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HomeMy WebLinkAbout11/04/1992PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY November 4, 1992 1. CALL TO ORDER Chairman Alan Felkner called the Planning Commission meeting of November 4, 1992 to order at 7:30 p.m. in the City Council Chambers. Members Present: Members Absent: Stab Present: Others Presents 2. APPROVAL OF THE AGENDA Chairman Alan Felkner, Jeannine Churchill, Frank Blundetto, Marcia Gowling, Jim Norris, and Karen Edgeton. Eugene Kitzman. Richard Kelley, Scott Hickok, Lon Aune, and Dennis Welsch. See the sign -in sheet. With the addition of an update on the Airport issues; an update on the population projection; and an update on the Burow s variance case, the Planning Commission Agenda was approved as recommended. 3. APPROVAL OF THE MINUTES OF OCTOBER 21,1992 The minutes of the October 21, 1992 meeting were approved unanim ously as submitted. 4. CONSENT AGENDA A. None B. MULTI - FAMILY SLIDE PRESENTATION BY CITY PLANNER RICHARD KELLEY The Planning Commission received a slide presentation and commentary on the different types of multi- family projects within the community and the various exterior materials used on those projects. 5. PUBLIC HEARINGS A. Gardenview Place - Preliminary Plat for 88 Townhome Units LOCATION: East Side of Gardenview Drive at 143rd Street West PETITIONER: Wensmann Homes, Inc. (PC92- 088 -SB) STAFF REPORT: Richard Kelley, dated November 4, 1992 Planning Commission Minutes November 4, 1992 Page 2 Chairman Alan Felkner opened the public hearing and requested the Staff to provide a background report regarding the Wensmann request for a preliminary plat for 88 townhome units to be constructed on the east side of Gardenview Drive at 143rd Street West. City Planner Richard Kelley provided a background report in which he reviewed the Comprehensive Plan Designation of high density which would allow for 12 - 20 units or more per acre. He noted that the zoning is currently a Planned Unit Development and that 88 units would be the equivalent of 11.58 units per acre. Kelley explained that the purpose of the subdivision is to divide the property to allow for homeowner - occupied units within the Gardenview Place Project. He described the surrounding sites and the preliminary plat. He noted that the density as proposed is moderate to high density. The design of the units is for modest income owner- occupied units. Kelley described the layout of the units, the driveways, and the parking areas. Architectural elevations of the buildings were on display. Richard Kelley noted that a complete grading plan and landscape plan was yet to be received from the applicant, but that they would be expected and reviewed prior to the next Planning Commission meeting. Member Edgeton expressed concern about providing additional access d onto Gardenview Drive. Kelley responded that a detail grading plan would be necessary in order to determine whether there was a flat area or landing adjacent to Gardenview Drive that would provide for safe access. Chairman Felkner asked for comparisons of the siding materials. Terry Wensmann, the applicant, illustrated drawings of the project with brick and natural wood materials. He noted that each unit will start at the mid -60's purchase price and will average in the mid -79s. Wensmann noted that this is the same product as the deck homes built at Pilot Knob and 144th Street. Member Gowling asked the Staff to provide an estimate of the average price of townhomes in Apple Valley. City Planner Kelley responded that normal market rate townhome price is $65,000 - 90,000 for market rate modest cost, 11,000 square foot units plus an unfinished lower level. David Gabrielson, 8465143rd Street Court, asked the Commission to consider some incentive to provide different architectural elevations for each unit. He expressed concern about the homes facing 142nd Street and how the rear elevation of these buildings would look. He asked for details regarding the visual barrier that will be placed between the buildings adjacent to 142nd Street and the street itself. Terry Wensmann, the applicant, stated that the development will attempt to save as many trees as possible and to fit the units into the contours of the site. He stated that the units along 142nd Street will be the most expensive units with windows along the rear side of the building and some architectural appealing rear elevations. Jerry Keller, 142nd Street, requested the Commission to consider methods of preserving the mature trees. He asked for clarification regarding the distance of the setback from the curbline to the first housing unit. City Planner Kelley responded that the distance would be at least 43 feet from the curbline. Chairman Felkner described the architecturally staggered fronts of the buildings that do provide more building relief and a change in the architectural appearance. David Gabrielson stated that while the setback changes will help some of the units could have different facades especially in the transition area adjacent to the neighborhoods. Planning Commission Minutes November 4, 1992 Page 3 Richard Alhouse, 8457 142nd Street, stated that he would like to see the trees along 142nd Street maintained and asked if there would be any access onto 142nd Street. The Staff responded that the current proposal shows no access onto this street, nor would there be access along 142nd Street to Hayes Road. Mr. Alhouse stated that access onto Gardenview Drive may be a problem if not engineered correctly. Member Norris asked for clarification regarding the setback between the private driveways and the townhouse units. Kelley responded that the setbacks on the private streets are much less than those of the public street setbacks; 20' versus 30' or more. David Gabrielson asked for clarification regarding the additional land which is east of the Wensmann site and wondered if it too would be rezoned. Chairman Felkner stated that it was not part of this proposal. Jerry Keller asked the Commission to consider the traffic turning movements, especially left hand turning movements from Gardenview Drive into the 143rd Street area. He asked if a turning lane would be necessary. The Staff will review this. Member Gowling asked for clarification regarding the population of the proposal. Richard Kelley responded that the number of adults within the project will not exceed 200 and the number of children should not exceed 40. There was no further public comment. report. Chairman Felkner closed the public hearing B. Conditional Use Permit for Reverse Vending Machine for Beverage Can Recycling LOCATION: Southeast Comer of Cedar Avenue and 153rd Street West at Cub Foods PETITIONER Super Valu, Inc. and ABC Recycling (PC STAFF REPORT: Scott Hickok, dated November 4, 1992 Chairman Alan Felkner opened the public hearing and requested the City Staff to provide a background Associate Planner Scott Hickok provided a project review in which he described the request by ABC Recycling to place a recycling machine adjacent to the front display area at the Cub Food Store. He noted that this apparatus would be placed in the required cart storage area and in the same area upon which a conditional use permit was previously issued to allow exterior plant sales and storage during the spring months. Hickok listed the following comments for the Commission. The Staff was concerned about potentially unsafe parking along the front curbline of the store and about cleanliness of the site from the liquid remaining in the storage cans. In addition, disposal of bags and boxes will require additional waste disposal bins. He noted that washing and drainage of the site has not been discussed in the application. Hickok also noted that the police and fire staff have not seen similar operations within the City and are not certain of the impact such a paying machine would have on curbside pickup recycling or whether the materials set out at the curb end up in the vending machine recycling centers. Hickok also explained the need for sidewalk safety because of the size of this machinery which would make it impractical to place it along the sidewalk in front of Cub Foods. Other locations such as the southeast comer of the building may be better equipped to handle the machinery. Planning Commission Minutes November 4, 1992 Page 4 He also discussed cart storage and the needs for continued corralling of the carts. Hickok also noted that because of the effort to recycle within Dakota County, this operation if approved such be required to report tonnage recycled on a monthly or quarterly basis to the City so that credit can be given to the City for adhering to the county's overall recycling requirements. The Staff recommended to the Commission that they consider a location at the rear southeast or south side of the building for such apparatus. Walter Santyrz, representing ABC Recycling, stated that he would prefer to have a site at the front of the building rather than the back of the building because he felt it would be a bottleneck for users. He explained that a man is on the site everyday to clean the machinery and the area surrounding the machinery. He noted there appears to be no winter problem with storage of cans but during the Fall, the bees do inhabit the recycling area. He noted that the average recycling sale is 75 cents which averages approximately 1/2 cent per can and 150 cans per sale. He noted that trash is generated at the site, and that additional trash bins would be required. Cub Foods, which owns the site, would have nothing to do with these machines. Member Gowling asked for clarification regarding where carts would be stored if this machine was placed on site. No d answer was available. Member Gowling asked for clarification regarding movement of nursery stock if this proposal were approved. No representative from Cub was available to discuss the issue. Walter Santyrz suggested that a better site might be within the front parking lot adjacent to the Cub Food Store. Chairman Felkner stated that since no plans were available for this location, the applicant would have to provide additional information at a succeeding meeting. Member Churchill asked for a definition of the market for this type of recycling. Mr. Santyrz stated that 60% of the material in Dakota County is not recycled, but that 82,000 cans are recycled at the Burnsville Cub Store alone per week through his recycling system. This amounts to 3,000 pounds per week and is used by 60- 100 people per day. Member Churchill asked for clarification regarding the traffic pattern that would be created by 60 -100 people per day. She asked if this would create problems within the parking lot. She also asked if periodic pictures could be taken of the Cub Food parking lot to illustrate when it is busy during the day. Walter Samyrz stated that he will bring a representative of Cub Foods to the next meeting and will have pictures of the parking lot available for the Commission. There was no further public comment. Chairman Alan Felkner closed the public hearing. C. Conditional Use Permit for Outdoor Storage of Motor Vehicles LOCATION: Northeast Comer Granada Drive and Upper 143rd Street West PETITIONER: Valley Olds/Pontiac /GMC (PC92- 083 -C) STAFF REPORT: Scott Hickok, dated November 4, 1992 Chairman Alan Felkner opened the public hearing and requested a Staff background report on the request. Associate Planner Scott Hickok described the site plan review and the building elevations which have already been approved. He noted that a conditional use permit is required for all outdoor storage and sales. He explained the areas to be used for storage of new vehicles and the floor spaces to be used for wrecked vehicles ready for repair. He also pointed out the customer parking area at the southwest comer of the site. Planning Commission Minutes November 4, 1992 Page 5 A major concern of the police department is security. Because of this, the site plan has been altered for drive through patrol lanes. Hickok noted that a low rolling berm with clusters of plantings which are hardy stock without irrigation would be planted along the streets sides of this project. The plant materials value is estimated to be 2 -1/2% of the construction value of the building. The Staff recommended approval of the conditional use permit with reconfiguration of the parking area to allow for a looped patrol lane and designation of parking areas for storage and wrecked vehicles, as well as employee parking and completion of the details of the landscaping plan. Associate Planner Hickok noted that he had received calls regarding concerns from property owners on the north side of the site asking that some type of landscape materials be placed on the north side. Member Edgeton asked whether this new project would eliminate the need for parking on Glenda Drive. Associate Planner Hickok stated yes. Member Edgeton asked for details regarding the pylon signs and whether such a sign would meet the City Code. Associate Planner Hickok stated that the pylon sign would meet the City Code. Member Edgeton stated that she felt the project was greatly needed and would accomplish a number of things including removing cars from Glenda Drive. Bernie Wagnild, representing Valley Olds, described the concerns of the applicant including aesthetics, security, long-term maintenance, irrigation and sap problems on new cars, and parking problems at the entrance to the customer lot. He stated that this site will not be a car sales area but rather a car storage area. Wagnild described the Spruces that would be moved from the existing store to a location along the front of the body shop repair area. Quinn Hutson, architect representing the applicant, explained the details of the planting plan. John Wagner, representing the Denlow Partnership Law Office, asked for details regarding the landscaping. Quinn Hutson noted that the site will have Mountain Ash and Honeysuckle planted along a 15 -foot wide landscaping area with a two foot berm adjacent all street side elevations. Mr. Wagner expressed concern regarding the dentist office within his building which will look d into this car storage area. He asked for further details regarding the damaged car parking locations and whether additional landscaping could be placed along the north and west edges of the site where offices across the street face directly into the site. Bill Smith, owner of the Lock and Store building on 143rd Street, expressed concern with the elevation of the lot which faces 143rd Street. He stated the elevation may be too high and could cause visibility and drainage problems. Associate Planner Hickok noted that the site is to be leveled and that there will be additional drainage precautions taken. Mr. Smith asked for details regarding the lighting plan. Bernie Wagnild stated that the lighting on the site will be low intensity but will be placed close enough to reduce the amount of shadows on the site. There was no further public comment. Chairman Fenner closed the public hearing. Planning Commission Minutes November 4, 1992 Page 6 MOTION: Member Churchill moved, seconded by Member Blundetto, to recommend approval of the conditional use permit for outdoor storage of motorized vehicles as per the Staff report except that customer parking along the southwest comer should be designed as per the applicants site plan rather than the Staff request. The motion carried 6 - 0. 6. LAND USE /ACTION ITEMS A. Summerfield Townhomes - Rezoning from "A" to "M -313" or "M -30 and Preliminary Plat for 23 Townhomes LOCATION: Southeast Comer of 140th Street West & Essex Avenue PETITIONER: Diedrich Builders, Inc. (PC92- 081 -ZSBV) STAFF REPORT: Richard Kelley, dated November 4, 1992 Richard Kelley provided a background report in which he described the results of the public hearing held at previous meetings and the zoning and site plan issues related to the site. He described the landscaping and parking plans as well as the exterior siding proposal by the applicant to request aluminum or vinyl siding instead of brick and /or wood. Kelley also described a new landscape plan that has been prepared by a registered landscape architect. The City Planner asked the Apple Valley Forester to review the plan. The Forester noted that there was not enough screening; that more than 10% of the trees were Ash which created a concern regarding disease; the size of the materials was very small - 1 -1/2 " bare root material; the installed value of the material was estimated to be $5,000, whereas the City Code requires a 2 -1/2% value of the construction which would be $40,000 in materials. Member Gowling asked for further details regarding the back of the building and plantings along the foundation of the building as an alternative to the use of brick. Bffi Diedrich, the applicant, illustrated a number of existing sites with cedar which had been changed to vinyl siding after 6 -7 years because of the problems with maintenance. He also noted that Wildwood Townhomes within Apple Valley spent $40,000 in the past year to maintain the Cedar siding because of the cracks and painting requirements. Member Edgeton asked how expensive the materials would be and would they price the units out of the market. Applicant Diedrich stated that yes the materials would price the project out of the market for retired and handicapped people. The units are sold as a one -level unit, they have won the Reggie Award in 1992. Brick and wood adds $5,000 to the cost of the unit, such units would exceed $90,000 and would not be in the appropriate market. Diedrich noted that rarely does he place brick or cedar into the rear side of a building. Member Gowling asked for further details regarding landscape foundation plantings and bay windows on the rear of the building. Mr. Diedrich responded that shutters would be no problem and bay windows would be no problem but brick on the back of the unit would cause a financial hardship. Chairman Fellmer summarized the project as being a 23 unit project in which the market is very price sensitive. He noted that the applicant is a custom builder who moves walls on the interior of the units and construct units to the designs of the owners. The exterior of the units do, however, look very much the same. Planning Commission Minutes November 4, 1992 Page 7 P lanning Commission members reviewed the landscape list and estimated cost of the project submitted by Bill Diedrich and asked for further details at a future meeting. Chairman Felkner asked that the applicant provide a complete landscape plan and estimated value prior to the neau meeting. He asked that the Staff take pictures of the backside of similar buildings within the community for distribution at the next Planning Commission meeting. Neighbors adjoining the Summerfield Townhome Project stated that they would prefer more trees than in the original plan and that the maintenance of the lawn by the homeowners association was a consideration. In addition, they were concerned about the planting of trees within easements along the rear property line. MOTION: Member Churchill moved, seconded by Member Edgeton, to recommend approval of a rezoning from agriculture "A" to multi- family "M -30. The motion carried 6 - 0. MOTION. Member Churchill moved, seconded by Member Edgeton, to recommend approval of the preliminary plat. The motion carried 5 - 1. MOTION: Member Churchill moved, seconded by Member Edgeton, to recommend approval of the site plan and building permit authorization subject to: 1) The Staff approval of the landscape plan and details of the valuation for the landscaping. 2) Rear elevation planting and foundation plants and bay windows to be installed. The motion carried 5 - 0-1 7. DISCUSSION ITEMS A. Variance Notification Procedure This item was tabled until a future meeting. B. Gravel Update Community Development D Dennis Welsch and City Planner Richard Kelley provided a background report on the upcoming review of the final environmental impact statement for the gravel area. C. The Planning Commission received a report from the Planning Staff regarding site selection for a Dakota County Airport. D. The Planning Commission received a report from the Staff regarding population projections from the year 1990 -2020. E. The Planning Co mmissi on received a report from the Planning Staff regarding the Burows variance case in which the applicant has been able to reorganize the structure on the site to eliminate need for further variances. Planning Commission Minutes November 4, 1992 Page 8 & OTHER BUSINESS A. Holiday Party Member Gowling offered to hold the annual Commission Planning Staff Holiday Party. Chairman Felkner asked the Commission to return at its next meeting with a date for the Holiday Party. 9. ADJOURNMENT The meeting adjourned at 10:45 p.m.