Loading...
HomeMy WebLinkAbout04/20/1994CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES April 20, 1994 1. CALL TO ORDER The City of Apple Valley Planning Commission meeting was called to order at 7:06 p.m. by Chairman Alan Felkner in the Council Chambers of the Apple Valley City Hall. Cady. Members Present: Chairman Alan Felkner, Len Miller, Karen Edgeton, and James Members Absent: Jeannine Churchill, Frank Blundetto, and Marcia Gowling. Staff Present: Richard Kelley, Scott Hickok, Keith Gordon, and Mike Dougherty. Others Present: See the sign -in sheet. 2. APPROVAL OF AGENDA MOTION: Member Edgeton moved, seconded by Member Cady, to approve the agenda. The agenda was approved 5 - 0. 3. APPROVAL OF MINUTES OF APRIL 6, 1994 MOTION: Member Edgeton moved, seconded by Member Cady, to approve the minutes as submitted. The minutes were approved 5 - 0. 4. CONSENT ITEMS - None - 5. PUBLIC HEARINGS A. Oak Bend Preliminary Plat b 4 City Planner Rick Kelley gave a brief introduction and analysis of the request by stating that the hearing is to consider a preliminary plat to consolidate an existing outlot and adjacent vacated street right-of-way into a buildable lot for a single family house. By using a series of overhead transparencies, Kelley illustrated where the lot is located, the current zoning, comprehensive plan designations including "SH" Shoreland Overlay, and the existence of a driveway that crosses the corner of the proposed lot. Planning Commission Minutes April 20, 1994 Page 2 After a brief history of the Farquar Lake Addition, Kelley continued by stating that the proposed subdivision would create a 36,986 square foot lot. The minimum in this district is 40,000 square feet as required by the "R -1" zoning category. Therefore, a variance to that minimum lot size will be required if the plat is approved. An easement to allow the existing drive to continue to exist in its location was also recommended. The proposed lot size is consistent with the size of lots that currently exist in the Farquar Lake Addition. Kelley stated that this is in accordance with the "SH" Shoreland Overlay Zoning. The Department of Natural Resources has been contacted and they do not have any concerns. Kelley concluded by stating that the City Engineer could answer any utility questions that the Commission may have. Member Edgeton asked for clarification as to whether or not the original road right - of -way had ever served the house to the southeast of the development proposal. Chairman Felkner asked for any further Commission comments. There being none, he opened the hearing to the public for comments. Ron Berger, 4857 Dominica Way West, stated that the site contains degraded wetland. Most wetland has always been intermittently flooded and has been continuously flooded since 1992. The outlet by road ditch serves as a filter and provided flood control when the road was put in. Berger asked the Commission to consider granting a reduced setback to protect existing wetland, to take precaution for runoff, and to grant an easement for the existing drive. Del Schwartz, the surveyor, stated that the land owner is willing to do whatever it takes (including the driveway easement) to make this project work. Edgeton asked if the site would require any variances for a setback. Kelley responded that we won't know until the home plans are submitted, but the comments are well taken and setback options will be reviewed with the placement of the home. A general discussion ensued regarding placement of the house closer to the road. Chairman Felkner then closed the public hearing. 6. LAND USE /ACTION ITEMS A. Foxmoore Ridge 2nd Addition Associate Planner Scott Hickok introduced the proposal by stating that there are several issues to be discussed and separate actions would be required. Planning Commission Minutes April 20, 1994 Page 2 After a brief history of the Farquar Lake Addition, Kelley continued by stating that the proposed subdivision would create a 36,986 square foot lot. The minim in this district is 40,000 square feet as required by the "R -1" zoning category. Therefore, a variance to that minimum lot size will be required if the plat is approved. An easement to allow the existing drive to continue to exist in its location was also recommended. The proposed lot size is consistent with the size of lots that currently exist in the Farquar Lake Addition. Kelley stated that this is in accordance with the "SH" Shoreland Overlay Zoning. The Department of Natural Resources has been contacted and they do not have any concerns. Kelley concluded by stating that the City Engineer could answer any utility questions that the Commission may have. Member Edgeton asked for clarification as to whether or not the original road right - of -way had ever served the house to the southeast of the development proposal. Chairman Felkner asked for any further Commission comments. There being none, he opened the hearing to the public for comments. Ron Berger, 4857 Dominica Way West, stated that the site contains degraded wetland. Most wetland has been intermittently flooded since 1992. The outlet by road ditch serves as a filter and provided flood control when the road was put in. Berger asked the Commission to consider granting a reduced setback to protect existing wetland, to take precaution for runoff, and to grant an easement for the existing drive. Del Schwan, the surveyor, stated that the land owner is willing to do whatever it takes (including the driveway easement) to make this project work. Edgeton asked if the site would require any variances for a setback. Kelley responded that we won't know until the home plans are submitted, but the comments are well taken and setback options will be reviewed with the placement of the home. A general discussion ensued regarding placement of the house closer to the road. Chairman Felkner then closed the public hearing. 6. LAND USE /ACTION ITEMS A. Foxmoore Ridge 2nd Addition Associate Planner Scott Hickok introduced the proposal by stating that there are several issues to be discussed and separate actions would be required. Planning Commission Minutes April 20, 1994 Page 3 First, the comprehensive plan asks to modify the current designation from "RB" Retail Business to "MD" Moderate Density Multiple Family Residential (6 -12 units per acre). The zoning modification required is a change from "A" Agriculture and "RB" Retail Business to "M -40 Multiple Family (6 -8 units per acre). "C" signifies the level of performance standard requested. Both setbacks and building materials are subject to different performance standards, depending on whether A, B or C is requested. The open space created by setbacks from roadways and an adjacent building has been the subject of much discussion in recent development. Sixty percent has been deemed as adequate for percentage of "green" area. This proposal meets the 60% mark. However, minor building placement modifications have been suggested by Staff. Hickok continued by stating that the preliminary plat request asks for consideration of 52 residential dwelling lots and 2 outlots to be shared as common open space by the residents. The site plan has been modified in accordance with the Staff and Planning Commission recommendations to shift buildings 4 -6, 10 & 11, Block 2. This modification allows a 10' difference in the alignment of the building faces and provides additional visual interest. Hickok continued the separate action discussion by stating that the applicant has indicated a desire to side the new building faces with a combination of low maintenance siding and brick. Hickok stated that the requirement of 50% brick has not been met. Therefore, Staff has discussed with the developer the need for further modification . Hickok concluded by stating that Staff recommends approval of the comprehensive plan designations of "RB," MD," and "LD" to "MD ;' rezoning from "RB" and "A" to "M -4C;" a preliminary plat with 52 lots and 2 outlots for common space ownership; the site plan as submitted with the recommended "stepped" arrangement of units 4 -6 and 10 -11, Block 2; and approval of the building permit authorization request based on a modification of the elevation which show 50% brick on all building faces. Edgeton asked if the 50% brick is excessive, or is it consistent with what has been required? Scott Hickok responded that this is consistent with other developments. Edgeton asked about the crime as it relates to increased density. Hickok responded that the crime statistics in this area primarily relate to the retail area. This district does not receive an excessive amount of .calls. If anything, for the size of the grid, the numbers appear to be quite low. Planning Commission Minutes April 20, 1994 Page 4 Edgeton asked if there was a connection between density of development and crime. Hickok stated that he could not draw that conclusion from the statistics. Edgeton asked for clarification as to the orientation and distances between the units in this proposal and the existing residential east of Essex. Hickok explained that these units will be approximately 120' from the units located east of the development. This distance is approximately twice the measurement of the multi -unit to single family units near Foxmoore I (the first phase) of this development. Chairman Felkner asked what building material was used on the units across the way. MOTION: Len Miller moved, Edgeton seconded, to approve the amendment of the comprehensive plan from "RB, ' "MD," and LD" to "MD" Moderate Density Residential. The motion passed 4 - 0. MOTION: Miller moved, Edgeton seconded, to approve rezoning from "A" and "RB" to "M -4C." The motion passed 4 - 0. MOTION: Miller moved, Edgeton seconded, to approve the preliminary plat for 52 lots and 2 outlots. The motion passed 4 - 0. MOTION: Miller moved, Edgeton seconded, to approve the site plan with staff recommendation of a "stepped" arrangement of buildings 4 -6, 10 & 11, Block 2; and approval of the building permit authorization based on a modification of the elevations which show 50% brick on all building faces. The motion passed 4 - 0. This item will appear on the City Council agenda on Thursday, April 28, 1994. 6B. Pannekoeken Restaurant Kelley introduced this issue by identifying the location of the site for this restaurant proposal. He explained the surrounding uses include: First Bank Systems to the east, Target Greatland to the south, Southport Plaza to the west and Bonanza Restaurant to the north. Kelley explained that the comprehensive plan designates SC /LB uses. Zoning is Planned Development 244, which would allow uses such as the bank, or a restaurant with a gift shop as is being proposed. Planning Commission Minutes April 20, 1994 Page 5 The City has worked with the County regarding the plat and dedication of additional right -of -way. The site plan shows building placement near the east property line closest to the First Bank site. The parking lot has adequate parking for this use and there are three points of access. Gleason Path has downtown alternate streetscape. There is a 5' sidewalk along 151st Street. Though a 6' walk is preferred, it does not make sense to change it now. Staff does believe that landscape materials and the additional alternate ring route street design element should be added, as well as a sidewalk connection to both Gleason and 151st and foundation plantings along the east building face. Kelley utilized a series of transparencies to illustrate the building that is being proposed for this site. He indicated that the rear elevation of the building (facing First Bank) should be modified to appear to be finished. Edgeton asked if there are any signs that have been proposed for this building. Kelley responded by stating that at this time the freestanding sign is being considered because of the Target Greatland sign. This new sign would have to be on the east side of the lot to meet the 300' setback from major anchor signs. Miller asked for clarification of the Plat Commission review. David Stevens, representative ofPannekoeken, illustrated the tile color through the use of a photo. Current landscaping documentation shows that 2 -1/2% can be met. In response to the comment on false window frames, the architects have prepared alternate designs to the false window. They feel these modifications will present more of the image they hope to achieve. Roof modifications were also explained. Maximum signage could include signs placed on the north face and the south face, in addition to the pylon sign. Kelley distributed the suggested alternatives for the east face and explained these alternatives to the Commission. Alan Felkner asked if there were any questions of the petitioner. David Stevens stated the 151st Street access would be on the west side rather than on the east side. Edgeton asked about the row of parking to the north. Kelley stated that parking exceeds the requirements. If need be, there is additional parking to the north. Edgeton stated that she prefers too many parking spaces to not enough. Planning Commission Minutes April 20, 1994 Page 6 MOTION: Edgeton moved, Miller seconded, to approve the replat, subject to installation of street signs. The motion passed 4 - 0. MOTION: Edgeton moved, seconded by Miller, to approve the site plan and building permit authorization with the recommended staff changes. The motion passed 4 -0. This item will move to the City Council's agenda for review on April 28, 1994. 6C. Environmental Assessment Worksheet for Cedar Isle Estates Kelley introduced this item by stating that earlier this year an amendment to the comprehensive plan, zoning, preliminary plat and building permit authorization for this 158 acre site were reviewed and approved. The EAW document is an environmental assessment worksheet. The process attached to the worksheet determines whether a project will require an environmental impact study. Kelley explained that this process is required by State Law for any development which exceeds 250 unattached dwelling units (defined as detached single family homes or multiple density homes with less than three units per building. Kelley continued by stating that the formal review period of this EAW commenced with the publication of the April 11, 1994, issue of the EOB Monitor which is the official document in Minnesota for notification of environmental review. The EAW must be discussed at the public meeting and written or verbal comments must be received. Kelley concluded by stating that the review period will conclude on May 11, 1994. The City Council will then act on a finding of the EAW to determine whether or not an Environmental Impact Statement is warranted. Chairman Felkner asked for further comment. There were no other comments from the audience. 6D. Huntington Ridge Garden Homes (Tabled at request of the petitioner until further notice.) 6E. Utility Corridor and Substation (Tabled at request of the petitioner until further notice.) Planning Commission Minutes April 20, 1994 Page 7 7. DISCUSSION ITEMS The Commission scheduled its annual business meeting for May 4, 1994. E2 0 :1DIk1l:1 W9_INK&I - None - 9. ADJOURNMENT The meeting was adjourned at 8:03 p.m.