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HomeMy WebLinkAbout03-09-11 PC Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MARCH 9, 2011 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 6:34 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Roberta Thompson, Andy Holewa, Elizabeth Modesette, Samuel Scott and Angela Hames (alternate). Absent: Commissioner Clayton Zimmerman (excused), Commissioner Daniel Reiff (excused). Also present were: City Planner Meagan Beekman; Councilmember Fran Holmes; Community Development Director Jill Hutmacher; Community Development Intern Mei- Ling Anderson; and Recording Secretary, Tina Borg. APPROVAL OF AGENDA – March 9, 2011 The Agenda was approved as presented. APPROVAL OF MINUTES A. January 5, 2011 – Planning Commission Regular Meeting Commissioner Holewa moved, seconded by Commissioner Thompson, to approve the January 5, 2011, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A. Planning Case 11-004; Concept Plan Review; Pulte Development Group; 4500 Snelling Avenue North – Not a Public Hearing City Planner Meagan Beekman stated the applicant is seeking review and feedback of their preliminary plat and Comprehensive Plan Amendment (CPA) development plan to ARDEN HILLS PLANNING COMMISSION – March 9, 2011 2 3.A. Planning Case 11-004; Concept Plan Review; Pulte Development Group; 4500 Snelling Avenue North – Not a Public Hearing (continued) subdivide the property located at 4500 Snelling Avenue North into 39 single-family lots. Staff is requesting direction from the Planning Commission on whether a PUD application that includes wetland setbacks in exchange for reduced front yard setbacks would be something Staff should request the applicant to submit. She provided additional background information. City Planner Beekman stated when there is a conflict between a city’s comprehensive plan and a zoning code, the city is required to amend the zoning code to comply with the comprehensive plan, unless the city approves an amendment to the comprehensive plan. The Metropolitan Council must approve all comprehensive plan amendments. Staff has been in communication with the City’s Sector Representative at the Metropolitan Council regarding this property. The Sector Representative has indicated that the Metropolitan Council could be supportive of a Comprehensive Plan Amendment that would allow the City to reduce the minimum density required on property guided for Low Density Residential given the higher density that is anticipated on the TCAAP property. Chair Larson opened the floor to Commissioner comments. Chair Larson asked what would be considered the normal wetland buffer in the City. City Planner Beekman stated the city does not have established wetland setbacks. The City may be interested in negotiating with the developer for greater wetland setbacks in exchange for reduced front yard setbacks and reduced right-of-way width. This would allow the developer to build homes closer to the road and move the homes further away from the wetlands. The City could then extend its easement area over these areas to create wetland buffers. Other benefits that are created by this sort of flexibility would include additional tree preservation since trees in rear yards are more likely to be preserved than trees in front yards. This would create lots with larger back yards and smaller front yards. Moving the homes closer to the road would create an average of a 20-foot wetland buffer versus no buffer which would exist under the current plan. Mr. Marv McDaris, Division President for Pulte Group, stated Pulte Group supports the proposal being presented to the Planning Commission at this time. In order to meet the Comprehensive Plan a higher density would have been required but this would not have met the code requirements of the City. The current plan meets all of the City’s code requirements and Pulte would make every effort to save as many trees as possible. The plan does allow for additional trees to be planted, replacing the trees that would need to be removed. The current proposal allows for a 20-foot structure setback from the wetlands but Pulte is willing to look at this if that is the direction give by the Planning Commission. He requested additional feedback from the Council regarding the road connection at Keithson Drive. ARDEN HILLS PLANNING COMMISSION – March 9, 2011 3 3.A. Planning Case 11-004; Concept Plan Review; Pulte Development Group; 4500 Snelling Avenue North – Not a Public Hearing (continued) Commissioner Hames asked what changes were made on the corner of Keithson Drive since the community meeting. She also asked if this development would require a park dedication fee. Mr. McDaris stated the street was rounded out but he could not say if extra boulevard had been added. City Planner Beekman explained all subdivisions within the City require a park dedication. This component could be 10 percent of the value of the project, 10 percent of the land, or a combination of these. There are set rules the City must follow regarding the use of these funds. The funds can only be used to expand or maintain the City’s Parks. The City has not finalized the park dedication component with the applicant and the Parks and Recreation Committee will be discussing this at the next meeting. Mr. McDaris stated Rice Creek Watershed would need to review the drainage on the property. Rice Creek Watershed has received the preliminary plans and they should have feedback regarding the plan by the April 6 Planning Commission meeting. Commissioner Scott stated it would be worth looking into increasing the setbacks for the wetland areas. Commissioner Hames asked what other restrictions could be put on the applicant if the process was moved to a PUD. She also asked if the size of home that could be built on the property would be different if the front yard setbacks were moved toward the street. City Planner Beekman explained a new set of plans would need to be done. With the PUD process the City would have the flexibility to grant the setbacks that would increase the wetland buffer and the City’s easement. Mr. McDaris stated he would not be able to determine if the size of home would be different at this time. Pulte Group would like to move forward with the plans being presented at this time and not go through the PUD process. He explained Pulte Group would be willing to work with the City regarding the wetland buffer and not have to go through the PUD process. He explained moving the homes closer to the street would change the feel of the neighborhood. The plan being proposed meets all the City’s requirements and should be able to move forward. Commissioner Thompson stated she would like to know what the Rice Creek Watershed District has established for wetland setbacks. She also expressed concerns about the drainage of the property from lot to lot. Commissioner Modesette asked for clarification regarding the wetland protections for delineated and non-delineated wetlands. ARDEN HILLS PLANNING COMMISSION – March 9, 2011 4 3.A. Planning Case 11-004; Concept Plan Review; Pulte Development Group; 4500 Snelling Avenue North – Not a Public Hearing (continued) City Planner Beekman stated the delineated wetlands are protected. The wetlands are delineated by vegetation. The City could choose to protect the wetlands beyond the point of delineation. Under the current proposal there is no buffer between the delineated line and where the grading and construction will take place Commissioner Modesette asked if the community would understand that the wetlands would need to remain in its natural state and could not be altered. She suggested the City consider doing something more than placing temporary stakes in the ground to show property owners the starting points of the wetlands. City Planner Beekman stated once the plat was approved the City would not issue any building permits for the wetland areas. This would ensure no sheds or other structures would be constructed in the wetlands. She also explained there are several ways the City could communicate to the residents about not disturbing the wetlands and where this area is. Chair Larson suggested Mr. McDaris provide sample building materials for the Planning Commission to review at the April 6, 2011, meeting. He also stated he would like to know the average valuation for the surrounding neighborhoods so that the $400,000 valuation for this neighborhood can be compared to the surrounding area. Chair Larson asked for clarification regarding the lot layout for lot 10. City Planner Beekman stated that as the original owner sold off parcels of land there were several odd shaped parcels remaining. The exact reason for this particular parcel is not known. The shape suggests the original owner may have thought this area may be needed for a road or trail. Commissioner Scott asked if a small structure could be built on the section of lot 10 that is in between the neighboring properties. City Planner Beekman stated that the size of this section of property does allow for a structure to be built there. Commissioner Scott suggested Pulte Group look at redefining the properties and removing the section of land that is between the neighboring two lots and splitting this between these two properties. This way the owner of lot 10 would not be able to construct a building in between two homes. Commissioner Thompson asked if there had been any discussions regarding an area the City could use for park or green space. City Planner Beekman stated there is not a strong interest for the City to take on additional park land at this time. The Parks Department is more interested in trails to connect the existing parks so the current parks are used more. ARDEN HILLS PLANNING COMMISSION – March 9, 2011 5 3.A. Planning Case 11-004; Concept Plan Review; Pulte Development Group; 4500 Snelling Avenue North – Not a Public Hearing (continued) Commissioner Holewa clarified the PUD process would provide the most protection to the wetlands. City Planner Beekman stated this was correct. Commissioner Modesette explained she would like to know what Rice Creek Watershed has to say about the wetlands and the current proposal before she supports increasing the buffer area. Chair Larson explained the 20-foot setback and using signs to identify the wetland areas should be adequate for protecting them. He expressed concerns about having the homes closer to the road and how this would look when compared to the surrounding neighborhoods. City Planner Beekman stated the last couple of developments the City has approved have had reductions in front yard setbacks. The reduced setbacks do give the neighborhood a different look but the City has not seen any adverse effects of this. Commissioner Holewa pointed out the homes on the other side of the street from the proposed development would have the standard 40-foot setbacks. Commissioner Modesette stated it would be helpful to have a better understanding of how the hydrologic drainage pattern and how this is accommodated in the future for the April 6, 2011 meeting. Commissioner Hames requested Staff to discuss with the applicant the possibility of increasing the rear setbacks so that the project would not have to through the PUD process. This would maintain the 40-foot front yard setbacks and protect the wetlands in the back. A 40-foot setback does allow residents to construct a front porch, which is something the City would like to encourage. Chair Larson closed the floor to Commissioner comments. City Planner Beekman clarified the Planning Commission would be interested in a buffer for the wetlands while maintaining the 40-foot front yard setbacks. B. Planning Case 11-005; Preliminary and Final Plat, and Master and Final PUD; Trinity Lutheran Church; 3245 New Brighton Road – TABLED to April 6, 2011 Commissioner Holewa moved and Commissioner Thompson seconded a motion to Table Planning Case 11-005; Preliminary and Final Plat, and Master and Final PUD; Trinity Lutheran Church; 3245 New Brighton Road to the April 6, 2011, Planning Commission Meeting. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS A. Year-End Review ARDEN HILLS PLANNING COMMISSION – March 9, 2011 6 City Planner Beekman stated the Community Development Department is responsible for a variety of services, including planning and zoning economic development, protective inspections, code enforcement, and residential recycling services. She reviewed the following accomplishments for the Community Development Department for 2010: 1. Processed twelve planning cases incorporating 23 land use requests 2. Completed three planning cases carried over from 2009 3. Reviewed and approved six code amendments 4. Adopted zoning classifications, regulations, and a Master and Final PUD process for the TCAAP property 5. Processed a tax increment financing application from Presbyterian Homes 6. Transitioned to a new Community Development Director 7. Extended the Eureka Recycling curbside recycling service contract for an additional two years 8. Issued building permits for five new single family homes 9. Processed 1,075 permits with a total valuation of $15,676,327 10. Reviewed 277 code enforcement cases and closed 258 cases 11. Completed Zone 2 and all commercial building sump pump inspections 12. Completed abatement of hazardous structure City Planner Beekman explained the International Property Maintenance Code has been helpful with the abatements the City has done. There is an opportunity for the City to do more in this area. Commissioner Thompson asked if the City has seen any benefits from the rental registrations. City Planner Beekman stated the information has helped the City in identifying the responsible party for the property. There were fewer registrations in 2010 than there were in 2009 and this may be due in part to the transition in internal Staff but Staff will be focusing on this in 2011. REPORTS A. Report from the City Council Council Member Holmes updated the Commission on recent City Council actions including the approval of Planning Case 10-011, Planning Case 11-003, Planning Case 11-002, and Planning Case 11-001. The Council unanimously voted to appoint Nicholas Tamble to the City Council and the City Council voted to pass a resolution directing Staff to work with Ramsey County as needed to support the due diligence being done in regards to a possible multi-use stadium on the TCAAP property. She stated several of the Councilmembers had been present at the American Red Cross ribbon cutting. The City is still working with MN/Dot regarding the I694 project. The City had denied Municipal Consent regarding this project. Construction is expected to begin in 2011 for the I694 project and 2012 for the Highway 10/County Road 96 project. B. Planning Commission Comments and Requests ARDEN HILLS PLANNING COMMISSION – March 9, 2011 7 City Planner Beekman reminded Commissioners they had received an online password to participate in a Land Use online course. She encouraged the Commissioners to participate in this. City Planner Beekman stated there was a work session scheduled for March 28. It will be held with the City Council prior to the City Council meeting. ADJOURN Commissioner Holewa moved, seconded by Commissioner Thompson, to adjourn the March 9, 2011, Planning Commission Meeting at 8:01 p.m. The motion carried unanimously (6-0).