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HomeMy WebLinkAboutPC 05-07-2003 , MINUTES CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION . WEDNESDAY, MAY 7, 2003 7:00 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER Chair Sand cal1ed the meeting to order at 7:05 p.m. ROLL CALL Present were Commissioners Clayton Larson, Elizabeth Modesette, Megan Ricke, Cathy Smithknecht, Clayton Zimmerman, and Chair David Sand. Absent: Commissioner Ken Bezdicek. Also present were Council Members Gregg Larson and Lois Rem, Director of Community Services Aaron Parrish, City Planner Peter Hel1egers, and Recording Secretary Kathleen Altman. APPROVAL OF MINUTES FROM PLANNING COMMISSION MEETING HELD ON APRIL 2, 2003. . Commissioner Zimmerman requested the fol1owing changes: Page 3, 5th paragraph, 3rd line, delete the word "would" between building and be. Page 3, 6tl1 paragraph, first sentence to read: Mr. Moore sated the National Guard would have a lot of green space... Commissioner Modesette requested the fol1owing changes: Page 4, last paragraph to read: Commissioner Modesette stated she was sympathetic to the aesthetic concern regarding the oil waste site, but she also believed that since this was a public facility and given the environmental concerns for other improper disposal that an easily accessible place for oil disposal should be provided. She asked if the National Guard facility were to move north, would a green alley be incorporated into this plan along the east as a contingency. Page 6, first full paragraph to read: Commissioner Larson asked if it was proper that they do not approve the waste oil maintenance facility and instead have them come back with a plan at a later date for review by the Commission... Page 6, 3rd paragraph, second sentence to read: Mr. Heider replied the condition would require residents to hand the waste to an employee who would cany the waste into the building for disposal. He noted from a safety issue, it would be difficult to have people behind the building dropping off their oil. Commissioner Zimmerman moved, seconded by Commissioner Larson to approve the April 2, 2002 minutes as amended. The motion carried unanimously (6-0). . --- ARDEN HILLS PLANNING COMMISSION - MAY 7, 2003 2 PUBLIC HEARINGS . A. PLANNING CASE #03-10 - NORTH HEIGHTS LUTHERAN CHURCH, 1700 W. HIGHWAY 96; CONCEPT PLANNED UNIT DEVELOPMENT Chair Sand opened the public hearing at 7:06 p.m. Staff stated applicants were requesting a Concept Planned Unit Development review. The proposed PUD would involve the addition of a 4,000-seat sanctuary, administration offices, youth activities rooms, a chapel, and a retreat center. Staff requested the Commission's comments relative to the applicant's Concept Plmed Unit Development. Chair Sand invited anyone for or against the Concept Plan to come forward and make comment. Greg Anderson, applicant for Anderson Builders, stated a neighborhood meeting had been scheduled on April 28 but no neighbors attended the meeting. Commissioner Zimmerman inquired about the landscaping. He expressed concern about a balTen look to the property and suggested more significant landscaping than what was currently being proposed. Randall Tweeden, URS, summarized the landscape plan for the Commission. He stated . there was an extra large island at the end of the parking lanes, as well as additional landscaping within the aisles. Commissioner Zimmerman noted it was a very visible comer within Arden Hills and stated he wanted this to be viewed as a business within a residential area. Commissioner Ricke asked what would happen with the fox den that was located where they were intending to expand the parking lot. Randall Tweeden replied they intended to maintain as much of the natural vegetation as possible and augment it with additional landscaping. Commissioner Ricke expressed concem about the natural areas being eliminated for parking. She also expressed concern about additional traffic. She asked if they moved the entrance to the east, how would that affect the right turn lane. She expressed concern about the additional traffic on North Snelling. Randall Tweden replied there had been a traffic study done and it took into account two different scenarios for the church and the consequences once the site was developed. He stated the access off of Highway 96 would be moved to the location shown on the plan. He indicated some of the traffic eoneems would be addressed with the reconstruction of Highway 96, Mr. Hellegers stated the church had worked with the County for the relocation of the entrance and the curb-cuts which be worked into the plan with the County. He indicated . during large events, the church would have traffic officers controlling the traffic, which would alleviate some of the traffic concerns. He stated in the future, the plan was to have a signal at their main entrance/exit on Highway 96. He suggested applicant might be able to pull away some of the parking from North Snelling and relocate it towards the other end ofthe development, but that would entail some type of a parking structure. ARDEN HILLS PLANNING COMMISSION - MAY 7, 2003 3 . Commissioner Ricke asked if the report had taken into account what would happen with the traffic once TCAAP developed and Guidant expanded. Mr. Hellegers replied they could request an updated traffic study when the POD was presented. Commissioner Zimmerman asked ifit was the intent of the church that in the future when large events did occur, that traffic control personnel would be hired to manage the traffic flow in and out of the site. Ken Kems, architect, replied there would be a signal at the Highway 96 intersection and they had traffic control personnel at all of their events, and he believed with the traffic signal in place that would also help. He stated until the signal was put in by the County, they would have traffic control personnel there. Chair Sand asked if they could encourage the County to put the light in before the TCAAP was developed. Mr. Anderson replied if there was a need for the light, the County had indicated they would put one in, but until that time, they would use traffic control personnel at any events. Chair Sand asked what percentage of traffic would exit off of Highway 96. Mr. Kerns replied he believed they would be able to get people off the site much faster than they could at the present time and he believed most people would use the Highway 96 exit. . Chair Sand noted the parking on the east side of the lot was larger than the northern side and he questioned if they would actually exit onto Highway 96. He stated he believed most people would use North Snelling because it was more convenient. Mr. Kerns replied it depended which way people wanted to go out onto Highway 96. If they were going west on Highway 96, they would want to use the signalized traffic 'control at their main entrance. Chair Sand requested they have a better explanation of the traffic flow percentage going in and out of the site before they present their POD. Chair Sand stated they should assume they are a church in a residential area and not a commercial development and therefore the landscaping needed to be enhanced, Chair Sand asked what type of landscaping was along the east side. Mr. Parrish replied there was no berm and there would be maple trees planted along the east side. Chair Sand suggested a berm and deciduous trees be placed along the east side. Chair Sand expressed concern about the scrolling text on their sign. He asked if the new I I sign would conform to the sign ordinance. Mr. Parrish noted that the current sign was a I conditional of approval for that sign and staff would contact the church about this and remind them that the sign needed to conform to the conditions of the Commission. . Chair Sand stated if they were going to request two large free-standing signs, the church would need a good reason for that request. ARDEN HILLS PLANNING COMMISSION - MAY 7, 2003 4 Commissioner Zimmerman asked what was Phase 4 of this development. Mr. Kerns . replied that would be the retreat center. Mr. Hellegers stated Phase 3 was proposed for 2004 and Phase 4 for 2012. Commissioner Zimmerman noted this request was fairly consistent with the original POD submitted. Commissioner Larson stated he wanted to see the entrance off of Highway 96 signalized. He asked if they needed approval by the Watershed District. Mr. Hellegers replied they would need that approval. Commissioner Zimmerman requested when they present their PUD they have elevation drawings and color renditions ofthe site. Commissioner Ricke asked once this phase was completed, would the Easter and Christmas event be expanded. Mr. Kems replied because of the larger capacity, they did not believe they would need to go beyond the number of events they were holding, but it was difficult to predict the future. Randy Bolduc, Ellerbe Beckett, summalized the elevations of the proposed development. Commissioner Zimmerman requested they prepare specific numbers for the elevations when they present the POD. . Chair Sand requested they add a southwest elevation also. Mr, Bolduc replied the final submittal would have all of the elevations. Chair Sand asked if the materials would be the same as the main building. Mr. Bolduc replied it would. Chair Sand asked how much higher was the new proposed spire. Mr. Bolduc replied it was five feet higher. Chair Sand requested they determine how much exterior light would reflect off of the building, the hours of lighting, and the type of lighting when they presented their final plan. There were no further comments made for or against the Concept Planned Unit Development. Chair Sand closed the public hearing at 7:58 p.m. B. PLANNING CASE 03-03: COUNTY ROAD E-2 AND CLEVELAND AVENUE COMPREHENSIVE PLAN AMENDMENT . Chair Sand opened the public healing at 7:59 p.m. Commissioner Modesette stated because she owned property in this area, she would be joining the audience and excused herselffrom the dais. ARDEN HILLS PLANNING COMMISSION - MAY 7, 2003 5 I Mr. Hellegers stated at their April 2, 2003 meeting, the Planning Commission . recommended that a public hearing be held to consider a Comprehensive Plan Amendment for certain properties generally locatcd south of County Road E-2, west of New Brighton Road, east of Cleveland Avenue and north of the Cottage Villas development. Commissioner Smithknecht asked how would this affect the current residents. Mr. Hellegers replied the residents would not be able to change their property along Cleveland A venue to neighborhood residential; it would have to remain a residential area. He noted staffs recommendation at the Commission's last meeting was to rezone and prepare a Comprehensive Plan Amendment and now they were recommending the Comprehensive Plan Map be amended to reflect the Zoning Map. Chair Sand stated he believed they had discussed the Comprehensive Plan might have been drawn in error for the area at their last meeting. Commissioner Zimmerman expressed concern that they did not have any definite boundaries right now. Chair Sand invited anyone for or against this Comprehensive Plan Amendment to make comment. Katie Conley, owner of Lot 7, stated their property was currently listed for sale and they . were interested in selling part of it along Cleveland Avenue as neighborhood business because it was not suited for a residential home. She noted it was a perfect place for a commercial development because a developer could afford to fill in the soil, but it was not suitable for residential development. She indicated the site was too close to Cleveland A venue and the freeway and no one would want to build a residential home on the site. She stated it would make sense to continue the neighborhood business along Cleveland A venue because the northern part of it was already neighborhood business. Commissioner Zimmerman asked if the swale was neighborhood business or residentia1. Mr. Hellegers replied it was neither neighborhood business nor residentia1. Ms. Conley stated at the February Council Meeting it was recommended the easement would be lifted, which would make their property more developable. Chair Sand stated it would be up to the County if they wanted to lift the easement and he did not believe the County would be willing to do that. Commissioner Larson stated he did not believe it was the Commission's job to replat property, which is what they would be doing if they followed staffs original recommendation. Commissioner Larson stated he believed neighborhood business was probably the . appropriate zoning for this area, but it was not the Commission's job to replat the property and that should be left up to a developer. Peter Murlowski, 388 Cleveland Avenue, stated they were a potential developer for this area and they were currently in discussion with the property owners for a possible office ARDEN HILLS PLANNING COMMISSION - MAY 7, 2003 6 condominium on this site. He noted they had done extensive research on the soil and it . would need a lot of soil correction in excess of $500,000 to get the lots buildable. He stated he did not believe single-family residential would be able to afford to build on these lots once they took the soil correction cost into consideration. He stated the reality was that this site was suited for higher density residential, such as a townhome, apartment building, or a commercial development. Commissioner Zimmerman stated it was not the Commission's place to decide what residents should do with their property, and it was up to the residents to come before the Commission as a group to request rezoning. He stated he was against telling people what they had to do with their property. Commissioner Ricke stated she believed this area should be neighborhood business. Commissioner Larson stated he would look favorably to this area as being neighborhood business, and if the residents wanted this neighborhood business, it was up to the residents to request it alId it was up to the developer to draw the property lines. Mr. Murlowski asked if the City was open to a zoning change. The Commission noted they were not opposed to it. Liz Modessette, 3742 New Brighton Road, stated she would prefer that the zoning be changed to reflect the Comprehensive Plan. She stated she believed that the . Comprehensive Plan was a deliberate plan when it was set forth. She said this would send a message as to what the City's vision was for those properties once they were developed. She noted there was a potential here that they would end up with single- family next to neighborhood business and if the zoning was changed to neighborhood business, it was less likely that this would happen. She stated she believed Lot 3 should be zoned residential. She noted Lots 4, 5, and 6 currently matched the zoning and Comprehensive Plan and Lots 9, IO, and I I were already separated and replatted and the zoning there was already set. She stated only Lots 7 and 8 needed to be determined. She stated she owned Lot 10. Chair Sand stated if they followed the Comprehensive Plan, it would divide lots 9, 10, and I1 even further and create a middle portion. He asked what would they zone the middle portion. Commissioner Zimmerman reiterated it should be up to a developer to come forward with a proposal for the area and where things should be divided and it was not up to the Commission to set property lines. Commissioner Ricke stated she believed the City needed to set their vision for this area. Ms. Conley noted the middle section of the proposed Lot 9, was a wetland area and they would want that area to remain as wetland, .- Chair Sand stated he did not believe the Commission should establish property boundaries. Mr. Parrish indicated it was not uncommon for properties to have two legal descriptions. ARDEN HILLS PLANNING COMMISSION - MAY 7, 2003 7 Mr. Hellegers suggested this be tabled to the next meeting to attempt to communicate . with the other property owners as to their thoughts about their property. Ms. Conley stated there as a building moratorium in place until next February, so they were not in any need to get this decision right away. Commissioner Ricke requested the notice smmnarize both alternatives the Commission was considering. Mr. Hellegers replied they could do that and reminded the Commission with the building moratorium they could put this action off for 60 days or more if they needed more time. There were no further comments made for or against the Site Plan Review. Commissioner Larson moved, seconded by Commissioner Zimmerman to table Planning Case 03-03 and continue the Public Hearing to the June Planning Commission meeting. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS None. REPORTS . A. Planning Commissioners None. B. Staff Mr. Hellegers noted last Saturday was the first Planning Commission bus tour and asked for any suggestions for future tours. Chair Sand requested they also look at commercial, civic center properties in the future. C. Council Member Council Member Larson updated the Commission on recent City Council actions. ADJOURNMENT Commissioner Ricke moved, seconded by Commissioner Zimmerman to adjourn the meeting at 9:07 p.m. The motion carried unanimously (5-0). .