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HomeMy WebLinkAbout03/04/1992CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES March 4, 1992 1. CALL TO ORDER Chairman Alan Felkner called the March 4, 1992 meeting of the City of Apple Valley Planning Commission to order at 7:32 p.m. Members Present: Jim Norris, Jeannine Churchill, Alan Felkner, Eugene Kitzman, and Karen Edgeton. Members Absent: Marcia Gowling Staff Present: Meg McMonigal, Scott Hickok, Lon Anne, and Dennis Welsch. Others Present: See the sign -in sheet. 2. APPROVAL OF THE AGENDA The agenda was approved as submitted with one exception. Item 5A, the Capital Improvements Program, will be moved to Item 5C. 3. APPROVAL OF THE MINUTES OF FEBRUARY 5, 1992 AND FEBRUARY 19, 1992. The minutes of the February 5th and the February 19th meeting were approved as submitted. 4. CONSENT ITEMS (One motion sends items needing no discussion on to the City Council with the staff recommendations.) None. 5. PUBLIC HEARINGS 1 4, Oxford Hollow Preliminary Plat and Site Plan Review - 46 Townhomes Located in the Southeast Corner of Cedar Avenue and Zoo Road LOCATION: Southeast Quadrant of Intersection of Cedar and Highway 77 PETITIONER: Good Value Homes, Inc. (PC92- 011 -SB) STAFF REPORT: Meg McMonigal - March 4, 1992 Chairman Alan Felkner opened the public hearing and requested the Planning Staff to provide a background report and recommendation. Associate Planner Meg McMonigal reviewed the Comprehensive Plan Designations for the site (Medium Density) and the Zoning for the site (M3A and M4A). She described the project as a 46 -unit townhouse project with a private road system. Planning Commission Minutes March 4, 1992 Page 2 Each building would have between two and six units per building. McMonigal noted that since the last meeting the applicants had provided additional parking in bays and on the street and had revised the landscape plan to include more screening of Cedar Avenue. The developers had also agreed to meet the City requirement of 50% brick or masonry materials and 50% wood siding. McMonigal noted that all zoning requirements have been met by the petitioner and that the petitioner has asked the Planning Commission to consider acting on this issue at this evening's meeting. She stated that the staff recommends approval of this project. Member Kitzman asked who will enforce parking requirements within the project. McMonigal responded that the Homeowner's Association is responsible for all maintenance and parking requirements on the private street system. John Petersen, Vice President of Good Value Homes, explained the market for the townhouse units will be residents from 45 -65 years of age with an existing home of $110,000 to $180,000. Over 50% of these units will be single -level units without steps. The buyers wish to invest less in the townhouse project than they currently have invested in the single- family homes. The townhouse project will have an average unit price of between $80,000 and the low $100,000's. Petersen described Good Value Homes as a builder within the Twin Cities for the past twenty - three years. They have provided attached housing to many markets since 1978. They are currently working in Eagan, Apple Valley, Woodbury, Oakdale, Maplewood, Anoka, Andover and Lakeville. A model recently constructed in the City of Oakdale is the closest design to the proposed units for this site. Member Kitzman asked for clarification regarding how the outlot at the southeast corner of the project would be used. Mr. Petersen responded that the outlot would be included as the entrance road to the project and would be included in the final plat. He stated that within the road system the developers are agreeable to eliminating a decorative island within the middle of the entry road if necessary to meet City Codes. He also explained that a pedestrian sidewalk or linkage will be provided from the townhouse unit area to 132nd Street along the edge of the entry road. Petersen stated that Good Value Homes would prefer to have a maintenance free siding material for these units since there would be less deterioration and the materials, such as aluminum and steel siding, have improved in quality during the past decade. He questioned the long term financial health of a Homeowner's Association which must maintain cedar siding. Chairman Felkner stated that the City's policy has been that multi - family units must be constructed of materials similar to those of the structure surrounding it. In this case, that would require masonry and natural wood materials. Member Churchill asked for clarification regarding the history of the Zoning and Comprehensive Plan Designations on the site. McMonigal noted that the site was zoned M3A and M4A in 1990. Prior to that, it had been zoned RI, large lot single family in anticipation of further development. She also stated that the Comprehensive Plan has designated this southeast corner of the intersection of Cedar Avenue and the Zoo Boulevard as multi- family since 1968. A general discussion of the Zoning and Comprehensive Plan Designations ensued. Planning Commission Minutes March 4, 1992 Page 3 Douglas Weiss, 7190 131st Circle, a resident of Salem Woods expressed concern about the zoning and the history of the site as an RI designation. Marie Pyle, 7210 131st Circle, opposed the project because she felt the units would not be occupied by citizens between the ages of 45 and 65. She felt more students would be residents of the project. She explained to the Commission that she had contacted Greenleaf School and the current enrollment was 850 students and is expected to be 920 students in 1993. She explained that Oxford Hollow would create more students and the need for busing of students to another school. Chairman Felkner explained the process of identifying number of occupants per unit and the number of school children per development. These statistics are available at the School District Offices. Janet Fee, 13185 Galleria Place, explained that she did not know the project was proposed. She asked if the project would be approved for rental units and asked whether the developer would provide additional screening between the back of the adjacent residential lots and entry road to the Oxford Hollow project. John Petersen of Good Value Homes stated that Good Value has never sold rental units. All townhouse units constructed by Good Value have been sold as owner occupied units. The average age of a buyer in a Good Value Home project is age 55. Tom Chase, 13155 Galleria Place, expressed concern with traffic capacity and the landscaping Robert McHugh, 13650 Geyser Path, expressed concern with the parking and the snowplowing. Chairman Felkner stated that every unit will have a minimum of two car garage and two parking spaces in front of the garage. Mr. McHugh stated that occupants of these townhouse units would have difficulty with the Capital Gains Tax if they are selling an existing home to move to this site. Bridget Leibold, 7197 131st Circle, expressed concern with traffic and parking and with the upkeep of the units. She stated that 132nd Street may not be safe for children. Alan Giangreco, 7335 Upper 136th Street, asked for further information on the developer's research for the market. Mr. Petersen responded that this project is not a retirement project and cannot be categorized as being used for one segment of the market. He noted that single adults and older professionals also live in this type of housing. Mr. Giangreco expressed concern with the value of the project versus the homes in the area and expressed concern about the traffic through the Eagle Ridge Development. He stated he had met with the Mayor last year concerning police monitoring and traffic. City Project Engineer, Lon Anne, explained the State Warrant System for stop signs and warning lights. Meg McMonigal noted that the staff has experienced mixed results with stop signs and that the stop sign itself may create a false sense of security for pedestrians. Joanne Carlson, 13131 Galleria Place, expressed concern with increased traffic on 132nd Street and Galleria Place, noting that many children leave the Galleria Place area to cross 132nd Street to the Greenleaf School. She said the density was too high for the project and not in keeping with adjacent properties. She questioned the market studies and the noise from adjacent Cedar Avenue. She asked the Commission to consider the resale value of the townhouses. Planning Commission Minutes March 4, 1992 Page 4 McMonigal explained that 132nd Street is a neighborhood collector street with sidewalks on both sides and it is designed to handle up to 6,000 vehicles. Lon Anne explained that currently 132nd Street carries less than 1,000 trips per day. Member Edgeton asked the staff what the capacity of 132nd Street would be if all remaining land that is undeveloped, were developed adjacent to this street. McMonigal responded that the Comprehensive Development Plan projects that traffic will still be well within the 6,000 capacity. Doug Weiss asked for further information regarding the capacity of the street and the blind intersections at 132nd Street and Galleria. He asked if signage could be installed at this intersection cautioning drivers. Hunt Gildner, 13186 Garnet Avenue, expressed concern with the consistency of land use and the density in the entire neighborhood. He also expressed concern with the traffic in the area and the park and ride lot located at 132nd and Galaxie Avenue, thus creating a traffic tangle. He also expressed concern with the hills in the area which create visual problems for safely driving vehicles. Beth Kroll, 13145 Galleria Place, stated she had moved into the neighborhood in September. Her house backs up to this project and is concerned with the mix of housing units. Chairman Felkner expressed his concern with the information provided by the realtors in the area. He suggested the concerned citizens discuss the speeding issues with the police department and with the City Council. He explained that the City does have several styles and types of housing and does not attempt to "put all eggs in one basket" Doug Weiss expressed concern with the taxes and the land use on the surrounding parcels. Hunt Gildner asked the Commission to table consideration of this issue until a future meeting and to keep the neighborhood consistent with projects of similar size and density. He asked the Commission to consider whether deed restrictions might be available to prevent rental of the property. There was no further comment. Chairman Felkner closed the public hearing. Member Norris recommended that no decision be made tonight and that two items be added to the review of this project to include: 1) screening along the east side of the project and 2) traffic control measures on 132nd Street. At the future meeting, the staff should make a complete recommendation regarding the details of the project. Member Kitzman also recommended that no decision be made tonight and the adjacent homeowners work with the developer to improve the project including screening. There was a consensus of other members that there should be no vote on this project tonight. Chairman Felkner stated that the project will be held over for a decision by the Planning Commission on March 18, 1992. Planning Commission Minutes March 4, 1992 Page 5 5C. LOCATION: STAFF REPORT: Conditional Use Permit for On -Sale Liquor Operations 14805 Granada Avenue Larry Neck (PC92- 012 -BC) Dennis Welsch - March 4, 1992 Member Karen Edgeton temporarily stepped down from the Planning Commission to sit in the audience and listen to the public discussion. Chairman Felkner opened the public hearing and requested the staff to provide a background report and recommendation. City Planner Dennis Welsch provided a background report dated February 28 1992 in which he reviewed the nature of the conditional use permit request for a restaurant which could serve liquor. He also reviewed the improvements to the building, the parking spaces available and proposed to be used, and the lighting, security, and landscaping. He noted that the project is consistent with the Comprehensive Plan and the Zoning Code. Parking is available through a mix of on -site and joint use parking, even if the seasonal sidewalk cafe is not built. The security, lighting, and signage of the proposal meet the City's standard. He recommended approval of the conditional use permit for the on -sale liquor operations. Reid Hansen, 14450 South Robert Street, representing the Granada Shopping Center Partners, stated that while Apple Valley is interested in attracting more restaurants and the Apple Valley old liquor store is currently owned by the Apple Valley Economic Development Authority, there are significant parking issues. He noted that the Granada Shopping Center partners have a cross parking easement agreement with the property owner of the old Apple Valley Liquor Store and are concerned about the extension of a patio into that parking easement, He noted that the proposal reduces the parking on the site by six spaces and that in 1990 the shopping center had 208 spaces. In 1990 the planning staff had calculated that 195 spaces would be required but currently after the revision of the parking spaces and the construction of the ring route, 183 parking spaces now exist. He stated that the tenants of the Granada Shopping Center consider the parking problem difficult presently. Parking overflow from R- Berry's and other locations currently parks in the Granada parking lot. The patio and change use exacerbate the problem. He urged the Planning Commission to correct the parking problem and to require restaurant uses to provide more parking space than retail uses. Sybil Wilinsky, Manager of the Granada Shopping Center, stated that it was difficult for many customers to find a parking space during peak use times. She asked the Commission to compare the uses of space over time. She stated that attracting new tenants to the shopping center after seeing a full parking lot is very difficult. Mrs. Wilinsky noted that the proposed restaurant would use over one -third of all the parking spaces in the shopping center parking area. She also expressed concern over losing 25 spaces when the shopping center parking area was redesigned. She stated concern that the peak times for all existing users are the same as those for the restaurant and urged the Commission not to jeopardize the business that already exists. Chuck Heglund, Manager of the Big A Auto Parts Store, objected to the increased traffic and noted that the Friday night parking problem is already overloaded. He stated this new store would be a burden on the Auto Parts Store. Planning Commission Minutes March 4, 1992 Page 6 Dennis Boldt of Granada Laundry stated that the parking capacity was not great enough to absorb the new restaurant and he was opposed to issuance of a conditional use permit. John Gott, Granada Barbers, stated that the majority of his customers use the premises between 4:00 and 8:00 p.m. when parking is at a premium. Lauren Getz of the Children's Store stated that her concern was with the type of parking and traffic which may occur. Her store caters to families and children with a peak traffic period at 4:00 p.m. She also expressed concern about restaurant staff parking in the same parking area where the customers currently park. John Albertson, owner of the Karate Store in the Granada Shopping Center, stated that there was not enough parking for staff and that an outdoor patio exacerbates the problem. Karen Edgeton, the Printing Center, stated that adding a patio requires additional seating and parking space requirements as shown in the staff report. The additional 17 spaces would be required when the seasonal patio is being used and those spaces are in addition to the spaces lost by the construction of the patio. Eugene Kitzman asked applicant Larry Neck to describe the business use period for a patio. Mr. Neck noted that the patio is normally open from late April until mid- September. Sybil Wilensky noted that the outdoor patio actually loses 8 spaces but requires more customer parking space. She summarized comments from the tenants in the surrounding buildings who were opposed to the project. She noted that up to 50% of all parking used by the Center would be used for the restaurant alone. Ron Mielke, representing applicant Larry Neck, stated that the patio adds promotion and new clean design to the area. It also will provide new landscaping but will require a loss of 5 parking spaces. The peak hours of use can be accommodated between a good mix of other users in the future. Sybil and Seymour Wilensky asked for clarification regarding seating capacity, handicap access, and the method of counts used for parking. Mr. Wilensky noted that a basic restaurant serving family food, but no liquor, may be appropriate for this location. Member Churchill asked the staff to provide a list of the businesses in the centers; a copy of the cross parking easement; a list of the hours of operation of each business in the center; and the parking required for each business based upon the City Code; the history of the center and its renovation process. Member Kitzman asked for clarification regarding who must approve the parking easement agreement. Reid Hansen responded that the property owners have to approve changes in the number and location of parking spaces. Alan Felkner closed the public hearing. No action was taken. Member Edgeton reentered the meeting. Planning Commission Minutes March 4, 1992 Page 7 5A. LOCATION: PETITIONER: STAFF REPORT: 1993 -1999 Capital Improvements Program City -wide City of Apple Valley (PC92- 005 -P) Meg McMonigal - March 4, 1992 Alan Felkner opened the public hearing on the Capital Improvements Program. Associate Planner Meg McMonigal defined the Capital Improvements Program and its various elements. She noted that the program is a seven year plan, of which the first year is a plan, and years 2 -7 are guides for future development. The Capital Improvements Program is a portion of the long range Comprehensive Plan of the City of Apple Valley. McMonigal described the improvements proposed by each department and funding sources for each improvement. Chairman Felkner asked for public comment, there was none. Chairman Felkner closed the public hearing, The Planning Commission will hear further discussion regarding the Capital Improvements Program at its March 18, 1992 meeting. 6. LAND USE /ACTION ITEMS 6A. McDonald's Restaurant Front Yard Setback Variance LOCATION: 7667 150th Street PETITIONER: McDonald's Corporation - Jerry Roper (PC92- 013 -V) STAFF REPORT: Scott Hickok - March 4, 1992 Associate Planner Scott Hickok provided a background report in which he described the McDonald's request for a 4' front yard setback to allow for construction of a sunroom child play area on the south side of McDonald's Restaurant. The addition is a modular unit measuring 56' by 19'8 ". He stated that the setback should be measured from both the frontage road and the arterial street. He also reiterated that the downtown design standards address this proposal in allowing for more activity closer to the sidewalk and street face of the building. The building materials and design are appropriate for the site, but landscaping, lighting, and pedestrian access should be improved. The applicant has been working with the planning staff to provide details. The planning staff recommended approval of the 4' variance. The recommendation had the following conditions: 1) McDonald's Corporation work with the staff to provide suitable landscape plans. 2) No door be designed on the south or west sides of the addition. 3) The handicap stalls that abuts the east side of the addition be relocated. 4) Lighting within the parking lot be modified to comply with the downtown design guidelines. 5) Additional pedestrian access from the eight foot sidewalk be installed including a walkway and striped isle in the front parking area. MOTION: Member Norris moved, seconded by Member Churchill, to recommend approval of the 4' variance to construct a modular sunroom child play area at the McDonald's Restaurant located at 7667 150th Street, as per the staff recommendations. The motion carried unanimously. Planning Commission Minutes March 4, 1992 Page 8 7. DISCUSSION ITEMS -None- 8. OTHER BUSINESS A. Resolution of Thanks to Joe Nordlund. MOTION: Member Norris moved, seconded by Member Churchill, to offer resolution number 3/4/92A which thanks Member Joe Nordlund for service and commitment to the community and to the Commission. Mr. Nordlund is moving to another community. The resolution carried unanimously. B. Membership and Reappointment Commission members asked for clarification regarding whose term was up for reappointment in March of 1992 and when an additional member will be appointed to the Commission to fill Mr. Nordlund's term. The staff will provide further details at a future meeting. After the Council has appointed members to complete the Planning Commission, the next meeting will include a business meeting to elect officers and organize the year's work. C. Other Business Member Norris stated that he will not be available for the March 18, 1992 meeting. 9. ADJOURNMENT The meeting adjourned at 11:15 p.m.