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HomeMy WebLinkAbout05/20/1992PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY May 20, 1992 1. CALL TO ORDER Chairman Alan Felkner called the May 20, 1992 meeting of the City of Apple Valley Planning Commission to order at 7:35 p.m. Members Present: Jim Norris, Frank Blundetto, Alan Felkner, Eugene Kitzman, Marcia Gowling, and Jeannine Churchill. Members Absent: Karen Edgeton Staff Present: Richard Kelley, 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 with the following additions. Item 6D (Amoco sign variance) was placed on the consent agenda; Item 7B (Planning Commission study meeting agenda) was placed on the consent agenda; Item 5A was relabeled to read "Comprehensive Plan Hearing for Auto Park Project "; and Item 8D (Invitation to Zoo to present land use plan) was added to the agenda. 3. APPROVAL OF THE MINUTES OF MAY 6, 1992 The minutes of the May 6, 1992 meeting were approved with the following corrections: Page 3 - second to last paragraph should read, "Commissioner Kitzman asked if there would be a fear of traffic through the lot. Mr. Price indicated he is confident there would not because of the design of the site." Page 2 - first paragraph, fourth sentence, should read "a building of 30,000 square feet is proposed to be located just south of the existing 151st Street" MOTION: Member Gowling moved, seconded by Member Kitzman, to approved the minutes as corrected. Motion carried 5 - 0, with Member Churchill abstaining. Planning Commission Minutes May 20, 1992 Page 2 4. CONSENT AGENDA MOTION: Member Churchill moved, seconded by Member Gowling, to recommend approval of a blanket rearyard setback variance adjacent to a permanent storm water pond area for Oxford Hollow Townhouses, project # PC92 -035 -V as per the Staff recommendation. The motion carried unanimously. MOTION: Member Churchill moved, seconded by Member Gowling, to recommend approval of a garage setback variance for Rodney Ewert, located at 8452 156th Street Court, Planning Commission #PC92 -038 -V as per the Staff recommendation. The motion carried unanimously. MOTION: Member Churchill moved, seconded by Member Gowling, to recommend approval of the Amoco redevelopment project sign variances as described in case PC92- 023 -BCS as recommended in the Planning Staff report. The motion carried unanimously. MOTION Member Churchill moved, seconded by Member Gowling, to establish the Planning Commission Study Meeting for June 3, 1992 beginning at 6:00 p.m. in the City Council Chambers. The agenda is to include the topic "Why Plan ?" The motion carried unanimously. 5. PUBLIC HEARINGS A. Comprehensive Guide Plan Amendment from "RB" to GB" for the Apple Valley Auto Park LOCATION: Along 151st Street West, Between Galaxie and Garrett Ave PETITIONER: Rydell Company (PC92- 027 -ZCPB) STAFF REPORT: Richard Kelley, dated May 20, 1992 Chairman Alan Felkner opened the public hearing for the comprehensive plan amendment for land located between 151st Street and 152nd Street. The proposal is to change the property designation in the Comprehensive Plan from retail business to general business thereby allowing the site to be used by auto dealerships. Community Development Director provided a background report in which he summarized the issues at previous hearings and described the request for an amendment to the Comprehensive Plan. He noted that the original designation of this area was general business and had been changed in the last five years by a previous owner. A series of procedural questions were addressed regarding when the decisions should be made on the comprehensive plan and zoning and subdivision topics. There was no public comment. Chairman Alan Felkner closed the public hearing. The Commission agreed to review the Comprehensive Plan, zoning change, subdivision, and conditional use permit as well as building permit authorization for the auto park dealership at this time since it followed the public hearing. Planning Commission Minutes May 20, 1992 Page 3 Member Norris asked for further information regarding the trip generation on the site. City Planner Kelley responded that the City's Traffic Consultant, Glen VanWormcr, had estimated that 1,000 trips would be generated on the west side of the project area, 800 trips on the north side of the project area, and 2,400 trips on the east side of the area when all dealership development has been completed. He noted that the current count on 151st Street is 2,200 to 2,500 trips per day. Member Norris asked for clarification regarding the lights illustrated in the computerized video of the site. Staff responded that in the original proposal there were 124 lights. The Staff has requested the architects to reconsider the configuration of the lights to reduce the number of poles and increase the intensity of the lights given from each of the remaining poles. Member Gowling asked for clarification regarding the impact that closing streets will have on County Road 42. City Planner Kelley explained the computer monitored traffic management system which is adjustable. The most critical adjustment may be at the corner of Garrett and County Road 42. Chairman Felkner felt that the improvement of traffic circulation at Garrett and County Road 42 is critical to this project. He also felt that the closing of 151st Street should occur as late as possible in the construction season to allow for the existing business to retain as much of the current traffic as possible. City Planner Kelley noted that the Council has the option to set the time for the road closing and that the sequence of closing roads as well as opening other roads can be addressed in the preliminary plat. Member Kitzman asked for further clarification regarding the visibility of the businesses in the downtown and in the Auto Park area because of the growth of new trees. The Staff responded that this is a annual concern of business people. The City is attempting to trim the trees high enough so that visibility from a car will not be hindered. Member Churchill stated that if 151st Street must be closed, it should not be closed until all the other streets including the Garrett extension and 152nd Street are also built and in use. City Planner Kelley responded that 151st Street on the west side of the Apple Valley Ford and south of Superamerica should be vacated or the City should create a full City cul -de -sac on this site. Member Norris asked whether any alternatives are available for this site and how the City Planning Commission should begin deciding on the various issues. City Planner Kelley responded that the primary concern here is land use, but in order to make decisions on the land use, the preliminary plat will also have to be decided upon. It is within the preliminary plat that a recommendation may be made regarding the vacation of 151st Street. Jim Price, representing the Rydell partnerships, developers of the Auto Park Project, stated that his proposal did not include adding islands to 151st Street but that he supported these improvements to 151st Street. He stated that the design and orientation of the Valley Ford building is an issue which should be left to the developer. He noted that the developers have met as many requirements as possible with the City and can still have a project, but if 151st Street is not vacated, this project will not work for the Valley Ford proposal. He stated that the timing is important in order to begin construction in early summer. There is no problem with the planting of trees in the boulevards and there is no problem with the portion of 151st Street adjacent to Super America being vacated and maintained jointly by Super Planning Commission Minutes May 20, 1992 Page 4 America and Valley Ford. Price also stated that the building could be clad in brick if required by the City. Member Blundetto asked for clarification regarding the dealerships and the developers behind this project. He asked for clarification from Price regarding the parcels of land which are within the development proposal. Blundetto asked if there was a plan at this time to take in other dealerships within the Valley Ford site. Price responded there was not, the Ford franchise will have to stand on it's own. No other franchises are available at this time, but will be considered in the near future after the Valley Ford issue has been resolved. Price stated that the Valley Ford operation is the anchor project for the remaining small dealerships because it has so many models. Many of the other dealerships will need much smaller sites of 2 to 3 acres. Member Blundetto asked if the site north of 151st Street and east of Super America could be used as a 3 -acre Saturn site. Price responded that it could be used for that purpose but in order to make the Valley Ford operation acceptable to Ford Motor Company, frontage on County Road 42 was necessary. Member Norris stated that the marketplace will help determine the use of the site and the comprehensive plan in this area is not locked in concrete. He noted that the Planning Commission should recognize this as the developer's plan, not the city's plan. The Planning Commission is asked to respond to the developer's plan. Member Felkner stated that one of the goals of this years City Council work session was to bring head of household jobs to the community. The project clearly brings more head of household jobs into the community than if this site were used for discount retail merchandising. Member Gowling asked that if the project were approved, what will replace the vacated street. She expressed concern about the flow of traffic through the area. Mr. Price explained the alternative flow systems proposed by his project. Member Kitzman asked the developer to look at a two building proposal in which the main building would be located north of 151st and a secondary building south of 151st. Mr. Price responded that they had reviewed this proposal but that it did not work on this site. Chairman Felkner asked for comments from the public. Dennis Welsch responded that he had been contacted by Sandra Lipsey, President of the First Bank, who on behalf of First Bank expressed concern about the traffic pressure that would be created at Garrett and County Road 42 due to the closing of 151st Street. Chairman reiterated that Garrett is not a full north /south road system as Galaxie is and therefore cannot disperse traffic adequately unless it is extended. Member Gowling suggested that Garrett should be extended to the south from 151st to 153rd, thus allowing another alternative route for shoppers proceeding south to the Cub Store from County Road 42. Architect Darwin Lindahl, representing the Rydell Development group, stated that his studies have shown that turning west from Garrett Avenue onto County Road 42 is the biggest problem, especially when the traffic flow is heavy and queuing of cars is difficult. Planning Commission Minutes May 20, 1992 Page 5 MOTION: Member Norris moved, seconded by Member Gowling, to recommend approval of the preliminary plat as presented and to delay 151st Street closing as late as possible in the construction season, with 152nd Street and Garrett Avenue to be in place and usable before 151st Street is cut off. The motion carried 4 - 2. MOTION: Member Churchill moved, seconded by Member Norris, to recommend amendment of the Comprehensive Plan from "RB /GB" to "GB" as per the Staff recommendation. The motion carried 4 - 2. MOTION: Member Gowling moved, seconded by Member Churchill, to recommend a planned unit development zoning district as per the Staff recommendations. The motion carried 4 - 2. MOTION: Member Norris moved, seconded by Member Gowling, to recommend approval of the building permit and site plan authorization with the condition that the building has a brick exterior. The motion carried 4 - 2. MOTION: Member Gowling moved, seconded by Member Norris, to recommend approval of conditional use permit for outdoor display and storage on the Valley Ford site. The motion carried 4 - 2. 6. LAND /USE ITEMS A. Scoles New House - Setback Variance LOCATION: 13381 Georgia Circle PETITIONER: Dwight D. Scoles (PC92- 036 -V) STAFF REPORT: Meg McMonigal, dated May 20, 1992 Meg McMonigal reviewed the front yard setback variance requested by Dwight Scoles to allow for the 20 foot frontyard setback. The request would allow for a ten foot variance from the required 30 foot setback in the code. She noted that lots 13, 14, and 15 have been granted the same 20 foot setback variance. There are step slopes behind the house. There are alternative designs that would allow a house to be placed on this site with a 5 foot sideyard setback. The Staff recommended denial of the variance request because there are design alternatives available for the site. Member Norris asked if the house setback at 20 feet would line up with the houses to the south. Staff responded that they would. Dwight and Hope Scoles presented information regarding the house and the site. They noted that the house rises nine feet to the back of the house and then rises even more steeply to the back of the lot. The same contours that are used on this site are also on the sites to the south where a variance has been previously granted. Setting the house back 10 feet more (without a variance) adds up to 10 feet of additional slope height that must be cut. They noted that the lot is 85 feet in width at the 30 foot setback. Member Norris stated that the Staff is required to review the code but the Planning Commission must decide the practical issues of the site and determine the hardships. Planning Commission Minutes May 20, 1992 Page 6 MOTION: Member Norris moved, seconded by Member Blundetto, to recommend approval of the variance because of the steep slopes and trees which may have to be destroyed if a variance is not issued. In addition, this would allow for a variance setback similar to that of lot 15. The motion carried 6 - 0. 5B. Class Ii Restaurant Ordinance Public Hearing Chairman Alan Felkner opened the public hearing. Planning Staff provided a staff report and summary of the Class II Restaurant Amendments which would provide performance standards for fast food restaurants instead of the current 1,000 foot setback requirement. Member Gowling stated that the City should determine if more Class II restaurants are wanted. A general discussion ensued regarding setback requirements and additional performance standards which may required. There was no public comment offered. Chairman Felkner closed the public hearing. City Planner Kelley noted that the 1,000 foot setback has been in existence since 1989 but there have been no new restaurants who have applied for permits based upon that 1,000 foot setback. Member Norris suggested that the Commission and Staff refine the standards but keep the 1,000 foot setback standard. MOTION: Member Churchill moved, seconded by Mmber Norris to rT-est the -Staff PpcA a enrdinance4* fiiZ -hinclude- thz'1_000 foot setback The motion carried 6 - 0. 7A. Recreation Surrey Randy Quale of the City of Apple Valley Parks and Recreation Department provided an overview of a survey done of recreation users within the Community. A general discussion ensued of the needs and facilities for park and recreation purposes in the Community. The Commission thanked Mr. Quale for his thorough report. 7C. Outdoor Displays - A Verbal Report Associate Planner Scott Hickok provided a background report and photo report on storage and sales requirements in Apple Valley. The Staff asked for direction from the Commission as to whether the current policy and code should be amended to reduce requirements necessary for permits to use outdoor space for display and storage. MOTION: Member Norris moved, seconded by Member Gowling, to recommend that a public hearing to change the ordinance is not necessary at this time because the Planning Commission found that the standards currently do work and although there may a slight hardship to some businesses it is part of the process of doing business in Apple Valley. In essence, the process and the standards as currently exist do work and are adequate. The motion carried 6 - 0. Planning Commission Minutes May 20, 1992 Page 7 8A & B. Tax Increment Financing Resolution 1992- 5/20/a MOTION: Member Churchill moved, seconded by Member Gowling, to recommend approval of a resolution finding the amendment to the Tax Increment Financing Master Development Plan and Auto Park Development consistent with the Comprehensive Plan and Zoning Regulations for the purposes of receiving Tax Increment Financing Assistance. The motion carried 6 - 0. CITY OF APPLE VALLEY RESOLUTION NO. 1992 -5/20a A RESOLUTION FINDING THAT THE IMPROVEMENTS PROPOSED WITHIN THE CONSOLIDATED MASTER DEVELOPMENT DISTRICT AND WITHIN TAX INCREMENT REDEVELOPMENT DISTRICT 1 ARE CONSISTENT WITH THE CITY OF APPLE VALLEY COMPREHENSIVE PLANS AND POLICIES. WHEREAS, the City of Apple Valley Planning Commission is requested to review and comment on all Tax Increment Districts regarding consistency with the comprehensive plans and land use policies of the community, and WHEREAS, the City has received a request for the use of tax increment financing for a project in the downtown Tax Increment District 1, referred to as the Apple Valley Auto Park public road and utility improvements and on -site improvements including auto dealerships, services, office, and WHEREAS, the Planning Commission has reviewed the land use concepts for the above mentioned project. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Apple Valley, that the proposed project within Tax Increment District I as mentioned above are found to be consistent with the City of Apple Valley Comprehensive Guide Plan and Land Use Policies. ADOPTED by the Planning Commission of the City of Apple Valley, this 20th day of May, 1992. 8C. Critique of Meetings The Planning Commission suggested the Staff distribute the critique sheet for Commission members to use at future meetings. The critique sheet will be attached to the packet. The purpose of the critique sheet is to provide feedback to the Planning Staff regarding presentation techniques and overall understanding of projects by the Planning Commission Members. 8D. Invitation to Zoo Staff to Present 1992 Land Use Plan The consensus of the Planning Commission was to invite the Zoo Staff to present the 1992 Zoo Land Use Plan to the Planning Commission at its June 17, 1992 meeting. Planning Commission Minutes May 20, 1992 Page 8 9. ADJOURNMENT The meeting adjourned at 11:10 p.m.