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2000-01-11 PC Agenda Packet . . . PLANNING & ZONING COMMISSION January 11, 2000 7:00 PM 1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA 2. MINUTES . December 14, 1999, regular meeting 3. PUBLIC HEARINGS (a) Kollville Estates (Leuer-Munstertieger, applicants) . CUP/PUD . Preliminary Plat . Site and Building Plan Review 4. OTHER BUSINESS (a) Concept Plan - Alleluia Lutheran Church (b) Albert Villas - Revised park plans (c) Subdivision Ordinance Amendments - MPCA Standards 5. ADJOURNMENT . . . PLANNING & ZONING COMMISSION January 11, 2000 7 :00 PM 1. CALL TO ORDER - ROLL CALL - ADOPT AGENDA PRESENT: Chair Jim Brown, Commission Members Carolyn Bauer, Ed Budde, Keith Franklin, Ray Meyer and Council Liaison Gary McCormack, Secretary/Deputy Clerk Bridget Miller, Zoning Administrator Kevin Mealhouse, and City Planner Deb Garross. Chair Brown called the regular meeting of the Planning & Zoning Commission to order. The agenda was amended by adding Item 4( d) Recommendation to Appointment to Planning & Zoning Commission. Budde made a motion to approve the agenda as amended. Meyer seconded the agenda. All voted aye. 2. MINUTES . December 14, 1999, regular meeting Meyer made a motion to approve the minutes. Franklin seconded the motion. All voted aye. 3. PUBLIC HEARINGS (a) Kollville Estates (Leuer-Munstertieger, applicants) Opened the Public Hearing at 7:05 p.m. City Planner Garross summarized the Leuer-Munstertieger Properties as submitted for the development of 131 townhomes as part of the Kollville Estates project. The 64+-acre subject is located in the northwest quadrant of the City of Albertville. The proposal is to subdivide the underlying parcel of record to allow for the development of 131 townhome units on the northern 22.44 acres (zoned R-5) of the subject site. The applicant proposes to dedicate 2.24 acres of land for public park and to plat the remaining 40.24 acres (zoned R-IA) as an outlot for future development of single family homes. . CUP/PUD The requested approval of the CUP/PUD, site planes) and preliminary plat, requires that the Planning Commission and City Council consider the applications in relation to established Zoning and Subdivision Ordinance review criteria and Comprehensive Plan policies. The decision to approve or deny the project is viewed as a policy decision to be made by the City Council. The PUD and preliminary plat should be amended to remove the triplex of Units 71, 72, and 73. Planning and Zoning Commission January 11, 2000 Minutes Page 2 of 5 . The property is zoned a combination ofR-5, Medium Density Multiple Family and R-IA, Low Density Single Family. The proposal is to develop the north22.44 acres (R-5 zoned property) with 131 townhome units as indicated on attached Exhibit C. A CUP/PUD is necessary to allow the subdivision of base lots into unit lots for individual private ownership and to allow flexibility to set back and building separation requirements. . Preliminary Plat The preliminary plat proposes to divide the northern part of the subject site into 131, owner occupied, townhome lots with the southern 40.24 acres to be platted as an outlot for future development of single family homes. The applicant proposes to dedicate 2.24 acres of land for the development of a parking lot and community park. The decisions concerning implementation ofthe Albertville Comprehensive Park & Trail System Plan is viewed as a policy decision to be made by the City Council. It is suggested that the City require the maximum amount of land dedication for this property to accommodate active recreational facilities as identified by the plant. . The city will need to acquire about 9.5 acres ofland through a combination ofland dedication from the R-IA area ofthe plat and/or purchase of the land. . Site and Building Plan Review The proposed development is in conformance with many of the minimum requirements of the R-5 zoning district and Subdivision Ordinance criteria, however, the project falls short of the PUD objectives identified by the Zoning Ordinance. The fundamental planning issues associated with the project concern the proposed building architecture, site amenities (landscaping) and park dedication. The Park and Trails Comprehensive Plan chapters associated with the community park (Winter Park), for this area ofthe community were provided to the applicant and the issue was further addressed by memorandum and discussion of the Planning Commission. Scott Dahlke, Meyer-Rohlin Engineer was present to go into further details of the proposal. He went over the reasons why they applied for the PUD. They want to have owner occupants. They have no intentions of rental units. There is a similar development in the Plymouth area. Chris, from Heart of the Lakes Construction, brought samples ofthe exterior color schemes that would be applied to the development. He did mention that some of the units would have brick on the front. The owner of the property like the townhome verses an apartment complex. The townhomes will vary, one-story units will be 12.375' in height and two-story units will be 17.25' in height. This falls within the criteria allowed for the zoning. . The landscaping in the rear ofCSAH 37 would be larger than needed to allow for burrming and noise control from CSAH 37. What are the requirements from Wright County on this issue? None had been supplied from Wright County at this time. Planning and Zoning Commission January 11, 2000 Minutes Page 3 of 5 . The Planning Commission wanted clarification on the proposal of the Karston Cove development and the trails. City Planner Garross will need to sit down with the City Engineer to clear this issue up. Chair Brown wanted some type of a trail farther to the east of the development. The applicant would consider that. Regarding the park issues: Meyer brought up the fact that there were no tot-lots in the development except for the connection to the Winter Park area. He would like to see a couple oftot-lots for the younger children in the development. The applicant will work a couple of tot-lots in to the area. Taking into account and asking to work around the setback requirements. They are asking to vary the driveway allowing some of them to be 20-foot setback rather than 35-foot. Franklin wanted clarification of the 35-foot to 20-foot seems quite a difference. Budde wanted to know how many of the units would be 20-foot setbacks. J. Vetsch, from the audience, suggested going with a 25-foot setback for the front since there would not be much room in the rear of the lot. The Planning Commission seemed to like that number better. Zoning Administrator Mealhouse brought up the size ofthe garage does not meet the standard size. The applicant will note that and make the required change. The Commission brought up the lighting ofthe townhome private drive. The applicant would be working with NSP. They have a division that works with projects like this to allow for extra lighting in the parking lot. . The Fire Department had no comments on this development at this time. The drainage - naturally drains to the north and to the east. Ponds will be on the outside of the development. Chair Brown asked ifthere were any comments from the audience. John Vetsch was concerned about this project becoming a Section 8 housing development. The applicant is not looking for a Section 8 housing development. They do not want rental units but owner occupants. Meyer wanted it stated in the Townhome Ordinances that they will be no sub- leasing ofthe units. Zoning Administrator Mealhouse stated that an owner could lease out his unit. But s/he must go through the City to apply for renting out the property. Closed the Public Hearing at 8:05 p.m. Budde made a motion to approve the Findings of Facts, recommending the City Council's approval of the CUP/PUD, Preliminary Plat, Site and Building Plan Review. Bauer seconded the motion. All voted aye. 4. OTHER BUSINESS (a) Concept Plan - Alleluia Lutheran Church Pastor Richard Mork, and Pastor Paul Knutson were present to discuss the Concept Plan. The Evangelical Lutheran church in America through its Division for Outreach and Mission Investment Fund is considering purchasing of21.5 acres ofland located in Albertville. Its reason for the purchase is to acquire a site which can be the future building location of Alleluia Lutheran Church. . Planning and Zoning Commission January 11, 2000 Minutes Page 4 of 5 . The Division for Outreach of the ELCA recognizes that the City of Albertville has zoned much ofthis land for commercial use. The intention of the ELCA may be to sell a portion ofthe land for commercial development, and to use the remainder as a site for Alleluia Lutheran Church. We are presenting these concepts for discussion with the planning commission of the City of Albertville. Meyer's question was in regards to the third exhibit showing the church using the whole partial as a non-profit organization (church) and having no property taxes going to the City of Albertville. Alleluia Church would like to have the whole partial for the church, but will sell a portion of the land for commercial use to keep it as it was zoned for. Therefore the property taxes would remain in the books. John Vetsch also wanted to keep most of it commercial to keep the taxes in the City. Chair Brown asked if there were any comments from the public. Judy Roden questioned the commercial zoning would butt up against residential also that the road should be made to handle the traffic flow/control. City Planner Garross questioned the sewer access. She felt it could work as it is near the school and would fit in to the area. Planner Al Brixius suggested going with Exhibit A with the road going through the partial. . Franklin brought to the attention ofthe history of the piece ofland involved. Chair Brown stated that the next stage would be to fmd someone to help the applicant put the project together. It looks as if the Commission would consider the proposal. (b) Albert Villas - Revised park plans · Commissioner Meyer opposed to the layout for parks. · Commissioner Budde opposed to the layout of parks and concerned about lot widths and also future road connections. · Commissioner Brown requesting Park A become an outlot for stormwater drainage and no park credit. Requesting a 30' ditch maintenance easement to be shown on the preliminary plat. Requesting Lots 1-5, Block 14 be eliminated and made park. Requesting that Lot 1, Block 12 be eliminated due to Amoco pipeline easement. · Commissioner Franklin requested Lots 1-5, Block 14 be eliminated and made park. He noted Park A not be credited and no part of Park B that has stormwater retention be credited for Park. He also suggested that this pond be reconfigured and squared. · Commission Bauer was opposed to the current Park layout, however did indicate she preferred that Lots 1-5, Block 14 be eliminated and made park. Overall, the consensus of the Planning & Zoning Commission was Lots 1-5, Block 14 be eliminated and made park and the other comments above be considered in the Council's decision to deny or approve the preliminary plat. Budde made a motion to approve the preliminary plat with the notes presented above. Bauer seconded the motion. All voted aye. . , . Planning and Zoning Commission January 11, 2000 Minutes Page 5 of 5 . (c) Subdivision Ordinance Amendments - MPCA Standards City Planner Garross had briefly discussed the issue that the Subdivision Ordinance for the MPCA Standards have been amended. NAC has reviewed the Albertville Subdivision Ordinance and found that there is not a specific requirement for an amendment of the Ordinance to be processed through the Planning Commission prior to consideration by the City Council. It may be advisable to have a joint meeting with City Attorney Mike Couri to further discuss this matter, prior to further action. 4. ADJOURNMENT Ron Klecker was present to address the Planning and Zoning Commission. He briefly described in more detail the information that was on the letter of interest he had submitted for a City Councilmember position. Meyer made a recommendation for the City Council to appoint Ron Klecker for the open seat on the Planning and Zoning Commission. Bauer seconded the motion. All voted aye. Bauer made a motion to adjourn the meeting. Franklin seconded the motion. . Meeting adjourned at 9: 15 p.m. Chair Jim Brown Deputy Clerk Bridget Miller .