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HomeMy WebLinkAbout11/20/1991PLANNING COMMISSION MINUTES CITY OF APPLE VALLEY November 20, 1991 1. CALL TO ORDER The meeting was called to order at 7:32 p.m. by Chairman Alan Felkner. Members Present: Karen Edgeton, Alan Felkner, Eugene Kitzman, Joe Nordlund, James Norris and Jeannine Churchill. Members Absent: Marcia Gowling. Staff Present: Richard Kelley, Scott Hickok, Meg McMonigal,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 NOVEMBER 6, 1991 The minutes of the November 6, 1991 meeting were approved as submitted. 4. CONSENT ITEMS None. 5. PUBLIC HEARINGS A. Dakota County HRA Family Townhouse Development LOCATION: West Side of Germane Avenue Between 125th and 126th Street PETITIONER: Dakota County Housing and Redevelopment Authority (PC91- 038ZSB) STAFF REPORT: Meg McMonigal, November 20, 1991 Chairman Alan Felkner opened the Public Hearing and asked Associate Planner Meg McMonigal to present a background report illustrating zoning and comprehensive plan issues. McMonigal provided a history of the site noting that a study had been done in 1989 and 1990 in which retail was determined not to be realistic on the site. She explained the proposal to provide twenty 2- bedroom and twenty -three 3- bedroom townhouse low and moderate income housing units. The south half of the site would be utilized for a park and ride lot with up to 200 parking stalls. McMonigal compared the impacts of traffic, people and development patterns based upon retail zoning, multi- family M -6 zoning, and the HRA Proposal. The HRA Proposal includes 5 acres of land on which 43 housing units would be built with an expected occupancy of 130 people, who will generate 344 trips per day. Kari Gill, Director of Community Development for the Dakota County HRA, discussed the various financial tools used by the Dakota County HRA to provide low and moderate income housing, rehabilitation and weatherization programs. She noted that in Dakota County there are between 2,000 and 3,000 families currently on the waiting list for Section 8 rental housing. In addition, there are between 800 and 900 families on the low rent HRA housing project waiting list. Two hundred of those families currently reside in Apple Valley. Ron Erickson, an Architect from KKE, explained the site plan and allocation of housing units on the site. He noted that the project will create buffers on all sides, and will meet or exceed all City setbacks and parking requirements. In addition, the exterior of the building will be a low maintenance steel -lap sided structure. McMonigal noted that a sidewalk may be needed from 127th Street and Germane Avenue to the frontage of George's Market. She also noted that the City Forester has reviewed the landscape plans and will request some minor changes of species. Member Edgeton asked for clarification regarding the distances to the adjoining townhouse units and parking lots. Member Nordlund asked for clarification regarding the City's code, as it applies to the twenty -three 3- bedroom units, "do 3- bedroom units require only one garage stall per unit ?" He was told that one garage stall and one and one -half uncovered parking spaces are required by the zoning code. Karen Murray, the HRA's property manager, and Kari Gill explained that in Dakota County HRA Projects, one car per family is the norm in 60 -70% of the units. Member Nordlund asked the Staff to provide a list of the number of public housing projects within the City. City Planner Kelley responded that there are two projects currently within the City. Member Nordlund asked for further information regarding the number of units and the percentage of units to the total number of units in Burnsville, Lakeville and Eagan. Member Kitzman asked for clarification regarding the operations and restrictive covenants that deal with parking of trailers, junk cars, boats and maintenance of the exterior of the buildings. He asked whether there is a separate maintenance fund to guarantee that the buildings will be kept up. Kari Gill explained the rental and management fee structure and organization within the Dakota County HRA. She noted that lawn care and snowplowing are contracted services, whereas all maintenance on the site is performed by the HRA's own maintenance staff. Member Norris asked for clarification regarding the basis of the rental units. Karen Murray responded that the units will be available to families with dependents who have a good rental and credit history and no criminal history. In addition, they will have to have a maximum income of $23,000 for a two person family or $29,000 for a four person family. Karen Murray also noted that no recreation vehicles are allowed on Dakota County HRA housing sites as part of the lease agreement. No inoperable vehicles are allowed on the site as well. The HRA is the enforcement agent for the HRA projects. However, the City housing standards still apply to the HRA site. Member Edgeton asked about on -site management. Kari Gill responded that the HRA will have a resident caretaker. Member Nordlund asked if the HRA can guarantee that each unit will not have 3 to 4 cars. Kari Gill reiterated the past history of Dakota County housing, wherein 60 -70% of the families have one car or less. Member Edgeton asked for clarification and chronology of donations for the parcels "A- D." Member Felkner asked for clarification regarding the construction dates and design of the park and ride lot. Member Kitzman stated that parking on the site is inadequate. He recommended that for each of the twenty -three 3- bedroom units, at least one more exterior space be placed on the site. Member Norris asked the Developer and Staff to develop a "proof of parking" scheme. Connie Scheid, a resident located at 177 Beaumont Court, asked for clarification regarding traffic on the site and the number of vehicle trips currently on Germane. She also asked for clarification regarding the park and ride design, and when the parking project would be completed. Meg McMonigal responded that the 200 car, layout and parking design has not been completed and the best estimate of traffic on Germane is 600 -900 vehicles per day. Dan Bush, 12715 Genesse Court, asked the Commission to consider correcting the school bus stop at 125th and Genesse, where 40 children currently load onto the bus. He asked whether a bus turn -out lane could be provided somewhere in the area to protect the children. He noted that traffic in the area is increasing all the time. Mr. Bush also asked for clarification regarding the water quality and improvements in removing rust from the water. City Project Engineer Lon Anne explained the water treatment and water distribution clean - out process. There were no further comments from the public. Chairman Alan Felkner noted the letter received from Carol Hara, which will be attached to the minutes of the meeting. Chairman Felkner closed the public hearing. No action was taken. 6. LAND USE /ACTION ITEMS A. Site Plan /Building Permit Authorization for Relocation of First Federal Bank LOCATION: East Side of Pennock Avenue between 145th and 146th Street PETITIONER: Dr. Kurt Walter- Hansen (PC91- 059 -B) STAFF REPORT: Scott Hickok, November 20, 1991 Associate Planner Scott Hickok described the request by Dr. Walter Hansen to obtain site plan approval and building permit authorization allowing the former First Federal Bank Building to be moved from its present location along Glazier Avenue and placed on Lot 6, Block 2 of Valley Commercial Second Addition on the east side of Pennock Avenue. He noted that the project site is approximately 1/2 acre and is designated for retail business uses. The building is approximately 1500 square feet in size and would be placed on a new block foundation. The Staff recommended approval of the site plan and building permit authorization of the Hansen Professional Building, with the following conditions: 1) An approved landscape plan be submitted by the applicant. 2) A bond be submitted to assure installation of the approved landscape plan. 3) The building exterior modifications be completed in accordance with the recommendations of the City Building Official. 4) Approval of the building moving equipment and route must be requested of the Public Works Staff. 5) The moving date must be established in January of 1992. Dr. Hansen explained that there are a number of potential uses for the building. If it is used for veterinary services, it would be an emergency clinic. If not, it may be used for retail purposes. MOTION: It was moved by Member Edgeton, seconded by Member Nordlund, to recommend approval of the site plan and building permit authorization request with the staff conditions and construction of a minimum of ten parking spaces on the site. The motion carried unanimously. B. Hauck Residential Parking Variance LOCATION: 12897 Forest Court PETITIONER: Stephen E. Hauck (PC91- 057 -V) STAFF REPORT: Scott Hickok, November 20, 1991 Associate Planner Scott Hickok provided a background report on a request by Stephen Hauck, 12897 Forest Court, to gain approval of a variance which would allow a 3 -foot wall and gravel parking area within the right -of -way of Forest Court. The parking area would be utilized for a camper. Hickok explained the potential danger and safety issues adjacent to the right -of -way. The Staff recommended denial of this variance request because of the potential danger of a parking area and retaining wall within the right -of -way. In response to a request, Mr. Hauck explained the history of the site, noting that he had inquired whether permits were necessary for retaining walls and was told no permit was necessary. The wall was constructed partially in advance of the construction of Forest Court. A general discussion ensued regarding the possible solutions for this case by Planning Commission Members. City Project Engineer Lon Anne explained that when Forest Court was constructed, the City's normal practice would be to extend the boulevard to the edge of the right -of -way and eliminated all trees and created a 3:1 or less slope in the area. MOTION: Member Kitzman moved, seconded by Member Churchill to recommend denial of the variance. The motion carried 5 -1. 4 7. DISCUSSION ITEMS A. Sketch Plan Review - Whitney Plaza Mixed Retail Commercial Development - Comprehensive Plan Change, Planned Development Rezoning, Replatting, Site Plan Review LOCATION: Northwest Corner of Cedar Avenue and Whitney Drive. STAFF REPORT: Richard Kelley and Dennis Welsch, dated November 20, 1991 Community Development Director Dennis Welsch introduced the sketch plan noting that the sketch plan proposing a series of auto repair service buildings, neighborhood commercial uses and two Class II restaurants, would require a comprehensive plan change, a zoning change, a preliminary and final plat hearings, conditional use permit hearing, sign approvals and site plan review approval. He noted the site is 91,000 square feet in size with approximately 20,000 square feet of building area. He distributed and discussed a series of policy questions listed below: 1) What are the retail business limits of the downtown? Is it 155th Street on the south? Once defined, is the City's policy to "fill" the downtown before expanding the limits or boundaries? 2) The original public policy was to use incentives (public funding) to create the definitive downtown, using a ring route system to entice and concentrate development within or adjacent to it. Are you confident that the City will fill the downtown if leakage continues occur at the periphery? 3) At what point will rezoning for "retail use" south of 155th be curtailed? Are you concerned about retail development in Lakeville at Cedar and 160th? Are the "public building entrances" to the downtown still a valid concept? (i.e. fire station on west, government service center on east, City Hall on north, school on south,) 4) Is high density, multi - family housing still a viable land use adjacent to Cedar Avenue (downtown)? 5) Will another use (other than housing) be compatible with existing townhouses, apartments, and schools? What types? 6) If the City Council does decide to review the proposed planned unit development and uses, is an auto repair /service operation a compatible neighbor with the adjoining residential area? Normally such uses would occur in a "GB" (general business) district. Previous direction on this type of project had been to continue locating these uses in the Cedar /Granada or the County Road 42/151st Street areas. 7) Are there other locations currently available for such uses as proposed in the planned unit development? 8) Regardless of the eventual use of the site, should Whitney Drive be reopened from Cedar directly into the residential area or should a turning lane be created only into the project, with no through- traffic to Whitney? Member Edgeton asked what would be the future of Cedarview Elementary School. Member Kitzman asked for clarification regarding the stoplights at the intersection of 155th and Whitney and asked further whether the stoplights may create a traffic backup at old Whitney and Cedar Avenue if it were reconstructed. Bruce Knutson responded to questions by the Planning Commission regarding his architectural and site planning design for the site. Member Churchill asked if other sites were available; Member Felkner asked if other locations for this site had been ruled out. Member Kitzman asked for clarification regarding the free - standing sign proposed for each business in the center. Member Edgeton asked how the Staff felt about the project. Community Development Director Dennis Welsch responded that no formal recommendation is available from the Staff, but from a personal perspective, the site is not appropriate for the uses proposed because of the adjacent residential neighborhood. He also expressed concern about leakage from the downtown to peripheral sites such as this one. Welsch also noted that he was not convinced that the site as currently designated on the comprehensive plan and zoning ordinance for high density housing was accurate. Member Nordlund asked why the developer hadn't selected the site adjacent to Bachman's. Member Felkner asked the applicant to look for a site along the ring- route. A general discussion ensued regarding the project site and the need to clearly define what the edges of the downtown are. The Staff will notify the Homeowner's Association of the adjacent townhouse project concerning the December 4, 1991 Public Hearing on this project. No action was taken. City Planner Rick Kelley provided a background report illustrating all of the site plan constraints on the Whitney Plaza site. He noted that additional work will be necessary to meet the City's current planning guidelines for this site. 7B. Concord Industrial Report Community Development Director Dennis Welsch reported on his November 13th meeting with neighbors and property owners of the Concord property located at Pilot Knob Road and County Road 42. 8. OTHER BUSINESS A. Comprehensive Plan - Adoption of Revised Transportation Chapter After a review of the contents of the Transportation Plan and the Public Hearing Process which had been held in the past, Member Nordlund moved, seconded by Member Kitzman, to adopt the Transportation Chapter of the Comprehensive Plan and to recommend approval and acceptance to the City Council and the Metropolitan Council. The motion carried unanimously. 9. ADJOURNMENT The meeting adjourned at 10:45 p.m. 0