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HomeMy WebLinkAbout06/01/1988CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES June 1, 1988 Minutes of the meeting of the Apple Valley Planning Commission held Wednesday, June 1, 1988, at 7:30 p.m. at the Apple Valley City Hall. PRESENT: Chairperson Robert Erickson; Commission Members Richard Carlson, Alan Felknex Marcia Cowling, Frank Kleckner, Virginia Sterling; Staff Members Dennis Welsct Rick Kelley, Keith Gordon; twenty -four members of the public. ABSENT: Phillip Peterson. 1. Chairperson Erickson called the meeting to order at 7:32 p.m. 2 Approval of Agenda. MOTION: of Carlson, seconded by Felkner, to approve the agenda as presented. VOTE: Yes, 6; No, 0. 3. Approval of Minutes of June 1, 1988. ArFnmA Please note two corrections: Page 4, sixth line from bottom- -last. MINUTES word is "intent "; and Page 3, Item 7, add to the last paragraph the JUNE 1,'8 word overnight-7-no busses will be parked outside overnight. Next line should read "metal panels on the east side of the building." - MOTION: of Carlson, seconded by Cowling, to approve the minutes as corrected. VOTE: Yes, 6; No, 0. 4. PUBLIC HEARINGS: A. Palomino Ridge Townhomes. This item was postponed pending the arrival of the petitioner. B. Continuation of Public Hearing for Capital Improvements Plan. PH CAPITA All of the final figures for capital improvements will be presented IMPROVE - at the Planning Commission Meeting scheduled for June 15, 1988. MENTS PLA. 5. LAND USE /ACTION ITEMS: A. Consideration of Comprehensive Plan Amendment for Carrollton 5th Add. COMP PLAN LOCATION Between Haven Drive and CR 1142, West of 147th St. AMENDMENT PETITIONER Carrollton Development, Inc. CARROLLTC STH ADD_ Mr. Kelley presented the proposed Comprehensive Plan Amendment, Carrollton Estates 5th Addition. The three stipulations of the "Staff Recommended Amendment" were reviewed and discussed in detail. Mr. Erickson expressed concern with the proximity to single - family homes of the eastern one -third area. Mr. Carlson asked why LB was allowed at all with Staff replying that there is a substantial amount of commercial traffic in that area. Further discussion brought forth the concern that with LB a sit -down restaurant would would be allowed which would generate excess traffic. LB -1 designation would eliminate allowing for a restaurant and thus protect the neighbors somewhat frog traffic, noise, etc. Ms. Sterling expressed her concerathat so many of the residents south of CR 1142 came to the first Public Hearing and all agreed on DIV at that time. She feels that the shopping center right on the corner of Pennock and CR 1142 should be the end of any type of business coming in that direction. Single family next to LB quite often does not work; she expressed favor of just 4 DIV designation. It was pointed out that none of the residents PLAN14ING COMMISSION MINUTES June 1, 1988 Page 2 came to the second public hearing.. Ms'. Gowling asked if it were zoned DIV would the petitioner have to build up to make it economically viable with Mr. Winkler indicating it would have to be a 3 -story building. He also stated that he feels single- family residents would rather live next to an office buiding rather than apartments because of the traffic at all hours from apartment dwellers. Chair Erickson indicated that in the past, strong opposition has been expressed during public hearings regarding LB next to single- family dwellings. Mr. Kelley said that the planned development is written to require setbacks to save the trees on the farmstead. The height of the buil%ng can be restricted, but there can be no guarantee o architectural style. Mr. Kelley indicated that typically the height is restricted to two stories, but a one -story building limitation could be required. MOTION: of Kleckner, seconded by Gowling, to recommend approval of the following amendment to the Comprehensive Plan, Carrollton Estates 5th Addition, to include: a D -II designation would - be expanded on the north side of the subject area to allow for 12 additional small lot single family uses; a CY /PK designation would be placed on the western 2/3 of the subject area to allow civic or park uses to provide for an armory site; and a dual designatio of D- IV /LB -1. would be placed on the eastern 1/3 of the subject area with whatever restrictions associated with this designation. VOTE: Yes, 6; No, 0. B. Consideration of Rezoning and Preliminary Plat for Carrollton 5th. LOCATION Between Haven Drive and CR 142, West of 147th St. PETITIONER Carrollton Development, Inc. REZONING & PREL PLAT Mr. Kelley presented the Preliminary Plat and Planned Development CARROLLTON 5 rezoning for Carrollton Estates 5th Addition. LB -1 does not provide for any type of restaurant use and restricts to 40% the maximum amount of floor area that can be used for medical offices. 147th St. is a commercial street and is intended to carry more traffic.. The existing vegetation screen along the north side will be maintained with additonal requirements for the establishment of landscaping along the last portion of 147th St. Chair Erickson feltithe,4ut- ddng'should be restricted to two stories. Mr. Carlson commented that regarding Outlot A, when the land is deeded to the City, restrictive covenants in favor of the City should be placed on the land before deeding it to the Government for a National Guard Armory. The items of screening, access, density and maximum height were thoroughly discussed. Mr. Kleckner wonder4 if there was any vehicle to require additional parking stipula- tions; anything to alleviate what could be a major problem should be dealt with. Summary of the issues: screening -- berming and /or landscaping . shall be left at the, discretion of City Staff; Mr. Kelley suggested the parking area should consist of berming and landscaping with the requirement of just additional berming around the building. access -- minimum driveway setback of 125` from CR X142 to access. density - -DIV, two story, 28' restriction/ urban type townhouse can easily provide for 8 -10 units per acre. maximum height - -28' height /two -story building for DIV and LB -I. Mr. Welsch suggested that regarding the parking and access to the proposed Armory the o h� rto i� ., nPPd tn Get narking so close to the north property line; it woulc PLANNING COMMISSION MINUTES June 1, 1988 Page 3 be preferable to have two accesses onto Hayes. The City will be responsible for berming Outlot A. MOTION: of Carlson,seconded by Sterling, to recommend that Lots 1 -12 of the Prelimi- nary Plat be rezoned to allow small lot single family uses as currently regulated in P. D. #341, Subzone #1. VOTE: Yes, 6; No, 0. MOTION: of Carlson, seconded by Felkner; to recommend approval of Outlot A of the Preliminary Plat be rezoned to allow park and civic uses, including an Armory with the following performance standards to include incorporating berming on the north side of Outlot A so as to provide any separation betwee development of Outlot A and single family lots. AMENDMENT TO-THE MOTION: Carlson, seconded by Cowling, that Outlot A be rezoned as CY /PK (.Civic Center /Park)designation. VOTE ON MOTION AS AMENDED: Yes, 6; No,O. MOTION: of Carlson, seconded by Cowling, to recommend approval of Outlot B of the Preliminary Plat to be rezoned to allow Limited Business 1 or Multiple Residential Uses -- LB- 1 /DIV -- with these special performance standards- - 28' or two -story restriction on the height of the building, driveway access a minimum of 125' from the row of CR X142, the trees on the farmstead are to remain, landscaping and berming along CR #42, and berming and landscaping along the north side if a park is permitted on the north. VOTE: Yes, 6; No, 0. 4.A. Palomino Ridge Townhomes. LOCATION Between Pennock and Cedar Avenues, south of the Zoo PALOMINO RID Road. TOWNHOMES PETITIONER St. Croix Development,- Inc. and Wellington Management, Inc. r.'Mlrley prres erition zoning y P reliminar t y P P g g a 102 dwelling unit rental townhouse project. The existing zoning is R -1A with D -11 designation on the north site and D. -111 on the south site. Mr. Gordon explained that sanitary sewer is in place on the northeast corner of Block 1 and the southeast corner of Block 2. Water is available from two directions in Block 2 and is in place in Block 1. An 18" trunk main would be constructed which would be useful in order to provide for a better water connection in the Palomino Hills area. The storm sewer would drain in the southeast portion of Block 2 which has been designed to handle this runoff. The petitioners showed a plan consisting of 102 dwelling units which is approximately 45% smaller than the original plan. They are 26% above requirements for parking and there is room to accommodate additional parking if desired. The exterior will be a combination of brick and cedar in a townhouse style. Speaking from the Public: 1. Ms. Kitty Soderberg, 13010 Hamlet Ave., AV: was told that the pond just behind her home will be left alone; there wilFl?Se a road around it, and the trees will be left alone. 2. Ms. Brenda Armstrong, 7820 133rd St., West, AV: expressed opposition toth PLANNING COMMISSION MINUTES June 1, 1988 Page 4 proposed project because of the decrease in property values and the impact of additional traffic. (Mr. Kelley will provide information regarding traffic as it relates to the capacity of the roads adjacent to the project.) 3. Mr. R. Hinnebusch, 7800 133rd St., AV: expressed opposition as a homeowner on 133rd St. There will be an increase in noise and traffic; property values will decrease and the character of the neighborhood will be changed. 4. Mr. Bill Coady, 7229 132nd St., AV: said that as owner of the property directly across Cedar Avenue which consists of approximately 10 acres, that he is in the final stages of drafting proposal for a similar townhouse multiple type setting on his property. 5. Mr. Russell Hall, . 13460 Pennock, AV: presented a letter from his attorney which Chair Erickson read aloud. The letter presented not only opposition to the proposal but also the legal issues -- surrounding development in reliance on present zoning, alter traffic patterns and volumes, and opportunit to continue high - quality single family detached homes in that area. Chair Erickson commented by said that it is a judgment use issue - -this proposa is in compliance with the City's Comprehensive Plan for the highest and best use of that property. Mr. Kelley will gather information to speak to thses issues. Mr. Russell Hall said that to put more traffic on Pennock which is a residential road cannot be justified. There has got to be more than one road, and it should not be a residential road going north and south. (The continuation of CR #38 will be constructed in 1990.) 6. Mr. Curtis Marks, 13370 Pennock Ave., AV: expressed opposition to the project Pennock Ave. carries about 2200 cars per day and this could be increased to 2700. But with rental properties and the type of traffic coming /going will sharply increase traffic. The property values will decrease. 7. Mr. Hal Proskey, 13492 Granada Ave., AV: expressed proposed development.. He is concerned about amount Ave. and the increase that would result from the pr values will decrease. He moved to this location by to see the property.values destroyed; he registered the proposed development opposition to the of traffic now on Pennock )posed project. The propex choice and he does not war considerable opposition tc 8. Mr. Mike Thomas, 13875 Pennock Ave., AV: represented the persons from Timber - wick. Traffic is a concern; Pennockdas become a secondary road to Cedar Ave. and he wondered if the traffic from the proposed development could be directed to Cedar Avenue. Persons from the Palomino Hills area come down Pennock and don't give a lot of attention to the speed restrictions. There is a proposal to change the speed to 20 mph. He also suggested that perhaps atten- tion could be given to making these units for purchase rather than rental. The petitioners responded to Mr. Thomas' concern for the type of persons who may rent a townhome indicating that the persons would be in the middle to upper level income bracket, the transitional persons, the more mature /higher income families. The rents will be in the $625 to 950 range. Chair Erickson commented that there is a need for diversity in housing in AV. PLANNING COMMISSION MINUTES June 1, 1988 Page 5 Mr. Kleckner commented that he does not feel it would be appropriate to construct $300,000 type homes in the area for the proposed project. This type of home would not fit in with its proximity to Cedar Ave. The petitioner has scaled down the project from 180 to 102 units, the exterior has been upgraded, and in other ways they have tried to accommodate the concerns of the Planning Commission. He feels the petitioner would do a "Cadillac" job in constructing these units for AV. Mr. Thomas said that he did not feel rental property is,inthe best interst of the area, with Mr. Kelley commenting that the City cannot mandate if property is for sale or for rent. 9. Mr. Allan C. Buchholz, 7665 133fd St., W: expressed opposition to the project. He built in what is zoned for single family homes up to the proposed Zoo Rd. He feels this is a single - family area and is more proper to be used in that way which would provide for much less density. He supports the need for a traffic study and other comments that have been made. 10. Ms. Nancy Hinnebusch, 7800 133rd St., AV: felt exactly the same way as Mr. Mi Thomas - -she is totally against the project. The traffic will increase.. She said that the existing landscape and types of homes should be continued. She commented that they could build expensive townhomes. The proposal does not look comparable to the single family homes in the area. Their property will be devalued, They are taxed so high that she wondered why there is no sympathy for them as existing homeowners. Chair Erickson said that the developers proceeded based on the City's intended use of the property. Mr. Hall said that he has a number of lots for sale and he is afraid the value of these lots will be lowered. Mr. Felkner requested that persons look at the real use of the land -- would -any one want to buy property that backs up to a trailer park (north piece) and would anyone want to look up to an access road. Mr. Mike Thomas said that he is looking out for the people that want to live live in this area and feels this would be better as a for sale project than for rent. The petitioner said that it would not be financially viable to build very expensive townhomes- -this is not Edina -- although he sympathizes with the surrounding property owners. Rental surveys indicate that the average rents in AV are $50 lower than in Eagan and Burnsville; this proposal is an upscale apartment project. Ms. Barbara Hall was told by the petitioner that purchase of the property is based on the contingency that the property will be rezoned. Ms. Hinnesbusch commented that with the proposed expansion of the airport and the proximity to 35 -E that the market could bear a Dewey Hills type of complex which is in Edina. She requested that members of the Planning Com- mission visit Dewey Hills. PLANNING COMMISSION MINUTES June 1, 1988 Page 6 In regards to comments regarding school overcrowding, Mr. Carlson explained how ISD #196 projects increases and makes provisions for this. Also pointed out was the fact that rental property generates more taxes per unit than owner occupied properties of a similar nature. It was. also noted that in townhouse projects, more trees / en It than when constructing single family lots. A one -year lease would be required for all units. Chairperson Erickson closed the Public Hearing with the standard closing remarks. He complimented the public and all speaking on the manner in which the issues were brought forth and discussed in the best interest of all present. S.C. Consideration of Preliminary Plat and Rezoning for Park Hill. LOCATION South of Farquhar Park on Elkwood Drive and PREL PLAT & Dominica Way. REZONING, PETITIONER George Houston. PARK HILL Mr. Kelley presented the proposal for rezoning the property for a single family residential (RI-C) for 8 lots. Staff thinks this site is suited topographically better for a townhouse project, single family density for this site falls within the range prescribed in the Land Use Guide Plan. MOTION:. of Gowling, seconded by Carlson, to recommend rezoning to R1 -C for Lot 3, Block 2, Farquhar Hills. VOTE: .Yes, 6; No, 0. MOTION: of Cowling, seconded by Carlson, to recommend approval of the.Preliminar} Plat for Park Hill with the stipulation that a 30` easement be granted along the adjacent streets, Elkwood Drive and Dominica. Way. VOTE: Yes, 6; No, 0. S.D. Site Plan Review and Building Permit Authorization for Storage Building at Valley Middle School. SITE PLAN R1 LOCATION On Gardenview and Whitney Drives. BLDG. PERMIT PETITIONER School District #196. AUTHORIZATI( Mr, Kelley presented the request for construction of a storage STORAGE BID( building on the Valley Middle School site. It would be constructed of hardborad siding and be used for storage of recreational equipment. MOTION: of Carlson, seconded byFelkner, to recommend the authorization of a building permit for construction of a storage building on the Valley Middle School site. VOTE: Yes, 6; No, 0. 6. DISCUSSION /REVIEW ITEMS. DISCUSSION No Action Required. REVIEW ITEM; PLANNING COMMISSION MINUTES June 1, 1988 Page 7 A. Sketch Plan for Sweet /Coady Single Family Development. LOCATION East of Galaxie Ave., South of Greenleaf Elementary. SKETCH PLAN PETITIONER Joe Sweet and Bill Coady. FAMILY FAMILY The sketch plan review for a detached single family development co. DEVELOPMENT taining 23 lots was presented by Mr. Kelley. This proposal is consistent with both the existing zoning and the Land Use Guide Plan of the Comprehensive Plan. The western most portion of the land would be developed first. Regarding park land, the road will go through existing Galaxie Park with the Park Committee being ameniable to /safe /Ae western portion of the park (just above where the road would be constructed) and acquire land on the eastern side to enlarge the present park and cash in lieu The Roberts family is aware of the proposal. Planning Commission Members felt the proposal looks good. B. Sketch Plan Review for Valley Way Village 6th Addition. LOCATION Northwest corner of Pilot Knob Road and CR #42. SKETCH PLAN REVIEW, PETITIONER Wensmann Homes, Inc. VALLEY WAY Mr. Kelley presented the Sketch Plan Review for Valley Way VILLAGE 6th ADDITION Village 6th Addition.There is a pond on the corner of CR #42 and Pilot Knob Road; the City Engineer will look at an alternate location for the pond and will work with the developer's engineers. Screening will also need to be provided. This density and the type of unit (5.7 units per acre) (12 quadrominiums and 13 townhouses in three buildings) fit the planned development zoning and the "plan" originally envisioned for this area. Mr. Erickson complimented Mr. Wensmann on this proposal. 7. REPORTS (verbal): A. Update of Sand and Gravel Issues (Welsch). The City will begin with the strongest ordinances possible so as to provide "impact ". Dollars will included to provide for road repairs. REPORTS B. Economic Development Monthly Report (Welsch). C.; Council Actions of May 26, 1988. (Welsch). D. Vehicle Trip Generation Tables (report by McMonigal passed out to members). E. Calendar of City Meetings. Study Meeting, 6:15 p.m.,June 15 (Ms. Sterling will be absent June 15.) Planning Commission Meeting, 7:30 p.m., June 15. Planning Commission Meeting, 7:30 p.m., July 20 Planning Commission Meeting, 7:30 p.m., August 17 City Council Meetings: June 30 and July 28, 8:00 p.m. 8. Other Items. None were reported. 9. Adjourn. OTHER TTFMS ADJOURN PLANNING COMMISSION MINUTES June 1, 1488 Page 8 MOTION: of Sterling, seconded by Felkner, to adjourn the meeting. at 10:50 p.m. VOTE: Yes, 6; No, 0. APPROVED SECRETARY