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HomeMy WebLinkAbout11-06-19 PC Approved: December 4, 2019 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, NOVEMBER 6, 2019 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: Commissioners Steven Jones, Subbaya Subramnian, Paul Vijums, Jonathan Wicklund, and Clayton Zimmerman. Absent: Chair Nick Gehrig and James Lambeth. Also present were: Community Development Manager/City Planner Mike Mrosla, Associate Planner Joe Hartmann, and Councilmember Dave McClung. APPROVAL OF AGENDA – NOVEMBER 6, 2019 Vice Chair Jones stated the agenda will stand as published. APPROVAL OF MINUTES October 9, 2019 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Vijums, to approve the October 9, 2019, Planning Commission Regular Meeting as presented. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 19-010; Valentine Hills Elementary School – Site Plan Review, Amended Conditional Use Permit – Public Hearing Associate Planner Hartmann stated Valentine Hills Elementary School is a two-story brick building located on a 10.92-acre parcel that abuts a regional parks and trails system within a residential neighborhood adjacent to Interstate I35 W. The Subject Property is bounded by single- ARDEN HILLS PLANNING COMMISSION – November 6, 2019 2 family residential homes to the south and west and by parks and recreation spaces to the north and east. The original structure was built in 1969. Associate Planner Hartmann reported the property is zoned R-1, Single Family Residential District and is guided as Public or Institutional on the Land Use Plan. The use as a public elementary school was originally granted under a Conditional Use Permit when the school underwent a significant expansion in 1987 (Planning Case 87-03). The last major remodel to the property occurred in 2000 (Planning Case 00-023) for a 10,000 square foot classroom addition. As per City Code Section 1320.075 subd. 2, the Subject Property meets the special requirements for a general education school within the Single Family Residential (R-1) District. Associate Planner Hartmann explained as per the plans submitted, the Applicant is proposing two (2) building additions. The classroom addition is located on the south side of the building and is highlighted in orange in the image above. This proposed addition is located on existing greenspace onsite. The proposed addition will be two (2) stories totaling 9,000 square feet and match the height of the existing school. The proposed addition will include flex learning space, one (1) additional classroom and the relocation of existing academic programs that are currently located within three (3) existing classrooms. The three (3) existing classrooms will then be remodeled and utilized as standalone classrooms. The proposed addition on the west side of the building highlighted in yellow in the image above is a 1,000-square foot addition to the existing cafeteria that will match the height of the existing cafeteria. Associate Planner Hartmann stated the Zoning Ordinance requires a Conditional Use Permit for a “general education school” in the R-1 Zoning District where the Subject Property is located under City Code Section 1320.05. Because the renovation will expand the area of the building, a Conditional Use Permit amendment is required for the Subject Property. Per City Code Section 1355.06, an application for a Conditional Use Permit amendment shall be administered in the same manner as required for a new application. Any structural alteration, enlargement or intensification change in site plan, or similar change not specially permitted, shall require City Council action and all procedures shall apply as if a new application were being requested. Associate Planner Hartmann reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 1. Valentine Hills Elementary School is a two-story brick building located on a 10.92-acre parcel within a residential area. 2. Mounds View Public Schools ISD #621 is requesting site plan review for a proposed expansion to the Valentine Hills Elementary School. 3. The use of the Subject Property as a public elementary school is permitted under a Conditional Use Permit. 4. Any expansion of the existing building would require the approval of a Conditional Use Permit Amendment. 5. The new addition will allow for a new cafeteria renovation and expansion, and four additional classrooms, as well as upgrades to the utilities and exterior lighting. 6. Zoning Code Review of the Subject Property regulations concludes that the proposed land use application conforms to City district provisions. ARDEN HILLS PLANNING COMMISSION – November 6, 2019 3 7. The proposed site plan will not impact parking, loading, or circulation demands since the addition is to better accommodate existing building uses and will not increase capacity or intensity of use. 8. The proposal is not expected to adversely affect the surrounding area of the community as a whole. Associate Planner Hartmann stated if the Commission were to approve Planning Case 19-010 for a Site Plan Review and Conditional Use Permit Amendment at 1770 County Road E2, the recommendation should include the findings of fact and submitted plans, subject to the following conditions: 1. All conditions of the original Conditional Use Permit shall remain in full force and effect. The Conditional Use Permit Amendment approvals shall expire one year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. 2. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 3. A Grading and Erosion permit shall be obtained from the city’s Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, and Ramsey County prior to the start of any site activities. 4. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Developer during construction to ensure that sediment and storm water does not leave the project site. 5. The Applicant shall be responsible for protecting the proposed on-site storm sewer infrastructure and components and any existing storm sewer from exposure to any and all stormwater runoff, sediments and debris during all construction activities. 6. Prior to the issuance of a Grading and Erosion permit, the Engineering Department shall review and approve final grading and utility plans in writing. 7. Prior to the issuance of a building permit, a landscape financial security of $2,500 shall be submitted. Landscape financial security shall be held for two full growing seasons. 8. All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 9. Prior to the issuance of a building permit, the Applicant shall submit a materials board to be approved in writing by staff. 10. All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. Other than wash or architectural lighting, attached security lighting shall be shoebox style, downward directed with flush lenses. If complaints are received the lighting adjacent to residential uses shall utilize house shields as directed by the City. In addition, any lighting under canopies (building entries) shall be recessed and use a flush lens. Associate Planner Hartmann reviewed the options available to the Planning Commission on this matter: ARDEN HILLS PLANNING COMMISSION – November 6, 2019 4 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Vice Chair Jones opened the floor to Commissioners’ comments. Commissioner Vijums requested further information regarding the purpose of the filtration pond. Community Development Manager/City Planner Mrosla deferred this question to the projects civil engineer. Maddie Backstrom, Civil Engineer for this project, explained the Rice Creek Watershed requires that any disturbed area that is paved or covered with hard surface be treated for 1.1 inches of rainfall off of this area. She explained the proposed filtration pond to the north would pick up water off of the driveway and parking area. Commissioner Subramanian questioned how many students use the cafeteria. Community Development Manager/City Planner Mrosla stated there were approximately 700 students enrolled in the school. He commented further on the improvements that would be made to the cafeteria area to improve lighting in the space. John Wartz, Superintendent for Mounds View Public Schools, explained the cafeteria at this school has been undersized for a number of years and the proposed project would increase the cafeteria size while letting in more natural light for the students. Commissioner Vijums asked how the school would secure the exterior doors on the proposed classroom additions. Paul Apilkowski, Wold Architects, explained these doors were required as a fire exit. He anticipated the doors would be used for recess and also when loading buses at the end of the day. He reported the door would be locked during the day and would require a card key for staff to enter. He indicated all visitors to the school would have to enter through the main entrance of the building. Vice Chair Jones opened the public hearing at 6:51 p.m. Vice Chair Jones invited anyone for or against the application to come forward and make comment. Jim Wetzel, 1792 Chatham, stated he has lived in his home for the past 40 years. He indicated he supported the project. He explained he was concerned with the water runoff going into the filtration pond. He feared the proposed pond would not be adequate. He stated he was also concerned with the new lighting as this may shine into his home. He asked if the HVAC system ARDEN HILLS PLANNING COMMISSION – November 6, 2019 5 would be increased in size and recommended the noise levels be mitigated. He requested further information on how the garbage and recycling would be managed on the site. Community Development Manager/City Planner Mrosla reported the stormwater pond size and location had been reviewed and approved by the Rice Creek Watershed District and would hold the correct amount of water during a large rain event. He stated some air handling would occur on the site and would have to be screened. Mr. Apilkowski explained the garbage and recycling area would be reconfigured slightly but noted services would remain the same. He reported the chiller on the building would remain in the same spot but would be replaced with new equipment which would improve sound on the property. Commissioner Subramanian asked if the dead trees on the site could be replanted through this improvement project. Community Development Manager/City Planner Mrosla stated staff could look at the trees that have deceased on the site and work with the applicant to get this resolved. He noted a condition for approval could be made by the Planning Commission. Vice Chair Jones questioned if the stormwater pond size should be increased in size to cover drainage of the existing drive. Ms. Backstrom commented at present the system was designed to have catch basins to collect water flowing down the driveway. She explained if she were to change this, the stormwater system would become worse. She discussed the grade changes on the site and recommended the stormwater ponding system proceed as submitted. There being no additional comment Vice Chair Jones closed the public hearing at 7:02 p.m. Vice Chair Jones stated he has had three children attend this school and he noted he supported the proposed improvements. Commissioner Zimmerman moved and Commissioner Wicklund seconded a motion to recommend approval of Planning Case 19-010 for a Site Plan Review and Conditional Use Permit Amendment at 1770 County Road E2, based on the findings of fact and the submitted plans, as amended by the ten (10) conditions in the November 6, 2019, report to the Planning Commission. The motion carried unanimously (5-0). B. Planning Case 19-015; 3244 Sandeen Road – Variance – No Public Hearing Community Development Manager/City Planner Mrosla stated City Staff received a land use application for a request to build a new single-family dwelling at the subject property which is currently a vacant lot in the R-2, Single- and Two-Family Residential District. The Applicant is requesting a variance to build a single-family detached dwelling on the subject property adjacent to Lake Johanna. ARDEN HILLS PLANNING COMMISSION – November 6, 2019 6 Community Development Manager/City Planner Mrosla explained the previous owners demolished the existing house on 3244 Sandeen Road prior to selling the subject property to the current owner. The original house was built with a five (5) foot variance from the front yard setback, allowing it to be built thirty-five (35) feet from the front yard property line due to lot encumbrances. The Applicant is requesting a thirty (30) foot front yard setback from the property line and flexibility in the FAR requirements via variance. Community Development Manager/City Planner Mrosla indicated the subject property is a legal non-conforming lot with encumbrances. The subject parcel is approximately 50 feet in width and is 9,400 square feet. The R2 district standards require a minimum lot width of 85 feet and 11,000 square feet. In addition, a bluff is located on the Lake Johanna side of the subject property. Community Development Manager/City Planner Mrosla reported the subject property has a grade of slope of 56% from the toe of the bluff to a point 25 feet or more above the ordinary high. Atop the bluff is the bluff impact zone. A bluff impact zone is established for preservation and management of shoreland vegetation and soils, and all structural development is excluded from this zone, except for stairways, lifts and landings. The bluff impact zone has a required setback of 20 feet from the top of a bluff. Community Development Manager/City Planner Mrosla reviewed the Plan Evaluation, the Variance Requirements and provided the Findings of Fact for review: General Findings: 1. City Staff received a land use application for a request to build a new single-family dwelling at the Subject Property 3244 Sandeen Road. 2. The Subject Property is currently a vacant lot in the R-2 Single- and Two-Family Residential District that is non-conforming given the R-2 District's minimum width and area requirements. 3. The proposed increase FAR of 3,400 square feet would be 30 percent on a standard 11,000 square foot lot and would constant with the R-2 zoning district requirements. 4. The Applicant is requesting a variance to build a single-family detached dwelling with a 30-foot front yard setback instead of 40 feet required by ordinance. 5. If granted a variance, the proposed property would meet all other minimum setback requirements for the R-2 District, as indicated by the plans submitted by the Applicant. 6. The proposed development would not encroach on the bluff or any flood plains, wetlands, or easements. 7. The proposed development is not expected to impact any significant trees on the property. Variance Findings: 1. The variance request would comply with the purpose and intent of the R-2 Zoning District and with the policies within the City’s Comprehensive Plan. 2. The proposed addition is a reasonable use of the property. 3. The proposed addition will not alter the character of the neighborhood and is consistent with the other dwellings in the neighborhood. Staff do not believe that granting a variance would negatively impact neighboring properties. 4. The proposed variance is not based on economic consideration. ARDEN HILLS PLANNING COMMISSION – November 6, 2019 7 5. A solar energy system is not proposed. However, the proposed addition would not impact the ability to construct a solar energy system onsite or on an adjoining property. Community Development Manager/City Planner Mrosla stated should the Planning Commission proceed with approval of Planning Case 19-015 for a Variance at 3244 Sandeen Road this would be based on the findings of fact and the submitted plans, as amended by the three (3) conditions in the November 6, 2019 Report to the Planning Commission: 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. A Building Permit shall be issued prior to commencement of construction. 3. The structure shall conform to all other regulations in the City Code. Community Development Manager/City Planner Mrosla 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 Commissioners’ comments. Commissioner Subramanian asked if this lot was smaller than the other lots in the area. He questioned how many smaller lots the City had. Community Development Manager/City Planner Mrosla stated this was correct and noted the City had 30 lots that were 9,400 square feet or smaller. He indicated a lot of the smaller non- conforming lots in Arden Hills were near the lake and have been grandfathered over time. Commissioner Wicklund requested further comment regarding the height issue. Community Development Manager/City Planner Mrosla commented the maximum height allowed within the Zoning Ordinance was 35 feet and noted the applicant’s request does meet this standard. He reported the applicant was not requesting any flexibility regarding the building height. Further discussion ensued regarding the proposed setback from the lake and the road in relation to neighboring properties. Vice Chair Jones opened the meeting for public comment. Jim Day, 3242 Sandeen Road, recommended the variance not be approved. He stated he had concerns with the excessive square footage that was being requested noting it was simply too much. He explained he was a building contractor by trade. He questioned how the City could justify the requested 3,400 square foot house when the subject lot was less than 9,400 square feet ARDEN HILLS PLANNING COMMISSION – November 6, 2019 8 in size. He commented on Exhibit C which addressed the three stories of the proposed home. He stated there was a discrepancy between the square footages between the proposed plans and the actual plans. He objected to what was happening and recommended the Commission not approve the variance. Mr. Day explained he was also concerned with the proposed height of the new home as it would be 17 feet higher than his home. He feared this would negatively impact his property value. He noted there were no homes on Sandeen Road that were three stories in height. He indicated the proposed home was not keeping in line with the character of the neighborhood. He reviewed photos of the homes in the neighborhood and reiterated the fact that the proposed home did not have the same character. He believed the proposed home was not the right home for the property and recommended the Commission deny the variance. Steve Campbell, 3248 Sandeen Road, stated he shared the same feelings as Mr. Day. He explained the applicant was proposing a very large house for a very small lot. He indicated this was completely out of character for the neighborhood. He reported this house would be taller than it was wide and would block sunlight from the neighboring homes. He recommended action on this item be tabled to allow the applicant to work with the City and the neighbors to allow for the plans to be modified. Megan Kell, Kell Architects representing the applicant, reiterated that this was not a designed house yet. She noted a feasibility study had been completed for the owners so they understood what type of home could be built on the lot. She reported a height variance was not being requested. She explained the FAR variance requests were for below grade and would not impact the neighbors. She reported the extra basement space was needed for physical therapy for the owner’s special needs child. She indicated the property owners wanted to be good neighbors and were saddened by the fact so many of the neighbors were objecting to the project. She commented the 30-foot setback has not been a concern for the neighbors and would actually protect the views of the lake for the neighbors. Commissioner Subramanian commented the request had two main variables which were the non-conforming lot size and the non-conforming house size. He indicated the lot size cannot be adjusted but noted the house size could be adjusted. He questioned how the psychology of the neighbors would be impacted by looking at a 70-foot wall for the proposed home. Commissioner Wicklund requested further comment regarding the FAR. Community Development Manager/City Planner Mrosla explained the FAR ratio was in place to assure that properties were sized properly to accommodate the proposed structure on the lot. He noted the subject property was unique because it was only 9,400 square feet. He explained the proposed house would work on a normal sized lot (11,000 square feet). He commented further on how the City does not dictate the architecture of homes. Mr. Day asked if the physical therapy area room, mechanical room and bathroom only took up 534 square feet of the basement. Community Development Manager/City Planner Mrosla deferred this question to the applicant. He noted the applicant was calculating the numbers on the plan. He commented on ARDEN HILLS PLANNING COMMISSION – November 6, 2019 9 how the City was going to review the plans to ensure the square footage was no higher than 3,400 square feet prior to issuing a building permit. Ms. Kell explained the habitable spaces in the lower level would include the therapy room, the hallway and the stairs. She indicated the mechanical room, bathroom and storage area would not be considered habitable space. Mr. Day expressed concern with the fact the basement would have 990 square feet of space with varying ceiling heights. He questioned why the City would allow a 20.5% increase in square footage on this property. He noted this was a small lot and recommended a proportionate sized house be built on it. Vice Chair Jones asked if the garage space was included in the FAR. Community Development Manager/City Planner Mrosla reported this space was not included in the FAR ratio. Vice Chair Jones stated he was not comfortable with the size of the house being proposed for this lot. He indicated he would like to see action on this item tabled and for the plans to be reworked. Commissioner Zimmerman concurred with this recommendation. Commissioner Wicklund discussed the role of the Planning Commission. He explained the State determines what is habitable space and reported the applicant was requesting a max of 3,400 square feet. He indicated he could support the matter being tabled, but would rather keep the item moving forward in order to allow the City Council to make the final determination. Commissioner Vijums stated he was struggling with the FAR. He did not believe the numbers on the plan because the applicant could not confirm the numbers. He explained this was a unique lot because it was 9,400 square feet in size and should be approached in a way that was unique. He believed a home should have been designed to fit onto a 9,400 square foot lot and not a home that would fit onto an 11,000 square foot lot. He feared that the proposed home may negatively impact or impede the neighborhood because it would be so different. For this reason, he supported the house plans being altered. Vice Chair Jones questioned how much wider the home could be without requiring a side yard setback variance. He also asked if the roof pitch could be changed. Community Development Manager/City Planner Mrosla reported the side yard setbacks in the R-2 zoning district was five and ten feet. He indicated the home could be widened slightly. Ms. Kell stated she was approximately eight feet from the north property line and was 12 feet from the south property line. She indicated the home could be pushed closer to the property lines if this was desired. She noted the roof pitch could also be changed. ARDEN HILLS PLANNING COMMISSION – November 6, 2019 10 Vice Chair Jones commented part of the concern with the proposed plans was that the home was not designed. He encouraged the owners to recognize the fact that they have a 9,400 square foot lot and not an 11,000 square foot lot. Commissioner Wicklund questioned how the Commission wanted to proceed. He reported he would prefer the item proceed with a fourth condition. This condition would read: The proposed FAR ratio shall not exceed 33% for the 9,400 square foot lot. He stated this would address the neighbor’s concerns. Vice Chair Jones indicated he could support this condition. Commissioner Vijums commented his concerns with the request were with the FAR ratio. He supported the property having a better design for this unique lot before the item being approved by the Commission. Vice Chair Jones asked what the next step would be if this item were to go forward to the City Council. Community Development Manager/City Planner Mrosla reported if the item were approved by the City Council the applicant would have to submit plans for building permit consideration. He stated the Commission could place conditions on this request in order to move the item forward. Mr. Day suggested a condition be drafted to ensure the home appears to be a two-story structure from the street. He indicated he was not trying to keep this family out of the neighborhood but rather wanted to keep the neighborhood looking consistent. He recommended the item be tabled to allow for the plans to be reworked. Commissioner Vijums asked if the house should be reworked before the Commission takes action on this item. Ms. Kell commented the site did have lot coverage considerations. She noted if the home were made wider and if it was pushed closer to the lake, this could be detrimental to the lake. Mr. Campbell reiterated that the proposed home was too large for the lot. He recommended a two-story house be built to fit into the neighborhood. Commissioner Wicklund moved a motion to recommend approval of Planning Case 19-015 for a Variance at 3244 Sandeen Road, based on the findings of fact and the submitted plans, as amended by the three (3) conditions in the November 6, 2019, report to the Planning Commission. Commissioner Subramanian stated this was a unique situation because the lot size was non- conforming. He explained this led the house to being viewed as a three-story due to the elevation. He understood the property owners had to enjoy the house they were going to build and the neighbors had to live with it. He indicated this lot may not be suitable for the proposed home. ARDEN HILLS PLANNING COMMISSION – November 6, 2019 11 Commissioner Vijums supported the house having a different architectural design with a 33% FAR. Vice Chair Jones agreed with this recommendation. Commissioner Wicklund withdrew his motion. He anticipated this item would have to be tabled in order for more information to be provided to the Commission before the variance could proceed. Commissioner Wicklund moved and Commissioner Subramanian seconded a motion to table action on Planning Case 19-015 for a Variance at 3244 Sandeen Road, based on the fact the Planning Commission would like more detail and review of FAR. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS None. ARDEN HILLS PLANNING COMMISSION – November 6, 2019 12 REPORTS A. Report from the City Council Councilmember McClung provided the Commission with an update from the City Council. He explained the Council had a concept review at the October worksession for the parcel at 3246 New Brighton Road. He indicated the new subdivision was proposing three lots instead of four. He reported the Council would be addressing parking in driveways in the future. He stated Councilmember Holmes would be attending the December Planning Commission for him as he would be out on medical leave. B. Planning Commission Comments and Requests Vice Chair Jones commented on the high traffic levels at Mounds View High School during drop off and pick up times. He noted the crosswalks were a nightmare and the lighting was unsafe. He requested staff speak with the school in order to require the school district to paint the crosswalk and to provide better lighting. Commissioner Subramanian agreed the crosswalk and lighting was a major concern. Community Development Manager/City Planner Mrosla explained the City would be having a phone conversation with the school tomorrow to discuss the improvements that need to be put in place. He indicated safety was a concern for the City and he would bring these concerns to the school district. Commissioner Zimmerman suggested a Community Service Officer or Ramsey County Sheriff be at the school during drop off and pick up times to improve pedestrian safety. Vice Chair Jones stated he would like to see flashing lights at the pedestrian crossings. C. Staff Comments None. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Wicklund, to adjourn the November 6, 2019, Planning Commission Meeting at 8:35 p.m. The motion carried unanimously (5-0).