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HomeMy WebLinkAbout06/07/1989PLANNING COMMISSION MINUTES JUNE 7. 1989 1. CALL TO ORDER The meeting was called to order by Chairman Robert Erickson at 7:30 p.m. in the City Council Chambers of the City of Apple Valley City Hall. Members Present: Chairman Erickson, Members Felkner, Sterling, Gowl- ing, Weldon, and Carlson. Members Absent: Kleckner. Staff Present: Keith Gordon, Richard Kelley, Meg McMonigal, Lon Aune, Jim Plummer and Dennis Welsch. Others Present: See the sign -in sheet. 2. APPROVAL OF AGENDA The agenda was approved as written. 3. APPROVAL OF THE MINUTES OF MAY 17, 1989 The minutes were approved as written. 4. CONSENT AGENDA A. New Home Setback Variance. LOCATION: Meadowlark Glen. PETITIONER: M. W. Johnson (PC89- 030 -V). MOTION: A motion was made by Member Carlson, seconded by Member Gowling, to recommend approval of a new home setback variance for Meadow- lark Glen (PC89- 030 -V) per the staff recommendation. Motion carried unanimously. B. 1989 -94 Capital Improvement Program Adoption. MOTION: A motion was made by Member Carlson, seconded by Member Gowling, to recommend approval and adoption of the Capital Improvements Program per Resolution 6/7/89a attached to the Capital Improvement Program. The motion carried unanimously. a C. Tax Increment Finance Land Use Consistency Resolution - WIRSBO Industrial Improvements. MOTION: A motion was made by Member Carlson, seconded by Member Gowling, to adopt Resolution 6/7/89b stating that the WIRSBO Industrial Planning Commission Minutes June 7, 1989 Page 2 Improvement Project was consistent with the City land use and compre- hensive plan maps and ordinances. The motion carried unanimously. 5. PUBLIC HEARINGS A. Nordic Woods 12th - Rezoning and Preliminary Plat. LOCATION: Northeast Corner of Galaxie Avenue and Zoo Road. PETITIONER: M. W. Johnson Construction, Inc. (PC89- 024 -ZS). STAFF REPORT: June 7, 1989 by Jim Plummer, Planning Intern. Chairman Erickson opened the public hearing and requested a staff report. City Planning Intern Jim Plummer presented a background report which described the proposed development site and changes in subzones 5, 6 and 7 within planned unit development #138, which would allow for 2 single - family units on standard lots, 8 single- family units on reduced sized lots, and 8 duplex units. Chairman Erickson asked for clarification regarding major variances from the rear lot line from 50 to 25 feet. Jim Plummer noted that the Zoo Road has more than a 150 foot right -of -way on the north side of the center line. The developer felt the separation between the housing units and Highway 77 was adequate at that distance. Members Felkner, Gowling and Erickson asked for clarification regarding the density on the site. As originally proposed, the project would have allowed for up to 43 units in an apartment or townhouse project. As currently proposed, the project would contain 18 units. The density would be reduced from 12 units per acre to 5 units per acre with the current proposal. Steve Grohoski, representing the developer M. W. Johnson, explained the project and the design of the units. He explained that the oak knoll at the southeast edge of the project would be reduced by 16 feet in height requiring removal of the majority of the hillside in order to construct two single- family homes. Member Weldon asked for a definition of a "Freedom Home ". Grohoski responded that these homes will be similar to homes in the Nordic Woods 6th Addition and would be priced from $135,000 to $175,000 per unit. Member Sterling asked if the two single lots adjacent to Foliage Avenue could be redesigned to allow the houses to move the driveways to the north or west instead of onto Foliage Avenue. Doug Dahlen, 12726 Foliage Court, stated that this project would be a 25% increase to the density of Nordic Woods, providing no parks, no green space or bike paths along the Zoo Road. He estimated that the number of children in the neighborhood would be increased by approximately one -half Planning Commission Minutes June 7, 1989 Page 3 if this project were approved. additional bike path along the some crossing to the south side. He urged the Commission to consider an north side of the Zoo Road or provide for Patty Billings, 12875 Foliage Avenue, expressed concern with the density and the closeness of the units. She urged the Commission to pre- serve the hillside and suggested combining the two single- family lots into one lot and changing the "Freedom Homes" from 7 units to 5 units and the duplexes from 5 to 3. Roy Andrews, 12873 Floral Avenue, stated that if apartments were built, the type of the existing housing units built in the area would change and would be reduced in value. Therefore, apartments or high den- sity housing are not compatible. Ron Brooks, 6798 129th Street W., requested the Commission to work with the developer to change the 2 single- family lots into 1 lot similar to what was done along the east side of 129th Street. He stated that one lot would improve the scenery and protect the wildlife on the hillside. He stated that the house should face 129th Street. Paul Oberg, 12868 Floral Avenue, stated that things have changed in the area, including cul -de -sacs to the north along 129th Street. Traffic on Highway 77 has increased. Plans should be made to reflect changes in traffic and population that has moved into the area. Therefore, the den- sity in this area should be reduced. Tom Mel ena, 12845 Foliage Avenue, expressed concern with Lot 1 and Lot 2 along the Oak Knoll area and the area south of subzone 7, which should be protected with some type of berm or knoll at the back or south edge of those lot lines (as well as along Galaxie Avenue) to separate them from Highway 77. Steve Grohoski stated that the property in Lots 1 and 2 would be terraced into a hillside to protect what trees and hillside remains in the public right -of -way. Chairman Erickson asked the staff to investigate how best to combine Lots 1 and 2 into one buildable lot with the developer. Member Carlson asked that berming along Highway 77 be provided and that setback variances to allow buildings to be built closer together should not be requested. Basil McRae, 12835 Foliage Avenue, stated that the developer should install an entry monument area to the Nordic Woods subdivision as presented in the original sales center. Steve Grohoski said that a berm will be placed along Highway 77 and he would look into the original concept of an entry way at Nordic Woods Planning Commission Minutes June 7, 1989 Page 4 and Highway 77. He also stated that he will rethink the setbacks between units. A general discussion ensued regarding the marketability of "Freedom Homes" and other types of housing which could be built if "Freedom Homes" do not sell. Gary Dahl, 14630 Hanover Lane, asked the Commission to encourage the replanting of trees along all the new sites. An unidentified citizen stated that he had been told by M. W. Johnson that they would build executive townhouses on this site. Steve Grohoski stated that the market is not proper for townhouses at this time and also noted that townhouses would produce more traffic, more kids and more people. A general discussion ensued regarding whether the zoning for multi- family housing was fixed or could be reduced, and what the impact of addi- tional cars, kids and larger lots would be. Jean Breraugel, 12833 Florida Lane, asked that the Commission consider the speed of traffic along Highway 77 as deterrent to major development. Kerry Baubie, 12860 Foliage Avenue, asked the Commission to consider what would happen if the "Freedom Homes" do not sell - how would the future project be resold and whether citizens would have input in the process? Bob Brown, 12936 Galaxie Avenue W., stated that the project would be more saleable if one less lot were created within the "Freedom Homes" area. He also questioned the quality of the soil in subzone 7. Member Sterling asked Mr. Grohoski to report back to the Commission with information on the entry signs and entry area designs originally proposed by M. W. Johnson for the Nordic Woods site. Chairman Erickson closed the public hearing. No action was taken. B. WIRSBO - Preliminary Plat. LOCATION: Northeast Corner of Johnny Cake Ridge Road and 148th Street W. PETITIONER: WIRSBO Company (PC89- 032 -SB). STAFF REPORT: June 7, 1989 by Meg McMonigal, Associate Planner. Associate Planner Meg McMonigal presented a report describing the WIRSBO request to subdivide a 120 foot wide by 720 foot strip of land and add it to existing Block 3, Lot 1 of the North Star Industrial Park. Planning Commission Minutes June 7, 1989 Page 5 She described the activities of the company and the employment projections, which will be 40 to 50 individuals. She reported that the zoning and the comprehensive plan are consistent with this use and recommended approval of this simple preliminary plat. Tim Keane, attorney representing WIRSBO Corporation, presented site plan and scheduling information regarding the WIRSBO proposal. He stated that he appreciated the Planning Commission's fast response to this project which will have a ground breaking in mid -July. Since this was a public hearing, Chairman Erickson asked for comment from the public. There was no comment. The public hearing was closed. MOTION: Member Carlson moved, seconded by Member Sterling, to recommend approval of the preliminary plat of the WIRSBO site as submitted. The motion carried unanimously. C. Lot Coverage in Industrial Districts - Amendment to the Zoning Code, A -1 43 (PC89- 002 -Z). Community Development Director Dennis Welsch presented background reports dated May 2nd and May 31st in which he described the need for expanded building coverage in industrial zoning districts from 30% to 45% of the site. Since this was a public hearing, Chairman Erickson asked for public comment. There was none. Chairman Erickson closed the public hearing. MOTION: Member Carlson moved, seconded by Member Sterling, to recommend approval of the industrial zoning coverage amendment to the zoning code section Al -43 to allow up to 45% building coverage and industrial zones provided there is indoor storage of equipment and materials. D. Establish New Zoning District - GB -1 (PC89- 027 -Z). City Planner Rick Kelley presented a background report dated June 7, 1989 in which he explained the reason for creating a more restricted general business zone known as a GB -1. The zone is for a mix of commercial uses which a combination of general business and limited industrial uses which can be located within a building referred to as a office /showroom facility. The performance standards for the ordinance would provide for additional setbacks and screening requirements when a building is adjacent to residential areas. No outside storage or sales of any kind would be permitted in the GB -1 zone. The staff recommended approval of the zoning code amendment. Planning Commission Minutes June 7, 1989 Page 6 Since this was a public hearing, Chairman Erickson asked for public comment. There was none. The public hearing was closed. Member Felkner asked for clarification regarding parking adjacent to a trade school. Staff acknowledged that trade schools may be a problem in a mixed used building and suggested that perhaps no more then 15% of the structure be allocated for trade school use without a proof of parking certificate. MOTION Member Felkner moved, seconded by member Carlson, to recom- mend approval of the GB -1 zoning text amendment provided the trade schools would be limited to 15% of any one building. Subject to grammatical changes in the ordinance as submitted by staff. The motioned was approved unanimously. E. Amending Comprehensive Plan Land Uses - Section 34 (PC89- 028 -P). Chairman Erickson opened the public hearing and requested City Planner Rick Kelley to provide background information on the changes proposed in the comprehensive plan for Section 34 adjacent to the downtown. Kelley noted that the land uses would be shifted substantially in order to arrive at a new mix of commercial uses while retaining adequate land for residential purposes south and southeast of the growing downtown. He noted that the proposed plan would delete some land dedicated to residential areas, while increasing retail and higher density D -III and D -IV areas. In a series of overlays, Rick Kelley illustrated that the retail area would be north of 155th Street and west of Galaxie, while the housing would be south of 155th Street and a park would be east of Galaxie Avenue. North of 153rd Street and east of Galaxie Avenue, a general business zone would be included to Foliage Avenue. This would result in slightly lower building and residential unit densities. Member Sterling asked for comments and clarification regarding D -III zones adjacent to the gravel mining area and for the time table related to construction of the southeast community athletic facility. She asked whether the road system would be adequate to support the new park in this area. Member Gowling asked for a clarification regarding the uses purposed within a "D -II" comprehensive plan designation along south Galaxie Avenue. City Planner Kelley responded that the primary use of a "D -II" zone in this location would be for 1 or 2 rows of townhouses. Chairman Erickson asked for comment from the public. No comment was made. The public hearing was closed. MOTION Member Carlson moved, seconded by Member Weldon, to recommend approval of comprehensive plan amendments within Section 34 space per the staff report and recommendations. The motion carried unanimously. Planning Commission June 7, 1989 Page 7 F. LOCATION• PETITIONER: STAFF REPORT- Minutes Southport Centre Southeast Corner Ryan Construction June 2, 1989 by Director. - Rezoning and at Cedar Avenue (PC89- 25 -ZSB). Dennis Welsch, Preliminary Plat. and County Road 42. Community Development Chairman Erickson opened the public hearing and requested the staff to present a background report on the rezoning and preliminary plat for the Southport Center site. Dennis Welsch explained that the developer of the Southport Center, Ryan Construction, was seeking approval of a rezoning from a shopping center zone and a portion of planned unit number 244 subdivision or subzone 1 (retail business) to a new planned development designation. He also noted that the applicant is seeking approval of a 35 acre preliminary plat to vacate existing plats and create a new plat with six commercial lots and one outlot and provide for dedication of public easements and road right -of -ways. The staff report noted that the project is a 300,000 square foot retail project anchored by a 150,000 to 180,000 square foot general mer- chandise retailer. An additional 100,000 square feet of retail space could be added at a future date. A minimum of 1,599 parking spaces would be needed. The site would be extensively landscaped and would have unique architectural details for the building and parking areas. The environ- mental assessment worksheet is in process and will be reviewed by the planning commission at a future date. The rezoning to a new planned development would include permitted uses, zoning, signage, parking, truck loading, setback requirements, and restrictions on fast -food drive through businesses. McHale, representing Ryan Construction Company, presented new architectural board illustrations of the buildings and the site plan. Member Carlson asked for clarification regarding the traffic flow on the site. Mr. McHale noted that the traffic was being reorganized to allow for one way parking with 60 degree angled parking spaces. He noted that his consultants have been working with the City and the City Traffic Consultant to reduce the amount of conflict between traffic and pedestrian movement near the entrance to the center. Members Gowling and Sterling asked about traffic flow at the dropoff point and parking near a grocery facility. McHale noted there would be no grocery store on the site. Since this was a public hearing, Chairman Erickson asked for comment from the public. No public comment was given. Chairman Erickson closed the public hearing. No action was taken. G. Southport Industrial Park - Rezoning. LOCATION: East at Galaxie Avenue, along 153rd Street Alignment. PETITIONER: City of Apple Valley (PC89- 013 -Z). STAFF REPORT: June 7, 1989 by Rick Kelley, City Planner. Planning Commission Minutes June 7, 1989 Page 8 Chairman Erickson opened the public hearing and requested staff to provide a background report. City Planner Rick Kelley presented a background report noting that the rezoning proposed would include 55 acres of land and would rezone agricultural land to a combination of light industrial, general business, restricted general business, limited business and institutional uses for a park. He provided graphic and written justification for the rezoning request. He stated that the staff recommends that the zoning be changed from planned development to 254 and agricultural zones to a combination of general business, restricted general business, and park as illustrated on the developer's request as modified by the staff. Scott Hillstrom, attorney representing the Richard Winkler estate and Mr. Winkler and Mr. Dalbec, stated that he had not had enough time to review the meaning of a GB -1 zone and was not sure of the impact of a GB -1 zone verses a GB zone. He asked that Planning Commission take no action at this time, but take action in two weeks on June 21st. Chairman Erickson asked for further public comment. None was received. The public hearing was closed. No action was taken. 6. LAND USE /ACTION ITEMS A. Southport - Rezoning to RB. LOCATION: Between Cedar Avenue and Fordham Avenue, along 153rd Street. PETITIONER: Southport Properties (PC89- 006 -Z). STAFF REPORT: June 7, 1989 by Richard Kelley, City Planner. Richard Kelley presented a summary of the rezoning request from planned development to retail business for approximately 95 acres of land generally located in the southeast corner of Cedar Avenue and County Road 42, noting that the retail business areas which had been considered incompatible with adjacent residential uses would be separated by a reconfigured storm water pond on the south. Staff recommended that the lands described as Parcel A, Parcel C, and Parcel D be rezoned from planned development 244 to retail business. MOTION: A motion was made by Member Felkner, seconded by Member Gowling, to recommend a rezoning from PD -244 on Parcels A, C and D to retail business. The motion carried unanimously. B. Apple Valley Medical Center - Building Permit and Plat Consolidation. LOCATION: 14655 Galaxie Avenue. PETITIONER: Apple Valley Medical Center (PC89- 033 -SB). STAFF REPORT: June 7, 1989 by Jim Plummer, Planning Intern. Planning Intern Jim Plummer provided a background report describing the Apple Valley Medical Center request to add an additional 25,000 square Planning Commission Minutes June 7, 1989 Page 9 feet. A covered walkway between the Apple Valley Medical Center and the Apple Valley Care Center was also proposed as part of this project. Discussion ensued regarding the landscaping, covered walkway, mechanical protrusions, such as heating ventilating, air conditioning equipment and parking. Jim Plummer noted that the current proposal illustrates 199 parking spaces with an option proof -of- parking site plan for 271 spaces. The City code requires 269 parking spaces for this site, if calculated based upon one parking space for each 150 square feet of building space. However, staff calculates that if parking spaces are based upon a graduated scale (similar to the retail business scale) of one space for 150 square feet up to 20,000 square feet and one space for every 200 square feet thereafter. This would allow for 204 spaces to be constructed on the site and meet the current interpretation of the code. The planning staff recommended approval of a proposal for 199 parking spaces and planning staff review and approval of the landscape plan, the covered walkway design and the heating /ventilating /air conditioning screening; as well as engineering approval of a grading plan prior to issuance of any building permits. In addition, the planning staff recommended approval of the four parcel consolidation into one lot and recommended a waiver of a public hearing normally required with a preliminary plat because this project did not subdivide land, but rather consolidated land. Member Carlson asked for a stipulation to be placed in the final agreement which states that within one year after occupancy the City planning staff and commission will re- evaluate the 199 spaces proposed to determine whether additional parking spaces should be added up to 269 spaces. If needed, the additional 70 spaces would be added at that time by the Apple Valley Clinic. MOTION: A motion was made by Member Carlson, seconded by Member Sterling, to recommend a waiver to the subdivision ordinance to allow consolidation of four parcels into one plat without a public hearing. The motion carried unanimously. MOTION: A motion was made by Member Gowling, seconded by Member Carlson, to recommend approval of the site plan and building permit as submitted, subject to the completion of a covered walkway, as requested by the staff, the screening of all heating /ventilating /air conditioning equipment, and completion of a parking plan to 199 spaces, but allowing for re- evaluation in one year after occupancy for up to 269 spaces if needed. In addition, the approval is contingent upon the engineer reviewing the grading plan and staff review at a detailed landscape plan. In a general discussion before the motion, the Planning Commission reiterated that if a proof -of- parking plan is to be utilized, the Apple Valley Medical Clinic will have to provide some type of financial Planning Commission Minutes June 7, 1989 Page 10 guarantee that would guarantee additional parking spaces if needed after a one year review done in 1991 (one year after occupancy). The motion carried unanimously. C. Apple Valley Alliance Church - Building Permit. LOCATION: 7477 - 145th Street West. PETITIONER: Apple Valley Alliance Church (PC89- 029 -B). STAFF REPORT: June 7, 1989 by Meg McMonigal, Associate Planner, and John Matisko, Planning Intern. Associate Planner Meg McMonigal presented a background report for an expansion to Alliance Church. She recommended approval of the site plan and building permit, with a condition that the landscape plan be submitted and approved by the staff prior to issuance of the building permit. Members of the church council present noted that the landscape plan will be submitted and will include transplanting numerous existing pines on one side of the parcel to areas adjacent to the new building. The Planning Commission encouraged the church to complete and file its final plat for the entire site. MOTION: A motion was made by Member Sterling, seconded by Member Carlson, to recommend site plan and building permit authorization with the landscape plan approval by the City Planning Staff prior to issuance of the permit. The motion carried unanimously. D. Apple Valley Business Center - Sign Variance. LOCATION: 14750 Galaxie - 14790 Galaxie. PETITIONER: Jack Lawrance - Signcrafters (PC89- 031 -V). STAFF REPORT: May 29, 1989 by Scott Hickok, Associate Planner. Meg McMonigal presented background information on the Apple Valley Business Center sign variance request. The variance would allow the base of a ground sign in front of building C to remain in its current location, 9 feet from the right -of -way, rather than 13 feet as required by the code, thus, creating a 4 foot variance. In addition, Apple Valley Business Center would be required to move its northern sign base into compliance with the code. Staff noted there was no apparent hardship in that the sign had been installed improperly without the issuance of sign permits. The staff recommended denial of the variance. Jack Lawrance of Signcrafters Incorporated, explained that there were confusing dimensions on the architectural site plans which created a portion of the sign placement problem. MOTION: Member Carlson moved, seconded by Member Sterling, to table action on the Apple Valley Business sign variance until June 21st in order Planning Commission Minutes June 7, 1989 Page 11 to determine the accurate measurement from the right -of -way lines to the setback for each of the sign variance requested. The motion carried unanimously. The action taken by the Planning Commission on June 21st will be submitted to the City Council on June 22nd. 7. DISCUSSION ITEMS - (Verbal Reports) A. Council Action of (June 1, 1989)(Staff Report). Dennis Welsch presented a background report on the Pennock- Cedar- Garrett study and the direction provided by the City Council to the Planning Commission. The Council on June 1st received the land use study and asked the Planning Commission to begin holding public hearings on all projects wherein a change was anticipated in the study. The Planning Staff provided the Planning Commission with a list of the potential public hearings. The Planning Commission asked the Staff to hold hearings in as concise a manner as possible. The tentative schedule for hearings is as follows: July 5: South of 132nd, East of Cedar Coady - South of Zoo Road Coady - North of Zoo Road July 19: Cedar Plaza /Russell /Eaton August 2: Domestic and Calistro August 16: Hallwood /Maurer /Others September 6: Eaton Neighborhood Center Cedar Knolls September 20: Palomino Ridge B. Zoning or Other Code Improvement Suggestions (Commission). None. C. Amendment to Sign Code. Regulations for Signs on Two Sides of a Building (Welsch /McMonigal). Planning Commission Minutes June 7, 1989 Page 12 Dennis Welsch presented information illustrating that the staff was concerned with the current sign regulations which prohibit signage identifying a business on two sides of a building. The Commission asked the staff to prepare a draft amendment to the business sign section of the sign code and requested that the staff include language which would require such signs to be individual letters and uniform across the back or side of a building if permitted at all. The staff will report back to the Planning Commission at its next meeting. Member Weldon asked the staff to review the Country Club Shopping Center at County Road 38 and County Road 5. OTHER BUSINESS None. ADJOURNMENT The meeting adjourned at 11:13 p.m.