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HomeMy WebLinkAbout2013-07-17 PACKET 04.A.ii.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # � • DATE 7/17/13 y �il� • PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR **�************************************�******** COUNCIL ACTION REQUEST: Receive and place on file the approved minutes for the Planning Commission's meeting on May 20, 2013. STAFF RECOMMENDATION: Receive and place on file the approved Planning Commission minutes for the meeting on May 20, 2013. BUDGET IMPLICATION: $N/A BUDGETED AMOUNT ADVISORY COMMISSION ACTION � PLANNING ❑ PUBLIC SAFETY ❑ PUBLIC WORKS ❑ PARKS AND RECREATION ❑ HUMAN SERVICES/RIGHTS ❑ ECONOMIC DEV. AUTHORITY ❑ SUPPORTING DOCUMENTS DATE 6/24/13 $N/A N/A ACTUAL AMOUNT FUNDING SOURCE REVIEWED ❑ ❑ ❑ ❑ ❑ ❑ ❑ APPROVED � ❑ ❑ ❑ ❑ ❑ ❑ ❑ MEMO/LETTER: ❑ RESOLUTION: ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Planning Commission minutes from meetings on 5/20/13 ADMINISTRATORS COMMENTS City Administrator DENIED ❑ ❑ ❑ ❑ ❑ ❑ ❑ � Date *:�*****************�**********:�*****�********�** COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER City of Cottage Grove Planning Commission May 20, 2013 A meeting of the Planning Commission was held at Cottage Grove City Hall, 7516 — 80th Street South, Cottage Grove, Minnesota, on Monday, May 20, 2013, in the Council Chambers and telecast on Local Government Cable Channel 16. Call to Order Chair Rostad called the Planning Commission meeting to order at 7:00 p.m. Roll Call Members Present: Ken Brittain, Wayne Johnson, Lise' Rediske, Jim Rostad, Maureen Ventura, Randall Wehrle Members Absent: Elijah Harter, Brian Pearson, Chris Reese Staff Present: Jennifer Levitt, Community Development Director/City Engineer John McCool, Senior Planner John M. Burbank, Senior Planner Emily Schmitz, Code Enforcement Officer Justin Olsen, City Councilmember Approval of Agenda Brittain made a motion to approve the agenda. Rediske seconded, The motion was ap- proved unanimously (6-to-0 vote). Open Forum Rostad asked if anyone wished to address the Planning Commission on any non-agenda item. No one addressed the Commission. Chair's Explanation of the Public Hearing Process Rostad explained the purpose of the Planning Commission, which serves in an advisory capac- ity to the City Council, and that the City Council makes all final decisions. In addition, he ex- plained the process of conducting a public hearing and requested that any person wishing to speak should go to the microphone and state their full name and address for the public record. Public Hearings and Applications 6.1 Kvasager Addition Variance — Case V13-013 Jeff and Kerri Kvasager have applied for a variance to the required 10-foot side yard setback to allow a 900 square foot second story addition to be 7.5 feet from the side property line at 7868 Ivystone Avenue South. Planning Commission Minutes May 20, 2013 Page 2 of 11 McCool summarized the staff report and recommended approval based on the findings of fact and subject to the conditions stipulated in the staff report. Rostad opened the public hearing. No one spoke, Rostad closed the public hearing. Brittain made a motion to approve the side yard setback variance based on the findings of fact and subject to the conditions listed below, Ventura seconded. Findinps of Fact: A. The existing principal structure complies with all the minimum setback requirements for the R-3, Single-family Residential District, which is the zoning district this properly is located within. B, Constructing the proposed addition above the main level and attached two-car garage will not reduce the existing side yard setback along the north side of the principal structure. C. North of the applicant's property is the back yard of a neighboring residential dwelling, The distance between the rear wall of the neighbor's house and their rear lot line, which is also the north side property line of 7868 Ivystone Avenue, is approximate/y 49 feet. D. The proposed addition is consistent with the property's reasonab/e use, will enhance the property's value, and has genera/ architectural characteristics that are similar to other existing residential dwellings in the neighborhood. E. The requested variance is not specifically addressed in the City's Future Vision 2030 Comprehensive Plan, but its residential characteristics are consistent with the low density residential land use designation for this property. F. The unique circumstances to the property were not created by the landowner. G. The purpose of the variance is not based exclusively upon a financial hardship. H. Granting this variance should not be detrimental to the public welfare or injurious to other landowners in the neighborhood. The proposed residential structure will not impair an adequate supply of light and air to adjacent properties. It will not create congestion in the public streets, become a fire danger, or endanger the public's safety. Conditions of Approval: 1. All applicable permits (i.e.; building, electrical, grading, and mechanical) are completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 2. The exterior siding materials and color scheme proposed for this house must be similar to the materials and colors for the existing structure. Planning Commission Minutes May 20, 2013 Page 3 of 11 Motion passed unanimously (6-to-0 vote.) 6.2 Ryland Homes Concept Plan — Case V13-017 Ryland Homes has submitted a concept sketch for a residential development in the Upper Ravine neighborhood of the East Ravine. The concept sketch proposes the platting of 133 lots for detached single-family homes on 69.3 acres of land located west of Jamaica Avenue, south of Military Road, and directly north of The Waters at Michael's Pointe subdivision. Burbank summarized the staff report and asked for feedback from the Commission. Michael Ramme, Ryland Homes, 7599 Anagram Drive, Eden Prairie, Minnesota, stated that Pioneer Engineering will be the engineer for this project and is here to answer any technical questions. He provided an overview of Ryland Homes. He stated that they have taken into consideration the natural amenities on the site, particularly the lake and wetland on the southern portion. They are proposing a trail around the lake in the buffer area, and are amenable to adding eight parking spots by the proposed park and trail area. They also added ponding and infiltration in some of the median areas. Ramme stated that they have a couple of floor plans where the garage is forward and they are requesting that the front setback be 25 feet for both house and garage. The reason they offer garage-forward options is to add differentiation to the neighborhood from those houses that are either flush or setback from the house. Their typical roof pitch is 6/12 with 8/12, 10/12, and 12/12 on the dormers; there are a few models with an 8/12 roof pitch so the houses do not all look the same. He stated that the only issue with the requirement to wrap stone or brick two feet around the sides of the homes, beyond cost, is that brick adds four inches on each side of the house which increases the foundation size and could affect side yard setbacks. He stated that they have a very aggressive timeline and have been working diligently with staff over the last several weeks because their intent is to start construction of utilities and roads this summer and to have a model and lots ready by winter. He explained the home products they offer, noting that information on them was included in the Planning Commission packet. He envisions homes in this area selling from $370,000 to $450,000, with an average price around $420,000. They use LP Smart Side, which is an engineered wood product that is low or no maintenance, all homes will have a nine-foot foundation, nine-foot first floors, four bedrooms, two and a half baths, landscaping, sod, and four-car garages. Ramme also stated that there will be a homeowners association. Brittain asked why there are no lots on the west side of the cul-de-sac. Ramme stated that they only own a portion of that property and based on the setbacks and buffer zones, there would not be enough area for houses on that side of the cul-de-sac. They have not yet looked into purchasing that land. They also feel lots overlooking the lake would be better than having houses on the west side of the road. Brittain asked for a ghost plat for the west side of the cul-de-sac, including home lots or outlots. Burbank stated that an outlot would help from engineering and construction standpoints to accomplish grading for that side of the roadway. Brittain stated that he likes the public access to the lake and locating the park there. He asked where the trail is going and if it will have access to the cul-de-sac road. Ramme responded that the trail continues around the west side of the lake onto property on the Planning Commission Minutes May 20, 2013 Page 4 of 11 southwest of their proposed plat. They have looked into the possibility tying it up through the drainage and utility easement, but this is not the final trail layout. He noted that some of the grades and slopes may necessitate retaining walls. He pointed out on the plat where the trail accesses will be. Ramme explained that they have easement agreements in place with the current property owner and will work with City staff on the details prior to the development agreement. Brittain noted while this proposed development does not have the larger lots widths that are in the Ravine Master Plan, he believes this is a very reasonable implementation as a transition area and is a reasonable use and synergistic with developments that are going to be ongoing in the area. His expectations for the east side of County Road 19 would be to stick closer to the original plans for lot widths. Johnson asked what the plans are for Jamaica Avenue. Burbank responded that improvements to Jamaica Avenue are in the City's Capital Improvement Plan and should be reconstructed in 2014 to coincide with this development. Ventura asked for clarification on garage size. Ramme responded that they offer floor plans with four-car garages on a tandem basis, which does not increase the width of the garage, only its depth. Rostad agreed with Brittain regarding the ghost plat for the cul-de-sac. Rostad asked if anyone from the public had comments or questions on the concept plan. There were none. Brittain made a motion to concur with the staff recommendations listed below for the Ryland Homes Concept Plan with the additional comments from the Commission and to work with the applicant on roof pitches. Johnson seconded. 1, The utility plan for the project shall include utility connections and easements to Woodbury along the northern property line. 2, The preliminary plat design shall identify all park, open space, and trail corridor areas to be dedicated to the public as a component of the Planned Development Overlay. 3. Prior to the re/ease of the final plat for recording, all outlots from The Waters at Michaels Pointe subdivision shall be deeded to the City as outlined in the Devel- opment Agreement. 4. All areas included as publicly dedicated areas shall be platted as outlots and dedicated to the City. 5. The southern neighborhood park design shall include the installation of an off- street parking area sufficiently sized to accommodate eight vehic/es. 6. The preliminary plat and associated site plan shall include the design and installation of an eight-foot wide bituminous trail as depicted on the concept plan. Planning Commission Minutes May 20, 2013 Page 5 of 11 7. All ponding areas associated with the preliminary plat shall be platted as outlots and dedicated to the City. 8. Temporary turn a rounds shall be designed on all dead-ended street connections to adjacent properties. 9. The preliminary plat application shall include the proposal to create a private homeowners association for the subdivision. �0. The buffer strip outlot along and parallel to Jamaica Avenue shall be an average of 75 feet in width and graded with undulating earth-berms where practical and densely landscaped. An underground irrigation system shall be provided for all turf areas. The developer shall provide a landscape design and management plan for how the buffer will be delineated and how the maintenance will be conducted in the delineated area. 11. Landscaped islands shall be provided in the center of all cul-de-sacs. The islands shall be platted as outlots. The homeowners association must own and maintain these outlots. 12.A five-foot wide sidewalk shall be constructed on one side of all local roadways within the subdivision. 13. The minimum front yard setback for the living area of a dwelling must not be /ess than 25 feet and the minimum front yard setback of the attached garage must not be /ess than 30 feet. A minimum 7.5-foot side yard setback is acceptable. 14. The minimum finished floor area for a single-family rambler is �,500 square feet and 2,000 square feet for all othersingle-family designs. 15. The minimum attached garage area shall be 440 square feet. 16. The average lot width shal/ be a minimum of 75 feet measured at the 25-foot minimum front yard setback line. 17.Architectural design is reguired on all foursides of the principal structure. 18. The duplication of house styles with adjacent property house styles and co/ors shal/ be prohibited in the final site design criteria. �9.A minimum of 20 percent of the front fa�ade is covered by brick, stone, stucco, or cementious board or equivalent product approved by the community Development Staff, The front fa�ade area does not include windows, door areas, or garage doors. 20. The front fa�ade siding shall consist of LP siding, cementious board, or equivalent product approved by the Community Development Staff. Vinyl siding is prohibited. 21. Garage setbacks shall not be greater than six feet in front of the house. Planning Commission Minutes May 20, 2013 Page 6 of 11 22. The minimum roof pitch for the main roof s/ope is an 8/12 pitch, 23. Brick or stone front fa�ade must wrap around the front corners and extend a minimum of 24 inches along each side wall. 24. The required wetland buffer must average 100 feet with a 50-foot minimum width and shall be dedicated to the City. 25. Windows, doors, and garage doors must have low or no maintenance trim on all four sides of the dwelling. 26. Ravine Parkway shall have a minimum right-of-way of 140 feet in width and shall be designed to City standard details for Major Roadways (landscaping, hardscape stamped colored concrete, and decorative lighting). 27. An updated wetland delineation report shall be submitted with the preliminary plat application. Motion passed unanimously (6-to-0 vote), 6.3 Summerhill Senior Housing Concept Plan — Case C13-014 Rygh LLC submitted a concept plan review of a proposed senior housing building that will consist of a total of 66 units (54 congregate living and 12 memory care) to be located on Pine Arbor Drive at the northwest intersection of 70th Street and Hinton Avenue. Burbank summarized the staff report and asked for feedback from the Commission. Dana Wollschlager, Ecumen, 3530 Lexington Avenue North, Shoreview, stated that they have partnered with Mike Rygh to help develop and manage this community should it move forward. This proposed community would consist of 54 units of congregate housing and ser- vices for individuals 65 and older and 12 apartments for people who suffer from memory loss and dementia issues. The proposed building would be about 100,000 square feet and would include a commercial kitchen, formal dining room, a cafe, a large grand atrium and lobby, library, media room, club lounge, game room, guest suite, outdoor patio, and barber/beauty shop. There is continued growth for senior housing services in Cottage Grove. Wollschlager stated they believe the bulk of the traffic would be mostly those residents who still drive coming and going from the facility. They anticipate 23 full-time equivalent employees in this building covering three shifts. The majority of employees in their facilities come from the primary market area. They also anticipate this will generate property tax revenue. Ward Isaacson, Principal at Pope Architects, 1295 Bandana Boulevard, St. Paul, pointed out some of the design features and amenities in the building. He explained that the building's proposed location towards Hinton and 70th Street is to allow parking to come off Pine Arbor Drive to mitigate traffic issues and would also create a dramatic front entry. They would like to work with the City on some type of site feature outside of the property line, such as a fountain with site signage. He displayed drawings and described the proposed site plan and building. Planning Commission Minutes May 20, 2013 Page 7 of 11 Johnson stated that he sees value in this type of project. He asked if there would be a cafe- teria on site or would the employees that would be leaving for lunch and using restaurants in the city. Wollschlager responded that more from the day shift may go out during lunch breaks. She clarified that there could be about 40 full and part-time staff at the facility. Johnson asked about emergency responses and sirens. Wollschlager stated that typically the staff at their facilities has good relationships with the first responders and only about 20 percent of calls require sirens. Mike Rygh, 505 Lakeside Drive, Bayport, stated that he owns the property. He explained that the proposed senior housing facility would fit in with the existing townhouses, which would allow people to age in place, and the medical building. He stated that the owner of the Holi- day station reportedly supports the proposed this facility. Rygh noted that they have mar- keted that property as retail space for 10 years, but with the vacancies around town there is no a demand for more retail in the area. Rostad expressed concern about having a three-story building in close proximity to 70th Street and asked if there are other tall buildings close to residential properties. Burbank listed as examples the Crossroads Church building on 80th and Jamaica; St. Luke's Church, which is across 70th Street from the proposed building; and the apartment complex on East Point Douglas Road. Rygh stated that this site slopes from the road down into 70th Street so the building is being built on the lowest part of the site. Rostad agrees with the location of the one-story memory care portion. He also believes more senior housing is needed and that this facility would be a good fit. Johnson asked how they will ensure that the noise at the intersection does not bother the residents. Wollschlager noted that most of the customers they serve have some hearing loss issues, so that is not as big a concern. Brittain agreed that this type of service is an asset to the city. He is concerned about having a three-story building right off 70th Street in a residential area. He asked how tall the medical building is in comparison to the proposed facility. Isaacson stated that it is higher up on the site, so the top of the building is at the mid-point of where their hip roof would be. Brittain stated that it could potentially dwarf the buildings in the area. Isaacson explained that the drawings are only concepts and they are still working on the exterior design. Some options include keeping the roof line down, breaking up the roof line and the fa�ade, and making it look like a series of row houses instead one big fa�ade of the same material. Brittain noted that that the single-story memory care portion is an attempt at sensitivity to the adjacent residential neighborhood but then it jumps up to three stories. He asked if they considered a two-story building. Isaacson stated that they have considered stepping both ends of the three-story portion with two-story sections, which would then step down to the one-story memory care area. Brittain then asked if there would be a roundabout at the 70th and Hinton intersection. Levitt responded that the City and County partnered on a study in 2008 to look at different intersection controls, which included a roundabout and a standard signalized in- tersection. A roundabout could help mitigate some of the concerns about the right-in/right-out on 70th Street. Brittain commented that the building footprint should be setback from the road far enough to maintain access for traffic improvements. He also does not think there should be left turns allowed at the right-in/right-out intersection. Levitt stated that when the original PUD was approved, the County was very specific about access management on Planning Commission Minutes May 20, 2013 Page8of11 70th Street and she does not believe the County would allow a full access movement out of that area. With a roundabout, the left turn movement could be enhanced. Rostad asked if the residents are concerned about not being able to turn left at the right- in/right-out access. Rygh stated he does not believe that is what their concern is. He also noted that the senior housing would generate less traffic than retail would. Rostad asked if there were any comments from the public. Geraldine Strong, 6964 Pine Arbor Alcove South, stated that she lives on that corner and does not want to see that opened up. Traffic is loud going down the hill. She prefers senior housing instead of retail. Steve Cavalluzzi, 6840 Pine Arbor Lane South, stated that the right-in/right-out makes sense for that area because of the speed on 70th Street. He stated that he has a direct view of that vacant lot. His concern would be the aesthetics of the building. The clinic and existing retail building are brick and stone. If any building goes up, it should look similar to what is in the area currently. He is also concerned about traffic. He suggested that landscaping should in- clude berming and trees that could buffer traffic noise. He also asked for a sidewalk to Hinton and crosswalks on Hinton Avenue. Mary Ann Slaikeu, 6867 Pine Arbor Court South, stated that she supports this building. She does not believe retail would be a good fit in that area. She expressed concern about pede- strian use of a roundabout. Mark Wilde, 6837 Pine Arbor Court South, stated that he is very much in favor of the senior housing proposal. There is plenty of available retail space in the city. There were no other comments from the public. Rediske stated that she likes the aesthetics of the proposed concept plan and believes it would be unique. She also thinks the setback is appropriate. She asked about elevators in the building. Isaacson responded that three elevators are planned and he pointed out the tentative locations on the building plan. Rediske asked if they could accommodate a hospital bed. Isaacson said yes. Rediske asked if each unit would have laundry facilities. Wollschlager stated that the intent is to have a washer and dryer in each unit on the congre- gate housing side. On the memory care side, there would be a central laundry area. Rediske asked if there are plans for a transition care unit. Wollschlager replied yes. Rediske then asked if there would be another traffic survey if this project goes further. Burbank responded yes. Ventura stated that she is recusing herself from the vote due to a working relationship with the applicant. Rediske suggested a condition adding sidewalks and crosswalks in the area. Rediske made a motion to recommend approval of the preliminary Summerhill Senior Housing Concept Plan. Wehrle seconded, Planning Commission Minutes May 20, 2013 Page 9 of 11 Motion passed unanimously (5-to-0 vote, with 1 abstention). Discussion Items 7.1 Off-Street Parking Requirements Schmitz summarized the staff report and asked for feedback from the Commission. The Commission discussed lack of visitor parking at senior housing developments, particularly during events and holidays. The group discussed the possibility of sharing parking with adja- cent properties during special events, holidays and peak parking demands. Staff stated that additional research will be done to compare off-street parking regulations to other cities. Parking requirements for restaurants, retail centers, and single businesses and determining the best way to calculate the required minimum number of parking spaces would be evaluated. McCool stated that staff will research off-street parking regulations by other communities to determine if a zoning text amendment should be recommended. 7.2 Subdivision Ordinance Surety Text Amendment — Case TA13-016 An amendment to the City's Subdivision Ordinance to change the amount of financial sureties that the City requires from developers for construction of public improvements. Levitt summarized the staff report. She stated that this amendment will be brought back to the Planning Commission for a public hearing at the June meeting. Johnson asked if other cities had recently dropped their requirements or has Cottage Grove always been higher. Levitt responded the City was probably high for a period of time. Johnson asked if there was an experience that put those fees at that level. McCool re- sponded that historically for landscaping improvements it has always been 150 percent, and a lot of cities have probably reduced their percentage recently. He also stated other entities, such as financial institutions, the developer, and title companies, want their certain percen- tage of guarantee, and the City felt that there were enough guarantees by these other agencies that the City would not need 150 percent. Werhle asked why the on-site surety would remain at 150 percent. Levitt explained that typi- cally landscaping improvements on commercial sites are 150 percent, so to stay consistent with requirements for the commercial sector, that same principle is being applied to residen- tial developments. Rostad stated that it makes sense to be competitive with other cities. Approval of Planning Commission Minutes of April 22, 2013 Brittain made a motion to approve the minutes from the April 22, 2013, Planning Commission meeting. Wehrle seconded. Motion passed unanimously (6-to-0 vote). Planning Commission Minutes May 20, 2013 Page 10 of 11 Reports 9.1 Recap of May City Council Meetings Levitt reported that at their May 15 meeting the City Council approved the development agreement for Mississippi Dunes 4th Addition, amended the zoning ordinance allow�ng li- mited automotive sales inside the principal structure as an accessory use with automotive repair, and approved the two setback variances for new houses on Hyde Avenue. Prior to the City Council meeting, on May 14 the Public Safety Commission held a very lengthy dis- cussion and heard a presentation by Chicken Run Rescue about chickens. The Council discussed the findings by the Public Safety Commission, and their final decision was to amend the City Code to allow poultry and fowl on lots that are a minimum of three acres in- stead of five acres with requirements for setbacks, coop performance standards, possibly li- censing, and limiting the number of birds that could be on the property. The public hearing will be held at the June Planning Commission meeting. Olsen noted that development is starting to increase in Cottage Grove, both residential and commercial. The Mayor and Economic Development Director are at the International Council of Shopping Centers convention and have received a lot of positive feedback. Rostad noted that at the All Commission Meeting, the Mayor reported that there were several possible projects and he asked if those are progressing. Olsen responded that those projects are somewhere between letters of intent and putting money down. 9.2 Response to Planning Commission Inquiries ►f�C•Tir 9.3 Planning Commission Requests Wehrle stated that there is a proposed housing development in Woodbury that will be very close to Cottage Grove and asked if that will impact the housing developments in Cottage Grove or if it is all coordinated. Levitt responded that they are coordinated because we work closely with the City of Woodbury, such as with the alignment of Pioneer Road to the north. The Upper Ravine area in Cottage Grove has a unique marketing niche that Woodbury does not have, including very favorable land prices and utilities that are already stubbed which make those parcels readily available. Johnson noted that it seems that there should be more people going out to lunch in Cottage Grove, with all the businesses in the industrial park. He asked if those are not the type of businesses where people go out at lunch time. Olsen responded that the City has done mar- ket studies through the EDA and in terms of the overall job population, there are not as many of the "longer lunch" type of jobs; it is more a"30-minute lunch crowd," which tends to go to fast food restaurants. He stated that this is a multi-pronged approach: adding commercial development with living wage jobs that would draw people to the city to live. Rostad asked about development of larger office buildings, which he believes is the component that brings the "longer lunch crowd." Olsen responded that is being looked at. Brittain asked about the refrigerated truck parked at Bonngard's. Burbank stated that staff is working on that. Planning Commission Minutes May 20, 2013 Page 11 of 11 Adjournment Ventura made a motion to adjourn the meeting. Rediske seconded, Motion passed unanimously (6-to-0 vote). The meeting adjourned at 9:36 p.m.