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HomeMy WebLinkAbout112024 PC MINUTESCITY OF APPLE VALLEY PLANNING COMMISSION MINUTES November 20, 2024 1. CALL TO ORDER The City of Apple Valley Planning Commission Meeting was called to order by Chair Kurtz at 7:00 p.m. Members Present: Jodi Kurtz, Paul Scanlan, Becky Sandahl, Jeff Prewitt, and Douglas Hlas Member(s) Absent: David Schindler, Phil Mahowald City staff members attending: Community Development Director Tim Benetti, City Planner Alex Sharpe, Assistant City Engineer Evan Acosta, City Attorney Sharon Hills, and Department Assistant Breanna Vincent. 2. APPROVAL OF AGENDA Chair Kurtz asked if there were any changes to the agenda. – None. MOTION: Commissioner Scanlan moved, seconded by Commissioner Sandahl, approving the agenda. Roll call vote: Ayes - 5 – Nays – 0. 3. CONSENT ITEMS A. Approval of Minutes of November 6, 2024 MOTION: Commissioner Scanlan moved, seconded by Commissioner Sandahl, approving the minutes of November 6, 2024. Roll call vote: Ayes - 5 – Nays – 0. 4. PUBLIC HEARING None 5. LAND USE None 6. OTHER BUSINESS A. McDonald’s Sketch Plan Review City Planner Sharpe gave a brief presentation. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 20, 2024 Page 2 of 5 Chair Kurtz asked what the variance was for on the Popeye’s and Chick-fil-a sites. City Planner Sharpe stated that it was for the distance from residential. Chair Kurtz asked if the drive-through on the McDonald’s site will be open 24 hours. Commissioner Prewitt asked if there were other mitigation measures such as the sound barrier at Chick-fil-a, that could be used on this site to lessen any impacts to residential areas from the drive-through. City Planner Sharpe stated there are no mitigation measures and deferred to the City Attorney on whether the City has the legal authority to limit drive-through hours. City Attorney Hills stated that these issues can be addressed once a formal application is brought forward. Commissioner Scanlan advised having a more balanced four-sided design on the building, mainly in the drive-through area. Commissioner Scanlan asked for clarification on the flow of traffic on the proposed site. City Planner Sharpe shared that traffic will enter the site through the shared driveway to the north and would pull into one of two drive-through lanes. There is an escape lane around the building and addition spots at the end of the drive-through for orders needing additional time. The applicant is sufficient on parking spaces for the site. Staff is seeking sidewalk connections to Pilot Knob, though the applicant is concerned that the grading will be difficult. Staff will review once a formal application is submitted. Trash enclosures are located on the east side of the site. Commissioner Scanlan asked about stacking in the drive-through. City Planner Sharpe said that stacking is determined in Code from the pick-up window. There is substantial room for stacking before reaching City streets. Commissioner Scanlan commented that if there is significant stacking it appears the cars would block ingress/egress within the site and could be an issue for emergency services. City Planner Sharpe stated that staff has discussed this with the fire department and believe they would be able to use the escape lane that goes around the building and bypass any drive-through traffic. Commissioner Scanlan shared concerns regarding the subdivision of the lot and the parcel to the north sitting vacant for an extended period due to the smaller size. As for the CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 20, 2024 Page 3 of 5 variance, Commissioner Scanlan asked if there are better ventilation systems or options above a standard system that could provide greater mitigation to the residential zone. City Planner Sharpe deferred to the applicant on this consideration. Commissioner Scanlan voiced concern over the zoning and whether this use is appropriate with what has been previously discussed for the site. City Planner Sharpe stated that the guiding does note Mixed Business Campus (MBC) and states that a retail component could be present at this location, otherwise Chafin Vet to the west of the site would not be consistent with the Comprehensive Plan. The site could be zoned either Retail Business or Limited Business. Commissioner Hlas stated that regarding the variance, Pilot Knob Road could provide a noise barrier to the residential zone. Commissioner Hlas asked if there could be an additional access off 155th Street. City Planner Sharpe deferred to the Assistant City Engineer regarding access spacing. Assistant City Engineer Acosta advised that access spacing was reviewed with the applicant and staff is not comfortable with any additional accesses to 155th. Access spacing would be well outside of this site. Commissioner Hlas mentioned that there may be some difficulty for the public to access the site and that signage will be very important. City Planner Sharpe said that is why the signage is proposed to the southwest corner of the site on 155th Street instead of off Pilot Knob Road. Commissioner Prewitt asked who would maintain the vacant northern parcel once the lot is subdivided and concurred with Commissioner Scanlan regarding difficulty in finding a user for the smaller site. City Planner Sharpe stated it would become a Code Enforcement issue, and the applicant would need to consider maintenance of the site as it sits vacant. There would need to be enough of a barrier established to prevent erosion. Commissioner Sandahl saw no issue with the Retail Business zoning or the access to the site. Commissioner Sandahl advised it would be helpful to know what types of users could potentially use the smaller site to the north. Commissioner Sandahl asked for clarification on the reasons for approving the variances for Popeyes and Chick-fil-a, and whether those reasons are different in this case. CITY OF APPLE VALLEY Dakota County, Minnesota Planning Commission Minutes November 20, 2024 Page 4 of 5 City Planner Sharpe stated that Popeyes came in well after the residential area was established but the Arby’s next to it was established before the residential. The primary reason for the Chick-fil-a variance was due Cedar Avenue being between them, as well as the stormwater pond and sound barrier wall being in place. The primary reason for Popeyes was due to Arby’s being closer to the residential zone and Popeyes was utilizing an outlot that had not been filled in the last 30-40 years. Chair Kurtz opined that the only concern would be the variance, and the hours of operation in the drive-through would largely influence that. Commissioner Scanlan asked if the main considerations with the variance would be noise, smell, and light. City Planner Sharpe stated that the performance standards state a 1,000’ setback but does not specifically state why. Those reasons have previously been used as considerations in other applications. Commissioner Scanlan said his main concern is with the cooking smells. The applicants, Eli Sankey (Kimley-Horn) and Robert Yagusesky (McDonald’s USA), provided a brief presentation. Commissioner Scanlan asked if the applicants had any concerns with what has been discussed. Mr. Yagusesky stated that the kitchen hoods have grease filters that are routinely maintained, and the venting system is an up-draft that is meant to get it up into the air. It would be very unlikely that any smells could cross Pilot Knob and into the residential neighborhoods. B. Review of Upcoming Schedule and Other Updates The next Planning Commission meeting is scheduled for Wednesday, December 4, 2024, 7:00 p.m. The next City Council meeting is Tuesday, November 26, 2024, 7:00 p.m. 7. ADJOURNMENT Chair Kurtz asked for a motion to adjourn. MOTION: Commissioner Sandahl moved, seconded by Commissioner Scanlan, to adjourn the meeting at 7:49 p.m. Roll call vote: Ayes – 5 – Nays – 0.