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HomeMy WebLinkAbout11-08-17 PC Approved: January 10, 2018 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, NOVEMBER 8, 2017 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Vice Chair Steven Jones called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Vice Chair Steven Jones, Commissioners Brent Bartel, Nick Gehrig, Phillip Neururer, and Clayton Zimmerman. Absent: Chair Roberta Thompson, Commissioners Matt Dixon, Angela Hames and James Lambeth. Also present were: Senior Planner Matthew Bachler and Eric Zweber, WSB & Associates. APPROVAL OF AGENDA – NOVEMBER 8, 2017 Vice Chair Jones stated the agenda will stand as published. APPROVAL OF MINUTES September 6, 2017 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Gehrig, to approve the September 6, 2017, Planning Commission Regular Meeting as presented. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 17-024; Planned Unit Development Amendment – Arden Square – 1160 County Road E West – Public Hearing Senior Planner Bachler stated the subject property was first developed as a ski and golf shop in the early 1970s. In 1992, the City approved a Site Plan for modifications to accommodate a new bank user. These plans included the removal of a portion of the west side of the building to put in five drive-up lanes under the building roof. Today, the 4,500-square foot space that was occupied by ARDEN HILLS PLANNING COMMISSION – November 8, 2017 2 TCF Bank is vacant and the roof over the drive-up lanes has been removed. American Red Cross is the one tenant in the building and occupies approximately 5,000 square feet. Senior Planner Bachler commented in 2016, the City approved a Master and Final PUD for modifications to the drive lanes and parking lot, a new monument sign and trash enclosure, and enhanced landscaping (Planning Case 16-003). At this time, the property owner also completed renovations to the front building façade, including the removal the mansard and gable roof on the west side of the building, increasing window and brick masonry coverage, and adding awnings and decorative lighting. Senior Planner Bachler explained as part of the approval for Planning Case 16-003, Arden Square was required to submit a PUD Amendment application with proposed site modifications for a fast food restaurant to use the existing drive-thru lane. This requirement was put in place to ensure that traffic circulation and design concerns could be addressed before a business occupied the tenant space. Senior Planner Bachler reported Arden Square is currently working with a Dunn Brothers Coffee franchisee to open a coffee shop in the vacant 4,500 square foot tenant space in the building. Several site modifications are needed to add a drive-thru lane on the west side of the building for Dunn Brothers. A parking lot island on the north side of the site would be shifted east and new curb would be installed to create a drive-thru stacking area for up to seven vehicles. The existing drive lane on the west side of the parking lot would be converted to one-way only and the parking stalls in this area would be restriped as diagonal stalls. Drive-thru traffic could exit at the southwest corner to the adjacent Arden Plaza retail center, or circulate around the south and east side of the building. Additional improvements would include a patio seating area outside of the Dunn Brothers tenant space. Senior Planner Bachler indicated new wall signage is proposed for the north and south building walls. The wall sign on the north façade would be 43.5 square feet in area and the sign on the south façade would be 90.4 square feet. Dunn Brothers would use the existing multi-tenant sign on County Road E for freestanding signage. Site Data Land Use Plan: Community Mixed Use Existing Land Use: Commercial Zoning: B-2: General Business District Current Lot Sizes: 48,000 square feet Topography: Relatively flat Senior Planner Bachler reviewed the surrounding area and the Plan Evaluation. Senior Planner Bachler provided the Findings of Fact for review: 1. The property at 1160 County Road E West is located in the B-2 - General Business Zoning District and in Sign District 4. 2. The City approved a Master and Final Planned Unit Development in Planning Case 16- 003 permitting the property owner to complete modifications to the existing parking lot and other site improvements. ARDEN HILLS PLANNING COMMISSION – November 8, 2017 3 3. The Master and Final PUD Agreement between the City and Arden Square, LLC approved in Planning Case 16-003 requires a PUD Amendment if the vacant tenant space is proposed to be occupied by a fast food restaurant to review proposed site modifications. 4. The proposed PUD Amendment includes modifications to the property’s drive lanes and parking spaces in order to accommodate the drive-thru lane for the fast food restaurant and for new wall signage. 5. The City has adopted the Guiding Plan for the B-2 District that outlines future development principals for the area. 6. The City has adopted Design Standards for the B-2 District within the Zoning Code. 7. The proposed PUD Amendment is in substantial conformance with the requirements of the City Code. The applicant has requested flexibility for the minimum number of stacking spaces required for a fast food restaurant and for the wall signage copy area. 8. The proposed PUD Amendment is in conformance with the Guiding Plan for the B-2 District. 9. The proposed PUD Amendment is in conformance with the Arden Hills 2030 Comprehensive Plan. 10. The additional sign copy area requested for wall signage satisfies the Sign Standard Adjustment criteria included in Section 1260.01 of the City Code. 11. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 12. The proposed PUD Amendment is not anticipated to create a negative impact on the immediate area or the community as a whole. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-024 for a PUD Amendment at 1160 County Road E West. If the Planning Commission votes to recommend approval of Planning Case 17-024, staff is recommending the following seven (7) conditions of approval: 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 the City Council. 2. The Developer shall obtain the required development permits within one year of the approval date or the approval shall expire, unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. A PUD Amendment Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of any development permits. 4. Final grading, drainage, utility, and site plans shall be subject to approval by the City Engineer, Building Official, City Planner, and Fire Marshall prior to the issuance of a Grading and Erosion Control Permit or other development permits. 5. A Sign Permit shall be required for each wall sign and the menu ordering board. 6. The relocated parking lot island shall be replanted to include a minimum of one (1) tree. 7. The Developer shall provide a total of 8.5 caliper inches of new tree plantings on the site. ARDEN HILLS PLANNING COMMISSION – November 8, 2017 4 Senior Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Vice Chair Jones opened the floor to Commissioner comments. Commissioner Bartel expressed concern with the location of the drive-thru. He asked if an easement would be needed for the drive-thru given its proposed location. Senior Planner Bachler stated there was an opening at the southwest corner of the site which was a curb cut into Arden Plaza. He reported there was an agreement in place to allow for this access. He commented further on how traffic would flow through the property and explained that signs and pavement striping would be used to assist in directing traffic. Vice Chair Jones asked where the main entrance to the American Red Cross building was located. He requested further information on the location of the ADA stalls. Senior Planner Bachler explained this entrance was on the north side of the building. He then reviewed the location of the ADA stalls within the parking lot. Andrew Commers, Arden Square representative, stated his family has owned Arden Square for the past 30 years. He thanked staff for the thorough report on this matter. He commented on the proposed amendments to the PUD and requested the Commissioners off their support in order to allow for a perspective new tenant, Dunn Brothers Coffee, to move into this space. He noted the American Red Cross was supportive of the new tenant. Vice Chair Jones opened the public hearing at 6:58 p.m. Vice Chair Jones invited anyone for or against the application to come forward and make comment. Gretta Dvorak, Dunn Brothers Coffee representative, stated she had her husband were hoping to open and develop a business that was a part of the community. She believed this location would be a great gathering space that could flourish in Arden Hills. Joe Commers, owner of Arden Plaza, stated he loved the City of Arden Hills. He thanked the City for supporting his efforts over the years and requested their continued support going into the future. Luke Hemkin, eStreet Flats resident, 1201 County Road E, explained he and his wife lived across the street from the potential coffee shop and he would love to see this development occur. ARDEN HILLS PLANNING COMMISSION – November 8, 2017 5 Beka Hemkin, eStreet Flats resident, 1201 County Road E, indicated she attended Bethel University and now works at Northwestern. She believed the proposed Dunn Brothers would be a great addition to the community. There being no additional comment Vice Chair Jones closed the public hearing at 7:02 p.m. Commissioner Bartel agreed the coffee shop would be a great addition to this area of Arden Hills. Commissioner Bartel moved and Commissioner Gehrig seconded a motion to recommend approval of Planning Case 17-024 for a PUD Amendment at 1160 County Road E West, based on the findings of fact and submitted plans, as amended by the seven (7) conditions in the November 8, 2017, Report to the Planning Commission. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS A. 2040 Comprehensive Plan Update Eric Zweber, WSB & Associates, stated on June 7, 2017, WSB & Associates provided a summary of the 2040 Comprehensive Plan Update to the Planning Commission. That summary included the changes in the requirements for the Housing Chapter. Since that meeting WSB and City staff have been updating the Housing and Land Use chapters and completing the technical elements (potable water, surface water, sanitary sewer, and transportation) to develop any capital investments necessary to implement the Comprehensive Plan. Additionally, in September, the City Council accepted the Commercial, Industrial, and Higher Education study. The findings of that study have been included in the Land Use and Implementation chapters of the Comprehensive Plan. He reviewed in detail the draft Land Use, Housing, and Implementation Chapters, commenting on the existing and new affordable housing needs. He provided further comment on the implementation portion of the Comp Plan noting how this aligned with the City’s CIP. The next steps and approval timeline for the Comp Plan was reviewed and staff requested comments or questions. Commissioner Zimmerman commented on how the City worked to balance affordable housing with the cost for these units and potential buyers. He questioned if subsidies were set up to account for some level of variability. Mr. Zweber reported the City was only able to control regulations for development and the funds available to assist with development. He explained that the labor market and cost for building materials were a matter outside of the City’s control. He stated if the cost to produce housing were on the rise and incomes were to remain the same, the State and Federal government would have to assist in filling that gap. He described how the Met Council worked to assist local communities to ensure they have the proper tools in place to foster affordable housing. Commissioner Zimmerman stated he did not want the City and Alatus to be put in a position to create affordable housing on TCAAP if there was not a strong market to occupy the space. ARDEN HILLS PLANNING COMMISSION – November 8, 2017 6 Mr. Zweber commented further on the policies the City had in place to assist with affordable housing development. He described how affordable housing required a great deal more interaction between several levels of government when compared to market rate housing. Vice Chair Jones asked if Met Council had new affordable housing requirements for the entire metro area. Mr. Zweber explained the Met Council had requirements for each urban, suburban and emerging suburb in the metro area. He reported the Met Council did not have a one size fits all standard regarding affordable housing. Senior Planner Bachler commented on how the City would be working to ensure a variety of housing products would be constructed on TCAAP. He explained the City had the proper regulations in place to assist in meeting this goal. Commissioner Bartel questioned what would happen to Arden Hills if they did not meet the Met Council’s housing goals. Mr. Zweber stated the Met Council had yearly check-ins and would be monitoring the City’s efforts. He indicated there could be many reasons why a City does not achieve its goal such as lack of experienced developers or proper funding sources. COMMENTS AND REPORTS A. Report from the City Council Senior Planner Bachler updated the Planning Commission on City Council activities from the September 25, 2017 City Council Regular Meeting, stating the City Council approved Planning Case 17-023 for a Master and Final Planned Unit Development for the redevelopment of 3920 Northwoods Drive for a Marriott Springhill Suites hotel. This planning case was reviewed by the Planning Commission on September 6, 2017 and received a recommendation for approval. The developer is expecting to demolish the existing office building on the property this year and begin construction on the hotel in 2018. Senior Planner Bachler explained the City Council approved Planning Case 17-020 for the Zoning Code amendments and property rezoning related to higher education land uses. The City Council approved the creation of a new Institutional Zoning District and permitted the higher education campus use only in this district. The Bethel University and University of Northwestern main campuses were rezoned to Institutional District. Senior Planner Bachler reported the State of the City was held this year on September 28 at the Tavern Grill restaurant and on October 3 at City Hall. Councilmembers presented on the TCAAP redevelopment project, local transportation and development projects, and parks and trails. A representative from the Minnesota Department of Transportation provided information on road improvement projects scheduled for 2018 and 2019. The Tavern Grill event was attended by approximately 50 people. The City Hall event was attended by approximately 20 people. In comparison, the 2016 State of the City morning event at Flaherty’s Arden Bowl was attended by approximately 70 people. ARDEN HILLS PLANNING COMMISSION – November 8, 2017 7 B. Planning Commission Comments and Requests None. C. Staff Comments None. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Gehrig, to adjourn the November 8, 2017, Planning Commission Meeting at 7:58 p.m. The motion carried unanimously (5-0).