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HomeMy WebLinkAbout02/20/1991PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY February 20, 1991 1. CALL TO ORDER The February 20, 1991 meeting of the Apple Valley Planning Commission was called to order by Chairman Robert Erickson at 7:33 p.m. in the City Council Chambers of the City of Apple Valley City Hall. Members Present: Chairman Robert Erickson, Members Karen Edgeton, Marcia Gowling, Gene Kitzman, Alan Felkner, and Richard Carlson. Members Absent: None. Staff Present: Richard Kelley, Meg McMonigal, Chelle Benson, Lon Anne, and Dennis Welsch. Others Present: See sign -in sheet. 2. APPROVAL OF AGENDA The agenda was approved as submitted. 3. APPROVAL OF MINUTES OF FEBRUARY 6, 1991 MOTION: A motion was made by Member Felkner, seconded by Member Gowling, to approve the minutes with the following correction: On page 4, paragraph 3, fourth line, should read "Mrs." Charlie McCabe. With this correction, the motion carried 5 - 0, with one abstention (Carlson). 4. CONSENT AGENDA (One motion sends items needing no discussion on to the City Council with the staff recommendations.) - None - 5. PUBLIC HEARINGS A. UHDE /NELSON, Inc. Rezoning from "LB" (Limited Business) to "RB" (Retail Business) LOCATION: Southwest Corner of 143rd Street and Cedar Avenue PETITIONER: UHDE /NELSON, Inc. (PC91- 002 -Z) STAFF REPORT: February 6, 1991 by Associate Planner Meg McMonigal Planning Commission Minutes February 20, 1991 Page 2 Chairman Erickson reopened the public hearing for the Uhde /Nelson property rezoning request for a change from limited business to retail business zoning. Associate Planner McMonigal presented a background report on this project, indicating the request for rezoning and that no site or building plans were submitted at this time. She indicated the staff has concern with retail business land uses and the mixture of traffic between retail business and residential uses on Glenda Drive. Retail businesses generate the most traffic of any business uses. Associate Planner McMonigal showed a comparison of the permitted and conditional uses in limited business and retail business. She indicated that a question arose at the previous meeting about an Environmental Impact Statement, whether it would be required or not. City Planner Kelley explained the environmental review process, indicating a separate permit is required for tanks. A Conditional Use Permit is required for motor fuel sales and an environmental review does not fall into a mandatory category and unless the City has a strong reason to require an environmental review, it is prohibited from doing so. Associate Planner McMonigal indicated the staff recommends denial of the zoning as there is not sufficient evidence that a change in the City's plans and policies is warranted. Chairman Erickson inquired as to why traffic counts have not been taken. He was told that streets must be clear and the weather must be warm in order for the counters to function properly. The petitioner, Dave Nelson, addressed the Commission, indicating that he has worked on the site for three years. He discussed some of the constraints of the site including the pipeline and the elevation changes. He also indicated that his company has a contract to purchase Lots 3 and 4 and hopefully, in the future will be able to purchase Lot 5. They have met with a group of residents and proposed a new plan showing uses on Lots 3 and 4, as well as Lot 6. The plan includes a gas station with 1,000 square feet of sales area, an office building, a restaurant, and a motel behind the restaurant. Access would be gained on 143rd Street and the southwest corner of Glenda Drive. Chairman Erickson indicated that the site is not designated for retail business and indicated that he would like the petitioner to work with the neighbors and the staff. Marcia Gowling questioned where traffic will come from. Dave Nelson indicated that he thinks traffic will Come from the north on Cedar to the gas station and then continue south on Cedar. Commissioner Felkner indicated that you cannot make a left turn onto Cedar from Glenda Drive to go north. Traffic will travel on Glenda Drive and 145th Street to get to Cedar to go north. Planning Commission Minutes February 20, 1991 Page 3 Karen Edgeton asked if there is access to Cedar Avenue from the site. Nelson indicated that they are showing a right -in -/- right -out access on Cedar Avenue. Chairman Erickson asked what zoning would be appropriate for motel. City Planner Kelley indicated that visitor business or shopping center would be appropriate. Erickson indicated that it may not be the best location. Commissioner Felkner asked how many pumps would be on the site. Nelson indicated that there would be four pumping stations. He also indicated that they would like to consider the possibility of using a planned unit development for the entire parcel. Chair Erickson indicated that there is a City policy to keep retail business within a specified area along Cedar Avenue. Marcia Gowling asked what the use for Lot 5 would be. Dave Nelson stated they do not own Lot 5, but it could possibly be used for parking. Karen Edgeton asked if there were actual proposals for the motel /restaurant and office building, or are they actually under contract. She was told they were just proposals at this time. Gene Peterson, 12910 Hamlet, indicated that the site is zoned limited business right now. On -sale liquor and restaurants are permitted with a Conditional Use Permit. He indicated that he has clients for a motel /office /restaurant /gas station that would be ready to build on this site right now. He also indicated that with a Planned Unit Development, the site could be developed immediately. Mr. Paramore, 14405 Glenda Drive, asked if the site was zoned retail business would the motel be permitted. He was told it would not be permitted under retail business zoning. Marcy Quinn, 14325 Glenda Drive, indicated that she was concerned that an additional wing to a motel would be added on Lot 5. She also indicated that a motel is 24 -hour a day operation and would destroy the residential character of the neighborhood. She also thought that it would destroy property values and increase traffic. She also inquired whether there were contingencies to the purchaser of lots. Dave Nelson indicated that the zoning and site plan approval are contingencies for purchasing the site. Associate Planner McMonigal indicated that the staff had met with the petitioners in the past week. The rezoning request is only for Lot 6 and that is all that the staff has reacted to. The staff suggested that the petitioner present the concept plan to the Planning Commission and ask for feedback. Planning Commission Minutes February 20, 1991 Page 4 Jerry Kelley, 14403 Glenda Drive, indicated that he thought property values would be destroyed with this sort of plan and asked whether the City would be willing to purchase his property. Margaret Zahalan, 14407 Glenda Drive, asked if there is any possibility for additional accesses onto Glenda Drive. She was told Lots 3, 4 and 5 all have access to Glenda Drive. Bill Hayman, 14366 Glenda Drive, asked if Lot 6 is the only lot in question at this time. He was told that it was. Ray Hansen, 14369 Glenda Drive, requested the Planning Commission deny the rezoning proposal for Lot 6 as the small plan does not account for the remainder of the site. Chairman Erickson indicated that the Planning Commission does not normally act on the night of a hearing. Mary Quinn indicated that she thought the project was premature and prefers limited business zoning on the site. Mary Rogers, 14335 Glenda Drive, asked if retail business zoning is given to Lot 6 how much easier will it be to get retail business on Lots 3, 4 and 5. She also indicated that there is speeding on Glenda Drive and is concerned about it. Councilmember Humphrey, who was present at the meeting, indicated that speeding on Glenda Drive will be looked into by the Police Department. Bill Hayman, 14366 Glenda Drive, indicated that since there is no change in the original request, he thinks the Planning Commission should take action this evening. Chairman Erickson closed the public hearing. Commissioner Carlson indicated that he didn't see any rationale to change the zoning on the site. Karen Edgeton inquired about the Super Store rezoning and why it was allowed. Commissioner Carlson indicated he thought it was a poor decision that should not have occurred. Marcia Gowling indicated the zoning was changed because it was con- sidered transition between general business and limited business zoning. Planning Commission Minutes February 20, 1991 Page 5 Councilmember Humphrey indicated that most of Pennock Shores was limited business zoning at the time. He also indicated that the Council will have to review the retail business policy in the future. Chairman Erickson indicated that a decision would be forthcoming from the Planning Commission at the next meeting. 6. LAND USE /ACTION ITEMS A. Sketch Plan for Rezoning, Subdivision & Building Permit - Midas Muffler /Jiffy Lube LOCATION: Southeast Corner of County Road #42 and Gleason Avenue PETITIONER: Bruce Knutson Architects STAFF REPORT: February 20, 1991 by City Planner Richard Kelley City Planner Richard Kelley presented a report on the sketch plan indicating a Class I restaurant and a Midas Muffler /Jiffy Labe at 42 and Gleason. He illustrated the site location and the surrounding uses, noting that peripheral freestanding .uses in the planned development zoning would allow for a Class I restaurant. The north half of the site is shown as the Midas Muffler /Jiffy Lube shop, south half is shown as 156 seat restaurant. Access is limited to Gleason Avenue and 151st Street. Building plans were submitted just prior to the meeting. Auto services are allowed further east, but are not specifically permitted in this zone. The comprehensive plan tries to put auto uses further away from the retail business area. A change in zoning would be required to general business or as an amendment to the planned unit development. Bruce Knutson, architect, handed out a new plan with revised elevations that showed added architectural details similar to the Ryan Southport Plaza. The restaurant elevation showed sloped roof and arches. Gene Peterson spoke indicating the trend in auto malls is to have them in front of shopping centers. He also indicated that there is a national restaurant indicated on the same caliber as Marie Callender's. Joel Stranik, 9755 Jackson, Blaine, is with Midas Muffler and indicated he is willing to work with the staff on this project. John Anderson was present from Jiffy Lube to answer any questions. Chairman Erickson indicated that it was a nice design, but thought it should be located further east. A Class I restaurant would be good on this site. Commissioner Felkner indicated the redrawing of the building is much more acceptable, but felt that auto uses should be further east. Planning Commission Minutes February 20, 1991 Page 6 Councilmember Humphrey stated that some department stores have auto accessories and are located in retail districts - such as the Burnsville Sears Store. Gene Peterson, 12910 Hamlet, indicated that auto services are changing and that they are now very clean operations. Karen Edgeton asked if this is a packaged deal - the auto services plus the restaurant. She was told that it was. Gene Kitzman indicated that he has mixed feelings, as there will be more vehicle and foot traffic on this corner. The building can be done well architecturally, but he is concerned that the doors and the work area might be unsightly. Commissioner Carlson indicated that he thought it would be consistent to have this use further east. Marcia Gowling asked how do you address the doors on the facilities. 7. DISCUSSION ITEMS A. Sign Ordinance Revisions - Billboards (Dennis Welsch) Dennis Welsch presented a report dated February 20, 1991 indicating that billboards would be prohibited along with other advertising signs in the city. MOTION: A motion was made by Member Felkner, seconded by Member Gowling, to recommend that this change be approved. A general discussion ensued. The motion passed 6 - 0. B. Transportation Plan and Policies (Meg McMonigal) City Planner Richard Kelley briefly summarized the light rail planning process in Dakota County. A general discussion ensued regarding transit. C. ZonCon 054 - Granada (145th to 147th) - Rezoning From "RB" to "GB -1" (Dennis Welsch) Dennis Welsch presented a report dated February 20, 1991 in which he indicated that there are very few remaining small general businesses in the community and that is the reason this zoning consistency case is being undertaken. The Planning Commission discussed the 10 lots in question. Karen Edgeton suggested that perhaps only the lots on the east side of Granada Drive should be rezoned at this time. The reason for that would be Planning Commission Meeting February 20, 1991 Page 7 that retail business uses along Pennock Lane would be backing up to general business uses if zoning were changed. She thought it would be clearer and more consistent to have retail businesses directly adjacent to retail businesses with Granada Drive acting as the dividing line between the uses. The Planning Commission agreed that the four lots on the east side of Granada Drive should be looked at as changing to general business and that the owners of the site should be contacted and a hearing should be set for March 20, 1991. D. Town Meeting on Airports (Staff) Dennis Welsch updated the Planning Commission on meetings that are occurring and indicated that the Commission should begin considering how they would like the meeting of April 17, 1991 to proceed and work with the staff on the organization for the meeting. 8. OTHER BUSINESS - None - 9. ADJOURNMENT The meeting adjourned at 10:37 p.m. kg Planning Commission Minutes February 20, 1991 Page 8 PLANNING COMMISSION MEETING SIGN -IN SHEET February 20, 1991 NAME ADDRESS PHONE Raymond Hanson 14369 Glenda Drive 431 -4651 Mary Quinn 14325 Glenda Drive 432 -1377 E. Shields 14317 Glenda Drive 431 -5137 Lou Vetsch 14712 Glenda Drive 431 -1096 Jim Vetsch 14712 Glenda Drive 431 -1096 S. T. Bruce 14348 Pennock 431 -2368 Gary Myhre 14346 Glenda Drive 891 -1733 Carole Smith 14346 Glenda Drive 891 -1732 Joe Stranik 9755 Jackson, Blaine 780 -8775 A. K. Folden 14330 Glenda Drive 891 -1237 P. L. Fligge 14328 Glenda Drive 431 -0929 Carl Rascher 14349 Glenda Drive 432 -3128 Phyllis Rascher 14349 Glenda Drive 432 -3128 Ellen Brown 14338 Glenda Drive 431 -2851 Mary Kay Sheehan 14355 Glenda Drive 432 -5986 Mary Rogers 14335 Glenda Drive 432 -1808 Burney Paramore 14405 Glenda Drive 891 -2111 Wm. Hayman 14366 Glenda Drive 431 -1136 Gene Peterson Bruce Erickson 1128 Harmony 332 -8000 Gene Pedersen 12910 Hamlet 452 -3667 R. M. Zahalan 14407 Glenda Drive 432 -4602 Jerry Kelly 14403 Glenda Drive 891 -1990 Arnold & Phyllis Johnson 14445 Glenda Drive 431 -6374 Orville Lantto 14337 Glenda Drive 431 -4385