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HomeMy WebLinkAbout03/03/1993PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY March 3, 1993 1. CALL TO ORDER Chairman Alan Felkner called the Planning Commission meeting of March 3, 1993 to order at 7:35 p.m. in the City Council Chambers. Members Present: Chairman Alan Felkner, Marcia Gowling, Frank Blundetto, Jeannine Churchill, Jim Norris, and Karen Edgeton. Staff Present: Richard Kelley, Meg McMonigal, Scott Hickok, Lon Anne, Keith Gordon, and Dennis Welsch. Others Present: See the sign -in sheet. 2. APPROVAL OF THE AGENDA The agenda was approved as submitted. 3. APPROVAL OF THE MINUTES OF THE FEBRUARY 17, 1993 MEETING The minutes of the February 17, 1993 meeting were approved 4 - 2 with Member Edgeton abstaining. 4. CONSENT AGENDA - None - 5. PUBLIC HEARINGS A. Cedar Pointe Townhomes - Preliminary Plat for 204 Townhomes & Conditional Use Permit for Alternate Exterior Building Materials LOCATION: NW Corner of Galaxie Avenue & 157th Street West PETITIONER: Centex Homes (PC93- 004 -BC) Planning Commission Chairman Alan Felkner opened the public hearing and requested Associate Planner Meg McMonigal to provide a background report and presentation on the proposed townhome project. Meg McMonigal described the project in detail noting that the proposed use is consistent with the City's Comprehensive Plan and Zoning Designations for this site. She explained the surrounding uses and the zoning bonuses requested for this site as per the zoning code. She stated that this project will have 17 buildings with 12 units within each building. The buildings will be for sale for owner occupied use. All units will have either a one or two I car garage attached to the unit. Associate Planner Meg McMonigal described the preliminary plat and two private streets that would be constructed through the site along with the central green space within the project. She stated that the project will have a focus on the storm water ponding area to the north. Traffic to the south is minimized through the use of only two road accesses on 157th Street. In addition, two buildings have direct access onto 157th Street. She also described the 8 foot pathway that exists along Galaxie Avenue and the proposed 5 foot concrete sidewalk to be constructed along 157th Street and Garrett Avenue. Garrett Avenue would be extended between 155th and 157th Street. Either with this project or at some time in the near future, Garrett Avenue would be extended north from 155th Street. 155th Street itself would be extended a couple hundred feet to the east from it's current location. The Staff reviewed the landscape materials and plan and submitted them to the City Forester for comments. The City Forester has reviewed and suggested changes relating to drought hardy materials and trees within the City's approved street tree master plan. McMonigal described the conditional use permit requested for alternate building materials to allow for aluminum siding on over 65% of the building and brick to be placed on the lower level of the building. A computerized video of the completed site plan was shown to the Planning Commission and described in detail. Chairman Alan Felkner asked for clarification regarding the bonus units per acre as permitted in the code. He asked if the Planning Staff was satisfied that the required improvements had been designed into place to allow for the bonus. The Staff responded that they are satisfied with the design details and the bonus to be provided. Member Edgeton asked for clarification and details regarding parking and one car garage designs. McMonigal noted that there are 68 two car garage units and 136 one car garage units. All units have at least one additional outdoor parking space and the gained parking (overflow parking) far exceeds the City's requirement. City Project Engineer Lon Anne described the utilities on the site stating they were very straight forward engineering design with a looped water system, a sanitary sewer system and a storm water system which carried water into the pond north of the site. Member Gowling asked for clarification regarding the possibility that 155th Street would be constructed north of the site to 153rd Street. Lon Anne explained that at this time additional right -of -way maybe necessary in order to accommodate the curve designed into the road. Chairman Felkner asked for building inspection staff to review the gauge of aluminum in the request for alternate materials. Dan Blake, representing Centex Homes provided a history of Centex homes, noting that they are one of the largest builders in the United States. He stated the units proposed for Apple Valley will be similar to a project in Mendota Heights except that there will be upgrades to the units based upon buyers preference and direction from the Planning Commission and City Council. All units proposed in this project will be two bedroom units and will be marketed 2 to first time buyers, usually single female adults. Blake explained that the single car units will have approximately 1,100 square feet while the two car units will have 1,400 square feet. He stated there has been no problem with parking related to the single car garage units located in the Mendota Heights project. Dan Blake requested the commission to consider the economies of maintenance and durability of exterior aluminum siding. He noted that projects and homes in the surrounding area are clad with hardboard, vinyl, aluminum, and brick accents. He stated that the Centex project will use 5 -6 different color schemes. Brian Jorgenson, 7250 157th Street West, asked how these units compare with the Mendota Heights units. Blake responded they are similar but will have at least one different interior unit floor plan and that the prices will be between the mid 60's and mid 90's. Jorgenson asked where the first units will be built. Blake responded the east half of the site will be constructed first with an anticipation that the project will be completed within 24 months. Jorgenson asked for clarification regarding disruption on 157th Street when utilities are installed. Lon Anne responded that only one road cut will be necessary and it will be opened and closed in one day at 157th Street and Garrett Avenue. Katherine Drews, 15720 Gallery Avenue, asked if parking on the site is adequate. Staff responded that it was and in addition guest parking far exceeds the city's requirement. Gary Schupritz, 7180 157th Street, stated that the driveways which exit From the project onto 157th Street cause problems with the homes on the south side of 157th Street. He suggested that the driveways from the project be turned to exit onto Garrett Avenue. McMonigal noted that the driveway exit from the project can be adjusted so that headlights from vehicles exiting the project do not cause reflections or light in living areas of the single family homes across the street. Greg Kopishke of Westwood Engineering and Professional Services, stated that the traffic movement study done for the project indicate that most traffic, up to 80% of the vehicles, will head north from the site through the private road system. No further comment was offered. Chairman Alan Felkner closed the public hearing. 6. LAND USE /ACTION ITEMS A. Vista Telephone Switching Building - Building Permit /Site Plan Review & Variance to Lot Coverage LOCATION: NE Corner of Galaxie Avenue and 132nd Street West PETITIONER: Vista Telephone (PC93- 005 -BV) Associate Planner Meg McMonigal provided a staff review of a project in which Vista Telephone proposes to build a 24' x 36' switching building to be located on a parcel of land adjacent to a utility easement where no other occupiable building could be constructed. She noted that Vista Telephone previously had received approval for a building on this site and now proposes a slightly larger building and the addition of emergency generators. The landscape materials have been reviewed by the City Planning Staff and the Forester with the suggestion that additional pine trees be added to the north side of the project to screen the air 3 handling equipment from adjacent residential areas. McMonigal noted that the project has a residential character and the building will be built of brick. She also noted that the 24' x 36' building covers more of the site than allowed under the current code (20 0 16). The Planning Staff recommended approval of the site plan and the variance for the switching building. Collin Hollsworth, representing Vista Telephone, introduced himself and stated he agreed with the staff presentation. Member Blundetto asked if there was a similar building in the community. McMonigal responded that the Metro Waste Disposal Building at the corner of 160th and Cedar Avenue is similar. MOTION: Member Churchill moved, seconded by Member Blundetto to recommend approval of the site plan subject of the Vista Telephone Building Site Plan subject to the landscape improvements as per the staff recommendations. The motion carried 6 - 0. MOTION: Member Churchill moved, seconded by Member Blundetto to recommend approval of the lot coverage variance for the Vista Telephone building due to the special site conditions listed in the staff report. The motion carried 6 - 0. 611. Sideyard Setback Variance for House Addition LOCATION: 14349 Everest Avenue PETITIONER: Sawhorse (PC93- 002 -V) Associate Planner Scott Hickok provided a staff report in which he reviewed the sideyard setback variance request for the Gould Home, located at 14349 Everest Avenue. He reviewed the discussion of previous meetings regarding the request for a variance and noted that the American Disabilities Act and other State Statutes do not apply to the physical ailments of the occupants of this home. He noted that within the neighborhood 76% of the homes are set on the site similar to this house that is centered in the lot. There appeared to be no unique physical hardship. The staff recommended denial because there were alternate design details and there was no physical hardship of the land. Bill Strong, representing Sawhorse Contractors, described the details of the Post Traumatic Stress Disability the occupant has acquired. He noted that alternative designs simply do not provide the same amount of space or sunlight necessary for the occupant. Bill Strong stated that the occupants, the Gould family are requesting a variance based upon human and physical hardship from the Post Traumatic Stress problems. Colleen Gould explained to the Planning Commission the activities and disabilities which are inherent in Post Traumatic Stress. She noted that this addition of sunlit rooms has been recommended by her husbands doctor. Planning Commission Members discussed the discretion that the Planning Commission and City Council have versus the Staff's strict interpretation of the State Statutes. MOTION: Member Gowling moved, seconded by Member Edgeton to recommend approval of the sideyard setback variance to allow for construction of an addition to within U five feet of the side property line because of the physical and mental hardship of the occupant. The motion carried 4 - 1, with one abstention. 6C. Planned Development Rezoning Subdivision Conditional Use Permit and Site Plan Review for Motor Fuel Sales LOCATION: NE Corner of Palomino Drive and County Road I I PETITIONER: SuperAmerica /Apple Valley Development Partnership (PC92- 062- ZSCPV) City Planner Richard Kelley provided a background report and recommendations regarding the proposed Planned Unit Development and the request for a text amendment to the Planned Unit Development which would allow construction of a Food & Fuel sales operation prior to the construction of a motel on the site as is required in the Planned Unit Development. Kelley described the traffic safety issues and the redesign of Palomino Drive to enter County Road 11 at 137th Street. He noted there was no need to tie the motel to the site plan approval of a Food & Fuel convenience operation. However, the staff was not ready to make a recommendation on the remainder of the site because of the alternative road alignments that may be approved by MnDot and the other cooperating units of government. He noted that a decision on the road alignment would be done within one to two months. Member Churchill asked if entrance to the Food & Fuel operation would be available from County Road 11. Kelley responded there would be no entrance to the Food & Fuel operation from County Road 11 in any of the road alternatives. Ray Connelly, representing the Apple Valley Development Partnership, provided a background history on the 1958 MnDot acquisition of right -of -way for realigning Palomino Drive. He asked the Commission to make a decision on the need to construct a motel in advance of a SuperAmerica store noting that there were other motels proposed in the City of Apple Valley at this time. Member Norris asked if a road alignment was satisfactory to Connelly. Connelly responded that the original plan may be more satisfactory than a more recent plan which moves the frontage road farther to the east. Connelly reiterated that he preferred to have the Commission take action on the motel issue this evening, and then allow him to work with Public Works Director John Gretz to complete the design of the road alignment. MOTION: Member Blundetto moved, seconded by Member Norris to recommend approval of a text amendment to the Planned Unit Development which allows for removal of the language requiring a motel to be the first building constructed within the Planned Unit Development. Jerry Marhuenny, 8722 Highwood Way, concurred with the staff recommendation that no action should occur until the road alignment is determined, especially since the staff estimates it will be 60 days or less before a road decision will be made. He recommended the Planning Commission deny the grocery sales amendment to the code. Dan Gilroy, 8790 Hunters Way, stated that the Planning Commission should table action until the entire redesign of the road system is complete. John Serio, 8740 Hunters Way, stated that the Planned Unit Development is not an easily changed document and asked that the Commission wait to resolve the Planned Unit 5 Development test until the road alignment is complete Member Felkner asked if the Planning Commission were to set aside the "motel first requirement', what happens to the ability to construct a motor fuel station on the site. Kelley responded that a motor food operation on the site could be constructed but access would be needed to the site from either Palomino or the realignment of Palomino Drive. Member Blundetto asked if there would be additional hearings on the road alignment. Kelley responded that no additional Planning Commission action will be necessary on the road alignment, but any recommendations from the Planning Commission should be sent on the City Council and Mayor. Blundetto asked if the changes to the "motel first requirement' does anything else in the Planning Unit Development change. Kelley responded that all the other requirements of the Planned Unit Development would be in place. Chairman Alan Felkner called for a vote on the motion. The motion was approved 4 - 1, with one abstention (Gowling). meeting. A ten - minute recess was declared by Chairman Felkner, at which time Member Churchill left the 7. SKETCH PLAN REVIEWS A. Retail /Office/Warehouse Site Plan Review LOCATION: SE Comer Pennock Avenue & 146th Street West PETITIONER UHI Commercial Real Estate - Tom Baker and Mike Sidehnann City Planner Richard Kelley provided a background report in which he reviewed the 27,000 square foot proposal to construct a office warehouse showroom space which faces Pennock Avenue and 146th Street. He described the zoning in the area as general business and retail business. The existing site is zoned retail, however, adjoining sites to the east are general business. Kelley described the Planning Commission's last deliberation on this issue in which they directed the staff to not change the zoning until a specific use was presented to them. The site plan was reviewed in some detail especially regarding screening of the loading areas, access to 147th Street, and architecture along Pennock and 146th Street. The Commission agreed that this building should have retail architecture along both streets. Tom Baker noted that this was merely a preliminary plat and would be refined to meet the City's requirements. Glass will be installed along both the west and north sides of the building to make the exterior of the building look more like an office. Member Gowling asked that the building designer take precautions to make all three sides which face the street not look like a back entrance. No farther comment was offered. 7B. Sand & Gravel Mining Sketch Plan LOCATION- South of County Road #42 PETITIONER Fischer Sand & Aggregate City Planner Richard Kelley provided a background review of the sketch plan information noting that the final environmental impact statement had been published as of March 1, 1993 for the study area which does include 1,400 acres. The proposed sketch plan is for 320 acres located in the north and central areas of the original FEIS study proposal. He noted that the comprehensive plan for the area illustrates low and moderate density housing with schools and parks. The existing mines in the area include over 480 acres of active mining. The first phase of the Fischer plan would include 20 acres of active mining along the northeast corner of the Fischer property. Materials would be conveyed from the mining area to the west, under County Road 31 (Pilot Knob Road) to the center of section 35 which will be the permanent processing location for Fischer Sand & Aggregate. All mining would be set back 550 feet from the south right -of -way line of County Road 42. Attorney Jerry Duffy representing Fischer Sand & Aggregate, described the impact that the City's new mining ordinance would have on opening a new pit south of County Road #42. To open a new gravel mining pit, the operator must close down an existing pit of similar acreage. In the Fischer proposal, the operator would open a small mine area, reclaim it and then go to the next site. Fischer will move a redi -mix plant and a crusher into the center of section 35 and place it below grade and screen it with berms. John Voss, consulting planner representing Fischer Sand & Aggregate, described the request for a duel designation on the comprehensive plan to allow for mining and multi - family use. He noted that the gravel resource is a regional resource as declared by the Metropolitan Council and that better land development alternatives could occur at a later date than if built today on the same site because: a. There is more varied and expensive residential development in the future. b. More amenities would be available, including up to 282 acres of lakes. C. The project would allow for early development along County Road #42 Industrial Business Park Corridor. d. The project would allow for a large Planned Unit Development to encompass many uses on one site. Voss noted that the operations would be screened from all proposed uses and that gravel mining would delay the demand for City services and schools for 30 -50 years. Voss stated that with an aging population it may be possible to reduce the need for schools by waiting to develop this site until school facilities are available in existing buildings. This project also conserves the highway corridors as they currently exists because the Fischer development would generate no more than 1400 trips per day, whereas a single family housing development on the site would generate 17- 20,000 trips per day. He stated that the tax base from entry level tract homes of $80- 100,000 in value would not create the same tax value as higher value homes created after a redevelopment. Jerry Duffy explained the performance standards on the site and noted that the processing would be below the 930' elevation which is 50 or more feet below the center line of County Road #42. Berms and stockpiles would be used along the south side of the entire project. Noise standards would be adhered to as well as dust standards primarily because the crushing and processing activities would be below grade. The same traffic level that occurs today would be present when the new pit is opened because the same trucks would be used. Conveyors would be used to move materials. The conveyors would be 30 - 35' below the current grades. The new proposal would replace two redi -mix plants, provide better air handling equipment and noise control and be more self- contained. Member Edgeton asked where the main entrance for trucks would be for this project. Duffy responded that all traffic will enter on 150th Street at Johnny Cake Ridge Road. However, the applicants prefer a intersection from the pit to Pilot Knob Road. 7 John Voss explained that the Planning Commission may wish to describe the distance between Apple Ponds Single Family development and the new project.. The existing Barton pit is much closer to the Apple Ponds project than the proposed Fischer pit. 9. OTHER BUSINESS A. Set public hearing for quality surface water runoff standards. MOTION: Member Gowling moved, seconded by Member Blundetto to set a Planning Commission public hearing for April 7, 1993 to hear comment on quality surface water runoff standards and an amendment to the City's Comprehensive Plan. The motion carried 5 - 0. B. Cancellation of May 5, 1993 meeting. MOTION: Member Norris moved, seconded by Member Gowling to cancel the May 5, 1993 Planning Commission meeting due to the National Planning Conference on the same date. The motion carried 5 - 0. C. Televised Meetings. The Planning Commission received a report alerting them that after April 1, 1993, the Planning Commission meetings will be taped for later broadcast through the cable system. D. Multi- family Exterior Siding. Chairman Felkner asked the Planning Staff to review the current multi - family exterior siding ordinance and to ask the Council for direction. A general discussion ensued regarding the impact of multi- family substitute exterior siding for natural materials. City Planner Kelley reminded the Commission that a Homeowner's Association meeting is being sponsored by the City and will be held on May 31, 1993. E. Letter to SuperAmerica. Chairman Felkner pointed out to the staff that the letter sent to SuperAmerica alerting them of the Planning Commission meeting was an incorrect letter. City Planner Kelley will follow up with the property owners. F. Expression of Congratulations and Gratitude to Lon Anne City Project Engineer Lon Aune has taken a new position in the City of Roseville. The Planning Commission expressed it's gratitude and congratulations to Mr. Anne, and wished him well. 10. ADJOURNMENT The meeting adjourned at 11:35 p.m.