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HomeMy WebLinkAbout05-04-11 PC Approved: June 8, 2011 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MAY 4, 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 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Roberta Thompson, Andy Holewa, Clayton Zimmerman (6:32 p.m.), Samuel Scott and Angela Hames (alternate). Absent: None. Also present were: City Planner Meagan Beekman; Councilmember Fran Holmes; Community Development Director Jill Hutmacher; and Recording Secretary Tina Borg. APPROVAL OF AGENDA – May 4, 2011 Chair Larson stated there are currently two openings on the Planning Commission and those interested will be able to apply on the City’s website by Thursday, May 5. The Planning Commission will be interviewing for these positions in the near future. The Agenda was approved as presented. APPROVAL OF MINUTES A. April 6, 2011 – Planning Commission Regular Meeting Commissioner Holewa stated on page 2, Item 6, should read, “…are met by the proposed plan.” Commissioner Zimmerman stated on page 3, the sixth paragraph, the word “The” should be replaced with “There”. Commissioner Holewa moved, seconded by Commissioner Thompson, to approve the April 6, 2011, Planning Commission Regular Meeting as presented. The motion carried unanimously (5-0). ARDEN HILLS PLANNING COMMISSION – May 4, 2011 2 Commissioner Zimmerman joined the meeting at 6:32 p.m. PLANNING CASES A. Planning Case 11-010; Final Plat; Pulte Group; 4500 Snelling Avenue North – Not a Public Hearing City Planner Meagan Beekman stated the applicant is requesting approval of a Final Plat for the property located at 4500 Snelling Avenue North to subdivide the parcel into 39 conforming single-family lots. The applicant received approval from the City for Planning Case 11-006 for a Preliminary Plat and Comprehensive Plan Amendment on April 25, 2011. The Planning Commission held the public hearing and review on April 6, 2011, and unanimously recommended approval for Planning Case 11-006. She provided additional background information including the Final Plat has been revised from the Preliminary Plat as follows: 1. A trail easement has been extended through Block 4. Lot 18 to accommodate an east- west trail connection from Keithson Drive to the north-south trail to the east. 2. Block 1, Lot 10 has been further subdivided to create two outlots. The 50-foot wide “stovepipe” portion will no longer be included as part of Block 1, Lot 10. 3. The lot frontages of Block 1, Lot 3, and Block 4, Lots 9 and 10 have been widened to a minimum of 105 feet. 4. The right of way adjacent to Block 1, Lots 10 and 11, has been squared off to bring the lot frontage on both lots to a minimum of 95 feet. City Planner Beekman stated Staff offers the following eight findings of fact for this proposal: General Findings: 1. The Fox Ridge subdivision is comprised of 20.07 net acres. 2. The Fox Ridge subdivision property is zoned R-1, Single-family Residential. 3. The City approved a Comprehensive Plan Amendment (CPA) on April 25, 2011, re- designating the property as Very Low Density Residential on the 2030 Future Land Use Map, subject to the approval of the Metropolitan Council. 4. The applicant is proposing to re-plat the property into 39 conforming single-family lots. 5. The subdivision will connect to the City’s existing street system at three points: Snelling Avenue North, Keithson Drive, and Royal Hills Drive. 6. The proposed plan meets all of the requirements of the City’s Zoning and Subdivision Codes. 7. The proposed plan is in conformance with the City’s Comprehensive Plan, contingent on approval of the CPA by the Metropolitan Council. 8. The Final Plat application conforms to the approved Preliminary Plat as amended by the conditions of approval of the Preliminary Plat. City Planner Beekman stated Staff recommends approval of the Final Plat based on the findings of fact subject to the following nineteen conditions: ARDEN HILLS PLANNING COMMISSION – May 4, 2011 3 3.A. Planning Case 11-010; Final Plat; Pulte Group; 4500 Snelling Avenue North – Not a Public Hearing (continued) 1. 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. A drainage and utility easement shall be extended along the rear of Block 4, Lot 18, subject to the approval of the Public Works Director. 3. Execution of the Final Plat shall be contingent upon the Metropolitan Council’s approval of the Comprehensive Plan Amendment. 4. A development agreement shall be prepared by the City Attorney and subject to the City Council approval. The development agreement shall be executed prior to execution of the Final Plat. 5. The applicant shall construct an east-west boardwalk connection from Keithson Drive to the north-south trail east of the development, subject to the approval of the Public Works Director. The cost of the construction of the trail shall be deducted from a cash payment requirement of $133,248. The City shall use the park dedication to expand the City’s parks, trails, and recreation system. 6. The applicant shall submit a financial surety, subject to the approval of the City Attorney, for 125 percent of the cost of the landscaping improvements prior to the issuance of any development permits. 7. The applicant shall submit a financial surety, subject to the approval of the City Attorney, for 100 percent of the cost of site grading, retaining walls, utilities, and street improvements prior to the issuance of development permits. 8. 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 Erosion and Sediment Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 9. Final grading, drainage, and utility plans shall be subject to approval of the Public Works Director and City Engineer prior to the issuance of any development permits. 10. The plans shall be subject to Fire Marshal approval before development permits are issued. 11. The applicant shall complete grading activity and install the first lift of bituminous surfacing prior to the issuance of any building permits, with the exception of those homes along Arden View Drive. 12. Sanitary sewer and water shall be accepted by the City and ready for hookup prior to the issuance of any building permits. 13. The applicant shall submit a Development Plan, subject to the approval of City Staff, prior to the issuance of any building permits. The Development Plan shall provide as-built grading information together with the style and minimum elevations for the house on each lot. 14. There shall be no construction traffic out of the site at Royal Hills Dr/Arden View Dr or Keithson Dr. All construction traffic shall enter and exit the site from Snelling Avenue North, with the exception of the homes to be constructed along Arden View Dr. ARDEN HILLS PLANNING COMMISSION – May 4, 2011 4 3.A. Planning Case 11-010; Final Plat; Pulte Group; 4500 Snelling Avenue North – Not a Public Hearing (continued) 15. A copy of the home owners’ association (HOA) documents shall be kept on file with the City, and shall clearly state that the HOA shall be responsible for maintenance of all retaining walls associated with the approved grading plan. The HOA documents shall also define the wetland buffer areas and prohibit any land alteration activity within them. 16. The City shall not be responsible for the maintenance of any outlots associated with the development. 17. The applicant shall be responsible for implementing the landscaping plan. All landscaping materials shall be put in place as the approved grading plan is completed with the exception of the required two front yard trees and three rear yard trees, which shall be the responsibility of the applicant to install at the time each house is constructed. 18. The applicant shall install wetland monument signs, subject to the approval of the Public Works Director, to adequately define wetland buffer areas. 19. The applicant shall construct a minimum of five home designs within the development. Chair Larson opened the floor to Commissioner comments. Commissioner Zimmerman asked if the final plat included the road extension to Keithson Drive or if an option to add one or two cul-de-sacs had been approved. City Planner Beekman stated the City Council had discussed the options of the dual cul- de-sac and the through street to Keithson Drive. The preliminary plat that was approved included an extension of Keithson. Chair Larson asked if the road would be in the designated location on the plat. City Planner Beekman stated the final determination for the road location will be determined by the Public Works Director. Commissioner Hames asked about the trail over the wetlands and if these would be constructed by the developer. City Planner Beekman stated the developer would be constructing a floating boardwalk over the wetland areas that will connect the road to the trail. It will likely be constructed out of a composite material. Commissioner Holewa moved and Commissioner Scott seconded a motion to approve Planning Case 11-009 for a Final Plat at 4500 Snelling Avenue North, based on the findings of fact, the submitted plans and the conditions in the May 4, 2011, planning case report. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS ARDEN HILLS PLANNING COMMISSION – May 4, 2011 5 A. Planning Case 11-007; PUD Concept Review Discussion; Select Senior Living; 1201 County Road E. – Not a Public Hearing City Planner Beekman stated Select Senior Living is requesting a concept review of a possible Planned Unit Development (PUD) and Zoning Code Amendment at 1201 County Road E. The applicants are proposing to re-purpose the former Holiday Inn property into a mixed senior living use. They are requesting feedback from the Planning Commission on their concept in order to determine the interest in moving forward with a formal application. She provided additional background information on the proposal and the property. City Planner Beekman stated based on preliminary discussions with the developer and property owner, as well as review of the submitted documents, Staff has the following observations related to the proposed use of the site as a senior housing facility: 1. High density residential has been identified as an appropriate use in the B2 District, and this project would qualify as such; however, the activity generated on this site would certainly be less as an assisted-living facility versus other types of residential. 2. While reuse of the existing building may not be considered ideal in terms of carrying out the goals of the Guiding Plan, based on the two proposals the City has had to-date it seems that the private market is not finding it feasible to demolish and rebuild at this time. 3. The removal of much of the impervious surface and the “greening up” of the parcel could have a significant impact on the aesthetics of the property. 4. This proposal offers an opportunity to implement the streetscape improvements along this portion of County Road E that are called for in the Guiding Plan. 5. The subdivision of the parcel into two lots allows for a greater intensity of use and an opportunity to implement many of the goals of the Guiding Plan, on what has been identified as one of the most important corners in the City. However, the vehicles access into and out of the corner parcel would need to be looked at closely to ensure that it would work. The number of vehicle trips that would be generated on the corner remains unknown until a future use is identified; however, conditions of approval could include a stipulation that a future use should not exceed the capacity of the driveway. 6. The exterior building improvements would need to meet the design standards for the B2 District. The City should ensure that the improvements were significant enough to make a strong visual impact on the building. Chair Larson opened the floor to Commissioner comments Mr. Joel Larson, Select Senior Living addressed the Planning Commission regarding the proposed development. He explained the number of rooms that will be incorporated into the building for memory care, independent care, and assisted living. He also explained the proposed updates to the exterior of the building and the interior rooms. All employee parking and deliveries would be in the back of the building. There would be new landscaping installed including a pond, trails around the facility gazebos, and improved green space where the current outdoor patio area is for the restaurant. Some of the rooms will be split between two rooms in order to expand the size of the living area, there will be updated bathrooms and kitchenette cabinets installed in the rooms. The outside of the ARDEN HILLS PLANNING COMMISSION – May 4, 2011 6 4.A. Planning Case 11-007; PUD Concept Review Discussion; Select Senior Living; 1201 County Road E. – Not a Public Hearing (continued) facility will support the streetscape look the City is looking for and this will be similar to the streetscape in Osseo. All the rooms will be brought up to code including fire sprinklers and extinguishers. He stated they have met with the Fire Marshal and Building Inspector and they are aware the updates that are needed. Commissioner Hames asked if the construction would be done from the inside out or from outside in. Mr. Larson stated the weather would need to be taken into consideration and they would be doing all the outside work in conjunction with the interior construction and the final landscaping would be done once all the heavy equipment had been finished on the site. The development is expected to begin at the end of May to early June and should be completed by early spring. Commissioner Zimmerman asked if these apartments would be rental units or for purchase. He also asked if Select Senior Living was a non-profit or for profit organization and if Medicare and Medicaid would be accepted at this facility. Mr. Larson stated Select Senior Living is a for profit organization. The proposed development would be rental units that would not be for purchase. This development is designed for middle-class America and will accept Medicare and Medicaid as well as other forms of payment. Select Senior Living will be starting a new location in Mounds View and other locations in the metro area are at full capacity. Commissioner Thompson asked about the walking trails and the pond. Mr. Larson stated the average age for residents is 82 years old. Most of these people are not doing a lot of activities but do enjoy going outside and taking short walks. The trails will go to the pond with stopping stops along the trail for them to sit and enjoy being outside. There will also be an open field area for grandkids of residents to play. Select Senior Living is planning on doing something with the pool area as well. This may include offering more therapeutic services to the community. Commissioner Thompson stated she would like to see the parking in the front of the building face the building versus facing the street. Commissioner Holewa asked how many full-time day employees were expected at the facility. Mr. Larson stated there will be approximately 25-28 full-time employees and about 20 of these will be day time positions. The facility will provide 24-hour care and the majority of employees will be first and second shift. This would include housekeepers, chefs, and assistants. ARDEN HILLS PLANNING COMMISSION – May 4, 2011 7 4.A. Planning Case 11-007; PUD Concept Review Discussion; Select Senior Living; 1201 County Road E. – Not a Public Hearing (continued) Chair Larson asked how this use for the Holiday Inn site fit into the overall Guiding Plan for the B2 District. City Planner Beekman stated the City adopted the Guiding Plan for the B2 District in October 2008. The Guiding Plan identifies the former Holiday INN parcel as a redevelopment opportunity and envisions a greater intensity of use on the site, including high density residential and retail. While not specifically stated in the Guiding Plan, it has been envisioned that the existing building on the site would be demolished at some point in order to make way for new development that aligned with the goals and principles for the B2 District. Current market conditions, as well as the solid construction of the existing building on the site, have made demolition of the building economically infeasible from the standpoint of the private sector. There are many aspects of the current site layout of the parcel that conflict with the goals and principles of the Guiding Plan. The alignment of driveways and the location of the building make a future stop light location on County Road E challenging. The Guiding Plan calls for a greater intensity of use on the parcel, this is difficult to accomplish if the building remains in its current location and configuration. There are components of the current site layout, and opportunities for site improvements that are very much in line with the vision in the Guiding Plan. Opportunities exist to improve the exterior of the building and modernize the look of it as well as significantly improve the landscaping and green space on the site. Chair Larson asked what the plans were for the remaining portion of the property. Mr. Davidson, TAT Properties, 2 acres will be retained by TAT Properties and will be developed based on a buyer for the property. The traffic expected by the proposed development is significantly less than what was expected by other development options considered for this property. TAT Properties will have traffic studies prepared that consider different types of businesses in this location so that consideration for the stoplight can be made. Commissioner Zimmerman stated he is in favor of this business plan and the proposed streetscape would be an asset for this area. B. Planning Case 11-009; Zoning Code Amendment Discussion; City of Arden Hills – Not a Public Hearing City Planner Beekman stated at the February 22, 2011, Joint Planning Commission and City Council work session, one of the possible zoning code amendments discussed was a change to allow detached garages in the front yards of riparian lots. Staff was given direction to move forward with drafting possible language that would allow lakeshore lot owners to construct detached garages in their front yards under certain circumstances. She provided additional background information and stated Staff is requesting feedback from the Planning Commission on this language, and whether any revisions or additional standards are necessary. ARDEN HILLS PLANNING COMMISSION – May 4, 2011 8 4.B. Planning Case 11-009; Zoning Code Amendment Discussion; City of Arden Hills – Not a Public Hearing (continued) City Planner Beekman stated Staff drafted the following language that would allow detached garages in the front yards of lakeshore lots: A. Detached accessory garages may be located in the front yard (between dwelling and street) of a lakeshore property provided all of the following are met: 1. Detached garages shall not be located within the minimum front yard setback. 2. Color and roof material of detached garages shall match or complement the existing primary residential structure, and shall conform to all other requirements for the zoning district. Commissioner Larson opened the Floor to Commissioner comments. Commissioner Holewa asked if this change was just in regards to lakeshore property or if other similar lots in the City were included in this City Planner Beekman the proposed language is for lakeshore properties only but this same change could apply to other types of properties in the City such as through lots and narrow lots. Staff can look at changing the language to reference other types of property in the City. She asked the Planning Commission for additional input regarding the 40- yard front setback. She asked if the Planning Commission wanted to keep this set back or decrease it. Chair Larson stated he would like to know what Public Safety has to say in regards to the front yard setback. Commissioner Zimmerman stated a normal home has a front yard setback of 40-feet. The front yard setback should be the same for the addition of a detached garage. If the resident would like less they should come before the Planning Commission and City Council and request a variance. Commissioner Thompson expressed support for the 40-foot front yard setback. Chair Larson stated the Planning Commission had received a letter from Mr. Johnson pertaining to the ability to construct a detached garage in the front yard. Mr. Mark Johnson, 3124 Hamline Avenue, stated he was in favor of allowing residents on the lake to build a detached garage in the front yards. This allows the neighborhood to remain open. Commissioner Hames stated she was in favor of making these changes to the City’s ordinances but she would like to see additional language that includes other properties in the City. She would also like to see the 40-foot front yard setback maintained. Commissioner Holewa agreed with Commissioner Hames. ARDEN HILLS PLANNING COMMISSION – May 4, 2011 9 4.B. Planning Case 11-009; Zoning Code Amendment Discussion; City of Arden Hills – Not a Public Hearing (continued) Commissioner Hames asked if the height of the structure was addressed in the City’s Code or Ordinances. City Planner Beekman stated the maximum height for accessory structures in the City is 15-feet or as tall as the principle structure and this encourages peaked roofs on these structures. She explained the proposed language addresses the location of the garage only. The structure would need to meet all other conditions and requirements in the City’s Code. She stated she would be sure the changes were clear on the definition of a detached garage. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities including the review of the PUD concept plan from Select Senior Living, the approval of the purchase of 71,000 square feet of the Trinity Lutheran Church to incorporate into Hazelnut Park, the approval of Planning Case 11-005 to subdivide this property, and the approval of Planning Case 11-006 for a Preliminary Plat and Comprehensive Plan Amendment to allow the Fox Ridge Subdivision. Commissioner Holewa stated he would like to encourage the City to work towards a pedestrian crossing with the proposed road projects and bridge reconstructions. B. Planning Commission Comments and Requests Commissioner Holewa clarified if the redevelopment project for Select Senior Living comes forward it would include the subdivision of the parcel into two lots. City Planner Beekman stated this was correct. ADJOURN Commissioner Hames moved, seconded by Commissioner Holewa, to adjourn the May 4, 2011, Planning Commission Meeting at 7:57 p.m. The motion carried unanimously (6-0).