Loading...
HomeMy WebLinkAbout2015-11-23 Planning Commission Minutes City of Cottage Grove Planning Commission November 23, 2015 A meeting of the Planning Commission was held at Cottage Grove City Hall, 12800 Ravine Park- way South, Cottage Grove, Minnesota, on Monday, November 23, 2015, in the Council Chambers and telecast on Local Government Cable Channel 16. Call to Order Chair Brittain called the Planning Commission meeting to order at 7:00 p.m. Roll Call Members Present: Sam Awad, Ken Brittain, Justin Fox, Jake Haagsman, Roger Zopfi Members Absent: Adam Graf, Kimberly Graff, Wayne Johnson, Jim Rostad Staff Present: Jennifer Levitt, Community Development Director/City Engineer John M. Burbank, Senior Planner John McCool, Senior Planner Justin Olsen, City Councilmember Approval of Agenda Haagsman made a motion to approve the agenda. Zopfi seconded. The motion was approved unanimously (5-to-0 vote). Open Forum Brittain 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 Brittain explained the purpose of the Planning Commission, which serves in an advisory capacity to the City Council, and that the City Council makes all final decisions. In addition, he explained 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 Hillcrest Development – Case EAW2015-041 Hillcrest Development LLC applied for an Environmental Assessment Worksheet (EAW) for development of the Southeast Industrial Park, which will entail the development of 38.72 acres of land guided for Industrial use. The land in question is generally bordered by the Canadian Pacific Railway and Highway 61 to the north, Hamlet Park to the west, and 91st Street to the south. The site is predominately non-native grassland with a small Planning Commission Minutes November 23, 2015 Page 2 of 6 amount of woods on its western boundary. Complete development of the site could result in construction of up to 560,000 square feet of industrial space, depending upon the future user. Burbank summarized the staff report and recommended that the Planning Commission rec- ommend the City Council find that there is a negative need to prepare an Environmental Impact Statement (EIS) for the Southeast Industrial Park Industrial development and associated sub- division, and that the EAW was sufficient to ascertain the negative need to prepare an EIS based on the established findings. Brittain opened the public hearing. No one spoke. Brittain closed the public hearing. Fox made a motion to recommend that the City Council find that there is a negative need to prepare an Environmental Impact Statement (EIS) for the Southeast Industrial Park Industrial development and associated subdivision, and that the EAW was suffi- cient to ascertain the negative need to prepare an EIS based on the established findings. Awad seconded. Motion passed unanimously (5-to-0 vote). 6.2 Stewart Addition – Cases PP2015-042 and V2015-043 Allen Stewart has applied for a preliminary plat for Stewart Addition, which will create 5 rural residential lots, and a variance to lot depths. This proposed subdivision will be located at 9866 Kimbro Avenue South. Burbank summarized the staff report. He noted that the variance application was withdrawn following review of the plat. He recommended approval of the preliminary plat subject to the conditions stipulated in the staff report. Zopfi asked if Lot 3 is split further, would it be subject to additional park dedication fees. Burbank responded yes. Brittain opened the public hearing. No one spoke. Brittain closed the public hearing. Fox made a motion to recommend approval of the preliminary plat application subject to the conditions stipulated in the staff report. Haagsman seconded. Motion passed unanimously (5-to-0 vote). 6.3 SunShare: 70th Street – Case TA2015-045 SunShare LLC has applied for a zoning text amendment to allow community solar gardens or solar farms within the Metropolitan Urban Service Area (MUSA), for approximately 536 acres of land located between Keats Avenue (CSAH 19) and Lamar Avenue, approximately a quarter mile north and south of 70th Street (CSAH 20). McCool reported that the applicant requested that the public hearing on this application be continued to the Planning Commission meeting on December 21, 2015. The reason for the Planning Commission Minutes November 23, 2015 Page 3 of 6 continuation is to have more time to respond to the issues that were addressed in the Planning staff report. He noted that the applicant is not in attendance this evening. He stated that the Planning Commission should open the public hearing to allow anyone in attendance tonight to speak on this application. Testimony will also be taken at the December 21 meeting. McCool displayed the location map showing the area along 70th Street proposed to be added to Exhibit A of the Solar Collection Ordinance No. 948. Brittain opened the public hearing. Jeff Abelson, 10830 70th Street South, asked if the cemetery is included. McCool responded yes. Abelson stated that solar panels cannot be put over the cemetery. He expressed concern that these systems would take away farmland. He asked how it would affect landowners that are right next to that area and what it would do to property values. John Lindstrom, 10540 67th Street South, stated that his property is adjacent to the proposed site for the solar panels. He is also concerned about the impact on property values. He asked if the solar company is buying or leasing land. Jim Hunter, 11200 Upper 74th Street South, stated that his property is right next to the red area on the location map where solar collector systems are allowed. He did not know that those systems would be allowed in this area. He asked when the ordinance was passed and how the process works. His concerns also include drainage onto his property, maintenance of the solar panels, and how snow is removed from the panels. He stated that the area has some of the best fertile farmland in the City and it would be wasteful to put solar panels on that land. He noted that crops put oxygen in the atmosphere which lowers CO concentrations and cools the atmosphere. He would like to see how much energy they would produce from an acre of land. McCool explained that the City Council adopted the solar collection ordinance on October 7, 2015, and Exhibit A that is part of the ordinance depicts areas in the city where solar collection systems are allowed. He noted that the ordinance also states that the large utility solar collec- tion systems are allowed on property with a minimum of five acres and a conditional use permit will be required. Jean Bigelbach, 7469 Jorgensen Avenue South, stated that she has the same concerns as were expressed earlier. She is also concerned with how it is going to look. She stated that with all the land the City has outside of the MUSA, she wonders if this is really the best use of the land in Cottage Grove. She asked if this would be a taxpaying entity and if so, how would that contribute to the community, if Cottage Grove citizens would have job opportunities, and if there will there be a noise issues. No one else spoke. Brittain stated that the public hearing will be continued at the December 21, 2015, Planning Commission meeting. 6.4 SunShare: 100th Street – Case TA2015-046 Planning Commission Minutes November 23, 2015 Page 4 of 6 SunShare LLC has applied for a zoning text amendment to allow community solar gardens or solar farms within the Transitional Planning Area, as shown in the City of Cottage Grove Future Vision 2030 Comprehensive Plan, for approximately 430 acres of land located south of 100th Street between Hadley Avenue and Jamaica Avenue. McCool reported that the applicant requested that the public hearing on this application be continued to the Planning Commission meeting on December 21, 2015. The reason for the continuation is to have more time to respond to the issues that were addressed in the Planning staff report. He stated that the Planning Commission should open the public hearing to allow anyone in attendance tonight to speak on this application. Testimony will also be taken at the December 21 meeting. He displayed the location map for this application. He noted that the applicant is not proposing solar collectors for the entire area but the amendment would expand the areas shown on Exhibit A of the Solar Collection Ordinance No. 948 where these systems could be located. Brittain opened the public hearing. Todd Julen, 10350 Ideal Avenue South, stated that in October the City Council revisited the issue of putting solar farms on transitional land, but decided that they did not want to set aside the land for that use. He stated that he is not opposed to solar farms in the area but does not want one next to his house. Being surrounded by a sea of glass is not what he envisioned when he purchased his property. A solar farm would diminish his personal enjoyment of his property. He is in the middle of a 35-acre parcel on 4.5 acres dead center, and the panels would completely surround his house. He met with the applicants who stated that they would go about 10 feet from the property line. He talked with Ott Realty to determine what impact this could have on his property and was told he would see at least a 10 to 15 percent reduction in his property value, which would equate to about a $65,000 loss, and it would take about twice as long to sell the house. He has lived in Cottage Grove almost his entire life, and when he built his house on Ideal he did not expect to be the only one living on the land surrounding his property, but he also did not plan to be surrounded by a sea of glass. If the City decides to approve this ordinance amendment allowing community solar gardens in the transitional area, a couple issues need to be addressed, including the loss of property value and personal prop- erty enjoyment. Gene Smallidge, 10992 Point Douglas Drive, asked if this would change any other usage for properties within that area. He believes it is highly irregular that a company would come into the community and ask to change the zoning on a piece of property without approaching the property owners. No one else spoke. Brittain stated that the public hearing will be continued at the December 21, 2015, Planning Commission meeting. 6.5 Restaurant Parking – Case TA2015-047 The City of Cottage Grove applied for a zoning text amendment to City Code Title 11-3-9F, Required Parking, regarding Restaurants, classes 1 and 2 – bars, taverns, nightclubs. Burbank summarized the staff report and recommended approval. Planning Commission Minutes November 23, 2015 Page 5 of 6 The Commission held a lengthy discussion about the differences between the current ordi- nance and the proposed text amendment. They expressed concern about the large reduction in required parking spaces that would result from this ordinance amendment noting that vari- ous projects in the past, such as Las Margarita’s, at times did not have enough parking. There were questions regarding shared parking and cross access agreements. They asked for more information on if there was an abundance of parking at restaurants during their peak times. It was also asked if the parking requirements could be addressed through the conditional use permit process, if the City has lost potential restaurants due to the current ordinance, and how the number of spaces for employee parking were figured. Burbank stated that staff could do additional surveying and provide further information to the Commission. Brittain opened the public hearing. No one spoke. Brittain closed the public hearing. Zopfi made a motion to continue the public hearing. Haagsman seconded. Motion passed unanimously (5-to-0 vote). Approval of Planning Commission Minutes of November 2, 2015 Fox made a motion to approve the minutes for the November 2, 2015, Planning Com- mission meeting. Zopfi seconded. Motion passed unanimously (5-to-0 vote). Reports 8.1 Recap of November City Council Meetings Levitt reported that at the November 4, 2015, City Council meeting, the Council supported a resolution for senior housing from Dominium, and they ordered the improvements for Jamaica Avenue between Indian Boulevard and Military Road with a roundabout constructed at Jamaica Avenue and 70th Street. At the November 18 meeting, the Council approved the minor subdivision, expansion of a nonconforming use, and variance to landscaping coverage requirements at 61 Marine and Sports. Olsen announced that the City of Cottage Grove’s Annual Tree Lighting Ceremony will be held on December 2 in front of City Hall prior to the Council meeting; on December 10, the Holiday Train will be stopping in Cottage Grove, which is fundraiser for the Friends in Need Food Shelf; and the winners of the City-sponsored holiday lighting contest will be announced at the December 2 Council meeting. He reported that Washington County reinstated left turns from Jorgensen Lane onto 70th Street by the Shoppes at Almar Village. He then stated that due to the nice weather, Public Works staff are still patching potholes and the County is adjusting manhole covers on 80th and Hadley. Fox about parking for the Holiday Train. Olsen responded the park and ride lot will be utilized and the police will direct traffic in the area. Olsen thanked the Commission for all their time and efforts on behalf of the City of Cottage Grove and wished them a Happy Thanksgiving. Planning Commission Minutes November 23, 2015 Page 6 of 6 8.2 Response to Planning Commission Inquiries None. 8.3 Planning Commission Requests Burbank stated that Washington County is hosting an open house for the Cottage Grove Ravine Regional Park Master Plan. Adjournment Haagsman made a motion to adjourn. Awad seconded. The meeting was adjourned at 8:17 p.m. (5-to-0 vote).