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HomeMy WebLinkAbout05/06/1992PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY May 6, 1992 1. CALL TO ORDER Chairman Alan Felkner called the May 6, 1992 meeting of the City of Apple Valley Planning Commission to order at 7:37 p.m. Members Present: Jim Norris, Frank Blundetto, Alan Felkner, Eugene Kitzman, Marcia Gowling, and Karen Edgeton. Members Absent: Jeannine Churchill. Staff Present: Dennis Welsch, Meg McMonigal, and Lon Anne (Richard Kelley arrived at 9:30 p.m.) Others Present: See the sign -in sheet. 2. APPROVAL OF THE AGENDA The agenda was approved as submitted. 3. APPROVAL OF THE MINUTES OF APRIL 15, 1992 The minutes of the April 15, 1992 meeting were approved as submitted with Eugene Kitzman, Alan Felkner, and Marcia Gowling abstaining. 4. CONSENT ITEMS (One motion sends items needing no discussion on to the City Council with the staff recommendations.) MOTION: Member Kitzman moved, seconded by Marcia Gowling, to approve the two items on the Consent Agenda. The motion carried 6 - 0. 5. PUBLIC HEARINGS A. Auto Park - Zoning, Preliminary Plat, Conditional Use Permit, and Site Plan Review LOCATION: Along 151st Street West, Between Galaxie and Garrett Avenue PETITIONER: Rydell Company (PC92- 027 -ZCPB) STAFF REPORT: Dennis Welsch - May 6, 1992 Planning Commission Minutes May 6, 1992 Page 2 Dennis Welsch presented the staff report dated May 6, 1992. The request is for a rezoning from a combination of retail business and general business to general business or a planned development, preliminary plat, which would vacate 151st Street, and a conditional use permit for outdoor display sales and storage. The Commission also has to review the site plan and make a recommendation authorizing the building permit. The development as proposed includes property both north and south of 151st Street. The proposal is to vacate 151st Street so that the entire parcel can be used for a Valley Ford Car Dealership. A building of 30,000 square feet is proposed ^r 30,eQDDzgm ^r° X-. ot-to be located just south of the existing 151st Street. The area between 151st Street and County Road 42 would be used for display of automobiles. Dennis Welsch reviewed the building location and noted the reconstruction of 151st Street with boulevards to make more of entrance into the adjoining parcels. The expected traffic to be generated from this development ranges from 1,437 to 3,606. With the additional property in Outlet A being developed, the eventual total number of trips generated is expected to be between 2,491 and 6,250. Valley Ford expects to have approximately 150 full -time employees. Dennis Welsch reviewed a traffic engineering report from Glen Van Wormer of Short, Elliot, Hendrickson. Mr. Van Wormer analyzed the site for the City and indicated that closing 151st Street could work, provided that two items occur. These include: 1) Garrett Avenue being extended south to 153rd Street 2) 152nd Street be constructed between Galaxie and Garrett. These two streets would need to be constructed in order to provide local property access. He also indicated that the City may consider turning back the western stub of 151st Street to the adjacent property owners. Commissioner Edgeton asked which street would have parking, and was told there would be no parking on the new 151st Street. She also asked if the new road coming in off of County Road 42 would be a right in- and -out only. She was told that was correct. Commissioner Kitzman asked what the inventory of cars would be. He was told there would be 336. Chair Felkner asked if the lights meet the downtown design guidelines, and was told they do not meet the downtown design guidelines and have brighter foot candles than the City recommends. Chair Felkner asked if there are 146 new jobs, how many net jobs will there be, subtracting out the existing jobs at their current facility. He was told there are approximately 25 full -time jobs at their existing facility, resulting in at least 100 net full -time jobs. Commissioner Gowling asked about customer parking, she was told there was enough parking around the building for 66 vehicles. A video showing a computer generated image of the site was shown to the Planning Commission. This video showed how the site would look from different angles and approaches to the site. A video was developed by Macro -Media Inc. to show the Planning Commission how the site will look. Planning Commission Minutes May 6, 1992 Page 3 Darwin Lyndahl, the architect for the project, made a brief presentation. He indicated that the Rydells are not typical auto dealers. They are concerned with safety and clear, concise, and pleasant site design. He clarified that the light poles are 25 feet high with a hood that has a soft -edge. The light source would not be visible from adjoining parcels. The lights would be the same as on the Saturn facility in St. Paul. He indicated that the landscaping is extensive and there will be boulevard trees on all of the streets as well as ornamental trees in the islands in the parking lot. Around the building there will be what they call "casual" display of cars. They will have pavers on which to display these cars. He also indicated that service is emphasized as much as sales in this operation. The building has a north orientation, the service doors for the employees will face southeast, and the service doors for the customers will face southwest. He indicated that they try not to have the service doors open to north because of the ice buildup in the winter. Mr. Lyndahl also indicated that the building has masonry around the base with dryvit materials for the balance. He indicated that the building will be an off -white color in order to make it light, bright, and cheerful. He indicated that there is no back to the building. The service bay doors are on both the west and the east. Regarding utilities, Mr. Lyndahl said that the Ford Dealer will hook -up to the City services and will drain according to the City Storm Water Plan. Mr. Lyndahl indicated that the Rydell's own the Saturn Dealership in White Bear Lake. He showed slides of the building in White Bear Lake. Mr. Jim Price of Rydell was the next speaker. Mr. Price is the Administrator of Project Development for the Rydell Group. He indicated that his job is to look for sites in communities where they can develop a good relationship with the community. He indicated that they like to help other partners in the automotive industry. He hopes there are opportunities to develop franchises on the balance of the site. The anchor project will be a Ford Dealership. He hopes the future sites will be 3 to 4 other types of dealers. He clarified that there is not a body shop in the proposal at this time. He realizes there is concern about closing the road by the existing car dealership and the auto mall. The idea is to develop a grand entrance to the area, so they came up with a theme of a boulevard. He indicated they face the building with the entrances to the south and the west and that the design of the building looks the same all the way around. He said there would be up to 150 jobs rather quickly, and that these would be full -.time jobs. He indicated that they hire through a rigorous system and train their management from within. Most of their sales people are on salary versus commission. They currently employ 1,200 people in 14 dealerships. Commissioner Norris asked if there would be fencing around the property and was told there would not be. Commissioner Kitzman asked if there would_ be a fear of traffic through the lot. Mr. Price indicated he is confident that there wouldbecause of the design of the site. Commissioner Blundetto asked if this will have any effect on the Farmington Ford Dealership and was told there would be none. He asked if the Apple Valley Ford Dealership would lose any jobs and was told that the existing jobs would be transferred to this site. He also asked about snow storage on the site, and was told that because inventories are lower in the winter, there will be room for snow storage on the site. He also asked about storm water ponding and was told that the storm sewer is in place but on -site ponding may be required. The Target parking lot is an example of how on -site ponding can be accomplished. Planning Commission Minute May 6, 1992 Page 4 Commissioner Kitzman asked if there would be any gas or oil storage on the site. He was told by Mr. Price that there is no gas on -site, and although there will be oil, there will be no in- ground storage. Commissioner Edgeton asked if there is parking on both sides of 151st Street at this time. Although there is now, the proposal is to have no parking on 151st Street. She also asked where the proposed entrances would be on the future lots and was told there could be two, three, or four franchises that could have entrances from around Outlot A. Commissioner Blundetto asked if the trailers with cars would drive on the site to be unloaded. Mr. Price indicated they would be unloaded on -site. Commissioner Gowling asked if there was a sign plan for this site. Mr. Price indicated that a sign package has not been developed yet. Commissioner Norris asked if signs will be included in the final presentation. He was told they would be. Commissioner Edgeton noted that it was a unique building in that there is not a back to the building. Chair Felkner opened the Public Hearing for the public. Mark Hebert, the owner of the Auto Mall, asked that the process be put on hold, as there is not enough engineering analysis on the closing of 151st Street, He indicated that he felt that the impacts cannot be pinned down, and that there are too many variables. Mr. Hebert said his mall was built in 1987, but he did not achieve occupancy until three years had passed. He is worried about suddenly severing 151st Street without knowing what the effects are. He indicated that he has 50 head of household jobs in his mall and that the mall has a $1.1 million value, which pays $62,000 per year in taxes. He believes that the negative impacts on his project have to be taken into effect and that there is not enough information to make a decision. Commissioner Norris asked Mr. Hebert what the variables are that affect his business. Mr. Hebert indicated visibility loss, ease of access loss, and the potential of losing jobs. Mr. Price indicated that the road from County Road 42, which has been dubbed "Auto Avenue" was not requested by the petitioner, but was suggested by the City in order to serve the Auto Mall and the Chrysler Dealership. Mr. Price indicated that his project would include $1.3 million for site improvements and $4.7 million for the Ford complex in total. Mr. Hebert indicated that traffic generated by the Auto Club Road is a plus. He also said that he wants the Ford Dealership here, but thinks it can be achieved without closing 151st Street. If closed, he would like to address the issues of on- street parking, egress, ingress, and pedestrian traffic. Commissioner Edgeton asked Mr. Hebert if the Auto Mall is considered a destination business. Mr. Hebert indicated that there is a ratio of drive -in and destination business. He indicated that the majority of it is "destination ". Mr. Hebert indicated that he thinks it is premature to consider a PUD for the whole project when they don't know what the future franchises will be. Planning Commission Minutes May 6, 1992 Page 5 Commissioner Edgeton asked how would visibility be hurt if the street is closed. Mr. Hebert indicated that the back of the site faces County Road 42. The front entrance is on 151st Street. Commissioner Edgeton asked Mr. Hebert what changes he would want with this proposal and why. Mr. Hebert indicated that he doesn't know the specifics of the engineering, but would like further analysis. He thinks that the main entrance to the Ford Dealership would be through Garrett and the traffic would come from the west. He would like the orientation to come from the east along 151st and Auto Avenue. Mr. Price indicated he feels they will draw people from County Road 42. Commissioner Felkner asked about the orientation along the front and the back of the building. A discussion ensued on orientation. Mr. Price indicated that it was their risk to get the customer to the front door. Commissioner Norris asked Mr. Hebert about on- street parking. Mr. Hebert indicated that they could achieve 20 -30 stalls on their site with parking setback variances. He was told that it could possibly be funded by tax increment financing. Commissioner Norris asked Mr. Hebert about pedestrian traffic. Mr. Hebert indicated that he definitely wants to see a pedestrian route from his area to the Target area for his customers. Commissioner Blundetto asked for clarification on the west portion of the road. Dennis Welsch told him that the traffic consultant has suggested that the City may not want to keep the stubbed road in the area, and could deed it back to the property owners on either side. Commissioner Blundetto asked if Garrett has been enhanced by the boulevard treatment. He was told that it is an existing street and would not be changed via this proposal. Dennis Welsch indicated that Garrett and County Road 42 is a signalized intersection and that there is a stacking problem along Garrett between County Road 42 and 151st Street. Jim Price indicated that both the bank and Superamerica think it is an advantage to have this dealership in the area. Mr. Hebert indicated that regarding signs he would prefer to have variances versus a planned development. Mike Grossman of Sunnyside Chrysler spoke next. He indicated that he has been on this site since 1974 and is concerned with closing 151st Street. He indicated that he was amenable to the City putting the gateway monument on the corner of his property because the increased traffic to Target would improve his business. He believes that closing 151st Street would mean less traffic that would pass by his business. He thinks the traffic would enter Target at Garrett and County Road 42 and is concerned about the congestion that may occur there. He indicated that he doesn't think that people are going to take 152nd Street around to Target. He said that he thinks the City should not have to give up 151st Street for this project. John Hogenson, Attorney for the Rydell Group, spoke next. He indicated that the timing is important to Apple Valley Ford because of the Winkler purchase agreement. He also indicated that this dealership needs to move as soon as possible or they will develop elsewhere, because the seasonality of the business. He indicated they need a construction start in July or Planning Commission Minutes May 6, 1992 Page 6 August to open in the spring. He also indicated that the project only works if 151st Street is closed because the ten acre site needs visibility on County Road 42 in order to work. Paul Graffunder, a leasee of the Auto Mall, spoke next. He indicated that the business on 151st Street did not support themselves until 1991 and he feels it was because of Target opening. He is a tenant of the Auto Mall, but he has not talked to Ford about this project. He is concerned about the stacking problem on Garrett Avenue if 151st Street is closed. He would like the Ford entrance at the northeast corner and feels he would gain some of the pass -by traffic back if the entrance were near his business. He is also concerned about reconstructing 151st Street with the boulevard in that if the roads are closed in June or August, it would be detrimental to the busiest season for his operation. He indicated that he would like a sidewalk from the Auto Mall over to Target. Commissioner Edgeton asked about the signage on the Auto Mall. Mr. Graffunder indicated that the monument sign on County Road 42 is difficult to read and that people do not see it. Commissioner Edgeton asked if the Ford sign will help draw customers to Auto Park Drive. Mr. Graffunder said that they need more signage and they need to have more Ford traffic on 151st Street and Auto Avenue. Commissioner Blundetto asked about traffic counts. Mr. Price indicated they expect about 200 customers per day. Mr. Grossman asked if the traffic on 151st Street shocked the Staff, and was told that the traffic on Galaxie was the surprising amount to the City Staff. Mr. Grossman also indicated that he bought based on Dick Winkler's plan for the area. He indicated that he doesn't want 151st Street closed at all and feels the problem will be build -up of traffic on County Road 42 from Rosemount into the Target site. Mr. Hebert indicated that he thinks the trees will diminish the views along County Road 42 and that more visibility is needed on 151st Street. Sandra Lipsey, President of First Bank Apple Valley, said that she is enthusiastic about the project and feels it will not have an impact on her business. However, she is concerned about Garrett and County Road 42 and the stacking at the light and turning pattern. She needs to talk to Staff about this issue. Superamerica and the bank lot both exit onto Garrett Avenue and have a conflict in turning movements. Ola Lervik, owner of a women's clothing store in Southport Center, indicated that they also have a visibility problem. She said that many of their customers use 151st Street to get to the Center and she herself uses it every day. She is concerned about customers having to zig- zag through the parking lot of Target and is concerned about losing business because of this. Mr. Graffunder asked if there was consideration of a bridge or overpass. He also asked if there has been consideration to 151st Street being brought around the building. Commissioner Kitzman asked if other alternatives have been looked at, including a bridge, speed bumps, a stoplight in front of the buildings. Dennis Welsch indicated that the traffic engineer could look more completely at some of these things, as well as the Police and Fire Department. Planning Commission Minutes May 6, 1992 Page 7 Ola Lervik asked what would be enough of a significant amount of traffic to keep 151st Street open. She was told that a road such as 151st Street has a capacity of 6,000- 10,000 trips per day and currently has about 2,500. Commissioner Norris asked if the petitioner had a purchase agreement on the entire site and was told there is. Mr. Hebert indicated that he wants the City to look further at the ingress /egress of the area and wants to know the amount of traffic flow generated and what directions it comes from and goes to. Mr. Graff under asked if Saturn developed on the east, would it be to Price's advantage to focus Ford to the east as well. Mr. Price indicated that they have looked closely at orientation in order to come up with this plan. Commissioner Edgeton asked which entrance customers will use. Mr. Price said that Auto Avenue would most likely be used for sales and 152nd Street would be used for service. Commissioner Felkner encouraged the petitioner to work with the Staff to look at some of these issues further. The Public Hearing was closed. 5B. Amoco Motor Fuel Station - Preliminary Plat, Conditional Use Permit, and Site Plan Review LOCATION: Southwest Corner of Cedar Avenue & 147th Street West PETITIONER: Amoco Oil Company /Clark Oil and Refining Corporation STAFF REPORT: Meg McMonigal - May 6, 1992 Chair Felkner opened the public hearing. Meg McMonigal provided a background report dated May 6, 1992. She indicated this was a public hearing for a preliminary plat, a conditional use permit and also a site plan review with variances and consideration of sign variances. The redevelopment includes a relocation of Glenda Drive with maintaining a twenty mile per hour design. A relocation of the entrances on 147th Street from two entrances to one entrance in the middle of the site and an additional entrance on Glenda Drive. The downtown sidewalk and streetscape amenities would be relocated on 147th Street. A series of variances were requested, including a twenty -two foot variance to Cedar Avenue for the canopy setback, a fifteen foot variance to the parking setback requirement around the site and a fourteen foot variance to the required rear yard setback for the building. McMonigal indicated that Amoco would like to request action on the project tonight because of the construction timeline. Alan Czanstkowski of Amoco indicated that he would like action on the proposal because Amoco is suffering cutbacks and is concerned that if he doesn't get the project underway that it could be delayed. He indicated that Amoco would be able to change the color from a gray brick to a reddish brown brick. He distributed photographs from other recently completed Amoco stations around the metropolitan area. Planning Commission Minutes May 6, 1992 Page 8 Commissioner Norris asked Mr. Czanstkowski why the sign variances are necessary. Mr. Czanstkowski indicated that this is prime corner and that identification was needed. Commissioner Edgeton asked if the Staff feels comfortable with this size of a building. Meg McMonigal indicated that the store is small but the canopy is large. The Staff thinks the circulation will work on the site. Commissioner Blundetto asked about the old site across Glenda Drive from this site. Mr. Czanstkowski indicated that when Amoco receives a building permit for this site, they will demolish both the Clark station building and the old Amoco building at the same time. Commissioner Blundetto asked if there was a spill on the old Amoco site and was told there had been some leakage and it was being monitored and dealt with through the Minnesota Pollution Control Agency. Commissioner Gowling asked about signage for the site. She asked about the variance for the canopy and if the signs were the same as on 76. Meg McMonigal indicated that she preferred to work through the history of signs on other sites similar to this before making a recommendation on sign variances. Paul Graff under of Union 76 asked what the dimension of the canopy is. He was told it was 102'8" x 24' x 47'. The canopy is almost twice as large as Paul's Union 76. The architect for the project, Brian Wass, indicated that there is a code issue of whether a ten foot setback from the canopy to the building is necessary. Paul Graff under indicated that he would object to the canopy being within ten feet of the building as he was not allowed to come within ten feet of his building. Meg McMonigal indicated that this was a building code issue and the building inspection staff is aware of it. Chair Felkner closed the Public Hearing. MOTION: Marcia Gowling moved, seconded by Eugene Kitzman, to recommend approval of the preliminary plat. The motion carried 6 - 0. MOTION: Eugene Kitzman moved, seconded by Frank Blundetto, to recommend approval of the conditional use permit with the condition that compatible red or brown brick be used on the exterior of the building. The motion carried 6 - 0. MOTION: Eugene Kitzman moved, seconded by 6Jim Norris, to recommend authorization of the building permit with the variances on the site and the red /brown brick building and the canopy supports having the brick exterior. The motion carried 6 - 0. MOTION: Eugene Kitzman moved, seconded by Marcia Gowling, to table the sign variances to the May 20, 1992 meeting. The motion carried 6 - 0. 7. DISCUSSION ITEMS It was suggested that item 8B - the "Why Plan..." be rescheduled for dune 3, 1992 at 6:00 p.m. with a light dinner for the Planning Commission. Planning Commission Minutes May 6, 1992 Page 9 8. OTHER BUSINESS A discussion took place regarding the officers of the Planning Commission. Chair Pro - tem Edgeton assumed leadership of the meeting in order that Chairman Felkner could be renominated. MOTION: Eugene Kitzman moved, seconded by Marcia Gowling, to nominate Alan Felkner as Chairman of the Planning Commission. The motion carried 5 - 0. MOTION: Marcia Gowling moved, to cease nominations. MOTION: Eugene Kitzman moved, seconded by Marcia Gowling, to hold unanimous adoption of Chairman Alan Felkner. The motion carried 5 - 0. MOTION: Marcia Gowling moved, seconded by Eugene Kitzman, to nominate Karen Edgeton as Chair Protem. The motion carried 5 - 0. MOTION: Marcia Gowling moved to cease nominations. MOTION: Eugene Kitzman moved, seconded by Marcia Gowling, for unanimous adoption of Karen Edgeton as Chairman Protem. The motion carried 5 - 0. MOTION: Marcia Gowling moved, seconded by Karen Edgeton, to nominate Eugene Kitzman as Secretary of the Planning Commission. The motion carried 5 - 0. MOTION: to cease nominations. MOTION: Joe Norris moved, seconded by Frank Blundetto, to accept Eugene Kitzman by acclamation. The motion carried 5 - 0. MOTION: Marcia Gowling moved, seconded by Karen Edgeton, to reaffirm the Planning Commission By -laws for operation in the current business year. The motion carried 6 -0. MOTION: Eugene Kitzman moved, seconded by Marcia Gowling, to adjourn. The motion carried. The meeting was adjourned at 11:07 p.m.