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HomeMy WebLinkAbout01-02-1989 Regular Planning Commission Meeting Agenda AGENDA • REGULAR PLANNING COMMISSION MEETING VILLAGE OF ARDEN HILLS WEDNESDAY, FEBRUARY 1 , 1989 - 7:30 P.M. VILLAGE HALL 1. Call to Order and Roll Call . 2. Approval of Minutes of December 7, 1988, Planning Commission Meeting. 3. Case No. 88-30, Public hearing on Concept Plan for Residential Planned Unit Development for Continental Development Corporation for property located at the northwest corner of I-694 and Old Highway 10. 4. Case No. 88-37, Sign height variance for American Family Claim Center, 3920 Northwoods Drive. 5. Case No. 89-01, Sign front yard setback variance for Presbyterian Homes of Minnesota, 3220 Lake Johanna Boulevard. 6. Discussion regarding the possibility of KVBM Television locating in Arden Hills , Sheldon Johnson and Dan Peters. 7. Discussion of potential use on James and Carol Milton property located east of Cleveland Avenue approximately one-fourth mile south of County Road E2 (at request of owner) . 8. Discussion regarding "Undeveloped Land" map, December 1988. 9. Council report. 10. Adjournment. ********************************************* PLEASE CALL THE VILLAGE OFFICE IF YOU WILL NOT BE ABLE TO ATTEND THE MEETING 633-5676 ********************************************* • MINUTES OF THE ARDEN HILLS REGULAR PLANNING COMMISSION MEETING Wednesday, February 1, 1989, 7:30 p.m. - Village Hall CALL TO ORDER Pursuant to due call and notice thereof Chairman Probst called the meeting to order at 7:30 p.m. • ROLL CALL Present: Chairman Probst, Dave Carlson, Peter Martin, Raymond McGraw, Scott Petersen, Barbara Piotrowski, Dorothy Zehm, and newly appointed members Dan Ashbach, Jeanne Winiecki and Robert Woodburn. Absent: Robert Curtis. Also present: Planner John Bergly, Councilmembers JoAnn Growe and Paul Malone and Deputy Clerk Catherine Iago. OATH OF OFFICE Councilmember Growe administered the Oath of Office to the Planning members. ELECT VICE-CHAIR Member Winiecki nominated Peter Martin to serve as Vice-Chair of the commission. Winiecki moved, seconded by Petersen, that Peter Martin serve as Vice-Chair of the Planning Commission. All voted in favor. (9-0) APPROVE MINUTES Carlson moved, seconded by Winiecki, that the Minutes of the December 7, 1988, Planning Commission Meeting be approved as submitted. All voted in favor. (9-0) PUBLIC HEARING CASE #88-30; PUD Chairman Probst opened the public hearing at 7:30 p.m. • CONCEPT PLAN, and Deputy Clerk Iago verified the Notice of Hearing CONTINENTAL DVLPMT. was published in the New Brighton Bulletin on January 18, CORP. , OLD HWY 10 1989 and mailed to affected property owners the same date. Planner Bergly referred to his report of 2-1-89 which outlined the proposed concept plan. He stated the applicant had appeared before the commission in October 1988 to discuss two proposals; a single family plat and an apartment concept. Commission responded with a preference for the apartment plan and provided the applicant with general direction relative to density, parking and a preference for townhouse development versus apartments. Bergly explained the applicant had responded by proposing a plan that is slightly above the mid point of the R-3 and R-4 densities, all garages have been located within the buildings and from the site interior the buildings have the appearance of a townhouse complex rather than apartment complex. The Planner reviewed the site data and the procedures for the PUD application. He noted the zoning ordinance does not indicate if or when rezoning or platting are required. It is presumed that if the appropriate public hearings are held and PUD General Plan is approved, any necessary rezoning or platting would occur automatically with the issuance of the PUD permit. Bergly stated the overall development concept takes advantage of the exterior views and recommended the landscaping within the parking court area should be • bermed and heavily landscaped to offer separation for the four units per building that face the area. The Planner stated the stormwater management plan has not been developed at this time; an area, situated north of the farmstead, is left in open space and will be graded for temporary ronding of stormwater. Minutes of the Arden Hills Regular Planning Commission Meeting, February 1, 1989 Page 2 CASE #88-30 (Cont'd) Bergly explained the division of the total property into six tracts is intended first, to create a separate parcel for the farmstead, to allow for separate financing of each of the apartment • buildings and to provide for park dedication. He noted cross-easements would be included for traffic, parking, utilities, drainage and use of open space. Planner Bergly stated as part of the PUD, preservation of the farmstead as a single-family residence establishes the use permanently; it cannot be resubdivided or used for any other high-density use unless the PUD is amended. He calculated the net site acreage at 7.68 acres, times 8.25 units per acre which equals 63.36 units. The applicant is proposing 64 units (four 16-unit buildings) . The Planner explained the Comprehensive Plan stipulates four specific items to be evaluated in the development review process; Conformance with Comprehensive Plan, Impact on Adjacent Property and Development, Impact on Community, and Quality of Development. Bergly advised the current land use plan designation for the subject site is Medium Density Residential with maximum density calculated at 4.5 dwelling units per acre. He stated the impact on adjacent property/development is of significance in this proposal only in respect to the quality of development and techniques used in relating to the adjacent public and private uses. Bergly explained the impact on the community is well protected by the building code, zoning code and PUD regulations. He explained the quality of development is an area where the community can exert influence over and above minimum zoning requirements; measures should be taken to minimize the impact of I-694 noise and maximize the off-site view from the site. • The Planner reviewed the miscellaneous requirements on page 5 of his report relating to the landscaping plan, bituminous walkways, platting requirements and the length of the buildings. He noted the zoning ordinance requires any type of residential structure adjacent to a freeway to obtain written approval from MNDOT of screening to reduce the noise level to or below 70 dba. He recommended buildings 3 and 4 should be buffered from I-694 with the use of earth berms and a landscaping screen. Bergly also noted the ordinance requires buildings over 150 feet in length to have special approval by the Village. Bergly concluded by stating the discussion on the PUD Concept Plan should cover the following and contain recommendations to the developer and Council relative to: density; zoning; subdivision; general arrangement of buildings, drives and parking; dedication of park land; and miscellaneous site plan elements. The Planner advised the Village has the ability to waive the platting requirements for a relatively straight forward division. He stated although six parcels will be created, none are intended as standard lots with traditional access, setbacks or lot area requirements. Commission discussed the rezoning of the property; Member Woodburn advised the PUD and rezoning requirements are different and traditionally the matters were accomplished separately. Member Martin questioned what requirements would be waived in the platting process. • The Planner advised it would basically accomplish platting by some other method, such as registered land survey. He noted two of the lots would not meet platting requirements due to the fact they have no access and front on I-694. Martin agreed a registered land survey would be favorable, however, he stated other methods may be cumbersome. Minutes of the Arden Hills Regular Planning Commission Meeting, February 1, 1989 Page 3 CASE #88-30 (Cont'd) Charles Cook, Continental Development Corporation, and Greg Hollenkamp, architect, were present to discuss the proposal for the apartment complex. • Hollenkamp explained the complex was designed with a townhouse atmosphere and that similar projects are constructed in the cities of Maple Grove and Plymouth. He stated the buildings are two-story with tuck-under garages, the apartments are 750 sq. ft. for a one-bedroom unit and 900-1,000 sq. ft. for a two-bedroom unit. The buildings are arranged to maximize green area and the bituminous area located on the interior of the site. He advised there is one enclosed garage stall and one exterior parking stall per unit. Member Martin questioned if the buildings included fire breaks to the peak of the roof, due to the unusual length of the buildings. He also questioned materials used for the extended roof over the balconies and garages. Hollenkamp stated the roofing is Class A shingle and there are plywood ceilings over the porch areas; he explained each building is divided down the middle with a fire separation wall to comply with code requirements and the wall goes all the way to the roof. He noted that on the other side of the roof, sheetrock is carried over 5 ft. , as per code requirement. Chairman Probst questioned if a traffic study had been completed relative to the overall plan for the proposed GB District. Bergly stated a traffic study is usually not pursued with the proposed density for this development; he advised the engineer or developer could be requested to provide a traffic study. • Member Piotrowski questioned if parking would be sufficient; she preferred 2.5 parking stalls per unit. Hollenkamp advised the parking as proposed is sufficient; he explained the parking would depend on the mix of one and two-bedroom units and stated parking could be reviewed with the developer. Chairman Probst asked if there was anyone present who wished to be heard in reference to the proposed development. Kim Tramm, Mardon Homes, questioned what the developer proposed for rental costs for the units and what he estimated as the market value of the units. Cook advised no market study had been completed; he estimated the units would rent for $600 for a 1-bedroom, $700 for a 2-bedroom and $800 for a 3-bedroom unit. He stated he would estimate the market value at approximately $50,000.00 per unit. Herb Tatley, 4097 North Snelling, stated he owned property south of the project and expressed concern relative to the density; he pointed out his single-family dwelling is on three acres of land. Tatley expressed concern that there is only one entrance/exit to the project and explained there is excessive traffic on Highway 10. He stated it is not a good location for high density development. Chairman Probst asked if there were any further comments from the floor; hearing • none the public hearing was closed at 8:20 p.m. Member Martin questioned if there were any amenities planned for children in the complex; due to the proposed two and three-bedroom units. Cook stated there is a fair amount of park area proposed; he stated he would address that issue after a market study is completed. Minutes of the Arden Hills Regular Planning Commission Meeting, February 1, 1989 Page 4 CASE #88-30 (Cont'd) Member Winiecki expressed concern relative to traffic. She stated a luxury type complex, in keeping with the quality development which currently exists in the area, would be her preference. • Winiecki noted that the Parkshore apartments did not attract families with small children. Winiecki favored a change in density; she suggested a reduction in the park land dedication and an increase in area separating the proposed buildings. Member Zehm preferred additional parking per unit; she favored 2.5 spaces per unit. She agreed that a larger separation between buildings would be favorable. Member Woodburn asked if there would be sufficient access for fire/emergency vehicles. Bergly advised the Fire and Police representatives would review the plan and make recommendations for emergency vehicle access. Bergly noted the parking meets minimum requirements and 2 spaces per unit is commonly required. He suggested an area could be identified for expansion if additional parking were required. There was discussion relative to the density calculations and the definition of net acres; Woodburn argued the density calculation is closer to 9 or 10 units per acre. Planner Bergly advised that normally a PUD allows for flexibility between the R-3 and R-4 density. • Members Ashbach and Carlson expressed concern relative to traffic and Carlson preferred underground parking. Member Petersen stated the building design was attractive and he favored a traffic study for the proposed development. Probst and Piotrowski stated no objections to the project; favored a traffic study and suggested the parking issue be reviewed. Bergly stated it is common to have several different densities in a PUD; it was his opinion if the single family unit remains as such, the overall density will be established. Chairman Probst and other Commission members agreed that the plan arrangement for 16 unit apartments was generally acceptable. Petersen moved, seconded by Carlson, that Commission recommend to Council approval of the Concept Plan for PUD of less than 10 units per net acre, Case #88-30, Continental Development Corporation, contingent upon: 1. The applicant submitting a parking plan to provide 2 parking spaces per unit, one parking space per unit blacktopped, and showing an area identified to accommodate additional parking if deemed necessary in the future. 2. A traffic study be completed to address potential impact on Old Highway 10, including the intersection of Highway 10 and 96. Motion carried. (Petersen, Carlson, Probst, Martin, McGraw, Piotrowski, Zehm and Ashbach voting in favor; Winiecki abstained) (8-0-1) Minutes of the Arden Hills Regular Planning Commission Meeting, February 1, 1989 Page 5 CASE #88-37; VAR. Planner Bergly reviewed his report of 2-1-89 relative SIGN HEIGHT, 3920 to the application for a sign height variance from NORTHWOODS, AMER. American Family Insurance Company, 3920 Northwoods Drive. FAMILY INSURANCE The Planner stated the applicant is requesting a 35 ft. height variance; the ordinance allows signs 16 feet in height. Bergly reviewed the variances approved for this site relative to sign length and setback. He explained his report was based on his observations of the site after placing a 15 ft.surveyors rod in the location of the proposed sign at the site location. The Planner concluded there is no apparent hardship related to the requested variance at the height proposed; a height variance of four to six feet may be appropriate to allow the sign to appear to be approximately the same height above the exit ramp as the Emerald Inn sign. Commission was referred to the Board of Appeals Minutes of 1/28/89 recommending denial of the requested variance; the Board determined the height requested was excessive and no hardship was identified. Duane DeBower, representing American Family Insurance Company, requested the sign for visibility in order that customers can easily identify the location. Member Martin questioned if the denial of the application were recommended, would the applicant request Commission consider a lower height variance for the sign. DeBower advised he would consider a lower height variance than requested. • Member Petersen advised Commission had denied a similar request from Shaw Lumber. Member Winiecki referred to the Emerald Inn Sign which is located on a 23-ft. pylon and the sign is approximately 30 ft. in height. She commented the American Family sign is highly identifiable and customers are referred to the location for a specific reason. McGraw moved, seconded by Petersen, that Commission recommend to Council denial of Case #88-37, Sign Height Variance, 3920 Northwoods Drive, American Family Insurance Company, based on the fact there is no identifiable hardship. Motion carried unanimously. (9-0) Commission directed staff to forward a letter to Opus Corporation requesting the real estate sign be removed or relocated to conform to the required 15-ft. setback, as recommended by Planner Bergly. CASE #89-01; VAR. Planner Bergly reviewed his report of 2-1-89 relative SIGN SETBACK, PRES. to the application for a sign setback variance and sign HOMES, 3220 LAKE permit approval. JOHANNA BLVD. Bergly explained Presbyterian Homes is requesting a front yard setback variance to erect an "institutional" sign at the entrance to their facility on the southwest corner of Lake Johanna. A 10 ft. setback is required and a two ft. is Council is proposed. The institutional sign also requires Commission review and Council approval before issuance of the sign permit. The Planner stated the two existing signs near the entrance to the facility will be removed, as they do not provide adequate street identification for the use. Bergly noted the facility has tried to provide adequate signage without requesting a variance. He reviewed the site conditions, the steep slope, the hedge and the fencing which provide little opportunity for sign location. Minutes of the Arden Hills Regular Planning Commission Meeting, February 1, 1989 Page 6 CASE #89-01 (Cont'd) Commission discussed the internal illumination of the sign and if it would be identical on both sides. • Bergly confirmed the signage would be identical on both sides and the illumination would be minor; only certain areas of the sign would be illuminated. Commission was referred to the Board of Appeals Minutes of 1/28/89, recommending approval of the setback variance based upon extreme hardship due to the slope of the land, the applicant concern to preserve the existing vegetation which acts as a buffer for the adjacent residential properties and the need to identify the entrance of the facility for emergency vehicles. Marj Engfeld, Presbyterian Homes, advised the letters from the sign at Sutton Place would be removed and placed on the building. She noted the illumination on the proposed sign would be low intensity. Woodburn moved, seconded by Winiecki, that Commission recommend to Council approval of Case #89-01, Sign Permit and the 8-foot front yard setback variance for an institutional sign at Presbyterian Homes, 3220 Lake Johanna Boulevard, based upon the unusual site conditions with the steep slope, the limitation of sign placement due to the natural buffer which provides screening for adjacent residential properties, the need for emergency vehicles to identify the entrance to the facility, and approval be conditioned upon removal of the three existing entrance signs upon installation of the new sign. Motion carried unanimously. (9-0) DISC; KVBM TV Planner Bergly advised a request had been received by REQUEST TOWER representatives from KVBM TV to place a radio tower in the Village. • Sheldon Johnson and Dan Peters, representing KVBM, were present to discuss locating a full-powered television station in Arden Hills. Peters advised he had met with Planner Bergly and Clerk Administrator Berger relative to land available to accommodate the tower necessary to broadcast and if the City would be receptive to the station in general. A packet of information was presented to Commission which displayed some designs for the tower, various parcels of land for possible location of the station, and possible revenues to be collected. Peters stated the tower would be approximately 1,150 to 1,550 feet in height to be utilized. He advised they are working under time constraints and would prefer to have the tower in place by July of 1989. Comments from Commission: -The diagrams submitted for the tower were too "gaudy"; preferred a regular "stick" antenna if applicant pursues formal application. -Not conducive to Arden Hills image; would prefer applicant pursue other locations than Arden Hills. -Not conducive to residential development which is prevalent in Arden Hills. After discussion, it was the general concensus of the Commission there was concern relative to the scale of the project in a primarily residential community; the representatives were advised the Commission would hear a formal proposal if they pursue an application for the tower. DISC; MILTON Planner Berger advised James and Carol Milton had • PROP. DEVLPMT. requested appearing before Commission to discuss a proposal for development on their property located on Cleveland Avenue, south of County Road E-2. Minutes of the Arden Hills Regular Planning Commission Meeting, February 1, 1989 Page 7 MILTON (Cont'd) James Milton distributed a photograph for a self-storage facility and requested Commission input relative to • possible rezoning of the land to accommodate the facility and interest in this type of development. He noted the land is adjacent to the I-35W on the west, the NSP power-line easement on the west and it is generally lowland which would not lend itself to residential development. Chairman Probst advised the Village has not historically condoned "spot zoning". He stated the intent of the Comprehensive Plan is to create continuity between land uses. Commission generally concurred the proposed storage facility and rezoning of the property would not be compatible with the surrounding residential and business proposed for this area. It was suggested the applicant could pursue a higher quality development based upon the proposed sewer and water improvements for this area; Chairman Probst advised Milton Commission would review a formal application for this proposal if submitted. DISC; UNDEVLP'D Planner Bergly reviewed the Undeveloped Land Map update; LAND MAP UPDATE he advised this is done on an annual basis. He referred Commission to a copy of his report summarizing the 1988 land development activity and a copy of the upgraded map. COUNCIL REPORT Councilmember Growe reported on items of interest to the Commission and introduced newly appointed Councilmember Tom Mahowald. ADJOURN Winiecki moved, seconded by Piotrowski, that the meeting • be adjourned at 10:45 p.m. All voted in favor. (9-0) Dennis Probst, Chairman •