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HomeMy WebLinkAbout03-07-12 PC WS Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WORK SESSION WEDNESDAY, MARCH 7, 2012 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 work session meeting at 6:45 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Angela Hames, Andy Holewa, Samuel Scott, and Roberta Thompson Absent: Commissioner Clayton Zimmerman Also present were: Council Liaison, Fran Holmes; City Planner Meagan Beekman; Community Development Director Jill Hutmacher; and Rob Davidson, property owner DISCUSSION ITEMS A. Planning Case 12-002 – Zoning Code Amendment, Preliminary and Final Plat, and Master and Final PUD; TAT Properties; 1201 County Road E – Public Hearing City Planner Beekman reviewed that City staff has been working with Rob Davidson and that he intends to withdraw Planning Case 12-002, and submit a new revised application, which would provide kitchens in each unit. This change would make the building a multiple dwelling building, which is a permitted use in the B-2 District with a PUD. The zoning amendment would no longer be required for the request. Rob Davidson, property owner, reviewed his revised plan with the Commission. He reviewed the history of the project stating four years ago he purchased the building at 1201 County Road E. The building was seen as a solid piece of real estate in a prime location. Shortly after the purchase, Northwestern College approached him to use the site for college housing. This was done quite successfully for the next three years. However, the college’s enrollment went down and Northwestern College did not renew their lease. Mr. Davidson indicated he was then approached by Select Senior Living with a viable plan to reuse the units into assisted senior housing. After going through a lengthy process, financing was not secured. This has led him to reevaluate how to redevelop the site. He submitted an ARDEN HILLS PLANNING COMMISSION WORK SESSION – MARCH 7, 2012 2 application to the City last month to redevelop the building as market rate apartments. His hope was to not have to place a great deal of infrastructure into each unit. However, after discussions with staff, the concern was that the building would become a boarding house. Mr. Davidson stated this was not his intent. He and his partner were hoping to create market rate studio apartments. He would be revising the application to create market rate studio apartments complete with a kitchen. Commissioner Hames asked for the original intent with the building when it was purchase four years ago. Mr. Davidson stated the college opportunity surprised him and proved to be very successful. However, in the long run, the redevelopment of the site would be to create the studio apartments. Commissioner Hames inquired if the site would have only studio apartments. Mr. Davidson stated his intent would be to meet the needs of the large population of students and young professionals with studio apartments. He indicated the first two floors would provide 70 studio apartments. Commissioner Hames questioned how the fourth floor and main level would be used. Mr. Davidson explained the renovations of the main level would create a modern common area which would include a Wi-Fi area with a theater and game room. An athletic facility and bike storage area would also be included in the main level. Commissioner Thompson stated a kitchen was proposed for the units. She asked if the size of the units would be changed. Mr. Davidson noted he was not proposing to change the size of the units. Each unit would be fitted with kitchen facilities. City Planner Beekman discussed the City’s definition of kitchen facilities as being a sink, complete with hot and cold water connected to City sewer. This sink would be separate from the bathroom sink. A refrigerator, range, oven, countertop and cabinets for storing food were also needed. She indicated the City Code could be amended to more closely define kitchen facility if this was a concern for the Commission. Chair Larson questioned the square footage of the units. Mr. Davidson did not have the dimensions in front of him. He explained that based on his research a lot of cooking would not take place in these efficiency studio units. The idea of investing thousands of dollars in equipment and utility that would not be used was in question. He believed that a microwave, refrigerator and sink would be sufficient. Commissioner Hames reviewed the requirements for single family homes for FHA financing. She stated a sink, refrigerator, food storage and microwave was required. The home was not required to have a cook top or oven. Chair Larson asked if there were other studio apartments in the metro area without cook tops or ovens. Mr. Davidson noted he had a list of studio apartments and he could provide this information to the Commission. He explained his concern with adding the cook tops and ovens became complicated within each of the units due to the electrical wiring needed within the concrete building. This was an additional cost that he and his partners did not deem necessary. ARDEN HILLS PLANNING COMMISSION WORK SESSION – MARCH 7, 2012 3 Commissioner Thompson stated the agreement with Northwestern College allowed for the site to be well maintained and managed by the college. She questioned how the site would be properly maintained through the new proposal. She felt there was great opportunity for the site to become unkempt on the main level without proper management. Mr. Davidson commented he was not proposing student housing. He was proposing professional market rate apartments that would be managed by a professional. There would be an attendant onsite 24 hours a day, with security cameras. He anticipated the population would be young adults, but tenant screening and credit checks would occur. Commissioner Thompson expressed further concern with the site being properly managed and maintained. She noted this site was within the B-2 District and she wanted to assure that the redevelopment fit properly into the City’s vision. Mr. Davidson stated it was his intention to market the apartments to local college students and young professionals. There was a large population renting in the community and this site would provide a great alternative. Commissioner Hames stated she has an 18-year old child and has been reviewing the rental housing available in the Summit Hill area. The rents are $700-800 per month. She was pleased with the proposal from Mr. Davidson as it offered a unit with a lounge area and an athletic facility. She saw a huge need for these types of units. Chair Larson asked if any of the units have included a microwave without a range. Commissioner Hames stated she had seen this in the units. Several had a range with no microwave and others had a microwave with no range. Chair Larson addressed the splitting of the parcel. He felt access to the second parcel would be a disadvantage if approved. He questioned if the County approved of the right-in, right-out access. Mr. Davidson stated he has secured approval from the County for this access on Lexington Avenue. Chair Larson questioned if any other uses for the building were discussed. Mr. Davidson stated he did not have any other users proposed for the west side of the building. A restaurant would be a good use for this space, but nothing had been determined at this time. Chair Larson saw the market for the studio apartments. He questioned if a hotel use had been reconsidered. Mr. Davidson stated this was not economically feasible given the hotel standards of today. Chair Larson asked if demolition and redevelopment was considered. Mr. Davidson noted this was always an option, but an anchor would be needed for the site. Commissioner Holewa expressed concern that the entire building was not being renovated at once. He inquired why the fourth floor was not being proposed for redevelopment. Mr. Davidson stated he was proposing for the entire building to become studio apartments, but only 70 units would be completed to begin with. ARDEN HILLS PLANNING COMMISSION WORK SESSION – MARCH 7, 2012 4 Commissioner Hames questioned what the research has shown these studio apartments would rent for per month. Mr. Davidson noted the range would be $500-1,000 per month. Commissioner Hames asked if any double occupancy units were being considered. Mr. Davidson stated there would be several double occupancy units available. He indicated the market would drive how the fourth floor was renovated, to assure the needs of the renters were being met. Commissioner Hames inquired if a future reduction in density would require action from the City. City Planner Beekman indicated the Commission could create a condition that this be brought back to the City for review if the density were to change. However, if the density were to be reduced, there would not be an impact on traffic and parking. Commissioner Hames asked if storage units were available for the studio units. Mr. Davidson stated the lower level was not being used for apartments and could be turned into a storage area. Mr. Davidson noted he would be in favor of an outdoor green space or trail area surrounding the building. City Planner Beekman then discussed the B-2 District redevelopment further with the Commission. She noted a path along the railroad track had not been discussed by the City. However and outdoor space or patio would be a nice addition to the facility. Commissioner Scott asked how the units would be rented or leased and if the units would be furnished or unfurnished. Mr. Davidson indicated the units would be unfurnished. He anticipated the units would be leased on a yearly basis. Commissioner Hames questioned if a restaurant or anchor had been considered. Mr. Davidson noted he had not pursued this. Commissioner Holewa noted the B-2 plan was not going to allow for left hand turns. Therefore, traffic approaching from the west would not be allowed into the property. He questioned when the E2 bridge was being reconstructed. City Planner Beekman stated this work was scheduled to be completed in 2015. Commissioner Hames requested staff gather information on the number of rental units both apartment and homes, available in the City along with the occupancy of these units. City Planner Beekman noted there was only one apartment complex in the City, Park Shore Apartments. She was uncertain of the occupancy but would report back with the information. Park Villa was a senior housing development. ADJOURN Commissioner Thompson moved, seconded by Commissioner Hames, to adjourn the March 7, 2012, Planning Commission Work Session Meeting at 7:40 p.m. The motion carried unanimously (5-0).