Planning Commission Minutes

November 1, 2007 - 7:00 p.m.

City Hall Council Chambers

1. Call to Order and Flag Pledge.

Commission Chair Vince Johnson called the meeting to order.

2. Roll Call.

Chair Vince Johnson and Commissioners Randy Dahlheimer, Steve Fowler, Bob O’Brien, and Kevin Faulds were present as was City Council Liaison Scott Hoke, City Engineer Mark Hanson, Assistant to the City Administrator Erin Stwora and Assistant City Planner Mike Elhard.

3. Approval of the Agenda.

The agenda was amended to reopen the public hearing regarding Crow River Bluffs.

The amended agenda was approved by consensus.

4. Open Forum.

Chair Johnson opened the open forum.

Doug Baines, 13000 Overlook Road, came forward with a reading from the College of Agricultural Science at Penn State University regarding Horse Stable Manure Management.

Chair Johnson closed the open forum.

5. City Council Update.

Council Liaison Hoke provided the update.

6. Consent Agenda.

A. Approval of the October 4, 2007 Planning Commission meeting minutes.

Motion to approve minutes by Commissioner O’Brien, seconded by Commissioner Faulds, no additional discussion, All ayes.

7. Preliminary Plat/Development Stage PUD – Crow River Bluffs

Assistant to the City Administrator Stwora presented an overview of the project.

Chair Johnson opened the public hearing.

Ms. Bernie Kemp of 15281 Brockton Lane stated she did not feel there were significant changes in the plat. Ms. Kemp stated she has attended comprehensive plan update meetings and the area appears it will change from medium density to low density. Ms. Kemp questioned how this will affect the plan. Ms. Kemp questioned how the additional traffic on Brockton Lane would be addressed. Ms. Kemp stated at the previous public hearing regarding Crow River Bluffs the commission had asked to see twin homes and the developer proposed meeting with the neighbors. Ms. Kemp questioned why twin homes are not in the plan and stated no meeting with the neighbors has taken place.

Stwora stated the property is proposed to be reguided to low density in the comprehensive plan update. Stwora stated the density of the project remains at 2.6 units per acre. Stwora stated this density does not meet the minimum for low density requirements.

Chair Johnson closes the public hearing.

Chair Johnson questioned whether Outlot A would be dedicated to the city. Stwora stated the area would be overlaid with a drainage and utility easement dedicated to the city. City Engineer Hanson stated Outlot A would not be owned by the city but the easements would be dedicated to the city.

Comissioner Dahlheimer questioned why twin homes were not implemented into the plan. Steve Boynton of Platinum Development stated twin homes would be a deal breaker in the proposal. Boynton stated the proposal would not be redrawn with twin homes; if twin homes were required he would withdraw the project. Boynton questioned the council if twins were needed on the site. Boynton stated the council wanted to see improved elevations of the townhome units and was not opposed to the density proposed. Boynton stated the elevations submitted show accent bandings, variety of materials, and an increased percentage of hard surface. Boynton stated the units will be more expensive to build and the three bedroom, two bath, unfinished walk-out basement floor plan has been successful. Boynton stated the walk-out product could not place the garages in any other position. Boynton stated two car garages are desired in Minnesota. Boynton stated the design reflects a craftsman style home. Boynton stated the units would be high dollar value at a time when the market is unsure. Hoke questioned the dollar value of the townhome units. Boynton stated the price would be near $300,000. Commissioner Dahlheimer questioned if the units would sell. Boynton stated he was unsure. Boynton stated the product would be ready for sales by spring of 2009 and hoped the product would be viable at that time.

Commisserion Fowler stated the new renditions are improved. Fowler questioned the livability of the development. Fowler stated the units on the north side walk-outs would only allow a small area before a steep slope or asphalt. Fowler questioned if people would purchase lots for single family homes at the proposed prices with steep slopes and small usable yards. Boynton stated the issue is common in other communities. Boynton stated single family homeowners are not able to understand living in a townhome unit. Boynton stated people enjoy the townhome setting with open space that allows people to use the space for exercise by using the trails and gazebo with access to the Crow River. Johnson stated he shares the concern and wants the development to succeed and the neighbors to be happy because it is an introductory development in Dayton.

Hoke questioned the Hennepin county requirements for the road. Boynton stated the road must be moved as reflected in the current plan. Hoke questioned if a turn lane would be needed. Hanson stated a protected left turn lane would be needed for north bound traffic. Hanson stated the access point into Crow River Bluffs would determine the east side access point. Johnson questioned if future problems could occur. Hanson stated grading would be needed on the east side. Commissioner O’Brien questioned if adequate right of way was available. Hanson stated the current plan does not show this detail.

O’Brien questioned if the intent was to use different colors and designs on each unit. Boynton stated the intent was to use different colors and materials in each unit. Commissioner Dahlheimer questioned if the units would be prebuilt. Boynton stated the units would be prebuilt and the buyer would be able to pick which color and design package they desired.

Hanson reviewed the needs for utilities outlined in the Engineering Report. Hanson stated their is interest to build a lift station to serve the entire area to the ultimate size. Hanson recommended a phasing plan showing how the lift station would be built, connected to the village, and recognizing other land owners may develop using the village system on an interim basis. Hanson stated water and water storage for fire protection would be included in the phasing plan indicating when the improvements would be completed and how they would be financed to give buyers in the subdivision knowledge of the backup water supply and water for sufficient fire protection. Hanson stated the Engineering Report recommends a phasing plan.

Commissioner Faulds stated he was previously concerned about the density. Faulds stated the new proposal shows better architecture on four sided quad units. Faulds questioned how a single family home and quad home would function next to each other and was supportive of the price point of the townhome units.

Dahlheimer stated he supports the improvements made to the plan as well as the recommendations regarding infrastructure.

Johnson stated he supports the improvements made to the plan implementing the recommendations regarding infrastructure and shares the concern about the products selling.

Faulds stated traffic problems often occur before reconstruction of the road occurs. Faulds stated if additional pressure is put on the road it is likely to be replaced sooner.

Johnson stated the Highway 101 project in Rogers/Otsego/Elk River will alleviate traffic from Brockton Lane.

Fowler stated the livability of the units and the concern of the neighbors along with the development serving as the gateway to the historic village and the precedence being set remains concerns of his. Fowler stated he would change the quad homes to twin homes along with additional space for the residents.

O’Brien stated he shares Fowlers concerns as well as parking issues, snow removal, additional access for emergency vehicles, and building the lift station to the ultimate.

Boynton stated the plan does show a second access point for emergency vehicles.

Johnson questioned where the snow would be placed in the winter. Dan Sjordahl stated there were open spaces available near parking spaces. Fowler questioned if snow removal was the cities responsibility. Stwora stated the private drives would be removed by the home owners association and the public street would be the cities responsibility. Stwora stated snow could be trucked out.

Johnson questioned the parking requirements. Stwora stated the standard for multifamily housing is two parking spaces per living unit and one guest parking space per two living units. Stwora stated the current proposal requires two additional guest parking spaces.

Johnson questioned the density calculations. Stwora stated the overall gross density of the project is 2.61 units per acre. Stwora stated the low density requirement is 3 units per acre. Johnson stated the multi-family area is 5.6 units per acre which is less than moderate density at 6 units per acre.

Fowler questioned the acreage of the project. Stwora stated the acreage is 26 acres. Fowler questioned the frontage on Brockton Lane. Hanson stated the frontage on Brockton is 902.22 ft. Stwora stated the density calculations were provided by the developers engineer. Sjordahl stated the engineer was not available. Fowler stated he calculated 19 buildable acres. Stwora stated the Metropolitan Council has not stated if the floodplain is included in the density calculations. Stwora stated if the floodplain is calculated or not calculated the density is significantly lower than the moderate density residential land use designation.

Faulds questioned the setbacks required. Stwora stated there is no room to move the townhomes without eliminating units. Stwora stated staff recommended an increase in the setback to 30 feet instead of the proposed 25 feet. Stwora stated the council and planning commission have not felt a desire to increase the setback to 30 feet. Stwora stated 30 feet setback is more typical. Stwora stated in Nature’s Crossing 2^nd Addition the setback is 25 feet. Dahlheimer questioned if increasing the townhome setback would be feasible. Stwora stated it would not be feasible.

Faulds questioned if parking would be allowed on the private drive. Stwora stated parking is not permitted on private drives and guest parking spots would provide space. Johnson questioned if two additional spots could be added. Stwora stated spaces are not permitted off the public street but could be added off the private drives. Stwora stated at least two parking spots would be required. Sjordahl stated two spots could be added as well as additional spots.

Faulds questioned if the minimum setback was typically where the house would be positioned in the proposed single family lots. Sjordahl stated the 25 feet setback was requested to eliminate the need to eliminate trees. Stwora stated most homes would be constructed at the 25 feet setback. Boynton stated 25 feet setback on townhomes is standard. Sjordahl stated the original layout was 21 feet setback.

Motion to approve Crow River Bluffs Preliminary Plat/Development Stage PUD based upon recommendations from Staff and City Engineer, amend recommendation 8 to include six additional guest parking stalls by Chair Johnson, seconded by Commissioner Faulds, no further discussion or questions. Johnson, Faulds, Dahlheimer vote aye, Fowler and O’Brien vote nay. Motion carries 3-2.

8. Snyder – Conditional Use Permit Amendment

Planner Stwora stated the applicant could not be in attendance. Stwora suggested tabling the item.

Motion to table by Johnson, seconded by Faulds.

9. Coffee Shop – Conditional Use Permit

Planner Stwora presented an overview of the project.

Johnson questioned if there was room for twelve parking stalls. The Board Member stated there are currently parking spots located in front of the strip mall. Stwora stated the coffee shop needed to be fitted into a land use. Board Member questioned if the property owner would need to designate twelve parking stalls to the coffee shop. Johnson stated the lot is large. Stwora stated the lot needs to be striped. Fowler questioned if parking was available on the west side of the property. Stwora stated striping parking lots is part of improving sites through development. Stwora stated she would prefer the owner stripe the parking lot to accommodate the entire strip mall.

Fowler questioned what types of renovations would be needed inside the building. Board Member stated renovations would be needed inside but was seeking information regarding building codes. Board Member stated façade improvements would be done if allowed to do so.

Fowler questioned the number of parking spaces near the back of the property. Board Member stated there were four or five parking spaces near the rear. Stwora stated the parking spaces near the rear are for employees.

Stwora stated an affidavit and site plan identifying twelve parking spaces will be necessary.

Board Member questioned if a building code official could be brought to the location to check the building. Stwora stated private inspection firms are available to check the building. Stwora stated the City could take an escrow and MetroWest Inspection could check the building.

Motion to approve CUP for Segue Cafe based upon recommendations from Staff by Chair Johnson, seconded by Commissioner Dahlheimer, no further discussion or questions, all ayes.

10. R-2 Ordinance Discussion

Dan Petrik of Northwest Associated Consultants, Inc. presented current findings of the R-2 Ordinance Study.

Comments from the commission include:

• Hoke stated his preference is not to see flag lots and suggested an ordinance prohibiting flag lots
• Hoke stated many residents felt the higher assessments implied subdivisions were likely to occur
• Stwora questioned the commission on administrative subdivisions
• Hoke stated he agreed with the procedure providing flag lots were not created
• Johnson stated he was supportive of the allowing administrative subdivisions
• Commission was supportive of using R-1 district standards, no flag lots, administrative subdivisions in office, possibly moving lot lines to create only one additional lot between two property owners
• Hoke stated he preferred simple requirements to allow administrative subdivisions
• Hoke stated all surveys must show all improvements

11. Sign Ordinance Update Discussion

Dan Petrik of Northwest Associated Consultants, Inc. presented current findings of the Sign Ordinance Update.

Comments from the commission include:

• Commission was supportive of banning billboards 4-1
• Hoke stated he preferred smaller signs and lower to the ground

12. New Business.

Future and Continued Planning Commission Agenda Items.

13. Staff Notices and Announcements.

A. The City Council meetings at which the above item may be considered will be held on November 27, 2007.

B. The next Planning Commission meeting will be held on December 6, 2007.

14. Adjourn.

Motion to adjourn was made by Commissioner Faulds, seconded by Commissioner Dahlheimer, no additional discussion. Ayes: All.