HomeMy WebLinkAboutPL MINUTES 02181997 Meeting Sheet
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Folder: PL MINUTES AND AGENDAS 1997
Document: PL MINUTES 02181997
I CITY OF ST..ANTHONY
PLANNING COMMISSION MEETING MINUTES
FEBRUARY 18, 1997
4 I. CALL TO ORDER/PLEDGE OF ALLEGIANCE.
5 The meeting was called to order and the Pledge of Allegiance was led by.Chair Bergstrom at
6 7:02 P.M.
7 H. ROLL CALL.
8 Commissioners present: Chair Bergstrom; Commissioners Delmonico, Gondorchin, Horst,
9 Makowske, and Thompson.
10 Commissioners absent: Commissioner Franzese.
11 Also present: Kim Moore-Sykes, Management Assistant.
12 111. APPROVAL OF FEBRUARY 18, 1997 PLANNING COMMISSION AGENDA.
.13 Motion by Gondorchin, seconded by Horst, to approve the Planning Commission Agenda for
14 February 18, 1997 as presented.
15 Motion carried unanimously.
16 IV. APPROVAL OF THE JANUARY 21, 1997 PLANNING COMMISSION MEETING
7 MINUTES. .
Motion by Gondorchin, seconded by Makowske, to approve the January 21, 1997 Planning
9 Commission Meeting minutes with the following changes:
20 Page 3, Line 24: Delete "Apache Plaza" and replace with "of the City as there are
21 shopping centers at both ends".
22 Page 5, Line 7: Delete "changing the zoning" and replace with "replatting".
23 Page 6, Line 9: Delete "rezoned and replace with "replatted".
24 Motion carried unanimously.
25 V. DESIGNATE PLANNING COMMISSION REPRESENTATIVE FOR FEBRUARY 25,
26 1997 COUNCIL MEETING.
27 Commissioner Delmonico was appointed as the Planning Commission representative for the
28 Tuesday, February 25, 1997, City Council meeting.
29 VI. PUBLIC HEARINGS..
30 1. Lam Beach, Verkins Addition.
31 A. Rezoning
32 B. Replatting
33 C. Backyard Setback Variance
34 Chair Bergstrom opened the public hearing at 7:06 P.M.
Ms. Moore-Sykes reported the applicant, Larry Beach of Beach Construction, is requesting
6 that Lots 2, 3, 4, and 5 of Block 1, Verkins Addition be rezoned from an R-1 Single Family
Planning Commission Regular Meeting Minutes
February 18, 1997
• Page 2
1 designation to an R-3 Townhouse designation. Mr. Beach has a tentative purchase agreement
2 with Mrs. Mildred Verkins to purchase these lots and, if his rezoning, replatting and setback
3 variance requests are approved by the City, he is proposing to build seven (7) townhomes.
4 As part of the requirements of the R-3 zoning district, Lots 2, 3, 4, and 5 of Verkins Addition
5 need to be replatted to.-accommodate the proposed townhomes. Each unit meets the minimum
6 floor-area requirements of the City Ordinance for townhouses. Proposed Unit A will require
7 a 12 foot backyard setback variance to-make the 30 foot setback requirement for backyard
8 setbacks in an R-3 zoning district.
9 About two years ago, Mrs. Verkins replatted her-property into residential lots for the purpose
10 of facilitating the disposal of her property. To date, she has not been able to sell any of the
11 lots and has an offer to purchase from Mr. Beach. This offer is contingent upon his ability to
12 rezone, replat and secure a 12 foot backyard variance on the property.
13 Ms. Moore-Sykes indicated this property sits at the corner of Highway 88 and 29th Avenue
14 N.E. Marketing these lots for single dwellings family has been difficult. The problem with
15 these lots is that they are apparently too close to'Highway 88 and potential buyers seem to be
16 concerned with .excessive traffic and noise. Mr. Beach's proposed townhouse development is
17 a good use for this property:beeause multi-family zoning districts have been traditionally used
to make the transition between non=residential uses to single family detached areas. This
9 project would also be beneficial to the.surrounding neighborhood as it would create a
20 screening affect for the single family residences along 29th Avenue N.E.
21 Allowing the rezoning request would be consistent to the City's land use strategy and
22 planning. In several areas of the City, multi-family districts are used to screen single family
23 districts from high traffic roadways, industrial areas, rail lines and retail areas. This proposed
24 development project is especially consistent with the redevelopment that has been recently
25 occurring along Highway 88, i.e., Village Townhomes and the Arbors Townhomes.
26
27 This project also needs a backyard setback variance of 12 feet. Because of the configuration
28 of the property, a corner of proposed Unit A is 18 feet from the property line. In discussing
29 this issue with Mr. Beach, he indicated that reconfiguring.this unit could make it too small to
30 market or visually incongruous with the rest of the development.
31 Mr. Beach held a neighborhood meeting on February 12, 1997. He reported that three
32 residents attended and they were more concerned with traffic issues on 29th Avenue. These
33 residents had some concern about the possibility of increased traffic, but most of the
34 comments seemed to be with regard to the speed at which people travel 29th Avenue toward
35 Highway 88. Apparently, motorists speed up to make the green light at the intersection of
36 Highway 88 and 29th Avenue.
Staff received one telephone call in opposition to the project. The caller was concerned that
8 the units were going to be rentals. Management Assistant Moore-Sykes explained the
39 townhomes were to be owner-occupied units, starting at $170,000. The caller indicated that
Planning Commission Regular Meeting Minutes
February 18, 1997
• Page 3
1 she had received wrong information about the project and as the result of the discussion, she
2 seemed to be in favor of the proposed project.
3 Ms. Moore-Sykes reported Staff recommends approval of the applicant's request to rezone
4 and replat the property.to an R-3 zoning district.. .Because of the perception of high traffic
5 volumes.and noise, the.,proposed•owner-occupied-townhome.project.would.be the best use of
6 .-the.land. .It•would.screen neighboring:single,family residences from Highway 88 and would
7 -be consistent-with current redevelopment projects.along:Highway 88.
8 Staff also recommends approval of the applicant's request for..a..1.2.,foot :backyard setback
9 variance. ..Theconfiguration of the.property:makes it difficult-to build-a-unit that-would fit
10. within the setback requirement and .be marketable or fit within the general design of the
11 proposed townhome project.
12 Commissioner-Makowske stated he would refrain from discussion and-voting on-this issue as
13 his family has been involved in a project in close proximity to this project and it could be
14 seen as a competitive interest.
15 Chair Bergstrom-asked if.both.buildings on.,the:site..would be removed.
Mr. Larry:Beach,.-Beach.Construction,..indicated.both buildings-would.be removed. The
Verkin's home,,which is nov part of this request;:would remain.
18 Chair Bergstrom asked if an opinion had been received from the City Attorney. Ms. Moore-
19 Sykes stated she had not received a response from City Attorney in regard to the project.
20 Chair Bergstrom asked where the setback variance was required. Ms. Moore-Sykes indicated
21 the setback variance was required on the rear portion of Unit A.
22 Commissioner Gondorchin asked if the lot coverage had been calculated. Ms. Moore-Sykes
23 stated the proposal does meet'the City's lot coverage requirement.
24 Mr. Beach reported he had held a neighborhood meeting and three residents were in
25 attendance. They expressed concern with the speed of the traffic on 29th Avenue and that the
26 addition of three driveways could endanger lives and cause accidents. Their biggest concern
27 was traffic speed on 29th Avenue between 2:30 and 6:00 P.M., when drivers speed up
28 between the stop sign and stoplight. They asked that the City do something to police the area
29 more closely during that period.
30 Mr. Beach stated in response to the safety issue, turnarounds will be installed in each of the
31 driveways on Highway 88. This will provide easier access and egress.
Chair Bergstrom asked how the curb indents for parking on 29th Avenue would fit into the
q3project.
Planning Commission Regular Meeting Minutes
• February 18, 1997
Page 4
1 Mr. Beach stated the project is located east of the curb indents. Indents like these would be
2 helpful in front of the project as they would provide additional parking for the townhomes but
3 that is a decision that would have to be made by Hennepin County.
4 Commissioner Gondorchin asked what type of marketing effort was extended for the single
5 family lots.
6 Mr. Beach indicated the lots were listed with Paul Redlinger of Caldwell Banker for 1-1/2
7 years. Apparently the only interest expressed was a request to build a SuperAmerica on the
8 lots.
9 Commissioner Gondorchin asked if any requests had been received to build townhomes on the
10 lots.
11 Mr. Beach stated there were no calls requesting townhomes.
12 Chair Bergstrom noted the property had already been replatted once and questioned what
13 landscaping was being proposed.
14 Mr. Beach stated he was aware of the previous replatting but he felt townhomes would work
0-6
out best in this area. The project would remove two eyesores and provide a nice development
1that the City needs. Mr. Beach indicated the proposal includes an extensive landscaping plan
17 with a berm on Highway 88. The berm would include a barrier with a mound and pine trees.
18 Many additional pine trees will be installed on Highway 88 and 29th Avenue to screen the
19 townhomes from the roadways.
20 Commissioner Thompson asked what price Mr..Redlinger has been asking for the single
21 family lots.
22 Mr. Beach stated Mr. Redlinger was asking $30,000 for Lot 5, the lot closest to the park. He
23 was however, attempting to sell the lots as a package for a total cost of $210,000.
24 Ms. Denise Danielski, 29th and Crestview, stated she frequently uses the park. She is a
25 runner and enjoys spending time outdoors. She would prefer the development remain as
26 single family homes as she felt it would preserve a more natural state of the area. She likes
27 the open space and felt a townhome development would take away the openness of the area.
28 Ms. Danielski stated she also felt the traffic concern is valid. She suggested a great
'29 improvement to St. Anthony Village would be the addition of a trail system.
30 Chair Bergstrom closed the public hearing at 7: 24 P.M.
1 Commissioner Gondorchin stated he was in opposition to the entire rezoning, replatting, and
variance proposal. He stated he would prefer single family homes on the basis that they
33 would provide a more stable population base and provide the School District will potential
34 enrollment. It has been stated that single family homes are not viable because of concerns
Planning Commission Regular Meeting Minutes
February 18, 1997
• Page 5
1 with noise on Highway 88. Gondorchin questioned if$175,000 townhome buyers would not
2 also be concerned with the noise on Highway 88. He expressed that if the housing code had
3 been enforced more uniformly, the non-conforming houses on this property would not be in
4 existence. Gondorchin stated he felt there had been a lack of marketing effort for the single
5 family homes. He also suggested the City could buy the property and expand Silver Point
6 Park. The area off Highway 88 could be used for parking and the parking area on the west
7 end of the park could be developed into park and used to expand the ballfields.
8 Commissioner Horst stated he was not opposed to townhomes in this area. He agreed with
9 Staff's comment that this was the best use of the land as it would be difficult to utilize the
10 land in any other way. He noted parks and vacant lots provide no tax base. Horst stated he
11 felt this was an opportunity to put quality homes together and still bring families and people
12 into the City of St. Anthony.
13 Commissioner Delmonico stated he supported the comments made by Commissioner
14 Gondorchin. He was more in support of single family homes. He felt the land next to the
15 park was very lucrative and noted that houses in that area sell as fast as they are put on the
16 market.
17 Chair Bergstrom stated he was leery of changing this area to higher density. He felt that the
. 10 amenities of having a park nearby would offset being located close to a busy road.
19 Commissioner Thompson stated he agreed with Commissioner Horst. He felt that Mr. Beach
20 would build a quality marketable project. He had visited the townhomes built by Mr. Beach
21 in Mounds View and was impressed with the construction. Thompson stated he was in favor
22 of the proposal.
23 Commissioner Horst noted he was not a proponent of townhomes over single family homes.
24 It would be preferable to have five buildable lots with five $70,000 homes but he did not see
25 the willingness of that to happen. He questioned the marketing efforts that were made for the
26 single family homes but also noted it is difficult to say how long the lots should have been
27 kept on the market waiting to be sold. Horst asked if the lots were being marketed with the
28 existing homes removed.
29 Mr. Beach indicated the lots were being marketed with the existing homes remaining. Mr.
30 Redlinger was asking $30,000 for the lots and there would be an additional cost of$10,000 to
31 $15,000 to remove the homes. This would result in a very expensive lot.
32 Commissioner Gondorchin stated the future economic strategy of the City of St. Anthony rests
33 on the Apache Plaza site not on the addition of seven townhomes. The tax base which would
34 be gained by the townhomes is insignificant compared to the large scale development of
5 Apache Plaza.
46
36 Mr. Beach stated there were many St. Anthony residents who visited the townhome
37 development in Mounds View and asked why there was not a development like this in St.
Planning Commission Regular Meeting.Minutes
February 18, 1997
• Page 6
1 Anthony. The residents want to have this kind of development and stay in St. Anthony. Mr.
2 Beach stated this is the reason he is pursuing this development.
3 Ms. Danielski stated she did not feel senior citizens would be interested in investing $170,000
4 in a home at this point in their lives.
5 Mr. Beach noted the townhouses which he built on Highway 10 in Mounds View ranged from
6 $175,000 to $269,000. 90% of the buyers were age 65 or older and retired.
7 Commissioner Gondorchin noted Mr. Beach had previously stated that there had been no
8 interest expressed in townhomes.
9 Mr. Beach stated there was no interest in townhomes when Mr. Redlinger was marketing the
10 single family homes. There was a lot of interest expressed when Mr. Beach was building the
11 townhomes on Highway 10. He noted the Arbors Townhomes are multi-level and the
12 Nedegaard Townhomes are very expensive. Mr. Beach stated his proposed townhomes will
13 be single-level and affordable. He noted two of the proposed units on Highway 88 have
14 already been sold on a contingency basis.
4 Motion by Horst, seconded by Thompson, to recommend approval of the request for rezoning
and replatting of Lots 2, 3, 4, and 5 of Block 1, Verkins Addition, to an R-3 zoning district as
17 outlined in the Staff report.
18 Vote on the motion: Horst and Thompson voted aye. Bergstrom, Delmonico, and Gondorchin voted
19 naye. Makowske abstained.
20 Motion failed.
21 Chair Bergstrom noted the backyard variance would not be considered as the rezoning and
22 replatting were required for consideration of the variance. It was the consensus that the
23 variance would have be denied by the because the rezoning and replatting requests were
24 denied.
25 Chair Bergstrom thanked Mr. Beach for his time and efforts. He noted this request.will be
26 considered at the February 25, 1997, City Council Meeting and encouraged Mr. Beach to
27 attend that meeting.
28 VII. OTHER BUSINESS.
29 1. Jeff Wirth, Apache Medical Building.
30 Ms. Moore-Sykes reported on February 5, 1997, she and Larry Hamer had a meeting with
31 Jeff Wirth regarding the Apache Medical building. As part of the discussion, Mr. Wirth
asked if the City would consider changing the City Ordinance to allow other healthcare
businesses in the building, such as bio-medical research laboratories. He indicated that he has
34 had several requests from various bio-medical testing labs who are looking for facilities such
35 as the Apache Medical building.
Planning Commission Regular Meeting Minutes
February 18, 1997
• Page 7
1 Many of these companies are interested in only research or diagnostic testing and not with the
2 manufacturing of a product. While these uses are not currently allowed in the commercial
3 zoning district, where the Apache Medical building is located, the type of use Mr. Wirth was
4 talking about are allowed in the City's industrial zoning district.
5 Mr. Wirth is asking the City consider expanding Section 1635, Subd. 1635.02, (eee) to
6 include laboratories for medical research and testing.
7 Commissioner Gondorchin stated his concerns would be toxic chemicals, noxious odors,
8 noises and bio-hazards. -There could also be concerns of the fire department and general
9 public and also if the sewer could accommodate the activities. He also stated he would
10 question Mr. Wirth about his intent for signage.
11 Ms. Moore-Sykes indicated any of these uses could be listed as conditional uses which would
12 allow the Planning Commission and City Council the opportunity to evaluate each proposed
13 use of the property. She and Hamer have discussed the fire hazards and public safety issues
14 with Mr. Wirth and he has stated that he himself offices in the building and would not desire
15 a fire hazard or noxious fumes.
16There was general consensus among the Commissioners that they would be in favor of this
Jq, request with precautions, but they would prefer to have further_detail as to what type of
8 businesses would potentially locate at the site. There was also direction to Staff to investigate
19 how other cities have handled this type of request.
20 Ms. Moore-Sykes indicated she would ask Mr. Wirth to be available for the March Planning
21 Commission Meeting to address these questions and concerns.
22 2. Proposed Language Change to Ground Sign Ordinance.
23 Commissioner Makowske distributed his draft of the proposed amendment to the "Sign
24 Ordinance" in regard to ground signs. The amendment read as follows: "1400.10 Ground
25 Signs: Are permitted in all districts, except single-family dwellings and two-family dwellings
26 (as defined in Section 1605.01), subject to the following:". Makowske stated he was still
27 unsure of the intent of the Commission in regard to ground signs for daycare providers and
28 state licensed facilities.
29 Chair Bergstrom stated he believed the intent of the recommendation was that ground signs be
30 allowed in R-1, RI-A and R2 districts only for permitted uses and permitted conditional uses
31 except state licensed facilities.
32 Commissioner Makowske noted permitted uses in R-1 and R-1 A districts include public and
33 parochial schools, public-owned recreational facilities, churches and state licensed facilities.
34 Permitted uses in the R-2 district are the same except for the inclusion of two-family detached
dwellings.
Planning Commission Regular Meeting Minutes
• February 18, 1997
Page 8
1 Ms. Moore-Sykes asked if there would be parameters established for ground signs for
2 churches and schools as they are permitted uses.
3 Commissioner Makowske noted there are limitations established in the code for ground signs
4 which would address the permitted uses. It may be necessary to address the parameters of
5 ground signs for churches and schools if it is determined that they should not be allowed the
6 same signs as the commercial districts.
7 Commissioner Makowske indicated he had presented the Commission's intent to the City
8 -Council but had not-submitted any language for them to consider or to vote on.
9 Commissioner Gondorchin asked if the R-3 district should be included in this amendment.
10 Ms. Moore-Sykes noted townhomes are allowed a ground sign as an identification sign. Most
11 Associations restrict what the residents place on their properties and do not allow in-home
12 businesses.
13 Commissioner Makowske noted this issue is addressed in the district schedules. He suggested
14 the addition to the amendment of, "subject to the following and the district schedules in
15 1400.12". The restrictions could then be listed under each individual district.
�6 There was Commission consensus for Makowske to redraft thero osed changes n es to the sign
p p g g
17 ordinance in response to the discussion and concerns expressed this evening.
18 3. Comprehensive Plan Task Force Update.
19 Chair Bergstrom stated he felt the Comprehensive Plan Task Force Meeting resulted in some
20 good discussion and some specific items being addressed. BRW, Inc. will be providing a
21 summary of the meeting.
22 Commissioner Gondorchin stated he felt the meeting was a good session.
23 Chair Bergstrom encouraged Commissioners to submit any additional ideas or input to Kim
24 Moore-Sykes before February 28, 1997. She will forward them to BRW, Inc.
25 Commissioner Gondorchin suggested that the City buy the Verkins property and expand Silver
26 Point Park. A parking area could be added off Highway 88 and the parking area on the west
27 end could be removed and the ballfields expanded. He noted ponding could also be
28 incorporated and become part of the landscaping while improving the utilities.
29 Chair Bergstrom suggested the City Council consider buying the Verkins property through the
30 HRA and removing the existing structures to make the property more marketable.
�1 Chair Bergstrom reported City Council has authorized City Manager Mornson to request
32 BRW, Inc. to discuss redevelopment of Central Park. The City has also requested proposals
Planning Commission Regular Meeting Minutes
February 18, 1997
• Page 9
1 from engineering companies for a Storm Water Plan which is required by the Metropolitan
2 Council as part of the Comprehensive Plan Update.
3 Chair Bergstrom noted he would like a bandshell to be included in the redevelopment of
4 Central Park.
5
6 VIII. COMMENTS.
7 Commissioner Delmonico reiterated his earlier comment that he was certain that property
8 which overlooked a park and a school was marketable as single family housing. He also
9 questioned the status of the proposed municipal liquor store and the Pizza Hut building.
10 Ms. Moore-Sykes stated the City is still involved in negotiations for the municipal liquor
11 store. The Pizza Hut building has been purchased by the owner of the Conoco Station and
12 there is consideration of expanding the strip mall onto that property.
13 Commissioner Gondorchin reiterated that he believed future revenue for the City will come
14 from the north end of the City. The tax revenue of the proposed townhome development is
15 irrelevant.
16 Commissioner Makowske stated he enjoyed the Comprehensive Plan Task Force Meeting,
especially the second half. It was great to have the residents involved and see their
qP8 excitement. Makowske also,noted the Video Update signage has been installed and the
19 business is easily recognized even without the additional requested signage on the sides of the
20 building.
21 Commissioner Horst stated he had supported the Beach proposal because it was the best idea
22 for that area. He felt if nothing was done on that land it would remain an eyesore and that
23 the City possibly would not want to buy the land. He noted single family housing is not
24 always the best idea and townhomes are not always the worst idea. He stated he hoped the
25 Commission was not in the mind-set that any type of multi-family housing was bad.
26 Commissioner Thompson stated he was pleased to see Apache Plaza come to life.
27 Ms. Moore-Sykes noted a document which she had received from Jay Scott of OPUS,
28 representing his Master Plan for redevelopment of Apache Plaza.
29 There was Commission direction that a letter be drafted thanking Mr. Scott for the
30 information and advising him that the information will be used by the City Council and
31 Planning Commission, to evaluate future development at Apache Plaza. Staff was also
32 directed to ask Mr. Scott if he could forward a full-size copy reproduction of the Master Plan.
33 Ms. Moore-Sykes noted an invitation to join The Minnesota Sustainable Communities
Network.
Planning Commission Regular Meeting Minutes
February 18, 1997
• Page 10
1 Chair Bergstrom suggested a member of Staff be included on the mailing list for the
2 aforementioned group. He noted the Metropolitan Council had suggested that St. Anthony
3 form a First String Suburb Association. That possibly could be a subset of this group.
4 Ms. Moore-Sykes circulated photos given to her by Councilmember Enrooth of the original
5 envisioning of Kensington and one option of the Kensington/Autumn Woods project.
6
7 IX. ADJOURNMENT.
8 Motion by Horst, seconded by Makowske, to adjourn the meeting at 8:43 P.M.
9 Motion carried unanimously.
10 Respectfully submitted,
11 Lorri Kopischke
12 TimeSaver Off Site Secretarial