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HomeMy WebLinkAbout02/02/1994 CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES February 2, 1994 1. CALL TO ORDER The City of Apple Valley Planning Commission Meeting was called to order at 7:00 p.m by Chairman Alan Felkner in the Council Chambers of the Apple Valley City Hall. Members Present: Chairman Alan Felkner, Marcia Gowling, Jeannine Churchill, Len Miller, Karen Edgeton, Frank Blundetto Staff Present: John Gretz, Keith Gordon, Mike Dougherty, Scott Hickok, and Richard Kelley. Others Present: See the sign -in sheet. 2. APPROVAL OF AGENDA The agenda was approved as submitted. MOTION: Marcia Gowling moved, seconded by Frank Blundetto. 3. APPROVAL OF JANUARY 19, 1994, MINUTES Marcia Gowling asked for clarification on page 3 of the minutes, "previous development did have a very good circulation pattern". Staff clarified and agreed to look at the minutes of January 19 and make any necessary modifications. MOTION: Gowling moved, seconded by Karen Edgeton, to approve the minutes. Jeannine Churchill and Frank Blundetto abstained. 4. CONSENT ITEMS - None - 5. PUBLIC HEARINGS A. Conditional Use Permit and Site Plan Building Permit Approval for Auto Service Center, Southeast Corner of Pennock Avenue and 149th Street City Planner Rick Kelley introduced this item and discussed the background of the entire development, including Taco Bell, Bruegger's, Proex, and now the proposal for Tires Planning Commission Minutes February 2, 1994 Page 2 Plus. Kelley stated that the primary business for Tires Plus is auto related. In the code for retail business, automobile service bays are permitted only for accessory use and not when they represent the primary business of installation, such as necessary for a Tires Plus facility. A proposed amendment to the conditional use permit requirements had previously been recommended by the Planning Commission, but had not been acted on by the City Council. This amendment to the CUP requirements would allow auto services such as Tires Plus with the condition that the bay doors be limited to 2, and the building be designed to be consistent with the downtown design guidelines. As proposed, Kelley stated that this building meets the downtown design guidelines, which emphasize street presence and orientation to promote a pedestrian friendly atmosphere. Discussions early on in the redevelopment of the former Apple Ford site centered around the number of fast food uses. The point was made that with a use such as Tires Plus, the parking demands would be quite different and the uses would compliment one another. Kelley went on to explain the site plan orientation of the building, ground plantings and overstory plantings, and the fact that the building is faced with brick on all four sides. Kelley pointed out that on some building faces where there were not actual windows, blockout panels were designed to mimic windows and present more of a finished appearance. Chairman Alan Felkner asked the Commission if there were questions for Mr. Kelley. Chairman Felkner also asked if Kelley could provide a map of the downtown, showing the service center locations that currently exist. Mike Dimond of Cardinal Development introduced himself, as did Don Gullick and Ron Fiscus, owners and representatives of Tires Plus. Dimond stated that Tires Plus was founded in 1976 and currently there are 55 stores throughout the region. Dimond clarified that this is not a general service facility. Their emphasis is on tires and wheels, and their showroom is designed to be an upscale service facility which provides a comfortable setting for parents who may be bringing in their children. Dimond stated that Tires Plus prides itself on having a 58 minute turnaround time so that customers can come in and wait for their cars to be completed. Dimond stated that because of this, the fear of having cars dropped off and left for extended periods of time is not great. The problem is generally eliminated by having a quick turnaround and a facility where a customer can wait for his vehicle as it's being serviced. Dimond stated that there is a Tires Plus facility in Richfield that has this new image inside bay, which he called a showcase facility. Ron Fiscus stated that Tires Plus has been trying to find a place in Apple Valley for quite some time. He indicated that it was mentioned in the Staff report that Tires Plus may be a neat fit with fast food facilities that surround it. He stated that Tires Plus is quite interested in that captive group of potential customers, and he felt that the businesses would work very well together. Fiscus continued by stating that they were very careful in designing the building so that it would work well in the downtown area. Not only was the building Planning Commission Minutes February 2, 1994 Page 3 designed to work well with the immediate surrounding buildings, but also the clock tower theme of the center behind the location was captured with a small detail on the building. Fiscus stated that there would be no outdoor storage of product, or tires from inside to be brought outside. He stated that delivery would be done inside the building; there would not be an extended period of time with outside deliveries awaiting transfer inside. Fiscus concluded by stating that this was designed to be very sensitive to the downtown, and the operation of the facility would take that sensitivity into consideration as well. Fiscus pointed out that in the approval of the conditional use permit, numbers 4 and 6 center around the service bays as accessory uses for installation of auto accessories in conjunction with an appliance store or auto accessory store, provided there are no more than two bays, which shall be screened and oriented as required by the City Council. Fiscus used elevations to illustrate their sensitivity to this condition. Fiscus continued by stating that in paragraph 6, motor fuel stations and minor auto repair facilities are permitted through the conditional use process provided that the automobile repair is minor and is limited to the replacement of any part, or repair of any part which does not require removal of the engine head or pan, engine transmission or differential, incidental body or fender work, minor painting and upholstering service as this applies to passengers vehicles and trucks not in excess of 7,000 lbs. gross weight. Again, Fiscus stated that this facility was designed with that condition in mind, and that their service falls in line with what we are looking for in this zoning district. Fiscus concluded by stating that they would have no greasy dumpsters outside of the facility, and understands that the City would want to retain additional control from noise, visual impacts and traffic impacts. Fiscus echoed his earlier statements that they want to be in keeping with the surrounding uses and sensitive to the downtown. Sheila Hisdahl, 815 Fireside Drive, asked how many cars will be able to be parked at this facility. Fiscuss responded that there would be 28 stalls. Hisdahl then asked if there would be trash outside, and whether a dumpster enclosure has been planned. Fiscus responded that the trash will be contained in a room in the corner of the building and pointed to his illustration. Hisdahl then asked how many stalls have been provided for food facilities. Rick Kelley explained. Hisdahl concluded that the Penny's grocery store may have left because the access was so difficult, and she is concerned that this new facility and the uses that surround it would intensify the problem at 149th Street. The public hearing was closed. Chairman Felkner explained that this item would come back on the agenda in two weeks. Planning Commission Minutes February 2, 1994 Page 4 5B. Waterford Village Comprehensive Plan Amendment, Rezoning and Preliminary Plat for 97 Single Family Houses and 99 Townhomes, Site Plan and Building Permit Approval, and Conditional Use Permit for Alternate Exterior Building Materials Rick Kelley stated that the temporary sand and gravel operations north of 140th near Johnny Cake have been completed and residential development has been proposed for this area. Currently the comprehensive plan shows single family at 140th and Johnny Cake, and low density residential south of the existing single family residential and west of the single family designation. Kelley clarified that this proposal would be similar but opposite from the designations as illustrated on our comprehensive plan. The area at the corner of Johnny Cake and 140th has been proposed for low density multiple family units. The area that had been indicated on the comprehensive plan for low density has been proposed for single family. Kelley stated what this will do is put new single family adjacent to existing single family and bring the low density multiple residential closer to Johnny Cake. Kelley indicated that the Ferris Avenue alignment at 140th Street would eventually require signalization, that a street connection to the south has been envisioned, and that Ferris would continue south of 140th. Kelley continued by stating that in the conceptual plan a combination of brick and synthetic material has been proposed. He clarified that a conditional use permit would be required to deviate from the natural wood plank and brick combination. Karen Edgeton asked about parking for the multi family units along Fernando. Rick Kelley clarified that the streets through this portion would be public and on- street parking would be available. Marcia Gowling asked how far back the units would be set from the roadway. Kelley explained. Chairman Felkner asked for the density of this development as proposed. Kelley indicated that this development represents 5.8 units per acre. Felkner then asked about the wood siding provision and the conditional use permit process. Felkner commented that we are hearing from many developers that they would like to have a synthetic material as opposed to a required wood plant siding. A general siding discussion ensued. Dale Runkle, representing Joe Miller Homes, stated that from their market studies they feel that their 1,400 to 1,700 square foot multi family units will be very successful in this area. Some units will be slab on grate and 1 -1/2 story design. Some will be one -story buildings with a walkout or a lookout design. Runkle continued by stating that the price for the townhouse units will be in the mid- 140's, and the units will be designed to be very compatible with the neighbors. Runkle stated that he understands the City's desire not to Planning Commission Minutes February 2, 1"4 Page 5 have cul -de -sacs whenever possible, but feels they were very careful in the layout of this proposal to limit the number of cul -de -sacs required. Gowling asked what type of siding would be used if not wood plank, what the phasing of this development would be, and whether or not the townhomes would appear before the single family. Runkle responded that this is a new townhouse design and a new product for Joe Miller Homes. They are very proud of it and expect to build their model once approvals have been obtained. They will market the multi family and single family simultaneously. Kathy Bloomquist, 6236137th Court, stated that she was uncertain as to why they had to take out all the trees in this development area. Chairman Felkner asked Rick Kelley for clarification. Kelley stated that the Courts clearly indicated that the sand and gravel operators were allowed to grade and excavate as necessary for their operations. Therefore, the grading and removal of trees was not subject to controls by the City. Kelley then explained that the park dedication for this area would be cash in lieu of land, and that both Faith and Greenleaf Parks will serve as the park facility for the proposed development. Felkner asked Kelley to explain the park criteria as to location within so many blocks or miles of a development. Kelley explained that the Parks Department prefers to have a park within a half mile of the residential development. Felkner asked for further clarification on the trees. Kelley explained. Rod Carlson, 6332 137th Street West, stated he was concerned about the increased density and what would represent a decrease in park space by the proposal. Carlson continued by stating that he understands that there is an athletic complex proposed to the south of this development. However, he does not feel that the athletic complex will serve as a park for this development. Chairman Felkner asked a question about the density, and asked Kelley to provide at the next meeting a map showing the parks that are available. Gowling asked if Staff could provide the overhead that they had used in an earlier presentation, showing the section by section greenspace in the community. Kelley responded that we would provide that for the upcoming meeting. Alan Ingram, 6316 137th Street West, stated that he lives north of the current minin operation and asked about the huge lakes that he sees in the proposals, wondering whether or not there is appropriate drainage for this area. City Engineer Keith Gordon explained the drainage and holding pond arrangement in this development area. Chairman Felkner asked for further clarification. Planning Commission Minutes February 2, 1994 Page 6 Hearing no further public comment, Chairman Felkner closed the public hearing. 5C. Cedar Isle Estates Comprehensive Plan Amendment, Planned Development Rezoning and Preliminary Plat for 248 Single Family Houses and 114 Townhouse Units on the East Side of Galaxie Avenue Between 140th and 145th Streets. Rick Kelley presented information about the Cedar Isle Estates Development, stating that the current designation for land in this area is sand and gravel, limited industry, and high density residential, with general industry along the southern boundary of this proposed development. The proposal asks for a combination of R3, single family, and planned unit development designation for the multi family residential in the southern portion of this proposed development. The planned unit development is being requested because through standard zoning the developers would be asking for a series of variances, and the planned development zoning would allow the latitude necessary for the development to work as proposed. Kelley explained that the park issue had been addressed through the modification of the number of townhouse units as it relates to the open space provided for park and organized activity areas. Kelley also stated that the trails from the proposed park have been re- evaluated, and these trails would be maintained by the homeowners association, thus minimizing the amount of maintenance to our parks facility. The open area of the park would be maintained by the City. Kelley concluded by stating that the developer has agreed to provide additional screening along the east property line of this development. This screening would be a solid board fence, paid for by the developer, but installed on the west edge of the City's Public Works Facility. This screening would ensure separation from the current public works operations and the future single family development area. Karen Edgeton asked for further clarification of the purpose of this fence. Kelley responded that this will provide a visual screen and noise buffering from the regular activities of our public works facility. Kelley concluded by stating that the screening fence will be a minimum of six feet in height, and the fence will be maintained by the City to ensure consistent maintenance, as opposed to having the future homeowners maintain their portion of the fence. Frank Blundetto asked whether or not that fence would continue south of the public works facility. Kelley responded that it will depend somewhat on what happens in terms of development to the east of this proposal. Scott Johnson of Arcon Development stated that he will be pleased to answer any questions that the Commission may have about the modifications. Marcia Gowling asked for clarification on the property providing a trail from Galaxie to the park. Johnson responded that this will be owned and maintained by the homeowners association. Planning Commission Minutes February 2, 1994 Page 7 Joe Dorma, 7015 Galaxie Court, asked for a better map to illustrate how far south of his home the townhomes will be in this development. Kelley provided a transparency showing the approximate distance between Dorma's home and the proposed townhomes. This illustration revealed that there will be approximately three single family lots as a measure of distance from Dorma's home to the multi family residential. Dorma then asked for the standard size of lots. Rick Kelley responded that the minimum will be 11,000 square feet; however, many of the lots are as large as 20,000 square feet. Dorma asked what type of material has been proposed for the finished grades in this development. Kelley responded that much of the earth has been removed, and in many cases fill will be required to raise the levels. Dorma stated that he hoped there would not be inconsistent soils and building conditions inappropriate for building homes. With one final question, Dorma asked about the speed limit on Galaxie Avenue. Rick Kelley responded that the speed limit is controlled by the Minnesota Department of Transportation and concluded that one additional access onto Galaxie will not change the speed limit or require a reduced speed limit on Galaxie Avenue. Kelley continued by stating that Galaxie has been designed as a collector and has been utilized as such. A question was raised regarding the price of the homes. Scott Johnson responded that the single family homes were priced in the range of $160,000 to $250,000, and that they anticipate that the townhomes will be priced in the range of $140,000 to $160,000. Chairman Felkner explained the policy of the Planning Commission not to act on an item the night of its public hearing. However, with no further information required, Felkner asked the Commission whether or not they were ready to act on this item. Chairman Felkner asked if the EAW would have an impact, and whether or not the Commission can act prior to the completion of the EAW. Kelley responded that prior to going to the City Council the results of the EAW will have to be posted, but that the Commission could act on this item. MOTION: Gowling moved to amend the comprehensive plan from high density residential, limited industrial and sand & gravel, to single family and low density multiple family residential. This motion was seconded by Frank Blundetto and passed 6 - 0. MOTION: Gowling moved to approve the rezoning from Agriculture and 12 to Single Family and Planned Unit Development. Blundetto seconded the motion. The motion passed 6 - 0. Planning Commission Minutes February 2, 1994 Page 8 MOTION: Gowling moved to approve the preliminary plat for Single Family Residential and Low Density Multi Family Residential. Blundetto seconded the motion. The motion passed 6 - 0. 6. LAND USE /ACTION ITEMS A. Valley Oaks Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit & Site Review for 58 Multiple Residential Dwelling Units This item was tabled at the request of Staff to provide an opportunity for further review of an amended proposal that had been submitted prior to the meeting. The park and ride portion of this plat, which is the northern portion that is nonresidential, is specifically intended for the park and ride facility. Rick Kelley asked the Commission if they would be amenable to acting on the two lot subdivision which would allow the park and ride transit authority officials to close on the property and proceed with development of the park and ride portion of this development. MOTION: Karen Edgeton moved, seconded by Jeannine Churchill, to allow the two lot subdivision, thus allowing the park and ride facility to proceed. The motion passed unanimously. 6B. Sideyard Setback Variance for House Addition at 13891 Holyoke Path This item was withdrawn by the petitioner due to alternatives that would allow them to build without a variance. 6C. Site Plan /Building Permit Approval for Marquette Bank with Variance for Drive -thru Teller Windows Scott Hickok presented a brief review of the Marquette Bank proposal for the Whitney Plaza Site within Planned Development 532 in downtown Apple Valley. Hickok stated that Planned Development 532.1 was approved in April of 1992. Hickok continued by stating that the planned development was designed with specific criteria governing the permitted uses within that development, and the mix of uses include a blend of retail sales and display, general business, auto, and professional services. The original development discussions centered around a restaurant on lots 1 and 2 of this development and there was much concern expressed about the mix of retail, food activities, the elementary school to the south, the traffic that will be generated at different peak times throughout the school day, and the potential conflicts of students crossing from the elementary school to a fast food facility. Through those discussions, much concern was expressed about a drive -thru and the circulation of traffic. Planning Commission Minutes February 2, 1994 Page 9 Hickok stated that the Marquette Bank proposal is contrary to the planned unit development which specifically prohibits a drive -thru as a permitted use. Hickok stated that the petitioner had requested a variance to the permitted uses portion of that planned unit development. Through staff deliberation and a legal opinion, it is believed that a variance can be used. Hickok suggested the Commission deermine whether or not they feel this is an appropriate use for this site. John Gretz stated that the staff report was acceptable to the developer. Marcia Gowling asked for a refresher in terms of what the discussion was with the restaurant and drive -thru. Was it the restaurant, drive -thru or surrounding land use that was the issue? Hickok responded that it was really the restaurant as an attraction that he recalled, and the mix of pedestrian traffic with the circulation of a drive -thru. Hickok concluded by stating that it was really up to the Planning Commission and City Council to determine whether or not a drive -thru is an appropriate use on this site. Chairman Felkner asked what is the projected traffic count on a use such as this as opposed to a restaurant. Hickok responded that although he did not have a precise number, a facility such as this will have different peak hours and a lower overall number of vehicles per day when compared to a restaurant. Hickok stated weekends and early evening hours will be the peak demand times at the bank, which will not conflict directly with daytime school hours. Hickok then stated that the back parking area along Whitney was designed with the intent of providing parking not only for those using the facilities within the Whitney Plaza Development, but also for persons visiting the school grounds across Whitney, which would eliminate some of the offstreet parking. Karen Edgeton asked about the number of employee parking spaces that would be provided for the bank. Edgeton also asked about the number of stacking spaces for the drive -thru facility. Scott Hickok explained that the stacking distance for the drive -thru provided for six vehicles in each lane. Rick Kelley added that the code requirement would provide for a minim of six vehicles. Edgeton asked whether or not Staff knew what Norwest has for stacking and number of lanes. Staff said they believe that it was very similar. Karen Edgeton then asked Staff to explain how the site would work in terms of circulation to the drive -thru from Cedar Avenue and from Whitney. Edgeton expressed some concern about the vehicles that would exit the drive -thru teller lanes -- some cars on the southern drive -thru lanes may want to go north, while some cars on the northern drive -thru lanes may want to head south. This could cause problems from a traffic standpoint. Hickok explained that the design of the teller isles is such that drivers could look across. Planning Commission Minutes February 2, 1994 Page 10 A general discussion ensued regarding the circulation on site and the entrance and exiting at the drive -thru teller windows. Hickok then presented illustrations of the "thumbnail" sketch of the elevations of the building. The developer was aware of the requirement of brick on the facades of the building; however, the drawings were nondescript in terms of the building details. Hickok explained that the bank and developer are still working on the details of the roof design. Although the illustration shows a flat roof, more of a hip or gable design roof may be constructed to lend itself to the surrounding residential area. Chairman Felkner stated that we as a community have some very nice looking bank buildings and we certainly want to see that trend continue. Felkner stated that he is not comfortable with the nondescript elevations of the building that he is seeing. Hickok stated that from discussions with the developer and architects, they do recognize that our code requirement is for brick. Hickok recommended that they do one of two things: either approve it with stipulations for certain detail, or ask to have it brought back when more detail is available. Edgeton stated that she does not have a problem with a bank on this site, or a drive - thru. However, she does not feel comfortable with the lack of information that we have on the bank itself. Gowling asked if a decision should be made on the land use itself prior to moving on and talking about the details of the bank. Edgeton asked if we will see this item again or if it is approved, would anything be brought back to the Planning Commission. Hickok responded that if they passed it along to the Council with stipulations they would not see it again. However, if they are uncomfortable and would like to have it brought back with more detail, that is certainly possible. Frank Blundetto stated that he would like to see more information prior to having the Commission act on this item. Edgeton reiterated Gowling's earlier question and stated that she felt that we should make a determination on the drive -thru before we move on. Rick Kelley responded that this would be a good way to handle this situation. They really are looking for whether or not a drive -thru would be appropriate, and with that information they could move on to greater detail for building permit and site plan approval. Chairman Felkner stated that it sounds like we have items that need further research and discussion and would like to have the item brought back on our next agenda. Planning Commission Minutes February 2, 1994 Page 11 Blundetto stated that many times we are given an opportunity to review things as a sketch plan review, with this limited amount of information. However, being asked to approve a site plan and building permit authorization based on this limited amount of information makes him very uncomfortable. Edgeton asked about the schedule and whether or not there is a rush to get this through the process. Rick Kelley stated that the sale of the property depends on determination of whether or not the land use is appropriate, and whether they feel a bank would work on this site. Blundetto stated that should there be a message to the developers that if it's done properly, the use would be appropriate. However, someone will have to spend more time working up the details. Chairman Felkner supported Blundetto in his statement and said that there doesn't seem to be any negative comments on the drive -thru, other than to say we need more detail. Kelley asked if the Commission would be willing to send just that portion on. Kelley stated that the Commission could recommend whether or not the land use is appropriate with the drive -thm. Blundetto stated that if they had all the details, the land use itself probably would be acceptable. Jeannine Churchill stated that she thinks that the Commission could say that they recommend the use itself, leaving the site plan review and building permit authorization for further discussion. MOTION: Churchill moved to recommend approval of the drive -thru teller, subject to reconsideration of site plan and building permit authorization when more detail is available. Blundetto seconded; motion passed unanimously. 6D. Diamond Path Townhouses - Item tabled at the request of the petitioner. 6E. Huntington Ridge Garden Homes - Item tabled at the request of the petitioner. 6F. Avsur Acres - Item tabled at the request of the petitioner. 6G. Utility Corridor and Substation - Item tabled at the request of Dakota Electric Planning Commission Minutes February 2, 1994 Page 12 7. DISCUSSION ITEMS - None - 8. OTHER BUSINESS - None - 9. ADJOURNMENT