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HomeMy WebLinkAbout05/17/2006CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES MAY 17, 2006 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to Order by Chair Tom Melander at 7:00 p.m. Members Present: Tom Melander, Keith Diekmann, Jeannine Churchill, Thomas Helgeson, and David Schindler Members Absent: Frank Blundetto and Tim Burke Staff Present: Acting Community Development Director Tom Lovelace, City Attorney Sharon Hills, Associate City Planner Kathy Bodmer, Associate City Planner Margaret Dykes, and City Engineer Colin Manson 2. APPROVAL OF AGENDA Chair Melander asked if there were any changes to the Agenda. There being none, he called for approval of the Agenda. MOTION: Commissioner Churchill moved, seconded by Helgeson, to approve the Agenda. The motion carried 5-0. 3. APPROVAL OF MINUTES OF MAY 3, 2006 Chair Melander asked if there were any changes to the minutes. There being none, he called for approval of the Minutes. MOTION: Commissioner Diekmann moved, seconded by Churchill, to approve the minutes of the May 3, 2006, meeting. The motion carried 5-0. 4. CONSENT ITEMS A. Schroeder Covered Stoop Variance - Consider a Five Foot (5') Front Yard Variance to Construct a 5' X 14' Roof Over Front Stoop MOTION: Commissioner Churchill moved, seconded by Schindler, to approve the consent Agenda. The motion carried 5-0. 5. PUBLIC HEARINGS A. L.A. Fitness -Consider Proposed Rezoning, Replat, and Site Plan/Building Permit Authorization to Allow for Construction of a 45,000 sq. ft. Health and Fitness Facility on a 5.1 Acre Lot Chair Melander opened the public hearing with the standard comments. Assistant Community Development Director Tom Lovelace presented the request from Continental Properties and L.A. Fitness for a rezoning from "PD-541/zone 1" (Planned Development) to "PD-244/zone 2", preliminary plat to combine two existing lots into one lot of record, and site plan building permit authorization to allow for construction of a 45,050 sq. ft. health and fitness club with a 310-space surface parking lot. Lovelace reported that the site is currently zoned "PD-541/zone 1", which is a zoning district that provides for a mix of motor vehicle service, repair, and sales uses. Health or athletic facilities are not a permitted use within "PD-541" so a rezoning would be required. The applicant is requesting that the property be rezoned to "PD-244/zone 2" which is the zoning district for the property fiirther to the west at Cedar Avenue and County Road 42. "PD-244" provides for a mix of shopping center, freestanding retail, and limited business uses, including health or athletic clubs and facilities. Lovelace reported that the site is currently platted as two separate lots. Drainage and utility easements are along the perimeter of each of the existing lots. The proposed project would require the petitioner to combine the lots into one 5.1 acre lot of record. Consolidation of the two lots will not remove the existing drainage and utility easements. It will be necessary to vacate the easements within the two lots and reestablish easements along the inside perimeter of the lot lines, as indicated on the preliminary plat. The site plan shows the construction of a 45,050 sq. ft. health club located in the far southeast corner of the site. The first floor has an area of 42,050 sq. ft. and the second floor has an area of 3,000 sq. ft. The applicant indicates that the facility will have an indoor pool, spa, basketball court, racquetball courts, free-weight area, locker rooms, and an exercise machine area. The site plan shows an existing full access to the north from 151st Street West, a proposed full access to the south from 152°d Street West, and aright-in, right-out access from Galaxie Avenue. The plan indicates 310 parking spaces, which meets the requirement for the building and use. The parking area will be screened to the north, south, and east by landscape berms and trees. Lovelace stated that the site is relatively flat and was recently used as a car sales lot; therefore, minimal grading will be required to prepare the site for the proposed health club and parking lot. The City Engineer has identified several issues with infiltration, grading, and utilities that will need to be addressed prior to staff making a recommendation. The applicant has indicated that they will continue to work with the City Engineer to address these issues. The elevations indicate that the building will be comprised of brick masonry, plaster/stucco and glass. The north elevation is composed mostly of brick with a perforated metal rotunda over the main entrance. The east, south and west elevations are comprised of a mix of building materials, and have brick arcade features on each end of the building containing sports art graphic panels. Staff would like the applicant to give more detail on the sports art graphic panels to ensure that they will not be used for signage purposes. The south and east elevations also have a brick arcade in the center containing spandrel glass. Staff is also requesting that the applicant enhance the west elevation with the addition of brick and spandrel glass similar to the south and east elevations. The applicant indicated that only one main entrance to the building is appropriate given the internal layout and security issues. The Natural Resources Coordinator reviewed the landscape plan and made several recommendations. One of his recommendations was that the infiltration areas be seeded with native grass species. The Commission is concerned that the grass will look unkempt and out of place. City code requires that the value of the landscaping materials be 2.5% of the estimated building construction cost based on Means construction data. The applicant must submit a detailed planting price list to verify that this requirement is met. The City's Fire Marshal reviewed the proposed plans and recommended that the existing onsite fire hydrant be relocated to the front of the building. In addition, two fire hydrants should be added along the south side of the building. Lovelace reported that there is a pedestrian connection from the main entrance to the sidewalk along Galaxie Avenue. There are also pedestrian connections from the main entrance through the parking lot to the sidewalks along the north and south of the site. Building signage and a pylon sign will require submission of a signage plan that conforms to the City's sign regulations and any zoning district regulations.. Commissioner Churchill suggested that the building be oriented so that the front faces Galaxie Avenue. Churchill asked staff if this could be done. Lovelace stated that there could be a conflict with the infiltration basin. Commissioner Diekmann asked if there has been any consideration of an underground infiltration system. City Engineer Colin Manson stated that the applicant is proposing underground infiltration and will provide more details at the next meeting. In regard to the building orientation, Diekmann stated that he prefers it the way it is proposed on the plan. Commissioner Melander asked if the artistic panels fit into the present sign code. Lovelace stated that the panels are an architectural feature and not signage. Staff will ensure that it stays that way in the future. Commissioner Helgeson asked if the applicant would consider benches along Galaxie Avenue to tie into the idea that the area is pedestrian friendly. Lovelace stated that staff might be able to negotiate this with the applicant. Eric Toll and Gary Cole, representing the applicant, addressed the Commission. Toll stated that he would like to see the building remain oriented as presented on the plans. He also feels that the west elevation does not need to be dressed up anymore. Lovelace reminded the applicant that the City code requires all four sides of a building to be equally attractive in this zoning district. The Commission suggested perhaps the west elevation could be somewhat similar to the east elevation. Commissioner Diekmann stated that he was concerned about traffic during peak hours as it relates to the capacity of the building. Lovelace stated that staff could have the City's traffic consultant review traffic. Toll stated that he would provide peak hours of use of the building to staff to help with the traffic review. Chair Melander asked if anyone from the public would like to address the Commission, and if so, they may do so at this time. James Madsen, a tenant across the street from the proposed site, stated that his office is directly across the street from the building. He is concerned about traffic along Galaxie as it is a main corridor. He suggested having cars turn off of Galaxie first and then enter the facility from 1515` or 152"a Street W. Lovelace stated that staff will review traffic and report back to the Commission. Commissioner Melander asked if a traffic light was possible at the intersection of 151st or 152"a and Galaxie. City Engineer Colin Manson indicated that the State has warrants outlined for intersections. These warrants include accidents, tum movements, etc. The intersection would have to meet the State warrants in order to get a traffic light. Tom Roether, owner of a building across the street from the proposed site, stated that he is also concerned about traffic. Lovelace stated that staff will review traffic. Chair Melander closed the public hearing with the standard comments. Lovelace stated that staff and the applicant will continue working on the issues brought forth tonight. B. Grand Slam -Consider Planned Development Zoning Amendments, Minor Subdivision, Conditional Use Permit, and Site P1anBuilding Permit Authorization to Allow for Construction of a 31,860 sq. ft. Commercial Recreation Building on a 2.44-Acre Lot Chair Melander stated the public hearing remains opened from the May 3, 2006, Planning Commission Meeting. Acting Community Development Director Tom Lovelace reported that the applicant wishes to continue the public hearing to the June 7, 2006, Planning Commission meeting. MOTION: Commissioner Churchill moved, seconded by Schindler, to continue the public hearing Agenda Item SB, Grand Slam, until the June 7, 2006, meeting, as requested by the applicant. The motion carved 5-0. 6. LAND USE/ACTION ITEMS A. Barton Building Revision -Consideration of Revised Site Plan/Building Permit Authorization for an Approximately 16,000 sq. ft. One-story Building Associate City Planner Margaret Dykes presented the request from JAM Business Properties for revised site plan building permit authorization for an approximately 16,000 sq. ft. office/warehouse building. Dykes reported that on July 28, 2005, the City approved site plan building permit authorization for an approximately 16,000 sq. ft. "L" shaped office-warehouse building. The building was proposed to be 26 feet tall to allow for a second floor. The building was to be constructed of brick veneer, and rockface and smoothface concrete block, with windows located on all four sides to break up the wall massing. Dykes stated that the applicant is now requesting site plan building permit authorization for a revised building plan. The revised plan now shows an approximately 15,800 sq. ft. one-story rectangular building, which is 10 feet wider than the previously approved building. The revised plan shows 86 parking spaces - 70 for tenants of the building and 16 for outdoor storage of vehicles. Staff estimates the site will require 70-79 parking spaces. The drive aisle is sufficient for two-way traffic. Dykes stated that in 2005, the City approved a conditional use permit for outdoor storage of vehicles. The outdoor storage area will be screened with alow- maintenance fence. The applicant should submit samples of the fencing materials as part of the building permit application so that the City can confirm that they comply with applicable ordinances. A ponding area is indicated on the southeast end of the property. The site must infiltrate the first 1/z inch of a rainfall event. The applicant must submit calculations through the City's NRNll' application so that the City can verify whether the pond is sized correctly. The revised plan indicates a trash enclosure on the east end of the site. The plan does not indicate the materials of the trash enclosure. The trash enclosure must be composed of the same materials as the primary structure. Any exterior mechanical units must be screened from view with either a fence or vegetation that provides a permanent opaque screen and any rooftop mechanicals must be screened from view with either a parapet or a fence. The revised elevations indicate that the building will be constructed of precast concrete panels with brick veneer accents. The revised elevations are significantly different from the elevations that were previously approved. The plans indicate that some of the materials will be painted. This is a violation of City Code. A variance would be necessary to install materials that require painting. Dykes stated that staff's opinion is that there would be no hardship to grant such a variance. Other than the use of painted materials, the elevations comply with the requirements of City code. The revised utility plan still shows utility connections crossing adjacent properties. The plan must be revised so that all utility connections do not cross any adjacent properties. The City Engineer has made several comments that must be addressed by the applicant and shown in the plans submitted for building permit authorization. Commissioner Helgeson commented that the back of the building is plain. He recommended making the back of the building equally attractive as the other sides. Commissioner Diekmann concurred. Diekmann added that all four sides should be attractive, particularly since we don't know what will be built around it in the future. Helgeson suggested varying the material around the overhead doors to break up the massing, perhaps some kind ofborder. James Madsen, the applicant, stated that in regard to the utility issues, the sewer line terminates on their property. Madsen expects to have ponding calculations available for staff within the week and the value of the landscape materials will meet or exceed the 1.5% value of the construction of the building. Madsen stated that in regard to making the back of the building equally attractive, he wanted to point out that the building is designed to be an office/warehouse and he is trying to be versatile for future tenants. With the overhead doors, he does not see how he can dress up the back more than what is shown on the plan. Commissioner Churchill suggested perhaps contrasting the overhead doors or creating some kirnd of landscaping to soften the materials. Commissioner Diekmann asked how the applicant arrived at his parking calculations without knowing the future tenants. Dykes responded that staff took a ratio of office/warehouse parking requirements. Commissioner Diekmann asked how any vehicle larger than a small truck can get into the loading dock since it is only 25 feet away from the rear lot line. Madsen stated that the dock will be used for ground-level loading and unloading only and that there will be no recessed loading docks. City Attorney Sharon Hills stated that legal staff has concerns about the sewer connection shown over the adjacent property. The property owner is responsible for the service line and the eastern property owner would be responsible for this site's sewer connection if and when it is serviced. She is not concerned about the easement, but the consequences of the easement. Madsen stated that if it becomes a problem in the future, the applicant would bear the responsibility. Commissioner Diekmann stated that he would like staff to come up with the legal language so that the sewer line would not need to be relocated. Dykes stated that staff is recommending approval of the proposal with the conditions listed in the staff report. MOTION: Commissioner Churchill moved, seconded by Diekmann, to recommend approval of site plan building permit authorization for an approximately 16,000 sq. ft. building to be used for general office and warehouse uses as shown on the plans dated April 25, 2006, subject to conformance with all applicable City codes and standards, and the following conditions: • No grading shall commence until the applicant has obtained a Natural Resources Management Permit. The applicant shall submit infiltration and capacity calculations to ensure the first''/Z inch of a rainfall event will infiltrate on the subject site. • Submission of a nursery bid list that confums the landscape materials meet or exceed 1.5% of the value of the constmction of the building based on Means constmction Data. • All rooftop and/or exterior mechanicals shall be adequately screened to comply with City Code. • All accessory buildings shall be composed of the same or similar building materials as the primary structure. • The applicant shall submit executed easements to be reviewed and approved by City staff allowing sanitary sewer connections to cross Lot 2, Block 1, Northstar Industrial Park Addition. Such easements shall address future responsibility and liability of maintenance of the sewer connection. Proof of recording of the easement with the property deed shall be submitted prior to approval of the building permit. • A sample of the fencing material screening the outdoor storage area shall be submitted with the building permit application. • All masonry building materials shall be integrally colored and shall not be painted. Colors of all materials and method of application/pigmentation must be clearly marked on the plans submitted for building permit authorization. The east elevations shall be modified so that all overhead and service doors shall be the same color as the contrasting materials on the elevations. The motion carried 5-0. 7. OTHER BUSINESS A. Magellan and McNamara Sketch Plan -Review of a Proposed Rezoning and Subdivision of the Magellan and McNamara Properties for Single Family and Townhouse Development Associate City Planner Kathy Bodmer presented a sketch plan review from Ryland Homes for a proposed development of the northern Magellan and McNamara properties. The applicant is proposing to develop the Northern Magellan parcel for 84 single family units and the McNamara parcel for 80 townhome units. Bodmer reported that the McNamara property is a 10.4-acre parcel located immediately south of the City's Central Maintenance Facility (CMF). The property is currently guided LD-Low Density residential development and is zoned SG (Sand & Gravel). Currently there is no mining occurring on the site. The site is being used for truck storage. The sketch plan shows the construction of 80 townhome units, resulting in a density of 7.7 acres per acre. Portions of Flagstaff Avenue and Footbridge Way would be constructed as a result of the project. The balance of the streets in the development will be private. The townhome products are fairly traditional garage-forward townhomes similar to the Orchard Point townhome development located along 153T` Street between Foliage and Flagstaff Avenues. Bodmer reported that the 27.2-acre Magellan property is guided for MIX (Mixed Use with industrial, commercial, medium density and high density uses appropriate). The property is currently zoned I-2 (General Industrial). The sketch plan shows the constmction of 84 single family homes, resulting in a density of 3.1 units/acre. The proposed lots would be 60' X 120' (7,200 sq. ft.). The minimum lot area in the R-3 district is 11,000 sq. ft. The plan shows 28' wide private streets which would allow pazking on one side only. The development would result in the installation of Flagstaff Avenue and 147' Street West. The applicant would have to request a comprehensive plan amendment to include Low Density Residential at 0-6 units/acre, rezoning to planned development and preliminary plat. Bodmer stated that approximately 2% of the City's land area is currently used for industrial purposes. Staff surveyed neighboring communities and found that they have an average of between 4.7 to 5% of industrial land. Bodmer reported that the applicant is not requesting any official action on this proposal but is seeking feedback regarding the proposal. Commissioner Helgeson stated that the proximity to the park and school make the proposal a good fit for the land. He also likes the fact that the homes aze moderately priced. Recent data reports the average single family homes are around $600,000. However, he is concerned about giving up more industrial use land when there is so little of it available in the City. Commissioner Diekmann stated that the townhome project could be a viable use for the land, however, he is not in favor of the single family proposal. He is also concerned about the elimination of more industrial use land. Diekmann asked if the pipeline would have to be lowered for the proposal. Bodmer responded that the pipeline would need to be lowered. The applicant would have to work out the details with the current land owner. Brian Sullivan, representing the applicant, gave an overview of the proposal. He stated that the project would provide homes for people who want to purchase an entry level home and for people who want to downsize. The homes are moderately priced. The homes will have 3-stall gazages but will appear as a 2-stall gazage. The homes would be in close proximity to local schools and parks. A buffer would be added between the homes and the existing tank farm. There would be two access points to the area. The lots would be 60 feet wide with 15 feet between lots. The corner lots would have garages located on the back of the home. Commissioner Schindler stated that one of the benefits of the projects would be that 147a' Street West would be extended to Johnny Cake Ridge Road. Commissioner Churchill stated that she would have a tough time giving up more industrial use land. She stated that the City needs more head of household jobs and that rezoning industrial land does not get us there. Commissioner Helgeson added that there is a domino effect if we let go of more industrial land. Commissioner Melander doesn't think that the City needs more residential housing. While he likes the product proposed, he is not in favor of rezoning the site. 8. ADJOURNMENT MOTION: Commissioner Helgeson moved, seconded by Churchill to adjourn the meeting at 7:32 p.m.