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HomeMy WebLinkAboutPZ MINUTES 04-12-21 / City of Lake Elmo Planning Commission Meeting Minutes of April 12, 2021 Commission Chair Risner called to order the meeting of the Lake Elmo Planning Commission at 7:00 p.m. COMMISSIONERS PRESENT: Risner, Steil, Weeks, Mueller COMMISSIONERS ABSENT: Graen STAFF PRESENT: Planning Director Roberts. Pledge of Allegiance at 7:00 PM Approve Agenda: M/S/P: Steil/Mueller moved to approve the agenda. Vote: 4-0, motion carried unanimously. Approve Minutes: M/S/P: Mueller/Steil moved to approve the Planning Commission minutes of March 8th , 2021. Vote: 4-0, motion carried unanimously. Public Hearings: Sunflower Meadows - Preliminary Plat and Preliminary OP- PUD Plans (2500 Manning Ave. N.) Director Roberts presented the staff report and answered questions from the Planning Commission. Mr. Roberts explained that Mr. Paul Bruggeman of Bruggeman Builders is requesting city approval of a Preliminary Plat and Development Stage (Preliminary) Open Space Planned Unit Development (OP-PUD) Plans for a 12 lot single family residential development on +/- 32.83 acres (gross). A portion of the development site is within the Shoreland of Downs Lake which triggers the need for a Planned Unit Development because the proposed lots do not meet the lot width and impervious requirements for Natural Environment lakes. Director Roberts noted that on July 21, 2020, the City Council reviewed and commented on a 14-lot concept plan for an OP-PUD development for this site. The City Council approved the OP-PUD concept plan and they also approved four deviations or variations to the City’s open space PUD design and development standards. Mr. Roberts added that the Planning Commission is being requested to review, hold a public hearing, provide feedback to the developer, and make a recommendation to the City Council for the Preliminary Plat and Development Stage (Preliminary) Open Space Planned Unit Development (OP-PUD) Plans for the development to be called Sunflower Meadows. Director Roberts reviewed the history of the proposed development, the changes made by the Developer to the project plans since 2020 and gave a summary of staff concerns about the latest proposal. He also reviewed with the Commission how the latest plans met or did not meet the conditions of approval from 2020 of the Concept Plans. In summary, Director Roberts explained that there are several important design elements missing, incomplete or that the developer needs to revise with the proposed OP-PUD, the proposed preliminary plat and the project plans to make them consistent with City subdivision, landscaping and City Engineering design standards. Many of these changes or corrections could require significant revisions to the overall project design and to the preliminary plat. Because of the number and scope of the recommended changes, staff is recommending denial of the preliminary OP-PUD plans and the preliminary plat for Sunflower Meadows. Mr. Tim Freeman, Land Surveyor and Land Planner, representing the applicant, gave a presentation and answered questions from the Commission. He provided information about the requirement that the plans show the proposed location and grades. He noted concerns about the requirement for the construction of a trail along Manning Avenue when the County is not sure when or how they will reconstruct the road. Mr. Freeman commented about the design requirements for the reconstruction of Lisbon Avenue where the proposed street would connect to the existing street. Mr. Freeman explained the proposed street design with concrete ribbon curb and ditches and that the proposal meets the City design standards for rural streets with ditches. Chairperson Risner opened the public hearing at 7:53 PM. The following people in the audience spoke: Brian Alwin – 2470 Lisbon Ave. Commented about the Open space. Doug Galler – 2410 Lisbon Ave. Does the proposed plan require variances? Buffer to street? Commented on the proposed 100’ vs 200’ buffer width. Tim Mandel – 2479 Lisbon Ave. Use of buffer areas – Screening and septic design standards and locations. Definitions of Buffer – What can go in it? Director Roberts read the four email comments from neighbors in Heritage Farms that expressed opposition to the project primarily because of the proposed street connection. Public hearing closed at 8:04 PM. The Planning Commission then reviewed and discussed the proposal. Commissioner Weeks noted she believes City Engineering standards must be followed and expressed concerns about the location of septic systems and the conservation easement areas. Commissioner Steil expressed concern about the number of exceptions being requested by the developer. Commissioner Mueller explained that he had concerns about the proposed street connection to Heritage Farms. Commissioner Risner noted that the he cannot yet support the proposal as there are too many unanswered questions and too much missing information. M/S/P: Weeks/Steil moved to recommended denial of the proposed Sunflower Meadows - Preliminary Plat and Preliminary OP- PUD Plans for the property located at 2500 Manning Ave. N. Vote: 4-0, motion carried unanimously. 8:25 PM M/S/P: Weeks/Steil moved to take a recess. Vote: 4-0, motion carried unanimously. 8:28 PM Chairperson Risner called the meeting back to order. Zoning Code Text Amendment – Lake Elmo Airport Zoning Ordinance Director Roberts gave a presentation about the proposed Lake Elmo Airport Zoning Ordinance Amendment. He explained that in 2018, the Metropolitan Airports Commission (MAC) formed a joint airport zoning board (JAZB) for the Lake Elmo airport. The JAZB consisted of members from Baytown Township, West Lakeland Township, City of Lake Elmo, City of Oak Park Heights, and the MAC. Director Roberts noted that the JAZB created a Lake Elmo Airport Zoning Ordinance to regulate the use of property and the height of structures and objects of natural growth in the vicinity of the Lake Elmo Airport. The purpose of the regulations in the Ordinance are to prevent hazards and other potential land use issues from impacting the aircraft and air traffic of the Lake Elmo Airport. Roberts explained that a hazard, such as a tall antenna tower, could impact landings and take-offs from the Airport if the hazard is built within a certain distance of the runways. The Ordinance developed by the JAZB establishes height limitations for structures and trees within close proximity of the Airport, so as to prevent tall structures and vegetation from becoming hazards. Director Roberts also explained that the City of Lake is required by State law to adopt by reference or incorporate the Airport Zoning Ordinance as part of the City Zoning Ordinance. Mr. Roberts continued by noting that the Lake Elmo Zoning Ordinance does not have specific regulations for land uses near the Lake Elmo Airport. This proposed Airport zone is an overlay zone, which is overlaid, or on top of, the normal zoning district. He explained that this type of ordinance is similar to the shoreland district. As an overlay, it only is present in certain areas of the City. If a parcel of land is near the airport, the parcel would have to follow the regulations of the zoning district the lot is zoned as, as well as the regulations in the Airport overlay district. Director Roberts explained that the Lake Elmo Airport Ordinance created by the JAZB creates an airport zone. Within the zone are two main safety zones: JAZB Zone 1 and JAZB Zone 2. JAZB Zone 1 includes a runway protection zone for each runway, and largely covers land owned by the MAC. JAZB Zone 2 extends out to a distance of approximately 5,000 feet from the runways. Areas between JABZ Zone 2 and the limit of the Airport zone include a large portion of the City of Lake Elmo. Director Roberts showed the Commission several maps of the area around the Airport and the zones of the Airport Zoning Ordinance. He also explained that JAZB Zone 1 includes runway protection zones and is essentially a no-build zone at the end of each runway and that JAZB Zone 2 allows buildings and structures as long as they do not exceed the height limits outlined in the Airport Zoning Ordinance. The lowest maximum height allowed in JAZB Zone 2 is 50 feet near the end of the runways. As shown in the exhibits in the Ordinance, the height restrictions decrease the further you are away from the Airport. Mr. Roberts noted that the Lake Elmo Zoning Ordinance also already limits the height of most structures to 35 feet and that the existing maximum height standards in the City Zoning Code would not change with the addition of the Airport Zoning Ordinance. Director Roberts explained that City staff is recommending that the Planning Commission recommend to the City Council approval of an amendment to the Lake Elmo Zoning Ordinance by adopting the 2021 Lake Elmo Airport Zoning Ordinance by reference. The Planning Commission then had a discussion and asked staff questions about the proposed Airport Zoning ordinance. Chairperson Risner opened the public hearing at 8:47 PM. No questions were asked by the public. Public hearing closed at 8:48 PM. M/S/P: Steil/Weeks moved to recommend approval of the proposed Airport Zoning ordinance. Vote: 4-0, motion carried unanimously. Communications/Updates City Council Update 03-02-2021 Meeting – City Council approved the Premature Subdivision Ordinance Amendment. Staff Updates Planning Commission membership – there are currently 2 vacancies. Upcoming PC Meetings: April 26, 2021 – Items will include two variance requests, an RLS, possibly an update on the tree preservation ordinance. May 10, 2021. M/S/P: Weeks/Steil moved adjourn the meeting. Vote: 4-0, motion carried unanimously. Meeting adjourned at 8:51 pm. Respectfully submitted, Diane Wendt Permit Technician