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HomeMy WebLinkAbout04-09-25 PC Minutes Approved: May 7, 2025 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, APRIL 9, 2025 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Collins called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Joshua Collins, Commissioners Jessica Birken, Brad Bjorklund, Patrick Burlingame, Stephen Erler, Nancy Jacobson, and Ben Lindau. Absent: None. Also present were: City Administrator Jessica Jagoe, Senior Planner Elena Fransen and Council Liaison Kurt Weber. APPROVAL OF AGENDA – APRIL 9, 2025 Commissioner Bjorklund moved, seconded by Commissioner Erler, to approve the April 9, 2025, agenda as presented. The motion carried unanimously (7-0). APPROVAL OF MINUTES February 5, 2025 – Planning Commission Regular Meeting Commissioner Erler moved, seconded by Commissioner Lindau, to approve the February 5, 2025, Planning Commission Regular Meeting as presented. The motion carried 6-0-1 (Commissioner Bjorklund abstained). PLANNING CASES A. Planning Case 25-001 – 1126 Benton Way – Variance and Conditional Use Permit – Public Hearing Senior Planner Fransen explained Philip Low (“Applicant”) has submitted an application for a Variance to construct an addition to the southwest elevation of the existing principal structure at 1126 Benton Way (“Subject Property”). To construct this proposal, the Applicant is seeking a variance to exceed the maximum structure coverage of 25 percent to 27.3 percent. The Applicant is proposing a 4.4 foot by 6.8 foot addition to expand the existing principal structure footprint by ARDEN HILLS PLANNING COMMISSION – April 9, 2025 2 30 square feet. The Applicant has also submitted an application for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way. The Applicant is the owner of piano lessons business. A home occupation is allowed in residential zoning districts, but a Conditional Use Permit is required when there are customers visiting the residence. The Applicant is proposing to meet with customers in-person by appointment only which triggered the Class II designation requiring a Conditional Use Permit. Senior Planner Fransen stated the Subject Property is zoned R-3, Townhouse and Low-density Multiple Dwelling District, and is designated for Low Density Residential Uses in the 2040 Comprehensive Land Use Plan. The Subject Property is the site of a single-family dwelling owned by the Applicant. All adjacent properties to the north, east, and south are also zoned R-3, Townhouse and Low-density Multiple Dwelling District, and designated for Low Density Residential Uses in the 2040 Comprehensive Land Use Plan. The parcel to the west is zoned B-2, General Business District, and designated for Commercial Uses in the 2040 Comprehensive Land Use Plan. Senior Planner Fransen explained in the 1970s, the Subject Property was established as part of the Hunters Park neighborhood and homeowners associations through a Planned Unit Development (PUD). A PUD can permit a greater amount of flexibility for developments from the underlying zoning regulations. The Hunters Park PUD used the flexibility permitted in the PUD process, and the neighborhood was designed with varying lot sizes, structure setbacks, and lot coverages. A number of the lots were permitted to have structures that did not meet the underlying zoning requirements, which is a legitimate use of the PUD process. Because the lot sizes and building locations were approved as part of the PUD process, they are not considered nonconforming even if they do not meet the underlying R- 3 zoning requirements. In 1985, the City Council approved a process evaluating future changes to structures in Hunters Park: • If additions or alterations to the homes do not require setback or coverage variances from the R-3 Zone, only a building permit issued administratively by the City shall be required. This removed the need for a PUD amendment with every change. • If additions or alterations to cluster homes do require additional variances of any kind from the R-3 Zone, the standard variance procedure set by the City shall apply. • If both cases, the Architectural and Environmental Committee of the Hunters Park Homeowners Association shall review and approve the proposed addition or alteration before submitting the same to the City. It shall assist individual homeowners in determining if a variance is required for proposed alterations. Senior Planner Fransen reported according to the planning case files, the Hunters Park homeowner association approved this process along with the City. Since many of the lots and structures are “nonconforming” under the R-3 regulations, a variance is almost always required. There have been at least five variances approved for additions in the Hunters Park neighborhood; however, past variance approvals are not a basis for current variance reviews. In 2009, a previous owner of the Subject Property requested three variances to construct a 585 square foot addition to the dwelling. The proposed addition encroached eight (8) feet into the required 30 foot rear yard setback, encroached four (4) feet into the required 40 foot front yard setback, and increased the structure coverage on the lot from 19.4 percent to 26 percent. The variance was approved by the City Council with approval from the Architectural and Environmental Committee of the Hunters Park Homeowners Association. The proposed addition was constructed before the Applicant became the owner of the Subject Property. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 3 Senior Planner Fransen stated the Applicant is requesting a variance to exceed the maximum structure coverage of 25 percent to 27.3 percent and construct a 4.4 foot by 6.8 foot addition on the principal structure. The existing structure coverage on the Subject Property is 26.9 percent and the proposed addition would increase the coverage to 27.3 percent. The proposed addition would expand the structure footprint by 30 square feet, bringing the total structure coverage from 1643 square feet to 1673 square feet. Section 1320.06 of the Arden Hills City Code requires a maximum structure coverage of 25 percent on residential properties. Senior Planner Fransen explained that the Applicant also submitted a Conditional Use Permit application to allow a Class II Accessory Home Occupation on the Subject Property for the operation of their piano lessons business. The Applicant is the sole employee of the business and teaches about three (3) to six (6) hours in a day. Piano lesson students are seen one at a time during scheduled times Monday through Friday between the hours of 3:00 p.m. and 9:30 p.m. and Saturday 9:00 a.m. to 4:00 p.m. with 30–60-minute breaks between some students. Piano students or their parents park their vehicle in the Subject Property’s driveway and one car departs when another arrives. The Applicant states that one student and their parent would be on the premises during a lesson and that lessons are conducted entirely within the home. There is no exterior evidence of the piano lesson business outside the home and the lessons do not require a separate entrance to the property. Senior Planner Fransen reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: General Findings: 1. City Staff received a land use application for the subject property located at 1126 Benton Way. 2. The Subject Property is zoned R-3, Townhouse and Low-density Multiple Dwelling District and is designated for Low Density Residential uses on the 2040 Comprehensive Plan. 3. The Applicant’s land use application includes a request for a variance to the required R-3 Zoning District maximum structure coverage requirement to construct a 30 square foot principal structure addition. 4. The Subject Property is part of the Hunters Park neighborhood development. If a variance is required for a proposed alteration, the Architectural and Environmental Committee of the Hunters Park Homeowners Association shall review and approve the proposed addition or alteration before submitting the same to the City. 5. A single-family dwelling is a permitted use within the R-3 Zoning District. 6. The Applicant has provided documentation that the Hunters Park Homeowners Association Architectural and Environmental Committee and both of their neighbors have reviewed and approved the submitted plans. 7. The Applicant states that the addition would be located between the house and the garage and that most people would be unlikely even to notice it is there. 8. The proposed addition would result in the Subject Property having an increased structure coverage of 27.3 percent. Variance Criteria Findings: 9. Variances are only permitted when they are in harmony with the general purposes and intent of the ordinance. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 4 10. The proposed addition would not alter the essential character of the neighborhood because the proposed design will look and feel consistent with the existing structure. 11. The variance request is not based on economic considerations alone. Conditional Use Permit Findings: 12. The Applicant’s land use application also includes a request for a Conditional Use Permit for a Class II Home Occupation to conduct piano lessons at the Subject Property. 13. A home occupation is allowed in residential zoning districts, but a Conditional Use Permit is required when there are patrons visiting the premises. 14. The proposed home occupation would have a limited number of patrons visiting the home during set hours, as the Applicant would only be seeing one client at a time, by appointment. 15. The Applicant is the sole owner and employee of a piano lesson business. 16. The Applicant is the sole owner and occupant of the Subject Property. 17. The home occupation is conducted entirely within the dwelling. 18. Clients visiting the dwelling would park in the driveway on the Subject Property. 19. There will be no exterior evidence of the home occupation. 20. A public hearing for a Conditional Use Permit request is required before the request can be brought before the City Council. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 25-001 for a Variance to construct a 30 square foot principal structure addition at 1126 Benton Way: 1. Recommend Approval with Conditions: 1. A Building Permit shall be issued prior to commencement of construction. 2. The proposed building addition shall conform to all other standards and regulations in the City Code. 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 25-001 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way: 1. Recommend Approval with Conditions 1. No exterior evidence of the home occupation shall be permitted. 2. No exterior signage shall be permitted. 3. The Applicant shall comply with all sections of the City Code, including no more than four vehicles parked in a driveway at any one time. 4. The Applicant shall be required to submit and maintain a Home Occupation Accessory Class II License with the City while the home occupation is active. 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Collins opened the floor to Commissioner comments. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 5 Commissioner Birken explained she drove by the property today and she believed the request made sense. Commissioner Burlingame stated he would be recusing himself from taking action on this item because Dr. Low is his son’s piano teacher. Commissioner Lindau commented he believed the applicant was making a reasonable requestion. Commissioner Bjorklund asked if the applicant has paid $750 for this application, along with an escrow that had to amount to $3,000. Senior Planner Fransen explained the applicant had to pay a $750 fee for the land use application for the variance and conditional use permit request in addition to the escrows. Commissioner Bjorklund reported he had no conflict of interest, but apologized to Dr. Low for the fees that were being charged given how simple this request was. He indicated he would be offering his support for the variance and conditional use permit. Commissioner Jacobson stated she believed this would be a great project that would solve the problems the applicant has with his home. She indicated she would be offering her support for the requests. Chair Collins invited the applicant to come forward at this time. Philip Low, 1126 Benton Way, commented over the past few winters his grand piano has lost its touch and tuning. He explained his home was in need of a vestibule to protect the climate surrounding his piano. Commissioner Birken asked where cars parked for lessons. Dr. Low explained visitors park to one side or the other of his driveway in order to accommodate two cars during lessons. He reported he owned the extra pavement the extends from his house and this was used for backing out. Chair Collins opened the public hearing at 7:01 p.m. Chair Collins invited anyone for or against the application to come forward and make comment. Mary Henry, 3521 Ridgewood Court, explained she was a piano student of Dr. Low and reported it brings her great joy to take lessons from Dr. Low. She commented on how the proposed addition would not be visible except from one neighbor across the street, but would have a great impact on Dr. Low’s pianos. There being no additional comment Chair Collins closed the public hearing at 7:03 p.m. Commissioner Erler moved and Commissioner Birken seconded a motion to recommend approval of Planning Case 25-001 for a Variance to construct a 30 square foot principal structure addition at 1126 Benton Way based on the findings of fact and the submitted plans, as amended by the conditions in the April 9, 2025, report to the Planning Commission. The motion carried 6-0-1 (Commissioner Burlingame abstained). ARDEN HILLS PLANNING COMMISSION – April 9, 2025 6 Commissioner Jacobson moved and Commissioner Erler seconded a motion to recommend approval of Planning Case 25-001 for a Conditional Use Permit to allow a Class II Accessory Home Occupation at 1126 Benton Way based on the findings of fact and the submitted plans, as amended by the conditions in the April 9, 2025, report to the Planning Commission. Commissioner Bjorklund explained the homeowner can put up a sign that has his name on it. Commissioner Birken commented the staff report states very clearly, no exterior evidence of the home occupation shall be permitted, which means this type of signage was not allowed. Commissioner Bjorklund did not support denying Dr. Low the right to put his name on his house. Commissioner Birken stated Condition 2 could be changed to read: No exterior signage shall be permitted as evidence of the home occupation. Commissioner Bjorklund supported this language amendment. Chair Collins commented the language within the general summary ensures the neighborhood does not turn into a commercial district. He explained the language in Condition 2 would speak to allowing a name sign in a residential neighborhood. Commissioner Bjorklund indicated he did not support signage for the piano business, but noted he could support the Low family having a name sign on their house. Chair Collins suggested Condition 2 be modified to ensure the signage on this property was not commercial in nature. He asked if the maker of the motion and seconder, would accept this friendly amendment. Commissioner Jacobson and Commissioner Erler accepted the friendly amendment with the new language for Condition 2. The motion carried unanimously 6-0-1 (Commissioner Burlingame abstained). UNFINISHED AND NEW BUSINESS A. Zoning and Subdivision Ordinance Update Discussion - HKGi Jason Zimmerman, HKGi, stated the current zoning and subdivision ordinances were adopted in 1993 but have been amended several times since – occasionally resulting in inconsistencies and poor formatting. In addition, procedures and some content need to be updated to reflect modern administration and new tools and technologies. HKGi has conducted a full evaluation of the current code and will be working throughout 2025 to meet with the Planning Commission and City Council in order to revise the organization and contents of the zoning and subdivision chapters. He discussed how the project had been broken down into four phases which were the project kick off, diagnosis, drafting of the new code and adoption of the code. Mr. Zimmerman provided a recap of the first Planning Commission work session meeting. He explained each work session with the Planning Commission will be focused on a handful of topics. The City Council will be briefed after each meeting on the discussion and recommendations of the ARDEN HILLS PLANNING COMMISSION – April 9, 2025 7 Planning Commission. It was noted a web page is being developed and targeted stakeholder groups will be involved throughout the year as needed to provide input on various topics. Consideration and adoption of the new code is anticipated for late fall of 2025. At the first work session, the Planning Commission provided feedback on the City’s zoning districts, district purpose statements, housing types, and lot and site standards for residential uses. He further reviewed the project goals for the zoning code rewrite. He commented on the draft zoning text for the nonresidential and mixed use districts, and reviewed the recommended updates to the text. He explained he was working to simplify and make the code language easier to read. Chair Collins opened the floor to Commissioner comments. Chair Collins asked what the rationale was for these single and multiple occupancy and the former large acreages. Mr. Zimmerman commented he was uncertain and after speaking with staff they were uncertain as well. He reported staff did not believe there was any reason to keep these standards in place. He indicated these standards would be revised to meet what makes sense for today. Further discussion ensued regarding height restrictions in the City’s commercial districts. Commissioner Jacobson explained the buildings for the two colleges exceed the City’s height restrictions. She stated if the building heights were increased for Institutional, this would have an impact on the adjacent neighborhoods. Chair Collins asked how the City was defining desired community character. Mr. Zimmerman stated this would be up to the City to determine and could vary from zoning district to zoning district. Commissioner Bjorklund commented he appreciated the changes that were being proposed for setbacks. He stated he thinks the corner setbacks were still too high. Mr. Zimmerman explained he could make adjustments depending on the feedback received from the Planning Commission. Commissioner Bjorklund requested Mr. Zimmerman provide a colored map or a visual for the current and proposed zoning districts. Commissioner Burlingame questioned if the City was locked into a fixed proposal or was there room to bring up new ideas. Mr. Zimmerman reported there was still room for new ideas. Commissioner Burlingame inquired if City staff spoke with other communities regarding their zoning code and simplifications that should be considered. He recommended a decision tree or flow chart be created to help applicants understand what applies to their property. Mr. Zimmerman stated he has had conversations with staff and noted they are aware of changes that could be made to the code that make sense. He commented he works with a number of other ARDEN HILLS PLANNING COMMISSION – April 9, 2025 8 communities in the metro area and he has done simplifications to code. He reported he has been working to weave this into the City’s code rewrite when pertinent. Commissioner Birken explained she was interested in seeing more information and options regarding setbacks and building heights. Chair Collins recommended the Commission review the new draft principle use table and provide staff with redlined feedback. Commissioner Bjorklund questioned when the next work session meeting would be held. Mr. Zimmerman stated the next work session meeting would be held in June, but noted the Planning Commission could meet again in May to discuss the zoning code update. City Administrator Jagoe reported she could look at the Planning Commission’s schedule for May to see if there were items that could be discussed. Commissioner Bjorklund asked if staff only completed updated definitions for the residential uses. He recommended ADUs and boarding houses have definitions. He believed it was time for the City to starting moving forward and begin addressing ADUs. Mr. Zimmerman reported the definitions would be expanded and updates as the City builds on the changes from workshop to workshop. He explained it was his understanding the City Council would be working through how to address ADUs once a new Community Development Director was brought on staff. Commissioner Bjorklund stated he supported the City shrinking lot sizes in order to pursue more affordable housing for the community. Commissioner Erler supported the new code having a larger definitions section. Kendra Ellner, HKGi, commented on the City’s development standards and described how they will help shape the community. She reviewed the main topics within City Code which addressed off-street parking, EV standards, signage, landscaping, exterior storage and outdoor lighting. Further discussion ensued regarding parking standards and the potential of splitting parking between big and small retail shops. Commissioner Bjorklund recommended the 30 day removal language for EV charging stations be amended to read the circuits have to be shut off. Chair Collins suggested the code language for EV charging stations not be too prescriptive given how quickly this technology was changing and evolving. Commissioner Birken asked if the current sign standards were working for the City. Senior Planner Fransen explained some sign standard adjustment requests have come forward to the City. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 9 City Administrator Jagoe reported staff would be working to meld feedback from the Economic Development Commission into the code amendments. Commissioner Birken recommended dynamic display signs have proper standards in place when it comes to size and brightness. Commissioner Burlingame explained he generally supported the proposed changes within the sign code portion of City Code. Commissioner Lindau wanted to see the integrity of the City maintained while allowing for some level of flexibility for business owners when it comes to dynamic display signs. Commissioner Bjorklund was of the opinion the current sign code was working, even if it was burdensome. He recommended the new sign code language have the new zoning districts added. Commissioner Jacobson supported streamlining the sign code for ease of use purposes, noting this would be a good step forward for the City. Chair Collins indicated he was uncertain if the current sign code works, given the number of variance requests that were being brought forward. He supported the sign code portion of code being updated. He recommended certain colors of accent LED lighting be addressed within the code as well. He suggested more thought be given to outdoor lighting as well. Commissioner Bjorklund reported Arden Hills was named after the Arden in Europe which was a sparsely, hilly, forested area in Europe. Knowing this history, he believed it was important for Arden Hills to have a strong tree replacement standard in place. Commissioner Birken suggested this portion of code reference the DNR’s recommended trees for reforestation in order to assist with improving the City’s canopy. Ms. Ellner explained the proposed language was intended to address not overcrowding a property with landscaping, noting if trees do not have enough space they cannot grow to maturity. She commented further on the landscaping and tree preservation requirements for new developments. Commissioner Jacobsen stated having sites overcrowded can hurt trees. She recommended the tree requirements remain in place with the understanding that if a site cannot manage the recommended number of trees, they could be placed elsewhere in the community. Commissioner Burlingame suggested the City putting in language that encourages businesses to install dark sky lighting. Commissioner Birken supported this recommendation. Ms. Ellner indicated she could look into dark sky standards and try to apply them to Arden Hills. In addition, she could explore lighting requirements for commercial properties. She then commented on the next steps for the zoning code rewrite, noting HKGi would be providing the City Council with a project update and the feedback that was received from the Planning Commission. ARDEN HILLS PLANNING COMMISSION – April 9, 2025 10 REPORTS A. Report from the City Council Councilmember Weber provided the Commission with an update from the City Council. He explained the JDA approved its first Planning Case for Rice Creek Commons for Outlot A. He reported the property was closed on and construction would begin by the end of the month. He stated the City Council would be considering allowing thrift uses in additional zoning districts within the community. He indicated the spring egg hunt would be held on Saturday, April 12 at Cummings Park. He noted the Norwegian Foot March would be held on Saturday, April 19. B. Planning Commission Comments and Requests Chair Collins welcomed the new Planning Commission members. Commissioner Bjorklund commented on a document he received from staff regarding ADUs and asked that this document be forwarded to each member of the Planning Commission. ADJOURN Commissioner Bjorklund moved, seconded by Commissioner Lindau, to adjourn the April 9, 2025, Planning Commission Meeting at 9:40 p.m. The motion carried unanimously (7-0).