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HomeMy WebLinkAbout11/09/1988CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES NOVEMBER 9, 1988 1. CALL TO ORDER: The meeting was called to order by Chairman Robert Erickson at 7:37 p.m. in the City of Apple Valley Community Center, 14603 Hayes Road. Members Present: Chairman Erickson, Members Richard Carlson, Virginia Sterling, Marcia Gowling, Frank Kleckner and Alan Felkner. Staff Present: Richard Kelley, Meg McMonigal and Dennis Welsch. Others Present: See the sign in sheet. 2. APPROVAL OF THE AGENDA: The agenda was approved as submitted. 3. PUBLIC HEARINGS: Chairman Erickson opened the following public hearings and requested public comment: Zoning /Comprehensive Plan Consistency Cases. A. Case No.: 027 Project Name: Government Campus Site. Street Address or Location: Northwest Corner of C.R. #42 and Galaxie Avenue. Proposal: Amend Comprehensive Plan from Limited Business (LB) to Civic Center (CY); Change Zoning from Limited Business (LB) to Institutional (P). Associate Planner Meg McMonigal presented a background report dated November 4, 1988 explaining the updates to the comprehensive plan and the requested rezoning. The staff report recommended approval of both the amendment to the comprehensive plan and the amendment to the zoning code. Member Kleckner asked about ownership of the site and approval, as necessary, from the County and City. Ms. McMonigal said both the City and County were aware of the proposal and had no opposition. Chairman Erickson opened the public hearing for public comment. Art Eaton, 7882 - 280th Street, Randolph, Minnesota, asked for clarification regarding the construction deadlines for the building. An unidentified citizen asked for information regarding the gravel pits to the east of the County Courthouse site. City Planner Rick Kelley provided some background information regarding the agreements the City had with the Fischer gravel operators regarding vacation of the site to the east of the government center project site. No.further public comment was offered. Chairman Planning Commission Minutes Page 2 November 9, 1988 Erickson closed the public hearing. Chairman Erickson then noted that the Planning Commission will review the minutes and the staff report of this public hearing at a future meeting and make a recommendation to the City Council. B. Case No.: 032 Project Name: Scottsbriar 3rd /Eastview Athletic Complex. Street Address or Location: Southeast Corner of 140th Street W. & Johnny Cake Ridge Road. Proposal: Amend Comprehensive Plan for Mixed Residential (D -III) to Park (PK); Change Zoning from Mixed Residential (P.D. #342 Subzones 1 & 2) to Park (P.D. #342 Subzone 3). Associate Planner Meg McMonigal presented a report dated November 4, 1988 illustrating changes in zoning on Eastview Athletic Complex to uses for park purposes only. Staff recommends approval. Member Frank Kleckner questioned differences between zone 2 and zone 3. Chairman Erickson asked for comments from audience. There were none. The public hearing was closed. Case No.: 040 Project Name: Saddle Ridge Street Address or Location: 128th Street West Lying West of Proposal: Amend (D -II) Zoning Family (R -1C) Pennock Avenue. Amprehensive Plan from Mixed Residential to Single Family (D -I) and Park (PK); Change from Neighborhood Commercial (NC) to Single (R -1C) or Duplex (R -2) and from Single Family to Institutional (P). Chairman Erickson opened the public hearing. City Planner Rick Kelley provided a background report dated November 4, 1988 in which he explained the comprehensive plan designation as D -2, but used as a R -1C zoning area. The staff report recommended amending the comprehensive plan to D -1 for single - family housing. In addition., one portion of the site which is zoned R -1C ( Outlot B) should be rezoned "P" for Park. Outlot A is currently zoned "NC" and should be rezoned to R -1C or R -2. Mr. Kelley noted that the size of Outlot A is such that only three (3) single- family homes or two (2) duplexes could be constructed on the site. Each of these structures would have access only to Pennock Avenue and not to the Saddle Ridge subdivision. Art Eaton, property owner of Outlots A and B, explained that the property was the residual land left after a taking by the Minnesota Department of Transportation for expansion of the Cedar Avenue right -of -way. The parcel is approximately 350' by 115' in width. Note that the property on the east side of Pennock Avenue, directly across from Outlot A, will influence the ultimate use of Outlot A. If the parcel east of Pennock develops for commercial purposes, then even duplexes would be difficult to build on Outlot A. He suggested that redesignating Outlot Planning Commission Meeting Page 3 November 9, 1988 A for any other use may be premature and recommended that the site be left as it is without further zoning changes. City Planner Rick Kelley explained that the property east of Pennock Avenue is zoned for neighborhood commercial or for multi- family of up to twelve (12) units per acre. Member Kleckner explained that at one time a buffer had been constructed along the back of Lot 33 in order to provide some visual screening between Outlot A and Lot 33. Member Sterling asked for clarification on when this site was zoned for its current use. Planner Kelley noted that in 1985 the site carried a "NC" on the compre- hensive plan, but it now carries both a multi - family and a "NC" use because it has no direct access to Cedar Avenue. The site is open and is directly across from Outlot A. It was graded with fill and raised in elevation approximately 30 feet. Kelley noted that there appeared to be less opportunity for development of commercial uses because of the access problem, but that a more appropriate use may be commonwall housing or apartments. Art Eaton, owner of the property on the east side of Pennock Avenue which is directly across the street from Outlot A, stated that use on this site is also premature and that commercial value is limited because of the address and the limited amount of market area that the site would serve. He stated that on this site attached housing or multi - family housing may be the best; perhaps with a small convenience center. He noted that the site was not appropriate for single- family housing. Rick Owens, 7576 - 128th Street W., asked for clarification on the designated uses for Lot 1 and Lot 33. Robert Sanders 7659 - 128th Street W., asked for clarification about future plans for the mobile home park. City Planner Rick Kelley noted that the current comprehensive plan designation is D -2, 1 to 6 units per acre. The zoning on the site is M -4 for mobile homes. Kelley noted that the site is too valuable in the long -term for mobile homes. He noted that the mobile homes will remain in the M -4 zone unless the site is voluntar- ily abandoned or converted to another use. Converting the site to another use will be costly because it will require relocation of homes and people; as well as upgrading the utility systems. Therefore, the expense of the land and relocation will require a higher level of density on the site in order to pay for these improvements. Dave Phillips, 7638 - 128th Street W., asked for clarification regarding the requirements for open space. Joe Clifford, 7843 - 128th Street W., asked for clarification regarding the dedicated land in Outlot A or Outlot B that was to be used for a park. Frank Kleckner clarified which parkland was dedicated for a park (Outlot B). Planning Commission Minutes Page 4 November 9, 1988 Chuck Payne, 7625 W. 128th Street, asked Member Kleckner to explain his relationship and knowledge of the Saddle Ridge site. Member Kleckner stated that in the past he had bought land in the Saddle Ridge subdivision and built homes for many of the residents. Bob Ross, 7600 - 128th Street W., asked why this site was not fit for multi - family housing if the Pennock Avenue and Zoo Road land (Wellington/ Palomino Ridge project) was recommended by the Planning Commission for use as a multi- family site. Stated that he would encourage Mr. Eaton to wait for further development of single - family homes since there are already nine (9) housing units on this portion of Pennock Avenue. Mr. Ross also stated he was in favor of single family homes replacing the mobile home park. A general discussion ensued regarding the use of the land east of Pennock Avenue and west of the Cedar Avenue right -of -way. Chairman Erickson and City Planner Kelley were asked by members of the audience to explain the purpose of apartment housing in community development and the method of dispersion throughout the community. A general discussion of the perimeters for apartment housing ensued. Members of the audience suggested that the best location for mixed use and apartment housing was south of 140th Street. Several members of the audience suggested that the reason for utilizing sites adjacent to Saddle Ridge for neighborhood commercial or multi - family housing was that the area is now considered a desirable place to live with high valued homes. The high value homes have created a better market for multi - family housing adjacent to it. The neighbors questioned what the multi- family housing would do to the single family homes. Member Sterling asked for clarification regarding the disposition of the 115' by 350' Outlot A. She asked whether the Outlot could be developed today, but be nonconforming with the eventual uses of the mobile home park. Art Eaton stated that he has no plans to develop Outlot B at this time. He noted that the property taxes on the site are currently accept- able but that the assessments on the site are very expensive. In the future, he would like to build a small rental project similar to the pro- ject proposed at the Zoo Road and Pennock Avenue (Wellington - Palomino Ridge project). He noted that retail space would not work on this site because of the steep slopes. Mr. Eaton stated that housing to be placed on the site would have to be tuck -under type housing with living units above the garage. This would allow for 3 to 4 units of a townhouse variety. Member Kleckner noted that such townhouse development would be better than having the mobile home park expand to this site. Bill Milon, 7840 - 128th Street W., asked whether the Outlot A site would be large enough for a convenience store with adequate parking. Planning Commission Minutes Page 5 November 9, 1988 Chairman Erickson responded that at this time no proposal for a conven- ience center has been submitted. There was no further public comment. Chairman Erickson closed the public hearing. No action was taken by the Planning Commission. However, Chairman Erickson noted that the issue will be on the agenda of the Planning Commission ready for recommendation on December 7, 1988 or later. D. Case No.: 048 Project Name: Christian Science Church Property. Street Address or Location: Southeast Corner of Cedar Avenue and 145th Street West. Proposal: Amend Comprehensive Plan from Mixed Residential (D -III) to Church (CH) and Mixed Residential (D -11). Chairman Erickson opened the public hearing on the Christian Science Church request. City Planner Rick Kelley provided a background report dated November 4, 1988 explaining the comprehensive plan designation of D -III and the zoning designation of R -1C and P. The church currently uses the residential property for church purposes which is compatible with City policy. The City proposes to change the comprehensive plan to "CH" and to "D -II" for the residential site. The staff report recommended approval of the amendments to the comprehensive plan and the zoning code. Chairman Erickson asked for public comment. Art Eaton asked for clarification regarding the ownership of the parcels. No further public comment was offered. Chairman Erickson closed the public hearing. MOTION: A motion was made by Member Felkner, seconded by Member Gowling to recommend approval of the comprehensive plan amendment for the Christian Science Church property from D -III to D -II and from D -III to "CH ". The motion carried unanimously. OTHER DISCUSSION: Member Sterling asked if there were other areas within the community where potential multi - family housing abutts single family housing areas. She asked the Planning Commission and staff to review each of these areas as potential conflicts and to add those to the zoning consistency study. 4. ADJOURNMENT The meeting adjourned at 8:45 p.m.