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HomeMy WebLinkAboutPCMin_83Apr18TL111V V lt'~S • PLANTdING COT~iT~IISSICN MEETING APRIL 18, 1983 The Planning Commission meeting was called to order at 7:l~0 P.M. by Chairman Al Stefanson. Stefanson, Brown, riead, Chenoweth, Olson, Bourquin, Nilsen, and PRESETdT titi~allin. klso present was Council Liaison Ciernia. Annette Geistf e1d. ABSENT The first agenda item considered was the public hearing on the rezoning PUBLIC request from Hewlett-Packard. 2r. icon Petras, Pram Hewlett-Packard, HEARIIQG ON explained they intend to purchase five acres behind their present facility HEG~ZETT- and primarily use the property for additional parking. They expect PAC~RD their facility expansion to double in size, which should be started in REZONING June of this year. They propose locating a berm continuing along the east, where it is presently located, plus a berm will be added along the north end of the purchased area. A holding pond will be built as well, which will be installed in con3unction with the Good Value Home's development. Phil Chenoweth explained the subdivision request from Hewlett-Packard in HEG~'LETT- that it is a proposal to divide the parcel that the building is on now °ACKARD right behind the new buildi rg so that the parcel that the buildingis on aITBDIVISION does not have to be included in the base certified value of the tax increment • district. Under the new law, you must go back five years to pick up the historical value and a percent increase is taken for each year and apply that to the value that is certified at that time. It would mean increasing the value b~T 136 percent whereas now if only land value were used, it would probably be six percent. The City would like to capture the value of the new plant. Therefore, the City requested Hewlett-Packard to split the parcel. Hewlett Packard is in complete accord. Harold TJilsen asked what would happen to the drainage pond north of the berm NILSEN/ that was built last year, Ron Petras stated that the area would be filled PETP,AS up, the berm continued and fence extended. Jim Bourquin wondered how many additional parking spaces would be added and BG'Ji'~~UI:1/ how many new employees hired. Ir. Petras replied that the addition would PETRAS be roughly double of what the present facility is now and app rcximately one- third to one-half of the parking will be located on the newly purchased property. Frank Irving, 17l;5 Tatum, expressed his concern as tc keen the property is FRATJK IRVI. rezoned to B-1A, what uses are permitted and what contrcl does the City 1715 TATUM Council have over the land once it is rezoned. Chairman Stefanson read the five permitted uses from tre zoning ordinance and advised that Council maintains control over the other conditional uses. :~aren T~lorthrop, 19l~2 Summer, asked how Hewlett-Packard fits into one of KAFcE1V • the five permitted uses. George Plant, 1861 Moore, interjected that NOR~,Op, variances could be approved under B-1A. Chairman Stefanson stated that 192 SUMT~ when Hewlett-Packard moved into the City, thEy no doubt obtained a I4INUTES PLANNING COrIIfISSION MEETING APRIL 18, 1983 PAGE 2 • a variance at that point under B-lA. Mr. Petras again stated that the purchased property would only be used for parkin. Harold idilsen stated that his observation over the years that Hewlett- NILSEN/ Packard has been in our community, that they have been very fine neighbors PETRAS and they keep their property up well. Y~r. Petras thanked T~'Ir. Nilsen for his comments. Frank Kolgriff, 1739 Tatum, asked if Hewlett-Packard would be willing to FR.AN~S allow a passageway so that emergency vehicles could gain access from the KOLGRIFF, north end of the Hewlett-Packard property and the south end of the Good 1739 TATUM Value Homes property. John Peterson, Good Value Homes, advised that the concensus of opinion was that the distance from the fire station to the property within the subdivision going around by way of Cleveland was not an abnormally 1on€; distance--it is normal within the standards that the City has. A utility easement will be necessary fro~ri the south of his development through the Hewlett-Packard property. It will provide a pedestrian walkway- from the south. Therefore, they would prefer that the emergency access not be provided primarily because it is not needed, and it would be difficult to maintain. Bob Schunicht, City Engineer, explained that Hewlett-Packard's site is in SOB SCHUN- conformance with the overall drainage plan that was prepared for the area ICHT CITY four years ago, which was implemented last fall when the storm sewer was , ENGIi~TEER installed from the St. Paul campus along Gortner up to Prior Avenue. Therefore, all facilities to take care of the existing Hewlett-Packard • site and the proposed expansion along with the parking lot expansion is in place and ready to go. It could be hooked up with some minor storm drainage changes on the Hewlett-Packard site. These changes are: (1) filling in the present ponding area, and (2) continuing a storm sewer conduit north to a ponding area that is going to be constructed along the north end of the Hewlett-Packard site and south end of the Good Value site. h'hen these facilities are completed, the system will be completed and able to take the 100 year storm. Phil Chenoweth moved, seconded by Erma C;lson, that the Planning Commission approve Resolution 83-1. notion carried unanimously. RESOLUTION 83 -1 RESOLUTION 83-1 A RESOLUTION PERTAINING ~ THE SUBDIVISION OF THE HEWLE'PT PACKARD CORPORATION PROPERTY. Jim Bourquin moved that Resolution 83-2 be adopted. The motion was seconded by Harold Nilsen. Motion carried unanimously. RESOLUTION 83-2 RESOLUTION 83-2 A RESOLUTION APPROVING THE REZONING OF CERTAIN PROPERTY IN THE CITY OF FALCON HEIGHTS UPOIJ THE APPLICATION OF HEWLETT PACKARD CORPORATION MINUTES PLANNING COr1MISSION APRIL 18, 1983 PAGE 3 . James W. Maenner, First National Bank of Minneapolis, requested rezoning JAMES W of the remaining ~.2 acres of the Hawkins Estate. They are requesting the chan e in r z i . M.~IENNER, g e on ng now because they feel it is the logical time to do so. The three principal reasons are: (1) th FIRST NAT- ere are three different zoning classifications on the property--B-lA, R-2 and R-1. If it is changed to IONAL BANK OF I~'LS B-lA, it would be a logical and compatible use with the surrounding area; (2) G d V l ' . oo a ue s. intent is to create a separate and distinct neighborhood, hi h w c will be accomplished by ponding and berming to the south of the property; and (3) sets the use of the land--anyone interested in purchasing the land will know what the zoning is. The three different zonings creates a difficult situation for the Hawkins Estate as well as the county, the tax assessor and others. He also feels if it was rezoned now to B-lA it , would benefit the city because it would generate higher taxes. It also gives theEstate more flexibility as B-lA is the highest classification of property in Falcon Heights and would permit the widest range of uses A11 . future hassles with the land would be eliminated. His current plans for the Estate is to finish the administration the early part of the summer when vhe ~a.nd will be transf erred into a trust at the bank in the names of the Hawkin' heirs whi h ill s , c w ultimately end in a partnership. George Plant asked how many acres are involved and Mr. Maenner answered 2 acr 5 s PLANT/ . . e IlIAENI~Z Jim Bourquin questioned the ultimate use of the land. It appeared from the BOURQUIIJ/ Falcon Woods #3 Subdivision Plat that the grading on the south part of the I-iA~~R./ plat and the proposed grading in the new rezoned area anticipates that a ma3or art f thi d SCHUNICHT p o s rainage pond and three substantial berms would be on the land that is requested to be rezoned. Therefore; since the berms located on the land are to the benefit of the entire area, they should be a permanent structure of berming and ponding. He wonders if the change in zoning should not be encumbered in some way to assure the permanence of the ponding and berming which would protect the people to the north. James Maenner advised that a letter of understanding had been sent to Good Value Homes, the City (Engineer and Attorney), and Hewlett-Packard along with a proposed storm water development agreement and felt that making the berms a permanent fixture could be included as part of the storm water development agreement. Bob Schunicht advised that they have recommended to the City that they obtain an easement to the elevation of 976, which is a 100 year high level on the pond, and that berms be placed as a temporary measure that would buffer the single family residential site. These berms would be maintained in some form when development occurred on the Hawkin's property as part of the planning process and part of the process to determine what should be built on the land. He recommended that the berms not be encumbered at this time because they may not exactly fit with what is developed on the property. The ponding should be permanent but berming should be dealt with at the time the property is developed. Jim Maenner stated he felt the berming should be permanent in order to maintain the separation of the two uses and they add to that separation. He did not know the proper procedure to accomplish the permanent berming but felt it could be included in the storm water development agreement. A11 parties will be signing the agreement. • Harold Nilsen noted in the April 8, 1982 Tatum Woods Task Team report, under "(1)-(2) If th NILSEN more an one type of housing is proposed, low density type should be located at the north and east ort'ons of the site wi, hi her density types to the south and west" ~ t~ d ~ . n o er wor s, a more ien e MINUTES PLANNING COZ~ffSSION APRIL 18, 1983 PAGE 1t use of the land is what is recommended. • Bob Schunicht stated he is not sure that the City would want an easement over the berms because they would become City property and the City might have to maintain those berms. He recommended an easement for the storm water ponding area up to the 100 year high water level, which is required by the City to maintain control. An agreement could be entered into to maintain the berming in some shape or form along the northern part of the site. These could be changed in some fashion but the berms will become a permanent portion of the property. Walter Northrop, 19t~2 Summer, asked how access would be obtained to the site. James Maenner replied that Prior would be extended to a dead end turn around from Larpenteur to the south. He does not presently have a specific use (buyer) for the property and does not wish to extend the road at this time. Harold Nilsen asked where Prior Avenue ends and Bob Schunicht advised that Prior ends at the north end of the City Ha11. Myles Aiken, 1819 Tatum, asked if Prior Avenue were extended, would it run on Hewlett-Packard property? James Maenner stated the road would be along the properly line of both Hewlett-Packard and their property. Ron Petras, Hewlett Packard, advised that they do not have an6r difficulty with the Prior Avenue extension as it would be in their best interest to loin in the extension because i_t would provide another access to their parking area. • Chairman Stefanson stated he is in favor of the rezoning to B-lA. It would make a better tax base for the City and make the property easier for the Estate to market and sell. Phil Chenoweth moved, seconded by Erma Olson, that ~~.esolution 82-3 be adopted with the stipulation that suitable berming be maintained along the northern boundary. Jim Bourquin stated that the berming maintenance should be contained in the storm water development agreement. Motion carried unanimously. RESOLUTION 83-3 A RESOLUTION APPROVING THE REZONING OF CERTAIN PROPERTY IN THE CITY OF FALCON HEIGHTS UPON THE APPLICATION OF CHARLES HAtidKINS ESTATE John Peterson, Good Value Homes advised that the plat being presented is very close to what has been presented at the last Planning Commission meeting. John Urban, Howard Dahlgren Associates, presented the plat and indicated that it had not changed very much since its original conception. Initially, they looked at patterns of the streets to the north and felt what was needed was to loop all the streets together so that they would create a pattern that would disperse the traffic as much as possible in a very even fashion. The standard lot size has been maintained throughout the development. He explained how the lot shapes were decided to the south • to facilitate storm water drainage. Storm water drainage will be ponded SCHUNICHT `tiTALTER NORTHROP, 19I~2 5UI~i1ER. NILSEN/ SCHUNICHT i~LES AIKEN, 18l~9 TATUI~Z STEFANSON RESOLUTION 83-3 JOHi1 PETEkSOI GOOD VALUE HON7ES/JOHN URBAN, HOWARI DAHLGREN ASSOCIATES MINUTES PLANNING COMMISSION APRIL l8, 1983 PAGE 5 • in two ponds that are interconnected. There will be an easement for utilities, which is 30 feet wide, which can be used for a trail for pedestrians to get from Hewlett-Packard and City Ha11 to the park. He also explained the trail easement (15 feet) on the north edge that goes thru to the park. The easement could be relocated if desired. Water drains nicely to the south and all drainage will be handled on the site with no water on adjoining neighbors. Drainage problems should be cleaned up in the regrading program. Most nursery trees will be maintained. As far as the traffic generation issue is concerned, they concur with Jack Anderson's report that the access to Cleveland Avenue is not warranted and would be of no benefit. They are willing to hold a lot for possible access for one year but does not feel there would be a need to penetrate to the west. The expense of doing so does not gain ar~r benefit. Carolyn Gay, 1930 Summer, stated the only advantage for an access to the west would be a benefit of the people coming from the north. ^.11 three exits become one at Prior Avenue. John Urban advised that the traffic generated by the development will not be above and beyond what a normal residential street would carry. The traffic counts are going to be much lower than what normal residential streets carry. He agrees with Jack Anderson that trips per day would only be 150 at the most. Eighty-five percent of the residents living in the new development and in Falcon Woods will want to travel east while only 15 percent will travel west to Cleveland. The cost of penetrating other land is far beyond the benefit received. Carolyn Gay then asked if the new streets will be the same width as existing streets? tr. Urban stated that the existing streets are • undersized and they will be building to the standard required street size. There will be room for on-street parking within the development. r1rs. Gay then asked what would happen to the on-street parking on the existing streets and Mr. Urban replied that in Jack Anderson's report of April 1 on-street parking on both sides could still be accommodated. NIr. Anderson did make recommendations for improvement--changing some visual items and widening a portion of one street. She was advised previously by the City that she lived on a dedicated cul-de-sac and wondered how now it could be called a stub street. Harold Nilsen advised when the homes were built a turn around such as what was installed was necessary at the time bat. _ar~ ez~ctension was always plat~.ned to go south when the land was developed. What is cul-de-sac now would be straightened out and the additional land would become the front lawn and boulevard of the adjacent property owners. Mrs. Gay wondered who would pay for the straightening and Mr. Nilsen felt it would be part of the development costs. Bob Schunicht reviewed how the utilities would be placed on the Good Value Homes site. The utilities are in conformance with a plan that has already been developed and established. Phil Chenoweth asked if there would be adequate capacity for the property that was just rezoned and Mr. Schunicht advised that the ponds have been sized considering that Hewlett-Packard, and the Hawkins property were fully developed as a commercial business type use with 70-?5 percent covered with roof and asphalt. Harold Nilsen reviewed the Task Force recommendations received a year ago in their letter of April 9, 1982, to Mr. Stefanson, Chairman of the • Planning Commission as follows: ~~In accordance with the directive of the Planning Commission on P4a.rch 29, 1982, the Tatum Woods Task Force has developed the enclosed criteria regarding development of the Hawkins- Hermes property. In your review of the overall plan, please note the JOHN URBAN (CONT'D) CAROLYN GAYS JOHN URBAN/ NILSEN SCHUNICHT/ CHENOWETH NIILSEN MINUTES PLANNING COMMISSION APRIL 18, 1983 PAGE 6 following highlights: .......(6) It should be noted that arty development NILSEN above single family homes at R-1 density requires that no vehicular access (CONT'D) to adjacent developed areas be allowed. This is consistent with previous actions and recommendations of the professional planners and the Planning Commission. In closing, the Task Force stated: 'We respectfully request that you review and accept these criteria as the basis for future development of the Hawkins-He3~nes property'. The Tatum Woods Task Team in its criteria of April 8, 1982 stated: ........d. Access. 1. No vehicular connection other than emergency vehicles shall be made from this property to or through adjacent developed single family areas unless the site is developed at single family density." As far as the access to Cleveland, Jack Anderson in his report mentioned that 85 percent of the traffic would go to the east and Mr. Nilsen agrees that all traffic is directed to the northeast. With respect to a letter from the University to Mr. James W. Maenner dated March 18, 1983, "regarding the Cleveland access, the University places a lot of restrictions on the completion of the street to Cleveland Avenue. Mr. Nilsen felt it is too costly and with possible future damage claims if the street is constructed, he predicts it would destroy the serenity of the b'alcon Woods neighborhood including the proposed new development. It would become an atractive nuisance, a lover's lane with damage to the park also. Finally, the evidence against the construction of a street west to Cleveland is overwhelming. Al Stefanson agrees with Mr. Nilsen and Mr. Anderson's report. STEFANSON • George Plant wondered what the numbers were for traffic counts on each PLANT/ of the streets going out of the development thru Falcon Woods. Was 22 URBAN on Moore, 20 on Howell and 8 on Prior the figures per hour during the peak period? Mr.. Urban advised that they were peak trips per hour during the rush. A11 50 trips would funnel thru Prior Avenue. He feels that the traffic will not be above what normal residential streets will bear, it will not be a burden on the neighborhood and this is important to realize. Al Stefanson stated that it should be kept in mind that when Falcon Woods STF.F'ANSON was first developed, it was intended by the developer to loop the streets south. He pointed out the recommendations of the Falcon Woods Task Force that if 102 dwellings were built, it would be agreeable to have one entrance from the north and if greater density were proposed, another access would be needed. Since the proposed density is only 50 instead of 102, another access is not needed. Karen Northrop asked if the ponding area were going to be fenced and how NORTHROP/ deep it would be. John Urban answered that it would be a dry pond and it URBAN would only fill up to hold water for three to four hours at the end of a storm. They will be designed to hold the water so that it can go thru a smaller pipe and go out at a slower rate through the University and into the St. Paul system. It is not meant to hold water all the time; it will be a grassy area that will be drained. Jim Bourquin stated that twigs, stones and brush will clog the system and BOURt~UIN the homeowners will probably be responsble for keeping it cleaned, or it . will not drain in three to four hours. MINUTES PLANNING COMMISSION APRIi, 18, 1983 PAGE 7 George Plant stated his opposition to the path to the park at its resent location. He suggested it be moved down a couple of lots because he feels any pathway between two lots tends to devalue the property, and he like to keep the value of his property as high as possible. If it were moved, the purchasers of the property would be aware of its existence. John Peterson will explore moving the path this week before they appear at the City Council meeting Wednesday night. As far as the access to Cleveland is concerned, John Peterson would be willing to hold a lot for one year but no longer. He does not want to dedicate it to the City and feels that it has been demonstrated that tdze Cleveland access is not necessary. PLANT would PETERSON Jerry Wallin wanted clarification on the cost for the work to widen and hrALLIN/ bring the cul-de-sacs into conformance with the other streets, raising PETERSON the grades as necessary, and putting in curbs. Is it a cost for the developer? John Peterson stated that the developer would be responsible for these costs but felt that the neighbors in parts of Falcon Woods 2nd Addition are going to benefit from the ponding, which is in excess of what is needed on the proposed development, and should be assessed for part of the cost. This issue should be addressed at the assessment hearing Al Stefanson went out to the model homes in Shoreview and was impressed STEFANSON/ with the building and design of the homes. Harold Nilsen also visited the NILSEN • models and was well pleased with the development. John Peterson invited everyone to visit their models at the Evergreen Shores subdivision in Shoreview. Mr. Peterson felt that within less than a year the 50 homes will be sold. Interest has already been expressed in the development. He feels that from the calls received to this point, a substantial number of people living in Falcon Heights live in a home a little smaller than what they want. These people would like a house a little larger but wish to stay in the neighborhood. Pricing has not as yet been finalized. Land costs in Falcon Heights would be more than in Shoreview. He would like to have a model ready for the Parade of Homes, Mrs. Gay felt that not many of the existing trees would be saved. Mr. Peterson replied that every tree would be saved that could be as trees add value to the property. Trees located along the north and east property line would be saved because the grading would remain approximately the same. Nurserymen have indicated the present trees are not in as good shape as they look. Some trees will be potted and moved back on the property. For every tree that is taken out, one tree is lost. PETERSON GAY/ PETERSON Harold Nilsen asked if the top soil would be stockpiled and Mr. Peterson NILSEN replied that it would be and approximately four inches of top soil replaced. Erma Olson moved approval of the preliminary and final plat with the stipulation that the appropriate walkway be maintained between lots 23 F r MINUTEs PLANNING COMMISSION APRIL 18, 1983 PAGE 8 and 2l~. Phil Ghenoweth seconded the motion. George Plant stated he would like to have the walkways in the park blacktopped ifngonies-have been set aside for park development by the developer. Motion carried unanimously, Jerry Wallin moved, seconded by Jim Bourquin, approval of N.esolution 83-1~. Motion carried unanimously. RESOLUTION 83-~. A RESOLUTION PERTAINING TO THE SUBDIVISION OF THE CHARLES HAWKINS ESTATE PROPERTY APPROVAL OF PRELIMINARY AND FINAL PLAT RESOLUTION 83-1~ Phil Chenoweth distributed copies and then reviewed the proposed amendment DEVELOPI~~NT to the Development District No. 1 and proposed Tax Increment Financing DISTRICT District No. 1. He described the properties included tdzerein, objectives, IJO. 1 AND tax increment financing plan, expected tax increments and cash flow. The TIF DISTRICT proposed amendments to the Development District and proposed Tax Increment N0. l Financing District have been mailed to the county and school district. The March 21st Minutes were discussed. There being no corrections or :ARCH 21ST deletions. Jerry YJa11in moved, seconded by Don P~Iead, that the Minutes I~INUTES be approved as presented. Motion carried unanimously. APPROVED Chairman Stefanson advised that Annette Geistf e1d will replace Mary GEISTFELD • Waldo on the Planning Commission. TO REPLACE ti~~ALD0 Next meeting is May 2, 1983. The development of the Flower City property was discussed at length. FLOirTER CITY Three courses of action could be taken for development of that property: DEVELOPMENT (l) let Bullseye develop just the burned property; (2) develop more than just the burned property to include the eight lots; and (3) develop the whole block. Al Stefanson, Jerry 1rda11in and Erma Olson felt the second option to be the most practical. Don Mead felt that whatever development is considered, parking will be a problem. Jim Bourquin f eft that this was a rare and unique opportunity to clean up the whole area. Paul Ciernia agreed and advised that the April newsletter will contain a request for citizens to volunteer to form a neighborhood task force. Harold Nilsen moved, seconded by Jerry T~,'a11in, that the meeting be ADJOURNT~NT adjourned at 10:10 P.I.1. J r W 1 in, ecretary