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HomeMy WebLinkAbout2019-09-23 PACKET 07. City of Cottage Grove Planning Commission August 26, 2019 A meeting of the Planning Commission was held at Cottage Grove City Hall, 12800 Ravine Park- way South, Cottage Grove, Minnesota, on Monday, August 26, 2019, in the Council Chamber and telecast on Local Government Cable Channel 16. Call to Order Chair Khambata called the Planning Commission meeting to order at 7:00 p.m. Roll Call Members Present: Tony Khambata, Sarah Bigham, Evan Frazier, Eric Knable, Jerritt Wright, Roger Zopfi Members Absent: Derek Rasmussen Staff Present: Christine Costello, Acting Community & Economic Development Director John M. Burbank, Senior Planner Emily Schmitz, Senior Planner Steve Dennis, Council Member Approval of Agenda Zopfi made a motion to approve the agenda. Wright seconded. The motion was approved unanimously (6-to-0 vote). Open Forum Khambata opened the open forum. Khambata asked if anyone wished to address the Planning Commission on any non-agenda item. No one addressed the Commission. Khambata closed the open forum. Chair’s Explanation of the Public Hearing Process Khambata 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 High Pointe – Case CPR2019-035 D.R. Horton, Inc. – Minnesota has applied for a concept plan review for a proposed 98-unit townhome development to be called High Pointe on 14.4 acres of land located on the south- east corner of 65th Street South and Century Avenue/Geneva Avenue. Planning Commission Minutes August 26, 2019 Page 2 of 7 Burbank summarized the staff report and recommended approval based on the findings of fact and subject to the conditions stipulated in the staff report. Deb Ridgeway, D.R. Horton, 20860 Kenbridge Court, Lakeville, stated they’re in the preliminary platting stages of planning as they’re learning more about the site. Wetland delineation is in process, a tree survey is taking place, and they are doing soil borings. The site plan may change, including a decrease in the number of units. Khambata opened the public hearing. Tyler Perry, 6777 Geneva Avenue South, Cottage Grove, stated he understands this area needs to develop, but he’s against the proposal, and his concerns include: 1) Density, as all of the properties in this neighborhood have lot sizes averaging two-to-four acres; adding 98 units is a high-density development, compared to what’s currently there. 2) Vehicle traffic, as those 98 units would probably bring more than 100 vehicles navigating the nearby streets. There are also soccer/recreation fields proposed in that area, which will increase vehicles, noise, traffic, etc. Perry stated that preferable options include single-family or villa-style homes. Richard Leicht, 6192 65th Street South, stated when he bought is property in 2003, he reviewed the comprehensive plan, which showed single-family homes on 1.5 acre lots. He asked how it was changed to medium density. Khambata explained the process for updating the City’s com- prehensive plan, which is a statutory requirement to be done every ten years. He stated City staff could provide him with more information. Leicht worries that townhomes across could their property value. He asked for the price range of the proposed townhomes. Ridgeway responded that they are building this same product in Lino Lakes, and those homes prices are around $260,000 and up. Wright asked what would reduce the number of townhomes, and if there were any plans to change the housing. Ridgeway responded that they would offer the same product type. Once they have more information regarding setbacks, wetlands, ponding, and engineering, they will determine the number of units in the development. Khambata asked why they are proposing townhomes for this property rather single-family homes or villas. Ms. Ridgeway responded that the first consideration is the price of the property, as the landowner typically prices their property based on its use. Because this property is guided for medium-density residential, D.R. Horton needs a certain number of units to make it profitable. The school next door makes this area geared to younger people and possibly single parents with children. Their market research indicated low-density housing would not be finan- cially feasible for them. Jim Inman, 88 Oakridge Drive, Newport, stated they live on approximately five acres, and their neighbors also have acreage. He’s against this plan, as he knows there will be many more vehicles in that area, and the roadway cannot handle it, especially with school buses and the trucks at TEN-E Packaging. He asked that a traffic study be done before the property develops. Bruce Huffer, 20 Oakridge Drive, Newport, stated that he has talked to most of the homeowners in the area and they are opposed it. He does not believe medium density is the right fit, but single family would be. He expressed concern about traffic volume. He read a document that he had prepared and presented to the Planning Commission. Planning Commission Minutes August 26, 2019 Page 3 of 7 Dan Kleven, 67 Oakridge Drive, Newport, stated his biggest concern is traffic safety and the grade of the road in that area, especially in the winter. He noted that the sight lines are not very good in the area and suggested adding a right-turn lane. Kleven then noted it looks like most of the trees are being removed. Burfeind stated that originally a roundabout was considered for that intersection. The City is now looking at this as a joint project with Washington County. He noted that the school is actually a larger generator of vehicles than this development would be. Khambata confirmed with Burfeind that as this is just a concept plan, and a traffic study could be done in the future. Burfeind stated that this is the time to raise any issues that may need addressing with the applicant. Khambata asked if sight-line issues were due to overgrown vegetation. Burfeind responded that could be looked at, noting that Washington County main- tains the right-of-way. He explained that the road is at an angle, and some vegetation on private property is getting in the way of the sight lines. The City works with landowners on those types of issues, which is an option for the southeast corner. Zopfi asked if Geneva Avenue would be widened another 33 feet when the plat comes forward. Burfeind responded that right now the road is built to its full standard with curb and gutter. He explained that there is a prescriptive easement from which the City will get the actual right-of- way with this plat. Improvements to the intersection have been made, including flattening out the TEN-E Packaging their driveway. Tony Brinkman, 18 Oakridge Drive, Newport, believes the part of the roadway that needs to be reconstructed is from 65th Street and Geneva Avenue down to Hastings Avenue. He requested a sidewalk be installed all the way down to Hastings Avenue. He is concerned about the land use changing from low density to medium density and believes that the number of units should be cut in half. Khambata stated that with the property guided as medium density, the City is able to allocate more funds from Washington County on the portion they are responsible for, so the City can justify the expense of the infrastructure. Brinkman agreed, he but wants fewer units so would fit in better with the surrounding area. Khambata noted that the concept plan review is to learn of concerns, but it is the property owner’s choice on how they want to develop it if it meets the Comprehensive Plan and other zoning requirements. Brinkman then expressed concern that a park would not be part of this development. He stated that adding a park would help reduce the number of units in the development. Khambata stated that not every develop- ment needs a park if other parks and open space are available; this development is adjacent to the school and fields. Brinkman suggested reducing the number of townhomes on the west side of the property near Newport and adding a berm with some trees to screen the townhomes from view. Khambata noted that screening and would be required. Mike Hoffman, 11 Oakridge Drive, Newport, stated he while he can’t choose what development happens on adjacent properties, he wants it on the record that he opposes a townhome devel- opment. He believes the school was a great addition to our community. He expressed concern with the number of units proposed on a small parcel. The neighboring area is a quiet community with large lots. John Kooyman, 6749 Geneva Avenue, stated that he’s opposed to this development. He feels it hinges on the 2040 Comprehensive Plan. In 2018, this parcel was designated as low density. He stated that nowhere else in Cottage Grove is there a medium-density residential develop- ment abutting a rural residential property. He doesn’t believe it is a good fit for the neighborhood due to the roads and extra traffic. He is also concerned that some of these townhomes could be rentals. Planning Commission Minutes August 26, 2019 Page 4 of 7 Perry asked if the land had already been sold to D.R. Horton. Ridgeway replied the property is currently under contract, and they will not close on it until they have preliminary plat approval. Perry feels the contrast from rural residential to medium density was not good. Khambata noted that there are numerous examples of agricultural land becoming medium density in the Twin Cities. He explained that legally, the City cannot deny a development if it is based upon an arbitrary reason, such as we don’t want to look at townhomes; that could set the City up for a lawsuit. Perry asked if that land has already been guided as medium density. Khambata re- sponded that it was guided medium density residential in the 2040 Comprehensive Plan. Costello explained that this is just a concept plan and an initial step to hear comments. The 2040 land use plan has been submitted to the Metropolitan Council where it is under review, but it has not yet been approved. Jim Inman, 88 Oakridge Drive, asked where they’re going to put the snow in the wintertime. He also noted that it is difficult to travel on that road. Gina Tester, 6775 Geneva Avenue, stated there are six homes on her road, with parcels of 1.5 to 8 acres. She stated that the road is on a ravine without any shoulders, and she’s personally got stuck several times. She does not believe that this development would be a good fit. She expressed concerns about busy roads, wetlands, no shoulders, and winter driving conditions. She stated this townhome development should be closer to Cottage Grove Elementary so the children can walk to school. She hopes that the City will look for concessions and modifications. Ridgeway stated that there are no restrictions on if a townhome could be rented out by the owner. She stated they appreciate the feedback from the neighbors and will see what they can do to address them. Khambata closed the public hearing. Khambata feels there’s a huge need for affordable housing in Cottage Grove, and; it’s tough because it’s in an inconvenient location. It’s important to have input from the neighbors. The applicant and the City will work to address those concerns. Frazier made a motion to approve the D.R. Horton concept plan review subject to the conditions in the staff report. Zopfi seconded. Motion passed on a 4-to-2 vote (nays by Wright and Bigham). 6.2 Self-Storage Ordinance Amendment – Case TA2019-036 The City of Cottage Grove has applied for a zoning ordinance text amendment related to indoor self-storage facilities, self-storage facilities, and mini-storage facilities. Schmitz summarized the staff report and recommended approval subject to the conditions stip- ulated in the staff report. Khambata asked about the proportion of indoor storage to outdoor storage and how that would be policed. Schmitz responded that it has been limited to 50 percent of the ground coverage of any buildings on site, and exterior storage would not be allowed without a building. Khambata asked how a storage area would be designated. Schmitz stated any storage area would need to be on the site plans, and that area would have to be paved and striped. Planning Commission Minutes August 26, 2019 Page 5 of 7 Frazier asked if this amendment would allow for random storage on a striped asphalt lot. Schmitz replied the nine conditions are very clear – it would need to be a striped lot with vehi- cles parked within those areas, this type of use is restricted to only the planned business dis- trict, and there is a requirement of a one-mile distance between each of those uses. Khambata opened the public hearing. No one spoke. Khambata closed the public hearing. Khambata made a motion to approve the zoning ordinance text amendment related to indoor self-storage facilities, self-storage facilities, and mini-storage facilities. Wright seconded. Motion passed unanimously on a 6-to-0 vote. 6.3 Cottage Grove Properties Self Storage – Cases PP19-037, CUP19-038, SP19-039 Cottage Grove Properties, LLC has applied for a preliminary plat to be called Cottage Grove Woods 2nd Addition, which will create two commercial lots and one outlot; and a condi- tional use permit and site plan review of the proposed expansion of the existing self-storage facility at 7160 West Point Douglas Road South by adding three single-level storage build- ings and a boat and RV surface parking area on approximately 2.6 acres of land. Schmitz summarized the staff report and recommended approval subject to the conditions stip- ulated in the staff report. Todd Jones, Crosstown Properties, 478 2nd Street, Excelsior, described the current building layout and design, noting that everything would be kept internal and out of view. There will be adequate screening, with no visibility from Highway 61. He also discussed the landscaping that would be done, and stated they’d use the same building materials as the first phase. Khambata stated he liked how they repurposed the previous building and screening it, and also how the proposed new buildings look, especially the front façade. Khambata opened the public hearing. No one spoke. Khambata closed the public hearing. Knable made a motion to approve the preliminary plat, conditional use permit, and site plan review, subject to the conditions stipulated in the staff report. Bigham seconded. Bigham asked if there was a growing need for this type of business in the City. Jones responded that the demand is increasing. With the growth being experienced in Cottage Grove, the addi- tion of 29,000 square feet should satisfy the Cottage Grove market for a number of years. Zopfi asked staff regarding the exterior storage being limited to boats and RVs, where that was outlined in this plan. Schmitz replied that would be a condition within the recommended reso- lution. Jones stated this had been discussed with staff, and while it is mostly for boats and RVs, it would include service vehicles; the maximum height, though, will remain at 12 feet. Motion passed unanimously (6-to-0 vote). Planning Commission Minutes August 26, 2019 Page 6 of 7 6.4 Stan Koch & Sons Trucking – Case ICUP2019-041 Stan Koch & Sons Trucking has applied for an interim conditional use permit to allow the expansion of a legal nonconforming use for the exterior storage of trucks, cars, semi- tractors, semi-trailers, portable pump systems, and portable commercial generators at 9450 Ideal Avenue South. Costello summarized the staff report and recommended approval subject to the conditions stip- ulated in the staff report. Zopfi asked if the ICUP would run for the length of the lease with United Rentals. Costello responded as long as United Rentals has a lease at the property, they would be allowed to operate under the interim conditional use permit. Zopfi asked how the City would know when that lease expires or is terminated. Costello stated that staff could check up on it every year, noting that the Economic Development Department keeps track of available properties for lease or sale. Bob Buss, Stan Koch & Sons Trucking, Lakeville, stated that they worked diligently with United Rentals to rent the property and to make it operational for them. Through staff’s and the City Council’s efforts meeting with United Rentals, everyone is comfortable with this tenant’s use of the property. He then explained that they would enhance the property with landscaping to the west and north where the marshalling yard is located and will remove the fuel tanks. He noted that United Rentals is a Fortune 500 company. Khambata stated that he is happy to see the aesthetic of the property will be improved and thinks this is a great long-term investment for both companies. Khambata opened the public hearing. No one spoke. Khambata closed the public hearing. Frazier made a motion to approve interim conditional use permit. Zopfi seconded. Motion passed unanimously (6-to-0 vote). Approval of Planning Commission Minutes of July 22, 2019 Frazier made a motion to approve the minutes of the July 22, 2019, Planning Commis- sion meeting. Wright seconded. Motion passed unanimously (6-to-0 vote). Reports 8.1 Recap of August 2019 City Council Meetings Costello provided a summary of actions taken at the City Council meetings on August 7 and August 21, 2019. Planning Commission Minutes August 26, 2019 Page 7 of 7 8.2 Response to Planning Commission Inquiries None 8.3 Planning Commission Requests None Adjournment Wright made a motion to adjourn the meeting. Bigham seconded. Motion passed unan- imously (6-to-0 vote). The meeting was adjourned at 8:38 p.m.