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2011.12.12 PC Meeting MinutesApproved Minutes of December 12, 2011 Planning Commission Meeting Page 1 of 7 J:\PLANNING\Planning Commission\2011\12.12\minutes.doc CRYSTAL PLANNING COMMISSION MINUTES December 12, 2011 at 7:00 p.m. Council Chambers, Crystal City Hall A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following members present: X Commissioner (Ward 1) Sears X Commissioner (Ward 2) Whitenack [Chair] Approved Minutes of December 12, 2011 Planning Commission Meeting Page 2 of 7 J:\PLANNING\Planning Commission\2011\12.12\minutes.doc Moved by Commissioner Buck and seconded by Commissioner Heigel to recommend to the City Council to approve Application 2011-15 for the plat of Crystal Medical 2nd Addition (5700 Bottineau Boulevard) and street vacations adjacent to 5736 Lakeland Avenue North. Motion carried unanimously. 2. Consider Application 2011-16 to amend the Comprehensive Plan to guide the west half of 5400 Corvallis Avenue North (Cavanagh school property) for High Density Residential and the east half for Park (Continued from November 14, 2011) John Sutter presented the staff report. Chair Whitenack opened the Public Hearing, the following were heard: Janice Morlock asked if the city considered how apartments vs townhomes will affect property values in the neighborhood. Mr. Sutter explained the EDA is also concerned about the property values and have looked at the trade-off of losing open space with single family homes vs. an apartment building on approximately half of the site with park space on the remaining half. Because of the multitude of factors, it would be impossible to know the impact any of the options may have on property values. Chair Whitenack noted when a school is open and functioning often the property values are higher. Since that is no longer the case, one possibility to make the neighborhood more desirable would be to maintain the park space. Michele Baker addressed the commission. In her personal experience feels a large apartment complex is not appealing in a neighborhood. She asked if after rezoning the west half of the property to high-density residential and the east half to park, could that ever change. Mr. Sutter explained the EDA’s desire to include deed restrictions that will run with the land that would not allow development of the east half. Another deed restriction the EDA would stipulate for the housing is that it be age restricted. Chair Whitenack re-capped: Land use would change for two sections of the property; If the entire property would change to R-1 Residential, a developer would be allowed to build single family homes with 10% of the site as dedicated park; The proposed change the west half of the property to High Density Residential with criteria as outlined in the Comprehensive Plan proposal; the east half would be park, with no additional development. The park portion of the property would be deeded to the city. Commissioner Erickson asked if the city would maintain the park portion of the property. Mr. Sutter stated the city does maintain the east portion of the property although the city does not own the property. The school has maintained a Approved Minutes of December 12, 2011 Planning Commission Meeting Page 3 of 7 J:\PLANNING\Planning Commission\2011\12.12\minutes.doc playground on the west end of the school. The park at the east end of the property is the only park in Crystal east of Highway 81 south of the railroad tracks. Commissioner Sears asked Ms. Baker how she felt about one-story townhomes on the site. Ms. Baker feels High-Density does not appeal to single family home owners, and she does not want the park to go away. She is interested in keeping the neighborhood as quiet and peaceful as it is. Hearing no further comment, Chair Whitenack closed the Public Hearing. Planning Commission discussion: Commissioner Erickson stated an apartment building has been built at 42nd and Douglas (Robbinsdale) and asked if property values could be looked at in the Welcome Park neighborhood to help determine what effect the building may have had on property values. Mr. Sutter explained it would not be possible to consider all of the variables involved to determine the effect on property values. Mr. Sutter noted the EDA is interested in that same type of building, but larger and on a larger campus. The Robbinsdale building is for very low income senior, the EDA would be looking at slightly higher income level, up to 60% of Twin Cities metro area median income. Commissioner Whitenack inquired if single family homes were to be built on this property and only 10% of the area had to be dedicated park space, is there anything that would require the park stay on the east end of the property instead of relocating it to the west end to maximize the property nearer the lake. Mr. Sutter said the developer could be directed where the park area is to be, and that it would be possible but impractical to relocate the park. Commissioner VonRueden asked if senior housing would be 55 and older, and could it be assisted living, memory care or a combination. Mr. Sutter pointed out this is not what the EDA has in mind, as assisted living may be over built right now. The site might include bus transportation and limited on-site services. The EDA is looking for independent living with some amenities. Commissioner Sears asked if the property is established as a 55 and over building, but units are not leased as quickly as the owner anticipates, would the age restriction matter come back to the commission for revision? Mr. Sutter stated that multiple legal mechanisms would be put in place to permanently restrict the site to senior housing. Cooperatives were looked at, but it was felt they were too costly to appeal to Crystal residents. What the EDA has in mind is housing that is restricted to 60% of area median income, keeping it affordable to Crystal residents. Commissioner Sears asked if the developer would get federal funds for this type of construction. If Federal Tax Credits were use, Mr. Sutter stated, the developer would be receiving federal funds. Approved Minutes of December 12, 2011 Planning Commission Meeting Page 4 of 7 J:\PLANNING\Planning Commission\2011\12.12\minutes.doc Commissioner Johnson asked if the Comprehensive Plan includes a snapshot of the increase in seniors in Crystal. As not all 2010 census information is in, said Mr. Sutter, current information is not available. Mr. Sutter stated more are aging in place. Moved by Commissioner Whitenack and seconded by Commissioner Strand to recommend to the City Council to approve Application 2011-16 to amend the Comprehensive Plan to guide the west half of 5400 Corvallis Avenue North (Cavanagh school property) for High Density Residential and the east half for Park. Motion carried 6/1 (Sears). 3. Consider Application 2011-17 to revise previously approved plans for an office building at 5618 56th Avenue North Staff member, John Sutter, presented the staff report. The following were heard at the Public Hearing: Ken Streeter, of Streeter Development, addressed the commission. Although he agreed with the majority of the staff report, he asked the commission to consider removing the requirement of completing the parking lot improvement by September 30, 2012. He feels he can better meet the needs of future occupants of the property by completing the parking lot once tenants have been secured and cause less damage to the parking area by vehicles used to complete the project. He stated he understood the landscaping requirements, but did not feel the parking lot has much of an impact on the improvement of the visual appeal of the property. Chair Whitenack asked if just the first lift of paving had been completed. Mr. Streeter indicated he felt the current base would hold up. Commissioner Strand asked how long Streeter Development had the property. Mr. Streeter said they had been working with the property for 2 months. Chair Whitenack asked if leaving the parking lot as is would distract from a probable sale. Mr. Streeter does not feel that it would. Council Liaison Deshler asked why the staff report would have a compliance date for completion of the siding of June 30, 2012, not an earlier date such as April, 2012. Mr. Sutter responded to Council member Deshler’s question explaining the extent of the work that may be required, including replacement of the wrap, siding, etc., will require ample time to complete. Mr. Streeter acknowledged the compliance date of June 30, 2012, as the date the building exterior needs to be completed, and Streeter Development is prepared to authorize that construction. Planning Commission discussion: Approved Minutes of December 12, 2011 Planning Commission Meeting Page 5 of 7 J:\PLANNING\Planning Commission\2011\12.12\minutes.doc Commissioner Sears asked if the only issue with the parking lot is that it only has a base coat. Mr. Sutter explained the city’s concern with the narrow entrance and old curbcut that need to be brought up to code. Commissioner Whitenack stated the exhibits with the staff report require a widening of the entrance, curb and adding the accessible parking space. Commissioner Whitenack asked if there is an accessible parking space or ramp on site now. Mr. Sutter indicated there is no dedicated accessible space nor accessibility to the building. Commissioner Erickson asked Mr. Streeter if he feels focusing on land improvements would distract from siding work. Mr. Streeter felt it would and he has been informing prospective buyers of work that will need to be completed. Commissioner Heigel commented he felt that putting curb and the landscaping would enhance the property. Commissioner Whitenack asked if the required number of spaces were included in the plan. Mr. Sutter said the property had the minimum required for this use including the accessible space. Mr. Sutter expressed the city’s concern with Streeter Development’s open ended timeline for the completion of the parking lot. Staff feels there needs to be a definite date for the completion. Mr. Streeter requested the completion date be moved from September 30, 2012 to September 30, 2013. Chair Whitenack suggested November 15, 2012, as the date typically set for completion of work of this scope. Commissioner Strand acknowledged that although the improvements to the parking area would be costly, it may prove helpful to get the property sold. Ms. Strand also commented she did not feel that damage to the finished parking area would be significant during the completion of the project. Mr. Streeter said they would also like to look at putting the accessible parking space at the rear of the building. Commissioner Buck suggested a completion date of June 30, 2013 and asked if the Certificate of Occupancy would be held up until the parking lot improvements were completed. Mr. Sutter said a Temporary Certificate of Occupancy may be issued, the Building Official would not issue the Certificate of Occupancy until the work is completed. Mr. Sutter noted the September 30, 2013 compliance date may cause enforcement issues if the work is not completed, eventually resulting in the required work being delayed until 2014. Chair Whitenack suggested the Compliance Date of July 1, 2013. Approved Minutes of December 12, 2011 Planning Commission Meeting Page 6 of 7 J:\PLANNING\Planning Commission\2011\12.12\minutes.doc Moved by Chair Whitenack and seconded by Commissioner Sears to recommend to the City Council to approve Application 2011-17 to revise previously approved plans for an office building at 5618 56th Avenue North per staff recommendations 1 and 2 of the staff report, but requiring landscaping be completed by September 30, 2012 and completion of site improvements to the parking area by July 1, 2013. Motion carried 7/1 (Strand). 4. Consider Application 2011-18 for rezoning of 5708 West Broadway to C-2 and site plan review to expand Herzing University’s parking lot Staff member, John Sutter, presented the staff report. Commissioner Whitenack asked if the number of required parking spaces is met with the proposed plan. Mr. Sutter, City Planner, stated the business functions as a office/retail space and the proposed plan supplies more parking than required. Mr. Sutter explained that Herzing acknowledged needing more spaces than the minimum required by city code. Commissioner Whitenack commented on the extreme angle of the parking makes it appear as if they are trying to squeeze in an extra row of parking. With issues noted in the staff report regarding access to the property for emergency vehicles, it may be advisable to remove one row of parking. The following were heard at the Public Hearing: John Slama, Herzing Campus President, stated they calculate the number of spaces needed at 7 per 1,000 sq. ft. The building is 25,000 sq. ft. and therefore need 170 to 180 spaces. The peak number of students if 360, with 35 to 40% on campus at any given time. They currently lease parking spaces from Paster Enterprises. They currently have 100 parking spaces. Commissioner Johnson asked if discussions have begun with West Metro Fire to resolve the access issues. Mr. Slama indicated they have begun to research sprinkling the entire building. Commissioner Erickson asked if the school has implemented course hour changes to relieve parking issues. Mr. Slama indicated their hours are Monday- Thursday 7 am to 10:30 pm; Friday 7 am to 5 pm; Saturday 8 am to 4:30 pm. Commissioner Heigel asked the height of the fence along the north property line. Mr. Slama indicated it would be a six foot vinyl fence. Planning Commission discussion: Approved Minutes of December 12, 2011 Planning Commission Meeting Page 7 of 7 J:\PLANNING\Planning Commission\2011\12.12\minutes.doc Commissioner Johnson asked if the house is vacant. Mr. Sutter spoke with the owner the day of the meeting and she had confirmed the property is vacant. Moved by Commissioner VonRueden and seconded by Commissioner Heigel to recommend to the City Council to approve Application 2011-18 for rezoning of 5708 West Broadway to C-2 and site plan review to expand Herzing University’s parking lot with Conditions and Finding of Fact as outlined in the staff report. Motion carried unanimously. D. OLD BUSINESS-none heard E. NEW BUSINESS-none heard F. GENERAL INFORMATION 1. Staff preview of likely agenda items for January 9, 2012 meeting • Potential changes to zoning (discussion item) • Annual organizational meeting G. OPEN FORUM • Commissioner Heigel asked about progress on the proposed restaurant at 36th and Douglas Dr – city has heard nothing further • Commissioner Heigel asked about progress of McDonald’s remodel/driveway – city has recently received revised plans requested several months ago. Building changes will likely begin over winter; drive- thru changes during summer 2012 H. ADJOURNMENT Moved by Commissioner Buck and seconded by Commissioner Sears to adjourn. Motion carried unanimously. The meeting adjourned at 9:04 p.m.