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HomeMy WebLinkAbout08/05/1992PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY August 5, 1992 1. CALL TO ORDER Chairman Alan Felkner called the August 5, 1992 meeting of the City of Apple Valley Planning Commission to order at 7:35 p.m. Members Present: Frank Blundetto, Jeannine Churchill, Karen Edgeton, and Alan Felkner. Members Absent: Marcia Gowling, Jim Norris, and Eugene Kitzman. Staff Present: Meg McMonigal, Rick Kelley, Lon Aune, 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 JULY 15, 1992 MEETING The minutes of the July 15, 1992 meeting were approved as submitted with the Staff to correct typographic errors. The motion carried 3 - 0 with one abstention. 4. CONSENT AGENDA None. 5. PUBLIC HEARINGS A. LOCATION: PETITIONER: STAFF REPORT: Planned Development Rezoning, Subdivision, Conditional Use Permit and Site Plan Review for SuperAmerica Motor Fuel Sales NE Corner of Palomino Drive and County Road 11 Apple Valley Development Corporation Partnership and Ray Connelly (PC92- 062- ZSCBV) Richard Kelley, dated August 5, 1992. Chairman Alan Felkner opened the public hearing and requested the City Planning Staff to provide a background report on issues and clarification of the request. City Planner Richard Kelley reviewed the zoning revisions request to the Hunter's Wood Planned Unit Development that would allow for a motor fuel sales operation to be constructed prior to the installation of a hotel on the site. He also reviewed the preliminary plat for one lot subdivision, the conditional use permit Planning Commission Minutes August 5, 1992 Page 2 request for motor fuel sales, and the site plan and building permit authorization request. In addition, he reviewed the request for a sign variance to construct a 75 foot high highway free standing sign adjacent to the site, wherein the maximum height of a City sign is 24 feet. Kelley reviewed the Comprehensive Plan and the Planned Unit Development district zones 1 through 5, illustrating that zones 1 and 2 are for low density housing, while zones 3 and 4 are for multi - family housing and zone 5 is designated for visitor business and multi - family housing. Within zone 5, a hotel /motel restaurant and fuel sales operation are a permitted use provided the hotel is built prior to the motor fuel operation. Kelley displayed the preliminary plat, the site plan, and the landscape plan. He also described the signage plan for the site, noting that one 24 -foot high free standing sign is allowed by the City sign code. In addition, three signs are allowed on the building and two smaller signs are allowed on the canopy, as well as directional signage within the parking lot to guide drivers to the correct locations. Kelley displayed elevations of the building and described the construction details as being similar to the SuperAmerica located at Garrett Avenue and County Road 42 within Apple Valley. Kelley described the utility plans necessary to support this building, including extensions of the sewer line from the east and minor extension of the water line. Member Edgeton asked for further clarification regarding access to the site and the history of the project from the 1970's. Kelley provided a background history and noted that no access is available to the site from County Road 11. He explained that in the city's industrial and lodging facilities plan of 1891, the consultant indicated and recommended that it would be a few more years before the market will be able to absorb the hotel space designated on this site. Chairman Felkner asked if there were other 75 -foot signs in Apple Valley. Kelley responded that there are none, but the most similar may be at I -35 on the McStop site. Member Churchill asked for clarification regarding the location of pipeline easement and whether buildings could be constructed on or adjacent to such easements. Ray Connelly, representing the Apple Valley development request, provided background regarding the Planned Unit Development that was approved in 1973. He stated that 35E was proposed at that time, but was delayed in construction. He also noted that at one time the single family area was originally designated for multi - family site. The hotel site was the only available hotel site in Apple Valley. This was before Cedar Avenue had been re- constructed. He noted that the Apple Valley Development Partnership may in the future want to re -route Hunter's Way to provide a commercial cul -de -sac at this location thereby separating commercial and residential traffic. Mike O'Donnell, representing SuperAmerica, described the same type of building which has been constructed at Garrett Avenue and County Road 42 in Apple Valley. He explained the need for a 75 foot sign by stating that the project was adjacent to interstate highway 35E and does require exposure to 35E to be successful. One of the alternatives he suggested was cutting down trees along the peripheral of the site in order to make the building more visible. He distributed a diagram with a 75 foot high sign and the sign itself would be 14 ' wide by 9 ' high. It would be above the tree line on I -35E, visible for at least 1/4 mile in each direction. Planning Commission Minutes August 5, 1992 Page 3 Chairman Felkner asked if SuperAmerica had considered using the standard interstate exit lodging and fuel signage to announce that the SuperAmerica store was located at this exit. A representative of Lawrence Sign, (Roger), described the sign evaluation process and the use of a 65 foot sample sign from which pictures were taken to illustrate the impact on this site. Chairman Felkner asked the Planning Staff to review the I -35E Minnesota Department of Transportation requirements for entry signs for food and lodging. The Staff is to report back at the next meeting. Member Blundetto asked for clarification regarding the topography surrounding the site and the line of sight from at least 1/4 mile away. Kelley responded that the SuperAmerica is 15 to 18 feet below the road elevation of I -35E. The Commission asked for illustrations of other similar signage. Representatives of Lawrence Sign suggested that the Commission look at signs located in Moundsview at Highway 10 and 35W, at Ruth Street and I -94 in St. Paul, and at I -94 in Hudson, and at Sear's Store near the Capital in St. Paul. Dan Gilroy, 8719 Highwood Way, stated that the sign is too large and too ostentatious. He expressed concern that when Palomino Drive is reverted to a City Street with a capacity of 4,000 vehicles, the SuperAmerica operation may stretch the capacity of the intersection of Palomino Drive and Country Road 11 beyond its capacity. He explained the difficult access problem of Palomino Drive and County Road 11, noting that access to the SuperAmerica Store would be 100 feet east of the intersection of County Road 11 and Palomino Drive. He expressed concern about ^The need for a second convenience store and the potential added traffic this would add to the Hunter's Woods area. He also expressed concern about the accident problem on County Road 11 created by visibility problems from cars proceeding south on County Road 11 prior to the intersection of County Road 11 and Palomino Drive. In response to questions regarding access on County Road 11, Gilroy noted that Palomino Drive is a two -lane road which is unlike other Apple Valley streets where convenience stores are located. John Lahet, 8725 Highwood Way, presented the Planning Commission with petitions (45) signed by neighbors within the Hunter's Woods addition, opposing revisions to Planned Unit Development 144, Zone 5, because of potential dangerous traffic, congestion and traffic patterns unacceptably deviating from the Comprehensive Plan and community values. Mr. Lahet explained the history of the site and the 1991 industrial market study which looked at the feasibility for hotels within the City of Apple Valley. He expressed concern with the left turns into the site, made particularly difficult at rush hour. He expressed concern about traffic being diverted into and through a residential area in order to gain access to the SuperAmerica Store. He asked for clarification regarding the capacity of the roads in the area. City Planner Kelley responded that Palomino currently carries about 4,650 trips per day, but this will drop slightly and stabilize now that new County Road 38 is open. New County Road 38 will assume the role of the major road through the community. The capacity of Palomino Drive is 6,000 - 8,000 trips per day. Planning Commission Minutes August 5, 1992 Page 4 Member Churchill asked if a semaphore was possible. City Planner Kelley responded that this was a County decision and the County had decided County Road I I at the intersection with County Road 38 will have a semaphore. County Road 11 currently carries 18,000 vehicle trips per day. Danise Grice, 8770 Hunter's Way, stated that people park along Hunter's Way and in adjacent yards on Hunter's Way. She expected the additional traffic from SuperAmerica to exacerbate the problem. She stated that from her back yard she can see the street lights at Hunter's Way and Palomino Drive year round and that the impact of a 75 foot sign would clearly be seen from her back yard. Doug Griffen, 8728 Highwood Way, asked if this type of amendment to the Planned Unit Development would create "zoning creep." He requested the Planning Commission to prevent commercial expansion into the residential area. Chairman Felkner and City Planner Kelley responded by describing the City's policy regarding rezoning, public hearings, and buffers between residential and commercial uses. Bonnie Cerio, 8740 Hunter's Way, asked for clarification about the original zoning on the site prior to the construction of single family homes. Ray Connelly responded that originally there was a 13 -acre site designated for commercial uses and the multi - family mid- density housing area, currently designated on the plan, was originally designated for high- density multi- family uses. Marty Ferrante, 8742 Highwood Way, asked for clarification regarding when 35E was originally planned and designated for this area. He expressed concern regarding zoning changes since 1970 and the impact of the changes over time. He expressed concern about bad traffic problems at Palomino and County Road 11 and the increased traffic that the SuperAmerica Store could create within the Hunter's Woods area. Member Edgeton asked the Staff to provide background traffic count information for other proposed uses allowed within the Planned Unit Development, as well as adjoining vacant parcels. Klara Short, 8720 Highwood Way, stated that the neighborhood is a nice place to live, there is no need for additional convenience stores. She noted that a school bus stop is located within the Hunter's Wood area. County Road 11 and Palomino Drive is the first major intersection that the school bus must turn right on, Increased traffic at that intersection creates more danger to school children. Jerry March, 8722 Highwood Way, stated that it was impossible to see southbound traffic on County Road 11 from the intersection of Palomino Drive and County Road 11. He stated that there are currently over 18,000 trips per day on County Road 11 and that SuperAmerica would generate an additional 1,000 trips. Jan Simmons, 8673 Hunter's Court, asked why it would be necessary to create a second access to the SuperAmerica Store from Hunter's Way. She expressed concern that this may create a major impact on the residences in the area. She also expressed concern regarding the sight lines to the SuperAmerica sign which will be down the hill from most of the homes in Hunter's Woods. Lee Field, 8727 Highwood Way, expressed concern with the visibility and traffic problems in the area. Planning Commission Minutes August 5, 1992 Page 5 Paul Schmidt, 8739 Highwood Way, stated that there are two ponds less than 1/4 mile away from the SuperAmerica site and that there is a myriad of wildlife in the area. He spoke in favor of preserving the wildlife in the area. Lorraine Nelson, 8697 Hunter's Court, asked the Commission why another SuperAmerica was needed in this location. She expressed concern about pedestrian safety along Palomino Drive and County Road 11. Jan Simmons, 8673 Hunters Court, encouraged the Commission to uphold the current standards for sign height and not to provide incentive for additional variances. Chairman Alan Felkner asked the Staff to find the height of the existing signs along I -35E in Eagan and in Burnsville. Member Blundetto asked for comparison signage to be shown along the existing site from the freeway. Chairman Felkner asked the Staff to work with SuperAmerica to put up a sign on the site so that neighbors could see the sign. The Staff was directed to notify the neighbors when SuperAmerica would have such a sign available for their review. There was no further comment. Chairman Alan Felkner closed the public hearing. No action was taken. The Planning Commission moved to Item 6A: A. Subdivision of Land for Doyle Airport LOCATION: Johnny Cake Ridge Road and County Road #38 PETITIONER: Charles P. Doyle /IDS #196 (PC92- 058 -5) STAFF REPORT: Richard Kelley, dated August 5, 1992 City Planner Richard Kelley provided a background report regarding the zoning and comprehensive plan as well as the road capacities, storm sewer and children impacts in the area. He noted that the Staff had recommended approval of the subdivision of a split in ownership with a plat and zoning amendment to occur prior to development of any of the parcels. Linda Wilson, 12737 Eveleth Path, asked for clarification regarding wetland preservation. Planner Kelley responded that the wetland designation is a State requirement and the City is required to uphold the State requirements to protect all wetlands. Brad Towns, Eveleth Path, stated that the subdivision of the land and the school would be an asset for the neighborhood. MOTION: Member Churchill moved, seconded by Member Blundetto, to recommend approval of the subdivision request as submitted with the Staff conditions. The motion carried 4 - 0. Planning Commission Minutes August 5, 1992 Page 6 5B. Zoning Ordinance Amendment to Allow Free - Standing Auto Repair as a Conditional Use in a Retail Business "RB" Zone LOCATION: City of Apple Valley PETITIONER: City of Apple Valley (PC92- 063 -0) STAFF REPORT: Meg McMonigal, dated August 5, 1992 Chairman Alan Felkner opened the public hearing and requested the Staff to provide a background report regarding the proposed amendment to the City zoning code to allow auto repair operations adjacent to existing auto fuel sales operations provided a conditional use permit has been issued. Meg McMonigal explained the request and the situation as it applies to the Amoco fuel operation and a potential Certicare operation directly across the street at 147th Street and Granada Avenue. She displayed the proposed language and noted that the language needs to be clarified. Member Edgeton asked for the differences between the proposal at 147th Street and Granada Avenue and the site located at County Road 42 and Gleason. The Staff responded that the site on County Road 42 was a portion of a planned unit development wherein no auto repair operations were allowed. There was no public comment. The Planning Commission directed the Staff to clarify the language and the locations where this proposed use could occur within the City. Chairman Felkner closed the public hearing. No action was taken. The Staff will present the revised language at the next Planning Commission meeting. 5C. Zoning Ordinance Amendment to Allow Larger Accessory Buildings in an "R -1" Zone LOCATION: City of Apple Valley PETITIONER: City of Apple Valley (PC92- 064 -0) STAFF REPORT: Meg McMonigal, dated August 5, 1992 Chairman Alan Felkner opened the public hearing and requested the Staff to provide a background report. Associate Planner Meg McMonigal described the need for larger accessory buildings within the "R -1" Residential Zone wherein minimum lot sizes are approximately one acre in size. The proposal would allow for a 1,600 square foot building with a 20 foot maximum height. This would allow for up to a four car garage and a workshop to be located on a one acre lot with the principal structure. McMonigal reviewed the possible sites where such a building could be constructed throughout the community. There was no public comment offered. Chairman Felkner closed the public hearing. MOTION: Member Blundetto moved, seconded by Member Edgeton, to recommend approval of the zoning text amendment to allow for accessory buildings up to 1,600 square feet in size and twenty feet in height within the "R -1" zone as per the Staff report. The motion carried 4 - 0. Planning Commission Minutes August 5, 1992 Page 7 7. COMPREHENSIVE PLAN DISCUSSION ITEMS Associate Planner Meg McMonigal led a discussion which reviewed the survey of the City and establishing a resident profile. She also led a discussion regarding the Land Use Plan for the City of Apple Valley. No action was taken. 8. DISCUSSION ITEMS Associate Planner McMonigal distributed a written review of the contamination and correction process being undertaken on the old Amoco site located at 147th Street and Glenda Drive. This report had been requested by the Planning Commission at a previous meeting. No other action was taken. 9. ADJOURNMENT The meeting adjourned at 10:40 p.m.