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2018-07-10 PC Agenda Packet PLANNING COMMISSIONMEETING Tuesday,July 10, 2018 7:00 PM 1.CALL TO ORDER -ROLL CALL –ADOPT AGENDA 2.MINUTES April 10,2018Planning CommissionMeeting Minutes(pages1-5) 3.PUBLIC HEARINGS a.Public Hearing to Consider a Request fromLaurel Academy Early Learning Center for a PUD Amendment and Conditional Use Permit to establish a commercial day care facility at 6558Laketowne Place in Albertville (pages6-14) 4.OTHER BUSINESSNone 5.ADJOURNMENT !,"%246),,% 0,!..).' #/--)33)/. TUESDAYǾ !02), ΐΏǾ 2018 DRAFT MINUTES !,"%246),,% #)49 (!,, ΖȀΏΏ 0- #!,, 4/ /2$%2 – 2/,, #!,, – !$/04 !'%.$! 1. Chair Klecker called the meeting to order at 7:00 p.m. Becker conducted roll call. Present: Chair Klecker and Commissioners Buhrmann, Barthel, Brempell, and Halling Absent: Wegner and Council Liaison Hudson. /³§¤±² 0±¤²¤³Ȁ City Planner Alan Brixius, Building Permit Technician Maeghan Becker, City Attorney Mike Couri, Randy Christensen with ACT Management Inc. and representing the homeowners association for Karston Cove, Dale Wills with Centra Homes LLC, Tom Dwinnell, Donna Onstad, Sandy Deno, and Kathleen Strehlow. -®³¨®¤£ ¡¸ BuhrmannǾ ²¤¢®£¤£ ¡¸ BrempellǾ ³® ¯¯±®µ¤ ³§¤ ¦¤£ ȁ !¸¤²Ȁ +«¤¢ª¤±Ǿ " ±³§¤«Ǿ "´§±¬ Ǿ "±¤¬¯¤««Ǿ £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ 7¤¦¤± £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ MINUTES 2. -®³¨®¤£ ¡¸ BrempellǾ ²¤¢®£¤£ ¡¸ BuhrmannǾ ³® ¯¯±®µ¤ ³§¤ &¤¡±´ ±¸ ΔΖǾ ΕΓΔΛ 0« ¨¦ #®¬¬¨²²¨® ¬¤¤³¨¦ ¬¨´³¤²ȁ !¸¤²Ȁ +«¤¢ª¤±Ǿ " ±³§¤«Ǿ "´§±¬ Ǿ Brempell, £ Hallingȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ 7¤¦¤± £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ 05",)# (%!2).'3 3. 0´¡«¨¢ (¤ ±¨¦ ³® #®²¨£¤± 2¤°´¤²³ ¥±®¬ #¤³± !«¡¤±³µ¨««¤ ,,# ³® ±¤¹®¤ A. /´³«®³ ! ®¥ + ±²³® #®µ¤ Γ³§ !££¨³¨® ¥±®¬ 2-Δ -¤£¨´¬ $¤²¨³¸ 2¤²¨£¤³¨ « $¨²³±¨¢³ ³® 05$ 0« ¤£ 5¨³ $¤µ¤«®¯¬¤³ $¨²³±¨¢³ £ ¢®²¨£¤± ¯±¤«¨¬¨ ±¸ ¯« ³ ¤³¨³«¤£ + ±²³® #®µ¤ Δ³§ Addition. Page 1 Brixius presented the history of the Karston Cove and what development has happened since 2004 to present. Back in 2004, The 14 townhomes north of 64th Street have been developed and sold to individual homeowners. The 29 lots south of 64th Street, while final platted, remain undeveloped. In 2010, The developer went bankrupt in 2010 and never installed the required improvements. The City drew on the developer’s letter of credit and is holding the money for the improvements. In 2011 Centra Homes purchased the 29 undeveloped lots and the rights to the letter of credit money from the bankrupt developer. In 2016, Centra Homes submitted a concept plan to change the land use for the property from townhomes to single family lots. Albertville City Council approved the Karston Cove 4Addition withconditions that are listed in the April 5, 2018 Planners Report. Now, th Centra Albertville LLC, has filed development applications to subdivide the Karston Cove 4 Addition outlot into 8 single family lots. They have requested a zoning map amendment th to change the zoning to a PUD Planned Unit Development district, and also a preliminary plat to subdivide the land into 8 lots. Brixius went over the analysis and comments of the following: a.Planned Unit Development Zoning Amendment b.Preliminary Plat Outlots Lots Housing styles Easements Utilities Grading and Drainage Landscaping Sidewalks Development Agreement Home Owners Association In conclusion, if the planning commission finds the proposed single family subdivision and the preliminary plat/PUD is appropriate, staff would remcommend that it be approved with the following conditions: 1.The wetland and its buffer area be platted as an outlot and dedicated along with outlot A to the City. The developer shall install wetland buffer demarcation signs along the outlot boundaries to avoid trespass or alteration of the wetland buffers or wetlands. 2.The final plat shall show the new outlots and new lot configurations for Lot 2 and 3 Block 1. The city grants PUD flexibility for the lot widths and the narrow lot widths for lots 2 and 3 Block resulting from the dedication of the Outlot. Planning Commission Meeting MinutesPage 2 Regular Meeting of April 10, 2018 3.The City approves the requested Side and rear yard setbacks. The Front yard setbacks shall be as shown on the approved site plan. Applicant shall provide a lot by lot setback list to the City for reference and application at time of building permit. 4.The Developer shall construct the house design that has been provided and approved with this PUD within this Plat. 5.The Applicant shall comply with the recommendations of the City Engineer regarding grading, drainage, storm water management, utilities and Street restoration. 6.Developer shall locate the water service valves outside the driveways. 7.Developer shall construct the sidewalk to city standard for the full length of the plat along 64th Street. 8.Developer shall provide a landscape plan that complies with the city requirements for tree plant on each lot, ground cover restoration, wetland buffer plantings and a graphic plan for the establishment of a landscape screen or fence along the east side of lot 8, Block 1 to screen the park parking lot. 9.The developer shall enter into a development /PUD agreement with the city that outlines the terms of this PUD approval and establishes a financial security for required plat improvements. 10.The City reserves its right to require the Karston Cove 5th Addition plat to join the Karston Cove Townhome association if the Association documents to allow the addition of real estate are amended on or before the approval of the final plat. The requirement to join the HOA will at the discretion of the Council based on their review of the conditions and terms of membership. Klecker asked where the heat ducts will run due to the fact that these will be slab on grade houses. Dale Wills, from Centra Homes, stated that they will be located in the floor joist, between the floors of the house. -®³¨®¤£ ¡¸ Brempell, ²¤¢®£¤£ ¡¸ BuhrmannǾ ³® open ³§¤ 0´¡«¨¢ (¤ ±¨¦ȁ !¸¤²Ȁ +«¤¢ª¤±Ǿ " ±³§¤«Ǿ "´§±¬ Ǿ Brempell, £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ 7¤¦¤± £ Hudsonȁ -/4)/. $%#,!2%$ #!22)%$ȁ Randy Christensen, with ACT Management and speaker for the homeowners assocation. Christensen has been asked by the president, Jeff Hampton,of the homeowners association to read a letter to the commissioners as he was not able to be present at the meeting. Christensen read the letter dated April 10, 2018 from Jeff Hampton to the commissioners. This letter is requesting the commissioners to deny the zoning request to protect the current residents of Karston Cove and also to allow for future expansion of the association. Klecker asked Christnensen what the current dues are for the association, and Christensen responded it is $210 per month. Brempell asked Christensen about the current reserves and an upcoming timeline. Christensen responded that there is a current reserve plan in place and the houses have brand new siding due to a storm not that long ago. Planning Commission Meeting MinutesPage 3 Regular Meeting of April 10, 2018 Christenson presented a second letter on behalf of himself, the Property Manager of ACT Management, Inc. Christensen read the letter dated April 10, 2018 to the commissioners. Mike Couri, City Attorney, commented about the legalities between the homeowners assocation and the developer that would need to be reviewed further. Brixius clairified that Christensen’s wish is to see the zoning denied, but if the zoning is approved, Christensen would like to see the single family dwellings a part of the homeowners association. Christensen agreed to Brixius’ statement. Dale Wills with Centra Homes approached the podium. Wills made comments in regards to the letter that was read by Christensen on behalf of Jeff Hampton. Wills presented a timeline of the companies history with the development and association. Wills then went over the new plan for the single family lots. Brempell asked about the pricing on the homes. Wills responded that this product would be aound $340,000 for the sale of these homes. Brixius brought up the concern of having a storm room. Wills stated that they will need to look into creating that into the plans. Brempell asked Wills to discuss the original ownership of the lot and to go through the timeline of events again. Halling asked Wills about the financial impact of having a master association and two different sub associations. Wills responded that it would be minimal and explained. Klecker discussed whether these houses would be rentals vs non-rentals. Mike Couri responded stating that these would most likely not be rentals and would be owner occupied. Randy Christensen approached the podium. He went over the dues of the assocation with the commissioners. -®³¨®¤£ ¡¸ BarthelǾ ²¤¢®£¤£ ¡¸ BuhrmannǾ ³® close³§¤ 0´¡«¨¢ (earing £ ³® ¨¢«´£¤ ³§¤ «¤³³¤± ¥±®¬ *¤¥¥ ( ¬¯³® £ ³¤£ !¯±¨« ΔΓǾ ΕΓΔΛȨ%·§¨¡¨³ !ȩǾ £ ³§¤ «¤³³¤± ¥±®¬ 2 £¸ #§±¨²³¤²¤ £ ³¤£ !¯±¨« ΔΓǾ ΕΓΔΛ Ȩ%·§¨¡¨³ "ȩǾ £ «²® ³§¤ ¬¤¬® ¥±®¬ ³§¤ #¨³¸ !³³®±¤¸Ǿ -¨ª¤ #®´±¨Ǿ £ ³¤£ !¯±¨« ΔΓǾ ΕΓΔΛ Ȩ%·§¨¡¨³ #ȩ ¨³® ³§¤ ¬¨´tesȁ !¸¤²Ȁ +«¤¢ª¤±Ǿ " ±³§¤«Ǿ "´§±¬ Ǿ "±¤¬¯¤««Ǿ £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ 7¤¦¤± £ Hudsonȁ -/4)/. $%#,!2%$ #!22)%$ȁ -®³¨®¤£ ¡¸ BuhrmannǾ ²¤¢®£¤£ ¡¸ BarthelǾ ³® deny ³§¤ 2¤°´¤²³ ¥±®¬ #¤³± !«¡¤±³µ¨««¤ ,,# ³® ±¤¹®¤ /´³«®³ ! ®¥ + ±²³® #®µ¤ Η³§ !££¨³¨® ¥±®¬ 2-Θ -¤£¨´¬ $¤²¨³¸ 2¤²¨£¤³¨ « $¨²³±¨¢³ ³® 05$ 0« ¤£ 5¨³ $¤µ¤«®¯¬¤³ $¨²³±¨¢³ȁ !¸¤²Ȁ +«¤¢ª¤±Ǿ " ±³§¤«Ǿ "´§±¬ Ǿ "±¤¬¯¤««Ǿ £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ 7¤¦¤± £ (´£²®ȁ -/4)/. $%#,!2%$ #!22)%$ȁ Planning Commission Meeting MinutesPage 4 Regular Meeting of April 10, 2018 -®³¨®¤£ ¡¸ HallingǾ ²¤¢®£¤£ ¡¸ BrempellǾ ³® deny ³§¤ 2¤°´¤²³ ¥±®¬ #¤³± !«¡¤±³µ¨««¤ ,,# ³® ¢®²¨£¤± ¯±¤«¨¬¨ ±¸ ¯« ³ ¤³¨³«¤£ + ±²³® #®µ¤ Θ³§ !££¨³¨®ȁ !¸¤²Ȁ +«¤¢ª¤±Ǿ " ±³§¤«Ǿ "´§±¬ Ǿ "±¤¬¯¤««Ǿ £ ( ««¨¦ȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ 7¤¦¤± £ Hudsonȁ -/4)/. $%#,!2%$ #!22)%$ȁ OTHER BUSINESS 4. None. A. ADJOURNMENT 5. -®³¨®¤£ ¡¸ BarthelǾ ²¤¢®£¤£ ¡¸ HallingǾ ³® £©®´± ³§¤ ¬¤¤³¨¦ ³ 8:55 p.m. !¸¤²Ȁ +«¤¢ª¤±Ǿ " ±³§¤«Ǿ "´§±¬ Ǿ Brempell,andHallingȁ . ¸²Ȁ .®¤ȁ !¡²¤³Ȁ7¤¦¤± £ Hudsonȁ -/4)/. $%#,!2%$ #!22)%$ȁ Respectfully submitted, ___________________________________ Maeghan M. Becker, Building Permit Technician Planning Commission Meeting MinutesPage 5 Regular Meeting of April 10, 2018 PLANNING REPORT TO:Adam Nafstad FROM:Maureen Hoffman/ Alan Brixius DATE:July 5,2018 RE:Albertville–Laurel AcademyEarly Learning Center FILE NO:163.06–18.05 BACKGROUND Marcus Star LLC is proposing a build-out for the Laurel Academy Early Learning Center daycare in the current building located at the Shoppes of Towne Lakes One, 6558 LaketownePlace.The existing building encompasses 9,600.00 square feet. The site is zoned B-2A, Special Business District, and was granted a conditionalPUDin 2004. Within the B-2A District, a daycare facility is apermittedconditionaluse, as regulated by Chapter 1700.The applicant is proposing minimalconstruction to the existing building. The changes would includethe installation of two playground areas, anddividing the floorplan into eight classrooms, one office, and two kitchens. The daycare will serve children ranging from six weeks to five years of age, with a max enrollmentsize of 132. For the applicant to receive approval the conditional use application must be processed through the Planning Commission and approved by the City Council. Attached for reference: Exhibit A: Site plan Exhibit B: Aerial photo of site Exhibit C: Site plan with semitrailer turning radius overlay Exhibit D: Site plan with single unit truck turning radius overlay ISSUES AND ANALYSIS Zoning. The site is zoned B-2ADistrictwith a conditional use PUD permit, which permits a daycare ifit meets the standards of a conditional use permit: 6 1.Lot Requirements and Setbacks. The daycare facility and accessory uses must meet the minimum lot size and setback requirements of the respective B-2A District. B-2ADistrictRequired Setbacks (front)35 feet Setbacks (side –north)*10feet Setbacks (side –south)*10feet Setbacks (rear)20feet Comment:The existing building was created as part of the PUD and meets all required lot size and setbacks. 2.Parking.The PUD allows shared parking withthe entire Shoppes of Towne Lakes One development. (Parcels: 101099001050,101099001060,101099001040) Comment:The Albertville zoning ordinance lacks specific parking requirements for daycare facilities, as such recommendations are based on industry standards. The parking standard applied requires one parking stall per employee and one parking stall per ten children in maximum enrollment. Based on information sent by the applicant, the table below,regardingtotalenrollment (132), and staffing (23)the applied parking standard requires 36 stalls. ClassroomAge#of StaffMaxState Group SizeRatio LTA Infant 16 weeks-121121:4 10 months Infant 210-16 months121121:4 Young Toddler16-24 months111141:7 Older Toddler24-33 months110141:7 Early Preschool3-3.5 years111201:10 Preschool3-4years110201:10 Pre K4-5 years111201:10 Pre K4-5 years110201:10 20132 The plan provides 35 parking stalls, but as stated prior, the site has access to shared parking on the adjoining lots through the original permitted PUD. The site plan meets the applied parking standards. 3.Loading.There will be off-street loading space.The conditional PUD may mitigate this requirement. The applicant has stated a food distribution company will deliver food Comment: and cleaning supplies weekly to the daycare. Deliveries will take place early in the morning, prior to the center opening, so the truck will not interfere with parent and 7 staff traffic. If delivery time must be during business hours, the truck will park on the North sideof the parking lot, near the playground, to avoid interference with parents. The deliveries will be made through the main entrance to the kitchen. After applying a truck turning radius template for both a semi-truck ora30-foot single unit truck it was determined both would be able to make the turn into and out of the parking lot. See Exhibits C and D. 4.Screening. Where the daycare facility is in or abuts any commercial or industrial use or zoned property, the daycare facility shall provide screening along the shared boundary of such uses. All of the required fencing and screening shall comply with the fencing and screening requirements of sections1000.6 and 1000.7 oftheordinance. Comment: The applicant shall provide landscape screening on the south side of the south play area and the north and west sides of the north play areas. The site plan shall be revised to illustrate the plant types, sizes and species. 5.Compliance with State Requirements. The structure and operation shall be in compliance with state department of human services regulations and be licensed accordingly. (Ord. 1988-12, 12-19-1988; amd. Code) Comment: The applicant must be in compliance with the Minnesota Department of Human Services and receive and retain the necessary licenses to run as a child care center. Playgrounds. The site plan shows two playground areas in the front of the building abuttingthe parking area. Chapter 1700 states parking is to be located separately from the play area. The original proposed plan had the playgrounds located in the back of the building. It was recommended they be moved to the front due to the proximity to Labeaux Avenue NE. The proposed playgrounds do not meet the setback requirements for the B-2A District. We believe a five-foot setback is sufficient for the playgrounds under the sites conditional PUD and due to the fact,they are primarily open space. The playground on the north end meets the recommended five-footsetback. The proposed playground on the south end does not conform to a five foot setback requirement. We believe the proposed playground shouldbe required toconform to thefive-footsetbackand the applicant should installlandscaping between the proposed playgroundsand roadway and adjoining propertyfor additional screening. The proposed playground areas shall be enclosedwith a fence to contain the children. A detail of the proposedfence is requiredidentifying the fence design,height,gate design with a latch detail, and gate swing direction. It is recommended the fences be decorative in design, at least five feet in height, with thegateequipped with a self- latching system for the safety of the children enrolled. 8 A detailed landscape plan must be submitted to the City for approval. The plan must include ground cover, bushes, shrubbery, trees, or other similar design features or materials. Trash Enclosure. The location of theproposedtrash enclosure results in the loss of a parking space and is at a dead end, making it difficult for a garbage truck to access it. It is recommended the enclosure be moved to the northside of the building to the south of the proposed playground. This location would result in both deliveries and trash pick-up occurring in the same location.An elevation of the trash enclosure must be provided that illustrates the design and materials of the proposed trash enclosure and it gates. The trash enclosure shall be of masonry construction with an exterior finish that matches the building. Basement. The building has a basement. It is unknown how the basement space will be utilized. To fully understand how the facility will be utilized we require a description of how the space will be employed. CONCLUSION The proposed Laurel Academy Early Learning Centeris allowed in the B-2A zoning district by conditional use permit. Based on our review of the application and plans submission we recommend approval of the Conditional use permit for a Day Care Facility at 6558 Laketowne Place NE. based on plans submitted dated 6/20/18 with the following condition being met.: 1.The city approves a 5 foot side yard setback as a PUD flexibility for the playground fences. The Applicant’s site plan provides a 5 foot setback from the sidewalk south of the building. 2. The Applicant provide decorative fence detail that illustrate the fence design, fence height of a minimum of 5 feet, gate detail and gate latch. Applicant shall obtain a fence permit prior to installation. 3. The Applicant provide a landscape plan that addresses the following: Proposed ground cover in the playground area, landscape screening along the south, west and north sides of the playground areas. Said plan shall identify the number, size and species of plantings to be used on the site. 4. The Applicant shall relocate the trash enclosure and provide a construction detail for the enclosure that illustrates the enclosure design, materials demonstrating that it matches the building. 5.The building includes a basement. The applicant shall provide adescription of how the basement will be utilized by the Day Care Facility. 9 6.Applicant shall provide evidence of allnecessary licenses required by the Minnesota Department of Human Services to operate a child care center. cc. Maeghan Becker Kim Hodena Mike Couri Paul Heins Sheila Zachman Marcus Anderson Jeri-Lynn Chambers 10 12 13 14