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HomeMy WebLinkAbout2021-02-22 PACKET 07.City of Cottage Grove Planning Commission January 25, 2021 A meeting of the Planning Commission was held virtually at Cottage Grove City Hall, 12800 Ravine Parkway South, Cottage Grove, Minnesota, on Monday, January 25, 2021, 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 Boike called the roll: Bigham — Present; Brittain — Present; Fisher — Present; Frazier — Present; Khambata — Present; Knable — Present; Rasmussen — Present Also present were: Ben Boike, Community Development Director; Emily Schmitz, Senior Planner; Amanda Meyer, Assistant City Engineer; Steve Dennis, Council Member Approval of Agenda Bigham made a motion to approve the agenda. Knable seconded. Boike called the roll: Bigham — Aye; Brittain — Aye; Fisher— Aye; Frazier— Aye; Khambata — Aye; Knable — Aye; Rasmussen — Aye. Motion carried: 7-to-O. 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 provided information on how any person wishing to speak could participate in the virtual meeting. Public Hearings and Applications 6.1 Aggregate Industries 2021 Mining Permit — Case MP2021-005 Aggregate Industries — North Central Region, Inc. has applied for the 2021 mining permit to continue their mining operations at 11250 Grey Cloud Trail South on Lower Grey Cloud Island. (Not a Public Hearing) Schmitz summarized the staff report and recommended approval based on the findings of fact and subject to the conditions stipulated in the staff report. Planning Commission Minutes January 25, 2021 Page 2 of 6 Tom Burrows, Aggregate Industries, stated that he would answer any questions from the Com- mission. He stated that the 2021 operations season will be very similar to the past four to five years. Khambata noted that this application is consistent with what has been approved in the past. As this is an annual permit, he does not see any problems with approving it. Brittain made a motion to approve the 2021 mining permit based on the findings of fact and subject to the conditions in the staff report. Fisher seconded. Boike called the roll. Bigham — Aye; Brittain — Aye; Fisher — Aye; Frazier — Aye; Khambata — Aye; Knable — Aye; Rasmussen - Aye. Motion carried: 7-to-O. 6.2 Sandkamp Property Concept Plan — Case CPR2021-006 Capstone Homes has applied for a concept plan review for a proposed residential subdivi- sion that would be developed on the Sandkamp property located northwest of 103rd Street and Hadley Avenue. They are proposing to construct 156 detached townhome units on 39.7 acres of land. Boike summarized the staff report and recommended approval subject to the conditions stipu- lated in the staff report. Tom Bakritges, Capstone Homes, 14015 Sunfish Lake Boulevard, Ramsey, provided a presen- tation on the proposed Liberty detached housing townhome product, the managed home- owners association, the site data, and site elements. The presentation includes information on the modern designed streetscape in perspective of the detached townhome product types that they offer; the five different Liberty townhouse products of which four out of the five have three different elevations and the fifth has four different elevations; floor plans that range in size from 1,484 square to 2,487 square feet for the two-story detached townhome and from 1,080 to 2,020 for single level; and pricing that ranges from the low $300s to mid $300s with HOA main- tained landscaping. He noted that all garages are flush with the home or the front porch. He reported that their studies show that this product needed in Cottage Grove, which they are building in the Cities of St. Michael, Ramsey, and Andover. He stated that these are not rental properties. He explained about the homeowners association management. Bakritges stated that the site is 39.7 acres, and they will be developing 31.9 acres due to future County right-of- way, the northeast green space area, the steep slope, and the buffer areas under the overhead powerlines and on the south side of 103rd Street. There will be a total of 156 detached town - homes. Bakritges noted that the proposed zoning will be R-5, Medium Density Residential, with a PUD, Planned Unit Development. He explained that they are proposing a minimum lot width of 40 feet and lot depth of a minimum of 120 feet; however, the lot depths could range up to 135 feet. The proposed front setback is 20 feet with porches that will be at 15 feet, side yard setbacks are 5 feet so there will be 10 feet between buildings, and the rear setback is 20 feet. The detached townhome product provides a land use transition and complements the area to the north, which is also medium density detached and attached townhomes. They are proposing a trail corridor along the south and west sides of the development and within that trail corridor, there will be an extension of the bituminous trail from the south access point off 103rd Street Planning Commission Minutes January 25, 2021 Page 3 of 6 and to the north along bluff line and connecting to the Mississippi Dunes Estates trail at the northwest corner of the property, which will also run easterly/westerly. They are proposing an overlook area for viewing the river valley and on the northeast a green space area of about .45 acres. Also required is a 30-foot landscaped buffer along Hadley Avenue. Their landscape plan will meet all City requirements. Their engineer will design the future stormwater ponds along the future County road right-of-way and along 103rd Street. They will not touch the woodland open space on the southwest corner of the site. The preliminary plat will show the county road realignment, the extension of Mississippi Dunes Boulevard to the north, and the proposed ac- cess to the south. They designed the extension of Mississippi Dunes Boulevard so that it is not a cut through and there is a T intersection. They believe most of the traffic will come into the development from 103rd Street. Knable noted that on 99th Street there are attached townhomes and asked what the lot widths are in that development. Boike responded that those are single-family villas and look much the same as what is being proposed, but those lots are 60 feet wide. Rasmussen asked if staff feels comfortable that the City's landscape requirements can be met with 40-foot wide lots. Boike stated that will be looked at further during the preliminary plat process, but there should be plenty of room in the front and rear yards to accommodate the required landscaping. Khambata opened the public hearing. David, a board member of the Mississippi Dunes townhomes association stated that he thinks the homes look nice. He expressed concern about traffic through the Mississippi Dunes devel- opment as he does not believe most of vehicles will utilize 103rd Street to access the subdivi- sion but will use Mississippi Dunes Boulevard. He noted there are a lot of kids in the area along with a school bus stop at 98th Street and Mississippi Dunes Boulevard as well as a trail in that area. He proposed changing the proposal by adding a spur from Hadley Avenue and not opening up into the Mississippi Dunes development. Mark, another member of the HOA board for the Mississippi Dunes townhomes, stated that his main concern is the extension of Mississippi Dunes Boulevard and traffic from the proposed development using the residential streets instead of Hadley to go north and south. He would like to see direct access onto Hadley Avenue. Khambata read a question from Nancy asking if there is room provided for visitor parking in the development and what the ratio is of new students coming to Pinehill. Boike responded that each home would have a driveway that would allow for storage of at least two vehicles and there would be parking allowed along the public streets in the development. There are no planned off-street parking stalls. He then explained that the City is in constant communication with the School District regarding new developments. He does not know the ratio at Pinehill, but the district is always looking at capacity issues and they are aware of proposed develop- ments. Those questions are better directed to the School Board. Khambata read a question from Matt, who asked if there is a plan to provide trees, shrubs, or other buffers between the new development and the townhomes to the north. He expressed concern about vehicle lights shining into the townhomes. Boike stated that there are certain landscaping requirements for the development. Along the north property line, there are some Planning Commission Minutes January 25, 2021 Page 4 of 6 overhead power lines that will impact the placement of certain landscaping. Through the pre- liminary plat process, staff will specifically look at where trees will be planted. The City tries to ensure that there are buffers between developments. Melanie Walters stated that she lives on 99th Street South, two houses west of Mississippi Dunes Boulevard just north of the power line easement. She expressed concern about safety issues where the walking path along the power line easement would cross Mississippi Dunes Boulevard if that road was extended. Boike responded that there could be a crosswalk installed there. Meyer responded that as Mississippi Dunes Boulevard would be extended there would be a crosswalk on one side of the road. The plan as of now is to keep the trail extension that exists today from that sidewalk out to Hadley Avenue. She then explained about future roadway alignments in that area. Hadley Avenue is proposed to veer southeast into the curve of 100th Street, so looking at two access points to this development, it is not plausible to connect into Hadley Avenue due to the transmission line and the realignment of 100th Street. The City is working with the County on the connection to 103rd Street, to evaluate site lines, appropriate site distances, and to ensure it aligns with the County's future plans for 100th Street. Khambata asked for clarification on it there would be a safe crossing of the existing trail at Mississippi Dunes Boulevard when the road is extended, if that trail would still continue out to Hadley, and if the 30-foot buffer from Hadley Avenue would incorporate a walking path adjacent to the road- way. Meyer responded that there would be a mid -block crossing similar to what has been done with the Military Road Trail. As it relates to the 30-foot landscape buffer, the City would not put a pedestrian route through there knowing that that portion of Hadley would eventually go away with the realignment of 100th Street. Alan Thole, 6697 99th Street, stated that he lives directly above where the new development is being proposed, noting that one of the key reasons he bought his house was the view looking south, and asked how this development will affect his view. Khambata responded that the powerline easement and walking path are being retained behind his property and the grade slopes down to the south of the easement. He stated that Thole's southerly view of the river bluff would be changed but he should still have the benefit of that southerly view and exposure. He noted that is there is really no way to prohibit another landowner from making changes to their property over time. Matt submitted another question asking when this development might begin and when it is planned to finish. Boike responded that there are additional approvals that are needed that would occur over the first half of this year with the intent of getting final plat approval from Council sometime in the July timeframe with the plan to start construction the second half of the year. Bakritges stated that is correct; their goal is to start this summer and have their first phase completed by mid to late November. David provided a follow up question asking how many phases are proposed with this applica- tion. Bakritges responded that they are going to be grading the site in one phase, but their goal is to develop in two to three different phases depending on the market conditions; it could be three to five years to completely develop. No one else spoke. Khambata closed the public hearing. Khambata believes Capstone has done a good job outlining their vision. He summarized the public comments included traffic, the realignment of 100th Street, trails, and views. He stated Planning Commission Minutes January 25, 2021 Page 5 of 6 that whenever a new subdivision is developed abutting an existing community there are always concerns, and he thinks a lot of that was addressed tonight. Frazier stated that he is not completely comfortable with 40-foot lots and is interested to see more information with the preliminary plat. Frazier made a motion to approve the concept plan subject to the conditions in the staff report. Khambata seconded. Brittain commented that typically side yard setbacks in the City have been 7.5 feet, which pro- vides 15 feet between homes. Going down from 60 feet to 40 feet is a big difference. He sug- gested minimum lot widths of 45 feet, which isn't that much more; however, it would take some lots out. He thinks this is an interesting concept, but he would be more comfortable with 45- foot lots that would provide 7.5 feet between homes. Fisher asked about fire separation, fire code compliance, and for more information on how the proposed roof construction in the drawings meets the fire code. Bakritges stated that he will provide detailed information in the future but noted that diagram in the report is what has been approved by the State Building Code and accepted by the Cities of St. Michael, Ramsey, and Andover. They are following the code regarding the necessary roof deck intake, ventilation, extra type of insulation, and other measures. Rasmussen commented that more information needs to be provided regarding the southern access point where it meets 103rd Street due to the steep hill. Khambata asked if the realign- ment would include relocating the railroad bridge. Meyer responded that the bridge would stay. She explained that the County has a standard of a quarter mil spacing for access onto county roads, which is part of what is driving the access point off 103rd Street. She received some information from the County that their consultant has been looking into some of the site dis- tances and is considering allowing the City to shorten the quarter mile spacing distance to allow for better site lines for that access off 103rd Street. Boike called the roll. Bigham — Aye; Brittain — Aye; Fisher — Aye; Frazier — Aye; Khambata — Aye; Knable — Aye; Rasmussen - Aye. Motion carried. 7-to-O. 6.3 Sunny Hill Park Addition — Case PP2021-003 The City of Cottage Grove has applied for a preliminary plat for Sunny Hill Park Addition to subdivide city -owned land (former Ideal Avenue right-of-way) into six lots in order to deed the newly created lots to the single-family homes located to the east in Calarosa 3rd Addition. Boike summarized the staff report and recommended approval subject to the conditions stipu- lated in the staff report. Khambata opened the public hearing. No one spoke. Khambata closed the public hearing. Frasier asked if the City is deeding the outlots to the landowners and not selling them. Boike responded that is correct. Planning Commission Minutes January 25, 2021 Page 6 of 6 Khambata asked there is no reason to deed the remainder of the easement to anyone because that property is contained inside the park. Boike responded yes. Brittain made a motion to approve the Sunny Hill Park Addition preliminary plat subject to the conditions in the staff report. Knable seconded. Boike called the roll. Bigham — Aye; Brittain — Aye; Fisher — Aye; Frazier — Aye; Khambata — Aye; Knable — Aye; Rasmussen - Aye. Motion carried. 7-to-O. Approval of Planning Commission Minutes of November 23, 2020 Knable made a motion to approve the minutes of the November 23, 2020, Planning Com- mission meeting. Fisher seconded. Boike called the roll. Bigham — Aye; Brittain — Aye; Fisher — Aye; Frazier — Aye; Khambata — Aye; Knable — Aye; Rasmussen — Aye. Motion carried. 7-to-O. Reports 8.1 Recap of December 2020 and January 2021 City Council Meetings Boike provided a summary of actions taken at the City Council meetings on December 2 and 16, 2020 and January 6 and 20, 2021. Dennis announced that on February 6, Mayor Bailey will be giving the State of the City address. He reported that there will not be any changes in status for Planning Commissioners' terms, including Khambata continuing to serve as Chair. He stated that he would answer any ques- tions from the Commission. 8.2 Response to Planning Commission Inquiries None 8.3 Planning Commission Requests Brittain stated that he sent an information request to the City through the web site and asked that staff look at the wording of the automated response. Adjournment Fisher made a motion to adjourn the meeting. Rasmussen seconded. Boike called the roll: Bigham — Aye; Brittain — Aye; Fisher— Aye; Frazier— Aye; Khambata — Aye; Knable — Aye; Rasmussen — Aye. Motion carried. 7-to-O. The meeting was adjourned at 8:33 p.m.