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HomeMy WebLinkAbout07-11-12 PC WS Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WORK SESSION WEDNESDAY, JULY 11, 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 6:30 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Angela Hames, Andy Holewa, Janet Stodola, and Roberta Thompson Absent: Commissioners Samuel Scott and Clayton Zimmerman Also present were: Council Liaison, Fran Holmes; City Planner Meagan Beekman; and Matt Horton, Community Development Intern APPROVAL OF AGENDA – JULY 11, 2012 The Agenda was approved as presented. Commissioner Thompson moved, seconded by Commissioner Hames, to approve the July 11, 2012, agenda as submitted. The motion carried unanimously (5-0). DISCUSSION ITEMS A. Zoning Discussion Study – Multi-Family Design Standards City Planner Beekman provided a brief update for the Commission on the City’s zoning discussion on the multi-family design standards. She explained that on June 25th the Council approved a city-wide moratorium on multi-family dwelling units while the City conducts a zoning study to look at possible design standards. The moratorium can last for up to one year, but the Council would like to move forward quickly and bring forward any proposed zoning code amendments as soon as possible. City Planner Beekman indicated that staff has begun researching multi-family design standards in other communities, but would like feedback from the Planning Commission on how to frame the language and how to prioritize items, and if there are specific areas ARDEN HILLS PLANNING COMMISSION WORK SESSION – JULY 11, 2012 2 of concern that should be focused on. The comments will be used by staff as draft regulations are created, which will be brought back for review by the Planning Commission in August. City Planner Beekman reviewed a list of possible areas to be considered when drafting design standards for multi-family housing. The items were not exhaustive, but staff would benefit greatly by the Commission providing comment Chair Larson opened the floor to Commission questions. Chair Larson was in favor of a market study being completed on the multi-family needs for Ramsey County. This would determine if there was a need for efficiency apartments. Commissioner Thompson indicated it would be interesting to learn more about surrounding communities’ multi-family housing structures with regard to the size of the units and number of police calls taken at each site. Commissioner Holewa stated the police calls taken at the Holiday Inn site when leased by Northwestern were mostly to service vehicles and had nothing to do with the size of the rental units. Commissioner Stodola commented multi-family housing deals with more than just apartment complexes. She encouraged the Commission to consider this when proposing standards for City Code. City Planner Beekman stated multi-family units had to include three or more attached units. She noted senior living has its own classification within City Code. The Commission further discussed the differences between multi-family dwellings versus townhome units and single-family homes. City Planner Beekman reported that based on preliminary review of other communities in the metropolitan area, cities that have minimum unit size requirements have regulations that range from 450 to 650 square feet. Commissioner Hames did not feel it was necessary to regulate the square footage of units as neighboring communities do not set standards and do not have problems with their rental housing. She indicated the market would determine if there was a need for the efficiency apartments. Commissioner Stodola stated it would be valuable to have a market study on the number of units available in the area based on square footage. Chair Larson explained the Met Council would be in favor of three and four bedroom apartments. Commissioner Thompson was in favor of setting a size minimum as this was not New York City or Japan. The City should match the size and style of those available in neighboring communities with a minimum amount of amenities as well. ARDEN HILLS PLANNING COMMISSION WORK SESSION – JULY 11, 2012 3 Commissioner Holewa did not feel it was necessary for the City to regulate the size of the units and that this should be market driven. Chair Larson agreed stating future buildings would benefit from a variety of unit sizes and not having all unit sizes the same. Commissioner Thompson commented Arden Hills was unique as it housed two rather expensive colleges and had a need for rental properties. Commissioner Holewa indicated the security at the apartment complex would be key. Commissioner Hames stated the building orientation and parking issues would have to be addressed to increase the security. City Planner Beekman explained that all new apartment buildings would be required to work with the Sheriff’s Department to assist with crime prevention through environmental design. She noted the Holiday Inn redevelopment did propose to have onsite security 24 hours a day. The Commission then discussed secured entry and access to multi-family dwellings. Councilmember Holmes stated the Holiday Inn building was not built for long term residency. If redeveloped into apartments, there were no closet space or proper built-ins. It was her opinion that 300 square feet was too small for an apartment unit. Commissioner Stodola stated a market study showing what size units were being rented in the community would benefit the City greatly at this point, as it would show the demand for units based on size. Planning Intern Horton discussed his findings after speaking with several neighboring communities. He explained that some cities had a minimum unit size while others did not. He commented one major difference was the standards between new development and redevelopment. He found no standards that would allow for a 300 square foot efficiency unit. In addition, one city limited the number of efficiency units to 10% within a multi-family complex. Commissioner Hames recommended the Commission consider drafting language for both new multi-family developments along with standards for the redevelopment of a multi- family property. City Planner Beekman stated the Code did need to focus on the multi-family needs of the entire City and not just meet the needs of college students. Commissioner Stodola cautioned the Commission from setting the standards too strict and therefore dictating how a developer shall build a multi-family dwelling in the City of Arden Hills. ARDEN HILLS PLANNING COMMISSION WORK SESSION – JULY 11, 2012 4 Chair Larson agreed and recommended staff speaks with Steve Baker regarding this matter. Commissioner Hames stated the need for rental housing was on the rise and she encouraged the Commission to keep this in mind as the City would have requests for new multi-family dwellings in the near future. City Planner Beekman stated another option would be to create a PUD process for the redevelopment of a multi-family dwelling. Chair Larson indicated this would eliminate the need to dictate all guidelines in that each redevelopment could be reviewed on a case by case basis. Commissioner Holewa was in favor of this as well. City Planner Beekman stated the City did have limited rental housing opportunities available. She indicated the City would benefit from a variety of unit sizes to meet market demands. She stated that generally speaking, it’s good to avoid large demographic blocks, as this cuts down on a communities ability to weather shifts in the market and provide life cycle housing for its residents. Commissioner Stodola was in favor of setting an average unit size within multi-family dwellings as this would encourage a more diverse rental population. In addition, she suggested a maximum number of units in a complex also be set. Commissioner Hames agreed stating a maximum number or percentage of efficiency units should also be set. She then discussed the properties in the City that could be used for future multi-family development. City Planner Beekman stated the building code does regulate windows and allows them to overlook a courtyard. However, City Code does not define a courtyard. She reported that Holiday Inn was proposing several units overlooking a basketball court. Chair Larson reviewed some discussions the City of St. Paul was having at this time regarding egress windows. He noted the building code did cover much of these concerns. He stated a glazed opening was required within the code. City Planner Beekman then requested further information on the parking requirements for multi-family dwellings. Chair Larson recommended one stall per bedroom be set as a standard. He did not want to see large parking lots built. He was in favor of new construction having structured parking below the buildings. This was a nice upgrade that offered heated parking. He was not in favor of detached garages. Commissioner Holewa suggested visitor parking be delineated from resident parking. Community Development Intern Horton stated all cities he spoke with require one enclosed parking space per dwelling. ARDEN HILLS PLANNING COMMISSION WORK SESSION – JULY 11, 2012 5 Commissioner Thompson was in favor of making this a requirement for the City of Arden Hills as this would reduce large surface parking lots and detached garages. Commissioner Holewa was in favor of setting a minimum unit size for new multi-family developments. Councilmember Holmes wanted to see new apartment complexes be successful and of a high quality to match the other fine housing in the City. She explained that the County Road E corridor would become a downtown area for Arden Hills. Chair Larson stated he has spoken with a number of communities that have high housing standards. He was in favor of setting such standards to meet the future needs of the City. Further discussion ensued regarding the minimum unit size. City Planner Beekman stated a minimum size standard could be set and a PUD process could be applied for if a developer wanted to propose a development that would meet the numbers through an average unit size. Commissioner Hames questioned what a minimum unit size should be set at. Councilmember Holmes stated she would like to have this match neighboring communities with a minimum of 650 square feet. Commissioner Thompson was in favor of 600 square feet minimum. Chair Larson stated he was not interested in a 300 square foot minimum. He suggested the minimum indoor community space be based on a ratio or percentage of total square footage of the development. He indicated the City did need more education on the life cycle of the community and its need for rental housing. This information would educate residents and describe the benefits of having a variety of housing. Commissioner Holewa stated outdoor recreational areas should also be addressed. He would also like to review a detailed security plan. City Planner Beekman stated a security plan would have to be reviewed with the Sheriff’s Department for all new developments. Chair Larson recommended a security certification be maintained through the life of a multi-family dwelling. This would assure that the landlord or property owner would assure that the security of the building was taken seriously. Commissioner Holewa recommended all future multi-family developments provide the City with traffic studies, security plans, and lighting plans. City Planner Beekman questioned if the City should have a clear definition of a kitchen and window coverings. ARDEN HILLS PLANNING COMMISSION WORK SESSION – JULY 11, 2012 6 Commissioner Thompson stated it appears the City needs a more clear definition to eliminate any confusion in the future. She was in favor of having language to define window coverings as well. This would eliminate the use of bed sheets as curtains. Chair Larson commented there were ways to define the language to create a kitchen space. Community Development Intern Horton stated he did not speak with a City that defined a kitchen within its City Code. City Planner Beekman reviewed the language regarding kitchens within the Building Code. The Commission was in favor of a full sized refrigerator, microwave, stove and oven. Commissioner Holewa questioned if the City could enforce these issues or if a strict City Code would lead to a lawsuit. City Planner Beekman stated the City has every right to establish updated multi-family design standards. She noted the property does have other options on the property as the site could be converted back to a hotel or redeveloped to meet the City’s standards. Discussion ensued regarding secured entrances for multi-family dwellings. City Planner Beekman recommended that all multi-family dwellings have secured entrances. She then stated the building code also require built-in closets. She then thanked the Commission for the comments provided this evening. COMMENTS AND REPORTS A. Report from the City Council Councilmember Holmes thanked the Planning Commission for providing comments on this issue. B. Planning Commission Comments Chair Larson had nothing at this time. C. Staff Comments City Planner Beekman had nothing additional. ADJOURN Commissioner Holewa moved, seconded by Commissioner Hames, to adjourn the July 11, 2012, Planning Commission Meeting at 8:32 p.m. The motion carried unanimously (5-0).