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HomeMy WebLinkAbout04-07-10-PCChair Clayton Larson Commissioners Andrew Holewa �RnFN HILLS 1245 W. Highway 96 Arden Hills, MN 55112 Liz Modesette Daniel Reiff _ ��� Arden Hills 651.792.7800 Www•ci.arden-hills.mn.us Samuel Scott Roberta Thompson Planning Commission Clayton Zimmerman Angela Hames (Alternate) March 3 2010 � City Vision A strong community that values our unique environment, our fiscal soundness, and our tradition as a desirable city in which to live, work, and play. Agenda Regular Planning Commission Convenes 6:30 PM Call to Order —Role Call 1. APPROVAL OF THE AGENDA 2. MINUTES A. March 3, 2010 Regular Meeting B. March 3, 2010 Work Session 3. PLANNING CASES A. Planning Case 09-022; Variance; 1563 Edgewater Avenue; Mr. and Mrs. Ranallo — Not a Public Hearing B. Planning Case 09-023; Conditional Use Permit Amendment and Zoning Code Amendment; 1296 County Road F; Estate of George J. Refiling —Public Hearing C. Planning Case 09-019; Conditional Use Permit Amendment; 1296 County Road F; Clearwire Wireless LLC —Public Hearing D. Planning Case 10-004; Concept PUD Plan; 3920 Northwoods Drive; Robert's Development Company — Not aPublic Hearing E. Planning Case 10-006; Zoning Code Amendment; City of Arden Hills; Section 1335 Flood Plain Regulations —Public Hearing 4. UNFINISHED AND NEW BUSINESS 5. REPORTS A. Report from the City Council B. Planning Commission Comments 6. ADJOURNMENT — A Planning Commission work session will immediately follow the regular Planning Commission meeting. A quorum of the City Council may be present at this meeting. Planning Cases are available online at: http://www.ci.arden-hills.mn.us/planningcases April 7, 2010 Planning Case Map --ARQEN HILLS MEMORANDUM DATE: April 7, 2010 PC Agenda Item 3.A TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Planning Case #09-022 Variance Brian and Vanessa Ranallo 1563 Edgewater Avenue ATTACHMENTS: A — Application and Supporting Materials B — Resident Comment C — Surveys and Photographs Requested Action The applicants are requesting a variance to construct a new home at the property located at 1563 Edgewater Avenue. The structure would encroach 5.11 feet into the east side yard setback. All other setback requirements would be met. Background 1. Overview of Request The applicants are the owners of the property located at 1563 Edgewater Avenue, which is located in the R-1 Zoning District. The property is a lakeshore property and is located on the southeast side of Lake Johanna. The existing house was constructed in 1955 and is a one and a half story home that is 45 feet from the front property line, 100 feet from the OHW, 7.5 feet from the west property line, and 8.8 feet from the east side property line. Most of the homes constructed along this street were built in the early to mid 1950's; however, two homes along this street were demolished and new homes constructed in their place in the late 1990's. At the January 6 Planning Commission meeting the applicants proposed to demolish the existing home and construct a new home in its place. The new home would have encroached City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanningTlanning Cases 12009 1 09-022 1563 Edgewater Avenue Variance (PC Tahled)W4-07-10 - PC Report Ranallo Variance. doc Page 1 of 7 Plan Evaluation 1. R-1 Regulations, Existing Conditions, and Proposed Redevelopment A. Lot Size & Dimensions The lot is 14,146 square feet, 70 feet wide and 180 feet long. While the lot meets the depth and square footage requirements of the R-1 District, the parcel is substandard in terms of width. The City Code requires a lot width of 95 feet. B. Structure Setbacks — Variance Required The new home would be centered on the lot and slightly narrower than the existing home. The west side yard setback would be increased from 7.9 feet to ten feet, bringing it into conformance 'h h ' 1. Minimum Lot Areas 145000 2. Minimum Lot Size (ft, width/depth) 95/130 3. Height ft.) 35 4. Lot Covered by Structure 25% 5. Min. Landscape Lot Area 65% 6. Minimum Building Setbacks Front and 40 From OHW (Principal) 50 Average Setback of two adjacent structures 98-5 wit t e current Code. The existing home encroaches 6.4 feet into the The new home would encroach five feet eleven inches into the east side yard setback. In the R-1 District City Code requires a minimum side yard setback of ten feet on one side with a total of 25 feet combined on both sides. In this case the required side yard setback is 15 feet. Most homes in the neighborhood are nonconforming and have side yard setbacks that are in line with the five foot minimum setbacks of the R-2 District setbacks, rather then the ten foot minimum setbacks required in the R-1 District. The proposed home would meet all other required setbacks. It would be located 40 feet from the front property line and 98.7 feet from the Ordinary High Water (OHW) level to the rear of the property. For this particular lot City Code requires a minimum structure setback of 98.5 feet from the OHW level. C. Lot Coverage The existing lot coverage for the property is 21 percent. The proposed home increases the impervious coverage to 27 percent. City Code limits impervious coverage to 35 percent. D. Structure Height While the exact height of the structure has not been calculated, the proposed home would be approximately 25 feet in height, well within the maximum height limit of 35 feet. The City ofArden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009109-0221563 Edgewater Avenue Variance (PC Tabled) W4-07-10- PC Report Ranallo Variance. doc Page 3 of 7 height is calculated by measuring from the average grade ' to the average slope of the pitched roof. 2. Flood Plain, Wetlands, and Easements The proposed addition is outside of any flood plains, wetlands, or easements. 3. Tree Preservation The location of the proposed home appears to have been chosen, at least in part, in order to minimize the removal of trees. It does not appear that any trees would be removed with the construction of the new home. 4. Additional Review The Building Official has done a preliminary review of the submitted materials and has not objections to the application. A building permit will be required prior to any construction taking place. As a lakefront property, the applicant is required to receive approval from the Rice Creek Watershed District and DNR. Variance Evaluation Criteria The criteria listed below must be used to evaluate each of the variance requests. A. Variance Review Criteria — Section 1355.04 Subd. 4.C: Variances from the literal provisions of the Zoning Code may be granted in instances where the strict enforcement would cause undue hardship because of circumstances unique to the individual property under consideration. Variances shall only be granted when it is demonstrated that such actions will be in keeping with the spirit and intent of the Code. "Undue hardship," as used in connection with the granting of a variance, means: ■ The property in question cannot be put to a reasonable use under conditions permitted by the Zoning Code; ■ The plight of the landowner is due to circumstances unique to the property not created by the landowner; ■ The variance, if granted, will not alter the essential character of the locality; and, ■ Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the Code. City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009109-0221563 Edgewater Avenue Variance (PC Tabled) W4-07-10- PC Report Ranallo Variance. doc Page 4 of 7 Findings of Fact Staff offers the following eighteen findings of fact for review: General Findings 1. The lot size meets the requirements of the R-1 Zoning District. 2. The lot meets the depth requirements for the R-1 Zoning District. 3. The lot is only 70 feet wide which does not meet the 95 foot width requirement' for the R- 1 Zoning District. 4. The applicant is proposing to demolish the existing home and construct a new home in its place. 5. The existing home currently encroaches into both side yard setbacks. 6. The proposed home would increase the setback on the west side of the property from 7.9 feet to ten feet, bringing it into conformance with the current Code. The front and lake side setbacks would meet the minimum requirements of the Code. 7. The proposed home would encroach 5.1 feet into the required 15 foot side yard setback to the east. 8. The proposed structure coverage meets the requirements of the R-1 Zoning District. 9. The proposed minimum landscape area meets the requirements of the R-1 Zoning District. 10. The proposed home would not exceed 3 5 feet in height. 11. The proposed garage is outside of the 100 -year flood plain, wetlands, and easements. 12. There is no proposed tree removal for this project. Variance Findings.- 13. indings:13. Single-family homes are a reasonable use within the R-1 Zoning District because they are permitted within the Zoning Code. 14. The property is unique in the City due to the narrowness of the lot and steep topography to the north. 15. The circumstances of the property were not created by the landowner because the lot was platted prior to their taking ownership. 16. The proposed east side yard setback encroachment would not alter the essential character of the neighborhood because most homes in this area are nonconforming in terms of side yard setbacks and the west side yard setback would be increased to meet the requirements of the Code. 17. The construction and location of the home is not based on economic considerations alone, because tree preservation, distance to the lake, location of neighboring properties, and setback considerations were the primary reason for the proposed layout and location of the home. City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009109-0221563 Edgewater Avenue Variance (PC Tabled) W-07-10- PC Report Ranallo Variance. doc Page 5 of 7 Recommendation Staff recommends approval of this variance application. The findings of fact for this variance support a recommendation for approval. The property is unique in the City. The narrowness of the lot, which is more narrow than other lots in the area, make siting a conforming new home extremely difficult. If all setback requirements were met the home and garage would need to be constructed within a 49 foot wide by 40 foot deep area. The existing home currently encroaches within both side setbacks. Additionally, the applicant is proposing to increase the west side yard setback, bringing it into conformance with the existing Code. If the Planning Commission recommends approval of the variance, Staff recommends the following five conditions: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. 2. Building, Grading and Erosion Control, and Demolition permits shall be obtained by the property owner. 3. The structure shall conform to all other regulations in the City Code. 4. The applicant shall obtain approval or a waiver from the Rice Creek Watershed District prior to the issuance of any building permits. 5. The applicant shall submit a Shoreland Mitigation plan to the City in accordance with Section 1330.03 Subd 7E subject to the approval of the City Planner. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 09-022 for a variance at 1563 Edgewater Avenue based on the findings of fact and the submitted plans, as amended by the five conditions in the April 7, 2010, planning case report. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 09- 022 for a variance at 1563 Edgewater Avenue based on the findings of fact and the submitted plans, as proposed in the April 7, 2010, planning case report. 3. Recommend Denial: Motion to recommend denial of Planning Case 09-022 for a variance at 1563 Edgewater Avenue based on the following findings... 4. Table: Motion to table Planning Case 09-022 for a variance at 1563 Edgewater Avenue: a specific reason and/or information request should be included with a motion to table. City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009109-0221563 Edgewater Avenue Variance (PC Tabled) W4-07-10- PC Report Ranallo Variance. doc Page 6 of 7 Notice Although a variance does not require a public hearing, a public meeting notice was prepared by the City and mailed to properties within three -hundred fifty (350) feet of the subject property. Resident Comment The City has received one letter from the neighbor to the east regarding the revised variance application. No other calls or comments have been received. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on December 7, 2009. Pursuant to Minnesota State Statute, the applicants have extended the City's review deadline to April 27, 2010. Attachments A — Application and Supporting Materials B — Resident Comment C —Surveys and Photographs City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009109-0221563 Edgewater Avenue Variance (PC Tabled) W4-07-10- PC Report Ranallo Variance. doc Page 7 of 7 Attachment A Application and Supporting Materials It EN HILLS April 7, 2010, Planning Commission Meeting Ito.- ,, --A EN HILLS 1245 West Highway 96 Arden Hills, Minnesota 55112 Telephone (651) 792-7800 Fax (651) 634-5137 www.ci.arden-hills.mn.us Planning Case Na 09 - Submittal Date Application Completed Date Accepted by Receipt Number Council Decision Council Decision Date 2009 LAND USE APPLICATION 29-M Awficant Information Applicant:­_aj� r,,A __art o__t%0.V� SS fi. �G..�1Gi � � b-----__�_.�___�__ Address: ______ �'T"�� ._� V1�a.�cS Dr ve- -7- Telephone No.: �D�✓1-6 -316 315 �1------_._.___ Other: 02- VV l_z 10 Fax No.: - — Email Address: bvroaa-lto torn Property Information Property Owner: 'a A e, r ------------ - -------- Owner Address: e. iw cL-k- r Ave I+v'dQ. o W I Owner Telephone No. Address of Property Involved: 1 56 3 6d Other: Legal Description: Lo _I` -L' 13lorfL A-rdt✓l 4'i Its No. kaMS-e, COV/1 Property ID No.: -3 -30 -33 00t ----------- ------- __Ty e of Use: ...... e n Ha, Zone: Property Acreage___ , 3� ------- --- Twe of Reg est* LJ Apportionment of Assessments ($30) LJ Comprehensive Plan Amendment ($550) Ll Conditional/interim Use Permit or Amendment ($350) U Final Plat ($400 + $25 per lot) LJ Master Planned Unit Development ($600 + escrow) LJ Final Planned Unit Development ($200) LJ Planned Unit Development Amendment ($350) Ll Zoning or City Code Amendment ($550) Ll Land Use Requests —Not Already Specified ($200) LJ Appeal of Administrative Decision ($75) Ll Minor Subdivision (lot split/consolidation) ($425 + escrow) ❑,�r Preliminary Plat ($600 + $25 per lot +escrow) Variance (Zoning Code) ($350) LJ Site Plan Review ($400) LJ Rezoning ($550) ❑ Site Plan Review (Sign or Fence) ($250) U Vacation of Easement or Right -of -Way ($300) Revised: 12-16-08 Page 1 of 3 *Certain applications are subject to review and approval by the Rice Creek Watershed District. Contact RCWD directly at 763- 398-3070 for additional information. *The land use application fees do not cover building, sign, or other permit fees that may be required upon approval of a land use application. *All applications may be subject to additional fees for reimbursement of consultant costs associated with filing, reviewing, and processing of application in the form of an escrow to the City. Brief Description of Request (please also include a lyged, detailed letter explaining the project): - __.________..__M..___, WIX&I" ------- - -------- ------- - ----- ................ . ..... - - ----- ------- - ------- Filina & Information Reauirements The City requests that you make a pre -application meeting with the City Planner to discuss the application process, requirements, and deadlines. Unless waived by the City Planner or Planning Commission, a certified survey of the property is required for all applications. The Planning Commission and/or City Council may still require a certified survey. A checklist for other required information is also available. ComMetefincomolete Awlications An incomplete application will delay the processing of land use requests. The application approval time commences and an application is considered officially filed when the City Planner has received and examined the application and determined that the application is complete. A decision on whether the application is complete or incomplete shall be made within fifteen (15) working days following the submittal of the application. When the application is deemed to be "complete" it shall be placed on the agenda of the first possible Planning Commission meeting provided that all required public notices have been sent and published. Pavment of Fees The undersigned acknowledges that she/he understands that before a land use application can be deemed complete, all required information and fees (including all deposits) must be paid to the City. If additional fees are required to cover costs incurred by the City, the City Planner has the right to require additional payment from one or more of the undersigned, who shall be jointly liable for such fees. Such expenses may include (but are not limited to) direct city payroll and overhead costs, fees paid to consultants and other professionals, and the cost of printing, mailing, and supplies. The City may withhold final action on a land use application, withhold building permits, and/or rescind prior action until all miscellaneous fees have been paid. Applicants are advised that an escrow deposit is required at the time of the submittal of the land use application to offset costs associated with the proposed project. Unused portions of an escrow are returned to the applicant upon successful implementation of an approved plan. Notice of Meeting Attendance In order for the Planning Commission and the City Council to consider any application, the applicant or a designated representative must be present at the scheduled meeting. If not, the matter may be tabled until the next available agenda. Revised: 12-16-08 Page 2 of 3 Aaenda Deadline and Meetina Schedule The deadline for submittal of land use applications is required according to the schedule outlined below. There are no exceptions. Planning Commission meetings are typically held on the first Wednesday of each month at 6:30 PM, though please contact City Hall to verify the meeting date and time. City Council meetings are held typically the last Monday of the same month at 7:00 PM. Meetings are held in the Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota 55112, unless otherwise stated. Applicants are advised that additional meetings and/or workshops are scheduled when necessary upon approval of the Planning Commission. 2009 SCHEDULE (*subject to change) Acknowledgement and Sig -nature I acknowledge that I have read all of the information listed in the City of Arden Hills Land Use Application and fully understand that I am responsible for all costs incurred by the City related to the processing of this application. Property Owner Signature (Required) Date Applicant re (1k Aerent than he property owner) Date 09 Please contact the City Planner at (651) 792-7800 if you have any questions regarding this application. Additional copies of this application form are available on the City's website: hffp.-11www.ci.arden-hi11s.mn.us Revised: 12-16-08 Page 3 of 3 TENTATIVE TENTATIVE APPLICATION PLANNING CITY COUNCIL COMMISSION MEETING DEADLINE MEETING DATE* DATE* DATE* (Generally held on the (Generally held on the first Wednesday at 6:30 p.m.) lastmonday at, 7:00 p.m.) e JanusJrua 7- 26 January 5 February 4 February 23 -01 4 --h -0- M "C March 2 April 8 April 27 ay 2; May 4 June 3 June 29 July 6 Au2ust 5 August 31 ii-," b September 7 October 7 October 26 Iter ro N' yphibe November 2 December 9 December 28 u 17-- 2Q'l fl y : Jan 25 (2 010) Acknowledgement and Sig -nature I acknowledge that I have read all of the information listed in the City of Arden Hills Land Use Application and fully understand that I am responsible for all costs incurred by the City related to the processing of this application. Property Owner Signature (Required) Date Applicant re (1k Aerent than he property owner) Date 09 Please contact the City Planner at (651) 792-7800 if you have any questions regarding this application. Additional copies of this application form are available on the City's website: hffp.-11www.ci.arden-hi11s.mn.us Revised: 12-16-08 Page 3 of 3 The deadline for submittal of land use applications is required according to the schedule outlined below. There are no exceptions. Planning Commission meetings are typically held on the first Wednesday of each month at 630 PM, though please contact City Hall to.verify the meeting date and time. City Council meetings are held typically the last Monday of the same month at 74-00 M. Meetings are held in the- Council Chambers at the City of Arden Hills, 1245 West Highway 96, Arden Hills, Minnesota, 55112, unless other -wise stated. Applicants are advised that additional meetings andfor workshops are scheduled when necessary upon approval of the Planning Commission. 2009 SCHEDULE (*subject to change) I �Ljhl I Elm I acknowledge that I have read all of the 'information listed in the City of Arden Hills Land Use Application and i fully u . nderstand that I am responsible for all costs incurred by the City related to the processing of this application. Applicant Signature (If different than the property owner) Please contact the City Planner at (651) 792-7800 if you have any questions regarding this application. Additional copies of this application form are available on the City's website: h. I -,IWww.ciLardpri-millsmn.us Revised-, 12-16-08 Page 3 of 3 TO: Meagan Beekman, City Planner/Recycling Coordinator James Lehnhoff, Community Development Director FROM: Brian and Vanessa Ranallo RE: Revised variance request: 1563 Edgewater Ave. Arden Hills, MN Thank you both for taking the time to work with us on our revised variance application. After speaking with you, and evaluating our options with an architect and a builder representative, we have arrived at a new design. We are confident that this new plan satisfactorily addresses the vast majority of concerns previously expressed by the Planning Commission. Listed below is a summary of changes that we have made: • Decreased overall square footage of the building plan: The footprint of the proposed home hqs been reduced by over 400 square feet. • Reduced width of home: The proposed width of the home is 53'. This is actually slightly less then the existing home on the property. • Reduced depth of home: The new design eliminates the need for a front yard variance and lake side variance as requested in our initial application. • Centered home on lot: By centering this smaller design on the property, we have achieved a side yard setback on one side that meets city code and minimizes the impact on the adjacent property owner on the other side. Please note that our proposed changes have reduced the request to a single eastern side yard variance that would allow us to build essentially the same width structure that exists today. The revised survey shows that we meet the city's current setback requirements on the lake side, road side and west side of our property. The proposed setback on the east side of the home is 9.1'. Therefore, we only need to request a variance of 5.11' on the east side of the property. It is important to note that we have supplemented this revised information with a letter of support from the adjacent property owner on the side that requires the variance. As evidence that we are proposing a reasonably sized home for the lot, it is important to note that the plan meets the design criteria as defined by city ordinance. The proposed home meets all of the following requirements: Height requirement: The proposed height of the home would be less than the 35' height that is allowed by code. This has been done intentionally to avoid a "towering" structure amongst lower profile homes in the area. Floor area ratio requirement: The living space in the home is less than the 30% maximum as required by the city. Impervious surface coverage requirement: The proposed structure and lot improvements result in impervious surface coverage that is less than the 35% that is required by ordinance. In addition, we have given serious consideration to all of the items listed below as part of this revised proposal: • Tree preservation • Maximize green space on lake side of property • Protection of the site lines of adjacent property owners As you evaluate this variance request, we hope you will agree that our proposal meets the criteria necessary for you to approve a variance request as outlined below: 1) Strict enforcement of the city code would cause undue hardship due to unique characteristics of our land. The subject property is 'a non -conforming width, significantly less than that of a standard lot as defined by city code. 2) Approval of our variance request is needed so that we can benefit from reasonable use of the property. 3) Approval of the variance would be in keeping with the spirit and intent of the ordinance. The proposed residence is reasonably sized and abides by all of the city's lot coverage and structural design criteria parameters (i.e. height requirements, floor area ratio, etc.) 4) The need to request this variance is not based on economic concerns. Instead, it is based on our desire to construct a home that is consistent with the essential character of the neighborhood. Much thought has been given to size and design and how it can complement other homes in the area. Together with a professional architect and an experienced builder, we have considered a wide variety of house designs. We believe these efforts are reflected in our revised variance application as we have: • addressed the Planning Commission's concerns • complied with the newly adopted and more restrictive Shore Land Ordinance • worked respectfully throughout this process, with the City Staff, Planning Commission, and City Council • preserved the landscape, including mature trees, and general aesthetics of the property and the neighborhood • addressed the interests of neighboring property owners • designed a home that is in keeping with the neighborhood and that will bring the residence up to current legal living standards It is our intention is to construct a modern home that is in keeping with the essential character of the neighborhood, positively affecting the surrounding community. Thank you for your consideration. Attachment B Resident Comment �ENHILLS April 7, 2010, Planning Commission Meeting March 2 7, 2 010 Dear Arden Hills Planning Commission, I am writing in regard to the Variance application submitted by Brian and Vanessa Ranallo at 1563 Edgewater Avenue. I live at 1557 Edgewater Avenue, which is adjacent to the east side of their property and also the one side on which they are requesting a variance. Prior to the first variance application, Brian Ranallo spent time reviewing the proposed building plan with myself and several other neighbors. I supported their initial request, and their revised application is even more reasonable. I understand and support their request to build a new home 9.1 feet from the east side property line. I am not opposed, as the existing home is currently set almost identically on the lot. Also, I know their lot is significantly narrower than a standard lot and narrower than others on Edgewater who have similar side yard setbacks to the one they are requesting. I support their desire to construct a new home, as the existing home does not meet current building codes, nor does its size (with a single car garage and single bathroom) reflect current lakefront property values. I believe the house that they are requesting to build will enhance the neighborhood, and I appreciate their efforts to establish a long-term, positive relationship with the neighbors. Sincerely, Earl Ford Attachment C Surveys and Photographs ,T� EN HILLS April 7, 2010, Planning Commission Meeting .... , " , t,h { : J , . .,`7,. .,,mow­11 4 r .el1. •`�.11. "N I { \, w.�, cts ..� t �.1. � { �, 1.'""� ,� . ; . ;i :>+ J ri . �_; t`• ' i 1. 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Psi �Q�i d p ;CD �`%�iy X ,••1 •Na a%Q 1 ��•'`+• r i w co �. pAla:11 , C3� 1�W ~tea Qi Cd m LLJ LO 2 0 ! 2 mu? � M - 7.75 00 N cua O o r x k O o Wiz �. x lu �' O O r.'"' • �, '�•� a �C C,60 c WO Oj4j CL c cu 10 cd ;Q� ¢COO � COM U -+,1�1 ,' xoo ' to y i'7 x �:�_. G °=cu MID • N2 (j1CL O� Q G�►YQ �a ter: COW �' ! i.$ y �• f �x coa 3 f� ,off SS t�0 96 xi <v Sto w ' q O p = cu 'S 1 37.8 'a `' � 40 a � cowM cu 1l0�8i35 JNIQ 11(19 .Ot 03SOdOMd m Q �J w x n a W� ! �a f a+ •�o .moi �o ma CJ Q 4 ca MHO MW �� ui•►1� .: ,.� .I '• •� a. WX © x ' O a°o x oma+ x 'Q' r ma •e mX T a `'� ••'• m o, 7 c3a coon - m m� mw�```coo-- a' 0!{ N'n,' i 1 WC cu :1.via s'coz .;x ',� �a: •~' '•'w--'..._---- W a LJ LR CmD1W't: m / f Mw hV ODiW m J X _ Wt7 :t+L�re NZ �D MV. p� cow anof mu MW Lim cu 1 COLD : co17 ry' ,^,, N 00 x X ad/ O L�. W :3g� X �G? 'IT AT - (QcuzZ LO cue Q V r~1 Mw -MIL to stn 3 2 1� Z a= .ow �' crow ccu '3U vw �c cch Mu 99 3.f6f►.L£o00N m C, cq �~ #I � O �a I ltow-_ EN HILLS MEMORANDUM DATE: April 7, 2010 PC Agenda Item 3.$ TO: Planning Commission FROM: Meagan Beekman, City Planner SUBJECT: Planning Case #: 09-023 U.S. Bank (Michael O'Rourke) on behalf of the George J. Refiling Estate Conditional Use Permit (CUP) Amendment and Zoning Code Amendment 1296 County Road F ATTACHMENTS: A — Original Conditional Use Permit 72-024 B — Ulteig Engineering Structural Analysis Report C — Proposed Zoning Code Amendments — Black -lined Requested Action The applicant is requesting a Zoning Code amendment to make existing non -conforming communications towers conforming so that additional antennas, at a height greater than 75 feet, may be placed on them. The applicant is also requesting a Conditional Use Permit (CUP) Amendment to Planning Case 72-024 for the tower at 1296 County Road F to allow up to 21 antennas to be located, replaced, or relocated on the tower without the need for additional CUP Amendments. The CUP amendment is contingent upon approval of the Zoning Code amendment. Background This application was first reviewed by the Planning Commission at the February 3, 2010, meeting. At that time the applicant was requesting a zoning code change that would allow additional antennas on non conforming communications towers. The Planning Commission made a recommendation of approval to the City Council. At their February 22, 2010, meeting City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009 M-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W4-07-10 -PC Report - Refiling Tower CUP Amendment.doc Page 1 of 10 the City Council voted to table the application and expressed concerns over the number of antennas that would be permitted on the tower and the proposed amendment to the zoning code. At their March 15 work session the City Council directed Staff to work with the applicant on a CUP Amendment that would limit the number of antennas on the tower to the number of antennas currently in operation and alter the zoning code amendment language slightly. Because the zoning language that is now proposed is different that the language presented to the Planning Commission at the public hearing, the City Attorney recommended that the application go back to the Planning Commission for a public hearing and review. Verizon replaced three of their antennas with new ones in the fall of 2009. As part of the work done on the tower at that time they also removed six of the large dish antennas; however, it had been Staff s understanding that there remained eight to nine additional antennas that were not in use. Previously Staff had been told that only 21 of the 30 remaining antennas located on the tower were being used and that the remaining antennas had been abandoned. Since the March 15 City Council work session Staff has had discussions with the property owner, the service providers that are using the tower, and Ulteig Engineering who conducted the structural analysis of the tower for the City. Through these discussions Staff has been able to clarify the number of antennas on the tower and how many of these are currently operational. According to Ulteig Engineering there are currently 30 antennas on the tower. Through discussions with the service providers who are on the tower Staff learned that all of the antennas are currently being used; three antennas are owned and managed by American Messaging, 15 antennas belong to Verizon Wireless, and eleven of the antennas are owned by Nextera. The final antenna that is located on the tower is a relay antenna that is used as an intermediary to remotely gather data about the other antennas that are on the tower. I. Overview of Request: U.S. Bank, on behalf of the George J. Reiling Estate, has submitted an application for a Zoning Code Amendment as it relates to the existing 240 foot communications tower and associated antennas located at 1296 County Road F, hereafter referred to as the Reiling Tower. The original CUP for the Reiling Tower was approved in 1972 (Attachment B). The CUP allowed for the construction of a communications tower and seven microwave dish antennas on the parcel located at 1296 County Road F. Although the approved dish antennas could be replaced with other equipment in the same location, the original CUP did not include provisions for adding antennas or relocating antennas at different heights on the tower. Over the course of the next several decades, antennas were replaced, removed, and relocated on the Reiling Tower. There is not a consistent record of building or electrical permits for this work, and the original CUP was never amended to accommodate the changes made to City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009 M-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W4-07-10 -PC Report - Refiling Tower CUP Amendment.doc Page 2 of 10 the Reiling Tower. This discrepancy was discovered during recent inquiries by Clear Wireless to add new antennas to the Reiling Tower. The antenna tower had been maintained by a company called Great River Wireless; however, they abandoned their rights to the tower in early 2009 due to a disagreement with the Reiling Estate. Mike O'Rourke from U.S. Bank was hired by the Reiling Estate to manage the property. Staff informed Mr. O'Rourke that the tower needed to be brought into compliance with the original CUP or the original CUP would need to be amended to address the changes that were made over the last 38 years. However, a CUP amendment request is made somewhat more complicated because the tower has become a legal non -conforming use. A legal non -conforming use means that the tower was originally constructed in conformance with the Zoning Code but, over time, the Code changed and the tower is no longer in conformance with the Zoning Code. The Reiling Tower is a legal non -conforming use because at some point after the tower was approved in 1972, the City changed the Zoning Code to make antennas a conditional accessory use in all zoning districts except for the B-3 District and heights were limited to 75 feet. This change meant that new towers could only be built on sites with other uses and antennas could not be placed at heights greater than 75 feet, except for on City water towers. Because the Reiling Tower is the only use at 1296 County Road F and it is greater than 75 feet tall, it is a legal non -conforming use. Allowing additional antennas would be an expansion of a non -conforming use. A legal non -conforming use can only be expanded in one of two ways: 1. The applicant could request a variance, but he would need to demonstrate a hardship as required under State Statutes; or, 2. The applicant could request a Zoning Code amendment to make the existing non conforming towers conforming, thus permitting additional antennas to be placed on them. It would be quite difficult to prove a hardship in this type of case, which is why the applicant is requesting a Zoning Code amendment. If the Zoning Code amendment is approved, the applicant is then requesting a conditional use permit amendment to allow the existing antennas to remain on the tower and allow future replacement or relocation of those existing antennas. Without the Zoning Code amendment and CUP Amendment the antennas that have been added over and above the original seven would have to be removed from the tower. Approval of this planning case would bring the tower into conformance with the Zoning Code and allow only those existing antennas to remain. Any additional antennas would be required to receive a CUP Amendment in order to be installed. Besides the Reiling Tower, there are two other freestanding antenna towers located in Arden Hills. The Arden Tower at 1777 Gateway Boulevard is also considered a legal non- conforming use because it is not accessory to another use and exceeds the 75 foot height limi g t. However, the Arden Tower CUP already includes provisions that allow for additional City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009 W-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W4-07-10 -PC Report - Refiling Tower CUP Amendment. doc Page 3 of 10 antennas and antennas at different heights with administrative review and a building permit. The 1972 Reiling Tower CUP does not include such flexible provisions. The other tower is located at 1929 Lake Valentine Road and is owned by the Minnesota Department of Transportation (Mn/DOT). Because the tower is owned by a State agency, it is not subject to local land use regulation. They are not required to obtain local review or approvals for changes to this tower. The proposed Zoning Code changes would impact the Arden Tower, which would now be considered a conforming use; however it would continue to be governed by its existing CUP that allows for the relocation and replacement of up to 31 antennas. The Mn/DOT tower will continue to be exempt from local regulations. 2. Surrounding Area: North Light Industrial and Office 1-1: Limited Industrial District Light Industrial and Office (Boston Scientific) South Right -of -Way Right -of -Way Right -of -Way (Interstate 694) (Interstate 694) (Interstate 694) East Light Industrial and Office 1-1: Limited Industrial District Light Industrial and Office (Land O'Lakes) West Light Industrial and Office 1-1: Limited Industrial District Office (Bethel University Office Building) 3. Site Data: ter:.::?::::.:::.:.::.::.::.:::.>:.::..::.::.::.::::.:.::.:::.::.::.:::.:.::::.::.::.::.::.::::.: Utility ::::::.:::::::::.::::::::::::::::::.:::::::::: ::::::::::::::::::::::::::::::::::.:: ut�l�t Y ::::::::.::::::.::::::::.:.:.:.::.::.::::.::::.::.:.:.::::.::::_::::::,::::.::::::::::::.::.::.::.:::.::.::.::.: 11 Lim i :::.::::::::::::::::::::.:.::::::.:::::::::.:.::.::.:::.::::::::::::......::::::::ted Industrial District 2.76 Acres ::::cs ::::I.:.:::::::.:::..:::::.:::::.:::.::.>:.::::.::.::.:::.::.:Th :;::::: R:.::.:5.:.:.:::::::::::::::::::::::::::::::.::::::::::.:::.::.::.::.::.::::::.::.::::: a lot is wooded and generally slopes down g ward to the south. Plan Evaluation 1. Zoning Code Amendment Review There are two parts to the Zoning Code amendment request. The first part would make communications towers that were in existence prior to the effective date of the zoning amendment conditional uses, thus allowing them as the primary use on the property on which they are located. The second part would allow antennas to be located on these existing communications towers up to the height of the existing tower (Attachment Q. If approved, City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009M-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)104-07-10 - PC Report - Refiling Tower CUP Amendment.doc Page 4 of 10 the combined effect of the amendment requests would allow additional antennas on communications towers that exceed the height of 75 feet, and were in existence prior to the adoption of this amendment, up to the limit of the CUP under which each tower operates. FCC Regulations Whenever a city reviews its antenna ordinances, it is important to consider federal regulations. All cities must take into account the provisions in the Federal Communications Act. Section 332(c)(7) of the Communications Act preserves state and local authority over zoning and land use decisions for communications antennas; however, it includes limitations on that authority. According to the regulations, a state or local government may not unreasonably discriminate among providers of functionally equivalent services, may not regulate in a manner that prohibits or has the effect of prohibiting the provision of wireless services, must act on applications within a reasonable period of time, and must make any denial of an application in writing supported by substantial evidence in a written record. The statute also preempts local decisions premised directly or indirectly on the environmental effects of radio frequency (RF) emissions, assuming that the provider is in compliance with the Commission's RF rules. (http://wireless.fcc. gov/siting/local-state-gov.html). City Zoning Regulations Section 1325.09 Subd 1 of the City's Zoning Code states that a purpose of regulating antennas, dish antennas, and towers within the City is to "maximize the use of existing and approved towers and buildings to accommodate new personal wireless service antennas in order to reduce the number of new towers necessary to serve the community." Essentially, it has been the City's desire to encourage new antennas to be located on existing platforms (i.e. water tower, antenna tower, or building) where feasible instead of building new antenna towers or monopoles throughout the City. Cities are allowed to regulate towers in such a manner provided it does not leave parts of a community without access to wireless services. In August 2009, the City updated the Zoning Code to include a priority list for the placement of new antennas (Section 1325.09 Subd 6). Again, the goal is to encourage the grouping of antennas to minimize the construction of new antenna towers and limit the impact on the public health, safety and welfare, which includes the aesthetic impact. The code states that new antennas shall be located on City water tower sites unless the applicant shows, to the reasonable satisfaction of the City, that the City water towers cannot be feasibly used from an engineering standpoint. If the City water tower site is not feasible, the Code requires the applicant to consider the following locations in order of priority: 1. On existing towers or structures within any industrial, civic -center, or business district; 2. On new towers in any industrial civic -center, or business district; 3. Any existing towers or structures located within any residential district; then, 4. Any new towers or structures located within any residential district. City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009W9-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W-07-10 -PC Report - Refiling Tower CUP Amendment.doc Page 5 of 10 As stated above, the Zoning Code requires applicants to consider the City water tower sites and existing towers before any other location or before building a new tower. However, the Code also prohibits the addition of new antennas to the existing Reiling Tower because it is considered legally non -conforming under the code. This creates a contradiction in the Zoning Code because if the water tower sites were deemed infeasible from an engineering review, a potential applicant would not be able to consider the Reiling Tower due to its non- conforming status. This could result in a request for a new antenna tower, which the City is trying to avoid when possible. The height requirements within the code are also contrary to the purpose of reducing the number of towers necessary to provide suitable service. Generally speaking the greater the height of the antenna, the greater the range, thus potentially reducing the number of antennas that are necessary to accomplish the same level of service. Moreover, permitting antennas on existing towers at heights greater than 75 feet would allow better utilization of existing tower space and may reduce the need for new towers elsewhere in the City. The need for suitable antenna sites is anticipated to increase with the growing demand for wireless services. While some older technologies are consolidating antenna sites, the newer high-speed services are requiring additional antennas. It is reasonable to expect increasing demand from wireless internet and cellular services. 2. Conditional Use Permit Review — Section 1355.04 Subd 3 Section 1355.04 Subd 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit or Conditional use Permit Amendment. The Planning Commission and City Council shall consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; adjoining land values; 6. Park dedications where applicable; and the 7. Orderly development of the neighborhood and the City within the general purpose and intent of this ordinance and the Comprehensive Development Plan for the city. City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009 1 09-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W-07-10 -PC Report - Refiling Tower CUP Amendment. doc Page 6 of 10 Conditional Use Permit Amendment Request The applicant is requesting that the original CUP be amended to allow the owners to add, relocate, or replace antennas on the Reiling Tower as needed, up to the existing 30 antennas that currently exist on the tower. Any change to equipment on the tower would require a building permit and administration review, but a CUP amendment for changes would not be required. If the owners wanted to place additional antennas beyond the existing 30 a CUP Amendment would be required. Engineering Review As noted in the first part of this report, the Reiling Tower has undergone a number of changes to the antenna configuration since it was constructed in 1972. The current configuration is not in conformance with the original approval, and the changes were not reviewed by the City. The CUP amendment addresses the noncompliance with the 1972 CUP; however, the City contracted with Ulteig Engineers to have a complete structural review completed since the previous changes were not reviewed by the City (Attachment B). In summary, the Ulteig report states that the Reiling Tower is in good condition and has been properly maintained. The report indicates that there are 30 antennas on the tower (the diplexers are support equipment used by the antennas). The report notes that Clear Wireless is seeking to add six antennas to the tower, which, if done, would put the tower at 97.4 percent capacity in its current condition. The Clear Wireless antennas have not yet been reviewed by the City; however if this planning case is approved Clear Wireless has moved forward with an application to add additional antennas to the tower, which would require another CUP Amendment. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed zoning code amendment meets the goals of the City and if the conditional use permit is in conformance with the zoning code. Staff offers the following sixteen findings for consideration: General Findings: 1. The property is 2.76 acres and is zoned I-1: Limited Industrial District. 2. The antenna tower was constructed in 1972 in planning case 72-024. 3. The antenna tower is 240 feet tall. 4. The existing conditional use permit provides for seven dish antennas at specific heights as noted in the CUP. 5. Zoning Code changes after 1972 have made the tower a legal, non -conforming structure because it is the primary use on the site and exceeds the 75 foot height limit. City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009109-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W4-07-10 -PC Report - Refiling Tower CUP Amendment. doc Page 7 of 10 6. The antenna tower has 30 antennas as listed in the structural analysis report provided in the January 27, 2010, Ulteig report. 7. The current configuration of 30 antennas exceeds the number of antennas approved in the 1972 Conditional Use Permit. On the Zoning Code Amendment: 8. The proposed Zoning Code amendment would support the City's goal of reducing the potential need for additional antennas in the City. 9. The proposed Zoning Code amendment does not conflict with the 2030 Comprehensive Plan. On the Conditional Use Permit Evaluation Criteria: 10. The proposed plan would not have any impact on traffic or parking conditions. 11. The proposed plan will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics. 12. The proposed plan will not impact drainage. 13. The proposed plan will not impact population density. 14. The proposed plan is not expected to increase the visual impact since the tower is already in place and the additional antennas would add minimal bulk to the structure. Additional antennas or changing antenna locations should not impact the surrounding property values. 15. Park dedications are not applicable. 16. The proposed CUP amendment does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. Notice Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within three -hundred fifty (350) feet of the subject property. Public Comments The City has not received any comments from the public regarding this project prior to the release of this report. Staff Recommendation If the Planning Commission recommends approval of Planning Case 09-023, staff recommends including the following seven conditions: Choy of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009W9-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W4-07-10 -PC Report - Refiling Tower CUP Amendment.doc Page 8 of 10 1. Within 45 days of approval the applicant shall submit after -the -fact building permits, supporting information, and fees as required by the Building Official for any antennas without valid permits issued by the City. 2. A Conditional Use Permit shall be drafted by the City Attorney and signed by the applicant. 3. Permits for relocating or adding new antennas or equipment shall not be approved by the City until conditions one and two are completed to the satisfaction of the City. 4. The tower shall be permitted to have up to 30 antennas. Placing additional antennas on the tower shall require a CUP Amendment. 5. Replacing or relocating antennas and equipment on the tower shall require a building permit and structural review by an engineer selected by the City. The applicant shall be responsible for all costs related to the review. The request shall conform to all other City regulations in place at the time of the request unless otherwise provided for in the CUP amendment. All other federal and state regulations shall apply. 6. The applicant shall correct, promptly upon written request by the City, any documented interference caused by equipment on the tower. 7. The applicant shall inform the tenants in writing of all City requirements, the conditions of the CUP amendment, and the process for replacing, adding, or relocating antennas and equipment on the tower. Options & Proposed Motion Lan�uae While the Zoning Code amendment can be approved independently, the CUP amendment is contingent upon approval of the Zoning Code amendment. 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 09-023 for a Zoning Code Amendment and a Conditional Use Permit Amendment at 1296 County Road F based on the findings of fact and the submitted plans as amended by the seven conditions in the April 7, 2010, planning case report. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 09- 023 for a Zoning Code Amendment and a Conditional Use Permit Amendment at 1296 County Road F based on the findings of fact and the submitted plans as submitted in the April 7, 2010, planning case report. 3. Recommend Denial: Motion to recommend denial of Planning Case Planning Case 09-023 for a Zoning Code Amendment and a Conditional Use Permit Amendment at 1296 County Road F based on the following findings: The City is not obligated to amend the Zoning Code in this situation. If the Zoning Code amendment is denied, the CUP amendment cannot be approved. City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases12009109-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W4-07-10 -PC Report - Refiling Tower CUP Amendment. doc Page 9 of 10 4. Table: Motion to table Planning Case 09-023 for a Zoning Code Amendment and a Conditional Use Permit Amendment at 1296 County Road F: a specific reason and information request should be included with a motion to table. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on January 28, 2010. Pursuant to Minnesota State Statute, the City extended the review timeline an additional 60 days. The City must act on this request by May 27, 2010 (120 days), unless the applicant consents to extend the review period beyond the initial 120 days. Attachments A — Original Conditional Use Permit 72-024 B — Ulteig Engineering Structural Analysis Report C — Proposed Zoning Code Amendments — Black -lined City of Arden Hills Planning Commission Meeting for April 7, 2010 IlMetro-inet.uslardenhillslPlanninglPlanning Cases 12009 M-023 Refiling Tower Zoning and CUP Amendment (CC Tabled)W4-07-10 -PC Report - Refiling Tower CUP Amendment.doc Page 10 of 10 Attachment A Conditional Use Permit 72-024 EN HILLS April 7, 2010, Planning Commission Meeting