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HomeMy WebLinkAbout2014-04-02 PACKET 04.A.ii.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # � ' • DATE 4/2/14 � . >) . . 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 February 24, 2014.. STAFF RECOMMENDATION Receive and place on file the approved Planning Commission minutes for the meeting on February 24, 2014. 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 3/24/14 $N/A N/A ACTUAL AMOUNT FUNDING SOURCE REVIEWED ❑ ❑ ❑ ❑ ❑ ❑ ❑ APPROVED � ❑ ❑ ❑ ❑ ❑ ❑ DENIED ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ MEMO/LETTER: ❑ RESOLUTION: ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Planning Commission minutes from meeting on February 24, 2014 ADMINISTRATORS COMMENTS �' �� � � � 7 � City Administrator Date **********************�************************* COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER City of Cottage Grove Planning Commission February 24, 2014 A meeting of the Planning Commission was held at Cottage Grove City Hall, 12800 Ravine Parkway South, Cottage Grove, Minnesota, on Monday, February 24, 2014, 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, Jody Imdieke, Wayne Johnson, Lise' Rediske, Jim Rostad Members Absent: Elijah Harter, Chris Reese, Maureen Ventura, Randall Wehrle Staff Present: Jennifer Levitt, Community Development Director/City Engineer John McCool, Senior Planner John M. Burbank, Senior Planner Justin Olsen, City Councilmember Approval of Agenda Brittain made a motion to approve the agenda. Rediske seconded. The motion was ap- proved unanimously (5-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. (Brittain arrived at 7:04 p.m.) Public Hearings and Applications 6.1 Bothe Property Concept Plan — Case C2014-003 Lennar Corporation has applied for a concept plan review of a proposed residential sub- division consisting of 302 single family homes to be located north of 65th Street between Ideal Avenue and Inwood Avenue. Planning Commission Minutes February 24, 2014 Page 2 of 10 McCool summarized the staff report and recommended approval subject to the conditions stipulated in the staff report. Brittain asked for staff's recommendation on Woodbury's request to close off Tower Drive and the road to the east. McCool stated that Cottage Grove and Woodbury staff have met to discuss this development, including road connections. The City of Woodbury is looking to make a new connection to Military Road west of Sunny Hill Drive (Inwood Avenue in Cottage Grove), eliminating the connection of Sunny Hill Drive to Military Road, and providing for a future road connection to the east of Sunny Hill Drive. That would pose a challenge to Cot- tage Grove on what to do with the section of Inwood Avenue along the east side of the prop- erty. This will be an ongoing conversation with the City of Woodbury, property owners, and developers. Staff anticipates that section of Inwood Avenue would continue to exist and could connect to Ravine Parkway but a section of 65th Street would no longer be needed and could be vacated and discontinued. Tower Drive is the northerly extension of Ideal Ave- nue in Cottage Grove. A portion of Ideal Avenue was vacated several years ago and relo- cated to discourage cut-through traffic in the Pinecliff residential neighborhood. There is access from 60th Street to Tower Drive that connects to Hinton Avenue in Woodbury. The City of Woodbury would continue to use that connection but have concerns for its design. This section of Tower Drive is a rural road with swales along the sides. The City of Wood- bury is not prepared to improve Tower Drive to urban standards at this time. Johnson asked if the building standards for Cottage Grove and Woodbury are similar so the houses would not look drastically different. McCool responded that they should be similar. The City of Woodbury has identified this as a future growth area for detached single family homes. Their lot area requirements would be comparable to what is being proposed in this development. Rostad noted that the 19-acre parcel in Woodbury isn't planned to have city water or sewer, based on their master plan. He asked how that area would be serviced with sewer and water. McCool responded that the City of Cottage Grove has the capability of extending utili- ties to serve that area. The City of Woodbury is open to that idea, but they said is if city utilities were provided, they would require one-acre minimum lots. They feel that the one- acre lot size would be a transition between their three-acre lot minimums to the north and the urban development to the south. Rostad stated that if Woodbury requires one-acre minimum lot sizes, the concept plan would need to be changed. McCool responded that would be a conversation between the landowner/developer and the City of Woodbury. Joe Jablonski and Paul Tabone were in attendance representing Lennar Corporation, 16305 36th Avenue, Suite 600, Plymouth, Minnesota. Jablonski stated that they submitted a con- cept plan to the City of Woodbury for the 19 acres to the north. Ne pointed out a heavy black line on the plan that represents the current sewer service area. Everything to the west of that line is able to be served either through Pinecliff or the subdivision to the south. Everything to the east will have to be serviced by future extension from the east. The heavy line that zig- zags back and forth is based on elevation and gravity feeds. He explained that their plan includes seven to nine phases, and they intend to start with the areas that are able to be serviced first. They need to figure out how to get the utility lines from the east across two large parcels of land to their development. They don't believe they will start development this year. Lot sizes in this development will be a little larger than what is required in the R-3 zoning district. They are looking for feedback to see if this is how the Commission envisions Planning Commission Minutes February 24, 2014 Page 3 of 10 the property being developed. Jablonski then noted that there is a trailway connection running through the middle of the development that would connect Sunny Hill Park to the water basins. Imdieke asked how many NextGen houses they are envisioning for this development. Jablonski responded they anticipate somewhere between five and ten percent at most. Lennar has presented it to a number of different cities, and each city has their own set of standards and concerns. Cottage Grove may view it as a duplex but they could revise the design of the homes to help change that view. Their intention is for this to be one home with a separate living area within it, and to have one address, one utility service, and one furnace. They have done customer focus groups and held open houses. There was interest for this type of home for families with elderly parents, families that have adult kids with special needs, nanny-type living situations, and families with snow-bird parents. Johnson stated that in some cities duplexes require separate heating systems and asked if Cottage Grove requires that. McCool responded that a separate mechanical system is not required. Rostad asked if they had marketing data that shows what percentage of homes could be NextGen homes. Jablonski stated they did not have this information, but this type of home is very popular in the south. Johnson asked about parking and garage space. Jablonski stated that there is a separate garage stall for the unit. Imdieke asked if those homes would go on bigger lots, would driveways be bigger to ac- commodate those vehicles, or would there be more street parking. Jablonski responded that they don't anticipate any additional parking needs than for a typical home. The homes are designed to fit on either of the two lot sizes they are proposing. Rediske asked if they would still be considered single-family homes. Jablonski stated that in their definition they would be but Cottage Grove's current code considered them to be dup- lexes. Rediske asked what the benefit is from having two addresses. McCool responded for public safety reasons. Imdieke asked if there would be sound proofing material between the private suite and the rest of the house. Jablonski responded that it is a typical wall, such as the wall between two bedrooms. Rediske asked how many houses per phase would be built. Jablonski responded 30 to 50 houses in each phase. He noted that they anticipate the build out cycle nine to ten years. Rediske asked if there would be a homeowners association and when would it be initiated. Jablonski responded that Lennar, as the builder/developer, maintains architectural control until the last house is sold, but they initiate fees and activate the association as soon as the improvements that require payment and maintenance are completed, such as entrance monuments or center islands. Johnson asked about the price range for the homes. Jablonski stated that they are looking at initiating the first product sales in the $350,000 range. Rostad opened the public hearing. Planning Commission Minutes February 24, 2014 Page 4 of 10 Joan Treichel, 6673 Inskip Avenue South, asked for more information on the parkway, the roads coming onto 65th Street, and how Inwood north of 65th Street, which is a dirt road, would be developed. McCool responded that as part of the future development for that area, the City would require the part of Inwood Avenue from 65th Street to Ravine Parkway be up- dated to urban standards. Staff will evaluate if the section of Inwood Avenue, between the Parkway and 60th Street, is needed. There are no lots that would connect to it, there is a stormwater pond on the west side of the roadway, and it would be a lot of road to maintain. At this time, the City would consider abandoning that part of the road and discontinuing it. Bob Seiford, 6567 Innsdale Avenue South, asked if 65th Street would be widened. McCool responded yes, it would need to transition wider as it moves east for Ravine Parkway. Seiford asked if any of his lot would be taken to widen the road. McCool stated that it staff does not foresee taking any land on the south side of 65th Street; the new development and new roadway would be to the north side of 65th Street. Seiford stated that Innsdale is the main route going into that development and asked how the extra traffic will be handled. McCool responded that is the primary reason for Ravine Parkway, which is a collector road- way. It would extend to Jamaica Avenue and transition into 65th Street. In the future there could be a collector roadway that would go to the north and connect to Military Road. Seiford asked if there would be any traffic control devices such as stop signs or stop lights. McCool stated there would be stop signs on Idsen and Innsdale Avenues but Ravine Parkway would be free flowing. Rediske asked Seiford what he estimates the traffic speeds are in that area. Seiford responded way too fast. Rediske asked what the posted speed limit is. Seiford ans- wered that it is 40 miles per hour on 65th Street and 30 on the intersecting roads. McCool explained that the design of Ravine Parkway, which is a collector roadway, has always been identified as a two-lane road with a 30 mile per hour speed limit. Sal Aversano, 8414 66th Street South, stated that they have a beautiful backyard that backs up onto 65th Street with a beautiful farm area behind them. He does not want to see 65th Street closed. Rostad explained that 65th Street would remain open and would connect to Ravine Parkway. Aversano asked if the intersection of 65th Street and Hinton Avenue would stay the same. McCool responded yes. Robert Young, 7930 65th Street South, stated that he owns the five-acre parcel across from the Bothe property on the corner, and asked if the road is going to be widened when they start the project. McCool showed on the map where the road improvements and widening would occur. He stated that Ideal Avenue would be upgraded to urban standards with curb and gutter on both sides and a 28-foot width. Young asked why his property is platted on the concept plan with a cul-de-sac lined up to the proposed development. McCool responded that with concept plans there are always questions about what could happen with adjoining properties.. The ghost plat layout for the Young's property is not set in stone. Jayne Ciodaru, 8348 66th Street South, stated that her property backs onto 65th Street, so all the new development will be behind her property. She asked for clarification on the sani- tary sewer lines. McCool responded that a sanitary trunk sewer line would extend to the west from Jamaica Avenue to serve the eastern portion. Ciodaru asked if that would be part of the large sewer line coming down through Woodbury in the East Ravine area. McCool stated that the Watershed District is installing a stormwater pipe. Ciodaru asked if there would be sewage issues in the area behind her property. Jablonski stated that the capacity on the west side is shared by both the Pinecliff and Highlands neighborhoods, and there would be a Planning Commission Minutes February 24, 2014 Page 5 of 10 tie-in of sewage capacity going to the West Draw to the west and through the Highlands neighborhood to the south. There would be two connection points for that western part of the neighborhood and would not affect anything within that neighborhood. The City will study sewage capacities for the pipes before they allow hooking into them. Based on gravity and elevations, some will flow south and some to the east. Ciodaru asked about the trail system and how many ways can people access the new trail system from 65th Street. McCool re- sponded that there would be a sidewalk on one side of Ravine Parkway/65th Street and a trail on the south side; a trail is an eight-foot wide bituminous and a sidewalk has a minimum of six feet in width. In the staff report it was recommended that sidewalks be provided on at least one side of the street. The exception to that is the entrance roadways, which would have sidewalks on both sides of the road from Ravine Parkway to the first intersecting street. The trail system would be part of the public open space and the public will have access to it. Craig Alberg, 8175 65th Street South, asked if the Ravine Parkway connection is a recon- struction of 65th Street to old Tower Drive. Levitt responded that it would be a full re- construct. When the County did Hinton Avenue a few years ago, they reconstructed 65th Street at the intersection to provide that transition section; with the larger right-of-way, the City would fully reconstruct 65th Street and the existing section would also be upgraded. She noted that Ravine Parkway, which is the road to City Hall, would have decorative lighting, sidewalk/trail connections, decorative median sections, colored and stamped concrete, and a higher level of landscaping. The section from Hinton to Inwood would be fully reconstructed to a curb and gutter city street section. Alberg asked if that is planned as part of the first phase of development. Levitt stated that phasing for the road work has not been discussed with the developer yet. Alberg asked if that improvement would include utilities. Levitt stated that the area is already served by sanitary sewer and water, so the only utilities required would be a storm sewer system to facilitate curb and gutter and the decorative street lighting. Alberg stated that he is currently on well and septic and asked if sewer and water would be coming. Levitt responded that would be available upon petition to the City. Alberg asked if the improvements would be assessed to the property owners. Levitt stated that properties immediately adjacent to 65th Street and receive access off 65th Street would be assessed for the improvements. Rediske asked if properties that back up to 65th Street would not be assessed. Levitt responded that was correct. Alberg how that assessment would be levied as he is the only homeowner affected. Levitt explained the assessment policy that was de- veloped by the City's Infrastructure Management Task Force. Brittain noted that this project would include upgrading the roadway to a parkway, which is a much larger project, but typi- cally properties are only assessed for the cost of improvements to a normal city street, not for the bigger project. Alice Young, 7930 65th Street South, asked if the assessment policy for 65th Street/Ravine Parkway would only include the cost for improving the street in most residential neighbor- hoods and not all the extras for the Parkway. She stated that when they were assessed for the improvements to 65th Street from Ideal Avenue to Hinton Avenue, the assessment in- cluded amounts for three phantom lots that they were told that their lot could accommodate for future development. Brittain stated that his statement was for areas that were already subdivided. He is not familiar with the Young's situation. Rostad stated that the process is controlled by Minnesota statutes. Levitt noted that the IMTF policy has changed since the Young's property was assessed. Planning Commission Minutes February 24, 2014 Page 6 of 10 Jerrod Treichel, 6673 Inskip Avenue South, asked what is going to happen to the section of 65th Street that will be closed. McCool responded that if it is vacated and discontinued there is the opportunity to sell it back to adjoining property owners, it could be a trail corridor to the Dodge Nature Center property although the Parks Director is not recommending there be a trail within that corridor, or it would just remain as City-owned open space but that could be a maintenance issue for the City. Rostad asked if anyone else wanted to speak. No one e/se spoke. Rostad closed the public hearing. Rediske asked if a water tower would be installed for this development. Levitt responded that the existing water towers will facilitate the necessary volume and pressure needed to feed this development. Imdieke stated that the new Ravine Parkway is going to feed into the existing 65th Street for these new developments and asked where traffic is expected to flow from this development to area freeways. McCool responded that there is a network of transportation systems in the area; local streets would connect to a collector road that goes to an arterial street. In this case, Hinton Avenue and 65th Street are minor arterial roadways, and Inwood Avenue and the streets in the development are local streets. He explained various ways residents would be able to access the highways and freeways from the development. Imdieke asked if the City's current infrastructure could support that many homes in that location. McCool answered yes, that is the future growth area for the Upper Ravine. Brittain asked if there were any discussions with the homeowner of the five-acre property on the southeast corner of potentially including that parcel in their developments. Jablonski re- sponded that there have not been any discussions at this point but they can certainly contact them in the future. Brittain stated that with respect to the concept plan, he believes this proposal provides a good balance and some flexibility for housing stock and lot sizes as envisioned for the East Ravine area. Rostad asked if parking would be provided for Sunny Hill Park. McCool responded that parking would be along the roadways that abut the park; there is no off-street parking pro- posed. Rostad asked if the flexible play field would be used by one of the athletic associa- tions. McCool stated that there may be programs for younger age groups that may practice there but it won't be programmed for tournament play. Rostad would like to see a few pull-in parking spaces at the park. He then stated that Cottage Grove and Woodbury need to work together on roadway connections. He agrees with Brittain that the overall concept is good. Johnson asked at what point new development starts becoming a burden to the City's exist- ing infrastructure and equipment. Levitt responded that the City's operating budget is evaluated annually and would include impacts from new development. Brittain made a motion to approve Lennar Corporation's concept plan, subject to the conditions listed below. Imdieke seconded. �, The utility plan for the project shall include utility connections and easements to Woodbury along the north property line. Planning Commission Minutes February 24, 2014 Page 7 of 10 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. The preliminary plat and final Planned Development Overlay for the entire develop- ment site shall include the design and installation of concrete sidewalks with five- foot minimum widths and bituminous trails with eight-foot minimum widths. 4. All ponding areas shall be platted as outlots and dedicated to the City, Notice is hereby given to the developer that turf management in and around the stormwater basins will be performed by the City about twice per year. Weed control might occur once per year and the area will not be fertilized. Debris will generally be re- moved by the City. Trees will be regularly trimmed and monitored. Tree saplings wil/ be removed by Public Works. The City will periodically inspect these basins to assure proper flow of the storm-water system. Inspections may result in structure maintenance/reconstruction (inlets, outlets, skimmers, etc,), sediment removal, basin shaping, and storm pipe cleaning. All disturbed areas will be restored with similar materials. A natural butfer within 15 feet of a normal water level will be pre- served. If the homeowners association or adjoininq property owners desire a more regular maintenance of the ground cover or that it be irrigated, the homeowners association or property owner(s) shall prepare a maintenance plan and submit it to Cottage Grove Public Works for review and approval. 5, Temporary turn-arounds shall be designed on all dead-ended street connections to adjacent properties. 6. The preliminary plat application shall include the proposal to create a private homeowners association for the subdivision. 7, Landscaped islands in the center of the cul-de-sacs must be platted as outlots, and the homeowners association must own and maintain these outlots. 8. Sidewalks are shown on one side of all local streets. Sidewalks shall a/so be shown on both sides of the two easterly most /ocal streets on the north side of Ravine Parkway, but only required between Ravine Parkway and the first inter- secting local street. 9. The minimum finished floor area for a single-family rambler is 1,500 square feet and 2,000 square feet for all other single-family designs. 10. The minimum attached garage area shall be 440 square feet. 11. The proposed 70-foot wide lots shall be a minimum of 70 feet measured at the 30- foot minimum front yard setback line with an overall average lot width of 80 feet, and the proposed 80-foot wide lots shall be a minimum of 80 feet measured at the 30-foot minimum front yard setback line with an overall average lot width of 86 feet. Planning Commission Minutes February 24, 2014 Page 8 of 10 12. Architectural design is required on all four sides of the principal structure, and the other design standards established in Resolution No, 06-111 must be complied with. 13. 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 (i.e, landscaping, stamped colored concrete, and decorative street lighting). The developer and City will continue to work together in evaluating roadway alignment alternatives for Ravine Parkway and Inwood Avenue. 14. A wetland delineation report and tree inventory is submitted with the preliminary plat application. 15. Additional stormwater review will be required upon submittal of the final grading and utility plans for the site. 16. The developer contacts the electric, telephone, gas, and cable companies that are authorized to provide service to the property to ascertain whether any of those utility providers intend to install underground lines within the development. The developer agrees to comp/y with applicable requirements of franchise ordinances in effect in the City, copies of which are available from the City Administrator, The developer is responsible for the private utility costs for relocating existing private utilities. 17. The developer is required to dedicate land that is 75 feet north of the center line of 65th Street that is west of Ravine Parkway for public right-of-way purposes. 18. A development phasing plan showing the progression and timeframes to develop the 141-acre site and a plan describing the process and timeframe removing the existing farmstead structures must be submitted with the preliminary plat and rezoning applications. 19. The developer is responsible for removing any existing roadway that is proposed to be vacated and discontinued. The cost to remove an existing roadway includes grading, utility relocation, re-establishing drainage swa/es, installing appropriate erosion control devises, and establishing appropriate vegetation within the vacated right-of-way. 20. The declaration of covenants for the Homeowner Association shall include details addressing the number of "Next Generation Homes" that will be allowed within the development with references that an address number must be displayed on the ex- terior of the dwelling for both units and the property owner obtains a rental license if the occupant(s) are not family members. Motion passed unanimously (5-to-0 vote). Discussion Items None Planning Commission Minutes February 24, 2014 Page 9 of 10 Approval of Planning Commission Minutes of January 27, 2014 Imdieke made a motion to approve the minutes from the January 27, 2014, Planning Commission meeting. Brittain seconded. Motion passed unanimously (5-to-0 vote). Reports 9.1 Recap of February City Council Meetings Levitt reported at their February 5, 2014, meeting, the City Council approved Aggregate In- dustries' 2014 mining permit, Aggregate Industries interim conditional use permit for the temporary concrete operations for the St. Croix bridge project, and the conditional use permit allowing Verizon Wireless antennas to be installed at the BEC. On February 19, the Council re-appointed Commission members to the various City Commissions. Olsen reported that the City Council held a special meeting on Saturday, February 22, with the Economic Development Authority. They discussed the existing condition of development in the City, what we want to do moving forward, where we to focus, and where we stand with respect to the business/industrial park development. Two industrial developers provided in- formation on the City's development process. They believe the City is doing a good job with respect to our process, how well we work with developers, and how easy our staff is to work with. There was also discussion about the recently completed lodging study, which found that the City does not have enough lodging available. Danette Parr, the City's Economic De- velopment Director, talked about some of the outreach efforts that the City has employed. They touched briefly on ways Washington County can help cities with development; Cottage Grove would like the County to maintain infrastructure. There was a brief conversation about housing and the need for multi-family and life-cycle housing. There was a lengthy conversa- tion about available resources, particularly financial, and the best ways those resources can be utilized to provide for growth and development in the community. Council directed stafF to contact the YMCA to see if they would be interested in rekindling a partnership with the City. Rostad asked why the proposed Holiday Inn Express on the city-owned lot next to Ruby Tuesday did not occur. Olsen stated that one of the challenges with lodging is most branded hoteliers are franchised and this was a situation where the franchise owner did not have the wherewithal to develop the hotel. Rediske asked if there was a proposed area for the YMCA. Olsen stated that it was initially proposed for the area by the new City Hall but he does not know if that interest still exists. Olsen stated that at the last Planning Commission meeting he asked that any Commissioner interested in serving as Chair to contact him; he only heard from Rostad. He asked if any- body else is interested or should he nominate Rostad. The Commission concurred that Rostad should be reappointed as Chair. 9.2 2014 Planning Commission Rules Rostad asked the Commission to review the 2014 Planning Commission Rules. The Com- mission will vote next month to offer changes or to accept the rules. Planning Commission Minutes February 24, 2014 Page 10 of 10 9.3 Response to Planning Commission Inquiries ►f�C•7T 9.4 Planning Commission Requests Rostad asked if there has been additional interest for new development at Norris Square since the G-Will building started construction. Olsen responded that there may be a plan for some of that property. Rediske asked when Goodwill is planning to open. Olsen stated that has not been announced yet. Adjournment Brittain made a motion to adjourn the meeting. Imdieke seconded. Motion passed unanimously (5-to-0 vote). The meeting adjourned at 8;59 p.m.