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HomeMy WebLinkAbout04/06/1994CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES April 6, 1994 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order at 7:05 p.m. by Chairman Alan Felkner in the Council Chambers of the Apple Valley City Hall. Members Present: Chairman Alan Felkner, Jeannine Churchill, Frank Blundetto, Karen Edgeton, and James Cady. Members Absent: Marcia Gowling and Len Miller. Staff Present: Richard Kelley, Scott Hickok, Keith Gordon, and Mike Dougherty. Others Present: See the sign -in sheet. 2. APPROVAL OF AGENDA Chairman Alan Felkner asked staff if there were any changes or corrections to the proposed agenda. Staff responded that there were none. MOTION: Member Churchill moved, seconded by Member Blundetto, to approve the agenda. The agenda was approved 5 - 0. 3. APPROVAL OF MINUTES OF MARCH 16, 1994 Chairman Felkner asked if there were any changes or corrections to the draft copy of the minutes distributed in the packet. There being none, he called for a motion. MOTION: Member Churchill moved, seconded by Member Blundetto, to approve the minutes as submitted. The minutes were approved 5 - 0. 4. CONSENT ITEMS - None - 5. PUBLIC HEARINGS A. Foxmoore Ridge 2nd Addition Chairman Felkner opened the public hearing with the standard remarks. Associate Planner Hickok made a brief presentation to familiarize the Commission and audience with the project proposal. He displayed a series of overhead transparencies, illustrating the 52 townhome unit development proposal. The proposal entails changes to the City's Planning Commission Minutes April 6, 1994 Page 2 Comprehensive Plan Land Use Designations, Rezoning, Preliminary Plat, and Site Plan /Building Permit Authorization for the 52 townhome units. Mr. Hickok noted that the outlots would be owned in common for maintenance by the townhome association and explained the system of private driveways and public street accesses that would provide vehicular access to the dwelling units. He noted that the layout had been reviewed by the City Fire Marshall. The design of the townhome units will be virtually identical to the Foxmoore I Development, located across Essex Avenue from the development site. The townhomes are all one -level units with two -car garages, with the exterior materials consisting of a combination of brick trim and permanent vinyl siding. On the rear and the side optional decks and 3- season porcbes are available. Total green space is a fraction over 60% of the site area. Mr. Hickok noted that the long stretch of buildings along the roadway in the southwest corner of the site could be broken up if two or more of the buildings were reoriented to share a common drive within the common space rather than directly fronting upon the public street. Chairman Felkner asked the Commission Members if they had any questions of staff regarding the proposed project. Commissioner Cady asked if the land to the north is large enough to be marketable. Hickok responded that the land is 3 acres in size, and is deep enough to create commercial lots. Chair Felkner asked if the "C Multifamily request is consistent with the existing neighborhood conditions. Hickok responded that he bad reviewed the building materials on the existing single family homes. Most of them have a permanent artificial type siding so that the "C" request was consistent. Commissioner Edgeton asked if single family homes existed on the east. Hickok responded that single family homes were on the opposite side of Essex Avenue; however, they took their access from an internal cul -de -sac. It is actually the backyards of those homes that face Essex Avenue. Commissioner Edgeton asked if Upper 141st Street on the north, and Estates Avenue on the west, were public streets; and if so, was on- street parking allowed. Hickok responded that they were public streets and that on- street parking was permitted. Bill Diedrich, the developer, responded to several of the issues raised. He noted that the installation of landscaping along Estates Avenue helps to break up the appearance of the buildings. Planning Commission Minutes April 6, 1994 Page 3 Commissioner Blundetto asked Mr. Diedrich to respond to staff suggestion of a slight reconfiguration in the southwest corner of the plat. Mr. Diedrich placed a small overlay on the plan that showed how the townhouse units could be reconfigured and still fit on the property. He stated that he wants to maintain as much distance as possible between the townhouse units and the adjacent commercial uses, such as the Mndercare Daycare and the City's fire station. Commissioner Blundetto noted that some of the townhouse units that were not proposed for reconfiguration would still be closer to these other commercial units than the reconfigured units. Consequently, he does not think that the argument is valid. Commissioner Edgeton stated that she thinks the reconfiguration would break up the continuous band of green space in the middle of the project. She, therefore, prefers the units to be configured as initially shown. Hickok noted that it would be possible to stagger the front yard setbacks along Estates Avenue using the current configuration. This would achieve a better street appearance than having the units lined up at a uniform setback. Chairman Felkner then opened the public hearing to comments from the audience. Tony Rademacher, 14141 Ensley Court, stated that he is aware that the property has been zoned for commercial uses and would prefer it to stay that way. He said that if it is converted to a different use, a single family use would be appropriate, but is opposed to a rezoning for multiple residential. He stated that multiple residential appears to be springing up on every major street corner. Commissioner Edgeton asked staff if, at the next meeting, a drawing could be presented showing the current comprehensive plan and zoning designations on the properties within this neighborhood, as well as the expected traffic generation from each of those uses. Frank Omelion, 14201 Ensley Court, stated that there is already a large amount of multifamily in the immediate vicinity. He stated that since 1986 the amount of traffic in the neighborhood has increased. He asked if it would be possible to construct single family homes here. Chairman Alan Felkner reviewed the comprehensive plan and zoning designations and the process that must be undertaken to change any of those designations. He stated that the City tries to stage land uses from the most intensive uses down to the least intensive uses. This typically means that multiple residential uses are sandwiched in between single family neighborhoods and commercial districts. Mr. Omelion asked when the developer would start work on the project if it is approved. He noted that in the summer there are westerly winds which would create dust Planning Commission Minutes April 6, 1994 Page 4 and debris problems for the single family neighborhood located on the east side of the proposed project. Mr. Omelion also asked what the expected price range of the townhouse units would be. Commissioner Blundetto asked Mr. Omelion what kind of neighbor the KinderCare Daycare operation has been, since his lot is located on the opposite side of Essex Avenue. Mr. Omelion stated that they have been a good neighbor. Their operations are closed over the weekend, and they shut down by 6:00 p.m. during the week. Ed Perkins, 14111 Ensley Court, stated that as the area to the south has been built out for multifamily uses he has noted much more pedestrian and vehicular traffic in the neighborhood. He asked if the crime rate has increased in the neighborhood as a consequence of this. He also stated that the existing retail area has been okay as a neighborhood. He stated that if the property were to be used for multifamily uses he would prefer low density uses rather than high density uses. He also stated that allowing too much on- street parking leads to a quick deterioration of a neighborhood. Chair Felkner noted that Woodwinds project located on the north side of 140th Street, adjacent to this neighborhood was recently changed at the property owner's request from a mix of multifamily uses to all single family uses. Because of this, Chair Felkner feels that land uses in this part of the City have been consistent with the original comprehensive plan. Commissioner Edgeton asked staff if there were any limitation on hours of operation for commercial uses. Mr. Hickok stated that other than placing a stipulation in a conditional use permit for such things as motor fuel operations, there is no restriction on hours of operation in retail district zones. Mr. Omelion noted that most of the typical neighborhood retail businesses already exist within the strip center and probably would not be duplicated as the vacant commercial land develops. Chairman Felkner then closed the public hearing with the standard remarks. 6. LAND USE /ACTION ITEMS A. Diamond Path Townhomes Associate Planner Hickok gave a brief presentation reviewing the history of this project and the different permutations of the proposed site plan and plat. The current configuration is for 42 townhouse dwelling units on a public roadway system that has been shifted slightly to the east to provide increased site visibility around the curve. Staff is recommending approval of the project subject to the removal of one townhouse unit in the south central portion to increase the amount of open space. A general discussion ensued Planning Commission Minutes April 6, 1994 Page 5 among the Commissioners on 42 versus 41 townhome units. Hickok reiterated that staff is comfortable with 42 townhome units, but feels that 41 units would allow more open space. Chair Felkner asked the petitioner to respond to staff comments. Peter Knaeble, representing the petitioner, reviewed the shifts in the buildings made at the direction of the Planning Commission at the previous meetings. He stated that they have reduced the total number of dwelling units substantially since the initial proposal and feels they should be allowed to construct 42 units. Chair Felkner noted that while this is not a public hearing, he would entertain additional audience comments on the revised layout. There being no response from the audience he called for action on the development proposal. MOTION: Member Blundetto moved, seconded by Member Edgeton, to rezone the property from "A" to "M -4C." The motion carried 5 - 0. MOTION: Member Blundetto moved, seconded by Member Edgeton, to recommend approval of the preliminary plat of Diamond Path Townhomes containing 42 dwelling units. The motion carried 5 - 0. MOTION: Member Blundetto moved, seconded by Member Edgeton, to recommend approval of the site plan and building permit authorization for 42 townhome dwelling units per the attachments, with exterior construction materials of brick and permanent siding and appropriate setback variances as illustrated on the development plans. The motion carried 5 -0. 6B. Alimagnet Landing City Planner Richard Kelley made a brief presentation of the development proposal for ten single family lots on the north side of Lake Alimagnet. Mr. Kelley reviewed some of the comments received at the public hearing and noted some slight revisions to the plan recommended by staff regarding the radius of the cul -de -sacs, the shortening of the eastern cul -de -sac, and associated 10 foot setback variances as a result of those street revisions. Kelley also reviewed the history of the pathway connections to 140th Street and County Road 11 through this site. Bill Hayden of R.C.S. Associates, Inc., stated that they have reviewed the staff recommendations and are agreeable to making the modifications. Chairman Felkner asked if there was anyone from the audience that wished to address this issue, specifically as it related to the proposed modifications of the plan. There being none, he called for action on the proposal. MOTION: Member Edgeton moved, seconded by Member Churchill, to recommend approval of the comprehensive plan amendment from "LD" to "SF." The motion carried 5 -0. Planning Commission Minutes April 6, 1994 Page 6 MOTION: Member Edgeton moved, seconded by Member Churchill, to recommend approval of the rezoning from "M -50 to "R -3." The motion carried 5 - 0. MOTION: Member Edgeton moved, seconded by Member Churchill, to recommend approval of the preliminary plat of Alimagnet Landing subject to staff recommendations, and stipulating that construction of the east pathway not occur until final grading is complete and it is determined that a safe landing area can be created. The cost for the pathway construction should be held in escrow. The motion carried 5 - 0. Bill Hayden, the developer, thanked the Commission for their time, and asked if the future staff reports delete reference to H & Z Partners on the petition form since they have now completed their purchase of this property. 6C. Conditional Use Permit for Outdoor Storage Associate Planner Hickok presented this request for a conditional use permit to store automobiles out of doors. He noted that the property is located in a limited industrial zone and that similar outdoor storage permits had been approved for the surrounding properties in the past. Member Blundetto asked when the site improvements on the adjacent Lampert's Lumber Yard would begin. Keith Gordon, City Engineer, stated that construction of these improvements would begin in June of this year. Hickok noted that they will coordinate the installation of the improvements on the Lampert's property with the fencing and landscaping on the subject property for this conditional use permit. Member Blundetto noted that he felt that some of the plantings might be destroyed if they were installed at this time -- prior to completion of the work on Lampert's property. Gordon noted that the storm sewer work on the common property line would result in the elimination of the current drainage swale which is about 20 feet wide at this time. He said it would be most appropriate if the improvements on Mr. Tuthill's property were either delayed or done simultaneously with the Lampert's improvements. Commissioner Cady asked Hickok to explain the last condition in his recommendation. Hickok stated that this condition would require screen slats to be installed in the chain link fence only if the adjacent property currently used by Lampert's for outdoor storage is converted to another use which might be impacted, such as the visibility of vehicles being stored out of doors. Mr. Tuthill asked how long he should wait to do his landscape improvements. Gordon stated he felt it would be appropriate to wait until July of this year. Tuthill stated that they are moving quite slowly on the acquisition of this property and installation of improvements. He stated that they would not park any vehicles out of doors until all the screening is complete. Planning Commission Minutes April 6, 1994 Page 7 Member Edgeton asked if waiting until this occurs would cause a problem for Mr. Tuthill's business. Tuthill responded that it would not. Member Edgeton also asked whether or not barbed wire was needed on the type of fence that Tuthill would install. Tuthill stated that he does not want to use barbed wire. If it does become necessary, he is aware that it would take a special City Council action to approve it. He also stated that he felt the barbed wire could be constructed on the back side of the fence behind the screening slats so that it would not be visible to the general public. MOTION: Member Edgeton moved, seconded by Member Cady, to approve the conditional use permit per staff recommendations. The motion carried 5 - 0. 6D. Apple Valley Square Remodeling City Planner Kelley gave a brief presentation of the proposal displaying a series of overhead transparencies which illustrated the proposed remodeling on the east side of the Apple Valley Square Shopping Center. He noted that while a portion of the interior mall would be closed to accommodate a large single tenant, the purpose of the review this evening was to deal with the site planning issues concerning traffic circulation and pedestrian crossing of the existing drive isle adjacent to the shopping center. He noted that a copy of the site plan and development proposal had been forwarded to the City's consulting traffic engineer Short Elliott Hendrickson for review. Because of existing cross access easements, modification or changes to the plan would have to be limited to signage. The City's traffic consultant has recommended that vehicles be prohibited from parking or standing in the drive isle adjacent to the building, and that short term parking be designated in the parking stalls closest to the new tenant entrances onto the sidewalk. Member Edgeton asked how effective simply signing "No Parking" or short term parking is. Kelley responded that while there are always people who ignore these signs, the majority of the shopping center patrons will abide by them. Craig Minia, the owner of the shopping center, noted that market conditions have changed since this shopping center was first constructed. Small shopping centers such as this one cannot survive with interior malls. The trend is now toward the removal of interior walls and occupancy by larger single tenants as opposed to a number of smaller tenants. Commissioner Blundetto asked for clarification of the building modifications adjacent to the sidewalk. Minia explained what they were intending to do through the use of a display board. A general discussion ensued regarding the safety of pedestrians crossing back and forth over the drive isle to access the new tenant doorways in the area where the existing front lower corridor would be filled in. Member Blundetto stated that he felt that the existing six foot wide sidewalk adjacent to the building felt unsafe as one walked along it. He stated he was not sure whether this was simply due to the narrow width of the sidewalk, or to the volume of vehicles passing by Planning Commission Minutes April 6, 1994 Page 8 on the opposite side of the curb. Minia stated that he would be willing to install speed bumps if the Commission felt that would help the situation. MOTION: Member Churchill moved, seconded by Member Cady, to recommend approval of the revised site plan subject to the painting of one or more pedestrian crosswalks over the drive isle. 7. DISCUSSION ITEMS - None - 8. OTHER BUSINESS - None - L'J�\ 0 [/I Il'WIL\ I DWY Y Chairman Felkner adjourned the meeting at 8:42 p.m.