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HomeMy WebLinkAbout08-07-24 PC Minutes Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 7, 2024 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Kurtis Weber called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Kurtis Weber, Commissioners Brad Bjorklund, Shelley Blilie, Stephen Erler, Arlene Mitchell, Katie Stromberg, and Jonathan Wicklund. Absent: Commissioner Joshua Collins. Also present were: Community Development Director Jessica Jagoe, Senior Planner Elena Fransen and Council Liaison Emily Rousseau. APPROVAL OF AGENDA – AUGUST 7, 2024 Commissioner Bjorklund moved, seconded by Commissioner Wicklund, to approve the August 7, 2024, agenda as presented. The motion carried unanimously (7-0). APPROVAL OF MINUTES July 10, 2024 – Planning Commission Regular Meeting Chair Weber stated he had one minor change to the minutes and noted he had discussed this change with staff. Commissioner Erler moved, seconded by Commissioner Blilie, to approve the July 10, 2024, Planning Commission Regular Meeting as amended. The motion carried 6-0-1 (Commissioner Wicklund abstained). PLANNING CASES A. Planning Case 24-015; 1700 West Highway 96 – Preliminary Plat and Rezoning – Public Hearing Senior Planner Fransen stated at their February 22, 2022 meeting, the City Council reviewed a concept plan from Trident Development for the development of the northwest corner of the ARDEN HILLS PLANNING COMMISSION – August 7, 2024 2 North Heights Lutheran Church property at 1700 West Highway 96. Trident Development was proposing a 115-125 unit senior apartment development (apartments only, the proposed will not have an assisted living or memory care component). The Applicant indicated their intention would be to subdivide and purchase approximately 10.27 acres in the northwest corner of the Subject Property. In preparation for the February 22, 2022 meeting, the Developer had held a neighborhood meeting to garner resident feedback. At the meeting, residents voiced concerns regarding traffic, additional park demand, and noise concerns. Senior Planner Fransen reported for a residential project to be feasible on the site, the Applicant needed to amend the Comprehensive Plan. In April 2022, Trident Development submitted an application for amendments to the Arden Hills 2040 Comprehensive Plan. The proposed amendments included amending Chapter 6, Land Use to change the future land use designation of approximately 10.74 acres in the northwest corner of the Subject Property from P/I, Public and Institutional to be guided as HDR, High Density Residential and to amend Section 6.4.10 to increase the maximum housing unit density as part of a Planned Unit Development. The City Council approved and adopted the requested Comprehensive Plan Amendments on July 11, 2022. Senior Planner Fransen stated that in this land use application, the Applicant has included a request to subdivide the 10.74 acres guided as High Density Residential from the developed portion of the site (i.e. Church use, approximately 30 acres), which remains under the Public and Institutional land use designation, and to rezone the subdivided property to R-4, Multiple Dwelling District to be consistent with the Comprehensive Plan. The 10.74 acre parcel would be established as Lot 2, Block 1 Arden Heights Addition and the 30.36 acre parcel would be established as Lot 1, Block 1 Arden Heights Addition. The Applicant’s provided narrative refers to the 10.74 acre parcel as Lot 1 yet this lot is referred to as Lot 2 on the submitted preliminary plat document. Senior Planner Fransen stated at this stage, the Planning Commission is being asked to make a recommendation to the City Council based on the evaluation of the proposed preliminary plat and the proposed rezoning of the newly created lot to align with the previously amended future land use designation for this property. A subsequent land use application will be submitted for the final plat as well as the proposed development plans for this property would be brought forward at a future meeting for review. The Comprehensive Plan is the planning tool that guides the future development of land irrespective of a specific project and the City is required to amend the Zoning Code to comply with the Comprehensive Plan. Senior Planner Fransen reviewed the Plan Evaluation and provided the Findings of Fact for review: 1. The Subject Property at 1700 West Highway 96 is located in the B-1 – Limited Business District and R-1 – Single Family Residential Zoning District. 2. The Arden Hills 2040 Comprehensive Plan designates future land use for the Subject Property as HDR, High Density Residential and as P/I, Public and Institutional. 3. The Applicant has submitted a land use application for a preliminary plat to subdivide the Subject Property into two (2) lots. 4. The proposed subdivided lots would meet the size requirements for lots in their designated zoning classification. ARDEN HILLS PLANNING COMMISSION – August 7, 2024 3 5. The Applicant’s land use application includes a request to rezone the proposed 10.74-acre northwest parcel from B-1 – Limited Business District to R-4 – Multiple Dwelling District. 6. The proposed 10.74-acre parcel would meet the size requirements for lots in the R-4 Zoning District. 7. The 30 +/- acres of developed land on the Subject Property would remain as R-1 – Single Family Residential. 8. The rezoning of the 10.74-acre parcel would resolve a conflict between the Comprehensive Plan and the zoning ordinance. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 24-015 for a Preliminary Plat and Rezoning for the parcel at 1700 West Highway 96, based on the findings of fact and the submitted plans, as amended by the conditions in the August 7, 2024 Report to the Planning Commission: 1. Recommend Approval with Conditions 1) The Applicant shall submit to the City a land use application for Final Plat within three (3) months after the date of approval of the Preliminary Plat. 2) The Applicant shall work with the Rice Creek Watershed District to review future modifications to vacate existing drainage and utility easements as well as proposed newly dedicated drainage and utility easements prior to submittal of the Final Plat application. Modifications and newly dedicated easements shall to be to the satisfaction of RCWD and the City 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Weber opened the floor to Commissioner comments. Commissioner Blilie stated when this was reviewed in 2022, there was concern from homeowners and the Commission regarding noise, traffic and congestion. She asked if there had been any changes to the plans or conditions since 2022. Senior Planner Fransen explained the application before the Planning Commission to consider was for a preliminary plat and rezoning. She indicated there would be additional information provided by the applicant as part of a development proposal for the Commission to review at a future date. Commissioner Blilie understood the traffic in this area was already a concern and she wondered if the Commission should take this into consideration when considering this application. Senior Planner Fransen commented if this was a concern of the Commission, this could be noted for the applicant. She explained based on what is required of the applicant has provided the required application materials for the preliminary plat and rezoning requests, but future applications could further address the comments regarding traffic and congestion. Roger Fink, Trident Development, introduced himself to the Commission. He stated when it comes to traffic impact for this site, he noted he had a third-party professional prepare a memo regarding the impact of the proposed dwelling units. He reported the existing roadways were designed with enough capacity to manage the additional traffic and the roadways would not be ARDEN HILLS PLANNING COMMISSION – August 7, 2024 4 overburdened. He reminded the Commission that there now exists a right turn lane off Highway 96 into this property and two left turn lanes into this property. He indicated it was his understanding the Rice Creek Commons development would trigger a full signalization of traffic lights at this same intersection, should the development move forward. Commissioner Stromberg asked Staff if this property were rezoned would the City then be committed to a multi-family development on this piece of property. Senior Planner Fransen stated if this property were rezoned to R-4, a multi-family development would still require a conditional use permit and a site plan review by the Planning Commission. She explained if Trident were to not come forward with an application, a future applicant would require a CUP and City consideration of the request. Commissioner Wicklund requested further information regarding the Rice Creek Commons spine road and if this would trigger a signal at this intersection. Community Development Director Jagoe stated it was anticipated a signal would be installed at this intersection as part of the future development of Rice Creek Commons. She did not anticipate this intersection would be signalized in advance of this development, but rather would be triggered by Rice Creek Commons. Commissioner Wicklund questioned when the spine road would be constructed. Community Development Director Jagoe reported the design plans for the spine road were at 60% and after the plans reach 100% it would take 18 months to two years to complete the horizontal construction of the spine road. Commissioner Bjorklund stated he reviewed these plans quite comprehensively. He explained his only concern with this project was he wanted the plat to show a common access agreement between Lot 2 and the church property in order to provide proper access to the landlocked parcel. He commented further on the changes that were made to the Comprehensive Plan that impacted this property. He urged the developer to review this portion of the Comprehensive Plan and encouraged the developer to consider offering affordable housing units. He reported he walked the entire property this morning and he stated he understood the concerns they had with the development. He suggested the developer consider pursuing a PUD in order to increase density in order to be able to offer several affordable housing units within this project. Chair Weber requested clarification on the maximum density allowed if the property were rezoned to the R-4 Multiple Dwelling District. Senior Planner Fransen discussed how in the 2022 amendments to the comprehensive plan, the property was reguided to high density residential, allowing for 9 to 12 units per net acre and there was also an amendment to the geographic area where the property is located, providing for increased density by up to 100% through the PUD process. Based on this amendment, this parcel’s developed density could be higher than the R-4 Zoning District which allows for up to twelve units per net acre. She reiterated that a proposed density for the site was not before the Planning Commission to consider at this meeting. Chair Weber stated this meant the Commission could see a density of 24 units per net acre. ARDEN HILLS PLANNING COMMISSION – August 7, 2024 5 Senior Planner Fransen reported this was the case, but noted the developer has not brought forward a PUD application. If the Applicant were to submit a proposal for a PUD, the proposed density would come before the Planning Commission for consideration. Chair Weber explained that the comprehensive plan section specifically referenced vacant residential properties. He believes amendment lumped in this property and that this was not the initial intent of the comprehensive plan amendment. He was of the opinion this amendment to the comprehensive plan should be rescinded. He asked if there had been conversations with the church to remove and replace the memorial on the property. Mr. Fink stated he has had conversations with the church regarding the memorial and no decisions have been made to date. He intended to continue to have conversations with the church leadership and the families to ensure the memorial was relocated to an appropriate location on site. Chair Weber inquired if a noise study had been completed for this project. Mr. Fink reported he had not completed a noise study to date, but if the preliminary plat was approved, a noise study would be completed for the traffic along Highway 10. Chair Weber opened the public hearing at 7:08 p.m. Chair Weber invited anyone for or against the application to come forward and make comment. Roger Fink, Trident Development, stated he has covered a lot of the basics for his application. He thanked staff for providing the Commission with a thorough report. He explained the basic request was for a replat of this property to allow a high density multi-family lot to be sold to Trident Development from North Heights Church. He reviewed the comments he had received from the public and noted the market was not oversaturated with senior housing in Arden Hills. In fact, he stated this area still needs an additional 150 senior housing units. He provided further comment on the traffic study that was completed, noting this project would not over burden the infrastructure that was in place. He discussed the access easement and joint maintenance agreement that would be in place between Trident Development and North Heights Church. He reported these agreements would be written into and recorded with the final plat. He commented on the tree preservation requirements the City had in place and noted Trident would be following the City’s tree removal and replacement requirements. He stated all Rice Creek Watershed District requirements would also be followed for this project to ensure there were no runoff impacts on neighboring properties. He explained a sound study would be completed in order to assist with understanding how the new building would impact the neighbors. There being no additional comment, Chair Weber closed the public hearing at 7:18 p.m. Commissioner Bjorklund stated when he walked the property, he found a lot of the trees onsite were old cottonwood and dying ash trees. He discussed how there was also a great deal of buckthorn on this property. Commissioner Wicklund thanked the applicant for all of his comments. He stated he would be supporting the request before the Commission. ARDEN HILLS PLANNING COMMISSION – August 7, 2024 6 Commissioner Bjorklund commented on the park dedication fees that would have to be paid by the developer and discussed how these fees could be used for future park enhancements. Chair Weber indicated he could not find anything that supported a curb extension or bump out limits right turns. He recommended the people driving out of this development be forced to go to Highway 96 and not towards the church and Snelling Avenue. He discussed the noise study that was completed by MNDOT in 2023. He reported Highway 10 was at 71.2 decibels which is incredibly high. He stated there would be no outdoor enjoyment for the future tenants on this lot and he recommended this property not be considered for multi-family housing. He commented on how the tree loss on this property would further impact the noise going to surrounding properties. He then reviewed the concerns that were raised regarding this application in public comments submitted to the Planning Commission which included issues with noise, traffic, over saturation of senior living and congestion. He was of the opinion this project does not meet the long-term vision for the City. He did not recommend a high density residential project be sandwiched next to single family residential homes. Commissioner Wicklund moved and Commissioner Bjorklund seconded a motion to recommend approval of Planning Case 24-015 for a Preliminary Plat and Rezoning for the parcel at 1700 West Highway 96 based on the findings of fact and the submitted plans, as amended by the conditions in the August 7, 2024, report to the Planning Commission. Commissioner Bjorklund asked where the conditions were for this Planning Case. Commissioner Wicklund reviewed the two conditions for approval, as drafted by staff. Commissioner Bjorklund suggested another condition be added to require the applicant to record an access agreement for this plat. Commissioner Wicklund anticipated this would be addressed within the final plat. Commissioner Bjorklund agreed with this course of action. The motion carried 6-1 (Chair Weber opposed). UNFINISHED AND NEW BUSINESS A. Introduction to Zoning and Subdivision Ordinance Revisions Community Development Director Jagoe provided a brief overview of the memo from Jason Zimmerman with HKGi as an introduction to the Zoning and Subdivision Ordinance review. She discussed how City staff would be working with HKGi to revise the City’s Zoning and Subdivision Ordinances over the next 18 months. She reviewed the team members from HKGi that would be working with staff, which included Jason Zimmerman and Rita Trapp. She stated HKGi representatives held a kickoff meeting with the City Council in July. She explained HKGi would be diagnosing current ordinances in order to reorganize content to have a user friendly approach. Draft codes would then be drafted and final ordinances would then come before the Planning Commission/City Council for consideration, adoption and implementation. It was noted a draft community engagement plan was being drafted by HKGi and stated pop up events were being planned for the public. She then discussed the roles of the City Council and Planning ARDEN HILLS PLANNING COMMISSION – August 7, 2024 7 Commission. She reported staff would be scheduling a joint Planning Commission/City Council meeting for November of this year. Commissioner Wicklund asked how the City Code could be rated today. Interim City Administrator Jagoe stated she was of the opinion the current code was clunky and in need of updates to formatting, when compared to neighboring communities. She explained there were overlaps in some sections of code and the revisions would streamline the readability for residents. Commissioner Wicklund stated he believed this was a great project for the City to be undertaking. Commissioner Bjorklund agreed this was a great project for the City. He appreciated the manner in which this project would be completed and that a procedural manual would be created. REPORTS A. Report from the City Council Council Liaison Rousseau provided the Commission with an update from the City Council. She commented on how ADU’s would be further discussed by the Council and Commission at the joint meeting in November. She explained the Council approved the new fire station on a 4-0-1 vote, noting Councilmember Fabel abstained due to the tree situation. She reported the City Council also approved the event center and allowed them to remain open until 2:30AM. B. Planning Commission Comments and Requests None. ADJOURN Commissioner Mitchell moved, seconded by Commissioner Bjorklund, to adjourn the August 7, 2024, Planning Commission Meeting at 7:51 p.m. The motion carried unanimously (7-0).