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HomeMy WebLinkAbout03/19/2008CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES March 19, 2008 Before the start of the Planning Commission meeting, Pam Gackstetter, City Clerk, swore in the newly appointed Commissioners, Keith Diekmann, David Schindler and Chair, Jeannine Churchill. 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order by Chair Jeannine Churchill at 7:00 p.m. Members Present: Jeannine Churchill; Tom Melander, Tim Burke, Keith Diekmann, David Schindler, Frank Blundetto and Thomas Helgeson Members Absent: None Staff Present: Community Development Director Bruce Nordquist, City Planner Tom Lovelace, City Attorney Sharon Hills, Assistant City Engineer David Bennett and Deparhnent Assistant Barbara Wolff 2. APPROVAL OF AGENDA Chair Churchill asked if there were any changes to the agenda. There being none, she called for approval of the agenda. MOTION: Commissioner Helgeson moved, seconded by Commissioner Burke to approve the agenda. -The motion carried 7-0. 3. APPROVAL OF MINUTES OF MARCH 5, 2008 Chair Churchill asked if there were any changes to the minutes. There being none, she called for approval of the minutes. MOTION: Commissioner Melander moved, seconded by Commissioner Helgeson, to recommend approval of the minutes of the March 5, 2008, meeting. The motion carried 7-0. 4. 2030 COMPREHENSIVE PLAN UPDATE/ACTIONS Community Development Director Bruce Nordquist stated the City's objective is to have a completed draft of the Comp Plan by the end of June to forward to the Metropolitan Council and other jurisdictions adjacent to us. Resources available to the public to ask questions and review infprmatipn On the ('mm~rah PnSlVe Pla^. 2re aS fOiiC:T/S: .t,..,...,.. 1) The Home and Garden Expo -Saturday, April 5"' from 9 a.m. to 3 p.m. at the Comprehensive Plan Booth at the Western Service Government Center. S:\planning\PLANCOMM\2008 agenda & minuees\031908m.doc 2) A Community Workshop focusing on the Land Use Plan -Wednesday, April 9`h from 7-9 p.m. at the Municipal Center. 5. CONSENT ITEM --NONE-- 6. PUBLIC HEARING A. Centennial Homes Memory Care Addition -Consider conditional use permit amendment and site plan/building permit authorization to allow for construction of a 13,373 sq. ft. 20-unit memory care building to a 35,258 sq. ft. assisted living facility. City Planner Tom Lovelace stated that the applicant is requesting a conditional use permit amendment and site plan review/buildingperrnit authorization approval to allow for construction. of a 20-unit memory care addition to their existing 60-unit assisted living facility, located at 14615-25 Pennock Avenue. The building will be tucked into the southwest corner of an existing 3.95-acre lot. The current facility is located in "PD-341/zone 5" (Planned Development) which allows for nursing homes, rest homes, retirement homes, or hospitals for human care, day care centers and private schools as conditional uses. Therefore, an amendment to the existing conditional use permit would be required as part of any approval of this expansion. The proposed use is consistent with the existing use on the site and conditions of the approved conditional use permit. The petitioner is proposing to reconfigure a portion of the parking lot, which will remove 7 existing spaces and add 12 parking spaces for a total of 41 spaces to serve 80 existing assisted living/proposed memory care units. Required parking for this type of operation is one space for each four beds plus one space for each two employees and one space for each staff doctor. The petitioner has indicated that the current/proposed use will have a demand for a minimum of 37 parking spaces. Therefore, parking should be adequate for the existing and proposed uses on the site: A fenced courtyard is shown on the west side of the building approximately 40 feet from the west property line. The petitioner has not indicated what kind offence will be constructed around the perimeter of the court yard. A 6-foot wide sidewallc is located in front of the two existing buildings that is connected to the sidewalk along the west side of Pennock Avenue. The petitioner is indicating a 4-foot wide sidewallc in front of the memory care addition, but is not proposing it to connect with the existing sidewallc. The proposed sidewalk should be a minimum of 6 feet wide and should be extended to the east and connect with the existing sidewalk on the site. The tnefifinner 1S p.TGposLnb t0 ^ylant a rOW Of B1aCk Hrlls S^yraCe aiviig u11e WCSi Sidevf the prvpei y tG provide a visual screen from the single family homes to the west. To provide inunediate screening of the existing facility and proposed addition from the single family homes to the west, the row of Black Hills spruce along the west property line should be planted in the spring of this year, irrespective of the timing of construction of the proposed addition. S:\planningV'LANCOMM\2008 agenda & minutes\031908m.doc The submitted elevation drawings indicate the use of face brick and vinyl lap siding for the exterior finish, similar to the existing buildings. The City's traffic consultant has reviewed the site plan and has expressed his concern about the ability to access the new facility with emergency vehicles. The turnaround area. in front of the building does not provide for emergency vehicles to enter and leave without having to backup and/or additional maneuvering. The landscaped island in front of the new building should be shortened at the southwest to accommodate an unrestricted access to and from the site by emergency vehicles. Lovelace asked the Commission if they had any questions. Commissioner Helgeson asked if there could be a requirement as to the maturity or height of the spruce trees at the time of planting and also how high is the berm? Lovelace stated that he would need to speak with the Natural Resources Coordinator, although they could be up to 6 feet in height. The trees can be transplanted, although once you get trees greater than that height, it becomes more difficult to plant and the survival rate decreases. The berm is 3-4 feet high. If the trees were planted on the berm, that would add additional height. Commissioner Helgeson inquired as to the fence type for the courtyard. Lovelace stated that there is a fence around the courtyard in the back, although the petitioner has not identified the type of fencing. A proposal with the type. of fencing would be brought back at the next meeting. Commissioner Blundetto asked why the Staff wants the trees planted so soon. Lovelace stated that the neighbors have always expressed concern that the developer did not finish the original landscaping for the first two buildings. City Staff spoke with the representative of Ecumen and he stated that they would get the landscaping in as soon as possible. The City wants to hold Ecumen to that statement. Commissioner Diekmann stated that on top of the berm seems the best area for height. What is the Natural Resource Coordinator's concern about planting on top of the berm? Lovelace stated the concern was being able to gain access, in the future to existing storm sewer lines, if the City needed to do digging for any kind of repair or replacement to the drainage system. Commissioner Diekmann stated that that's an "if statement", while the neighbors concern is a "definite statement" concern. The developer should try to work with the neighbors and give them the screening on top of the berm if at all possible. L ovelace scared char the last resort would be planting Lhe trees on the 'g'~'~ -~~ a iiei uvCIS' prvpei ~leS aiiu holding them to that responsibility. Talking with the Natural Resources Coordinator, the black spruces should be able to be planted to the south, but to the north it becomes tighter for plantings. It becomes a challenge for the developer to achieve the screening element and avoid the underground lines. S:\planning\PLANCOMM\2008 agenda & minutes\031908m.doc Chair Churchill asked if the developer would like to add anything. Steve Ordahl, Senior Vice President for business development at Ecumen, anon-profit company, stepped forward to address the Planning Commission. Ecumen has been in the senior housing business for a long time and was not the original developer, but purchased the two existing buildings in 2005. Ecumen was approached several months after the purchase in regards to the landscaping and wants to abide by the landscaping requirements of the city for the new memory care building. Ecumen does have a detailed landscaping plan which has been forwarded to the City Natural Resources Coordinator. The city has a growing need for memory care and the two existing buildings are full with a waiting list. The demand is more than sufficient for the twenty units Ecumen will build, but that is all this site will accommodate. Commissioner Helgeson asked when they would start construction. Ordahl stated this summer; taking several steps along the way, one of which would be securing funding sources. They would like to get into the ground as soon as possible, market conditions permitting. Commissioner Helgeson said it's a decent plan, looks nice and fits in well with the two existing buildings. The homeowner's would be appreciative of efforts by the developer to provide adequate screening. Ordahl stated they will have an open house with the neighbors on April lst. Ecumen wants to show the neighbors what they have in mind and think they will be happy. Commissioner Blundetto said it's a good project and is happy to see Ecumen in the City of Apple Valley. He is in support of this. Chair Churchill commented that with the need to provide access for maintenance of the drainage area, is there a possibility of a decorative fence and/or shrubbery on top of the berm? Lovelace responded that as long as the developer is willing to do that, it's a possibility. Ordahl added that Ecumen will do what the neighbors and City want in order to be good neighbors. Chair Churchill stated that if tall black spruce trees are planted and the City needs to gain access for maintenance with heavy equipment and in the process cuts down trees, the neighbors are not going to be happy with that. Commissioner Melander stated that this. is a nice looking development and it's a needed addition. Chair Churchill also agrees with Commissioner Melander's comments and the City needs it. Ordahl said that they are sincere in their desire to do a fine job. There is some discussion in regards as to whether the Planning Commission should act on the item this evening or wait until the April 2na Planning Commission meeting. S:\planning\PLANCOMM\2008 agenda & minutes\031908m.doc Nordquist stated that the neighborhood meeting is on April 1St. The Planning Commission meets on Apri12"d. This would allow the City to act quickly on this item after the neighborhood meeting. Also, the extra time would allow the developer to explore different materials for the fencing. Commissioner Blundetto asked if the City is going to have representation at the neighborhood meeting? Lovelace stated that generally no, the City does not attend neighborhood meetings. Chair Churchill asked the developer if they were expecting action this evening or if they would like action taken. Ordahl stated that they had anticipated opening the hearing this evening, meeting with the neighbors on April 1St and then getting approval on Apri12"d at the next Planning Commission meeting. Chair Churchill took a vote of the Commissioners and the majority stated they would like to wait. Chair Churchill hearing no further comments closed the public hearing and this item will appear again on the Planning Commission agenda of April2nd as an action item. LAND USE/ACTION ITEMS --NONE-- 8. OTHER BUSINESS A. Review of upcoming Schedule and other Updates No comments. 9. ADJOURNMENT Hearing no further comments from the Planning Staff or Planning Commission, Chair Churchill asked for a motion to adjourn. MOTION: Commissioner Blundetto moved, seconded by Commissioner Diekmann, to adjourn the meeting at 7:33 p.m. The motion carried 7-0. S:\planning\PLANCOMM\2008 agenda & minutes\031908m.doc