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HomeMy WebLinkAboutPL MINUTES 12111979 Meeting Sheet 1111111111111111I 106010 Box: 36 Folder: PL MINUTES AND AGENDAS 1979 Document: PL MINUTES 12111979 CITY OF ST. ANTHONY PLANNING COMMISSION MINUTES December 11, 1979 The meeting was called to order at 7 : 30 P.M. by Chairman Marks. Present for roll call: Bjorklund, Marks, Rymarchick, Sopcinski and and Enrooth Absent: Jones and Bowerman Also present: Jim Fornell, City Manager and Ron Berg, Administrative Assistant Motion by Mr. Sopcinski and seconded by Mr. Enrooth to approve as submitted the minutes for the Planning Commission meeting held November 20, 1979. Motion carried unanimously. Mr. Bjorklund will represent the Commission at the Council meeting 00 held December 18th. At 7 : 35 P.M. the Chairman opened the Public Hearing on amendments and additions to the City Parking Ordinance reading the notice of the hearing which had been published in conformance with City and State requirements. No one appeared to address the matter and the hearing was closed at 7 : 38 P.M. Motion by Mr. Sopcinski and seconded by Mr. Enrooth to recommend Council approval of the amendments and additions to the City Parking Ordinance which reduces the minimum size requirements for parking spaces to 9 x 19 feet which is consistent with the trend of smaller vehicles and establishes minimum parking spaces for sit-down restaurants and definitions of such establishments in order "to correct inadequacies in the existing ordinance regarding sit down restaurants" . Mr. Bjorklund reported on the tax increment financing seminar he and Mayor Haik had attended saying there are almost no legal barriers to the establishment of tax increment districts and he cited the monetary advantages for municipalities he saw in such a program since the only outstanding costs to the City might be those of providing its own auditing which might also be paid out of the program funding. Mr. Marks again urged Commission members to attend the State planning seminar that week. At 7 : 45 P.M. the Public Hearing was opened concerning the variances which will be required to permit the development of Outlot A in the St. Anthony Office Park as a machine shop and warehouse for Special Parts, Inc. i -2- ; The Chairman read the notice of the hearing which had been published and sent to all property owners within 200 feet of the property in question in accordance with City and State requirements. There was no one present who reported failure to receive such notice nor object to its content. The Commission had been requested to give concept approval as well as consider the variances for parking spaces and rearyard setbacks which will be necessary before Mr. and Mrs. Robert Stafford of Special Parts,may build in the St. Anthony Office Park, a building of similar size as their present operation in New Hope. Although the rearyard setback for the proposed building is five feet under that required for a storage facility to separate it from a R-1 district, since the adjoining property is a cemetery, this and the land- scaping required as screening between light industrial and residential property are not the major concerns, Mr. Berg said. Commission members however felt they should know whether parking requirements of the City Zoning Ordinance had been strictly enforced for other property owners in the park before they could consider permitting 70 (if the 9x19 foot standard is adopted) where 113 are required. Douglas C. Lingren of Korsunsky, Krank, Erickson Architects, Inc. and Special Parts owners, Mr. and Mrs. Robert Stafford discussed the site, parking and landscaping plans for the 40,000 sq. ft. building which will provide office, machine shop and warehouse space for their operation. • Mr. Stafford said he presently employs only 43 employees and would add a second shift rather than expand the physical plant because the machinery is so expensive. The business generates very little traffic from its customers. The building will be approximately 21 feet high but not more than 30 feet and the signage on the building will be less than that allowed. If the building's dimensions were pared down it might create hazardous working conditions in the machine shop. The hearing was closed at 8 :09 . The fact that the proposal called for a little more than half of the required parking spaces bothered Mr. Rymarchick and Mr. Bjorklund who indicated they might respond more positively if even 90 parking spaces could be provided so there would be adequate parking should the building be sold at a later date and usage changed. They did not feel they should be forced to make a hasty decision by the delays and deadlines for the project. Questions regarding the fact that quite a bit of the building is to be used for warehousing, which requires less parking spaces, had not been defined to the satisfaction of the Commission members. Mr. Marks suggested the City ordinance regarding parking for such developments is far more severe than might be necessary since the City had traditionally required more parking than needed resulting in enforcing "asphalt jungles" . Mr. Fornell pointed out the fact that there is rarely a problem with parking in the office park and the machine shop might be able to work out an arrangement with adjoining property owners for additional parking space when it might be needed as had been done in the case of the Teamsters building in the same park. He said staff sees no problem with the proposal as made, that the ordinance is a basis guide and that different types of manufacturing have differing parking requirements. Mr. and Mrs. Stafford assured the Commission they did -3- they did not anticipate any sale of the buiding, since the bonds don't • expire for 28 years. Motion by Mr. Bjorklund and seconded by Mr. Enrooth to table the request for variances to build a light industrial structure for Special Parts, Inc. on Outlot A of the St. Anthony Office Park because (1) the Comm- ission cannot at this time determine what the association of parking for the building is to that for the immediate neighborhood; (2) the proposed variance for parking is severe and therefore warrant further information. (3) the owners have not adequately answered the question of how applying the 9 x 19 parking size policy will affect the number of parking spaces which can be provided; (4) the screening to the west and southwest has not been addressed, and, although based on staff findings in these areas, it seems likely adequate variances might be granted, the Commission therefore makes no recommendations. However, the Commission finds in tabling the matter there is no dispute with proper variances for a 15 foot rearyard setback since the subject property is located in an isolated area and adjacent property owners have expressed no concern about the development. The Commission would stipulate however, that a final landscaping plan be submitted for approval should the proposal receive Council approval. Voting on the motion. Aye: Bjorklund, Enrooth, Sopcinski and Rymarchick • Nay: Marks Motion to table carried. James Ruvelson of Ruvelson and Associates, Inc. 4017 Central Avenue N.E. appeared to request the variances necessary to permit Red Owl to replace their previous signage which was over 1, 000 square feet in area which included a tall pylon owl on their building at 2550 Highway 88 with 503 square feet of signage on the front and side of the building facing Highway 88 . He conceded that Red Owl had erred in not presenting their signage request before they proceeded with their remodeling plans, which will incorporate their grocery business with the associated Snyder Drug store operation, but said he understood the company felt they were justified in anticipating such signage in view of their presence in the shopping center for so many years and the possibility that the centers economic viability might be increased with their continued presence and improved signage. The question of whether the signage requirements should be based on one or two frontages with the latter justifying 270 square feet of signage or whether the separate business operations should each be allowed so much signage was raised with Mr. Rymarchick expressing his concern that the signage requested was almost triple the 180 allowed under the existing City ordinance. He also said unless the drug and grocery businesses are physically separated by a wall he could not see how they could be considered as two separate entities. Precedence _ which have been set in the instances of the Country Store and Sibley, where maximum signage permitted under City ordinance was exceeded in an effort to improve the ,economic health of the Apache shopping area, were cited in -4- Mr. Berg's December 7th assessment of the request which had been provided � in the agenda. Motion by Mr. Sopcinski and seconded by Mr. Bjorklund to recommend Council approval of signage proposed for Red Owl in the drawings dated November 29 , 1979 finding that the signage proposed for the store is only 50% of that previously on the building which was also in non con- formance with the existing City Sign Ordinance and the proposed signage compliments the exterior redesigning of the building and gives balance to the building and the sign size. Motion carried unanimously. Mr. Ruvelson then presented the proposed new signage for the Sibley Store at Apache which had been ordered to be presented in January for Council approval. Commission members indicated they were pleased with the proposed signage which they saw as an improvement over the signage allowed temporarily on that building and that they would report to the Council on the progress and timetable. The meeting was recessed at 9 :40 P.M. and reconvened at 9 : 50 P.M. for concept review of the senior housing site plans for the property between the American Legion building and the Lowry Mobile Home Manor on Kenzie Terrace. Presenting the plans and discussing the actions necessary to permit a four story building for the elderly consisting of 134 units were Archie Fjeld 2831 Johnson Street N.E. , representing the • non profit development corporation who are backing the proposed development and Jack Boarman of Boarman Architects who had drawn up the plans for the project. Mr. Fjeld told of the 13 member board repres- enting the consortium of N.E. churches who are seeking the financing for this project to aid the elderly and introduced another board member, Martin Fredrick whose home is directly behind the site at 2604 - 27th Avenue N.E. Mr. Fjeld discussed the possibility of tax increment financing of the project through the City though he said other funding is very possible. He added that only a 134 unit structure would be economically feasible. Mr. Boarman who said he had been selected by this board to prepare the drawings for the project because of his experience with a similar development supported by the Trinity Lutheran Church said there are approximately 95,000 square feet involved for the four story building and the site includes the G & G Body Shop property. The building will be about 40 feet high and apparently meet the setback requirements of the City Ordinance. However, as pointed out in Mr. Berg' s December 7th assessment of the proposal, the zoning will have to be changed from its existing R-1 to R-4 classification and variances to permit a four story 40 feet high building to be built where only three stories or 35 foot high building are allowed. Other components of the plan which exceed ordinance regulations are the floor area ratio (1.18 vs. 1. 00) , area density (46 units vs. 134 units) , and parking space prov- ision (43 vs. 65) . Also a screening landscaping plan will have to • be submitted and approved. -5- The 5-The Commission discussed with the proponents what effect this proposal may have with the comprehensive plan. The Commission also advised the representatives of the neighborhood opposition encountered for a similar project which was proposed on Silver Lake Road. Due to certain dead lines which need to be met the representatives asked that a public hearing to consider the variances and rezoning be set up for January. The Commission agreed to recommend this to the Council. The proponents were advised to come to the hearing well provided for with essential data to allay the concerns of neighbors regarding parking, screening, and density of the proposed project since a similar proposal for the property across Silver Lake Road from Apache had received opposition from the neighbors. Mr. Boarman and Mr. Fjeld agreed to meet with staff prior to the hearing and said they were also going to personally contact the residents as well as church groups in that _ _neighborhood to explain the proposal prior to the hearing. Gordon Hedlund had learned of the Council ' s refusal to include a classification of a service office print shop in the City' s Zoning Ordinance,as had been recommended by the Commission, so they could consider his request to place such a facility in the residence he owns which is governed by the Hedlund PUD. Since their recommendation for approval had been unanimous he wanted them to repeat it for Council action but the Commission felt this would be a non productive effort • on their part. However, they did suggest that Mr. Bjorklund try to clarify with the Council their intentions regarding the classification of such facilities under the commercial and light industrial design- ation in the City Zoning Ordinance which they did not address in their motion of denial. Mr. Fornell also pointed out to Mr. Hedlund that some municipalities restrict all printing establishments to higher intensity districts, and that the Planning Commission ' s role is advisory. The developer will appear before the Council to pursue the matter. After viewing the survey of the Blanske property at 3829 Foss Road, which had been amended to identify the location of Sunset Lane, the Commission wondered if they wanted to recommend vacation of the south half of that roadway to set up the property for a mini storage facility about which many of the neighbors had appeared at the last meeting to express their concern. Motion by Mr. Bjorklund and seconded by Mr. Rymarchick to recommend Council denial of the Blanske request that the City vacate the south half of the street known as Sunset Lane because future appropriate access to a potential public park and the water retention pond as well as proper maintenance and reconstruction of utilities in place might be denied; slope, drainage, ground topography and subsoil cond- itions have not been addressed; and there are already land use conflicts in the area which may be amplified through the resulting use of the • adjoining property if the proposed vacation is approved. Motion carried unanimously. The Commission directed the City staff to research a proposed Fence -6- ordinance during the next year after some already initiated projects have been completed in response to a request by the property owners on Murray Avenue N.E. Mr. Berg researched Minnesota statutes providing for time off from employment for City officials for meetings and conferences and provided this information in the agenda as requested by Mr. Sopcinski who said he intends to contact his employers to clarify their willingness to allow him to participate in the learning process which he believes so essential to being a productive member of the Planning Board. This prompted a discussion of the filling the vacancies on the Board resulting from the resignations of Mr. Marks who was elected to the Council and Mr. Rymarchick, who said he could no longer give the job the attention he felt it deserved. The latter suggested attendance should be emphasized to th-e applicants being interviewed for the positions on the Commission. Mr. Bjorklund felt minorities and women should be sought to fill the vacancies_but_ Mr. _Sopcinski__ felt _the willingness to make the time committment necessary to serve on the Commission was more important. Chairman Marks and Mr. Rymarchick gave their farewells and received the commendations of their fellow Commission members for their years of service and together they made the motion to adjourn the meeting at 11: 50 P.M. • Motion carried unanimously. Helen Crowe, Secretary I' ADDENDUM TO PLANNING COM11ISSION MINUTES OF DECEMBER 11, 1979 The following is to be substituted as the discussion on the Senior Building matter: The meetingwas recessed at 9 :40 p.m. and reconvened at 9 : 50 p.m. for concept review of the senior housing site plans for the pro- perty between the American Legion building and the Lowry Mobile Home Manor on Kenzie Terrace. Presenting the plans and discussing the actions necessary to permit a four story building for the elderly consisting of 134 units were Archie Fjeld, 2831 Johnson Street N.E. , representing the non-profit development corporation who are backing the proposed development; and Jack Boarman, of Boarman Architects, who had drawn up the plans for the project. Mr. Fjeld told of the thirteen member board representing the con- sortium of northeast churches who are seeking the financing for this project to aid the elderly and introduced another board member , Martin Fredrick, whose home is directly behind the site at 2604 27th Avenue N.E. Mr. Fjeld discussed the possibility of tax in- crement financing of the project through the City though he said other funding is very possible. He added that only a 134 unit structure would be economically feasible. • Mr. Boarman, who said he had been selected by this board to prepare I the drawings for the project because of his experience with a simi- lar development supported by the Trinity Lutheran Church, said there are approximately 95, 000 square feet involved for the four story building and the site includes the G & G Body Shop property. The building will be about forty feet high and apparently meet the set- back requirements of the City Ordinance. However, as pointed out in Mr. Berg' s December 7th assessment of the proposal, the zoning will have to be changed from its existing R-1 to R-4 classification and variances to permit a four story forty foot high building to be built where only three stories or a 35 foot high building are - allowed. Other components of the plan which exceed ordinance regu- lations are the floor area ratio (1. 18 vs. 1.00) , area density (46 units vs. 134 units) , and parking space provision (43 vs . 45) . Also, a screening landscaping plan will have to be submitted and approved. Mr. Boarman said he was certain the plans could be modified to permit expansion of the parking area if additional parking should be required at a later date, but he was also willing to try to ne- gotiate a shared parking agreement with the Legion Post to provide additional parking for guests, should that ever become necessary. He pointed out the fact that most residents of this type of facility are widowed women, many of whom do not have cars, which makes this an ideal location according to HUD' s standards because of easy accessibility to bus transportation and shopping facilities, as • well as medical services. i I • Addendum to Planning Commission Minutes Page 2 of December 11, 1979 Mr. Fornell 's October 4 preliminary review of such a facility for the elderly had been provided in the agenda and he told the Commis- sion he disagreed with Mr. Bjorklund' s objections to considering the site financing as a part of the project consideration, saying "If the City needs elderly housing, it may take a joint effort of the proponents and the City to make it possible. " He answered concerns about the eventuality of the project being dropped after the zoning had been changed by telling the Commission the City can conditionally rezone the property for this use exclusively. Fol- lowing a long discussion, it was finally agreed this proposal might be viewed as the first step in the improvement of the Kenzie Terrace area as proposed under the Comprehensive Plan. Due to certain deadlines, the representatives asked that a public hearing to consider the variances and rezoning be set up for January. The Commission agreed to recommend this to the Council. The Commission, however, advised the representatives of the neighbor- hood opposition encountered for a similar project which was proposed on Silver Lake Road. The proponents were advised to come to the hearing well provided for with essential data to allay the concerns of neighbors regarding parking, screening, and density of the pro- posed project since a similar proposal for the property across Silver Lake Road from Apache had received opposition from the neigh- bors. Mr. Boarman and Mr. Fjeld agreed to meet with staff prior to the hearing and said they were also going to personally contact the residents as well as church groups in that neighborhood to ex- plain the proposal prior to the hearing. Motion by Mr. Marks and seconded by Mr. Bjorklund to set a Public Hearing before the Planning Commission for January 15 , 1980, to consider the application for rezoning the property on Kenzie Terrace from R-1, single family dwelling, to R-4 and the variances necessary for the senior housing proposed for the site between the Legion Post and the mobile home manor. Motion carried unanimously . The Manager said, though only the property owners within 200 feet of the site are required to be notified of the variance hearing, notices will be sent to all property owners within 350 feet, which is the zoning requirement. 12-18-79 ROB:pjr