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HomeMy WebLinkAbout2016-11-28 Planning Commission MinutesCity of Cottage Grove Planning Commission November 28, 2016 A meeting of the Planning Commission was held at Cottage Grove City Hall, 12800 Ravine Park- way South, Cottage Grove, Minnesota, on Monday, November 28, 2016, in the Council Cham- bers 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. Members Present: Sam Awad, Ken Brittain, Justin Fox, Kimberly Graff, Derek Rasmussen, Roger Zopfi Members Absent: Adam Graf, Jake Haagsman, Jim Rostad Staff Present: Jennifer Levitt, Community Development Director/City Engineer John McCool, Senior Planner John M. Burbank Senior Planner Dave Thiede, City Councilmember Approval of Agenda Graff made a motion to approve the agenda. Fox seconded. The motion was approved unanimously (6 -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 Norris Square — Cases ZA2016-061, PP2016-062, SP2016-063, CUP2016-064 PHS/CG Center, LLC has applied for a zoning amendment to amend the approved Planned Development Overlay (PDO); a preliminary plat for PHS Cottage Grove Inc. 3rd Addition, which creates five lots and one outlot; a site plan review for the redevelopment and ex- Planning Commission Minutes November 28, 2016 Page 2 of 9 pansion of the Norris Square campus, located on the southwest corner of 80th Street and Hadley Avenue, that consists of a 64 -apartment independent living building and a 68 -unit, 72 -bed skilled care center with interconnecting enclosed architectural corridors, required parking, and expansion of the communal town center; and a conditional use permit to allow the skilled care center. Burbank summarized the staff report and recommended approval subject to the conditions stipulated in the staff report. Pamela Belz, Senior Housing Partners, the project developers for Norris Square, 14023 50th Street South, Afton, stated that she is available to answer questions along with Mark Wiseman and Ryan Fugelberg with Pope Architects. Brittain asked about pedestrian crossing signs at Hadley Avenue. Burbank stated that could be added as a recommendation to Council. He pointed out the existing crosswalks. Brittain stated that he doesn't believe it needs to be a condition for this project but asked staff to re- view the issue. Levitt stated that staff has received feedback from current residents regarding pedestrian crossing. She noted that at 80th Street and Hinton Avenue there is a protected phase where no vehicles are moving so pedestrians can cross without turning movements occurring, and staff is considering implementing those types of signal changes at 80th and Hadley. The City will closely monitor the intersection to see if those improvements will im- prove crossing or if it would be more appropriate to install the mid -block crossing flashing beacon systems. Brittain opened the public hearing. No one spoke. Brittain closed the public hearing. Rasmussen noted that this is a high traffic intersection that has easy access from Highway 61 and asked if senior living is the best use of this property. He feels a better use would be commercial. He knows that there is no interest currently but it is one of the last parcels in this prime location that can accept commercial development. Levitt responded that the developer has marketed this area for a combined commercial retail center with housing and made fi- nancial investment into easements and infrastructure to support that plan. They pursued commercial and retail very aggressively; unfortunately, due to the market conditions, inves- tors were not willing to invest in that corner. While the market is having an upturn, the ser- vices that Presbyterian Homes offers fills a gap in the Cottage Grove. The City would have loved to have had commercial development there. Zopfi made a motion to approve the variance application based on the findings of fact and subject to the conditions stipulated in the staff report. Awad seconded. Motion passed on a 5 -to -1 vote (Rasmussen). 6.2 Grayson Meadows — Cases ZA2016-069 and PP2016-060 D.R. Horton applied for a zoning amendment to change the zoning of a 20 -acre parcel lo- cated approximately one-quarter of a mile east of Jamaica Avenue, one-third of a mile north of 70th Street (CSAH 22), and approximately 750 feet south of Military Road from AG -1, Agricultural Preservation, to R-3, Single Family Residential with a Planned Devel- Planning Commission Minutes November 28, 2016 Page 3 of 9 opment Overlay (PDO); and a preliminary plat for a proposed single-family subdivision to be called Grayson Meadows, which will consist of 45 lots and two outlots. McCool summarized the staff report. He stated that this afternoon he received an email from Justin Iverson, 6735 Jewel Avenue South, who expressed concerns about increased traffic in Cayden Glen, particularly on Jensen Avenue, asked for traffic improvements, and suggested that there be other roadway connections provided elsewhere so the traffic would not have to go through the Cayden Glen development. Copies of the email were provided to the Planning Commission. McCool recommended approval subject to the conditions stipulated in the staff report. Fox asked if "Avenue" could be dropped for the street names ending in Avenue Court, Ave- nue Bay, and Avenue Alcove. McCool responded that historically, that has not been done in other developments with cul-de-sacs along local streets, but he will check with the Public Safety Department to get a recommendation. Brittain asked if the "Avenue" is to be consistent with the main road name. McCool responded yes. Brittain asked if "Ravine Parkway South" should be "North" as it is in the northern part of the City. McCool responded that anything south of Interstate 94 in Washington County is "South." Mike Suel, DR Horton, 20860 Cambridge Court, Lakeville, stated that the proposed lots are consistent with the developments in the area. The houses will be consistent with the ones in Eastridge Woods, and they will work with staff on newer plans. He stated that they are in agreement with the staff report and the changes presented to their layout. He explained that when their plans were designed, they did not know where the City wanted the trail connection to Ravine Parkway. Suel agrees with Fox on dropping "Avenue" from the cul-de-sac street names. The homeowners association will be consistent with the Eastridge Woods HOA. They are planning to stay with the same rules and regulations but will make changes and modifica- tions if recommended by staff or the Commission. He explained that traffic into the site will have to come through Cayden Glen at this time. It is not the most desirable option, but that is not infrequent when sites develop. They are willing to work with city staff on ways to minimize disruption to the residents, such as requiring their subcontractors to use Jeffery Avenue in- stead of Jensen or Jewel. When Ravine Parkway gets built, which is scheduled for 2018, they will put up signs prohibiting all construction traffic through Cayden Glen. He noted that if they get their approvals this winter and spring, they would start developing next summer. They plan starting to build homes by this time next year with the first residents moving in April or May; they anticipate about a dozen homeowners by the fall of 2018. He reiterated that they will work with staff to come up with ways to minimize disruptions to the existing neighbor- hoods. Brittain asked about the purpose of a homeowners association. Suel responded that it is to provide governance to the neighborhood that may be more than what the City requires, pro- vides for maintenance of landscaping, rules on signage, restrictions on the types of fencing allowed, and not allowing sheds in their neighborhoods. Those are some of the items in the initial HOA agreements; when the residents take over the HOA, they can redraft the rules any way they want as long as they get enough votes from the homeowners. Brittain asked if the HOA for this particular development would be specific to the 45 homes. Suel responded yes. Brittain asked if they envision that this development would be associated with the other two developments as respect to communities. Suel responded they could, noting that legally they cannot combine the HOAs. He stated that because of the trails and parks, that the neighbor- Planning Commission Minutes November 28, 2016 Page 4 of 9 hoods would connect and he would assume all the kids would go to the same elementary school. He believes that over time, these developments would become one neighborhood. Brittain asked if DR Horton had discussions with the Cayden Glen HOA to attempt to have some continuity of the area as a whole instead of just looking at the DR Horton HOA devel- opments as Cayden Glen is connected more to this development. Suel stated that they have not had discussions with Cayden Glen HOA. There were discussions when Eastridge Woods and Cayden Glen were approved, but there were concerns about giving up architectural con- trol to another builder. He believes that there are more similarities than dissimilarities in their documents. Brittain suggested revisiting the Cayden Glen HOA. Suel stated that once the builders are gone, all three developments may hire the same association manager and could do some things that are more aligned together. He stated that they will reach out to the Cayden Glen HOA. Brittain opened the public hearing. Tom Bauer, 6711 Jensen Avenue South, stated that there are 92 lots in the Cayden Glen de- velopment. Of those lots, 46 were released and now they are opening the second half. There are 24 lots of the DR Horton that are part of that loop of 67th Street so that is 116 lots that average two cars per home that will travel through one access point. There is also a park at the end of Jensen Avenue with no cross walk. It is a T -intersection with three stop signs and more than half the construction traffic does not stop at the stop signs. He stated that one of the reasons he purchased in Cayden Glen was that no home daycares were allowed to keep the additional traffic from coming through the neighborhood. He finds it pretty disheartening that we can have connected neighborhoods with one entry point that have different cove- nants. He expressed concern about road widths. He also asked about the lack of consistency with the concrete aprons. He noted that Thiede informed him that in the Lennar development the first 46 lots were required to have concrete aprons. He would like more consistency in the neighborhoods. Dwayne Anderson, 6861 Jensen Avenue South, stated that he was not notified of this until Saturday. He expressed concern about traffic going past his house. He asked that the pro- posed development be accessed through either Jamaica Avenue or Military Road. Brittain stated that all properties within 500 feet of the proposed development are notified. Anderson then expressed concern about traffic at 70th Street and Jensen Avenue. Michael Oertel, 6733 Jensen Avenue South, agreed with the other testimony about traffic concerns. He also expressed concern about switching construction traffic to Jeffery Avenue as Lennar is starting construction on homes. He would like to see a second entrance to the area. Michelle Sponholz, 6815 Jensen Avenue South, expressed concerns about traffic. She does not believe that vehicles will turn onto Jeffery to get to the new neighborhood. She is worried that Jensen Avenue is not completely built out yet. She is concerned about kids going to the park. She stated that another entrance to the area is needed. Doreen Deutsch, 9295 Military Road, stated that they have lived on Military Road since 1987 and are used to all the agricultural fields in the area. She stated that this 20 -acre parcel was not noted for development on a plan she received in 2010. She stated that she has worked with the South Washington Watershed District to get behind her property and protect it as a Planning Commission Minutes November 28, 2016 Page 5 of 9 greenway, and she thought the 20 -acre lot was also going to be greenway. She does not want to see more housing there. She expressed concern for the amount of traffic going down Military Road from the new developments in the area as she has trouble sometimes getting out of her driveway. She noted that she had to report construction trucks making their own routes onto Military Road during the first phase of the DR Horton development in Eastridge Woods. She is opposed to this proposed development for traffic and safety reasons, and would really like to see it kept as a greenway. She stated that if this is going to be developed, Ravine Parkway should be done first. She is also against the lighting being put in the new developments because it is so bright. Missy Jungbauer, 9437 67th Street South, agreed with the other comments. She stated that they preferred Cottage Grove over Woodbury because it was slow growing and didn't have the mass spread out like at Settlers Ridge. They moved to Cayden Glen because it was small. They knew Eastridge Woods was there but didn't expect it to grow as fast as it did. She is concerned that DR Horton wants to build another development as they build too fast. She then expressed concern about the T -intersection by the park and cars not stopping at the stop signs. She is also concerned that there is no park identified in the Grayson Meadows development. She asked that if the development is approved, that home construction would not begin until Ravine Parkway is started. She then stated that all the DR Horton houses look the same. She also noted that there is no comradery between the residents of Cayden Glen and Eastridge Woods and does not believe that getting the HOAs into agreement will hap- pen. She asked about monument signage for the new development. Kim Ramston, 6713 Jewel Avenue South, echoed the same sentiments as her neighbors. She expressed concern about extra traffic on 70th Street, noting that it is difficult to cross. Lars Lundberg, 6779 Jensen Avenue South, stated that he has the same concerns as his neighbors, particularly that there is currently only one access point to the area. Angie Bauer, 6711 Jensen Avenue South, stated that issues with construction vehicles is known as the developer brought it up on their own about advising construction workers to watch their speeds. She doesn't believe the solution of steering them onto Jeffery instead of Jensen would work. Jungbauer stated the kids in the neighborhood will also be driving in a few years, which will double the vehicles traveling through the area. No one else spoke. Brittain closed the public hearing. Levitt stated that based on the testimony from the residents, the City needs to work with Lennar and their building contractors on parking locations, providing clear site lines at inter- sections, and speeds through the neighborhood. She believes that after hearing the testi- mony, DR Horton will work with their subcontractors to ensure that parking and speed issues are attended to. She then noted that when it comes to residential growth and development, there have been many developments in the City that had to be accessed through an existing development. She explained that infrastructure needed to support growth and development needs to be done in a feasible and economical manner. Levitt stated that the City's Capital Improvement Program identified that Ravine Parkway between County Road 19 and Jamaica Avenue would be constructed in 2018. At this point in time, we are not in a position to elevate Planning Commission Minutes November 28, 2016 Page 6 of 9 or move that forward, so the secondary access would be available in fall 2018. She explained the construction schedule, including mass site grading commencing as soon as load re- strictions are off in the spring and installation of infrastructure in the summer of 2017. The heaviest traffic will happen during the installation of the class 5 material and the asphalt. DR Horton will most likely construct a model for the fall 2017 Parade of Homes, with possible construction of up to 12 homes by the end of 2017. She then explained that if DR Horton has a monument sign for Grayson Meadows, it will be by Ravine Parkway. Regarding parks, Levitt stated that there are two parks, one on each side of the open space that provide differ- ent experiences for the residents. There is good trail connectivity and the developer has agreed to add more connectivity to Ravine Parkway enabling safe opportunities to navigate to those parks. One of the concerns was if the area would be able to handle the additional traf- fic, noting that the streets through the development can handle the addition of 45 homes. Many other subdivisions in the City have a greater volume of traffic on the local streets. Levitt then explained that 70th Street is designed as a collector roadway and has the necessary turn lanes. Washington County and the City reviewed development through this corridor, which included this development area. One resident had mentioned the challenges of cross- ing 70th Street; Washington County has a policy that they don't allow pedestrian crossing in a non -stopped condition, so they will not provide a traffic crossing opportunity into any of the developments. The provided pedestrian crossings at Jamaica Avenue and Keats Avenue, which have lots of trail connectivity along 70th Street. Fox asked how to enforce the T -intersection stop signs. Levitt stated that red flags can be placed on the signs to bring more awareness to them and to have the Police Department pursue enforcement activities in that area. Brittain asked for clarification on why the City prefers not to have small isolated pockets de- veloping and how that affects the cost of the public utilities. Levitt explained that development has to occur systematically; if it doesn't that means that someone else, probably the City, is bearing the cost burden. Brittain asked why in the existing Cayden Glen some areas have concrete aprons and some don't. Levitt stated that the curb style changed. She explained that the developer has to guess which side the garage would be and if they guessed wrong, the builder, and ultimately the homeowner, has to pay to relocate the apron. To make it more cost effective in the lot price for the builder and homeowner, the City chose to go with sur- mountable curb. Lennar was supportive of the decision as they wanted to provide that sav- ings for their home buyers. Brittain then requested that the notification process be looked at. Graff made a motion to approve the zoning amendment and preliminary plat applica- tions subject to the conditions listed in the staff report. Zopfi seconded. Graff stated that these decisions are never easy for Commissioners who take every consid- eration brought up very seriously. She noted that she lives directly on 70th Street and under- stands the residents' concerns about traffic but the reality is development is needed in order to build new roadways. Without development, Ravine Parkway would probably not be built. She stated that after reviewing the staff report and listening to testimony, this is the best deci- sion the Commission can make. Rasmussen stated that he understands the traffic concerns that the residents. He noted that the Grayson Meadows development is going to provide the additional access point to that Planning Commission Minutes November 28, 2016 Page 7 of 9 area and will be mutually beneficial to the community as whole. He asked if there was a way to communicate better with residents about construction schedules. Awad stated that the majority of the issues that were covered tonight could probably be cov- ered by the Public Services Commission or the Public Safety Department. Brittain asked if Public Safety has seen the application. Levitt responded that she does not believe that the Public Services Commission discussed this subdivision specifically at their last meeting, but staff will ask Public Safety staff to look at the concerns and issues that have been voiced by the residents. If a more global discussion is needed, this can be brought before the Public Services Commission. Brittain stated that he hears the concerns and it sounds like staff is going to try to help miti- gate any issues. He also pointed out that 28 -foot wide streets are relatively new for the City so there are going to be growing pains. The Commission appreciate any feedback we can get on what does and doesn't work so that going forward we can learn from it as neighborhoods develop with narrower streets. Motion passed unanimously (6 -to -0 vote). 6.3 Central Fire Station — Cases PP2016-066 and SP2016-067 Wold Architects and Engineers, on behalf of the City of Cottage Grove, applied for a pre- liminary plat to create two reconfigured lots and a site plan review for the Central Fire Station, which would consist of 33,593 square feet, to be located at 8641 80th Street South, which is the current location of Fire Station #2. Burbank summarized the staff report and recommended approval subject to the conditions stipulated in the staff report. Jake Wollensack, Wold Architects and Engineers, introduced Brian Hook with Kraus - Anderson, Paige Sullivan with Wold Architects, and Mandy Backstrom with Anderson - Johnson, the civil consultant. He displayed and described the plans for the Central Fire Station. He noted that with the phasing of this project, they are able to build over the existing station and minimize the site impacts. Rasmussen stated that when City Hall was developed, green elements that were included in the building including recycled rain water for irrigation, LED lighting, etc. and asked if there are any new green technologies in the proposed fire station. Wollensack responded that all the lighting will be LED, the potential of use of a solar array that the City is leasing, maximiz- ing winter day light, and mitigating the summer direct solar gain on the south side of the building. They are working with Xcel on the mechanical and electrical systems. Graff asked how much a fire pole speeds up response time. Wollensack responded about 20 to 30 seconds. Fire -rated stairs are required, which are not the most optimal, so fire fighters might actually use the fire pole. Brittain asked what the trade-offs are between heating and having the amount of glass pro- posed for the building. Wollensack responded that the windows will be well insulated, proba- bly R15. Brittain stated that a 2x6 wall will be rated much higher. Wollensack stated that if Planning Commission Minutes November 28, 2016 Page 8 of 9 there is some solar heat gain in the winter, heating in the winter can be downsized. He noted that with the daylighting, lights will not have to be on throughout the day. There will be some overhangs on the south side of the building during the summer to mitigate heat gains. Rasmussen asked if there is an underground detention system. Mandy Backstrom, Ander- son -Johnson Associates, 7575 Golden Valley Road, Minneapolis, stated that they have been working with the City Engineer about using a surface pond instead of underground retention, which would reduce some of the piping shown on the plans. That surface pond would be on the south end of the site. Brittain opened the public hearing. No one spoke. Brittain closed the public hearing. Awad asked if staff will be increased because response time could become an issue with Norris Square and the other senior facilities. Levitt responded that the City has been running a duty crew model out of Fire Station #2, and in the 2017 budget, the Council added three full-time firefighter paramedics and one police officer. Rasmussen asked about warning lights on 80th Street by the fire station. Wollensack re- sponded that at the service drive across from the church entrance there will be an emergency vehicle hybrid beacon system that will come on whenever emergency vehicles are exiting so traffic will stop. That system will be in lieu of a stop light. Levitt explained that it will be similar to an overhead traffic signal system to provide all -way stop conditions on all four lanes. The City of Roseville has a similar system on County Road C. Rasmussen then stated that he would like to see the firefighter park be developed in the future. Awad made a motion to recommended approval of the preliminary plat and site plan review subject to the conditions in the staff report. Graff seconded. Motion passed unanimously (6 -to -0 vote). Approval of Planning Commission Minutes of October 24, 2016 Fox made a motion to approve the minutes of the October 24, 2016, Planning Commis- sion meeting. Zopfi seconded. Motion passed unanimously (6 -to -0 vote). Reports 8.1 Recap of November City Council Meetings Thiede summarized the actions taken by the City Council at their meetings in November 2016. 8.2 Response to Planning Commission Inquiries None Planning Commission Minutes November 28, 2016 Page 9 of 9 8.3 Planning Commission Requests Rasmussen asked about the Planning Commission meeting in December. Levitt responded that staff anticipates that there will not be a Planning Commission meeting in December; if there needs to be a meeting, it would be held on December 19. Adjournment Rasmussen made a motion to adjourn. Fox seconded. The meeting was adjourned at 9:03 p.m. (6 -to -0 vote).