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HomeMy WebLinkAbout03/20/1991PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY March 20, 1991 1. CALL TO ORDER The March 20, 1991 meeting of the Apple Valley Planning Commission was called to order by Chairman Pro tern Richard Carlson at 7:34 p.m. in the City Council Chambers of the City of Apple Valley City Hall. Members Present: Chairman Pro tern Richard Carlson, Members Jeannine Churchill, Karen Edgeton, Alan Fclkner, Marcia Gowling, and Gene Kitzman. Members Absent: None. Staff Present: Richard Kelley, Meg McMonigal, Scott Hickok, Lon Aune, Chelle Benson, and Dennis Welsch. Others Present: See the sign -in sheet. 2. APPROVAL OF THE AGENDA The agenda was approved with the following amendments: Item 711 - A discussion of the introduction to the City Comprehensive Plan was tabled to a future meeting. Item 8A - Establishment of an annual meeting - added. Item 811 - Resolution of thanks to former Chairman Robert Erickson - added. 3. APPROVAL OF THE MINUTES OF MARCH 6, 1991 MOTION: A motion was made by Member Edgeton, seconded by Member Gowling, to approve the minutes of March 6, 1991 as submitted. The motion carried unanimously. 4. CONSENT AGENDA (One motion sends items needing no discussion on to the City Council with the staff recommendations.) - None - Planning Commission Minutes March 20, 1991 Page 2 5. PUBLIC HEARINGS A. Concord Property Change Comprehensive Plan Designation from "MD" (Medium Density Residential) to "Ll" (Light Industrial) and Rezoning from "A" (Agriculture) to "I -1" (Light Industrial) LOCATION: W of Pilot Knob Road and N of CR #42 PETITIONER: City of Apple Valley (PC91- 007 -PZ) STAFF REPORT: March 15, 1991 by Community Development Director Dennis Welsch Chairman Carlson opened the public hearing. Community Development Director Dennis Welsch presented a background report in which he described the proposed amendments to the comprehensive plan and to the zoning ordinance. Currently, the 80 acre Concord site is zoned agricultural and designated on the comprehensive plan for mid - density, multi- family housing. The staff has prepared a recommendation to correct the zoning inconsistencies by changing the comprehensive plan to light industrial and to amend the zoning map to read light industrial on the 80 acre site. The Planning Staff recommended approval of a light industry business park rezoning to I -1, similar to the VenStar property directly west of this site. The staff also recommended that the comprehensive plan should be amended to light industrial uses. Welsch noted that in a report dated October 1, 1990, the Planning Commission, Staff, and Council identified a need for more business park, light industrial land in the community. Welsch identified the potential traffic impacts for a business park and for a multi - family housing development on the same 80 acre site. Traffic along Pilot Knob Road will increase to an estimated 10,000 to 12,000 vehicles per year in the year 2000 and County Road #42 currently has between 15,000 and 19,000 trips per day in the Pilot Knob area. General questions were asked by the Commission regarding access to the site from County Road #42 and from Pilot Knob Road, as well as past history of rezonings on the adjacent VenStar site. Earl Brooks, 5411 Upper 147th Street W., asked how many jobs would be created and what the comparison would be between the WIRSBO Development and a multi- family development. He asked the Commission to consider why rezone without a specific development in mind. Chairman Carlson noted that this is one of the 54 zoning consistency cases that the Planning Commission has been working on for two years. Mr. Brooks asked if the City could lower the zoning designation at a future time from an industrial district to a residential district. He also expressed concern about the air pollution impact and the impact that light manufacturing may have when using solvents, chemicals, and other strong odor materials. City Planner Planning Commission Minutes March 20, 1991 Page 3 Kelley noted that all manufacturing using such chemicals would be required to get PCA State permits. Mr. Brooks noted that developments in New Bright St. Louis Park, Eagan, Burnsville, and Lakeville are considered undesirable to him. He asked the Commission to review a specific project for the site prior to approving any rezoning. He also stated that the total number of employees estimated by the staff was too low. Maynard Olson, 14609 Embassy Avenue, asked what would happen to property value in residential areas adjacent to a light industrial area. Virgil Oebser, 14723 Endicott Way, expressed concern about traffic and industrial neighbors to the west. He stated he would rather have an resi- dential area, but that a business park with more desirable businesses located closer to the residents may be acceptable. City Planner Kelley stated that either a planned unit development or an amendment to the zoning text may be appropriate to reduce the impact on adjacent residential developments. Jack Stewart, 14864 Lower Endicott Way, asked the Commission not to rezone industrial land because there will be additional industrial areas south of County Road #42. He encouraged the Commission to develop the industrial spaces currently within existing industrial parks. Dan Christopher, 14393 Europa Avenue, asked the Commission to delay a decision until such time as the gravel operations are resolved. Ed Brunkhorst, 5377 Upper 147th Street, asked for clarification regarding what was an inconsistency between a multi - family comprehensive plan designation and an agricultural zoning district. He requested the Commission to rezone the land to multi- family and leave the comprehensive plan designation as it currently exists (multi - family). Mr. Brunkhorst also requested that the Commission consider letting the market drive what type of zoning should occur on the site, but that it be no higher intensity of use than a business park. He sited inconsistent land uses, such as UPS, Coca Cola, and Federal Express in Eagan. These were inconsistent because of the heavy truck use of the site. June Lake, 5381 Upper 147th Street W., stated that light industrial uses are too close to residential uses and that any development west of Pilot Knob Road should be nothing more than an office park. Mike Novacek, 5378 Emerald Way, expressed concern about noise within the light industrial area as well as in the North Star Concrete Plant one - half mile away. He asked if the noise problem would be addressed at the time of the project approval. Planning Commission Minutes March 20, 1991 Page 4 Sharon Wood, 5376 Emerald Way, expressed concern about trucks being too close to the Scott Hylands Elementary and Middle School. She was concerned that trucks may enter the residential area. John Vreyens, 5374 Emerald Way, expressed concern over the noise. He stated that the gravel pits are to be closed north of County Road #42, therefore, that site should be used for future industrial development. He expressed concern about heavy industry invading the light industrial areas. Mr. Vreyens stated that WIRSBO's project is too heavy of an industry for an area adjacent to a residential neighborhood. However, Mr. Vreyens said that an office park similar to the Apple Valley Business Center located on Galaxie Avenue would be adequate. Rob Berg, 14441 Emerald Path, expressed concern and opposition to light industrial or business park uses on the Concord property because of noise and light problems. He asked the Commission to consider rezoning the site for residential purposes and to consider what the property value of residential land will be if industrial uses are permitted. Nancy Cook, 14881 Lower Endicott Way, stated that a buffer is needed along Pilot Knob Road. She asked the Commission to study the issues further until such time as a detailed plan is adopted for the land south of County Road #42. She asked the Commission to consider which prevailed - the comprehensive plan or the existing zoning. She preferred the lesser of evils, that is, a light business park. Jerry Benack, 5387 Emerald Way, asked if the neighbors had a vote in the project. Chairman Carlson clarified the process for approval. Benack stated that he preferred not to see industry. Hugh Simerson, 14711 Endicott Way, asked the Commission not to change the comprehensive plan. City Planner Kelley provided a background history of the project site, noting that in 1974 a proposal for a mixed use project of industry and multi - family homes was proposed. Loren Hegmeyer, 14445 Europa Avenue, asked the Commission not to change the zoning, but to allow 6 to 12 units per acre residential development. Charolle Brooks, 5411 Upper 147th Street, stated that property value will go down if additional industrial land is placed next to residential property. Pat Douglas, 5637 144th Street W., stated that trucks in the existing light industrial area (VenStar area) already create problems. Additional truck traffic would be a hazard to the residential area. He noted that Planning Commission Minutes March 20, 1991 Page 5 American Bus Transportation Company had already installed a major berm line on the east side of their property to provide a buffer. Muriel Stewart, 14864 Lower Endicott Way, objected to industrial zoning. Jim Galback, 14387 Euclid Avenue, asked for clarification regarding the apartments in the Scottsbriar project. Meg Muller, 14779 Endicott Way, was opposed to the project on the basis that it would create more noise, more trucking, and reduce the aesthetics. Ray Donajkowski, 14769 Endicott Way, recommended that multi- family housing be placed on this site. A discussion ensued regarding the pipeline easements that run through the northwest corner of this site. Peg Cerise, 14701 Endicott Way, asked the Commission to leave the site available for townhouses instead of bigger buildings. Jack Stewart, 14864 Lower Endicott Way, asked the Commission if a petition would convince the Planning Commission or Council of the resident's concerns. Chairman Carlson stated that was a valid approach. Pat Grane, 14724 Lower Endicott Way, stated that she would not have moved to the site if she had know there was light industry going to occur adjacent to her. Residential development would be more appropriate. She asked if the Council will decide the issue for the benefit of the entire City or for the benefit of the adjoining residents. Gene Bryan, Lower Endicott Way, stated that this was her retirement home and hoped that the site would remain residential. Jean Dietz, 14869 Lower Endicott Way, asked for clarification from the Planning Commission and staff regarding the differences between multi- family population and the job base population of a light industrial park. The staff will review this in detail. A general discussion ensued regarding the process for approval. Jim Galback, 14387 Euclid Avenue, asked if truck routes could be established if an industrial park is approved. He asked if part of the industrial park adjacent to Europa could be rezoned for residential purposes with a cul -de -sac rather than allowing industrial land to abut the existing residences. Planning Commission Minutes March 20, 1991 Page 6 Chairman Carlson closed the public hearing. A comment from the audience regarding Scottsbriar was as follows: Is Scottsbriar to be rezoned from "MD ", Medium Density, multi - family, to single - family since the majority of Scottsbriar already has single - family homes in existence? Would this be a more definitive label for the area and preclude the possibility of an apartment being placed within a single - family residential area? B. Granada Drive - Change Comprehensive Plan Designation from "RB" (Retail Business) to "GB" (General Business) and Rezoning from "RB" (Retail Business) to "GB" (General Business) for Six Lots LOCATION: E of Granada, Between 145th and 147th streets PETITIONER: City of Apple Valley (PC91- 008 -Z) STAFF REPORT BY: March 20, 1991 by Community Development Director Dennis Welsch Chairman Carlson opened the public hearing. Community Development Director Dennis Welsch provided a background report in which he explained that the zoning consistency reports and - studies for this site indicated there was a need for more general business lots within the community. Currently, less than 10 lots exist. With this proposal, converting retail business zoned lots to 6 general business lots, an additional supply of general business land would be available for general contractors and other uses permitted within a general business district. Chairman Carlson asked for comment from the public. There was none. The public hearing was closed. 6. LAND USE /ACTION ITEMS A. Oaks of Apple Valley IV Preliminary Plat LOCATION: Between Pennock and Cedar Avenues, N of Harwell Path PETITIONER: McNamara Contracting Co., Inc. (PC91- 004 -S) STAFF REPORT BY: March 20, 1991 by Associate Planner Meg McMonigal Associate Planner Meg McMonigal provided a background report in which she noted that the Planning Commission had previously reviewed this project on March 6, 1991. Staff recommendations were offered as follows: 1) The new alignment of the streets would require abandonment of the officially mapped road designation. 2) A hammerhead turnaround must be provided at the south end of the site. Planning Commission Minutes March 20, 1991 Page 7 3) A five -foot sidewalk should be extended along Pennock Avenue. 4) The existing concrete block house on the east end of the site must be demolished. 5) The parkland dedication will be taken care of through a cash - in- lieu -of -land process. 6) Access should be an easement extension must be granted to the City to gain access to the property north of the northern cul -de -sac. The planning staff recommended approval of the preliminary plat. Joel Cooper, representing the developer, stated there were no problems with the staff conditions. Member Felkner asked if the DNR had been contacted regarding the deer. Joe McNamara stated that Terry Maurer.�kad je wed up an the deer issue +he 1Z)A; . lf.`OwA a7o ii1�U MOTION: A motion was made by Member Felkner, seconded by Member Kitzman, to recommend approval of the Oaks IV preliminary plat with the staff conditions - 1 through 6 listed above. The motion carried 6 - 0. B. Walgreen's Site Plan Review and Building Permit Authorization LOCATION: NE Corner of Cedar Avenue & 153rd Street W PETITIONER: Ryan Construction Co. (PC91- 005 -B) STAFF REPORT BY: March 20, 1991 by Planning Intern Chelle Benson Planning Intern Chelle Benson provided a background report illustrating the Walgreen's site plan. She noted that the project is consistent with the comprehensive plan and zoning designations for the site. New elevations were supplied by the developer providing more architectural interest throughout the building. The staff report asked for more detail in the drive -up areas, more on -site landscaping, an exchange of a Northern Pin Oak for a Red Oak, landscaping of parking lot islands, one - way directional signage around the building, and at a future date, sign permits. A general discussion ensued regarding the drive -up and the architectural details. Bill McHale, representing Ryan Construction, provided background on the new design details. Member Kitzman asked for clarification regarding loading docks and landscaping around the loading areas. He also asked for clarification regarding the 24 hour operation of the store. Planning Commission Minutes March 20, 1991 Page 8 Member Gowling asked for clarification regarding locations of drive - throughs and door entrances. Member Edgeton stated the awnings proposals in the new redesigns do add to the architectural character of the building. Member Kitzman said that the Walgreen's located at County Road 42 and County Road 11 is not the quality of store that we hope to have in Apple Valley. McHale stated the Apple Valley building will be all brick with a smaller amount of rock face block accent areas. Member Gowling asked for clarification regarding the trees the staff requested in the parking areas. Mr. McHale stated the trees will be corrected. MOTION: A motion was made by Member Gowling, seconded by Member Felkner, to recommend approval of the building permit authorization with the staff conditions 2 through 5 as follows: 2) Landscaping & Parking - Adding five trees to the southern property line along 153rd Street similar to the City street trees, change the concrete islands to landscape islands; consult the City Forester as to size and type of species of trees to plant on the property. 3) Building Design Treatments should add life to the building through the use of windows, color, awnings, and lighting. 4) The addition of a one -way directional sign to mark traffic flow around the building. 5) The pedestrian access shown from Cedar and from 133rd Street must be aligned with the building's sidewalk. The motion carried unanimously 6 - 0. C. Multi- Tenant Building (Blockbuster Video & Wendy's) Site Plan Review and Building Permit Authorization LOCATION: SE Corner of Cedar Avenue and CR #42 PETITIONER: Ryan Construction Co. (PC91- 006 -B) STAFF REPORT BY: March 20, 1991 by City Planner Richard Kelley City Planner Richard Kelley provided a staff report in which he explained the multi- tenant 10,000 and 12,000 square foot building to be constructed by Ryan Construction on the lot north of the existing Bakers Square site. The staff recommended approval of the project. Planning Commission Minutes March 20, 1991 Page 9 Member Gowling asked for clarification regarding the landscaping within the parking areas. Member Kitzman asked for clarification regarding the access around the building. A general discussion ensued regarding the paving issues. Member Felkner asked what will happen if the Wendy's space remains empty. He does not wish to approve a Wendy's without a further review. MOTION: A motion was made by Member Felkner, seconded by Member Edgeton, to recommend approval of the building permit authorization subject to staff recommendations of March 20th report and additional banding around the rear service area of the building. The motion carried 6 - 0. 7. DISCUSSION ITEMS C. Paved Parking Requirements Within Zoning Code (Welsch /Hickok) Community Development Director Dennis Welsch provided a background report regarding a request by Judge Lynch to review the City's existing paved parking requirements within the City Zoning Code. The Judge asked the City Council and perhaps, the Planning Commission to review the existing codes and policies regarding their adequacy and applicability to the entire community. Chairman Carlson asked that the staff send an entire code to each Planning Commission member. MOTION: A motion was made by Member Felkner, seconded by Member Gowling, to table the paved parking requirements for further discussion at the next meeting. A. Transportation Plan & Policies - Trails (Meg McMonigal) The Planning Commission accepted a trails report, which illustrated priorities for trails from Associate Planner Meg McMonigal. Member Churchill asked for an additional policy which addresses maintenance requirements. The staff will respond with another addition of the policies for trails. 8. OTHER BUSINESS A. Establishment of an Annual Meeting Planning Commission Minutes March 20, 1991 Page 10 MOTION: A motion was made by Member Felkner, seconded by Member Kitzman, to hold the Planning Commission Annual Business Meeting on April 3, 1991 at which time the election of officers will occur. B. Resolution of Thanks to Former Chairman Robert Erickson MOTION: A motion was made by Member Gowling, seconded by Member Churchill, to adopt the following Resolution: CITY OF APPLE VALLEY PLANNING COMMISSION RESOLUTION NO. RECOGNIZING ROBERT L. ERICKSON FOR SERVICE AS A COMMISSIONER WHEREAS, the planned development and growth of the community of Apple Valley requires the thoughtful and balanced consideration of numerous competing issues by the members of the Apple Valley Planning Commission, and WHEREAS, ROBERT L. ERICKSON, has participated as an Apple Valley Planning Commissioner for seven years, and WHEREAS, ROBERT L. ERICKSON, has provided valued input from an involved citizen perspective, and WHEREAS, ROBERT L. ERICKSON, has provided leadership to the Commission and staff by serving as Chairman, NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Apple Valley, Dakota County, Minnesota, hereby recognizes and appreciates the meaningful contribution provided by ROBERT L. ERICKSON to the community's successful planning efforts. Thanks, Bob. We wish you well as a City Council Member and value your continuing community involvement as a City Council Member of Apple Valley. ADOPTED this 20th day of March 1991. Richard D. Carlson Jeannine Churchill Karen Edgeton Alan Felkner Planning Commission Minutes March 20, 1991 Page 11 Marcia Gowling Eugene F. Kitzman The motion carried 6 - 0. C. Airport Site Selection Meeting Chairman Carlson reported on the airport site selection committee meeting he attended in Farmington. He asked the question, "What specific criteria will be used to determine and prioritize the information gathered during the site selection process by the site selection committee ?" No answer was provided to Member Carlson's question. D. Real Estate Meeting Report Member Kitzman and Members of the Planning Staff reported on the real estate /developer meeting held on March 20, 1991 with the keynote speaker, Dr. George Karvel. Planning staff members, Meg McMonigal and Scott Hickok, also presented information regarding the City staff functions. 9. ADJOURNMENT The meeting adjourned at 11:11 p.m. kg Planning Commission Minutes March 20, 1991 Page 12 PLANNING COMMISSION MEETING SIGN -IN SHEET NAME ADDRESS PHONE Bill Hildebrand 5357 Upper 147th Street W. 423 -6847 Jo Gagnon 5371 Upper 147th Street W. 423 -2382 June Lake 5381 Upper 147th Street W. 423 -5442 Ann Fitch 14617 Embassy Avenue 425 -4573 Maynard Olson 14609 Embassy Avenue 423 -9761 Virgil Oebser 14723 Endicott Way 423 -6507 Dan Christopher 14393 Europa Avenue 431 -7036 Hugh Simerson 14711 Endicott Way 423 -5018 Kurt Butler 5732 144th Street 431 -4354 Mary Quinn 14325 Glenda Drive 432 -1377 Kathy Arbour 14839 Endicott Way 423 -5882 Dean Meyer 5704 144th Street W. 431 -1645 Jerry /Mae Benack 5387 Emerald Way 423 -4274 Fredrick Senger 14708 Endicott Way 423 -4015 Mike Novacek 5378 Emerald Way 423 -1815 Carol Dayton 5347 Upper 147th Street W. 423 -4989 Terry Wensmann 1758 Wilderness Curve 683 -0387 Sue Strysuk 5413 Upper 147th Street W. 423 -3580 Rosemary Little 5350 Emerald Way 423 -3451 R. W. Donajkowski 141769 Endicott Way 423 -4657 Carrie Lemeiux 14613 Embassy Avenue 423 -5702 Pat Douglas 5637 144th Street W. 891 -5219 Jim Gelbach 14387 Euclid Avenue 432 -0343 Edward /Elaine Brunkhorst 5377 Upper 147th Street 423 -3088 Robert Berg 14441 Emerald Path 423 -4220 Ken Jolie 14793 Embry Path 423 -6499 Jack L. /Muriel Stewart 14864 Lower Endicott Way 423 -4873 Earle /Charlotte Brooks 5411 Upper 147th Street W. 423 -6030 Maggie Muller 14779 Endicott Way 322 -1042 Sybil Stime 14868 Lower Endicott Way 423 -2331 Fred /Rose Cunningham 14872 Lower Endicott Way 423 -4765 William Bakker 14808 Lower Endicott Way 423 -5850 Nancy Cook 14881 Lower Endicott Way 423 -3711 Gerald Dietz 14869 Lower Endicott Way 423 -4199 John Vreyens 5374 Emerald Way 423 -4655 Sharon Wood 5376 Emerald Way 423 -6028 Emile /Peggy Cerise 14701 Endicott Way 423 -1793 Resident 14445 Europa Avenue 431 -2674 Patricia J. Grane 14724 Lower Endicott Way 322 -1352 Herbert L. Book 14724 Lower Endicott Way 322 -1352