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HomeMy WebLinkAbout03-04-15 PC Minutes Approved: April 8, 2015 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MARCH 4, 2015 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Brent Bartel, Angela Hames, Andrew Holewa, Steven Jones, Phillip Neururer, and Clayton Zimmerman. Absent: None. Also present were: City Planner Ryan Streff and Associate Planner Matthew Bachler APPROVAL OF AGENDA – MARCH 4, 2015 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES February 4, 2015 – Planning Commission Regular Meeting Chair Thompson recommended this item be postponed to the April Planning Commission meeting. PLANNING CASES A. Planning Case 15-003; Site Plan Review & Variance – 4293 Lexington Avenue North – CSM Properties – No Public Hearing Required City Planner Streff stated that the applicant has requested a Site Plan Review and Variance in order to expand the parking lot area at 4293 Lexington Avenue North. A Site Plan Review is required for the parking lot modifications. A Variance is required to address the encroachment of the parking lot into the required five (5) foot setback. ARDEN HILLS PLANNING COMMISSION – March 4, 2015 2 City Planner Streff commented that CSM Corporation owns the Arden Hills Corporate Center, located north of the Boston Scientific Campus off of Lexington Avenue. The property at 4293 Lexington Avenue North is zoned I-1 Limited Industrial District. This property is generally positioned north of Cummings Park Drive, south of Cummings Park, east of Hamline Avenue, and west of Lexington Avenue. City Planner Streff explained that the applicant is proposing to construct an additional twenty- two (22) parking stalls to meet the needs of the existing tenant at 4293 Lexington Avenue North. The proposed stalls are located along the south side of the existing parking lot on this property. A Variance is required in this case because the proposed expansion would bring the parking lot area within 4 feet - 4 inches of the adjacent property line of 4255 Lexington Avenue North. The Zoning Code requires that parking areas including four or more spaces maintain a setback of five feet from adjacent properties. The CSM Corporation is also the owner of the property at 4255 Lexington Avenue North. Site Data Land Use Plan: I/O - Light Industrial and Office Existing Land Use: Mixed Use Industrial/Office Zoning: I-1 – Limited Industrial District Current Lot Sizes: 3.42 Acres Topography: Fairly Flat City Planner Streff reviewed the surrounding area, Plan Evaluation and the Variance Evaluation Criteria. City Planner Streff provided the Findings of Fact for review: General Findings 1. The property is located in the I-1 Limited Industrial Zoning District. 2. That a Site Plan Review is required in order to add or reconfigure parking areas on the site. 3. That a Variance is required in order to allow the encroachment of the new parking area within five (5) feet of an adjoining property line. 4. The properties at 4293 and 4255 Lexington Avenue North are owned by CSM Corporation. 5. The lot is 148,975 square feet in size with approximate dimensions of 655 feet in width, and 220 feet in depth. 6. The property currently consists of a principal building that has a footprint of 25,908 square feet and an accessory structure that is 1,745 square feet in size. 7. Access to the property is provided off of Cummings Park Drive. 8. The Zoning Code requires 210 parking spaces be provided on this property for Business and Professional Offices. 9. The parking lot currently contains 127 parking spaces. 10. After completion of the new parking lot area 149 parking spaces will exist. 11. The proposed lot coverage is within the zoning district requirements. ARDEN HILLS PLANNING COMMISSION – March 4, 2015 3 Variance Findings: 12. The proposal is in harmony with the purpose and intent of the Zoning Ordinance as the Ordinance generally allows flexibility for unique situations when impacts to surrounding properties are minimized. 13. The proposal is consistent with the Arden Hills Comprehensive Plan as it allows the reasonable use of commercial or light industrial property. 14. The proposed variance would have no significant impact to the conditions of the site. 15. The proposed variance is unlikely to have negative impacts to the property or to the neighborhood as a whole. 16. The proposed variance does not appear to be based on economic considerations alone. City Planner Streff stated that the findings of fact for the Site Plan Review & Variance support a recommendation for approval. However, if the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval of the Site Plan Review & Variance, staff recommends the following four (4) conditions: 1. That 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 and approval by the Planning Commission and City Council. 2. That the applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of all landscaping and trees prior to the issuance of a grading permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping and tree requirements are completed in the event that the developer defaults on the approved plan. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 3. That any newly created parking space or parking area shall meet the parking regulations stated in Section 1325.05 of the City Code. 4. That a Grading and Erosion Control Permit shall be issued by the City before the commencement of any construction, grading or disturbance of soil within the parking lot area. City Planner Streff 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 Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman asked if a variance was granted to the property allowing for the existing parking shortfall. City Planner Streff commented that a PUD was created which allowed for the parking shortfall on this property. ARDEN HILLS PLANNING COMMISSION – March 4, 2015 4 Commissioner Jones questioned if the parcel to the north was owned by the City. City Planner Streff stated CSM owned this parcel. Commissioner Holewa moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 15-003 for a Site Plan and Variance to expand the existing parking lot at 4293 Lexington Avenue North, based on the findings of fact and the submitted plans, as amended by the four (4) conditions in the March 4, 2015, report to the Planning Commission. The motion carried unanimously (7-0). B. Planning Case 15-004; Preliminary and Final Plat, Rezoning and Comprehensive Plan Amendment – 1941 & 1901 County Road E2 – Public Hearing City Planner Streff stated that the applicant is requesting approval of the Valentine Bluff redevelopment project for a Preliminary & Final Plat, Rezoning, and Comprehensive Plan Amendment for the property located at 1941 & 1901 County Road E2 in order to subdivide the two (2) parcels into seven (7) single-family lots. City Planner Streff explained that Landmark of Arden Hills has a purchase agreement with Bethel University for approximately 4.77 acres of land consisting of two contiguous parcels at 1941 and 1901 County Road E2. The property at 1941 County Road E2 is the site of the former Ramsey County library, which closed in December of 2010. The Minnesota Baptist Conference occupied the facility at 1901 County Road E2 for a number of years beginning in the early 1970s, but this structure is also currently vacant. The applicant is requesting approval for a project that would result in the redevelopment of both properties for seven (7) single-family homes. City Planner Streff commented that the property at 1941 County Road E2 is zoned R-1 Single Family Residential and is guided for Public Institutional uses in the City’s 2030 Comprehensive Plan. The adjacent property at 1901 County Road E2 is now zoned N-B Neighborhood Business and is also guided for Neighborhood Business uses in the Comprehensive Plan. The site is bordered to the north and east by a system of wetlands within Tony Schmidt Regional Park, managed by Ramsey County. Generally, the topography of the properties is relatively flat around where the existing structures are located, but slopes down more significantly along the northern and eastern edges of the site. Small wetland areas are present in the far northeast and southeast corners of the site and are currently protected by easements held by the Rice Creek Watershed District. The Ramsey County Parks and Recreation Department has a sixty-eight (68) foot wide easement across the western portion of the 1941 County Road E2 property for the purpose of a future trail connection through the wetland complex in Tony Schmidt Regional Park. City Planner Streff indicated that the site is approximately 4.77 gross acres in size and located near the intersection of New Brighton Road and County Road E2 and bordered by Tony Schmidt Regional Park to the north. The site is comprised of two contiguous parcels, both of which have existing structures on them that would be demolished as part of the project. Three separate driveways on County Road E2 currently provide access to the properties. After accounting for the right-of-way area that extends into County Road E2 and the flood plain/wetlands areas located on the site, 4.54 acres of net buildable area exists on the site. The applicant is requesting approval to subdivide the site into seven (7) single-family lots. In this case, the applicant is proposing four (4) driveways from County Road E2 in order to provide access to the residential lots. This is an ARDEN HILLS PLANNING COMMISSION – March 4, 2015 5 increase of one (1) additional driveway from the existing conditions. Limiting driveways from County Road E2 is accomplished by incorporating shared access from the County roadway for six of the proposed lots. The plans as submitted indicate that every other property would share an access with the neighboring property, except the easternmost lot would have its own individual access from County Road E2. City Planner Streff stated that in addition to the Preliminary & Final Plat for the subdivision, a rezoning and Comprehensive Plan amendment are being requested. Both properties would be rezoned to the R-2 Single and Two Family Residential District. In order to rezone the properties, the City’s 2030 Comprehensive Plan needs to be amended to reflect the new Very Low Density Residential land use for the site. Planning Case 15-004 includes three (3) requests: 1. Preliminary & Final Plat. 2. Rezoning to amend the zoning designation for 1941 County Road E2 and 1901 County Road E2 to R-2 Single and Two Family Residential District. 3. Comprehensive Plan Amendment to amend the 2030 Future Land Use Map to classify 1941 and 1901 County Road E2 as Very Low Density Residential land use. Site Data Future Land Use Plan: Existing: 1941 County Road E2 W – P/I Public Institutional; Proposed: VLDR Very Low Density Residential Existing: 1901 County Road E2 W – NB Neighborhood Business; Proposed: VLDR Very Low Density Residential Existing Land Use: Existing: 1941 County Road E2 W – P/I Public Institutional; Proposed: SFD Single Family Detached Existing: 1901 County Road E2 W – NB Neighborhood Business; Proposed: SFD Single Family Detached Zoning: Existing: 1941 County Road E2 W – R1 Single Family Residential; Proposed: R2 Residential Existing: 1901 County Road E2 W – NB Neighborhood Business; Proposed: R2 Residential Current Lot Sizes: 4.77 Acres (Both Lots Gross Area) Topography: The lots when combined are wooded along the north, east and west sides and slopes approximate 22 feet downward toward the wetland complex in Tony Schmidt Regional Park along the northern part of the property. City Planner Streff reviewed the surrounding area, the Plan Evaluation, and the Traffic Study. City Planner Streff provided the Findings of Fact for review: General Findings: 1. The proposed Valentine Bluff subdivision is comprised of 4.77 acres. 2. The proposed Valentine Bluff subdivision property located at 1941 County Road E2 is currently zoned R-1 Single Family Residential and the property located at 1901 County Road E2 is currently zoned N-B Neighborhood Business. 3. The Valentine Bluff subdivision is proposed as R-2 Single & Two Family Residential. 4. The R-2 Single & Two Family Residential District permits up to five (5) units per acre. ARDEN HILLS PLANNING COMMISSION – March 4, 2015 6 5. The proposed Valentine Bluff development is proposed at 1.54 units per acre. 6. The Valentine Bluff subdivision property currently has the land use designations of Public & Institutional and Neighborhood Business in the City’s 2030 Comprehensive Plan. 7. The applicant is proposing to re-plat the property into seven (7) single-family lots. 8. The applicant is proposing to construct seven (7) single-family homes. 9. No new streets will be constructed as a result of this development. 10. The proposed development requires park dedication. 11. The park dedication requirement for this application is six percent of the land in dedication or a fee of six percent of the purchased price or some combination thereof. The current purchase agreement between Landmark of Arden Hills, LLC (Developer/Purchaser), and Bethel University (Owner/Seller) indicates a purchase price of $856,000 for the two properties. Based on the purchase price the park dedication if paid in a fee would be $51,360. 12. As currently designed the proposed plan is not in conformance with the City’s 2030 Comprehensive Plan in regards to the land use classifications; the property at 1941 County Road E2 is guided for Public & Institutional and the property at 1901 County Road E2 is guided for Neighborhood Business. 13. The development plan would require that both properties be re-zoned to R-2 Single & Two Family Residential District and designated in the Comprehensive Plan as Very Low Density Residential. Comprehensive Plan Amendment Findings: 14. The applicant is proposing to amend the City’s Comprehensive Plan to re-designate the land use classifications at 1941 & 1901 County Road E2 to Very Low Density Residential in order to permit a density of 1.5 to 3 units per net acre. 15. The development will built at approximately 1.54 units per acre. 16. The proposed land use designation of Very Low Density Residential would be compatible with the adjacent land uses. 17. The proposed redevelopment is a permitted use in the R-2 Residential District. 18. The proposed CPA would advance the City’s goal to promote the development properties that are in keeping with the character of existing and established neighborhoods within the City. 19. The City staff has been in contact with the staff at the Metropolitan Council regarding the proposed development and they have indicated their support for the proposed CPA. City Planner Streff stated that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 15-004 for a Preliminary & Final Plat, Rezoning, and Comprehensive Plan Amendment for the Valentine Bluff redevelopment project located at 1941 & 1901 County Road E2. If the Planning Commission recommends approval of this request, staff recommends that the following twenty (20) conditions be included with the approval: 1. That the project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. That the execution of the Final Plat shall be contingent upon the Metropolitan Council’s approval of the Comprehensive Plan Amendment. ARDEN HILLS PLANNING COMMISSION – March 4, 2015 7 3. That the development agreement shall be prepared by the City Attorney and subject to City Council approval. The development agreement shall be executed prior to execution of the Final Plat. 4. That the Developer shall submit a park dedication, subject to the approval of the City Council, equal to six percent ($51,360) of the total land area, which is currently under a purchase agreement for $856,000. The City shall use the park dedication to expand the City’s parks, trails, and recreation system. 5. That the Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of site improvements including grading, utilities, retaining walls, stormwater filtration systems, and driveway openings, prior to the issuance of a building permit. The financial surety shall be in the form of a letter of credit issued by a FDIC- insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 6. That the Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of site improvements including grading, utilities, retaining walls, stormwater filtration systems, and driveway openings, prior to the issuance of a building permit. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 7. That the Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of a building permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 8. That the Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping prior to the issuance of a building permit. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 9. That the proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any building permits. 10. That the final plans shall be subject to approval by the Fire Marshal prior to the issuance of a building permit. 11. That the final grading, drainage, and utility plans shall be subject to approval by the City Engineer prior to the commencement of any construction on the site. 12. That upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City for review. 13. Sanitary sewer and water shall be accepted by the City and ready for hookup prior to the issuance of any building permits. 14. That the application shall be required to meet the requirements as outlined in the memo from the City Engineer dated 2/19/15. 15. That all landscaping materials shall be put in place as the approved grading plan is completed with the exception of the required three front yard trees, which shall be the responsibility of the applicant to install at the time each house is constructed. ARDEN HILLS PLANNING COMMISSION – March 4, 2015 8 16. That the maintenance agreement between the RCWD and the developer for the stormwater filtration system shall be provided to the City before the issuance of any development permit. 17. That the RCWD Easements on Lot 7 shall be revised to reflect the flood plain limits or provided in writing to indicated that an encroachment is permitted into the easements held by the RCWD. The easement revision or encroachment permit shall be provided to the City and approved by the City Attorney prior to the execution of the final plat. 18. Driveway easements providing for cross access and maintenance agreements shall be submitted to the City and approved by the City Attorney and recorded by the Developer prior to the execution of the final plat. 19. That the western driveway between Lot 1 and 2 across from New Brighton Road shall be realigned to reduce the intersection/driveway skew. The plan for this realignment shall be approved by the City Engineer. 20. The applicant shall conform to all other City regulations. City Planner Streff 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 Chair Thompson opened the floor to Commissioner comments. Commissioner Holewa asked if staff had input on the location of the tree plantings. City Planner Streff commented that staff did not provide input on the location of tree plantings, and understood that the applicant was trying to create a buffer along the south property line. Dean Hanson, Hanson Builders, introduced himself and his company to the Planning Commission. He commented that his company has been in business since 1979 and completed approximately 75 homes upscale homes each year. He provided comment on the neighborhoods he has constructed throughout the metro area. He believed that this would be a special development with signature homes with a price range of $750,000-950,000. Mr. Hanson discussed the lot size and noted all seven lots conformed with Arden Hills requirements. He stated that of the 98 significant trees on the site, 67 of them would be saved. He reported that each lot would also be irrigated and well landscaped. He explained how the existing hard surface would be reduced on the site, which would improve the water quality for the area. He explained that each home would be energy efficient. He noted the Home Energy Rating System score on his homes ranged from 46 to 56. Mr. Hanson provided comment on the active radon emission systems that come standard with each home. He then reviewed the traffic study and the proposed driveway alignment along County Road E2. He requested that the Planning Commission remove Condition #19 requiring that the driveway between Lot 1 and Lot 2 be aligned with New Brighton Road. He also asked that there be no striping of New Brighton Road. ARDEN HILLS PLANNING COMMISSION – March 4, 2015 9 Mr. Hanson requested the Planning Commission allow him one early building permit to start on a model home. He provided a summary of the public benefits on his proposed development. City Planner Streff stated that the construction of a model home would be handled within the Development Agreement. Commissioner Holewa questioned if Mr. Hanson had considered using solar panels on the seven homes. Mr. Hanson commented that there was little or no return on solar panels because his homes were built so efficiently. Commissioner Zimmerman asked if there would be a homeowners association. Mr. Hanson indicated there would not be a homeowners association as each property was completely autonomous. Commissioner Hames inquired if the developer had any responsibility regarding the trail. City Planner Streff indicated this trail would be completed and maintained by the County. Commissioner Jones suggested that the entrance pillars and gates on each lot be lit. Chair Thompson opened the public hearing at 7:29 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Jason Schmidt, 3778 Brighton Way North, recommended that a stop sign be considered at County Road E2 and New Brighton Road. Christine Polter, 1870 Indian Place, noted she was a 35 year resident of Arden Hills. She commented that she was very interested in building one of the proposed signature homes. She expressed concern with how the crosswalks would be addressed by the City. There being no additional comment Chair Thompson closed the public hearing at 7:31 p.m. Commissioner Bartel commented that he was very impressed with the proposed project. He recommended that staff investigate the trail crossing more closely to ensure the intersection of County Road E2 and New Brighton Road remains safe for both vehicle and pedestrian traffic. Commissioner Neururer suggested that the speed limit along County Road E2 be reduced given the new residential homes that would be added. City Planner Streff indicated he would bring this comment to Public Works Director Maurer. Commissioner Holewa moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 15-004 for a Preliminary & Final Plat, Rezoning and ARDEN HILLS PLANNING COMMISSION – March 4, 2015 10 Comprehensive Plan Amendment to subdivide the property into seven (7) single-family lots at 1941 & 1901 County Road E2 based on the findings of fact and the submitted plans, as amended by the nineteen (19) conditions (omitting Condition 19) in the March 4, 2015, report to the Planning Commission. The motion carried unanimously (7-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Planning Commission Comments and Requests None. B. Report from the City Council Associate Planner Bachler updated the Planning Commission on the February 23, 2015, City Council Regular Meeting, noting that the City Council approved (3-0) Planning Case 14-036 for a Master & Final Planned Unit Development (PUD) and Conditional Use Permit (CUP) for the Red Fox Business Center project at 1235 Red Fox Road. In this case, the applicant obtained approval to construct two (2) multi-tenant light industrial buildings. The Planning Commission reviewed Planning Case 14-036 on February 4, 2015, and recommended approval (6-0). The City Council also approved (3-0) Planning Case 15-001 for a Preliminary Plat, Final Plat, and Planned Unit Development Amendment at 4100 Hamline Avenue North. This case permitted the subdivision of the Boston Scientific Campus into two separate parcels. The Planning Commission recommended approval (6-0) of this planning case on February 4, 2015. The City Council voted to table (3-0) Planning Case 15-002 for a Preliminary Plat, Planned Unit Development Amendment, and Conditional Use Permit Amendment at 3527-3557 Lexington Avenue North. This case was tabled to the March 9, 2015, City Council meeting so that additional information can be obtained on the Frattallone’s business plan related to the request for outdoor storage. The Planning Commission recommended approval (4-2, Zimmerman and Bartel) of this planning case on February 4, 2015. Chair Thompson was interested to see how the Council addressed the outdoor storage situation at Frattallone’s. Commissioner Holewa commented that Frattallone’s Ace Hardware has been in operation for many years in the City and he hoped that their garden center operation would be able to remain in place. C. TCAAP Update Associate Planner Bachler reported that the City Council reviewed the TCAAP Redevelopment Code (TRC) at a special Work Session on Tuesday, February 24, 2015. The City Council made ARDEN HILLS PLANNING COMMISSION – March 4, 2015 11 final changes to the document and authorized staff to move forward with the “Fit Test” proposed by Ramsey County. Based on discussions with Ramsey County and Kimley-Horn, staff understands that the fit test will be primarily comprised of two components: 1. An analysis of what could be built based on the current market, recent residential developments, and the requirements of the draft TCAAP Redevelopment Code (TRC). 2. An analysis of what could be built that would meet the City Council’s vision for TCAAP, but that would need additional flexibility from zoning regulations in the draft TRC. Initial findings of the fit test are tentatively scheduled to be presented to the City Council on March 30, 2015. Staff anticipates that the City Council will give final approval of the TRC and authorize submittal of the TCAAP Comprehensive Plan Amendment for adjacent city and Metropolitan Council review in May 2015. D. Staff Comments None. ADJOURN Commissioner Holewa moved, seconded by Commissioner Zimmerman, to adjourn the March 4, 2015, Planning Commission Meeting at 7:52 p.m. The motion carried unanimously (7-0).