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HomeMy WebLinkAbout05-09-12 PC Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MAY 9, 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 regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Angela Hames, Andrew Holewa, Roberta Thompson, Clayton Zimmerman and Janet Stodola (Alternate) Absent: Commissioner Samuel Scott Also present were: City Planner Meagan Beekman; Councilmember Fran Holmes; Community Development Director Jill Hutmacher, and Recording Secretary Debbie Wolfe. APPROVAL OF AGENDA – MAY 9, 2012 Chair Larson stated the agenda will stand as published. APPROVAL OF MINUTES A. March 7, 2012 - Planning Commission Regular Meeting Commissioner Holewa moved, seconded by Commissioner Hames, to approve the March 7, 2012 Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). B. March 7, 2012 - Planning Commission Work Session Commissioner Holewa moved, seconded by Commissioner Hames, to approve the March 7, 2012 Planning Commission Work Session as presented. The motion carried unanimously (6-0). C. April 18, 2012 - Planning Commission Special Meeting ARDEN HILLS PLANNING COMMISSION – May 9, 2012 2 Commissioner Hames moved, seconded by Commissioner Holewa, to not approve the April 18, 2012 Planning Commission Special Meeting as presented and send back to staff for corrections. The motion carried unanimously (6-0). PLANNING CASES A. Planning Case 12-006 – Conditional Use Permit Amendment; Bethel University; 3900 Bethel Drive – Public Hearing City Planner Meagan Beekman stated the applicant has requested a Conditional Use Permit (CUP) Amendment and Variance to construct a wellness center attached to the north side of the Robertson Physical Education Center. City Planner Meagan Beekman provided an overview of the request stating Bethel University is proposing to construct a 52,448 square foot wellness center over two phases. The wellness center would be an addition to the north side of the Robertson Physical Education Center and Hagstrom Student Center, in the same general location as the existing temporary classrooms. The footprint of the addition would be 13,112 square feet and would consist of four floors, with the first floor being located below grade. The height of the addition would be 39 feet, six inches. The height of the addition would be comparable to the height of the buildings to which it is attached. City Planner Meagan Beekman noted Bethel University operates under a CUP Master Plan. As the College comes forward with plans, they are reviewed against the Master Plan for consistency. While building plans consistent with the Master Plan require a site plan review, those not included in the original plan must be approved through a CUP Amendment. The Master Plan includes a future fitness center, which is shown as an addition to the existing sports and recreation complex on the south side of the campus. At this time, Bethel is proposing to construct a fitness center, but in a different location that was previously anticipated, and with a broader array of services and amenities related to the overall wellness of the students. Because the location and size of the project are being adjusted from what was included in the 1996 Master Plan, a CUP Amendment is necessary. Furthermore, the maximum height allowed for buildings in the B-1 District is 35 feet. A variance is needed to allow the building to be constructed at a height of 39 feet, six inches. City Planner Meagan Beekman stated as part of the application, Bethel University is also proposing adjustments to the timing and location of the temporary classrooms that are located in the general area of the proposed wellness center. Two of the four classrooms are proposed to be relocated to the parking area on the north side of the Community Life Center, while the remaining two would stay in their current configuration. Upon completion of Phase II all four temporary classrooms would be removed. City Planner Meagan Beekman reviewed the Zoning Requirements. City Planner Meagan Beekman reviewed Bethel University is proposing this project over two phases: She indicated on an aerial view map the locations of the proposed temporary classrooms and Phase I and Phase II of the project. ARDEN HILLS PLANNING COMMISSION – May 9, 2012 3 Phase I – Summer 2013  Relocate two of the four temporary classrooms to the parking lot north of the Community Life Commons to be used until construction of Phase II is complete.  Construct 30,108 square foot wellness center addition with footprint of 7,527 square feet.  Remaining two temporary classrooms continue to be used after construction of Phase I is complete. Phase II – Summer 2016  Construct 22,340 square foot wellness center addition with footprint of 5,585 square feet.  Remove all four temporary classrooms City Planner Meagan Beekman reviewed the plan evaluation and discussed the Findings of Fact. The Planning Commission must make a finding as to whether or not the proposed all meets the requirements of the Zoning Code and if they would adversely affect the surrounding neighborhood or the community as a whole. Staff offers the following findings for consideration: General Findings: 1. Bethel University is located in the B-1 District 2. The proposed use is a permitted accessory use in the B-1 District 3. Temporary classrooms are permitted accessory uses in the B-1 District 4. The proposed wellness center would be an average of 39 feet, six inches in height 5. With the exception of height, the proposal f or the wellness center meets all requirements of the zoning Code 6. A variance has been requested to address the height of the wellness center 7. The temporary structures meet all requirements of the Zoning Code Conditional Use Permit Evaluation Findings: 8. The proposed plan would not have any impact on traffic or parking conditions because the uses are accessory and provided to students already on site 9. The proposed plan will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics. 10. The proposed plan will not impact drainage. 11. The proposed plan will not impact population density. 12. The proposed plan is not expected to have a visual impact on surrounding properties or on land use compatibility with uses and structures on surrounding land or adjoining land values because the new structures will not be visible from outside the Bethel University Campus. 13. Park dedications are not applicable. 14. The proposed plan does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. ARDEN HILLS PLANNING COMMISSION – May 9, 2012 4 Variance Evaluation Findings: 15. The variance would be in harmony with the purpose and intent of the City’s ordinances and Comprehensive Plan. 16. The variance request would put the property to use in a reasonable manner because a university campus is a permitted use in the B-1 District, and a wellness center is a reasonable ancillary use to that. 17. The property is unique in the City because of its size and configuration, which allows multiple large buildings that are not visible from adjacent property. 18. The proposal will not alter the essential character of the neighborhood because it is not anticipated to be visible from adjacent property. City Planner Meagan Beekman stated notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within one thousand five hundred (1500) feet of the subject property. The City received one email from a resident concerned with storage of materials during the construction phase. Commissioner Zimmerman asked if when the Robertson Center was constructed was a variance granted for the height. City Planner Meagan Beekman stated the height requirements were most likely different at the time of the construction. Commissioner Holewa asked if the temporary structures need to be approved by the Planning Commission as well as the City Council. City Planner Meagan Beekman stated it only needs City Council approval. The extension of the temporary structures is decided by the Council. Commissioner Stodola questioned the aerial views and the location of the temporary classrooms. City Planner Meagan Beekman showed the current location of the temporary classrooms at this time and indicated where they would be relocated. Staff recommends approval of Planning Case 12-006, for a Conditional Use Permit, Variance and extension of temporary classrooms at 3900 Bethel Drive subject to the following seven conditions: 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 and approval by the Planning Commission and City Council. 2. The applicant shall continue to abide by all previous agreements and Conditional Use Permits, as amended by the conditions of approval of this application. 3. A Conditional Use Permit drafted by the City Attorney shall be signed by the applicant prior to the issuance of any building permits. 4. A building permit shall be obtained for all proposed structures. 5. Building permits for Phase I shall be issued by June 30, 2013, or an extension shall be requested at least 45 days preceding this deadline. 6. Building permits for Phase II shall be issued by June 30, 2016, or an extension shall be requested at least 45 days preceding this deadline. 7. All temporary classrooms shall be removed prior to the issuance of a certificate of occupancy for Phase II, or by October 31, 2017, whichever occurs first. ARDEN HILLS PLANNING COMMISSION – May 9, 2012 5 Four options and proposed motion language were provided for recommend approval with conditions, recommend approval as submitted, recommend denial or table the item. Mr. Tom Trainor, VP Facilities and Planning, and Ms. Kathleen Nelson, VP Administration appeared before the Commission. Mr. Trainor indicated Ms. Meagan Beekman has been very helpful to them. The University has an emphasis on health and wellness. Commissioner Thompson asked where the current wellness center is and Mr. Trainor stated it is located in the Robertson Center but it is not an ideal facility. The students use Lifetime Fitness. There may be less traffic due to students not needing to leave campus to work out. Commissioner Holewa asked about the temporary classrooms being removed and asked if Phase I would substitute for those temporary classrooms. Mr. Trainor stated they would be. He stated when Phase II is completed there will be 8 additional classrooms. Chair Larson asked Mr. Trainor to review the floorplan. He indicated the area of the current weight areas. There currently are not ADA accessible locker rooms. He indicated the weight area, cardio space, and treadmill equipment along with a group exercise studio. Mr. Trainor stated the top floor will have four classrooms. The second phase will add four more classrooms. Health services and counseling services will also be part of the wellness center. Commissioner Holewa stated a previous request came for using housing at the old Holiday Inn site. Ms. Nelson stated she has had discussions with the owner but their preference is to have all their students housed on the campus. Commissioner Thompson asked how the resident’s concerns would be addressed. The maintenance facility is north of their property. Mr. Trainor stated the construction should be nowhere near the neighborhood. Commissioner Thompson suggested Mr. Trainor open a dialog with the neighbors so if they have concerns they can be addressed. Ms. Nelson stated last fall she met with the City Council on the master plan for the campus. She offered to share the master plan with the Planning Commission. Chair Larson opened the public hearing at 6:55 p.m. No one appeared to address the Commission. Chair Larson closed the public hearing at 6:56 p.m. Commissioner Holewa moved and Commissioner Hames seconded a motion to approve Planning Case 12-006 for a Conditional Use Permit, Variance, and extension of temporary classrooms at 3900 Bethel Drive based on the findings of fact and the submitted plans as amended by the seven conditions in the May 9, 2012, planning case report. The motion carried unanimously (6-0). ARDEN HILLS PLANNING COMMISSION – May 9, 2012 6 B. Planning Case 12-008 – Planned Unit Development Amendment: SuperValu; 3717 Lexington Avenue – Public Hearing City Planner Meagan Beekman reviewed the applicant has requested a Planned Unit Development (PUD) Amendment to construct a drive-up window for the existing pharmacy that is located inside the building and add additional signage related to the drive-up window and pharmacy. City Planner Meagan Beekman reviewed on September 9, 2002, the City Council approved a Planned Unit Development (PUD) to construct a 90,000 square foot Cub Foods store at 3717 Lexington Avenue in Planning Case 02-018. The PUD included an approval for 778 square feet of signage (678 square feet for wall signage and 100 square feet for a monument sign). The signage approved in the PUD has been installed. In 2007, Cub Foods requested an additional forty square feet of signage for the new “Now Express Medical Clinic” that is located inside the store. The City Council approved that application, and the signage was subsequently installed. Overview of Request: SuperValu is the owner of Cub Foods, and is requesting an amendment to the PUD that would allow a drive-up window for the pharmacy inside the building. The drive-up window would be located on the south side of the building and would require minor modifications to the existing parking lot. As part of the application, SuperValu is also requesting an amendment to the signage plan for the building. The applicant is proposing to replace the current pharmacy sign on the front of the building with one that would indicate the presence of the drive-up. In addition, the proposal includes a request to add an additional sign over the drive-up window on the south side of the building. The applicant has submitted a letter describing the request, a site plan indicating the revisions to the exterior of the buildings, and elevations depicting the sign adjustments being requested. City Planner Meagan Beekman reviewed the plan evaluation and discussed the Findings of Fact. The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole. Staff offers the following findings for consideration: General Findings: 1. The Cub Foods building was approved by the City on September 9, 2002, in Planning Case 02-018. 2. The current grocery/pharmacy/liquor use is a conforming use in the b-3 Zone. 3. The addition of a drive-up window and additional signage requires an amendment to the planned unit development permit. Drive-up Window Findings: 4. The drive-up window would be located within 1,320 feet of another drive-up window. 5. The proposal meets all requirements of the Zoning Code pertaining to drive-up windows, with the exception of the 1,320-foot separation requirement. ARDEN HILLS PLANNING COMMISSION – May 9, 2012 7 6. The Zoning Code specifies criteria for waiving the 1,320 feet separation requirement. 7. The proposal meets all criteria specified in the Zoning Code for waiving the 1,320- foot separation requirement. Conditional Use Permit Evaluation Findings 8. The proposal will not negatively impact traffic flow or parking on the site because the modifications to the parking are minimal, and the pharmacy is a pre-existing use. Furthermore, the site is sufficiently large, with traffic circulation patterns in place to handle large amount of traffic and parking demand. 9. The proposal will not permanently change noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste. 10. The proposal will not affect drainage on the property. 11. The proposal will not affect the population density on the property. 12. The proposal would not be incompatible with the other buildings in the B-3 Zone. 13. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 14. The park dedication requirement does not apply in this application. Signage Findings 15. The original PUD was approved for the following signage: Wall signage; 678 square feet; Monument sign: 100 square feet; Total: 778 square feet. 16. The City granted 40 square feet of additional signage in 2007. 17. The proposed sign plan would increase the amount of signage on the property by 163.54 square feet. The pharmacy sign on the front of the building would be replaced, and a new pharmacy sign would be located on the south side of the property. 18. There are no site conditions that exist that if additional signage is allowed will make the proposed or existing signage on the building reasonable visible from adjacent property. 19. The building and the services offered within it are reasonably visible to adjacent streets within the existing signage allotment for the property. 20. Additional signage will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use. City Planner Meagan Beekman reviewed the Zoning Requirements. Currently there are three drive-up windows within 1,320 feet of property. City Planner Meagan Beekman stated notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within one thousand (1000) feet of the subject property. Staff has not received any letters, emails, or telephone calls from property owners or occupants in regard to this planning case. Chair Larson questioned signage and asked how the square footage of the sign is measured. City Planner Meagan Beekman stated the size is determined by drawing the smallest possible box around the sign, in which the entire sign fits. The size of the sign is the dimensions of the box. Commissioner Zimmerman stated he was on the Commission at the time Cub was constructed and comparisons were made to adjacent projects for the signage size permitted. City Planner Meagan Beekman stated the previous signage was ARDEN HILLS PLANNING COMMISSION – May 9, 2012 8 approved as a part of the PUD. Ms. Beekman stated the Code has not been reviewed for some time. Commissioner Hames asked if the side of the building where the drive-thru will be currently does not have any signage. Ms. Beekman stated the existing pharmacy sign is 264 square feet. Staff’s position is that a sign could be added to the south side of the building within the existing signage allotment. Commissioner Holewa stated it makes a difference as to how much signage should be allowed depending on how far back the building is from the road. Commissioner Stodola asked if TCF, Liquor Store, Cub Foods Store would be considered separate entities. City Planner Meagan Beekman stated since there is not a separate door it is considered a single entity. Ms. Ann Thies, Real Estate Department of SuperValu. She stated it is more common customers are looking for more convenience and a pharmacy drive-thru is one of the things customers look for. She stated signage is a big issue. They are attempting to reduce some of the signage. It is a larger building and a larger sign is needed. She stated there would be an overhang over the window that is part of the constructed wall façade. Mr. Doug McQuad, Project Manager, stated there will be a six-foot extension of the building being approximately 30 feet wide that would form a canopy over the drive-thru. Ms. Thies stated Cub likes to be consistent with their signage on every store. Ms. Thies stated a drive-thru would not generate additional traffic. Commissioner Thompson asked if people would be waiting in the drive-thru for their prescriptions to be filled. Mr. McQuad stated the prescriptions would be most likely ready at the point they arrived at the drive-thru. Commissioner Thompson questioned how many cars would be going thru the drive-thru. Ms. Thies stated the numbers were based on what they found at other locations. Based on the submitted plans and findings of fact, Staff recommends approval of Planning Case #12-008 for a Planned Unit Development Amendment at 3717 Lexington Avenue North. Staff recommends the following four conditions be included with the approval: 1. The applicant shall continue to abide by the conditions of approval listed in Conditional Use Permit #02-018 and any other approved permits. 2. 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. 3. An awning or overhang, subject to the approval of the City Planner, shall be added over the drive-up window opening. 4. The wall signage on the building shall not exceed 718 square feet. Four motion options were offered – Recommend Approval with Conditions, Recommend Approval as Submitted, Recommend Denial, or Table. Chair Larson opened the public hearing at 7:17 p.m. No one appeared to address the Commission. ARDEN HILLS PLANNING COMMISSION – May 9, 2012 9 Chair Larson closed the public hearing at 7:18 p.m. Commissioner Hames stated this is a case where the larger sign should be allowed. Commissioner Thompson agreed with Commissioner Hames comment. Commissioner Thompson stated we do need to be aware of the traffic and the area needs to be clearly marked. She is also concerned about the parking spots near the drive-thru and possibly the three parking spots possibly should be removed. Commissioner Holewa stated he agrees the traffic may need to be monitored in the future. Commissioner Stodola asked if a “do not enter” sign would be present to prevent traffic from entering the wrong way into the drive-thru. City Planner Meagan Beekman indicated where the “do not enter” sign is planned to be. Commissioner Hames suggested the parking aisle should be made one way. Commissioner Zimmerman asked if the lost parking spaces from the construction of the drive-thru are a concern about number of parking spots. City Planner Meagan Beekman stated the code requirements for parking are still met. Commissioner Hames stated she would be in favor of having the City Council approve the signage. Commissioner Holewa stated he would vote in favor of having the signage condition as part of the motion. Commissioner Thompson stated she would vote in favor with the condition. Commissioner Hames stated she would vote either way. Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to approve Planning Case 12-008 for a PUD Amendment at 3717 Lexington Avenue North based on the findings of fact and the submitted plans as amended by the four conditions in the May 9, 2012, report to the Planning Commission. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None REPORTS A. Report from the City Council Councilmember Holmes noted the City has begun work on an implementation plan for public improvements outlined in the Guiding Plan for the B-2 District. As part of the process the City Council has appointed a Corridor Advisory Committee, which consists of business and property owners along County Road E. The purpose of the committee is to work with the City’s consultants and advise the Council on corridor improvements including access improvements, streetscaping, and traffic. The consultants will also be meeting individually with each property owner in the District over the coming months. Councilmember Holmes noted which businesses were represented at the meeting. ARDEN HILLS PLANNING COMMISSION – May 9, 2012 10 Councilmember Holmes stated the City Council voted unanimously to approve Planning Case 12-005 to allow a home occupation Class II at 1268 Amble Road. The Planning Commission voted unanimously to approve this planning case at their March 7, 2012 meeting. Councilmember Holmes stated the Holiday Inn project will come before the Council on Monday. They will also be looking at Arden Village. City Planner Meagan Beekman stated this will also be on the May 14th Council agenda. She stated Arden Village is no longer requesting TIF. Councilmember Holmes thanked everyone for their patience with the traffic situation. She stated public safety is their primary concern. Lexington Ave is one way until the end of June. The other problem is Snelling going north in November 2012. Commissioner Thompson suggested the use of traffic officers at key intersections within the City. Commissioner Holewa suggested the DOT would cover the cost for traffic officers and should be pursued. Councilmember Holmes stated she has spoken with many people regarding the use of traffic officers however the Sheriff is not cooperating. Commissioner Holewa stated the Ramsey County Sherriff’s Department is working for us and they should be asked to consider traffic officers at various intersections. Councilmember Holmes noted County Road F will be closed in June for installation of a stoplight. Councilmember Holmes stated Jill Hutmacher is working on enforcement of the code for the rental housing within the City. Councilmember Holmes stated last Monday the Council had emergency management training. Commissioner Zimmerman asked about TCAAP. Community Development Director Jill Hutmacher stated no funds have been assigned to the property clean-up at this point. The Governor is on record for saying the area would be cleaned up. Commissioner Holewa referred to the Holiday Inn discussion at the Council meeting and a concern is the watermain. He stated if there were more connections we would be better off. Commissioner Zimmerman asked if Arden Pharmacy is still planning to close. City Planner Meagan Beekman stated there is an agreement with Walgreens to transfer the prescriptions. B. Planning Commission Comments and Requests None. C. Staff Comments None. ARDEN HILLS PLANNING COMMISSION – May 9, 2012 11 ADJOURN Commissioner Thompson moved, seconded by Commissioner Holewa, to adjourn the May 9, 2012, Planning Commission Meeting at 7:50 p.m. The motion carried unanimously (6-0).