Loading...
HomeMy WebLinkAbout04-03-13 PC MinutesApproved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, APRIL 3, 2013 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Angela Hames, Andrew Holewa, Roberta Thompson, and Clayton Zimmerman Absent: Commissioners Samuel Scott and Janet Stodola (Alternate) Also present were: City Planner Meagan Beekman, Community Development Intern Matthew Bachler, Councilmember Dave McClung, and Recording Secretary Debbie Wolfe. Councilmember Dave McClung administered the Oath of Office for re-appointed Commissioners Andy Holewa and Clayton Zimmerman. APPROVAL OF AGENDA – APRIL 3, 2013 Chair Larson stated the agenda will stand as published. APPROVAL OF MINUTES March 6, 2013 Planning Commission Minutes Commissioner Thompson moved, seconded by Commissioner Holewa, to approve the March 6, 2013 Planning Commission Minutes as presented. The motion carried unanimously (5-0). PLANNING CASES A.Planning Case 13-003 – Lexington Station Master and Final PUD: Roberts Management Company. City Planner Meagan Beekman reviewed Robert’s Development Company has submitted an application for a Master and Final Planned Unit Development (PUD) at the southwest corner of ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 2 Red Fox Road and Lexington Avenue. The application is not yet completed, however, staff and the applicant are seeking feedback from the Planning Commission on the submitted plans. City Planner Meagan Beekman continued the concept review process is an opportunity for the City Council and Planning Commission to provide comments, questions, concerns, and suggestions regarding proposed developments. A concept review is considered advisory and is nonbinding to the City and applicant. No formal action is being requested this evening. The Master and Final PUD application will be subject to the full review process, including a public hearing with Planning Commission and City Council review. It is anticipated that the formal review by the Planning Commission will take place at the May 8, 2013 meeting. A revised plan submitted by the Applicant is currently being reviewed by staff and will not be part of this evening’s discussion. City Planner Meagan Beekman reviewed the background stating Roberts Development Company owns the industrial/warehouse building at 3771 Lexington Avenue that has been converted to retail, as well as the property at 1130 Red Fox Road. They are currently under contract for the Blue Fox property, which consists of two parcels. The applicant is proposing a multi-phased redevelopment at the southwest corner of Red Fox Road and Lexington Avenue that would include all four parcels. Phase I would involve the demolition of the Blue Fox Restaurant and the construction of an approximately 15,000 square foot retail building for up to nine tenants. Three of the retail bays would be for larger retail or restaurant users. The site plan includes a drive-up window that wraps around the eastern side of the property and outdoor seating areas. The applicant would be seeking flexibility from the Zoning Code to allow the building to be placed closer to the Lexington Avenue right of way. The building would be oriented to the west towards what would eventually become a larger retail center in Phases II and III. City Planner Meagan Beekman reviewed the applicant is also proposing to remove all three driveways associated with the Blue Fox property; however, they would like to add an additional curb cut entrance on the property at 3771 Lexington Avenue, across from Target’s southern drive access. The applicant would like to see a stop light installed at this new intersection. The County is reviewing this request and is considering doing a traffic study of the Lexington Avenue corridor from County Road E to 694 in order to evaluate a stoplight proposal, as well as address other traffic concerns related to this corridor. This application for a redevelopment does require a traffic study, which will be completed in conjunction with the County’s work. Phase II of the Master PUD development would include reconfiguring of the existing building at 1130 Red Fox Road to reorient it towards the east and the new retail building, as well as the construction of additional parking. The building is currently used as office and light manufacturing. The applicant intends to repurpose the building into larger retail users. Phase III would involve the demolition of the existing building at 3771 Lexington Avenue. Three new buildings would be constructed, two of which would be two stories with retail on the main floor and office above. The third building would be a single story and all retail. City Planner Meagan Beekman indicated on a drawing the Master Site Plan. Discussion City Planner Meagan Beekman the Master Plan for the four parcels creates what could be a dynamic and visually attractive retail center in Arden Hills. The retail uses would complement the area and are a good fit with the adjacent land uses. The redevelopment also improves internal traffic circulation throughout the sites and eliminates driveways onto Lexington Avenue and Red Fox Road that are nearest to the intersection. The creation of a new intersection on the ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 3 south side of the site also creates an alternative route for people exiting the development to avoid the Red Fox/Lexington stop light. Staff feels that additional traffic analysis is necessary, and would encourage Ramsey County to take a broader look at the corridor to determine if a second stop light that serves Target and this redevelopment is warranted. A second stop light would have the added benefit to existing employees and customers of businesses in the Red Fox/Grey Fox industrial area as an additional alternative for turning left onto Lexington Avenue. City Planner Meagan Beekman stated as a standalone development Phase I, and the orientation of the building away from Lexington Avenue, seems counter-intuitive; however, as a Master PUD that includes the two parcels to the east and south the project as a whole creates better internal traffic circulation for the area and works well. The applicant would be requesting flexibility from the Zoning Code to construct the building 20 feet from the Lexington Avenue right of way, when the Code requires a 50 foot setback. Staff is generally supportive of this flexibility because moving the building towards Lexington allows driveways that are close to the Red Fox/Lexington intersection to be closed and pushes traffic circulation away from the intersection, improving access. In addition, the Ramsey County right of way in front of this property is unusually wide. There are 60 feet between the property line and the road in front of the Blue Fox property, whereas there are only 15 feet between the road and the property line on the other side of the street. The width of the right of way on the Arden Hills side of the street pushes buildings back farther from t he road than is required on the Shoreview side of the street. This inconsistency makes it difficult for retail businesses, which rely heavily on visibility from the road for their success, and becomes a detent to redevelopment. The large expanse of grass is not as visually interesting as a more dynamic landscaped area that includes a multitude of plantings. Staff has concerns about wrapping the drive-up window aisle around the Lexington Avenue side of the building, and would prefer a less prominent location; however, the grade drops approximately three feet from Lexington Avenue, and the inclusion of the retaining wall may sufficiently screen the drive-up window from Lexington Avenue. Staff would like to see additional landscaping to screen what would be the rear of the building, and architectural elements that create visual interest from Lexington Avenue. Furthermore, Staff has requested a more pronounced internal sidewalk system and more linkages to an external sidewalk system. City Planner Meagan Beekman continued the front elevation, which would face west, appears to comply with the City’s design standards for the B-2 and B-3 Zoning Districts. The rear, or Lexington Avenue, side of the building would have minimal transparent glass; however, Staff recommends that the end caps of the building and the center bay offer enhanced architectural elements, including transparent glass to add height and interest to the building. Staff would also recommend expanding the outdoor seating areas, enhancing the outdoor experience with additional landscaping, particularly on the Lexington Avenue side of the building; and including a more prominent visual focal point at the Red Fox/Lexington Avenue intersection. The County does not allow commercial signage to be located in their rights of ways; however, they have indicated that landscaping would be permitted. She noted there is a three foot grade change. ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 4 City Planner Meagan Beekman stated no formal action is necessary the applicant and staff are seeking feedback from the Planning Commission on the submitted plans. Chair Larson asked if the traffic study will be completed by the May Planning Commission Meeting. City Planner Meagan Beekman stated it most likely would not be completed and the findings will come later. Chair Larson added the closing of the three access points would be an advantage. Commissioner Thompson asked if the access point would align with the Target intersection. City Planner Meagan Beekman stated the County would not allow it if it did not align with the Target intersection. Commissioner Holewa asked if the spacing of the stop lights was a concern. He stated he would like the two lights coordinated together. Mr. Nick Roberts, owner of Roberts Development Company, stated they just closed on the Blue Fox property last Monday. They are looking forward to getting the project done. Chair Larson stated the drive-up and queue along Lexington is somewhat awkward. Something more than the retaining wall needs to be added. He suggested the back doors be painted to blend in with the brick. Chair Larson suggested landscaping between the areas between the towers in the right-of-way. He is concerned about the back doors of the tenant spaces. Mr. Roberts stated the drive-thru has been moved to the North side of the building. The queuing will follow the same track and some patio seating will be lost. Mr. Roberts stated his vision is to make it a high end retail center. He has brought some samples for Commission review. He wants the area to have a timeless feel. The plan is to paint the doors and landscaping will be done with irrigation. Mr. Roberts stated the back of the building should be as appealing as the front. Commissioner Zimmerman stated he concurred with Chair Larson. He stated he assumes there will be signage to direct traffic. Mr. Roberts stated the signs will be closer to the road. Commissioner Zimmerman asked if Blue Fox is just going away and Mr. Roberts stated that is the plan. On the 3771 building the plan is to do the project in phases as it evolves. Phase II is the 1120 building. Commissioner Thompson asked for an overview of Mr. Robert’s vision for the development. Mr. Robert’s stated in Phase I he would foresee two restaurants, a coffee shop, some mixed retail, possibly a high-end wine store. Phase II may include a fitness center and Phase III may include some offices, family sit-down dining, underground parking, dentist office, insurance agent, etc. Commissioner Thompson asked if people would be walking from one area to the other and whether the landscaping would include pavement for walkers and bicycles. Mr. Roberts stated there is a pedestrian plan for Phase I with a crosswalk connecting the parking lots. Commissioner Thompson stated she has seen different color pavement indicating a crosswalk area and that might be something for the developer to consider. Commissioner Holewa stated he was concerned about the view from Lexington Avenue. He stated some of the businesses may not require a lot of signage. Commissioner Hames asked if the drive-thru would be a late night drive-thru and Mr. Roberts stated it would be a coffee shop with early morning business. ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 5 City Planner Meagan Beekman stated an internal pedestrian plan has been requested from the Developer. Mr. Roberts stated there is not a sidewalk planned at this point along Red Fox Road but this may be addressed at a later date. Commissioner Zimmerman stated he does not want to forget about bicycle access. Chair Larson asked about the exterior colors. Mr. Christian Henry, the project Architect, provided a color copy of the drawing showing exterior colors. He stated the towers would have metal roof. Commissioner Hames asked if they have other developments in the area. Mr. Roberts stated this is really his first retail project. Commissioner Hames asked if this retail space is modeled after any other projects. Mr. Roberts stated they did look at other retail spaces and took some common themes into this project. Mr. Roberts stated a few years ago he remodeled the 1120 building. Commissioner Hames stated when she first saw this plan she thought of a development in New Brighton. Chair Larson stated he has some problems with the dumpster location. Mr. Roberts stated those have been relocated in the revised plan. Chair Larson referred to the Village development in Blaine. He stated roll-up doors are on the areas where the trash is kept. Chair Larson stated they are part of the façade. Commissioner Hames asked where they were related to and Mr. Henry indicated the new location on the drawing. Chair Larson stated the tenants will need to come out the front doors with their trash. He feels this may be unattractive to customers. Commissioner Holewa suggested bike racks be at a central location rather than each retail site having a bike rack. He also suggested some railroad themed items be used on t he site. Mr. Henry stated the patio area would have bench seating and plantings and there would be room for bike racks. Commissioner Hames stated this is a very exciting plan and will be a nice addition to Arden Hills. Commissioner Thompson asked what the timeline is for the County to look at the intersection. City Planner Meagan Beekman stated the intention is the timing for the County should not impede Phase I. The County will do a corridor traffic study identifying the access points and improving movement. The County would like to have some assistance from Shoreview and Arden Hills to help with the study. Commissioner Thompson asked if any work had been done where the new Trader Joe’s is going in. City Planner Meagan Beekman stated the County has not done any work but the City of Shoreview has. Shoreview has identified a number of improvements to the Lexington/Red Fox Road intersection and they do plan to go ahead with those improvements. B.Planning Case 13-004 – Zoning Code Amendment; Parks and Open Space Zoning District Discussion ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 6 Community Development Intern Matthew Bachler reviewed the Planning Commission is requested to review the draft Parks and Open Space (P/OS) Ordinance and Park Preserve (PP) Ordinance and provide further direction. They will also review the Diversion and Disposal of Recreation Areas Ordinance and recommend amendments, if necessary. Community Development Intern Matthew Bachler stated the City completed its Parks, Trails, and Open Space (PTOS) Plan in 2002. The PTOS Plan addresses demographic and recreational trends that affect the City’s park, trail, and recreation needs. Several recommendations entail renovating existing park space, as well as improving the accessibility of these resources. The Parks, Trails, and Recreation Committee and City staff have since made significant progress in implementing the goals listed in the PTOS Plan. In September 2009, the City Council adopted the Arden Hills 2030 Comprehensive Plan. The plan outlines the community’s vision and goals, which are intended to guide the City’s programs, priorities, and decision-making processes. Several policies and goals contained in the plan address the protection of open space and outdoor recreational amenities: Chapter 6 – Land Use Evaluate and amend the land use regulations to achieve the highest possible development standards, enhance the natural environment, protect public health, support a vital mix of land uses, and promote flexible approaches to implement the Comprehensive Plan. Provide a balanced mix of residential, park, open space, and commercial land uses. Chapter 9 – Parks and Recreation Develop, maintain, and encourage the use of a system of neighborhood parks and pathways that are safe and engaging. Chapter 10 – Protected Resources Develop or enhance regulations to protect the City’s natural resources, including trees, lakes, wetlands, and other unique or significant natural resources. Community Development Intern Matthew Bachler showed the 2030 Future Land Use Map indicating Park and Open Space and Park Preserve Lands. The Park Preserve area is entirely located on the Training Site. He showed the Current Zoning Code and noted there is not a distinct district set aside for parks or open space areas within zoning regulations. Community Development Intern Matthew Bachler stated the Comprehensive Plan identifies a total of 576 acres of park and open space land, and categorizes P/OS as an existing and future land use designation. Park Preserve (PP) is an additional existing and future land use designation applied to open space areas in the City. Currently there is not a district set aside for parks or open space areas within zoning code regulations. Community Development Intern Matthew Bachler reviewed the drafts for the proposed Park and Open Space Ordinance and Park Preserve Ordinance currently include three primary sections: 1. A description of the intent of the ordinance 2. A subdivision outlining permitted uses, and 3. A subdivision listing special regulations. ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 7 Community Development Intern Matthew Bachler suggested additional points of discussion: Do the current draft adequately address privately-owned park and open space land uses; Should the ordinance language on permitted uses be prescriptive or general Is an additional section needed for acceptable conditional uses and an approval process for such uses; Given that much of the City’s open space and recreational land contains sensitive natural areas, are more stringent development and design standards needed to regulate any development that might occur on these lands Other special regulations that might be appropriate. Community Development Intern Matthew Bachler stated also under discussion at the November 9, 2011 meeting was whether to include a provision in the Parks and Open Space Ordinance that would require the City to replace any converted or transferred park space with an equivalent amount of park land within city limits. Upon further research, Staff found that such an ordinance already exists in the Arden Hills City Code (Section 720.09 – Diversion and Disposal of Recreation Areas). A copy is attached for Commission review. Community Development Intern Matthew Bachler requested the Planning Commission review the draft Parks and Open Space (P/OS) Ordinance and Park Preserve (PP) Ordinance and provide further direction. Review Diversion and Disposal of Recreation Areas Ordinance and recommend amendments, if necessary. Community Development Intern Matthew Bachler suggested separate zoning districts should be created for the Park and Open Space and Park Preserve land uses. Community Development Intern Matthew Bachler provided drafts of Special Requirements for the Parks and Open Space (P/OS) District and Special Requirements for the Park Preserve (PP) District. Community Development Intern Matthew Bachler provided discussion questions: 1. Do the current drafts adequately address privately-owned park and open space land uses? 2. Should the ordinance language on permitted uses be prescriptive or more general? 3. Is an additional section needed for acceptable conditional uses and an approval process for such uses? 4. Given that much of the City’s open space and recreational land contains sensitive natural areas, are more stringent development and design standards needed to regulate any development that might occur? Community Development Intern Matthew Bachler reviewed Chapter 7 Recreation Areas, 720.09 Diversion and Disposal of Recreation Areas. Key provisions: 1. Park and Recreation Committee review and recommendation ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 8 2. Public hearing held by City Council 3. City Council approval 4. Commitment of resources to acquire substitute recreational areas. Staff does not see a need to amend the City’s existing ordinance. Chair Larson asked how much privately owned park space is there and City Planner Meagan Beekman stated she is not aware of any. Commissioner Hames stated she believes according to the map there are many privately owned park areas. City Planner Meagan Beekman stated the first thing needed is to create the districts after which the rezoning could be done. The property owners would be notified of the new zoning districts. Commissioner Hames asked if a separate designation would be needed for private park land. City Planner Meagan Beekman stated that would not be necessary. The park plan would not be amended. Only the zoning designation would be changed. Commissioner Holewa asked if rezoning of private park land would remove it from the tax rolls and City Planner Meagan Beekman stated it would still be taxed but at a lower rate. Pulte will be building a park within the development. Commissioner Hames asked if the designations would be recognized by Ramsey County. City Planner Meagan Beekman stated there are many cities’ that have different zoning for parks and open space. Chair Larson asked if each parcel would need a PID number and City Planner Meagan Beekman stated it would. City Planner Meagan Beekman stated even unplatted properties have PID numbers. She noted one parcel can have multiple zoning designations. Commissioner Zimmerman stated developments have generated fees for park dedication rather than land. In looking at TCAAP there may be a large amount of land for park dedication. He asked if we are coordinated well enough with this ordinance that we could realize the park space that is planned. City Planner Meagan stated there is a system in place regarding park dedication. For TCAAP there is one owner – the County. A cohesive master plan will be needed that will identify the open space and park land. The zoning code has a lot of detail regarding the park land and open space requirements. Commissioner Zimmerman asked who the gate-keeper will be to ensure this happens. City Planner Meagan Beekman stated the City will develop the Master Plan. The joint development authority will be the gate-keeper based on documents created by the City of Arden Hills. Commissioner Hames stated the discussion is getting off topic. She stated she approves of the two designations and the drafts provided by staff. Commissioner Holewa thanked Community Development Intern Matthew Bachler and City Planner Meagan Beekman for their work on this. Commissioner Holewa suggested rewording of 1320.13 Subd 2. A. striking “practical” and inserting “considering the public needs and the cost of maintenance.” Community Development Intern Matthew Bachler stated the City cannot dictate on Federal owned property. He referred to 1320.14 Subd 1 #E & F. ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 9 Commissioner Hames stated Commissioner Holewa had asked about buildings on parkland that are used to maintain the parkland. Commissioner Holewa stated if a building is constructed in a park that was not used for the park, it would have to be mitigated by the City Council. Chair Larson stated the drafts seem sufficiently flexible. Chair Larson asked if tools are in place for eliminating encroachment. Community Development Intern Matthew Bachler stated the City of Roseville has a Park and Recreation District with detailed design standards. He stated there is a provision that talks about requiring any building that goes into a park, have a setback. Chair Larson stated he is more concerned about properties adjoining open space. City Planner Meagan Beekman stated the tools are in place to manage that. Commissioner Thompson referred to Attachment F and Community Development Intern Matthew Bachler stated that is from Brooklyn Park. Community Development Intern Matthew Bachler stated all questions were addressed by commissioners. UNFINISHED AND NEW BUSINESS None COMMENTS AND REPORTS A.Report from the City Council Councilmember McClung reviewed at the March 11, 2013, City Council Meeting, Matthew Bachler was appointed to the position of Community Development Intern. Matthew comes to the City with a Master’s of City Planning from the University of Pennsylvania in Philadelphia. He also worked for a year, during his Master’s program, as an intern for the City of Philadelphia. He recently moved to Minneapolis. Matthew will make an excellent addition to the Community Development Department as we proceed with the AUAR and Master Planning of the TCAAP property. It is anticipated that Matthew will assist Community Development Staff with zoning code amendment, economic development activities, and day to day planning tasks. March 18, 2013, City Council Work Session The City Council held a joint meeting with the Planning Commission to discuss the 2013 Work Plan, and other planning related items. March 25, 2013, City Council Regular Meeting The City Council unanimously approved Planning Case 13-001 for a variance request at 1455 Skiles Lane. This item was previously approved by the Planning Commission at their March 6, 2013, regular meeting. Councilmember McClung attended the Open House for the Highway 96 project. Some work has begun along 96. It is anticipated in early May 2013 Highway 96 will close (East – West). Continued access will remain for Big Ten and Shearer Brothers. An agenda item has been added to each Council Meeting for updates on the 694 Project including Highways 10 and 96. ARDEN HILLS PLANNING COMMISSION – APRIL 3, 2013 10 B.Commission and Staff Comments Commissioner Holewa asked if an agenda item could be added to each Planning Commission Meeting providing a TCAAP update. City Planner Meagan Beekman announced some upcoming events: May 18, 2013 Community Clean-Up Day at Public Works Facility. May 7, 2013 TCAAP Open House, at Public Works Facility. Councilmember McClung stated the County has received Congressional approval for the transfer of the TCAAP land. Commissioner Zimmerman asked about the GTS Workshops. ADJOURN Commissioner Hames moved, seconded by Commissioner Thompson, to adjourn the April 3, 2013, Planning Commission Meeting at 8:15 p.m. The motion carried unanimously (5-0).