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HomeMy WebLinkAbout03-05-14 PC Minutes Approved: April 9, 2014 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MARCH 5, 2014 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Vice Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Vice Chair Roberta Thompson, Commissioners Brent Bartel, Angela Hames, Steven Jones (Alternate) and Andrew Holewa. Absent: Chair Clayton Larson, Commissioners Sam Scott, and Clayton Zimmerman. Also present were: City Planner Ryan Streff; Associate Planner Matthew Bachler; and Councilmember Fran Holmes. APPROVAL OF AGENDA MARCH 5, 2014 Vice Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES February 5, 2014 Planning Commission Regular Meeting Commissioner Holewa moved, seconded by Commissioner Jones, to approve the February 5, 2014, Planning Commission Regular Meeting Minutes as presented. The motion carried unanimously (5-0). February 5, 2014 Planning Commission Work Session Meeting Commissioner Holewa moved, seconded by Commissioner Hames, to approve the February 5, 2014, Planning Commission Work Session Meeting Minutes as presented. The motion carried unanimously (5-0). PLANNING CASES ARDEN HILLS PLANNING COMMISSION March 5, 20142 A.Planning Case 14-010; PUD Amendment; Roberts Management Group; 3833 Lexington Avenue North Public Hearing Associate Planner Bachler stated that on July 8, 2013, the City Council approved a Master Planned Unit Development and Final Planned Unit Development for Phase I of the Lexington Station redevelopment project at 3833 Lexington Avenue North in Planning Case 13-003. The approved Redevelopment Plan Documents included architectural plans for the Phase I building depicting transparent windows on all four sides of the building. Roberts Management Group has recently signed leases with Noodles & Company and Starbucks for spaces within the building. These tenants have requested to use simulated windows in select areas on the east, north, and south façades in order to accommodate kitchen and restroom facilities. The applicant expects to sign leases with at least one additional restaurant tenant who will also likely need to use simulated windows specifically on the central section of the east façade. Associate Planner Bachler explained that the Master Planned Unit Development Agreement between the City and Roberts Management Group states that any significant changes to the Redevelopment Plan Documents, as determined by the City Planner, shall require review and approval by the City Council. City staff met with Roberts Management Group to discuss the proposed changes to the Phase I building design and determined a PUD Amendment should be requested. Associate Planner Bachler stated that Roberts Management has proposed using a back-lit, frosted glazing window design on the windows on the east elevation facing Lexington Avenue, two windows on the north elevation facing Red Fox Road, and one window on the south elevation. Each window pane would be treated with a frosted glazing and a light fixture would be included on the interior of the building directly above the top sill of each window. This light during regular business hours. The frosted window glazing would be opaque, allowing for light from the interior light fixture to pass through the windows. Associate Planner Bachler indicated that the proposed window design contrasts with the construction of simulated windows using spandrel glass. This is a commonly used approach that involves the construction of a wall directly behind a window with a colored coating applied to the window. Darkly shaded non-transparent windows can often give retail stores the appearance of being closed and the applicant believes their proposal for back-lit, frosted glazing windows Site Data Future Land Use Plan: Commercial Existing Land Use: Vacant Zoning: B-3: Service Business District Current Lot Sizes: 1.34 Acres Topography: Level Associate Planner Bachler reviewed the surrounding area and the Plan Evaluation. He explained the Planning Commission must make a finding as to whether or not the proposed PUD Amendment at 3833 Lexington Avenue North would adversely affect the surrounding ARDEN HILLS PLANNING COMMISSION March 5, 20143 neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following eight (8) findings for consideration: 1. The property is located in the B-3 Service Business Zoning District. 2. The City has adopted design standards for the B-3 District within the Zoning Code. 3. The Master Planned Unit Development and Final Planned Unit Development for Phase I of the Lexington Station redevelopment project was approved by the City on July 8, 2013, in Planning Case 13-003. 4. The applicant is proposing an amendment to the approved Final PUD for Phase I for a revised building plan that would reduce the façade transparency on the Phase I building. The applicant has cited a need to reduce transparency coverage in order to accommodate kitchen and restroom facilities used by tenants in the building. 5. The design standards for the B-3 District allow the City to grant a proportional reduction in the transparency requirement on the public street façades if additional transparent glass is used on the remaining sides. 6. For buildings with a use that does not readily allow transparent windows, the transparency requirements may also be reduced at the discretion of the City Council. 7. The proposed PUD Amendment is in substantial conformance with the requirements of 8. regulations through a negotiated process with a developer. Associate Planner Bachler reported that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 14-010 for a Planned Unit Development Amendment at 3833 Lexington Avenue North. Staff recommends the following three (3) conditions be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review by the Planning Commission and review and approval by the City Council. 2. The applicant shall continue to abide by the conditions of approval listed in the Master Planned Unit Development Agreement and Phase I Final Plan for Lexington Station (PC# 13-003). 3. A PUD Amendment shall be drafted by the City Attorney and executed prior to the issuance of a Certificate of Occupancy. Associate Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions. 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table ARDEN HILLS PLANNING COMMISSION March 5, 20144 Commissioner Holewa discussed the proposed transparency coverage on the building. He was concerned that the Lexington Avenue façade would have the appearance of being the back of the building. Associate Planner Bachler explained this issue was discussed with the applicant. He understood the design of the east façade was a concern, but in order to accommodate restaurant tenants in the building, non-transparent windows were being requested in certain areas on three sides of the building. He indicated the proposed solution was preferred versus the use of spandrel glass. He believed that the frosted windows would allow light from the interior to pass through the windows giving an open appearance. Staff supports the solution proposed by the applicant. Commissioner Holewa indicated that the Planning Commission did not want the east façade to appear to be the rear of the building. He feared that the proposed windows would have this effect. Vice Chair Thompson invited the applicant to speak. Nicholas Roberts , Roberts Management Group, thanked staff for the thorough presentation. He stated his goal was to create a high end retail center that would be the showcase of the entire development. He stated that the building was designed to have four sided architecture given its visibility along Lexington Avenue and that the building was fully wrapped in brick. However, having transparent glass on three sides of the tenant spaces was not conducive to tenants with kitchens. For that reason, he was requesting an amendment to the PUD to address this concern. Mr. Roberts requested that the Planning Commission allow for the frosted glass as proposed. Commissioner Holewa recommended that the tenant space be designed to have the kitchens and restrooms located on the interior wall. This would eliminate the need for frosted glass. He believed that the tenants were just taking the easiest route. Mr. Roberts stated this would not be an option for Starbucks given the location of their drive- thru on the north side of the building. This may be an option for Noodles & Company. Commissioner Bartel agreed that the tenants were taking the easy route in terms of the interior layout. He recommended the developer view the Noodles/Caribou/Chipotle development in Eden Prairie. Commissioner Hames stated that the rear of the building did face Lexington Avenue and this façade had arched windows, brick, and awnings, as per the request of the Planning Commission. Vice Chair Thompson opened the public hearing at 7:05 p.m. Vice Chair Thompson invited anyone for or against the application to come forward and make comment. Vice Chair Thompson There being no comment, closed the public hearing at 7:06 p.m. Vice Chair Thompson opened the floor to Commissioner comments. ARDEN HILLS PLANNING COMMISSION March 5, 20145 Commissioner Jones asked how the light fixtures behind the windows would be maintained. Mr. Roberts reported that a sheetrock wall would be installed six inches away from the windows. The wall would have an access panel to allow for the light fixtures to be maintained. Commissioner Jones questioned if the rear side of the building would have tenant signage. Mr. Roberts commented each tenant would have signage on the front and rear façades of the Commissioner Hames supported the proposed window design and was thrilled to see such a nice development coming to the City of Arden Hills. Vice Chair Thompson agreed stating the proposed lighting in the windows would be an improvement in comparison to the non-transparent glass used on the Walgreens on Lexington Avenue. She thought the lighting would improve the appearance of this façade. Commissioner Bartel believed that the rear of the building would be quite attractive as it was fully brick, with windows and awnings. He supported the proposed window design. Vice Chair Thompson recommended that the windows on the rear façade remain clean and that the light fixtures be in good working order. Mr. Roberts explained that he would discuss this with the tenants and anticipated that he would be responsible for the lights and windows. He described how the window coating would disburse the light. Vice Chair Thompson recommended that the window and light maintenance be made a condition for approval. Associate Planner Bachler suggested that staff review this recommendation with the City Attorney prior to going before the City Council. Commissioner Bartel moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 14-010 for a Planned Unit Development Amendment at 3833 Lexington Avenue North based on the findings of fact and the submitted plans, as amended by the three (3) conditions in the March 5, 2014, report to the Planning Commission. The motion carried 4-1 (Holewa opposed). B.Planning Case 14-009; Zoning Code Amendment Multi-Family Design Standards Public Hearing City Planner Streff stated that in January 2013, the City Council requested that staff review the -family dwelling units. Currently, these standards require multi-family dwelling units to be a minimum of 600 square feet, with an additional 100 square feet required for each bedroom. The Council expressed concerns that the standards could permit multi-bedroom apartments that do not provide adequate floor area per resident. For ARDEN HILLS PLANNING COMMISSION March 5, 20146 example, under the existing requirements a three-bedroom unit would only need to be 900 square feet in size. As the TCAAP site is developed over the next several years, it is anticipated that new multi-family residential developments will be constructed in the City. City Planner Streff reported that staff collected information from seven cities in the metro region that have adopted similar minimum unit size standards. The cities included New Brighton, Blaine, White Bear Lake, Maplewood, Fridley, Coon Rapids, and Bloomington. An analysis was completed comparing the average square footage required per unit in these cities with Arden Additionally, staff looked at ten multi-family development projects that have recently been completed or that are under construction in outer-ring suburban communities to evaluate the average unit sizes currently being built in the private market. These projects are located in the communities of New Brighton, White Bear Lake, Arden Hills, Elk River, Apple Valley, Ramsey, Eagan, Osseo, and Maple Grove. City Planner Streff explained that at the City Council Work Session on January 13, 2014, staff reviewed this data with the Council. Based on the comments provided by the Council, staff has drafted Ordinance 2014-003, which would revise the minimum unit size standards for multi- family dwelling units. City Planner Streff indicated the amendment to the multi-family design standards would decrease the required square footage for efficiency apartment units and increase the required square footage for two-bedroom and three-bedroom units, as well as the additional floor area required for each additional bedroom. The City Council directed staff to make these changes so being constructed by the private market. City Planner Streff commented that Ordinance Number 14-003 would amend Section 1325.045, Subd. 1 of the Zoning Code to read as follows: Minimum Unit Size. Efficiency units shall be a minimum of five hundred and fifty (550) square feet; one-bedroom units shall be a minimum of seven hundred (700) square feet; two-bedroom units shall be a minimum of nine hundred and fifty (950) square feet; and three-bedroom units shall be a minimum of twelve hundred (1,200) square feet. For each additional bedroom, an additional one hundred and fifty (150) square feet is required. Garages, breezeways, common hallways, balconies, and porch floor spaces shall not be credited in determining the required floor area of units. City Planner Streff offered the following four (4) findings of fact for the Planning 1. development standards for multi-family housing that will visually enhance development and promote compatibility with nearby properties and neighborhood character. 2. Land Use Chapter of the Comprehensive Plan by developing design standards for multi- ARDEN HILLS PLANNING COMMISSION March 5, 20147 family housing that ensure the construction of high quality, sustainable, and aesthetically enhanced developments. 3. development of a variety of housing options by creating a framework and process for the City to approve high-quality housing opportunities that are suitable for a mix of ages, incomes, and household types. 4. Housing Chapter of the Comprehensive Plan by establishing design guidelines for new multi-family dwelling units. City Planner Streff stated that staff recommends approval of Ordinance Number 14-003 in Planning Case 14-009 for an amendment to Section 1325.045, Subd. 1 Multi-family Dwelling Units Additional Conditional Use Permit Criteria of the Zoning Code in order to revise the minimum unit size standards for multi-family dwelling units, as presented in the March 5, 2014, Report to the Planning Commission. City Planner Streff reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval as Presented. 2. Recommend Approval with Changes. 3. Recommend Denial 4. Table Commissioner Hames multi-family dwelling unit size standards were not considered by staff. Associate Planner Bachler commented that staff did not find multi-family minimum unit size standards for these cities. He stated that staff tried to limit their study to cities in the northeast metro. Vice Chair Thompson opened the public hearing at 7:30 p.m. Vice Chair Thompson invited anyone for or against the application to come forward and make comment. Vice Chair Thompson There being no comment closed the public hearing at 7:31 p.m. Vice Chair Thompson opened the floor to Commissioner comments. Commissioner Hames questioned why the City was reviewing this Ordinance. Associate Planner Bachler stated that in January 2013, staff was directed by the Council to review the multi-family unit dwelling sizes, in particular the square footage standards for three bedroom units. Information was gathered from surrounding communities and was presented to the City Council in January 2014. After discussion at the Council level, staff was directed to draft an ordinance that would amend the multi-family design standards. He commented that the proposed amendment was not in response to any proposed development or particular request. ARDEN HILLS PLANNING COMMISSION March 5, 20148 Commissioner Holewa reviewed the average unit sizes for Arden Hills and the surrounding communities. He recommended that minimum unit size standards remain as they are currently written and that the market drive apartment sizes and not the City Ordinance. Commissioner Hames agreed and discussed the size of several three-bedroom homes on the market in Arden Hills. She questioned why the City wanted to require three-bedroom apartments to be larger than some available single-family homes. She believed the minimum standards should not be revised at this time. Commissioner Holewa asked if the City had minimum size standards for single-family homes. City Planner Streff stated that single-family homes are required to meet all State building codes regarding minimum size standards and that the City Ordinances do call out minimum standards for single-family homes. Councilmember Jones explained that it was approximately 1,040 square feet in size. He did not believe that the multi-family dwelling unit sizes needed to be amended. Commissioner Bartel requested comment from Councilmember Holmes on this matter. Councilmember Holmes stated that the Council believed that the minimum standards for efficiency units needed to be updated. The topic was first brought to the forefront during the CiStreet Flats development project. A discussion was held by the Council on the multi-family dwelling unit size standards and an amendment to the Zoning Code was proposed. She explained that the Council wanted to have the standards reviewed prior to redevelopment of the TCAAP site. Commissioner Hames stated that housing trends ebb and flow and she did not want to see the City have such high minimum standards established that would require developers to request variances in the future. Vice Chair Thompson agreed with the proposed revised standards for efficiency units. However, she did not support changing all of the multi-family design standards. She did not believe that regulating the size of units would ensure a certain quality of units. She recommended that the unit size be determined by market demand rather than by the City setting specific minimums. Commissioner Bartel asked if this Ordinance would apply to apartments and condos. Associate Planner Bachler explained that the standards would apply to condominium and apartment units. Commissioner Holewa supported the 550 square foot minimum for efficiency units. Commissioner Hames recommended the denial of the Ordinance and requested that staff redraft the language based on the Planning ARDEN HILLS PLANNING COMMISSION March 5, 20149 Commissioner Hames moved and Commissioner Holewa seconded a motion to recommend denial of Ordinance Number 14-003 in Planning Case 14-009 for an amendment to Section 1325.045, Subd. 1 Multi-family Dwelling Units Additional Conditional Use Permit Criteria of the Zoning Code as the minimums unit standards do not match with the surrounding communities and recommending the efficiency unit size be revisited after staff s discussion. Councilmember Holmes asked if the Commission supported the current unit size standards. Commissioner Bartel supported the proposed size reduction for efficiency size units but did not want to change any of the other standards. Vice Chair Thompson agreed. Commissioner Holewa supported the efficiency units being reduced to 550 square feet and requested the remaining unit standards remain as is. Commissioner Hames would support the efficiency unit being reduced to 450 or 500 square feet and suggested that the one-bedroom minimum size standard be closer to 600 square feet, as this was closer to the seven city average. She recommended all other minimum size standards remain as stated within City Code. Commissioner Jones agreed with these recommendations. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS None. REPORTS A.Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities, noting that at the February 18, 2014, City Council Work Session, the Council and staff discussed the purpose of the recently adopted Parks and Open Space District and Conservation District and identified properties in the City that should be rezoned as either Parks and Open Space or Conservation. Staff will be working on compiling the necessary materials to bring a Zoning Code Amendment for the proposed rezoning to the April Planning Commission meeting. At the February 24, 2014, City Council meeting, the Council voted to deny (3-2, McClung and Werner dissenting) Planning Case 14-004 and 14-005 for a Zoning Code Amendment and Conditional Use Permit to allow Allina Health to operate an ambulance substation at 1209 County Road E. The Planning Commission recommended denial (3-2) of Planning Case 14-004 and recommended approval (5-0) of Planning Case 14-005 at their February meeting. ARDEN HILLS PLANNING COMMISSION March 5, 201410 The City Council also reviewed Planning Cases 14-006 and 14- a sign standard adjustment for its six properties on Dunlap Street and Grey Fox Road was for a Source Separated Organics collection area in Tony Schmidt Regional Park was denied (5- 0). The Planning Commission recommended approval of both of these planning cases at their February meeting. Councilmember Holmes invited the entire Planning Commission to attend the March 17, 2014, Joint City Council Work Session meeting at 6:30 p.m. She looked forward to the discussions regarding signage. She thanked all who attended the recent public hearings regarding the proposed franchise fees. She reported the Council would not be moving forward with franchise fees. She then provided the Commissioners with information on the Arden Hills Foundation. Vice Chair Thompson thanked the Council for holding two public hearings and for taking public comment regarding the franchise fees. She was pleased with the discussion that was held and was excited to see a growing awareness regarding the Arden Hills Foundation. B.TCAAP Update City Planner Streff stated that in February, a group of City, County, Rice Creek Watershed District, and St. Paul Chamber of Commerce staff worked with 7th Grade students at Chippewa Middle School to provide a practical, hands-on learning experience related to the TCAAP redevelopment. Staff engaged groups of students on natural resource planning, parks and engineering, arts, and math) curriculum while also providing students with a unique look at vocational opportunities. City Planner Streff explained that t of the TCAAP Redevelopment Partnership (TRP). The TRP supports elements of the redevelopment project related to community engagement and building business and legislative ol in City Planner Streff reported that the City Council has directed staff to proceed with a surface water management study that will consider issues related to drainage and stormwater infrastructure. Staff has met with Rice Creek Watershed District staff to discuss the scope of work for the surface water management study. The City and RCWD are discussing how to proceed with the study in a manner that will simplify the future permitting process. City Planner Streff indicated that developer interviews to gather feedback on the draft Master Plan have been completed. Overall, feedback from developers and the public has been very positive. The consultants are compiling comments that will be presented to the City Council in March. C.Planning Commission Comments and Requests Commissioner Hames asked if the Council has considered renaming the TCAAP site. ARDEN HILLS PLANNING COMMISSION March 5, 201411 Councilmember Holmes stated names have been discussed in the past, but a decision has not been made. Commissioner Holewa noted the Friends of the Park annual tree sale was going on now. He could be planted in memorial as well. City Planner Streff reported that the Friends of the Park annual tree sale. D. Staff Comments None. ADJOURN Commissioner Hames moved, seconded by Commissioner Holewa, to adjourn the March 5, 2014, Planning Commission Meeting at 8:01 p.m. The motion carried unanimously (5-0).