would be a proposed grade without a retaining wall versus with a retaining wall. MOTION: Commissioner Diekmann moved, seconded by Commissioner Wasserman, approving the rezoning of approximately 53 acres of "M-3C" (Multiple Family Residential/3-6 units per acre) and 11 acres of "M-6C" (Multiple Family Residential CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 15, 2012 Page 4 of 5 /6 -12 units per acre) zoned property to "R -3" (Single Family Residential /11,000 sq. ft. min lot area). Ayes - 5 - Nays — 0. MOTION: Commissioner Diekmann moved, seconded by Commissioner Wasserman, approving the subdivision by preliminary plat of 88 acres to create up to 178 single - family residential lots, a 6.27 -acre ponding area, and 5.56 -acre public park, subject to the following conditions: • The north 175 feet Embry Path shall have a dedicated 80 -foot right -of -way. • Sidewalks, a minimum of 5 -feet wide shall be constructed on both sides of all public local streets serving the plat and along the east side of Embry Path. • An 8 -foot wide pathway shall be constructed along C SAH 42. • A 12 -foot wide pathway easement shall be dedicated and an 8 -foot wide pathway shall be constructed between Lots 14 and 15, Block 1 in Phase I and Lots 34 and 35, Block 4, of Phase II. • The EOF (emergency overflow) in the SW corner of Lot 6 Block 1 shall be identified. • The EOF between lots 17 & 16 Block 4 shall be identified. • The applicant shall adjust road grades so the minimum slope is 0.75 %. • The applicant shall submit calculations showing how they proposed to meet the storm water non - degradation requirements. • A cross section of the pond along with proposed construction materials shall be provided. • The most easterly 150 feet right -of -way for 152nd Street West where it intersects with Embry Path shall be dedicated on the final plat. • Access restriction easements shall be dedicated along the rear lot lines of Lots 1- 6, Block 1 and Lots 1 -7, Block 4 that will restrict direct access to 155th Street West /Dodd Boulevard. • The Embry Path /CSAH 42intersection shall be designed and constructed as a 3 /4 intersection. • Embry Path shall be constructed from its current location south of Outlot A to the south lot line of Lot 21, Block 1 and shall terminate with a temporary cul -de -sac designed to City specifications. • The existing storm trunk line will be rerouted and shall be extended along Embry Path to Road 5 and follow the alignment of Road 5 east and south. • The existing trunk sanitary sewer line that runs east -west shall be removed. • The north -south existing trunk sanitary sewer shall be removed or abandoned. • The horizontal curvature of the streets within the plat shall comply with City engineering standards. Commissioner Scanlan commented he was in favor of the reduced density of the zoning change but has struggled since the sketch plan review regarding Embry Path and the driveways entering onto Embry Path. He felt that starting with a scratch development plan there should have been some alternative designs to look at that would eliminate those driveways entering on Embry Path and believed there would CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes August 15, 2012 Page 5 of 5 be a considerable amount of traffic volume from the Cobblestone Lake retail development that would be using Embry Path as a pathway to County Road 42. He said he would not be supporting the second motion. Ayes - 4 - Nays — 1 (Scanlan). B. Cub Foods Addition — Consideration of a proposed replat of an existing 11.6-acre lot into three (3) lots for future commercial/retail development on two small lots located directly adjacent to 153rd Street West, with the remaining lot being the location of the existing Cub Foods grocery store, which will be reduced in size by 20,000 square feet. (PC12-24-S) LOCATION: 15350 Cedar Avenue PETITIONER: Oppidan, Inc. and SVH Realty, Inc. (This item had been tabled) 7. OTHER BUSINESS A. Review of upcoming schedule and other updates. Community Development Director Bruce Nordquist stated that the next Planning Commission meeting would take place Wednesday, September 5, 2012, at 7:00 p.m. 8. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Melander asked for a motion to adjourn. MOTION: Commissioner Schindler moved, seconded by Commissioner Wasserman to adjourn the meeting at 7:37 p.m. Ayes - 5 - Nays - 0. Re ectfully Submitted, 1I 4 L /41A JoaI Murphy, Plannin Depa, ent Assistant Approved by the Apple Valley Planning Commission on