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HomeMy WebLinkAbout2017-03-27 PACKET 08.City of Cottage Grove Planning Commission February 27, 2017 A meeting of the Planning Commission was held at Cottage Grove City Hall, 12800 Ravine Park- way South, Cottage Grove, Minnesota, on Monday, February 27, 2017, 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. He welcomed Jennifer Raymer to the Commission. Members Present: Sam Awad, Ken Brittain, Justin Fox, Kimberly Graff, Derek Rasmussen, Jennifer Raymer, Jim Rostad, Roger Zopfi Members Absent: Adam Graf Staff Present: Jennifer Levitt, Community Development Director/City Engineer John McCool, Senior Planner John M. Burbank Senior Planner Christine Costello, Economic Development Director Steve Dennis, City Councilmember Approval of Agenda Graff made a motion to approve the agenda. Rostad seconded. The motion was approved unanimously (8 -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 Villas of Hidden Valley — Cases ZA2017-002 and PP2017-003 Planning Commission Minutes February 27, 2017 Page 2 of 10 Mike Rygh Homes has applied for a zoning amendment to change the zoning of property located at 7275 Harkness Avenue from R-2, Residential Estate, to R-5, Medium Density Residential District with a Planned Development Overlay (PDO); and a preliminary plat for a residential subdivision to be named Villas of Hidden Valley, which creates 19 lots for detached single-family homes. McCool summarized the staff report and recommended approval subject to the conditions stipulated in the staff report. Mike Rygh, 505 Lakeside Drive, Bayport, stated that he has owned the property for over 15 years. As the whole area was being developed, there was discussion that the density would increase in the future. This parcel is close to the business district so people who live in the Villas could walk to services and businesses. He explained that he developed the Hidden Valley subdivision, that this new development would not be part of Hidden Valley, and that the homeowners associations would be totally separate. The homeowners association for this development will maintain yards, remove snow, and provide trash service. When he purchased this property his initial plan was to put in 13 two-story homes on 80 -foot wide lots like the rest of Hidden Valley, but over the past five years, many people he knows in Hidden Valley like the option of living in a maintained villa in Cottage Grove. He noted that this is one of the more popular products in the market. The houses will have a low rambler profile and would be less visible to the existing neighborhood than two-story houses. Rygh stated he understands the concerns for tree removal, noting that the trees would be removed whether the development had 80 -foot wide lots or 55 -foot wide lots. The side yard setbacks and the distance between the homes will be similar to Hidden Valley. He believes this product is needed in the city. Zopfi asked what the width and depth of the average driveway would be. Rygh responded that there is a 25 -foot setback plus the boulevard area so the driveways would be about 40 feet long with a two -car width. There will also be a three -car garage option. Rasmussen asked if the 60 -foot evergreen trees would be removed to accommodate the stormwater pond. Rygh stated that most of the trees on city -owned land will remain. He pointed out the trees he planted when Hidden Valley was developed on the aerial photo. He then explained the proposed landscape plan and screening for his project. Brittain opened the public hearing. Mark Angelo, 7399 73rd Street South, stated that he lives directly across the pond from the proposed development. He noted that at the neighborhood meeting there was not general satisfaction with this development. He agrees with the concept of providing more single -level homes in Cottage Grove as the population ages. After attending the neighborhood meeting and learning the details of the proposal, he is opposed to this development. The main reason for his opposition is because of the proposed sediment ponds are proposed on city property. Even if the City is compensated by the developer, that will not cover the costs of maintaining the ponds in the future. He also stated that ponds are a liability. He is also opposed to the number of trees being removed, including on city property for a developer's personal profit and that the mitigation plan does not compensate for taking down mature trees. He noted that the City invested in planting native prairie vegetation on the park property. His last concern is about the zoning. He stated that when they bought their house, they contacted the city to find Planning Commission Minutes February 27, 2017 Page 3 of 10 out the status of the properties around that area and were told that it was low residential density so they felt confident that if there was a development across the pond, there would only be two or three homes. Greg Oldenkamp, 7481 Hidden Valley Court South, stated that he agrees with Mr. Angelo's comments. He then stated that the consensus from the informational meeting came with a caveat that people supported development within the existing zoning restrictions. Oldenkamp said the Hidden Valley Homeowners Association held their annual meeting in January 2017 and the consensus was the same. Some of the property owners who overlook that property were upset because they thought that at most they would be looking at three homes versus the 19 new homes. He stated that behind his house is pristine land with a lot of wildlife. He expressed concern about all the pristine areas in Cottage Grove that are being developed. He does not want to see those properties along Harkness Avenue developed with a lot of houses. Veronica Hudacek, 7339 73rd Street South, echoed the sentiments that were expressed. She stated that they just moved to Cottage Grove in August and the rural setting is what attracted them to their property. She expressed concern about tree removal and increased traffic on Hardwood Avenue. Brian Renelt, 7491 Hidden Valley Court South, agreed with the other comments. He stated that they also checked the zoning of the property before buying their house because they did not want to live by apartments and townhouses. He stated that this development could impact property values in Hidden Valley. Rygh stated that they will replant the native grasses in the park and add more trees to the City's park than the few to be removed. He stated that they are paying a substantial amount of money for the pond, noting that he gave that land to the City for no payment when he developed the area. This is an area of the park that is not being utilized as the Parks Commission did not want to put park amenities on the property. Rygh also stated that the City maintains all sediment ponds whether they are on private or public land. Lara Angelo, 7399 73rd Street South, stated that she has always supported the idea of slow growth and does not want to be another Woodbury. She stated that this area is very unique in Cottage Grove and should be preserved. She said that it seems strange that earlier in the conversation by Mr. Rygh he mentioned that he wants to build these 19 homes when earlier he thought he would be building 13 two-story homes on this property. She stated that this property is zoned to allow only three homes. Matt Kalis, 7467 Hidden Valley Court South, asked what the minimum lot size is per the plan. He also asked if the plan is to meet the proposed minimum foundation size of 1,500 square feet. No one else spoke. Brittain closed the public hearing. Brittain stated that the comprehensive plan has this area slated for low density residential, and asked if that would accommodate the 13 homes that were mentioned. McCool responded that is correct but it would still require rezoning as the property is currently zoned R-2; if the 13 homes were developed, the zoning could be R-2.5, R-3, R-4, or R-5. Brittain Planning Commission Minutes February 27, 2017 Page 4 of 10 asked while the comprehensive plan currently slates that to eventually change from R-2 to a higher density, if it is definitely significantly different than the current zoning. McCool stated that the R-2 zoning is a rural zoning classification that requires a 1.5 -acre minimum lot area. Because 19 residential lots averaging 9.000 square feet, the comprehensive plan must be amended to a medium residential density. Brittain asked if the development was for 13 homes, would the comprehensive plan not need to be amended. McCool responded correct. Brittain asked with respect to the minimum floor plan and lot size is an average or minimums referenced in the staff report. McCool responded that it was a 9,000 square foot average for the lot size noting that all the lots exceeded the 7,500 square foot minimum. Each of the 19 homes are required to have a minimum living area of 1,500 square feet. Rasmussen stated that he understands that the residents like the privacy and wooded areas, but looking at the overall area map and the location of the property to the 80th Street business district, he personally feels that from a comprehensive planning standpoint that rural residential is awkward in this particular part of the city. He understands that there is a need for this type of housing. He noted that this area is heavily developed on all sides and is in a convenient location within the city. Rostad asked how long this area has been designated in the comprehensive plan as low density residential. McCool responded that it was initially designated low density in the 1997 comprehensive plan and was carried over into the current plan, which was adopted in 2011. Brittain reopened the public hearing. Mark Angelo, 7399 73rd Street South, reported that six of the lots are less than the 7,500 square foot minimum requirement. No one else spoke. Brittain closed the public hearing. Brittain made a motion to approve the zoning amendment, planned development over- lay (PDO) conditional use and preliminary plat subject to the conditions stipulated in the staff report. Zopfi seconded. Rostad stated that this area has been guided by the comprehensive plan as low density resi- dential. The Commission can vote in favor or against. If this plan isn't approved, potentially the property could be developed with 13 two-story homes. As he looks at this from a homeowner's perspective adjoining this area, he doesn't believe that there would be a significant difference between the proposed 19 one -level homes and the 13 two-story homes that would be in consistent with the comprehensive plan. Awad stated that in relation to the comprehensive plan update, it is kind of a chicken and egg thing for him. He asked if it is the steering committee's responsibility to change the designation for this property or are we talking about the current plan. Brittain stated that right now the consideration is to the current comprehensive plan because the 2040 plan has not been completed. Motion passed on a 6 -to -2 vote (Awad and Raymer). Planning Commission Minutes February 27, 2017 Page 5 of 10 Awad explained that this is a decision that should have waited for the comprehensive plan to be updated. Raymer stated that her concerns are similar. Her desire would be to avoid having to make amendments to the comprehensive plan, and she felt uncomfortable approving the appli- cations. 6.2 Bothe Property Concept Plan — Case C2017-010 Lennar Corporation has applied for a concept plan for a proposed residential subdivision consisting of 355 single-family home sites on property located on the north side of 65th Street between Ideal Avenue and Inwood Avenue. (Not a public hearing). McCool summarized the staff report and recommended approval subject to the conditions stipulated in the staff report. Graff asked if there is anything in the staff report that indicates the requirement of an agree- ment for the farm parcel to be in place to say that it will eventually be sold Lennar Homes or will they need make an offer when the farm operation ceases, so there is a guarantee that the parcel will be sold. McCool responded that there is nothing in the planning staff report that would require that owner to have to sell to Lennar. All that was stipulated is that the City will not allow for development adjoining the existing farmstead to development until the farmstead is ready to be developed. Paul Tabone, Land Entitlement Manager with Lennar, 16305 36th Avenue North, Plymouth, stated that their purchase agreement includes buying the farmstead, which would be incorpo- rated as part of the preliminary plat and included in the overall development. He then gave a presentation describing the project and the housing products that would be built in the devel- opment. Rasmussen asked if the NextGen homes would be located in one particular area of the neighborhood or built throughout. Tabone responded that they would be built throughout the development. The houses would be 50 to 60 feet wide so they would need to be built on the wider lots. Zopfi asked which of the home styles would fit on the 55 -foot lots. Tabone stated the Villa homes with two -car garages. The Discovery would also fit but he does not know if those have been determined for this community. Brittain stated that in the East Ravine Master Plan there was an intention to have wider lots, of which he is a big proponent with the caveat that builders in the past have been told that if they want to smaller lots they need to have diversity. He doesn't want to see 55 -foot lots throughout an entire development. He is encouraged by what he sees on this concept plan that includes 70 and 80 -foot wide lots, 55 -foot lots, and the quads. He does not see any lot widths specified on the east side of the development line. Looking at this project as a whole, he would interpret that, especially the way it is drawn, that those lots would be 70 to 80 feet wide. Tabone responded that was correct. Brittain stated that in his opinion allowing the 55 - foot product and the quad homes in this project with the rest of it being 70 to 80 feet provides a good mix and adds significant value to the community. Planning Commission Minutes February 27, 2017 Page 6 of 10 Brittain asked if anyone wanted to speak on this application. Roger Bothe, 8180 65th Street South, stated that he owns this property. He clarified that Lennar told him that he had three years to remain on the property; his plan is to farm the land that isn't being graded this year, in 2018 he would have an auction on farm machinery, and in 2019 they would vacate the property and Lennar would remove the buildings. Nikki Thommes, 7855 62nd Street South, stated she is concerned that Sunny Hill Park will be too small to accommodate the existing 177 homes in Pinecliff Addition and the additional 355 new houses. She also expressed concerns about increased traffic in the area, particularly by the park. Brittain noted that it looks like the park is doubling in size and asked if that was correct. McCool responded that in the planning staff report there is a copy of the master plan for Sunny Hill Park and about six acres are being added to the existing Sunny Hill Park. The west half of the park has been developed. He pointed out the amenities and structures on the park property. With the additional six acres on the east side of the park, the land mass area increases significantly but the only improvements on that property would be a gazebo on the south part of the property, a stormwater basin, and the extension of the trail system on the north part. Most of that area will be open field that could be used for activities such soccer or ball games but there will not be athletic fields. Brittain asked if in the future the Parks Commission recommended and there was funding, could the park amenities be expanded. McCool stated that he could obtain that information from the Parks Director to provide to the City Council and follow up later with the Planning Commission. Don Crosby, 7952 66th Street South, stated that the last time this was discussed it was men- tioned that there should be a parking lot for the park. He asked if the parkway was going to be lit because currently 65th Street is unlit, and if the parkway would be more scenic with the same lighting currently it currently has. Maureen Belz, 6604 Idsen Avenue South, stated that she is not against the development but is concerned about the density. She asked if the quad development could be pushed to the middle of the area so that people who purchased in the new development could choose to be next to the quads -units. She stated that she lives three doors south of 65th Street on Idsen Avenue and doesn't want to live that close to the proposed quad -units. Sheryll Clark, 5999 Sunny Hill Drive, expressed concern about the roadways and traffic in the area. Inwood is not a well-developed road and is poorly paved, and Sunny Hill Drive is an unsafe road with gravel. She asked for information on the plans to improve the roadways in the area factor that the proposed development provides safe and good traffic flow. Donald Peters, 8400 66th Street South, asked who is paying for the parkway and if it is going to be assessed to the people who live on 65th Street or worked into the development's budget. Bothe stated that if he does not farm this year, he would probably rent to another farmer in the area. He would also encourage extending the sanitary sewer pipe from the east to the east side of his property so all his property could develop. Planning Commission Minutes February 27, 2017 Page 7 of 10 Neil Ganther, 8386 66th Street South, stated that the plat shows 65th Street curving up to go to the proposed parkway road and asked what is going to happen to the existing 65th Street that is located between the 65th Street/Ravine Parkway connection and Inwood Avenue. Belz stated that Cottage Grove Elementary School and the new middle school are on 65th Street and asked if that was taken into consideration. She expressed concern for increased traffic on 65th Street going past the existing schools. Brittain asked about the plans for parking at Sunny Hill Park. McCool stated that parking is allowed on both sides of the street. It is a local street, which will be 28 feet wide. He will check with the Parks Director to see if there is an ability to have individual parking stalls for this park, such as a bump -out for parallel parking. Brittain asked if there is a fire lane on the west side road. McCool is not aware of a fire lane. Levitt stated that street is not posted for no parking, so vehicles can park on both sides. She noted that in Eastridge Woods, nine parking spaces were created at the park using bump outs along the public street. Staff will work with the Parks Director on parking for Sunny Hill Park. Brittain asked about lighting on the parkway. Levitt explained that the lighting levels will be the same as the lighting design in front of City Hall, which consists of double luminaire fixtures with similar spacing and design. There will be lower speed limits and sidewalk and trail connectivity and landscaping enhancements. She then stated that the only people who are assessed for a project such as the parkway are those that have direct access onto the street. The rest of the payment comes from development fees from new developments. Regarding Sunnyhill Drive, Cottage Grove is working with the City of Woodbury and Washington County for how that road would be improved when the subdivision moves eastward as the volume of traffic would not be appropriate on a gravel surface. The City is also working with Washington County on master planning of 70th Street and where intersection improvements should happen, including Inwood Avenue. At one time, there were discussions about disconnecting Inwood, which may need to be revisited. That discussion will be held during the Transportation Element of the comprehensive plan update. The first phase of their concept, the parkway design for 65th Street could be facilitated without any issues. Brittain asked about the southeast corner where 65th Street currently goes and the potential that it may be vacated. Levitt responded that was one of the options discussed. She then noted that the Public Services Commission held a joint workshop with Washington County and looked at different connectivity points for intersection spacing along 70th Street, specifically between Hinton and Jamaica Avenue. Currently, there are a lot of access points that don't meet the spacing guidelines so we need to start picking which intersections we want to have full access movements. One of the alternatives is to leave Inwood Avenue as a full movement and look at right -turn lane options for other intersections. Brittain asked about 65th Street where it intersects with Inwood. Levitt responded that at this time it is premature to answer that. McCool added that in the 2014 concept plan review, the recommendation was that that part of 65th Street would go away when the parkway was constructed. Thommes asked about the price points for the homes in the development. Tabone responded that the anticipated price points would start in the mid $200,OOOs for the quad -units; the single-family villas would start in the high $200,OOOs to low $300,OOOs; and the larger homes on the larger lots could start as high as the mid-$300,OOOs to $400,OOOs depending on options and floor plans. Planning Commission Minutes February 27, 2017 Page 8 of 10 Jason McGoffin, 6687 Idsen Avenue South, asked if there will be some type of traffic control structure to keep Idsen from becoming a major thoroughfare from 65th Street to 70th Street. Levitt responded that the parkway will facilitate traffic to Hinton Avenue, which has four lanes, and 65th Street connects down to Highway 61, so she does not see that there would be a lot of movement through the neighborhood. Staff will look at traffic control opportunities in the area if it becomes problematic but most people will find the efficiency of Hinton to be more favorable to travel south. Fox made a motion to approve the concept plan subject to the conditions listed in the staff report. Awad seconded. Motion passed unanimously (8 -to -0 vote). The Planning Commission took a five-minute recess. Chair Brittain re -opened the meeting. 6.3 Architectural Standards — Case TA2017-009 The City of Cottage Grove has applied for a text amendment to City Code Title 11-6-13, Architecture, related to architectural design and construction materials in commercial and industrial zoning districts. The purpose of this amendment is to clarify and align city design requirements with current market trends and practices. Burbank summarized the staff report and recommended approval. Rasmussen stated that he supports moving EFIS up to class 2. He asked about architectural metals as it is in the industrial chart for no more than 10 percent but he doesn't see it identified in the commercial and office space section. Burbank responded that staff tried to leave the commercial section similar to the current requirements, as the focus was more on the industrial section. He stated that architectural metals could be a part of the commercial section, particularly if the percentage is limited. The intent was to not allow total metal buildings in commercial districts. The City does want to allow for design options without putting too much control on that component of it. Rasmussen stated that it should be a part of the commercial section as he has seen it used on a variety of buildings including restaurants, hotels, car dealerships, and big box stores. For some businesses that is a part of their branding, and he thinks it is important to allow them to build with the materials that keep their brand consistent. He does not believe 10 percent allows businesses the leeway to reflect their image. Burbank stated that the commercial table under class 3 lists "ornamental metals," so that may need to be modified to read "architectural metals" for consistency between our tables. He stated that the City needs to have standards that are consistent for all the different businesses that come into the community. We are trying to find a way to allow for that flexibility so that businesses that locate here are comfortable, and we are not adding undue construction costs. Christine Costello, Economic Development Director, stated that one of the things she has been hearing, particularly in terms of industrial development, is allowing flexibility in the materials standards. This would allow Cottage Grove to be competitive with surrounding communities, it puts us in a better position for growth, will allow us to have quality construction materials, and allow flexibility with metal designs. Brittain asked overall is the Planning Commission Minutes February 27, 2017 Page 9 of 10 City doing well and if we are just tweaking things. Costello responded that to allow additional materials such as precast walls allows us to remain competitive with other communities. Rostad asked if there is a definition for industrial warehouses versus commercial warehouses, as some businesses have retail space in front and warehouse space in the back. Burbank responded that it is restricted by the zoning districts, so the industrial standards would be required in industrial zoned and guided areas, and commercial standards followed in the commercial zoning districts. He explained the Planned Business District, which is one of the City's unique zoning districts, does allow for retail sales up front and manufacturing and warehousing in the back, which is what all of West Point Douglas Road was rezoned to. That is a commercial zoning district and we would look to the commercial standards in that area; however, there is flexibility for those properties that abut the railroad tracks. Brittain opened the public hearing. No one spoke. Brittain closed the public hearing. Rostad made a motion to recommended approval of the text amendment. Awad seconded. Motion passed unanimously (8 -to -0 vote). Approval of Planning Commission Minutes of January 23, 2017 Graff made a motion to approve the minutes of the January 23, 2017, Planning Commission meeting. Zopfi seconded. Motion passed unanimously (8 -to -0 vote). Reports 8.1 Recap of February 2017 City Council Meetings Levitt summarized the actions taken by the City Council at their meetings in February 2017. Dennis recognized Mike Dandl as the Firefighter of the Year, Fran Hemmisch who recently retired as the Administrator of the South Washington County Telecommunications Commission, and Mark Martinez who is the new Administrator for SWCTC. He asked if there were any questions from the Commission. Awad asked for an updated on the former Home Depot site. Dennis responded that the Mayor said there should be an announcement soon. 8.2 Response to Planning Commission Inquiries None 8.3 Planning Commission Requests Graff stated that the City has recognized there is a need for single -level, next step homes in this community but nobody wants that type of development in their neighborhoods. She Planning Commission Minutes February 27, 2017 Page 10 of 10 asked if that topic, including possible locations, could be discussed during the comprehensive planning update process. Brittain stated that he will bring that up for discussion with the Steering Committee. Rostad asked if about the closure schedule for the 70th Street project. Levitt responded that at the next Planning Commission meeting she will provide an update about upcoming construction projects and schedules. Dennis and Brittain presented a Certificate of Appreciation to Rostad in recognition of his service on the Planning Commission from March 2008 through February 2017. Adjournment Rostad made a motion to adjourn. Zopfi seconded. The meeting was adjourned at 9:55 p.m. (8 -to -0 vote).