HomeMy WebLinkAboutAgenda & Draft Minutes
mO~--PRIO/('.'
/;;." ("
f f.., .,., \
~ ~ ." ,
\U ~!
\ r",
\ ,;
\ /
, '
.",~JNNESO~t'-//'
-.............__._-~..--.-"'"
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
REGULAR PLANNING COMMISSION AGENDA
MONDAY, JUNE 2S, 2007
City Council Chambers
6:00 p.m.
1. Call Meeting to Order:
2. Roll Call:
3. Approval of Minutes:
4. Consent Agenda:
S. Public Hearings:
A. EP 07-122: The City of Prior Lake is requesting a Conditional Use Permit to
allow a water treatment facility (16335 Itasca Avenue) in the R-l Zoning District.
6. Old Business:
7. New Business:
8. Announcements and Correspondence:
9. Adjournment:
The Commissioners will reconvene for a workshop in the Parkview Room to discuss:
. C-3 Zoning District, Downtown Discussion
. Transitional District
L.\07 FII.ES\07 PLANNING COMMISSION\07 AGENDAS\AG062507.DOC
WVJW. cityofpriorlake. com
Phone 952.447.9800 / Fax 952.447.4245
PLANNING COMMISSION MINUTES
TUESDAY, MAY 29, 2007
1. Call to Order:
Chairman Lemke called the May 29,2007, Planning Commission meeting to order at
6:00 p.m. Those present were Commissioners Billington, Fleming, Lemke, Perez and
Ringstad, 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
Fleming
Lemke
Perez
Ringstad
Present
Present
Present
Present
Present
3. Approval of Minutes:
The Minutes from the May 14,2007, Planning Commission meeting were approved as
presented.
4.
Consent:
None
5. Public Hearings:
Commissioner Lemke read the Public Hearing Statement and opened the meeting.
A. EP 07-122 City of Prior Lake Conditional Use Permit for a water treatment
facility on Outlot A, Brooksville Hills Fourth Addition. This item will be rescheduled
for a later date.
Planning Director Jane Kansier explained this matter will be continued to June 25,2007.
New notices will be sent.
B. EP07-111 & 112 (continued from May 14, 2007) Cardinal Development has
submitted an application for a Preliminary Plat and Planned Unit Development
consisting of approximately 54 acres proposed to contain approximately 119,000
sq.ft. of office space, 106,000 sq.ft. of retail, 20 town homes, 43 row-houses, 160
multi-family units, a tot lot, and passive parkland. The site is located at the
northeast corner of CSAH 18/42.
Planning Coordinator Danette Moore presented the Planning Report dated May 29,2007,
on file in the office of the City Planning Department.
L:l07 F1LESI07 PLANNING COMMISS10NI07 MINUTESIMNOS2907.doe
Planning Commission Meeting
May 29,2007
Cardinal Development has applied for approval of a development to be known as Summit
Preserve on the property located at the northeast intersection of CSAH 18 and CSAH 42.
The application includes the following requests:
. Approval of a Planned Unit Development (PUD) Preliminary Plan;
. Approval of a Preliminary Plat.
The proposal calls for a mixed use development consisting ofretail, office, restaurant,
residential, and park on approximately 55 acres (gross acreage).
At the April23, 2007 Planning Commission meeting the public hearing was opened and
continued to the May 14th meeting and again to May 29th to allow additional time for City
staff and the developer to work through unresolved issues.
Over the course of the last two weeks, the staff has met with the development team on
numerous occasions to work through issues and assist in strengthening the merits of the
proposed PUD. Specifically, the developer has proposed the following:
1. Providing a bus stop location to allow Prior Lake residents an additional
access point to the Laker Lines and another mode of transportation within
Summit Preserve. In addition, the developer will provide a structure to serve
as the bus stop that will be within the thematic character of the development.
2. Providing bike racks and benches in strategic locations for visitors and
residents to use within and along the project site. Most notably, these will be
located near the Plaza area at the comer of CSAH 18/42 and near the storm
pond along the path.
3. Creation and incorporation ofthemed signage that will speak to the elements
of the site and character of Prior Lake (special attention to the signage within
the community plaza and gateway distinguishing areas).
4. Incorporation of the Prior Lake sailboat logo within the plaza area and in other
strategic locations.
5. Incorporation and providing of upgraded decorative lighting (consistent with
the development theme) within the boulevard that extends through the project.
6. Providing lights for the path along CSAH 42. These lights will be
thematically consistent with the upgraded lights throughout the project.
7. Resolution of key engineering (stormwater) and planning issues (viability of
trees shown as saved).
L:I()7 FILESI()7 PL^NNING COMMISS[ONI07 M1NUTESIMN052')()7.doc
2
Planning Commission Meeting
May 29, 2007
8. Providing additionallandscaping within the interior of the project site and
reforestation plantings along CSAH 42 to reinforce a natural corridor along
the roadway.
9. Providing a $36,000 cash contribution for the future play structure in the tot-
lot park of the development.
Moore presented several issues:
. Physical site characteristics;
. Overall proposed plan - lots & density;
. Streets/sidewalks & park;
. Development phasing - retail/office and residential;
. Parking;
. Some of the engineering issues; and
. Tree impact and replacement.
Assistant City Engineer Larry Poppler discussed some of the following engineering
Issues:
. There were six main engineering issues - elevations; drainage; irrigation ponding;
trees -location of utility pipes and working around them; sanitary sewer system;
and building a booster station to increase the pressure demands.
. The contents of his memo to the developer dated May 14,2007. If the
Commissioners approve this tonight please consider including this memo as part
of the conditions.
Perez questioned the connection/extension of Royalton Road. Poppler responded the
developer will match the existing road width and connect to the development. There will
be some necessary retaining walls to make it work. They will have somewhat of a steep
slope to match the development; however there are no concerns as it meets the City's
design standards.
Moore continued the presentation speaking on the traffic report, theme signage and
market study.
As was discussed extensively during the concept phase, the site is a part of a unique
gateway corridor into the City of Prior Lake. Some of the same attributes that make it a
highly desirable site (numerous significant/Heritage trees, varied topography, etc) also
produce numerous challenges for developing the site. For that reason, staff believes the
site may be an ideal location for a mixed use development through the use of a PUD to
provide creative layouts and a sense ofplace.
As with any PUD, while reviewing the merits of the PUD, the Planning Commission
should consider the following:
LI07 I'ILESI07 PLANNING COMMISSIONI07 MINlJTESIMNOS2907.doe
3
Planning Commission Meeting
May 29, 2007
· Does the proposed PUD provide balance between preservation and managing
responsible growth?
· Does the proposed PUD provide benefits to the City at large that will meet the
PUD criteria?
· Does the PUD foster the vision articulated by the Planning Commission and City
Council during the concept discussions for the site (specifically in relation to the
CSAH 42 gateway corridor, reduction of tree loss, and unique features at the
comer of 18/42)?
Staff would recommend approval of the PUD Preliminary Plan and the Preliminary Plat
subject to thc conditions identified by the Planning Commission. In this case, the
Planning Commission should provide staff with findings of fact for the basis of their
decision.
Questions from Commissioners:
Billington questioned the setbacks from the townhome development to the neighboring
single family homes. Moore responded the proposed closest twin homc is 30 fcet from
the common property boundary and 95 feet from the closest neighboring home. There
will be tree landscaping as well.
Billington questioned the difference in elevation between the two development dwellings.
Moore said we were not sure of the neighboring subdivisions elevations.
Billington said he was concerned with intrusive lighting. Poppler explained the retaining
walls for Windsor Estates are the most drastic on the south side near County Road 42.
The units are matched very well with the neighboring elevations.
Lemke questioned if there were any impervious surface concerns. Moore responded this
was not in the Shoreland District and not a concern in this PUD component. The PUD
allows relaxation of the code. Moore gave the example ofthe developer using the entire
project area for density.
Lemke questioned if the only way to get a "mixed use" is through the PUD process.
Moore confirmed it was.
Fleming asked if there was an estimate on a timeline for build-out or completion of each
phase. Moore said the developer can address this, however originally discussions were
three years.
Fleming also questioned the concerns in the marketing study from February. Moore
responded it was the softening residential market and sale of multi-family units. When
staff talked to the developer about it, they felt the time frame for that component would
not be a problem.
L:\07 FILESI07 PLANNING COMMISSIONI07 MINUTESIMN052907.doc
4
Planning Commission Meeting
May 29,2007
Fleming stated he was interested in receiving an updated market study convincing this
development phasing.
Fleming questioned how the $36,000 tot lot amount was determined. Moore said it was
the most recent bid amount for tot lots. Fleming's concern was if the amount of money
was sufficient as it was part of the second phase.
Comments from the public:
Kurt Larson, of Cardinal Development, said this has been a long process and very
intensive work by all. There are many challenging points - elevations, road accesses,
engineering issues and trees. Larson said they are happy and proud to present this
development to the Commissioners tonight.
Larson went on to explain how important it is to Prior Lake to have a
business/retail/housing/parks and trails concept to meet the needs of the community. The
row townhome units will start at $250,000 and go to $300,000; the twin homes to the east
will be somewhere between $400,000 to $600,000 and the multi-family condominiums
will be $200,000 to $600,000. Larson said they are aware of the housing market but felt
with the proper phasing and timing they will be able to bring them on line when the
market picks up. The main retail area will be higher end, high quality, specialty quality
shops and businesses. They have had discussions with a medical user that could possibly
provide 300 jobs.
Larson stated they will be providing funds for street lighting in escrow for the
intersection of Aspen Avenue and County Road 42. Scott County will be taking
additional right-of-way land for future expansion of County Road 42. There will be a
stormwater ponding system new to Prior Lake. Nearly 50% of heritage trees will be
preserved. The cost of saving trees will be around $400,000.
Larson went on to explain the trails and park areas are nearly 25% of the entire project
area. This project will also allow for high level architectural designs.
Chris Garrison, Architect from KKE, briefly touched on retaining the natural theme of
Prior Lake. Garrison explained the buffer zone, lights, trails and the new pond as
amenities. Natural materials will be used throughout the buildings and landscape. All
the sign age will be themed with the environment in mind.
Andrew Havens, KKR Landscape Architect, said his primary purpose on this job is to
save trees and provide the developer with a plan that worked for the retailers, public and
vehicular traffic. After taking a tree survey he figured how to locate the buildings and
parking still save the best trees. Retaining walls were also incorporated to preserve trees.
The final stage was tree replacement locations on buffer zones on adjacent properties.
Tim Malooly of Irrigation Consultants and Control explained the proposed irrigation
ponding system. This system is new to the City of Prior Lake and relatively new to the
L:I07 FILESI07 PL^NNING COMMISSIONI07 MINUTESIMN052')07doc
5
Planning Commission Meeting
May 29,2007
State of Minnesota. However it is not new to other cities across the United States who
harvest rainwater. The main goal is to harvest existing water and use it on the site.
Fleming asked Mr. Malooly to speak on the successes and challenges with other cities on
this system. Malooly responded there were many successes. Not only do you have the
creation of tool, which is essentially the water reservoir but it is also an amenity itself.
Some of the past challenges included "the look" of the water reservoir. The developer
shows a concept of a generator to keep the water moving, aerated and keep it looking
fresh. Other challenges that have been addressed over time are the methods of
controlling the irrigation delivery including commonly used irrigation computer controls,
using a combination of technology and water management. Another challenge is
neighborhood perception. Ultimately it is an adjustment of looks and how the system
works.
Dave Baden, (no address) lives down the hill from the development and is happy the
developer is going to try and save trees. This corner is the most beautiful oak tree area in
Prior Lake. Hopefully most of the front trees along the County Roads will be saved. The
ponding looks like a good concept. There seems to be an awfullot ofroofs and
pavement. Baden feels the impervious surface should be looked into. Baden also
mentioned that he does a lot of walking along the trails and hopes the sidewalks will be
outside throwing range (trash from cars) from the street.
There were no other comments and the hearing closed at 7:05 p.m.
Comments from the Commissioners:
Ringstad:
· A recurring word heard by all is "challenging" particularly with the trees, the
elevation changes and the intersection of two major roads. Agreed completely
with staff and the developer's assessment that this is a perfect PUD location.
· Went back and thought of the most recent PUD's (Jeffers Pond) and the amount
of trees saved and what could have happened to those trees without careful
planning. Many trees would have been lost and destroyed through the process
were preserved in the end.
· Ryland Homes' development (Stonebriar) was a cash contribution to the City. It
was a flat site, not a lot of real estate to be contributed for parkland with only 10
acres. Again, through negotiations between the City and developer, a substantial
cash contribution was made for park improvements.
· Looking at the updated list of items the developer is offering is really striking,
especially the top 4. It seems like an extraordinary effort is being made to save
trees in this very wooded site.
· In short, I know this has been a process approaching two years but after tonight's
presentation I will support staffs recommendation along with engineering's
memo of May 15,2007.
Ll07 FILESI07 PLANNING COMM1SS10NI07 MINUTESIMN052907.doc
6
PlallllillK Commissioll Meetillg
May 29,2007
Billington:
· This is a critical project to Prior Lake. A lot of time has been spent fine tuning
this project. I have been supportive from the onset.
· "Challenging" is probably an understatement with the trees. We haven't seen a
project like this in Prior Lake before nor the region.
· Engineering problems and issues have been met. No one likes to drag these
things on but it has paid dividends.
· Again, "the devil is in the details." It is more true here than many projects we
will consider.
· We have to thank the developer for taking the risk with private capital. This is
private money, not TIF - there's no subsidy. It will go right to the tax base.
· There will be new jobs; this is the gateway into the community, all types of
housing opportunities. In sum total you have a great project.
. Support the project whole heartedly.
Perez:
· Agree with the staff, developer and fellow Commissioners as this is a perfect
PUD location and one of the gateways into the community.
· There has been a significant effort to keep the trees along County Road 42 and the
greenbelt.
· You can tell there has been a lot of thought and rework to locate the buildings to
save the significant trees.
· The parking areas, through the use of underground parking and moving some of
the parking to the center of the project has made this more desirable.
· The stormwater ponding is also an added feature.
· The architecture looks high quality.
. The walking trails and sidewalks have greatly improved.
. This has come a long way. Until this presentation I was wavering in my mind. It
is a good plan and comfortable with supporting the project.
Fleming:
· Was on the City Council when this concept first came up and one of the vocal
members articulating the City's position with respect to preserving the trees and I
am very happy with the revisions incorporating that commitment.
. This is not a condition but feel it would be responsible for the Planning
Commission and City to have an updated marketing study.
· Want to insure there are enough funds for tomorrow's funds on the tot lot.
. Support the conditions requested from the engineering department and want them
to be memorialized as well.
· With respect to the synergy between the developer and the citizens and staff I do
need to go on record and say for the last two meetings that I was unhappy and
dissatisfied at both of the meetings. We had citizens here and staffwas not able
to give notice because of time issues. I would urge you to consider to keep in
mind the citizens of Prior Lake are vested in development projects and as much as
L:l07 FILESI()7 PLANNING COMMISSIONI07 MINUTESIMN052907.doc
7
Planning Commission Meeting
May 29,2007
you can continue to work with staff in a constructed and timely way, I would
encourage you to do that.
. Support the PUD.
Lemke:
. Everything I highlighted has been mentioned.
· The PUD process is the only way to allow a mixed use development. I am a big
fan of this and hope it will be a wonderful addition to the community.
· The foresighted architecture and recycling the runoff water is... all I can say is
"about time".
. The money amount on the tot lot is generous.
. The mile and a half of trail is tremendous.
. Would like to thank fellow Commissioners, its obvious they spent a lot of time
preparing. We've looked at this for a long time and wish the developer well.
. Support.
MOTION BY BILLINGTON, SECOND BY FLEMING, RECOMMENDING
APPROV AL OF THE PUD PRELIMINARY PLAN AND PRELIMINARY PLAT
SUBJECT TO THE CONDITIONS IDENTIFIED BY THE PLANNING COMMISSION
AND ENGINEERING'S MAY 15,2007 MEMO.
Perez asked if staff could come back with clarification on the tot lot amounts.
Lemke asked to give an updated market study to staff.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will go before the City Council on June 18,2007.
C. EP 07-117 & 118 Manley Land Development is requesting approval of a
Preliminary Plat and Planned Unit Development for II-townhome residential units
and 8-townoffice units located on the north side of CSAH 42, directly west of Pike
Lake Trail and south of Pike Lake.
Planner Jeff Matzke presented the Planning Report dated May 29,2007, on file in the
office of the City Planning Department.
Manley Land Development has applied for approval of a development to be known as
Pike Lake Meadows on the property located at the northwest intersection of CSAH 42
and Pike Lake Trail, south of Pike Lake. The application includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat consisting of 21 acres to be subdivided into 19 lots and 4
outlots to allow for 11 townhome residential units and 8 town office units.
U07 FILESI07 PLANNING COMMISSIONI07 MINUTESIMN052907.doc
8
Planning Commission Meeting
May 29,2007
Section 1106.400 of the Zoning ordinance lists the types of uses and standards allowed
under a PUD. The PUD provisions offer maximum flexibility in various ways, including
setbacks, building heights, and so on. The developer is requesting modifications to the
setbacks, minimum lot areas, and a private street. In retum, the developer is offering the
following:
· Construction of Pike Lake Trail as a 34' wide roadway with curb and gutter
. Clustering of land uses to provide for increased tree preservation.
. 2.79 acres of parkland (1.58 acres above the required 10% parkland dedication).
· The cost associated with over sizing the trunk watermain from the required 8"
pipe to a 12" pipe.
. A cash escrow of approximately $34,000 directed toward the City's cost of
installing the pressure reduction value (PRV) on the site
The preliminary plat plans meet minimum ordinance requirements. As noted in the
attached Engineering memorandum dated May 3,2007, the developer must revise the
plans to meet Public Work Design Manual requirements. However, none of these
revisions will impact the general design of the proposed plat. For that reason, ifthe
Planning Commission finds the PUD and preliminary plat acceptable, staff would
recommend the following conditions be attached:
1. The developer must obtain the required permits from any other state or local agency
prior to any work on the site.
2. The developer shall provide documentation verifying access easements that allow the
adjacent residential property a maintained driveway through the project site to Pike
Lake Trail.
3. The developer shall stub utility services to the property boundary of the adjacent
residential parcel.
4. The developer shall provide an easement within Outlot D to assure future access from
Sherrie Street to the adjacent parcel to the north east.
5. The developer shall provide a cost estimate for over sizing the trunk watermain from
an 8" to 12" pipe.
6. The developer shall provide a cash escrow of $34,225 .65 to the City for the
installation of a Pressure Reduction Value (PR V) Station.
7. The developer shall dedicate a trail easement across part of Lot 17, Block 2.
8. Revise the plans to address all of the Engineering comments in the memorandum
from Assistant City Engineer Larry Poppler dated May 3,2007.
9. The developer must submit a Letter of Credit in an amount equal to 125% of the cost
of the required replacement trees.
Questions from Commissioners:
Referring to Sherrie Street -Ringstad said he did not recall having a street with a width
difference with 8 feet - Matzke said that was due to the parking lot for commercial areas.
The street narrows down to the residential areas, however it still meets our city standards
for private streets.
L:\07 FILESI07 PLANNING COMM1SSIONI07 MINUTESIMN052907.doc
9
Planning Commission Meeting
May 29, 2007
Fleming said he does notice the market study falls outside the 6 month requirement and
would like to add the updated market study as an additional condition.
Lemke - does the staff know the long term plans for traffic control on the Pike Lake and
County Road 42 intersection? Poppler said the County would have to do a traffic count
to see if it would warrant a traffic signal. They are done periodically as traffic increases.
Lemke asked staffs opinion - as the area grows would that be a natural place to put a
signal or is it two years in the future or maybe never? Poppler said it would happen as
the properties develop north of County Road 42.
Comments from the public:
Cindy Weber, of Manley Companies, explained they had to have an easement signed by
neighboring land owners to work out the road width. Basically the plan is the same as
presented last year and would answer any questions.
Perez said he had a question on the building styles and asked Weber if Manley is
considering using higher class building materials. Weber responded they have not
actively marketing this site because of timing issues. They have had previous interests
depending on who purchased the lots.
Lemke asked if she knew of any updated market survey since August. Weber said it
would not be a problem to update.
Mona Hanson, 4250 140th Street NE, commented on her concern for the busy intersection
and a need for a stop light signal. Her second concern is the holding pond. Hanson
stated she has done a lot of lake quality studies on Pike Lake and it always gets an "F"
grade. The quality is not good because of the runoff and fluctuation with the runoff from
Prior Lake. She hopes Pike Lake will be a focus of this project and enhance the area. It
is also imperative the developer maintains as many trees as possible to buffer and
preserve the natural essence of the area.
Michael Vierling, 13985 Pike Lake Trail, said he has concerns about the 30' width of the
road. It was going to 45 feet, why do a project wrong and have to come back and correct
it? Vierling said he only had one conversation with Manley and went on to explain the
slope on the comer of County Road 42.
Vierling said he would be willing to negotiate with Manley to correct this road issue. He
wants to do it right the first time. Vierling felt the intersection is very busy and it would
be nice to have a stop light. He talked to the City about County Road 42' s lack of curb
and gutter and if the catch basin will be big enough.
Lemke asked Poppler ifhe had a chance to look at the drawing Mr. Vierling received
from Pioneer Engineering.
L:\()7 FILESI07 PLANNING COMM1SSI0N\07 MINUTESIMN052907.doc
10
Plallllillg Commissioll Meetillg
May 29,2007
Poppler said first of all, the development itselfwill have curb and gutter on the 34' street
to catch water and run it through a catch basin and keep in the development. The runoff
Mr. Vierling is speaking of is coming off County Road 42 and running along the ditch
line to entrance of his property. It then runs under a culvert which may be undersized,
plugged or backed up.
Vierling said they were trying to keep the clean water from running down into the feedlot
and this would be the best time to catch the water.
Poppler said someone would have to go onto their property to collect the water. Vierling
said he would be willing to allow that to correct it.
Poppler stated even though Manley had one meeting with Vierling they were not able to
come to a conclusion of working together and make the 44' road width. At this point
Manley is bringing a new proposal forward with a reduced width and not collecting the
water. The drainage will be improved through this development with the catch basin and
a series of pipes. This development will not improve the existing problem Vierling is
referring to off County Road 42.
Billington asked if Nick Polta of Pioneer Engineering would address the situation with
the Vierlings. Polta explained the situation brought up by Vierling was part of the
negotiations with Manley but he was not involved in the discussions. Vierling's drainage
problem is with County Road 42. Pioneer Engineering provided Manley who provided
the Vierlings with construction documents that would facilitate the 44' wide street.
Manley chose not to go in that direction at this time. There are ways to fix Vierling's
drainage issues however, they are on his property. Polta said again the issue is between
Manley and the Vierlings and they would have to go onto the Vierlings' property and do
revisions and grading. None of the drainage Vierling is referring to is from this
development. The catch basin Vierling is referring to is in the right-of-way not his
property. The items Mr. Vierling is talking about are existing problems off County Road
42.
There were no other comments and the public hearing was closed at 7:47 p.m.
Lemke asked staff if the City was willing to have a meeting room available for the parties
to discuss the street width.
Kansier said the City offered to do that in the past and in fact did set up a meeting and the
parties were not able to come to an agreement.
Comments from the Commissioners:
L:\07 FILESI07 PLANNING COMM1SS10NI07 MINUTESIMN052907.doc
II
Planning Commission Meeting
May 29, 2007
Ringstad:
· Thanks to Commissioner Perez on bringing up the exterior vinyl siding on
commercial buildings and office condos. Typically we are seeing a higher quality
exterior siding.
· With respect to Commissioner Fleming's comments - Would be in favor of seeing
an updated marketing study but would not make it a requirement.
· In his line of work he sees a lot of marketing studies and appraisals and the last
couple of years there were not too many who forecasted the current housing
market we're in right now. They may be right or wrong.
· Regarding the 33' versus the 44' road width - Apparently this was not taken care
of in the past. Staff mentioned a meeting room was provided and the parties did
not come to a conclusion.
· Likes the layout of the development and will support.
Billington:
· Good project, do not see many problems with it. The developer did a good job of
designing it and have taken the necessary precautions.
. Support with staffs recommendation.
Perez:
· The Preliminary PUD looks pretty straight forward to me with the one caveat of
exterior finish. It was good that there was some desire from an outside party to
have that type of building and fixtures. Ifit's a high quality development I would
encourage upgrading the exterior materials.
. Fine with sending this forward.
Fleming:
· Likes the mix of uses. I like the commitment curbing and in some cases,
preserving trees.
· The only reason he raised the market study issue is because it is required by
ordinance. Ifwe can move forward without that glitch, I would be in favor of
that.
· Will support the PUD with the listed conditions.
Matzke noted any recommendation to the City Council can be included.
Fleming stated if the Commission can move forward without lifting it as a strict condition
(the market study) he would be fine with that. He'll leave it up to staffs interpretation.
Lemke:
· It is a challenging area - topography, wetlands; it's a comer on a busy road which
was going to develop. I don't think it could develop any better than what the
developer proposed.
· At first 1 agreed with Commissioners on the market study but its only 11 units, its
not like 900 units. Ifwe can get a market study that's great, I'm sure we would
all like to see it.
LI07 FILESI07 PLANNING COMMISSIONI07 MINUTESIMN052907.doc
12
Planning Commission Meeting
May 29,2007
. Support.
MOTION BY FLEMING, SECOND BY BILLINGTON, RECOMMENDING
APPROVAL OF THE PRELIMINARY PLAT AND PUD PLAN FOR PIKE LAKE
MEADOWS SUBJECT TO THE LISTED CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will go to the City Council on June 18,2007.
6.
Old Business:
None
7.
New Business:
None
8. Announcements and Correspondence:
Moore said staff will continue with the zoning ordinance update specifically the
downtown design guidelines on June 11 th.
9. Adjournment:
The meeting adjourned at 7:55 p.m.
Connie Carlson
Recording Secretary
L:I07 FILESI07 PLANNING COMMISSIONI07 MINUTESIMN052907.doc
13