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HomeMy WebLinkAbout09-05-12 PC Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, SEPTEMBER 5, 2012 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Vice Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Vice Chair Roberta Thompson, Commissioners Angela Hames, Andrew Holewa, Samuel Scott, Clayton Zimmerman and Janet Stodola (arrived at 6:32 p.m.) Absent: Chair Clayton Larson Also present were: City Planner Meagan Beekman; Community Development Intern Matt Horton, Community Development Director Jill Hutmacher, Councilmember Fran Holmes; and Recording Secretary Debbie Wolfe. APPROVAL OF AGENDA – SEPTEMBER 5, 2012 Vice Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES A. August 8, 2012 Planning Commission Regular Meeting Commissioner Zimmerman noted on page one of the minutes, last paragraph, first line, the word “that” should be added between “reviewed” and “the”. Councilmember Holmes noted on page three, fourth paragraph, second sentence, add the word “substantially” between “are” and “the same”. Commissioner Holewa moved, seconded by Commissioner Zimmerman, to approve the August 8, 2012 Planning Commission Regular Meeting as corrected. The motion carried unanimously (5-0). Commissioner Stodola arrived at the meeting at 6:32 p.m. ARDEN HILLS PLANNING COMMISSION – September 5, 2012 2 B. August 8, 2012 - Planning Commission Work Session Meeting Commissioner Holewa moved, seconded by Commissioner Hames, to approve the August 8, 2012 Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A. Planning Case 12-014 – Zoning Code Amendment; City of Arden Hills; Multi- family Dwelling Units Additional Conditional Use Permit Criteria – Public Hearing City Planner Meagan Beekman reviewed the Planning Commission is requested to consider approval of Planning Case 12-014 to add Sections 1305.04 Subd 70 and 1325.045, and to amend Sections 1320.05 and 1325.06 Subd 1.J of the Zoning Code pertaining to Multi-family Dwelling Units in the City. City Planner Meagan Beekman stated at their June 25, 2012, regular meeting the City Council approved a city-wide moratorium on multi-family dwelling units while the City conducts a zoning study to look at possible design standards. While the moratorium can last up to one year, the Council directed Staff to move forward quickly and bring forward any proposed zoning code amendments as soon as possible. City Planner Meagan Beekman stated that at their July 11, 2012, work session, the Planning Commission reviewed the scope of work for the design standards study and provided direction to Staff on high priority items. Based on that discussion, recommendations from the League of Minnesota Cities, and a review of other communities’ codes; Staff prepared draft regulations of design standards for multi-family dwellings. The draft was presented to the Planning Commission at their August 8, 2012, work session. The Planning Commission provided further direction on a number of items, including special requirements for senior housing and the participation of multi- family housing in the City’s rental registration program. Staff then revised the draft regulations and presented them to the City Council at their August 20, 2012, work session meeting. The Council provided additional direction and revisions and directed Staff to move forward with a public hearing and Planning Commission review. In addition, Staff sent the draft regulations to identified stakeholders in the community, seeking comments. Representatives of TAT Properties and Arden Village submitted comments on the draft regulations. These comments were provided to the Planning Commission. Based on comments received by stakeholders and the City Council, Staff has revised the draft regulations and is now seeking Planning Commission review and a recommendation on the proposed ordinance amendments. City Planner Meagan Beekman reviewed the proposed regulations include:  Revising the review process for multi-family housing; allowing it through a conditional use permit process, rather than a planned unit development process  Adding a definition for enclosed parking  Revising the minimum parking requirements for multi-family housing  Creating additional conditional use criteria for multi-family dwellings including: o Minimum unit sizes of 600 feet ARDEN HILLS PLANNING COMMISSION – September 5, 2012 3 o Submission of a security plan and lighting plan at the time of development proposal o A requirement that enclosed parking be provided on a per unit basis o A requirement that common areas be provided o Percentage of efficiency apartments allowed within a specific development o Minimum bike parking requirements o Window covering requirements City Planner Meagan Beekman stated the City Attorney has reviewed the proposed regulations and has no issue with the proposed language of the regulations. City Planner Meagan Beekman offered the following Findings of Fact for the Planning Commission’s consideration: 1. The proposed amendment advances the City’s land use goals because it creates high development standards for multi-family housing that will visually enhance development and promote compatibility with nearby properties and neighborhood character. 2. The proposed amendment advances the City’s implementation strategies identified in the Land Use Chapter of the Comprehensive Plan by developing design standards for multi-family housing, which is a residential land use, that ensure the construction of high quality, sustainable, and aesthetically enhanced developments. 3. The proposed amendment advances the City’s housing goals because it will promote the development of a variety of housing opportunities that are suitable for a mix of ages, incomes, and household types. 4. The proposed amendment advances the City’s implementation strategies identified in the Housing Chapter of the Comprehensive Plan by establishing architectural/design guidelines for new multi-family dwelling units. City Planner Meagan Beekman stated Staff recommends approval of Planning Case 12- 014 to add Sections 1305.04 Subd 70 and 1325.045, and to amend Sections 1320.05 and 1325.06 Subd 1.J of the Zoning Code pertaining to Multi-family Dwelling Units in the City, as presented in the September 5, 2012, report to the Planning Commission. If the Planning Commission makes a recommendation this planning case will be on the September 24, 2012 City Council meeting agenda. Commissioner Stodola asked for clarification whether senior housing would fall under the zoning changes while nursing homes and assisted living would not. City Planner Meagan Beekman confirmed she was correct. Commissioner Zimmerman asked if this would apply to new construction and City Planner Meagan Beekman stated it would as any new construction would need to adhere to these standards. Vice Chair Thompson asked about the security plan. City Planner Meagan Beekman stated the Ramsey County Sheriff’s Department has a program for security of multi- family housing. The Sheriff’s Department would review the construction plans and suggest a security plan for the project. Vice Chair Thompson asked if the Sheriff’s ARDEN HILLS PLANNING COMMISSION – September 5, 2012 4 Department can be contacted prior to construction for guidance and City Planner Meagan Beekman stated they can. Vice Chair Thompson opened the public hearing at 6:41pm. Mr. Rob Davidson owns 1201 County Road E (former Holiday Inn) stated he is against the proposed new language. He stated the new proposed language would prevent them from converting their property into apartments. He stated Arden Hills is doing everything they can to prevent their property from being developed into apartments. Mr. Davidson stated their plan was denied. He stated the minimum unit size of 600 SF is in conflict with the Building Codes. Mr. Davidson stated this is a targeted change to prevent them from developing their property. All the units would be efficiency apartments. Due to the moratorium their property is of no use to them. Mr. Davidson requested the Commission reject the minimum unit size, and the enclosed parking requirement. Mr. Ed Von Holtum, 1409 Indian Oaks Trail stated he was a member of the Economic Development Commission. He stated when Mr. Davidson proposed the redevelopment project he stated the planned unit sizes were not smaller than other apartments available. He stated if there was a smaller apartment developed for younger people, whose lifestyle would fit into smaller apartment sizes. He believes this is a targeted plan to stop Mr. Davidson’s development. He requested the Commission not approve the revised language. Mr. Stu Nolan, partner of Rob Davidson. He stated he started managing and developing apartments many years ago. He has been involved in the developing of over 10,000 apartments. He has never experienced anything like what he is receiving from the City of Arden Hills. He stated he is insulted and came to the City with a proposal and someone from the City decided they were constructing a “flop house”. These apartments are much safer than a hotel. They would be out of business if they had a bad reputation. In order for someone to rent an apartment, a complete application is completed. It is a very detailed process and thorough checks are run on each application. Criminal, Employment, past rental checks are done. Mr. Nolan asked if the Commission would prefer a hotel. Mr. Nolan does not have a problem with the security plan, lighting plan, registration plan, bicycle parking, window coverings. He stated there are some things in the Ordinance that do make sense. He suggested this Ordinance may be targeting all apartment developers. The City had decided on a unit size contrary to the State mandates. He is opposed to Unit Mix. He has held focus groups and had conversations with many people including the colleges. He asked what it means that common areas need to be approved by the City. He has projects going in many Cities and none of them have any requirements as to what is inside the building. They are proposing a multi- million dollar project in Edina and there is nothing concerning the inside of the building. Common areas would be constructed to fit the profile of the tenants. Mr. Nolan stated the parking area should be determined by the number of bedrooms in the building which determines the number of parking spaces. Generally 1 parking space per bedroom is the norm. The developer is normally required to have some additional parking on site. The underground or attached parking can’t be added to his existing building. Mr. Nolan asked that the portions pertaining to unit size, unit mix, and parking be removed from the proposed zoning code. ARDEN HILLS PLANNING COMMISSION – September 5, 2012 5 Vice Chair Thompson closed the public hearing at 7:06pm. Vice Chair Thompson asked City Planner Meagan Beekman about the State Building Code comment. Ms. Beekman stated the City Attorney reviewed the letter from Mr. Davidson and his position was that the State Building Code states a minimum of 220 sf and a City cannot have a standard less than the State Building Code but can have a higher standard. Commissioner Holewa asked how the City came up with 600 sf minimum unit size. City Planner Meagan Beekman stated staff looked at other Cities (14 in the metro area). The range found from 450 – 650 sf minimum unit size. Commissioner Holewa stated he is not sure he is comfortable with 600 sf. He feels there are many efficiencies less than 600 sf and they are suitable for those looking to rent an efficiency apartment. Commissioner Stodola asked when the last apartment was built. City Planner Meagan Beekman stated the last apartment was built in the 1980’s. She stated the moratorium process is allowed in the State. Commissioner Stodola asked if review of this Code at this time is atypical. City Planner Meagan Beekman stated generally the surrounding communities are surveyed and the League of Minnesota Cities is contacted for input. On occasion the scope is broadened nation-wide. Vice Chair Thompson stated when this first came up the Commission did not know where to start. Commissioner Holewa asked for an explanation of the unit mix. City Planner Meagan Beekman stated Plymouth and Little Canada were found to have a desire for a mix of unit types within a single building. The City Council directed staff to eliminate independent senior housing and increase the unit mix to 15%. Commissioner Holewa stated he is uncomfortable with the unit size and the unit mix. Commissioner Hames stated she is also uncomfortable with this and feels the City is dictating to developers what they can and can’t do. They are willing to invest money in the community. She stated the unit size is ridiculous and it is not the City’s call to determine unit size. She does not support the revised proposal for Code language. Commissioner Zimmerman stated he concurs with Commissioners Holewa and Hames. He stated the mitigating circumstances are this is an existing building. He would vote against this. Commissioner Hames stated whether it’s new construction or re-development of a building the City should not determine what is inside the walls. Commissioner Stodola stated she misunderstood and thought they were voting for the general Code not for a specific project. Commissioner Hames stated she is against telling any business wanting to come into the City their unit size and unit mix. Commissioner Scott stated he is very happy with staff’s research and recommendation on unit size. He considers the TAT project as new construction. He stated he agrees with staff’s recommendation. ARDEN HILLS PLANNING COMMISSION – September 5, 2012 6 Commissioner Stodola asked if the City has minimum lot size, minimum foundation size and minimum floor ratio. Commissioner Hames stated the City has the right to determine lot size and building size but what is within the building walls is not the City’s concern. Commissioner Scott asked if he had a 10 bedroom house could he rent out bedrooms to others. Commissioner Hames stated if the Zoning Codes and density requirements were met the renting could be done. Vice Chair Thompson stated for the multi-family housing looking at what does the City deem important. She stated the availability of efficiencies within the City is desired. Commissioner Holewa stated the Commission previously agreed to let Northwestern College using the building as housing. Commissioner Hames stated this is a public hearing and our City is very vocal and if residents were opposed to multi-family housing they would be here to voice their opinion. Commissioner Hames moved, lack of second, to not approve Planning Case 12-014 to add Sections 1305.04 Subd 70 and 1325.045, and to amend Sections 1320.05 and 1325.06 Subd 1.J of the Zoning Code pertaining to Multi-family Dwelling Units in the City, as presented in the September 5, 2012, report to the Planning Commission unless there are changes made to the Subd. Commissioner Hames withdrew the motion. Commissioner Holewa moved and Commissioner Stodola seconded a motion to approve Planning Case 12-014 to add Sections 1305.04 Subd 70 and 1325.045, and to amend Sections 1320.05 and 1325.06 Subd 1.J of the Zoning Code pertaining to Multi-family Dwelling Units in the City, as presented in the September 5, 2012, report to the Planning Commission. Commissioner Holewa moved and Commissioner Hames seconded a motion to amend the previous motion to delete Subd. 1 the minimum unit size from the proposed regulations. Voting in favor were Commissioners Holewa, Hames and Zimmerman. Voting against were Commissioners Stodola, Scott and Thompson. The motion failed (3-3). Commissioner Holewa moved to amend the previous motion to delete Subd.4 and Subd.6 of the proposed regulations. The motion failed due to lack of second. The question was called on the original motion. Voting in favor were Commissioners Stodola, Scott and Thompson. Voting against were Commissioners Holewa, Hames, Zimmerman. The motion failed (3-3). Vice Chair Thompson stated this matter will go forward to the City Council without a Planning Commission recommendation. UNFINISHED AND NEW BUSINESS ARDEN HILLS PLANNING COMMISSION – September 5, 2012 7 None REPORTS A. Report from the City Council Councilmember Holmes stated the new website for the City is scheduled to go live on December 7, 2012. She commended Jill Hutmacher on her work on this. At the August 20, 2012 Council Work Session the Council reviewed a tax increment financing policy. The purpose of the policy is to lay out an objective process based on City priorities for reviewing requests for TIF. Councilmember Holmes stated at their August 27, 2012 regular meeting the Council approved 4-0 (Holmes-absent) Planning Case 12-013 for the three variances at 1185 Benton Way. September 15, 2012 is the “Celebrating Arden Hills” fall festival. Events will be held at Tony Schmidt Regional Park (3500 Lake Johanna Boulevard) from 3:00pm until dusk. If residents would be willing to volunteer they should call City Hall. There will be bus tours of TCAAP. There is a brochure in the most recent newsletter and also on the website. You need to sign up for the tours. The fall community cleanup day will be held on October 6th from 8am-3pm behind the Ramsey County Public Works Facility at 1425 Paul Kirkwold Drive. For a small fee, residents may bring items for drop off and recycling. More information about the event can be found on the City’s website. The Council is working on budgeting to keep taxes low and give the residents the services they need. September 27, 2012 Taste of Northwest Youth and Family Service. Cost is $30. B. Planning Commission Comments and Requests Vice Chair Thompson stated volunteers are needed for the fall festival. C. Staff Comments None ADJOURN Commissioner Holewa moved, seconded by Commissioner Hames, to adjourn the September 5, 2012, Planning Commission Meeting at 7:45 p.m. The motion carried unanimously (6-0).