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HomeMy WebLinkAbout08-08-18PCApproved: September 15, 2018 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 8, 2018 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Steven Jones called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Steven Jones, Commissioners Paul Vijums, James Lambeth and Clayton Zimmerman. Absent: Commissioner Brent Bartel, Matt Dixon, Nick Gehrig, Angela Hames and Phillip Neururer. Also present were: City Planner Matthew Bachler, Jane Kansier – Bolton & Menk, and Councilmember Steve Scott. APPROVAL OF AGENDA – AUGUST 8, 2018 Chair Jones stated the agenda will stand as published. City Planner Bachler reported his last day with the City of Arden Hills would be Thursday, August 9th. He explained he would be moving to New Hampshire to take a new position and to be close to his family. He indicated Bolton & Menk would be providing the City with interim planning services. Jane Kansier, Bolton & Menk, introduced herself to the Commission and stated she looked forward to working with the City over the next several months. The Commission welcomed Ms. Kansier to the City and wished City Planner Bachler all the best in his new position. APPROVAL OF MINUTES June 6, 2018 – Planning Commission Regular Meeting Commissioner Lambeth moved, seconded by Commissioner Gehrig, to approve the June 6, 2018, Planning Commission Regular Meeting as presented. The motion carried unanimously (4-0). ARDEN HILLS PLANNING COMMISSION – August 8, 2018 2 PLANNING CASES A. Planning Case 18-020; 3385,3401, 3411 Snelling Avenue North – Minor Subdivision – Public Hearing City Planner Bachler stated a Minor Subdivision is being requested for a lot consolidation for the properties located at 3385, 3401, and 3411 Snelling Avenue. The lot consolidation would result in the three properties being reconfigured into two lots. The applicant is the current owner of 3385 and 3401 Snelling Avenue. The applicant’s parents are the owners of 3411 Snelling Avenue and they are in the process of transferring this property to the applicant. The property transfer would need to occur before the Minor Subdivision can be recorded with Ramsey County. City Planner Bachler explained the property at 3385 Snelling Avenue has an existing single- family residential dwelling. The northern lot line of this property would be shifted 50 feet to the north (Parcel 1). The applicant currently resides at 3385 Snelling Avenue and they have a purchase agreement in place to sell the property based on the current proposal. City Planner Bachler reported the properties at 3401 and 3411 Snelling Avenue are located immediately to the north of 3385 Snelling Avenue and are currently vacant. It appears that the two lots could technically be developed based on their dimensions and setback requirements, but there is significant topography change in the area that would make the development of two dwellings challenging. City Planner Bachler commented the applicant is planning on constructing a new single-family residential dwelling on the proposed second lot, which would be comprised of 3411 Snelling Avenue and a portion of 3401 Snelling Avenue (Parcel 2). The submitted survey shows a preliminary footprint for the new dwelling on the lot and access driveway. The plan does not include a final grading plan to accommodate the new dwelling, and this would be required as part of the Building Permit application process. The grading plan will likely require changes to Parcel 1 as well. City Planner Bachler noted the three subject properties all have frontage on the east side of Lake Johanna. The property at 3385 Snelling Avenue has approximately 40 feet of public street frontage. The two properties to the north do not have frontage on a public street, but are granted access by an existing access easement that covers the majority of 3385 Snelling Avenue between the dwelling and Snelling Avenue. This access easement also provides access to the adjacent property to the south, 3377 Snelling Avenue. The proposed Minor Subdivision would not modify the existing easement and the proposed dwelling on Parcel 2 would be accessed using this easement. Site Data Land Use Plan: 3385 Snelling Avenue: LDR – Low Density Residential 3401 Snelling Avenue: LDR – Low Density Residential 3411 Snelling Avenue: LDR – Low Density Residential Existing Land Use: 3385 Snelling Avenue: Single-Family Dwelling 3401 Snelling Avenue: Single-Family Dwelling 3411 Snelling Avenue: Single-Family Dwelling ARDEN HILLS PLANNING COMMISSION – August 8, 2018 3 Zoning: 3385 Snelling Avenue: R-1 – Single-Family Residential 3401 Snelling Avenue: R-1 – Single-Family Residential 3411 Snelling Avenue: R-1 – Single-Family Residential Current Lot Sizes: 3385 Snelling Avenue: 39,596 square feet 3401 Snelling Avenue: 18,700 square feet 3411 Snelling Avenue: 22,699 square feet Topography: There is significant topography variation across the three properties. The highest point on the site is approximately 916 feet on 3401 Snelling Avenue. The site slopes down to the east to an elevation of approximately 906 feet along Snelling Avenue, and slopes down to the west to an elevation of approximately 880 feet along Lake Johanna. City Planner Bachler reviewed the surrounding area and the Plan Evaluation. Staff offered the following Findings of Fact for review: 1. The properties at 3385, 3401, and 3411 Snelling Avenue North are located in the R-1 – Single-Family Residential Zoning District. 2. The Arden Hills 2030 Comprehensive Plan designates the properties at 3385, 3401, and 3411 Snelling Avenue North as LDR – Low Density Residential. 3. The properties at 3401 and 3411 Snelling Avenue North are landlocked parcels without frontage on a public street. The properties are able to be accessed across an access easement located on 3385 Snelling Avenue North. 4. The current configuration of the lots was approved through a Minor Subdivision process in Planning Case #81-037. 5. The applicant has submitted an application for a Minor Subdivision for a lot consolidation that would result in the three subject properties being reconfigured for two residential lots. 6. The property at 3385 Snelling Avenue North has an existing single-family residential dwelling that is proposed to remain. 7. The applicants have stated that they intend to develop the proposed Parcel 2 for a new single-family residential dwelling. 8. The proposed division will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. City 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 Chair Jones opened the floor to Commissioner comments. Commissioner Lambeth asked if the 3401 address would cease to exist. ARDEN HILLS PLANNING COMMISSION – August 8, 2018 4 City Planner Bachler indicated the 3385 address would be retained and the City’s building official would need to determine the appropriate address for the new lot. Commissioner Vijums asked who would be in charge of the easement going forward. City Planner Bachler explained there was a shared access easement between the two properties but noted the easement was located entirely on the 3385 property. He stated the property owner at 3385 would retain ownership of the land within the easement. Chair Jones opened the public hearing at 6:47 p.m. Chair Jones invited anyone for or against the application to come forward and make comment. There being no comment Chair Jones closed the public hearing at 6:48 p.m. Chair Jones stated he supported the proposed request. Commissioner Zimmerman moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 18-020 for a Minor Subdivision at 3385, 3401 and 3411 Snelling Avenue North based on the findings of fact and the submitted plans, as amended by the six (6) conditions in the August 8, 2018, report to the Planning Commission. The motion carried unanimously (4-0). B. Planning Case 18-018; 3243 New Brighton Road - Rezoning – Public Hearing City Planner Bachler stated the City has initiated a rezoning of the property located at 3243 New Brighton Road. The property is owned by Trinity Lutheran Lake Johanna and is now used as a House of Worship. The current zoning of the property is R-2 – Single & Two Family Residential District. The City has proposed rezoning the property to R-1 – Single Family Residential District. The subject property is approximately 2.9 acres in size and is located north of County Road D, east of Cleveland Avenue, south of Beckman Avenue, and west of Lake Johanna. City Planner Bachler explained a House of Worship is allowed as a conditional use in both the R-1 and R-2 District and the zoning change would not affect the continued use of the property as a House of Worship by Trinity Lutheran. At this time, there are no proposed changes to the current use on the property. If the property were to be redeveloped in the future, it would be required to be developed under the R-1 District requirements. City Planner Bachler reported the Trinity Lutheran property is bordered on the north and the west by Hazelnut Park. The City and the church currently have a joint use agreement that allows the City and the public to use the church parking lot in conjunction with their use of Hazelnut Park. The proposed rezoning would not impact the joint use agreement. The properties to the east and south are predominantly single-family detached residential and are zoned R-2 District. While the residential properties in the surrounding area are zoned R-2, many of the properties, and in particular those on the eastern side of New Brighton Road, have lot areas more consistent with the minimum requirements for the R-1 District. ARDEN HILLS PLANNING COMMISSION – August 8, 2018 5 Site Data Land Use Plan: Public and Institutional Existing Land Use: Institutional Zoning: R-2 – Single & Two Family Residential Current Lot Sizes: 2.93 acres Topography: Relatively flat City Planner Bachler reviewed the surrounding area, the Zoning Code Review and provided the following Findings of Fact for review: 1. The property located at 3243 New Brighton Road is located in the R-2 – Single and Two Family Residential District and is guided for Public and Institutional use in the 2030 Comprehensive Plan. 2. The subject property is owned by Trinity Lutheran Lake Johanna and is currently used as a House of Worship. 3. A House of Worship is an allowed conditional use in the R-2 District. 4. The City has initiated a rezoning of the subject property to R-1 – Single Family Residential District. 5. A House of Worship is an allowed conditional use in the R-1 District and the subject property would continue to be used as a House of Worship by Trinity Lutheran Lake Johanna. 6. The current use of the subject property as a House of Worship is consistent with the purposes of the R-1 District. 7. The subject property would be in conformance with the minimum lot area and dimension requirements for the R-1 District. 8. The proposed rezoning does not include any change to the existing structures or lot coverage on the subject property. 9. The proposed rezoning is consistent with the 2030 Comprehensive Plan because religious uses are allowed by Conditional Use Permit in the R-1 District. 10. The properties in the immediate surrounding area are zoned Parks and Open Space District and R-2 District. 11. The proposed rezoning is not expected to adversely affect the surrounding area of the community as a whole. City 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 Chair Jones opened the floor to Commissioner comments. Commissioner Vijums asked why the City initiated this rezoning. ARDEN HILLS PLANNING COMMISSION – August 8, 2018 6 City Planner Bachler explained staff received direction from the City Council regarding this rezoning. He noted the property in the surrounding area was consistent with the R-1 zoning district and therefore staff was taking a proactive or preemptive step to rezone the property. Commissioner Lambeth questioned if the rezoning was consistent with the City’s Comprehensive Plan. City Planner Bachler reported the proposed change was consistent with the City’s Comprehensive Plan. He noted the primary reason for the rezoning was to prepare the property, should the church elect to sell the parcel at some point in the future. Chair Jones asked if the City would still have access to the church parking lot for the adjacent park. City Planner Bachler commented the adjacent property was Hazelnut Park. He explained the City had a joint use agreement in place between the City and the church for use of the parking lot. He reported this joint use agreement has been in place since 2011. Chair Jones opened the public hearing at 7:06 p.m. Chair Jones invited anyone for or against the application to come forward and make comment. Ida Nan Adair, 3332 New Brighton Road, stated she has lived in Arden Hills since before the City was Arden Hills. She asked why the property was being rezoned. She was of the opinion the rezoning was not necessary. Councilmember Scott explained the Council would like to have the parcel rezoned as a defensive move and to protect the current character of the neighborhood. Virginia Anderson, 1896 Gerald Avenue, stated she supported the zoning change. Karen Cloutier, 1890 Gerald Avenue, explained she also supported the zoning change and applauded the City for their efforts. There being no additional comment Chair Jones closed the public hearing at 7:10 p.m. City Planner Bachler reviewed several emails City staff had received from the public offering their support for the rezoning request. Commissioner Zimmerman moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 18-018 for a Rezoning 3243 New Brighton Road to R-1 – Single Family Residential District based on the findings of fact and the submitted plans in the August 8, 2018, report to the Planning Commission. The motion carried unanimously (4-0). ARDEN HILLS PLANNING COMMISSION – August 8, 2018 7 C. Planning Case 18-019; City Code Amendment – Chapter 11 - Subdivisions – Public Hearing City Planner Bachler stated the City has initiated proposed amendments to Chapter 11 – Subdivisions of the City Code. The amendments would address the following: 1. Reference the Arden Hills Public Works Design Manual and require that subdivisions meet the standards included in the manual. 2. Amend Section 1130.08, Subd. 3 pertaining to public use dedication requirements for commercial and industrial properties. City Planner Bachler explained the City is currently working with Kimley-Horn on a Public Works Design Manual that will detail requirements for street and utility construction within the City. Staff anticipates the manual will be completed in fall 2018. Staff is recommending an amendment to Section 1100 – General Provisions of the Subdivision Code that would require developers to complete street and utility improvements for subdivisions in accordance with the Public Works Design Manual. Going forward, the City will be able to update the Public Works Design Manual as needed without having to amend the Subdivision Code each time construction standards change. City Planner Bachler reported State law authorizes cities to require as part of a subdivision approval that a reasonable portion of land be dedicated to the public for parks, recreational facilities, trails, or open space. The public use dedication requirements are found in Chapter 11 – Subdivisions, Section 1130.08 of the City Code. City Planner Bachler indicated the City last updated its public uses dedication requirements in 2015 to ensure that sufficient land and funds will be available for park development on the former Twin Cities Army Ammunition Plant (TCAAP) site. In December 2016, the City Council entered into a Memorandum of Understanding (MOU) with the TCAAP Master Developer that formalizes the agreed upon improvements for the three public parks in the Creek, Hill, and Town neighborhoods on TCAAP. Staff and the Master Developer evaluated the anticipated cost of the planned improvements and determined that the current park dedication fees would not be sufficient. It was recommended that the park dedication fees be adjusted to cover the anticipated cost of the park development on TCAAP. City Planner Bachler stated the City has since increased its residential per unit park dedication fee as part of the adopted 2018 fee schedule. Staff has been working with the City’s financial consultant and the City Attorney to update the commercial park dedication requirements, and these revisions are included in the Planning Case 18-019 amendments. City Planner Bachler provided the Findings of Fact for review: 1. The proposed amendment advances the public facilities, services, and infrastructure goals in the 2030 Comprehensive Plan by ensuring subdivisions are developed to provide reliable and high-quality transportation, water, sanitary sewer, and stormwater systems. 2. The proposed amendment advances the land use goals in the 2030 Comprehensive Plan by ensuring a balanced mix of residential, park, open space, and commercial land uses are provided in the City. ARDEN HILLS PLANNING COMMISSION – August 8, 2018 8 3. The proposed amendment advances the parks and recreation goals in the 2030 Comprehensive Plan by supporting the development of a system of neighborhood parks and pathways that are safe and engaging. 4. The proposed amendment advances the parks and recreation goals in the 2030 Comprehensive Plan by supporting the protection of access to lakes, marshes, and wooded areas for active and passive recreation. 5. The proposed amendment advances the parks and recreation goals in the 2030 Comprehensive Plan by establishing financing and funding options to improve and expand the City’s parks and recreation system. City Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval as Submitted 2. Recommend Approval with Amendments 3. Recommend Denial 4. Table Chair Jones opened the floor to Commissioner comments. Commissioner Lambeth commented on the park dedication fee schedule and asked if it was sufficient to support TCAAP. City Planner Bachler reported amendments to the park dedication fee schedule were necessary in order to properly support the three public parks being constructed in the TCAAP development. He provided further comment on the proposed changes that were being recommended to the park dedication fee schedule. Chair Jones opened the public hearing at 7:19 p.m. Chair Jones invited anyone for or against the application to come forward and make comment. There being no comment Chair Jones closed the public hearing at 7:20 p.m. Commissioner Zimmerman moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 18-019 for the proposed amendments to Chapter 11 – Subdivisions of the City Code, based on the findings of fact and the submitted plans in the August 8, 2018, report to the Planning Commission. The motion carried unanimously (4-0). UNFINISHED AND NEW BUSINESS None. REPORTS ARDEN HILLS PLANNING COMMISSION – August 8, 2018 9 A. Report from the City Council Councilmember Scott updated the Planning Commission on City Council activities from the June 11, 2018 City Council Regular Meeting stating the City Council voted to approve (5-0) Planning Case 18-011 for a Minor Subdivision for a lot line adjustment that would transfer a 3,000 square foot parcel of land from the property at 1415 County Road E to 1377 Arden Oaks Drive. The Planning Commission review this case at their meeting on June 6, 2018, and recommended approval to the City Council. Councilmember Scott updated the Planning Commission on City Council activities from the June 18, 2018 City Council Work Session stating the City Council considered a Concept Plan Review from Public Storage for a proposed self-storage facility at 1155 and 1143 Red Fox Road. The proposal would require a Master Planned Unit Development, and a Zoning Code Amendment to create a new land use category for self-storage facility and to allow the use by Conditional Use Permit. The City Council expressed concerns about the compatibility of this type of business with the purpose of the B-3 Zoning District. In addition, the City Council reviewed the existing building and parking setback requirements for properties in the B-2 Zoning District. The City Council was supportive of staff making recommendations that would allow for more flexibility in the placement of buildings and parking. This item will be reviewed by the Planning Commission at a future meeting. Councilmember Scott thanked all of the residents that participated in Night to Unite and noted the City had 24 neighborhood events registered with the City. Councilmember Scott noted the City Council would have three Council seats up for election in November. He explained the Mayor had filed for reelection along with the two City Councilmembers and another member of the community. He reported there was still time for residents to file for these positions. He indicated additional information was available at City Hall. B. Planning Commission Comments and Requests Chair Jones wished City Planner Bachler all the best in the future. C. Staff Comments None. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Lambeth, to adjourn the August 8, 2018, Planning Commission Meeting at 7:28 p.m. The motion carried unanimously (4-0).