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HomeMy WebLinkAbout01/19/2005CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES JANUARY 19, 2005 CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to Order by Chair Karen Edgeton at 7:00 p.m. Members Present: Jim Hadley, Tim Burke, Karen Edgeton and Thomas Helgeson Members Absent: David Schindler, Jeannine Churchill and Tom Melander Staff Present: Community Development Director Rick Kelley, City Planner Tom Lovelace, City Attorney Sharon Hills, Associate City Planner Kathy Bodmer, Associate City Planner Margaret Dykes and Assistant City Engineer Colin Manson 2. APPROVAL OF AGENDA Chair Edgeton asked if there were any changes to the Agenda. There being none, she called for its approval. MOTION: Commissioner Hadley moved, seconded by Helgeson, to approve the Agenda. The motion carried 4-0. 3. APPROVAL OF MINUTES OF JANUARY 5, 2005 Chair Edgeton asked if there were any changes to the minutes. There being none, she called for its approval. MOTION: Commissioner Hadley moved, seconded by Helgeson, to approve the minutes of the January 5, 2005, meeting. The motion carried 4-0. 4. CONSENT ITEMS A. Request to Set Public Hearing -Pool Fence Ordinance MOTION: Commissioner Burke moved, seconded by Hadley, to approve the consent agenda. The motion carried 4-0. 5. PUBLIC HEARINGS A. Walgreens Drug Store -Consider Subdivision and Site P1anBuilding Permit Authorization for a Proposed Free-standing Walgreens Drug Store Chair Edgeton opened the public hearing with the standard comments. Associate City Planner Kathy Bodmer presented the request from Walgreens to subdivide an existing 6.9 acre parcel into two lots and site plan building permit authorization to construct a Walgreens on the southeast corner of 140th Street and Pilot Knob Road. Bodmer reported the Comprehensive Plan guides the development of this site for "NS" (Neighborhood Services), which include retail uses that provide day-to-day needs of area residents. The subject property is currently zoned "RB" (Retail Uses). The proposed subdivision and development of the site as a pharmacy complies with the requirements of the zoning code. The preliminary plat indicates that the property would be subdivided into two lots, with Lot 1 containing the existing East Valley Plaza building and Lot 2 would be the Walgreens site. Bodmer reported the Walgreens would be constructed on the northwest corner of the East Valley Plaza with the main entrance on the northeast corner of the building and a drive-thru located on the west side of the building. The site plans do not require any new access drives. Access would be gained from the existing East Valley Plaza entrances off of 140th Street West and Pilot Knob Road. All building setbacks are met except for the canopy over the drive-thru, which appeazs to encroach into the setback approximately 7'. The applicant has stated that they can make an adjustment so that the canopy meets the setback requirements. Bodmer stated that the new Walgreens will remove some of the existing parking spaces on the site and then add some pazking spaces and increase parking demand. In totality, the parking area for the Walgreens and the East Valley Plaza will be 17 spaces short. The applicant proposes to remedy the parking shortage by reducing the width of the 10' existing parking spaces and restripe them down to 9'. Commissioner Churchill stated that the East Valley Plaza parking area is generally under pazked and that reducing the width of the parking spaces might not be necessary. Churchill suggested the applicant wait and see what the actual parking is in the azea. The City's Traffic Engineer, Glen Van Wormer, reviewed the development plans and stated that overall traffic should circulate satisfactorily through the site. Van Wormer did offer suggestions to improve traffic flow. His comments aze included in a memo to the Commission. Chair Edgeton inquired about truck circulation as it relates to product delivery. Bodmer stated that Van Wormer recommended that all deliveries will be on the north side of the site. The applicant agreed with Van Wormer's recommendation. Elevations show that the building will be constructed primarily of face brick with a knee-wall course of rock-faced block. The applicant also indicated using a turquoise flashing over the entrance and turquoise canopies to tie the appearance of the new Walgreens store back to the appearance of the existing East Valley Plaza building. Chair Edgeton suggested the applicant dress up the south side more, possibly with awnings all the way around the building, similar to the Walgreens on 153rd and Cedar Avenue South. The site faces north into the back yards of several single family homes in the Woodwinds subdivision. The City's Natural Resources Coordinator is recommending that additional shrubs be planted along the north side of the pazking lot to ensure headlights do not shine into neighboring properties. Bodmer stated that a lighting plan was submitted that shows a combination of downcast shoebox fixtures and flood lights to illuminate the building. City code permits only downcast shoebox fixtures. In regards to, signage for the building, the applicant will need to submit a sepazate sign permit application. No authorization for signage is given at this time. John Kohler, of Semper Development representing the applicant, stated that the plans presented tonight have been revised to address the issues the Commission brought forward from the sketch plan review on November 3, 2004. Bodmer reported the applicant held a neighborhood meeting with six residents attending the meeting. The issues brought up at that time were traffic, screening of the parking lot, hours of operation, and trash. The applicant and staff have addressed those issues. Chair Edgeton asked if anyone from the public would like to speak, and if so, they may do so at this time. Beth Baylock, 13972 Ember Way, has serious concerns about the speed limit on 140th Street and Pilot Knob. Drivers speed beyond the 45 mph speed limit set for the road and she has witnessed a number of accidents in that area. Baylock feels that adding another business on the corner will increase traffic and the noise related to it. Baylock also stated that she is constantly getting trash blown in her yard from the existing East Valley Plaza businesses and feels that Walgreens will add to the problem. Staff recommended Baylock call the City's Code Enforcement Department when this occurs. Baylock also has issues with the lighting of the business and parking lot and would like to make sure that they are not a nuisance to existing neighbors. Chair Edgeton requested staff review lighting in East Valley Plaza and check with the City's Police Department about traffic issues in the azea. Brad Dohhnan, 13958 Ember Way, stated that density is a concern of his. Dohhnan feels that the proposed building is too large for the site. Dohlman also has issues with the blown trash in the area from existing businesses, lighting on the proposed site, berrning, and traffic on 140th Street. Dohhnan is concerned that a new business will increase traffic at an already busy intersection. Dohhnan has already seen an increase with the recent New Horizon Childcare located neaz the proposed site. Commissioner Hadley asked if the two rain gazdens located on the north could be moved further to the east. Bodmer explained that the rain gardens have to be kept on the site but will be reduced to allow for more berrning. 3 Chair Edgeton closed the public hearing with the standard comments. It is the policy of the Planning Commission to not take action on an item on the night of its public hearing. Staff and the applicant will review the concerns brought forth tonight and continue working on the plan. 6. LAND USE/ACTION ITEMS A. Betty Jo's Dance Studio -Conditional Use Permit for a Commercial Recreation Facility (Dance Studio) in a "BP" (Business Park) Zoning District Tom Lovelace, City Planner, presented the request from Betty Jo and Steve Schmitt for a conditional use permit to operate a dance studio in a "BP" (Business Park) zoning district. Lovelace stated that the applicant is proposing to locate a dance studio in the two westerly bays of the building located on Lots 23-25, Block 1, KNOB RIDGE ADDITION. They expect to occupy 6,500 sq. ft. of the approximately 7,750 sq. ft. building. The dance studio is expecting an enrollment of 350 students the first year with a maximum of 550 students at capacity. A maximum of 60 students and 5 employees will occupy the facility at any one time. Most classes will be held during the evenings and on weekends. Construction of the proposed building will be in conformance with conditions set forth in the resolution approved by the City Council on January 23, 2003, for Lots 23-25, KNOB RIDGE ADDITION. The applicant is not proposing any changes to the architectural and landscape appearance building and site from what was originally approved. The Planning Commission held a public hearing for this item on January 5, 2005. No comments were received from the public. However, the Commission did express some concerns about potential conflicts with this proposed conditional use and other future uses within the development in relation to traffic congestion caused by picking-up and dropping-off times. Since that time, staff asked representative of Manley Land Development, Inc., if they had anything in their Association By-laws or covenants that would address potential parking conflicts. They stated that they would be willing to amend the Association documents and have provided to the City proposed amendments to the rules and regulations for the development that would deal with parking conflicts between businesses within the office park. Another concern was the potential congestion that maybe generated bydropping-off and picking-up students and its impact on other businesses in the area. Betty Jo Schmitt, the applicant, has provided a class schedule from her current operation in Rosemount indicating the staggering of the classes as it relates to drop-off and pick- up times. After reviewing the schedule, staff did not have any issues with drop-off and pick-up times. Lovelace stated that if a similar conditional use or other uses with a high pazking demand expressed an interest in locating in this development, further analysis would be done at that time to ensure. that pazking would be available. Lovelace reported that staff and the applicant have addressed the issues brought forth during the public hearing. Staff is recommending approval of the conditional use permit. MOTION: Commissioner Hadley moved, seconded by Burke, to recommend approval of the conditional use permit to allow for a dance studio at 14803-07 Energy Way, subject to the following conditions: • Such operations shall be conducted in conformance with the site plan dated January 3, 2003; subject to the removal of the private driveway in front of Lot 23 and its replacement with non-surrnountable curb and gutter. • Such operations shall be conducted in conformance with the elevation plan dated December 17, 2004; subject to the removal of the overhead garage door located in the northeast comer of the building. • Final construction of the 34 parking spaces to the north and 27 spaces to the east shall include installation of the final wear course and the parking space striping shall be completed prior to occupancy of the dance center. • The approval and filing with Dakota County Office of the Recorder by the Knob Ridge Town Office Park Association amended "Rules and Regulations for Knob Ridge Office Park"; specifically Sections l.g. and 13 as indicated in the document dated January 14, 2005. The motion carried 4-0. B. Harmony Commons -Consideration of a Planned Development Zoning Amendment for a Hotel on a 7.11 Acre Parcel Associate City Planner Margaret Dykes presented the request from Pedersen- Wensmann, the property owners and developers of Harmony Commons, for an amendment to "PD-739, Zone 2", to allow for the construction of a 77-unit hotel in the triangle portion of the Harmony Commons development. The site is located southwest of the intersection of 153rd Street West and Galaxie Avenue. The property is guided "MIX" (Mixed Use) in the 2020 Comprehensive Guide Plan. The proposed zoning is consistent with the Comprehensive Plan designation. Dykes reported the development proposal is part of the Central Village Plan, which uses Smart Growth principles such as reduced setbacks, pedestrian/transit oriented development, and mixed-use buildings to guide development. Dykes reported that the current zoning allows for a mix of office, retail, multi-family residences if they are part of a mixed-use building and other similar commercial uses. The zoning code does not allow for a hotel. When the preliminary plat for Harmony Commons was approved in February 2004, the applicant stated that a hotel would be a potential use in this area, but did not have a specific hotelier in mind. On October 20, 2004, the Planning Commission reviewed a sketch plan of the Landmark Corner. The Landmark Corner is a triangle parcel bounded by 153'd Street West on the north, Galaxie Avenue to the east, and Founders Way on the south. The Grandstay Hotel was included in the sketch plan. It is staff's opinion that regardless of whether the Grandstay Hotel is a final occupant of the Landmark Comer or not, a hotel as a perntted use in this zoning district is consistent with the current mixed-use zoning designation even though the hotel is a single-use building. Staff is recommending approval of the zoning amendment. MOTION: Commissioner Burke moved, seconded by Hadley, to recommend approval of an amendment to "PD-739, Zone 2" to allow for hotels as permitted uses in the zoning district. The motion carved 4-0. C. Harmony Commons -Consideration of Site Plan/Building Permit Authorization for Three Multi-story Buildings on a 2.5 Acre Parcel Margaret Dykes, Associate City Planner, presented the request from Pedersen- Wensmann, LLC, for site plan building permit authorization for the Landmark Corner of the Harmony Commons development. The site is located southwest of the intersection of 153rd Street West and Galaxie Avenue and is part of the Central Village area. Dykes reported that the property is zoned "PD-739", Zone 2". The zoning ordinance currently does not allow for a hotel and any approval of the hotel would be subject to approval of a proposed zoning amendment allowing for hotels as a permitted use in this district. Dykes reported the site plan shows three buildings on the 2.35 acre site. The Landmark Tower is located on the corner of 153'd Street West and Founders Way, is three stories, with approximately 24,100 sq. ft, of retail and commercial uses on the first floor in addition to 6,000 sq. ft. of lobby area for the condominiums. There will be 22 condominium units in the building. The Concourse Building is located on the corner of Founders Way and Galaxie Avenue. The building is three stories and has approximately 21,100 sq. ft. of retail uses on the first floor and 22 condominium units on the second and third floors. Dykes reported that elevations for both the Landmark Tower and the Concourse Building appear to be consistent with the Central Village Plan. One issue that is of concern to staff is that the doors accessing the retail uses will only face the parking lot, which is not consistent with the Central Village Plan. The Plan requires buildings to be double-fronted so that street presence is maintained for pedestrians. The Grandstay Hotel is athree-story, 77-unit resident suite hotel located on the corner of Galaxie Avenue and 153`d Street W. The elevations are consistent with the Central Village Plan. An internal drive that connects to both 153' Street W. and Founders Way provides access to the surface parking lot and an underground parking lot. The proposed development is required to have a maximum of 323 spaces, depending on the final uses in the commercial portion of the development. The site plan states there aze 369 pazking spaces, although staff counted 374. There are two small pedestrian gatherings areas on the site; there is a landscape plan for these areas but the plan does not indicate if there will be benches, pergolas or other amenities to enhance the pedestrian experience. There is also one lazger space adjacent to the Landmark Tower to accommodate outdoor eating areas for a possible restaurant. Members of the Commission stated that the landscape does not have to be only trees and shrubs since there is limited green space, but would like the applicant to allow for more benches and other amenities to enhance the pedestrian experience. An archway is shown on the elevations over the drive entrance on Founders Way. Staff is recommending that another similar archway be located between the Concourse Building and the Grandstay Hotel above the gathering azea. The City Engineer has reviewed the grading plan and has a number of outstanding concerns. Many of the concerns can be addressed easily with simple modifications but there are two major concerns that should be modified. The applicant has not submitted an erosion control plan and the ground elevations along 153`d Street near the Landmark Tower are above the floor elevation of the building. Dykes reported that since there are several issues. that must be addressed by the applicant, staff is not making a recommendation at this time. Staff also believes that the City and the Planning Commission should have ample time to review the complex development proposal. This will not hinder the applicant because there are a number of issues that need to be resolved and a number of actions that must be taken in association with this project. Commissioner Hadley inquired about the streetscape on the site. Dykes responded that it will be similaz to the streetscape by Enjoy! restaurant. The Commission did have any issues that haven't ah•eady been identified by staff. Dykes stated that staff will work with the applicant to continue refining the project and make a recommendation at a later date. D. Legacy Village North Townhomes -Site Plan/Building Permit Authorization to Allow Construction of 96 Townhouse Dwelling Units Withdrawn at the request of the petitioner. OTHER BUSINESS None. 8. ADJOURNMENT MOTION: Commissioner Hadley moved, seconded by Helgeson, to adjourn the meeting at 8:24 p.m.