HomeMy WebLinkAboutApril 24, 2006
Maintenance Center
17073 Adelmann Street S.E.
Prior Lake, Minnesota 55372
REGULAR PLANNING COMMISSION AGENDA
MONDAY, APRIL 24, 2006
Fire Station - City Council Chambers
6:30 p.m.
1.
2.
3.
4.
Call Meeting to Order:
Roll Call:
Approval of Minutes:
Consent Agenda:
March 27,2006
5. Public Hearings:
A. EP 06-125 R.I. Ryan Construction is requesting a conditional use permit for a
private entertainment (indoor) use within the C-5 (Business Park) Zoning District to
allow a future sports/athletic facility located in Deerfield Industrial Park 6th Addition.
B. 06-122 Cardinal Development is requesting an amendment to the Comprehensive
Plan Land Use Plan Map C-BO (Business Office Park) to R-HD (Urban High Density
Residential). This property is located at the northeast intersection of CSAH 42 and
CSAH 18.
C. #EP05-212 & 213 (continued) Tollefson Development has submitted a
preliminary plat and planned unit development application for a development to be
known as Hickory Shores, consisting of 80 single family homes and 38 townhomes.
6. Old Business:
7. New Business:
8. Announcements and Correspondence:
9. Adjournment:
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Phone 952.440.9675 / Fax 952.440.9678
PLANNING COMMISSION MINUTES
MONDAY, APRIL 24, 2006
1. Call to Order:
Chairman Stamson called the April 24, 2006, Planning Commission meeting to order at
6:30 p.m. Those present were Commissioners Billington, Perez, Lemke, Ringstad and
Stamson, Planning Director Jane Kansier, Planning Coordinator Danette Moore, Planner
Jeff Matzke, Assistant City Engineer Larry Poppler and Recording Secretary Connie
Carlson.
2. Roll Call:
Billington
Lemke
Perez
Ringstad
Stamson
Present
Present
Present
Present
Present
3. Approval of Minutes:
The Minutes from the March 27,2006, Planning Commission meeting were approved as
presented.
4.
Consent:
None
5. Public Hearings:
Commissioner Stamson read the Public Hearing Statement and opened the meeting.
A. EP 06-125 R.J. Ryan Construction is requesting a Conditional Use Permit
for a private entertainment (indoor) use within the C-5 (Business Park) Zoning
District to allow a future sports/athletic facility located in Deerfield Industrial Park
6th Addition.
Planner Jeff Matzke presented the Planning Report dated April 24, 2006, on file in the
office of the City Planning Department.
RJ Ryan Construction has applied for a Conditional Use Permit to allow indoor private
entertainment on a site located north of Industrial Lane and south of CSAH 21, within the
Deerfield Industrial Park. Currently the site is vacant. The site plan shows an 30,456
square foot structure proposed to contain the Triple Play sports complex including an
athletic court, batting cages, miniature golf, arcade, and party rooms. The property is
zoned C-5 (Business Park). Indoor Private Entertainment is permitted with a Conditional
Use Permit in the C-5 district, subject to conditions.
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Planning Commission Meeting
April 24, 2006
Overall, staff believes the private entertainment is consistent with the intent of the C-5
use district provided conditions of approval are met. Based upon the Findings set forth in
the Planning Report, staff recommended approval of the Conditional Use Permit. In
order to meet the above-listed criteria, the Planning staff recommends the following
conditions:
1. The applicant shall record the Conditional Use Permit at Scott County no later than
60 days after City Council approval.
2. A sign permit application must be submitted to the City prior to the installation of any
signage on the site.
3. The applicant shall submit revised plans showing details of the entrance construction
on Industrial Lane. The entrance needs to be constructed with a curb radius return
extending to the east property line.
4. The applicant shall submit a revised landscape plan that provides screening for at
least 60% of the perimeter of the parking area.
5. Revise the plans to address comments detailed in the City Engineers April 11, 2006
memo.
6. Prior to site plan approval the applicant shall submit recorded easements allowing
vehicular access and snow storage on the site.
7. The applicant must provide documentation of the recorded Deerfield Industrial Park
6th Addition Final Plat prior to site plan approval.
Comments from the Public:
Applicant, Mark Kreissler, for Triple Play Sports was available for questions.
There were no comments from the public and the hearing was closed.
Comments from the Commissioners:
Ringstad:
. Agreed with staffs assessment on this. It is consistent with the intent of the C5
district.
. Agree with conditions and will support.
Billington:
. It is an attractive project and consistent with the goals of the Comprehensive Plan.
. Agree with staff s findings and will support with conditions.
Lemke:
. Agreed - criteria has been met. Support.
Perez:
. Agreed with Commissioners and staffs recommendation.
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Planning Commission Meeting
April 24, 2006
Stamson:
. Agreed. Also like to commend Commissioners - no one used the "slam dunk"
analogy. It is a project that is sorely needed in town. The use is appropriate in the
district. The design works well for the property.
. Look forward to moving it ahead.
MOTION BY BILLINGTON, SECOND BY PEREZ, TO APPROVE RESOLUTION
06-05PC APPROVING A CONDITIONAL USE PERMIT TO ALLOW PRIVATE
ENTERTAINMENT (INDOOR) IN THE C-5 ZONING DISTRICT SUBJECT TO THE
LISTED CONDITIONS.
V ote taken indicated ayes by all. MOTION CARRIED.
B. 06-122 Cardinal Development is requesting an amendment to the
Comprehensive Plan Land Use Plan Map C-BO (Business Office Park) to R-HD
(Urban High Density Residential). This property is located at the northeast
intersection of CSAH 42 and CSAH 18.
Planning Coordinator Danette Moore presented the Planning Report dated April 24,
2006, on file in the office of the City Planning Department.
Cardinal Development Group, LLC is requesting an amendment to the Comprehensive
Plan Land Use Map for approximately 7.5 acres ofland located north ofCSAH 21 and
east ofCSAH 18. The proposed amendment would re-designate a portion of the property
from C-BO (Business Office Park) to R-HD (Urban High Density).
The 7.5 acre subject area is a portion of an approximate 55 acre concept previously
brought before the Planning Commission in October of 2005 and January of 2006. The
2006 concept plan proposed a mixture of commercial and residential uses, including 82
townhome units, 140 condominium units (4-story), 60 residential living units located
above retail space, 80,000 square feet of retail space, 96,000 square feet of office space
(2-story), 50,000 square feet of medical clinic space (3-story), and a 4.9 acre park.
Cardinal Development Group, LLC is proposing the amendment to the 2020
Comprehensive Plan in order to allow multifamily buildings within the boundary of the
project site. The multifamily component, even in the case of a Planned Unit
Development, is required to have a High Density Residential designation on the Land
Use Plan. This site does not currently include that designation, so an amendment to the
Land Use Plan is required.
The proposed Amendment is consistent with the goals and objectives of the
Comprehensive Plan, therefore staff recommended approval.
Lemke questioned the PUD designation. Moore explained the requirements.
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Planning Commission Meeting
April 24, 2006
Comments from the Public:
Applicant Kurt Larson was present for questions and comments.
Perez questioned the price points for the units understanding it is just a concept at this
point. Larson responded it is still early although they are expecting to build high quality
units ranging from $350,000 to $400,000+. Could be less.
Buffy Mobroten, 13829 Kensington, questioned if the proposed 7.5 acres of high density
could move near the adjoining homes. Moore responded neither of the concepts
submitted showed that area as high density however, it could happen. It would be
discussed at the time of the preliminary plat and PUD. Stamson also added the applicant
could take the 7.5 acres and spread it through out the entire PUD. It just gives them a
number for housing units.
Moore stated everyone within 500 feet of the project will be notified at the preliminary
plat and PUD process for the public hearing.
The public hearing closed at 6:50 p.m.
Comments from the Commissioners:
Perez:
. Questioned staff - given the statement by the developer on the open price range -
not sure if objective #1 is being met. It is one of the Findings for this going
forward with the change.
. There were concerns with this concept plan and it's in the back of my mind.
Understands that if they want the mixed use they will have to change the
designation. Saw what it could be and when you look at objective # with the
passive open space, I'm torn if this accomplishes objective #3 or is it counter to
what it could be.
. Wait to hear from fellow Commissioners.
Lemke:
. The tradeoff for the City having considerable open space and the ability to save
trees and the overall appearance is appropriate.
. The location is appropriate for this type of development.
. I hear the concerns from Commissioner Perez. Part of this body and process is to
make sure the objectives are met when the site plan moves forward.
. Support the change.
Billington:
. This remains a very attractive project and will a centerpiece development for Prior
Lake.
. This is a very preliminary process and there will be much overview to come.
. Will support.
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Planning Commission Meeting
April 24, 2006
Ringstad:
. This is extremely preliminary in the process for the corner but gives the northeast
quadrant the flexibility to proceed to the next step which would be a layout, site
plan-type of thing.
. Given this is the first step in a long process - will support.
Stamson:
. This corner has been designated Commercial Business Park for a long time. The
added component is the developer bringing high residential density creating a
mixed use development.
. Agree with Commissioner Lemke - we are big proponents of mixed use
developments. You get a better quality development. I think it is better for the
community than single use developments.
. As far as high density, in this particular location, given the county roads and the
access, this is where we should have high density housing. As a community we
have recently talked about lower densities and wanting lower densities in town.
One of the ways to do that is to take the density you need for the community and
put it in a place like this and open up more green space.
. This is a great use for this type ofland and overall a big benefit for the City. Like
the concept proposal.
. Like the idea of mixing high density and commercial in that area is great.
MOTION BY RINGSTAD, SECOND BY BILLINGTON, RECOMMENDING
APPROVAL OF THE AMENDMENT TO THE COMPREHENSIVE LAND USE
PLAN MAP DESIGNATING THE PROPERTY LOCATED NORTH OF CSAH 21
AND EAST OF CSAH 18 FROM C-BO TO R-HD.
Vote taken indicated ayes by all. MOTION CARRIED.
This matter will go before the City Council on May 15,2006.
C. #EP05-212 & 213 (continued) Tollefson Development has submitted a
preliminary plat and planned unit development application for a development to be
known as Hickory Shores, consisting of 80 single family homes and 38 townhomes.
Planning Coordinator Danette Moore and Assistant City Engineer Larry Poppler
presented the Planning Report dated April 24, 2006, on file in the office of the City
Planning Department.
The Planning Commission conducted a public hearing on this development on March 27,
2006. At that time, the staff noted the developer had addressed most of the outstanding
issues identified in the 2005 submittal. However, the staff still had significant concerns
about the design of the stormwater and ponding system. The Planning Commission
directed the developer to address these issues and continued the public hearing to this
meeting to specifically discuss the stormwater and ponding issues.
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Planning Commission Meeting
April 24, 2006
The developer submitted revised plans on April 14, 2006. By eliminating a private street
and shifting the townhouse units, the developer was able to redesign the stormwater pond
to meet City criteria. The redesign does not affect the number of units, tree removal,
impervious surface or the open space.
Before submitting revised plans, the staff and the developer also met on the site to discuss
the trail system. The staffwas able to locate a trail on the site that hugs the shoreline,
does not disturb the bluff and has minimum tree removal.
The revised plans have addressed many of the outstanding issues. While there are still
revisions necessary, these can be handled at the final plat and final PUD stage.
If the Planning Commission finds the PUD and preliminary plat acceptable, the staff
would recommend the following conditions:
1. The developer must obtain the required permits from any other state or local agency
prior to any work on the site.
2. Revise the plans to address all of the Engineering comments in the memorandum
from Assistant City Engineer Larry Poppler dated March 9, 2006. All grading,
hydrology and stormwater issues must be addressed prior to any grading on the site.
3. The easement for the stormwater pond on the Gold property to the south must be
executed and recorded prior to any grading on the site.
4. The developer must provide a copy of the conservation easements, along with
detailed specifications of how this area will be delineated on the site.
5. As part of the final PUD plan, provide a table which will enable staff to track the
impervious surface on the site. Overall impervious surface may not exceed the
percentages shown on the plans.
6. As part of the park development, the developer is responsible for grading, topsoil, turf
establishment and construction of the trails to the specifications provided by the City.
In the area where a boardwalk will be utilized, the developer must escrow the cost of
this boardwalk, which will be constructed by the City.
7. The developer must submit a cash contribution in an amount determined by the City
for the fishing pier as part of the development contract.
8. Provide street names unique to the City street naming system for all streets.
9. The developer must submit a Letter of Credit in an amount equal to 125% of the cost
of the required replacement trees prior to any grading on the site.
10. The developer must provide a phasing plan for this development.
Billington questioned Poppler ifthere were any outstanding or major issues. Poppler said
nothing will affect the lots, its just getting the plan to the construction point. Billington
asked ifhe was 95% sure of the project. Poppler agreed.
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Planning Commission Meeting
April 24, 2006
Comments from the Public:
Todd Bodem, said working with staff and the Planning Commission has been great and is
excited to get started. There are no adverse environmental issues.
There were no comments from the audience and the public hearing was closed at 7:00
p.m.
Comments from the Commissioners:
Billington:
. This is an excellent project. It becomes even more so given the staff and
engineering comments.
. Staff is satisfied therefore will support.
Lemke:
. There are several excellent things about this project - the open space, trails. The
idea of the City staff walking the trail and preserving the trees - it is a model for
future developments. It is outstanding.
. Will support.
Perez:
. If the City engineer is satisfied with the development then I am satisfied.
Approve.
Ringstad:
. The process worked in this development. We kicked it back for the staff and
engineers to review the outstanding issues a month ago and the process worked
out well. Support.
Stamson:
. Agreed - at the previous meetings I indicated I thought this was a great
development. It will be a nice development overall.
. All the concerns were basically engineering and have been addressed and greatly
improved the project. Support.
MOTION BY PEREZ, SECOND BY LEMKE, RECOMMENDING APPROVAL OF
THE PRELIMINARY PLAT AND PUD PLAN FOR HICKORY SHORES SUBJECT
TO THE LISTED CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This will go before the City Council on May 15th.
6.
Old Business:
None
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Planning Commission Meeting
April 24, 2006
7.
New Business:
None
8.
Announcements and Correspondence:
9. Adjournment:
The meeting adjourned at 7:03 p.m.
Connie Carlson
Recording Secretary
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None.
8
PUBLIC HEARING
y the Planning Commission
. t J' , . J5V~~
The Planning Commission welcomes your comments in this matter. In fairness to
all who choose to speak, we ask that, after speaking once you allow everyone to
speak before you address the Commission again and limit your comments to new
information.
Please be aware this is the principal opportunity to provide input on this matter.
Once the public hearing is closed, further testimony or comment will not be possible
except under rare occasions.
The City Council will not hear additional testimony when it considers this matter.
Thank you.
ATTENDANCE - PLEASE PRINT
ADDRESS
13 <6 t; 0
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