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HomeMy WebLinkAbout01/18/2006CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES JANUARY 18, 2006 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to Order by Vice Chair Jeannine Churchill at 7:00 p.m. Members Present: Keith Diekmann, Jeannine Churchill, David Schindler, Thomas Helgeson, Frank Blundetto, and Tom Melander Members Absent: Tim Burke Staff Present: Acting.Communitybevelopment Director Tom Lovelace, City Attorney Shazon Hills, Associate City Planner Kathy Bodmer, Associate City Planner Margaret Dykes, Assistant City Engineer Colin Manson, and Planning Intern Jeff Thomson 2. APPROVAL OF AGENDA Vice Chair Churchill asked if there were any changes to the Agenda. Acting Community Development Director Tom Lovelace stated that he would like to discuss the Chairperson vacancy on the Planning Commission and schedule a work session with Tradition Development to discuss a commercial project under OTHER BUSINESS. Vice Chair Churchill called for approval of the Agenda as amended. MOTION: Commissioner Helgeson moved, seconded by Schindler, to approve the amended Agenda. The motion carried 6-0. 3. APPROVAL OF MINUTES OF DECEMBER 21, 2005 Vice Chair Churchill asked if there were any changes to the minutes. There being none, she called for approval of the minutes. MOTION: Commissioner Schindler moved, seconded by Helgeson, to approve the minutes of the December 21, 2005 meeting. The motion carried 5-0, with Commissioner Melander abstaining. 4. CONSENT ITEMS None. 5. PUBLIC HEARINGS A. CVS Pharmacy -Consider Rezoning, Conditional Use Permit (CUP), Site Plan Building Permit Authorization, and Building Setback Variance for a Proposed 12,900 sq. ft. Drugstore with aDrive-thru Window Vice Chair Churchill opened the public hearing with the standard comments. Associate City Planner Margaret Dykes presented the request from Mike Grossman/Velrnier Companies for a CVS Pharmacy. The applicant is requesting a zoning amendment from "GB" (General Business) to "RB" (Retail Business), a conditional use permit for adrive-thru pharmacy lane, a variance to reduce the building setback from the required 50 feet to 10 feet; and site plan building permit authorization fora 12,900 sq. ft. one-story CVS Pharmacy. Dykes reported. that the site is currently zoned "GB" (General Business), which is a district "designed for heavy uses and those businesses which tend to serve other businesses and industry as well as residents." The types of uses permitted in the "GB" district include wholesale offices, sales, or showroom space, storage facilities, motor vehicle sales, warehousing, garden stores, and the like. The applicant is requesting a rezoning of both lots from "GB" to "RB" (Retail Business). The "RB" district is designed for "areas which are centrally located to serve the need for general retail sales." Other types of uses allowed in the "RB" zoning district include banks, professional offices, and health clubs. Gas stations and Class II restaurants are conditional uses within the "RB" district. Dykes reported that the site had previously been zoned "PD-244" (Planned Development), which is a zoning district that allows for retail businesses. In 1984, the City rezoned the property to "GB" as requested by the property owner at that time to accommodate a car dealership. Dykes stated that because the site is near the Central Village area, staff believes the site could be rezoned again to accommodate retail uses. However, staff favors a mix of uses on the site while the applicant is interested only in stand-alone buildings. It was the City's intention to use the principles of the Central Village Plan when redevelopment occurred in the City in those areas where it is deemed appropriate. The applicant. is requesting a Conditional Use Permit (CUP) to allow for adrive-thru pharmacy. The "RB" zoning district does not list adrive-thru pharmacy as a permitted conditional use. However, the zoning district does allow restaurants with drive-thru windows as a conditional use. Dykes reported that the City Attorney has stated that the applicant must request that the City make a determination that adrive- thru pharmacy is a similar use as a drive-thru restaurant. If the City determines that the uses are similar, then a CUP could be issued for the drive-thru pharmacy, along with pertinent requirements such as screening, adequate stacking, site circulation, etc. Dykes reported that the proposed drive-thru pharmacy faces the north property line corner of the site and the drive lane is on the north end of the building. The loading dock is also located on the north end of the building as well as the trash enclosures. The three uses aze inclose proximity and this creates a number of traffic conflicts. Staff does not believe that the orientation of the drive-thru lane is appropriate in this location and should be relocated away from the north side of the building. Dykes stated that the applicant is requesting a building setback variance from the required 50 feet to 10 feet along Galaxie Avenue. Galaxie Avenue is a B-Minor Arterial and requires a 50 foot setback. The applicant has located the building closer to Galaxie Avenue in order to make the building more pedestrian oriented, as staff requested. The building meets all other setbacks. The site plan shows a 12,900 sq. ft. one-story pharmacy with adrive-thru window for pharmacy pick-up. The main entrance to the building is located on the southeast corner. The pharmacy use requires 73 parking spaces and 67 are shown on the plan. The drive-thru window and drive-thru lane are located on the north side of the building. The drive-thru lane could accommodate 1-2 cars for stacking. If the lane has more than 2 cazs, the traffic could start to back up to Galaxie Avenue. Staff is recommending that the drive-thru lane be reoriented to another side of the building to reduce traffic conflicts. Access to the site is from both Galaxie Avenue and 151x` Street West. The driveways are in the same locations as those that currently exist on the site. The City's Traffic Engineer reviewed the plan and has significant issues with the proposal. Because the use of the land is changing from a relatively low-traffic generating auto dealership to ahigh-traffic generating retail business, the southern most driveway should be completely removed. This is a significant site plan change. In addition, the Traffic Engineer states the fuming movements from vehicles entering and exiting the drive-thru lane will cross into the path of other traffic entering and leaving the site. The drive-thru will encourage drivers to make a U-turn out onto Galaxie Avenue which is not desirable. The City Engineer has reviewed the plan and has significant concerns about the depth of the infiltration area. The 8'-deep infiltration area should be reduced. This will mean that additional infiltration areas will need to be constructed elsewhere on the site. The north end of the property could be used for stormwater infiltration. The Natural Resources Coordinator has reviewed the plan and states that the plan must be more specific relative to the location of individual species. More detail needs to be submitted before the Coordinator can adequately comment on the plan. The site shows raised planters on the south and west sides of the building, which helps make the site more pedestrian friendly. The planting shown on the east side of the building may need to be redesigned because there may not be enough space between the City sidewalk and the building face for the shrubs. A pedestrian plaza is also shown on the northeast corner of the site. The plaza shows benches, decorative paving, and an area for art that enhances the corner of Galaxie Avenue and County Road 42. 3 Dykes reported that the renderings submitted with an earlier sketch plan review indicated that the building would be constructed of yellow EFIS and red brick. The new elevations do not indicate the types of materials used. Windows are located on all sides of the building. Staff is recommending that at least one additional face material, such as stone, be used on the four sides of the building to create more interest. A comer tower feature located on the southwest corner of the building is 30 feet tall, with the remainder of the building 23 feet tall. Vice Chair Churchill asked if the main and only entrance is on the southwest corner of the site. Dykes stated that yes, this is the only entrance to the store. Churchill would like staff to do a comparison of the proposed pharmacy drive-thru to the drive-thru at Snyder's and Walgreens. Vice Chair Churchill asked if there were any future plans for the remaining part of the site. Dykes stated that there are none that she is aware of. Vice Chair Churchill stated that she is concerned that if parking is already 6 spaces short, what impact would that have on the development of the remaining lot. Commissioner Helgeson stated that he would like to see the original sketch plan when the building was not pushed close to Galaxie Avenue. He feels that it is not necessary that the building be pushed closer to Galaxie Avenue. Dykes stated that it was staff's idea to push the building closer to Galaxie as part of redevelopment principles that coincide with the Central Village Plan. In regards to the zoning amendment, Commissioner Melander would like to see a list of "GB" (General Business) permitted uses. Commissioner Blundetto stated that if the building was flip-flopped, orienting the entrance towards Galaxie Avenue and County Road 42, the traffic issues in regards to stacking for the drive-thru would work better. Commissioner Helgeson concurs. Commissioner Diekmann would like staff to find out the maximum building size on the remaining lot and the building to parking ratio. Commissioner Schindler stated that he is also not opposed to the building being pushed back farther away from Galaxie Avenue. Jim Lavelle, representing the applicant, stated that he has attempted to incorporate the comments and suggestions made by the Commission during the sketch plan review into the plan presented tonight. Vice Chair Churchill stated that at the previous sketch plan the Commission's thinking was to use some of the Central Village standards but after taking another look at traffic, etc., the Commission feels that those guidelines and standards might not be appropriate for this proposal. Commissioner Melander stated that before amending the zoning, he would like to have an idea of what the building on the reminding lot would be. Lavelle stated that he would put together a concept for future use of the real estate. 4 In regards to the comments and concerns about the pharmacy drive-thru, Lavelle stated that he would put some numbers on drive-thru pharmacy sales. Vice Chair Churchill asked if anyone from the public would like to speak, and if so, they may to so at this time. No comments were received from the public. Vice Chair Churchill closed the public hearing with the standazd comments. Lavelle stated that he is looking forward to submitting revised plans with the comments and suggestions brought forth at tonight's meeting. It is the policy of the Planning Commission not to act on an item the same night as its public hearing. 6. LAND USE/ACTION ITEMS None. 7. OTHER BUSINESS A. Chairperson Vacancy Acting Community Development Director Tom Lovelace stated that due to Karen Edgeton's recent resignation from the Planning Commission, the Chair position is now vacant. Lovelace stated that the Commission can elect a new Chair tonight, elect a new Chair at the next meeting when all members aze present, or wait and elect officers at the annual meeting in March. Lovelace also added that at the annual meeting in March, Commissioners Helgeson and Melander are up for re- appointment. The consensus of the Commission was to elect a Chair at tonight's meeting. Commissioner Helgeson asked if an officer is elected tonight that already holds a position, would the Commission vote on the other position. Lovelace responded that yes, if an existing officer takes another position, the other position would be voted on tonight also. Vice Chair Churchill opened the floor for nominations for a Chair MOTION: Commissioner Helgeson moved, seconded by Schindler, to nominate Tom Melander as Chair of the Planning Cormission. MOTION: Commissioner Schindler moved, seconded by Helgeson, to nominate Jeannine Churchill as Chair of the Planning Commission. Nominations ceased. Members of the Commission were given ballots to vote for Tom Melander or Jeannine Churchill as Chair of the Planning Commission. With a vote of 4-2, Commissioner Tom Melander was elected as Chair. Due to Commissioner Melander's new position as Chair, the Secretary position was now open. Chair Melander opened the floor for nominations for a Secretary. MOTION: Commissioner Churchill moved, seconded by Diekmann, to nominate David Schindler as Secretary of the Planning Commission. Nominations ceased. David Schindler was nominated by unanimous voice vote as the Secretary of the Planning Commission. B. Meeting with Tradition Development Acting Community Development Director Tom Lovelace reported that Tradition Development would like to schedule a work session with the Planning Commission to discuss plans for the future commercial part of the Cobblestone Lake development. MOTION: Commissioner Schindler moved, seconded by Helgeson, to meet with Tradition Development on Wednesday, March 8, to discuss commercial plans for the Cobblestone Lake Development. The motion carved 6-0. 8. ADJOURNMENT MOTION: Commissioner Churchill moved, seconded by Helgeson, to adjourn the meeting at 7:51 p.m.