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HomeMy WebLinkAbout03/21/1990PLANNING COMMISSION MEETING CITY OF APPLE VALLEY MARCH 21, 1990 1. CALL TO ORDER The March 21, 1990 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 Erickson, Members Carlson, Felkner, Sterling, Kleckner, Gowling, and Weldon. Staff Present: Richard Kelley, Meg McMonigal, Keith Gordon, Lon Aune, Linda Brinkhaus, and Dennis Welsch. Others Present:: See the sign -in sheet. 2. APPROVAL OF THE AGENDA The agenda was approved as written. 3. APPROVAL OF THE MINUTES OF MARCH 7, 1990 MEETING MOTION: A motion was made by Member Carlson, seconded by Member Weldon, to approve the minutes of the March 7, 1990 meeting with the following changes: 1) Item 3 should read "approval of the minutes of February 28, 1990 "; on page 4, the last motion should read "A motion was made by Member Carlson, seconded by Member Weldon,..... "; on page 6, Item 7, first paragraph, should read "Planning Staff reviewed Planning Commission liability issues and clarified that members were covered up to one million dollars." The motion to approve the minutes, as amended, was approved unanimously. 4. CONSENT AGENDA (One motion sends items needing no discussion on to the City Council with staff recommendations.) None. 5. PUBLIC HEARINGS A. Valley Way Village 8th Addition - Townhouse Preliminary Plat LOCATION: Northeast Corner of Pilot Knob Road and C.R. #42 PETITIONER: Associated Surveying (PC90- 012 -SB) STAFF REPORT: March 21, 1990 by City Planner Richard Kelley Planning Commission Minutes March 21, 1990 Page 2 City Planner Richard Kelley provided a background report which illustrated that the proposed preliminary plat would create 18 townhouse lots on a site of 2.72 acres. The site is currently designated for medium density, multi-family in the comprehensive plan and the planned unit development for this site designates this area for two - story, four- plexes of up to 12 units per acre. The current proposal would result in a density of 6.6 units per acre, which is well under the maximum permitted density of 12 units per acre. Kelley noted that there were several Staff concerns relating to the location of the pond and size of the pond; the grades and grading plan for the new streets and drainage areas; the creation of a berm along County Road 42; the turning areas available for fire trucks at the end of the cul -de -sac; and the landscape budget which must be increased from 2.5% of the construction cost. Chairman Erickson asked for City Engineer Keith Gordon to comment on the proposal. Gordon stated that the berming at the corner of County Road 42 and Pilot Knob Road may be a problem because of site distance and visibility. He noted that the pond also serves as a storm sewer ponding area and is part of the City's system. No comment was made by the petitioner. Nancy Cook, a resident of Valley Way Homeowner's Association 1, asked for clarification regarding the types of units to be placed on the site. (They will be the same as previous units adjacent to this site.) She also asked if there would be a tot lot located in this facility. (The petitioner has not proposed a tot lot.) Member Kleckner asked for clarification regarding the park dedication. Kelley noted that Delaney Park in the trail system serves to fulfill the park dedication requirements. Member Gowling asked for clarification regarding the use of hammerhead turnarounds at the end of the road system. Member Sterling asked whether more parking could be made available. Kelley responded that additional parallel parking can be installed along the east side of the main, private street within the development. He noted that the current proposal does meet the City code but additional parking can be added. No further comments were made. Chairman Erickson closed the public hearing. B. Watersedge - Patio Home Planned Unit Development LOCATION: Southwest Corner of 140th Street West and C.R. #11 PETITIONER: Water's Edge, Inc. and H & Z Partners (PC90- 014 -ZSB) STAFF REPORT: March 21, 1990 by City Planner Richard Kelley Planning Commission Minutes March 21, 1990 Page 3 City Planner Richard Kelley provided a background report in which he described the request to rezone the current 6.57 acre site from "M -5C" to a planned unit development, preliminary plat, and building permit approval for 21 patio homes. He noted that the site is currently designated low density on the comprehensive plan and that the previous and current zoning on the site allows for 72 units of multi - family housing. Kelley described the configuration of the 21 patio homes and noted that extensive grading, pipeline approvals, pond reshaping, and retaining walls may be necessary. He also noted that the setbacks between the units may be less than would be required under our current zoning code. This is permissible within a planned unit development. In addition, the County would have to convey a portion of unused right -of -way to the City and the City in turn would convey this parcel of approximately one -third acre to the developer for inclusion within the patio homes area. Wayne Bishop, the architect and partner in the project, described the types of units as being $300,000 units, custom designed, with a homeowner's association to take care of maintenance problems. He noted that there is a problem with the pipeline company regarding landscaping. He described the types of units as being low, long horizontal homes, similar to Frank Lloyd Wright designs. The project will not change the lake shoreline and will have a density of approximately three units per acre. The units will be custom designed with 2,200 square feet on each first floor and approximately a 4,000 square foot total size, including the lower level walkout. The buildings will be built in clusters of three units. Construction of each cluster will occur when two units have been sold. The project will be similar in many ways to the Dewey Hills project in Edina. The Planning Commission Members asked specific questions regarding the number of garages per unit (up to 3), the layout of cul -de- sacs adjacent to the homes (30 to 35 feet from the property line). A general discussion ensued regarding the retaining walls and maintenance of slopes along the pipeline easement. City Engineer Gordon stated that a 1 to 1 slope will be difficult for the City to maintain. Bishop stated that his homeowner's association will assume maintenance of that slope. Bishop stated that the pipeline is approximately four feet deep into the ground and forty feet north of the proposed steep slope. Gordon stated that he would prefer a retaining wall instead of a steep slope. The street width will be 28 feet in width. Driveways at the cul -de -sac will have to be strengthened in order to provide additional turning space for fire trucks. Don Romain, 405 Reflection Road, commended the project and said it made sense for his up -scale neighborhood. Lynn Buri stated he lived adjacent to the project and endorsed the project as being compatible with the neighboring homes. Planning Commission Minutes March 21, 1990 Page 4 Member Sterling asked for clarification regarding the procedure for rezoning the parcel. Kelley responded that no rezoning will actually occur until the transfer of property has been made by H & Z Developers to Wayne Bishop. No further public comment was offered. Chairman Erickson closed the public hearing and the Planning Commission tentatively scheduled action on this item for April 4, 1990. C. SuperAmerica - Conditional Use Permit, Preliminary Plat, and Building Permit Authorization LOCATION: Southeast Corner of C.R. #42 and Garrett Avenue PETITIONER: SuperAmerica Group, Inc. (PC90- 015 -SCB) STAFF REPORT: March 21, 1990 by Associate Planner Meg McMonigal Associate Planner McMonigal reviewed the preliminary plat conditional use permit and site plan review process and documents submitted by SuperAmerica to construct a service station /convenience store on 1.6 acres. She noted that the City had requested additional access be provided on 151st Street and that SuperAmerica will construct a driveway to this street. The driveway will serve the SuperAmerica store as well as the undeveloped portion of the lot if another building is constructed on this site. The landscape plan illustrated berming and plantings along County Road 42 to soften the image of the parking lot as viewed from County Road 42. SuperAmerica will comply with the City's downtown public improvements as a portion of this subdivision process, which will include the installation of street lights, sidewalks, and boulevard trees as shown in the "interior street system" diagram in the downtown design guidelines. The Planning Staff recommended approval of the preliminary plat and approval of the conditional use permit with the following conditions: 1) Canopy lights be completely recessed or provided with a lens bezel to restrict alumination to the area directly beneath the canopy. 2) Fuel dispensing public address systems would not be used for advertising purposes. 3) The first manhole in the storm sewer which received run -off from this area would be equipped with a skimmer system to separate and hold gasoline spills. The Staff also recommended delineating and restricted access easement along the southwest and south sides of the property as part of the subdivision approval process. The Staff recommended approval of the building permit. Planning Commission Minutes March 21, 1990 Page 5 Bud Kaupp, representing SuperAmerica, explained the project in detail noting that the building will now include better access, hip roofs, highly landscaped areas, and utilize the City's street landscaping and lighting system. Chairman Erickson asked Mr. Kaupp to consider posting a handicap zone adjacent to the front on the building to prohibit vehicles from parking directly in front of the entrance to the building. A general discussion ensued regarding the location and size of additional buildings on the site, including a Rapid Oil Change and a car wash. Mr. Carlton noted that until some decision is made regarding what type of additional buildings would be placed on the site, the site will be seeded with grass. No further comment was offered. Chairman Erickson closed the public hearing. MOTION: A motion was made by Member Weldon, seconded by Member Gowling, to approve the preliminary plat including one access on Garrett and one access on 151st Street; a restrictive access easement along the southwest and south side of the new lot to be worked out with the City Staff; and public improvements including sidewalks, trees, lighting, and sod as required in the downtown public improvement guide book. The motion carried unanimously. MOTION: A motion was made by Member Carlson, seconded by Member Gowling, to recommend approval of the conditional use permit as per the Staff recommendations: 1) canopy lighting to cast light down; 2) fuel dispensing public address system to not be used for advertising; and 3) construction of a skimmer system to receive gasoline spills. The motion carried unanimously. MOTION: A motion was made by Member Carlson, seconded by Member Gowling, to recommend approval of the site and landscape plan and building permit authorization as submitted and recommended by the Staff. The motion carried unanimously. Chairman Erickson noted that this will tentatively be placed on the City Council agenda for April 12, 1990. D. Cedar Knolls Rezonings - ZonCon 002 LOCATION: West Side of Germane Avenue, North of 127th Street W. PETITIONER: City of Apple Valley (PC90- 013 -Z) STAFF REPORT: March 21, 1990 by City Planner Richard Kelley City Planner Richard Kelley provided a background report which illustrated that the current comprehensive plan designation for the Cedar Knolls commercial area is "MD" or Multi- Family Residential. This would allow for a zoning of "M -6B" or "M -6C ", three -story apartment units to a density of 12 units per acre. However, the current zoning on the site is Planning Commission Minutes March 21, 1990 Page 6 in conflict with the comprehensive plan. The current zoning is retail business and would allow for up to 150,000 square feet of retail space to be built on the site. The Staff had estimated that such development on the site would create a need to support 18,000 vehicles per day in the area. The current road system is not capable of handling this type of transportation load. Richard Kelley noted that the intersection of 127th Street and Cedar Avenue is a one -half diamond intersection, which means that access is only available coming from the north to the south and access back to Cedar Avenue is only available from the south going to the north. Richard Kelley noted that 127th Street was originally planned as a portion of County Road #38, which would have to be rebuilt for higher traffic. However, when the zoo was constructed, the Zoo Road became County Road #38, thereby, reducing the amount of traffic and need for improvements to 127th Street. He noted that the owners are reluctant to change the zoning from retail business to multi - family zoning. The owners have asked the Planning Commission to leave the public hearing open for further comment and submission of information on April 18th. Chairman Erickson read into the record a letter from Carol Harra, a resident of the area, who stated that multi- family housing would be acceptable, but preferred more open space in the area. Member Felkner indicated that in the past the developers had told the Planning Commission that they would come forth with a proposal. He asked the Planning Commission to consider how much longer the Planning Staff must await a proposal from the developer. A general discussion ensued regarding the timing and the Planning Commission's desire to await some response from the developer /property owner. Chairman Erickson asked the Staff to send a letter to the developer /property owner alerting them to the Planning Commission's wish to act on this case in April. Lynn McCloskey, 7472 Germane Trail, Oak Ridge Townhouse resident, asked why leave the retail business on 128th Street and in response, Richard Kelley stated that this parcel would best be used for neighborhood convenience center purposes because it has the best access to 127th Street. McCloskey also asked about the size of the George's Market site and whether it would be expanded with more buildings. Kelley responded that no more buildings could be placed on the site, but the existing building could be enlarged or improved. Carol Valentine, 7508 Germane Trail, Oak Ridge Townhouse resident, stated that there is a need to accommodate more vehicle parking near the park and ride site and near the corner of Germane and 127th Street. She stated this corner is very hazardous in winter with vehicles parking on both sides of Germane and the street is slippery and narrow. She recommended that the Cedar Knolls commercial site would be best used as a good park and ride site and an additional open space and recreation park Planning Commission Minutes March 21, 1990 Page 7 on the site. She said that based upon Planning Staff demographics, 1,550 people live adjacent to this site, but only two parks exist - one of which is not accessible (Briar Oaks) for most of the residents of the mobile home park. She asked the Commission to consider why more multi- family housing units should be introduced to this site, adding more people to the site and more vehicles to the site with limited amount of road and park facilities. A general discussion ensued regarding the amount of park land and the standards for designated park land in the Cedar Knolls area ensued. Chairman Erickson asked the Park and Recreation Advisory Committee to consider whether park land should be dedicated based upon density of people or development acres of each project. The public hearing was left open for further comments until the April 18, 1990 Planning Commission Meeting. No further action was taken. E. Parking Space LOCATION: City -wide PETITIONER: City of Apple STAFF REPORT: March 21, 1990 Requirement Changes Valley (PC90- 016 -Z) by Associate Planner Meg McMonigal Associate Planner Meg McMonigal reviewed text changes to the existing zoning requirements for parking spaces and parking lot improvements. There were no comments from the public. Chairman Erickson closed the public hearing. MOTION: A motion was made by Member Carlson, seconded by Member Sterling, to recommend approval of the parking amendments to the zoning code as presented. The motion carried 7 - 0. 7. DISCUSSION ITEMS A. Gravel Issues - Verbal Update City Planner Richard Kelley described the comments that have been received regarding the Draft Environmental Impact Statement and noted that the City Council will receive and consider a resolution regarding the Draft Environmental Impact Statement and its adequacy on April 12, 1990. A study session on April 5, 1990 will be available for Planning Commission and Councilmembers to discuss the adequacies of this issue along with other City development issues. City Planner Richard Kelley and Community Development Director Dennis Welsch discussed issues which relate to dust, County Commissioner's approval, and ground water. Planning Commission Minutes March 21, 1990 Page 8 B. Member Carlson asked the Planning Staff to provide more input regarding the benefits or impacts of the proposed Watersedge patio homes verses the originally approved 72 unit H & Z Apartment project. This could be done at a future meeting in a round table, verbal discussion. C. Member Kleckner asked for clarification from the Planning Commission and Staff regarding conflicts of interest and special interest. The Staff noted that one possible solution would be an addition to the by- laws of the Planning Commission which states clearly what is a special interest and conflict of interest and what to do in such situations. Further, the Staff suggested that the Chairman and Commission Members, who have doubts about the conflicts at a public hearing, should be announced to the Planning Commission audience why a member is stepping down during the discussion of a specific item. A general discussion ensued. The meeting adjourned at 10:05 p.m. kg